PC 10-15-97 Meeting Agenda7�
C
AGENDA "eY
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
OCTOBER 15, 1997
7:00 P.M. CALL TO ORDER TAB
I) Bi -Monthly Report .................................................. A
2) Committee Reports ................................................. B
3) Citizen Comments .................................................. C
PUBLIC HEARING
4) Proposed Amendments to Chapter 165, Zoning, Article IV, Supplemental Use
Regulations, Section 165-48.3, and Article X, Business and Industrial Districts,
Section 165-82B., District Use Regulations, B2 Business General District, of the
Frederick County Code. The proposed amendment allows Hardware, and Plumbing and
Heating Equipment and Supplies establishments as a permitted use in the B2 (Business
General) District, and establishes performance standards applicable to same.
(Mr. Lawrence) .................................................... D
PUBLIC MEETING
5) Master Development Plan #006-97, for Westridge III, by Glaize Development, Inc.
to develop 19 single family detached urban residential lots. This property consists of 9.81
acres, located adjacent to the Westridge Subdivision (Sec. I & II) with access from West
View Lane via Middle Road (Rt. 628) in the City of Winchester, and is identified with
Property Identification Number 63-A-3 in the Back Creek Magisterial District.
(Mr. Wyatt)............................................................ E
2
DISCUSSION ITEM
6) Discussion Regarding Corridor Design Standards Status
(Mr. Wyatt)............................................................ F
7) Other
0:WGENDAS197CO V ERS\PC 10 15.AGN
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed October 1, 1997)
Application n
newly
submitted.
d.
REZONINGS:
Eastgate II (REZ #004-97)
Shawnee
2.5927 ac. from RA to M1
Location:
So. West corner of Tasker Road (relocated Rt. 642) & Marcel Drive
at the Eastgate Commerce Center
Submitted:
08/12/97
PC Review:
10/01/97
BOS Review:
10/22/97 - tentatively scheduled
MASTER DEVELOPMENT PLANS:
Bac1� .Crt�e
Location: II Adjacent to the Westridge Subd. (Sec. I & II) w/ access from West
I View Lane via Middle Road (Rt. 628) in the Citv.
Submitted: II 09/22/97
PC Review: II 10/15/97
BOS Review: 11 11/12/97 - tentatively scheduled
Admin.
Eastgate Commerce Center
(MDP #005-97)
Shawnee
Commercial/Industrial uses on 135.99
ac. of 235.75 ac. tract (132, B3, MI)
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 - approved
Administratively Approved.
Pending completion of review agency comments.
Woodbrook Village
(MDP #004-97)
Back Creek
82 s.f. cluster & 81 multi-plex. units on
42.50 acres (RP)
Location:
South side of Opequon Church Lane at Kernstown
Submitted:
05/09/97
PC Review:
09/03/97 - rec. approval upon resolution of transportation issues.
BOS Review:
09/24/97 -approved
Adminstrativel Approved:
Pending completion of review agency conunents.
SUBDIVISIONS:
Location: U.S. Rt. 522 and VA Rt. 832
Submitted: 09/16/97
MDP /1004-94 Approved by BOS on 09/14/94
Subd. Admin. Approved: Pending
Lenoir City Co. of Virginia
(SUB #009-97)
Gainesboro
Subdivision of one 6.6358 ac. lot for
office/warehouse use (M1)
Location:
Lot 31, Stonewall Indust. Pk., So.East corner of McGhee Rd. &
Lenoir Dr. uitersection.
Submitted:
08/20/97
MDP #006-93
Approved by BOS on 07/14/93
Subd. Admin. Approved:
09/17/97
PA
Lenoir City Co. Lot 2; Stonewall
Indust. Pk. (SUR #007-97)
Gainesboro
Subdivision of a 2.6584 ac. lot (Ml)
Location:
McGhee Rd. (Rt. 861); approx. 1,000' from Tyson Dr. intersection
Submitted:
07/28/97
MDP #006-93
Approved by BOS 07/14/93
Subd. Admin. Approved:
_Lending
Dominion Knolls (SUB #005-97)
Stonewall
75 s.f. zero lot line lots on 20.278 ac.
(ID')
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
Subd. Admin. Approved:
Pending
Lenoir City Co. of Virginia
(SUB #003-97)
Gainesboro
1 MI Lot (2.000 acres)
Location:
Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west
of the McGhee Rd. and Tyson Dr. intersection.
Submitted:
05/15/97
MDP #006-93:
Approved 07/28/93
Admin. Approved:
Pending
Winc-Fred Co. IDC (SUB)
Back Creek
2 MI Lots (0.552 acres & 20.285 acres)
Location:
Southeast side of Development Lane
Submitted:
09/08/95
MDP #003-87:
Approved 07/08/87
Pending Admin. Approval
Awaiting signed plats.
RT&T Partnership (SUB)
Back Creek
1 Lot - 29.6 Acres (B2)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05/17/95
MDP #003-91
Approved 07/10/91
Pending Admin. Approval:
Awaituig 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:
Withdrawn/replaced by #011-97 - new submittal
Abrams Point, Phase I (SUB)
Shawnee 1 230 SF Cluster & Urban Lots (RP)
Location:
South side of Rt. 659
Submitted:
05/02/90
PC Review:
06/06/90 - recommended approval
BOS Review:
06/13/90 - approved
Pending Admin. Approval:
Awaituig 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 ap roval
BOS Review:
10/26/94 - approved
Pending Admin. Appr2j2!L_____Jj
Awaiting signed plat.
SITE PLANS:
Lenoir City Co. of Virginia
(SP #032-97)
Gainesboro
50,000 sq. ft. Office/Warehouse on 6.5
ac. (Ml)
Location:
Lot 31, Stonewall Indust.Pk, So.East corner of McGhee Rd. &
Lenoir Dr. intersection
Submitted:
08/21/97
Approved:
Pending
Old Stone Restaurant & Truck
Stop (SP #031-97)
Stonewall
Fuel Canopy Addition (B2)
Location:
3425 Martinsburg Pike (SW corner Rt. 11 & Rt. 672)
Submitted:
08/13/97
Approved:
Pendine
Buckley's Quality Print Center
(SP #030-97)
Stonewall
Office & Print Shop on 1.0 acres (M1)
Location:
Lot 2, Baker Lane Industrial Park. Baker Lane
Submitted:
08/07/97
Approved:
09/18/97
Dr. Fairman Veterinary Office
(SP #029-97)
Stonewall
4,272 sq ft Veterinary Office on 1.4962
ac. parcel (B2)
Location:
1092 Hopewell Road
Submitted:
07/25/97
Approved:
Penduig
Mobil-Wendys Rt. 50W Conven.
Center (SP #026-97)
Back Creek
Gas-Conven. Cntr.; 3,783 sq ft floor
area; 1.072 ac. site disturbed (RA)
Location:
Rt. 50 West
Submitted:
07/23/97
Approved:
Pending
Seo Property (SP #025-97)
Shawnee
Video Store in existing bldg.;
2.04 ac. (Bl)
Location:
Front Royal Pike
Submitted:
07/23/97
Approved:
Pending
Ellis Self -Storage (SP #024-97)
Stonewall
3 additional self -storage bldgs; 9.211
ac. parcel disturbed; (M1)
Location:
Intersection of Routes 761 & 664
Submitted:
07/03/97
Approved:
Pending
Roundball #6 (SP #023-97)
Gainesboro
1,750 s.f. office; 80,500 s.f. warehse
Phase I; 80,500 s.f. warehse Phase II;
10.0 ac. distrb. of 10.0159 ac. site (MI)
Location:
Tyson Drive
Submitted:
06/30/97
Approved:
Pending
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
Shenandoah Bldg. Supply
(SP #056-96)
Gainesboro Warehouse on 5 acres (M1)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
12/16/96
Approved:
LPendhig
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 uitersection of I-81 & Rt. 669
Submitted:
05/23/96
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 (132)
Location:
1730 Berryville Pike I
Submitted:
04/10/96 I
Approved:
Pending
D.K. Erectors & Maintenance,
Inc. (SP #051-95)
Gainesboro
Indust Sery/Steel Fabrication on a 10 -
acre site (M2)
Location:
4530 Northwestenn Pike
Submitted:
12/28/95
Approved:
Pending
Wheatlands Wastewater Facility
(SP #047-89)
Opequon
Treatment Facility on 5 Acres (R5)
Location:
So. West of Double Tollgate; adj. & west of Rt. 522
Submitted:
09/12/89
Note:
Being held at applicant's request.
Flex Tech (SP #057-90)
Stonewall
I Ml 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
Garris &Eva Poling Gainesboro 12" X 24" Off -Premise Sign on Route
50 West
(CUP #015-97)
Located: Route 50 West, on P.I.N. 27-A-58
Submitted: 09/05/97
PC Review: 10/01/97
BOS Review: 10/22/97 - tentatively scheduled
uon Kennel (RA)
O e
Lisa A. Drinkwater P q
(CUP #013-97)
Location: 1571 Salem Church Rd. (Rt. 735)
Submitted: 08/06/97
PC Review: 09/03/97 - recotmnended approval with conditions
BOS Review: 10/07/97
Michael M Milam (CUP #012-97)
Gainesboro Landsca in Business (RA)
Location: Rt. 50W, right on Round Hill Road, 1/4 mile into orchard.
Submitted: 08/04/97
PC Review: 09/03/97 - recommended approval with conditions
BOS Review: 10/07/97
�j
Gainesboro
12" X 24" Off -Premise Sign on Route
Gams &Eva Poling
50 West
(CUP #014-97)
7
Route 50 West,
on P.I.N. 27-A-72
Located:
Submitted:
09/05/97
PC Review:
10/01/97
10/22/97 - tentatively scheduled
BOS Review:
Garris &Eva Poling Gainesboro 12" X 24" Off -Premise Sign on Route
50 West
(CUP #015-97)
Located: Route 50 West, on P.I.N. 27-A-58
Submitted: 09/05/97
PC Review: 10/01/97
BOS Review: 10/22/97 - tentatively scheduled
uon Kennel (RA)
O e
Lisa A. Drinkwater P q
(CUP #013-97)
Location: 1571 Salem Church Rd. (Rt. 735)
Submitted: 08/06/97
PC Review: 09/03/97 - recotmnended approval with conditions
BOS Review: 10/07/97
Michael M Milam (CUP #012-97)
Gainesboro Landsca in Business (RA)
Location: Rt. 50W, right on Round Hill Road, 1/4 mile into orchard.
Submitted: 08/04/97
PC Review: 09/03/97 - recommended approval with conditions
BOS Review: 10/07/97
�j
T. P. & Susan Goodman
(CUP #010-97)
Stonewall
Social Center, Outdoor Recreation
Center, Catered Functions, Tours,
Meetings, Etc. (RA)
Location:
534 Redbud Road
05/19/97
Submitted:
06/09/97
BOS Review:
PC Review:
09/03/97 - reconunended approval with conditions
BOS Review:
10/07/97
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 - reconunended approval with conditions
BOS Review:
09/10/97 - approved with conditions
BZA VARIANCES:
Lloyd & Gail Winters
(VAR #015-97)
Stonewall
5' side yd variance for addition to
existing detached garage
Location:
253 Ruebuck Road, Clearbrook
Submitted:
09/16/97
BZA Review:
10/21/97
10
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAY: 540/678-0682
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, Planner II
SUBJECT: Proposed Amendment to Allow for "Hardware, and Plumbing and
Heating Equipment and Supplies" Businesses in the B2 District
DATE: October 2, 1997
Staff has received a request from the R.E. Michel Company, Inc. to consider an amendment to the
B2 Business General District that would permit heating and air conditioning businesses. The
Standard Industrial Classification code (SIC) for such a business is SIC 5075 - Warm Air Heating and
Air -Conditioning Equipment and Supplies.
Presently, the B2 District allows businesses that are engaged in the wholesale distribution of
electrical goods (SIC 506) and those businesses that are engaged in wholesale distribution of
plumbing and heating equipment and supplies (SIC 5074). Additionally, the Zoning Ordinance
presently contains performance standards for businesses engaged in the wholesale trade of plumbing
and heating equipment and supplies. No other wholesale trade establishments are currently allowed
in the B2 district.
Staff has reviewed the request and feels that SIC 5075 (the requested SIC code) is quite similar to
that of SIC 5074. Therefore, the addition of SIC 5075 to those uses permitted in the B2 District
would not be detrimental to the district or its immediate surroundings. Staff has further reviewed the
SIC 507 (Hardware, and Plumbing and Heating Equipment and Supplies) as a whole, and feels that
the entire division may be appropriate for inclusion in the B2 District.
The Development Review and Regulations Subcommittee (DRRS) discussed this request at their
September 25, 1997 meeting. The DRRS felt that the proposed inclusion of SIC 5075 would
certainly be appropriate, so long as the performance standards established for SIC 5074 businesses
apply. The DRRS further felt the inclusion of the entire SIC 507 code "Hardware, and Plumbing and
Heating Equipment and Supplies" in the B2 District would be appropriate with performance
standards. The DRRS endorsed the inclusion of SIC 507 in the B2 District with performance
standards.
107 North Kent Street • Winchester, Virginia 22601-5000
R E ^ lichel Company, Inc. Request
Page 2
October 2, 1997
he proposed
Staff has included the letter of request from the R.E. Nfichel performance standards, and the proposed amaendment� t
modification to the B2 and perfo An action on
behalf of the Planning Commission would be appropriate.
Please contact staff with any questions.
ERL/cc
Attachments
R.E. MICHEL COMPANY INC.
�SnQi-ESA�E DISTRirBUTORS • KIR CONDMONING • HEATING • REFRIGERATION
13 EQUIPMENT - PARTS - SUPPLIES
September 17, 1997
VIA FAX (540) 678-4682
.lames L. Longerbeam, Chairman
Frederick County Board of Supervisors
107 North Kent Street
Winchester, VA 22601
Re: County Zoning Code Amendment Request
Dear Mr. Longerbeam:
Our company, R. E. Michel Company, Inc., is a wholesale distributor of heating, air
conditioning, equipment, parts and supplies. We have been in business since 1935
and currently have 110 branches up and clown the east coast. We are ranked 5th in
the country in the HVAC wholesaler business, and have a 4-A1 rating with Dunn and
10 Bradstreet; the highest rating achievable under its guidelines.
IJ
Our typical branch is a store setup with a display area, sales counter, and storage area
or warehouse area for equipment, parts and supplies. There is no outside storage or
activity except parking for employees and customers. Typically, our customers are
licensed contractors, however, we do have a store set up for counter ssales to other
customers. We do not manufacture or repair equipment.
Using your zoning ordinance as a guide and evaluating sites throughout Frederick
County, we believe our business is best suited for your Business General District (13-2).
Currently B-2 permits electrical supply businesses (SIC Code 506) and plumbing and
hydronic heating supply businesses (SIC Code 5074). Our heating and air conditioning
business (SIC Code 5075) is a business all too similar to the businesses listed above.
In fact. approximately 50 percent of our business is geared toward plumbing and
hydronic heating supplies as well as electrical supplies.
We would respectfully request that B-2 zoning be amended to allow for our type of
business; heating and air conditioning equipment, parts and supplies (SIC Code 5075).
GENERAL OFFICES AND DISTRIBUTION CENTER
One R.E. Michel Drive, Glen Burnie. MO 21060-6495 (410) 760-4000
http.-l\www,remichel.com
3A111 -1-D3:3 �.� : C i ." _ T �3'�
James L. Longerbeam, Chairman
September 17, 1997
Page 2
As always with these matters, time is critical for our business decision making process.
Your immediate attention to this matter is appreciated; however, we understand that a
public hearing process is required to amend the zoning code to allow for our business.
Please contact me to let me know if you will consider our request and when the revision
may be adopted so that we are able to plan accordingly.
Roberta M. Hunt
Property Manager
40 cc: Mr. John Riley, Frederick County Administrator - via fax (540) 667-0370
Mr. Kris Tierney, Frederick County Planning Director - via fax (540) 678-0682
Mr. Mike Ruddy, Frederick County Planner 11- via fax (540) 678-0682
Changes to the Zoning Ordinance
Remerre Add
165-48.3 Elechicn,i
Hardware, an;d:
P.l..umb,ing and Heating �;guipm. busmessIes (SIC507ElectAical mid plumbing supply )
Hardwareand plumbing and htj ti equipment
. .
businesses located in the B2 Business General District shall meet the following requirements:
A. Hardware, plumbing and..heating equipment
businesses shall not exceed eight thousand (8,000) square feet of total floor area.
B. Only twenty-five percent (25%) of the total floor area within a shopping center
may contain electiical supply business or planibing supply basinesses hardware
plumbing and heating equipment businesses
C. Hardware, plumbing and heating equipment
businesses shall not be permitted to have outdoor storage.
D.
Hardare. plumbing and heatiri qu pment tausinesses shall not::cantaiii fabrication
a /btmanufacturirig facilities:
§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
Allowed Uses Classification
(SIC)
Plumbing strep}les
Hardware, and; plumbing and heaf. .equipment 507
U:\ERIC\COMMON\DRRS\B2-507.,VN( D
Proposed Zoning Ordinance Amendment
as endorsed by the Development Review and Regulations Subcommittee
on September 2.5, 1997
§165-48.3 Hardware, and Plumbing and Heating Equipment businesses (SIC 507).
Hardware, and plumbing and heating equipment businesses located in the B2 Business
General District shall meet the following requirements:
A. Hardware, plumbing and heating equipment businesses shall not exceed eight
thousand (8,000) square feet of total floor area.
B. Only twenty-five percent (25%) of the total floor area within a shopping center
may contain hardware, plumbing and heating equipment businesses
C. Hardware, plumbing and heating equipment businesses shall not be permitted to
have outdoor storage.
D. Hardware, plumbing and heating equipment businesses shall not contain fabrication
and/or manufacturing facilities.
§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.
Allowed Uses
Standard
Industrial
Classification
(SIC)
Hardware, and plumbing and heating equipment 507
P/C REVIEW: 10-15-97
BOS REVIEW: 11-12-97
MASTER DEVELOPMENT PLAN #006-97
WESTRIDGE III
LOCATION: The property is adjacent to the Westridge Subdivision (Sec. I & II) with access from
West View Lane via Middle Road (Rt. 628) in the City.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBERS: 63-A-3
PROPERTY ZONING & PRESENT USE:
Zoned: RP, Residential Performance District
Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
Property Zoning Land Use
North: RA, Rural Areas District Church, Commercial
South: RA, Rural Areas District Vacant
East: LR, Low Density Residential District Westridge, Section II
West: RA, Rural Areas District Residential
PROPOSED USE: Single Family Detached Urban Residential Lot Development
REVIEW EVALUATIONS:
Virginia Dept. orTransportation: .See attached letter from VDOT dated August l4, 1997
from Robert 13. Childress.
Sanitation Authority: (July 26, 1997): This area is served by the City of Winchester.
(Aug. 21, 1997): The Sanitation Authority has agreed to allow the City to serve this area.
Inspections Dept.: Building shall comply with the Virginia Uniform Statewide Building Code
and Section 310 of the BOCA National Building Code/1996, Use Group R (Residential).
Westridge III MDP #006-97
Page 2
October 3, 1997
Three lots around the pond for SWM shall have the basement or lowest floor elevation
established.
Fire Marshal: No comments.
Parks & Recreation: Development appears to meet open space and recreational unit
requirements.
City of Winchester Planning Dept.: See comments on rezoning exhibit.
City of Winchester Utilities: After reviewing the preliminary plans, I have no problem with
what is proposed in this rezoning. Since the property is located in the county, I question the
concern about the maintenance of the roads and the utilities in any easements being
quitclaimed by the state in order for the roadway to be approved. The developer should be
reminded that the availability fees are double those that are charged in the City. In addition,
water rates are $2.00 per 1000 after the first 3000, rather than $1.33 per 1000.
Winchester Department of Public Works: Stormwater management will be a prime
concern, as we are still in the process of resolving this issue with the VADCR from the last
phase (II) of this subdivision. I would imagine that there will also be requests for the City to
plow snow on the streets and pick up refuse, which we will not do.
County Engineer: We have no comments at this time. We understand that a portion of the
existing and future storm drainage will be rerouted via storm conduits throughout the existing
Westridge subdivision located in the City of Winchester. A detailed review will be made at
the time of the final subdivision design submittal.
Planning and Zoning:
Project History
A rezoning proposal was considered for this 9.81 -acre tract by the Planning Commission on
August 6, 1997 and by the Board of Supervisors on September 10, 1997. Each body
unanimously endorsed this rezoning application with conditions voluntarily proffered by the
applicant.
Project Scope
The applicant proposes to develop 19 single family detached urban residential lots that are a
minimum of 12,000 square feet in area This creates an overall gross density of 1.9 units per acre
Westridge III MDP #006-97
Page 3
October 2, 1997
which is well below the gross density permitted by the Zoning Ordinance and under the residential
density recommended by the Comprehensive Plan Policy.
The 19 residential lots are proposed to be developed under one phase with each lot having curb,
gutter, and sidewalks. Open space has been provided within this development as required by
ordinance; however, no recreational amenities are required based on the proposed lot size.
Issues
1) Public Services
The applicant has proffered to provide a consumer disclosure statement to all lot
purchasers that describes the various services provided by each locality. A narrative
should be incorporated on the final master development plan which describes this.
The Board of Supervisors expressed concern with the comment received by the City
of Winchester Public Works Department which stated that their department would not
extend trash and recycling pickup service into this section of Westridge. Staff
discussed this issue with Mr. Gary Lofton, Director of Public Works, on September
29, 1997, and determined that the position of the city remains the same. Mr. Lofton
reinterated the fact that his department would undertake snow removal if an
appropriate agreement was reached with VDOT.
2) Road Design
The Board of Supervisors expressed concern with the Frederick County Public School
Transportation Department comment that school bus service would only be provided
into this section of Westridge if the cul-de-sacs were designed to accommodate school
bus turning movements. A narrative should be incorporated on the final master
development plan which reflects this comment.
STAFF RECOMMENDATION FOR 10-15-97 PLANNING COMMISSION MEETING:
The proposed master development plan appears to be designed in conformance with the proffered
Concept Plan which was approved as a part of the rezoning and conforms with the recommendations
and requirements of the Comprehensive Plan Policy and the Zoning Ordinance. Staff recommends
approval of the proposed master development plan provided that all review agency comments, staff
report comments, and all comments or concerns expressed by the Planning Commission and Board
of Supervisors have been adequately addressed.
0AAGENDASVC0MMENMW ESTRIDG.A1 DP
COMM TWEPILT121 of VIRQ1N1.A
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONER P O. BOX 278
EDINBURG. VA 22824-0278
August 14, 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: Westridge III
Route 628 & West View Lane
Frederick County
We have reviewed the referenced project's master plan and have no objection to the
general concept. We offer the following comments as shown in red on the plan sheet:
1. The proposed 50' street right-of-way may be inadequate to accommodate ADA
requirements. You should consider the need for wider right-of-way.
2. County Administration needs to be aware VDOT maintenance of this development
will have to be accomplished by access through the City of Winchester street
system via West View Lane.
Before making any final comments, this office will require a complete set of site plans,
drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual 51'
Edition for review. Prior to construction on the State's right-of-way the developer will
need to apply to this office for issuance of the appropriate permits to cover said work.
Should you have any questions, please call.
Sinc el
r�
Barry J. Sweitzer,/Trans. Roadway Engineer
For: Robert B. Childress, P/S Spec. Supervisor
BJS/rf
Enclosures
xc: Mr. R. B. Childress
Mr. S. A. Melnikoff (w/ copy of plan)
Mr. Kris Tierney
WE KEEP VIRGINIA MOVING
MDP #006-97 63—A-3
Westridge III 09/29/97
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1.
2.
3.
4.
Project Title: Westridge III Master Development Plan
Owner's Name: Fred L. GlaizeIII
Glaize Development, Inc.
P.O. Box 888
Winchester, Va. 22604
(Please list the name of all owners or parties in interest)
Applicant: Gilbert W. Clifford & Assoc. Inc.
Address: Attn: Stephen M. Gyurisin
200 N. Cameron St., Winchester Va. 22601
Winchester, Va. 22601
Phone Number: (540) 667-2139 9/22/97
Design Company: (same)
Address:
Phone Number:
,A
--,
a
gilbert w. cli f ford & associates, inc.
200 North Cameron Street • Winchester, Virginia 22601
703-667-2139 • Fax: 703-665-0493
Westridge Subdivision, Section III
Adjoining Properties
Tax Number Onwer Name and Address
63-A-2 Bank of Clarke County
T/F Evelyn Allen R T
1625 Apple Blossom Drive
Winchester, Virginia 22601
63 -A -3A George Cather
3296 Apple Pie Ridge Road
Winchester, Virginia 22601
63 -A -2E Blue Ridge Grace Church
Route 1, Box 37A
Clearbrook, Virginia 22624
63 -A -4B Elmer R. Marple, Jr.
2884 Middle Road
Winchester, Virginia 22602
63-A-8
Courtney L. & Clara A. Lowe
2952 Middle Road
Winchester, Virginia 22602
289-4-C-64
Glaize Developments, Inc.
289-4-C-65
P.O. Box 2598
289-4-C-71
Winchester, Virginia 22604
289-4-C-72
289-4-C-70
Richard C. & Patrice G. Vossler
2711 Windwood Drive
Winchester, Virginia 22601
289-4-C-73 Zane L. Metz, Jr.
P.O. Box 2999
Winchester, Virginia 22604
4i
Frederick Countv, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTED DEVELOPMENT PLANT
5. Location of Property: Adjacent to the Westrid e Subdivision Sec. I & II
with access from West View Lane via Middle
Road t. 628 in the City.
6. Total Acreage: 9.81 Acres
7. Property Information:
a) Property Indentification Number (PIN):
b) Current Zoning:
c) Present Use:
d) Proposed Uses:
e) Adjoining Property Information:
63-A-3
RP
Vacant
Single Family Homes -
Detached
Urban
Property Identification Numbers Property Uses
North 63 -A -2E Church Vacant
South 63 -A -4B Vacant
East 289-4-C/64-72 Residential
West 63-A-2 Residential
f) Magisterial District: Back Creek
S. 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: IIL.7 - f - C�
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Deputy Director
RE: �Corrido _pearance Design Standards Discussion
DATE: October 1, 1997
/
-VC v 10Q J i
On August 20, 1997, the Planning Commission considered proposed amendments to Article IV,
Supplementary Use Regulations, and Articfe XXI, Definitions, of the Zoning Ordinance. These
amendments were intended to modify existing design requirements to enhance the appearance of
major corridors within the county. The Planning Commission felt that the proposed amendments
accomplished this goal and recommended unanimous approval as presented by staff. No public
comments were made during the consideration of this agenda item.
Subsequent to this public hearing, staff received comments from the Industrial Parks Association
(IPA), and Painter -Lewis Engineers, P.L.C. Each group expressed concern with various language
within Section 165-27, Off -Street Parking, 165-29, Motor Vehicle Access, and 165-48.7,
Utilities. Staff met with each group to discuss these concerns and to determine if the proposed
amendments should be forwarded to the Board of Supervisors as recommended by the Planning
Commission. It was the opinion of staff that these concerns should be presented to the Planning
Commission prior to a request for action by the Board.
Included under this agenda item is the proposed amendments that were considered by the Planning
Commission on August 20, 1997. Staff has incorporated the comments received under each
appropriate subsection for review and discussion. Staff has also provided a road list that
demonstrates the areas in which the proposed amendments would apply which reference arterial
and major collector road frontage. Staff asks that the Planning Commission review this
information for discussion. Staff will invite representatives from each group to this meeting to
participate in this discussion.
U:IEVANICOMMON\PR01ECTSICORRIDOR\Ai\4ENDMT2. PC
107 North Kent Street • Winchester, Virginia 22601-5000
165-27 Off-street parking; Parking lots.
E. Parking lots. The following parking lot design standards shall apply to all zoning districts,
excluding the RA, Rural Area District and the HA, Historic Area Overlay Zone.
1) Surface Materials. Parking lots shall be paved with concrete or bituminous concrete.
Such materials shall provide a durable, dust -free hard surface. Parking lots may be paved
with a minimum of dbst (double bituminous surface treatment) or an equivalent surface in
the RA district. The HRAB, Historic Resources Advisory Board, shall determine the
appropriate surface materials to be used for parking lots in the Historic Area Overlay
Zone.
2) Space demarcation. All parking spaces located within parking lots that are paved with
concrete or bituminous concrete shall be marked by durable painted lines extending the
required length of the space. All parking spaces located within parking lots that are paved
with dost (double bituminous surface treatment) shall be identified with concrete wheel
stops. Signs and pavement markings shall be utilized, as necessary, to ensure safe traffic
movement, pedestrian access, and handicapped parking space designations.
3) Curbs and gutters. CG -6 curb and gutter shall be installed around the perimeter of all
parking lots. The curbing shall be a minimum of six (6) inches in height. All parking lots
shall be designed in conjunction with an approved stormwater management plan.
COMMENT: It has been suggested that the requirement for CG -6 is too rigid, in
that it does not allow the developer to utilize other types of VDOT
approved curbing. The recommendation is that wherever CG -6 occurs
in this text, that it should be modified to read "VDOT standard" which
could also be expanded upon to list the types of curbing which include
CG -2, CG -3, CG -6, and CG -7.
4) Raised islands.
a) Raised islands with a minimum width of nine (9) feet shall be installed at the ends
of all parking rows abutting driveway aisles. The raised island shall extend the
entire length of the parking space(s) that is abutted.
COMMENT: It has been suggested that flexibility be provided for the allowance of
raised islands that are less than 9 feet but no less than 6 feet in certain
situations. In smaller parking lots required parking spaces are
generally accommodated within one or two parking rows. Sometimes
2
the shape of the lot prohibits the designer from meeting the required
number of parking spaces and a raised island that is 9 feet in width.
It is felt that the Zoning Administrator should be given administrative
authority to grant this reduction as situations arise.
b) Raised islands with a minimum width of nine (9) feet shall be utilized to break up
rows of parking. Such raised islands shall be provided for every 120 linear feet of
parking row length. All raised islands shall contain a minimum of one shade tree
that has a caliper size of two inches or greater.
COMMENT: It has been suggested that this requirement makes snow removal in
parking lots more difficult. It should be noted that the Zoning
Ordinance currently requires 5% of the parking lot interior to be in
raised islands that are landscaped with shade trees. This standard
would replace the 5% requirement.
C) Raised islands shall be provided that are perpendicular to parking spaces to enhance
safe movement between vehicular and pedestrian traffic. Perpendicular raised
islands shall be provided along interior parking rows as follows:
1-4
interior rows
1 required
5-8
interior rows
2 required
9-12
interior rows
3 required
13-16
interior rows
4 required
17-20
interior rows
5 required
Such raised islands shall be a minimum width of fifteen (15) feet in width. A
pedestrian walkway at least four (4) feet in width and shall be provided in the
middle of the raised island. Shade trees with a minimum caliper size of two inches
or greater shall be alternated on each side of the pedestrian walkway at a rate of
one shade tree for every thirty (30) linear feet. Alternate planting schemes may be
utilized which propose equivalent landscaping and meet the intent of this
subsection.
COMMENT: 1) It has been suggested that this requirement is not appropriate for
parking lots within industrial parks, as these lots only serve employees
and professional drivers. It should be noted that the DRRS envisioned
this standard for larger commercial uses such as a Delco Plaza or a
Price Club. Staff would recommend that industrial zoned properties
be exempt from this requirement.
s3
2) It has been suggested that a definition needs to be provided for
interior and perimeter parking rows so that this requirement is not
misinterpreted. Also, the number of interior parking rows needs to be
revised to state " 4 interior rows - 1 required" , instead of "14 interior
rows - 1 required".
3) It has been suggested that an incentive should be given to the
developer for providing a raised island that is 15 feet in width. This
could be accomplished by allowing parking space stalls which adjoin
this raised island to be 9' x 18'. This would allow for the developer to
provide the maximum number of parking spaces within this area and
not have to provide as much land to accomplish this improvement.
4) It has been suggested that the requirement for alternating the shade
trees along the pedestrian walkway is too rigid. Flexibility should be
permitted in design to account for underground utilities or sprinkler
systems that could be installed within the raised island area.
d) All raised islands shall be bordered by a CG -6 curb and gutter and shall be
landscaped with grass, shrubs or other vegetative materials. All raised islands that
function as part of a pedestrian walkway system shall have appropriate curb cuts
for the provision of disabled ramp access.
5) Setbacks. Parking lots shall be setback a minimum of thirty (30) feet from any arterial or
major collector road and shall be located no closer than five (5) feet from any other
property line. Properties in the M-1, Light Industrial and M-2, Industrial General Districts
that do not front on arterial and major collector roads shall locate parking lots a minimum
of twenty-five (25) feet from any front property line. Businesses utilizing shared parking
lots shall be exempt from the required parking lot setback along the common shared
property line. The parking lot setback for properties with frontage on arterial and major
collector roads may be reduced to twenty (20) feet provided that the requirements of
Section 165-27(6)(b) of this Article are met.
COMMENT: 1) It has been suggested that the setback requirement for parking lots
is excessive, requiring the developer to place too much of his frontage
in unusable space. It is felt that a setback of 24 feet is the maximum
that could be reasonably expected for a setback and 15 feet for a
reduced setback. An earth berm could be constructed within this
setback area that is maintainable at a 2:1 slope since it is only 3 feet in
height.
4
2) It has been suggested that the setback for parking lots that are
developed in industrial zoning districts that do not front on arterial or
collector roads should be reduced from the current standard of 25 feet
to a maximum of 5 feet.
3) It has been suggested that the requirement for an increased setback
along major collector roads is not desirable and should only be
required for properties with frontage along arterial roads. (A listing
of all arterial roads and major collector roads has been provided at the
end of this agenda item.)
6) Screening. Parking lots shall be adequately screened to reduce visual impacts including
glare and headlights onto road right-of-ways and adjoining properties.
a) Earth berms or natural topography that is a minimum of three (3) feet in height
above the finished grade of the parking lot shall be provided to create a screen
along the frontage of arterial and major collector roads. Evergreen shrubbery that
is a minimum of twenty-four (24) to thirty (30) inches in height at the time of
planting shall be placed along the apex of the berm at a rate of twenty-five (25)
plantings per one -hundred (100) linear feet.
COMMENT: It has been suggested that flexibility be provided to allow the planting
of evergreen shrubbery throughout the berm on the right-of-way side
instead of at the apex. Also, a statement that the berm is for the
prevention of headlights shining onto right-of-ways should be
incorporated into this subsection.
b) Parking lots developed with a reduced setback of twenty (20) feet shall contain an
opaque element that is a minimum of three (3) feet in height above the finished
grade of the parking lot. In addition to this opaque element, the planting of
evergreen shrubbery that is a minimum of twenty-four (24) to thirty (30) inches in
height shall be placed along the apex of this feature at a rate of fifty (50) plantings
per one -hundred (100) linear feet.
COMMENT: The number of plantings should be at a rate of 33 per 100 linear feet
instead of 50 per 100 linear feet. Once again, these planting should
occur throughout the berm instead of at the apex.
C) The Planning Commission may allow for the use of existing trees and vegetation
or the use of existing trees and vegetation combined with new plantings within the
0
front setback area to screen parking areas from road right-of-ways and adjoining
properties if the intent of this subsection is met. A statement describing the
location and type of screening and the date of approval by the Planning
Commission shall be provided on all appropriate development plans.
d) Parking lots shall be screened from adjoining properties not utilized for shared
parking. This screen shall include evergreen shrubbery that is twenty-four (24) to
thirty (30) inches in height at the time of planting placed at a rate of twenty-five
(25) plantings per one -hundred (100) linear feet.
COMMENT: It has been suggested that flexibility be provided in design to allow for
berms or other opaque elements such as walls or fences as alternatives
to the planting requirement.
e) One shade tree that has a caliper size of two inches or greater shall be provided for
every thirty (30) feet of parking lot perimeter. In addition, one deciduous tree with
a minimum caliper size of two inches or greater shall be provided within the front
setback for every forty (40) linear feet of frontage on arterial and major collector
roads.
COMMENT: 1) It has been suggested that the current shade tree spacing standard
of 1 per 40 linear feet of parking lot perimeter be maintained and not
reduced to 1 per 30 linear feet.
2) It has been suggested that the linear foot spacing requirement be
utilized to determine the number of shade trees and not the location.
The ability to cluster trees is necessary, particularly along the property
frontage where commercial entrances and clear zones are required.
3) It has been suggested that trees of a lesser height be permitted that
are not true shade trees. It is felt that this would be beneficial in areas
where overhead utilities exist, as well as allow for additional color
enhancements to the corridor. If trees of this nature where allowed,
such as dogwoods, redbuds, and crabapples, they should be allowed to
be a minimum of 1 -1 inch in caliper. Also, a recommended tree
planting list would assist in site design and would allow the local
landscape nursery businesses to have the recommended species in stock.
7) Handicapped spaces. Handicapped accessible spaces shall be provided in all parking lots
according to the requirements of the BOCA National Building Code. Handicapped spaces
shall be Iocated on the shortest accessible route of travel from adjacent parking to an
C:
accessible building entrance. Where buildings have multiple accessible entrances with
adjacent parking, handicapped accessible parking spaces shall be dispersed and located
near the accessible entrances. The number of spaces shall be provided as follows:
Total Parking Spaces
1 to 25
26 to 50
51 to 75
76 to 100
101 to 150
151 to 200
201 to 300
301 to 400
401 to 500
501 to 1,000
more than 1,000
Required
Handicapped Spaces
1
2
3
4
5
6
7
8
9
2 % of total
20 plus one for each 100 over 1,000
8) Entrance Requirements. In no case shall a parking lot be approved which allows vehicles
to enter or exit a parking space directly onto public roads or directly onto private roads and
access easements serving more than one lot or use. All parking lots shall be provided
access to a public road using an entrance which meets all requirements of the Frederick
County Code and the Virginia Department of Transportation. The minimum width of
driveway aisles serving the parking lot shall be twenty-four (24) feet for two-way traffic
and twelve (12) feet for one-way traffic.
COMMENT: The last sentence of this subsection should be placed under 165-27(9).
9) Aisle Requirements. Access to each parking space shall be provided by an aisle with the
following width:
Parking Space Angle
(degrees)
Parallel
45
60
90
Aisle Width
1 -Way
2 -Way
(feet)
(feet)
12
20
15
20
18
22
22
22
7
10) Obstructions and structures. Parking lots shall be designed to permit vehicles to enter or
exit parking spaces without moving other parked vehicles. Utility poles, light standards,
trash dumpsters, compactors, and similar structures shall not be permitted within any travel
aisle or parking space. When such structures are located within two (2) feet of a parking
space or travel aisles, they shall be protected by raised concrete piers, bollards, or similar
features.
COMMENT: It has been suggested that the provision of a 6 inch curb should also be
a mechanism to protect these features.
11) Drive through lanes. A separate lane, with a minimum width of twelve (12) feet shall be
provided for all drive through or pick up facilities. Such lanes shall be clearly separated
from parking spaces, travel aisles and driveways. A minimum length of ninety (90) feet
shall be provided to allow for the stacking of automobiles at each drive through lane.
12) Pedestrian access.
a) Sidewalks and pedestrian access shall be provided within parking Iots to promote
the safe and efficient movement of pedestrians and vehicles. Pedestrian walkways
and crosswalks shall be marked by durable painted stripes and appropriate signs.
b) Sidewalks shall be installed in the road right-of-way of arterial and major collector
roads. Such pedestrian walkways shall abut and extend the length of the property
line and meet all requirements of Frederick County and the Virginia Department
of Transportation.
COMMENT: It has been suggested that industrial parks be exempt from this
requirement, as these areas do not promote pedestrian traffic.
C) Concrete wheel stops shall be required within parking spaces that directly abut
pedestrian walkways to prevent vehicle overhang along the walkway.
COMMENT: It has been suggested that flexibility should be provided to allow for
other design features other than concrete wheel stops, such as low
bollards that are utilized at Sheetz Convenient Stores, or the creation
of a wider sidewalk to ensure that vehicle overhang does not impede
pedestrian movement.
165-29 Motor Vehicle Access
A. New entrances.
(1) Private entrances shall be allowed to provide access from road right-of-ways to
properties serving individual uses, shared uses, parking lots and loading areas.
(2) Spacing requirements. A minimum spacing requirement shall be established for
entrances onto arterial roads and major collector roads to facilitate safe and
convenient ingress and egress for sites and to promote efficient travel. Entrance
spacing distances shall be measured from the tangents to the curb returns of the
entrances or the intersecting street.
a) Minimum spacing between entrances and between entrances and
intersections shall be as follows:
Posted Speed Limit (mph) Minimum Spacing Requirement (feet)
35 or less 200
More than 35 250
b) The minimum spacing for entrances on minor collector roads and local
streets shall be seventy (70) feet. A minimum spacing of one -hundred fifty
(150) feet shall be required between entrances and intersections of arterial
roads or major collector roads.
C) Properties which have frontage on both an arterial or major collector road
and a minor collector road or local street shall provide access on each road
or street. Properties which cannot meet the entrance spacing requirements
along the arterial or major collector road shall only be permitted to provide
access from the minor collector road or local street.
COMMENT: It has been suggested that this requirement is too rigid, in that it
requires the developer to provide two entrances when only one may be
necessary. The developer should have the flexibility in determining
entrance needs and entrance location.
d) The location of new entrances shall conform with road improvement plans
and corridor plans that have been adopted by Frederick County. New
9
entrances shall align with existing entrances, planned entrances, or
crossovers.
COMMENT: It has been suggested that flexibility be provided if this requirement
cannot be achieved. Staff believes that Section 165-29B(1) provides this
flexibility.
B. Alternative Methods and Exceptions.
(1) Planning Commission waiver.
a) The Planning Commission may allow the placement of entrances which do
not meet the requirements of Section 165-29A, provided that a traffic
access plan demonstrating existing traffic conditions, the design of all
streets abutting the site, and the location of all existing or planned
entrances, crossovers, turn lanes, and other access features within three
hundred (300) feet of the proposed entrance is provided to the Planning
Commission for review. Such entrances may involve the use of physical
limits, restricted left turn movements, or methods which ensure one-way
travel. The Planning Commission shall only allow entrances that do not
adversely impact existing or planned traffic access plans and meet the intent
of this section.
b) No more than one (1) new entrance shall be permitted on properties which
utilize the provisions specified in Section 165-29B(1).
(2) Shared Entrances.
a) The Zoning Administrator may allow for the use of shared entrances for
properties which cannot meet the requirements of Section 165-29A(2)(a).
b) New entrances on arterial and major collector roads which prohibit
adjoining properties from meeting entrance spacing requirements shall only
be approved by the Zoning Administrator if provisions for shared
entrances are made.
C) Shared entrances shall be shown on the approved subdivision plat and all
development plans in the form of an access easement. Shared access
easements should follow property lines unless the location is in conflict
with the requirements of Section 165-29A. The Zoning Administrator may
require a deed of dedication which describes the provisions for joint use and
maintenance.
10
C. Boulevard Entrances.
(1) Along arterial and major collector roads, access into industrial parks, office parks,
shopping centers, multi -family residential developments, and mobile home parks
shall be by boulevard entrances which meet the spacing requirements specified in
Section 165-29A(2)(a).
COMMENT: It has been suggested that boulevard entrances into industrial parks
need to be designed to allow for adequate tractor -trailer truck turning
movements to ensure that the curb and landscaping are not destroyed.
It is felt that VDOT turning radius requirements do not allow for this.
Staff has discussed this issue with VDOT officials and have been
advised that the minimum turning radius is 50 feet which would create
difficult turning movements; however, VDOT will allow a turning
radius of 75 feet or 80 feet if there is not an excessive amount of
pavement width.
Staff believes that a standard providing flexibility to the designer could
be incorporated to address this concern. The designer could be
provided with an alternative that would allow for a wider turning
radius design, or allow for the boulevard entrance raised island to be
located at the end of the curb return. This would place the raised
island a minimum of 50 feet from the arterial or major collector road.
(2) A raised island with CG -6 curb and gutter shall be constructed within the boulevard
entrance to adequately separate ingress and egress travel lanes. The raised island
shall be a minimum of thirty-five (35) feet in width and two -hundred fifty (250)
feet in length. The width of the raised island may be reduced by thirteen (13) feet
to provide for left turn stacking lanes.
COMMENT: It has been suggested that an additional statement be incorporated into
this subsection to allow for additional reduction of the raised island to
accommodate through traffic lanes. The DRRS recommended a wide
raised island to allow for additional pavement for future improvements
to prevent the taking of adjoining properties for this purpose.
(3) The raised island shall be completely landscaped and shall contain one deciduous
tree that is a minimum of two (2) inches in caliper at the time of planting for every
thirty (30) linear feet. Provisions for perpetual maintenance of the raised island
11
shall be demonstrated by the applicant which shall be approved by the Planning
Commission.
COMMENT: It has been suggested that agreements between VDOT and the
developer be required for landscaping and proposed irrigation systems.
This could be accomplished during the VDOT entrance permitting
application process.
D. Inter -parcel Connectors. Inter -parcel connectors shall be provided between all adjoining
commercial properties to allow for access without entering onto arterial or collector roads.
Inter -parcel connectors shall be designed to promote safe travel between properties and
avoid conflicts between pedestrian walkways, drive-through lanes, loading areas, and
parking spaces.
165-48.7 Utilities.
All utilities serving new residential, commercial, and industrial developments shall be installed
underground. Improvements to properties currently served by overhead utilities shall install
underground feeder lines to all structures. Improvements to properties which require the upgrade
to transformers or lines shall be designed to provide underground service.
COMMENT: It has been suggested that the last sentence in this subsection is
excessive and extremely cost prohibitive if borne solely by the
developer. It is also felt that higher voltage lines need to be installed
above ground in industrial settings.
STAFF COMMENT: Staff has conducted field inspections with the Building Official
and County Electrical Inspectors to review these requirements
in relation to existing development conditions. Staff believes
that the intent of the requirements in the second and third
sentences is appropriate; however, it is felt that additional study
and revisions to these sentences needs to occur before these
requirements are implemented. Staff would recommend that
the fust sentence be adopted at this time with the understanding
that future amendments will be considered for areas currently
served by overhead utilities.
12
Berryville Pike
Fairfax Pike
Front Royal Pike
Martinsburg Pike
Millwood Pike
North Frederick Pike
Northwestern Pike
Valley Pike
Arterial Road Systems
Route 7 east of Winchester
Route 277
Route 522 south of Winchester
Route 11 north of Winchester
Route 50 east of Winchester
Route 522 north of Winchester
Route 50 west of Winchester
Route 11 south of Winchester
Major Collector Road Systems
Aylor Road
Cedar Creek Grade
Channing Drive
Costello Drive
Double Church Road
Fox Drive
Getty Drive
Greenwood Road
Prince Frederick Drive
Senseny Road
Tasker Road
Valley Mill Road
Victory Road
Warrior Drive
Welltown Road
White Oak Road
13
Route Number
Route 647
Route 622
Not Constructed
Construction Not Complete
Route 641
Route 739
Construction Not Complete
Route 656
Construction Not Complete
Route 657
Route 642
Route 659
Route 728
Construction Not Complete
Route 661
Route 636