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PC 07-16-97 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room ' Frederick County Administration Building Winchester Virginia ilk JULY 16, 1997 7:00 P.M. CALL TO ORDER TAB T 1) Bi -Monthly Report .................................................. A 2) Committee Reports ................................................. B 3) Citizen Comments .................................................. C PUBLIC MEETING 4) Master Development #004-97 of Woodbrook Village for the development of 82 single family zero lot line and 81 multi-plex homes. The property is located on the south side of Opequon Church Lane at Kernstown and is identified with Property Identification Numbers 63-A-39 and 63-A-40 in the Back Creek Magisterial District. (Mr.Ruddy)....................................................... D DISCUSSION ITEMS 5) Discussion Regarding Proposed Corridor Design Standards (Mr. Wyatt) ....................................................... E 6) Discussion Regarding an Amendment Allowing Adult Retail Uses with a Conditional Use Permit (Mr. Lawrence) .................................................... F 7) Other BIMONTHLY REPORT OF PENDING APPLICATIONS (printed July 3, 1997) Application newly b tni su fled. REZONINGS: MASTER DEVELOPMENT PLANS: Eastgate Commerce Center (MDP #005-97) Shawnee Commercial/Industrial uses on 135.99 ac. of 235.75 ac. tract (B2, B3, Ml) Eastgate Commerce Center awnee RA - 79.00 ac. (REZ #002-97) PC Review: B2 - 51.96 ac. BOS Review: 08/13/97 B3 - 21.10 ac. MI - 51.83 ac. Location: ersection of Front Royal Pk (Rt. 522 So.) & Tasker Dr. [008/13/97 Submitted: 09/97 PC Review: 02/97 - recommended approval BOS Review: MASTER DEVELOPMENT PLANS: Eastgate Commerce Center (MDP #005-97) Shawnee Commercial/Industrial uses on 135.99 ac. of 235.75 ac. tract (B2, B3, Ml) Location: East side of Rt. 522 So. at the intersection of relocated Rt. 642. Submitted: 06/06/97 PC Review: 07/02/97 - recommended approval BOS Review: 08/13/97 Woodbrook Village (MDP #004-97) Back Creek [South 82 s.f. cluster & 81 multi-plex. units on 42.50 acres (RP) Location: side of'Opequon Church Lane at Kemstown Submitted: 05/09/97 PC Review: 07/16/97 BOS Review: 08/13/97 - tentatively scheduled Dominion Knolls (MDP #001-97) Stonewall 76 SF Detached Zero Lot Line Homes on 20.278 acres (RP) Location: SW Corner 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 Administrative) Approved: 06/30/97 SUBDIVISIONS: Dominion Knolls (SUB #005-97) Stonewall 75 s.f. zero lot line lots on 20.278 ac. (RP) Location: So. west comer of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322) Submitted: 05/16/97 MDP #001-97 Approved by BOS 04/09/97 Admin. Approved: Pending Lenoir City Co. of Virginia (SUB #003-97) Gainesboro 1 Ml Lot (2.000 acres) Location: Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west of the McGhee Rd. and Tyson Dr. intersection. Submitted: 05/15/97 MDP #006-93: Approved 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 1 Lot - 29.6 Acres (B2) Location: VaHey 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: Being held at applicant's request. Abrams Point, Phase I (SUB) Shawnee 230 SF Cluster & Urban Lots (RP) L)cation: South side of Rt. 659 Submitted: 05/02/90 PC Review: 06/06/90 - recommended approval BOS Review: 06/13/90 - approved Pending Admin. Approval: Awaiting deed of dedication, letter of credit, and signed plat Harry Stimpson (SUB) Opeguon Two B2 Lots Location: Town Run Lane Submitted: 09/23/94 PC Review: 10/19/94 - recommended approval BOS Review: 10/26/94 - approved Pending Admin. Approval: Awaiting signed plat. SITE PLANS: " ; : : „ii -:-�.% . . . : k.��y .:........ .. . .... ::: ::5>::::R::::i:;: i i>:. -:i: rfi : y a: .:;.:. f . ..............._......: .-..i _.; .. . . Approved: .; ... ': 7r31RV Location: Tyson Drive Submitted: 06/30/97 Approved: Pending Clarke Motors, Inc. (SP #020-97) Stonewall Manufactured Office Building (B2) Location: 1659 Berryville Pike Submitted: 06/02/97 Approved: Pending Eastern Supply (SP #017-97) 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 (MI) Location: 100 Development Lane; I.D.C. Subdivision Submitted: 05/05/97 Approved: Pending C.E.D. Enterprises, Inc. Revised (SP #029-96) 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 Veteran's Texaco Station & Conven. Store & Burger King Restaurant Addit. (SP #007-97) Opequon Service Station, Store, & Burger King Restaurant on 1.0591 acres (112) Location: 121 Fairfax Pike Submitted: 03/13/97 Approved: Penduig Agape Christian Fellowship Church Sanctus (SP #005-97) Shawnee Church Expansion; 2.5 ac. to be developed of a 29.5115 ac. site (RA) Location: East side of Rt. 642; approx. 2,500' so. of the Rt. 37/I-81 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 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 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- 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) Back Creek Museum on 0.485 ac. of a 3.210 acre parcel (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 0.916 acre parcel (RA) Location: 3548 North Frederick Pike Submitted: 05/08/96 Approved: Pending American Legion Post #021 (SP #018-96) Stonewall Addition to lodge building on 3.4255 acre site (B2) 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 Northwestem Pike Submitted: 12/28/95 A roved• Pendia Wheatlands Wastewater Facility (SP #047-89) Opequon Treatment Facility on 5 Acres (R5) Location: So. West of Double Tollgate; ad'. & west of Rt. 522 Submitted: 09/12/89 Note: Being held ata licant's request. Flex Tech (SP #057-90) Stonewall Ml Use on 11 Ac. (Ml) Location: East side of Ft. Collier Rd. Submitted: 10/25/90 Note: Beira held atapplicant's request. CONDITIONAL USE PERMITS T. P. & Susan Goodman (CUP #010-97) Stonewall Social Center, Outdoor Recreation Center, Catered Functions, Tours, Meetings, Etc. (RA) Location: 534 Redbud Road Submitted: 06/09/97 PC Review: 08/06/97 BOS Review: LO9/10/97 - tentatively scheduled James S. 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 - recommended approval BOS Review: 08/13/97 Peter J. & Michelle Brogger (CUP 008-97) Back Creek Cottage Occupation for Catering Business (RA) Location: Off of Cha 1 Road (Rt. 627); On Lustino Lane Submitted: 05/09/97 BOS Review: PC Review: 06/04/97 - recommended approval BOS Review: 07/09/97 John & Patricia Bowers (CUP #007-97) Stonewall Antique Shop in Existing Bldg. (RA) Location: 4489 Martinsburg Pike (Rt. 11N.); Clearbrook Submitted: 04/21/97 PC Review: 06/04/97 - recommended approval BOS Review: 07/09/97 BZA APPEALS: 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: Flying d Travel Plaza Stonewall Height variance of 20' from 710' to ('AR #007-97) 730' above sea level and a sign size variance of 198.95 sq.ft. over the 300 .ft. allowed. Location: 1530 Rest Church Rd./ So. West quadrant of I-81 & VA Rt. 669 (Exit 323) Submitted: /29/97 BZA Review: L05/20/97Tabled for 90 da s per applicant's request to 8/19/97. P/C REVIEW: 7-16-97 BOS REVIEW: 8-13-97 MASTER DEVELOPMENT PLAN #004-97 WOODBROOK VII..LAGE LOCATION: South side of Opequon Church Lane at Kernstown MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-39 and 63-A40 r PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance); Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: Property Zoning North: RA/B2 South: RA/RP East: RP West: RP Land Use Agriculture/Church/Commercial Vacant/Residential Residential/Vacant Residential PROPOSED USE: 82 single family zero lot lines; and 81 multiplex lots REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letters from R. B. Childress dated June 13, 1997 and May 28, 1997. Sanitation Authority: This area is served by the City of Winchester. Inspections Dept.: No comment at this time. Shall comment at the time of site or subdivision plan review. Woodbrook MDP #004-97 Page 2 July 2, 1997 Fire Marshal: Will address Fire Lane issues at time of subdivision or street construction drawings. Based on current call volume, this development will generate 15 calls annually for the Stephens City Fire and Rescue Company. Parks & Recreation: Development appears to meet open space requirements. However, more information regarding the proposed village center is needed before it can be considered a suitable substitute for recreation units. City of Winchester Planning Dent.: No comments. . City of Winchester Utilities: City of Winchester able to serve with water and sewer. Line size to provide looping and adequate service will need addressing. Am [Jesse Moffet] preparing master utility layout to area including surround properties County Engineer: Stormwater management will be a very critical issue for this project. Drainage problems currently exist along Opequon Church lane, as well as on property 63- A-27. These problems need to be addressed during the subdivision design stage. We recommend that the site topographic survey be expanded to include the down -gradient areas adjacent to Creekside Village and Route 11 to Hogue Run. Frederick County Public Schools: current and future school facilities. the approval process. Planning and Zoning: Project History We believe this proposal will have an impact on We recommend these concerns be addressed during The earliest zoning maps of the County show this property to be zoned R-3. These zoning maps predate the consolidation of the R-1, R-2, R-3, residential zoning districts into the RP (Residential Performance) zoning district which occurred in 1983. Project Scope The W000dbrook Village development is a residential development consisting of two phases. Phase I proposes the construction of 81 multiplex units on 19.56 acres of the property with access being from State Route 706, Opequon Church Lane. Phase II proposes the construction of 82 single family zero lot line units on the remaining 22.94 acres of the property with access being from Apple Valley Road, State Route 652. The overall density of the development will be 3.8 housing units per acre with the multiplex housing phase having a density of 4.1 units per acre and the zero lot line phase having a density of 3.5 units per acre. It should be noted that Woodbrook MDP #004-97 Page 3 July 2, 1997 Phase II of the development was revised from single family detached cluster lots to the zero lot line concept to accommodate Section 165-62.1,B, the 50 percent multifamily housing requirement, of the Zoning Ordinance. This revision was done after the various reviewing agencies had made their initial reviews. Therefore, they have not had the opportunity to comment on this change. sues Staff believes the following issues should be considered by the Planning Commission. 1) Historical. The Historic Resources Advisory Board, at their June 17, 1997 meeting, reviewed the Woodbrook Village Master Development Plan. Based upon the information provided to them by the developer, Mr. Jim Vickers, and the designer, Mr. Chuck Maddox, the HRAB did not make a recommendation to the Planning Commission. They appeared to be comfortable with the majority of the information provided to them, in particular, the proposed four feet high landscaped berm along the perimeter of the western boundary, adjacent to the Opequon Church Property. The HRAB did express concerns over the following issues. They felt that the above mentioned landscaped bermshould be continued along the perimeter of the single family zero lot line phase, adjacent to the Battlefield property. T -he Stone Community Center, which is to be located adjacent to the entrance of the development, should be designed to compliment the Opequon Church. The developer should consider placing rail fences along the property perimeter to complement the surrounding civil war history. The 1felt that the developer should work with the Department of Historic Resources (DHR) to conduct an archeological study of the site prior to development. Ina dition, it was agreed upon that the en unit located adjacent to the existing cemetery is too close to the cemetery. To summarize, the three main issues of importance to the HRAB pertained to the provision of a buffer and screen that would last, building materials that compliment the surrounding historic character, and continual maintenance of the site. 2) Buffers and Screening All perimeter single family residential separation buffers are shown in the correct locations on the plan. However, information detailing how the full screen requirement will be met should be included on the final plan. No part of a residential structure or attached deck may be located in a required buffer area. Therefore, it will be necessary for the designer to Woodbrook MDP #004-97 Page 4 July 2, 1997 adjust the zero lot line layout to obtain individual lots of sufficient size. In addition, the location of the proposed buffer adjacent to the cemetery and battlefield properties should also be shown and detailed on the final plan. The interior residential screening between the two phases is not required now that the single family cluster homes have been replaced by the single family zero lot line units. 3) Transportation Within the multiplex phase, the road layout at the end of Woodbrook Lane, although changed since the initial submission, appears to be extremely congested and is undesirable. This confluence of three private streets, in addition to numerous individual driveways, within such a small distance should be avoided if at all possible. 4) Recreational Facility/Open Space The location of design of the recreational facility must be included as part of the final plan. It is staffs understanding that a community center is to be located adjacent to the entrance to the development. This facility must be approved by the director of Parks and Recreation. A facility placed in this location will impact the amount of open space provided. The designer must ensure that the 30 percent open space requirement will be maintained. 5) Infrastructure The housing types proposed with this development require curb, gutter, and sidewalks along both sides of all streets, as well as street lights at the intersection of all streets. These requirements need to be included on the final master plan. In addition, pedestrian access between the two phases of the development should be incorporated into the plan. STAFF RECOMMENDATION FOR 07-16-97 PLANNING COMMISSION MEETING: Staff recommends approval of the proposed Master Development Plan. 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, in addition to those made by the Historic Resources Advisory Board, are adequately addressed prior to final approval of this pian. Pile O:IAGENDAS\COMMENTS\WOODBRK.MDP ".�T�. " I DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR '•i::>i OLDVALLEY PIKE ... • P O. BOX 278 EDINBURr; VA -'21124-0278 June 13, 1997 Mr. C. E. Maddox. Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: .JERRY A. COPP ;ULL I...,. . - V AX C.... Ret: Woodbrook Village Routes 652 & 706 Frederick County As discussed at our meeting on Tuesday afternoon, June 10, 1997, 1 am enclosing for your use a c:ohy ut'our straight line plan and pavement design for our Route 706 project. Also atter our bids for the project are opened on the 24"' of June, we will be able to provide you with our contractor's name and itemized costs in the project contract. As for the issue of our paying for the curb & gutter extension and pavement widening across the t'ronta�le of your property, we cannot absorb this additional cost into the project. However. if Your client desires, we could set the additional work up on an account receivable basis whereby we would have our contractor complete the development related work at our unit prices and then bill your client. Additionally, we could provide you a credit if water service is provided to the properties we are committed to serving through the installation of your main in lieu of our proposed service laterals. The credit could be handled through the billing of the account receivable work. Chuck. I believe you realize the ti`ht time frarTme tive 'are On iP �f'ttin� o'.:r rroject Ompletc� tiii� summer;"fail. Therefore, it is imperative the proposed utilities for the development are completely installed prior to the start our project. Once you have completed the utility desig,1, please submit your site plan as soon as possible for review. It would also be helpful to have %-our design Cor the entrance and other right-of-way improvements just in case your client desires to Pursue the account receivable option previously discussed. If you have any questions, please let me know. 1 Q Sincerely, n �'' r Jl �i✓L 1. �`' J V G :v `'14 Robert B. Childress Permits & Subdivision Specialist Supervisor RI3C;'rf Enclosures xc: Mr. N. K. Sparks, Mr. D. W. Hawkins, Mr. Kris Tierney, Mr. Jim Petry, Project File wE KEER VIRGINIA MOVING fV Too st �t Ilipp IL Istco 1 k rat ! r' Ba Lo MHS PKaPea I �•14--- -- -- - - - -- C�-, -- -Ii--�- HQ� Pi - ! I -P%l. 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S S• %:� ,r. m :.!! :rs-.s n l:c cs cuts crd fills cre cppr,xinct: Iccctiens. p'cr.s ore c;.�:c;cc...;2 ^i�, , ti!� 5: ne:esscry '2 c�jus; in :,1e Held, N Nm: NOT TO EWE. SUMMARY REFERENCE S TATIO N TO C/L URAi A 'E l , L.F_ i t_.F F -I L.F. rota 1' T I I I I FLItwo? , � of fvgpr }-WD I TO t 95 I R� I I ( I I :_5TO'Tr ToR) ARc�x�D j I- -r 1 I I r fkAirokica cp.,lx H1 + . s ! 1-T I I I 12-111 c 1 �T I I I �r. I I j (—I I 1/-"pPRa (;2kjr) Etjygr)c,r ro gk.Am I _,UC _6RA) ecT I line GENERAL NOTES All murk is to be performed within the existing right-of-way and easements. Bid item Aggregate Base Material, Type 1, No. 21-8 shall be used for roadway surfacing, driveways, and a 4" depth used for typical mailbox transitions. Lengths of all pipes are approximate. All pipes used on this project shall be measures in accordance with Section 302 of the Specifications. Pipe will be paid for at the respective contract unit price per linear foot for the size specified. Price shall be full compensation for fittings. bedding material. pipe excavation. backfill, removal of existing structures, compaction. and for all materials, labor, tools. equipment and incidentals necessary to complete the w)rk. Any existing paved entrances will be repaved with the same materials as main line pavement. Any existing concrete entrances will be replaced with concrete. DI -2A Modified Drop Inlets (5) are to be modified by stubbing an additional pipe through the back of the structure. These DI's are shown on the straight line plans. The pavement design is to consist of: 31' variable. 8" 21-8 Aggregate, 4" BM -2 Asphalt Base. 1.5" SM -2A Surface. Contractor will be responsible for setting grades to ensure positive drainage throughout the project. G. •rte � -4G1\T ;I Dear Chuck: As requested, we have reviewed the referenced project's preliminary master development plan dated March 6, 1997. While we are not objectionable to the development of this property, several questions/concerns will need to be addressed before we can recommend approval of your plan. Our comments are as follows: 1. The traffic generated by both phases of the project will have significant impacts on both the Routes 706 and 652 intersections with Route 11. You indicated recently the multiplex housing in Phase I would be a retirement type facility for the elderly. We will need you to provide traffic generation data for this type of housing in order for us to determine exact impacts to Route 706. 2. If Woodbrook Lane and the other streets shown in the single family phases of the project are to be constructed to be added to our Secondary Road System, the right-of-way widths and street names should be provided if known. Additionally, are they to be constructed to rural or urban design standards? If urban, ADA Requirements will need to be considered when determining right-of-way widths. 3. The proposed entrances on Woodbrook Lane will need to be meet minimum sight distance and commercial entrance design standards. Also, the three entrances shown in the cul-de-sac area seem congested. Is there anyway to combine or reduce the number of entrances in this area? WE KEEP VIRGINIA MOVING r � COMMONWEALTH of 1,'IRQI1NI.' �>. Cw, DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE10 �C,j % COPP ��" � COMMISSIONER P O. ©OX 278 . r ENGINEER EDINBURG. VA 22824-0278 TELE (540) 984.5600 FAX (540) 984-5607 May 28, 1997 Mr. Charles E. Maddox, Jr., P.E., V.P. Ref: Woodbrook Village G.W . Clifford & Associates, Inc. Routes 706 & 652 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Chuck: As requested, we have reviewed the referenced project's preliminary master development plan dated March 6, 1997. While we are not objectionable to the development of this property, several questions/concerns will need to be addressed before we can recommend approval of your plan. Our comments are as follows: 1. The traffic generated by both phases of the project will have significant impacts on both the Routes 706 and 652 intersections with Route 11. You indicated recently the multiplex housing in Phase I would be a retirement type facility for the elderly. We will need you to provide traffic generation data for this type of housing in order for us to determine exact impacts to Route 706. 2. If Woodbrook Lane and the other streets shown in the single family phases of the project are to be constructed to be added to our Secondary Road System, the right-of-way widths and street names should be provided if known. Additionally, are they to be constructed to rural or urban design standards? If urban, ADA Requirements will need to be considered when determining right-of-way widths. 3. The proposed entrances on Woodbrook Lane will need to be meet minimum sight distance and commercial entrance design standards. Also, the three entrances shown in the cul-de-sac area seem congested. Is there anyway to combine or reduce the number of entrances in this area? WE KEEP VIRGINIA MOVING Mr. Charles E. Maddox, Jr., P.E., V.P. Ref: Woodbrook Village . May 28, 1997 Page 2 4. As you are aware, Route 706 is currently in the County's Six Year Roadway Plan for Improvement. We currently have plans to begin reconstruction of the roadway in September of this year. We plan to improve the length of the entire roadway. An urban design standard will be used from Route 11 westward to your client's property. Your client will be required, under permit, to widen the roadway and continue the curb & gutter across their property frontage. Additionally, to prevent damage to a new roadway, the proposed water and sewer facilities you have shown within the Route 706 right -6f -way will need to be completely installed prior to the start of our project. Failure to do so will have to result in an alternative water and sewer service route. Notes to this affect will need to be added to the plan. 5. Existing sight distances, speed limits and references as marked on the enclosed plan in red will need to be added. 6. In the project notes you indicate Village Center is to be constructed as part of Phase I, Section A. What and where is Village Center? Once the above items have been addressed, please resubmit the plan along with the required traffic generation data for further review. If you have any questions or wish to discuss the project, please let me know. Sincerely, 6; L � � & �,/ �- Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBCIrf Enclosures xc: Mr. S. A. Melnikoff Mr. Kris Tierney 15 18D 158 14 5C 15A 17 b b� ,• i b Pimp +� y 'P� �+ a +, oar So 18 k�Ia /;40 k�Ia �e�floaso� MDP #004-97 PIN: 63---A-39,4C WOODBROOK VILLAGE .S �e�floaso� MDP #004-97 PIN: 63---A-39,4C WOODBROOK VILLAGE A s Frederick Countv, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Woodbrook Village 2 3. 4. Owner's Name: Bowman Trucking Co Inc P.O. Box 8 Ste�en%Ci Virginia 22655 540-869-1500 (Please list the name of all owners or parties in interest) Applicant: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone Number: 540-667-2139 Design Company: (Same) Address: Phone Number: • "i l� n Frederick County, `%irainia Master Development Plan AppRation Package 5. 6. APPLICATION confd MASTER DEVELOPMENT PLAN Location of Property: South side of Opequon Church Lane at Kernstown Total Acreage: 42.50 Acres 7. Property Information: a) Property Indentification Number (PIN): 63-A-39 and 63=A-40 b) Current Zoning: RP c) Present Use: Vacant d) Proposed Uses: 62 Single Family Cluster 78 Multi -family Open Space e) Adjoining Property Information: Property Identification Numbers Property Uses North South East West See Attached List f) Magisterial District: I F aC"� 8. Is this an original or amended Master Development Plan: Original Amended X 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: Woodbrook Village Master Development Plan Adjoining Property Owners Property ID# Owner Name and Address 63-A-19 Presbyterian Church c/o William Clayton 3119 Valley Avenue Winchester, Virginia 22601 63 -A -19A Presbyterian Parsonage c/o William Clayton 3119 Valley Avenue Winchester, Virginia 22601 63-A-20 Richard A. & Mary Joleen Graber 63-A-21 1712 Handley Avenue 63-A-23 Winchester, Virginia 22601 63-A-24 Second Clark Properties Corp. P.O. Box 711 Dallas, Texas 75221 63-A-27 Wanda M. Zickefoose 137 Opequon Church Lane Winchester, Virginia 22602 63-A-29 Valley Avenue Rental Properties 3186 Valley Pike Winchester, Virginia 22602 63-A-30 A. Brokers Associated 3202 Valley Pike Winchester, Virginia 22602 63-A-31 Charles Richard Stine 318 Apple Valley Road Winchester, Virginia 22602 Use Church Residential Commercial Commercial Residential Commercial Commercial Residential gilbertw, clifford & associates, inc. Zoning RA IM RP Property ID# Owner Name and Address Use Zoe 63-A-37 Clinton L. & Peggy L. Ritter Residential RP P.O. Box 1411 Winchester, Virginia 22604 63-A-38 Betty Barton Stine, et als Residential RP 318 Apple Valley Road Winchester, Virginia 22602 63 -A -40A Betty Barton & Charles Stine Residential RP 63-A-42 318 Apple Valley Road Winchester, Virginia 22602 �' 63-A-41 Alvin G. & Billy G. Fletcher Residential RP 336 Apple Valley Road Winchester, Virginia 22602 63-A-43 D. Emory Wilson Residential RP 63-A-44 246 Apple Valley Road Winchester, Virginia 22602 63 -A -52A Karen A. Rawls Residential RP 154 Apple Valley Road Winchester, Virginia 22602 63-A-58 Langdon B. Whitacre et als Vacant RA 63-A-59 780 Red Bud Road Whitacre, Virginia 22625 63 -A -18B F&M Bank, Winchester Trustee Vacant RA 115 N. Cameron Street Winchester, Virginia 22601 63B-1-9 William L. McDonnell Residential RP 122 Plainfield Drive Winchester, Virginia 22602 63B-1-10 Nine J. Fleenor Residential RP 120 Plainfield Drive Winchester, Virginia 22602 gilbert w. cli f ford & associates, inc. 2 Property ID# Owner Name and Address 63B-1-11 Robert F. & Martha M. Lantz 118 Plainfield Drive Winchester, Virginia 22602 63B-1-12 Alberta McDonald 609 Clark Road Stephens City, Virginia 22655 63B-1-13 Joyce M. Plummer c/o Joyce M. Duncan 114 Plainfield Drive Winchester, Virginia 22602 Use Zoe Residential RP Residential RP Residential RP gilbert w. clifford & associates, inc. k3 - ovUvp, Tema beR NP VtAT- AWN HOOSE CrARAGP- LAVNDRY, $rmm"f CCNN" t"TS BET -waft -N. VOITS 42! (Or TYPICAL' ppogr rie w : 1-1-S, vllrllwl T4 rt c4t, FROOr rJEW11 1/811. t MAI faml lug JI BET -waft -N. VOITS 42! (Or TYPICAL' ppogr rie w : 1-1-S, vllrllwl T4 rt c4t, FROOr rJEW11 1/811. t MAI faml KXW MR6REEN .I> D -Ci bvo0s 5MAU- TREES ANI> s14Rv gs c*,l BERM WOOD DROOK YtLLAGE BeRm 1MG1� SELcDRaNt Tul✓ �oGLo iNG- ��i�A TH LUA �Udt�MOvs G�12CtS ILEX Vti3vRNUNj u� N iP�R�S pC�cltJvS �.X t15 Cf��s v a � Zo ly 'Q9 u► � Z IV % C EQUON CAU RCV Yam j SCAB Typical Section Landscape Berm between Woodbrook Village and the Opequon Presbyterian Church Kernstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Deputy Director RE: Discussion Regarding Corridor Appearance Design Standards DATE: June 30, 1997 The Planning Commission has held previous discussions with staff regarding the above referenced topic. The purpose of these discussions was to advise the commission of progress made by the Development Review and Regulations Subcommittee (DRRS), as well as to reach a general consensus on the proposed approach. To date, the commission has agreed to the approach and general concepts proposed by the DRRS. Staff was afforded an opportunity to present this information to the Chamber of Commerce on June 25, 1997. Attendants of that meeting included representatives from the Chamber of Commerce, local developers, utility company representatives, structural and signage designers, and officials from the City of Winchester and the Town of Stephens City. The overall attitude of this group was positive, although there were some minor concerns regarding underground utilities, signage, and sidewalks. Staff presented draft amendments regarding the various design standards, as well as the concerns expressed at the chamber meeting to the DRRS during their June meeting. The DRRS recommended that staff revise the draft amendments to address several issues and resubmit the information for final review during the July meeting. Staff would like to present this information to the commission to receive input prior to the DRRS meeting in July. Staff will continue to refine the draft amendments and will be prepared to present this information during the commission meeting. Staff will advise the DRRS of comments made during this meeting and will prepare a final draft amendment which will be forwarded for public hearing. 107 North Kent Street • Winchester, Virginia 22601-5000 Wn COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Planning Commission FROM: Eric R. Lawrence, Planner 11 SUBJECT: Discussion- Proposed Amendment Regarding Adult Retail Use DATE: July 3, 1997 As you are aware, staff has been directed to review and determine if Adult Retail 'uses should be specifically addressed within the Zoning Ordinance. Presently, such uses would be categorized with General Merchandise Stores, Miscellaneous Retail, and other similar uses. Based on research staff conducted and on direction provided by the Commonwealth Attorney's office, staff has determined that the best method to address such uses is by allowing it in the B2 Business General District with a Conditional Use Permit (CUP). Performance standards would also be applied to provide for the safety and welfare of minors, and to reduce traffic hazards that may be associated with larger signage adult retail displays. The proposed language was presented to the Commission at their July 2, 1997 meeting. Comments and suggestions were noted during the meeting and incorporated into the proposed text. If the Commission is comfortable with the revised language, staff will schedule a Public Hearing for the Commission's August 6, 1997 meeting. Please contact staff with any questions concerning this proposed amendment. Enclosure U.-TRICTO MMONORMADULT. PC 107 North Kent Street - Winchester, Virginia 22601-5000 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 (SIC) Allowed Uses 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 2,500 feet from the property line of 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 and/or multi -use buildings. (3) All merchandise display areas shall be limited to enclosed structures, and not be visible from the outside. (4) Any freestanding and building mounted business signs shall not exceed a maximum of 25 square feet. Definition: ADULT RETAIL - Retail establishments far which 25 percent or more of its (gross income) business is derived from the sale or rental of adult video, magazines, or similar paraphernalia.