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Home My WebLink AboutPC 05-18-94 Meeting AgendaAGENDA SI s°SQ FREDERICK COUNTY PLANNING COMMISSION The Old Frederick County Courthouse Winchester, Virginia h`��` 4.5 MAY 18, 1994 7:00 P.M. CALL TO ORDER TAB 1) Meeting Minutes of April 20, 1994 ........................... A 2) Bimonthly Report .... .................................. B 3) Committee Reports .................................... C 4) Citizen Comments ..................................... D 5) Discussion regarding a request from VDOT to permit two parcels along the west side of Route 522 South to connect to central sewer. (Mr. Tierney) ........................................ E 6) Revised Master Development Plan #002-94 of Lake Front Apartments (formerly Lake Centre) for 36 apartment units within three structures. This property is located at the southeast corner of the intersection of Route 642 (Macedonia Church Road) and Chinkapin Drive, in the Shawnee District. (Mr. Wyatt) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F 7) Revised Master Development Plan #003-94 of Fieldstone Heights for 177 single family detached traditional homes. This property is located south and adjacent to Route 659 (Valley Mill Road) in the Stonewall District. (Mr. Wyatt) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . G r�� CL�,i� h Grll1�J 2 8) Discussion regarding a request to allow public libraries in the RP (Residential Performance) District. (Mr. Wyatt) .........................f...............H 9) Discussion regarding a request to allow electrical and plumbing supply stores in the B-2 (Business General) District. (Mr. Wyatt) ......................................... I 10) Other (no attachment) MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on April 6, 1994. PRESENT: Planning Commissioners present were: James W. Golladay, Jr., Chairman; John R. Marker, Vice Chairman/Back Creek District; Marjorie H. Copenhaver, Back Creek District; Todd D. Shenk, Gainesboro District; Roger L. Thomas, Opequon District; Charles S. DeHaven, Jr., Stonewall District; John H. Light, Stonewall District; Robert A. Morris, Shawnee District; Terry Stone, Gainesboro District; George L. Romine, Citizen at Large; Robert M. Sager, Board Liaison; and Vincent DiBenedetto, Winchester City Liaison. ABSENT: S. Blaine Wilson, Shawnee District Planning Staff present were: Kris C. Tierney, Deputy Planning Director; Lanny C. Bise, II, Planner; Jean M. Moore, Planner. CALL TO ORDER Chairman Golladay called the meeting to order at 7:00 p.m. MINUTES - MARCH 16, 1994 Upon motion made by Mr. Romine and seconded by Mr. Marker, the minutes of March 16, 1994, were unanimously approved as presented. BIMONTHLY REPORT Mr. Moms commended Mark Lemasters and staff for the work on the GIS newsletter, "On -Line. " Mr. Morris said that he appreciated receiving the GIS newsletter and he felt it was very worthwhile. He said that he was trying to implement a GIS in his agency and felt salesmanship was a key element in realizing the worth of the system. He said that he has adopted the "On -Line" approach as a way of introducing the GIS. Mr. Morris felt that it was an excellent way to sell the program as well as identify its uses and benefits. E Chairman Golladay accepted the Bimonthly Report for the Commission's information. INTRODUCTION OF JEAN M. MOORS PLANNER I Mr. Tierney introduced Ms. Jean M. Moore, the Planning Department's newly - hired Planner I. COMMITTEE REPORTS Comprehensive Plan & Pr - 4111/94 Mtg-. Mrs. Copenhaver reported that the CP&PS continued their discussions on corridors. She said that they also briefed new citizen members. Economic Development Commission EDC Mr. Romine reported that the EDC has just completed the 1994-95 Strategy Program. He said that copies are available to anyone who might want one. CiIy Of Winchester Mr. DiBenedetto, Winchester City Liaison, reported that a site plan has been approved by the City for a McDonald's restaurant to be located on Amherst Street. Mr. DiBenedetto described some of the concerns raised by the City. PRESENTATION BY WILLIAM H. BUSHMAN FROM VDOT REGARDING ALTERNATIVES TO ALLEVIATE EXISTING TRAFFIC PROBLEMS IN AND AROUND THE I-811 11 NORTH/ ROUTE 37 INTERCHANGE. William H. Bushman, the resident engineer with VDOT, was present to discuss alternatives that will attempt to alleviate existing traffic problems in and around the I-81/ 11 North/ Route 37 interchange area. Mr. Bushman said that if there was a "malfunction junction" 3 in Winchester, this area was it! He said that this interchange does not provide full directional facility for motorists entering the area. He said the design problem was compounded by the Ft. Collier Industrial Park, which is well-established and has several major industries which are now in full production. He said that these industries are generating in excess of 100+ tractor trailer loads per day and apparently, this number is going to double very shortly. Using overhead slides, Mr. Bushman explained VDOT's proposed improvements: -- Eliminate the crossover at Crown, Cork & Seal and relocate it opposite the AMOCO Foam Products entrance. Relocate Crown, Cork & Seal's entrance and driveway. -- Extend the acceleration lane, which merges into Route 37 from 11 North, as a right turn lane all the way to the south -bound ramp at 81. -- Relocate frontage road F-733 by tying it into the entrance road at AMOCO Foam Products. Power Tech, Miller Tool, and other companies will be served. This is a major part of the suggested improvement. -- In order to go south on Route 11, northbound 37 traffic must go down to the relocated crossover, make a U-turn, and come back. To address this problem, a new ramp is proposed adjacent to Cives Steel and will line up with the existing intersection of Route 1323, which goes back into Ft. Collier Industrial Park (serving Hershey Products). Mr. Bushman stated that VDOT engineers in Richmond, upon reviewing this area, saw an opportunity for perhaps adding a new ramp which would come off relocated Rt. 1323 and under Rt. 37 to provide access to Rt. 37 South. He said this has been tested against the WATS model and this ramp alone would help traffic problems elsewhere in the northern Winchester - Frederick County area, around Sunnyside. Mr. Bushman said that it was estimated that the project, including the first ramp, would cost about $1.7 million, however, the second ramp proposal looked so good in the preliminary evaluation that they were going to try and incorporate that into the project as well. No action was needed by the Commission at this time. Revised Master Development Plan #002-94 of Lake Front Apartments (formerly Lake Centre) for 28 garden apartments within three structures. This property is located at the southeast comer of the intersection of Macedonia Church Road (Rt. 642) and Chinkapin Drive and is identified with PIN 75B -A -80C in the Shawnee District_ 4 Action - Recommend Approval Mr. Charles Maddox, Jr., with G.W. Clifford & Associates, the Project Engineers, was representing this MDP. Mr. Maddox said that the revised MDP calls for the construction of 28 apartment units on 3.4113 acres. He said that this creates an overall gross density of 8.21 units per acre. It was noted that the original MDP was approved for 23 townhouse units, or 6.74 units per acre. This revision increases the density; however, the allowable gross density for this site is 10 units per acre. The Commissioners were concerned about the adequacy of the entrance to Lakeside on Chinkapin Drive, especially as development increased. Elevations of living areas and parking lots were discussed in relation to the 100 year storm. The Commissioners also discussed the buffer between Rt. 642 and the proposed units. They felt a berm with trees would act as a noise barrier and would also keep children away from the highway. Overall, they felt the concept was good, provided all review agency comments were addressed. Mr. Maddox said that this plan calls for two buildings with eight units and one building with 12 units. He explained that the owner has been given the opportunity to purchase the 7/10 acre that was proposed for a day care center. He said that feasibility to construct the day care center has not come about. Mr. Maddox said that the owner would like to purchase the 7/10 acre, consolidate the properties, and construct. three structures with 12 units as an alternate proposal. Commissioners commented that the existing complex established by this owner was aesthetically appealing and seemed to be well-built. They also liked the idea of consolidating the vacant day care parcel because of the uncertainty of its future use, if it remained as a separate parcel owned by another party. Commissioners were concerned about the increase in density, but the majority of members still felt the second option presented by Mr. Maddox was a good one. Upon motion made by Mr. Morris and seconded by Mr. Shenk, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of MDP #002-94 of Lake Front Apartments for 28 apartment units within three structures on property zoned RP (Residential Performance) and located at the southeast corner of the intersection of Macedonia Church Road (Rt. 642) and Chinkapin Drive (Lakeside Estates). 5 Discussion Regarding a Proposed Rezoning and Master Development Plan for 91 Acres Surrounding Star Fort. No Action Mr. Tierney said this is a 91 -acre site surrounding Star Fort, zoned RP (Residential Performance), and involves rezoning 20 acres to B2 (Business General) and the remaining 71 acres to the rear would be developed into 163 single-family 12,000 square foot lots. Mr. Charles Maddox, Jr., of G. W. Clifford & Associates, was the representative for this pre -application discussion. Mr. Maddox said that Star Fort is currently owned by the Middlesex Artillery, Fleet's Battery Group. He said the focal point of the design is to protect and enhance the Star Fort site, supplying help and support as needed to the Middlesex Group in their quest to provide a high-quality, interpretive site for civil war battlefield history. Mr. Maddox said the site is served with sewer and water on several sides and the site is partially developed with a long-term care nursing facility and a Chevron gasoline station. Mr. Maddox explained that the area to the south of the fort is a 15 % sloped hillside, zoned RP. He said that he has looked at various alternatives, but feels this area would be best suited for low volume commercial use consistent with the enhancement of the Star Fort facility. Commissioners were concerned that development of this site would contribute to flooding problems in the Route ll/ Weber's Nursery area. Questions were also raised about the existing vegetation of the site, the planned sequence for development, and buffers between this site and the Shockey property. Chairman Golladay called for citizen comments and Pat Zontine raised the issue of buffers around the Star Fort Site. No action was required by the Commission at this time. Discussion with Mr. Edwin E. White regarding a request to extend a sewer line to a 78 - acre parcel which lies outside of the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). This property is located approximately 1/2 mile east of the Parkins Mill Plant on the south side of Route 644 (West Parkins Mill Road) in the Shawnee District. Referred to CP&PS Mr. Tierney said that Mr. Edwin E. White has requested an informal discussion with the Commission regarding his interest in extending a sewer line to a 78 -acre parcel, zoned RA, which lies beyond the limits of both the UDA and the SWSA. Mr. Tierney said that this parcel is located approximately 1/2 mile east of the Parkins Mill Plant, on the south side of West Parkins Mill Road (Rt. 644). He said that Mr. White wishes to develop the property under the Rural Preservation Lot (cluster) provision within the RA zone. Mr. Edwin E. White said that he desires to subdivide the property into 12-15 two to eight acre parcels. Mr. White said that he has approval for alternate wastewater treatment facilities, however, the Health Department and Sanitation Authority would prefer a pumping station and high pressure line to the Parkins Mill Plant. He said that a three-inch line would need to be extended about 2,100' and it would not accommodate any other hook-ups. Mr. White said that he has also received approval from Mr. Eugene Grove, the owner of the adjacent property, to extend the line across his land. The Commissioners were concerned about the possibility of setting a precedent for extending sewer lines into the county's RA -zoned areas. However, they liked the idea of cluster development here and allowing the property to remain RA. The Commission also felt it would be preferable to pump sewage to the treatment plant rather than installing sand filtration, or other treatment systems, and possibly polluting the water table. It was also noted that the Comprehensive Plan would need to be amended to extend the UDA, if the Commission approved of Mr. White's request. The Commission decided to forward Mr. White's request to the Comprehensive Plans & Programs Subcommittee for further study. Discussion with Mr. E. Frank Smith regarding a request to relax the Subdivision Ordinance regulation pertaining to depth and width ratio requirements. Action - Tabled Since there was no representation on this request, a motion was made by Mr. Romine and seconded by Mr. Light to table the request until the next meeting. BE IT RESOLVED, That the Frederick County Planning Commission does hereby table consideration of Mr. E. Frank Smith's request to relax the Subdivision Ordinance until the next scheduled meeting. N ADJOURNMENT There being no further business to discuss, the meeting adjourned at 9:00 p.m. Respectfully submitted, Robert W. Watkins, Secretary James W. Golladay, Jr., Chairman M E M O R A N D U M TO: Frederick County Planning Commission FROM: Robert W. Watkins, Secretary SUBJECT: Bimonthly Report DATE: May 6, 1994 Fac. 9/12/89 Opeq Trmt.facil Grace Brethren Church 6/08/90 Shaw Church Flex Tech 10/25/90 Ston Lgt. Industrial Lake Centre (1) Rezonin s Pending: dates are submittal dates Ston Whse. Addition Freeton 04/27/92 Opeq Townhouses 84 Lumber Twin Lakes 4/04/90 Shaw RA to B2/RP Light Industrial Negley Construction 2/03/94 Ston B3 to B2 Ston Thomas C. Glass 3/14/94 Shaw B1 to B2 C. L. Robinson 3/30/94 BkCk RA to B3 (2) Rezonings Approved: (dates are BOS meeting dates) None (3) Rezonin s Denied: dates are BOS meetin dates None (4) Conditional Use Permits „Pending: (dates are submittal dates God's Glory Land 3/08/94 BkCk Church Retreat (5) Conditional Use Permits Approved:_ (dates are approval dates) Boyer Landscaping 4/27/94 Shaw Expansion of Existing Business (6) Site Plans Pending: (dates „are submittal dates) Wheatlands Wastewater Fac. 9/12/89 Opeq Trmt.facil Grace Brethren Church 6/08/90 Shaw Church Flex Tech 10/25/90 Ston Lgt. Industrial Lake Centre 05/15/91 Shaw Townhouses Red Star Express Lines 05/24/91 Ston Whse. Addition Freeton 04/27/92 Opeq Townhouses 84 Lumber 01/26/94 Ston Storage Addition Corrigated Container 02/22/94 BkCk Light Industrial Shenandoah Gas Co. 04/12/94 Shaw Offices Sheetz 04/20/94 Ston Conven. Store & Gas 2 (8) Subdivisions Pending: _(dates are submittal dates) Briarwood Est. 01/04/94 Stonewall (9) Subdivisions Pending Final Admin. Approval: (P/C or BOS approval dates Abrams Point, Phase I Lake Centre Coventry Courts Freeton Village at Sherando Paul Negley Fredericktowne Est., Sec 8 & 9 Lake Holiday Sec. 1B 06/13/90 Shawnee 06/19/91 Shawnee 12/04/91 Shawnee 05/20/92 Opequon 06/16/93 Opequon 08/11/93 Stonewall 10/06/93 Opequon 12/08/93 Gainesboro (10) PMDP Pending: (dates are submittal dates) Lake Front Apartments 03/28/94 Shawnee Fieldstone Heights 04/25/94 Stonewall (11) FMDP Pending Administrative Approval: (dates are BOS approval dates Battlefield Partnership 04/08/92 Back Creek James R. Wilkins II1 04/14/93 Shawnee Woodside Estates 04/13/94 Opequon (12) FMDP Administ. Approved (dates are admin. approval dates) None (13) Board of Zoning Appeals Applications Pendinq:(submit. dates) Wendy Baruch & Francis Dicesare 4/20/94 BkCk 9.83' rear & 40' front -primary structure/5' rear & 50' front --accessory bldg. Lee J. Ridings 05/02/94 Opeq 23' side/house Pumps Winchester Countertop 05/03/94 Ston Addition Datalux Corp. 05/05/94 Shaw Addition (7) Site Plans ARRroved,: (dates are approval dates) Hager's Spa & Pool Ctr. 04/18/94 BkCk Model Home Shenandoah B1dg.Supply 05/06/94 Gain Warehouse (8) Subdivisions Pending: _(dates are submittal dates) Briarwood Est. 01/04/94 Stonewall (9) Subdivisions Pending Final Admin. Approval: (P/C or BOS approval dates Abrams Point, Phase I Lake Centre Coventry Courts Freeton Village at Sherando Paul Negley Fredericktowne Est., Sec 8 & 9 Lake Holiday Sec. 1B 06/13/90 Shawnee 06/19/91 Shawnee 12/04/91 Shawnee 05/20/92 Opequon 06/16/93 Opequon 08/11/93 Stonewall 10/06/93 Opequon 12/08/93 Gainesboro (10) PMDP Pending: (dates are submittal dates) Lake Front Apartments 03/28/94 Shawnee Fieldstone Heights 04/25/94 Stonewall (11) FMDP Pending Administrative Approval: (dates are BOS approval dates Battlefield Partnership 04/08/92 Back Creek James R. Wilkins II1 04/14/93 Shawnee Woodside Estates 04/13/94 Opequon (12) FMDP Administ. Approved (dates are admin. approval dates) None (13) Board of Zoning Appeals Applications Pendinq:(submit. dates) Wendy Baruch & Francis Dicesare 4/20/94 BkCk 9.83' rear & 40' front -primary structure/5' rear & 50' front --accessory bldg. Lee J. Ridings 05/02/94 Opeq 23' side/house 3 (14) BZA Applications Approved: (approval dates) None (15) BZA Applications Denied: None (16) PLANS RECD. FOR REVIEW FROM CITY OF WINCHESTER Westside Station Medical Office E. PLANNING AND DEVELOPMENT - ACTIVITY REPORT #56 (April 16-30) 1. Transportation Issues Bob Watkins, Kris Tierney, and Evan Wyatt participated in a meeting with County Administrator, John Riley, and representatives of Edinburg VDOT to discuss plans for improvements to Greenwood Road (Route 656). 2. Battlefield Preservation and Historic Issues Bob Watkins and Mark Lemasters met with representatives of Land and Associates, the consultants for the Battlefield Plan Project funded by the National Park Service. Staff toured battlefields and discussed strategy with the consultants. Lanny Bise finalized the battlefield descriptions for the Battlefield Site Inventory. Lanny Bise met with Alex Bigler, of Equestrian Forge, to discuss the final design for the historic plaques. 3. G.I.S./MaRRinq & Graphics The staff is adding new layers of data to the battlefield mapping and is producing copies of the Civil War Sites Inventory for the battlefield consultant and Task Force. The staff is continuing with map preparation for the ARC/INFO conversion process. 4. Plans Review Evan Wyatt reviewed the following site plans: McDonald's Restaurant (across from hospital); the Datalux addition; Winchester Countertop addition; and the Bon Air Nursing Home addition. Evan approved a plan for the Hager Spa and Pool's model home sales addition. Lanny Bise met with Charlie Robinson, with Sheetz, Inc., to discuss a pending site plan. 5. Site Inspections Evan Wyatt conducted a site inspection at the Snappy Lube addition. 6. Meetings Bob Watkins and Kris Tierney met with Chuck Maddox and John Foote to discuss the Star Fort Master Detrelopment Plan. Evan Wyatt participated in a TeI ecommuting meeting sponsored by the Economic Development Commission. Evan also met with representatives of Loudoun County to review their Fiscal Impact Analysis Model. Lanny Bise met with Tim Bandyke, with Bandyke Construction, to discuss setbacks in the Rural Areas Zoning District. 7. Development Review and Regglations Subcommittee: A. Recommended allowing public libraries in the RP (Residential Performance) District. B. Recommended allowing electrical supply stores and plumbing supply stores in the B-2 (General Business) District with performance standards. C. Recommended working with the agribusiness sector to create design standards for various farm activities that currently require a CUP. The Right -to -Farm Legislation will require counties to allow these activities by right as of April, 1995. a. Capital Facilities Im act Model Lanny Bise has been gathering the necessary information to update the Capital Facilities Impact Model. 9. Professional Development Bob Watkins attended the national conference of the American Planning Association in San Francisco. He attended sessions and tours on urban design, open space planning, and public participation. Lanny Bise conducted a 60 -Minute Planning seminar entitled, "The New Burbs: The Exurbs and Their Implications for Planning Policy." 10. Other Lanny Bise is finalizing changes to the Rezoning Application. Several zoning complaints were investigated by Lanny Bise and Jean Moore. COUNTY of i~REDERICK Department of Planning and Development 703 / 665-5651 Fax 703/678-0682 TO: Planning Commission Members FROM: Kris C. Tierney, Deputy Planning Directo RE: Request from VDOT for Sewer Hookup DATE: April 27, 1994 Attached is a letter addressed to Wayne Miller from R. K. Hermanson, Right -of -Way Agent Specialist for VDOT. In the letter Mr. Hermanson requests that Frederick County permit properties along the west side of Route 522, just south of Route 644, to connect to central sewer. Attached materials also indicate the location of the parcels This request comes as a result of planned improvements to Route 522. The widening will take portions of two lots containing existing drainfields. A suitable replacement drainfield site does not exist on either parcel. In an effort to reduce the cost incurred, VDOT is requesting that the County allow the two parcels to hook into the existing sewerline in the area. If this is not permitted, VDOT will have to purchase both tracts in there entirety. The staff feels that since the parcels in question abut the sewer and water service area, and are under rather unique circumstances, it would be acceptable to allow the desired connections. KCT/slk attachments 9 North Loudoun Street Winchester, VA 22601 v✓ P.O. Boy 601 Winchester, VA 22604 COMMONWEALTH H O f VIRGINIA. DEPARTMENT OF TRANSPORTATION R 0. BOX 2249 RAY D. PETHTEL STAUNTON. 24402-2249 COMMISSIONER April 20, 1994 Route 522 Project: 0522-034-V14, RW -201 Frederick County RIGHT OF WAY - Property of Jacquelyn B. Proffitt, Parcel 016 and Granville E. Proffitt, Parcel 051 Request for Sewer Hook -Up Mr. Wayne Miller Zoning Administrator Department of Planning P. O. Box 601 Winchester, VA 22601 Dear Mr. Miller: and Development R. L. MOORE DISTRICT ADMINISTRATOR TELE(703)332-9075 FAX(703)332-9179 Pursuant to our telephone conversation on April 18, 1994, regarding the Jacquelyn B. Proffitt property, we discussed the possibilities of connecting to the sewer line at VDOT's expense. This would eliminate a property buy-out and subsequent relocation. To further clarify our position on this property (parcel 016), this involves the purchase of her existing home. She hopes to relocate back on her residue, but due to topography problems and existing soil conditions, the only way this would be permitted is to hook-up to the sewer line. Her son, Granville Proffitt (parcel 051), presents a different problem. Our acquisition of right of way and easements will require VDOT to purchase his septic system without having to purchase his home. Due to insufficient land area being left, an application for a new septic system has been denied by the Frederick County Health Department. I have attached for your convenience and review, a print of sheet no. 8 outlining the parcels mentioned. I would appreciate anything you can do to secure VDOT a variance to your existing policies for the above stated reasons. RKH/mis Attachment xc: Mr. W. H. Jones Mr. W. H. Bushman Sincerely, R. K. Hermanson Trans. Right of Way Agent Specialist Telephone (703) 332-9124 (Staunton) (703) 869-3233 (White Post) TRANSPORTATION FOR THE 21 ST CENTURY URBAN DEVELOPMENT AREA ,7NDARY 14 86 15 / 18 272 40 s Parkins Rf. 44 Mills -J 2 20 3 2 pts, 22 BM 6. 93B 93 76 sz C 239-333 \\\� 3 237---64 \) 90A Armel 24 Elemen Lary 25 School 76 90 Proffitt 94 95 M MEN= 5 4 3 Ib 2y 1 9811 X01 100 966 9 978 7C 76--A-93A, 93, 93B ME= P/C Review Date: 5/18/94 MASTER DEVELOPMENT PLAN #002-94 LAKE FRONT APARTMENTS LOCATION: Southeast corner of the intersection of State Route 642 (Macedonia Church Road) and Chinkapin Drive (Lakeside Estates) MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 75B -A -80C & 75B -A -80D PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) Land Use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) - land use, residential and vacant PROPOSED USE: 36 apartment units within 3 structures REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objections to this revised master development plan. Before making any final comments this office will require a complete set of site plans, drainage calculations and traffic flow data from the ITE Trip Generation Manual, 4th edition for review. Prior to construction on the State's right-of-way, the developer will need to apply to this office for appropriate permits to cover said work. Fire Marshal: See attached comments from Doug Kiracofe, Fire Marshal. Sanitation Authority: 1st review - approved County Engineer: See attached letter to Tom Price, G. W. Clifford & Associates, from Harvey E. Strawsnyder, County Engineer, dated March 25, 1994. Pa Parks & Recreation: *NOTE* For final approval, the Planning staff has requested that the Department of Parks and Recreation review the proposed recreational facility to determine if it is equivalent to two recreational areas. Planning & Zoning: Originally, a master development plan was approved for 23 townhouse units on a 3.4113 acre site (6.74 units per acre) and a day care center on an adjoining 0.75 acre site. The applicant then revised this master development plan to change the permitted housing type to garden apartments. This plan called for 28 garden apartment units on the same 3.4113 acre site (8.21 units per acre), and maintained the 0.75 acre day care site. The Planning Commission recommended approval of this revised master development plan on April 20, 1994. The applicant has revised this master plan once again to increase the number of garden apartment units to 36. In order to meet the overall gross density requirements, the applicant has eliminated the proposed day care facility and plans to combine the two tracts. Once this is accomplished, the proposed master development plan will contain 36 apartment units on 4.1613 acres. This creates an overall gross density of 8.65 units per acre. This revision increases the density; however, the allowable gross density for this site is 10 units per acre. The only comments that differ from the April 20, 1994 master development plan presentation, pertain to recreational areas and planning requirements. The Zoning Ordinance requires one recreational area for thirty multi -family units. The number of multi -family units has increased from 28 to 36; therefore, the equivalence of two recreational areas needs to be provided. Staff will ask the Department of Parks and Recreation to work with _the applicant and determine the appropriate type of recreational amenities. The proposed master development plan provides for a future walkway that will be developed if a school is constructed on the adjoining property. Staff believes that a walkway should be provide along the entire western side of the parking lot that will provide access to this future walkway connection. Staff also believes that the applicant should consolidate the two parcels prior to final administrative approval of this master development plan. This will ensure that the overall gross density requirements are met. STAFF RECOMMENDATIONS FOR 4/20/94 PC MTG.: Approval, once the applicant has adequately addressed all previous review agency comments, and new staff comments, and all comments and concerns of the Planning Commission and Board of Supervisors. r j , COUNTY OF FREDERICK, VIRGINI FIRE MARSHAL'S OFFICE .LAND DEVELOPMENT COMMENTS Control No. 0223941121 Date Received 022394 Da:e Reviewed 031794 Applicant Name G. W. Clifford & Assoc. Address 200 N. Cameron Street - Winchester, Virginia 22601 Project Name Lake Centre Condos Phone No. 703-667-2139 Type of Application Rev. Master Plan Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Shawnee RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System X Automatic Fire Alarm System X Other Emergency Vehicle Access; Adequate Inadequate X Not Identified Fire Lanes Required; Yes X No Comments Posted fire lanes required at all hydrant locations. Roadway/Aisleway widths; Adequate X Inadequate Not Identified Special Hazards Noted; Yes X No Comments The 12 unit condo is too far from traffic lanes for ladder truck access which will be crucial in the event of - Continued - COUNTY of FREDERICK March 25, 1994 Mr. Tom Price, Project Manager Gilbert W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22601 RE: Revised Master Development Plan Lake Centre Condos Dear Tom: Based on our review of the proposed revised master development plan, we understand that Mr. Satian plans to construct three (3) multi -family apartment complexes on the site previously approved for townhouses. Development of this approximate four (4) acre site will require the standard erosion and sediment control plan as well as an on site stormwater management facility. These items will be reviewed in detail at the time of site plan submittal if the revised master development plan is approved. Based on the visual impact of single family dwellings fronting strong consideration be given to side of the project. HES:smb cc: file the three (3) story condos on the Lakeside Drive, we suggest that dense screening along the south Sincerely, i Harvey Strawsnyder, Jr., P. E. Director of Public Works 9 North [ qui lmm tit. - P O. 13ox 601 - Wfflchcstcr, ?"hO1 APPLICATION REVISED MASTER DEVELOPMENT PLAN Frederick County Virginia Date:_2 may_1994 Application # OWNERS NAME: Satian Enterprises Inc (SEI) 721 Lawton St. McLean VA 22101 arkus Satian (Please list the name of all owners or parties in interest) APPLICANT/AGENT: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron St Winchester Va 22601 Phone Number: (703) 667-2139 DESIGNER/DESIGN COMPANY: same Contact Name: Tom Price REVISED PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Background Information: 1. Development's name: Lake Front Garden Apartments 2. Location of property: Southeast corner at Intersection of State Route 642 & Chinkapin Drive (Lakeside Estates) 3. Total area of property: 4.1613 Acres 4. Property ID #: 75B -A -80C 5. Property zoning and present use: RP (Vacant) 6. Adjoining property zoning and present use: RP (Vacant & Townhouses) 7. Proposed Uses: Garden Apartments 8. Magisterial District: Shawnee 9. Is this an original or amended Master Development Plan? Original Amended—X– General Information: 1. Have the following items been included? North arrow Scale Legend Boundary Survey Total Area Topography Project Title Preparation and Revision Date Applicant Name Yes --X— Total Area No Yes_X_ No Yes—X_ Open Space No Yes—X— 0 No Yes_X_ 0 No Yes—,X— Natural retention No Yes_X_ 0 No Yes_X_ 0 No Ye s —X_ 0 No 2. Number of phases proposed? One (1) 3. Are the proposed phases shown on the Master Development Plan? Yes No_X_ 4. Are the uses of adjoining properties clearly designated? Yes—X— No S. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yes—X— No 6. Are all land uses clearly shown? Yes—X— No 7. Are environmental features clearly shown? Yes—X— No 8. Describe the following environmental features: Total Area Disturbed Area in Open Space Floodplains 0 0 0 Lakes and ponds 0 0 0 Natural retention areas 0 0 0 Steep slopes (15% or more) 0 0 0 Woodlands 0 0 0 9. Are the following shown on the master development plan? Street layout Yes_X_ No Entrances Yes_X_ No Parking areas Yes_X_ No Utilities (mains) Yes_X_ No 10. Has a conceptual stormwater management plan been provided? Yes_X_No 11. Have all historical structures been identified? Yes No_X 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? 36 Garden Apartments 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes_X_ No Acreage in each housing type Yes_X_ No Acreage in streets and right of ways Yes_X_ No Total acreage Yes_X_ No Number of dwellings of each type Yes_X_ No 3. What percentage of the total site is to be placed in common open space? 630 4. Are recreational facilities required? Yes–X– No 5. What types of recreational facilities are proposed? One (1) Covered Picnic Shelter w/Bar-B-Oue Grill and Picnic Tables _ 6. Are separation buffers required? Yes No–X- 7. oX 7. Are road efficiency buffers required? Yes–X_ No 8. Are landscaping or landscaped screens required? Yes No–X- 9. oX 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes–X– No 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 re- quested property. The applicant is required to obtain the follow- ing 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: County School Board of Frederick Address: P.O. Box 3276 Winchester, Va 22604 Property I.D.#: 75B -A-1 Name: Winifred W. Hack, et als Address: 974 E. Macedonia Church Road Stephens City, Va 22 655 Property I.D.#: 75B -A-79 Name: Charles W. Buckley, Jr. Address: 121 Julee Drive Winchester, Va 22602 Property I.D.#: 75-1-2-D P/C Review Date: 5/18/94 MASTER DEVELOPMENT PLAN #003-94 FIELDSTONE HEIGHTS (revised) LOCATION: South and adjacent to Route 659 (Valley Mill Road), 2300+ east of the intersection of Route 659 and Route 656 MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) Land Use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) and RA (Rural Areas) - land use, residential and vacant PROPOSED USE: 177 single family detached, traditional homes REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letter to G. W. Clifford & Associates from W. H. Bushman dated April 19, 1994. Fire Marshal: Hydrant placement as shown will not comply with Chapter 10 of the Frederick County Code. Hydrants must be within 4001 of each dwelling. All other fire related issues will be addressed on site plan. Sanitation Authority: 1st review - 14 items - correct and resubmit. County Engineer: See attached letter to Tom Price, G. W. Clifford & Associates, from Harvey E. Strawsnyder, County Engineer, dated March 25, 1994. Parks & Recreation: No comments. Planning & Zoning: A master development plan was approved for Fieldstone Heights on February 16, 1988. The approved plan called for the construction of 215 single family detached 2 traditional dwellings, with an average lot size of 12,150 square feet. The applicant has submitted a revised master development plan for'this project. This revision calls for 177 single family detached traditional dwelling units, with a minimum lot size of 15,000 square feet. The revised master plan is proposed to have an overall gross density of 1.74 units per acre. The overall allowable gross density for a development of this size is currently four units per acre. Developments with minimum lot sizes of 15,000 square feet require no open space. Staff has identified a number of issues that need to be clearly addressed by the applicant. These issues are as follows: 1) Floodplain and Wetland Disturbance - The proposed plan calls for the disturbance of a small portion of land defined as floodplain and wetland. Although the plan does not indicate the area of disturbance, it is safe to assume that this involves the crossing of Channing Road over Abrams Creek. The Zoning Administrator has the authority to grant this disturbance, with the approval of the Planning Commission. It should also be noted that the applicant will have to receive approval and permits from the Department of Environmental Quality (DEQ) prior to the crossing and filling within this area. 2) Steep Slope Easements - The proposed plan calls for portions of this property to be placed in steep slope easements. The plan indicates that these easements will extend from the southern side of Abrams Creek into the development. The purpose of the steep slope easements needs to be described in detail in the deed of dedication for this development. 3) Storm Water Management - The County Engineer comments require this development to maintain on-site storm water management. The proposed plan indicates one storm water management area that is located in the ravine between Monterey Drive and Haverford Court in the southeastern portion of the development. The applicant should provide assurance that this is the only location necessary for adequate on-site storm water management. 4) Steep Slope Concerns - It appears that a significant portion of steep slope area will be disturbed in the southeastern portions of this site when building lots are developed. The County Engineer will require individual site development plans for all building lots that border major drainage easements or are located in areas that contain steep slopes. However, staff questions the ability of the developer to create functional lots in these areas, particularly along 3 Sanford Court. Additional information pertaining to these areas or redesign is needed to ensure that these lots will be established and arranged so that no foreseeable difficulties will occur in providing and constructing allowed uses on any lot due to lot topography or other conditions. 5) Review Agency Comments - The applicant needs to address the comments made by VDOT, the County Engineer, and the Planning Staff . In particular, these comments regard off-site traffic impacts, on-site road construction, and steep slopes. VDOT and the County Engineer have questioned the location of the eastern portion of Monterey Drive, and the entire location of Sanford Court, due to the topography. An environmental areas disturbance plan needs to clearly indicate the amount of floodplain, wetland, steep slope, and woodland disturbance for this development. STAFF RECOMMENDATIONS FOR 5/18/94 PC MTG • Approval, provided that the applicant adequately addresses all staff comments, all required review agency comments, and addresses all comments and concerns of the Planning Commission and the Board of Supervisors. COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR P. 0- BOX 278 COMMISSIONER EDINBURG, 22824 WILLIAM H. BUSHMAN (703) 984-561 I RESIDENT ENGINEER TELE(703)984-5600 April 19, 1994 FAX (703) 984-5607 Mr. Tom Price Ref: Fieldstone Heights C/O G. W. Clifford & Associates 659 200 North Cameron Street Route Frederick County my Winchester, VA 22601 Dear Tom: We have reviewed the referenced development's master development plan dated January, 1994. Our comments may be found marked on the enclosed plans and as follows: I. This development has the potential to significantly increase traffic on Route 659 and to have a high traffic count on proposed Channing Road. A complete traffic study will need to be provided which includes intersection splits in order to determine ultimate right-of- way widths, typical street sections, and pavement designs. This study should also include ultimate traffic counts of the affected roads caused by this development and by potential developments to the south, east and west. 2. Sufficient right-of-way along the south side of the Route 659 across the entire property frontage should be donated for present or future improvements to Route 659. Right turn and/or left turn lanes on Route 659 as part of this project may be needed pending review of the needed traffic study. 3. . The typical section shown on Sheet 2 is incomplete and is not shown to which roads the section applies. 4. There may be insufficient room for the Abram's Creek structure with the alignment shown due to the proximity of the Mill Race Estates property. Could permanent easements on this property be obtained? The structure may also need to be wider than what is shown in order to accommodate two lanes. 5. The radius of the two horizontal curves on Channing Road should be kept as large as possible. The first curve on Highcliffe Drive should be at least a 260' radius. 6. Adequate intersection sight distance is needed at King sly Drive and Channing Road. 7. Sanford Court appears to be a very poor location to build a road, centered along a drainage swale with 25% side slopes. Its relocation should be seriously considered. TRANSPORTATION FOR THE 21 ST CENTURY AL Mr. Tom Price Ref: Fieldstone Heights April 19, 1994 Page 2 8. The end of Monterey Drive may also be a problem due to topography. 9. It may be more preferable to move the intersection of Channing Road with Route 659 approximately 100'+ west provided minimum sight distance can be maintained. This will have to be balanced against other alignment constraints and can be further discussed in conjunction with other comments. A wider right-of-way of Channing Road may be needed at the intersection of Route 659. 10. All items contained in our earlier review letter dated January 18, 1994 to your office concerning the use of the bebo arch structure over Abram's Creek will need to be addressed. Once detailed site plans are available, we would appreciate the opportunity to review such. In the meantime please let me know if you have any questions. Sincerely, William H. Bushman Trans. Resident Engineer 9, , , "/� / & L4VYL � By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Enclosures xc: Mr. T. L. Jackson Mr. J. B. Diamond Mr. S. A. Melnikoff (w/ copy of plan) Mr. R. W. Watkins Mr. H. E. Strawsnyder COUNTY of FREDERICK Harvey E. Strawsnyder, Jr., P.E. Director of Public Works 9 North Loudoun St., 2nd Floor 703/665-5643 March 25, 1994 Mr. Tom Price, Project Manager Gilbert W. Clifford and Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Revised Master Development Plan Fieldstone Subdivision Shawnee Magisterial District Dear Tom: We have completed our review of the proposed master development plan for Fieldstone Subdivision and offer the following comments: 1) Stormwater management will be required for the entire subdivision_ Considering the entire site is underlain by the Martinsburg Shale, we recommend that a runoff coefficient of 0.35 be adopted for the pre -developed condition. At a minimum, a runoff coefficient of o.5 should be adopted for the post -developed condition. This value may be increased depending on the actual lot sizes. 2) Individual site plans will be required for all lots bordering major drainage easements or located in steep terrain. A list of these lots should be included on the respective subdivision plans. 3) Based on our review of the revised master development plan, it appears that major grading operations will be required to construct Sanford Court and the end of Montery Drive. The grading design including related lots should be shown on the subdivision plans. 4) The flood study related to the Abrams Creek crossing should be submitted with the subdivision design documents. Fax: 703/678-0682 - P.O. Box 601 - Winchester, Virginia - 22604 Mr. Tom Price March 25, 1994 Page Two Please contact me if you have any questions related to the above comments. Sincerely, Harvey Strawsnyder, 3r., P.E. Directo of Public Works HES:rls cc: file APPLICATION REVISED MASTER DEVELOPMENT PLAN Frederick County Virginia Date: 21 Al2ril 1994 Application # 003-94 OWNERS NAME: EASTERN FREDERICK—DEVELOPMENT OMPANY P.O. Box 2097 Winchester. Va. 2 601 George W Glaize Jr Benjamin M B ler & Virail T Brown (Please list the name of all owners or parties in interest) APPLICANT/AGENT: Gilbert W Cliffo rrl & Associates. Inc Address: 200 N. Cameron St, Winch ster Va 22601 Phone Number: (703) 667-2139 DESIGNER/DESIGN COMPANY: same Contact Name: Tom Price REVISED MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Background Information: 1. Development's name: FIELDSTONE 5UBDIVISION 2. Location of property: South & Adjacent R (Valley Mill Road). 23001± east of Int._Rt. 659 & Rt. 656 3. Total area of property: 102.11 Acres 4. Property ID #: 55-A-181 S. Property zoning and present use: RP (Vacant) 6. Adjoining property zoning and present use: RA (Vacant & Residential), RP (Vacant & Residential)- 7. esid n ial)7. Proposed Uses: _Single Family Detached - Traditional 8. Magisterial District: Shawnee 9. Is this an original or amended Master Development Plan? Original Amended–X— General Information: 1. Have the following items been included? North arrow Yes X No Scale Yes X No Legend Yes —k— No Boundary Survey YesX — 0 No Total Area Yes— X No Topography YesX 15.0 No Project Title Yes -k- No Preparation and Revision Date Yes—k— No Applicant Name Yes_ X— No 2. Number of phases proposed? --ZLX_J_EL 3. Are the proposed phases shown on the Master Development Plan? Yes X No 4. Are the uses of adjoining properties clearly designated? Yes X No 5. is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yes—X— No 6. Are all land uses clearly shown? Yes—X— No 7. Are environmental features clearly shown? Yes—X— No 8. Describe the following environmental features: Total Area % Disturbed Area in Open Space Floodplains — 13.8 6.0— 0 Lakes and ponds 0 ` — 0 Natural retention areas 0 0 0 0 Steep slopes (15% or more)_31.0 15.0 0 Woodlands _32.0— -7.0_ 0 9. Are the following shown on the master development plan? Street layout Entrances Parking areas Utilities (mains) Yes_X-No Yes_X Yes No _X_ Yes No-&-- oXYes_X_ Yes-X- No 10. Has a conceptual stormwater management plan been provided? Yes_X No 11. Have all historical structures been identified? Yes No -X_ _ 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? 177 SINGLE FAMILY DETACHED - TRADITIONAL 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes_X No Acreage in each housing type Yes_X No Acreage in streets and right of ways Yes No Total acreage Yes -X- No Number of dwellings of each type Yes -k- No 3. What percentage of the total site is to be placed in common open space? 0 4. Are recreational facilities required? Yes No—X— S. oX5. What types of recreational facilities are proposed? N/A 6. Are separation buffers required? Yes No-X- 7. oX 7. Are road efficiency buffers required? Yes No -X 8. Are landscaping or landscaped screens required? Yes No—X- 9. oX 9. Are required buffers, screens, and landscaping described by tiie plan with profiles or examples? Yes NO—X— 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 re- quested property. The applicant is required to obtain the follow- ing 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: Elaine B. Lonaerbeam Address: Box 528 Berryville, Va. 2611 Property I.D.#: `55 -A -182D Name: W' -Iliam H. Schuller. Sr. Address: _P.O. Box 897 Berryville Va. 2611 Property T.D.#: 55 -A -181A Name: h Ken Schuller Address: _2138 Valley Mill Road Winchester Va 22601 Property I.D.#: �5-A-178 '�55-A-178A Name: Kenneth Schuller Address: .2138 Valley Mill Road Winchester,Va 22602 Property I.D.#: 55-A-177 Name: Gerald L Frances F Racey Address: _985 Valley Mill Road Win ;bgster Va 22602 Property I.D.#: 55 -A -176A Name: Georcri a Wierman est /o Richard Bal Address: 327 Sweetbriar 77505 Property I.D.#: 55-A-176 Name: R. Mark Ri hi Address: 2270 Valley Mil Road Winch Pr Va _Z2602 Property I.D.#: 55 -A -175A Name: Mill Race Hom owI1PrS Assn Address: 817 Dutton p a P W'n heGter Va 2 tiny Property I.D.#: 55 -A -175F Name: _Mark A. & Ann S M hale Address: 2726_Valley—Mill Road Winches er Va 22601 Property I. D. 55-A-165 Name: _Lindon D & Goldie L Adams Address: 365_Eddvs Lane Winchester,Va 22602 Property I.D.#: 55-A-210 Name: Fu-Shep Farm Par n rshiD Address: 405 Bri armont Dr Winchester Va 22601 Property I.D.#: 55-A-209 Name: _Elliot Deliv ry ServirP Inc, Address: P.O. Box 110 Winch r Va 2 604 Property I.D.#: 55-A-204 Name: C. C. Loncrerbeam Inc A4&ress: -P.O. Box 2018 Winchester,Va 226 -Al Property I.D.#: 55I-1-4-186 thru 204 551-1-4-234 thru 240 Name: George -F. Giles. et als c/o Wanda High Property I.D.#: 65-A-39 COUNTY of FREDERICK Department of Planning; and Development 703 / 665-5651 Fax 703 / 678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Planner H RE: Informal Discussion Pertaining To Public Libraries In The RP, Residential Performance District DATE: May 6, 1994 The Handley Library has submitted a request to Frederick County to allow public libraries in the RP, Residential Performance District. Specifically, this request is to allow public libraries to be placed in areas identified as common open space within residential developments. This would allow the public library to receive land from a developer for the establishment of a new facility, and in turn, allow the developer to maintain the overall developable density for the residential project. Staff invited representatives of the Handley Library to discuss this issue with the Development Review and Regulations Subcommittee (DRRS) in April. The DRRS believes that it would be advantageous to locate this type of facility in an area that would serve many residential developments. However, the DRRS was also quick to point out that this type of facility needs to be compatible with the adjoining residential uses. Staff believes that the following comments need to be discussed: 1) Where is the appropriate location for this type of facility in relation to the overall residential development? 2) What design standards are needed to ensure that this type of facility will be developed to be compatible with the adjoining residential uses? 3) Will new definitions need to be developed for public facilities and common open space? 4) What amendments would be required to permit public libraries in the RP, Residential Performance District? 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 2260-1 Page -2- PC Memo May 5, 1994 Staff offers the following response to these questions: 1) Location is an important decision if a public library will be developed as part of an overall residential neighborhood. It is important to provide various modes of access to those that live in and around this type of facility. However, it is just as important to locate this type of facility where it is visible and readily accessible for others as well. A good location for this type of facility would be along the primary road that brings vehicle trips to the residential subdivision (usually a collector road). This would allow for a separate entrance for the facility, and prevent additional vehicle trips from entering the neighborhood to utilize this facility. 2) Design standards for good site access and parking facilities currently exist in the Zoning Ordinance. For example, minimum entrance spacing requirements, entrance alignments, adequate numbers for regular and disabled parking spaces, surface material standards, and perimeter and interior landscaping to reduce visual impacts and glare onto adjoining properties are required. It would be prudent to consider standards for buffers and screening and for internal access to this type of facility. The Zoning Ordinance only requires buffers and screening based on different adjoining property zoning, and for different residential uses. Therefore, a public library would not be required to maintain distances other than those specified in the RP District, and would require no landscaping other than that needed for the parking area. It would also be wise to consider internal subdivision access in the form of walking and bicycle trails that would allow intermodal access for those within reasonable distance to the facility. 3) Amendments and definitions will have to be developed for this request. It should be clear as to the type of library facility (as well as school facility) that is desirable to be located in the RP District. One idea might include a provision that would allow the Planning Commission to waive a portion of the required common open space if it was utilized as a public library or public school. Staff would like to discuss these issues with the Planning Commission during the regular meeting of May 18, 1994 . Staff asks the Planning Commission to consider these items and provide staff with direction on how this request should be advanced. COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Planner II RE: Informal Discussion Pertaining To Electrical And Plumbing Supply Stores In The B-2, Business General District DATE: May 6, 1994 H.K. Benham, III submitted a request to Frederick County to allow electrical supply businesses, limited to 8,000 square feet, in the B-2, Business General District. The request is to allow a business that is of limited size that can sell to the general public and contractors. This request was discussed by the Development Review and Regulations Subcommittee (DRRS) in April. The DRRS agreed that this use was compatible with other uses in the B-2, Business General District, provided that the business was operated indoors and that outdoor storage was not permitted. The DRRS also felt that a square footage limitation was needed for this type of facility in the B-2 District to ensure that it did not overshadow other retail uses. The general consensus was that these types of facilities should be permitted; however, they should be controlled so that a retail area is not subjected to the sort of intensity experienced in an industrial transition (B-3) area. The DRRS also felt that it was appropriate to consider plumbing supply businesses under this request. The applicant has asked that staff advertise this amendment request for public hearing following an informal discussion with the Planning Commission. This request will require amendments to Article X, Business and Industrial District and Article III, Supplementary Use Regulations (for performance standards). Staff asks that the Planning Commission discuss this request and provide staff with all comments or concerns. Staff will provide the Planning Commission with examples for this amendment request during the May 18, 1994 meeting. 9 North Loudoun Street P.O. Box 601 Winchester. VA 21601 Winchester, VA 22604