PC 02-21-96 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Old Frederick County Courthouse
Winchester, Virginia
FEBRUARY 21, 1996
7:00 P.M. CALL TO ORDER TAB
1) Minutes of January 17, 1996 .......................................... A
2) Bi -monthly Report/Activity Report ..................................... B
3) Committee Reports ................................................. C
4) Citizen Comments ........... o . ............. . . .................... D
PUBLIC HEARINGS
5) Master Development Plan Application #002-96 of Preston Place Apartments, Phase II.
The applicant is proposing to revise an approved master development plan to change the
housing type from townhouses to garden apartments. This proposal calls for the
development of 44 garden apartment units within four buildings on 14.59 acres. This
property is located on the north side of Airport Road (Route 645), approximately 300
feet east of Front Royal Pike (Route 522); and is identified with Property Identification
Number 64 -A -45C in the Shawnee Magisterial District.
(Mr. Wyatt) ....................................................... E
6) Preliminary Master Development Plan #003-96 of Whitehall Business Park for the
establishment of a business and industrial park. This property is located in the southwest
quadrant of the intersection of I-81 and Rest Church Road (VA Rt. 669), in the Stonewall
Magisterial District, is identified as Property Identification Number(s) 33-A-3 thru 10;
and 33-9-1 thru 8; and contains 52.04 acres.
(Mr. Wyatt) ....................................................... F
7) 1996 Primary Road Improvement Plan for Frederick County
(Mr. Wyatt) ....................................................... G
2
OTHER ITEMS
6) Informal Discussion - A Vested Rights Policy Statement for Frederick County
(Mr- Wyatt) ....................................................... H
MISCELLANEOUS
9) Other............................................................ I
File: k:\wp\cmn\covers99\pc2_21.agn
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on
January 17, 1996.
PRESENT: Planning Commissioners resent were: Charles S. DeHaven, Jr.,
Chairman/Stonewall District; S. Blaine Wilson, Shawnee District; Robert A.
Morris, Shawnee District; John H. Light, Stonewall District; Marjorie H.
Copenhaver, Back Creek District; Roger L. Thomas, Opequon District; Robert
M. Sager, Board Liaison; Alan G. Toxopeus, Winchester City Liaison; and Jay
Cook, Legal Counsel.
ABSENT: John R. Marker, Vice Chairman/Back Creek District; Terry Stone, Gainesboro
District; Richard C. Ours, Opequon District; George L. Romine, Citizen at Large,
Staff present: Robert W. Watkins, Director and Secretary; W. Wayne Miller, Zoning
Administrator; and Renee' S. Arlotta, Minutes Recorder.
Chairman DeHaven called the meeting to order at 7:00 p.m.
BIMONTHLY REPORT
Chairman DeHaven accepted the Bimonthly Report for the Commission's
information.
2
OTHER ITEMS:
Subcommittee List
Mr. Watkins presented a list of current subcommittee members, committee liaisons,
and meeting times for the Commission's information and input. No changes were made by the
Commission at this time.
Planning Commission Retreat on February 3. 1996
Mr. Watkins reminded the Commission of the 1996 Annual Planning Commission
Retreat to be held at Wayside Inn on February 3, 1996.
(At this time, only five voting members of the Planning Commission were in attendance. Due to
the lack of a quorum, Chairman DeHaven declared a recess until 7:20 to see if other members
would arrive. Mr. Wilson arrived and Chairman DeHaven proceeded with the meeting.)
Subdivision Application #015-95 of Aerocenter Business Park to subdivide a 9.6150 acre
tract into four lots, with a minimum lot size of 1.5290 acres. This property is located at
the southwest corner of Victory Road (Rt. 728) and Arbor Court (Rt. 1000) and is
identified with PIN 64 -A -80B in the Shawnee District.
Action - Approved
Mr. Miller said that the application meets all of the requirements of the subdivision
ordinance. He said there was no existing master plan for this property and waiver of the master
plan requirement was recommended. Mr. Miller said that the applicant has modified the plats to
reflect the dedication of a portion of Lot 3 for right-of-way, as requested by VDOT.
3
Mr. Morris asked if this property was accessible from Airport Road and Mr. Miller
_replied that it was accessible from both Airport Road and Arbor Court.
Mr. Stephen M. Gyurisin, with G. W. Clifford & Associates, Inc., the design
engineering firm, was present to represent this subdivision.
request.
There were no citizen comments.
The Commission had no outstanding concerns or problems with the subdivision
Upon motion made by Mr. Morris and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve Subdivision Application #015-95 of Aerocenter Business Park for the subdivision of a
9.6150 acre tract into four lots and does also hereby waive the requirement for a master
development plan.
Subdivision Application #016-95 of S & S Development (Rite Aide) to subdivide a 3.648
acre tract into two lots, with a minimum lot size of 1.50 acres. This property is located
at the corner of Fairfax Pike (Rt. 277) and Double Church Road (Rt. 641) and is identified
with PIN 86-A-82 in the Opequon Magisterial District.
Action - Approved
Mr. Miller said that the only issue at this time is between the developer and VDOT
and involves a turn lane off Route 277. He said that VDOT will require the applicant to install
a turn lane and the staff would support this, because it is a VDOT requirement. Mr. Miller said
that the applicant is currently taking care of this issue.
Mr. Phil Sanders, with S & S Development, the applicant, said that they are
currently striving to resolve VDOT issues.
Members of the Commission asked Mr. Sanders if he had an average daily trip
count for the store/parking lot. Mr. Sanders said that they are having a difficult time making a
determination on this because Rite Aide will be using a new concept, which is a drive-through
4
window. Mr. Sanders said that it will not be as intensive as a fast food restaurant or bank use.
Mr. Sager requested that the applicant have traffic count statistics available for the
Board of Supervisors' meeting.
There were no citizen comments.
Members of the Commission had concerns about the traffic in the area.
Upon motion made by Mr. Thomas and seconded by Mr. Light,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
recommend approval of Subdivision Application #016-95 of S & S Development (Rite Aide) for
the subdivision of a 3.648 acre tract into two lots with a minimum lot size of 1.50 acre and the
Commission does also hereby waive the requirement for a master development plan.
ADJOURNMENT
There being no further business to discuss, Chairman DeHaven adjourned the
meeting at 7:55 p.m.
Respectfully submitted,
Robert W. Watkins, Secretary
Charles S. DeHaven, Jr., Chairman
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed February 8, 1996)
REZONINGS•
Woodside Est. (REZ)
Opequon 36.4589
Acres
RA to RP
Location:
West side of Double Churches Rd (Rt. 641), south of the
intersection w/ Fairfax Pk t. 277
Submitted:
11/15/95
PC Review:
12/06/95 - Recommended Denial
BOS Review:
02/13/96
MASTER DEVELOPMENT PLANS:
Dr. Raymond Fish (MDP)
Stonewall Animal Hospital & Mobile Office
Sales on 20.93 acres B2 & B3
Location:
East side of I-81 and south side of Rt. 672
Submitted:
11/02/95
PC Review:
01/03/96 - Recommended Approval
BOS Review:
01/24/96 - Approved
Pending Admin. Ap roval:
Awaiting com letion of review agency requirements
Preston Place Apts. Phase H
MDP
Shawnee Garden Apartment Units (rental)
on 14.59 acres RP
Location:
No. Side of Airport Rd. t. 645
Submitted:
01/29/96
PC Review:
02/21/96
BOS Review:
03/13/96
Whitehall Business Pk
(flying MDP
Stonewall Business Pk on 52.04 Ac. (MI &
B3
Location:
So. West quadrant of I-81 & Rt. 669 intersection
Submitted:
01/31/96
PC Review:
02/21/96
BOS Review:
02/28/96
Hill Valle MDP
Shawnee
SF Det. Cluster; 26.123 Ac. RP
Location:
N.W. Corner of Valley Mill & Greenwood Rds.
Submitted:
11/15/95
PC Review:
Waiting for submittal of all review agency comments.
BOS Review:
Date not yet scheduled.
Fieldstone H hts MDP
Stonewall
1 169 SF Det. Trad. Lots RP
Location:
South of Valley Mill Rd. t. 659
Submitted:
04/25/94
PC Review:
05/18/94 Tabled
07/06/94 Approved
BOS Review:
08/10/94 Approved
Pending Admin. Approval:
Awaiting completion of review agency requirements
James R. Wilkins, III
Shawnee
76 Apartments & 86 T.H. (RP)
MDP
Submitted:
12/22/95
Location:
South side of Rt. 659
BOS Review:
Submitted:
11/02/92
02/02/96
PC Review:
12/16/92 Tabled
02/17/93 Ap2roved
BOS Review:
03/10/93 Tabled
11
04/I4/93 Approved
Pending Admin. App oval-
review a enc requirements
SUBDMSIONS:
Aerocenter Business Pk
SUB
Shawnee 4 (M1) Lots; Total Area
Subdivided 9.6150 ac.
Location:
S.W. Corner Victory Rd 728 & Arbor Ct 1000
Submitted:
12/22/95
PC Review:
01/17/96
BOS Review:
01/24/96 - Approved
Admin. Approved:
02/02/96
HFG Partnership SUB
Back Creek J2 B2 Lots; 10.031 Acres Total
Location:
Sulky Drive
Submitted:
11/06/92
PC Review:
01/03/96 - Approved
BOS Review:
Not Required --Has Approved NMP
Pending Admin. Ap roval:
Awaiting signed plats.
3
Valley Mill Estates SUB
Stonewall
21 SF Trad. Lots
Location:
No. Side of Valley Mill Rd. & East of Greenwood Rd.
Submitted:
10/23/95
PC Review:
11/15/95 - Approved
BOS Review:
Review not required --Has an approved MDP
Pending Admin. A roval:
Awaiting bonding, signed plats, & deed of dedication
Winc-Fred Co. IDC (SUB)
Back Creek 2 M1 Lots (0.552 acres & 20.285
acres
Location:
Southeast side of Development Lane
Submitted:
09/08/95
PC Review:
10/04/95 Approved
BOS Review:
Review not required --Has an approved MDP
PendingAdmin. A !oval
Awaitin si ned lets.
Star Fort, Sect. I (SUB)
Stonewall 21 SF lots on 7.5713 total acres
Location:
Lauck Drive; east side of Rt. 832
Submitted:
08/28/95
PC Review:
10/18/95 - Approved
BOS Review:
Review not required --Has an approved MDP
Pending Admin. Approval:
Awaiting signed plats & bonding.
Maxwell T. Mandel, DVM
I(SUB)
Opequon
2 Lots from 0.803 Acres (B1)
Location:
Southeast corner of Rt. 277 & Highlander Rd.
Submitted:
07/28/95
PC Review:
09/06/95 - Approved
BOS Review:
09/13/95 - Approved
Pending Admin. Approval:
01/31/96
RT&T Partnership SUB
Back Creek TILot
- 29.6 Acres B2
Location:
Valle Pike Rt. 11 So.
Submitted:
05/17/95
PC Review:
06/07/95 Approved
BOS Review:
Review not required—has an approved MDP
Pending Admin. Approval-
Awaiting submission of signed plat &deed of dedication
Briarwood Estates SUB
Stonewall20 SF Det. Trad. Lots RP
Location:
Greenwood Rd.
Submitted:
01/03/94
PC Review:
Review date pendiplatapplicant's request.
BOS Review:
Review not required—has an approved MDP
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 Approved
BOS Review:
06/13/90 Approved
Pending Admin. Approval:
11
Awaiting deed of dedication, letter of credit, and signed
lat
Harry Stim son SUB
O e uon
Two B2 Lots
Location:
Town Run Lane
Submitted:
09/23/94
PC Review:
10/19/94 Approved
BOS Review:
10/26/94 Approved
Pending Admin. Approval:
Awaiting signed plat.
SITE PLANS:
City of Winchester Water
Storage Tank
Gainesboro Utilities Facility on <1 acre of a
121.78 acre site RA
Location:
Echo Lane; North of Rt. 50 West
Submitted:
01/29/96
Approved:
Pendin
Ne le land SP
Stonewall
I Office/Equip. Storage 133
Location:
Welltown Rd. Rt. 661
Submitted:
01/19/96
11 Approved:
01/31/96
National Wildlife FederationStonewall
SP
Bldg. Addition on 3.7 ac. of a
15.0 ac. Site Ml
Location:
1625 Tyson Drive
Submitted:
01/17/96
Approved:
12ending
Hardee's Mobile Oil Con-
venience Center SP
Back Creek Conven. Cntr/Rest. on a 1.0727
ac. site RA CUP #011-95
Location:
Southeast corner of Rt. 50 West and Ward Avenue
Submitted:
12/20/95
Approved:
1 Pending
D.K. Erectors &
Maintenance, Inc.SP
Gainesboro Indust Serv/Steel Fabrication on
a 10 acre site M2
Location:
4530 Northwestern Pike
Submitted:
12/28/95
Approved:
Pendin
Albin Ridge Storage, Phase
III Revisde SP
Gainesboro Wholesale Merch/Self Storage on
0.50 ac of 5 ac site 133
Location:
Indian Hollow Rd. t. 679
Submitted:
12/29/95
Approved:
Pending
FEstes Express Lines Dock Stonewall Office/Transfer Station o:2q
Addition SP ac. of 6.8702 ac. tract M
Location: 906 Baker Lane
Submitted: 01/02/96
Approved: I Pendin
Doerwaldt Dental Office
SP
Opequon Medical Office Addition on 0.44
acres of a 0.44 acre parcel B2
Location:
103 Highlander Rd., Stephens City
Submitted:
12/18/95
11 Approved:
Pending
Aerocenter Business Park,
Lot 4 SP
Shawnee Warehouse on 4.8264 Acres (MI)
Location:
No. of intersection of Arbor Ct. & Victory Rd.
Submitted:
12/04/95
Approved:
Pending
Professional Mobile Home
Brokers, Inc.S( P)
Stonewall Mobile/Modular Home Sales on
1 2.7780 Acres B3
Location:
So. Side Rt. 7 East; southwest corner of Eckard Circle
Submitted:
12/05/95
Approved:
Pending
Garber Ice Cream (SP)
Shawnee Proposed Freezer Addition on
0.14 acres B2
Location:
346 Front Royal Pike
Submitted:
1102/01/96
11/20/95
Approved:
02/08/96
Horizon Development Co.
SP
Shawnee Parking Layout on 0.20 acres
B2
Location:
1090 Millwood Pike
Submitted:
10/27/95
Approved:
02/08/96
Regency Lakes, Sect. E SP
Stonewall
95 units on 28.0 acres (MH1
Location:
North of Regency Lakes Drive
Submitted:
10/27/95
Approved:
Pending
Rite Aid Pharmacy (SP)
Opequon Rite Aid Pharmacy on 1.50 acres
B2
Location:
E corner of intersection of Fairfax Pk (Rt. 277) & Double
hurch Rd. t. 641
[Pending
Submitted:
9/08/95
[Approved:
Wheatlands Wastewater
Facility SP
Opequon Treatment Facility on 5 Acres
RS
Location:
So.West of Double Tollgate; ad. & west of Rt. 522
Submitted:
09/12/89
Note:
Being held atapplicant's request.
Flex Tech SP
Stonewall
M1 Use on 11 Ac. M1
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
Being held atapplicant's request.
Macedonia United (SP)
Methodist Church Addition
Shawnee
Church on 5+ Acres (RA)
Location:
1941 Macedonia Church Rd., White Post
Submitted:
07/31/95
Approved:
Pending
CONDITIONAL USE PERMITS:
Donald R Merritt
Gainesboro
Re-establish Nonconforming Use
- Porta -potties for distribution
RA
Location:
558 Ma le Road
Submitted:
12/15/95
PC Review:
02/07/95 -Recommended Denial
BOS Review:
02/28/95
10
The National Humane Edu-
cation Society CUP
Stonewall Change of Use & Expansion of
Existing Kennel RA
Location:
North Side of Walters Mi11 Rd. t. 836
Submitted:
12/08/95
PC Review:
i
01/03/96- Recommended Approval w/conditions
BOS Review:
01/24/96 - Tabled until 02/13/96
VARIANCES•
None.
IE. PLANNING AND DEVELOPMENT - ACTIVITY REPORT #97 (Jan. 1-31)
1. Battlefield Preservation
Evan Wyatt is completing work associated with the ISTEA Enhancement Program
grant application for the Third Battle of Winchester site. Evan is also providing Phoebe Kilby,
Shenandoah County Assistant County Administrator, with required information for the multi -
jurisdictional "Virginia's Civil War Trail" Enhancement project.
Bob Watkins attended a meeting with a number of different people to discuss the
formation of a battlefield organization.
2. Plan Reviews, Approvals. and Site Inspections
Evan Wyatt reviewed the following site plans: the new warehouse facility at the
AeroCenter property located along Arbor Court; revisions to the Shenandoah Memorial Park
maintenance facility located along Front Royal Pike; revisions to the Horizon Development Company
site improvements at the Big Lots facility located along Millwood Pike; revisions to the Negleyland
site located along Welltown Road; and a master development plan for commercial property owned
by Dr. Raymond Fish located along Hopewell Road.
Evan conducted site inspections for the Rosedale Baptist Church facilities, located
along Northwestern Pike; for the new hanger/office facility at the Winchester Regional Airport, and
at the Stowe Woodward facility for a proposed office addition.
Wayne Miller approved the following site plans: the Timber Ridge School
Administrative Building located along New Hope Road; the addition to the Sherando High School
located along South Warrior Drive; the Shenandoah Memorial Park maintenance building located
along Front Royal Pike; revisions to the Negleyland site plan located along Welltown Road; the
additions to the Van Guilder's Nursing Home located along Pennsylvania Avenue; and the Holtzman
Convenience Center located in the Reynolds Store area.
3. merlings
Bob Watkins and Evan Wyatt met with Ralph Gregory and Richard Hardison to
discuss a development proposal.
Bob Watkins and Kris Tierney met with Ralph and Don Shockey to discuss the
proposed connection from Route 11 North through to Route 522 North. The Shockey Company has
acquired a parcel of land south of Star Fort that would play an important part in any future
connection.
Page 2
BOS Activity Report #97
January 1 through 31, 1996
Kris Tierney had the following meetings:
1) met with David Ziegler, the Executive Director of Northwestern Community
Services, representatives of the Rose Memorial Foundation, and representatives of K.W. Poore &
Associates to discuss the preparation of a Community Development Block Grant Application for
funding to construct a home and day care facility for mentally handicapped adults. This matter will
come before the Board of Supervisors at its second meeting in February.
2) met with Matt Hott of Parks and Recreation to discuss needed survey work related
to the conversion of land along the western edge of Sherando Park to accommodate a future segment
of Warrior Road.
Conversion.
3) met with Scott Marsh to discuss survey work related to the Sherando Park
Mike Ruddy had the following meetings:
1) met with Greg Bonafiglio of Dakota Worldwide to discuss County demographics
and possible retail development opportunities within the County.
2) met with Steven M. Gyurisin of G. W. Clifford & Associates, Inc. to discuss the
Professional Mobile Home Brokers, Inc. site plan revisions.
Evan Wyatt had the following meetings:
1) met with Robert Brown to discuss development issues associated with the
Hardee's/Mobile Convenience Center, located along Northwestern Pike, and with the Dr. Raymond
Fish Master Development Plan, located along Hopewell Road.
2) met with Jim Doran and Matthew Hott, of the Parks & Recreation Department,
and Ron Mislowski of G. W. Clifford & Associates, Inc. to discuss issues regarding the Village at
Sherando Master Development Plan and the new pedestrian bicycle facility. The staff will be
presenting a minor revision to the approved master development plan to the Planning Commission
and the Board in February that will assist in the completion of the proposed bicycle/pedestrian facility.
3) met with Granville Amos and Rene Manual, of the Winchester Regional Airport
Authority, to discuss development issues related to the Airport Support Area and concerns regarding
telecommunication towers. Evan also discussed these issues with Mr. John Longnaker of Delta
Page 3
BOS Activity Report #97
January 1 through 31, 1996
Associates, the Airport's Engineer.
4) met with Pat Brasher and Bruce Edens to discuss development issues related to
the Delco Development Company property to insure consistency with proposed development in the
Prince Frederick Office Park.
5) met with representatives from VDOT and citizens that reside on Ridings Mill Road
to review maintenance problems and determine appropriate solutions.
Wayne Miller had the following meetings:
1) met with Mark Stivers to discuss issues involved in the conditional use permit
application of the National Humane Education Society to expand the Aberdeen Kennels facility for
their use.
2) met with David Branch to discuss issues concerning the division of property at the
intersection of Fairfax Pike (Rt. 277) and Double Churches Road (Rt. 641).
3) met with Scot Marsh and Chuck Maddox, of G. W. Clifford & Associates, Inc.,
to discuss connector road issues associated with the division of a large tract of Rural Area zoned
land.
4) visited the John Shelly property on Marple Road, prepatory to commenting on a
proposed conditional use permit to reestablish a nonconforming use at that location. Mr. Donald
Merritt desires to store porta-potties on the property.
5) met with Evan Wyatt, the Fire Marshal, Doug Kiracofe, to discuss the current
procedures regarding the collection of money associated with rezoning proffers.
4. Zoning Violations
Mike Ruddy received three zoning violation complaints. They will be investigated
during the next period.
Wayne Miller investigated six zoning violations and found all to be valid complaints.
Corrective action has been initiated in all cases.
Page 4
BOS Activity Report #97
January 1 through 31, 1996
5.
Mapping ra hics
The Mapping and Graphics staff have worked on the following projects:
1. Installation of an access to the Internet through Shentel services. Through the Internet,
staff have been able to access software corrections and upgrades, map data, mapping resources, and
contacts through E-mail with various GIS, mapping, government and educational institutions.
2. Staff members are continually working on upgrading, converting and cleaning of map data
supplied by the original contract and other sources. The most recent activities include the clean-up
and correction of data layering and the correction and re-classification of road data layers.
3. Additional activities include:
a) Address mapping and assistance to local post offices for addressing data
b) Daily assignment of structure numbers
c) Digital mapping of Comprehensive Policy Plan mapping
d) Civil War Battlefield grant application support
e) Assistance to the Fire and Rescue Department in the updating of their Street Guide Book.
0 Corrections and changes to the structure numbering data -bases through public support and
Fire and Rescue Companies' interest.
g) Historical mapping project support
h) Masses of parcel subdivisions, corrections, and adjustments are being made to the current
tax mapping. Assistance is being given to the Real Estate Office, in the form of supplying
paste-up corrections for the tax map paper copies for complicated and large subdivisions,
I) Digitizing of Transportation Plan Data will allow information use in several other
applications.
j) Support mapping for the Route 37 Project.
Page 5
BOS Activity Report 997
January 1 through 31, 1996
NOTE: All data is being digitized for individual projects, after final form and publication is being
broken down into pieces and stored for future project use. These pieces are usable as parts of a
multi -layered jig -saw puzzle. The storage of this data is becoming quite massive and expansion of
storage facilities will soon be necessary. One of the things that the Department/County should be
looking at is creating a Home Page for the County with compartments for the different Departments.
The Home Page is a library of data that other Internet users can download. Much of the data being
created by staff could be easily accessed and shared by Internet users, freeing up some staff time
involved in manual dispersal of data to the public.
6. Personnel Items
Interviews were conducted for the vacant Secretary II position. Carol Gordon was
selected for the position and her employment began on January 17.
7. Qther
Mike Ruddy compiled a report on House Bill No, 70. This is a bill that would force
additional localities, including Frederick County, to comply with the Chesapeake Bay Preservation
Act. This bill would have a significant fiscal impact on Frederick County.
Mike Ruddy is in the process of compiling the Frederick County Annual Report for
1995.
Evan Wyatt ran the County Impact Model for a proposed rezoning on the south side
of Middle Road. This proposal regards the rezoning of RA property to RP for the development of
25 single family dwellings on approximately nine acres.
File: K:\WP\CMMACTNITY.REP\ACTn1TY.97
PC REVIEW: 02/21/96
BOS REVIEW: 03/13/96
MASTER DEVELOPMENT PLAN #002-96
PRESTON PLACE APARTMENTS, PHASE TWO
LOCATION: North side of Airport Road (Route 645), approximately 300 feet east of Front
Royal Pike (Route 522).
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 64 -A -45C - 14.59 acres
PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance)
ADJOINING PROPERTY ZONING & USE:
North: Zoned RA, Rural Areas
South: Zoned RP, Residential Performance
East: Zoned B-2, Business General
West: Zoned RP, Residential Performance
Current Land Use: vacant
Use: Several Single Family Dwellings
Use: Garden Apartments &Vacant
Use: Vacant
Use: Several Single Family Dwellings
PROPOSED USE: Garden Apartment Units (rental)
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: No overall objections to this project's revised master
development plan. Since access to Phase II of the project will be from the end of the existing
private street (Preston Place) in Phase I, the streets within Phase II will not be eligible for
addition into the State's Secondary Maintenance system. We ask this street be designated as
private on this Master Development Plan. Prior to making any final comments, this office will
require a complete set of construction site plans, drainage calculations, and traffic flow data
from the ITE Manual, 5th Edition for review. Any work within the Route 645 right-of-way
must be covered under a land use permit.
Preston Place MDP
Page -2-
Sanitation Authority: No comment.
Inspections Dept.: Building shall comply with Virginia Uniform Statewide Building Code
and Section 310, Use Group R (residential) of the BOCA National Building Code/1993.
Other codes that apply are title 24 Code of Federal Regulation. NOTE: USBC requirement
for sprinkling of R-2 Buildings -- Fire Protection; Chapter 1 - Fair Housing Accessibility
guidelines, Section 2 through 56, F.R. 9499-9515.
Fire Marshal: I did a cursory review of this plan with planner Evan Wyatt last week. The
overall layout of the MDP is approved; however, our department reserves the right to have
the applicant address all fire and rescue issues during the review of the engineered site plan.
Issues will include but are not limited to the distance of the apartment buildings from the
parking lot, the location of fire hydrants and fire lanes, and the ability to access the rear of all
apartment buildings.
Parks and Recreation: The previous master plan was approved for the provision of a
volleyball court and a '/z basketball court within Phase II. The applicant is proposing to
provide a swimming pool with a small bathhouse in lieu of the previously approved
recreational amenities. This revision is acceptable to Parks and Recreation. Detailed review
of this facility will occur during review of the site plan.
County Engineer: The property on the north side of Airport Road has been engineered to
collect storm water and retain it within the pond located on the south side of Airport Road.
The general layout of Phase II appears to conform with this concept, and is therefore
approved by our department. Drainage calculations, proposed grading plans and erosion and
sedimentation control measures will be addressed during review of the site plan.
Winchester Regional Airport: See attached sheets.
Planning & Zoning:
A) Project Scope:
The applicant is proposing to revise an approved master development plan to change the
housing type from townhouses to garden apartments. This revision calls for the development
of four garden apartment buildings which will contain a total of 44 units. This creates an
overall gross density of three units per acre on the 14.59 acre tract which conforms with the
previous master development plan and requirements of the Zoning Ordinance.
Preston Place MDP
Page -3-
B) Project History:
The property that is proposed to be development under Phase II has a fairly substantial history, as
depicted in the following time line:
11/2/90 A master development plan was approved to allow the development of 117
townhouse units on 22 acres, located on the north side of Airport Road (Route 645).
No site plan was submitted for this project to allow construction to commence.
1/6/93 The applicant acquired 20 acres on the south side of Airport Road directly across
from the 22 acre tract. A revised master development plan was approved by
Frederick County which called for the development of 117 townhouse units on the
north side of Airport Road and 120 garden apartments on the south side of Airport
Road. A site plan was developed for the garden apartments on the south side of
Airport Road. That phase of the development was built -out.
11/21/94 A revised master development was approved by Frederick County which changed the
housing type on the north side of Airport Road to permit the development of garden
apartments and townhouses. This plan proposed the development of 72 garden
apartments in phase one and 45 townhouses in phase two. The revised master
development plan maintained the same density as was originally approved for 117
townhouses. A site plan was developed for the garden apartments within phase one.
This phase has been built -out.
2/21/96 A revised master development plan is proposed to once again change the housing type
from townhouses to garden apartments. The Planning Commission discussed this
proposal with the applicant during an informal discussion and indicated that this
change was consistent with previous development patterns.
C) General Comments:
The primary concern of Planning and Development regards the delineation of the required residential
separation buffer areas. Residential separation buffers are required when single family dwelling units
are adjacent to other housing types. A minimum of a 100' buffer is required with full landscaping.
The applicant will need to better define the location for this buffer area and provide information that
describes how this buffer area will be developed.
Preston Place MDP
Page -4-
Staff Recommendations For February 21, 1996 Planning Commission Meeting: Staff
recommends approval of this development proposal. The proposed housing type is consistent with
previous development phases, and adequate area exists to create appropriate buffers and screening
to protect the adjoining properties that contain single family dwellings. Staff asks that the Planning
Commission recommendation include the need to ensure that all review agency comments are
adequately addressed. Staff believes that the Planning Commission should consider the following
items during consideration of the revised master development plan:
The development of garden apartment or townhouses will complete the build -out of the
Preston Place project.
The Planning Commission has consistently required the developer to insure that the location
of the Winchester Regional Airport is completely disclosed in all sales literature, deeds, and
lease contracts.
The overall concept and design of the proposed master development plan conforms with the
requirements of Article XVII, Master Development Plan of the Frederick County Zoning
Ordinance.
WINCHESTER REGIONAL AIRPORT
491 AIRPORT ROAD
s�xa� n+E
TOD OF VQGMWINCHESTER, VIRGINIA 22602
(703) 662-2422
Please consider the following comments when reviewing this Request for Master
Development Plan:
The Developer should be familiar with and be required to comply with the provisions of the
Frederick County Code, Article XM, AP1 Airport District, to ensure the complete safety
of the Winchester Regional Airport. Airspace and navigational aids within the Airport
District may limit the height and use type of the development.
The Developer should also be familiar with the following codes:
Title 15.2 Code of Virginia, Section 491.02 (Airport Safety Zoning).
Title 5.1 Code of Virginia, (Permits Required for Erection of Certain Structures).
COMMENTS BY GRANVILLE AMOS, EXECUTIVE DIRECTOR
DATED DECEMBER 14, 1995
As Winchester Regional Airport expands services and
operations, noise associated with such expansion is very likely
t -o increase. The —Airport Support A—rem
aO4 Q ii7 ia oh.Pa4.a a1 -JY &.1 -
le
.
Frederick County Comprehensive Policy Plan is designed to
discourage residentialdevelopmentin the vicinity of the airport
to preclude citizen concerns for noise created by aircraft
operating on, to and from Winchester Regional Airport.
If the developer is planning residential development
adjacent to the ASA or under a flight path used regularly by
aircraft outside of the ASA as they arrive or depart the Airport,
he should be either required or encouraged to insulate all
habitable structures for noise and be required to specifically
address, in the property Covenants and Easements, existing
airport related noise and the probability of increased noise as
airport operations expand.
WINCHESTER REGIONAL AIRPORT
COMMENTS BY GRANVILLE AMOS, EXECUTIVE DIRECTOR
DATED DECEMBER 14, 1995
L1
MDP #002-96 PIN. 64—A-45C
Preston Place Apts. Phase Two
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1. Project Title : PRESTON PLACE APARTMENTS, PHASE TWO
2. Owner's Name:
STAFFORD HOLDING COMPANY
1201 CENTRAL PARK BOULEVARD, POST OFFICE BOX 7566
FREDERICKSBURG ,VIRGINIA 22404
(Please list the names of all owners or parties in interest)
3. Applicant
CASTLE DEVELOPMENT CORPORATION
Address:
2801 SOUTHWELL PLACE
MIDLOTHIAN, VIRGINIA 23113
Phone Number:
(804) 794-0553
4. Design Company:
BENGTSON, DeBELL & ELKIN, LTD.
Address:
808 MoOREFIELD PARK. DRIVE, SUITE 220
RICIRIOND, VIRGINIA 23236
Phone Number:
(804) 320-2667
Contact Name:
GARY RUNEY
JZ OF
` c r
Page 11 tf ANO Tj)f. 011,ff,— u�'
Y'
Frederick County, Virginia _ Master Development Plan Application Packae
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: ON THE NORTH SIDE OF AIRPORT ROAD (ROUTE 645)
APPROXIMATELY 289 FEET EAST OF FRONT ROYAL
PIKE (ROUTE 522)
6. Total Acreage: 14.588 ACRES
7. Property Information:
a) Property Identification Number (PIN): 64 -A -45C
b) Current Zoning: RP
C) Present Use: VACANT
d) Proposed Uses: APARTMENTS FOR RENT
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North SEE ATTACHED LIST
South
East
West
Magisterial District: SHAWNEE
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
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
Signature:
Date: 01-26-
g,
Paycr 7 s�.� 4'is�,Vil;.i e I _ �«� oFy=lcvs,+Eyr Cb
JAN -26-36 FRI 12:08 FREDICK CO CT COMMONS 17036740682
ADJOINING PROPERTY OWNERS
P_ 03
Owners of property adjoining the land will be notified of the public
hearing. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any
property directly across a road from the requested property. The
applicant is required to obtain the following information on each
adjoining property including the 14 digit tax parcel identification number
which may be obtained from the office of the Commissioner of Revenue.
NAME
C. Douglas Adams
Address 434 Bufflick Rd., Winchester, VA
22602
Property ID# 64000-A-0000-00-45
Preston Place Associates
Add r e ss 2801 Southwell Place, Midlothian,
VA 23113
Property ID# 64000 -A -0000-0-45B
Silver Development Co.
Address 4500 Plank Road, Fredericksburg,
VA 22407
Property ID# 64000 -A -0000-0-45C
C. Douglas Adams
Address 434 Bufflick Rd., Winchester, VA
22602
Property ID# 64000 -A -0000-0-45D
Hope Anne Reagan
Address 649 Front Royal Pike, Winchester,
VA . 22602
Property ID# 64000 -A -0000-0-45E
Ellen Linette Spicer
Address 298 Bufflick Rd., Winchester, VA
22602
Property ID# 64000-A-000-00-58
Thelm S. Cook
Address 282 Bufflick Road, Winchester, VA
22602
Property ID# 64B00 -A-0000-00-53
Thelma S. Cook
Address 282 Bufflick Road, Winchester, VA
22602
Property ID# 64800-A-0000-00-54
Thelma s. Cook
Ad d r es s282 Bufflick Road, Winchester, VA 22602
Property ID# 64B00 -A -0000-0-54A -
Thelma S. Cook
Address 282 Bufflick Road, Winchester, -VA 22602
Property 1D# 64B00 -A -0000-0-54B
,tyre rf vEiAP,UE �pJ
1 ` 4
-TAN -26-36 FRI 12:08 FREDICK CO CT COMMONS 17036740682 p_02
NAME
Luther Pangle Est.
c/o John Pangle
Address 560 N. Pershing Avenue, York, PA
17404
Property ID,# 64B00 -A-0000-00-55
Joseph C. & Thelma E.
Bauserman
Address 256 Bufflick Road, Winchester, VA
22602
Property ID# 64800--A-0000-00-56
Joseph C. & Thelma E.
Bauserman
Address
256 Bufflick Road, Winchester, , VA
22602
Property ID# 64B00 -A-0000-00-57
30' R/W
Address
Property ID#
Flotie E. Boggs
Address
226 Bufflick Road, Winchester, VA
22602
Property I D# 64B00 -A-0000-00-59
Timothy P. Rogers
Address
218 Bufflick Road, Winchester, VA
22602
Property IO# 64B00 -A-0000-00-60
William L. Copenhaver
Address
210 Bufflick Road, Winchester, VA
22602
Property ID# 64B00 -A-0000-00--61
James E. Wisecarver
Address
202 Bufflick Road, Winchester, VA
22602
Property ID# 64B00 -A-0000-00-62
John A. Pearson & Donna T.
Pearson
Address
192 Bufflick Road, Winchester, VA
22602
Property ZD# 64800-A-0000-00-63
John M. & Pamela S. Orndorff
Address
166 Bufflick Road, Winchester, VA
22602
Property ID# 64B00 -A-0000-00-64
John M. b Pamela S. Orndorff
Address 166 Bufflick Road, Winchester, VA
22602
Property I D # 64B00 -A-0000-00-65
John M. Pamela S. Orndorff
Address 166 Bufflick Road, Winchester, VA._
22602.
Property ID# 64800-A-0000-00-66
-�
`G ArvQE�:ark�Ery �.
��l✓lSi�l�t2�`� J
JAN -26-36 FRI 12:09 FREDICK CO CT COMMONS 17036780682 P,04
r,
NAME
John R. & Lillie E. Hawkins
Address 160 Bufflick Road, Winchester, VA
22602
Property IDA 64B00 -A-0000-00-67
Howard J.
& Lillie M. Ashby
Address 154 Bufflick Road, Winchester, VA
22602
Property ID# 64B00 -A-0000-00-68
Isabelle V. Pingley, et als
Address P.O. Box 173, Winchester, VA 22604
Property ID# 64B00 -A-0000-00-84
Melvin D.
Boone
& Kathleen D.
Address 641 Front Royal Pike, Winchester,
VA 22602
Property ID# 64BOO-A-0000-00-85
Clinton D.
& Agnes J. Lewis
Address 639 Front Royal Pike, Winchester,
VA 22602
Property ID# 64B00 -A-0000-00-86
Robert J.
McDaniel
& Karen S.
Address 643 Front Royal Pike, Winchester,
VA 22602
Property ID# 64B00 -A-0000-00-90
Geneva 0.
Dean
Address 687 Front Royal Pike, Winchester,
VA 22602
Property JD# 64C00 -A-0000-00-03
Elmer A. &
Sherman
Luella J.
Address 699 Front Royal Pike, Winchester,
VA 22602
Property ID# 64COO-A-0000-00-04
Address
Property ID#
Address
Property ID#
Address
Property ID#
Address
Property ID# -
NING
r� ANp ;1tYrOP41ENE l '
•;fJ�� --'fit ✓
PC REVIEW: 02/21/96
BOS REVIEW: 02/28/96
MASTER DEVELOPMENT PLAN #003-96
WHITEHALL BUSINESS PARK
LOCATION: Southwest quadrant of intersection of I-81 and Rest Church Road (Virginia Rt. 669)
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 33-A-3 through 10 and 33-9-1 through 8
PROPERTY ZONING & PRESENT USE:
Zoned: M1, Light Industrial and B3, Industrial Transition
Current Land Use: Rental housing and vacant
ADJOINING PROPERTY ZONING & USE:
North: Zoned - RA, Rural Areas Use - Orchard
South: Zoned - RA, Rural Areas Use - Residential
East: Interstate 81
(RA, Rural Areas; M-1, Light Industrial; M-2, Industrial General Zoning with uses
varying from residential to commercial to industrial located across I-81 from this site)
West: Zoned - RA, Rural Areas Use - Agricultural
PROPOSED USE: Business and Industrial Park
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter dated 1-31-96 from Robert B.
Childress (for William H. Bushman, P.E.).
Health Department: See attached letter dated 11-20-95 from Doug Dailey.
Page -2-
Whitehall Business Park MDP
February 8, 1996
Sanitation Authority: First review - no comment; approved.
Fire Marshal: See attached letter dated 11/28/95 from Douglas Kiracofe.
County Engineer: See attached letter dated 11-21-95 from Harvey Strawsnyder, Jr.
Winchester Regional Airport: See attached sheet received 2-1-96 from Granville Amos,
reviewed 12-1-95.
Planning & Zoning:
A) Project Scope:
The Whitehall Business Park master development plan is comprised of 14 parcels zoned B-3,
Industrial Transition and 3 parcels zoned M-1, Light Industrial. The proposed master development
plan calls for the development of this park within two phases. The first phase will accommodate the
needs of Flying J Inc., which will consolidate 12 of the 14 parcels zoned B-3. The Flying J Inc.
proposal calls for the construction of a sewer treatment plant, a water storage tank and a well house
to supplement the tank capacity. The second phase will be developed on a lot by lot basis as future
investments are realized. These lots are proposed to be developed with individual wells and drain
fields. A 60' right-of-way with a 24' paved road is proposed to provide access to all lots within phase
two. Improvements to Rest Church Road (Route 669) are also proposed as a part of this project.
B) Project History:
The Board of Supervisors approved a rezoning application for Lots 1-8 on December 12, 1990. This
application called for the rezoning of approximately 48.5 acres from RA, Rural Areas to B-3,
Industrial Transition and M-1, Light Industrial. The rezoning was approved with proffers which are
specified on the proposed master development plan.
Page -3-
Whitehall Business Park MDP
February 8, 1996
The Board of Supervisors approved a rezoning application for several small lots that adjoin the
Whitehall Business Park property on October 11, 1995. This application called for the rezoning of
approximately 3.5 acres from RA, Rural Areas to B-3, Industrial Transition. This rezoning was
approved with a proffer which calls for a monetary donation to the Clearbrook Fire & Rescue
Department. These small lots have been incorporated into the proposed master development plan
for the purpose of providing sufficient road frontage along Rest Church Road for the Whitehall
Business Park.
The applicant held an informal discussion with the Planning Commission on November 15, 1995 to
determine potential concerns with the preliminary master development plan design. The Planning
Commission expressed concerns regarding the need to improve Rest Church Road to accommodate
the significant amount of traffic that will be generated by this site and the ability of the proposed
access road to adequately handle tractor -truck traffic if an inter parcel connector was provided from
the Flying J Inc. project. The Planning Commission also expressed concerns regarding the increased
flows into Duncan Run from the proposed sewer treatment plant and the significant amount of
impervious areas that would be developed in the future.
C) General Comments:
1) Approximately 420' of the proposed access road traverses the Duncan Run floodplain.
Section 165-31B(1) of the Zoning Ordinance gives the Planning Commission the authority
to allow small disturbances to the floodplain area for the purpose of road construction. Staff
estimates the disturbance to be slightly less than '/z acre based on this proposal.
2) The primary use of parcel 33-A-88, owned by David and Brenda Gray, is residential. Section
165-37D(4) of the Zoning Ordinance requires the separation of these uses by a "C Category
Buffer". This buffer needs to be provided along the rear property boundary line of Lot 8 in
the Whitehall Business Park.
3) The first proffer condition requires the creation of ponds on the north and south end of the
Whitehall Business Park for the purpose of providing fire protection. This will be
accomplished on the north end through the construction of the water storage tank and the
well house. The pond that is proposed to be located on Lot 7 does not provide an easement
with an all-weather surface for access to the pond, nor does it indicate the location of the well
that will be required to provide a year-round water supply.
Page -4-
Whitehall Business Park MDP
February 8, 1996
Staff Recommendation For February 21, 1996 Planning_ Commission Meeting_ Staff
recommends approval of the proposed master development plan. The information provided for
review of this plan is consistent with the requirements of the rezoning proffer. The overall concept
and design of this proposed master development plan is consistent with the requirements of Article
XVII, Master Development Plan. Staff asks that the Planning Commission ensure that all review
agency comments are adequately addressed prior to final approval of this plan. Staff believes that the
Planning Commission should consider the following issues during consideration of this plan.-
Consideration
lan:
Consideration should be given to the proposed 60' private access easement. The VDOT has
stated that this should be dedicated for the use as a public right-of-way. Section 144-24C of
the Subdivision Ordinance requires all lots to abut and have direct access to a public street
or right-of-way dedicated for maintenance by VDOT.
* Proposed improvements to Rest Church Road (Route 669) should be considered. The
proposed master development plan calls for improvements within an 80' right-of-way from
the Interstate 81 Exit 323 off/on ramp which tapers off into proposed improvements within
a 48' right -of way. Three issues worthy of consideration regard the ability to meet the VDOT
requirements within this proposed area, the need to acquire necessary right-of-way on other
properties and the ultimate design which will feed either four or five lanes into the two lane
bridge crossing Interstate 81.
* Consideration should be given regarding the proximity of the proposed storm water
management area on Lot 2 to the existing sinkhole on Lot 3. Primary concerns regard
potential discharge pollution and subsidence of the sinkhole.
* Consideration should be given regarding the application and design status of the private sewer
treatment plant with all appropriate agencies.
DAVID R. GEHR
COMMISSIONER
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
14031 OLD VALLEY PIKE
P.O. BOX 278
EDINBURG. 22824.0278
January 31, 1996
Mr. Merchant T. McDonald
C/O Harris, Smariga U Associates, Inc.
41 East All Saints Street
Frederick, MD 21701
Dear Merchant:
WILLIAM H. BUSHMAN, P. E.
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
Ref: White Hall Business Park/
Flying ] Travel Center
Route 1-81/669
Frederick County, VA
As requested, we have reviewed your preliminary master development plan dated
November 17, 1995 for the referenced project. While we have no overall objections to
your proposed access road layout and entrance configurations as shown on the master
plan, this project will have a significant traffic impact on Route 669 and the adjacent 1-81
interchange area. Our comments are as follows:
Access Roadway
1. The 60' access easement should be designated as a public right-of-way.
2. An adequate cul-de-sac should be provided at the end of the access roadway.
3. A standard commercial entrance should be provided off of the access roadway at the
emergency access. If the Flying ] Corporation does not desire normal access through
this entrance, then it could be gated.
Route 661/1-81 Interchange
1. You have proposed to reconstruct Route 669 to a four lane section. This should be
adequate to accommodate your development. However, we foresee a five lane urban
section being ultimately needed; five 12' lanes (two thru lanes, two right turn lanes
and one center left turn lane). The fifth lane or west bound right turn lane can be
added at a later date when the need for it is justified. For design purposes the existing
center line of Route 669 should be maintained as the proposed left turn lane center
line. Additionally you will need to provide curb az gutter (VDOT Standard CG -6)
with appropriate stormsewer system on the south side of the roadway.
2. Adequate right-of-way, whether on your property or adjacent properties, will need to
be provided to accommodate the necessary roadway improvements. Acquisition of
necessary right-of-way will be your responsibility.
3. Guardrail adjustment and pavement wedging may be necessary between the south
bound on/off ramps and the 1-81 bridge to improve the west bound. approach and
alignment to the Route 669 improvements.
4. A minimum 250'x12' right turn lane and 250' taper will need to be provided on the
south bound off ramp to accommodate west bound traffic onto Route 669.
5. 100' pavement radii will need to be provided on the west sides of both south bound
on/off ramps.
6. Based on the traffic data you have previously provided, signalization is not anticipated.
However, further analysis should be performed to verify this conclusion. At the very
least an agreement between the Department and your client to cover signalization of
the south bound ramps for a period of five years after opening of the facility will be
required.
Please keep in mind our comments are limited to the information contained on this
preliminary master plan. Before making any final comments this office will require a
complete set of construction site plans, drainage calculations, and further traffic analysis
for review. Upon submission of a site plan it should contain the above noted items.
Thank you for the opportunity to comment on this proposal. If you have any questions
or wish to discuss any of the above comments, please feel free to give me a call.
Sincerely,
William H. Bushman, P.E.
Trans. Resident Engineer
By: Robert B. Childress
'Trans. Permits u Subdivision
Specialist Supervisor
RBC/rf
Enclosure
xc: Mr.]. B. Diamond
Mr. S. A. Melnikoff
Mr. R. W. Watkins V
ELL 1 `J i L
is
J
Orr Lord Fairfax Health District
150 Commercial Street
P. O. Box 2056
Winchester, Virginia 22604
(540) 722-3401 FAX (540) 722-3475
Counties of Clarke, Frederick Page, Shenandoah Warren; and City of Winchester
November 20, 1995
Harris, Smariga & Associates, Inc.
41 East All Saints Street
Frederick, Md. 21701
Re: White Hall Business Park, Preliminary Master Plan Comments
To Whom It May Concern:
A subdivision plat approved by Jim Webb on August 31, 1990 indicates approval
of one drainfield site per lot for lots 1 through 8 in the subject subdivision.
The site on Lot 1 was used for repair of a failing sewage disposal system serving
an dwelling near Route 669 in April 1993. (Most of the old sewage disposal
systems serving the properties near the road have failed in the past.) A
construction permit for a sewage disposal system was issued for Lot 5 on June
14, 1993 for a maximum of 30 employees. Our records do not indicate that this
system has been installed. No proposals or applications have been received for
the remaining lots. Mater use for each site will be determined when
applications for sewage disposal systems and wells are received and additional
site evaluations are conducted.
A specific application and proposal for a sewage disposal system for the proposed
Travel Plaza should be submitted to the appropriate state agency as soon as
possible. The water supply for the proposed establishment will probably be
considered a public water supply which must meet all requirements of the
Waterworks Regulations, including a dedicated well lot (surveyed and recorded).
Please contact me with any questions.
Sincerely,
DouDaile
g Y
Frederick -Winchester Health Department
DD/dd
V1 GINIA
HEALTHNT
VDHOF
Proal ing You and Your Enitornew
COUNTY OF FREDERICK, VIRGINIA
w
� FIRE AND RESCUE DEPARTM'''VT
9 N. Loudoun Street, 2nd . ar
_•'" Winchester, Virginia 2260
Thomas W. Owens — Douglas A. Kiracofe
Director Fire Marshal
November 28, 1995
Harris, Smariga and Associates, Inc.
41 East All Saints Street
Frederick, Maryland 21701
Dear Sir,
I have completed my review of the Master Development Plan, which you submitted for
the White Hall Business Park. As you can see on the attached comment sheet, I am
recommending approval of the plan. There are however, some issues that I will address
in more detail on the Site Plan, when it is sent to our office for review.
One such issue has to do with the identification and design of a Hazardous Materials
Recovery and Abatement area. This is an area that a truck hauling hazardous materials
could go to in the event they discover a leak after stopping. I've had some conversation
with the owners of Flying J regarding this issue.
Fire Lanes will be necessary on the site plan to ensure immediate access to all structures
on the site, and other potential problem areas. Fire safety issues concerning the above
ground storage of Propane will also be addressed on the Site Plan.
In the Re -Zoning proffer agreement, dated November 21, 1990, the owners of the
Business Park proffered two water storage ponds, with wells for ensuring a year round
water level. One of these is to be constructed prior to obtaining an occupancy permit for
the first occupant. Representatives of Flying J have indicated that they are planning to
fully sprinkler this facility. This will require the storage of sufficient water to supply
such a sprinkler system. At this time in the planning processes, I'm not sure whether an
outside pond or a tank is being planned for this purpose, but I believe either will satisfy
the intent of the afore mentioned proffer requirement. Please try to have this issue
clarified and shown on the Site Plan submittal to expedite this project. In addition to the
sprinkler protection, dry hydrants should be planned for to make Fire Dept. operations
more efficient on this site.
Also, please include the following on your General Construction Notes, on the Site Plan.
" The burning of land clearing debris on site is allowed after receiving a burning permit
from the Fire Marshal's Office. The burning of construction debris and scraps, on site, is
prohibited."
DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682
Harris, Smariga and Associates, Inc.
page 2
Should you have any questions regarding this review, please do not hesitate to call me.
Sincerely,
Douglas A. Kiracofe
Fire Marshal
cc: Evan Wyatt, Planner
David Whitacre, Chief Co. 13
file
COUNTY of FREDERICK
Public Works Depat nt
Harvey E. Strawsnyder, Jr., P.E.
Director
703/665-5643
Fax: 703/678-0682
November 21, 1995
Harris, Smariga & Associates, Inc.
41 East All Saints Street
Frederick, Maryland 21201
RE: Master Development Plan for the White Hall
Business Park
Frederick County, Virginia
Gentleman:
We have reviewed the Preliminary Master Development proposed
for the White Hall Business Park and offer the following comments:
1. The proposed 24 foot wide access road shall be
appropriately named. Also, provide a typical pavement
section. The Virginia Department of Transportation will
require a cul-de-sac at the end of the road. Temporary
cul-de-sacs will be required as each lot is developed.
These should be shown on the approved subdivision plans.
2. Stormwater management ponds shall not be located within
areas of known sinkholes without providing an engineered
design to prevent subsidence or groundwater pollution. It
appears that the area designated on Lot 2 as a stormwater
management area and wet pond is very close to a sinkhole.
In all probability, the stormwater ponds will require the
addition of a liner to provide permanent retention. Refer to
note number 4 signed by the property owner. It appears that
the term detention should be changed to read retention which
implies a wet pond.
3. It appears that a majority of Lot 3 is located within the
100 year flood plain. We will not approve construction of
structures within the 100 year flood plain. Therefore,
consideration should be given to designating this lot as open
space or for use as stormwater management. Note ill may
address this problem.
107 North Kent Street
Winchester, Virginia 22601
White Hall Business Park
Page 2
November 21, 1995
4. The promulgation of wetlands shall be appropriately
addressed through the Department of Environmental Quality and
The U.S. Army Corps of Engineers. Correspondence from these
agencies should be submitted with the site plan documents for
the Flying "J" Travel Plaza.
Please contact the undersigned if you have any questions
regarding the above comments.
Sincerely,
Harvey E. rawsnyder, Jr., P.E.
Director of Public Works
HES:mlh
cc: file
WINCHESTER REGIONAL AIRPORT
491 AIRPORT ROAD
WINCHESTER, VIRGINIA 22602
(703) 662-2422
Please consider the following comments when reviewing this Request for Master
Development Plan:
The Developer should be familiar with and be required to comply with the provisions of the
Frederick County Code, Article XIII, AP1 Airport District, to ensure the complete safety
of the Winchester Regional Airport. Airspace and navigational aids within the Airport
District may limit the height and use type of the development.
The Developer should also be familiar with the following codes:
Title 15.2 Code of Virginia, Section 491.02 (Airport Safety Zoning).
Title 5.1 Code of Virginia, (Permits Required for Erection of Certain Structures).
Received from Granville Amos, Airport Exec. Director
Reviewed 12-1-95
s
Frederick County, VirSinia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
.17ate application received" Application
Complete ;:Date of acceptancef - t7
Incomplete: Date of return.
1. Project -Title : Wif,116- .)+fit -L 6LI1.,inIe s pkL- ,
2. Owner's Name: %l/4iN(�ctJ
-710 5 P39,AD [hoc 1K S EE117
(Please list the names of all owners or parties in interest)
3. Applicant : F:LY) 4 C J-
A ddress:
-Address: S� W E51 01c)Q S4 014
�,2tG l-l�m G1-�'y . LCT►)+ �¢3e L
Phone Number: 50L-734- 6q"7g-
4. Design Company: _RAW5 .SMAD6-A"K]{SSucOr�S ' -pat—
Address: -,I-1 EAS—i ALL S,41�1T5
Fk 7ZIc1< . m D 21 -7o _
Phone Number
Contact Name: T, tV)�t11� i /Vl-ne/k�-n
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ierick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: 50um9Ek�i QuArt�T- OP I t4 r-"_
OF �L- b i A>Jr) \/A -
6.
/Q 6. Total Acreage: 5z '0 4
7. Property Information: TMP 33 A)) 3 -Io
a) Property Identification Number (PIN): -nilP 3;5 LC 1» V I t t -4u
b) Current Zoning: M-1 # F3 ---j
C) Present Use: 9WE =,t ---,LE LA Q
d) 'Proposed Uses: Ru1S1 ray P�>zK
e) Adjoining Property information:
Property Identification Numbers Property Uses
North 7rMP z5-(t4i Q��IIrLn
South ifY1P 33 tiA i VA-c;},.tr
East �- i hl rc�u1-Y1,7
West JrfMP 5-7;1C U
f) Magisterial District: 5Tb 141X_ wUALL_
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 „
development plan sliall 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: �� c
Date:
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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, Planner H kN
RE: 1996 Primary Road Improvement Plan
DATE: February 7, 1996
Each year, the Board of Supervisors adopt an official plan to prioritize primary road improvements
within Frederick County. This plan is presented during the annual preallocation hearing for the
Staunton District. This hearing allows localities to inform VDOT officials of their various needs for
primary road improvements. The Commonwealth Transportation Board considers this information
and allocates funding to each district to complete preliminary engineering, right-of-way acquisition,
and construction of approved projects. Currently, funding has been allocated to complete the four
lane improvements to Front Royal Pike (Route 522 South) and various improvements and
realignments in the Route 37/Martinsburg Pike (Route 11 North) area.
The Frederick County Transportation Committee considered the proposed 1996 Prima , Road
Improvement Plan for Frederick County Virginia, on February 6, 1996. The Transportation
Committee discussed the proposed priorities and recommended unanimous approval. The
Transportation Committee also endorsed the need to continue the funding necessary to improve the
Route 37/Martinsburg Pike area and to initiate the funding necessary to improve safety at the North
Frederick Pike (Route 522)/Bloomery Pike intersection area. The Transportation Committee directed
staff to forward this plan to the Planning Commission and Board of Supervisors for final disposition.
There was no public comment regarding this plan.
The proposed 1996 Primary Road Improvement Plan for Frederick County Virginia, maintains the
same priority for improvements that were presented to the Commonwealth Transportation Board in
1995. The Frederick County Board of Supervisors has endorsed the proposed Route 37 Eastern By-
pass Alternative C. This alternative has been forwarded to the Commonwealth Transportation Board
for final disposition. It is anticipated that a decision will be made on Route 37 during this fiscal year.
Therefore, it is important to ensure that this project appears as the highest priority for Frederick
County. Frederick County will request that the Commonwealth Transportation Board approve the
Route 37 extension to finalize the location and begin right-of-way acquisition. This will secure the
necessary right-of-way throughout the Urban Development Area and will minimize negative impacts
to property owners when construction is warranted.
107 North Kent Street • Winchester, Virginia 22601-5000
1996 Primary Road Plan Memo
February 7, 1996
Page -2-
The remaining improvements include Fairfax Pike, Valley Pike, Martinsburg Pike and Interstate 81.
County and City staff continue to work with VDOT representatives regarding the need for new
interchanges and bridge crossings at strategic points along Interstate 81 when the six lane
improvements commence. Staff will also be working with representatives of the Lord Fairfax
Planning District Commission to determine appropriate locations for commuter park and ride lots.
Included with this agenda item is the proposed 1996 Primary Road Improvement Plan for Frederick
County, Virginia. Staff will provide a graphic display during the meeting which represents the
proposed improvements. Staff asks that the Planning Commission consider this information and
provide a recommendation that will be forwarded to the Board of Supervisors.
1996 PRIMARY ROAD IMPROVEMENT PLAN
1) Route 37 Eastern By-pass Alternative C
From: Route 37 North at Stephenson
To: Route 37 South at Kernstown
Plan, engineer, acquire necessary right-of-way, and construct a by-pass to provide future additional
limited access arterial capacity east of Winchester. This is needed to accommodate planned land
use and economic development in Eastern Frederick County. This will include long term solutions
to interchange areas at 1-81 /11 North/37/661 and I-81111 South/37/642.
2) Route 277 (East of Stephens City)
From: I-81/277/647 Intersection (South of Winchester)
To: Route 340/522 South Intersection (East of Double Toll Gate)
Improve the existing two lane road facility by widening and straightening immediately. Conduct
detailed studies to determine future needs for four lane improvements and improvements to the 1-
81/11 South/277/647 intersection area.
3) Route 11 (North and South of Winchester)
A. Valley Pike (Route 11 South)
From: Middle Road
To: 37 Interchange
Widen and improve to five lanes
B. Martinsburg Pike (Route 11 North)
From: Winchester City Limits
To: 37 Intersection
Widen and improve as necessary.
Page -2-
1996 Primary Road Improvement Plan
4) I-81 (East of Winchester)
From: Whitehall Interchange
To: Middletown Interchange
A MOT study is being conducted to determine the need for improvements on Interstate 81. This
includes the need for six lanes and interchange improvements. These improvements will occur
throughout Frederick County if necessary.
5) Commuter Park and Ride Lots
Conduct studies and utilize existing information from the Lord Fairfax Planning District
Commission to determine the location of needed facilities.
COUNTY of FREDERICK
Department of Planning and Development
MEMORANDUM540/ 665-5651
FAX: 540/678-0682
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Planner II
RE: Vested Rights Policy Statement
DATE: February 8, 1996
The Development Review and Regulations Subcommittee has been asked to consider development
issues and opportunities where vested rights may be claimed. Generally speaking, a vested right
allows a landowner to proceed with a development proposal which is not permitted by existing
regulations. When a governing body allows a developer to proceed with a project in which vested
rights is a factor, the governing body has permitted a design concept that is legally nonconforming.
If a governing body denies a developer to claim a vested right, the issue then becomes whether there
has been a taking of private property without due process of law.
It would be beneficial for Frederick County to determine specific situations in which vested rights
may or may not be declared. These specific situations could then be drafted into a Vested Rights
Policy Statement for Frederick County. This would provide Frederick County with a Board of
Supervisors endorsed policy statement regarding vested rights. This would provide guidance to staff
when inquiries are made regarding this issue. It should be noted that a policy statement is not an
ordinance or an ordinance amendment. It is simply a statement of how Frederick "County operates
in relation to a specific issue.
The DRRS has prepared a preliminary draft of this policy statement which was refined during their
regular meeting in January. Staff has been directed to present this information to the Planning
Commission informally. Staff will consider all continents which will be utilized to prepare a final draft
policy statement. This final policy statement will be presented to the Planning Commission and Board
of Supervisors following review by the County Attorney.
107 North Kent Street • Winchester, Virginia 22601-5000
VESTED RIGHTS POLICY STATEMENT
FOR FREDERICK COUNTY, VA
The information set forth in this document is intended to define the requirements of the Code of
Frederick County that maintain a vested right when provided on a legally approved development plan,
or a legally approved and recorded plat. It is envisioned that these requirements be vested perpetually
unless future legislative actions at the State or Federal levels mandate otherwise.
1) Master Development_ Plans:
a) Overall land use plans shall be vested when depicted on an approved master development plan.
b) Proposed residential densities, the type of residential dwelling, the number of residential dwellings
within various development phases, and commercial or industrial floor to area ratios (FAR) shall be
vested if the appropriate terminology and numeric information is clearly depicted
on an approved master development plan.
c) Proposed widths for required buffers shall be vested if the appropriate terminology and numeric
information is clearly depicted on an approved master development plan. However, requirements
for screening shall be required as mandated by the current ordinance.
d) Percentages or acreage of required common open space and recreational areas shall be vested if
the appropriate terminology and numeric information is clearly depicted on an approved master
development plan.
e) The number of recreational areas designated on an approved master development plan shall be
vested. However, required recreational amenities and installation specifications shall be mandated
by current ordinance requirements.
2) Subdivision Design Plans:
a) The use of each parcel and the number of lots in each use shall be vested when depicted on an
approved subdivision plan.
b) The location and acreage of each parcel of land dedicated for common open space or for public
use shall be vested if the appropriate terminology and numeric information is clearly depicted on the
approved subdivision design plan.
c) The location and width of all road right-of-ways provided on an approved subdivision plan shall
be vested provided that the road classification and numeric information is clearly depicted.
3) Subdivision Plats:
a) The location of setback lines shall be vested if the appropriate terminology and numeric information
is clearly depicted on a subdivision plat that is legally approved and recorded.
b) The location and design of proposed buffers and screening shall be vested if the appropriate
terminology and numeric information is clearly depicted on a subdivision plat that is legally approved
and recorded.
c) The location and acreage of each parcel of land dedicated for common open space or for public
use shall be vested if it is consistent with the approved subdivision plan, and if the appropriate
terminology and numeric information is clearly depicted on a subdivision plat that is legally approved
an recorded.
d) The location and width of all road right-of-ways shall be vested if the information is consistent with
the approved subdivision plan, and if the appropriate road classification and numeric information is
clearly depicted on a subdivision plat that is legally approved and recorded.
e) The allowable density which results from future subdivisions of a parent tract shall be vested if the
appropriate terminology and numeric information is clearly depicted on a subdivision plat that is
legally approved and recorded.
4) Site Development Plans:
a) All requirements provided on an approved site development plan shall be valid for five years from
the official approval date of the plan. The requirements provided on an approved site development
plan shall only be vested if building permits have been issued prior to the date of site plan expiration.
b) Site plans shall be allowed to be approved for phased development. In the event that outstanding
phases are not developed when the expiration date of a site development plan is realized, all
requirements associated with the individual phases shall only be vested if building permits have been
issued for the individual phases by Frederick County.
c) Site development plans that have been submitted for review but have not received official approval
from Frederick County shall not be vested from new design requirements or from new performance
standards.