PC 07-03-96 Meeting AgendaAGENDA
(VI.e.05t� oVI e --i 11
7:
;-4.
5,, r
FREDERICK COUNTY PLANNING COMMISSION —mss
IvIerr-
The Old Frederick County Courthouse fl"7
Winchester, Virginia O
JULY 3, 1996
7:00 P.M. CALL TO ORDER TAB
1) Bi -Monthly Report .................................................... A
2) Committee Reports ................................................... B
3) Citizen Comments .................................................... C
PUBLIC HEARING
4) Conditional Use Permit #008-96 of American Neon & Sign, Inc. for an off -premise
business sign for the Donald B. Rice Tire Company. This property is located at the
corner of Valley Pike (Rt. 11) and Musket Drive and identified with PIN 75-A-11 E in
the Back Creek Magisterial District.
(Mr. Miller)......................................................... D
PUBLIC MEETING ITEMS
5) Master Development Plan #006-96 of Chapel Hill for a proposal to develop 35 single
family detached urban residential lots on 15.04 acres zoned RP (Residential
Performance) District. This property is located on the east side of Route 522 South,
approximately 700 feet south of Longcroft Road. and is identified with PIN 64-2-B in
the Shawnee Magisterial District.
......................................................... E
N
6) Site Plan Application 9050-95 of Hardee's/Mobil Oil for a restaurant/convenience
center. This property is located at the southeast corner of Northwestern Pike (Rt. 50 W.)
and Ward Avenue and is identified with PIN's 53B-3-1, 2, 3, 4 in the Back Creek
Magisterial District.
(Mr.y)......................................................... F
7) Waiver Request, Debra Allanson under the provisions of Section 144-5 of the
Frederick County Subdivision Ordinance to subdivide a parcel of land identified as PIN
61-A-78 into two lots. This property is located at the corner of Pitcock Lane and Miller
Road in the Back Creek Magisterial District.
(Mr. Miller)......................................................... G
DISCUSSION ITEM
8) Discussion regarding Planning Commission procedures for development applications,
policy issues and ordinance amendment requests.
(Mr. Wyatt)......................................................... H
9) Other
hi, K\WP\CNIN\9oC0%TRS.Pc; ;:WN
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed June 20, 1996)
Application newly submitted.
REZONINGS•
Richard L. & Nancy S.
Heise (REZ #003-96)
Back Creek
1.43 ac. from RA to B2 for self -
storage warehouse units
Location:
2 mi. W. of 37; on So. Side of Rt. 50; approx. 220' W.
of Rt. 654 (Poorhouse Rd)
Submitted:
04/04/96
PC Review:
05/01/96 - Recommended Approval
BOS Review:
06/12/96 - Approved
Dr. Raymond L. Fish (REZ
#002-96)
Stonewall
4 ac. B2 to B3/ 7.3 ac. RA to B3
animal hosp. & beverage warehs
Location:
So. East corner of I-81 & Rt. 672 intersection; Clrbrook
Submitted:
04/02/96
PC Review:
05/01/96 - Recommended Approval
BOS Review:
06/12/96 - Approved
Woodside Est. (REZ)
Opequon
36.4589 Acres from RA to RP for
s.f. residential lots
Location:
West side of Double Churches Rd (Rt. 641), south of
the intersection w/ Fairfax Pk (Rt. 277)
Submitted:
11/15/95
12/06/95 - Recommended Denial
PC Review:
BOS Review:
06/12/96 - Approved
MASTER DEVELOPMENT PLANS:
Mosby Station, Sect. 1 & II
(MDP #005-96)
Opequon SF Detached Residential on
36.12 acres (RP)
Location:
Between old Rt. 642 & relocated Rt. 642
Submitted:
05/02/96
PC Review:
06/05/96 - recommended approval
BOS Review:
07/ 10/96
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. AppE2vah
Awaiting completion of easement 21at for water line ext.
Preston Place Apts. Phase
II (MDP)
Shawnee Garden Apartment Units
(rental) on 14.59 acres (RP)
Location:
No. Side of Airport Rd. (Rt. 645)
Submitted:
01/29/96
PC Review:
02/21/96 - Recommended Approval
BOS Review:
03/13/96 (Tabled); 06/12/96 - Denied
Whitehall Business Pk
(flying J) (MDP #003-96)
Stonewall Business Pk on 52.04 Ac. (Ml &
B3)
Location:
So. West quadrant of I-81 & Rt. 669 intersection
Submitted:
01/31/96
PC Review:
02/21/96 - Recommended Approval
BOS Review:
02/28/96 -Approved
Admin. Approved:
06/06/96
Hill Valley MP)
Shawnee
54 SF Det. Cluster; 26.123 Ac.
(RP)
Location:
N.W. Corner of Valley Mill & Greenwood Rds.
Submitted:
11/15/95
PC Review:
03/06/96 - Recommended Approval
BOS Review:
05/13/96 - Approved
I
Pending Admin. Approval:
Awaiting com letion of staff & review agency comments
SUBDIVISIONS:
TV rights Run Ltd. Ptnrshp
(SUB #005-96)
Shawnee Subdivide a 10 ac. lot oil of a
I 196.5625 acre tract (Ml)
Location:
So. West quadrant of Rt. 642 (relocated) & Rt. 522
Submitted:
05/13/96
PC Review:
06/05/96 - Recommend Approval
BOS Review:06/
12/96 - Approved
PendingAdmin. A royal:
Awaiting signed plats.
Airport Bus. Cntr., Sect.
II, Parcel B (SUB #003-96)
Shawnee Kohls Distribution Center
(53 acres) (Ml)
Location:
Airport Road
Submitted:
05/02/96 - Has an approved MDP.
Admin. Approval:
.06/14/96 11
Fredericktowne Est. Sect.
14 & 15 (SUB #004-96)
Opequon
33 SF Trad. Lots on 9.9804
Acres (RP)
Location:
East of Stephens City; N.E. of Sections 11-13
Submitted:
05/02/96 - Has an approved MDP.
Admin. Approval:
Pending
Valley Mill Estates (SUB)
Stonewall
21 SF Trad. Lots (RP)
Location:
No. Side of VaHey Mill Rd. & East of Greenwood Rd.
Submitted:
10/23/95
PC Review:
11/15/95 - Approved
lAwaitingbonding,
BOS Review:
Review not required --Has an approved MDP
Pending Admin. AppEavah
signed plats, & deed of dedication
Winc-Fred Co. IDC (SUB)
Back Creek 2 Ml Lots (0.552 acres & 20.285
acres)
Location:
Southeast side of Development Lane
Submitted:
09/08/95
PC Review:
10/04/95 Approved
BOS Review:
Review not required --Has an approved MDP
Pending Admin. AppK2val
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
PC Review:
06/07/95 Approved
BOS Review:
Review not required—has an approved MDP
Pending Admin. A Koval:
Awaitin 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 #005-96
Approved 12/8/93
LAnq!iI, Admin. Approval:
1 Being held at applicants request.
Abrams Point, Phase I
(SUB)
Shawnee 230 SF Cluster & Urban Lots
I (RP)
Location:
South side of Rt. 659
Submitted:
05/02/90
PC Review:
06/06/90 Approved
BOS Review:
06/13/90 Approved
PendingAdmin. Approval:
[=deedAwaiting of ded., 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 Approved
BOS Review:
1 10/26/94 Approved
Pending Admin. Approval:
Awaiting signed plat.
SITE PLANS:
Cedar Creek Center (SP
#025-96)
Back Creek
1
Museum on 0.485 ac. of a 3.210
acre parcel (Bl)
Location:
8437 Valley Pike (Rt. 11), Middletown
Submitted:
05/16/96
Approved:
Pending
Johnny Blue, Inc. Port.
Toilet Sys. (SP #024-96)
Stonewall
900 s.f. bldg addit. on 1.00 acre
(Mi)
Location:
255 Lenoir Drive
Stonewall Industrial Pk.)
Submitted:
05/16/96
Approved
Pending
AMOCO/Douse 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: I
Pending
Dr. Raymond Fish (SP
#023-96)
Stonewall Mini -Golf Facility on 5,000 sq.
ft. of a 16 acre parcel (132)
Location:
S.E. Corner of I-81 /Ho well Rd. Intersection
Submitted:
05/09/96
Approved:
Pending
Shenandoah Presbytery
Corp. (SP #021-96)
Opequon Church on 2.4 ac. of a 6.5255
1 acre site (RP)
Location:
751 Fairfax Pike
Submitted:
04/23/96
Approved:
Pending
Valley Mill Apts. (SP #020-
96)
Shawnee 76 -unit apartment development
on 7.684 acres (RP)
Location:
Corner of Rt. 658 & Rt. 659
Submitted:
04/12/96
Approved:
Pending
Stonewall Elem. School (SP
#019-96)
Stonewall
School Bldg; developing 8.22 ac.
of a 10.0122 ac. parcel (RA)
Location:
3165 Martinsburg
Pike, Clearbrook
Submitted:
04111/96
tPending
05/24/96
Approved:
American Legion Post #021
(SP #018-96)
Stonewall Addition to lodge building on
3.4255 acre site (B2)
Location:
1730 Berryville Pike
Submitted:
04/10/96
Approved:
Being held at the applicants request.
Ft. Collier Indust. Pk.
Lease Bldg #3 (SP #017-96)
Stonewall
Warehouse/Indust. on 4.24 ac.
of a 10.95 ac. site (M1)
Location:
660 Brooke Road
Submitted:
04/08/96
Approved:
05/24/96
C.E.D. Enterprises, Inc.
(SP #015-96)
Back Creek
Bldg. Addit. for mineral
process-ing on 0.27 ac. of a
10.00 ac. site
Location:
221 Sand Mine Road
Submitted:
03/27/96
Approved:
05/30/96
Senseny Rd. Elem. School
Addition (SP)
Shawnee School Addition on 3.0 ac. of a
9.7 ac. site (RP)
Location:
1481 Senseny Road
Submitted:
Submitted:
Approved:
.03/11/96
Pending
Dominion Knolls (SP)
Stonewall
1 180 TH on 20.278 ac. (RP)
Location:
Intersection of Baker Lane and Gordon Street
Submitted:
02/21/96
Approved:
[Pending
Pegasus Business Center,
Phase I (SP)
Shawnee Office, Misc. Retail, Business on
2.5 ac of a 6.0623 ac site (B2)
Location:
434 Bufflick Road
Submitted:
02/14/96
Approved:
-Pending
Hardees 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
PC Review:
07/03/96
D.K. Erectors &
Maintenance, Inc. (SP)
Gainesboro Indust Sery/Steel Fabrication on
I a 10 acre site (M2)
Location:
4530 Northwestern Pike
Submitted:
12/28/95
Approved:
Pending
Iff
Regency Lakes, Sect. E
(SP)
Stonewall 95 units on 28.0 acres (Mill)
Location:
North of Reaency Lakes Drive
I
Submitted:
10/27/95
Approved:
Pending
Wheatlands Wastewater
Facilit (SP)
Opequon
Treatment Facility on 5 Acres
(�
Location:
So. West of Double Tollgate; adj. & west of Rt. 522
Submitted:
09/12/89
Note: 11
Being held ata licant's request.
Flex Tech (SP)
Stonewall
Ml Use on 11 Ac. (Ml)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
LBeingheld atapplicant's Leguest.
CONDITIONAL USE PERMITS:
American Neon & Signs,
Inc. (CUP #008-96)
Back Creek
1
Off -Premise Business Sign for
Don. B. Rice Tire Co. (B3)
Location:
131 Musket Dr. & Rt.
11 S. (Across from DMV)
Submitted:
05/17/96
PC Review:
07/03/96
BOS Review:
08/14/96 - Tentatively
Scheduled
Robert C. Fowler (CUP
#007-96)
Gainesboro
Comm. Outdoor Rec. Facility/
Shooting Range (RA)
Location:
840 North Timber Ridge Road
Submitted:
05/10/96
PC Review:
___]Not
06/05/96 - Tabled to unspecified time.
BOS Review:
yet scheduled.
. Fox (CUP #006-
Shawnee
Cottage Occupation - Recording
Studio (RP)
:
687 Front Royal Pike
d:
KBRe
05/08/96
w:
06/05/96 - recommended approval
iew:
07/ 10/96
Lee R. Smeltzer (CUP
#005 -96)
Back Creek
Re-establish discontinued non -
conform. use/Cnt Store (RA)
Location:
4163 Northwestern Pike
Submitted:
05/07/96
PC Review:
06/05/96 - recommended approval
BOS Review:
07/10/96
Gary VanMeter (CUP #004-
96)
Shawnee
Retail/Wholesale of Nursery
Stock & Related Products (RA)
Location:
1544 Airport
Road
Submitted:
05/02/96
PC Review:
06/05/96 -
recommended approval
BOS Review: =EO7/10/96
VARIANCES:
Leonard C. Ellis, Jr. (VAR
#008 -96)
Stonewall
47' front yard var. For self -
storage units (Ml)
Location:
North side of Rt. 664; intersection of Rts. 664 & 761
Submitted:
05/24/96
BZA Review:
06/18/96 - Approved
Verlo V. Cutshaw (VAR
#004-96)
Stonewall
lwarehouse/storage
14' side yd. variance for a
bldg. (Ml)
Location:
Allied Wood Products - 2546 Martinsburg Pike
Submitted:
04/24/96
BZA Review:
05/21/96 Tabled; 06/18/96 - Approved
13
PC REVIEW: 7/3/96
BOS REVIEW: 8/15/96
CONDITIONAL USE PERMIT #008-96
AMERICAN NEON & SIGNS, INC.
Off Premise Business Sign
LOCATION: This property is located at 131 Musket Drive and Rt. 11 South across from the
Department of Motor Vehicles.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 75 -A -11E
PROPERTY ZONING & PRESENT USE: Zoned B3 (Industrial Transition) District; Land
Use: Office
ADJOINING PROPERTY ZONING & USE: Zoned B3 (Industrial Transition) District and
RA (Rural Areas) District; Land Uses: Retail Business, Church and Residential
PROPOSED USE: Off -premise business sign
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: In accordance with the laws of the Commonwealth of
Virginia, no private advertisement sign can be placed on State right-of-ways. Prior to
erection on private property, a permit may have to be applied for through our district
office in Staunton. You may do so by contacting Mr. Larry Curry at (540) 332-9098.
Inspections Department: Building shall comply with Virginia Uniform Statewide
Building Code and Section 312, Use Group U (Utility) of the BOCA National Building
Code/ 1993. A Virginia A/E Seal is required on foundation plan when permit is applied
for. Additional permit will be required for the electrical connection.
American Neon Signs, Inc. CUP #008-96
Page 2
June 17, 1996
Planning and Zoning: An off -premise business sign can be authorized on this property
with an approved conditional use permit. The proposed location of this sign would place
it an adequate distance from other business signs in the area. Not being able to accurately
determine the location of the Valley Pike right-of-way, it was not possible to determine if
the sign could be placed at the required 10' setback and not be located in the parking lot.
Adequate setback from Musket Drive could be obtained. This sign, if permitted, will
require a permit from VDOT prior to construction.
Staff Recommendation for 7/3/96: This proposal would meet ordinance requirements necessary
to permit approval if the required setbacks can be obtained. If approved, the following
conditions are recommended:
A permit must be obtained from VDOT prior to construction.
2. All review agency comments must be complied with at all times.
3. The height and size of the sign shall conform with the ordinance requirements.
File: K: %N F( NIN'CO:.I%IGNTS VFON'_(j 11
� 0
w.y Qf E
11
12
Location Map for PIN: 75—A -11E
American Neon & Signs, Inc.
Submittal Deadline a Al
P/C Meeting 17 6
BOS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
1. Applicant (The applicant if the owner x other)
NAME: AMERICAN NEON & SIGNS INC.
ADDRESS: 325-1 LENOIR nR VRA WINCHESTER VA. 22603
TELEPHONE
2. Please list all owners, occupants, or parties in interest of
the property:
DONALD B. RICE TIRE COMPANY,(OCCUPANT) PROPERTY OWNER)
K ds J Investments (John Omps)
rtia6burg Pike
Winchester, VA 22603
3. The property is located at: (please give exact directions and
include the route number of your road or street)
131 MUSKET DRIVE & RT. 11 SOUTH ACROSS FROM DMV
4. The property has a road frontage of 188.00 feet and a
depth of 217.80 feet and consists of 43,488 sq. ft.acres.
(Please be exact) -
K & J Investments
5. The property is owned by _ as
evidenced by deed from BENNIE H. BAKER recorded
(previous owner)
in deed book no. 699 on page 297 , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. 14 -Digit Property Identification No. 75-A- 11F
Magisterial District BACK CREEK
Current Zoning B-3
7. Adjoining Property:
USE
North SNAPPY LUBE
East DONALD B RICE TIRE
South ALL FREIGHT TRUCKING
West CHURCH & RFSIDENTIAL
ZONING
B-3
B- 3
B-3
R -A
1
8. The type of use proposed is (consult with the Planning Dept.
before completing) OFF PREMISE BUSINESS SIGN
9. It is proposed that the following buildings will be
constructed: NONE
10. The following are all of the individuals, firms, or
corporations owning property adjacent to both sides, rear and
in front of (also across street from) the property where
requested use will be conducted. (Continue on back if
necessary.) These people will be notified by mail of this
application: (PLEASE LIST COMPLETE 14 -DIGIT NUMBER.
NAME
CHURCH OF CHRIST
Address P.O. BOX 2702,
WINCHESTER, VA 22604
Property ID#75-A-12
DUNN, GLADDEN
Address 124 SPRINGDALE
ROAD, WINCHESTER, VA 22602
Property ID# 75-A-14
HFG PARTNERSHIP
Address P.O. BOX 2834,
WINCHESTER, VA 22601
Property ID# 75 -A -11A
SNAPP, DONALD F. & PATSEY E.
Address 239 KLINES MILL
ROAD, MIDDLETOWN, VA 22645
Property ID#
Address
Property ID#
Address
Property ID#
f.^' �►�' =,
12. Additional comments, if any:
I (we), the undersigned, do hereby respectfully make application
and petition the governing body of Frederick County, Virginia to
allow the use described in this application. I understand that the
sign issued to me when this application is submitted must be placed
at the front property line at least seven (i) days prior to the
first public heari..ng and Mai ntaired so as to be visible until after
the Board of Supervisors' public hearing. Your application for a
Conditional Use Permit authorizes any member of the Frederick
County Planning Commission, Board of Supervisors or Planning and
Development Department to.inspect your property where the proposed
use will be conducted.
Signature of Applicant
Signature of Owner
Owners' Mailing Address
3
V-1 %Ov -s
Owners' Telephone No. 'S (I C' - 1:��% 't
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
F
S. ROUTE II
_ S 35' 37' 43" W
393.49'--.._.. —.._.__ ��• 74
S 80° 37 43" W — 16.97--/
/
I
l
cD
1
PARCEL I -A
i (REVISED)
4.008 AC.
1=r�
O °
z LO
N 35' 37' 43" E — 361.82'
I
A
PARCEL I -B
II
HFG PARTNERSHIP
I;CT� : T;^.e 0.122 Ac. Strip of Land between the
"ror;.c.r Lot Linc" and the "hew Division Line"
in hr, +i&me of HFG rartne=ship is to
jcir r!ith and become a part of the Other Land
c1 BatLlefield Partnership.
A PI' Ci D
I
I
A^11_:\_0=T rAT0 i ---- - -- DATE
it I2� •���1
z
W
N �
W
M I �
W IT Q
z w
W
z-'
0 3 lr- F-
�= o D
'~I
o "N E
NW
Imi
+cc s
W o c�
z U-) Ili W
z j .�
W
Ir
I 0
Z
I
O
NO
I
R
LJ
do
N CO
NL0
O
N
I&N - 10'tN Ft0M
�A Evack � u.Q$
> 09° 22' 17" E_
-- 16.97T _
PARCEL 2
43,488
S0. FT
tN- 350 37' 4f " --E
— 200.00 I ' ` ��Q
30' UTILITY EASEMENT -I` ��
ti
o
X\/
Redivision of a portion of the land of
HFG PARTNERSHIP
And
Subdivision of a portion of the 1-nc c
BATTLEFIEIX PARTNERSHIP
Back Creek District, Frederick Co.,
Scale 1" 100, Jan. 13,
Rev. Feb. 18, lyco
. Feb. 24, 1886
LT 11 OXY
71;:..,1AS A3HOCK[Y ( C"AS A. SHOC;v�1(�
i AMT. FALLS FT; L
iln, VA 2 2 6 C I (LICE
C�
2
�O
7f_ --i22' tip•
H � � "WING NO _ _ -•---- D4-fG: ___ _`--
• SCALE: ---- -_...
7 7
CUSTOME {:.P.FPROVAL
�., --- ----- -- ---- DATE:
,JA . I AGEMENT' AFFROVAL:E
---------- DA1"E:
i
I
23
PC REVIEW: 7/3/96
BOS REVIEW: 8/14/96
MASTER DEVELOPMENT PLAN #006-96
CHAPEL HILL
LOCATION: East side of Route 522 South; 700' south of Longcroft Road
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 64-2-B
PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance)
Current Land Use: Vacant
ADJOINING PROPERTY ZONING & USE:
North:
64-A-41/42/43/44
Zoning:
RP
Use:
Residential
South:
64-2-C
Zoning:
RP
Use:
Agricultural
East:
64-A-40;
,Zoning:
M 1
Use:
Vacant
64-2-C 1
Zoning:
RP
Use:
Agricultural
West:
64-2-A/A-1/A-3
Zoning:
RP
Use:
Residential
PROPOSED USE: Residential - Single Family Detached Urban Housing Units
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: No overall objections to this project's Master
Development Plan. This department previously approved a preliminary site plan entitled
"Hockman/Route 522 Entrance Site Plan" dated January 29,1996 which details the proposed
entrance improvements onto route 522. Attached is a copy of our letter dated February 9,
1996 concerning same which outlines the entrance permit requirements. A right-of-way
dedication on the adjacent J. J. & E. G. Cline property will be necessary to accommodate the
entrance design. Depending on anticipated traffic counts and final design, a right turn lane
into the project from Route 522 may be needed. Before making any further 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.
Chapel Hill
Master Development Plan #006-96
Page 2
June 20, 1996
Sanitation Authority: First review - no comment; approved.
Inspections Dept.: No comment required at this time. Will comment when subdivision or
building site plan is submitted.
Fire Marshal: Fire Lane access with a year round surface will be needed to all ponds. Ponds
can be potential hazard to children in residential areas, thus the request for fire lanes to the
water's edge.
Parks and Recreation: Plan appears to meet open space requirements. No recreational
units will be required for this development.
County Engineer: Add stormwater management facility location. In all probability, the
existing pond will need to be modified to accommodate stormwater management.
Planning & Zoning:
Project Scope
The Chapel Hill application proposes to develop 35 single family detached urban residential
lots on 15.04 acres. This development would create a gross density of 2.3 lots per acre. A
single family detached urban residential development requires a minimum 15 percent open
space. The applicant has met this requirement by providing 2.25 acres of open space.
Issues
Staff believes that the following issues should be considered by the Planning Commission.
1) Transportation:
The proposed development adjoins a parcel of undeveloped land that is also zoned
RP (Residential Performance). This property is identified with PIN# 64 -2 -Cl. Provisions
need to be made for the continuation of Hockman Drive onto this adjoining property. The
continuation of Hockman Drive will provide access to this adjoining property and will ensure
safe and adequate traffic circulation and access between both properties.
Chapel Hill
Master Development Plan #006-96
Page 3
June 20, 1996
In addition to the above, Hackman Drive is shown as a cul-de-sac that is approximately one
thousand five -hundred feet in length. The Subdivision Ordinance states that permanent cul-
de-sacs shall not exceed one thousand feet in length. Staff believes that this cul-de-sac should
not be permitted and the continuation of Hockman must be provided onto the adjoining
property.
2) Stormwater Management:
In addition to the County Engineer's comments regarding the location of a stormwater
management facility, staff believes the issue of the existing stream needs to be addressed.
This stream runs from Route 522 to the existing pond in approximately the same location as
the proposed Hockman Drive. The applicant should identify how the streams location and
the roads design will be integrated. The methods identified by the applicant must be in
accordance with VDOT's and the County Engineer's requirements.
STAFF RECOMMENDATIONS:
Approval, provided that the applicant adequately addresses all review agency comments, all
concerns of the Planning Commission, and all concerns of the Board of Supervisors.
F111 F %VF( ,%IN`C-O,.M%l1-?i l ( 11 AP1 I III AIUP
Location Map for
MDP #006-96 for Chapel Hill
PIN: 64-2-B
Frederick County, Virg
inia ., Master Development Plan Application Package
1.
2.
3.
Cp
APPLICATION
MASTER DEVELOPMENT PLAN
Department of Planning and Development Use Only.
Date application received Application # �� 6
Complete. Date of acceptance. X96
Incomplete.. Date of. return.
RENAMED: CHAPEL HILL
Project Title : �r�--r-sr�--5rnrtirP¢aster-�e4� - -
Owner's Name: Valley Development Group
2023 Valley Avenue
Winchester, virginia 22601
5407665-0360
(Please list the names of all owners or parties in interest)
Applicant . Gil bar- W_ Cliffnrd _ A�cnr _ Tnr
Address: 200 N. Cameron Street
Winchester,
Phone Number: 540-667-2139
Design Company: Gilbert W. Clifford & Assoc I
Address: 200 N. Cameron Street
Winchester Virginia 22601
Phone Number: 540-667-2139
Contact Name: Stephen M G uri i
PaL,e l 1
4/2/96
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: East side of Route 522 South. 700' south of
Lon croft Road
6. Total Acreage: 15.04 acres
7. Property Information:
a) Property Identification Number (PIN):
b) Current Zoning:
C) Present Use:
d) Proposed Uses:
e) Adjoining Property Information:
64-2-B
RP
Vacant
Residential
Single Family
Detached Urban
Property Identification Numbers Property Uses
North 64-A-41/42/43/44 Residential
South 64-2-C Agricultural___
East �64-A-40; 64-2-C1� Vacant & Agricultural
West 64-2-A/ A-1% A-3 Residential
f) Magisterial District: Shawnee
8. Is this an original or amended Master Development Plan?
Original X Amended
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
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. n
Signature:
Date:
v
i
2�
Pa��e 1 ? �+ _ 06
Frederick Countv, Virginia Master Development Plan Application Package
Adjoining Property Owners
MAS'H'ER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the
Frederick County Administrative Building, 107 North Kent Street.
NAME
ADDRESS / PRnPFRTY NT iMRFR
Name
Billy Alexander Walker
AddQ27 FrontRoyal Pike,Winc. Va.
Property#
64-A-41
Charles
J. & Viola DestefanoRo5�al
1037 Front Pike. Winc Va 22602
64-2-A
Boyd J.
& Jean B. Unger
1101 Front Royal Pike,Winc,Va. 22602
64-A-43
Boyd J.
Under, Jr.
251 Songbird Ln Winc Va. 22603
64-A-42
Adams Family Ltd. Partnership
434 BufflickRd, Winc,Va. 22602
64-A-40
Wayne C.
McClure
1131 FrontRo alPike Winc Va. 22602
64-2-C1
Jean C.
Pitcock
1089 FrontRo alPike Winc,Va. 22602
64-2-C
Pa(Ye 13 �r,
Frederick County, Virginia Master Development Plan Application Package
Name
Address
Property #
Franklin
L. & Rebecca Myers
1071 FrontRo alPike, Winc.Va. 22601
64 -2 -Bi
Franklin
L. Myers
1071 FrontRovalPike,Winc.Va. 22601
_
64-2-B2
Duane W.
& Martha K. Hockman
1069 FrontRovalPike,Winc.Va. 22602
64-2-A2
Justin J.
& Eleanor G. Cline
1059 Fr
64-2-A1
Paize N �`
P/C Review Date: 7/3/96
SITE PLAN #050-95
HARDEE'S/MOBIL OIL
ROUTE 50 WEST CONVENIENCE CENTER
LOCATION: This property is located at the southeast corner of Northwestern Pike (Route 50
West) and Ward Avenue.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 53B-3-1,2,3,4
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) Land use - Commercial
(CUP # 11-95)
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Zoning - RA, Rural Areas Use - Agricultural
South: Zoning - RA, Rural Areas Use - Residential
East: Zoning - RA, Rural Areas Use - Livestock Exchange
West: Zoning - RA, Rural Areas Use - Tortuga Restaurant
PROPOSED USE: Restaurant and Convenience Store with gasoline pumps.
REVIEW EVALUATIONS:
Virginia Department of Transportation: See attached letters dated April 18, 1996 and
June 6, 1996
Fire Marshal: See attached letter to Steve Gyurisin dated August 16, 1995.
Health Department: Water supply system to be installed per permit. However, we'd sure
like to see you on public water!
Hardee's/Mobil Oil Convenience Center
Site Plan #050-95
Page 2
June 18, 1996
City of Winchester: Planning: No comments; Public Utilities: Agreement between
owner, City and County must occur before approval. I have given draft agreement to
Chuck Maddox.
Building Official: Approved January 18, 1996
Sanitation Authority: Second review - approved as noted.
Planning_ Department:
A) Pro-ject History
A Conditional Use Permit for a restaurant and convenience center with gasoline pumps was
approved by the Frederick County Planning Commission on October 4, 1995 and by the Frederick
County Board of Supervisors on October 25, 1995. The Planning Commission requested a formal
review of the site development plan once initial review agency comments were received. The
Planning Commission requested that the applicant provide landscaping along the front of the parcel
to create a green, rural -like atmosphere, that the parking areas between the Livestock Exchange and
the new facility be separated by a raised island that would be landscaped, that signage be provided
which was not overbearing and would not impact residential uses, and that special attention be paid
to the front of the building to soften the exterior and make it aesthetically pleasing.
B) Proect Scope
The applicant proposes to construct a 3,996 square feet structure that will contain a Hardee's
Restaurant with drive-thru window service and a convenience store that will sell Mobil gasoline.
Two raised gasoline pump islands are proposed which will accommodate a maximum of eight
automobiles. Two commercial entrances will be constructed to provide access from Northwestern
Pike and Ward Avenue. An inter -parcel connector will be constructed to provide access to the
Livestock Exchange. All existing structures will be razed to accommodate the new facility.
C) Site Design Issues
1) Entrance Spacing: The required distance between the new entrance on Northwestern
Pike the intersection of Ward Avenue is 150 feet. The applicant has created a
Hardee's/Mobil Oil Convenience Center
Site Plan #050-95
Page 3
June 18, 1996
proposal that will relocate the crossover on Northwestern Pike to the west. This
proposal aligns the crossover with Ward Avenue and creates a distance of 60 feet
between the new entrance and the Ward Avenue intersection. Section 165-2913(1) of
the Frederick County Zoning Ordinance provides the Planning Commission with the
authority to reduce the entrance spacing requirement if the new entrance physically
limits or restricts left turns. The applicant does not desire to construct a raised
concrete island within the new entrance to separate traffic entering the site and traffic
making a right turn onto Northwestern Pike. The applicant believes that the spacing
between the new entrance and the relocated crossover will discourage motorists from
making left turn movements onto Northwestern Pike. The Planning Commission
will need to grant the reduction for the entrance spacing requirement in order for
the applicant to utilize this design.
2) Landscaping: The site plan calls for the planting of 23 shade trees around the
perimeter of the parking lot and maneuvering area; however, the type of tree and
caliper at time of planting are not specified. Staff would recommend that 23
Aristocrat Callery Pear trees that are a minimum of 2 inches in caliper be provided.
The site plan does not propose to provide landscaping along Northwestern Pike as
requested by the Planning Commission.
3) Freestanding Business Sign: The site plan calls for the installation of a freestanding
business sign that will be located adjacent to Northwestern Pike. The Standard
Details Sheet specifies a sign with a 50 square feet (5'x 10') message portion and a 32
square feet drive thru service sign. The top of the sign will be 21 feet above grade.
It is not clear if the canopy covering the gasoline pump islands will contain signage.
4) Lighting: The site plan calls for 250 watt high pressure sodium fixtures to illuminate
the building and 400 watt metal halide fixtures to illuminate the site and the drives.
It is not clear how the canopy will be illuminated.
5) Parking Spaces: It has not been determined if the appropriate amount of parking
spaces are provided. A detailed floor plan will need to be provided which provides
the appropriate square footage for all proposed uses within the building. The
applicant will need to provide additional parking spaces on the Livestock Exchange
property which meet the requirements of the Zoning Ordinance if necessary.
6) Storm Water Management: The County Engineer and VDOT have expressed concern
regarding the current drainage problems within this area. The County Engineer has
completed a preliminary review of this site plan and determined that the initial
Hardee's/Mobil Oil Convenience Center
Site Plan #050-95
Page 4
June 18, 1996
approach proposed by the design engineer in inadequate. This issue will need to be
resolved prior to final approval of the site plan.
7) Structural Design: The site plan does not provide architectural design standards for
this facility; therefore, it is impossible to determine if any of the Planning
Commission recommendations will be met. The applicant should address the
Planning Commission regarding this issue.
STAFF RECOMMENDATION:
Staff recommends that administrative approval authority be granted for this site plan once the
applicant has accomplished the following:
1) The applicant provides all required information necessary to satisfy the concerns of the
Planning Commission.
2) The applicant has addressed all review agency comments.
COMMONWEALTH ®f VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONER P.O. BOX 278
EDINBURG, VA 22824-0278
April 18, 1996
Mr. Steve Gyurisin
C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22604
Dear Steve:
WILLIAM H. BUSHMAN. P.E.
RESIDENT ENGINEER
TELE (540) 984-5600
FAX (5401 984-5607
Rei Hardee's/Mobil Oil Convenience Center
Routes 50 West & 1317
Frederick County
As requested, we hive reviewed your site plan dated September 20, 1995 and traffic impact
analysis for the referenced project. Our comments may be found on the enclosed plans marked in
red and as follows:
TRAFFIC
1. Standard CG -12 handicap ramps will need to be incorporated into the entrance design.
2. The entrances will need to be designated as VDOT standard CG -11.
3. The entrance widths should be measures from face to face of gutter pan.
4. The interparcel connector entrance between the proposed Hardee's site and the livestock
exchange should be shifted southward to allow additional room to the Route 50 entrance.
5. One way directional signs will need to be installed within the median opposite the Route 50
entrances.
6. The curb & gutter offset along Route 1317 will need to be designed and installed 20' from
ce :t -r Lne to face of curb. This will allow for an ultimate 40' wide section. Additionally
Route 1317 will need to be overlaid with asphalt concrete from Route 50 to the southern
property line.
7. The proposed eastern curb & gutter radius at the intersection of Route 1317 and Route 50
will need to be increased to a minimum of 40'. Additional right-of-way will need to be
dedicated as necessary to accommodate the wider radius and improvements along
Route 1317.
8. A east bound right turn lane will need to be provided in advance of the intersection of
Route 1317 as indicated in your traffic impact analysis. This will necessitate the
reconstruction of the existing commercial entrances along Route 50 to current VDOT
standards.
9. Your traffic impact analysis did not address the required length of the left tum lane for west
bound traffic. However, the minimum length should be 100' full turn lane and 100' taper.
The required length necessary to handle anticipated traffic will need to be determined by you.
Additionally, Typical Section :AA of the left turn lane will need to be redesiped to include a
shoulder.
10. To meet current design requirements, a minimum 100' full width left turn lane and 100' taper
will be required on the west side of the relocated crossover_
11. You have indicated that a majority of the traffic exiting the development and proceeding
westward on Route 50 will exit from the livestock exchange entrance. However, we do not
agree with this assumption. In the event the intersection of Routes 17 & 50 is signalized,
which will mostly be required in the future, we believe a majority of this traffic will exit via
Route 1317. Without signalization a 50% split between the entrance on Route 50 and the
entrance on Route 1317 would in our opinion be more likely. Prior to issuance of a land use
permit for the right-of-way improvements the developer will be required to enter into an
agreement with the Department to cover the design and installation costs of signalization at
this location if needed in the future.
DRAINAGE
1. We are concerned about the overall drainage design. If at all possible, drainage will need to
be maintained on the south side of Route 50 instead of being diverted into the median west of
the site. Pipe Culvert C-6 shown to be installed by VDOT will need to be eliminated. Runoff
from Drainage Area Al (16 acres) should not be piped into the median, but should continue
to run eastward along the south side of Route 50 and merge with Dra-:n%ge Are; A2.
2. Pipe Culvert C-4 and Structure No. 4 near the Tortuga Restaurant will need to be upgraded to
handle Drainage Areas Al and A2.
3. Pipe Culvert C-5 under the proposed median crossover will need to be asphalt coated and
downsized to accommodate the median water only. Standard EW -1 la endwalls will need to
be installed on the pipe ends.
4. Storm sewer downstream of Pipe Culvert C-4, Structure No. 1, Pipe Culvert C-2, Structure
No. 2, and Pipe Culvert C-1 will also need to be increased to accommodate the above noted
areas. Additionally, modified Structure No. 1 is unacceptable and should be redesigned to a
curb face drop inlet. As designed, there is only .17 difference between the structure rim
elevation and the top of the existing pipe.
5. The existing 27"xl8" pipe culvert under the eastbound lane of Route 50 will need to be filled
with concrete.
6. The inlet end of Culvert C-3 will need to be mitered to fit the adjacent slope.
7. The storm sewer system should be reconfigured to provide a structure at the Route 1317
intersection radius to eliminate sheet flow across the entire right-of-way improvements.
8. The storm sewer should be revised and extended along the north side of the Farmer's
Livestock Exchange property from Station 0-50 (sanitary sewer stationing) to Station 5+80
and outfall at the outlet end of the existing box culvert. As we have discussed previously,
VDOT may be willing to participate in the cost of a portion of this storm sewer system across
the front of the livestock exchange property. However, before committing to do so, we
would like to see a revised design and cost estimate. The estimate should include the portion
of the system from Station 0+09 to Station 5+80.
Once revised, please resubmit four copies for further review. We will be happy to meet with you
to discuss the above comments or answer any questions you may have.
Sincerely,
Robert B. Childress
Trans. Permits/Subd. Spec. Supp-
RBC/rf
Enclosures
xc: T. L. Jac,:soi,_ r 3 1c!glkofi R. W. Watkins. 14. —E. Strav�sir"der
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 QLD VALLEY PIKE
COMMISSIONER P.O. BOX 278
EDINBURG, VA 22824-0278
Mr. Charles E. Maddox, Jr., P.E., V.P.
G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Chuck:
June 6, 1996
WILLIAM H. BUSHMAN, RE.
RESIDENT ENGINEER
TELE (540) 984.5600
FAX (540) 984.5607
Ref: Hardee's/ Mobil Convenience Center
Routes 50 West & 1317
Frederick County
I am writing in response to your letter of May 22, 1996 and stormsewer cost estimate for
the referenced project. Based an the cost figure you have provided, we have
determined we cannot participate in or fund the stormsewer improvements you have
identified as being VDOT's responsibility on your latest plan dated May 15, 1996. We
appreciate your client' willingness to provide the estimate we requested. However,
sufficient funds just are not available at this time to undertake this project. Please
proceed with your design which utilizes the existing 27"x18" C.M.P.A. culvert under
Route 50.
We realize your most recent plan was preliminary. However, several items you have
indicated as having been addressed in your letter were not With regard to the
individual items listed and our previous review letter of April 18, 1996, I offer the
following:
TRAFFIC
1. Standard CG -12 handicap ramps need to be provided in the Route 1317 intersection
radii as well as the commercial entrances.
2. Addressed.
3. Your plan still indicates entrances widths measured from the face of curb.
4. Addressed.
5. Addressed.
6, Addressed.
7. During our recent field review I indicated we would consider reducing the radius
of Route 1317 slightly from our originally recommended 40'. However, the 25'
radius you proposed is unacceptable.
Mr. Charles E. Maddox, Jr.
Ref: 'Lardee's/;'✓Iobil --onvenierice Center
June 6, 1996
Page 2
8. Where existing pavement exists in front of the Tortuga Restauran� an asphalt
overlay may not be adequate. A determination can be made after the current
pavement section has been determined.
9. What is the length of your west bound left turn lane and taper based on? Also, a
typical section including shoulder will need to be provided.
10. Addressed.
11. An agreement with the developer to cover future signalization at the
Routes 1317 and 50 intersection is still needed. This was discussed at our recent on
site meeting.
DRAINAGE
1. Discussed previously.
2. Adequate culverts are still needed under the Tortuga Restaurant entrance and
proposed right turn lane.
3. Standard EW -11 endwalls have not been provided on the median crossover culvert:
4. A review of your final site by our District Drainage Engineer will determine the
adequacy of your proposed culvert sizes in this area. A standard structure will still
need to be provided at the connection to the Route 50 pipe.
5. A culvert at this location will still be needed.
6. The ends of Culvert C-3 will need to be mitered.
7. A stormsewer structure has not been provided at the intersection of Route 1317.
8. Addressed.
Again, we realize your recently submitted plan was preliminary. However, the above
comments will need to be addressed prior to your final design being submitted for
review.
If you have any questions or wish to discuss this project further, please let me know.
Sincerely,
46. 64-1d"910- -
Robert B. Childress
Permits/Subd. Spec. Supervisor
RBC/ rf
xc: Mr. S. A. Melnikoff
Mr. John Riley
Mr. Kris Tierney
Mr. Charles Orndorff, Sr.
Mr. Bill Wright (Shawnee Management Corp.)
Mr. Bob Brown (Bauserman Oil Companv)
Mr. Jun Longerbeam
Ms. Beverly Sherwood
Mr. Russ Potts
August 16, 1995
G.W. Clifford and Associates
200 N. Cameron St.
Winchester, Va. 22601
Attn: Steve Gyurisin
Dear Steve,
I have looked at the Conditional Use Permit Application submitted for the Hardee's
Restaurant, to be located on Route 50 West (Nothwestern Pike). As you can see, I have
made a recommendation that the plan be approved, but, I've asked for a condition of
approval due to the lack of public water availability to this site for fire protection.
When the Route 50 East corridor began to develop some years ago, the building of
individual businesses preceeded the extension of water lines. As the area continued to
develop, public water was extended. However, none of the businesses would retrofit the
installation of hydrants onto their property, so today we have a serious deficit in fire
protection capabilities along this corridor. There are a limited number of hydrants along
the north side of Rt. 50 East. For an incident on the south side of Rt. 50 East, the Fire
Department must stretch hose lines across seven (7) traffic lanes, thus closing the road.
This causes the Virginia State Police many headaches, as you can imagine, and is not an
efficient fire ground situation for our people to deal with.
The Route 50 West area, adjacent to Route 37, is without a doubt feeling developmental
pressures and is surely going to grow in the near future. To avoid creating a situation
similiar to that on Route 50 East, I have suggested the "bonding" of a hydrant for this site
by the owner/applicant. At the point in time when water lines are extended to the area,
the hydrant could then be installed. This could be a condition of the C.U.P. that you are
applying for. Similiar conditions should be placed on any other development along this
corridor between now and the time public water is availble.
Please understand, my concern is not with this particular site or the type of use planned
for this site, it is a matter of addressing future fire protection needs for the entire area.
To prepare for the future needs of the Fire Department, the necessary fire protection
issues on each individual site should be addressed at the time of development.
To assist your client with planning for this, may I suggest looking at the current planning
taking place for the Round Hill area. I've not seen any of the information in this plan. but
it may give a sense of how soon water and sewer is going to be extended out Route 50
West, if at all.
Should you have any questions regarding this matter, please do not hesitate to contact me.
Sincerel
Douglas A. Kiracofe
Fire Marshal
cc: Evan Wyatt, Planner
file
1.
2
3
4.
6
SITE PLAN APPLICATION
Project Title: NArHPP ' s—Mnhi 1 Oil Cnnveni enre Canter
Location of Property Sottheast corner of Route 50 west and Ward
(street address) Avenue.
Property Owner: Farmers Livestock Exchange
Address: P-0, Rnx 2696
Winchester. Vir2nia 22604 ,
Telephone: 540-667-1023
Applicant/Agent Gilbert W. Clifford & Associates, Inc.
Address 200 N. Cameron Street
Winchester, Virginia 22601
EteDhen M. Gyurisin
Telephone: 540-667-2139
Designer. (same as _applicant)
Address:
Telephone:
Contact:
6. Is this an original or revised site plan?
7a. Total acreage of parcel to be developed:
7b. Total acreage of parcel:
8. Property Information:
a) Property Identification Number.
b) Current Zoning:
C) Present Use:
d) Proposed Use:
e) Adjoining Property Use(s)
f) Adjoining Property Identification Number(s)
g) Magisterial District(s)
Original X_ Revised
1- (3727 ArreG
1.0727 Acres _
53B((3))1, 2, 3, 4 _
RA - CUP # 11-95
Commercial
Commercial
Commercial/Vacant _
53((A))83 & 84 & 68. 53B((3))5 & 11
Back Creek _
I have read the material included in this package and understand what is required by the
Frederick County Planning Department. I also understand that all required material will be
complete prior to the submission of my site plate
tet/-
Date: 1- A WIA W W/
�`1 �'� �%� r-{• .� , � (enj '�• i , 'f T� ,r �I i �N �IUJ 11 '�)
-,i-' c:�� S .� it w..�n •o j , `' ? �— 7
F SITE Ir �h ti.•
�P }. / • c / / Wo a Cerci ° • %' 1: _
WI
1Y W11 (w t C ) / )
1 ( / �/� _ • 1 l ./
SCALE: 1'-2000 / (IINC jIIE5�TER r
APPROVEIL U
Subdivision Administrator Date
0WNER'S CONSENT
The above and foregoing Boundary Line Adjustment and Consolidation between the land of
FARMERS LIVESTOCK EXCHANGE, INC., as appears in the accompanying plat, is with the free consent
and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any.
Farmer�5 Liv/ ko.c hange, Inc.
3�y hn HocKman, President
NOTARY PUBLIC
l,— C�QeLn �-dwefl� a Notary Public in and for the State of Virginia, at large,
as President of Farmers Livestock Exchange, Inc.
do certify tho(:OVn H.-.1Lo.ej , whose namelis signed to
the foregoing Owner's Consent, has acknowledged the same before me in my state.
Given under my hand this 2-2"d day of FebRuaeu !g9Ce
My commission expires 5 -_31 - qI
-kah r y) 16 • ►L-1 -eC j
SURVEYOR'S CERTIFICATE
I hereby certify that the land contained in this Boundary Line Adjustment and Consolidation
is a portion of the land conveyed to FARMERS LIVESTOCK EXCHANGE, INC., by deeds dated 23 April
1946 and 18 May 1981 and recorded in the Office* of the Clerk of the Circuit Court of Frederick County,
Virginia in Deed Book 196 at Page 20 and in Deed Book 536 of Page 5J2.
TM 5J ((A)) Pcl 8J
Zoned. RA
Use. Livestock Exchange
rM Insert 538 ((J)) Pcl 1,2,3,4
Zoned- RA
Use: Commercial
Dougla Legge, L.S.
Final Plot for
BOUNDARY LINE ADJUSTMENT and CONSOLIDATION
Of The Land Of
FAle-NIEIt.'S LIVESTOCK EXCHANGE, INC.
Plot:
61A-5004 dlvg
O CERTIFIC/CITE 0. zy DATE: 22 Jonuory 1996
U 1197 �x
Back Creek Magisterial District
Frederick County, Virginia
Cover Sheet
I Sheet 1 of .3
MARSH
& ]L EGGE
Laud Surveyors, P.L.C.
1'r) North Cnm' Street
Wlncheater• VtrQbrlll 22601
"5"'l ,h
!n. (5401 66-0-1
Northve 0 �E 50
stelVariable WPile
S 84-00' L- idth R�jy
Lot 4 Lot 3
TM 538 ((J)) M 538 ((3)) Lot 2
PCL 4 PCL 3 M 5JB ((J))
9,856
sq. ft. 10,469 sq. ft PCL 2 Lot i /
ll
11,081 sq. tt. TM 5JB ((J))
/# PCL 1
TB %�R ��'^ /s,, / 11.694 sq. ft. /
pJ
w Q) r �.
Qs;rd�9
a o
3, 628 sq. ft.
10, TO BE CONSOLIDATED 1ifTH ,k
/tiW > BECOME A PART or PARCEL I
ri �o
o TM 53 ((A)) PCL tT 3
va p/ y ZONED: RA
USE: Commercial
/ or
er � See Sheet 3 of J
/\Ionea S�� stack " � SOO 15.0'
� \ Rq (�JJi ,oxchon
F Use. 1 C� 9 9e n
/c
orry�s yes oconr
mooned Rq 9 �(j p*ci \
l \ ` Use `confO9e /17
c
0
Zoned S54 Cabs
Rq �iJ�
Use.i pCC
AREA SUMMARY
TM 5JB ((3)) PCL I
11,694 sq.tt.
TM 538 ((3)) PCL 2
11, 081 sq. ft.
TM 536 ((J)) PCL J
10,469 sq. ft.
TM 538 ((J)) PCL 4
g856 sq. ft.
'ARC£LS COMBINED 43,100 sq.ft. (0.989 Ac.) Orig. Area
To Become Pcl l) J, 618 sq. ft. (0.083 Ac.) To Be Added To Pct 1
46,728 sq. ft. (1.07J Ac.) Adj Area
W 53 ((A)) PCL 83 8.74 Ac --f Original Area NOTES:
8.66 Ac.t Adlvsled Area (by subtraction) 1. No title report furnished.
2. Easements may exist that ore not shown.
J. Boundary information for Parcel I is based
upon an actual field survey. Information for
Parcel 83 was taken from public records and
not field verified.
o ao so 120 Final Plot for
BOUNDARY LINE ADJUSTMENT and CONSOLIDA TION
Graphic Scale in Feet
Of The Land Of
FARMERS LIVL"S7'OCK EXCHANGE,, INC.
S H OF
�F r Back Creek Magisterial District
Frederick County, Virginia
Plot: 8LA- 5004. dwg
ALAS Z
0 CEP.TIFIChTE N DATE: 22 January 1996 SCALE: 1"=60' Sheet 2 of 3
U 1197 D
"INy0� 1�Y 1 MARSH
Surveyors. etGS
ors P. C
` U StJI?uF /f} 139 North Cameron Street Wh chaster, V1rp1.1n 22601
Farmers Livestock JU
Exchange, Inc. ROUTL
TM 46 728 SR Ft 1 ]VOI'tl N e5LCi'il Pike ss4'p0 EZone'.
Use. Commercial 3g0• 56
S8 036 _ Bd B.R.L.—�21
of I v I I
IN I I
Z 2 1 O E �R� f(~ i Qi
ml REMOI•ED h 2�
,a
I 1
o
ForI I
N70.15'W - 715.00' 1 1 � °' mers Li.esfock Eeehange, Me. I �
ZONED: RA I 1
USE.• vacant N70.15'w •r 15.00' 1
Farmers LivestockExchange, Inc. I O
ZO/: v RA
Vi I O N
� USE Vacant I KI
h ZONOnRA +mers Livestock Exchange, I'Jc. W� v
USE.' RESIOENRAC I TV 53 ((A)) PCL 63
"I -- ZOwfDRA �eUnSL- R�esieeflol I I
6.66 Ac.t
MCmic
Zoned: RA I J
FNICNED. RA USE. Residcnlia/ ro
I Use: Commercial 1 J
,� Mccamick n I I
Q A a ZONED: RA i I m
RESIDENRAL I x�
'ti W Perry ¢ I I
� 1
ZAN£O: RA 1
I t/Sf: R£SIDENRAL �I
ZONED.- RA I 1 I I�
',]• USE- RE'S EAt r I I
I
I y I I
�
ZONED RA I
USE- RESIDENOAL I I
� I 1
I c ay
ZONED RA I I
USE. RESIOENRAL I I
I Coy f
ZONED. RA I '
USE.- REs/DEN77A[ 15 I
I Formers Livestock Exchange, Inc.
ZOWED, RA 'r I
USE.' Vacant
Famrers Livestock Exchange,
ZONED. RA I _
_ e a.L•
USE. voaonr -• - `
fanners Livestock Exchange, /ne
ZONED- RA 396.00
USE Vacant --
4,00 Vlt
Fdmers Livestock Exchange, Ine. 05
ZONED' RA
USE Vacant POE
Zoned: RA
Ducher I
ZONED RA Use: Agricultural A eo 120 2+0
:
USE' R£SIO£NRAL �•®�I---I
l
� Graphic Scale in Feet
1--- 120'
Final Plot for
BOUNDARY LINE ADJUSTMENT and CONSOLIDATION
Of The Land Of
FARMERS LIVESTOCK EXCHANGE, INC.
�P Bock Creek Magisterial District
Plot: BLA-5004.dwg Frederick County, Virginia
ADOUAS
O CERTIFICATE NO. -. DATE: 22 January 1996 SCALE: 1"=120' Sheet 3 of 3
u 1197 n
MARSH & IL EGGE
Land Surveyors, P.L.C.
139 North Cetneron Street Wlnchesler, Vwginle 22601
ttt�:•.y7.'! _/ i540r Eer-o+se rn. (540) 6e7-1,'469
i COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: W. Wayne Miller, Zoning Administrator
RE: Subdivision Waiver Request
DATE: June 14, 1996
Mrs. Debra Olan Allanson is the owner of a parcel of land, PiN #61-A-78, located at the corner
of Pitcock Lane and Miller Road. This parcel is nonconforming because it has two residences
located there.
Mrs. Allanson desires to divide the parcel into two lots as depicted on the attached proposed plat.
This is desired so she can finance the house where she lives at a fixed rate and then desires to
deed the other residence to her daughter. Permitting this will create two nonconforming lots but
will not increase the intensity of the use. Mrs Allanson has committed to having a well drilled on
Lot 1 where she lives and has tentative approval from the health department to utilize an off-site
easement for a health system.
Staff Recommendation: Approval of this request would permit the owner to accomplish
desired actions, would eliminate the nonconforming situation of two residences on the same lot
and would not increase the intensity of the use. Staff believes this request warrants approval for
the stated reasons.
W WM/cg
107 North Kent Street • Winchester, Virginia 22601-000
Location Map for PIN: 61—A-78
Debra Olan Allanson Subdivislor�
VICINITY MAP
Scale: 1"=2,000'
APPROVALS
�URVEYOR'S CERTIFICATE
I, Elliott Ritchie, Jr., a duly authorized land surveyor
in the State of Virginia, do hereby certify that the
land embraced in this subdivision is all of the land
acquired by Debra Clan Allanson
by a deed dated February 23, 1993 and recorded
in the aforementioned Clerk's Office in Deed Book 792,
Page 991 and Deed Book 798, Page 1583,
Given under my hand this the 4th Day of June, 1996.
Elliott Ritchie, Jr., C.L.S. Res.#1318
FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE
WINCHESTER—FREDERICK COUNTY HEALTH DEPARTMENT DATE
o?��ALTN p�
CEtfott Ritchie. Jr Z
u V.
LICENSE No
yy 1318/ .
4NU SUR`��'
OWNER'S CERTIFICATE
THIS DIVISION, AS IT APPEARS ON THIS PLAT IS WITH FREE
CONSENT AND IN ACCORDANCE WITH THE DESIRES AND
WISHES OF THE UNDERSIGNED OWNER'S, PROPRIETOR, AND
OR TRUSTEES.
NZ51�I`�
OWNERS CONSENT ACKNOWLEDGE BEFORE ME THIS THE
S DAY OF JUNE, 1996. DATE
MY COMMISSION EXPIRES S /3/ /-99
NOTARY PUBLIC
Notes
1. All Tracts Zoned RA.
2• Debra Olan Allanson
PIN for Lot 1 = 64—A -78A
PIN for Lot 2 = 64—A-788
VINOR RURAL SUBDIVISION
OF THE PROPERTY OF
DEBRA OLAN ALLANSON
BACK CREEK DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: 1"=100' JUNE 4. 1996
RITCHIE SURVEYS
STEPHENS CITY, VIRGINIA
Sheet 2 of 2
100 0 100 200
Scole 1" - 100 ft
V`� '
M I L L E R R 0 A D
0 IPF 40' RfW
`r N 55156'46"E 260.00' 'Ps
' N O
n
IPF tva
Z 60' S.R.L.' vir------------1 to
' LOT 2 JI a
ma 1.4735 ACRES ml
111 0, PIN 61—A-768 pI � 3
of ZOI.d:FtA nl 1 o LTO
U..A-id—tial , D 0Or y
I
1 ' J ' � Easem — ,t for ---I'
Bldg.rn
1I
Septic Vtem I O Elliott Ritchie, Jr Z
' Lpt 1 >
' w.11 e tre---J V LICENSE NO
Y- IPS i3 lP5_ — /!/ M tol `J t B.ko Mori. Nlanwn i
g row /�/�Bid_y� Es. i PIN -61, —9 13�1 $C:✓�_
�.% Block PIN -61—A-79
1 1��j - . Zonal-.: -
O rn o Bldgu..:a.. enudl
I^ a D,yD, MIPs 'I�OlURV�-t
U ,� �I iXse«y� I vt
~ 114.5' ml Dwdlinqi— b" ` ,N..
I MINOR RURAL SUBDIVISION
'CL i;i`-:U
`I LOT 1 OF THE PROPERTY OF
L 039 AC ESJIQL dg. DEBRA OLAN ALLANSON
0.9 N 6 ACRES n emo. oPIN 61—A -78A eRa�.ntlol ; b BACK CREEK DISTRICT
' r--- __ lP FREDERICK COUNTY, VIRGINIA
I IPF N51 -49.00"w 270.42' `� SCALE: 1"=100' JUNE 4, 1996
Fronk T. Ailon.m , RITCHIE SURVEYS
D.B. F. Auon.on 1 STEPHENS CITY, VIRGINIA
1 D.8.745, P.889 '
1
PIN -61—A-78
Zon.d:RA
U..:R.ad.nllal
Sheet 2 of 2
CURVE TABLE
LINE
DIRECTION
DISTANCE
CURVE
LENGTH
DELTA
I RADIUS
ITANGENT
IDIRECTION
CHORD
Ll
N49'22'00"W
N34'15'08"W
65.11'
117.00'
C1 173.65' 01.56.37 15118.60'
86.83' 14234'2YE
173.64'
C2
22.96'
00'75'25
5118.60'
11.46'
N41'26'20"E
22.96'
L3
N4823'S7"W
90.00'
C3
196.61'
02'12'03'
5178.50'
98.32'
N4226'39'E
196.60'
L4
S49'22'00"E
S40'38'00"W
100.00'
75.00'
L5
_
L6
N49'22'00'W
100.00-
L7
N40'38'00"E
75.00'
L8
I S57'33'49'W
46.71'
100 0 100 200
Scole 1" - 100 ft
V`� '
M I L L E R R 0 A D
0 IPF 40' RfW
`r N 55156'46"E 260.00' 'Ps
' N O
n
IPF tva
Z 60' S.R.L.' vir------------1 to
' LOT 2 JI a
ma 1.4735 ACRES ml
111 0, PIN 61—A-768 pI � 3
of ZOI.d:FtA nl 1 o LTO
U..A-id—tial , D 0Or y
I
1 ' J ' � Easem — ,t for ---I'
Bldg.rn
1I
Septic Vtem I O Elliott Ritchie, Jr Z
' Lpt 1 >
' w.11 e tre---J V LICENSE NO
Y- IPS i3 lP5_ — /!/ M tol `J t B.ko Mori. Nlanwn i
g row /�/�Bid_y� Es. i PIN -61, —9 13�1 $C:✓�_
�.% Block PIN -61—A-79
1 1��j - . Zonal-.: -
O rn o Bldgu..:a.. enudl
I^ a D,yD, MIPs 'I�OlURV�-t
U ,� �I iXse«y� I vt
~ 114.5' ml Dwdlinqi— b" ` ,N..
I MINOR RURAL SUBDIVISION
'CL i;i`-:U
`I LOT 1 OF THE PROPERTY OF
L 039 AC ESJIQL dg. DEBRA OLAN ALLANSON
0.9 N 6 ACRES n emo. oPIN 61—A -78A eRa�.ntlol ; b BACK CREEK DISTRICT
' r--- __ lP FREDERICK COUNTY, VIRGINIA
I IPF N51 -49.00"w 270.42' `� SCALE: 1"=100' JUNE 4, 1996
Fronk T. Ailon.m , RITCHIE SURVEYS
D.B. F. Auon.on 1 STEPHENS CITY, VIRGINIA
1 D.8.745, P.889 '
1
PIN -61—A-78
Zon.d:RA
U..:R.ad.nllal
Sheet 2 of 2
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 II
RE: Planning Commission Procedures
DATE: June 19,1996
Recently, the Planning Commission considered a proposal to amend the Zoning Ordinance to
permit sewage removal and drain cleaning service operations in the Rural Areas District through
the issuance of a conditional use permit. This proposal was considered as a public hearing item
which was contested by several citizens. The Planning Commission recommended denial of the
proposed amendment as it was presented; however, some members of the Planning Commission
felt that there may have been other avenues that could have been pursued regarding this request.
Staff believes that it is important to ensure that citizens are afforded the opportunity to have their
ideas and requests considered appropriately. Therefore, it would be prudent for the Planning
Commission to reach a consensus on the procedures necessary to establish this process. Included
with this memorandum is information pertaining to various items that are presented to the
Planning Commission and proposed procedures for their disposition. Staff asks that the Planning
Commission review this information for discussion purposes.
107 North Kent Street • Winchester. Vir-inia 22601-5000
PLANNING COMMISSION PROCEDURES
1) Development Applications
This item includes applications for rezonings, master development plans, site development plans,
subdivision design plans, and conditional use permits. The applicant and the staff would not
present development applications as a discussion item. Staff recommends the following
procedures:
a) The applicant has a preliminary review conference with staff.
b) Staff schedules the application to be considered by the Technical Review
Committee (TRC) as necessary.
C) Staff obtains required review agency comments and other pertinent information
from the applicant and schedules the application for formal review by the
Planning Commission.
Public Hearings for rezonings and conditional use permits.
Public Meetings for master development plans.
Public Meetings for site development plans and subdivision plans as
requested by the Planning Commission or at the discretion of staff. Staff
would present site development plans for community facility projects as
an information item which would not require action by the Planning
Commission.
d) Forward a recommendation to the Board of Supervisors, table the application, or
request that staff reschedule the application with the TRC.
2) Polices Issues
This item would include issues related to land use policies, community facilities and services,
and the transportation system. Staff recommends the following procedures:
a) The applicant has a preliminary review conference with staff.
b) Staff schedules the request to be considered by the appropriate subcommittee of
the Planning Commission or committee of the Board of Supervisors.
Page -2-
PC Procedures
June 19, 1996
(Policy Issues Continued)
C) Staff reports to the full Planning Commission during the subsequent meeting to
advise the commission of the subcommittee or committee recommendation. The
Planning Commission advises staff to proceed in the following manner:
• Advertise for public hearing as required by Section 15.1-431 of the Code of
Virginia.
• Address comments of the Planning Commission and place the item on the
subsequent Planning Commission agenda for additional discussion.
Direct staff to schedule a work session on the item based on the overall scope of
the request.
• Direct staff to take the item back to the appropriate subcommittee or committee
for additional consideration.
d) Forward a recommendation to Board of Supervisors, table the item, or direct staff
to take the item back to the appropriate subcommittee or committee for additional
consideration.
3) Ordinance Amendment Req=sts
This item includes requests for amendments to Chapter 144, Subdivision of Land, and Chapter
165, Zoning, of the Code of Frederick County. Staff recommends the following procedures:
a) Staff receives the ordinance amendment request and forwards it to the
Development Review and Regulations Subcommittee (DRRS) for consideration.
Staff reports to the full Planning Commission during the subsequent meeting to
advise the commission of the DRRS recommendation. The Planning Commission
advises staff to proceed in the following manner:
The DRRS recommends in favor of the request:
Advertise for public hearing as required by Section 1-5. 1-43 1 of the
Code of Virginia.
Page -3-
PC Procedures
June 19, 1996
(Ordinance Amendment Requests Continued)
The DRRS recommends denial of the request:
Advertise for public hearing as required by Section 15.1-431 of the
Code of Virginia.
Address comments of the Planning Commission and place the item
on the subsequent Planning Commission agenda for additional
discussion.
Direct staff to take the item back to the DRRS for additional
consideration.
C) Forward a recommendation to Board of Supervisors, table the item, or direct staff
to take the item back to the DRRS for additional consideration.