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PC 09-06-95 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Old Frederick County Courthouse Winchester, Virginia SEPTEMBER 6, 1995 7:00 P.M- CALL TO ORDER TAB 1) Meeting Minutes of August 2, 1995 ........................ A 2) Bimonthly Report ... _ ..... . 3) Committee Reports .............. 4) Citizen Comments _ . PUBLIC HEARINGS 5) Proposed amendments to the Frederick County Code, Chapter 144, Subdivision of Land, Article V, Design Standards, and Chapter 165, Zoning, Article IV, Supplementary Use Regulations, to create new design standards for minor collector roads. (Mr. Wyatt) ---------------------------- E 6) Proposed amendment to the Frederick County Code, Chapter 165, Zoning, Article XV, Historic Area Overlay Zone, Section 165-114, General Regulations. (Mr. Lawrence) --- ---- - - - - ------------------ - - - - -- F 7) Conditional Use Permit #008-95 of Charles W. Goff for gun and small engine repair. This property is located at 10998 North Frederick Pike and is identified with PIN 03 -A -10I in the Gainesboro District. (Mr. Miller) - - - - - - - - - - - G 2 8) Conditional Use Permit #009-95 of Vito & Carrie Angelone for a residence with a kennel. This property is located at 376 Gough Road and is identified with PIN 60-A-39 in the Back Creek District. (Mr. Miller) ------- ------------------------- - - - --- H 9) Rezoning Application #003-95 of Professional Mobile Home Brokers to rezone 2.1514 acres from B2 (Business General) to B3 (Industrial Transition). This property is located on Berryville Pike (Route 7) East of Regency Lakes Drive and is identified with PIN 55-A-34 in the Stonewall District. (Mr. Tierney) ------------------- -------------- - - - - - I OTHER 10) Subdivision Application #008-95 for the Maxwell T. Mandel Subdivision. This property is located on the southeast corner of Fairfax Pike (Route 277) and Highlander Road and is identified with PIN 85B -1-B in the Opequon District. (Mr. Miller) ------------------------------ - - - - - - - - - J 11) Master Development Plan #004-95 for J.I.C. LTD, Industrial Lots for a metal works & fabrication business. The property is located on Arbor Court, adjacent to Blue Ridge Industries, and is identified as PIN 64 -A -80K in the Shawnee District. (Mr. Lawrence) K 12) Subdivision Application #009-95 for J.I.C. LTD, Industrial Lots for the subdivision of two lots. The property is located on Arbor Court, adjacent to Blue Ridge Industries, and is identified with PIN 64 -A -80K in the Shawnee District. (Mr. Miller) ...................................... L 13) Waiver Request of Dr. Raymond Fish to reduce the required lot width for the creation of five family division lots (Mr. Miller) ...................................... M 14) Informal Discussion on a proposed rezoning from RA to B3 for the Flying J Travel Plaza by Mr. Craig M. Call (Mr. Tierney) ---•--------------------------- - - - - -- N 15) Other (2 Items) ........ ............................ 0 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on August 2, 1995. PRESENT: Planning Commissioner present were- Charles S. DeHaven, Jr., Chairman/Stonewall District; Marjorie H. Copenhaver, Back Creek District; S. Blaine Wilson, Shawnee District; Robert A. Morris, Shawnee District; Richard C. Shickle, Gainesboro District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; Roger L. Thomas, Opequon District; George L. Romine, Citizen at Large; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel. ABSENT: Terry Stone, Gainesboro District; John R. Marker, Vice Chairman/Back Creek District; and Robert M. Sager, Board Liaison. Staff present: Robert W. Watkins, Director and Secretary; W. Wayne Miller, Zoning Administrator; Evan A. Wyatt, Planner II, Kris C. Tierney, Deputy Planning Director, and Renee' S. Arlotta, Minutes Recorder. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MINUTES - MEETINGS OF JULY 5, 1995 Unon motion made by Mr- Thnmac and zf-rnniji-d by Mr Rnminv the mt.Ptins - - j - -- ----- ....... -.7 —.. ._11.......7 ...., ...--- .g minutes of July 5, 1995 were unanimously approved as presented. 2 BIMONTHLY REPORT Chairman DeHaven accepted the Bimonthly Report for the Commission's information. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 7/27/95 Mtgl Mr. Wyatt reported that the DRRS discussed a request to modify the family lot division policy. He said that as a result of this discussion, the Planning Commission will probably be approached in September by an applicant who will be looking for a waiver provision from the 250' width requirement. Mr. Wyatt said that the DRRS believes they have done as much as they can do with the minor collector road standards and he would present some of the findings informally later in the meeting. Comprehensive Plans & Programs Committee (CPPC) - 7/17/95 Mtg, Mrs. Copenhaver reported that the CPPS reviewed more information concerning the Round Hill Community Center and the development of land around the intersection of Rt. 37 and Rt. 50 West. She said that the CPPS hopes to have a worksession with the full Planning Commission and Board in August. Mrs. Copenhaver added that the CPPS also discussed the Battlefield Network Plan. Transportation Committee - 8/1/95 Mtg Mr. Wyatt said that the Transporation Committee discussed a request from the Economic Development Commission for industrial areas with rail access. He said that there are several areas near Kemstown they are interested in, however, transportation system enhancements would need to be addressed in that area. Mr. Wyatt said that the EDC's executive director, June Wilmot, presented a three -phased approach which the Committee endorsed. Mr. Wyatt said that the other item discussed was Alternative 5.0 of the WATS. Mr. Wyatt said that the Committee felt their recommendations would be premature until the Commonwealth Transportation Board made a final decision on Rt. 37. Historic Resources Advisory Board (HRAB1 7/18195 Mtg Mr. Morris reported that the HRAB reviewed and endorsed the Battlefield Task Force Report, however, they did caveat that by saying they felt it was important, in order to keep the momentum going, to form the `umbrella group' as quickly as possible. Mr. Morris also reported that the Historic Plaque Program is continuing with great success. Sanitation Authority - 7/19/95 Mtg. Mrs. Copenhaver reported that work on the Parkins Mill upgrade is progressing. Winchester City Planning Commission Mr. Dibenedetto reported that the City gave administrative approval for the County's Office Building. He also reported that the County's Deputy Planning Director, Kris Tierney, gave the Commission a presentation on the Battlefield Task Force Report and this met with favorable reviews as well. El PUBLIC HEARINGS Rezoning Application #001-95 of Wayne R. Ridgeway to rezone 2.047 acres from RA (Rural Area) to B3 (Industrial Transition). This property is located on US Route 522, just south of the intersection of Bryarly Road (Rt. 789), and is identified with PIN 42-A-249 in the Gainesboro District. Action - Tabled for 60 Days Mr. Tierney said that this item came before the Commission on May 3, 1995 and was tabled for 90 days at the applicant's request. Mr. Tierney said that another letter was received from the applicant, again requesting tabling for 60 days. Mr. Tierney said that the applicant is trying to obtain Health Department approval of a septic system and other items that the Commission raised concerns about. Mr. Stephen M. Gyurisin, of G. W. Clifford & Associates, Inc., the consulting engineers for this project, said that the soil consultant has been on the site and a survey of the property has been conducted. Mr. Gyurisin asked that the Commission table the request for another 60 days. There were no public comments. Upon motion made by Mr. Light and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table Rezoning Application #001-95 of Wayne R. Ridgeway for 60 days. An amendment to Chapter 165, Zoning Ordinance, of the Frederick County Code, Article IV, Supplementary Use Regulations, Section 165-23F, Extensions into Setback Yards to allow decks and storage buildings that are attached to townhouses and weak -link townhouses to extend into the required perimeter boundary setback and the required active distance buffer area. 5 Action - Recommended Approval Mr. Wyatt said that the Development Review & Regulations Subcommittee (DRRS) reviewed a request from Mr. Don Hague concerning the ability to have decks and storage buildings, which are attached to townhouse units, extend into required perimeter setback areas. Mr. Wyatt explained that currently, the ordinance requires townhouses to be set back a minimum of 50 feet from the perimeter property line boundary and in some cases, a minimum of 100 feet, depending upon the zoning classification of the adjoining property. He said that the Supplementary Use Regulations within the Zoning Ordinance permits specific architectural, structural, or mechanical features to extend into portions of setback yards and the DRRS felt they would look at this request in that light. Mr. Wyatt said that the DRRS felt it would be appropriate to allow attached decks and storage facilities to extend into the perimeter setback area and the active portion of required buffer and screening areas, provided that maximum distances and heights were determined. Mr. Wyatt said that the reason the committee did not have a problem with this approach was because of the 100 foot setback required between two adjacent townhouse developments (50' required by each). He said that if the proposed townhouse development was adjacent to a single family development, the buffer and screening requirement for the townhouses would be 100 foot minimum setback and the single family development would need to be set back 25 feet, which would total 125 feet. He said that if the decks would be permitted to be extended 15 feet, there would still be 110 feet of distance between the single family unit and the townhouse plus full screening, which would be a six foot high berm with landscaping. The Commission had questions regarding the definitions of `covered' and `enclosed' decks, which were not permitted in the proposed amendment. They asked if a shade structure over a deck would be considered as a `cover.' Mr. Wyatt explained that the DRRS was reluctant to allow any type of cover for the fear that it may eventually turn into an enclosed structure and then into a family room. Mr. Light, a member of the DRRS, said that the Committee did not want a deck to turn into a screened porch, which is a building structure requiring a building permit. Mr. Scot Marsh, of Marsh & Legge Land Surveyors, was representing Mr. Hague. Mr. Marsh said that they were in favor of the proposed amendments as written. Mr. Marsh said that he attended the DRRS meeting and the applicant's intent was not to have any covering at all on the decks. Upon motion made by Mr. Thomas and seconded by Mr. Romine, M BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the amendment to the Supplementary Use Regulations --Structural. Extensions into Setback Yards, as follows: ARTICLE IV - SUPPLEMENTARY USE REGULATIONS 165-23F Extensions into Setback Yards (5) Decks which are attached to townhouses and weak -link townhouses may be constructed to the full width of the dwelling unit and may extend fifteen feet into a perimeter setback area or the active portion of a required buffer area, provided that the decks are not enclosed or covered and are not constructed higher than the finished floor elevation of the primary entrance to the dwelling unit. (6) Storage sheds which are attached to townhouses and weak -link townhouses that can only be accessed through an outer entrance and do not exceed one-fourth the width of the dwelling unit may extend ten feet into a perimeter setback area or the active portion of a required buffer area. Virzinia CitizensPlgnninL Association Annual M tin Mr. Morris announced two upcoming Planning Commissioners' Programs --the .Institute for Planning Commissioners and the Certified Planning Commissioners' Program to be held October 8-10, 1995 at the Fairview Park Marriott in Falls Church. Mr. Wyatt said that the DRRS has worked with representatives of the development and design community and the Virginia Department of Transportation over the past several months, at the request of the Board of Supervisors, to determine all significant issues and concerns associated with the current collector road design standards. He said that the Board's request was initiated by concerns raised by local developers and the Board's interest in completing the 6 County's transportation network. Mr. Wyatt proceeded to give the Commissioners the history of the project to date. He said that local developers were primarily concerned that residential lot frontages were not permitted on minor collector roads. He said that because of this, developers felt they needed to build twice the amount of roads to service the same number of houses. Other concerns raised by developers were the increased costs associated with building and maintaining additional roads, and the increase in stormwater runoff. Mr. Wyatt explained that the Comprehensive Plan's Eastern Road Plan designates the locations for minor and major collector roads, however, developers are avoiding building at those locations because they prefer areas where they only have to build local streets. Mr. Wyatt explained that the result is that the County has been unable to complete its transportation network. Mr. Wyatt said that numerous worksessions were held and new language has been created for the design and development of minor collector roads. Mr. Wyatt said that the essence of the proposed language requires minor collector roads to be constructed to the VDOT Urban Design Standard. He said that this standard requires curb and gutter and sidewalks along minor collector roads, regardless of the lot size. This language also allows residential lot frontage along minor collector roads with individual driveway spacing requirements and eliminates the requirement for road efficiency buffers. He said that the new language does not propose to alter the existing lot size requirements for curb and gutter and sidewalks along local streets. Therefore, if a developer creates a residential subdivision that exceeds the current requirements, he or she will have the flexibility to dertermine how the local streets should be constructed. Mr. Wyatt said that the proposed language will encourage the development of a network of minor collector roads that have been previously avoided; will reduce the amount of pavement, thus providing a cost savings in development and maintenance; it will produce a savings in land development cost; and a reduction in storm water runoff. The Planning Commission felt that a redesignation of roads identified in the Comprehensive Plan from major to minor collector roads would be an integral part of making these new standards work effectively. They felt that good statistical figures for traffic movement were essential and the traffic impact analyses would be very useful. Commissioners also noted that it was very important to correctly designate the roads because it would be extremely expensive to convert a minor collector back into a major collector. The Commission felt that the new standards would create a `win-win' situation for everyone --the developers will have certain concessions, the County would get nicer developments, better traffic flow, and excellent road beds, and VDOT would benefit because it would make snow removal and road maintenance easier. Mr. Wyatt said that the staff planned to advertise the amendments for public hearing for the Commission's September 6 meeting. The Commission had no problems with this schedule. PLANNING COMMISSION RETREAT Mr. Watkins suggested that the Planning Commission's Annual Retreat be held in January or February instead of the usual November schedule. The Planning Commission agreed to the January meeting time. Mr. Watkins announced that the August 16 Planning Commission meeting will be a work session to discuss the Round Hill community study, battlefields, and W.A.T.S. F.1-031111139 There being no further business to discuss, the meeting adjourned at 8:00 p.m. Respectfully submitted, Robert W. Watkins, Secretary Charles S. DeHaven, Jr., Chairman BIMONTHLY REPORT OF PENDING APPLICATIONS REZONINGS: Professional MobileStonewall Home Brokers (John Tauber) (REZ) Shawnee 2.1514 Acres B2 to B3 Location: Rt. 7; 300 yds. east of Regency Lakes Dr. Submitted: 08/16/95 PC Review: 09/06/95 BOS Review: not yet scheduled James Carroll Shawnee 2.81 acres RP to B2 (REZ) Submitted: 04/05/95 PC Review: Location: Custer Ave./Pembridge Rd. Submitted: 10/07/94 PC Review: Tabled by PC: 11/02/94 Tabled at Applicant's request: 12/07/94, 03/01/95, 04/05/95, 04/19/95 Next Review Date: 11/01/95 BOS Review: not yet scheduled Wayne Ridgeway (REZ) Gainesboro 2.047 acres RA to B3 Location: Rt. 522 Submitted: 04/05/95 PC Review: Tabled at Applicant's request: 05/03/95, 08/02/95 Next Review Date: 10/04/95 BOS Review: not yet scheduled MASTER DEVELOPMENT PLANS: J.I.C. Ltd. Industrial Lots (MDP) Shawnee 2 M1 Lots for metals works & fabrication (8.411 tl. acreage) Location: Arbor Ct. (Rt. 1000) Extension; off Victory Ln. (728) Submitted: 08/11/95 PC Review: 09/06/95 BOS Review: 10/11/95 Hghts (MDP) Stonewall --]Fieldstone 169 SF Det. Trail. Lots (RP) Location: South of Valley Mill Rd. (Rt. 659) Submitted: 04/25/95 PC Review: 05/18/94 Tabled 07/06/94 Approved BOS Review: 08/1.0/94 Approved =Pending Admin. Approval: Awaiting completion of review agency requirements Battlefield Partnership (MDP) Back Creek 16.3 Acres of B2 Property Location: South of Winchester, between Rts. 11S and I-81 Submitted: 02/21/92 PC Review: 03/18/92 Approved BOS Review: 04/08/92 Approved Pending Admin. Approval: Awaiting completion of review agency requirements James R. Wilkins, III (MDP) Shawnee 76 Apartments & 86 T.H. (RP) Location: South side of Rt. 659 Submitted: 11/02/92 PC Review: 12/16/92 Tabled 02/17/93 Approved BOS Review: - 03/10/93 Tabled 04/14/93 Approved Pending Admin. Approval: Awaiting completion of review agency requirements SUBDIVISIONS: Maxwell T. Mandel, DVM (SUB) Opequon 2 Lots from 0.803 Acres (B1) Location: Southeast corner of Rt. 277 and Highlander Rd. Submitted: 07/28/95 PC Review: 09/06/95 BOS Review: 09/ 13/95 J.I.C., Ltd. Industrial. Lots Residue of Lot 9-A (SUB) Shawnee 2 Lots - 8.411 total Acres (M1) Location: Arbor Ct. (Rt. 1000), off of Victory Lane (Rt. 728) Submitted: 08/11/95 PC Review: 09/06/95 BOS Review: 10/11/95 rIRT&T Partnership (SUB) IFBack 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. Approval-, Awaiting submission of signed plat & deed of dedication Briarwood Estates (SUB) Stonewall 20 SF Det. Trad. Lots (RP) Location: Greenwood Rd. Submitted: 01/03/94 PC Review: I Review date pending at applicant'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: Awaiting deed of dedication, letter of credit, and signed plat rHarry Stimpson (SUB) Opequon T`wo 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. Preston Place (SUB) Shawnee 72 Garden Apartments (RP) Location: North side of Airport Rd. (Rt. 645) Submitted: 10/31/94 PC Review: 11/16/94 Approved BOS Review: Not required --Has an approved MDP Pending Admin. Approval: Awaiting signed plats. Lenoir City Co. of VA. (SUB) Gainesboro One MI Lot 11 1 Location: Intersection of McGhee & Kentmere Rds. Submitted: 05/12/95 PC Review: 06/07/95 BOS Review: Not required --Has an approved MDP Admin. Approved: 08/09/95 SITE PLANS: Amoco Convenience Center (SP) Gainesboro Convenience Center on 4.0 acres (B2) Location: Southeast corner of Rts. 522/694 Submitted: 08/17/95 Approved: 11 Pending Redbud Run Elementary School (SP) Stonewall Public School on 26.65 acres (RA) Location: Rt. 7, approx. 1 mi. east of I-81 Submitted: 08/01/95 Approved: I Pending Wheatlands Wastewater Facility (SP) Opequon Treatment Facility on 5 Acres (115) Location: So.West of Double Tollgate; adj. & west of Rt. 522 Submitted: 09/12/89 Note: Being held at applicant's request. Flex Tech (SP) Stonewall M1 Use on 11 Ac. (M1) Location: East side of Ft. Collier Rd. Submitted: 10/25/90 Note: I Being held at applicant's request. God's Glory Land, Inc. Back Creek Church Retreat on 26.45 acres (RA) Location: N.W. side of Rt. 704, approx. 3 1/4 mi. so. of Rt. 50 Submitted: 08/08/95 Approved: I Pending Regency Lakes Estates, Sect. D (SP) Stonewall Manufactured SF Homes on 30.1 Acres (MH1) Location: HCMF Development Corp. Stonewall Addition on 1.6 Acres (RP) (Van Gilder's Nursing Pending Submitted: Home) (SP) Approved: Pending Location: 1011 Pennsylvania Avenue Submitted: 05/30/95 Approved: Pending Regency Lakes Estates, Sect. D (SP) Stonewall Manufactured SF Homes on 30.1 Acres (MH1) Location: Regency Lakes Drive Submitted: 06/07/95 Approved: Pending Winchester Electric (SP) Stonewall Dawsons Investments Inc., Back Creek Warehouse on 1.91 Acres (Ml) Lot 5 (SP) Submitted: Location: N.W. Corner of Industrial Dr. & Development Lane Submitted: 06/27/95 Approved: Pending Winchester Electric (SP) Stonewall Warehouse on 2.05 Acres (M1) Location: 120 Fort Collier Rd. Submitted: 07/10/95 Approved:Pending Redland United Methodist Church (SP) Gainesboro Church on 5.0 Acres (RA) Location: Intersection of No. Frederick Pk. (Rt. 522) & Cross Junction Rd. (Rt. 693) Submitted: 06/08/95 Approved: Pending Frederick County Sanitation Authority (SP) Shawnee Administration & Maintenance Facility on 5.8966 Acres (RA) Location: East side of Rt. 642 Submitted: 06/06/95 Approved: 08/16/95 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 Mobile Chemical Company (SP) Back Creek Addition of Storage Silos on 5,100 sf (M2) Location: 158 Capitol Lane, Winchester Submitted: 07/07/95 Approved: 08/08/95 Shockey Brothers, Inc. (SP) Stonewall additions to concrete/steel fab- rication uses on 5.87 acres (M2) Location: 225 Stine's Lane, Winchester Submitted: 07/11/95 Approved: 08/03/95 CONDITIONAL USE PERMITS: Vito &Carrie Angelone (CUP) Back Creek 30 -Run Dog Kennel w/ Storage Area (RA) Location: 376 Gough Road (Rt. 618) Submitted: 08/15/95 PC Review:ri 9/06/95 BOS Review: 0/11/95 Charles W. Goff (CUP) Gainesboro Gun & Small Engine Repair (RA) Location: 10998 North Frederick Pk., Cross Junction Submitted: 08/08/95 PC Review: 09/06/95 BOS Review: 10/11/95 Bruce E. Welch (CUP) Opequon TVeterinary Hospital (RP) Location: 689 Aylor Rd. Submitted: 05/25/95 PC Review: 07/05/95 Approved w/ Conditions BOS Review: 08/09/95 Approved w/ Conditions Matt Plasters (CUP) Gainesboro Auto Repair w/o body repair (RA) Location: 783 Marple Rd. Submitted: 06/09/95 PC Review: 07/05/95 Approved w/ Conditions BOS Review: 08/09/95 Approved w/ Conditions VARIANCES: Timothy & Deana Dayhuff Stonewall 10.4' side yard variance (RA) Location: 117 Panarama Drive, Winchester Submitted: 08/04/95 BZA Review: IL 09/19/95 Molden Real Estate Corp. Stonewall 25' rear yard for an existing structure, deck, & shed. Location: 107 Edgewood Dr. (Lot 25, Sect. 3, Glenmont Village) Submitted: 07/27/95 BZA Review: [08/15/95 Approved Oliver L. Payne (VAR) Stonewall 18' Rear Yard Stbk & a Reduc- tion of Min. Landscaped Area from 25% to 8% (M1) Location: Rt. 11 in Stephenson Submitted: 07/11/95 BZA Review: 08/15/95 Approved David & Joan Ritchie (VAR) Opequon 8' Rear Yard & 20' Side Yard for detached garage (RA) Location: 1045 Double Church Road Submitted: 07/21/95 BZA Review: 08/15/95 Approved 11 IE. PLANNING AND DEVELOPMENT - ACTIVITY REPORT #87(Aug.1-1 1 _ Transportation Bob Watkins attended the meeting of the Lord Fairfax Planning District Commission's Transportation Technical Committee, Evan Wyatt met with citizens and toured Carters Road (Route 629) to review the existing conditions and to discuss potential methods to improve specific sections of the road. Evan met with several citizens from the Valley Mill Road/Greenwood Road area to review information associated with the realignment project that will begin in 1997. Evan also met with Rick Forney to discuss drainage problems associated with Warm Springs Road (Route 676). Evan will work with VDOT and Mr. Forney to determine the appropriate method of mitigating this problem. Several requests for secondary road improvements have been provided to the Planning Department. These requests will be discussed as a part of the Secondary Road Improvement Plan update that will begin in September. 2. Plan Reviews. Approvals, and Site Inspections Evan Wyatt reviewed a site plan for the proposed Pharmacy and Nursing School, located on the Winchester Regional Hospital property; revisions to the Redbud Run Elementary School site plan, located along Berryville Pike; revisions to the Mobile Chemical Company site plan located along Shawnee Drive; revisions to the Redland United Methodist Church site plan, located along North Frederick Pike; and revisions to the site plan for God's Glory Land, located along Back Creek Road (Route 704). Site plans were approved for the installation of silo storage structures at the Mobile Chemical site, along Shawnee Drive, and for a warehouse addition and new truck staging area at the Shockey Brothers facility, located along Martinsburg Pike. Evan conducted site inspections for the new addition to Fort Collier Lease Building #1, located along Brooke Road; for the Phase V addition to Southeastern Container, located along West Brooke Road; for the Salvation Army Center of Hope facility, located along Fort Collier Road; and the F & M Bank branch, located in Country Park Plaza along Senseny Road. Page 2 Activity Report #87 August 17, 1995 3. Mens Bob Watkins and Evan Wyatt met with Louise Brim to discuss road planning in the southern Kernstown area. Bob Watkins and Wayne Miller met with Jim Wilson to discuss allowed uses in the B-1 District. Evan Wyatt participated in A Technical Review meeting to discuss a proposal to develop single family cluster lots along Greenwood Road, to discuss revisions to the Coventry Courts Master Plan, and to discuss classroom additions at the Mountain View Church of Christ located along Valley Pike. Evan Wyatt met with Pastor Van Der Riet of the Abundant Life Christian Center, located along Aylor Road, to discuss potential buffer and screening waiver requirements. 4. Other Evan Wyatt provided impact model information for the applicant that is proposing to rezone the Cole property situated in front of the Franklin Mobile Home Park along Berryville Pike. The proposal is to rezone property that is B2 to B3. COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 7031/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Planner II RE: Amendments To Chapter 144, Subdivision Ordinance and Chapter 165, Zoning Ordinance To Create New Standards For Minor Collector Roads DATE: August 17, 1995 The Development Review and Regulations Subcommittee (DRRS) has worked with representatives of the development and design community and the Virginia Department of Transportation (VDOT) over the past several months to determine all significant issues and concerns associated with the current collector road design standards. As a result of these worksessions, new language has been created for the design and development of minor collector roads. Staff presented this language to the Planning Commission on August 2, 1995 for information and discussion. The essence of this proposed language requires minor collector roads to be constructed to the VDOT Urban Design Standard. This standard requires curb and gutter and sidewalks along minor collector roads regardless of the lot size. This language also allows residential lot frontage along minor collector roads with individual driveway spacing requirements, and eliminates the requirement for road efficiency buffers. The new language does not propose to alter the existing lot size requirements for curb and gutter and sidewalks along local streets. Therefore, if a developer creates a residential subdivision that exceeds the current requirements, he or she will have the flexibility to determine how the local streets should be constructed. The proposed language will encourage the development of a network of minor collector roads that have been previously avoided, will reduce the amount of pavement, thus providing a cost savings in development and maintenance, it will produce a savings in land development cost and a reduction in storm water runoff. Staff asks that the Planning Commission review the proposed ordinance amendments and provide a recommendation that can be forwarded to the Hoard of Supervisors for final resolution. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 AMENDMENTS TO CHAPTER 144 - SUBDIVISION ORDINANCE 144-17B(1) Residential streets shall be laid out to discourage through traffic. New residential lots shall not have direct vehicle access to roads defined as major collector or arterial by the Frederick County Comprehensive Plan or by the Virginia Department of Transportation. 144-17K(2) - Minor collector. A "minor collector" shall be a street within a subdivision that collects traffic from local streets and distributes it to the major collector and arterial system. These streets provide land access service and traffic circulation within residential, commercial, and industrial areas and may be required to serve as access to adjoining properties or to connect with streets in adjoining subdivisions. Minor collectors shall have a projected average daily traffic count at full build out from 401 to 3,000 average daily trips or be streets designated as minor collectors by the Frederick County Comprehensive Plan. Minor collectors shall be constructed to the VDOT Urban Design Standards. (a) Minimum right-of-way shall be as required by VDOT. 144-17K(3) Major collector. A "major collector" shall be a street that collects traffic from local streets and minor collectors and distributes it to the arterial system. These streets provide links to higher classified routes and serve as important intracounty travel corridors. Major collectors shall have a projected average daily traffic count at full build out from 3,001 to 6,000 average daily trips or be streets designated as major collectors by the Frederick County Comprehensive Plan. (a) Minimum right-of-way shall be 80 feet. 144-17K(4) Minor arterial. A "minor arterial" shall be a street designed to provide for either primary or secondary through traffic movement between major secondary roads, collectors, arterials or other major thoroughfares. Minor arterials interconnect and supplement the principal arterial system with a greater emphasis on land access and a lower level of traffic mobility. The minor arterial shall have a projected average daily traffic count at full build out from 6,001 to 8000 average daily trips or be street designated as a minor collector by the Comprehensive Plan and shall be constructed to the following standards in accordance with projected traffic: (a) Minimum right-of-way shall be 90 feet. AMENDMENTS TO CHAPTER 165 - ZONING ORDINANCE 165-29(6) The minimum spacing for access on minor collector roads shall be 70 feet between driveways and between driveways and intersections. The minimum spacing for business or industrial entrances and road intersections on major collector roads shall be 150 feet. 165-37E(1) All residential structures shall be separated from arterial or major collector roads, as designated by VDOT or the Frederick County Comprehensive Plan by the following road efficiency buffers: Road Type Distance Buffer Required Interstate/arterial/limited access Inactive Active Total (minimum feet) (maximum feet) (feet) Full 50 50 100 Reduced 40 40 80 Major Collector Inactive Active Total (minimum feet) (maximum feet) (feet) Full 40 40 80 Reduced 25 25 50 I COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 7031/678-0682 MEMORANDUM TO: Planning Commission Members f FROM: Eric R. Lawrence, Planner I ';�v RE: Public Hearing: Proposed Amendment to the Historic Area Overlay Zone DATE: August 23, 1995 Attached are the proposed Guidelines for New Construction in the Historic Area Overlay Zone as recommended by the Historic Resources Advisory Board at their meeting of July 17, 1995. Upon your recommendation, these guidelines will be presented to the Board of Supervisors for their review. 71?e design guidelines l+J11 be presented as a "stand alone" document. The Zoning Ordinance irould only be amended to inchide provisions tlia1 neiv construction in the Historic Area Overlay Zone exercise the guiclelines. In May of 1994, a proposal to rezone land adjacent to the historic Star Fort prompted the HRAB to evaluate the need for new commercial construction guidelines for historic areas. As a result of this initial proposal, the HRAB has drafted guidelines which could ultimately preserve the integrity of historic areas throughout Frederick County. The guidelines are essentially that: guidelines. The language used is designed to assist the new commercial construction designer in understanding the goals for historic areas. Terminology that is exercised merely recommends and encourages compliance with the design criteria. A statement has been included in the guidelines that enables the HRAB to use its' discretion in determining whether the development proposal meets the spirit of the design criteria. And I will point out that these guidelines, like the existing Historic Area Overlay, are strictly voluntary. A property owner must request that his or her property be included in such an overlay district. A draft of these new guidelines and the Zoning Ordinance amendment statement are attached to this memorandum. Please review them both and we will discuss them at the meeting. Please let me know if there are any questions regarding this item. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Summary of Design Guidelines The Historic Resources Advisory Board has developed these guidelines in an effort to insure that new construction within an area designated as a Historic Area Overlay is compatible with the character of the historic area. Additionally, the HRAB anticipates that the guidelines will be compatible with economic growth while minimizing the erosion of the historic area's character. The guidelines are based on the traditional character present in the County's historic areas. Traditionally, historic County buildings do not exceed 2 stories and buildings were most often constructed of wood and stucco. These historic design characteristics are encouraged by the guidelines so that new construction will be consistent with existing structures. In an effort to minimize the effect that 20th century conveniences have on the historic area, the guidelines encourage site designs which de-emphasize features such as parking facilities, HVAC equipment, and solid waste management equipment. By exercising building designs, site layouts, and landscaping techniques, the impacts associated with modern day conveniences may be reduced. Guidelines for New Construction in the Historic Area Overlay Zone Frederick County, Virginia Adopted by the Frederick County Historic Resources Advisory Board Prepared by the Frederick County Department of Planning and Development The following guidelines are hereby adopted by the Frederick County Board of Supervisors to assist, in the consideration of applications for new construction in Historic Area Overlay ("HA') zones under the Frederick County Zoning Ordinance. These guidelines should not be viewed as a means of dictating a specific design response to a given design problem, nor should they be .seen as prohibiting any particular approach. Neta, and untried approaches to common design problems associated with historic sites and structures should not be rejected merely because c f originality. Each application will be considered on a case-by-case basis, within the framework set oul here. TABLE OF CONTENTS Frederick County Code ................................................. 1 Historic Area Overlay Zones ....................................... 1 General Regulations .............................................. 1 Frequently Used Terms .......... ........................... . ... . . I ...... 2 Qualifications........................................................ 2 Purpose and Intent ..................................................... 3 Statement of Purpose ............................................. 3 Statement of Intent ............................................... 3 Architectural Style and Form Criteria .............. . ....................... 4 Building Design ................................................. 4 Building Siting .................................................. 5 Height........................................................ 6 Parking Location ................................................ 7 Building Materials ............................ .................. 8 Landscaping.................................................... 9 Signage....................................................... 10 Frederick County Historic Area Overlay Zones Frederick County Code, Chapter 165, Article 15, Section 111 General Regulations Frederick County Code, Chapter 165, Article 15, Section 114(A) FREDERICK COUNTY CODE The Historic Area (HA) Overlay Zone was adopted by the Frederick County Board of Supervisors on November 13, 1991. The HA zone is intended to protect, enhance and aid in the perpetuation of especially noteworthy examples of elements of Frederick County's cultural, social, economic, religious, political, agricultural, military, industrial or architectural history in order to: A. Foster civic pride and an appreciation for historic values. B. Maintain and improve property values by providing incentives for upkeep and rehabilitation. C. Protect and enhance the county's attractiveness to tourists and visitors. D. Provide for the education and general welfare of the people of the county. E. Encourage nomination of qualified historic properties to the state and national registers. New construction, reconstruction and significant exterior alterations. No building or structure, including signs, shall be erected, reconstructed or substantially altered in exterior appearance unless the HRAB approves of the proposed activity's compatibility with the historic, cultural and/or architectural aspects of the zone and issues a certificate of appropriateness. The HRAB shall only issue a certificate of appropriateness for new construction which exercise the design criteria found in these Guidelines for New Construction in the Historic Area Overlay Zone. Guidelines for New Construction in the Historic Area Overlay Zone Page I Frequently Used Terms Qualifications For purposes of these guidelines, the term "designated site" shall mean that site, structure, or other feature, which has been designated as a historic resource by the Board of Supervisors, in its application of a HA zone on any property or properties within the County. The term "contributing buildings" refers to those buildings that have been identified in the Rural Landmarks Sini)ey Report and may contribute to designs for new construction. These design elements are based on the Rural Landmarks Survey Report, Frederick Carnity, Pirgh ia, Phases I -M, 1988-1992. This survey documented buildings in Frederick County that are at least 50 years old and have retained their architectural integrity. This standard is used by the Virginia Department of Historic Resources and the U.S. Department of Interior to determine whether or not a structure is considered to be "contributing" to the historic character of a community. All applications for new construction must comply with the requirements of applicable zoning regulations prior to consideration by the HRAB, Guidelines for New Construction in the Historic Area Overlay Zone Page 2 Purpose and Intent Statement of Purpose: Statement of Intent: DESIGN CRITERIA The purpose of these Design Criteria is to insure that new construction located within the Historic Area Overlay (HA) is compatible with the character of the historic area. The purpose is also to establish a common identity among these new buildings through shared design principles. It is the intent of these Criteria to : 1. Accommodate and encourage economic growth that will both maximize direct county revenues and minimize the indirect costs of eroding the historic character of the HA; 2. Protect private property values and related public investment from the detrimental impacts of carelessly planned new construction; 3. Encourage creative designs while discouraging uniform trademark architecture for commercial development that if built in the HA would create commercial strip developments incompatible with existing structures; 4. Maintain the image of the HA as seen from its most traveled roads to benefit residents, attract tourists, and interest potential employers; 5. Encourage new developments to produce contemporary architecture compatible with the traditional building forms of the HA; 6. Provide for an appropriate and attractive yet diverse mix of new construction that relate to one another in a coherent way by guiding them toward shared design principles without imposing any specific architectural style. Guidelines for New Construction in the Historic Area Overlay Zone Page 3 Architectural Style and Form Criteria Building Design DESIGN CRITERIA These criteria shall be followed to the greatest extent possible, as determined by the Historic Resources Advisory Board (HRAB), given the physical nature of a specific site and its intended use. Although achieving compliance with all these criteria is desired, the HRAB may use its discretion in determining an application's degree of compliance, as long as a proposed design is consistent with the purpose and intent of these criteria. New construction should not create an appearance with no historical basis. New construction should represent the era in which it is built, yet be designed in a manner that complements the existing historic area character. 1. No single architectural style is mandated. However, historic design elements of contributing buildings found in Frederick County should be the basis for proposed designs. Direct copying of buildings is discouraged as are standardized building designs found throughout areas outside of Frederick County. 2. Introduction of design concepts foreign to Frederick County is inconsistent with the County's architectural character. 3. New building designs should have roof designs that are characteristic of Frederick County. Duplication of the traditional roof shapes, pitches, and materials on new construction is one way of making the new structures more visually compatible. Steeply pitched roofs are generally found in contributing buildings. Guidelines for New Construction in the Historic Area Overlay Zone Page 4 Building Siting DESIGN CRITERIA 4. Side and rear walls which face open areas should be designed with as much attention to detail as the primary facade. 5. New construction should maintain a scale which is compatible with adjacent buildings and other existing structures in the historic area. 6. The Board is conscious of 20th century infrastructure requirements, but such items as electrical meters and transformers, HVAC equipment and solid waste management equipment should be visually and acoustically screened from public view. Buildings should be designed and sited to reduce the need for topographic modifications to the site. If buildings must be sited in areas of significant slope, they should make use of multiple stories and multi-level access to retain the natural topography of the site. 2. All new construction should attempt to protect and preserve significant archaeological resources. 3. The front of a building should face the main thoroughfare in the historic area. Building elevations facing other public rights-of-way should include the principal design features and materials used on the front of the building, so as not to look like the back of the building. Guidelines for New Construction in the Historic Area Overlay Zone Page 5 Height DESIGN CRITERIA No structure should be so located or of such height, as to unreasonably affect protected viewsheds around designated sites. Traditionally, the height of buildings in historic areas are no more than two stories (approximately 25 feet). New construction should be consistent with this pattern. HEIGHT 2 STORIES 25FEET i I . � � I -} -- L— GROUND LEVEL AS A GENERAL RULE, THE HEIGHT OF NEW BUILDINGS SHOULD BE ROUGHLY EQUAL TO THAT OF CONTRIBUTING BUILDINGS IN THE HISTORIC AREA. NEW CONSTRUCTION THAT VARIES IN HEIGHT FROM THAT OF THE CONTRIBUTING BUILDINGS SHOULD BE AVOIDED. Guidelines for New Construction in the Historic Area Overlay Zone Page 6 Parking Location DESIGN CRITERIA Maintain the integrity of the area's historic resources by minimizing the dominance of the automobile. Parking facilities should be placed in locations which de-emphasize their use, and emphasizes the main structure. This may be accomplished by exercising site layout options and landscaping techniques which attempt to camouflage the parking facilities. ROAD —�- NOT ACCEPTABLE 9 PARKING DOMINATES STREETSCAPE n. 7✓ ROAD _., PREFERRED �7 S� PARKING BEHIND SHOPS Guidelines for New Construction in the Historic Area Overlay Zone Page 7 Building Materials DESIGN CRITERIA The predominant building materials for commercial buildings in historic areas are wood and stucco. Brick and stone were also common building materials to a lesser extent. The same material was typically applied to all sides of all stories of a building. Horizontal wood siding, stucco, red clay brick, or limestone should be encouraged for cladding on new commercial buildings. 2. The most common building siding materials for residential structures are brick and frame construction. Many residences built prior to 1860 were also constructed of stone and log. Horizontal wood siding and brick are encouraged for cladding on new residential buildings. Similar to commercial construction, the same material was typically applied to all sides of all stories of residential structures. Exterior end stone chimneys were also quite prevalent and are encouraged in new construction. 3. Historic roofing materials, such as standing seam metal and slate, which are present in historic areas are encouraged. These materials continue to be widely available today. 4. Building colors should complement the colors existing in the historic areas. BUILOING MATERIALS ` -- { 6 .W STUCCO WOOO STONE BRICK Guidelines for New Construction in the Historic Area Overlay Zone Page 8 Landscaping DESIGN CRITERIA The use of appropriate landscaping (plant materials) native to or traditionally used in Frederick County will blend new construction with the surrounding historical area landscapes. The use of species that are winter hardy and drought tolerant is encouraged. 2. An effort should be made to screen the rear areas of a developed site from the adjacent properties so far as it may reasonably be possible to do so. The use of screening materials, such as fencing, or vegetation plantings are encouraged. 3. Lighting should be of such construction, materials, height, and brightness, as not to adversely effect the designated site. 4. Maintenance of the landscaping should be considered when choosing the type of landscaping and screening to be used. The use of an attractive landscaping plan, accented by hardy plants, will create a pleasing commercial environment. Guidelines for New Construction in the Historic Area Overlay Zone Page 9 DESIGN CRITERIA Signage 1. The location, design, configuration, materials and color of all proposed signs and associated structures should be in character with the historic and scenic settings of the historic area. These signs should not visually dominate buildings or sites. 2. Free-standing and projecting wall signs will be limited to 25 feet in height, and a sign surface area of 50 square feet. 3. One free-standing or projecting sign will be permitted per parcel. 4. Wall signs will be limited to 20 feet in height above grade, and one sign per parcel frontage. SIGNS SHOULD BE IN CHARACTER WITH THE HISTORIC AREA Guidelines for New Construction in the Historic Area Overlay Zone Page 10 SIGN SURFACE AREA I', HISTORIC }j�$'�'pRjC SHOULD NOT EMCEED AREA SIGN �• AREA Sttii1 SO Sp UARF. FEET SIGN HEIGHT � I 25 FEET SIGNS SHOULD BE IN CHARACTER WITH THE HISTORIC AREA Guidelines for New Construction in the Historic Area Overlay Zone Page 10 ACTION: PLANNING COMMISSION BOARD OF SUPER VISORS AMENDMENT AN ORDINANCE AMENDING THE FREDERICK COUNTY CODE CHAPTER 165, ZONING WHEREAS, An ordinance to amend Chapter 165, Zoning, Article XV, HA Historic Area Overlay Zone, ,Section 165-114, General Regulations, which would establish design guidelines for nein construction in the Historic Area Overlays Zone, was referred to the Planning Commission on September 6,1995; and WHEREAS, the Planning Commission held a public hearing on this ordinance adoption on September 6,1995; and, WHEREAS, the Board rf Supen4sors held a public hearing on this ordinance adoption on October xi, 1995; and, WHEREAS, the Frederick County Board of'Supervisors.finls the adoption of this ordinance to be in the best Interest of the public health, safety, welfare, convenience, and in good zoning practice; NOW THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors as . follows: That Chapter 165 of the Frederick County Cole, Zoning, Chapter 165, Article XT , HA Historic Area Overlay Zone, .Section 165-114, General Regulations, is amended as follows: A. New construction, reconstruction, and significant exterior alterations. No building or structure, including signs, shall be erected, reconstructed or substantially altered in exterior appearance unless the HRAB approves of the proposed activity's compatibility with the historic, cultural and/or architectural aspects of the zone and issues a certificate of appropriateness. The HRAB shall only issue a certificate of appropriateness for nei+, construction > vhich exercise the design criteria found in the Guidelines, for New Construction i11 the Hisloric Area Overlay Z011e. Text to be added is shown in Italics Text that is not changed is shown normal This ordinance shall he in effect upon its• passage. Passed this xxx day of October, 1995. This resolution ivas approved by the following recorded vote: Richard G. Dick Jimmie K Ellington Chairman W. Harrington Smith, Jr. James L. Longerbeam Charles W. Orndoff, Sr. Robert M. Berger A Copy Attest John R. Riley, Jr. Frederick County Administrator P/C Review Date: 09/06/95 CONDITIONAL USE PERMIT 8-95 CHARLES W. GOFF COTTAGE OCCUPATION N AND SMALL ENGINE REPAIR LOCATION: This property is located at 10998 North Frederick Pike, Cross Junction, Virginia. MAGISTERIAL DISTRICT: Gainesboro PROPERTY IDNUMBER, • 03 -A -10I PRQPERTY ZONING & PRESENT USE: Zoned RA (Rural Area); Land Use -Residential ADJOINI—G PROPERTY ZONING PRESENT USE,- Zoned RA (Rural Area); Land Use - Residential PROPOSED USE: Cottage Occupation - Gun and small engine repair REVIEW EVALXIATIONS: Virginia Department of Transportation- No objection to a conditional use permit for this property. However, prior to operation of the business, a commercial entrance must be constructed to our minimum standards to allow for safe egress and ingress of the property. Any work performed on the State's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Inspections Department- Building shall comply with Virginia Uniform Statewide Building Code and Section 311 & 304, Use Group S (Storage) & B (Business) of the BOCA National Building Code 1993. Other codes that apply are Title 24 Code of Federal Regulation, Part 36 Nondiscrimination on the Basis of Disability by Public Accommodations and in Commercial Facilities. If existing building is used, will Page 2 Goff CUP #008-95 require a floor plan to be submitted and reviewed at the time of change of use permit application. Fire Marshal: Applicant must comply with all applicable sections of the Virginia State Fire Prevention Code regarding storage of flammable liquids. Health Department: No objection to the above proposal as long as current residents of the house are the only employees and that no additional water use is required. Planning Department: Cottage occupations of this type are permitted in the Rural Area Zoning District with an approved conditional use permit. Applicant advises that he will have no employees and that all work will be done in an accessory building. A visit was made to this location on August 18, 1995. The residence and the accessory building that will be utilized for the requested activity are set back approximately 1000 feet from North Frederick Pike. There is no other residence visible from the location so it does not appear that allowing this use would have any impact on the neighborhood. STAFF RECOMMENDATION FOR SEPTEMBER 6, 1995: Approval with the following conditions: 1. All repair work shall take place entirely within the accessory structure designated for the use. 2. No outside storage of parts and equipment associated with the use shall be allowed. 3. Applicant shall comply with all review agency comments at all times. 4. Any expansion of facilities to accommodate this use shall require a new conditional use permit. Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the g owner other) NAME: Charles W Goff ADDRESS: 10998 N.Fred. Pike, Cross Junction, Va. 22625 TELEPHONE 703-888-4633 2. Please list all owners, occupants, or parties in interest of the property: Mary Ann Goff 3. The property is located at: (please give exact directions and include the route number of your road or street) 4. The property has a road frontage of 298,32 feet and a depth of 7564 -71 feet and consists of i� acres. (Please be exact) 5. W 7. The property is owned by Charles W. & Mary Ann r'n f as evidenced by deed from Figv M. & RGth pr R OiivPr recorded (previous owner) in deed book no. 766 on page 1742 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 14 -Digit Property Identification No. 03000-A-0000-0IOT Magisterial District Gainesboro Current Zoning RA Adjoining Property: USE North Residential East _Vacant Timber South RPcir7Pntia1 West Farm ZONING 4 RA OJ - RA J, c� 8. The type of use proposed is (consult with the Planning Dept. before completing) a air 9. It is proposed that the following buildings will be constructed: 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 James B. McGehee Address 14a 12969 1 952 N. Fred. Pike, Cross Junction, Property ID# 03000 -A -0000-010H Elizabeth H. Cregar Address 11050N. Fred. Pike, Cross Junction, Va Property ID#03000-A-0000-002B Carroll Youngblood Address - 285 Greenwood Dr., Winchester, Va. 22602 Property ID# -A0000-0010 Tim Wayne et alt* Address 1708 Sharp Dr. Woodbridge, Va. 22191 Property ID# 03000-A-0000-0025 Bear Garden Ltd. Address 11069 N. Fred. Pike, Cross Junction, V - 29625 Property ID# 03000 -A -0000-010F Corn/nonwealth cf y'4' Address 5OX PN9 51'dunfer) vA. ayya / Property ID# A2 A- 0 3 000 - A- 0000 - o 036co -A- oow- 0oaA �•�'i7r7r-,•��', 21. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. � 5u N �.._ 288.31 - - _ N 1 ---, .4 6' Ito r � o• �r Cn N 1 T ��r- - ve. was � o.� r�y�" oir✓isio.�r o�- "4/Ce:SBO.Q d cove -y 71 �SG--9 J 4? _ Gdf 9 3 t - a s• a3�i9�z� � �- X593, zi' h 1 T ��r- - ve. was � o.� r�y�" oir✓isio.�r o�- "4/Ce:SBO.Q d cove -y 71 �SG--9 J 4? _ Gdf 9 3 12. Additional comments, if any: I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Address va, 2262, Owners' Telephone No. 703-8884633 TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: Location Map for PIN: 03 -A -10I CUP #008-95 - Charles W. Goff P/C Review Date: 09/06/95 CONDITIONAL USE PERMIT 9-95 VITO & CARRIE ANGELONE DOG KENNEL LOCATION: This property -is located at 376 Gough Road, Winchester, Virginia. MAGISTERIAL DISTRICT• Back Creek PROPERTY ID NUMBER: 60-A-39 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Area); Land Use -Residential ADJOINING -PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Area); Land Use - Agricultural. PROPOSED USE: Dog kennel REVIEW EVALUATIONS: Virginia Department f Transportation: No objection to a conditional use permit for this property provided business traffic is minimal. If business traffic increases, a commercial entrance will be required to be constructed to VDOT minimal standards to allow for safe egress and ingress of the property. Any work performed on the State's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Inspections Department- Building shall comply with Virginia Uniform Statewide Building Code and Section 304, Use Group B (Business) of the BOCA National Building Code 1993. Other codes that apply are Title 24 Code of Federal Fceguladon, Part 36 Nondiscrimination on the Basis of Disability by Public Accommodations and in Commercial Facilities. NOTE: ADA Parking and access shall be provided on the plan at the time of building permit application. Page 2 Angelone CUP #009-95 Fire Marshal: Emergency vehicle access to all structures must be maintained. A monitored fire alarm system should be considered. All heating appliances shall comply with the Uniform Statewide Building Code (USBC). Health Department: See attached comments dated August 11, 1995. Engineering: We have no comment at this time. A detailed review will be made at the time of site plan submittal. Planning Department: Kennels are a permitted use in the Rural Area Zoning District with an approved conditional use permit. Applicant advises that their operation will primarily be a training and breeding kennel with dogs being boarded on a long term basis for training. Their application states that they intend to construct a "30 run dog kennel with storage space." Staff visit was made to this property on August 21, 1995.. The location for the kennel is 1/2 mile from the nearest residence. Approximately 3/4 of the distance to the nearest residence is mature woodland and there is a hill in between the properties. It does not appear that even barking dogs would have any impact on the neighborhood. The entrance into the property is along a right-of-way that passes two homes. This is a dirt and gravel driveway and a lot of traffic on this road could possibly cause a dust problem. If this permit is approved, the applicant should commit to protecting the two residences from any nuisance problem, whether it be dust or roaming and barking dogs. I talked to the owner of the property where the right-of-way is very close to his residence and he stated that he had no problem with the applicant establishing a kennel on the adjacent property. STAFF RECOMMENDATION FOR SEPTEMBER 6, 1995: Approval with the following conditions: 1. Any expansion of the facility beyond the committed 30 dog limit will require a new conditional use permit. 2. Any facility built to house dogs will be used only for that purpose, including the storage of supplies necessary for the kennel operation. Page 3 Angelone CUP #009-95 3. Applicant will be required to deal with the problem of possible dust nuisance due to traffic using the property entrance. 4. All dogs being kept at the kennel must be controlled so as not to be a nuisance to any adjoining property by either barking or roaming free. Lord Fairfax Environmental Health District 800 Smithfield Avenue =a: P. O. Box 2056 h Winchester, Virginia 22604 (703) 722-3480 FAX (703) 722-3479 Counties of Clarke, Frederick, Page, Shenandoah, Warren, and City of Winchester August 11, 1995 Mr. & Ms. Vito Angelone 505 Quail Drive Winchester, VA. 22602 Dear Mr. & Ms. Angelone, This letter is in response to your request for comments from the Frederick - Winchester Health Department concerning a proposed dog kennel. As you stated that there would be no additional employees besides your family, and you will use your residence for sewage disposal, The Health Department has no objection to the proposed use for the property. Your proposed kennel is to use a 1000 gallon septic tank for the collection of dog waste. The Health Department can not address this method of disposal because dog waste is considered commercial and industrial waste and therefore not a responsibility of the Health Department, but is controlled by the Department of Environmental Quality. You will have to contact the Department of Environmental Quality for their comments as to the proposed facilities for the collection and disposal of the dog waste. Respec+ ally, Frank R. Lee Environmental Health Specialist Senior Frederick -Winchester Health Department Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the owner other) NAME: V,-4-,-, /4,. . ADDRESS: 5 L �-�!t i�/El �{%�i1,- /V) C Zy' \ �� .'ZCC'c TELEPHONE r ^ 7 7- . ) 2. Please list all owners, occupants, or parties in interest of the property: OWNER : CAA- I D. MA8E4 q// 9- G4A L,N-rE 9. v E< 2J, /IYRTLE SGA Sc. 3. The property is located at: (please give exact directions and include the route number of your road or street) 4 . L: P 11; !! 4. The property has a depth of j J OC (Please be exact) e J road frontage of hpn- 5e feet and a feet and consists bf 6- 7 acres. 5. The property is owned by. - as evidenced by deed from -6-/ 3 _ yam.__ / recorded (previous owner) in deed book no. on page(�_, as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. Magisterial District ACIC CRS I Current Zoning /p-« 7. Adjoining Property: USE North 4, East << South West I ZONING / T' e r{((�� 1 rr /] Rd l /v at 62 (A n t ANO Ot�Fi: ,� , .,y 8. The type of use proposed is (consult with the Planning Dept. before completing) 9. It is proposed that the following buildings will be constructed: 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 Mnr5alu� '0", - l Address I 356 FIEG,p � GANE 1� IA11 A 22Go 2 Property IDI Q _ - 3C lilar�cut,�� L �omJah Address 35G FLf.G.oC I-4AI�. VVIIV. Property IDI �0 S7�LlC12f .'&�nba�a �a�n Address Property IDI leo - 146710V .'Tudy 6J1'1 AA1C. LC5%I �. l2.UCC/ Address z/& l Gc1 /SSEV S 'el 0667 /20. I,t/ l nl ZZ Gd Property IDI Address Property IDI &?C-UJEAC Address qD8 6ou6Al Property IDI Lv D- A - 3 8 A rill J" �J"� ANC OFi'%iOPWz'iC c,'i; NAME p-7AfCu C Address 5oZ2 a Rd . /N Property ID# r� &c)_ ^ _ 3 CSEX1 Address 1//0,2 (fAv 4/: T FA,,QFQx VA zZo3o Property ID# (PO —A _ 3 (�p du-� Address v3V 6-8u6/f 4d GJin/. 726p2 Property ID# (pp _ _ 31-0 Address y6,5 GO1161-1 A4 &J/,v 2Z(,0,2 Property ID# _ A _ 3 Address3JV- (S61)66 Aal w �ti zzGoa? Property ID# (0,//, A96 Address! 3�y Gau6N �Q• (A)11V- 22666 Property ID# CPO Address �G6 Property ID# GOc, h Pal. 2 ZC, o ,�2 (DO �a 0/17V E. 4 Judy 0) /A/7y �.A-A.L rU1-5 IAV 1Pic J foams -7323S Property ID# (00 _ fq _ 9 Address, .M (A'55e4,5 dqe Property ID# &0- 5--1v Address Property ID# Address Property ID# Address Property ID# 11. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. iC'+r O -f" V.)ALI to mail r4q to TREP � �i I ISI 1 I I TlI��h -L-j ��'_ '�. �.� _I�___l__ ! i I I�i�� - L I r F! L .-J I I TI I I I I I I i I FFTI I I I I I I- --A ------ I I 011 I- IIIL I I I I I I T, T A 1-171 I�I I 1-1-1 I� L T I A I - Lj rLj- 7H4, I --TT F -FTT iIII I T 1 D. -77 1 Amki 1 1 1 1 1 1 1 11 it I=� I�i�I --I h__I i�T.�i I TlI��h -L-j ��'_ '�. �.� _I�___l__ ! i I I�i�� - L F! L .-J I I TI I I I I I I i I FFTI I I I I I I- --A ------ I I- IIIL I I I I I I T, I I I�I I� L � | ! �----' ' | --�-- -----'-�--|-_77 - | � ! ' ' ---- -----------�------�---- ' ' / / '| | ' T---------- i�--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 (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to in pect your property where he propose use will be conducted. a,, - Signature of Applicant Ane 4ktZ i it l, Applicant's P iO Le SS 0-FDK �� i,1 q i"C( %0 21 res Mailing Address ' 1 ' rd Applicant's w� ' es �� If rT- (� 2Ziv0 Z SIS' Telephone No. Signature of owner o GGA i. (803) Owner's Mailing Address 4125-66A Little River Road, Telephone No. 448-9900 TO BE COMPLETED BY ZONIN STRATOR: Myrtle Beach, SC 29577 USE CODE: RENEWAL DATE: Location Map for PIN: 60-A-39 CUP # 009-95 - Vito & Carrie Angelone P/C Review Date: 09/06/95: REZONING APPLICATION #003-95 JOHN TAUBER/PROFE SIONAL MOBILE HOME BROKERS To Rezone 2.1514 Acres From B2 (Business General) To B3 (Industrial Transition) LOCATION: Located on Berryville Pike (Route 7) East of Regency Lakes Drive. MAGISTERIAL DISTRICT- Stonewall PROPERTY ID NUMBER: 55-A-34 PROPERTY ZONING & PRESENT USE: Zoned B2 (Business General); Land Use: vacant ADJOINING PROPERTY ZONING & PRESENT USE: MH (Mobile Home); Land Use: Mobile Homes; and B3 (Industrial Transition); Land Use: Trucking Business PROPOSED USE: Mobile Home Dealership. REVIEW EVALUATIONS: Virginia DePt of Transportation- No objections to the rezoning of this property. However, prior to development the existing entrances may need to be upgraded to current VDOT commercial design standards. A complete set of site plans will be required for review prior to development. Any work performed on the states R/W must be covered under permit. Sanitation Authority- Water and sewer available. Fire Marshal: 1) Additional Fire and Rescue issues will be addressed on site plan. Page 2 John Tauber Rezoning #003-95 County Attorney: The development must conform to the ordinance regarding site development plan. Not a subject for proffers. County Engineer: We do not have any comments at this time. A detailed review will be made at the time of the site plan submittal. Planning & Zonin Location: The site is located within the Urban Development Area, and along a designated Business Corridor. Site Suitability: The parcel is nearly level and contains no environmental features as defined by the County Zoning Ordinance. Sewer and water are available. Potential Impacts: The applicant has proffered a specific use, "manufactured home model display and related sales office." The proffer does not address the number of units that may be placed on the site for sale or awaiting delivery. The projected costs to the local fire and rescue company derived from the County Impact Model is $1,313.11. The applicant has proffered to pay this amount to the County at the time of building permit issuance. Development of the site under B3 zoning would require a buffer between the site and the M141 and B2 adjoining parcels. Under the existing B2 (Business General) Zoning the parcel could be put to a variety of retail uses which could generate more traffic than the proposed manufactured home sales. Given the proffers, anticipated impacts of the proposed rezoning would be minimal STAFF RECOMMENDATION FOR 09\06\95 PC MEETING: Approval Location Map for PIN: 55-A-34 Rezoning # 003-95 - John Tauber �F Ogam, a�� Z�.ed�.e U� G 1°' San. Sewer Easement Easement � i NEA 2.1514 ACRES Parcel 34 TM 55 N/FI., ennis T. & Mlldred F. Co Z nn : -2 Use: Vacant WF Franklin Zoned: MH -1 Use: Mobile Home Park � 3a Ingress a Egress Easan,. F dye <t al lel\ %o .• M�Fat� g. . T1If Z°S�de�", ags .- Use.� 100 50 0 Scale: I-= t r REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. ZoningAmendment mber —� r � � Date Received � - �. BOS Hearing Date r 1 s PC Hearing Date � The following information shall be provided by the applicant.- Ali pplicant. Ali parcel identification nurnbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 23 Court Square, Winchester. 1. Applicant: Name: PROFESSIONAL MOBILE HOME BROKERS Address: 5332 MAIN ST. P.o AoxP...�14 STEPHENS CITY , VA. 22655 Telephone: (703) 869-7.250 2. Representative: Name: .JOHN TAUBER Telephone: (800) 446-6330 3. Owner: Name: M I LDRED F. COLE Address: C/O HARRISON & JOHNSTON 21 S. LOUDOUN ST, WINCHESTER , VA. 22601 Telephone: (703) 667-1266 12 The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: MILDRED F. COLE JOHN W. TAUBER 4. Zoning Change: It is requested that the zoning of the property be changed from B-2 to B-3 5. Current Use of the Property: VACANT 6. Adjoining Property: PARCEL ID NUMBER 55-000-A-0000-0033 55-000-A-0000-038 55-000-A-0000-0035 7. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): ON RT. % 300 YDS. EAST OF REGENCY LAKES DR. 13 S. Parcel Identification: 14 Digit Tax Parcel Number. 55-000-A-0000-0034 9. Magisterial District: STONEWALL 10. Property Dimensions: The dimensions of the property to be rezoned. a.15S� Total Area:_ Acres The rea of each portion to be rezoned to a different zoning district category should be noted: oot 151 Tom$ Acres Rezoned from B-2 to B-3 Acres Rezoned from to Acres Rezoned from to Acres Rezoned from to 11. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: DENNY'S INC. Deed Book Number 475 -Pa-es-36 12. Proposed Use: It is proposed that the property will be put to the following uses_ " MOBILE NOME DEALERSHIP 13. Checklist: Check the following items that have been included with this application. Location map Plat Deed to property Statement verifying taxes paidj� Agency Comments Fees Impact Analysis Statement r Proffer Statement �4 1D 14. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued to me (us) when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that the best of my (ow4-kiTo,A .JOHN W. TAUBER and its accompanying materials are true and accurate to 15 ADJOINING PROPERTY OWNERS Owners of property adjoining the land proposed to be rezoned will be notified of the public hearing. For the purposes of this application, adjoining property is any property abutting the requested property 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 property identification number which may be obtained from the Office of the Commissioner of Revenue, Real Estate Department. ame CARLYLE & ANDERSON FRANKLIN PARK LC LAURA L. MCFARLAND CHRISS & PANAQIOTA POULOS • RALPH LINABURG PARAMOUNT TERMITE CONTROL PAULINE D. MCKENZIE • .JOSEPH C. SMITH r dress and Property Identification dress: 1752 BERRYVILLE PIKE WINCHESTER , VA. 22603 operty ID. 55-000-.4-0000-0033 Address: 104 SCENIC VIEW PL. CROSS .JUNCTION , VA. 22625 Property ID: 55-000-A-0000-0038 Address: 1832 BERRYVILLE PIKE WINCHESTER , VA. 22602 Property ID:55-000-A-0000-0035 & 36 Address: 1621 HANDLEY AVE. WINCHESTER , VA.,_ 22601:__ Property ID -55 -B00 -A-0000-0002 -Address: 1785 BERRYVILLE PIKE WINCHESTER , VA. 22603 ~ Property ID:55-$00-A-0000-0003 Address: P.O. Box 850 FOREST HILL , MD. 21050-0850 Property ID: 55 -BOO -A-0000-0004 Address: 1803 BERRYVILLE PIKE WINCHESTER , VA. 22603 Property ID: 55 -B00 -A-0000-0005 Address: RT. 1 Box 1985 BERRYVILLE , VA. 22611 Property U 55B00 -A -0000 -0006/55B00 -A-0000-0013 Address: AND 55B00 -A--0000-0014 ID: 17 REZONING REQUEST PROFFER (revised) Ms. Mildred F. Cole, owner Mr. John Tauber, lessee MANUFACTURED HOME MODEL DISPLAY AND SALES Route 7 East - Berryville Pike - Stonewall District - Tax Parcel 55-A-34 Preliminary Matters Pursuant to Section 15.1 - 491.1 et_seq. of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # -95 for the rezoning of 2.1514 acres from B-2 Business General Zoning District to the B-3 Industrial Transition Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan and Uses The development of the subject property and the submission of any Site Development Plan will provide for a layout that incorporates the planned improvements for structures, parking and commercial entrances as require by Frederick County Zoning Ordinance site development standards. The rezoned property shall not be subdivided. The rezoned property shall be used for manufactured home model display and sales with associated sales office. Monetary Contribution of Development The undersigned, who intends to lease the below described property to Mr. John Tauber, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 2.1514 acre tract, more or less lying on the south side of Route 7 (Berryville Pike) just east of the intersectibrr:-,Qf Regency Lakes Drive in the Stonewall Magisterial District of Frederick County, Virginia from B-2 to B-3, the leassee will pay to the Greenwood Volunteer Fire and Rescue Company, at the time a building permit is issued, the sum of One Thousand three hundred thirteen dollars and eleven cents ($1,313.11) for Fire and -Rescue Emergency Services costs. PAGE 2 REZONING REQUEST PROFFER Ms. Mildred F. Cole, owner Mr. John Tauber, leassee MANUFACTURED HOME MODEL DISPLAY AND SALES Route 7 East - Berryville Pike - Stonewall District - Tax Parcel 55-A-34 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectf , By: n�Tlauber, leassee Date: 9T " //—.7 Owner: Mildred F. Cole, owner Date: STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this 11th day of August,1995, by__Mj_ldred_F._ Cole_and_John Tauber My Commission expires �51�_ Notiqy Niblic FREDERICK COUNTY, VIRGINIA IMPACT ANALYSIS STATEMENT FOR REZONING REVIEW AND APPROVAL OF THE MILDRED F. COLE PROPERTY Route 7 East • 'Stonewall District IMPACT ANALYSIS STATEMENT gilbert w, cli f ford & associates, inc. 1� 7 98920 1 ~ !a IUCD A RECE s� tip' LE Q£ The Winchester Towers 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 • Fax: 540-665-0493 1500 Olde Greenwich Drive. • Fredericksburg, Virginia 22401 703-898-2115 C TABLE OF CONTENTS L SUMMARY II. INTRODUCTION III. PLANNING ANALYSIS • Site Suitability • Adjoining Properties • Zoning Review IV. TRAFFIC V. SEWAGE VI. WATER VII. DRAINAGE VIII. SOLID WASTE IX. HISTORIC SITES X. COMMUNITY FACILITIES • Education • Emergency Services • Parks and Recreation • Other XI, ENVIRONMENT XII. FISCAL XIII. OTHER APPENDIX IMPACT ANALYSIS STATEMENT for Mildred F. Cole Property I. Summary COLEPROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA AUGUST 1995 The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate the above referenced project as required by the Frederick County Board of Supervisors. This document is prepared in support of and in preparation to rezone 2.1514 acres of the 2.7775 acre property of Mildred F. Cole from present Business General (B-2) to Industrial Transition (B-3). The property is suited for Industrial Transition (B-3) zoning. This property adjoins M-2 Industrial zoning and B-2 Business General zoning. There is a positive fiscal impact. Current zoning requirements allow for adequate measures to provide for a separation of uses through distance buffers and vegetative screens that would mitigate any negative impacts to the Franklin Mobil Home Park located to the rear of the property to be rezoned. II Introduction The 2.1514 acre portion of the property of Mildred F. Cole. is located on the south side of the east bound traffic lane of Route 7 East (Berryville Pike) on the west side of the entrance of the Franklin Mobile Home Park. The property currently is vacant. The parcel is identified as tax parcel 55-((A))-34 in the Stonewall Magisterial District and is currently zoned Business General (B-2). This rezoning request is for the portion of the property located to the west of the Franklin Mobile Home Park access right of way. Industrial Transition (B-3) zoning is planned for the property. The property is located in the Urban Development Area and is along a major transportation corridor. A preliminary site development evaluation indicates that this site can support a variety of commercial uses as well as the proposed manufactured home model and sales use. This rezoning is presented to allow the property to be zoned B-3 and to allow the planned manufactured home sales and model home display use. COLE.PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA AUGUST 1995 III. Planning Analysis Site Suitability - The property has no site specific development limiting factors. The property appears well suited for B-3 zoning use development based on site evaluation of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Soils - The soils are suitable for site development purposes. The USDA Soil Conservation Soil Survey for Frederick County identifies the soils of the property on map sheet 30 as Berks channery silt loam.. Prime Agricultural Soils: The property does not contain prime agricultural soils as identified by the Frederick County Comprehensive Plan. Slopes - There are no steep slopes on this property. The topography is ideally suited for commercial type development. Slopes generally range from 2% to 7%. Wetlands - There are no wetlands on this property. The property is generally well drained and has no low lying wet areas that wetland vegetation that indicates the presence of a wetland area. Ponds and Lakes - There are no ponds or lakes on the property. Flood Plain - The property is not located within the 100 year HUD designated flood plain as identified in the Frederick County Comprehensive Plan and panel map number 510063- 00120B of the United States Department of Housing and Urban Development Flood Boundary map. Adjoining Properties - Development impacts are slight on adjacent properties. The primary impact concern on adjoining properties is the change of use from open,vacant land to a commercial setting. The impacts of the allowed uses on the surrounding uses is reduced through the existing zoning and planning, distance, setback, buffer, landscaping and screening regulations. A building setback is required; and, in addition, a maximum distance buffers are required. These planning and zoning setbacks and buffers are required to reduce �..��. i a g adjoining property impacts. The adjoining property to the north is Route 7 (Berryville Pike). To the east is land zoned B-2 with a single family home. To the south is land zoned MH -1 with a Mobile Home Park; and, to the west is land zoned M-2 with a farm implement sales and service use. COLE.PROPERT( IMPACT ANALYSIS STATEMENT FREDERICK COUNT(, VIRGINIA AUGUST 1995 Zoning Review - The property is currently zoned Business General (B-2) allowing by right a variety of business uses. Under the Industrial Transition (B-3) zoning regulations a variety of warehousing and outdoor activity commercial activities are permitted by right. The proposed Manufactured Home display area and sales center is permitted in the B-3 zone. The impacts of the Industrial Transitional (B-3) uses on the surrounding residential uses is greatly reduced through existing zoning distance, setback, buffer, landscaping and screening regulations. The size of the site limit the impacts of any B-3 type use. IV. Traffic Impacts Traffic impacts are negligible for this property. Impacts of vehicular access and turning movements on the adjoining properties is slight considering the property fronts on the east bound lane of Route 7 ( Berryville Avenue). The B-3 zoning should result in a reduction of trips from the current B-2 type zoning which allows a wide variety of commercial uses such as restaurants and service oriented or retail businesses. The site although vacant has existing commercial entrances. V. Sewage Conveyance and Treatment Impacts There are no sewage conveyance or treatment problems associated with this project. Sewage service to this site is provided by Frederick County Sanitation Authority via an 8" sanitary sewer line located at the rear of the property. VI. Water Supply Impacts There are no water supply or transmission problems with this property. Water service is under the Frederick County Sanitation Authority. An 8" water main located to the east of the property is suitable for service to this site. COLE.PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA AUGUST 1995 VII. Drainage Facility Impacts Proper storm water management planning will result in minimal or no site drainage impacts. Storm water drainage easements currently exist along the west property boundary line. Predevelopment runoff rates will be maintained using recognized storm water management standards. These will be defined when a site development plan is prepared and approved for the site. VIII. Solid Waste There are no solid waste collection and disposal impacts. Commercial private haulers will provide removal to the regional landfill. IX. Historic Impacts There are no structures currently review of the National Register, Frederick County Comprehensive historic structures on this property. X. Community Facilities located on this property of significance. A the Virginia Landmarks Register and The Plan indicates that there are no known Education - This project will generate no school children and therefore have no effect on educational cost in Frederick County. Parks and Recreation - This project would result in no impact on Parks and Recreational facilities. Emergency Services Cost - There are no additional fire, rescue or sheriff facilities anticipated with the development of the property using B-3 type uses. Fire protection is available from the Greenwood Volunteer Fire & Rescue Company. The planned B-3 rezoning will have all required site development standards required by the fire code, building code and zoning codes. There are no fire protection problems associated with this property. All hydrants and fire protection measures will be installed when the property is developed. Rescue services are provided by the Greenwood Fire & Rescue Company. GOLF -PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA AUGUST 1995 Sheriff Department services protection will be required by this facility. Routine patrols of the area should suffice for the majority of time and materials necessary to cover this property. XI. Environmental Impacts There will be certain minor negative impacts due to the construction activity including run off sediment, noise and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. A minor increase in run off quantity and a decrease in quality is probable from this development. The effects on the down -stream impoundment and stream are minimal and in accordance with local and state regulations. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be effected by this project. Ground water and air quality should be unaffected. A minor impact of a negative nature is associated with lighting for security and business use. These should be closely controlled during planning stage to minimize the adverse impacts on adjacent residential structures and impacts on the traveling public. XII. Fiscal Impacts Fiscal impacts for the property are determined based upon the fiscal impact model prepared by the Frederick County Department of Planning and Development staff. The fiscal impact model results are attached in the appendix of this report. The model suggests that there is a net positive fiscal impact credit of $857,680.00 by rezoning from B-2 to B-3. Capital Costs not covered by County contributions to fire and rescue is suggested by the model to be $1,313.11. XIII. Other This planned zoning change would create a positive fiscal impact as compared to the existing zoning. There are no known other impacts. COLEPROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA AUGUST 1995 APPENDIX 1. LOCATION MAP 2. PROPERTY SURVEY MAP 3. FREDERICK COUNTY IMPACT MODEL REPORT 4. PROFFER STATEMENT -700 !� -�� _ �'66'p •_ owe— `J1i kms'- ,� �` �• 1� )�p 61 J 1 4. of Q', �� 1,:v � • r l � �(��\�)� o ✓ �� //i�� +. � I l • �" � s 'yam`= � ��' � }h` ,1 �.s7� :. � 2 fir tom' � / ��' 1✓ rn•. r 1. �;��>:I'',�•� � � -- �,� 6 _ _ `ljn! '' ��Ofi / � �, ,.Q,?.,� Esso ��`i .�ag 1• � �� - '.•_� Ire. \— _- � \�l ( `� '. � e -iso /r7.1 • ,\F r �X - .t_— p � �) �; ' .\ /'� ` `. ,r _ _ � -� -530 - -v Ix �'�; '� � � � r_' �� . �,�•�. �� --nom � d -�l! \yr( 1 , ,• /� J;al/� reeP�v.ai�"y , ��J... . � ��J r}` ' �-..��.11� /, I i.J -�• •Ap '•686.. '6 7 6 ti 2y /rte �L 65e • r- ^q\ II �_ `; ..., � �, ..� /�•: or �! '� %1x5' l �- I I� �� - U "G lleighie_- J `i� •. �I\`-� `� J '�1 f'l V � i • '� •� `amu � ri7 � 4� 670 �/ /// n I r �G''' n ' x' 'g��\ ;1�\`�� '� I�f/ -• � 111 •� � �� - is ,' i ! \•,C/. �`� \. x569': /./�� r�. i 11. �--,• � 1�b .n � 1 X11 ,. /L91�\� 11i�'" • I) ��+ \ �11 � i�/� }� � /��/�� L¢ 200 NORTH CAMERON STREET — W WNCHESTER, VIRGINIA 22601 co;(SAO) 867.2170 J LOCATION MAP `• 3 :: SCALE: 1" = 2,000' (7 •�� 150•C OLDEGREENWCHORIVE w FREDERICKSBURG, VIRGINIA 22901 (s9ola9e-2TIs FREDERICK COUNTY, VIRGINIA 10' San. Sewer Easement GatGO y\e�o 1380 . N/F Franklin Zoned: MH -1 Use: Mobile Home Park r-' McFac� g_Z Z° \ee Vs$' F F ` cooly, ` Zo�eB• `de\ 5 1vs�� / � 7- 100 OUTPUTMODULE:----------------------------------------• -------•-------•------- --..................... Net ....................... Credit for .. Flscai Taxes to Capital Impact Capital Net Fire Department $35 Rescue Department $151 $157 $30 Elementary Schools $0 Middle Schools $0 High Schools $0 $57,184 $0 Parks and Recreation &12 $3 $S2 _ TOTAL -------- $186 ------------ $857.680 $60,740 FIRE AND RESCUE ADDENDUM ----------------------- ----- ----------------- ----------------------- ---- New Capital Costs Not Covered by County $1.038.29 Contributions NOTES: impart Model Run Date 8110/95 Cole Rezoning: Assumes 1.7 acres rezoned (turn 82 to 83. Revised to reflect 2.1514 acres rezoned from B-2 to B-3. Fire and rescue addendum increased to $1,313.11. REZONING REQUEST PROFFER (revised) Ms. Mildred F. Cole, owner Mr. John Tauber, lessee MANUFACTURED HOME MODEL DISPLAY AND SALES Route 7 East - Berryville Pike - Stonewall District - Tax Parcel 55-A-34 Preliminary Matters Pursuant to Section_ 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # -95 for the rezoning of 2.1514 acres from B-2 Business General Zoning District to the B-3 Industrial Transition Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan and Uses The development of the subject property and the submission of any Site Development Plan will provide for a layout that incorporates the planned improvements for structures, parking and commercial entrances as require by Frederick County Zoning Ordinance site development standards. The rezoned property shall not be subdivided. The rezoned property shall be used for manufactured home model display and sales with associated sales office. Monetary Contribution of Development The undersigned, who intends to lease the below described property to Mr. John Tauber, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 2.1514 acre tract, more or less lying on the south side of Route 7 (Berryville Pike) just east of the intersection of Regency Lakes Drive in the Stonewall Magisterial District of Frederick County, Virginia from B-2 to B-3, the leassee will pay to Frederick County, at the time a building permit is issued, the sum of One Thousand three hundred thirteen dollars and eleven cents ($1,313.11) for Fire and Rescue Emergency Services costs. PAGE REZONING REQUEST PROFFER Ms. Mildred F. Cole, owner Mr. John Tauber, leassee MANUFACTURED HOME MODEL DISPLAY AND SALES Route 7 East - Berryville Pike - Stonewall District - Tax Parcel 55-A-34 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, By: John Tauber, leassee Date: Owner: By: Mildred F. Cole, owner Date: STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this day of August,1995, by My Commission expires Notary Public gilbert w, cli f f ord & associates, inc. Engineers 9 Land Planners • Surveyors Incorporated 1972 The Winchester Towers 200 North Cameron Street 0 Winchester, Virginia 22601 540 667-2139 • Fax: 540-665-0493 150C Olde Greenwich Drive. • Fredericksburg, Virginia 22401 703-898-2115 PC REVIEW: 09/06/95 SUBDIVISION APPLICATION #008-95 MAXWELL T. MANDEL DVM LOCATION: This property is located on the S.E. corner of Fairfax Pike (Route 277) and Highlander Road (Route 1020) in Stephens City, Virginia. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 8513-1-B SUBDIVISION SPECIFICS: Subdivision of a 0.803 acre B1 lot into two parcels consisting of 0.484 acres and 0.319 acres. PROPERTY ZONING & PRESENT E: B1 (Neighborhood Business District); Land Use: Veterinary Clinic and Dental Clinic. ADJOINING PROPERTY ZONING & USE. B1 (Neighborhood Business District); Land Use: vacant. REVIEW AGENCY COMMENTS: DEPARTMENT OF TRANSPORTATION: No objection to the subdivision of this property. The existing commercial entrances are adequate for current use. However, since the proposed property boundary line will split the one entrance, a joint use entrance agreement should be required to cover future use and maintenance of the entrance. If the use of the property ever expands in the future, entrance improvements may be required. Highlander Road should be designated as Route 1020 and the drainage easements shown within the limits of the right-of-way removed. SANITATION AUTHORITY- No comment. FIRE MAR HAL: Access to all structures must be maintained at all times. Approval Page 2 Mandel Subdivision #008-95 of this subdivision plan would put both of these buildings in violation of building code regulations. In order for a structure to be built 1.6' from a property line, the exterior walls must be fire walls with specific ratings. Unless there is documentation to show the fire rating of these walls to be in compliance with building code requirements, subdivision of this parcel should be denied. CQUNTY ENGINEER: We do not have any comments concerning the proposed subdivision. INSPECTIONS: Building shall comply with the Virginia Uniform Statewide Building Code and the BOCA National Building Code/1993. Reference Table 705.2 for exterior wall fire resistance rating for walls located on new property lines. Shall require building permit to upgrade rating of walls, if required. PLANNING ,AND ZONING: There is no existing master plan for this property and waiver of the master plan requirement is recommended. Staff concurs with the VDOT suggestion that a joint use agreement be consummated for the joint use entrance. This is not unusual since, by ordinance, we require joint use agreements for shared parking areas. Staff does not concur with the Fire Marshall comment in it's entirety. The structures depicted on the plat of these properties are existing and modification of the rear of the buildings should not be required. Evaluation of the buildings and possible upgrade on the sides adjacent to the new property line would be reasonable. The Building Official agrees with this position. The presented plats need to be modified to reflect the route number for Highlander Road and the name for Route 277. The drainage easement depiction through the VDOT right- of-way also needs to be removed. STAFF RECOMMENDATION FOR SEPTEMBER 6.19957 Approval with the requirement that all review agency comments be complied with, to include a written joint use agreement for the shared entrance, and that the sides of the structures adjacent to the new property line be evaluated and upgraded, if required by the building official. APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: �, Application # Applicant/Agent :,Qr,�4 i Address: 01,70 (>AVER- (AxE Z % ►1 ct+ofiTT=-4,- J r+. ZZ � Fee Paid 4c'S- Phone: Cp6 2 - 41 2)5 Owners name: �y(4�X�^(=_� L T Mp'mDeu . Address: _'26 K(CN LA N6E _ j&Ab - S'TEPF4EN� C;TU i 0q 2-zb5S Phone: - 2 1 CC) Please list names of all owners, principals and /or majority stockholders: Contact Person: ►��("r( U22 Phone: Uoz 4 G Name of Subdivision: MANf)EL, !EOezi(! ISiom Number of Lots 2 Total Acreage 0.90Ac, Property Location: Cm ,=, i0 C -rte` rcF a0 TZ ZT7 AM) �a-I�i�ZF�rl4Ei2 �'Of� (Give State Rt.#, name, distance and direction from intersection) Magisterial District 0 PF Q0 Q Property Identification Number (PIN)) 653-0 -B -3 Property zoning and present use: J:�--{ V601C.l L bF F1 Adjoining property zoning and use: RFP l2�SiDFNT1AL Has a Master Development Plan been submitted for this project? Yes No V/ If yes, has the final MDP been approved by the Board of Supervisors? Yes No What was the MDP title? Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes: Minimum Lot Size (smallest lot) Q,3jy AC. Number and types of housing units in this development: Number KO ISE Types 9 FINAL SUwt71VI51oN PLAT Of 7H Cr LAN P OF MAXWELL T. MA N PE L OrE4UoN 17197iZ1GT - F fZEO'EfLIGK GOUNT'l', VIIZGIN 1 A .jUN E 7, 1-P75 VIGINI j 5TEPHE144 MAP CITY SCALE : 1" • zolo0 ' +� a ST4 �u16 v��e Uy w " 4 ytr��r-TC Hllsr/uHva¢ ROAp owNEr- 5- GEFZTIFIC-ATE THE ABOVE Al -40 FoREGO1NG SU BCIJ171or1 OF THE LAHCof MAXWELL T. MAHvVL., A9 APICAR9 OH THE ACCC-MrAN-(ING PLAT, 17 WITH 7HG rICCE CONSENT AH 17 IN ACGoICDANGC WITH THE Dfs9110E9 41F THe UHDERSIGNCD ov4He CS, PR-�PRICTO RS, AND TMU'5TISCf, IF AMY. 4,,-EZ71FIGATE of ACKNOWLEDGEMENT GIT Y /COU NT'( OP COMMONWEALTH OF VIILGINIA , TO WIT THE ACKHovyLECGEC, BCFotC MC THIS DAY OP 17 e Y Mi COM/.-(ISSION EXPIKES NOTARY PU6L.IG :9UiZVEYoFz's GEIZTIFIC-ATE- I HHIZEf3Y CERTIFY THAT THF I AN9 Of THE L-AN0 GONVEYEG TO MAXWELL -r. r-AANC7EL BY Cf eV CATf-C JUNE ZO, 1080 ANC KECo2CL-V AMONG THE L4NC FCEGO1Lp7 OF P'fCECeizicK GOUHTY, VIRl iN1A IN GEED BveK 684 AT PAGG 7-1-3.H. g1CUGE Ef7EH1, L.S. APPRoVA L S VA. DEPT. OF TRANSPOICTATIOH PATE FREC, GO. 7AHf TATfON AUTH. PATE PLANNING 4ze-4,m"i"1oN VATH SUBCIVISIoN ADMIN13Tw-ATpm pATB NoTEz 1. THI�PEILT-( ll iDENTIF(eP A9 T. M * 05 5 -(( 1 )) - Ble ANC 1.5 ZONED B-1GREENWAY, INC. 0 Baker lane. Wlnchesler, VI►g1Na 22603 703-662-4185H. Bruce Eden3, L.S. - President CIIRVFYInIr- - n1=SIrMNr. - P1 l\nlnnNr. ou�c VM U VA -TA PELTA • 0--; ' S6' 3Z " RAt71U5- Zo.00' ARG •3l. 40' TAN6.6HT, 10.7$' GHOR�• N 51' 31' 54" E Z0. 7-7 VA. TE Z77 - (FOWL Ex 5 03'Z7' go" E PSTArr� —bB. B3' -_�eX. zo sAH =ewE2 >k _ of THr10 So�lJ.rGLL. AKEA _ - " N 1 � Q 4 4c a 3. ao ' 1 \\907•Z3'1Z•VV R. H. GU AFC 17 ' P d. 7-01, rG. irz aoHe: a-1 vwGAHT �. ',-307'Z3'17- K/ N '��bp1.Tb QI� �O G o K BRUCE EDENS NO. 00014" FINAL 17USPIVI`40H F'"AT ,'::'I' -THF- LANI70f MAX VY E L- L T MANPEL oPEG21oN 1719TKtGT \FKBDl:R1GK Cl. VA SGALZ: 1"• 50' JUNE 7, 1075 6W-EFNWA'{, ING. 770 BAKEM LAHQ WINGHE7TCIC , VA. ZZio9 (70i) 64,Z-4105 (FOWL Ex PSTArr� N >k _ of THr10 AKEA M 4c a z SHT. 3 Or il �N m ex. st or M m 2 M M I .f gra _((0)- PS I Z N N Z7-fe4 iPI14 A RE N N N N � • r � o n N 3. ao ' 1 \\907•Z3'1Z•VV R. H. GU AFC 17 ' P d. 7-01, rG. irz aoHe: a-1 vwGAHT �. ',-307'Z3'17- K/ N '��bp1.Tb QI� �O G o K BRUCE EDENS NO. 00014" FINAL 17USPIVI`40H F'"AT ,'::'I' -THF- LANI70f MAX VY E L- L T MANPEL oPEG21oN 1719TKtGT \FKBDl:R1GK Cl. VA SGALZ: 1"• 50' JUNE 7, 1075 6W-EFNWA'{, ING. 770 BAKEM LAHQ WINGHE7TCIC , VA. ZZio9 (70i) 64,Z-4105 Al AA. Cs, c . W.., EXISTING auIL17ING 1.4• t.1• saz"a6•ta• e Z.S4' v. 7 `' BUIL. t7lH& 1 IN RE LATI o N T v PtRoPeEz"T`( LI N E5 SO7•Z'S'IZ"W I 0��'lllt 8 Opo .�' K BRUCE EDENS No. 000162-8 FINAL SUt3vrvrslvN rLAT of THE LAN v of - MAXWELL T. MANvEL o-vH vlsTlZI�T FR PElLIGK e-cuwrY, VIf2G/M1A SCALE'. 1"- 2,O' JUNE 7, 111;095 GKEENWAY, ING. %74P aAKL-m LAMS WING+IE4TCK, VIRL'+�NI/t 2Z(.o3 PC REVIEW: 09/06/95 MASTER DEVELOPMENT PLAN #004-95 J.I.C. LTD, INDUSTRIAL LOCATION: This property is located on Arbor Court adjacent to Blue Ridge Industries. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64 -A -80K PROPERTY ZONING & PRESENT USE: Zoned M-1 (Light Industrial) Land Use: Vacant ADJOINING PROPERTY ZONING & USE: Zoned M-1 (Light Industrial) Land Use: business and vacant PROPOSED USE: Metal works & fabrication REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached comments dated August 1, 1995. SanitationAuthority: Approved. Inspections: No comment at this time. Shall comment at the time of building site plan review. Fire Marshal: Approved. Winchester Regional Airport: No objection to development within current county zoning or state building restrictions. Page 2 J.I.C. LTD, Industrial MDP 9004-95 County Engineer: See attached comments dated July 6, 1995. Planning & Development: PRELIMINARY MASTER DEVELOPMENT PLAN COMMENTS The Preliminary Master Development Plan proposes light industrial development on a 8.411 acre parcel. The proposed use, fabricated metal products, is permitted in the M-1, Light Industrial District, and would be consistent with the existing and planned land uses to the northeast, south, and southwest. The property located to the northwest, zoned RA, is used primarily for agricultural uses. TECHNICAL PLAN REQUIREMENTS The site contains 2.20 acres of steep slopes (10.7 percent of the site); 0.23 acres of which will be disturbed. There are 4.10 acres of woodlands (8.5 percent of the site); 0.35 acres of which will be disturbed. This environmental features disturbance complies with the permitted disturbance of 25 percent for steep slopes and woodlands. It is recommended that the master development plan contain a statement that steep slopes and woodlands disturbance shall not exceed 25 percent. The site does not contain floodplains, lakes and ponds, or natural retention areas; however, a small area located in the northern portion of the site has been defined as wetlands. This wetlands area should be protected; no disturbance of wetlands is permitted by the zoning ordinance. A statement concerning the protection of this wetlands should be included on the master development plan. SITE LAYOUT Significant review agency comments have been received from the Virginia Department of Transportation. These comments address the proposed site access from Millwood Pike (Route 50 east) and Arbor Court (Route 1000). The VDOT comments address the importance of providing site access solely from the Arbor Court extension. Staff concurs with the VDOT comments, and strongly encourages that all ingress and egress be via Arbor Court. The applicant has agreed to construct the Arbor Court extension along the southern boundary of the master development planned area, terminating in a cul-de-sac. This cul-de- sac will provide ingress and egress to Lot 10 (identified by Property Identification Number 64 -A -80L). Page 3 J.I.C. LTD, Industrial MDP #004-95 STAFF RECOMMENDATIONS FOR 09/06/95 PC MTG• Approval, provided the Final Master Development Plan addresses all review agency comments, and all comments and concerns of the Planning Commission and the Board of Supervisors. COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR P.O. BOX 278 WILLIAM H. BUSHMAN, P.E. COMMISSIONER EDINBURG. 22824-0278 RESIDENT ENGINEER TELE(703)984 5600 FAX (703) 9845607 Master Plan & Subdivision Comments On Lot #9-A in the J.I.C. Industrial Lots No overall objections to this property's Master Plan or subdivision. Presently the property does not adjoin a state maintained roadway. However, industrial access funds have been approved by the Commonwealth Transportation Board for the extension of Arbor Court (Route 1000) which will extend to the property. If Tenenbaum Drive is to be eligible for addition into our secondary maintenance system then Arbor Court will need to be extended farther north to provide access to Tenenbaum Drive. Any existing utility easements within dedicated street rights of way will need to be quitclaimed prior to addition. Also, any entrances which serve individual lots will need to be constructed to minimum commercial design standards. Prior to making any final comments on this proposed development we will require a complete set of site plans, drainage calculations and trip generation data for review. See the attached letter from this office to Mr. R. W. Watkins dated 7/31195 which addresses our concerns over access to this parcel and other lots in the J.I.C. development through a substandard entrance onto Route 50. xc: R. B. Childress S. A. Melnikoff Subdivision File TRANSPORTATION FOR THE 21 ST CENTURY COMMONWEALTH of VJLRC1LN11A DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR PO. BOX 278 COMMISSIONER EDINBURG, 22824-0278 August 1, 1995 Mr. Robert W. Watkins, Planning Director P. O. Box 601 Winchester, VA 22604 Dear Mr. Watkins: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELEf703)984 5600 FAX( 703) 984 5607 RE: JIC Limited Industrial Lots Route 1000 Frederick Count, I am writing to follow up on a recent meeting I had with Mr. Wayne Miller and Even Wyatt of your staff to discuss a proposed preliminary Master Development Plan and Subdivision of Lot # 9-A owned by Mr. Mark Jon Tenenbaum in the reference development. As discussed with Wayne and Evan we have no overall objections to Mr. Tenenbaum's proposed development of lot # 9-A provided all of our design and construction requirements can be met. A better assessment of whether or not our requirements can be met can be made once a detailed site plan is available for our review. With the continuing development of the remaining lots in this business park a safety hazard is being created through the use of an existing entrance onto Route 50. Several other remaining lots within the park have "pipe stem" frontage on Route 50. It's apparent a large number of vehicles visiting the development use this substandard entrance in lieu of Victory Lane (Route 728) or Arbor Court (Route 1000). We cannot locate a copy of a permit in our files for the original construction of this entrance and recommend it be closed when Arbor Court has been extended sufficiently to serve all remaining lots. At present it appears Lot #10 which is still undeveloped is the only remaining lot within the development which needs to be accessed through the Route 50 entrance. We believe a viable solution to the problem is to provide a cul de sac at the appropriate end of Arbor Court and remove the entrance. All access to the internal lots from Route 50 would then be via Route 728 \ hich is served by a median crossover. The existing entrance is not served by a crossover. If you have any questions or would like to discuss this issue further please let me know. Sincerely, W. H. Bushman Trans. Resident Engineer By: R. B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC:br Enclosure cc: S. A. Melnikoff H. B. Edens TRANSPORTATION FOR THE 21 ST CENTURY I COUNTY of FREDERICK Public Works Department Harvey E. Strawsnyder, Jr., P.E. Director 703/665-5643 Fax: 703/678-0682 July 6, 1995 Mr. H. Bruce Edens, L.S. Greenway, Inc. 970 Baker Lane Winchester. Virginia. 22603 RE: Prelimimary Master Development Plan Lot 9-A, J.I.C. Limited Industrial Lots Dear Bruce: We have reviewed the proposed Preliminary Master Development Plan for Lot 9-A and offer the following comments: 1. Stormwater management will be required in the initial phase of the site development. It is recommended that a regional facility be designed for the proposed development. A "C" value of 0.35 should be adopted for the undisturbed shale areas. 2. The design of the drainage structure under the proposed Tenenbaum Drive should consider the impact of the 100 year storm on upstream property. 3. The subdivision of lot 80s from Lot 9-A must also meet the stormwater management requirements highlighted above. A more detailed review will be made at the time of the individual site plan submittals. Sincerely, Ha vey E. Strawsnyder, Jr., P.E. Direct of Public Works HES: srb v CG: Elle J (22%,- t T ; SSA,107 North Kent Street P.O. Box 6Winchester, VA 22601 Winchester, VA 83A 84 IWinchester Airport $2 W-233 0 � $1 _. O East Side MHP X27 '�-a►s 00 If N� c°v 314 129 Rt, 655 130 sui pt u� 1p�0 YLane X IN is • 4 'Ss P 80F ZM- 8a c a 159F o° 1n 159D 5 A A 159H Location Map for PIN: 64 -A -80K MDP #004-05 - J.I.C_ Industrial APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: a 1 / J `Cj Application #-i�J OWNERS NAME: /U(Q ` k U �� (;+ U U, a -,Z:2-(1/ (Please list the names of all owners or parties in interest) APPLICANT/AGENT:_ 1�11Ctp� Address: /4h .2- /cam o'*U /-((e Uq . -:F -42 6 [/ Daytime Phone Number 9 5 5 - =� G 1/ a DESIGNER/DESIGN COMPANY: Cb'eek a) a k Address: G C7,J e Phone Number 6,.,2- / Q 5 Contact Name /�% r4lQi- p Zt-occ Edelvc 7 PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided or is available to allow review by the County. This form must be completed by the applicant and submitted with the preliminary master development plan. All required items must be provided on the PMDP. Background Information: 1. Development's name: T Z- Zv i 5 -Zoe 9-.4 2. Location of property: AR250E- Ca02T �lz7E-ioco� T�„�,,,. i 3. Total area of property: -6.4-,v a - 5 2,411 Xr wwwl 4. Property ID # (14 Digit) &4-- A - 80A:� 5. Property zoning and present use M-2- 1.1AC,4 vT- Ar GV &M 6. Adjoining property zoning and present use: -� 1C -,4,J -r iw F— I)l- 2-t //Yr►-,DL.pi•✓G S ;2 -9 - Ar, C -,- 7. Proposed Uses: M E-rAL5 WoizKS E GaT3�cdr.o�✓ 8. Magisterial District: S 44-4:Vy-. 1.l.E45: 9. Is this an original or amended Master Development Plan? Original/ Amended 8 General Information: I. Have the following items been included? North arrow Vo..-- ,/ Nr% Scale Yeses -No % Disturbed Legend Yes ✓ No Boundary Survey Yeses No Total Area Yes-�— No Topography Yeses- No Project Title Yes -7',- No Preparation and Revision Date Yes--//— No Applicant's Signed Yes -7— No Consent Statement 2. Number of phases proposed? 3. Are the proposed phases shown on the Master Development Plan? Yes_ f No 4. Are the uses of adjoining properties clearly designated? Yes ✓ No 5. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. ,- Yes ✓ No 6. Are all land uses clearly shown? Yes ✓ No 7. Are environmental features clearly shown?. Yes / No 8. Describe the following environmental features: 9 Total Area % Disturbed Acres in (Acres) by development Open Space Floodplains O p O Lakes and ponds d O Natural retention areas O p Steep slopes (150 or more) -0.2-,ac o.Z3Ae, /0.7/ Woodlands 4-.1 '44 p. 35yfc g, S4/e 9 9. Are the following shown on the master development plan? Street layout Yes No Entrances Yes No—,,' - Parking areas Yes No -7 -- Utilities (mains) Yes ✓ No 10. Has a conceptual stormwater management plan been provided? Yes No 11. Have all historical structures been identified? Yes No Alpe Residential Uses If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. 1. what numbers and types of housing are proposed? 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes No Acreage in each housing type Yes No Acreage in streets and right of ways Yes No Total acreage Yes No Number of dwellings of each type Yes No 3. What percentage of the total site is to be placed in common open space? 10 ADJOINING PROPERTY OWNERS 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 �T vx Address P. Q. '5ox "0" VR ZZ620 Property ID# &¢- ,Q - 04:�5 L /AeZk-,'S-77ZfES Address �D. Fnox /84.7 V,4 ZZfoO� Property ID# 64- 14 L,q w2E�GE Cave;e57Tb--rE Address 300 J4,8,/ FlweS -RD, VIS zz4s& Property ID# Z Address Property ID# Address Property ID# Address Property ID# Address Property ID# Address Property ID# Address Property ID# Address ,Property ID# 13 PC REVIEW: 09/06/95 SUBDIVISION APPLICATION #009-95 J.I.C. LIMITED LOCATION: This property is located on Arbor Court adjacent to Blue Ridge Industries. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64 -A -80K SUBDIVISION SPECIFICS: Subdivision of an 8.411 acre lot into two parcels consisting of 7.562 acres and 0.849 acres. PROPERTY ZONING & PRESENT SE• M-1 (Light Industrial); Land Use: vacant ADJOINING PROPERTY ZONING & USE• M-1 (Light Industrial); Land Use: vacant and business. REVIEW AGENCY COMMENTS: DEPARTMENT OF TRANSPORTATION • See attached comments dated August 1, 1995. SANITATION AUTHORITY• Approved. FIRE MARSHAL: Will address fire lane requirements on site plan. INSPECTIONS: No comment at this time. Shall comment at the time of building site plan review. Page 2 J.I.C. LTD, Industrial Subdivision #009-95 Lord Fairfax Soil & Water Conservation: This project will not adversely affect down slope neighbors from E&S or stormwater stand point. Receiving channel is more than adequate. PLANNING AND ZONING: Proposed subdivision conforms with the proposed and submitted master plan and meets other requirements of the subdivision ordinance. The major issue associated with this application is the construction of the state maintained road to serve this proposal. Arbor Court (Route 1000) has been constructed to the point that it will serve Lot 80S, but not the residual lot 9A. The applicant has agreed to build Arbor Court to the northeastern extreme of Lot 9A ending in a cul-de-sac that will also serve Lot 10. This is important because Arbor Court will not extend all the way to Millwood Pike (Route 50). This is preferred by staff and also recommended by VDOT. The Grove lot adjoining Millwood Pike would have access directly onto same. The extension of a street into Lot 9A may not be required unless further division of that lot is desired. STAFF RECOMMENDATION FOR SEPTEMBER 6, 1995: Approval with the stipulation that Arbor Court must be extended by the applicant and terminate in a cul-de-sac that also serves Lot 10. Final approval of this subdivision is also contingent on approval of the master plan by the Planning Commission and Board of Supervisors. COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR 14031 OLD VALLEY PIKE P0. BOX 278 WILLIAM H. BUSHMAN, P.E. COMMISSIONER EDINBURG. 22824.0278 RESIDENT ENGINEER TELE17031984'5600 FAX I7031984.5607 Master Plan & Subdivision Comments On Lot #9-A in the J.I.C. Industrial Lots No overall objections to this property's Master Plan or subdivision. Presently the property does not adjoin a state maintained roadway. However, industrial access funds have been approved by the Commonwealth Transportation Board for the extension of Arbor Court (Route 1000) which will extend to the property. If Tenenbaum Drive is to be eligible for addition into our secondary maintenance system then Arbor Court will need to be extended farther north to provide access to Tenenbaum Drive. Any existing utility easements within dedicated street rights of way will need to be quitclaimed prior to addition. Also, any entrances which serve individual lots will need to be constructed to minimum commercial design standards. Prior to making any final comments on this proposed development we will require a complete set of site plans, drainage calculations and trip generation data for review. See the attached letter from this office to Mr. R. W. Watkins dated 7/31/95 which addresses our concems over access to this parcel and other lots in the J.I.C. development through a substandard entrance onto Route 50. xc: R. B. Childress S. A. Melnikoff Subdivision File TRANSPORTATION FOR THE 21 ST CENTURY DAVID R. GEHR COMMISSIONER COMMONWEALTH of VIRC-j NIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, 22824-0278 August 1, 1995 Mr. Robert W. Watkins, Planning Director P. O. Box 601 Winchester, VA 22604 Dear Mr. Watkins: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELEI7031984-5600 FAX (7031984 5607 RE: JIC Limited Industrial Lots Route 1000 Frederick County I am writing to follow up on a recent meeting I had with Mr. Wayne Miller and Even Wyatt of your staff to discuss a proposed preliminary Master Development Plan and Subdivision of Lot # 9-A owned by Mr. Mark Jon Tenenbaum in the reference development. As discussed with Wayne and Evan we have no overall objections to Mr. Tenenbaum's proposed development of lot # 9-A provided all of our design and construction requirements can be met. A better assessment of whether or not our requirements can be met can be made once a detailed site plan is available for our review. With the continuing development of the remaining lots in this business park a safety hazard is being created through the use of an existing entrance onto Route 50. Several other remaining lots within the park have "pipe stem" frontage on Route 50. It's apparent a large number of vehicles visiting the development use this substandard entrance in lieu of Victory Lane (Route 728) or Arbor Court (Route 1000). We cannot locate a copy of a permit in our files for the original construction of this entrance and recommend it be closed when Arbor Court has been extended sufficiently to serve all remaining lots. At present it appears Lot #10 which is still undeveloped is the only remaining lot within the development which needs to be accessed through the Route 50 entrance. We believe a viable solution to the problem is to provide a cul de sac at the appropriate end of Arbor Court and remove the entrance. All access to the internal lots from Route 50 would then be via Route 728 which is served by a median crossover. The existing entrance is not served by a crossover. If you have any questions or would like to discuss this issue further please let me know. Sincerely, W. H. Bushman Trans. Resident Engineer ex� By: R. B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC:br Enclosure cc: S. A. Melnikoff Date: OU Applicant/Agent: Address: f APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY yy��VIRGINIA Application # W /" Fee Paid /� o VUI ((C Da- �� l� Phone : 0 l Owners name: Cr 4el ef�J U Address: 0' 3 6 614 /J e/tt/V l( e, U�1. -2,,;'- 6 1/ Phone: Please list names of all stockholders:: - &4 Te'y'?1'1(Crt11yk Contact Person: `C Xa- t4 Phone: l 6174 q 1 J owners, principals and /or majority I-&C1-1tU0\1z1C . Name of Subdivision: 7-E G L Tr,), ` )(FPa . L 0 t ✓ dI Number of Lots Total Acreage $•�� Propert Location: �(� �q ; f - RA 01/�7/7 i(e.!17 72 U IC Ci - Lo N e / �k (0 e /e0 0 a cew f fC A13`G e f e T U5 f /i(C, (Give State Rt.#, name, distance and direction from intersection) Magisterial District 3161 Q Property Identification Number (PIN)) 8 6 6/ - /� - F6 .Property zoning and present use: Adjoining property zoning and use: _ �J C Rd o f CY /h/ (A Has a Master Develop ent Plan been submitted for this project? Yes No If yes, has the final MDP been approved by the Board of Supervisors? C 01AJ C U /-k 6fN �� C Yes No / What was the MDP title? Does the plat contain any changes fr the approved MDP? Yes No If yes, specify what changes: Minimum Lot Size (smallest lot) o F(19 14 CGCUI Number and types of housing units in this development: Number )lI /7` Types 9 FINAL 5UBOIVI91014 PLAT RESIDUE of LoT 9-q-J.I.G., L?b. INt:;PU5TRIA L LOTS LAND of MARK .JOh1 TENENBAtJM `3N/1WNEE D19T21GT - FREDEKIGK COUNT-i(, VIK6INIA JUNE Z6, 1775 ?, v1G►NITY MAP 5CAL2: I"" 200olu' " SITC- 'b � K M,��woot7 PIKE v Z J5 IL � � GgR•PEICS VALLEY W 0 6oL PR z pp cLU 6 '(10 1 N ? 4T@ ti W cT. 0 V N REaIoNAL AIICI>912T _UK J OWNER'S CERTIFICATE THE ABOVE AND FOREGOING SUBDIV1510N of THE LAND Or MARK .Jori TENENSAUM, AS AIPEAR5 ON THE ACCOMPANYING PLATS, IS wiTH THE FW-EE CONSENT AND IN ACCORDANCE WITH THE Ve5tleE'i OF THE UNDER - 516NED OWNERS, PK47PR1eTOR5, ANv T2USTECS IF AHY. GEiZTIFIGATE OF ACKNoWL-EDGE-MENT CITY/COUNTY op �-OM MON WEA LTH OF VIRGINIA , TO WIT ; THE FOREGOING OWNERS CEICTIFIC.ATE WAS ACKNOwLeDGED BEFORE ME THIS DAY of 17 B i NOTARle PU6L.1G M I ConIM13�iroN EXPIRES 17 SurtVEYorZ'S GEfLTIFIG/►TE 1 HEREBY CERTIFY THAT THE LAND CONTAINED WITHIN THIS 5Ut3DIVIS1oN 15 A PORTION OF THE LAND CoNVEYeD TO MARK JON TENENBAUM BY DEED DATED JANUASZY 30, 17137 OF RECO/zD IN THE OFrICG OF THE C-LEIZK OF THE CIRCUIT COURT OF FReDelelGlG COUNT'(, VIRGINIA IN DBED BOOK AT PAGE 4G6. H. SRUCC EDENS NvTES PARENT TAX PARCEL I.D. No. G4- A- HOiG _ CU¢RENT ZONE: M-Z GURKENT UriE VACANT APPM,9VA LS VIRGINIA OC/T. Or TKAN9IORTATION PATE FREDERICK COUNTY SANITATION AUTH. DA T6 (4*0*0� DATE DATEGIZEeNWA`rBAKER LANE W INGHB'fTC R, VIRGINIA ZZ&C,5 (�o�) coz-q-Iss SHeeT 1 OP �} 1-199 TA 13L!? NoT1:4• L-1 Sz»•sz'Bs"L - zo.tt' AREA SUbtM.giZ'( LL H YJ•3G'bL^ W - o. ov' i I Pr. = IRoN PINPOUNV t. F. S, = IRoN rrN SCT. LoTG4-A-$o Zra / z. THIl fuwEY HA1 saC-d rtcEPAttav vviTHouT K •-•7SGZAC. }A L3 S Go•23' S7+vV loo.04,, �� THa BENGPIT oPAIZUICRENT LAW`(GR'i . LOTG+-A- Boo-, ...0.$¢gAr- L4 5 ZD' 3(v' OI '• Er - Ioo. 00 p° �• TITL6 R6rORT AHV THGF=EP010E MAY < V 9 LS b S o• z3' SO• W - loo. oo HOT CHOW A" aA9cMGNTs OK TOTAL ARCAL A49 E/4'GUt-4j9F2ANG6S oP (ZaGO1Cp. �t)� i 9UepfVlvEp„.••.0,+11AC. Q� 3 SEE SHEET 3 FaR EX19TiNG EA-_p"L.NT C 00 t V>s- , •, ��,, / S DETAIL ALONG 9ouTHEKH >3oLJNDAfc •�0 ' / a dF 3 �N v q(s y aer .41P. �� p y �, . �.o'� y T,,eiPo 41. att 1 4, IBS. oo• t�' () �•y ��! y y -3 Q. \ 9Go'� Nt15 ` 77' w \o PGS sF�� •z,, �' •� vyfoe al FtG ^� Kiev All i/�� $ y ('{ Qa \ ye yq 4 6 \ FINAL- L4�0�! �S �0a�v p "'� 4' 'y�(1o5�0h �t�G 5UF3vIV1'31oN PLAT foegyvOLif `1Lpa” RE91pUH of Lo ICI 0;. p� p� �Z ��it►LT=i Of` (a. a. sora. AG. 77.7) 7-A PoanoH of s N �`� �`a�� G. L t M 1 T E D LoT7-A_ G.R. �t' Q INPU ;TIZI A L- LOTS MAN4Et-(.6TUX C it�i3-},QG• H Cyt `1,Q�G Uv Pr'�a'�P O PA RToR v.a.st3, 0, ,� 0' o��y U LAND of MA ILK Joh1 Pa. 7&,7. ° b' ' �� H. BRUCE EDEN$ T B N E N D A U M �G\®� ?. Jk yG' NO. 000162-8 --HAWNEE 171-fT=l�T G•C . V FICOVEFCICK c -UNTO(, VIFCGINIA v0 Gt\+ '!Y GJ„�RVE© t7mmAT.1 Q. SCALE: I"= Zoo' JUNE 26,175 a rag kB P��. L DaU7A = Bo -o Oc7- G iz E E N WA YN1 N G. v.f y'� �r TAGal4T=g3o.00' zoe 4ee %70 13AKEI= LAHB Gr�oaD+SIS•23'S•-D-W WINCHESTER, \/t W-GtHIA 22603 70. �• serLG �N t•EHT 703 bGL- 4t8S=gy��ie LOT 7-A /rh / L-dP7 SOS � OTNER L.AHD of 7ENEHBAUM 0.847 ."Lo �� AGti'E -f Io INDUSTQ+ES EX.T@MP. Lo' WATEK EASEMENTSTREET FUTURE H A N S E N GUL-DE r MEREW? CREATED (SHADED) F i EASEMENT f' jr T' T EX,ZA U,( EASE MINT (.->*,(.->*,, ►G. 20 2e3 T rEX. 20' F.C.S.A. UTILITY 6A?EAA6!'T f P.m. i93, ►G.2o>! P.O. 4". ►G.i9-} LOT 7-A 1 L v7 4- A HANSE N � WINGHESTEIC WoopWOICKIHG ` OF`� EASEMENT 97ETAIIL Ot1� ON THE LAND OF MAQK JoH -TC- Q K BRUCE EDENS �+ N E N BA U M No.WOI62-6 SHAWNEE DISTICIGT FREDERICK Cc'UH7Y, VIRGINIA SCALE: 1" • So' JUNE Zb, 1�5 GICEENWAY, INC. 770 BAKER LANE WINCHESTER, VA. 3i( -VS (7sNEEo*111,zl 41 E Eos S 84 IWinchester Airport 124A 83A123A 127 •�13.?13 ,z3 124Iry s' 125 ZfAa9! n 314 129 Rt- 655 83 1�N,3, 130 S,ip 4)U/J 82 ,�p�4 �, Y 0 Lane 232-233 81 X _ O �1A� 1�`� � S fi � �O East Side MHP ,N titin"� —IN SIB �a SO $� 81 A 1 80L 80K IN 80F 10158 4 Go 8OQ s � oc, 801 °d 80D 8QH O 3 0 801 O 801 80M 159E `r0 80E^tip �s 9 80A 0 4 80B �O 159F Ind 159D 5 A A 159H Location Map for PIN: 64 -A -80K Subdivision #009-95 - J.I.C. Industrial COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: W. Wayne Miller, Zoning and Subdivision Administrator W111/k RE: Appeal of Family Division Lot Subdivision Requirement DATE: August. 24, 1995 Dr. Raymond Fish has requested an opportunity to address the Planning Commission to seek a hardship exemption from the 250 foot minimum width requirement at the front setback line for the creation of family division lots in the Rural Areas District. The basis of this appeal is that Dr. Fish can not create five family division lots along Apple Pie Ridge Road (Route 739) and meet this requirement. Section 144-5 of the Subdivision Ordinance states "Any person aggrieved by an interpretation made by the Subdivision Administrator may appeal that interpretation to the Board of Supervisors, with a recommendation from the Planning Commission." Included under this agenda item is a proposed subdivision plan for the creation of the five family division lots. This plan proposes a 50 foot access easement that connects the five lots. The plan also proposes a reduction of the minimum width requirement for each lot as specified below: LOT NUMBER AMOUNT OF WIDTH REDUCTION REQUESTED LOT #1 118.33 feet LOT #2 50.00 feet LOT #3 49.80 feet LOT #4 49.80 feet LOT #5 19.21 feet Staff asks that the Planning Commission provide a recommendation that can be forwarded to the Board of Supervisors for final resolution. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Kris C. Tierney, Deputy Planning Directoe- SUBJECT: Informal Discussion - Proposed Flying J Travel Plaza DATE: August 21, 1995 Attached is a letter from Mr. Craig M. Call requesting time at the Planning Commission's September 6 meeting to informally discuss his proposed project, the Flying J Travel Plaza. Mr. Call describes the project in his letter and he has also included a rendering and a site sketch of the facility. Essentially, the project consists of a large modern truck stop with a restaurant, convenience store, and multiple fuel pumps. Mr. Call is proposing to rezone, from RA to B3, the seven lots which are adjacent to Route 669, and in front of the two larger parcels that make up the proposed site. Some Commission members will recall that the portion of the site already zoned B3 was rezoned in 1990 under the name of Whitehall Business Park. If you have any questions prior to our September 6 meeting, please do not hesitate to call me. KCT/rsa Attachment 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 r) FLYING J INC. P.O. BOX 678 • BRIGHAM CITY, UTAH 84302-0678 PHONE (801) 734-6400 August 17, 1995 Kris Tierney Deputy Director Department of Planning and Development County of Frederick 107 North Kent Street Winchester, VA 22601 VIA FAX: (703) 678-0682 Dear Mr. Tierney: RE: Proposed Flying J Travel Plaza - I-81 at VA Route 663 By this letter I am requesting that our proposed development be noticed for preliminary review at the meeting of the Planning Commission on September 6. Our project will include a full-service interstate travel center, including a 200 seat restaurant, large convenience store, separate fueling facilities for autos, recreational vehicles, and commercial trucks, and parking to facilitate customer visits. It is expected that our project will: Occupy 19,000 square feet of floor area on our 34 acre site Cost $6.5 million Employ more than 100 local residents Generate annual sales of $20 million or more Enclosed please find a rendering of the facility, a proposed site plan with planned zoning changes, and our brochure of similar facilities. I will be in Winchester next week and would like to have a meeting with planning staff to review the application procedures. Kris Tierney August 17, 1995 Page two. I will call as soon as my plans firm up a little to schedule this visit. Thank you for your assistance. S*hcE�rely, CraN M. 11 Attor t Law Community Liaison cc: John Riley, County Adminstrator Henry Buettner, Rainbow Development June Wilmot, Winchester/Frederick Co. Economic Development Location Map for FIN: 33-9-1 thru 3 Flying J Travel Plaza LOT 3 u►, 0 FLYW-2, J TRAVEL PLAZA WW- 4 -ESTER, VI%INIA SITE CONCEPT A MWtOrrM dgLON3 L52CAR ACPWAO! rAFMG wr a�waawn nMKrwwr w was uoeaao n ca �,Il�rsu w a sopa n u*or r1 � iv �,rpi w worw, PMa Proposed Zoning Change: Lots 1, 2, 3, C, and D are now zoned B-3 (Industrial Transition). Flying J Inc has entered into purchase contracts on these lots, and also for lots A -B and E -J. It is proposed that these lots be rezoned from the present R -A zone tb B-3. t .rte• - G r t tp ,.?�'. 'iS,�,�icsk. r,i+�':1�, ��Y L.. .F+•fit �.,=+-. �°.. ��r'iF! •'., ti. . ;� t4.. i�.u�..'Ff I. M 1 N ma of•w t .rte• - G r t tp ,.?�'. 'iS,�,�icsk. r,i+�':1�, ��Y L.. .F+•fit �.,=+-. �°.. ��r'iF! •'., ti. . ;� t4.. i�.u�..'Ff I. M 1 N COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 MEMORANDUM TO: Planning Commission FROM: Wayne Miller, Zoning Administrato SUBJECT: Planning Commission Retreat DATE: August 21, 1995 The annual Planning Commission Retreat will be held on February 3, 1996 at the Wayside Inn in Middletown, VA. Please put this date on your calendars and details will follow in early January. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 / Lord Fairfax Environmental Health District 800 Smithfield Avenue P. O. Box 2056 Winchester, Virginia 22604 J'5 4 '5 (703) 722-3480 FAX (703) 722-3479 Counties of: Clarke, Frederick. Page, Shenandoah. Warren, and Citv of Winchester July 10, 1995 Mr. John Riley Frederick County Administrator 9 Court Square Winchester, Virginia 3DEKXK 22601 Re: Spray Irrigation Systems Dear Mr. Riley, This letter is to inform you that on August 1, 1995 the Frederick County Health Department will start processing applications for spray irrigation sewage disposal systems for individual homes with flows less than 1000 gallons per day. The Department of Environmental Quality and the Virginia Department of Health have entered into an agreement that will allow small spray systems to be placed under the Sewage Handling and Disposal Regulations. Environmental Health Staff will be trained in the permitting and review of these systems within the next few weeks. It is not known at this time what daMand there will be for these systems. I suspect that because of the poor soils within the Shenandoah Valley that the demand will be greater here than in other areas of the State. These systems will require an engineer to design them and a maintenance contract is required. Spray systems will consist of a pretreatment unit followed by storage and pumping station that will deliver the partially treated effluent to spray sites where the effluent is applied by spray applicators. The systems are usually set to discharge between 2:00am to 4:00am. Site criteria for these systems will cover minimum setbacks to wells, property lines, bodies of water, steep slopes, sinkholes, rock outcrops, buildings, property lines and roads. Minimum soil criteria such as depth to rock, slow percolating soils, and soil wetness features have also been established. Spray irrigation systems rill provide an alternative on some lots that may already qualify for a discharge system and in some cases may be permitted on sites that were unable to obtain an on-site or discharge permit. Because of the nature of the spray irrigation systems it rill be difficult to permit them on sites with limited acreage. If your Planning Commission or Board of Supervisors could like more information on spray irrigation systems please feel free to call me. Sincerely, Steven Stiefel, REH , Environmental Health Manager Lord Fairfax Health District r