PC 12-17-97 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
DECEMBER 17, 1997
7:00 P.M. CALL TO ORDER TAB
1) Bi -Monthly Report .................................................. A
2) Committee Reports ................................................. B
3) Citizen Comments ................................ ................. C
PUBLIC HEARING
4) Proposed Amendments to Chapter 165, Zoning, Article IV, Supplemental Use
Regulations, Section 165-23, Setback Requirements; Section 165-27, Off -Street
Parking; Parking Lots, Section 165-29, Motor Vehicle Access; Section 165-30, Signs;
Section 165-35, Nuisances; Section 165-47, Landfills, Junkyards, Trash Disposal and
Inoperable Vehicles; and Section 165-48.7, Utilities; and Article XXI, Definitions, of the
Frederick County Code. The proposed amendments establish development design
standards that are intended to enhance the quality of development projects.
(Mr. Wyatt) ....................................................... D
5) Proposed amendment to the Frederick County Comprehensive Policy Plan to expand
the Frederick County Urban Development Area (UDA) to include a 42.5 acre tract of land
located south of Fairfax Pike (Route 277) and east of Double Church Road (Route 641).
(Mr. Wyatt) ....................................................... E
PUBLIC MEETING
6) Request to extend sewer service to the Whitfield Subdivision located on the east side
of Double Church Road, approximately one mile south of Fairfax Pike.
(Mr. Wyatt) ....................................................... F
2
7) Master Development Plan #008-97 for Autumn Wind Apartments submitted by
Greenway Engineering for the development of a 9.24 -acre tract for garden
apartments. The property is located at Route 522/N. Frederick Pike, 1/4 mile north of the
Winchester City limits behind Adelphia Cable Office, and identified with Property
Identification Number 53-A-60 in the Gainesboro Magisterial District.
(Mr. Wyatt) ....................................................... G
8) Other
0AAGENDASWCO VERSTC l2 17AGN
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed December 5, 1997)
Application':
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REZONING:
C. L. Robinson Ice & Cold
Storage Corp. (REZ #005-97)
Back Creek T26.895
ac. from RA to RP for 54 S.F.
residential dwellings
Location:
W side of Merriman Lane (Rt. 621) at Winc./Western R.R. crossing
& E of Rt. 37. A rox. 1,100' south of Breckenridge Lane.
Submitted:
11/12/97
PC Review:
12/03/97 - recommended approval
BOS Review:
01/14/98
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-CanterburyDrive;
off of Rt. 522 North
Submitted:
10/24/97
PC Review:
11/19/97 - recommended approval
BOS Review:
12/10/97
Admin. Approved:
Pendia
Westridge III (MDP #006-97)
Back Creek 19 S.F. Detached Urban Residential
Lots on 9.81 ac. (RP)
Location:
Adjacent to the Westridge Subd. (Sec. 1 & 11) w/ access from West
View Lane via Middle Road (Rt. 628) in the City.
Submitted:
09/22/97
PC Review:
10/15/97 - recommended approval
BOS Review:
11/12/97 - approved
Admin. Approved:
Pending completion of review agency comments.
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 Kemstown
Submitted:
05/09/97
PC Review:
09/03/97 - rec. approval upon resolution of transportation issues.
BOS Review:
09/24/97 - approved
Adminstrativel A roved:
Pending completion of review agency comments.
SUBMISTONS:
Chapel Hill Subdivision
(SUB #014-97)
Shawnee
34 S.F. Det. Urban Lots on 14.4214
acres (RP)
Location:
East side of Rt. 522, 0.15 mi. south of Lon croft Rd. (Rt. 785)
Submitted:
10/30/97
MDP #006-96:
Approved by BOS 08/14/96; Admin. Approved on 09/17/96
Subd. Admin. Approved:
Pending
Dr. Raymond L. Fish
(SUB #012-97)
Stonewall
Subdivision of one lot (1.4962 ac.) (B2)
off a 16.00 ac. parent tract (B2 & B3)
Location:
Hopewell Rd. & new proposed street, Clearbrook Ln; 160' NW of
existing Winchester & Western 60' right-of-way
Submitted:
10/09/97
MDP #005-95:
Approved by BOS on 01/24/96; Admin. Approved on 07/15/96
Subd. Admin. Approved:
Pending
Briarwood Estates (SUB #011-97)[Approved
onewall
Subdivision of 9.79 acres for 20 S.F.
Det. Traditional Lots (RP)
Location:
st side of Greenwood Rd. (Rt. 656)
Submitted:
26/97 (Replaces Subdiv. #001-94)
MDP #005-93
b BOS on 12/8/93
Subd. Admin. A roved:
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; Admin. Approved 04/10/95
Subd. Admin. Approved:
Pending
Lenoir City Co. Lot 2; Stonewall
Indust. Pk. (SUB #007-97)
Gainesboro
Subdivision of a 2.6584 ac. lot (Ml)
Location:
McGhee Rd. (Rt. 861); approx. 1,000' from Tyson Dr. intersection
Submitted:
07/28/97
MDP #006-93
Approved by BOS 07/14/93; Admin. Approved 07/28/93
Subd. Admin. Approved:
Pending
Dominion Knolls (SUB #005-97)
Stonewall
75 s.f. zero lot line lots on 20.278 ac.
(RP)
Location:
So. west comer 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 rgved:
Pending
Lenoir City Co. of Virginia
(SUB #003-97)
Gainesboro
1 Ml Lot (2.000 acres)
Location:
Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west
of the McGhee Rd. and Tyson Dr. intersection.
Submitted:
05/15/97
MDP #006-93:
Approved by BOS 07/14/93; Admin. Approved 07/28/93
Admin. Approved:
Pending
Winc-Fred Co. IDC (SUB)
Back Creek
f 2 MI Lots (0.552 acres & 20.285 acres)
Location:
Southeast side of Development Lane
Submitted:
09/08/95
MDP #003-87:
Approved by BOS 07/08/87; Admin. Approved 06/08/88
Pending Admin. Approval
Awaiting signed plats.
RT&T Partnership (SUB)
Back Creek
1 Lot - 29.6 Acres (B2)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05/17/95
MDP #003-91
Approved by BOS 07/10/91; Admin. Approved 09/03/91
Pending Admin. Approval:
Awaiting submission of signed plat & deed of dedication
Abrams Point, Phase I (SUB)
Shawnee
230 SF Cluster & Urban Lots (RP)
Location:
South side of Rt. 659
Submitted:
05/02/90
PC Review:
06/06/90 - recommended approval
BOS Review:
06/13/90 - approved
Pending Admin. Approval.
Awaiting deed of dedication, letter of credit, and signed plat
Harry Stimpson (SUB)
Two B2 Lots
Location:
FTown ane
Submitted:
09/23/94
PC Review:
10/ 19/94 - recommended approval
BOS Review:
10/26/94 - a roved
Pending Admin. Approval:
Awaiting signed plat.
SM PLANS:
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1,000'+ N. of Rt. 522/Rt. 644 intersection (W. side of Rt. 522)
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Location:
1603 Berryville Pike
Submitted:
12/02/97
Approved:
Pending
Shenandoah Memorial Park
(SP #044-97)
Shawnee
1,540 s.f. sales office; 0.27 ac.
1 disturbed on a 32.362 ac. site (RA)
Location:
1,000'+ N. of Rt. 522/Rt. 644 intersection (W. side of Rt. 522)
Submitted:
11/12/97
Approved:
12/05/97
Pegasus Bus. Cntr., Phase II
(SP #045-97)
Shawnee
17,920 s.f. office bldg.; 2.0 ac.
disturbed on a 4.18 ac. site (B2)
Location:
401 Pegasus Court, Pegasus Business Center
Submitted:
11/10/97
Approved:
Pending
Special Made (SP #043-97)
Shawnee
71,210 s.f. office/warehouse on 3.5 ac.
of a 3.6046 ac. parcel (Ml)
Location:
706 Baker Lane
Submitted:
Lot 4; Eastgate Commerce Center
11/04/97
Submitted:
Approved:pending
Fertig Cabinet Co. (SP #042-97)Stonewall
Stonewall
Heating & A/C Sales in existing bidgs.
on 5 acres (B2)
Location:
706 Baker Lane
Submitted:
11/05/97
Approved:
ndin
Negley Mini -Storage, Phase H
(SP #041-97)
Stonewall
Office/ Mini -Storage on 3.57 ac. (B3)
Location:
127 Mercedes Court
Submitted:
11/03/97
Approved:
Pending
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:/23/97
10/16/97
Approved:
Fulton Property
(Minor SP #036-97)
Opequon
3,500 sq.ft. office space addition; 0.50
ac. developed on 14.626 ac. site (M2)
Location:
1114 Fairfax Pike, Stephens City
Submitted:
10/16/97
Approved: illPending
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 #033-97)
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
1 ac. parcel (B2)
Location:
1092 Hopewell Road
Submitted:
07/25/97
Approved:
Pendin
Mobil-Wendys Rt. 50W Conven.
Center (SP #026-97)
Back Creek
Gas-Conven. Cntr.; 3,783 sq ft floor
area; 1.072 ac. site disturbed (RA)
Location:
Rt. 50 West
Submitted:
07/23/97
Approved:
Pending
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 bidgs; 9.211
ac. parcel disturbed; (MI)
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. warebse Phase II;
10.0 ac. distrb. of 10.0159 ac. site (Mi)
Location:
Tyson Drive
Submitted:
Submitted:
06/30/97
Approved:
Approved:
12/01/97
Agape Christian Fellowship
Church Sanctuary (SP #005-97)
Shawnee
Church Expansion; 2.5 ac. to be
developed of a 29.5115 ac. site (RA)
Location:
East side of Rt. 642; approx. 2,500' so. of the Rt. 37/I-81 tnterch .
Submitted:
02/12/97
Approved:
Approved:
Pendin
Shenandoah Bldg. Supply
(SP #056-96)
Gainesboro
Warehouse on 5 acres (MI)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
12/16/96
Approved:
Pending
Stimpson/Rt. 277 OR & Lube
Service (SP #030-96)
Opequon
Oil & Lube Serv., Car Wash, Drive -
Thru on 2.97 ac. (B2)
Location:
152 Fairfax Pk. (behind Red Apple Country Store)
Submitted:
07/03/96
Approved: I
..Pending
AMOCO/House of Gifts (SP
#022-96)
Gainesboro
Gas Pump Canopy 880 sq. k. area of a
1 0.916 acre parcel (RA)
Location:
3548 North Frederick Pike
Submitted:
05/08/96
Approved:
Pending
American Legion Post #021
(SP #018-96)
Stonewall
Addition to lodge building on 3.4255
1 acre site (112)
Location:
1730 Berryville Pike
Submitted:
04/10/96
Approved:
Pending
D.K. Erectors & Maintenance,
Inc. (SP #051-95)
Gainesboro
Indust Sery/Steel Fabrication on a 10 -
acre site (M2)
Location:
4530 Northwestern Pike
Submitted:
12/28/95
Approved:
Pending
Wheatlands Wastewater Facility
(SP #047-89)
Opequon
Treatment Facility on 5 Acres (115)
Location:
So. West of Double Tollgate; ad'. & west of Rt. 522
Submitted:
09/12/89
Note:
Being held atapplicant's request.
Flex Tech (SP #057-90)
Stonewall
Ml Use on 11 Ac. (Ml)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
Being held atapplicant's request.
10
CONDITIONAL USE PERMITS
Thomas A. & Kim L. Hazard
(CUP #018-97)
Opequon
Cott. Occup. for mfg. & assembly of
magic props & furniture in an eadsting
barn (w/ addition) (RA)
Location:
949 Canterburg
Road, Stephens City
Submitted:
11/07/97
10/10/97
PC Review:
12/03/97 - recommended approval w/ conditions
BOS Review:
01/14/98
12/10/97
Elizabeth Robinson
(CUP #017-97)
Back Creek
Cottage Occupation - Bargain Retail
Store in existing bldg. (RA)
Cottage Occupation/Crafts, Cooking,
[DecoratingInstruction (RA)
Location:
4468 Middle Rd.;
4 mi. W of Middle Rd. & Valley Ave. intersection
Submitted:
10/10/97
BOS Review:
PC Review:
11/05/97 - recommended approval w/ conditions
BOS Review: 1
12/10/97
Joyce M. Brinklow
(CUP #016-97)
Back Creek
Cottage Occupation - Bargain Retail
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:
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
11
BZA VARIANCES:
John E. & Ada E. Bentley
(VAR #016-97)
Shawnee
12' rear yd. & 6' side A. for addition
of 2 bedrooms & a 2 -car garage to
emsting dwelling
Location:
118 Meadowview Ct.;
Greenwood Heights - Lot 40
Submitted:
10/29/97
BZA Review:
12/16/97
12
i,.� 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
RE: Development Design Standard Amendments
DATE: December 4, 1997
During the October 15, 1997 Planning Commission meeting, staff presented comments received
by the development and design community pertaining to the referenced standards. It was the
general consensus of the development and design community that the intent of the proposed
standards were appropriate; however, additional time was needed to ensure that the language was
appropriately worded. The Planning Commission felt that input from the development and design
community was essential to this process, provided that revisions to the proposed language did not
compromise the intent of the standards. The representatives of the development and design
community felt this could be accomplished within a thirty day period and asked that the comments
be reconsidered by the Development Review and Regulations Subcommittee (DRRS).
Staff presented the information discussed at the Planning Commission meeting to the DRRS during
their October 23, 1997 meeting. Representatives from the Industrial Parks Association (IPA), the
Top of Virginia Builders Association, Gilbert W. Clifford & Associates, Greenway Engineering,
Painter -Lewis Engineering, Fort Collier Industrial Park, Stonewall Industrial Park, Airport
Business Center, and Eastgate Commerce Center were in attendance and participated in the
discussion. The DRRS felt that the majority of the comments made during the meeting were valid
and that flexibility in design was a critical element to this process. The DRRS recommended that
staff outline the comments received for the Planning Commission, redraft language for those
comments that were agreed upon, and ask the commission to determine what approach should be
taken for the few standards in which a consensus was not reached. The Planning Commission
discussed these recommendations and advised staff to advertise the modified language for public
hearing.
Included under this agenda item is a copy of the proposed development design standards for
consideration by the Planning Commission. Staff asks that the Planning Commission forward
a recommendation to the Board of Supervisors for final disposition.
107 North Kent Street • Winchester, Virginia 22601-5000
PROPOSED AMENDMENTS
165-23 Setback Requirements.
F. Extensions into setback yards. The following features may extend into setback yards as
described:
(4) Retail petroleum pumps. Retail petroleum pumps and canopy supports may be
located as close as twenty-two (22) feet from any front parking lot setback to
provide for a twelve (12) foot travel aisle and a ten (10) foot parking space at the
petroleum pump. The canopies covering the petroleum pumps may extend to the
limit of the required parking lot setback for the property.
165-27 Off-street parking; Parking lots.
E. Parking lots. The following parking lot design standards shall apply to all zoning districts,
excluding the RA, Rural Area District and the HA, Historic Area Overlay Zone.
1) Surface Materials. Parking lots shall be paved with concrete, bituminous concrete or
similar materials. Such materials shall provide a durable, dust -free hard surface. Parking
lots may be paved with a minimum of dbst (double bituminous surface treatment) or an
equivalent surface in the RA district. The HRAB, Historic Resources Advisory Board,
shall determine the appropriate surface materials to be used for parking lots in the Historic
Area Overlay Zone.
2) Space demarcation. All parking spaces located within parking lots that are paved with
concrete, bituminous concrete or similar materials shall be marked by durable painted lines
extending the required length of the space. All parking spaces located within parking lots
that are paved with dbst (double bituminous surface treatment) shall be identified with
concrete wheel stops. Signs and pavement markings shall be utilized, as necessary, to
ensure safe traffic movement, pedestrian access, and handicapped parking space
designations.
3) Curbs and gutters. VDOT standard curb and gutter shall be installed around the perimeter
of all parking lots. The curbing shall be a minimum of six (6) inches in height. All parking
lots shall be designed in conjunction with an approved stormwater management plan.
4) Raised islands.
a) Raised islands with a minimum width of nine (9) feet shall be installed at the ends
of all parking rows abutting driveways. The raised island shall extend the entire
length of the parking space(s) that is abutted. All raised islands shall contain a
minimum of one shade tree that has a caliper size of two inches and is planted at
3
least three (3) feet behind the face of curb. The Zoning Administrator may allow
for a raised island to be reduced by three (3) feet to accommodate required parking
rows if no reasonable alternative design can be implemented.
b) Raised islands with a minimum width of nine (9) feet shall be utilized to break up
rows of parking. The number of required raised islands shall be calculated at a rate
of one raised island per 120 linear feet of parking row length. Such raised islands
may be located at various intervals throughout parking rows to accommodate
vehicular turning movements, the placement of utilities, and snow removal.
Individual raised islands shall contain a minimum of one (1) shade tree that has a
caliper size of two inches and is planted at least three (3) feet behind the face of
curb. Combined raised islands shall contain a number of shade trees equivalent to
the number of individual raised islands utilized.
C) Raised islands shall be provided within shopping centers that are perpendicular to
parking spaces to enhance safe movement between vehicular and pedestrian traffic.
Perpendicular raised islands shall be provided along interior parking rows as
follows:
4
interior rows
1 required
5-8
interior rows
2 required
9-12
interior rows
3 required
13-16
interior rows
4 required
17-20
interior rows
5 required
Such raised islands shall be a minimum width of fifteen (15) feet in width. A
pedestrian walkway at least four (4) feet in width and shall be provided in the
middle of the raised island. Shade trees with a minimum caliper size of two inches
shall be planted throughout the raised islands at a rate of one shade tree for every
thirty (30) linear feet and located a minimum of three (3) feet behind the face of
curb. Alternate planting schemes may be utilized which propose equivalent
landscaping and meet the intent of this subsection. Parking stalls abutting such
raised islands may be reduced to a minimum of nine (9) feet in width by eighteen
(18) feet in length.
d) All raised islands shall be bordered by a VDOT standard curb and gutter and shall
be landscaped with grass, shrubs or other vegetative materials. All raised islands
that function as part of a pedestrian walkway system shall have appropriate curb
cuts for the provision of disabled ramp access.
4
Example Shopping Center Parking Lot Design
5) Setbacks. Parking lots shall be setback a minimum of thirty (30)feet from any arterial or
major collector road and shall be located no closer than five (5) feet from any other
property line. Properties in the M-1, Light Industrial and M-2, Industrial General Districts
that do not front on arterial and major collector roads shall locate parking lots a minimum
of twenty (20) feet from any front property line. Businesses utilizing shared parking lots
shall be exempt from the required parking lot setback along the common shared property
line. The parking lot setback for properties with frontage on arterial and major collector
roads may be reduced to twenty (20) feet provided that the requirements of Section 165-
27(6)(b) of this Article are met. The Planning Commission may reduce the required
parking lot setback from any arterial or major collector road if the applicant clearly
demonstrates that existing site conditions inhibit this requirement and that no reasonable
alternatives exist.
6) Screening. Parking lots shall be adequately screened to reduce visual impacts including
glare and headlights onto road right-of-ways and adjoining properties.
a) Earth berms or natural topography that is a minimum of three (3) feet in height
above the finished grade of the parking lot shall be provided within the front
setback along arterial and major collector roads. Evergreen shrubbery that is a
minimum of twenty-four (24) to thirty (30) inches in height at the time of planting
shall be placed along the right-of-way side of the berm at a rate of twenty-five (25)
plantings per one -hundred (100) linear feet.
b) Parking lots developed with a reduced setback of twenty (20) feet shall contain an
opaque element that is a minimum of three (3) feet in height above the finished
grade of the parking lot within the front setback along arterial and major collector
roads. In addition to this opaque element, the planting of evergreen shrubbery that
is a minimum of twenty-four (24) to thirty (30) inches in height shall be placed
along the apex of this feature at a rate of thirty-three (33) plantings per one -
hundred (100) linear feet.
C.
C) The Planning Commission may allow for the use of existing trees and vegetation
or the use of existing trees and vegetation combined with new plantings within the
front setback area to screen parking areas from road right-of-ways and adjoining
properties if the intent of this subsection is met. A statement describing the
location and type of screening and the date of approval by the Planning
Commission shall be provided on all appropriate development plans.
d) Parking lots shall be screened to reduce headlight glare onto adjoining properties
that are not utilized for shared parking. This screen shall be comprised of
evergreen shrubbery that is twenty-four (24) to thirty (30) inches in height at the
time of planting placed at a rate of twenty-five (25) plantings per one -hundred
(100) linear feet, or other opaque elements such as walls, fences, or berms that are
a minimum of three (3) feet in height. Industrial zoned properties that are located
with an approved master planned industrial park shall be exempt from this
requirement if the adjoining property is also zoned industrial.
e) One shade tree that has a caliper size of two inches shall be provided for every
forty (40) feet of parking lot perimeter. In addition, one deciduous tree with a
minimum caliper size of two inches shall be provided within the front setback for
every forty (40) linear feet of frontage on arterial and major collector roads. The
planting of such trees may be clustered as necessary to prevent conflicts with site
entrances and clear zones required for adequate sight distances. A minimum
distance of twenty (20) feet shall be provided between tree clusters.
7) Handicapped spaces. Handicapped accessible spaces shall be provided in all parking lots
according to the requirements of the BOCA National Building Code. Handicapped spaces
shall be located on the shortest accessible route of travel from adjacent parking to an
accessible building entrance. Where buildings have multiple accessible entrances with
adjacent parking, handicapped accessible parking spaces shall be dispersed and located
near the accessible entrances. The number of spaces shall be provided as follows:
Required
Total Parking Spaces Handicapped Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
7
501 to 1,000 2% of total
more than 1,000 20 plus one for each 100 over 1,000
8) Entrance Requirements. In no case shall a parking lot be approved which allows vehicles
to enter or exit a parking space directly onto public roads or directly onto private roads and
access easements serving more than one lot or use. All parking lots shall be provided
access to a public road using an entrance which meets all requirements of the Frederick
County Code and the Virginia Department of Transportation.
9) Aisle Requirements. Access to each parking space shall be provided by an aisle with the
following width:
The minimum width of driveways serving the parking lot shall be twenty-four (24) feet for
two-way traffic and twelve (12) feet for one-way traffic.
10) Obstructions and structures. Parking lots shall be designed to permit vehicles to enter or
exit parking spaces without moving other parked vehicles. Utility poles, light standards,
trash dumpsters, compactors, and similar structures shall not be permitted within any travel
aisle or parking space. When such structures are located within two (2) feet of a parking
space or travel aisles, they shall be protected by raised concrete piers, bollards, or similar
features.
11) Drive through lanes. A separate lane, with a minimum width of twelve (12) feet shall be
provided for all drive through or pick up facilities. Such lanes shall be clearly separated
from parking spaces, travel aisles and driveways. A minimum length of ninety (90) feet
shall be provided to allow for the stacking of automobiles at each drive through lane.
12) Pedestrian access.
a) Sidewalks and pedestrian access shall be provided within parking lots to promote
the safe and efficient movement of pedestrians and vehicles. Pedestrian walkways
and crosswalks shall be marked by durable painted stripes and appropriate signs.
b) Sidewalks shall be installed in the road right-of-way of arterial and major collector
8
Aisle Width
Parking Space Angle
1 -Way
2 -Way
(degrees)
(feet)
(feet)
Parallel
12
20
45
15
20
60
18
22
90
22
22
The minimum width of driveways serving the parking lot shall be twenty-four (24) feet for
two-way traffic and twelve (12) feet for one-way traffic.
10) Obstructions and structures. Parking lots shall be designed to permit vehicles to enter or
exit parking spaces without moving other parked vehicles. Utility poles, light standards,
trash dumpsters, compactors, and similar structures shall not be permitted within any travel
aisle or parking space. When such structures are located within two (2) feet of a parking
space or travel aisles, they shall be protected by raised concrete piers, bollards, or similar
features.
11) Drive through lanes. A separate lane, with a minimum width of twelve (12) feet shall be
provided for all drive through or pick up facilities. Such lanes shall be clearly separated
from parking spaces, travel aisles and driveways. A minimum length of ninety (90) feet
shall be provided to allow for the stacking of automobiles at each drive through lane.
12) Pedestrian access.
a) Sidewalks and pedestrian access shall be provided within parking lots to promote
the safe and efficient movement of pedestrians and vehicles. Pedestrian walkways
and crosswalks shall be marked by durable painted stripes and appropriate signs.
b) Sidewalks shall be installed in the road right-of-way of arterial and major collector
8
roads. Such pedestrian walkways shall abut and extend the length of the property
line and meet all requirements of Frederick County and the Virginia Department
of Transportation.
C) Concrete wheel stops or bollards shall be required within parking spaces that
directly abut pedestrian walkways to prevent vehicle overhang along the walkway.
Pedestrian walkways with a minimum width of six (6) feet shall be exempt from
this requirement.
165-29 Motor Vehicle Access
A. New entrances.
(1) Private entrances shall be allowed to provide access from road right-of-ways to
properties serving individual uses, shared uses, parking lots and loading areas.
(2) Spacing requirements. A minimum spacing requirement shall be established for
entrances onto arterial roads and major collector roads to facilitate safe and
convenient ingress and egress for sites and to promote efficient travel. Entrance
spacing distances shall be measured from the tangents to the curb returns of the
entrances or the intersecting street.
a) Minimum spacing between entrances and between entrances and
intersections shall be as follows:
Posted Speed Limit (mph) Minimum Spacing Requirement (feet)
35 or less 200
More than 35 250
b) The minimum spacing for entrances on minor collector roads and local
streets shall be seventy (70) feet. A minimum spacing of one -hundred fifty
(150) feet shall be required between entrances and intersections of arterial
roads or major collector roads.
c) Properties which have frontage on both an arterial or major collector road
and a minor collector road or local street which develop more than one
entrance shall provide access on each road or street. Properties which
cannot meet the entrance spacing requirements along the arterial or major
collector road shall only be permitted to provide access from the minor
collector road or local street.
d) The location of new entrances shall conform with road improvement plans
and corridor plans that have been adopted by Frederick County. New
entrances shall align with existing entrances, planned entrances, or
crossovers.
B. Alternative Methods and Exceptions.
(1) Planning Commission waiver.
a) The Planning Commission may allow the placement of entrances which do
not meet the requirements of Section 165-29A, provided that a traffic
access plan demonstrating existing traffic conditions, the design of all
streets abutting the site, and the location of all existing or planned
entrances, crossovers, turn lanes, and other access features within three
hundred (300) feet of the proposed entrance is provided to the Planning
Commission for review. Such entrances may involve the use of physical
limits, restricted left turn movements, or methods which ensure one-way
travel. The Planning Commission shall only allow entrances that do not
adversely impact existing or planned traffic access plans and meet the intent
of this section.
b) No more than one (1) new entrance shall be permitted on properties which
utilize the provisions specified in Section 165-29B(1).
(2) Shared Entrances.
a) The Zoning Administrator may allow for the use of shared entrances for
properties which cannot meet the requirements of Section 165-29A(2)(a).
b) New entrances on arterial and major collector roads which prohibit
adjoining properties from meeting entrance spacing requirements shall only
be approved by the Zoning Administrator if provisions for shared
entrances are made.
EE;
C) Shared entrances shall be shown on the approved subdivision plat and all
development plans in the form of an access easement. Shared access
easements should follow property lines unless the location is in conflict
with the requirements of Section 165-29A. The Zoning Administrator may
require a deed of dedication which describes the provisions for joint use and
maintenance.
C. Inter -parcel Connectors. Provisions shall be made for the development of inter -parcel
connectors commercial properties to allow for access between sites without entering onto
arterial or major collector roads. A circulation plan shall be developed in conjunction with
the site plan design which provides for inter -parcel access to adjoining properties that are
vacant and connects to adjoining properties in which access provisions have been made
available. Inter -parcel connectors shall be designed to promote safe travel between
properties and avoid conflicts between pedestrian walkways, drive-through lanes, loading
areas, and parking spaces. The Planning Commission may waive the requirement for
inter -parcel connectors when topography or environmental feature constraints are clearly
prohibitive.
165-30. Signs.
The following requirements shall apply to all signs erected in Frederick County in order to
promote safety, to protect property values, to create an atmosphere conducive to orderly economic
growth, and to meet the intentions of this chapter:
A. Prohibited signs. The following types of signs shall be prohibited in all zoning
districts:
(1) Animated or flashing signs.
(2) Signs painted directly onto the exterior of buildings.
(3) Inflatable signs.
(4) Roof signs.
(5) Portable signs.
B. Permitted signs.
a) The following types of signs shall be allowed in all zoning districts:
(1) Signs indicating the names or addresses of the occupants of
residences.
(2) Commemorative plaques and historical markers.
11
(3) Signs identifying road names.
(4) Signs erected or required by a governmental agency.
(5) Temporary yard sale signs.
(6) Temporary real estate signs.
(7) Temporary windows signs.
(8) Temporary construction signs.
(9) Temporary political signs.
b) The following types of signs shall be permitted in certain zoning districts
as specified in Section 165-30G of this Article:
(1)
Business signs.
(2)
Directional signs.
(3)
Cottage occupation signs.
(4)
On-site informational signs.
(5)
Wall mounted signs.
C. Off -premises business and directional signs. Off -premises business and directional
signs shall only be allowed through the issuance of a conditional use permit. In
permitting such a sign, the following standards shall be addressed as part of the
conditional use permit:
(1) No off -premises sign shall be allowed in the RP Residential Performance,
R4 Residential Planned Community, R5 Residential Recreational
Community, MH1 Mobile Home Community, HE Higher Education, or the
HA Historic Area Overlay -Districts.
(2) Off -premises signs shall meet the spacing requirements specified in Section
165-30F of this Article. Additional distances may be required by the Board
of Supervisors to ensure appropriate separation between the off -premises
signs and surrounding uses. The Board of Supervisors may require that
off -premises signs are not visible from surrounding residences.
(3) Off -premises signs shall conform to the required setback, size, and height
for the zoning district in which they are to be erected. The Board of
Supervisors may increase the setback distance or reduce the size and height
of off -premises signs to ensure that the signs do not detract from
surrounding properties and uses.
D. Number of business signs, directional signs, and wall mounted signs. One business
sign or one directional sign shall be permitted along each road frontage on all
properties in which the signs are permitted. One wall mounted sign shall be
permitted on any wall of a structure that contains a permitted use. Structures
12
containing multiple uses shall be permitted to erect a wall mounted sign above all
entrances which provide individual access to each permitted use.
E. Setbacks. All sign support structures shall be setback a minimum of ten (10) feet
from property boundary lines. Wall mounted signs shall meet the required
setbacks for the building on which they are mounted. No sign shall project beyond
property boundary lines.
F. Minimum spacing for business and directional signs. The minimum distance
between permitted signs shall be one hundred (100) feet. The Zoning
Administrator may allow two (2) signs to be separated by less than one hundred
(100) feet in order to allow the signs to share an appropriate location. In such
cases, the two (2) signs shall be separated from other signs by a distance of one
hundred (100) feet plus the distance by which the separation between the two (2)
signs was reduced.
13
G. Dimensional and district requirements chart.
If STGI'1 L +' I'S
Sign Type
Permitted Districts
Max. sq. ft.
Max. Height
Individual
75 square feet or 100
25 feet or 10 feet for
Use
square feet for
monument signs
monument signs
Business
RA, B2, B3, M1,
M2
Shopping
Center or
Multi-
100 square feet or
150 square feet for
monument signs
tenant
All Uses
R4, R5, B1
25 square feet or 50
25 feet or 10 feet for
square feet for
monument signs
monument signs
RA, B2, B3, Ml,
50 square feet
10 feet
Directional
M2
R4, R5, B 1
25 square feet
10 feet
Cottage Occupation
RA
4 square feet
10 feet
On-site Informational
R4, R5, Bl, B2,
4 square feet
5 feet
B3, M1, M2
Temporary Signs
All Districts
25 square feet
10 feet
R4, B 1, B2, B3
20% of wall area not
25 feet
Wall Mounted
to exceed 200 sq. ft.
MI, M2
20% of wall area not
50 feet
to exceed 200 so. ft.
14
H. Illumination. The illumination of signs shall be engineered to confine or direct all
light entirely within the property boundary lines of the site in which the signs are
permitted.
I. Maintenance.
(1) All signs shall be maintained in a state of good repair. Signs that are
damaged, structurally unsound, or poorly maintained shall be repaired or
removed within thirty (30) days of official notice by the Zoning
Administrator.
(2) If an off -premises sign advertises a business or activity that is no longer
being operated or conducted or if a directional sign refers to a location
where the advertised activities no longer exist, that sign shall be considered
to be abandoned and shall be removed by the owner within thirty (30) days
of official notice by the Zoning Administrator.
1. Sign permits.
(1) Before a sign may be constructed, reconstructed, or altered, a sign permit
shall be obtained from the Frederick County Building Official.
(2) Each application for a sign permit shall be accompanied by plans which
provide the area of the sign, the specifications and height of the support
structure, the method of illumination including input amps and voltage, the
method of fastening the sign, and the name, address, and telephone number
of the sign owner and the sign erector.
165-35 Nuisances.
Any use of land or structures which creates the following nuisances shall be prohibited. In
addition, the following standards shall be met:
A. Glare. Outdoor lighting shall be designed and installed to prevent light spillage onto
adjoining properties and roadways. All outdoor sources of light on a lot shall be hooded
or shielded to prevent glare and shall be controlled by mounting height and angles,
wattage, diffusers, reflectors, and other appropriate methods.
15
16547 Landfills, junkyards, trash disposal and inoperable vehicles.
D. Trash storage. When not placed in a legal landfill, all trash, rubbish, or garbage shall be
stored in watertight, vermin proof containers and shall be properly disposed of to prevent
litter, odor, or other nuisances.
(1) All multifamily residential developments, mobile home parks and subdivisions,
commercial developments, and industrial developments utilizing dumpsters,
compactors, or other means of shared trash disposal located outside of a completely
enclosed structure shall meet the following requirements:
a) No outdoor trash storage facility shall be located within a front yard area,
or within a setback area adjoining a residential use.
b) All outdoor trash storage facilities shall be completely enclosed by an
opaque fence or wall that is a minimum of six (6) feet in height and has a
latched gate for access. A chain link fence with slats shall not be
considered an opaque fence.
c) A concrete pad and apron designed to support the weight of a commercial
trash disposal vehicle shall be provided for all outdoor trash storage
facilities. At a minimum, the concrete pad shall be of a width equal to the
enclosure and the apron shall extend a minimum of ten (10) feet from the
enclosure to prevent surface failure within the parking lot, travel aisle, or
driveway.
16548.7 Utilities.
All new developments within the residential and business zoning districts shall be served by
underground utilities. In industrial parks, utility service lines to buildings shall be installed
underground and transformers shall be located on pads whenever service is 600 volts or less. The
requirement for underground utilities may be waived by the Planning Commission for subdivisions
in business and industrial zoning districts that were approved prior to the adoption of this section.
16
ARTICLE XXI Definitions.
BERM - A mound of earth used to shield, screen, and buffer undesirable views and to separate
incompatible land uses.
CALIPER - The diameter of a tree trunk measured six inches from the ground level.
CURB RETURN - The connecting link between the street curb and the ramp or driveway curb.
EASEMENT - A grant of one or more of the property rights by the property owner to and/or for
use by the public, a corporation, or another person or entity.
HOTEL - A facility offering transient lodging accommodations to the general public and providing
additional services, such as restaurants, meeting rooms, entertainment, and recreational facilities.
MOTEL - A facility offering transient lodging accommodations to the general public with a
majority of all rooms having direct access to the outside without the necessity of passing through
the main lobby of the building.
PARKING SPACE - A space delineated for the parking of a motor vehicle within a public or
private parking lot.
PARKING SPACE, INTERIOR - Any parking space within a parking lot that is not a perimeter
parking space as defined.
PARKING SPACE, PERIMETER - Any parking space within a parking lot directly abutting the
curb and gutter utilized to delineate the perimeter of a parking lot, or any parking space directly
abutting the primary structure and/or the pedestrian walkway abutting the primary structure.
RAISED ISLAND - A built-up structure containing curb and gutter, placed within or at the end
or parking rows and within entrances to guide traffic and/or provide space for landscaping,
signage, or lighting.
SCREENING - A method of visually shielding or obscuring one abutting or nearby structure or
use from another by fencing, walls, berms, or densely planted vegetation.
SIGN - Any object, device, display or structure or part thereof, situated outdoors, which is used
to advertise, identify, display, direct or attract attention to an object, person, institution,
organization, business, product, service, event or location by any means, including words, letters,
figures, design, symbols, fixtures, colors, illumination or projected images.
SIGN, ANIMATED - Any sign or part of a sign that changes physical position or light intensity
17
by any movement or rotation or that gives the visual impression of such movement or rotation.
SIGN, DIRECTIONAL - An off -premises sign containing directional messages concerning the
distance or direction to particular locations.
SIGN, FLASHING - Any sign directly or indirectly illuminated that exhibits changing natural or
artificial light or color effects by any means whatsoever.
SIGN, ILLUMINATED - A sign lighted by or exposed to artificial lighting either by lights on or
in the sign or directed toward the sign.
SIGN, INFLATABLE - Any display capable of being expanded by air or other gas and used on
a permanent or temporary basis to advertise a product or event.
SIGN, INTERSTATE OVERLAY - An on -premises business sign located within the Interstate
Area Overlay District meeting all requirements of Article XVI of this Chapter.
SIGN, MONUMENT - A business sign placed directly on the ground by means other than a
support pole or brace in which the message portion is either on top of, or affixed to the support
structure.
SIGN, ON-SITE INFORMATIONAL - A sign commonly associated with, and not limited to,
information and directions necessary or convenient for visitors coming on the property, including
signs marking entrances and exits, parking areas, circulation direction, rest rooms, and pick-up
and delivery areas.
SIGN, ROOF - A sign that is mounted on the roof of a building or a sign that projects above the
top walk or edge of a building with a flat roof, the eave line of a building with a gambrel, gable,
or hip roof, or the deck line of a building with a mansard roof.
SIGN, PORTABLE - A sign that is not permanent, not affixed to a building, structure, or the
ground, and is intended to be moved or intended for temporary use.
SIGN, WALL MOUNTED - A sign fastened to the wall of a building or structure in such a
manner that the wall becomes the supporting structure for the sign.
18
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 411
RE: Urban Development Area Expansion Request
DATE: December 5, 1997
The Comprehensive Plans and Programs Subcommittee (CPPS) considered a request from Mr.
Douglas W. Harold, Jr., to expand the Urban Development Area (UDA) to include a 42.5 acre
tract owned by Preston E. Conner, Sr. This tract is located on the east side of Double Church
Road (Route 641) and adjoins the Sherando High School tract along its eastern property line. The
site is in close proximity to South Warrior Drive; however, access at this time is via Brandy Lane
which is a private drive.
The CPPS expressed concerns with this request, siting issues such as expanding the UDA to the
south side of Fairfax Pike (Route 277) and to the east of Double Church Road, the expansion of
the UDA to accommodate a single tract, the increase of vehicle trips per day at the permitted
residential density (5.5 units per acre, or 234 units), and the uncertainty as to if adequate water
and sewer capacity would be available. Mr. Douglas advised the CPPS that an agreement exists
between the Frederick County School Board and the Conner estate to allow for this tract to tie into
the existing ten -inch water line and the six-inch force main.
The CPPS felt that the UDA should not be expanded at this time primarily due to the negative
impact associated with traffic. The CPPS directed staff to request an analysis of this area by the
Frederick County Sanitation Authority (FCSA) to determine if capacity was an issue. Staff
established a 107 acre study area boundary for this task which included all properties within the
boundary of Fairfax Pike to the north, Brandy Lane to the south, South Warrior Drive to the east,
and Double Church Road to the west. Information from the FCSA is included at the end of this
agenda item.
Please find included under this agenda item a letter from Mr. Harold to Mr. Kris C. Tierney,
dated September 22, 1997, a location map, a plat depicting the Preston E. Conner, Sr., tract, and
a memorandum from Evan A. Wyatt to Wellington H. Jones, dated November 17, 1997, with a
response memorandum dated December 1, 1997.
107 North Kent Street • Winchester, Virginia 22601-5000
Urban Development Area Expansion Request
ALLEN & HAROLD, P.L.C.
- ATTORNEYS AT LAW -
(INCLUDING A PROFESSIONAL CORPORATION)
ROBERT G. ALLEN, P.C. 5413 MAIN STREET ADDITIONAL OFFICES IN
DOUGLAS W. HAROLD, JR. STEPHENS CITY, VIRGINIA 22855 MANASSAS, VIRGINIA
AND
W. BRUCE WEINROO• TELEPHONE (540) 869-0040 WASHINGTON, D.C.
OF COUNSEL
(•AOM(T7EO IN D.C. ONLY) FACSIMILE (540) 869-0041
September 22, 1997
Chris Tierney
'Frederick County Director of Planning
Frederick County Administration Offices r,,e ,•� �•��
107 North Kent Street
Winchester, Virginia 22601.
Re: Request for inclusion of real property within Urban
Development Area
Dear Mr. Tierney:
I write this letter in my capacity as Trustee of the Preston
E. Conner, Sr. Revocable Trust (the "Trust"), which is a land trust
established in 1992 under Virginia Code §55-17.1 to hold certain
real property and other assets for the benefit of specified
beneficiaries. The Trust is the owner of a parcel of land in
Frederick County, on the east side of Stephens City, which is
immediately adjacent to land occupied by Sherando High School. The
land in question (which I shall refer to as the "Trust Property")
is the remaining part of a larger parcel that was left after
Preston E. Conner, Sr. sold a 40 acre tract to the Frederick County
School Board in 1990 (Book 751, Page 1777).1
The Trust Property was subsequently conveyed in 1993 to the
Trust (Book 831, Page 1054), and in 1995 Mr. Conner and I were
designated as co -trustees of the Trust; Mr. Conner died several
weeks ago, and -T continue as sole Sur`.'iving tru?stp- of the Trust.
The Trust Property is currently located outside Frederick
County's Urban Development Area ("UDA"), which extends eastward
from Double Church Road (Route 641) and northward from Fairfax Pike
(Route 277). However, the Trust Property, which consists of
approximately 42.5 acres, is in close proximity to the UDA and
represents the major portion of the land mass located in the
northwest corner formed by Double Church Road and Fairfax Pike.
The Trust Property is ideally situated for inclusion in the
•UDA, for the following reasons:
'References in this letter to Book and Page numbers apply to
land records in the Frederick County Circuit Clerk's Office.
3
Chris Tierney September 22, 1997 Page 2
(1) Pursuant to Mr. Conner's 1990 deed conveying the
current Sherando High School land to the School Board (Book
751, Page 1777), a 60' right of way was reserved for the Trust
Property along the western boundary of the Sherando High
School property, to be used in common with an 80' right of way
for ingress and egress to Fairfax Pike (Route 277). This is
shown on the plats attached as Exhibits A and B. I understand
that the 80' right of way (which now consists of Warrior
Drive, and is shown in more detail on Exhibit C to this
letter) is to be turned over to the state this fall or winter,
and will then become a public road; this is consistent with
the Agreement between Fruit Limited Partnership and the School
Board (Book 751, Page 1764), which obligates the School Board
to construct a two-lane roadway in such a manner as will
result in its dedication to and acceptance by VDOT. Thus, in
the very near future there will be available to the Trust
Property access to Fairfax Pike via a public road (Warrior
Drive) .
(2) Public water and sewer service is available to the
Trust Property, pursuant to the deed conveying the Sherando
High School land to the School Board (Book 751, Page 1777),
which obligates the School Board to locate within the public
roadway public water and sewer facilities of sufficient size
to permit access by the Trust Property for future development.
Thus, if the Trust Property is included within the UDA, water
and sewer is already available to the property to permit
reasonable development consistent with the property's best
usage.
(3) The character of the area immediately adjacent to
the Trust Property is largely consistent with inclusion in the
UDA. The Fruit Limited Partnership land along the southern
boundary of Fairfax Pike (across which Warrior Drive extends),
is zoned 3-2, and is planned for development as a commercial
shopping center (see Agreement, Book 751, Page 1764); also
along the S`JUthcril boaii%.A of F airfax Pike (be -L ween Warrior
Drive and Double Church Road) is located Bowman Trucking
Company. A large Rite Aide drug store is located on the
northwest corner of the land mass formed by Double Church Road
and Fairfax Pike. Fronting on Double Church Road immediately
adjacent to Brandy Lane (the gravel road that borders the
southern edge of the Trust Property) is located the offices
and equipment yard for E.R. Neff Excavating, Inc.; and Faith
Baptist Church is being built on the northwest corner of
Brandy Lane and Double Church Road. Sherando Park is located
further eastward along Fairfax Pike, immediately next to the
Sherando High School property. Thus, significant commercial,
recreational and light industrial facilities, and the High
School, effectively surround the Trust Property on three
sides, leaving only the southerly -lying land (on the other
side of Brandy Lane) currently undeveloped.
El
Chris Tierney September 22, 1997 Page 3
(4) Natural boundaries exist for inclusion of the Trust
Property in the UDA. Those boundaries are: (a) Sherando High
School on the east; (b) Fairfax Pike on the north; (c) Double
Church Road on the west; and (d) Brandy Lane on the south.
Assuming that no objection was made by other property owners
of the land area bounded by Fairfax Pike, Double Church Road,
Brandy Lane and Warrior Drive, no other property would be
affected by extension of the UDA per this request. In
particular, agricultural land south of the Trust Property
(bounded by Brandy Lane to the north and Double Church Road to
the west) would be unaffected by inclusion of the Trust
Property in the UDA, and agricultural use of that land could
continue without any conceivable impact even if the Trust
Property were subsequently developed.
(5) At the present time, the value of the Trust Property
is limited, due to restricted development opportunities;
inclusion of the Trust Property in the UDA would permit
prudent and responsible development to proceed (consistent
with other development currently underway in that area), which
would ultimately materially increase the tax base for the
County.
For the foregoing reasons, I request that the Trust Property
be included in the UDA, and that the County's Comprehensive Plan be
amended to reflect such inclusion.
I am available to discuss this in more detail with the
County's representatives at any time they may choose to consider
this request.
Thank you for your consideration of this request.
Enclosures
5
Sincerely,
Doug as W. Harold, Jr.
I MUSSEfi
I/2G - 721
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DEED BOOK 179 - PAGE 527
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DEED BOOK 220 - PAGE 283
OPEOUCN MAGISTERIAL DISTRICT
FREDERICK COUNTY. VIRGINIA
SCALEX-300'
SURVEYED: AUGUST 7. 1990 (PLAT
REVISED 9/6!90)
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PLAT SHOWING
20' WATER EASEMENT
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ftmo rim land of
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THE COUNTY SCHOOL BOARD OF FREDERICK COUNTY, VIRGINIA
O�
to be dedlcalad b
FREDERICK COUNTY SANITATION AUTHORITY
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1.7621 ACRE TRACT
T1.] BE CONVEYED TO
COUNTY SCHOOL BOARD OF FREDERICK COUNTY
OPEOLION MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SEPTEMBER 6, 1990 SCALEX-100•
REVISED OCTOBER 4, 1990
V:•':'. . . Gr•rr7! • : �•
r: Rrt, r• `rfror 4aaociata. inc.
me on t71E Airy Qt/�
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0dmtlod t0 r„xt•d
8
CLERK
SHEET 2 of 2
�0
1, NOTITIXEREPCRTFURNSFED.
2. THE PARCEL OF LAND SHOWN HEREON CONTAINING
1,7621 ACRES IS A PORTION OF THE LAND CONVEYED TO
FRUIT LIMITED PARTNERSHIP, A VIRGINIA LIMITED
PARTNERSHIP, 8Y DEED DATED 1 NOVEMBER 1969 AND
RECORDED AMONG THE LAND RECG.406 OF FREDERICK
COUNTY, VIRGINIA IN DEED BOOK 791 AT PAGE 170 AND IS
IDENTIFIED ASA PORTION OF PARCEL 60 ON TAX MAP BB.
3. EASEMENTS MAY EXIST THAT ARE NOT DELINEATED
ON THIS PLAT.
PLAT SHOWING
1.7621 ACRE TRACT
T1.] BE CONVEYED TO
COUNTY SCHOOL BOARD OF FREDERICK COUNTY
OPEOLION MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SEPTEMBER 6, 1990 SCALEX-100•
REVISED OCTOBER 4, 1990
V:•':'. . . Gr•rr7! • : �•
r: Rrt, r• `rfror 4aaociata. inc.
me on t71E Airy Qt/�
M/ �iRf Fr1 w�'�• � Te►�WYCa �l3 �M..Me. � �I� Yw. �y
of at xnFwi *i*,zA: incritio 2r:5•ena wes
0dmtlod t0 r„xt•d
8
CLERK
SHEET 2 of 2
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Wellington H. Jones, Director, Frederick County Sanitation Authority
FROM: Evan A. Wyatt, Deputy Planning Director �
RE: Service Area Expansion Request
DATE: November 17, 1997
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) considered two
requests for sewer service to properties located outside of the current service area. The first
request pertained to the extension of sewer service to the Whitfield Subdivision located on Double
Church Road. The second request pertained to the expansion of the Urban Development Area
(UDA) and the Sewer and Water Service Area (SWSA) to include the Conner tract located on the
south side of Fairfax Pike and on the east side of Double Church Road.
Enclosed is a map of the area in which these properties are located. It would be beneficial to
receive the following information from your department:
What would be the impact to the current system if the 107.42 acres highlighted in green
was placed into the UDA and SWSA (it is anticipated that this acreage would be developed
as commercial and higher density residential uses)? Is there sufficient capacity to
accommodate this acreage? Would service to this acreage have to be pumped to the north
the west, or in both directions? Would upgrades be required to the current pump stations
and force mains to accommodate this acreage, and would additional infrastructure be
required?
What scenarios could be developed to serve the 27 lots in the Whitfield Subdivision? Is
there a scenario that is preferred by the FCSA? Is the force main which serves Woodside
Estates a four -inch or a six-inch line? Would there be adequate capacity to accommodate
service to the 27 lots highlighted in green? What fees would be required by the FCSA for
each lot owner to tie into this system?
Our department will present these requests to the Planning Commission on December 17, 1997;
therefore, it would be beneficial to receive this information by December 3, 1997. Please contact
me if you require additional information or have any questions regarding the information in this
memorandum. Thank you for your assistance regarding this matter.
107 North Kent Street • Winchester, Virginia 22601-5000
FREDERICK COUNTY
SANITATION AUTHORITY
POST OFFICE BOX 1877
WINCHESTER, VA 226041877
TO: Evan A. Wyatt, Deputy Planning Director
FROM: John G. Whitacre, Engineer <� 'Z/
SUBJECT: Service Area Expansion Request
DATE: December 1, 1997
Ph. (540) 868-1061
Fax. (540) 868-1429
In response to the questions you asked about the 107 acre tract and Whitfield Subdivision:
I. 107 acre tract
A. I see no adverse impact to our water and sewer system if this acreage is developed as
commercial or high -residential area.
B. We have sufficient water and sewer capacity to serve this area.
C. Sewer in this area could be pumped north, west, or in both directions. If pumped north,
it would be discharged into a manhole. The existing lines would not need to be
increased in size.
If pumped west, the sewage would go to the Woodside Estates pump station. Depending
on the usage of the tract, this pump station might have to be upgraded. The developer
would bear the cost of the upgrade. The existing six-inch force main from the Woodside
Estates pump station is large enough to handie the increase in flow.
If pumped east, (to the Sherando High School pump station), the station would have to
be upgraded. It is possible that a new station would be required. The six-inch force
main is of adequate size to handle the increased flow.
D. I see no additional infrastructure being required.
II. Whitfield Subdivision
A. I see two methods of providing sewer service:
1. A gravity sewer system for the lots with all lines draining to a pump station This
small station would discharge into the Woodside Estates pump station
10
OFFICE. 315 MACEDONIA CHURCH ROAD
WATER AT YOUR SERVICE
Evan A. Wyatt
December 1, 1997
Page 2
/ths
2. Each lot discharging into a force main, that in turn discharges into the Woodside
Estates pump station Each home would need its own grinder pump. The owner
would install and maintain his own unit. Each pump would have to be sized so it
could discharge into the force main while other pumps are also pumping.
We prefer the gravity line/pump station system.
B. The force main from Woodside Estates pump station is six -inches in diameter.
C. There is adequate sewer capacity to serve these twenty-seven lots. The Woodside Estates
station would not have to be upgraded.
D. The sewer connection fees would be $2,065 per home.
11�
John T. Stelzl
Telephone (540) 869-0643
560 Grim Road
Stephens City, Virginia 22655
October 12, 1997
Evan Wyatt, Deputy Director
Frederick County Planning Department
107 North Kent Street
Winchester, VA 22601
Dear Evan:
It has recently come to my attention that two requests will be brought before your
committee. One request deals with expanding the Urban Development Area to include the
Preston Conner tract in Stephens City. The other is the extension of sewer service to
Whitfield Subdivision on Double Church Road. It is evident that this corner of the county
is growing tremendously. What may not be evident is that this area still has a lot of rural
areas remaining. The proposals in question definitely he in border areas. Open and
agricultural lands in this part of our county are diminishing due in part to development
pressures.
I would request that you carefully consider (which I know you will) the negative
impact that these two changes could have in this area. This scenario of UDA and RA
lands next to each other can be likened to the smoking and non-smoking sections of a
restaurant: even if you are in non-smoking, the smoke will drift into your area if the two
are not strategically placed and carefully screened. I simply request that you control this
urban drift.
Sincerely,
John SteW
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
M��
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Deputy Director k^
RE: Whitfield Subdivision Sewer Service Extension Request
DATE: December 4, 1997
The Comprehensive Plans and Programs Subcommittee (CPPS) considered a request from Mr.
Jim Petry to allow for the extension of sewer service from the Sewer and Water Service Area
(SWSA) to the Whitfield Subdivision. Mr. Petry advised the CPPS that the subdivision is
experiencing failing drain field systems and that perk sites for undeveloped lots cannot be
achieved; therefore, extending service would be the only option for developing the platted,
undeveloped lots. Mr. Petry told the CPPS that James L. Bowman would make service available
to all lot owners within the Whitfield Subdivision via a pressurized, two-inch force main system
that would ultimately connect with a six-inch force main and pump station utilized for the
Woodside Estates Subdivision located just to the northwest. Mr. Petry stated it would be the
responsibility of individual lot owners to pay the required tap fees and install the grinder pumps
that would be required for this system. It should be noted that the Whitfield Subdivision is served
by public water; therefore, there is not a potential for well contamination within the subdivision.
The CPPS acknowledged the fact that sewer with limited capacity has been extended outside of
the SWSA on occasion; however, this was done to accomodate existing industrial, business, and
institutional uses. The CPPS felt that there was not a compelling reason to extend sewer service
at this time and stated that they did not want to set a precedent to extend sewer service outside of
the SWSA for uses other than existing industrial, business, and institutional.
Please find included under this agenda item a letter from Mr. Jim Petry to Mr. Kris C. Tierney,
dated September 18, 1997, a location map and plat map depicting the Whitfield Subdivision,
property ownership information, a memorandum from Mr. John Dailey, dated October 2, 1997,
a memorandum from Evan A. Wyatt to Wellington H. Jones, dated November 17, 1997, with a
response memorandum dated December 1, 1997, and a plan which depicts the proposed layout
for the pressurized, two-inch force main system within the Whitfield Subdivision.
107 North Kent Street • Winchester, Virginia 22601-5000
Whitfield Subdivision Sewer Extension Request
JASBO, INC.
P. O. BOX 6
STEPHENS CITY, VA 22655
September 18, 1997
Mr. Kris C. Tierney, AICP
Director of Planning & Development
County of Frederick
107 North Kent Street
Winchester, VA 22601
Dear Kris:
On several occasions we have discussed the Whitfield Subdivision on
Route 641 south of Stephens City. These discussions involve the lack of
sewer service to that subdivision.
We are advised that there are a number of failing drainfields within the
subdivision. We currently own seven lots which we have paid taxes on for
years that are unbuildable for lack of a perk site. The subdivision
currently has water service from FCSA.
have discussed this matter with Mr. Wendy Jones of FCSA and he is in
agreement that sewer service should be extended to this subdivision. We
are asking the County to take whatever action is necessary allowing us to
extend this service. Should there be any questions you can reach me at
662-7980.
Sincerely,
JASBO, INC.
JXPetry
Vice President - Development
P. O. Box 888
Winchester, VA 22604-0888
Enclosure
cc: Wellington H. Jones, FCSA
James L. Bowman, President, Jasbo, Inc.
�3
W H I T t I E
O0a `USA` ON,
' oPEouoe DtsrntcT
-�p'—c. 3
► : �h 5,, .,•: V �A� y; r FnFDERlcx Comm
VIRCIMA
• ., ! L k. -
' : ' . �` !q•SURV EYORCERTIFICATE
;_. • c -. I hereby ct,rtlfy that the plea
ohovn hrroon 1a a• eubdlvtelon of
l the romolwar of the lend convoyod
�• �7/ - by Jomoa A:vtr. Racoy to Jemor L.
/3. \ Bovman by Dood dated July ta,I'M 5
�9 I •6' Z 1 '�� �� and rocordod 1n the lend rncorda
llw ms's.• w of Frodorlck County V1rr1n1e In
3G' - •, Dood Book )12 et Po o 14
�+ oe 'y 2LQ7/
May 20.
Quon In R. Shortt
• 11779!''
zO
FRED:. 1 ��yl;t.' tIE1:1;► .
cp
0.
wm
...,.i•.y �' s 9
. • <•,,� � �: ' y�•�. � to f { R,� I � �, 7 ��a o • •�
Ou
ly
j' J S�7.7o w a �`� • I.u9a?� IQ ��ALTJI oi'
�P
SI 11J(D)!53 a�
7'#C LAND $1
r
�'.. •f vA/Ft}I9J 83Lt
%': ��� G.+•� Y.�. /.
�4x78 /f..1,+/ Y"A7.J
`r'e rs�co esm y'y moo- .1 7 gill —4— QUENTtN R. SK07TT
CERTIFIED LAND � ►'iVFYOR
`� • • . ,J : 7 � . J� Qf 3'G i
i�9 ts CERTIFIED / �
ss B?oJ r►rl a J / BoycE,
WIHTFIELD SUBDIVISION OWNERSHIP INFORMATION
86A -2-A-2
86A -2-A-3
* 86A -2-A-4
86A -2-A-5
86A -2-A-6
* 86A -2-A-7
86A -2-A-8
86A -2-B-4
86A -2-B-5
86A -2-B-6
* 86A -2-B-7
* 86A -2-B-8
* 86A -2-B-9
* 86A -2-B-10
* 86A -2-B-11
* 86A -2-B-12
86A -2-B-13
* 86A -2-B-14
86A -2-B-15
86A -3-A-1
* 86A -3-A-9
* 86A -3-A-10
* 86A -3-B-1
* 86A -3-B-2
* 86A -3-B-3
86A -3-B-18
NOTE:
James L. Bowman
James L. Bowman
Tilden L. & Rosa Lee Neff
James L. Bowman
James L. Bowman
Charles S. Shepard
Floyd L. & Kay Y. Rosenberger
Barbara Metz
Barbara Metz
Bruce A. Lineweaver, Jr.
Bruce A. Lineweaver, Jr.
Gary E. Steele
Joseph F. Collette
Steve T. Harman
Robert A. & Lori C. Hruska
John D. & Linda H. Petrie
Charles O. Neff
Raynard R. Weisgerber
James L. Bowman
James L. Bowman
Edison G. Hamilton
Floyd L. & Kay Y. Rosenberger
Barbara Metz
Lewis D. & Betty J. Haines
Herbert Lee Edmonds, Sr.
James L. Bowman
1) * Indicates properties that have improved residential values.
2) Whitfield Subdivison contains 26 lots of which 14 lots have improved residential
values.
5
Lord Fairfax Environmental Health District
107 N. Kent St.
P. O. Box 2056
Winchester, Virginia 22604
xv
41D (540) 722-3480 FAX (540) 722-3479
Counties of- Clarke, Frederick, Page, Shenandoah, Warren, and City of Winchester
TO: Evan A. Wyatt, Deputy Planning Director, Frederick County
FROM: John Dailey, Environmental Health Specialist, Frederick Co. Health
Dept.
THROUGH: Kelly Vanover, Environmental Health Manager, Lord Fairfax Health5C�L,--
District
RE: Whitfield Subdivision Sewer Extension
DATE: October 2, 1997
In response to your 10/1/97 request, I have reviewed the health department's permit files
for the Whitfield Subdivision. I found no record of any repair applications submitted or
repair permits issued for this subdivision. Of course, this does not mean that no
drainfields are failing in this area. It only indicates that the property owners have not
contacted us concerning repairs.
If you have any questions or require additional information, please contact me or Karl
Evans, Environmental Health Supervisor for Frederick and Clarke Counties.
cc: Karl Evans
JD/j d
r~
M
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
Y1hAl V RAIN %JT
TO: Wellington H. Jones, Director, Frederick County Sanitation Authority
FROM: Evan A. Wyatt, Deputy Planning Director
RE: Service Area Expansion Request
DATE: November 17, 1997
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) considered two
requests for sewer service to properties located outside of the current service area. The first
request pertained to the extension of sewer service to the Whitfield Subdivision located on Double
Church Road. The second request pertained to the expansion of the Urban Development Area
(UDA) and the Sewer and Water Service Area (SWSA) to include the Conner tract located on the
south side of Fairfax Pike and on the east side of Double Church Road.
Enclosed is a map of the area in which these properties are located. It would be beneficial to
receive the following information from your department:
What would be the impact to the current system if the 107.42 acres highlighted in green
was placed into the UDA and SWSA (it is anticipated that this acreage would be developed
as commercial and higher density residential uses)? Is there sufficient capacity to
accommodate this acreage? Would service to this acreage have to be pumped to the north,
the west, or in both directions? Would upgrades be required to the current pump stations
and force mains to accommodate this acreage, and would additional infrastructure be
required?
What scenarios could be developed to serve the 27 lots in the Whitfield Subdivision? Is
there a scenario that is preferred by the FCSA? Is the force main which serves Woodside
Estates a four -inch or a six-inch line? Would there be adequate capacity to accommodate
service to the 27 lots highlighted in green? What fees would be required by the FCSA for
each lot owner to tie into this system?
Our department will present these requests to the Planning Commission on December 17, 1997;
therefore, it would be beneficial to receive this information by December 3, 1997. Please contact
me if you require additional information or have any questions regarding the information in this
memorandum. Thank you for your assistance regarding this matter.
107 North Kent Street • Winchester, Virginia 22601-5000
FREDERICK COUNTY
SANITATION AUTHORITY
POST OFFICE BOX 1877
WINCHESTER, VA 226041877
TO: Evan A. Wyatt, Deputy Planning Director
FROM: John G. Whitacre, Engineer !!/
SUBJECT: Service Area Expansion Request
DATE: December 1, 1997
Ph. (540) 868-1061
Fax. (540) 868-1429
In response to the questions you asked about the 107 acre tract and Whitfield Subdivision:
I. 107 acre tract
A. I see no adverse impact to our water and sewer system if this acreage is developed as
commercial or high -residential area.
B. We have sufficient water and sewer capacity to serve this area.
C. Sewer in this area could be pumped north, west, or in both directions. If pumped north,
it would be discharged into a manhole. The existing lines would not need to be
increased in size.
If pumped west, the sewage would go to the Woodside Estates pump station. Depending
on the usage of the tract, this pump station might have to be upgraded. The developer
would bear the cost of the upgrade. The existing six-inch force main from the Woodside
Estates pump station is large enough to handle the increase in flow.
If pumped east, (to the Sherando High School pump station), the station would have to
be upgraded. It is possible that a new station would be required. The six-inch force
main is of adequate size to handle the increased flow.
D. I see no additional infrastructure being required.
11. Whitfield Subdivision
A. I see two methods of providing sewer service:
1. A gravity sewer system for the lots with all lines draining to a pump station This
small station would discharge into the Woodside Estates pump station
8
OFFICE. 315 MACEDONIA CHURCH ROAD
WATER AT YOUR SERVICE
Evan A. Wyatt
December 1, 1997
Page 2
/ths
2. Each lot discharging into a force main, that in turn discharges into the Woodside
Estates pump station Each home would need its own grinder pump. The owner
would install and maintain his own unit. Each pump would have to be sized so it
could discharge into the force main while other pumps are also pumping.
We prefer the gravity line/pump station system.
B. The force main from Woodside Estates pump station is six -inches in diameter.
C. There is adequate sewer capacity to serve these twenty-seven lots. The Woodside Estates
station would not have to be upgraded.
D. The sewer connection fees would be $2,065 per home.
W,
John T. Stelzl
Telephone (540) 86.9-0613
560 Grim Road
Stephens City, Virginia 22655
October 12, 1997
Evan Wyatt, Deputy Director
Frederick County Planning Department
107 North Kent Street
Winchester, VA 22601
Dear Evan:
It has recently come to my attention that two requests will be brought before your
committee. One request deals with expanding the Urban Development Area to include the
Preston Conner tract in Stephens City. The other is the extension of sewer service to
Whitfield Subdivision on Double Church Road. It is evident that this corner of the county
is growing tremendously. What may not be evident is that this area still has a lot of rural
areas remaining. The proposals in question definitely lie in border areas. Open and
agricultural lands in this part of our county are diminishing due in part to development
pressures.
I would request that you carefully consider (which I know you will) the negative
impact that these two changes could have in this area. This scenario of UDA and RA
lands next to each other can be likened to the smoking and non-smoking sections of a
restaurant: even if you are in non-smoking, the smoke will drift into your area if the two
are not strategically placed and carefully screened. I simply request that you control this
urban drift.
Sincerely,
John Stelzl
,/
I
Braddock Partnership
BM -1-3
Z
e s
a n
°I'
DB 566. PG 110
>-
=
ES
Zoned:RA
Use : Residential
Ray & Lucy Welsh
-2
!
c
is
D8 385- 1833
Z
Robert L Shiley /
'
/
Zoned:RA
Use Residential f
�
n
i
7<
86-A-718
DB 842. PG 1608
Zoned:RA -�
Ag
Use Agricultural -�� '
/
Raynord R. Wemgerbar
86A-2-8-14 f �/Charles, O. Neff
DB 391, PG 641 i 86A -2-B-13
Zoned:RA DB 671, PG 80
John & Linao Petrie
884-2-8-12
DB 511. PG 168 Robert &
Zoned:RA 86A-2-6-11
I Use : Residential DB 852,
Zoned:RA
` Use : Residential
Lord HnrskaDO
� ,.q
PC 1674
J a
Charles O. Nett
SBA -1-1
659. PG 631
Zarad:RA
Use : Residential
`y
r
R
g
\� James L Bowman Use : Residential Zoned:RA 1 Steve T. Harmon
SBA -2-8-t5 use vacgnt 88A-, 8-10
PG 6
D8 312, PG 543 DB 567, PG 831
.� Zoned:RA ./ J F. Collette
Use : Vacant {{ ' Use? Residential f!/
_ James L. Borman A 1 S �` } 1 f ��� DB 691. PG86A-2-0287-�
_ 1 1 y Zoned:RAsde
864-3-8-18 t llL—��� l._-! /
`.. x �.: DB 312, :R 543 t I `. APPROXIMATE F / use Residential !
Zoned:RA \ 1i tACA'f10ti OFA - /f
> Use : Vacant PROPOSED 7 FORCE _ 6' WATERLINE- -� . 2g• - • - MAIN 70 8E RAN IN
• 1\ m ,.` ` DRCHLJME Gory E Steele
- /
�"..,, 4 •�.. -_ \ �---�. -- -- .; � r -.. __ _ _ -- -----. )33 J� __ �.-..... _. � �� / DB 833. PG 928
11E TO EXISTING •• . - - ` :RA
BALL VALVE & �. �n� , .ate'\ - �_ _. �.." - ----` ^ n w.9 ^ - - -. - -- - T �h—`-----' - \`y - Use? Residential
2*110CH FORCE_ —
- ae
MOM AS SHOWN
- �+
ON WOODSIDE If
SUBDIVISION PLANS �� .. `
n z
James Herbert N. Painter •~�i'j�`�32 ( ` I l ' I SM-2-A-5�5 1" en
86 -A -21A `�` 4 James L Bowman 1 James L Bowman 1 DB 3t2. PG 543 -\ \ - `'•' W
DB 599, PG 211 James L Bowman Zoned:RA -- /
Zoned:RA ��'�\' `\, 864-2-A-1 864-2-A-2 864 -2 -A -w Tilden & Rosa Lee Neff Use Vacant
OB 312, PG 543 DB 312, PG 543 _ l
Use ;Residential & AgricWturol Zoned:RA {{ 4 Zoned:RA I DB 3i2, Zoned:RA 543 DB 371, PG 411
�•t \,,3? �`` Use Vacant 1 1 use Vacant Use Zoned:RA `l
use Readential _
r _ James L Bowman 1 t.n .; r
A. Lineweaver, Jr.
_ 86A-2-6-7
Herb e� & Patricia ` �-ti �...-- a- --.- .� D6SM-2-A-5
3122PG 543 8Z3a2 G 786 O
Panter RA -
L
88 -A-23 _. '�._3/ �, ',��_.-- ----'�
DB 343, PG 374 _ Use vocoint : i _ e Residential
Zoned:RA �_ \ leu
Use ResidentialAPPRO` � � -...
LOCATION OFTETHECharles S. Shepard ( Y
8• WATERLINE ' 88A -2-A-7 i
` DB 481, PG 898 Bruce A. Uneweaver, Jr.
k'- Bruce E-, Henry, Dawn, Zoned:RA j _ i 86A -2-B-6
and Catherine Wako r Use Reeldentlol _` j f r
\ 86-A-24�- I DB 632, PG 786
68. PG 1133 Zoned:RA
DS 8
731''`\ Zoned:, X1"55 : Use : Residential
Use Residential
f 54
Floyd & Kay Raaenbergar ! 4_
86A -2-A-8
\� OB 507, PG 252 ,732 I.,
Barbara Metz
Zorad:R4 ' 86A -2-B-5
Use Vacant -'73j- s DB 401, PG 417
Zoned:RA f% p 9
! ✓^� +� - .- , U$e Vecor •C3 C7
r'tie
rr �
Floyd &Kay Rasenber9er -
O W U
89A -3-A-10 t _— U2 1:3
DB 330. PG 138 1`% " "' -� 'v 0,16
-739 Zoned:RA I i -- :3O
Use : Residential Edison 0. Hamilton
864-3-A-9
~+: 7 �'\, DB 602, PG 61400
5. ! 2oned'R& Borbora Metz
-'�.. 74 Use :Residential 864_2_8_4
• 1 DB 401, PG 417
Zoned:RA y
Louie & Betty Stelzl "f �.j,..- rf-1k1' f - j / \ d Use :vacant F�
Ds 331, PG 515j' ,
ZZoned:RA3\
Use Residential & Agriculture ,:.. r\r / %- .''
tterbertL Eemonds. sr.
8LA-3-B-3
DB 822, PG 198 DAIS 11/11/97
- \ 7 Zoned:RA
-:�._,- 11-� Use Residential
`, ✓ ar `��__-) SCALE 1' 100
Lewis & Haines
B Betty DESIGNED BY: CdN)
86A-3-8-2
\. \ DB 320, PG 139 JOB NO. 6144
Use? Residential 5t1EET I OF t
O
P/C REVIEW: 12-17-97
BOS REVIEW: 1-14-98
MASTER DEVELOPMENT PLAN #008-97
AUTUMN WIND APARTMENTS
LOCATION: The property is located on Route 522, North Frederick Pike, 1/4 mile north of
Winchester City limits behind Adelphia Cable office.
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBERS: 53-A-60
PROPERTY ZONING & PRESENT USE:
Zoned: RP, Residential Performance District (9.24 acres) Use: Vacant
B2, Business General District (9.82 acres) Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
Property Zoning
North: B2, Business General District
South: RA, Rural Areas District
East: RP, Residential Performance District
West: RP, Residential Performance District
PROPOSED USE: 92 Garden Apartment Units
REVIEW EVALUATIONS:
Land Use
Commercial, Residential
Agricultural, Vacant
Residential
Residential, Vacant
Virginia Dept. of Transportation: See attached tetter from VDOT dated November 21,
1997 from Robert B. Childress.
Sanitation Authority: First review approved as noted; three items.
Inspections Dept.: Buildings shall comply with the Virginia Uniform Statewide Building
Code and Section 303, Use Group A (Assembly) for the Recreational Center and Use Group
Autumn Wind Apartments MDP #008-97
Page 2
December 8, 1997
R (Residential), Section 310, of the BOCA National Building Code/1996. Other codes that
apply are CABO Al 17.1-92, Accessible and Useable Buildings and Facilities.
Fire Marshal: See attached letter dated November 20, 1997 from Doug Kiracofe.
Parks & Recreation: Based upon the master development plan, it appears that recreational
units and open space requirements are being met. The size of the tot lots, the recreation
building and pool area will need to be reviewed in the site development phase.
County Engineer: The proposed master development plan is approved as submitted on
11/11/97, A detailed review will be made at the time of the site plan submission. It is
suggested that a preliminary design meeting be scheduled prior to the initial site plan
submission to discuss design parameters for the stormwater design.
Planning and Zoning:
Project History
The original zoning maps of Frederick County demonstrate that parcel 53-A-60 was zoned
B2, Business General District from North Frederick Pike (Route 522) to a depth of 200 feet,
with the remaining acreage being zoned R-3, Residential General District. The R-3 portion
of this property was changed to RP, Residential Performance District on September 28, 1983,
when the RP District replaced the R-1, R-2, R-3, and R-6 Districts.
On March 8, 1989, the Frederick County Board of Supervisors rezoned 5.4465 acres of this
tract from RP District to B2 District, leaving 9.1669 acres of land remaining in the RP
District. (Please refer to attached letter from Andrew D. Evans dated September 17, 1997
with Minor Property Line Adjustment Plats prepared by Furstenau Surveying.)
Project Scope
The applicant has proposed to develop the RP, Residential Performance, District acreage into 92
garden apartment units with recreational amenities. Access to these units is proposed to occur
through the construction of a state -maintained road that will intersect North Frederick Pike (Route
522) with a terminus just south of the Adelphia Cable office building. The master development
plan indicates that anew crossover will be constructed within the Route 522 median to provide for
northbound access. The development is proposed to be served by underground utilities including
public sewer and water from the north, as well as natural gas and electric.
Autumn Wind Apartments MDP #008-97
Page 3
December 8, 1997
Issues
1) Density
The Zoning Ordinance permits a maximum density of 10 units per acre on land that is zoned RP District
which is less than 10 acres in size. The design engineer has indicated that 9.24 acres of parcel 53-A-60
is zoned RP District and has proposed a garden apartment development of 92 units. This creates an
overall gross density of 9.95 units per acre which meets the maximum density requirement. It should
be noted that the approved survey plat created for the 1989 rezoning application demonstrates that
there are 9.1669 acres of land zoned RP District. Therefore, the applicant will need to reduce the
proposed number of units to meet this density requirement, or demonstrate that the original survey
is inaccurate.
2) Environmental Features
The environmental features which exist on this site include a significant amount of woodlands and
areas of steep slope. The applicant has indicated that there will be a disturbance of approximately
61.5% of the woodland area and 50% of the steep slope area. The Zoning Ordinance allows a
maximum disturbance of 25% for each of these features; therefore, the proposed layout of this
development will have to be modified to meet this requirement. Staff believes that there may be more
than 3.9 acres of woodlands on the land zoned RP District. Staff will work with the design engineer
to determine the accuracy of this calculation.
3) Transportation
The proposal for access to this development is through the creation of a state -maintained road within
a 50 -foot right-of-way. The location of this right-of-way and the median crossover appears to jibe
with the future extension of Fort Collier Road to North Frederick Pike (Route 522) as demonstrated
in the Winchester Area Transportation Study (WATS). If this project is approved and developed,
the median crossover will eliminate a U-turn movement that occurs by vehicles leaving the Adelphia
Cable office which desire to travel north on Route 522.
STAFF RECOMMENDATION FOR 12-17-97 PLANNING COMMISSION MEETING:
Staff recommends that the Planning Commission discuss the issues raised by staff with the applicant
during the December 17, 1997 meeting. Staff will work with the design engineer to determine if the
concerns raised by the commission and review agencies can be adequately addressed. If these
concerns result in the need to revise the master development plan layout, staff would recommend that
the new proposal be reviewed by the Planning Commission prior to consideration by the Board of
Supervisors.
O:\AGENDAS\COMMENTSIAUIM W IND. MDP
Master Development Plan #008-97 PIN: 53—A-60
Autumn Wind Apartments
rKUri QVINUUNU Ktc5AVLNUY It. 21.1997 17126 P.01
COMM -0- NWS _A r TR of f -71 RQ1 N1 A
OEPARTMENT OF TRANSPORT
AVID R. GEHR EDINSURG RESIGEnCY
DAVID
R.
140.11 OLD VALLEY PIKE
P.C. BOX 278
EDINBURG. VA 22824-0270
November 21,1
Mr. Mark S>nith, P.E.
C/O Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
Dear Mark:
We have reviewed your Master Development Plan
referenced project. As we discussed yesterday,
problem with the Master Plan for the property -
about the improvements you have shown within the
We feel a median crossover for a project of this sit
additional development through its access roadway,
median crossovers must be approved by our Centr
could prove extremely difficult as well as expensi,
Iocation. The narrow median width, north and lout
current crossover spacing could very well preclude c
If allowed, at the very least it would appear ba
reconstruction of the north bound lanes of Route 5Z
be necessary.
Other issues which will need to be considered are i,
for the adjacent Star Fort Project which entails shi
your proposed location closer to you which compr(
Additionally, the Star Fort Master Plan as well as
Study identifies the need for a connector roadw
Route 11. The Star Fort Master Plan showed I
Route 522 North of where your proposed crossover
WE KEEP VIRGINIA MOVING
JERRY A. CON
RESIOENT ltiGlhr[R
TELE (s40) ou-,sap
FAX (540) NW -W07
Ref: Autumn Wind Apartments
Route 522 North
Frederick County
dated November 11, 1997 for the
onceptually we have no overall
lowever, we have some concerns
Zoute 522 right-of-way,
especially with the potential for
would be desirable. However, any
1 Office. In this particular case it
e to construct a crossover at this
bound. elevation deferentials, and
le being permitted at this location.
'd on our field review that the
for a considerable distance would
are currently reviewing a site plan
ng the existing crossover north of
'ses spacing requirements further.
e Winchester Area Transportation
r in this area from Route 522 to
connector roadway tieing into
located.
FROM EDINBURG RESIDENCY
Mr. Mark Snuth ,
Raf. Autumn Wind Apartments
November 21,199",
Page 2
Before we can approve this Master Dever
engineering design be undertaken by the do
crossover being constructed at this location.
Department will be necessary.
11.21.1997 17121 P.02
Other issues relating to the design of the props
entrance requirements, and/or traffic signalizatio
Route 522 can be addressed at the site plan stage.
If you have any questions, please Ict me know.
Sincerely,
�4
Robert B. Chile
Transportation Fa
RBC/rf
Attach.
xc: Mr. K. B. Downs
Mr. S. A. Melnikoff (w/ copy of MDP)
Mr. Kris Tierney
Plan we suggest a preliminary
to determine the feasibility of a
and approval of same by this
a access roadway, commercial
needs at the intersection with
COUNTY OF FREDERICK, VIRGINIA
FIRE AND RESCUE DEPARTMENT
107 North !Cent street
Winchem", VA 22WI
Thomas W. Owens Donlas A Kiracofe
Director Firs Maapaet
November 20, 1997
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
Attn.: Mr. Mark Smith
Dear Mr. Smith,
I'm writing in response to your request for comments on the Autumn Wind Apartments
Master Development Plan.
There are several issues that need to be addressed in order to approve this project,
although I'm not sure they must all be addressed at this phase of planning. The plan, as
shown, does not give the Fire Department adequate access to the buildings, for
firefighting purposes. We must have access for a Ladder Truck on each side of all
buildings that are three (3) stories or more in height. This can be accomplished via Fire
Lanes, so long as the Fire Lane is 20' in width, capable of supporting 65,000 lbs. and is a
minimum of 32, from the face of the building, to the centerline of the Fire Lane. Further,
the space between the Fire Lane and the building cannot be encumbered by trees, which
could hamper firefighting and rescue efforts, from a Ladder Truck.
The configuration of parking and buildings, on this plan, is going to be very congested If
parking occurs outside of designated areas, access to the buildings, for emergency
vehicles, would be blocked. There are no alternative routes for Fire and Rescue vehicles
to take in case of emergency. Further, the parking lot arrangement, as shown, will
severely hamper any fireground operations that may be necessary. Once a piece of
apparatus hooks to a hydrant, no other vehicles can access the site. This would hamper
additional Fire and Rescue vehicles from entering the area, and would prohibit the
evacuation of private vehicles from the site.
Hydrant locations are not shown on the Master Development Plan. Two (2) hydrants are
required within 300' of each building, and these must be on water mains with a minimum
8" diameter. Water main sizes should be shown on the site plan. Care must also be given
to placing the Automatic Sprinkler Siamese connections within 100' of hydrants. These
buildings, three (3) stories or more, will be required to have NFPA 13R Sprinkler systems
installed, and will have FDC connections.
Director (540) 665-5618 • Fire Marshal (540) 665-6350 • Fax (540) 678-4739
Greenway Engineering
Page 2
The inherent fire potential and difficulty in fighting fires in garden apartments is widely
known to the Fire Service. There is a serious threat to the occupants of the buildings, and
to the firefighters who must fight fires in the buildings, if careful consideration is not
given to pre -planning, access, and firefighting operations. I would be glad to meet with
you to discuss these issues, or assist you in addressing these issues on the Site Plan.
If I can be of any further assistance on this project, please do not hesitate to let me know.
Sincerely,
Douglas A. Kiracofe
Fire Marshal
cc: Round Hill Fire and Rescue Co.
file
e—F,ZO,a
COUNTY of FREDERICK
Department of Planning and Development
340/665-5651
FAX. 540/678-0682
September 17, 1997
ERA Oak Crest Realty, Inc.
Aitn: Mr. CH Casey
2045-A Valley Avenue
Winchester, VA 22601
Dear Mr. Casey:
This letter is in reference to property that is located on Route 522 north of Winchester, which is presently owned
by John and David Lewis. This property is designated as parcel numbers 60 and 60A on taY map 53 in the
Gainesboro Magisterial District. Currently, our zoning map indicates that these parcels are zoned B-2 (General
Business),
You recently contacted our department regarding an apparent inaccuracy in the zoning of these parcels as
reflected by our records. After investigating the matter, I found that rezoning request 1001-89 of Park-fieldAssociates to rezone 5.4465 acres from RP (Residential Performance) to B-2 (General Business) was approved
by the Frederick Co6iity Board of Supervisors on March 8, 1989. It appears that 6.50 acres of this property was
zoned B-2 at the time of the rezoning request. After the rezoning request was approved, the total amount of land
that was zoned B-2 was 11.9465 acres. The remaining 9.1669 acres of this property
previousiv mentioned, our zoning map currently indicates that these parcels are zoned B-2 to their entirety.
We will immediately update our zoning map to reflect the correct zoning of these parcels. Tax map 53, parcel
number 60 A. which consists of 2.0465 acres, will retain its B-2 zoning. Tax map 53, parcel number 60 will now
Show 9.9 acres zoned B-2 and 9.1669 acres zoned R.P.
If you have any further questions concerning this matter, please do not hesitate to contact our department. We
appreciate your patience in this matter, and apologize for any inconvenience it may have caused
Sincerelv,
Andrew D. Brans
Zoning Administrator
ADEJbah
U:11EFflCONt\IOMCORRESPO�C.aSEY. W PD
cc: Mr. John P. Le%%is and Mr. David P. Leis
Mrs. Ellen E. Murphy, Commissioner of the Revenue
Mr. T. Roy Jennings. Real Estate Assessor
Mr. C. William Orndoff; Jr., Treasurer
Mr. Nlark D Lemasters. Mapping &: Graphics Nfanager
107 North Kent Street - Winchester. Virginia 22601-50M)
Frederick County, Virginia Master Development Plan Application Packa&e
APPLICATION
MASTER DEVELOPMENT PLAN
Department of Planning and Development Use Only.
Date application received -L4- 7
Complete. Date of acceptance.
Incomplete. Date of return. .
Application # 007
1. Project Title : �{-o-ru:��'' GIVALA A'7o.rtm Grl-t'5
PA
Owner's Name: Sohn L.cw; s
i -e : s
(Please list the names of all owners or parties in interest)
3. Applicant
Address:
Phone Number:
4. Design Company:
Address:
Phone Number:
Contact Name:
Grexvi";ay
yt e -k e sfic ✓� 1/,4 ZZCvG?
(540) GGZ-4l £4S
(040) &C,Z-- 41 &,
t1 C4V— Seyi d -n
Ln
Page 11
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
S. Location of Property:
6. Total Acreage: '=Y. 24 'A Ct-es
7. Property Information:
a) Property Identification Number (PIN): TM 53- CCA)) - GD
b) Current Zoning: F'P
C) Present Use: -- c
d) Proposed Uses: ��rh At.•'FMPn+s
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North 1 nn 53 -((AJ) - 50) G t _ c_��4 C0,111", % L>
South M 54 - CCAS) - Z A yam,"
East Try, 6'1 - d /0) - &OA
West 53— C`(.4)) - 63
f) Magisterial District: 6,a 6 u, , a
8. Is this an original or amended Master Development Plan:'
Original ✓ Amended —
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
Signature:
Date:
Page 12
11124/1997 15:15 154072 GP.EEN14AY ENGI _KJG PAGE 02
t
Frederick County, Virginia Mester Vovelopm :nMtPlun Application Package
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the tend will be notificd of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or mar or any property directly
serosa a pabila rigbe-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 dte parcel identification number which may be obtained from the office of the
Commissiona of Revenue. The Car mustoner of the Revenue is located on the grid floor of the
Frederlrk County Administrative BwLd ft 107 North Kent Street.
NAMP
Anr%DRQC ! DDnDCD1'Vl.TT 1&A0Cn
NOW
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Winchester Outdoor
355 S. Potomac Street
Hagerstown, MD 21740-6032
53-A-58
Lester and Carlin Elliott 54-A-1
P.O. Bog 110, Winchester, VA 22604-011.0
Russell R. Hiett 53 -A -61A
900 Autumn View Lane, Winchester, VA 22603-4200
Westminster Canterbury 54 -A --63B
300 Westminster -Canterbury Drive, Winchester, VA 22603-4216
Page 18
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US ROUTE 522 MEM
Frederick Co, Raminq Dept, COSEDr 1IM Tj
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LAN0 OF ~r„s ?�
PA RI<FIEL,p ASSOCIATES
STONEWALL DISTR ICT !-
FREDERICK COUNTY, VIRGIN IA
This Is All Of The Land Conveyed To Parkfield Associates By
L Watson
December 29, 1978 And Recorded In The Office of The Clerk Of n e Cir Et C Deed Dated
F=rederick County Virginia In Deed Book 503. Pr:n« Tan Circuit Court Of
MI PJ OR • .PROPERTY LINE A DJ UST M EN•i
^'URSTENAU SURVEYING
STEPHENS CITY, VIRGINIA 22655
VIATE: Jan. 3, 1989
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PA RKFIELID ASSOC/A TES -
STONEWALL DISTRICT
FREDERICK COUNTY, VIRGINIA
Uk Is Ad Of Tho Land Canr•r•d To Partlnld Assoaat•s By Leon Watson EI U• Deed DOW
December 29. 1978 And Recorded In T1• Office Of TM Clerk Of Ttr Circuf C4v1 Of
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MINOR - PROPERTY LINE ADJUSTMENT e41111' M«c' 29, 1"11
FURSTENAU SURVEYING *CALMS 1 e 200
own_ ova
STEPHENS CITY. VIRGINIA 22655
Near
• Eft-ft�.P�l.
D4.v
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b�goo. Ieadft I
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAY: 540/678-0682
MEMORANDUM
TO: Planning Commission
FROM: Eric R Lawrence, Planner II �✓N
SUBJECT: 1998 Planning Commission Annual Retreat
DATE: December 17, 1997
Every year, the staff arranges a retreat for the Planning Commission and the Board of Supervisors
to discuss planning related issues. These annual retreats have traditionally been held on a Saturday
during the winter months, lasting the better part of the day.
This year, the Planning Commission's Annual Retreat will be held on February 7, 1998, at the
Wayside Inn. The retreat will involve a full day of presentations and discussions, beginning at 9:00
a.m. As the evening hour arrives, our spouses and guests are invited to join us for cocktails and
dinner.
We hope that you will be joining us for this year's retreat. I will be contacting each of you in early
January to confirm your participation and dinner requests.
Thank you and enjoy the holidays.
U:IERICICOMMOMRETREAT.IN2
107 North Kent Street - Winchester, Virginia 22601-5000