HomeMy WebLinkAboutPC 07-02-97 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
JULY 2, 1997
7:00 P.M. CALL TO ORDER TAB
1) Minutes of May 7, 1997 .............................................. A
2) Bi -Monthly Report .................................................. B
3) Committee Reports ................................................. C
4) Citizen Comments .................................................. D
PUBLIC HEARINGS
5) Conditional Use Permit #009-97 of James K. Powell for office space, work shop and
inventory for a plumbing business. The property is located at 6931 Valley Pike and is
identified with Property Identification Number 84-A-82 in the Opequon Magisterial
District.
(Mr. Evans) ............................................................ E
6) Amendment to Article X, Business & Industrial Zoning Districts, Chapter 165,
Zoning, of the Frederick County Code to permit stone, clay, glass, and concrete products
manufacturing in the M2 (Industrial General) District.
(Mr. Wyatt) ....................................................... F
7) Rezoning #002-97 of Eastgate Commerce Center by Wrights Run L.P. to rezone land
currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial Transition),
and M1 (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres
of B2 (Business General) zoned land; 2 1. 10 acres of B3 (Industrial Transition) zoned
land; and 51.83 acres of Ml (Industrial Light) zoned land. The property is located at the
intersection of Route 522 South (Front Royal Pike) and Route 642 (Tasker Road), and
is identified with Property Identification Number 76-A-53 in the Shawnee Magisterial
District.
(Mr. Wyatt) .................................................... .... G
7
PUBLIC MEETING
8) Master Development Plan #005-97 of Eastgate Commerce Center by Wrights Run
L.P. to master plan 51.96 acres of B2 (Business General) zoned land; 21.10 acres of B3
(Industrial Transition) zoned land; and 51.83 acres of M1 (Industrial Light) zoned land
for proposed commercial and industrial use. The property is located at the intersection
of Route 522 South (Front Royal Pike) and Route 642 (Tasker Road), and is identified
with Property Identification Numbers 76-A-53, 76 -A -53A, 76 -A -53B, 76 -A -53C and 76-
A -53D in the Shawnee Magisterial District.
(Mr. Ruddy) ....................................................... H
9) Request for an Exception by Dennis and Jean Settle/Daniel Lee Settle, under the
provision of Section 144-5 of the Frederick County Subdivision Ordinance to subdivide
a parcel of land and provide less than the 50 -foot right-of-way as required by Section
144-31C.(3). This property is identified as PIN 76-A-105 and is located off of Route 642
(Armel Road) approximately 2,000 feet east of the intersection of Route 522 (Front
Royal Pike) in the Shawnee Magisterial District.
(Mr. Evans) ....................................................... 1
10) Request for an Exception by Kenneth C. And Mary P. Lebo, under the provision of
Section 144-5 of the Frederick County Subdivision Ordinance to subdivide a parcel of
land and provide less than the 50 -foot right-of-way as required by Section 144-31C.(3).
This property is identified as PIN 47-A-8 and is accessed off Route 617 (Pine Top Road)
approximately 1,000 feet east of the West Virginia/Virginia State line in the Back Creek
Magisterial District.
(Mr. Evans) ....................................................... J
INFORMAL DISCUSSION
11) Proposed Amendments to Article XVI, IA (Interstate Area) Overlay District
(Mr. Tierney) ...................................................... K
12) Other
F&: 0AAGENDAS\97C0VERS\PC7 2.AGN
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on May 7, 1997.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice-Chaiiman/Back
Creek District; Marjorie H. Copenhaver, Back Creek District; Roger L. Thomas, Opequon District; S. Blaine
Wilson, Shawnee District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; George L.
Romine, Citizen at Large; Terry Stone, Gainesboro District; W. Wayne Miller, Gainesboro District; Robert M.
Sager, Board Liaison; and Jay Cook, Legal Counsel.
ABSENT: Robert A. Moms, Shawnee District; and Vincent DiBenedetto, Winchester City Liaison
STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Director; Eric R Lawrence,
Planner II; Michael T. Ruddy, Planner I; Renee' S. Arlotta, Minutes Recorder.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
MINUTES - MARCH 19,1997
Upon motion made by Mr. Marker and seconded by Mr. Romine, the Commission unanimously
approved the March 19, 1997 minutes as presented.
BIMONTHLY REPORT
Chairman DeHaven accepted the Bimonthly Report for the Commission's information.
Frederick County Planning Commission
Minutes of May 7, 1997 Page 49
-2 -
COMMITTEE REPORTS
Development Review & ReEulations Subcommittee (DRRS) - 04/23/97 Mtg.
Mr. Wyatt reported that the DRRS continued their work on corridor design standards and those
will be discussed later in tonight's meeting. Work is also beginning with the Industrial Parks Association
Committee on flex tech requirements.
Economic Development Commission
Mr. Romine said that a new company from Switzerland has located in the Stonewall Industrial
Park.
PUBLIC HEARING
Rezoning Application #001-97 of Omps Funeral Home, Inc. to rezone 1.396 acres from RA (Rural Areas)
District to B2 (Business General) District to establish a funeral home operation within the Shenandoah
Memorial Park. This property is located on the west side of Route 522 South, approximately 1,500' north
of the intersection of Route 644 and Route 522 South, and is identified with P.I.N. 64-3-A in the Shawnee
Magisterial District.
Action - Recommended Approval
Mr. Wyatt stated that the property is located within the Urban Development Area (UDA) and
the Sewer and Water Service Area (SWSA). Mr. Wyatt said that there is the potential for increased traffic,
however, the applicant has provided a proffer statement which limits the development of this site to a funeral
home operation and all other 132 uses have been proffered out. He said that a monetary contribution has been
offered to offset the fire and rescue service impact; and, in addition, the applicant has proffered to limit access
on Front Royal Pike by providing only one point of access through a single commercial entrance. Mr. Wyatt said
that the staff feels the applicant has demonstrated the ability to significantly reduce the impacts to this site
through these proffers and recommends approval.
Mr. Stephen M. Gyurisin with G. W. Clifford & Associates was representing the owners, Sunset
Memorial, Inc. and Omps Funeral Home, Inc. Mr. Gyurisin said that they have limited the size of the building
to a 15,000 sq. ft. area; although they will more than likely have a much smaller facility, probably in the 8,000-
10,000 sq. ft. range. He added that the site has public sewer and water available.
Mr. Larry Omps, President of Omps Funeral Home, Inc., said that this will be a smaller facility
than what is on Amherst Street, but it would be similar in design. He explained that the proposed building would
serve as a visitation and service facility, not a preparaiion Facility. ivir. Omps stated diai fewer services would
be held here and professional work would be done at the Amherst Street facility. Mr. Omps did not anticipate
Frederick County Planning Commission
Minutes of May 7, 1997 Page 50
-3 -
this facility generating a lot of traffic.
Members of the Commission asked Mr. Omps if sufficient parking was available. Mr. Omps
said that they probably will not construct a building as large as 15,000 sq. ft. because of the cost, so there should
be more than adequate parking. Mr. Omps said that they have a close relationship with the owners of
Shenandoah Memorial Park and those roadways could be used for overflow; however, they do not anticipate
parking being a problem.
Chairman DeHaven called for public comment and the following persons came forward to speak:
Mrs. Elwood H. Fox, adjoining property owner, had concerns about the traffic. Mrs. Fox
thought this area was to remain residential and was disturbed about the possibility of a business locating here.
Mrs. Ann Cross, resident of the neighborhood, asked for the exact location of the proposed
building. Mrs. Cross asked for clarification on what may happen to this area with regard to zoning and
development.
Mr. Miller noted that in the comments from the Greenwood Fire and Rescue Company, they
state that "...proffers have been offered by the applicant payable to the Greenwood Fire and Rescue Company."
Mr. Miller pointed out that proffers are paid to the County, not individual fire and rescue companies, because of
auditing purposes.
Commission members agreed with staff that the applicant had demonstrated the ability to
significantly minimize impacts to the site through the proffers. Based on this, and the fact that the site was
located within the UDA and the SWSA with adequate infrastructure, the Commission was agreeable to the
rezoning of the property.
Upon motion made by Mr. Light and seconded by Mr. Marker,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application #001-97 of Omps Funeral Home, Inc. to rezone 1.396 acres from RA (Rural
Areas) District to B2 (Business General) District to establish a funeral home operation.
DISCUSSION ITEMS
Discussion ReLmrdine the Interpretation of the Eastern Road Plan
Action - Amendment to Eastern Road Plan Endorsed by Majority Vote
Mr. Lawrence stated that the Eastern Road Plan is an element in the County's Comprehensive
Policy Plan that establishes a future arterial and collector road network showing approximate location of needed
road connections. He said that the plan shows future road locations in general terms, allowing for some deviation
in location based on detailed design work conducted at the development stage.
Mr. Lawrence said that Mr. Bill J. Tisinger, representing Jasbo, Inc., has requested consideration
Frederick County Planning Commission
Minutes of May 7, 1997 Page 51
-4 -
of a major collector as it crosses Jasbo property, which is a 135 -acre tract of undeveloped land north of old Route
642 (Macedonia Church Road) and west of Route 522 in the Stephens City area. He said that the collector
traverses the property in a north -south direction, connecting old Route 642 and Route 522 and is essentially a
northern extension of White Oak Road (Rt. 636). Mr. Lawrence said that Mr. Tisinger is proposing to continue
to use the intersection of old Route 642 and White Oak Road as the southern terminus of the identified major
collector, however, he proposes to adjust the northern terminus to align with the old Route 642 and Route 522
intersection.
Mr. Lawrence said that the Comprehensive Plans and Programs Subcommittee (CPPS) discussed
the potential impacts and benefits associated with the alignment and agreed the proposal was acceptable. He said
that anticipated impacts included the close proximity of a major collector to the Macedonia Church and Cemetery,
and the necessity to cul-de-sac old Route 642; while benefits included enabling the continuation of the collector
east of Route 522 and diverting the major collector from being constructed adjacent to Armel Elementary School.
Mr. Bill J. Tisinger, representing Jasbo, Inc., said that they are about to master plan a
subdivision of their 135 acres for approximately 270-280 residential units. He said that the Eastern Road Plan
currently shows an extension of Route 636 traversing across houses and dead -ending into Armel School. Mr.
Tisinger said that their proposed alternate point of connection to Route 522 is a level intersection with good site
distances, a cross-over going both ways, and no houses are involved. He said that Wakeland Manor is adjacent
to them and he estimated there was another 200-300 units in that development_ Mr. Tisinger stated that this road
extension will facilitate traffic movement for Wakeland Manor and other land south on Tasker Road that will
be master planned, probably this summer.
Mr. Sager asked Mr. Tisinger if there would be signalization of Route 522 at the realigned
Macedonia Church Road Mr. Tisinger said that he didn't know at this point in time. He felt that studies would
have to be conducted concerning the amount of traffic to be generated and during what time periods. He said that
traffic studies will also have to made at the Tasker Road intersection.
Mr. Miller asked Mr. Tisinger if Jasbo would acquire all of the right-of-way out to Route 522
to construct the road Mr. Tisinger said that they will obtain the right-of-way and they will construct the road on
their land. As to the road construction off Jasbo property, Mr. Tisinger said that discussions will have to occur
and highway funds may be available.
Mr. Wilson stated that there was a tremendous amount of effort and expense used to straighten
Route 642. He said he would like to see the intersection a little closer to Winchester, so traffic coming to
Winchester won't have to go south and come back. He also felt that the Armel School intersection had good sight
vision, good elevation, and existing traffic signals.
In response to Mr. Wilson's comments, Mr. Tisinger said when the subdivisions in this area
are built out, there will be an increased amount of traffic and this intersection will be used to a large extent. He
said that if all of the traffic is moved up in front of the school, it will make for a dangerous situation at a school
crossing. He added that Route 636 will never be able to be extended across the road.
Mr. Light pointed out that a similar situation existed at Sherando High School with Warrior
Drive and he felt Warrior Drive had more traffic. Mr. Tisinger felt this was a different situation because the
school itself was back off of a substantial driveway. Mr. Wyatt added that it was a little bit of a different
Frederick County Planning Commission
Minutes of May 7, 1997 Page 52
-5 -
situation because south Warrior Drive has the potential to continue further south and the Sherando High School
entrances are off of South Warrior. Mr. Wyatt said that with the Armel School situation, you would have a major
collector road intersection with an "entrance" into Armel Elementary and there is no planned continuation of a
road system through the Armel School property to property to the east. Mr. Tierney also added that the original
intent was to get Route 636 extended north and connected to Route 522. Mr. Tierney said that the staff's opinion
is that allowing the road to continue east makes sense for long-range planning. Mr. Tierney said that allowing
all that traffic to come out in front of the school is probably not the most desirable situation.
Members of the Commission discussed truck traffic and the direction trucks might take. They
had concems about the existing bottleneck between Route 642 and Tasker Drive and felt this area of road needed
to be widened. Commission members also expressed some concern about the curves of the proposal. Another
concern expressed was whether old Macedonia Church Road should intersect the proposed extension; a
suggestion was made for a cul-de-sac on the east side and to terminate the road at the end of the last property
to prevent cars from dodging across the road in order to short-cut around the corner towards old Macedonia
Church Road.
Robert Childress, from VDOT's Edinburg Residency, stated that VDOT representatives met
with the developers and the design engineer and reviewed a conceptual plan for the realignment. Mr. Childress
said that VDOT does not have any overall objections to the proposed new alignment and they believed it was a
workable option. He said that there are several potential issues that would need to be worked out at the design
stage and those issues have been provided to Mr. Mark Smith, the design engineer, as well as the Planning Staff.
Regarding the issue of terminating the old Macedonia Church Road with a cul-de-sac, Mr.
Childress felt it was appropriate. Mr. Childress said that without looking at the detailed plans and a traffic impact
analysis of the project, however, he wouldn't know at this time which end would be the best one to cul-de-sac,
whether eastern, western, or the center. Regarding the issue of curves, he said they are broad and wide to meet
minimum safe design standards and to facilitate traffic movement. Mr. Childress stated that he did not foresee
a lot of truck traffic coming through here to get to Tasker or the Route 277 corridor.
Mr. Mark Smith with Greenway Engineering, the project designers, came forward to speak about
the curvature of the road. He said that the graphic is a little deceiving at the scale shown, however, the
preliminary engineering meets VDOT's standards. Mr. Smith said that the existing curves are about 120'-150'
radius curves, while their proposed alignment has a minimum curve radius of 535', which is substantially larger.
Members of the Commission felt that the extension proposed by Mr. Tisinger was a workable
alternative. The majority of members felt the connection in front of the Armel Elementary School was not the
best situation as far as traffic was concerned and that the connection further south would allow the continuation
of the collector east of Route 522.
Upon motion made by Mr. Thomas and seconded by Mr. Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of the
interpretation of the Eastern Road Plan consistent with the macro -plan submitted by Jasbo, Inc.
The vote was as follows:
Frederick County Planning Commission
Minutes of May 7, 1997 Page 53
YES: Light, Copenhaver, Marker, Romine, Thomas, Ours, Stone, Miller, DeHaven
NO: Wilson
Discussion Rettardine the Proposed Corridor Design Standards
No Action Required
Mr. Wyatt presented proposed development design standards for boulevard entrance design for
arterial road systems, for entrance spacing requirements for arterial and collector road systems, and for building
components and underground utilities. Mr. Wyatt reviewed the proposed standards with the Commission in order
to receive their input.
Chairman DeHaven raised a concern about the proposed length and width of the raised
landscaped island for boulevard entrances and the proposal to reduce this improvement for turn lanes. Chairman
DeHaven felt those distances needed to be a whole lot longer and wider. He suggested 50'X 250'-300,' to allow
room for expansion.
Mr. Thomas raised the subject of lighting and felt it would be difficult to come up with a foot
candle spillage intensity. Mr. Thomas asked if it might be better to state the intent, rather than a foot candle level.
It was pointed out by other Planning Commission members that enforcement may be the issue. It was noted that
using foot candles would be definable and measurable, but a statement of intent would be open to interpretation.
The Commission felt the staff had done an excellent job on the design standards presented.
Mr. Wyatt said that the DRRS is also interested in working with the design community on the
current buffer and screening requirements. He said that the issue for the design community is not necessarily
screening, but with the distance the buffer requires, particularly for commercial and industrial properties. Mr.
Wyatt said that the DRRS and staff understands the concerns of the design community and is interested in
working with them to reduce the distances; however, the DRRS wants to ensure there is an adequate buffer
provided, particularly where properties adjoin RP Zoning. Mr. Wyatt asked the Commission what they would
like to see to create the adequate screen, if the distances were reduced.
Commission members felt that the distances between commercial/ industrial and RP were fine
as written and that both the distance and the buffer were needed when RP property was involved. They felt that
the distinction was residential property and in a situation involving a division between residential and
commercial, the distance was as important as the screen. Commission members felt that if the situation involved
commercial and industrial, they would be more inclined to reduce the buffer distance.
Commission members inquired about a previously approved amendment allowing for a buffer
reduction. Mr. Wyatt said that this new proposal goes beyond that amendment, which was for a "common, shared
buffer easement," and allows two property owners to use one buffer instead of two, thereby saving land and
landscaping and grading costs. Mr. Wyatt said that the problem encountered is when one property owner is
Frederick County Planning Commission
Minutes of May 7, 1997 Page 54
-7 -
developing and the adjacent property owner has no desire to participate because of uncertainty about plans for
the property. Commission members felt there may be some type of an alternative that could be offered.
Mr. Wyatt said that this item will go back to the DRRS for further study. No action was needed
by the Planning Commission at this time.
1996 Annual Report
No Action Required
Mr. Ruddy presented the 1996 Annual Report for Frederick County. He said that the report is
compiled to aid the Commission, the Board, and Frederick County citizens in their evaluation of the previous
year's activities and to aid in the comprehensive planning process for future years. Mr. Ruddy reviewed the
report with the Commission.
The Commission felt that an outstanding job was done with the report.
ADJOURNMENT
unanimous vote.
No further business remained to be discussed and the meeting adjourned at 8:30 p.m. by
Respectfully submitted,
Kris C. Tierney, Secretary
Charles S. DeHaven, Chairman
Frederick County Planning Commission
Minutes of May 7, 1997 Page 55
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed June 18, 1997)
UMMOMI Application cation n I
P
newly submitted.
tied.
REZONINGS:
Omps Funeral Home, Inc.
(REZ #001-97)
Shawnee
1.396 acres from RA to B2 for a
funeral home
Location:
West side of Rt. 522 So. of Winchester, approx. 1500' no. of the Rt.
644/522 So. intersection.
Submitted:
04/17/97
PC Review:
05/07/97 - recoimnended approval
BOS Review:
06/10/97 - approved with proffers
MASTER DEVELOPMENT PLANS:
Woodbrook Village
(MDP #004-97)
Back Creek
62 s.f. cluster & 81 multi-fam. units on
1 42.50 acres (RP)
Location:
South side of Opeguon Church Lane at Kernstown
Submitted:
05/09/97
PC Review:
jP
not yet scheduled - pending completed application.
BOS Review:
not yet scheduled
Dominion Knolls (MDP #001-97)
Stonewall
76 SF Detached Zero Lot Line Homes
on 20.278 acres (RP)
Location:
SW Comer of Ft. Collier Rd. (Rt. 1322) & Baker Lane (Rt. 1200)
Submitted:
01/27/97
PC Review:
03/05/97 - recommended approval
BOS Review:
04/09/97 - approved
Admininstrative Approval:
Pending completion of review agency comments.
SUBDIVISIONS:
Dominion Knolls (SUB #005-97)
Stonewall 75 s.f. zero lot line lots on 20.278 ac.
(RP)
Location:
So.west corner of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322)
Submitted:
05/16/97
MDP #001-97
Approved by BOS 04/09/97; MDP is pending admin. approval.
Admin. Approved:
Pending
Lenoir City Co. of Virginia
(SUB #003-97)
Gainesboro
1 M1 Lot (2.000 acres)
Location:
Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west
of the McGhee Rd. and Tyson Dr. intersection.
Submitted:
05/15/97
MDP #006-93:
Approved 07/28/93
Admin. Approved:
Pending
Winc-Fred Co. IDC (SUB)
Back Creek
2 Ml Lots (0.552 acres & 20.285 acres)
Location:
Southeast side of Development Lane
Submitted:
09/08/95
MDP #003-87:
Approved 07/08/87
Pending Admin. Approval
Awaiting signed plats.
RT&T Partnership (SUB)
Back Creek
I 1 Lot - 29.6 Acres (B2)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05/17/95
MDP #003-91
Approved 07/10/91
Pending Admin. Approval:
Awaiting submission of signed plat & deed of dedication
Briarwood Estates (SUB)
Stonewall
20 SF Det. Trad. Lots (RP)
Location:
Greenwood Rd.
Submitted:
01/03/94
MDP #005-93
Approved 12/8/93
Pending Admin. Approval:
Befiig held at applicant's request.
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 - reconunended approval
BOS Review:
06/13/90 - approved
Pending Admin. Approval:
Awaiting deed of ded., letter of credit, and signed plat
Harry Stimpson (SUB)
__gpeguon
Two B2 Lots
Location:
Town Run Lane
Submitted:
09/23/94
PC Review:
10/ 19/94 - recommended approval
BOS Review:
10/26/94 - approved
Pending Admin. Approval:
Awaiting signed plat.
SITE PLANS:
First United Methodist Church
(SP #019-97)
Gainesboro
Picnic Shelter/ Softball Fields
Location:
Apple Pie Rid e
Submitted:
05/16/97
Approved:
06/16/97
ALC, Inc. (SP #015-97)
Shawnee
Addition
Location:
Wright's Rwi L.P. - Lot 2
Submitted:
05/15/97
Approved:
06/17/97
Eastern Supply (SP /1017-97)
Gainesboro
2,500 sq.ft. addition (office & fabrica-
tion shop); 4,500 sq.ft. disturbed of a
5.3185 ac. parcel (MI)
Location:
161 McGhee Road
Submitted:
Submitted:
05/15/97
Pending
Approved:
Pending
Corrugated Container
(SP 11016-97)
Back Creek
Office, Production, & Warehouse
(36,000 sq. ft.); 4.4 ac. disturbed of a
11.369 ac. site (Ml)
Location:
100 Development Lane; I.D.C. Subdivision
Submitted:
05/05/97
Approved:
Pending
C.E.D. Enterprises, Inc. Revised
(SP 11029-96)
Back Creek
4,500 sq. ft. bldg. addition & a 12'X68'
concrete pad (EM)
Location:
221 Sand Mine Road
Submitted:
04/22/97
Approved:
Pending
Bandit Karts (SP 11014-97)
Shawnee
Office & Fabrication Shop; 0.60 ac.
disturbed of a 1.00 ac. parcel (MI)
Location:
Westview Business Center, Lot 3; Victory Lane (Rt. 728)
Submitted:
04/18/97
Approved:
06/04/97
11 Spahr Corp. Ltd. (SP 11013-97)
Gainesboro
Office & Warehouse (9,350 sq.ft.) 1.60
ac. disturbed of a 2.00 ac. parcel (MI)
Location:
McGhee Road, Stonewall Industrial Park, Lot I
Submitted:
04/11/97
Approved:
05/29/97
Stephens City Animal Hospital
(SP #012-97)
Opequon
750 sq.ft. medical office; 300 sq.ft.
1 disturb. area of a 0.319 ac. parcel (B2)
Location:
103 Highlander Road, Ste hens City
Submitted:
04/08/97
Approved:
05/28/97
Veteran's Texaco Station &
Conven. Store & Burger King
Restaurant Addit. (SP #007-97)
Opequon
Service Station, Store, & Burger King
Restaurant on 1.0591 acres
Location:
121 Fairfax Pike
Submitted:
03/13/97
Approved:
Pending
Agape Christian Fellowship
Church Sanctuary (SP #005-97)
Shawnee
Church Expansion; 2.5 ac. to be
1 developed of a 29.5115 ac. site (RA)
Location:
East side of Rt. 642; approx. 2,500' so. of the Rt. 37/I-81 Interch .
Submitted:
02/12/97
Approved:
Pending
Rose Memorial Foundation
(SP #004-97)
Stonewall
Renovation of existing residence for an
adult care facility; 3.292 ac. site (RP)
Location:
549 Valley Mill Road
Submitted:
02/11/97
Approved:
Pending
Carriebrooke (SP #057-96)
Shawnee
I Offices on 2.5487 acres (132)
Location:
East side of Rt. 642 south of I-81/37/642 interchange
Submitted:
12/26/96
Approved:
04/23/97
Shenandoah Bldg. Supply
(SP #056-96)
Gainesboro Warehouse on 5 acres (M1)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
12/16/96
Approved:
Pending
Winchester 84 Lumber
(SP #045-96)
Stonewall 6,000 sq R storage bldg; 1.19 ac. of a
4.98 ac. tract disturbed (B2)
Location:
Rt. 839
Submitted:
10/ 14/96
-Approved:
06/10/97
Stimpson/Rt. 277 Oil & 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:
Pending
Flying J Travel Plaza (SP #026-
96)
Stonewall
Travel Plaza on 15 acres (B3)
Location:
S.W. corner of the intersection of I-81 & Rt. 669
Submitted:
05/23/96
Approved:
Pending
Cedar Creek Center (SP #025-96)
Iparcel
Back Creek
Museum on 0.485 ac. of a 3.210 acre
(B1)
Location:
8437 Valley Pike (Rt. 11), Middletown
Submitted:
05/16/96
Approved:
Pending
AMOCO/House of Gifts (SP
#022-96)
Gainesboro
Gas Pump Canopy 880 sq. ft. area of a
1 0.916 acre parcel (RA)
Location:
3548 North Frederick Pike
Submitted:
05/08/96
Approved:
Pending
American Legion Post #021 (SP
#018-96)
Stonewall
Addition to lodge building on 3.4255
1 acre site (132)
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; adj. & west of Rt. 522
Submitted:
09/12/89
Note:
Being held at applicant's request.
Flex Tech (SP #057-90)
Stonewall
I M1 Use on 11 Ac. (MI)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
Being held at applicant's request.
CONDITIONAL USE PERMITS
James K. Powell (CUP #009-97)
Opequon
Office Space & Work Shop for
Plumbing Business (RA)
Location:
6931 Valley Pike
Submitted:
05/19/97
PC Review:
07/02/97
BOS Review:
08/13/97 - tentatively scheduled
Peter J. & Michelle Brogger
(CUP 008-97)
Back Creek
Cottage Occupation for Catering
Business (RA)
Location:
Off of Chapel Road (Rt. 627); On Lustino Lane
Submitted:
05/09/97
PC Review:
06/04/97 - recoimnended approval
BOS Review:
07/09/97
John & Patricia Bowers
(CUP #007-97)
Stonewall
Antique Shop in Existing Bldg. (RA)
Location:
4489 Martnisburg Pike (Rt. 11N.), Clearbrook
Submitted:
04/21/97
PC Review:
06/04/97 - recommended approval
BOS Review:
07/09/97
BZA APPEALS:
BZA VARIANCES:
CFJ Properties (VAR #006-97)
Stonewall
Appeal of the determination made by
(Flying J)
the Director of Planning &
Development in the administration of
the Zoning Ordinance.
Location:
1530 Rest Church Road
Submitted:
04/25/97
BZA Review:
05/20/97 Tabled for 90 days per applicant's request to 08/19/97
BZA VARIANCES:
HEI
Flying J Travel Plaza
Stonewall
Height variance of 20' from 710' to
(VAR #007-97)
730' above sea level and a sign size
variance of 198.95 sq.ft. over the 300
s .ft. allowed.
Location:
1530 Rest Church Rd./ So. West quadrant of 1-81 & VA Rt. 669
(Exit 323)
Submitted:
04/29/97
BZA Review:
05/20/97 Tabled for 90 days er ap licant's request to 08/19/97.
HEI
PC REVIEW: 7/2/97
BOS REVIEW: 8/13/97
CONDITIONAL USE PERMIT #009-97
James K. Powell
Office Space and Workshop for Inventory/Plumbing Business
LOCATION: This property is located at 6931 Valley Pike.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 84-A-82
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) District; Land Use:
Residential
ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) District; Land Use:
shops, apartments, and vacant
PROPOSED USE: Office space, work shop, and inventory storage for plumbing business
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: No objection to a conditional use permit for this
property. However, should use ever expand in the future, the entrance may have to be
upgraded to VDOT minimum commercial standards.
Inspections Department: Building shall comply with Virginia Uniform Statewide
Building Code and Section 304, Use Group B (Business) of the BOCA National Building
Code/1996. Other codes that apply are CABO A117.1-92, Accessible and Useable
Buildings and facilities. Please submit floor plan of building for change of use permit.
Fire Marshal: No comments.
Health Department: See attached letter frain Karl Evans dated April 28, 1997
James K. Powell - CUP #009-97
Page 2
June 20, 1997
Planning and Zoning:
History: As referenced in the letter from the Health Department, the previous use of the
property has included such uses as a radiator, engine and auto repair, service (gas) station,
grocery store and bakery. A manufactured home is located on the property for residential
use. The previous uses of the building have been for commercial -related uses; therefore, the
applicant desires to reestablish a nonconforming use.
Public garages, and other auto repair businesses, service stations, country general stores and
bakeries are uses allowed in the Rural Areas District by issuance of a Conditional Use
Permit. The proposed plumbing business is similar to other contracting or service businesses
allowed in this district. Use of an existing building and site should not change the character
and established pattern of development of the area. If conditions are adhered to, the issuance
of the Conditional Use Permit should not affect the surrounding properties or the character
and environment of the area.
Any storage of materials or supplies outside of the building should be screened from public
view. Fencing is proposed for a portion of the site in front of and to the north of the building
to provide screening for outside storage of supplies and parking of service vehicles, to be
located in a secure area. The applicant has volunteered to park the service vehicles within
the closed area.
According to Health Department and VDOT's comments, adequate facilities and safe access
are available to accommodate the proposed use.
Staff Recommendation for 7/2/97: Staff recommends approval with the following conditions:
All agency comments shall be complied with at all times.
2. A (minor) site plan must be approved by the County, and should include the
proposed location of the fence/screening (material, height) on the plan.
3. All shop -related work must be done within the building only.
4. Total signage (wall or freestanding) should not exceed a maximum of 100 sq. ft.
0:\AGENDAS\COMMENTS\POWELL 2.CUP
Lord Fairfax Environmental Health District
107 N. Kent St.
`p P. O. Box 2056
Winchester, Virginia 22604
® (540) 722-3480 FAX (540) 722-3479
Counties of- Clarke, Frederick, Page, Shenandoah, Warren, and City of Winchester
April 28, 1997
RE: Request for comments
I.D. # 97018185
Tax Map # 84-A-82
James Powell
119 Laurel Hill Drive
Stephens City, VA 22655
Dear Mr. Powell:
A evaluation of the existing sewage disposal system was completed on this date. It was not
required that any of the system components be un -covered for inspection. I did walk across the
area of the drainfield and there was not any odors or system mal -functioning noted. I am listing
below other comments that relate to this property that I have found in our files:
1. This office has on file a construction permit for a sewage disposal system that was issued on
July 15, 1954. The permit is for the above referenced property, but it is unclear as to what
structure the system was to serve.
2. We also have on -File a repair permit issued on August 24, 1978 to correct a unsuitablc
existing septic system. Our files do NOT indicate that the system was installed.
3. We have a conditional use approval for the property dated August 22, 1979 to allow for
a radiator repair, engine repair and service station. The health department required a
condition that the repair system must be installed.
4. We also have on file a conditional use approval dated March 28, 1985. The present owner
Ms. Iva Petre, was given approval to convert the garage into a grocery store.
Page 2
James Powell
request for comments
I.D. # 97018185
5. The last document is a letter from Herbert Sluder, R.S. giving Ms. Petre approval to operate a
bread/bakery store in the current structure as well as connect a mobile home to the existing
sewage disposal system ( for her occupancy only ).
Considering all of the above information, it has been decided to approve your request with the
following conditions:
1. The business in your proposed office will be limited to Kone) employee per day. There
will not be public restrooms allowed.
2. The trailer which is on the property can only be occupied by Ms. Petre ( one occupant ).
If the property is ever sold, the trailer MUST be removed from the property.
3. If at any time the system malfunctions or sewage is evident on the ground surface, you will
be required to cease operating your business office at this location until at which time the
system is repaired (if possible) according to health department regulations and policies.
This report is not intended for use as part of a real estate transfer or any unauthorized use. There
is no implied guarantee of future septic system performance based on this report. In the event of
any sewage disposal malfunction, the owner will be responsible for any repairs or other actions
deemed necessary to correct the situation.
Sincerely,
Karl E. Evans
Env. Health Specialist Senior
pc: Ms. Iva Petre
CUP #009-97 PIN: 84—A--82
James K. Powell
Submittal Deadline 6- 6- 7?
P/C Meeting 7-2- q -j
BOS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
1. Applicant (The applicant if the owner X other)
NAME: JAMES K PDW L
ADDRESS: 119 LAUREL HILL DRIVE STEPHENS CITY, VA 22655
TELEPHONE 869-2354
2. Please list all owners, occupants, or parties in interest of
the property:
3. The property is located at: (please give exact directions and
include the route number of your road or street)
6931 VALLEY EY PIKE
MIDDLETOWN, VA 22645
4. The property has a road frontage of 200 feet and a
depth of feet and consists of 3/4 acres.
(Please be exact)
5. The property is owned by IVA PETRA as
evidenced by deed from recorded
(previous owner)
in deed book no. on page , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. 14 -Digit Property Identification No.
Magisterial District o
Current Zoning RA (rural area)r
7. Adjoining Property:
USE
North Shop
East Ihn❑
South Ilnde.vel nppfl
West Apartments
84-A-82 (.74 ac)
8. The type of use proposed is (consult with the Planning Dept.
before completing) Office space and work shop for inventory
for plumbing business
9. It is proposed that the following buildings will be
constructed: N/A
10. The following are all of the individuals, firms, or
corporations owning property adjacent to both sides and rear
and in front of (across street from) the property where the
requested use will be conducted. (Continue on back if
necessary.) These people will be notified by mail of this
application:
NAME ABLE, ROY T ADDRESS P 0 Box 361 Middletown, 22 --
PROPERTY ID# 84-4-1
NAME MELCO, INC.
PROPERTY ID# 84-A-83
NAME MELCO, INC.
PROPERTY ID# 84-A-84
NAME MELCO, INC.
PROPERTY ID# 84-A-87
NAME DEHAVEN, WENDELL P
PROPERTY ID# 84 -A -79A
NAME DOWNARD, HARRY A
ADDRESS 609 Cedar Creek Grade
Winchester 22601
ADDRESS 609 Cedar Creek Grade
Winchester, VA 22bul
ADDRESS 609 Cedar Creek Grade
Winchester, VA 22601
ADDRESS 37 Southwest St
Winchester, VA 22601
ADDRESS 797 S. Buckton Rd
PROPERTY ID# 84-A-79 Middletown, 22645
NAME NELSON, PAULA A ADDRESS 6917 Valley Pike
Middletown, 22645
PROPERTY ID# 84-A-78
NAME HESTER, JEFFREY D, TRUSTEEADDRESS 1011 Breckinridge"'Lane,
Winchester -'-22601:
PROPERTY ID# -, 'r
11. Please use this page for your sketch of the property. Show
proposed and/or existing structures on the property, including
measurements to all property lines.
��i
------------------=
I
04 1-
'MIDP�4
I-C��ZoeNlyk"I.,
4
ti
12. Additional comments, if any:
I (we), the undersigned, do hereby respectfully make application
and petition the governing body of Frederick County, Virginia to
allow the use described in this application. I understand that the
sign issued to me when this application is submitted must be placed
at the front property line at least seven (7) days prior to the
first public hearing and maintained so as to be visible until after
the Board of Supervisors' public hearing. Your application for a
Conditional Use Permit authorizes any member of the Frederick
County Planning Commission, Board of Supervisors or Planning and
Development Department to inspect your pro erty where the proposed
use will be conducted.
Signature of Applicant (� `
Signature of Owner�t
Owners' Mailing Address/
Owners' Telephone No.'�q_
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAY: 540/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Deputy Director �A ✓
RE: Stone, Clay, Glass, and Concrete Products Manufacturing Amendment
DATE: June 16, 1997
The Development Review and Regulations Subcommittee (DRRS) considered a request made by the
Economic Development Commission (EDC) to amend Chapter 165, Zoning, of the Frederick County
Code, to allow for the manufacturing of products specified under Major Group 32 of the Standard
Industrial Classification Manual (SIC). This section of the SIC would permit the manufacturing of
stone, clay, glass, and concrete products. Currently, the M-1 (Light Industrial) District permits SIC
3271 - concrete block and brick -related products, and the M-2 (Industrial General) District permits
SIC 327 - concrete, gypsum and plaster products.
The DRRS felt that the inclusion of the uses specified under SIC 32 would be appropriate in the M-2
District, but not in the M-1 District. It was the overall consensus of the DRRS that the M-2 District
already permitted Major Groups SIC 26 - Paper and Allied Products, SIC 28 - Chemicals and Allied
Products, SIC 29 - Petroleum Refining, and SIC 33 - Primary Metal Industry; therefore, SIC 32
would not increase the intensity of this district. The DRRS recommended that Article X, Business
and Industrial Zoning Districts, be amended to permit all uses specified within SIC 32 - Stone, Clay,
Glass, and Concrete Products, excluding 3292 - Asbestos Products.
Included with this memorandum is the proposed amendment for consideration by the Planning
Commission, as well as a copy of the uses permitted under SIC 32 - Stone, Clay, Glass, and Concrete
Products. Staff asks that the Planning Commission provide a recommendation that will be forwarded
to the Board of Supervisors for final resolution on July 9, 1997,
EAW/cc
Attachments
ARTICLE X Business and Industrial Zoning Districts
165-82E. M-2, Industrial General District
Stone, Clay, Glass, and Concrete Products,
excluding the following:
(SIC)
32
Asbestos Products 3292
GODS—Con.
►nd Purses—Con.
,Dods of precious metals
Major Group 32.—STONE, CLAY, GLASS, AND CONCRETE
PRODUCTS
The Major Group as a Whole
163
Coses. tee• of material
This major group includes establishments engaged in manufacturing flat glass and other
her goods. unall: personal
glass products, cement, structural clay products, pottery, concrete and gypsum products, cut
:atbooks. men's regardless of mate.
Ll
stone, abrasive and asbestos products, and other products from materials taken principally
a& men's regardless of material
from the earth in the form of stone, clay, and sand. When separate reports are available for
mg cases, regardless of material
toxo pouches regardless of material
mines and quarries operated b manuf
Y acturing establishments classified LII this major group,
st idts and cases. regardless of ma-
i the mining and quarrying activities are classified in Division B, Mining. When separate re -
rias
Ay case. leather
3 porta are not available, the mining and quarrying activities, .other than those of Industry
Late, regardless of material
3295, are classified herein with the manufacturing operations.
Ch straps,except mem
If separate reports are not available for crushing, grinding, and other preparation activi-
ties of Industry 3295, these establishments are classified in Division B, Mining.
D
i
t rndustrr
Group Industry
No. No.
leather goods, not else-
321 FLAT GLASS
embossed leather goads,
stablishments primarily
3211 Flat Glass
ssified in Industry 3053.
Establishments primarily engaged in manufacturing flat glass. This indus-
leather and sheep -lined
try also produces laminated glass, but establishments primarily engaged in
manufacturing laminated glass from purchased flat glass are classified in In-
aah t athletic leather
dustry 3231.
,tars, .er
welders': leather
so
e• (whrpe)
Building glass, flat Picture glass
Cathedral glass Plate glass blanks for optical or oph-
.ter oelting for machinery flat,
Lid. twisted, and built-up
Float glass rt,.fro, uses
Glave, coiored: cathedral and antique Plate glass, polished and rough
pnga, welders': leather
snapping for textile mills, leather
Glass, flat Sheet glass
IasuJating glass. sea
sealed Lta—mitre Sheet glass blanks for optical or oph-
Laminated glass. made from
slues, leather
em caovas and leather
glass pro- thalmic uses
duced in the same establishment Skylight glass
Multiple -glazed insulating unite—mitre Spectscle glass
Jr Ps
ilea end Pam
belts, leather
Opalescent thalmi flat slam Structural glare, flee
Ophthalmic slam, flat Tempered glass—mitse
vee, welders': leather
Optical gam. flat Window glass. clear and colored
a
cups, wood and metal
322 GLASS AND GLASSWARE, PRESSED OR BLOWN
:pe, horse watch scrape: leather
.pe, horse
This group includes establishments primarily engaged in manufacturing
petaks
glass and glassware, pressed, blown, or shaped from glass produced in the
same establishment. Establishments primarily engaged in manufacturing
glass products made from purchased glass are classified in Industry 3231.
3221 Glass Containers
Establishments primarily engaged in manufacturing glass containers for
commercial packing and bottling, and for home canning.
Ampoules, glass
Bottles for packing, bottling, and can-
ning: glass
Carboys. glass
Containers for packing. bottling, and
canning: glass
Cosmetic jam, glass
Fruit jars. glses
Jets for packing, bottling, and canning:
glass
Juga for packing, bottling, and canning-
glass
Medicine bottles. Klass
Milk bottles- glass
Packard were, (containers), glass
Vials, glass: made in gleeemaking ee-
tablishments
Water bottles, glass
164 STANDARD INDUSTRIAL CLASSIFICATION
Industry
Gip Induce
Na Na
322 GLASS AND GLASSWARE, PRESSED OR BLOWN—Con.
3229 Pressed and Blown Glass and Glassware, Not Elsewhere Classified
Establishments primarily engaged in manufacturing glass and glassware,
not elsewhere classified, pressed, blown, or shaped from glass produced in the
same establishment. Establishments primarily engaged in manufacturing tex-
tile glass fibers are also included in this industry, but establishments primari-
ly engaged in manufacturing glass wool insulation products are classified in
Industry 3296. Establishments primarily engaged in manufacturing fiber optic
cables are classified in Industry 3357, and those manufacturing fiber optic
medical devices are classified in Industry Group 384. Establishments primarily
engaged in the production of pressed lenses for vehicular lighting, beacons,
and lanterns are also included in this industry, but establishments primarily
engaged in the production of optical lenses are classified in Industry 3827. Es-
tablishments primarily engaged in manufacturing glass containers are classi-
fied in Industry 3221, and those manufacturing complete electric light bulbs
are classified in Industry 3641.
Art glassware, made in gi= „a4i„o
planta
Ashtrays, glass
Barware, glass
Battery jars, glass
Blocks, glace
Bowls, glass
Bulbs for electric lights, without fila-
ments or sockets—mitre
Candlestia., glass
Centerpieces, glass
Chimneys, lamp: glass—pressed or
blown
Christmas tree ornaments, from glass—
mitse
Clip tvpe, glass
Cooking utensils, glass and glass ceram-
ic
Driakusg straws, glass
Fiber optica strands
Fibers, glass, textile
Flame -are, glass and glass ceramic
FrYmg Peas glass and glass ceramic
Glass blanks for electric light bulbs
Glass brick
Glassware, except glass containers for
Pecking, bottling, and canning
Glassware: art, decorative, and novelty
Goblets, glass
Illuminating glace: light shades, reflec-
tors, lamp chimneys, and globes
Industrial glessware and glass prod-
ucta, pressed or blown
Inkwells, glass
Maid tore, electrical: glass
Lamp parte glass
Lamp shades, giam
Lantern globes, glass: premed or blown
Lens blanks, optical and ophthalmic
Lenses, glass for lanterns, flashlights,
headlights, and searchlights
Level vials for instruments, glass
Light shades, glass pressed or blown
Lighting glassware, premed or blown
Novelty glassware: made in glammak-
ing pleats
Ophthalmic glass, except flat
Optical glass Manic
Photomask blanks, glass
Reflectors for lighting equipment, glace:
pressed or blown
Refrigerator dishes and jars, glass
scientific glassware, pressed or blown:
made in glasamakin plants
Stemware, glass
Tableware, glass and glass ceramic
Tee kettles, glass and glass ceramic
Technical glassware and glans products,
premed or blown
Television tube blanks, glass
Textile glass fibers
Tobacco jars, glass
'hays, glass
Tubing, glass
Tumblers, glass
Vases, glass
Yarn. fiberglass: made in glass planta
323 GLASS PRODUCTS, MADE OF PURCHASED GLASS
3231 Glass Products. Made of Purchased Glass
Establishments primarily engaged in manufacturing glass products from
purchased glass. Establishments primarily engaged in manufacturing optical
lenses, except ophthalmic, are classified in Industry 38277, and those manufac-
turing ophthalmic lenses are classified in Industry 3851.
Aquariums and reflectors, made from Christmas tree ornaments, made from
purchased glass purchased glass
Art glees, made from purchased glass Cut and engraved glassware, made
Industry
Group
Na
323
324
325
Industry
Na
G1
3231 G1:
CE -1
3241 Cerr
E'z
clud-:
STR
3251 Bric
Es
clay
are c
sifiec
Indy
3223.
-Con.
re Classified
S glass and glassware,
n glass produced in the
J in manufacturing tex-
establishments primari-
-oducts are classified in
anufacturing fiber optic
inufacturing fiber optic
atablishments primarily
'.rules lighting, beacons,
stablishments primarily
ied in Industry 3827. Es-
iss containers are classi-
Aete electric light bulbs
tdators. electrical. glass
ap parte. glass
-o shedea glass
atern globes, glass: pressed or blown
w blanks, optical and ophthalmic
ogee, glans: for lanterns, asahlights.
radlights, and emu tit lig_hu
vdvial for ulghumen a, glass
du ahisim gust premed or blown
did= gleawere, premed or blown
malty rowers: made in gin®mak-
ing F
ehtha+. Blass. except flat
mi al glass blanks
mtomask Menlo glass
rIIectiore for lighting equipment glans:
premed or blown
Irigerator dishes and jam, glass
ientific glassware. pressed or blown:
made in glass making planta
emware, glass
rbleware, glass and glass ceramic
as kettles glass and glass ceramic
whwcal glassware and glass products,
premed or blown
elevision tube blanks. glass
extile glass dbers
obacco jam glass
rare, glass
ubmig. glssa
emblem glass
'ansa glass
'ata fiberglass: made in glass planta
,SS
sing glass products from
in manufacturing optical
3827, and those manufac-
851.
Christmas tree ornaments, made from
purchased glass
Cut and engraved glassware, made
MANUFACTURING
Petr
Group Industry
Na Na
323 GLASS PRODUCTS, MADE OF PURCHASED GLASS --Con.
324
325
3231 Glass Products, Made of Purchased Glass—Con.
ft— purchased glass
Decorated glassware: &g., chipped, on.
i0wed, etched.
prttrhgtaedbl.da—m.d.
Doe* made tram pLtrchrsad glass
b�aE glaea made sten purchased
glass
Hacrtisting gold, silver. or other moods
on glass products made sem puz•
chased glass
Flowers, foliage, fruits and vines: art ff-
CW glass --made sem porebeeed
61&111
F:artificial: made from purchased
Furniture tom giam: cut. beveled, and
poidw
Glass, adontifie: apparatus: for drug-
gista'. hospital laboratories—made
seen Purchased glass
Glass, absec bent—made sans pur,
chased glare
Grasses. artificial: meds sons puss
chased glass
Ground glass, made from purchased
]dam
Industrial glassware. made from puss
chased glass
Laboratory glassware. made from pur.
chased glass
L ammated glass, made from purchased
zie-
Leaded glass, made from purchased
91—
bted.. dropper✓, made from pur-
chased
usschased glass
CEMENT, HYDRAULIC
3241 Cement, Hydraulic
165
Mirtms. Gamed or unfi=a-t• mad.
hens purchased gl++
mads sem pmss
ehad gimm
MWdpin+liamed 'emulating units, made
sten purchased glass
Novelties, glass e.g., frau, foliage, no—
am animal, made atm purchased
0111111
ornamented glass, made from pur-
,hand glass
Plaid and foliage, artifiaaL- made
sem ptuchassd glass
r : Beflaaw glass beech, for highway sigma
and other redact= made from pur-
chased
usschased glees
SBey glass. made tram purchased
ss
Silvered glass, made from purchased
911140
Statined glass, made eras purchased
Table tops, made cam purchased glass
Technical glassware, made from pur.
chased glass
Tempered glass, made `rom purchased
glass
Tat tubes, made from purcaaeed glass
Vials, made from purchased glass
Watch crystal. mads from pumbiseed
0—
Windows, stained glarc mesio from puss
chased glass
Windahields, made from purchased
919 -
Establishments primarily engaged in manufacturing hydraulic cement, in-
cluding portland, natural, masonry, and pozzolana cements.
Cement. hydraulic Portland. natural.
masonry, and pozzolana
STRUCTURAL CLAY PRODUCTS
3251 Brick and Structural Clay Tile
Establishments primarily engaged in manufacturing brick and structural
Clay tile. Establishments primarily engaged in manufacturing clay firebrick
are classified in Industry 3255; those manufacturing nonclay firebrick are clas-
sified in Industry 3297; those manufacturing sand lime brick are classified in
Industry 3299: and those manufacturing glass brick are classified in Industry
3229.
Book tile, clay
Floor amn tile. clay
Brick. common, face, glazed, vitrified,
flooring brick, clay
and hollow clay
Furring tile, clay
Building We, clay
Partition tile, clay
Ceramic glazed brick. clay
Paving brick, clay
Chimney blocks, radial— clay
Silo Lila
Corncrib tie
Slumped brick
Facing tile. clay
Structural tile, clay
Fireproofing tile, clay
166
Na
325
326
STANDARD INDUML4L CLASSII~'ICATION
Industry
Na
STRUCTURAL, CLAY PRODUCTS --Con.
3253 Ceramic Wall and Floor Tile
Establishments primarily engaged in manufacturing ceramic wall and floor
tile. Establishments primarily engaged in manufacturing structural clay tile
are classified in Industry 3251, and those manufacturing drain tile are classi-
fied in Industry 3259.
Ceramic file, floor and well Moria tile. ceramic
Etiamal tile, floor and wall: clay Promenade tile. clay
Faience tile Quarry tile. day
3255 Clay Refractories
Establishments primarily engaged in manufacturing clay firebrick and
other heat resisting clay products. Establishments primarily engaged in manu-
facturing nonclay refractories and all graphite refractories, whether of carbon
bond or ceramic bond, are classified in Industry 3297.
Brick. day refractory Are clay and
high alumina
Castable refractories, day
Cement clay refractory
Clay refractories
Crucibles, fire day
Pyre clay blocks, bricks, tile, and special
ahapes
Fi ebrick. clay
Floatem glssahouse clay
Foundry rafrecrmiee, clay
Glasshouse refreckaries
Heater radiants. clay
Hot top refiacroriae, day
Insulating firebrick and shaped, clay
Kiln furniture, clay
Ladle brick, day
Melting pate glasshouse: day
Mortars, clay refractory
Plastics Are day bricks
Plastics refiecteriea, day
Rings. glasshouse: day
stoppem glasshouse: clay
Tank blocks, glasshouse: clay
Tile, clay refractory
3259 Structural Clay Products, Not Elsewhere Classified
Establishments primarily engaged in manufacturing clay sewer pipe and
structural clay products, not elsewhere classified.
Adobe brick Lining, stove and flue: day
Architectural terra cotta Roofing tile. day
Blocks. segment day sewer pipe and fittings, clay
chimney pipe and tope, clay Thimbles, chimney: day
Conduit, vitrified clay Tile, filter underdraim day
Coping, well: day Tile, sewer. clay
Drain tile. day
Liner brick and plates, for lining
sewer& tsnke, etc.: vitrified day
POTTERY AND RELATED PRODUCTS
3261 Vitreous China Plumbing Fixtures and China and Earthenware Fittings and
Bathroom Accessories
Establishments primarily engaged in manufacturing vitreous china plumb-
ing fixtures and china and earthenware fittings and bathroom accessories.
Bathruom acraones, vitreous dune
and eertbenware
Bidets, vitreous chine
Bolt caps, vitreous duns and earthen -
We"
closet bowls, vitreous china
Drinking fountams, vitreous duns
Faucet handle& vitreous duan and
earthenware
Flush teaks, vitreous china
Laundry trays, vitreous china
Lavatorim, vitreous chins
Plumbing fixtures, vitreous china
Sinks, vitreous duan
Soap dishes vitreous china and earth-
enware
Toilet fixture., vitreous china
Towel bar holder, vitreous thio- and
earthenware
Urinal& vitreous ehi—
Industry
Group Industry
No. No.
326 POT
3262 Vitr+
FA
and
other
enwz
3263 Fine
Est
ear tl
or dr
table
3264 Porci
Est.
ad c
spark
clay a
3269 Potte
Est-
earth(
stearth(
dust-
kitche
produ
lg vitreous china plumb-
athroom accessories.
udry trays, vitreous china
vatories. vitreous china
uabing fixtures, vitreous chine
lke. vitreous china
np dishes. vitreous china and earth.
nware
;let fi=res, vitreous china
wet bar holders, vitreous china and
a thenware
Lo" vitreous china
Art and ornamental ware, pottery
Aahtrays, pottery
Ceramic articles for craft shape
Chemical porcelain
Chemical stoneware tpoctery products)
China firing and decaratinq- for the
trade
Cones, pyrometric: earthenware
Cooking ware: stoneware. coarse earth-
enware, and pottery
Crockery
Decalcomania work on china and glass,
for the trade
Earthenware table and kitchen articles
coarse
Encrusting gold, silver, or other metal
on chine, for the trade
Figures, pottery- china, earthenware,
and stoneware
Fyltering media. pottery
Florists' articles, red earthenware
Flower pots, red earthenware
Forms for dipped rubber products. pot-
tery
Grinding media, pottery
Heater parts. pottery
Kitchen articles, coarse earthenware
lamp bases. pottery
Pottery art, garden, decamuve, induct
trial. and laboratory
Pyrometer tubes
Rockingham earthenware
Smokers' articles, pottery
Stationery articles, pottery
Textile guides, porcelain
Vases, pottery (china. earthenware. and
stoneware)
MANUFACTURING 167
GMP Indult17
a
326 POTTERY AND RELATED PRODUCTS --Con.
3262 Vitreous China Table and Kitchen Articles
Ig ceramic wail and IIoor
Establishments primarily engaged in manufacturing vitreous china table
firing structural clay tile
and kitchen articles for use in households and in hotels, restaurants, and
ring drain file are classi . a
other commercial institutions for preparing, serving, or storing food or drink.
Establishments primarily engaged in manufacturing fine (semivitreous) earth-
nalc sue. Ceramic
enware (whiteware) table and kitchen articles are classified in Industry 3263.
amem de tile. clay
—r7 Wa. clay
Boas china Dl� e � eatw
s! and hoehold--sit.
Cammetcial d household tableware
and kittheawww. vitreous china Table ar'tfeles, sitteoua -hi.-
Cooking ware, china -
ring clay firebrick and
3263 Fine Earthenware (Whiteware) Table and Hitchen Articles
manly engaged in menu-
tories, whether of carbon ;'
Establishments primarily engaged in manufacturing fine (semivitreous)
earthenware table and kitchen articles for re
P Pm'ingr serving, or storing food
.'
or drink. Establishments primarily engaged in manufacturing vitreous china
Mt ton `*fi'ta"es, clay
relating firebrick and shapes, clay
table and kitchen articles are classified in Industry 3262.
In f --tune, clay
die brick, clay !
Cooking ware, fine earthenware Tableware: commercial and house -
Earthenware: commercial and house. hold—xmiviteeous
-lting pom glasshouse: clay
)Rets. clay refractory -
hold—semivitreoua Whltewere, fine type semivitreous ta.
Kitchenware, semivitreous earthen- bleware and kitchenware
ratio fire clay bricks
ware
ratio ref actmes. clay
1911, giseshousic day
3264 Porcelain Electrical Supplies
99=
)MTM ffla-sh°—clay
nk blocks, glasshouse: clay
Establishments primarily engaged in manufacturing porcelain electronic
g
a. dr ,ramry
and other electrical insulators, molded porcelain parts for electrical devices,
spark plug and steatitic porcelain, and electronic and electrical supplies from
clay and other ceramic materials.
.ng clay sewer pipe and
alumina porcelain ineulacora Magneto permanent care- ic or ferrite
Beryllia porcelain insulators Porcelain parrs, molded for electrical
Cleats porcelain
ring. stove and flue: clay
and electronic devices
Ferrite spark ply. porrebuin
hpipe er ps, clay d Fittings, clay
porcelain
Knobs. porcelain Tlrbee. porcelain Titmoin porcelain insulators
imbles. chimaer. clay
e, filter underdraia: clay
3269 Pottery Products. Not Elsewhere Classified
e. sawer- clay
Establishments primarily engaged in firing and decorating white china and
earthenware for the trade and manufacturing art and ornamental pottery, in-
dustrial and laboratory pottery, stoneware and coarse earthenware table and
kitchen articles, unglazed red earthenware florists' articles, and other pottery
irthenware Fittings and
products, not elsewhere classified.
lg vitreous china plumb-
athroom accessories.
udry trays, vitreous china
vatories. vitreous china
uabing fixtures, vitreous chine
lke. vitreous china
np dishes. vitreous china and earth.
nware
;let fi=res, vitreous china
wet bar holders, vitreous china and
a thenware
Lo" vitreous china
Art and ornamental ware, pottery
Aahtrays, pottery
Ceramic articles for craft shape
Chemical porcelain
Chemical stoneware tpoctery products)
China firing and decaratinq- for the
trade
Cones, pyrometric: earthenware
Cooking ware: stoneware. coarse earth-
enware, and pottery
Crockery
Decalcomania work on china and glass,
for the trade
Earthenware table and kitchen articles
coarse
Encrusting gold, silver, or other metal
on chine, for the trade
Figures, pottery- china, earthenware,
and stoneware
Fyltering media. pottery
Florists' articles, red earthenware
Flower pots, red earthenware
Forms for dipped rubber products. pot-
tery
Grinding media, pottery
Heater parts. pottery
Kitchen articles, coarse earthenware
lamp bases. pottery
Pottery art, garden, decamuve, induct
trial. and laboratory
Pyrometer tubes
Rockingham earthenware
Smokers' articles, pottery
Stationery articles, pottery
Textile guides, porcelain
Vases, pottery (china. earthenware. and
stoneware)
168 STANDARD INDUSTRIAL CLASSIFICATION
Industry
GMPIndustrY
Na. No.
327 CONCRETE, GYPSUM, AND PLASTER PRODUCTS
3271 Concrete Block and Brick
Establishments primarily engaged in manufacturing concrete building block
and brick from a combination of cement and aggregate. Contractors engaged
in concrete construction work are classified in Division C, Construction, and
establishments primarily engaged in mixing and delivering ready -mixed con-
crete are classified in Industry 3273.
Architectural block. concrete: eg, Brick. concrete
fluted, screen, split, slump, pound Paving blocks concert
feC° Plinth blocks, precast terrazzo
Hloeks, concrete end cinder
3272 Concrete Products, Except Block and Brick
Establishments primarily engaged in manufacturing concrete products,
except block and brick, from a combination of cement and aggregate. Contrac-
tors engaged in concrete construction work are classified in Division C, Con-
struction, and establishments primarily engaged in miring and delivering
ready -mixed concrete are classified in Industry 3273.
Areaways, basement window: concrete
Art marble, concrete
Ashlar, cast stone
Bathtubs, concrete
Battery wails and boxes. concrete
Building materials, caner M emspt
black and brick
Building atone. artificial: concrete
Burial vaults, concrete and precast ter,
rano
Gat etoue, concrete
Catch basin —am concrete
Coiling squares. concrete
Chimney cap& concrete
Church furniture. concrete
Column.. concrete
Concrete product', Precast except block
and brick
Concrete, dry mixture
Conduits, concrete
copings, concrete
Cribbing, concrete
Crossing slabs, concrete
Culvert pipe, concrete
Cylinder pips primed concrete
Cylinder Pips Pretensioned concrete
Door frames, concrete
Drain tile, concrete
Fireplaces, concrete
Floor filler tiles. concrete.
Floor alb., precast concrete
Floor tile, Praxet terra=
Fountains, concrete
Fountains. wash: precast terrazzo
Garbage boxes. concrete
Grave markers, concrete
Greve vault& concrete
Grasse crape, concrete
Houatog components. Prefabncated.,
concrete
Incinerators, concrete
Irrigation pipe, concrete
Joists, concrete
Lundry trays, concrete
Lintela. concrete
Manhole covers and frames, concrete
Mantel& concrete
Mattress® for river revetment, am.
care articulated
Meter boxes concrete
Monuments, concrete
Panels and section& prefabricated: con,
crate
PaWW matarial& prefabricated can.
creta, except block.
Pier footing& Prefabricated oncreto
Piling. Prefabricated concrete
Pim concrete
Pipe, lined with concrete
Poles, concrete
Posta concrete
Pressure Pipe, reinforced concrete
Presveeeed concrete products
Booting file and slabs, concrete
Septic tanks, concrete
Sewer pipe, concrete
Shower receptors. concrete
Siding, precast atone
Silla, concrete
Silo staves, ®et stone
Silo& prefabricated concrete
Slabs, croesiug, concrete
Spanish floor tile. concrete
Squares for walla and oeilinp concrete
Steps. prefabricated concrete
Stone, cast concrete
Stools, Precast tarruzzo
Storage tanks, concrete
Tanks. concrete
Terrarffio products, precast
Thresholds, precast terrazzo
Tim railroad: concrete
Tile, Precast terrazzo or concrete
Tombrwnea Precast tetrabn or eon.
crete
Wall base, precast wrn=o
Well quarte, concrete
Wash foundation& precast terrazzo
Well tiabirug, concrete
Window salla, cast stone
Industry
Group Industry
3270. x0. CC
3273 R e:
cre,
star
shx
3274 1 Ln
limt
sub:!
3275 Gyp
and
plast
328 CUT
3281 Cut
FSI
mart)
mens:
terim=
Whom
stone;
concrete building block
e. Contractors engaged
a C, Construction, and
wring ready -mixed Con -
concrete
i block- concrete
I bioei s. Precast terrsao
ng concrete products,
.ad aggregate. Contrac-
ted in Division C, Con -
mixing and delivering
ate covers and frames, concrete
" concrete
ewes for river revetment. oon.
e articulated
•bore- concrete
manes, concrete
s and sections, prefabricated: can-
e
g Is, prefabricated con-
A a ,locks
00=9a. prefabricated concrete
Prefabricated concrete
connate
lined with concrete
concrete
concrete
ire pipe. reinforced concrete
mooed concrete product@
tg the and slabs, concrete
tanks. concrete
pipe. concrete
rr receptors. concrete
precast stone
macreto
avec, ®et stone
Prefabricated concrete
cr sung: concrete
rh floor tile, concrete
as for wells and ceilings, concrete
prefabricated concrete
. cast concrete
precast terrazzo
re tanks. concrete
concrete
= products. precast
holds, precast terrazzo
-ai.lroad: concrete
rtecast terreao or concrete
Mites. Precast terrazzo or con-
:. Precast terrazzo
gNares. concrete
foundations. Precast terrazzo
nrrbing, concrete
rw sills, cast stone
Industry
Group
Na
327
328
MANUFACTURING
Na
CONCRETE, GYPSUM, AND PLASTER PRODUCTS—Con.
3273 Ready -Mixed Concrete
169
Establishments primarily engaged in manufacturing portland cement Con-
crete manufactured and delivered to a purchaser in a plastic and unhardened
state. This industry includes production and sale of central -mixed concrete,
shrink -mixed concrete, and truck -mixed concrete.
c•ntm&m=sd concrete
Reedy -mixed concrete, production and
distribution
3274 Lime r
r
Shrink -mixed concrete
Truck -mixed concrete
Establishments primarily engaged in manufacturing quicklime, hydrated
lime, and "dead -burned" dolomite from limestone, dolomite shells, or other
substances.
Agriarltural lime
Building lime
Dolomite, deed -burned
Dolomitic lime
3275 Gypsum Products
Hydrated lime
Lime plaster
Mamas' lime
Quicklime
Establishments primarily engaged in manufacturing plaster, plasterboard,
and other products composed wholly or chiefly of gypsum, except articles of
plaster of paris and papier-mache.
Acoustical plaster, gypsum
Agricultural gypsum
Board. gypsum
Building board, gypsum
cement. Keene's
Gypsum Prod— e.g.. black, board,
plaster, lath, rock, the
CUT STONE AND STONE PRODUCTS
3281 Cut Stone and Stone Products
Insulating plaster, gypsum
orthopedic plaster. gypsum
Panels. Plaster: gypsum
Plaster and plasterboard, gypaum
Plaster of Paris
Wallboard, gypsum
Establishments primarily engaged in cutting, shaping, and finishing granite,
marble, limestone, slate, and other stone for building and miscellaneous uses.
Establishments primarily engaged in buying or selling partly finished monu-
ments and tombstones, but performing no work on the stones other than let-
tering, finishing, or shaping to custom order, are classified in Division F,
Wholesale Trade or Division G, Retail Trade. The cutting of grindstones, pulp -
stones, and whetstones at the quarry is classified in Division B, Mining.
Altars, cut stone
Baptismal fonts, cut atone
Benches. cut stone
Blackboards. slate
Burial vaults, stone
Church furniture, cut stone
Curbing, granite and stone
Cut stone products
Desk set bases, onyx
Dimension stone for buildings
Flagstones
Furniture. cut stone
Granite, cut and shaped
Lamp base.. onyx
Limestone, cut and shaped
Marble, building: cut and shaped
Monuments, cut stone: not including
only dnW+ng or lettering to order
Paving blocks, cut stone
Pedestals, marble
Pulpits, cut stone
Rooftng, slate
Slate and slats products
Statuary, marble
Stone, cut and shaped
Stone. quarrying and proc-'eaetng of own
stone products
Sr tchboard panels. slate
Table tops, marble
Tombstones, cut stone: not including
only finishing or lettering to order
Urns, cut stone
vases, cut stone
170 STANDARD INDUSTRIAL CLASSIFICATION
la,111-7
Group Industry
No. Na
329 ABRASIVE, ASBESTOS, AND MISCELLANEOUS NONMETALLIC
MINERAL PRODUCTS
3291 Abrasive Products
Establishments primarily engaged in manufacturing abrasive grinding
wheels of natural or synthetic materials, abrasive -coated products, and other
abrasive products. The cutting of grindstones, pulpstones, and whetstones at
the quarry is classified in Division B, Mining.
Abrasive buffs, bricks. cloth. paper
sticks. stones, wheals, ate.
Abrasive grains, natural end artificial
Abrmver wd products
Abrasives, aluminous
Aluminum oxide (fused) abrasives
Boeoa carbide abrasives
Bort, crushing
Buffing and polishing wheels, abrasive
and nonabrasive
Cloth garnet, emery. sluminum oxide,
licon
and sicarbide coated
corundum abrasives
Diamond dressing wheels
Diamond powder
Emery abrasives
Garnet abrasives
Grinding belle, ceramic
Grindstones, artificial
Grit, steel
Hones
Metallic abrasives
3292 Asbestos Products
oilstone. artificial
Pad& scouring: soap impregnated
Paper: garnet. emery, aluminum oxide,
and eilieon carbide costed
Polishing rouge (abrasive)
Polishing wheels
Pumice and pumicits abrasive.
Rouge. polishing
Rubbing stones, artificial
Sandpaper
Scythestones, artificial
Siliooa carbide abrasives
Sponges, scouring: metallic
Steel shot abrasives
Steel wool
Tripoli
Tungsten carbide abrasives
Wheals, abrasive: except dental
Wheals, diamond abrasive
Wheals, grinding: artificial
Whetstones, artificial
Establishments primarily engaged in manufacturing asbestos textiles, asbes-
tos building materials, except asbestos paper, insulating materials for covering
boilers and pipes, and other products composed wholly or chiefly of asbestos.
Establishments primarily engaged in manufacturing asbestos paper are classi-
fied in Industry 2621, and those manufacturing gaskets and packing are classi-
fied in Industry 3053.
Asbestos cement products: e.g., siding,
Pressure pipe, conduits, ducts
Asbestos products: except pecking and
gaskets
Blankets, insulating for airmaft: Babes•
too
Boiler covering (haat insulating mated.
AIL except felt
Brake lining, asbestos
Brake pada. asbestos
Building materials, asbeetae; except ar
beams paper
Carded fiber. asbestos
Cloth, asbestos
Clutch facings, asbearae
Cord. asbestos
Felt, woven amowte: asbestos
Floor tile, asphalt
Friction materials, asbestos: woven
Insulation, molded asbestos
3295 Minerals and Earths, Ground or Otherwise Treated
Mattresses, asbestos
Pipe and boiler coveting, except felt
Ape covering (insulation), laminated
aebestce paper
Pipe. pressure: asbestos cement
Roofing, asbestos felt roll
Rope. asbestos
Sheat, asbestos cement flat or corru-
gated
Shingles, asbextoe cement
Siding, asbestos cement
Table pads and padding, asbestos
Tape, asbestos
Textiles, asbestos: except parking
Thread. asbestos
Tile, vinyl asbestos
Tubing. asbestos
Wick. asbesme
Yate, asbestos
Establishments operating without a mine or quarry and primarily engaged
in thing, grinding, pulverizing, or otherwise preparing clay, ceramic, and
refractory minerals; barite; and miscellaneous nonmetallic minerals, except
Industry
Geoup
Na
329
SMETALLIC
ng abrasive grinding
;d products, and other
les, and whetstones at
ore, artificial
scouring soap impregnated
prase, emery, altuninum oxide,
i silicon carbide coated
ting muga (abrasive)
ting wbeela
is and pumicite abrasives
A. polishing
ing stones, artificial
paper
sato*& artificial
u carbide abrasives
M scouring: metallic
shot abrasives
wool
u
sten carbide abrasives
da abrasive: except dental
da, diamond abrasive
da, grinding: artificial
atones, artificial
asbt. i textiles, asbes-
materials for covering
or chiefly of asbestos.
ibestos paper are classi-
i and packing are classi-
tresses asbestos
board aebestae
and boiler covering, except felt
covering (insulation), lemitated
bestas paper
r. pressure: asbestos cement
ting, sebeews felt roll
e. asbestos
st, asbestos cement: flat or corru-
aed
ogles, asbestos cement
ng. asbestos cement
Is pads and padding, asbestos
a. asbestos
tiles, asbestos: except packing
ead.asbestos
c, vinyl asbestos
ring. sbeetoe
:k. asbestos
ra. asbestos
I and primarily engaged
aring clay, ceramic, and
letallic minerals, except
MANUFACTURING 171
radv.ir,
Group Induo"
No. Na
329 ABRASIVE, ASBESTOS, AND MISCELLANEOUS NONMETALLIC
MINERAL PRODUCTS—Con.
3295 Minerals and Earths, Ground or Otherwise Treated—Con.
fuels. These minerals are the crude products mined by establishments of In-
dustry Groups 145 and 149, and by those of Industry 1479 mining barite. Also
included are establishments primarily crushing slag and preparing roofing
granules. The beneficiation or preparation of other minerals and metallic ores,
and the cleaning and grading of coal, are classified in Division B, Mining,
whether or not the operation is associated with a mine.
Barite ground or otherwise treated Magnesite crude ground, nlciaad. or
Barium, ground or otherwise treated r • dead burned
Blast Furnace slag Min, ground or otherwise treated
Clay for petroleum refining, chemically Partite aggregate
processed Perlite, expanded
Clay, ground or otherwise treated Plumbago: ground, refined, or blended
Desiccants, activated: clay Pulverised earth
Diatonisceous earth, ground or other Pumice ground or otherwise treated
wise treated Pyrophyllite, ground or otherwise treat
Feldspar, ground or otherwise treated ad
Filtering clays, treated purchased me- Roofing granules
terials Shale, expanded
Flint, ground or otherwise treated Silicon ultra high purity: treated pus
Foundry facings. ground or otherwise chased materials
treated Slag, crushed or ground
Puller's earth. ground or otherwise Spar. ground or otherwise treated
treated Steatite, ground or otherwise treated
Graphite, natural: ground, pulverized. Talo, ground or otherwise Crested
rafted, or blended Vermiculite, exfoliated
Kaolin. ground or otherwise treated
Lead, black (natural graphite): ground.
refined, or blended
3296 Mineral Wool
Establishments primarily engaged in manufacturing mineral wool and min-
eral wool insulation products made of such siliceous materials as rock, slag,
and glass, or combinations thereof. Establishments primarily engaged in man-
ufacturing asbestos insulation products are classified in Industry 3292, and
those manufacturing textile glass fibers are classified in Industry 3229.
Acoustical board and tile, mineral wool Insulation rock wool. fiberglass. slag,
Fiberglass insulation and silica minerals
Glas wool Mineral wool roofing mats
3297 Nonclay Refractories
Establishments primarily engaged in manufacturing refractories and cruci-
bles made of materials other than clay. This industry includes establishments
primarily engaged in manufacturing all graphite refractories, whether of
carbon bond or ceramic bond. Establishments primarily engaged in manufac-
turing clay refractories are classified in Industry 3255.
Alumina fused refractories
Brick, bauxite
Brick. carbon
Brick, refractory: chrome, magnesite,
silica. and other nonclay
Brick. silicon carbide
Castable refractories, nonclay
Cement, magnesia
Cement: high temperature, refractory
(nonclay)
Crucibles: graphite. magnesite. chrome,
silica, or other nonclay materials
Dolomite and dolomite -magnesite brick
and ahapes
Gunning mixes. nonclay
High temperature mortar. nonclay
Hot top refractories. nonclay
Nonclay refractories
Plastics refractories, nonclay
Pyrolytic graphite
Ramming mixes, nonclay
Refractories. Tastable: nonclay
Refractories graphite: carbon bond or
ceramic bond
Refractory cement, nonclay
Retorts graphite
172
STANDARD iNnUMMAL CLASSMCATlON
Industry
Group
ludus"
Major
No.
No.
329
ABRAS1vE, ASBESTOS, AND MISCELLANEOUS NONMi;TALLIC
MINERAL PRODUCTS—Con.
3299 Nonmetallic Mineral Products, Not Elsewhere Classified
Establishments Primarily engaged m the factory production of goods made
This major grog
nonferrous metals f
of plaster of Paris and papier-mache, and in manufacturing sand lime prod.
facturing castings e
ucts and other nonmetallic mineral products, not elsewhere classified.
insulated wire and
Architectural acnlptaras, plaatar of Mires -primarily
engaged i.
P•:is' ory production Only Moldings. wchitactural: pl"w of
m r,,, wgand . Paris, Papist,
Groap 346.
Ps—��7 Psoduetiou only
Bind asnd lime ornamental and arebitainumi plaster
Brackets. woric ag., mantel and columna
pla.eer—f oto- piat•maehs or Plaaoar of Paris '
�ti9
G= In
production only
4' -up mica only
Built-up mics staL+ary. Plaster �' Paris ar
Nus=7
Ceramic fiber OWY factory production
Papier-mache or Plaster of
331 SM
P*— day. Plasteror papier
Paris
Ec clesiastical statuary: gypsum, day, or9eulacb—pturss� only
ry production
3312 Steel
impar`
or Papier.mach.—actory productiapsum on
Floor composition, magnesiteOnlyFlower boaea, Plaster of park factory StatuaTr' iop-M day, Papi—fiche,
psoducd- only �ly tion only and metal—factory prod—
and s
Fountains, Plaster of Par- factory Pre Stucco,
duction only
iron,
Gavel Painting Synthetic stones, for gem stones and w
into 1
H, duatrial use
images small gypsum day, or papier via, sand lime
chant
macho—factory productian only Tubing for alastriml parPaeea, quartz
m (foundry material?
this
this 1::
®Plum or papisrmselu faetary
bf-Products built-up and sheet production only
esaspl radio p— production
nonfe,
mica splitting gyp— or P&P—
- .dtls
production only
X
p
PC REVIEW DATE: 7/2/97
BOS REVIEW DATE: 8/13/97
REZONING APPLICATION #002-97
EASTGATE COMAURCE CENTER
To rezone land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial Transition),
and Ml (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of B2 (Business
General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land; and 51.83 acres of M1
(Industrial Light) zoned land.
LOCATION: This property is located on the west side of Route 522 South (Front Royal Pike) at
the intersection of Route 522 South and Route 642 (Tasker Road)
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID 1VUNIBER: 76-A-53
PROPERTY ZO"ING & PRESENT USE:
Zoned: RA, Rural Areas District; B-2, Business General District; B-3, Industrial Transition District;
and M-1, Light Industrial District
Land Use: Manufacturing; and Vacant
ADJOINING PROPERTY ZONTNG & PRESENT USE:
North:
Zoned:
RA, Rural Areas
Use:
Vacant
South:
Zoned:
RA. Rural .areas
Use:
Residential
East:
Zoned:
RA, Rural Areas
Use:
Residential; Church; Vacant
West:
Zoned:
R -A, Rural Areas
Use:
Vacant
PROPOSED USE: Industrial and Business Park
Eastgate Commerce Center, REZ #002-97
Page 2
June 20, 1997
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter from Robert Childress dated April 9,
1997.
Frederick Co. Sanitation Authority: No comment.
Public Works: We have no additional comments regarding the rezoning.
Fire and Rescue: Recommend approval.
Stephens City Fire and Rescue Com any: The Stephens City Volunteer Fire and Rescue
Company has no objection, to the rezoning request and accepts the proffers as stated herein.
ounty Attorney: Proffers appear to be in proper form.
Plannina. & Zoninv:
1) Project History
The Board of Supervisors approved Rezoning Application 7006-9 1 for Wrights Run L.P. on August
14, 1991 with proffers. This approved application rezoned 115 acres of a 235 acre parcel from RA,
Rural Areas District to create 25 acres of B-2, Business General District, 20 acres of B-3, Industrial
Transition District, and 70 acres of M-1, Light Industrial District. An additional five acres was
dedicated for the relocation of Route 642.
Two subdivisions totaling 30.76 acres were approved by the Board of Supervisors within the M-1,
(Light Industrial) District acreage subsequent to the rezoning approval. To date, one of those
parcels is currently under development by Jouan, Inc. The relocation of Route 642 (Tasker Road)
has been recently completed and is open for public use. The final design of this road required
additional dedication by the property owner, totaling 1 1.1 acres.
2) Location
The property is located within the Sewer and Water Service Area and is designated as an industrial
area on the Frederick County Comprehensive Plan Land Use Map.
Eastgate Commerce Center, REZ #002-97
Page 3
June 20, 1997
3) Site Suitability
Environmental & Historical: The portion of the 235 acre site that is proposed to be rezoned
contains no steep slopes or floodplain areas and some woodlands. No historical features exist on
the property.
Water & Sewer: Public water and sewer service is currently provided to the Eastgate Commerce
Center.
Transportation: The Eastgate Commerce Center property is located on the west side of Front Royal
Pike (Route 522 ) and Tasker Road. Front Royal Pike has been improved to a four -lane condition,
and Tasker Road has been improved as a two-lane major collector road.
�
) Potentiai impacts
Adjoining Properties: Two adjoining properties whose primary use is residential will be directly
impacted by this rezoning application as a result of the proposal to rezone land currently located on
the north side of Tasker Road from RA to B-2. The residential properties are si uated along the
northern and western property lines of this parcel.
Transportation issues: The applicant submitted a transportation impact statement which has been
reviewed by staff but not by the Virginia Department of Transportation. The information within
this traffic impact statement includes actual traffic counts and turning movements taken on the
recently opened Tasker Road at the intersection with Front Royal Pike, peak hour totals, and traffic
projections based on trip generations at full development of Eastgate Commerce Center. The traffic
impact statement concludes that there will be a 16°'0 increase in traffic utilizing Tasker Road and
Front Royal Pike as a result of this rezoning application. This percentage includes an increase of
591 trips per day on Tasker Road and 5,399 trips per day on Front Royal Pike.
The letter from Robert B. Childress, of the Virginia Department of Transportation, dated April 9,
1997, describes several transporration issues that may be of concern to Frederi,;,l. County. These
potential impacts are d. -scribed as follo�%s:
A) Comment #1 recommends that the applicant provide a detailed traffic analysis for this
rezoning request. Staff met with Mr. Childress on June 18, 1997 to discuss transportation
issues associated with this rezoning application. Mr. Childress had not received a traffic
analysis as of that date, therefore, staff provided him with the copy that is in your agenda
package. Mr. Childress indicated that VDOT would not be able to complete this analysis
prior to the Planning Commission meeting of July ?, 1997.
Eastgate Commerce Center, REZ 9002-97
Page 4
June 20, 1997
B) Comment #2 reflects a concern that traffic exiting Eastgate Commerce Center via Sunrise
Drive will proceed south on Front Royal Pike and then make a U-turn to travel north on
Front Royal Pike. A concern was also expressed during the VDOT meting with staff that
the recently improved northbound lane of Front Royal Pike is at a much higher elevation
than the southbound lane. This may create a situation where a vehicle turns left when
exiting Eastgate Commerce Center. Mr. Childress indicated that VDOT would be willing
to allow improvements to the northbound lane of Front Royal Pike to lower the elevation
and provide a crossover to align with Sunrise Drive at the cost of others.
C) Comment #3 reflects a concern with additional entrances into Eastgate Commerce Center
along Front Royal Pike. Staff shares this concern and has asked the applicant to restrict
access off of Front Royal Pike to Tasker Road and Sunrise Drive. The applicant has stated
that they do not wish to limit access to those two roads.
D) Comment #5 reflects a concern that the expansion of the ieft turn lane that provides access
from northbound Front Royal Pike to the intersection with Tasker Road may need to occur
as a result of this rezoning application. The funding of this improvement would be taken
from the County's primary road improvement fund unless it was improved by others.
E) Comment #b reflects a concern that additional travel and turn lanes may be required along
Tasker Road as a result of this rezoning application. Mr. Childress has indicated that it
could be difficult to have Tasker Road widened by individual owners as site plans are
reviewed and approved in the future. The funding for additional travel lanes alone Tasker
Road would be taken from the County's secondary road improvement fund unless it was
improved by others.
Emergency Services: The application of the Frederick County Capital Facilities Impact :Model
demonstrates a fiscal impact to emergency services. The model run assumed a rezonimi of R.A
acreage to create 24 acres of B-2, Business General, 9 acres of B-3, Industrial Transition, and one
acre of NI -1, Light Industrial.
5) Impact Statement.'Proffer Statement
The applicant has submitted a proffer that accounts for outstanding proffered requirements from
the 1991 rezoning approval, as well as new proffered conditions. The applicant has proffered to
offset the fiscal impacts to emergency services through hyo financial contributions that are
consistent with the previous rezoning approval and the results of the Frederick County Capital
Facilities impact Jlodel. The applicant has prof «red transportation Improvements Including the
Eastgate Commerce Center, REZ 9002-97
Page 5
June 20, 1997
installation of traffic signalization at the intersection of Front Royal Pike and Tasker Road, and the
provision of right turn Ianes at Sunrise Drive. The applicant has also proffered to provide a 30 foot
wide road efficiency buffer along the north and south sides of Tasker Drive.
The County Attorney has stated that the proffers appear to be in appropriate form; however, it has
also been recommended that minor editorial revisions occur to this statement prior to Board action
to ensure that the undersigned is the responsible party for future proffered improvements and that
monetary proffers are received at the time of lot transfer or first grading in lieu of building permit
application.
STAFF RECOMMENDATION FOR 07/02/97 PLANNING CONUMSSTON MEETLNG:
The proposed rezoning application is consistent with development policies set forth in the
Comprehensive Plan and the applicant has mitigated some of the potential impacts through the
proffer statement. Several concerns raised by VDOT should be addressed following their analysis
of the applicant's traffic impact statement. This analysis may also result in the need for additional
transportation improvements; therefore, it may be prudent to ensure that the transportation issues
are resolved prior to the approval of this rezoning application.
Cly Jl.%'i0i ri 1LT A. of 111,'
.,7Rl�r..
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 140:3 t OLD VALLEY PIKE
COMMl$$I0t4Ei P 0 BOX 278
EDINBURG. VA 22824.0278
April 9, 1997
Mr. Stephen M. Gyurisin
C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Steve:
JERRY A. COPP
M.3;LE.'.: L,:Gi%EE:1
f AR .,Aid 7di
Ref: Eastgate Commerce Center
Route 522 South./642
Frederick County
As requested, we have reviewed your revised zoning and master development plan for the
referenced project. We realize approved proffers are in place, based on current zoning, to
address impacts on existing VDOT facilities. However, since the original rezoning our
Route 5L? prcjeCt hc:2- bean comrlete-' and tl = Rauf= 642 ^^cion is n=•jr;
-• i.-_ a 1
you have in"� tea. the '�o npieticn of .hese t;r:J,e'.ts nes �ac�$$it;tC . t:,e rere, g;, ct ;cu,
internal road -,way net-.vork and need for different zoning. We therefore offer the foilc,r✓ na
comments:
1) As indicated in your March 13, 1997 letter, you intend to prepare a revised impact
statement along with this rezoning request. This statement should include a complete
traffic impact analysis to determine new project impacts or. the current-cad+vay sys:.n.
The anal.,"SEs result-- coulcii addre'ssians*�ver some Of our additional comments
2) If permitted, the proposed Sunrise Drive connection to Route 522 will need to meet cur
minimum siaht distance requirements. At the location proposed c median crosso:'er rices
not exist between the north and south bound lanes. The current grade diaerentiai
between the lanes does not appear conducive to construct a crossover. Therefore, we see
the potential for a real problem to result for exiting north bound traffic, escec'^av true:
traffic �I`h _lea avast l }�r.•,rp to tr�te� south bound for a short distance in Omer to U-turn at
the next crossover to begin north bound flow. This could lead to serious safety hazards `or
the development's traffic and north & south bound motorists. It appears from, our files ,he
earlier re::=mg plar's and analysis fcr tl:is pro'_''' assume 'r
a C-
3)
_.
3) Based on the proposed B-2 zcnina for the parcels along Route 522 it appears a `2 :ergth
right turn lane along the proposed frontage will be necessart. Considering the possible
varied uses, primary access 'o these parcels may want to be made from Tasker Drive or
Sunrise Drive.
4) As originally proffered, two traffic signals were to be provided - one at the Route
522'/Route 6421 intersection and another at the access roadway connection with Route 642.
The pre,.7ously mentioned traffic impact analysis should address necessari, signalization.
However, at the very least, we feel safe to say based on this preliminar; imor--mation the
Route 522 intersection `.gill need to be controlled.
Mr. ,;teocen M. G3 nzin
Ref gaze Cornrnerce Center
April 9. 1997
5) The existing Route 522 north bound left turn lane onto .vest bound Route 642 may need to
be expanded.
6) The recently constructed Route 642 as you are aware, was constructed with a 24' wide
paved surface with the ability to expand by two additional 12' lanes on either side of the
existing pavement. These additional lanes may be necessary as a result of your
development. However, in addition, right and left turn lanes along Route 642 may need to
be considered which might necessitate the need for additional right -of -sway.
7) Any entrances constructed into the property whether from Route 522, 642 or interna;
streets will need to meet minimum sight distance requirements. Additionally any work
performed on the State's right-of-way must be in accordance with our land use permit
policies.
In summary, we have no overall objections to the rezoning or subsequent development of this
property. However, in consideration of the aforer:enticnedcc.a, ents;'conce:.s, wfeel
traffic irnp :ct analysis shculd be completed in order tc deter. -nine specific irnpacts prior tc
proceeding furtherwith the project.
We appreciate the opportunity to comment on this significant project and ask ycu give us a
call if there are any questions or you would like tc discuss our comments in more detail..
Attach.
xc: Mr. J. B. Diamond, Attn
L. (ac-zon, Attn:
Ml -
Mr. B. i. S eitzer
Mr. K: -is Tierney
S:ncerely,
Robert B. Childress
Trans. Permits & Subdivision
Specialist Super-risor
Mr. K. B. Dc,,vn s
Mr. G. C. Tucic:
REZONING #002-97 PIN: 76—A-53
Eastgate Commerce Center
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff.
REZoNIN&
Zoning Amendment Number 00,x-- q 7 Date Received
BOS Hearing Date L/177 PC Hearing Date 7 -9
7.
The following information shall be provided by the applicant: . -
All parcel identification numbers, deed book and page numbers may be obtained
from the Office of the Commissioner of Revenue, Real Estate Division, 23 Court
c ;dare, Winchester.
1. Applicant:
Name: G.W. Clifford & Associates Telephone: 54.0-667 -2139
Address: 200 N. Cameron Street
Winchester Virginia 22601
2. Property Owner (if different than above)
Name: Wrights Run L.P. Telephone: 703-820-2500
Address: 2800 Shirhngton Road. Suite 803
Arlington. Virginia 22206
3. Contact person if other than above
Name: Stephen '\/l. Gvurisin Telephone: 540-667-7130
4. Checklist: Check the following items that have been included with this
application.
Location map
X
Agency Comments
X
Plat
X
Fees
X
Deed to property
X
Impact Analvsis Statement
X
Verifving taxes paid
X
Proffer Statement
X
S. The Code of V' ' ' allows us to request full disclosure of ownership in
relation to rezoning applications -
Please list below all owners or parties in interest of the land to be rezoned:
Allan Huson Richard Peterson
Frank Maranto - Cindy Miller
Sidnev Lesowitz
6. Current Use of the Property: Eastgate Commerce Centre
Proposed Use of the Property: same
7. Adjoining Property:
PARCEL I ) LAMER USE ZG
` L
76 -A -48A & 51KVacant (AG) RA
76 -A -51B & 52 Resident RA
76-A-57, 57A, 56, 55, A
54. 60B Resident
R
87 -a-1, 87(4)-Q IQ• i1 _ Resident
76-A-aZ
Vacant (AG) RA
76-A--17
Vacant (AG RA
S. Location: The property is located at (give exact location based on nearest road
and distance from nearest intersection, using road names and route number):
to Commerce Centre is located at the intersection of U.S
Route ��2 50uth (Front Roval Pike) and Va. Route 642 (Tasker
Dri%
ADJOINING PROPERTY
This is to certify that the attached correspondence was mailed to the following
/Z ZL 7
on
from the Department of Planning and Development,
derick County, Virginia;
76 - A• • 52-
76 . A. - 53-
HOUGH, EARL E. EST. & ANNA S.
WRIGHTS RUN L.P.
CIO ANNA S. HOUGH PAINTER
2800 SHIRLINGTON RD #803
2776 FRONT ROYAL PIKE
ARLINGTON, VA 22206
WINCHESTER, VA 22601
75 - A. • 47-
76 • A. - 55•
HEFLIN, WILLIAM J. & LORETTA
LADO, BETH
C!0 BETH SIMPKINS
113 TADPOLE LANE
4479 CONICVILLE RD
WHITE POST, VA. 22663
MT JACKSON, VA Y2842
76 • A- - 48-A
76 - A• - 57-A
JENI COMPANY
COMER, ORVILLE LEE
P 0 BOX 2598
2903 FRONT ROYAL PIKE
WINCHES TIER, VA 22604
WINCHESTER, VA. 12502
76 - A= - 60-A
76 -A- - 51.8
RITTER, RICHARD E SR
FLETCHER, DOUGLAS R.
301 VINE LANE
141 GEMSTONE LANE
WINCHESTER, VA. 22602
WINCHESTER, VA 12502
6 A.. 5 : C
75 - A.. 60.8
STROSPJIDER, CLIF?0"1 R.
K�'!G, ELIZABETH A'RITTER
2805 FRONT ROY,;L PIKE
173 ARMEL RO
WINCHESTER, VA 22602
WINCHESTER, VA. 22602
�aNf�Hueo ��
Gilbert lV. Clifford R Assoc.
Attn: Steve Gvurisin
200 N. Cameron Street
1��'inehester. `-A 1 01 Evan A. W4'vatt, Deputy Director
Frederick Co. Planning Dept.
TATE OF VT RGRGUN A
COUNTY OF FREDI RdCK
I,, � pr` 0 r
a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Depar,ment of Planning
and Development. whose name is signed to the foregoing, dated ►�F" `� I�q 1 has
personaliv appeared before me and acknowledged the same in my State and C;;,my aroresaid.
Given under m% hand thisAl�i—day of �
iV1y commission expires on j�
L.t�, U
�� ARY PUBLIC
87 • A- - 1.
SCHEULEN. EDWIN EDWARD & ETALS
CIO TERRY SCHEULEN
P 0 BOX 351
STEPHENS CITY, VA 22655
87 - A- - 16.8
GIBSON. MONTIE W
155 CASTLEBRIDGE COURT
WINCHESTER, VA 22602
87 -A- - 31-
LESKO, HELEN RILEY
2981 FRONT ROYAL PIKE
WINCHESTER, VA. 12602
-7 G-11- 54 -
Timber Ridge Ridge Ministries, Inc.
P.O. Box 3438
Stephens City, VA 22655
97-4-?
Francis & Fleancr Bascue
319 Wrights Run Lane
White Post, VA 22663
!??- Zr'-10
Vincent Fertig
325 Wrights Run Lane
White Post, VA 22663
8'7`r -I!
William &- Joyce Tucker
353 Wrights Run Lane
White Post, VA 22663
ADJOINING PROPERTY OWNERS
Page 2
r
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary
for the applicant to provide information concerning the specifics of the proposed use.
Otherwise, the planning staff will use the maximum possible density or intensity
scenario for the proposed Zoning District as described on Page 9 of the application
package.
9. Parcel IdentificationlLocation: Parcel Identification #: 76-((A)) - 53
Magisterial District: Shawnee High School: Sherando
Fire Service: Stej2her<ijy Middle School: mer J.W. M'arn-c
Rescue Service: _ Stephemcity Elementary School: ±jbb tjouver Aa mc, -
10. Zoning Change:
reauested.
List the acreage included in each new zoning category being
ZOND G
E)GSTING
PROPOSED :.iti.A C - _.� ` CE
RA
112?0 Acres
79.00 Acres
-33.20 Acres
B-2
25.00 Acres
51.96 Acres
+26.96 Acres
B-3
23.86 Acres
21.10 Acres
-2.76 Acres
M-1
74.59 Acres
51.83 Acres
-22.86 Acres
Subtotal
235.75 Acres
203.89 Acres
-31.86 Acres
Dedicated Right -of -Way and
Area Owned by Others
+ 31.86 Acres
[Grand Total
235.75 Acres
235.75 Acres
11. The following information should be provided according to Li1C LVI)c V1
rezoning proposed:
Number of Units Proposed
N/A
Single Familv Homes
Non -Residential Lots
Office:
Retail:
Restaurant:
Other:
Townhomes: Multi -Family:
iMobile Home: Hotel Rooms:
S.uZre Footage of Proposed Uses
N/A
Service Station:
Manufacturing:
Warehouse:
i2. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance and to
change thg map
of FceLrick County, VirVMa. I (we) authorize Frederick County oPfici seto enter the
Fropeny for site inspection purposes.
I (we) understand that the sign issued when this
the front property line at least seven days apPIication is submitted must be placed at
and the Board of Supervisors' public hearing and maintainedo the sooas�to�beovis31e1 frotm �
road right-of-way until the hearing. the
I (we) hereby certify that this application and its accom an, .
accurate to the best of my (our) knowledge. p mg materials are true and
F �
s
Dare: IZ-2r
Lq7
+' Date:
9��*';Z4 =nL
14
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
Ereliniinp-lzrMa
Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as
amended, and the provisions of the Frederick County Zoning Ordinance with
respect to conditional zoning, the undersigned hereby proffers that in the event the
Board of Supervisors of Frederick County, Virginia, shall approve Rezoning
Application #002-97 for the rezoning of approximately 235-75 acres from the present
RA - 112.20 acres, B-2 -25.00 acres, B-3 - 23.86 arses and M-1 - 74.69 acres to RA - 79.00
acres, B-2 - 51.96 acres, B-3 - 21.10 acres and M-1 - 51.38 zoning now consisting of
203.89 acres (see attached zoning map; sheet 1 of 2), development of the subject
property shall be done in conformity with the terms and conditions set forth herein,
except to the extent that such terms and conditions may be subsequently amended or
revised by the applicant and such be approved by the Frederick Col:nty Boas of
Supervisors in accordance with V�sgi;,ia law. In the event that such rezoning is not
granted, then these proffers shall be deemed withdrawn and of no effect whatsoever.
These proffers shall be binding upon the applicant and their legal successors or
assigns.
ReQuest o Amend 0 ginal Proffers
The undersigned requests to ame.^,d the outstanding proffers of r,ugust 1,,
1991 adopted for the rezoning approved by the Frederick County Boa:-' of
Supervisors for the Eastgate Commerce Center. Voluntarily proffered are the
following arnended proffers for the Eastgate Corzmerce Center:
I. Access to Eastgate Commerce Center will be provide via five roads that
create three intersections with Tasker Road. These roads are shown on
the attached Master Development Plan and labeled as Fastgate Drive,
Rams Head Road, Armel Circle, Bearcat Circle and Wrights Run Road.
In addition to Tasker Road intersecting with US Route 5?21 a second
intersecting, road is planned known as Su_-Lrise Drive. ~
�.l si.�"5 IIl the E36tgate Co.: merce Center 6v;11 be CO^5t; 1C:2—�
' C�
VDOT standards. Right turn lanes at Sunrise Drive if required b`,-
VDOT will be built to VDOT standards.
3. The undersigned will pay to Frederick County, at the time a building
permit is applied for, the sum of five thousand dollars (S5,000.00) for
Fire and Rescue Emergency Services costs.
RFZONLNG REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
PAGE 2
WTOV Mir- 11• ..04 • -•
The development of the subject property will provide for a street layout
connecting with the relocated VA State Route 642, known as Tasker Drive and US
Route 522 known as Front Royal Pike as shown on the -'attached Master
Development Plan, Sheet 2 of 2 - Master Development Plan for Eastgate Commerce
Center, dated January 27, 1997.
Voluntarily proffered is the attached Master Development Plan and as shown
on the Master Development Plan for Eastgate Commerce Center the following
improvements:
1. A traffic signal at the intersection of Tasker Drive and Front Royal Pike
(US Route 522) will be provided by the owners within nine months of
notification by VDOT.
2. A 30 foot wide road efficiency buffer along both sides of Tasker Drive
will be provided.
Monetary Contdhtition to Qffsetlml2actfDevelopment
The undersigned, who owns the above described property, here' v voluntarily
proffers that if the Board of Supervisors for the County of Frederick-, Virginia
approves the rezoning for the 203.89 acre tract, lying on the west side of of US Route
522 south along Tasker Road in the Shawnee 1Vlagisterial District of Frederick-
County, Virginia from. exisdng lZA, B-2, B-3 and .1vt-1 to R_ -k, B-?, B-3 and %[-: zonin,,
district, the undersigned will pay to Frederick County, at the time a buildln pe:mit
is applied for, the sum of six thousand one hundred sixty-six dollars and twenty-
three cents (56,166 23) for Fire and Rescue Emergency Services costs
REZONING REQUEST pROFFER
Property Identification Number 76-((A))-53
Opequon Magisterial District
EASTGATE COMMERCE CENTER
PAGE 3 WRIGHTS RUN, Lp
The conditions proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors in interest of the Applicant and Owner. In
the event the Frederick County Board of Supervisors grant said rezoning and accepts
these conditions, the proffered conditions shall apply to the land rezoned in
addition to other requirements set forth in the Frederick County Code.
Respectfully submitted,
PROPERTY OWWERS:
By.
Date:
STATE OF VIRGINIA, AT LARGE
C i Y OF W11\7C-ASTER, To -wit:
The fore;oing instrument was acknowled-ed before me this day of
1997, by
qty Commission expires
Notary Public
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
PreliminarMMatters
Pursuant to Section 15.1 - 49.1 et. seq., of the code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned hereby proffers that in the event the Board of Supervisors of Frederick County,
Virginia, shall approve Rezoning Application #002-97 for the rezoning of approximately 235.75
acres from the present RA - 112.20 acres, B-2 - 25.00 acres, B-3 - 23.86 acres and M-1 - 74.69
acres to RA - 79.00 acres, B-2 - 51.96 acres, b-3 - 21.10 acres and M-1 - 51.38 zoning now
consisting of 203.89 acres (see attached zoning map, sheet 1 of 2), development of the subject
property shall be done in conformity with the terms and conditions set forth herein, except to the
extent that such terms and conditions may be subsequently amended or revised by the applicant
and such be approved by the Frederick County Board of Supervisors in accordance with Virginia
law. In the event that such rezoning is not granted, then these proffers shall be deemed
withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant (the
undersigned) and their legal successors or assigns.
R nest to Amend Original Proffers
The undersigned request to amend the outstanding proffers of August 14, 1991 adopted
for the rezoning approved by the Frederick County Board of Supervisors for the Eastgate
Commerce Center. Voluntarily proffered are the following amended proffers for the Eastgate
Commerce Center:
1. Street intersection connections to Tasker Road will be limited to five streets that
create three intersections with Taster Road. These streets are shown on the attached
Master Development Plan and labeled as Eastgate Drive, Rams Head Road, Armel
Circle, Bearcat Circle and Wrights Run Road.
2. All streets in the Eastgate Commerce Center will be constructed to VDOT standards.
Right turn lane entering Sunrise Drive from southbound Front Royal Pike (US Route
522) and road improvements required to exit onto southbound Front Royal Pike at
Sunrise Drive, if required by VDOT, will be built by the undersigned to VDOT
standards.
3. The undersigned will pay to Frederick County, at the time of the next lot transfer or
issuance of the next grading permit, the sum of five thousand dollars ($5,000.00) for
Fire and Rescue Emergency Services costs.
REZONING REQUEST PROFFER
EASTGATE COMMERCE CENTER
PAGE 2
General Development Plan
The development of the subject property will provide for a street layout connecting with
the relocated VA State Route 642, known as Tasker Road and US Route 522 known as Front
Royal Pike as shown on the attached Master Development Plan, Sheet 2 of 2 - Master
Development Plan for Eastgate Commerce Center, dated January 27, 1997.
Voluntarily proffered is the attached Master Development Plan and as shown on the
Master Development Plan for Eastgate Commerce Center the following improvements:
1. A thirty foot (30') wide road efficiency buffer along both sides of Tasker Road
landscaped with a double row of evergreen plants four feet (4) minimum in height will
be installed by the undersigned. The road efficiency buffer may be used for right-of-
way expansion of Tasker Road.
2. A traffic signal at the intersection of Tasker Road and Front Royal Pike (US Route
522) and the exansion of the left turn lane from northbound Front Royal Pike (US
Route 522) west onto Tasker Road will be constructed by the undersigned within nine
(9) months of an official notification by VDOT.
3. Additional right-of-way for the construction of turn lanes and/or travel lanes along
Tasker Road will be provided by the undersigned to VDOTat subdivision stage.
4. A traffic impact study will be conducted using VDOT procedures for each site
development use proposed within the Eastgate Commerce Center at the time of site
plan review. Improvements to Tasker Road will be constructed by the undersigned as
required by VDOT regulations for the predicted traffic impacts based upon the specific
proposed use. Notification of the existence of this proffer shall be provided to each lot
purchaser prior to or at the time of each lot sale.
Monetary Contribution to Offset Impact of Development
The undersigned, who owns the above described property, hereby voluntarily proffers that
if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning of 85.78
acres of the 203.89 acre tract, lying on the west side of US Route 522 south along Tasker Road in
the Shawnee Magisterial District of Frederick County, Virginia from existing RA, B-2, B-3 and
M-1 to RA, B-2, B-3 and M-1 zoning district, the undersigned will pay to Frederick County, at
the time of time of the next lot transfer or issuance of the next grading permit, the sum of six
thousand one hundred sixty-six dollars and twenty-three cents ($6,166.23) for Fire and Rescue
Emergency Services costs.
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in interest of the Applicant and Owner. In the event the Frederick County
Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions
shall apply to the land rezoned in addition to other requirements set forth in the Frederick County
Code.
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
PAGE 3
Respectfiiily submitted,
PROPERTY OWNERS:
STATE OF VIRGINIA, AT LARGE
GP
CITY OF WINCHESTER, To -wit:
eA
The =eging instrument was acknowledged before me this 97 day of 1997, by c� l��/
My Commission expires 9lljdl 17
Notary Public
FREDERICK COUNTY, VIRGINIA
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF THE
Wrights Run Limited Partnership, LP
PROPERTY
Opequon Magisterial District
March, 1997
EASTGATE COMMERCE CENTER
gilbert w. clif ford & associates, inc.
200 North Cameron Street • Gliz.�hc�:`��r, Virgizzia 22601
Phone: 540-60— -2139 • Fax: 540-(1)-(»-t)! a ; • g-'ocli Cz nzrzsinc.com
150C Olde Greenwich Drive e Fredericksburg, Virginia 22401
Phone: 540-89S-2115 • Fax:540-898-2115 0 clifford@lbtgred.com
Eastgate
Commerce
Center
Eastgate Commerce Center
Table of Contents
Summary
Project Background
Introduction
Location and Access
Zoning and Land use
Site Suitability
Development Plan
Impact Analysis
Introduction
Planning Analysis
• Site Suitability/Soils
Traffic
Sewage
Water
Drainage
Solid Waste
Historic Sites
Communitv facilities
• Education
• Emergency Services
• Parks and Recreation
Environment
Fiscal Impact/Proffer
Fiscal Impact
Impact Model Report
Appendix
Impact Analysis Statement
Summary
Eastgate Commerce Center Impact Analysis Statement
SUMMARY
The following Impact Analysis Statement has been prepared for the property known
as Eastgate Commerce Center. The property consists of 235.75 acres, of which, 31.86
acres have been sold or dedicated for road right-of-way. The total remaining acreage
for this property is 203.89 acres and consists of four types of zoning. The property is
currently zoned Rural Area (RA), 12.20 acres: Business General (B-2), 25.00 acres:
Industrial Transition (B-3), 23.86 acres; and, Light Industrial (M-1), 74.69 acres.
The requested change of zoning comes as a result of the final design and
construction of relocated VA Route 642 now known as Tasker Drive; and, the
completion of US Route 522 South known as the Front Royal Pike. The location of
these right-of-ways and crossovers changed since the initial design of Eastgate was
proposed and zoned.
The area to be rezoned consists of 31.86 acres
The Impact Analysis Statement for Eastgate Commerce Center is prepared as
required by the Frederick County Board of Supervisors for rezoning approval of the
property. A positive fiscal impact is projected.
There are no residential units proposed as part of this rezoning. The property is
planned as a business and industrial park with a :nix of B-2, B-3 and M-1 zoning to
accommodate a variety of uses. No specific uses are proposed at this time.
However, Jouan, Inc. is currently under construction.
The development is divided by relocated VA Route 642 (Tasker Drive) that traverses
the site it's entire length connecting with US Route 522. This primary access route is
to be controlled by a traffic signal located at the intersection of US Route 522 and VA
Route 642. A network of cul-de-sac roads and interparcel connecting roads are
proposed to provide access via VA Route 642. US Route 522 and VA Route 642 are
constructed to the latest VDOT standards as will all proposed improvements
planned for the Eastgate project.
Eastgate Commerce Center is located outside the Urban Development Area (L;DA)
and within the Sewer and Water Service Area (SWSA). Community and county-
wide planning and planning policies recognize this area as suitable for
development. The property is zoned and currently the site of Jouan, Inc.
Eastgate Commerce Center Impact Analysis Statement
Analysis of environmental and physical characteristics of this property to be rezoned
indicate that there is opportunity for development as envisioned. There are no
known environmental features that limit development of the property.
Assuming full development of the 203.89 acres rezoned to B-2, B-3 and M-1, and
assuming an average development factor of 5,000 to 15,000 square feet per acre,
approximately 2,038,900 square feet of office/commercial/industrial space may be
developed using an average of 10,000 square feet per acre. For example, the Jouan,
Inc. facility currently under construction has approximately 5,100 square feet per
acre. Revenues in the form of real property taxes, the local share of retail sales taxes,
personal property taxes and business license fees are accounted for in the
Development Impact Model provided by the Frederick County Planning Office.
Impacts to fire and rescue capital costs are projected at $6,166.23 and mitigated with a
like payment.
Public ;nater and sewer are available to the property. Currently a 12" water lire
serves the property. Sewer service is available via a 6" force main and an on site
sewage pump station. Natural gas and electrical service are available to the
property.
The rezoning and master development plan fit within the guidelines of present
planning policy for this currently zoned and developing commerce center. In
summary:
• The property is within the Sewer and Water Service Area (SWSA) shown
in the Comprehensive Plan.
• The property has all service utilities including sewer and water.
• The property is zoned and designated for development.
• The property is located on an important transportation corridor, US
Route 522.
• There are no environmental or historic impacts.
• There are positive fiscal impacts.
• Major transportation improvements are proposed as part of the
development plan.
• Landscaped greenways are proposed.
Project
Background
Eastgate Commerce Center
PROJECT BACKGROUND
Introduction
Impact Analysis Statement
Eastgate Commerce Center consists of 235+/- acres. Since it's inception US Route
522 was reconstructed from two lanes to four lanes and VA Route 642 has been
designed and relocated. This rezoning is in response primarily to the major road
improvements completed. Since the initial rezoning for Eastgate, 31.86 acres
have been sold or dedicated for right-of-ways. 20.86 acres have been sold to
Jouan, Inc and 11.01 acres have been given for right-of-ways. Of the remaining
203 +/- acres, 31+/- acres are evaluated herein for B-2, B-3 and M-1 zoning.
Eastgate Commerce Center is located at the northwest corner of the intersection
of US Route 522 South and VA Route 642. The parcel is identified as tax parcel
76-((A))-53, 53A -D in the Opequon Magisterial District and is currently zoned
Rural Areas (RA), Business General (B-2), Industrial Transition (B-3) and
Industrial (M-1).
Additional areas of B-2 and revised areas of B-3 and M-1 are planned for the
property and summarized below:
ZONING CATEGORY
RA
B-2
B-3
M-1
ACTUAL EXISTING
112.20 acres
25.00 acres
23.86 acres
74.69 acres
PROPOSED CHANGE
97.18 acres
33.78 acres
21.10 acres
51.83 acres
The change of zoning reduces the RA zoning by 15.02 acres. It increases the B-2
zoning category by 8.78 acres and reduces the B-3 and M-1 zoning categories by
2.76 acres and 22.86 acres respectively. The total areas changed
The property is located in the Sewer and Water Service Area designated in the
adopted Frederick County Comprehensive Plan. The property is currently zoned
and is the site of one major industry. A master site development plan and site
evaluation indicates that this site can support business and industrial uses.
Eastgate Commerce Center
Location and Access
Impact Analysis Statement
Eastgate Commerce Center is located in the Opequon Magisterial
District of Frederick County. The Center has frontage on US Route 522 and VA
Route 642. See the attached location map. The 31 acres to be zoned B-2, B-3 and
M-1 is located throughout the property made in adjustment with the relocated
VA Route 642 and US Route 522 construction project.
Site Suitability
The property to be rezoned has no site specific development limiting factors.
The property to be rezoned appears well suited for all categories of zoning
proposed and development based on site evaluation of soils, slopes, wetlands,
ponds and lakes, flood plains and other site suitability and environmental
factors.
Development impacts are slight on adjacent properties. The primary impact
concern on adjoining properties is the change of use from open, rural land to an
business/industrial setting. The impacts of the allowed and industrial uses on
the surrounding uses is reduced through distance setbacks, buffers, landscaping
and screening regulations. The adjoining property is primarily vacant,
agricultural with residences along US Route 522.
DEVELOPMENT PLAN
The Eastgate Commerce Center development proposes a new commercial and
industrial center in the southeastern part of Frederick County. US Route 522 is
an important corridor connecting with US Route 50/17 and I-81 in Frederick
County Additionally, newly relocated VA Route 642 that traverses the site is an
important east -west connector linking I-81 and US Route 522.
Eastgate Commerce Center is proposed as an industrial, commercial and office
center. This industrial, commercial and office center is designed to provide near
term industrial sites along this important corridor while providing for future
commercial growth in the same planned setting. The site is bisected by a major
road that connects to US Route 522. The road replaces the old Macedonia Church
Road and provides for a east -west connecting link with the Urban Development
Aran to the west. Two cul -Mie -sac roads are planned intersecting with Tasker
.\:' � a� � �' °•�• oda �'�•�=e�'Y '_ -/ \�
k t -Ch
,• �2 rMacedon
`. .' o ° S � � "�` "- east k � , '--•__
_ - \• N. • . '.; '' + 1713.- Va.�Q �,
,. <� :� . i �.^ •� ` r% , - Jas
63608 j
lie
4• t'i , \ , ! ; "/ .j � ^ �. /ms
_ i�1' Jd- `\, �� _( `� ; �{ / � Vim. •� ) � •R n �\ �•���`' O`�.li
jw
.;t'. .._ � p• .s � a1 qci.:/ 9 � •� . _ )a �\ �S�(J;�--��� T� 1' �l-Sv�j'.
(` • . i/ Iibd-c, `\�... •tet
♦ •, �\
:,
-` ; , \ j\ � _ 'r/.I. !�. t � ( )- ��/~ :ice \a C^}•/ J
(720
v
o Or �
;� 4-' v7 k 11'011gate
00'
f //�.� � ~ICY^ !l c. •9M``
it ' �� _��_ _ + `,_.''�\ �� / flet i `�.� '•� l / � , _
EASTGATE Location Map
COMMERCE +
CENTER
gilberr w. clifford S associares, ine.
Eastgate Commerce Center Impact Analysis Statement
Drive to provide access to portions of the site not suitable for interparcel
connections. A parallel road connects with US Route 522 serving the
southeastern portion of the site providing a secondary access. These roads create
different development sections which are defined by and follow the natural form
and flow of the land connecting with relocated VA Route 642. A Master
Development Plan is attached illustrating the major design features proposed for
the Eastgate Commerce Center.
IMPACT ANALYSIS
Gilbert W. Clifford & Associates, Inc. is commissioned to evaluate the rezoning
of the Wrights Run, LP property project known as "Eastgate Commerce Center"
in light of several major planning issues, as outlined and required by the
Frederick County Board of Supervisors. This document is prepared to rezone a
acre tract within a 203+/- acre property from present Rural Areas (RA) to
Business Cene.al (B-2), Industrial Transition (3-3) and industrial (l�I-1).
The property is well suited for B-2, B-3 and M-1 zoning considering all factors
required for analysis of a site. There is a positive fiscal impact.
Introduction
The 203 1/- acre property, of which 31+/- acres are evaluated herein for B-2, B-3
and M-1 zoning, is identified as tax parcel 53-((A))-68 in the Opequon Magisterial
District and is currently zoned RA, B-2, B-3 and M-1.
Business General (B-2) zoning is the primary zone that accounts for the revisions
planned for the property. The property is located in the Sewer and Water
Service Areas designated in the adopted Frederick County Comprehensive Plan.
The property is located on a major transportation corridor, US Route 522 South.
A preliminary site development master plan and site evaluation indicates that
this site can support business and associated uses of the B-2, B-3 and M-1 zones.
Planning Analysis
Site Suitability - The property to be rezoned has no site specific development
limiting factors. The property appears well suited for B-2, B-3 and M-1 zoning
uses and development based on site evaluation of soils, slopes, wetlands, ponds
and lakes, flood plains and other site suitability and environmental factors.
Eastgate Commerce Center
Impact Analysis Statement
Soils - The soils are suitable for site development purposes. The USDA Soil Conservation
Soil Survey for Frederick County identifies the soils of the property on map sheet 48 as
Weikert Berks channery silt loan -is and Clearbrook channery loams.
Prime Agricultural Soils.- The property does not contain prime agricultural soils as
identified by the Frederick County Comprehensive Plan.
Slopes - There are few identified steep slopes on this property and no steep slopes on the
area to be rezoned. The topography is ideally suited for business/ industrial type
development. Slopes generally range from 2% to 7% on the areas to be rezoned as part of
this application for zoning revisions.
Wetlands - There are no wetlands on this property to be rezoned. The property is generally
well drained and has no low lying wet areas or wetland vegetation that indicates the
presence of a wetland area.
Ponds and Lakes - There are no ponds or lakes on the property that impact planned
development or impact the areas considered for rezoning.
Flood Plain - The property is not located within the 100 year HUD designated flood plain
as identified in the Frederick County Comprehensive Plan and panel map number 510063-
00115B of the United States Department of Housing and Urban Development Flood
Boundary map.
Adjoining Properties - Development impacts are slight on adjacent properties.
The primary impact concern on adjoining properties is the change of use from
open, rural land to an business and industrial setting. The impacts of the
allowed business uses on the surrounding uses is reduced through existing
zoning, master planning, distance, setback, buffer, landscaping and screening
regulations.
Traffic Impacts
Recent traffic counts and traffic study analysis are contained herein for the
relocated VA Route 642 and recently reconstructed US Route 522. The traffic
volume impact resulting from the proposed rezoning is estimated.
The proposed development and full development of the land would result in an
increase of 591 trips on Route 642 and 5,399 trips on Route 522. This is a 16
percent increase over traffic that would have occurred if the land was developed
under the existing zoning arrangement. This increase in traffic is due primarily
to the increase of the B-2 zoned area from 25 acres to approximately 52 acres.
Trip generation counts and evaluations follow:
TRUCKS+CARS
Traffic From
West
Traffic From
South
on US
on VA Rte 642
on US Rte 522
Left
Right
Total
Left
Thru Total
Time
Period
Time
Period
47
7:00
- 7:15
5
19
24
15
46
61
7:15
- 7:30
3
23
26
9
53
62
7:30
- 7:45
9
22
31
12
71
83
7:45
- 8:00
8
15
23
10
61
71
8:00
- 8:15
10
10
20
3
67
70
8:15
- 8:30
2
9
11
2
52
54
8:30
- 8:45
4
12
16
1
41
42
8:45
- 9:00
6
7
13
4
76
80
9:00
- 9:15
5
10
15
6
51
57
9:15
- 9:30
5
7
12
5
61
66
9:30
- 9:45
7
2
1 9
4
58
62
9:45
- 10:00
4
48
102
3
41
44
10:00 -
10:15
6
11
17
6
59
65
10:15 -
10:30
2
3
5
6
36
42
10:30 -
10:45
2
6
8
8
72
80
10:45 -
11:00
3
5
8
2
47
749-
11:00 -
11:15
4
3
7
6
49
55
11:15 -
11:30
3
1
4
4
53
57
11:30 -
11:45
2M47
13:00 -
13:15
9
34
43
11:45 -
12:00
5
46
4
8
58
—E-6-
12:00 -
12:4, 5
7
68
122
12
46
58
12:15 -
12:30
_357
14:00 -
14:15
74
2
61
12:30 -
12:45
0
59
8
55
63
12:45 -
13:00
1
71
2
3813:00
52
-
13:15
2
15:00
5
61
78
13:15 -
13:30
3
72
12
49
61
13:30 -
13:45
3
3
6
1
60
61
13:45 -
14:00
6
4
10
4
40
44
14:00 -
14:15
5
4
9
7L66
184
63
14:15 -
14:30
4
8
12
9
17:00
70
14:30 -
14:45
5
4
9
7
10
69
14:45 -
15:00
5
4
9
3
338
61
15:00 -
15:15
5
4
9
4
18:00
70
15:15
15:30
2
5
7
8
52
60
15:30 -
15:45
4
1
5
7
49
56
15:45 -
16:00
7
8
15
14
57
71
16:00 -
16:15
14
4
18
17
46
63
16:15 -
16:30
4
6
10
7
52
59
16:30 -
16.45
7
8
15
14
58
72
16:45 -
17:00
5
5
10
10
45
55
17:00
17:15
1
15
16
28
136
164
17:15
1730
5
17
22
51
151
20"
17:30
17:45
9
39
48
60
132
192
17:45 -
18:00
2
38
40
57
172
229
f
9
h
j
k
1
204
394
598
474 2750
3224
gilbert w. clifford and associates
Revision 1.0 - 1 .lane 1997
Traffic
From
North
on US
Rte 522
Thru
Right
Total
Total
Time
Period
47
9
56
141
7:00
- 7:15
59
3
62
150
7:15
- 7:30
54
12
66
180
7:30
- 7:45
52
7
59
153
7:45
- 8:00
44
7
51
141
8:00
- 8:15
38
0
38
103
8:15
- 8:30
29 1
2
31
89
8:30
- 8:45
40
2
1 42
135
8:45
- 9:00
45
10
55
127
9:00
- 9:15
32
2
34
112
9:15 -
9:30
32
2
34
105
9:30 -
9:45
25
4
29
81
9:45 -
10:00
59
2
61
143
10:00 -
10:15
17
3
20
67
10:15 -
10:30
37
5
42
130
10:30 -
10:45
42
3
45
102
10:45 -
11:00
46
2
48
110
11:00 -
11:15
38
4
42
103
11:15 -
11:30
51
3
54
107
11:30 -
11:45
49
2
51
131
11:45 -
12:00
45
1
46
120
12:00 -
12:15
55
5
50
131
12:15 -
12:30
45
7
52
120
12:30 -
12:45
55
0
55
98
12:45 -
13:00
50
3
53
125
13:00 -
13:15
65
3
68
136
13:15 -
13:30
46
4
50
117
13:30 -
13:45
67
1
68
122
13:45 -
14:00
51
1 1
52
129
14:00 -
14:15
74
2
76
158
14:15 -
14:30
59
7
66
144
14:30 -
14:45
65
6
71
141
14:45
15:00
52
5
57
136
15:00
15:15
71
7
78
145
15:15 -
15:30
72
7
79
140
15:30
15:45
78
5
83
169
15:45
16:00
83
9
92
173
16:00
16:15
81
10
91
160
16:15
16:30
92
5
97
184
16:30
16:45
90
9
99
164
16:45 -
17:00
85
9
94
274
17:00
17:15
119
10
129
353
17:15 -
17:30
89
9
98
338
17:30
17:45
69
7 !
76
345
17:45 -
18:00
n
o
p
r
2494 216
2710
6532
VA Rte 6421 US Rte 522 Intersection
Current Weekday Volumes (Total)
Attachment 91C
Counted totals adjusted ourly volumes
Traffic From West Traffic From South
on VA Rte 642 on US Rte 522
Left Right Total Left Thru Total
Time Period
7:00 - 8:00
7:15 - 8:15
7:30 - 8:30
7:45 - 8:45
8:00 - 9:00
8:15 - 9:15
8:30 - 9:30
8:45 - 9:45
9:00 - 10:00
9:15 - 10:15
9:30 - 10:30
9:45 - 10:45
10:00 - 11:00
10:15 - 11:15
10:30 - 11:30
10:45 - 11:45
11:00 - 12:00
11:15 - 12:15
11:30 - 12:30
11:45 - 12:45
12:00 - 13:00
12:15 - 12:15
12:30 - 13:30
12:45 - 13:45
13:00 - 14:00
13:15 - 14:15
13:30 - 14:30
13:45 - 14:45
14:00 - 15:00
14:15 - 15:15
14:30 - 15:30
14:45 - 15:45
15:00 - 16:00
15:15 - 16:15
15:30 - 16:30
15:45 - 16:45
16:00 - 17:00
16:15 - 17:15
16:30 - 17:30
16:45 - 17:45
17:00 - 18:00
Traffic From forth
on US Rte 522 Total
Thru Right Total N,S,E,W
giibert w. clifford and associates
Revision 1.0 - 1 June 1997
VA Rte 642/ US Rte 522 Intersection
Peak Hour Determination
Attachment #2C
Time Period
25
79
104
46
231
277
212
31
243624
7:00
- 8:OC
30
70
100
34
252
286
209
29
238
624
7:15
- 8:15
29
56
85
27
251
278
188
26
214
577
7:30
- 8:30
24
46
70
16
221
237
163
16
179
486
7:45
- 8:45
22
38
60
10
236
246
151
11
162
468
8:00
- 9:00
17
38
55
13
220
233
152
14
166
454
8:15
- 9:15
20
36
56
16
229
245
146
16
162
463
8:30
- 9:30
23
26
49
19
246
265
149
16
165
479
8:45
- 9:45
21
23
44
18
211
229
134
18
152
425
9:00
- 10:00
22
24
46
18
219
237
148
10
158
441
9:15
- 10:15
19
20
39
19
194
213
133
11
144
396
9:30
- 10:30
14
24
38
23
208
231
138
14
152
421
9:45
- 10:45
13
25
38
22
214
236
155
13
168
442
10:00
- 11:00
11
17
28
22
204
226
142
13
155
409
10:15
- 11:15
12
15
27
20
221
241
163
14
177
445
10:30
- 11:30
12
17
29
21
183
204
177
12
189
422
10:45
- 11:45
14
21
35
27
194
221
184
11
195
451
11:00
- 12:00
17
27
44
33
191
224
183
10
193
461
11:15
- 12:15
17
33
50
33
195
228
200
11
211
489
11:30
- 12:30
15
30
45
32
216
248
194
15
209
502
11:45
- 12:45
11
23
34
26
196
222
200
13
213
469
12:00
- 13:CO
6
18
24
19
211
230
205
15
220
474
12:15
- 13:15
6
15
21
27
203
230
215
13
228
479
12:30
- 13:30
9
13
22
20
208
228
216
10
226
476
12:45
- 13:45
14
15
29
22
210
232
228
11
239
500
13:00
- 14:00
17
15
32
24
210
234
2 29
9
238
504
13:15
- 14:15
18
19
37
21
222
243
238
8
246
526
13:30
- 14:30
20
20
40
27
224
251
251
11
262
553
13:45 -
14:45
19
20
39
26
242
268
249
16
265
572
14:00 -
15:00
19
20
39
23
247
270
250
20
270
579
14:15 -
15:15
17
17
34
22
238
260
247
25
272
566
14:30 -
15:30
16
14
30
22
225
247
260
25
285
562
14:45 -
15:45
18
18
36
33
224
257
273
24
297
590
15:00 -
16:00
27
18
45
46
204
250
304
28
332
627
15:15 -
16:15
29
19
48
45
204
249
314
31
345
642
15:30 -
16:30
32
26
58
52
213
265
334
29
363
686
15:45 -
16:45
30
23
53
48
201
249
346
33
379
681
16:00 -
17:00
17
34
51
59
291
350
348
33
381
782
16:15 -
17:15
18
45
63
103
390
493
386
33
419
975
16:30 -
17:30
20
76
96
149
464
613
383
37
420
1129
16:45 -
17:45
17
109
126
196
591
787
362
35
397
1010
17:00
18:00
giibert w. clifford and associates
Revision 1.0 - 1 June 1997
VA Rte 642/ US Rte 522 Intersection
Peak Hour Determination
Attachment #2C
Development Type
Industrial Park (M -1,B-3)
Trip Rate
Average Daily Trips 62.9
P.M. Peak Hour Adj. Street 10.48
Retail (B-2)
Area
At FAR =
25%
5 Lots -
Trip Rate
Average Daily Trips
48.54
P.M. Peak Hour Adj. Street
4.56
Full Development
Under Existing Zoning
Trips Generated
Area
98.6
6199
1033
Area 25
G.L.F.A. - 272250
13215
1241
Residential (RA)
Area
112.2
Lot Size(ac) =
5 Lots -
22.4
36.9
Trip Rate
3.5
Average Daily Trips
9.55
214
P.M. Peak Hour Adj. Street
1.01
23
TOTALS:
Average Daily Trips
19628
P.M.
Peak Hour Adj. Street
2297
Fid, Development
Und oposed Zoning
Trips Generated
Area 72.9
4587
764
Area
52.0
G.L.F.A.-
565844
Trip Rate
36.9
20880
3.5
1980
Area 79
Lots - 15.8
151
16
25618
2761
Proposed Increase
Trips Generated
Average Daily Volume Summary Trips Per Day at Trips Per Day at
Full Development Full Development Increase Trips
Existing Trips Per Day Existing Zoning Proposed Zoning Due to Rezoning
VA Rte 642 1717 3652 4243 591
U.S. Rte 522 7552 Northside 1606.2 18659 2597
U.S. Rte 522 8149 Southside 17332 20135 2802
Total - 17419 37047 43037
Assuming traffic occurring between 7:00 a.m. and 6:00 p.m. accounts for 75% of daily trips
Assume future trips arrive site relative to current trip distribution at the 522/642 intersection
The change in zoning from the current layout increases the retail area by 27 acres while losing industrial area. This
change will result in a 16 percent increase in trips generated over what could have occurred under the existing zoning.
gilbert W. Clifford and associates
Revision 1.4 - 1 June 1997
Eastgate Rezoning
Traffic Impact Analysis
Attachment :3
-1611
-268
7665
739
-63
-7
5990
464
Eastgate Rezoning
Trak Impact Analysis
Attachment #d
Trip Generation Calculation
Existing Zoning Patterns
gllbert w. cWord and associates
Revision 1.0 - 1 June 1997
Eastgate Ex Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 272.25 T.G.L.A. OF SHOPPING CENTER
2 June 1997
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Wav Vol (=<570 TGLA): Ln(T) = 0.625Ln(A) + 5.985, R-2 = 0.78
AWD 2-Wav Vol (>570 TGLA) : Ln(T) = 0 .756Ln (P.) + 5.154, R-2 = 0.42
7-9 AM Pk Hr Total: Ln(T) = 0.589Ln(A) + 2.378
R-2 = 0.49, 630- Enter, 370- Exit
4-6 PM Pk Hr Total (=<600 TGLA): Ln(T) = 0.637Ln(A) + 3.553
R-2 = 0.81, 500- Enter, 500- Exit
4-6 PM Pk Hr Total (>600 TGLA): Ln(T) = 0.725Ln(A) + 2.987
R-2 = 0.55, 500- Enter, 500- Exit
Saturday 2 -Way Vol.: Ln(T) = 0.628Ln(A) + 6.229, R-2 = 0.83
Saturday Pk Hr Total: Ln(T) = 0.635Ln(A) + 3.867
R�2 = 0.83, 500- Enter, 5090- Exit
Sunday 2 -Way Vol.: Ln(T) = 0.498Ln(A) + 6.212, R-2 = 0.44
Sunday Pk Hr Total: Ln(T) = 0.437Ln(A) + 4.287
R-2 = 0.33, 490- Enter, 510- Exit
Source: Inszlitute of Transportation Engineers
3,-n ration, 5th Edi -on, With F_b. 1995
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG WKDY 2 -WAY VOL
48.54
0.00
-1.00
13216
7-9 AM PK HR
ENTER
0.68
0.00
1.00
185
7-9 AM PK HR
EXIT
0.40
0.00
1.00
108
7-9 AM PK HR
TOTAL
1.08
0.00
1.00
293
4-6 PM PK HR
ENTER
2.28
0.00
1.00
621
4-6 PM PK HR
EXIT
2.28
0.00
1.00
621
4-6 PM PK HR
TOTAL
4.56
0.00
1.00
1242
124 G --- N PK HR
E: ' ER
0.00
0.00
1.00
0
AM GEN PK HR
EXIT
0.00
0.00
1.00
0
AM GEN PK HR
TOTAL
0.00
0.00
1.00
0
PM GEN PK HR
ENTER
0.00
0.00
1.00
0
PM GEN PK HR
EXIT
0.00
0.00
1.00
0
PM GEN PK HR
TOTtiL
0.00
0.00
1.00
0
SATURDAY 2 -WAY VOL
63.01
0.00
1.00
17155
PK HR EN'T'ER
3.09
0.00
1.00
841
PK HR EXIT
3.09
0.00
1.00
841
PK HR TOTAL
6.18
0.00
1.00
1681
SUNDAY 2 -WAY
VOL
29.89
0.00
1.00
8137
PK HR ENTER
1.52
0.00
1.00
413
PK HR EXIT
1.58
0.00
1.00
430
PK HR TOTAL
3.10
0.00
1.00
843
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Wav Vol (=<570 TGLA): Ln(T) = 0.625Ln(A) + 5.985, R-2 = 0.78
AWD 2-Wav Vol (>570 TGLA) : Ln(T) = 0 .756Ln (P.) + 5.154, R-2 = 0.42
7-9 AM Pk Hr Total: Ln(T) = 0.589Ln(A) + 2.378
R-2 = 0.49, 630- Enter, 370- Exit
4-6 PM Pk Hr Total (=<600 TGLA): Ln(T) = 0.637Ln(A) + 3.553
R-2 = 0.81, 500- Enter, 500- Exit
4-6 PM Pk Hr Total (>600 TGLA): Ln(T) = 0.725Ln(A) + 2.987
R-2 = 0.55, 500- Enter, 500- Exit
Saturday 2 -Way Vol.: Ln(T) = 0.628Ln(A) + 6.229, R-2 = 0.83
Saturday Pk Hr Total: Ln(T) = 0.635Ln(A) + 3.867
R�2 = 0.83, 500- Enter, 5090- Exit
Sunday 2 -Way Vol.: Ln(T) = 0.498Ln(A) + 6.212, R-2 = 0.44
Sunday Pk Hr Total: Ln(T) = 0.437Ln(A) + 4.287
R-2 = 0.33, 490- Enter, 510- Exit
Source: Inszlitute of Transportation Engineers
3,-n ration, 5th Edi -on, With F_b. 1995
Eastgate Ex Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 98.55 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2 -WAY VOL
62.90
62.21
1.00
6199
7-9 AM PK HR
ENTER
8.27
0.00
1.00
815
7-9 AM PK HR
EXIT
1.82
0.00
1.00
179
7-9 AM PK HR
TOTAL
10.09
6.57
1.00
994
4-6 PM PK HR
ENTER
2.20
0.00
1.00
217
4-6 PM PK HR
EXIT
8.28
0.00
1.00
816
4-6 PM PK HR
TOTAL
10.48
7.38
1.00
1033
AM GEN PK HR
ENTER
7.21
0.00
1.00
711
A:M GEN PK HR
EY'r
1.08
0.00
1.00
106
AM GEN PK HR
TOTAL
8.29
6.12
1.00
817
PM GEN PK HR
ENTER
1.82
0.00
1.00
179
PM GEN PK HR
EXIT
6.85
0.00
1.00
675
PM GEN PK HR
TOTAL
8.67
7.16
1.00
854
SATURDAY 2 -WAY VOL
34.23
41.91
1.00
337
PK HR ENTER
1.51
0.00
1.00
149
PK HR EXIT
3.20
0.00
1.00
316
PK HR TOTAL
4.71
2.23
1.00
464
SUNDAY 2 -WAY
VOL
10.11
9.02
1.00
996
PK HR ENTER
0.46
0.00
1.00
45
PK HR EXIT
0.53
0.00
1.00
53
PK HR TOTAL
0.99
1.22
1.00
98
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTR.A-NS
Eastgate Ex Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 23 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update_
TRIP GENERATION BY MICROTPa\-PTS
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG WKDY 2 -WAY VOL
9.55
3.66
--1.00
220
7-9 AM PK HR
ENTER
0.19
0.00
1.00
4
7-9 AM PK HR
EXIT
0.55
0.00
1.00
13
7-9 AM PK HR
TOTAL
0.74
0.90
1.00
17
4-6 PM PK HR
ENTER
0.66
0.00
1.00
15
4-6 PM PK HR
EXIT
0.35
0.00
1.00
8
4-6 PM FK HR
TOTAL
1.01
1.05
1.00
23
AM GEN PK HR
ENTER
0.20
0.00
1.00
5
AM GEN PK HR
EXIT
0.56
0.00
1.00
13
AM GEN PK HR
TOTAL
0.76
0.91
1.00
17
PM GEN PK HR
ENTER
0.66
0.00
1.00
15
PM GEN PK HR
EXIT
0.36
0.00
1.00
8
PM GEN PK HR
TOTAL
1.02
1.05
1.00
23
SATURDAY 2 -WAY VOL
10.19
3.65
1.00
234
PK HR ENTER
0.52
0.00
1.00
12
PK HR EXIT
0.44
0.00
1.00
10
PK HR TOTAL
0.96
1.00
1.00
22
SUNDAY 2 -WAY
VOL
8.78
3.36
1.00
202
PK HR ENTER
0.44
0.00
1.00
10
PK HR EXIT
0.44
0.00
1.00
1.0
PK HR TOTAL
0.89
0.96
1.00
20
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update_
TRIP GENERATION BY MICROTPa\-PTS
Eastgate Rezoning
Traffic Impact Analysis
Attachment #5
Trip Generation Calculation
Proposed Zoning Patterns
gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
EASTGATE Prop Retail
SUMMARY OF TRIP GENERATION CALCULA'T'ION
FOR 565.844 T.G.L.A. OF SHOPPING CENTER
2 June 1997
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2 -Way
Vol (=<570 TGLA) : Ln(T)
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG WKDY 2 -WAY VOL
36.90
62.21
--1.00
20878
7-9 AM PK HR
ENTER
0.50
0.00
1.00
284
7-9 AM PK HR
EXIT
0.29
0.00
1.00
167
7-9 AM PK HR
TOTAL
0.80
6.57
1.00
451
4-6 PM PK HR
ENTER
1.75
0.00
1.00
990
4-6 PM PK HR
EXIT
1.75
0.00
1.00
990
4-6 PM PK HR
TOTAL
3.50
7.38
1.00
1979
AiM GEN PK HR
EINTER
0.00
0, 0 0
1.00
0
AM GEN PK HR
EXIT
0.00
0.00
1.00
0
AM GEN PK HR
TOTAL
0.00
6.12
1.00
0
PM GEN PK HR
ENTER
0.00
0.00
1.00
0
PM GEN PK HR
EXIT
0.00
0.00
1.00
0
PM GEN PK HR
TOTAL
0.00
7.16
1.00
0
SATURDAY 2 -WAY VOL
48.00
41.91
1.00
27159
Pk HR ENTER
2.36
0.00
1.00
1338
PK HR EXIT
2.36
0.00
1.00
1338
PK HR TOTAL
4.73
2.23
1.00
2675
SUNDAY 2 -WAY
VOL
20.70
9.02
1.00
11713
PK HR ENTER
1.01
0.00
1.00
569
PK HR EXIT
1.05
0.00
1.00
592
PK HR TOTAL
2.05
1.22
1.00
1161
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2 -Way
Vol (=<570 TGLA) : Ln(T)
= 0 .625Ln (A)
+ 5.985, R-2 =
0,78
AWD 2 -way
Vol (>570 TGLA): Ln(T)
= 0.756Ln(A)
+ 5.154, R-2 =
0.42
7-9 AM
Pk Hr Total:
Ln(T)
= 0.589Ln(A) +
2.378
R-2 = 0.49,
63%- Enter, 37%-
Exit
4-6 PM
Pk Hr Total (=<600 TGLA):
Ln(T)
= 0.637Ln(A) +
3.553
R-2 = 0.81,
50sk Enter, 50%-
Exit
4-6 PM
Pk Hr Total (>600 TGLA):
Ln(T)
= 0.725Ln(A) +
2.987
R"2 = 0.55,
50%- Enter, 50%
Exit
Saturday 2 -Way Vol.: Ln(T) =
0.628Ln(A)
+ 6.229, R-2 =
0.83
Saturday Pk Hr Total:
Ln(T)
= 0.635Ln(A) +
3.867
R-2 = 0.83,
500 Enter, 501�
Exit
Sunday
2-Wav Vol.: Ln(T) =
0.498Ln(A)
+ 6.212, R-2 =
0.44
Sunday
Pk Hr Total:
Ln(T) =
0.437Ln(A) + 4.287
R-2 = 0.33,
4915 Enter, 51%-
Exit
Sours=:
Inst;tute of Transportation
Engineers
5th Edition,
Wit'_ Feb.
1995
EASTGATE Prop Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 72.93 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2 -WAY VOL
62.90
62.21
`-1.00
4587
7-9 AM PK HR
ENTER
8.27
0.00
1.00
603
7-9 AM PK HR
EXIT
1.82
0.00
1.00
132
7-9 AM PK HR
TOTAL
10.09
6.57
1.00
736
4-6 PM PK HR
ENTER
2.20
0.00
1.00
161
4-6 PM PK HR
EXIT
8.28
0.00
1.00
604
4-6 PM PK HR
TOTAL
10.48
7.38
1.00
764
AM GEN PK HR
ESTER
7.21
0.00
1.00
526
AM GEN PK HR
EXIT
1.08
0.00
1.00
79
AM GEN PK Fes.
TOTAL
8.29
6.12
1.00
605
PM GEN PK HR
ENTER
1.82
0.00
1.00
133
PM GEN PK HR
EXIT
6.85
0.00
1.00
50r
PM GEN PK HR
TOTAL
8.67
7.16
1.00
63.
SATURDAY 2 -WAY VOL
34.23
41.91
1.00
2496
PK HR ENTER
1.51
0.00
1.00
110
PK HR EXIT
3.20
0.00
1.00
234
PK HR TOTAL
4.71
2.23
1.00
344
SUNDAY 2 -WAY
VOL
10.11
9.02
1.00
737
PK HR ENTER
0.46
0.00
1.00
33
PK HR EXIT
0.53
0.00
1.00
39
PK HR TOTAL
0.99
1.22
1.00
72
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION 9%' MICROTR --\JS
EASTGATE Prop Residential.
,SUMMARY OF TRIP GENERATION CALCULATION
FOR 16 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTR�CIS
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG WKDY 2 -WAY VOL
9.55
3.66
-1.00
153
7-9 AM PK HR
ENTER
0.19
0.00
1.00
3
7-9 AM PK HR
EXIT
0.55
0.00
1.00
9
7-9 AM PK HR
TOTAL
0.74
0.90
1.00
12
4-6 PM PK HR
ENTER
0.66
0.00
1.00
11
4-6 PM PK HR
EXIT
0.35
0.00
1,00
6
4-6 PM PK HR
TOTAL
1.01
1.05
1.00
16
AN GEN PK :_Z
ENTER
0.20
0.00
1. 0 0
3
AM GEN PK HR
EXIT
0.56
0.00
1.00
9
AM GEN PK HR
TOTAL
0.76
0.91
1.00
12
PM GEN PK HR
ENTER
0.66
0.00
1,00
11
PM GEN PK HR
EXIT
0.36
0.00
1.00
6
PM GEN PK HR
TOTAL
1.02
1.05
1.00
16
SATURDAY 2 -WAY VOL
10.19
3.65
1100
163
PK HR ENTER
0.52
0.00
1.00
8
PK HR EXIT
0.44
0.00
1,00
7
PK HR TOTAL
0.96
1.00
1.00
15
SUNDAY 2 -WAY
VOL
8.78
3.36
1.00
140
PK HR ENTER
0.44
0.00
1.00
7
PK HR EXIT
0.44
0.00
1.007
PK HR TOTAL
0.89
0.96
1.00
14
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTR�CIS
Eastgate Commerce Center Impact Analysis Statement
Sewage Conveyance and Treatment Impacts
There are no sewage conveyance or treatment problems associated with this
project. The property is located within the area identified in the Frederick County
Comprehensive Plan covering future sewer service. Currently this property is
served by public sewer service.
Sewage service to this site is provided by Frederick County Sanitation Authority
via a 6" force main.
Water Supply Impacts
There are no water supply or transmission problems with this property. The
property is located within the area identified in the Frederick County
Comprehensive Plan covering future water service. Currently this property is
served by public water service via an 12" water line. Water service is under the
Frederick County Sanitation Authority.
Fire protections measures such as the installation of fire hydrants will be
addressed at the site development stage. The installation of fire protection
hydrants poses no problems. The installation of fire hydrants on the property
will improve the fire protection means of the surrounding properties as well as
the enhancing the protection of the property. The fire fighting capabilities of the
fire company covering this area will be enhanced with additional fire hydrants.
J
Drainage Facility Impacts
Proper storm water management planning will result in minimal or no site
drainage impacts.
The development of business in lieu of rural residential/ agricultural will
increase stormwater run off. It is recommended that the increased run off would
be reduced prior to discharge from the site. In lieu of the above, additional storm
water detention calculations should be presented with final design which would
show no adverse impacts created by the imposition of this increase storm water
on the existing downstream water course.
Drainage flows generally south toward Wrights Run drainage area to the south
of the property. Predevelopment runoff rates will be maintained using
recognized storm water management standards.
Eastgate Commerce Center
Impact Analysis Statement
Solid Waste Cost
There are no solid waste collection and disposal impacts.
Solid waste will be exported by contract hauler at no cost to the County. No
additional solid waste facilities will be required to handle the waste from this
property.
Historic Impacts
This project area through past development of adjoining property has no known
significance. The area has been significantly developed to the east and south.
There are no structures currently located on the area to be rezoned that are of
historic significance. A review of the National Register, the Virginia Landmarks
Register and The Frederick County Comprehensive Plan indicates that there are
no known historic structures on this property.
Community Facilities
Education - This project will generate no school children and therefore have no
effect on educational cost in Frederick County. Capital cost impacts for school age
children will be reduced since no school children will result with B-2, B-3 and
M-1 zoning.
Parks and Recreation - This project would result in no capital impact on Parks
and Recreational facilities.
Emergency Services Cost - There are minimal additional fire, rescue or sheriff
capital facilities anticipated with the zoning of the property. Additional capital
costs have been mitigated with a like proffer contribution to the County.
Fire protection is available from the Stephens City Volunteer Fire and Rescue
Company. The planned B-2, B-3 and M-1 rezoning will have all required site
development standards required by the fire code, building code and zoning codes.
There are no fire protection problems associated with this property. All hydrants
and fire protection measures will be installed when the property is developed.
Rescue services are provided by the Stephens City Volunteer Fire and Rescue
Squad. Sheriff Department services protection will be required by this facility.
Generally, routine patrols of the area should suffice for the majority of time and
materials necessary to cover this property.
Eastgate Commerce Center Impact Analysis Statement
Environmental Impacts
There are no known major environmental impacts associated with the rezoning
of this property . There will be certain minor negative impacts due to the
construction activity including run off sediment, noise and traffic movements.
These are to be minimized by proper compliance with local and state laws for
environmental protection. The effects on the down -stream impoundment and
stream are minimal. There is no known loss of irretrievable resources involved
with this project.
There are no known endangered species of fauna, flora or wildlife which will be
effected by this project. Ground water and air quality should be unaffected. A
minor impact of a negative nature is associated with lighting for security and
business use. These should be closely controlled during planning stage to
minimize the adverse impacts on adjacent residential structures and impacts on
the traveling public.
Other
This planned zoning change would create a positive fiscal impact as compared to
the existing zoning. There are no known other impacts.
Fiscal Impact
Eastgate Commerce Center
FISCAL IMPACT
Impact Analysis Statement
The fiscal impacts of the Eastgate Commerce Center rezoning are measured for
capital costs that relate to the improvements necessary for the County to increase the
capacity of public facilities. The amount of the impact for any rezoning and
subsequent land development such as Eastgate Commerce Center depends upon
location and land uses.
Using the rezoning impact model provided by Frederick County, the total capital
cost of required new facilities generated by the Eastgate Commerce. Center rezoning
is considered for each local governmental department for it's respective service area.
In this case these departmental areas include:
• Schools
• Parks and Recreation
• Fire and Rescue
As evidenced by the model forecast, the only capital cost is new capital costs
calculated for Fire and Rescue for costs not covered by county contributions boosts
the amount for Fire and Rescue to $6,166.23.
The Eastgate Commerce Center development when rezoned warrants a credit based
upon it's overall net fiscal impact due to taxes that will be paid by the project in
future years. Eastgate Commerce Center generates a net positive fiscal impact.
Future credits that go toward funding existing debt service are determined by the
model and applies to school, fire and rescue and parks and recreation departments
only.
The rezoning impact model for Frederick County does not calculate positive fiscal
impacts associated with non-residential land uses such as this rezoning for Eastgate
Commerce Center, B-2 zoning. Instead, only impacts associated with residential
uses are actually shown. In the case of non-residential uses a zero ($0) value impact
amount or value is shown due to the large amount of fiscal impact associated with
such commercial or office (non-residential) land uses.
13
Eastgate Commerce Center Impact Analysis Statement
The Frederick County impact model shows that there is no net impacts for the
Eastgate Commerce Center rezoning. There is a fiscal impact credit since the impact
of all land uses is positive and a credit for contribution to capital costs is shown
through future taxes paid to the County.
The net fiscal impact credit result from the new project against capital costs that are
generated by the project. The credit over a ten year period is the amount of
development fees, as well as permit fees, plus, project revenues. Revenues are the
sum of the following taxes and fees associated with B-2, B-3 and M-1 type zoning
land uses:
• Real property tax
• Personal property tax (estimated at $93.00 per employee)
• Business license tax
• Utility tax
• Retail sales tax (estimated at $2.83 per square foot)
Transient tax (iVlotel tax) (estimated at $172.00 per room)
• Meals tax ( estimated at $5.91 per square foot)
Although the actual zoning change is an increase in B-2 and a reduction of B-3 and
M-1 zoning the model impacts reflect a change of RA to B-2, B-3 and M-1 for
purposes of calculating impacts.
14
DUTPUT MODULE
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $305 78
Covered by County
Contribulions
NOTES: Mo:Sei Run Date 5114197 EAVV
:astgate Rezoning: Assumes 24,750 sq R. of office use on 1 acre rezored from RA to M1
Net
Credit far
Fiscal
Taxes to
Capital
Impact
Capital
Net
Utz
CJQt5
Inpa ct
Fre Department
$19
Rescue Department
$125
$194
$0
Elementary Schools
$0
Middle Schools
$0
High Schools
$0
$27,585
50
Paries and Reereatton
$Q
$0
.---------- — TOTAL
$144
$399,472
$29,419 r
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $305 78
Covered by County
Contribulions
NOTES: Mo:Sei Run Date 5114197 EAVV
:astgate Rezoning: Assumes 24,750 sq R. of office use on 1 acre rezored from RA to M1
OUTPUT MODULE
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
CnSiG
C SIS
111=cI
Fire Department
$131
5830
$0
Rescue Department
$536
Elementary Schools
$0
Middle Schools
$0 ..:
$302,734
SO
High Schools
$0
Parks and Recreaton
$A
117995
SD
TOTAL
$668
$4.530,927
$321.558
$0
-------------------
FIRE AND RESCUE ADDENOUM
------------------------------------
-----------------------------
New Capital Costs Not 51,457.02
Covered by County
Contributions
NOTES: Model Run Date 5114/97 EAW
Eastgate Rezoning, Assumes" 69,632 sq.tt. of retail use on 9 acres rezoned frcm RA to B3
OUTPUT MODULE
Fre Department
Rescue Department
Elementary Schools
Middle Schools
Nigh Schools
Parks and Recreation
Net
Cce(iit for
Fiscal
Taxes to
Capital Impact
Capital Net
C=ts Coedit
casts IMPA 1
$397
52.507 $0
TOTAL
FIRE AND RESCUE ADDENDUM
New Capita! Costs Not
Covered 'oy County
Contributions
$1,620
$0
$0
$0
5D
$2,018 $13,688,366
$914,925
$0
5,54..35
$Q
$971.818 r
$0
54.403.43
NOTES. Model Run Date 5/14197 EAW
Eastgate Rezoning Assumes 512,664 sq.ft. of retail use on 24 acres rezoned from RA to B2.
OUTPUT MODULE
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
ISIS
Crpcli!
Q-Ut5
lmpacl
Fire Department
$994
$10.038
go
Rescue Department
$6,487
Elementary Schools
$0
Middle Schools
$0
$1,429,744
$o
High Schools
$0
Parks and Recreation
so
TOTAL
....----- ------------
$7,481
$20,580,671
$1.524.769
$0
—------------
FIRE AND RESCUE ADDENDUM
—------------
---------------------_-------
-------------------
------
New Capital Costs Not
$15.848.79
Covered by County
Contributions
NOTES: Model Run Date 5/30/97 EAW
Eastgate Rezoning, Assumes 1;282,793 sq.ft. of office on 51 83 acres zoned M1
OUTPUT MODULE
Fire Department
Rescue Department
EIementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL
FIRE AND RESCUE ADDENDUM
New Capital Costs Not S3,415.91
Covered by Ccunhl
Contributions
NOTES Model Run Date 5/30/97 EA1N
Eastgate Rezoning. Assumes 397,693 sq ft of retail on 21.10 acres zoned 83
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
casts
CASI5
tmpaa
$308
51.945
$0
$1,257
$0
$0
$709,742
30
$0
$-0
542.189
$Q
S1,555
$10,619,280
$753,876
50
New Capital Costs Not S3,415.91
Covered by Ccunhl
Contributions
NOTES Model Run Date 5/30/97 EA1N
Eastgate Rezoning. Assumes 397,693 sq ft of retail on 21.10 acres zoned 83
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $9,533.44
Covered by Courity
Contributions
NOTES. Model Run Date 5i30/97 EAW
Eastgate Rezoning: Assumes 1,109,918 sq R of retail on 51.96 acres zoned B2.
Net
Credit for
Fiscal
Tares to
Capital
Impact
Capital
Net
Casts
cm! tl
("=
t=a
$860
$5.428
$0
$3,508
$0
$0
$1,980,814
$0
$0
$4
$1.17..24.4
$4
$4,368
$29,632,510
$2,103,986 _ -
SO
New Capital Costs Not $9,533.44
Covered by Courity
Contributions
NOTES. Model Run Date 5i30/97 EAW
Eastgate Rezoning: Assumes 1,109,918 sq R of retail on 51.96 acres zoned B2.
PC REVIEW DATE: 07-02-97
BOS REVIEW DATE: 08-13-97
MASTER DEVELOPMENT PLAN #005-97
EASTGATE COMMERCE CENTER
LOCATION: The property is located at the intersection of Route 522 South (Front Royal Pike)
and Route 642 (Tasker Road).
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 76-A-53, 76 -A -53A, 76 -A -53B and 76 -A -53C
PROPERTY ZONING & PRESENT USE: 51.96 acres of B2 (Business General) zoned land;
21.10 acres of B3 (Industrial Transition) zoned land; 51.83 acres of M1 (Industrial Light); and
Present use: Eastgate Commerce Center
ADJOINING PROPERTY ZONING & PRESENT USE:
North
- Zoned:
RA
Use: Vacant & Residential
South -
Zoned:
RA
Use: Vacant & Residential
East -
Zoned:
RA
Use: Residential
West -
Zoned:
RA
Use: Vacant
PROPOSED USE: Commercial and Industrial
REVIEW EVALUATIONS:
Virginia Dent_. of Transportation: See attached letter from Bob Childress dated April 9,
1997.
Sanitation Authority: No comment.
Inspections Dept.: No comment required at this time. Shall comment at the time of site or
subdivision plan.
Fire Marshal: Will address fire lanes on site plan.
County Engineer: Add potential locations of stormwater management facilities. Provide a
revised copy of the MDP for our records.
Eastgate Commerce Center MDP 9005-97
Page 2
June 20, 1997
Plannine and Zoning:
Project History
The Board of Supervisors approved the initial rezoning for this development on August 8, 1991.
The approved zoning is summarized on sheet one of two of the Master Development Plan. This
approved rezoning of 235.75 acres of Rural Area land resulted in 25 acres of B2, 20 acres of B3,
and 70 acres of Ml zoned land.
Rezoning application 4002-97 is for the Eastgate Commerce Center, This proposed rezoning, if
approved, will result in 51.96 acres of B2, 21.10 acres of B3, 51.83 acres of M1, and 79 acres of
RA zoned land. This preliminary Master Development Plan application is submitted pending the
approval of Rezoning Application 9002-97,
Project Scope
The proposed use for the Eastgate Commerce Center development is commercial and industrial.
Tasker Road bisects the development, and access to the Eastgate Commerce Center is provided
through five roads that create three intersections with Tasker Road. RA (Rural Area) land is not
subject to Master Development Planning; therefore, the remaining 79 acres of RA land is shown
as undeveloped at this time.
Issues
Staff believes the following issues should be considered by the Planning Commission
1. Buffers
Zoning district buffers are required along all zoning district boundaries internal to the development.
These buffers are not shown on the plan. Whenever land is to be developed in the M1 or B3 zoning
districts that are adjacent to 132 zoned land, a "B" Category buffer is required. Alternately, when
land is to be developed in the B2 zoning district that is adjacent to M1 or B3 zoned land, an A
Category buffer is required.
In addition, zoning district buffers are required along the perimeter of the development where the
business/industrial zoned land abuts Rural Area land used primarily for residential purposes. A `'B"
Category buffer is required where the B2 property abuts the following properties used for
residential purposes: 76-A-5113, 76-A-51 C, 76-A-52, 87-A-31 & 32, and 87-A-36 & 37.
The approved proffer statement makes mention of a 30' wide road ef#iciency buffer along both
sides of Tasker Road. This should be included on the Master Development Pian.
Eastgate Commerce Center MDP 9005-97
Page 3
June 20, 1997
2. Environmental Features
A significant amount of woodland exists within the parcels identified by P.I.N.'s 76 -A -53A and
76 -A -53B. These are not shown on the Master Development Plan. The total acreage of these
woodlands and the amount that is proposed to be disturbed should be depicted on the plan and
listed in the Environmental Features Table. In addition, there appears to be a limited amount of
steep slopes located between the proposed Armel Circle and the existing pond. These steep slopes
should be identified and recorded accordingly.
3. Transportation
A "B" Category buffer is required adjacent to the properties identified by P.I.N.'s 87-A-36 & 37.
Road right-of-ways shall not be located within this buffer area. Therefore, the location of the
proposed Sunrise Drive should be adjusted to the north to accommodate this required buffer.
The location of the existing driveway providing access to the property owned by Rockland A. and
Elizabeth See is not shown on the plan. Access to this property must be accommodated in this
Master Development Plan.
This Master Development Plan must also address any determinations made by VDOT upon
reviewing a Traffic Impact Analysis for this project. This Traffic Impact Analysis must be
submitted to VDOT for their evaluation as soon as possible. The approved rezoning for this project
and any resulting transportation implications should also be addressed in this Master Development
Plan.
STAFF RECOMMENDATION FOR 07-02-97 PLANNING COMMISSION MEETING:
Staff recommends approval of the proposed Master Development Plan contingent upon approval of the
Rezoning application and resolution of any transportation issues determined by VDOT upon review of the
Traffic Impact Analysis. The overall concept of this Master Development Plan is consistent with the
Comprehensive Plan and the requirements of Article XVII, Master Development Plan, of the Zoning
Ordinance. Staff asks the Planning Commission to ensure that all review agency comments are adequately
addressed prior to final approval of this plan.
OAAGENDASICOMMENTMEAS GATE.MDP
COMMONWEALTH of VIRCjINIA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR
EDINBURG RESIDENCY
14031 OLD VALLEY PIKE
COMMISSIONER
P.O. BOX 278
EDINBURG, VA 22824.0278
April 9, 1997
Mr. Stephen M. Gyurisin
C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Steve:
JERRY A. COPP
RESIDENT ENGINEER
TELE (540) 984.5600
FAX (540)984-5607
Ref: Eastgate Commerce Center
Route 522 South/642
Frederick County
As requested, we have reviewed your revised zoning and master development plan for the
referenced project. We realize approved proffers are in place, based on current zoning, to
address impacts on existing VDOT facilities. However, since the original rezoning our
Route 522 project has been completed and the Route 642 project is nearing completion. As
you have indicated, the completion of these projects has necessitated the redesign of your
internal roadway network and need for different zoning. We therefore offer the following
comments:
1) As indicated in your March 13, 1997 letter, you intend to prepare a revised impact
statement along with this rezoning request. This statement should include a complete
traffic impact analysis to determine new project impacts on the current roadway system.
The analysis results could address/answer some of our additional comments below.
2) If permitted, the proposed Sunrise Drive connection to Route 522 will need to meet our
minimum sight distance requirements. At the location proposed a median crossover does
not exist between the north and south bound lanes. The current grade differential
between the lanes does not appear conducive to construct a crossover. Therefore, we see
the potential for a real problem to result for e sting north bound traffic, especially }ruc t
traffic. Vehicles -,,vould have to travel south bound for a short distance in order to u -turn at
the next crossover to begin north bound flow. This could lead to serious safety hazards for
the development's traffic and north & south bound motorists. It appears from our files the
earlier rezoning plans and analysis for this project assumed a crossover would be -
provided on Route 522 at this connection.
3) Based on the proposed B-2 zoning for the parcels along Route 522 it appears a full length
right turn lane along the proposed frontage will be necessary. Considering the possible
varied uses, primary access to these parcels may want to be made from Tasker Drive or
Sunrise Drive.
4) As originally proffered, two traffic signals were to be provided - one at the Route
522/Route 642 intersection and another at the access roadway connection with Route 642.
The previously mentioned traffic impact analysis should address necessary sianalization.
However, at the very least, we feel safe to say based on this preliminary information the
Route SZZr6'' �n:ersection will need to be controlled.
Mr. Stephen M. Gyurisin
Ref: Eastgate Commerce Center
April 9, 1997
Page 2
5) The existing Route 522 north bound left turn lane onto west bound Route 642 may need to
be expanded.
6) The recently constructed Route 642 as you are aware, was constructed with a 24' wide
paved surface with the ability to expand by two additional 12' lanes on either side of the
existing pavement. These additional lanes may be necessary as a result of your
development. However, in addition, right and left turn lanes along Route 642 may need to
be considered which might necessitate the need for additional right-of-way.
7) Any entrances constructed into the property whether from Route 522, 642 or internal
streets will need to meet minimum sight distance requirements. Additionally any work
performed on the State's right-of-way must be in accordance with our land use permit
policies.
In summary, we have no overall objections to the rezoning or subsequent development of this
property. However, in consideration of the aforementioned comments/concerns, we feel a
traffic impact analysis should be completed in order to determine specific impacts prior to
proceeding further with the project.
We appreciate the opportunity to comment on this significant project and ask you give us a
call if there are any questions or you would like to discuss our comments in more detail.
Sincerely,
'v•
A-z�
Robert B. Childress
Trans. Permits & Subdivision
Specialist Supervisor
RBC/rf
Attach.
xc: Mr. i. B. Diamond, Attn: Mr. K. B. Downs
Mr. T- L. Jackson, Attn: Mr- G. C. Tudcr
Mr. S. A. Melnikoff
Mr. B. j. Sweitzer
Mr, Kris Tierney
MDP #005-97 PIN: 76-A-53,53A,53B,53C
Eastgate Commerce Centex,
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1. Project Title: Eastgate Commerce Centre
2. Owner's Name: Wrights RunL.P. - c/o Allan Hudson President
2800 Shirlington Road Suite 803
Arlington, Virginia 22206
(Please list the name of all owners or parties in interest)
3. Applicant: Gilbert W. Clifford & Associates Inc.
Address: 200 N. Cameron Street
Winchester Virginia 22601
Phone Number: 540-667-2139 c/o Stephen M Gyurisin
4. Design Company: (Sameas Applicant)
Address:
Phone Number:
Frederick Countv, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: East side of Route 522 South at the intersection of
relocated Route 642.
6. Total Acreage: 235.75 acres total property
135.99 acres master planned (non -RA zoned)
7. Property Information:
a) Property Indentification Number (PIN): 76-((A))-53
b) Current Zoning: RA, B-2, B-3 and M-1
c) Present Use: Vacant/Industrial
d) Proposed Uses: Commercial & Industrial
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North 76((A))48A, 51C, 51B & 52 Vacant & Residential
South 87((A))1, 16B, 87(4)9, 10,11 Vacant & Residential
East 87((A))31, 32 & 35 Residential
West 76((A))42 & 47 Vacant
f) Magisterial District: Shawnee
8. Is this an original or amended Master Development Plan:
Original X 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 deveopment plan shall include all contiguous
land under single or common ownership. All required material will be
complete prior to the submission of my master development plan application.
Signature:
Date:
COUNTY of FREDERICK
Department of Planning and Development
MEMORANDUM J 5.40/665-_6_ t
FAX. 540/678-0682
TO: Planning Commission Members
FROM: Andrew D. Evans, Zoning Administrator
RE: Request for Exception of Subdivision Ordinance Requirement,
Dennis and Jean Settle/ Daniel Lee Settle
DATE: June 20, 1997
On behalf of Daniel Lee Settle, Dennis and Jean Settle request an exception under the provision of section
144-5 of the Frederick County Subdivision Ordinance to subdivide a 2+ acre lot from a 32 -acre tract of
land and not have to provide a 50 ft_ right-of-way as required by Section 144-31C.(3).
The 32 -acre tract of land is served by an existing 30 -foot right-of-way from Route 642 (Armel Road).
Dennis anu his wife would like to subdivide a 2+ acre parcel of land in order to construct a residence.
The property is identified as PIN 76-A-105 and is located off Route 642 (Armel Road), approximately
2,000 feet east of the intersection of Route 522 (Front Royal Pike), in the Shawnee Magisterial District.
The Settles have attempted to secure additional right-of-way but were not successful.
Section 144-5 of the Subdivision Ordinance allows for the Planning Commission to make recommendation
to the Board of Supervisors in cases of unusual situations. This request has some merit in that additional
needed right-of-way cannot be obtained, and Mr. Settle would like for his son to have a place to build a
home.
Attachments accompanying this request are a copy of the request letter from Dennis and Jean Settle, a
drawing showing the approximate location of the 2+ acre lot, map 476, and the ordinance sections.
Recommendation: Staff has some concern about the potential precedence that would be set by approval of
this request due to the likelihood of there being a great number of like situations in existence. If it is the
desire of the Commission and Board of Supervisors to grant the exception, it might be appropriate to
consider, in the near future, an Ordinance Amendment that would accommodate a single division of land
with access being pro%ided via a right-of-ua of less than -50 foot.
Staff recommends that the Commission give consideration of the request with the condition that this
approval is for one lot only, and any further subdivision shall be subject to all relevant Ordinance
requirements.
Please contact me should you have any questions, or would like to discuss this matter with me.
Attachments
..cnt �IV:•i i
DEPT.
cy,
J,yo
(-e-ce�-ma, c-bc�+
-41
P -s
u -z'
Cd C, Ic �4 F -1S �i
DEPT.
cy,
J,yo
V1 I
Y;V
�j 4- li L 4 votLP
SZo
7 cLZo b tW
90
qr 544 964
• � 13
'N 4:11AL
9u•' J Q �'� - - ;1 1306
9 %z,.[,
? .t ---6 .
ODeVuan qqp t30B ` ; .
94 !i
4 / 130 133
j5
,4. ) se .t
r 1
IC2 roll . Go 99
9�E
/ � i1181nse ,,_c /•
/ 31a 29 tom/ 103
129 j
-Z7 8
66
Sacred Hear? \
Moncsrery
v \�--
�-t' 1v' -Y� `24 -
49I11C
493 O�1�� 55 0 106;_ 2�
127 V
59H
53
54 59,<
� bC � ' r •
'
A �59 599! 59a �20�,� f 11 I24 J�
1 ��Armel / 119
V 59F2CB' t24-
��� A 1•
55
390 120 /1248
- i
� 5 !2 � His •�}, o �� %
w ` 59G 59E �r_ 2 v2
5
s.. a7' I�t_ Fr Z 59C123 3
1 -ab
.w Sr-lA F 6 ..ECTICN
cA ,� o
_ _ 1 —r
Rr 6-1
20
934
Zon.
8 63T 938
Ita92,s.
1`
r
qa A
90
qr 544 964
• � 13
'N 4:11AL
9u•' J Q �'� - - ;1 1306
9 %z,.[,
? .t ---6 .
ODeVuan qqp t30B ` ; .
94 !i
4 / 130 133
j5
,4. ) se .t
r 1
IC2 roll . Go 99
9�E
/ � i1181nse ,,_c /•
/ 31a 29 tom/ 103
129 j
-Z7 8
66
Sacred Hear? \
Moncsrery
v \�--
�-t' 1v' -Y� `24 -
49I11C
493 O�1�� 55 0 106;_ 2�
127 V
59H
53
54 59,<
� bC � ' r •
'
A �59 599! 59a �20�,� f 11 I24 J�
1 ��Armel / 119
V 59F2CB' t24-
��� A 1•
55
390 120 /1248
- i
� 5 !2 � His •�}, o �� %
w ` 59G 59E �r_ 2 v2
5
s.. a7' I�t_ Fr Z 59C123 3
1 -ab
.w Sr-lA F 6 ..ECTICN
cA ,� o
_ _ 1 —r
§ 144-4 FREDERICK COUNTY CODE § 14.4-6
specified in this chapter as authorized by the Board of Supervisors. The
Subdivision Administrator is authorized to administratively approve or
disapprove all divisions of land in the RA Rural Areas District and all divisions of
land in all other zoning districts that are within an approved master
development plan. The Subdivision Administrator shall have the authority to
forward any division of land, subdivision design plan or final plat to the Planning
Commission or Board of Supervisors for final approval.
§ 144-5. Interpretations and appeals.
The Subdivision Administrator shall have the authority to make
interpretations concerning the application of the requirements of this chapter.
Any person aggrieved by an interpretation made by the Subdivision
Administrator may appeal that interpretation to the Board of Supervisors, with
a recommendation from the Planning Commission. Variations in or exceptions
to the provisions of this chapter may be granted by the Board of Supervisors in
cases of unusual situations or when strict adherence to the general regulations
would result in substantial injustice or hardship.
§ 144-6. Violations and penalties.
All land divisions requiring subdivision approval shall conform to the
provisions of this chapter. Any person, firm or corporation, whether owner,
lessee, principal, agent, employee or otherwise, who viclates any provision of
this chapter shall be guilty of a misdemeanor. Upon convic.ion of saic
misdemeanor, the guilty parrn/ shall be subject to a fine up to one thousand
dollars (S 1,000.) per day or incarceration as prescribed by the Code of Virginia.
(Cont'd on page 14==1 5)
14414 7-10-96 r
§ 144-30 FREDERICK COUNTY CODE § 14.4.31
monuments shall be of stone or precast concrete, not less than four
(4) inches square or four (4) inches in diameter and appropriately
scribed with vertical and horizontal controls.
§ 144-31. Rural subdivisions.
The requirements of this section shall apply to all subdivisions of land zoned
RA (Rural Areas) under Article V of Chapter 165, Zoning, of the Frederick
County Code.
A. Design standard exemptions. Rural subdivisions shag -be exempted
from the following design standards:
(1) Section 144-17L, Curbs and gutters.
(2) Section 144-18, Sidewalks and pedestrian walkways.
(3) Section 144-19, Streetlights.
(4) Section 144-25, Utilities and easements.
B. Major rural subdivisions.
(1) Any subdivision which results in a cumulative total of more than
three (3) lots being divided from a single parent parcel within the
RA (Rural Areas) Zone shall be conside.,-ed a major rural
subdivision. Lots described in § 165-548, Family division lots; and
§ 165-54C, Agricultural lots, of Chapter 165, Zoning, of the
Frederick County Code, shall not count toward this three -lot limit.
Prior to review and approval of final plats for such divis ons, a
preliminary sketch plan must be reviewed and approved by the
Zoning Administrator.
(2) Access. All roads serving lots within a major rural subdivision
shall be built to the Tertiary Subdivision Street Standards of the
Virginia Department of Transportation and dedicated to Frederick
County for eventual acceptance into the state secondary road
system. [Amended 6-9-19931
C. Minor rural subdivisions.
(1) The division of the 01101,ving types of lots are permitted under the
regulations for minor rural subdivision:
14434 10-25-93
§ 144-31
SUBDIVISION OF LAND
§ 144-32
(a) Lots described by § 165-548, Family division lots; and
§ 165-54C, Agricultural lots, of Chapter 165, Zoning, of the
Frederick County Code.
(b) Lots described in § 165-54A, Traditional five -acre lots, and
§ 165-54D, Rural preservation lots, provided that a total of no
more than three (3) such lots may be created from any one
(1) parcel under these regulations.
(2) Shared private driveways.' Vehicular access to minor rural
subdivisions may be provided by means of shared private
driveways. 'The owners of lots provided with access via such
driveways (shall be responsible for the improvement and
maintenance of said driveways. When shared driveways are
used, the Subdivision Administrator shall be provided with copies
of the deeds of transfer. Such deeds shall contain the following
language:
The proposed shared private driveway is not built according to
street standards of and will not be maintained by the Virginia
Department of Transportation or the County of Frederick. The
improvement and maintenance of said driveway shall be the sole
responsibility of the owners of lots which are provided with
access via the driveway. Said shared private driveways will not be
considered for inclusion into the state secondary system until
they meet the applicable construction standards of the Virginia
Department of Transportation. The cost of bringing said
driveways to acceptable standards snail not be borne by the
Virginia Department of Transportation ncr by Frederick County.
(3) Minimum width for shared private driveway. The minimum richt-
of-way width for a shared private driveway shall be fifty (50) feet.
§ 144-32. Property owners' associations.
A. intent. The intent or' this section is to rewire the o,"
nonprofit crcanizaticn to be knc,.vn as the "pracer:y ewn=-r,•
association." The proce'zy owr,,ers, assCc;atiOn Si,ali be Cremated CV' ``„-e
subdivider. The property ewners' associGticn shall be financially
responsible for its own operations and shall be charged with the
continuous maintenance and management of all common areas,
is 14435 10 -25-93
COliNI'Y of FREDERICK
Department of Planning and Development
MEMORANDUM 540/66_5-'6' 1
FAX. 540/678 -068 -
TO: Planning Commission Members
FROM: Andrew D. Evans, Zoning Administrator
RE: Request for Exception of Subdivision Ordinance Requirement,
Kenneth C. and Mary P. Lebo
DATE: June 20, 1997
Kenneth C. and Mary P. Lebo request an exception under the provision of Section 144-5 of the Frederick
County Subdivision Ordinance to subdivide a 13.567 -acre tract of land from a 60.761 -acre tract in order to
construct a residence and not have to provide a 50 foot right-of-way as required by Section 144-31C.(3).
The Lebo's purchased the property from the Mielzarek's which has an existing 30 foot right-of-way serving
the property. The property is identified as PIN 47-A-8, and is accessed off Route 617 (Pine Top Road)
approximately 1,000 feet east of the West VirginiaNirginia state line in the Back Creek District.
As Mr. Lebo states in his letter to me, his intentions are to construct a residence on the 13.567 -acre tract and
keep the remaining 47.194 acres as part of his fare. Having no future plans for development of the larger tract
of land, the existing 30 -foot right-of-way would serve one residence and two tracts of land.
Accompanying Mr. Lebo's letter is one from Ellen J. Cesefske with Marathon Bank, Winchester, Virginia,
dealing with particular information concerning financing of tracts of land twenty (20) acres or smaller.
Section 144-5 of the Subdivision Ordinance allows the Planning Commission to make a recommendation to
the Board of Supervisors in cases of unusual situations or where strict adherence to the general regulations
would result in substantial injustice or hardship.
Attachments accompanying this request include a copy of the Lebo's request letter, survey plat of the 13.567 -
acre parcel to be subdivided from the 60.761 -acre tract, map ; 47, and the ordinance sections.
Recommendation: Staff has some concern about the potential precedence that xN ould be set by approN al of
this request due to the likelihood of there being a great number of life situations in existence If it is the desire
of the Commission and Board of Supervisors to grant the exception, it might be appropriate to consider, in the
near future, an Ordinance Amendment that would accommodate a single division of land with access being
provided via a right-of-way of less than 50 foot.
Staff recommends that the Commission give consideration of the request with the condition that this approval
is for one lot only, and any further subdivision shall be subject to all relevant Ordinance requirements.
Please contact me should you have anv questions, or would like to discuss this matter vyith me.
Attachments
Mr. Kenneth C. Lebo
Mrs. Mary P. Lebo
Strasburg, Va.
June 6, 1997
Winchester/Frederick County
Planning and Zoning Dept.
% Andrew Evans, Zoning Administrator
107 N. Kent
Winchester, Va. 22601
RE: Subdivision of 60.761 acres for financing
purposes only -
Dear Mr. Evans,
I have been requested to write a letter to state my intentions for the
above mentioned 60.761 acres due to the subdivision reY.:est frcm my lender
Ti=e Y?r--=cn BarrLk. It is my understandiLng that since :ray financing is gci c
Secondary !^cr`z7age ar{er financ4I-I t_hdt the regL?latiGnS State t�acre-=,,7e
at
larger than 20acrescannot be accepted under F�&Lk/
=,-LMC reg? lotions. Therefore
in order for me to secure acce-Dtable financing for -M" loan, i" was suggested
that the lender The Marathon -ik only do my loan on a sLialler portion, of this
60 -- acres. We all agreed that 13.567 acres would be sufficient for bui_Ging
rmy new home and for securing finar.�cing cn same.
MY intentions for the 60 acres do not inclut?e k,7x buildinM of Arun ad1-14 _4r_�'
homes, nor '—'-e de -;e: _eT the: e•G=. he (See attached S'�^C1�iiCe^ i.�l: _=e-- �,�L _
s=, .GV^r� Pa z 113 . 56 % 3CrcS :v�_ 1 e ?vier` i:y I7C`.i uTe_ J 11 'ce LCCm--
(Fe tta ^,e��-•1 - 'sight o�
(p '�'' C- •- � prC]eC te`'i hCzTie ) and Pa_roel '3' di.19= cCiSs -i=
nothing but 10 : wccds, with a deep hollow included, I w_11 use this proper ✓•,
for my own: pleasure, enjcyrLent, caTfort, aid quiet peace of mnind! -
I may build a bay? IF I decide to have farm animals, however, since t17.e
prcperty is not fe:,.ced this is nct likely a: -.v ti -7e sccn, I -may also, b1:1 -
eqLiipment sled for a tractor, etc.... t0 :iia- ta-i n the upkeep of :;,v
intez'est rat3s are attactive at this tLT.e and I :d�3i. to '=-
o�7 t�J .,C ..,_ L! -.a- is .o_f�a=7 !D .l� 1W�.l..e Y. ?1'e a..--
30 C.?�
and t_ --`e ex__ sir 30' reccir-''eC r i =-.v .?' as `_^.a ome 3^. on' , dCC?SS
tc :!L%' F A R�.- -
Thank you for your ccnsideration regarcinc, the correct zon4 n(:7 of t'.^:i S
future site of my hcme.
IUD Respectfully,
Kenneth C. and Mary P. Lebo
CC: lender
NIX. Sce=�, sup-:e,or
THE
MARATH0N
BANKGarng the distance for vou'
W.inehe,ster/FAedeA,iek County Zoning Dept.
a Andrew Fvan6, Zoning Adrn.i,ni6ttatoA
107 N. Kent
W.inche,sten, Va. 22601
Dear Mn. i=vans,
Operations
P.O. Box 998
Stephens City, VA 2
1 -800 -526 -BANK
RF: Request 6or wa.iveA regarding Right -06 -Way
on pAopelcty Located at: Back Creek D-ifst,ict,
60.761 Tota acne6
FAeden.ick County, V•inginia
CUAAent Cwnen: RoV6 H. Mie2zanez
Bojcr-,owe,L: Kenneth C. and Mary P. Lebo
I am vt-iting this Z.etter to address a eonceAn that has deveL-7)zd oven the
proposed subd.iui,6 ion o6 the above stated 6anmtand. The Marathon Bonk hay approved
a mattgage Loan bon MA. 8 Mrs. Kenneth Lebo on a new eonh-truction Qocated on the
above stated pn.ope try. Due to out I nue-3ton' s FNMA/FHLMC guider') es and -LeguYa,ticils
cue .the sender ane unable to make -loans on acreage tatger than 20 ae>res, due to
the fact that any ttLaet o! Zand Patge�r ,than this, accG,Lding to tic-ir dez�n"tio;L
exceeds rte aYT is .t C',j iQnd needed �Cn c`-,jab-U(-tGl, not -t' .71ei L UY' iiiQ r
our Tnvest_on - they a, --e not in the bus c.nes s o� ma Etna .ioaYis o1 i ' a m s .....
Thv. o ore, a5 eUe have CGviC`uded j,'LCri -i.U`ne iG t' C ('Y' -t^e
counties (as needed) survey out a smav�er po-Lt-ion o' .iand �.Lom the axis _ina
tract and do -tile /-inancing on this smaZ, L traet....accond.ingiu, the.person
own the eru`itce tLac.t hmaPie*cacti as wei? as the �?aLyeL .trac-t, ti;;z ova,,, d;i;; eL2r
-,s .... the lJ-i-nancc'ng .i,s secured only by the smaL,,Ee_ •tLact 0,;'and. - 4
Lde had a -s �tuat-con in Shenandoah county some time bae�:, cL','lcLe a yen,t'er^aii
a�teadu owned some 60 ae Les + o�z - and wanted -t0 -re j inaY2cc -2� s eats t.i;�_, Fai G�',_
mGntgQge to one U GuL rrJnGC7,rQY116,-ZGGUeL inLte�re5CUIY"et_�` venCC.��Ci,
e`
in
i1t5 Leo'tis tip'-(ntzYlCcng ncodS`.L .'C/'
and did ou-t- e aY' on -ti '' S acLe ra r�] ,
`' .�. r'i..r�d� aJ 11/.,i ar:�i ,.pit l•
did -.nc? _
( Cate tii�2t -they WGu�d GYL l
�' ! 5 -ty nF, �tr« p��',�'�L-.tri wax evCL s:���u, Lha-�
5 acres cGuid not be sG-fid by ,.�se2�, but -that- the entite 60 acre tact incrudiYLu
the 5 ae,Les was .to be conveyed t090 -the, -L. That the 5 acrp,i
es was a^.Lo � ciY,
oucd �inaYi�
pu-raos es O!1Ly. The matter o�j alt fight-G�} -way was not a 'Usue 4.n ties case, as the
owners dn.i,vewac/ accessed a major highway, the,rejo,Le when we did the. sLLLveu o6 .the
Sive acnes we me Lety sLutueyed down one side G,-, the d- ueway and bac � up the othe,-,
'de and to -inc°ude the dwe.� ing which was ou,L s ecu ri-trr.
409 T(y Pike 1041 Berryville Avenue 300 Warren Avenue
Wincheste , A 22602 Winchester, VA 22607 Frcnt Reycl, VA 22630
540-869-6600 540-869-4994 FAX 540-667-3297 540-667-3298 FAX 5.10-636-7%99
.�.:..'-''.: ',�.,�` � ,.� ;rte•-". = -- - �� _ ._._._ ___W..�... _ -. ... � ,.._ . ' ..._..... � _. _ ..
THE
MARATHON
BANKGoing me msrance for you"
Page 2 - Lebo
Operations
P.O. Box 998
Stephens City, VA 22,
1 -800 -526 -BANK
In the matter o6 Mn. Lebo, not teatizing that the.ct was a po-tenti.a,P_ bon
a pnobtem, we attemp.i.ted a loan ceos.ing on May 30th, 1997 addxess.ing two patce.is
o6 .hand - one being paneet A 13.567 acnes which was to be our 6ecuA ty box hi,s
6-i.nane.ing, and paxcei 8 on 47.194 actes - thus totaiiing 60.761 acnes. i=an.2y
Wednesday moaning I was .in6onmed o6 a 'dty ctos.ing' on .the subject pnopentu due
,to .the de.iay o6 .the signing o6 the subdivision o6 .the pnopenty .in question 6nom
yowtss et6.
Pen out conveuation on 6/5/97 it was stated that perhaps we... 'The Maxathon
Bank' possibty ctos e on Mt. Lebo's pxopet-ty as a whole -i.. e. 60.761 acnes .th"
attow.ing him to s,tatt his eons-ttuction o6 his home white waiting bon the session
o6 ,the next Ptann.ing and Zoning meeting in Ju.iy, where we could peutition .the
comm'iss'ion to attow the exi. ting 30' )Light -o6 -way to ,temain as the soQe eg,t25's .aid
.ingress bon .the projected two panee°s -instead o6 the �tequi)ted 50' 'Li,2ht-o4'-:vac,
as -ins ,Lequ-('1ted pe -t cu,, tent code. v Y
I have attached a copy o6 a tetten 6,tom Mn. 9 Lebo addtessing h..i.,s intent -1: -ors
bon his 6aAu-1.. , .. Pleas e xead ,the attached, as the cto tomer spe.U6 out .the -i t pian
bon -theZt new home.
I mu -5t 5-+a-2 rnTy eonce>tn ban the need o6 pethar5 amended codes of
codes to add toss .this pe 6 '' .L' 2 ret5cn :i.�is
y v s-<,tc�attion. I seme; acu eel=-t�1a��
eapabie and ab -;'_e to pELzcha5 e more pnopen ty than 5 a m e )'-�nanetng a,.,2;iu2s
o6 or actzage -that- i.s .in excU.s 06 one o� the most ror� uZct tupe o6 6-nancina ave,-
--around today !Secoada�ui Mathet F.inanc�ng) that -theit its a react need top ide -hzs
homeawne with the •-upe a6 6inanccng they need, de3i.te and deserve to achieve
goals. To cLos e the doors on this -type ob buue� s ,, °c� becous e -the-� 'cat" -"l; -as �e -to
much ptope�tu pe -t some %zeguia.tior,5 at some iende. and to induce .t;ics-tc;t,e b,--
to
c-to ob-tai.n � 4 nanc-inC that is not, was not and c au�d not have been
choice is just- and un6a-i,4.
LU u o C z Z ,,. Leho's orld.an5 ti; t1'.!i(-5 i..t??S -,:
Jr�Cgr1L-U�-`.'al/ Wa�L'ed aY2�� 7� aLLI:U
�-
ttact o .i.and, t�tus
et LJ G (% -[i ��.. LA �!t-ti. it {-_ L•��-moi (.7.-�..
a ,,.eady app,toved rio-,tgage Loan oi: -<« ; 5.561
the add-i,tioncLZ 47. 194 6a,tmiaytd. Fv -�mrand to -7er7a,in
Lebo',s attached tetter.
Option Two - adjoining t.and owr:eL app,toves o6 50' high -t -off -way due to
Zoning and Ptanning Commission rejection o6 wa.iven of 50' night -o6-
way. Thus exi,3ting 30' )r ight-o6-cvay to be widen ,to 50' Row.
next page -
4095 Valley Pike 1041 Berryville Avenue 300 Warren Avenue
Winchester, VA 22602 Winchester, VA 22601 Front Royal, VA 22630
540-869-6600 540-869-499.1 FAX 540-667-3297 540-667-3298 FAX 540-636-7799 5.10-636-92
Mm=
1�:�+w.•+w�watwW�-..-�wr'�.1-L.d...
I THE
MARATHON
BA. V K 'uorng me aisranee far you "
Page -three -
Operations
P.O. Box 998
Stephens City, VA 2�:
1 -800 -526 -BANK
Option Tlvtee - Adjoining Land owner nejeet6 widening o6 the existing
30' RoW into a 50' RoW - thereby Sorci.ng Mn. Lebo to gain a 'Bank'
approved mortgage Loan on the whole 60+- acres - on a 7 yeah
Adjustabte Loan and/or a BaUoon Mortgage with interest nates at2ea.s
one 6u.0 percentage point higher .than Seeondaruy Marcket now o6, ers. O;
perhaps moving his mortgage to perhaps a .gender who s pec-iaiizes in
6/aAm ican6...
T6 then quite simppy couQd be away to address tissues such as this 6o -that
ate pcvrti:es invo.eved could come to a teasonabie and equitable agreement to allow
60r aV- panties to achieve their objective and not overstep codes and/or boundaries
taid down to protect and/or en'oree our tocat government and the ordinances therec�.
FYI: jon the .tzco,td, pethccps an -idea xiZ,I come 01 th�.5.... but I .tan r nt a bat�c�ce
one time, who in ordZt to protect thei,t 4-nte,tes tJ in some Land they had sold (40
aueh out o6 700 acres) -thus e tenting a -Light-off -way into the s zders propetty
past their home and onto the conveyed 40 acte5, made a stipulation .in the deed,
in the Dorm o6 a ne,�t"c-tion, and it tead:
ThZS Right-oi-Way sha°,e nun with the Land inthat, this 30' )Light-od-way
shaZZ be used soReu �Gr the ingress and eg,tess c/, one di e<e ng anEy a' '
w.cU yc -t be ue Zcd tC aCcesS [i� y C -that dw'e•�Z.CngS Gt Cm^_- Uen1eY�L5 Z ��
was c";weued by Deed dated
to +-ir. 9 M,ts.
Bt( the arse G' -this language.in the conveying Deed - wc,s aZZ that urs needed .to
keep the said now subdiv.i.d prGpenty from being a hou5ing subdiv-Is'on with the
need JGn a 3ta.te maintained -toadwau. The above case hcstoty ;Ua5 a eca;t I .lay:
avross wh-i2e a Mortgage Loan 0,;ice,- 4.n the s -tate oz (vest V� to-inia.
AIL. Evans, I want to thank you jor aU o j yowl heap and cons�.detation ucu
g4.ven to this matte,-, and I pray we w.ie�. beab%e to ob.tcTin th_e yte�eSSGtu wave`
.1 -
G 1i1e SLC quC �d 50' fR ht Oj -'ay aita' ICZ. _` UAL �
r
Lebo' S pcctch��s v , .tine ja�.m. -
I
YLoLLEd a a Le4UL:.e l.lf;.,!
a caU at 540 859 6600x10 t a L 't E Zeyt- Nave a good darn, and ptza3�
adv�s e. o J yowl dee is io n -
CC: 6 i,ee
_�" �. LGnger�beam
4095 Valley Pike
Winchester, VA 22602
540-869-6600 540-869-4994 FAX
Y o urs
1041 Berryville Aven6`6, �
Winchester, VA 22601
540-667-3297 540-667-3298 FAX
ere,ey,
els
t Mc,ta.thon Bank-
300
anff
300 Warren Avenue
Front Royal, VA 22630
5-40-636-7799 5d0-636-92'
NOTES:
t.) BOUNDARY SHOWN HEREON WAS DETERMINED BY A
A FIELD RUN SURVEY PERFORMED BY EBERT do
ASSOCIATES ON MARCH 20, 1997.
2.) THIS PLAT IS SUBJECT TO EASEMENTS AND
RESTRICTIONS OF RECORD.
3.) NO TITLE REPORT FURNISHED.
4.) SUBJECT PROPERTY IS LOCATED ON FREDERICK
COUNTY ASSESSMENT MAP 47-A, PARCEL 8.
O 300' 600' 900'
SCALE 1" = 300'
BEARING DISTANCES
69.56'10"
E
362.52'
E
S 50'29'31"
E
315.67'S
22'30'30"
W
954.67'S
18'26'05"
W
849.06'
EBAR
?UND
N
U
0-
q3 m
C
REBAR
LU (FOUND)
N
o00
to v
Cn
KES
M �
,ROSE q-I_APG 5��
1p9
POINT OF 01301
BEGINNING "B 0� �� <913 69
S ��• 48'
16" BLACK OAK
TREE
ao
cD
d
cv
W
O
Ln
N
K)
cn
P1N�Or
VA. RT. 61
POINT OF
BEGINNING "A"
REBAR
(FOUND)
h
TRACT A
123.49 13.567 ACRES
ORAINFiELD
REBAR
(SET)
REBAR
(SET)
TRACT B
47.194 ACRES
LE- E 5 S R T
J 464
_.iVO Y
X1.39 5a
E
rt
Qi
co
SHEET 2 OF
\
`\ JD
\ \G
M \�H
�C
Al
p30' R/W
1�
CD T/j NC',
t\
Cc
U .v
Z
mo
/ �cn
/X >^
�a
00
a
6p1
�I
30' R\W
^v 0
rn ma
its ^ QQN
a O U v1
N O
C w m
N L
Z O V
?CO
O `t
I
CHESTNUT
OAK
156 11 1
DIVISION OF THE
PROPERTY CONVEYED TO
N c v dR AtANI 351 ROLF H. MIELZAREK
JpM� p8 AT
AIi�.A tEEE MIELGxREK
BACK CREEK DISTRICT
FREDERICK COUNTY, VIRGINIA
DEED BOOK 535 PAGE 702
SCALE: 1" = 300' DATE: MARCH 20, 1997
Ebert and Associates
An H. Aubrey Hawkins Associates Ltd Company
RnBERT C. .F ! eNfl i bNn Pi ANNIKV1 nn,n npur.rr
�r\ VUUIN I
-36
I 'Qi
520 si)
2A 2 3
28
JP'
A, 2c
4 �
h
Q�r
�O-
8A A
A 7
0
88
� e
GA c
Y4,y FRE K
/RE
G 8, -Y.
6 C, 8
1
96 o
1L 2 vrs. 9A
9 z r"
96
9c
10
2pri
0 9
10
2prs 11 6 13
12
1
��-
15C I a9P
14 46
4, r—�
154
17 "-' " Jams Map- Above 178'25'00-
12.014000 FT
e Capon
Ooo Fr I Ulu= - I To Wavwrml t W Vs
w_• = 000 Fr JOkS lJ7Mf
23
3 23
HUNTERS
VALLEY
23
e5o$
�Cf
23
HIGH VI
HIGH V,
0
g
' 11
23
Z3
5
4
13
O 7
59
17 "-' " Jams Map- Above 178'25'00-
12.014000 FT
§ 144-4 FREDERICK COUNTY CODE § 144-6
specified in this chapter as authorized by the Board of Supervisors. The
Subdivision Administrator is authorized to administratively approve or
disapprove all divisions of land in the RA Rural Areas District and all divisions of
land in all other zoning districts that are within an approved master
development plan. The Subdivision Administrator shall have the authority to
forward any division of land, subdivision design plan or final plat to the Planning
Commission or Board of Supervisors for final approval.
§ 144-5. Interpretations and appeals.
The Subdivision Administrator shall have the authority to make
interpretations concerning the application of the requirements of this chapter.
Any person aggrieved by an interpretation made by the Subdivision
Administrator may appeal that interpretation to the Board of Supervisors, with
a recommendation from the Planning Commission. Variations in or exceptions
to the provisions of this chapter may be granted by the Board of Supervisors in
cases of unusual situations or when strict adherence to the general regulations
wculd result in substantial injusti-,e or hardship.
§ 144-6. Violations and penalties.
All land divisions requiring subdivision approval shall conform to the
provisions of this chapter. Any person, firm or corporation, whether owner,
lessee, principal, agent, empicyee or otherwise, who violates any provisicn of
this chapter shall be guilty of a misdemeanor. Upon conviction of said
misdemeanor, the guilty party shall be subject to a rine up to onethousand
dollars ($1,000.) per day or incarceration as prescribed by the Code of Virginia.
(Cont'd on page 14.11:;)
14414 7-10-9e
§ 144-30 FREDERICK COUNTY CODE § 144-31
monuments shall be of stone or precast concrete, not less than four
(4) inches square or four (4) inches in diameter and appropriately
scribed with vertical and horizontal controls.
§ 14431. Rural subdivisions.
The requirements of this section shall apply to all subdivisions of land zoned
RA (Rural Areas) under Article V of Chapter 165, Zoning, of the Frederick
County Code.
A. Design standard exemptions. Rural subdivisions shag -be exempted
from the following design standards:
(1) Section 144-17L, Curbs and gutters.
(2) Section 144-18, Sidewalks and pedestrian walkways.
(3) Section 144-19, Streetlights.
(4) Section 144-25, Utilities and easements.
S. Major rural subdivisions.
(1) Any subdivision which results in a cumulative total of more than
three (3) lots being divided from a single parent parcel within the
RA (Rural Areas) Zone shall be considered a major rural
subdivision. Lots described in § 165-54B, Family division lots; and
§ 165-54C, Agricultural lots, of Chapter 165, Zoning, of the
Frederick Ccur,ry Code, shail not count toward this three -lot limit.
Prior to review and approval of final plats for such divisions, a
preliminary sketch plan must be reviewed and approved by the
Zoning Administrator.
(2) Access. All roads serving lots within a major rural subdivision
shall be built to the Tertiary Subdivision Street Standards of the
Virginia Department of Transportation and dedicated to Frederick
County for eventual acceptance into the state secondary road
system. (Amended 6-9-1993)
C. Minor rural subdivisions.
(1) The division of the 'oilc\,ving ��pes of 10-5 are permitted under the
regulations for mincr rural subdivision:
14434 10-25-93 4
SIM § 144-31 SUBDIVISION OF LAND § 144-32
(a) Lots described by § 165-548, Family division lots; and
§ 165-54C, Agricultural lots, of Chapter 165, Zoning, of the
Frederick County Code.
(b) Lots described in § 165-54A, Traditional five -acre lots, and
§ 165-540, Rural preservation lots, provided that a total of no
more than three (3) such lots may be created from any one
(1) parcel under these regulations.
(2) 'Shared private driveways.' Vehicular access to minor rural
subdivisions may be provided by means of shared private
driveways. ,The owners of lots provided with access via such
driveways shall be responsible for the improvement and
maintenance of said driveways. When shared driveways are
used, the Subdivision Administrator shall be provided with copies
of the deeds of transfer. Such deeds shall contain the following
language:
The proposed shared private driveway is not built according to
street standards of and will not be maintained by the Virginia
Deparrmer;t of Transportation or the County of Frederick. The
improvement and maintenance of said driveway shall be the sole
responsibility of the owners of lots which are provided with
access via the driveway. Said shared private driveways will not be
considered for inclusion into the state secondary system until
they meet the applicable construction standards of the Virginia
Department of Transportation. The cost of bringing said
driveways to acceptable standards shall not be borne by the
Virginia Department of Transporta,ion nor by Frederick County.
(3) Minimum width for shared private driveway_ The minimum rich, -
of -way width for a shared private driveway shall be fif,y (50) feet
§ 144-32. Property owners' associations.
A. Intent. The intent of this sec,ion is to recuire the es -a its en, of a
nonprofit org n;zat on to be k own as the r er- � mer
'pap.. �y c��,
association." The Properly o�w,ner5' assoc,a,icn shail be Crect�C by the
subdivider. The property owners' association shail be financially
responsible for its own operations and shall be charged with the
continuous maintenance and management of all common areas,
0 14435
10-25-43
Article X
Business and Industrial Zoning Districts
§165-82 District use regulations.
B. B2 Business General District. The intent of this district is to provide large areas
for a variety of business, office and service uses. General business areas are
located on arterial highways at major intersections and at interchange areas.
Businesses allowed involve frequent and direct access by the general public but not
heavy truck traffic on a constant basis other than that required for delivery of retail
goods. General business areas should have good direct access to major
thoroughfares and should be properly separated from residential areas. Adequate
frontage and depth should be provided, and access should be properly controlled
to promote safety and orderly development. Nuisance factors are to be avoided.
Standard
Industrial
Classification
Allowed Uses (SIC)
Conditional Uses
Uses permitted with a conditional use permit shall be as follows:
Adult Retail uses meeting the requirements of this chapter --
and with the following conditions:
(1) Such uses shall be located at least 1, 000
feet from an existing adult retail use, school,
church, parks, day care, and residential
uses and districts.
(2) Such uses shall not be permitted in shopping
centers andlor multi -use buildings.
(3) All merchandise display areas shall be
limited to enclosed structures.
(1) Any business signs shall not exceed a maximum
of 25 square feet.
Definition: ADULT RETAIL - Retail establishments for which 25 percent or more of its
business is derived from the sale or rental of adult video. magazines. or similar
paraphernalia.
ARTICLE XVI
IA Interstate Area Overlay District
[Added 5-10-19951
x'165-116. Intent.
The IA Interstate Overlay District is intended to provide commercial businesses within an
identified area the ability to utilize business signs that are in excess of the limits specified in'165-
30 of this chapter. This flexibility is provided to inform the traveling public of business service
opportunities at specific interstate interchange areas. The standards within this Article are
designed to allow for additional visibility for commercial businesses while minimizing negative
impacts to thetraveling public ani residential properties that are adjacent to or within the
proximity of the overlay district. Established boundaries are based on reasonable sight distances
and policies set forth in the Comprehensive Plan and are intended to designate each interstate
interchange area and provide guidance for considering the addition of subsequent properties.
'165-117. District Boundaries.
Properties that are included within the Interstate Area Overlay District shall be delineated
on the Official Zoning Map for Frederick County. This map shall be maintained and updated by
the Frederick County Department of Planning and Development.
'165-118. Establishment of districts.
A. The Frederick County Board of Supervisors may apply the Interstate Area Overlay District
to properties within the proximity of interstate interchange areas upon concluding that:
(1) The property is in conformance with the idealized interchange development pattern
recommendation of the Frederick County Comprehensive Plan.
(_) The pioposed business sign The:- p.. men of a,sign meeting the requirements of
this section will not have an adverse impact on adjoining properties whose primary
use is residential.
(3) The property has met the requirements of Article II of this chapter, as well as the
requirements of '15.1-491(g) of the Code of Virginia 1950, as amended.
B. The Interstate Area Overlay District shall be in addition to and shall overlay all other
zoning districts where it is applied so that any parcel of land within the Interstate Area
Overlay District shall also be within one (1) or more zoning districts as specified within
this chapter. The effect shall be the creation of new zoning districts consisting of the
regulations and requirements of both the underlying zoning district(s) and the Interstate
Area Overlay District.
'165-119. Qualifying criteria.
A. On, prope4y that is delineated on the-:Officlal Zoning:M as being part of the Inters
Overlay Distt ctlhe following uses, 'lien permitted by the underlying onrng shall
be authorized to erect a commercial business sign that is of a greater height and size
is permitted in the under! i i
"istrict, provided that the business sign complies with
the requirements of '165-120 of this Article. Such coiximercial: husiness signs complying
with the requirements. o f "' I65 -120 of this, :Article shall herein -after be. referred.
,; to as
interstate overlay;;sgri,,;
AHowed Qualifying Uses
Standard
Industrial
Classification
(SIC)
General merchandise and apparel stores 53 and 56
Automotive dealers and gasoline service stations 55
Eating and drinking establishments
Hotel and lodging establishments
70
B. the Qualifying uses specified under T"165 -119A that are authorized on property through
the issuance of a conditional use permit in the RA Rural Areas District may be entitled to
erect an commerciai busines interstate'oveflay sign that is of a greater height and size than
is permitted in the underlying zoning district, provided that the property has met the
requirements of Article III of this chapter, the business sign complies with the
requirements of '165-120 of this Article and the qualifying use is located on property that
is delineated on the Official Zoning Map as being part of the Interstate Area Overlay
District.
'165-120. District regulations.
A. Permitted signs.
(1) Interstate overlay signs.
(2) Signs permitted in the underlying zoning district(s).
B. Prohibited signs.
(1) Off -premises business signs.
(2) Signs prohibited in the underlying zoning district(s).
C. Number of freestanding commercial business signs.
(1) Any peimitted primary use in On any parcel within the Interstate Area Overlay
District may-ereet one (1) business interstate overlay sign that complies with the
requirements set forth in this Article may be erected.
D. Setback requirements.
(1) b All portions of an
interstate overlay sign shall be set back a minimum of ten (10) feet from any lot
line or property boundary line.
(2) When any freestwiding commereial business interstate overlay sign whichexceeds
the height requirement of the underlying zoning district(s) and is located on
property that adjoins or is across a right-of-way from property that is in the RP
Residential Performance District or the HE Higher Education District, or, any
property which has a residence as its primary use, the setback shall be the normal
setback plus one (1) foot for every foot over the maximum height of the underlying
zoning district(s).
Ila i 6
.:--
— ------------
The Planning Commission may waive a portion of the setback described in '165-
1201)(2) or 'i65 i2E)Df3) if the deveieper eannot nt itcan 'be demonstrated the
setback requirement cannot bemet due to the frt6gWar size or shape of the parcel.
E. Spacing requirements.
The spacing requirements w
beteen an for wiy "interstate:
.... .......... . . 9yerlay sign in -the
fnterstate Area Overlay District or'a"nd'.signs.iri the underlying zoning district(s)
shall comply with the requirements in '165-30F of this Chapter.
F. Sire reqtfirements. Maximum size.
(1) The message portion of any freestandi - 'al btisiness No interstate overlay
sign that meets the re . i . )f this A, t shall n-ot exceed a total of three
hundred (300) square feet in area. and shaH not be located less than twenty five
(25) feet in height frorn the base of the -s*- Fole.
When ::. More jhah :one .... qualifying use' e : is, located on: asingle pdrc.eL within. ..the
Mtefstaie: Area 0'�erlay.DistriOt 4�Sffi-le,stjpportstructure
' ma 'L y: e
...... .. g
b erected ;which
con.tain.sone or more Signs, ffi'e to'W' combined §Qbaie. . footage `of:which L
shallnot
exceedfive
hundred ,:(500)' square fiee in
area.
G. Illumination.
(1) Neither the direct nor reflected light from any illuminated business w i nerstate
overlay sign shall create glare into or upon any building or property other than the
building or property to on which the business interstate overlay verlay sign is permitted
to -be located.
(2) Neither the direct nor reflected light from any illuminated business interstate
overlay sign shall cast Oar� onto . :a I publ cAhoroughfa
... - - � I i ... ... 1. - . re,, so as ... o create a traffic
hazard to for operators of motor vehicles. -.
�VVAO-Vvnm
pa
When ::. More jhah :one .... qualifying use' e : is, located on: asingle pdrc.eL within. ..the
Mtefstaie: Area 0'�erlay.DistriOt 4�Sffi-le,stjpportstructure
' ma 'L y: e
...... .. g
b erected ;which
con.tain.sone or more Signs, ffi'e to'W' combined §Qbaie. . footage `of:which L
shallnot
exceedfive
hundred ,:(500)' square fiee in
area.
G. Illumination.
(1) Neither the direct nor reflected light from any illuminated business w i nerstate
overlay sign shall create glare into or upon any building or property other than the
building or property to on which the business interstate overlay verlay sign is permitted
to -be located.
(2) Neither the direct nor reflected light from any illuminated business interstate
overlay sign shall cast Oar� onto . :a I publ cAhoroughfa
... - - � I i ... ... 1. - . re,, so as ... o create a traffic
hazard to for operators of motor vehicles. -.
H. Maintenance and permits.
(1) All signs that are erected in the Interstate Area Overlay District shall meet the
maintenance and permit requirements as specified in x'165-301 and —165-30J of
this Chapter.
(2) Appropriate easements shall be secured by any property owner that desires to erect
an business 'interstate overlay sign in confontiance with dnts of this
Axticie prior to the issuance of a sign permit in order to ensure that required
maintenance can, be preformed. does not have atoining
Pt epeit ties -.-
1. Permitted heights.
(1 All rnterstate._Qverlay signs shall be Iocated a_:min mum cif twenty fiv6'0) feet in
height above::the base of the sign support structure.
(2) The maxi height for .interstate overlay signs shah be determined by the
;n.. e...a...r.est
interstate ex.it;number and;shalI be based on -an elevation above nein sa level .as
..... .
set outbelow.%
Maximum Business Sign Height
Exit Number
(feet above mean sea level)
302
760
307
800
310
805
313
$05
315
750
317
815
321
700
323
710