PC 10-06-93 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMNIISSION
The Old Frederick County Courthouse
Winchester, Virginia
OCTOBER 6, 1993
mom
7:00 P.M. CALL TO ORDER TAB
1) Meeting Minutes of August 16 and September 1, 1993 ............... A
2) Bimonthly Report ...................................... B
3) Committee Reports .................................... C
4) Citizen Comments ................................ .... D
5) Subdivision application #005-93 of Lake Holiday, Section 1B to subdivide 28
lots for single family detached homes. This property is located one mile southeast
of Redland Road (Route 701) in the Gainesboro District.
(Mr. Miller) ......................................... E
6) Subdivision application #008-93 of Fredericktowne Estates. Sections 8 & 9
to subdivide 36 lots for single family detached homes. This property is
located east of Stephens City in the Opequon District.
(Mr. Miller) ......................................... F
Y5033JIJ PUBLIC HEARINGS
7) Conditional Use Permit #009-93 of Marshall A. Ritenour for a cottage occupation
to operate a fencing contracting business. This property is located on the
north side of Fairfax Pike (Route 277), east of Stephens City, in the Shawnee
District.
(Mr. Lilley) ......................................... G
8) Rezoning Application #003-93 of Woodside Estates_ to rezone 28± acres from
RA (Rural Areas) to RP (Residential Performance) for single family detached
homes. This property is located west of and adjacent to Double Church Road
(Route 641) in the Opequon District.
(Mr. Tierney) ........................................H
9) An amendment to Chapter 165 of the Frederick County Code, Zoning, Article VI,
RP, Residential Performance District, Section 165-58, Intent and Section 165-62.1,
Gross Density
(Mr. Wyatt) ......................................... I
10) An amendment to the Development Review Fee Schedule for Conditional Use
Permits and Variance and Appeal Applications, and to establish a fee schedule
for Minor Site Plan Revisions.
(Mr. Wyatt) .........................................J
MISCELLANEOUS
11) Memo regarding informational brochures created by the Planning Staff describing
procedures for obtaining a building permit, subdividing RA zoned land, rezoning
land, applying for a variance or seeking an appeal, developing land in the
suburban zoning districts and obtaining a conditional use permit.
(Mr. Watkins) ........................................ K
12) 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
Monday, August 16, 1993.
PRESENT: Planning Commissioners present were: James W. Golladay, Jr., Chairman; John
R. Marker, Vice Chairman/Back Creek District; S. Blaine Wilson, Shawnee
District; Roger L. Thomas, Opequon District; Manuel C. DeHaven, Stonewall
District; Marjorie H. Copenhaver, Back Creek District; Robert Morris, Shawnee
District; Todd D. Shenk, Gainesboro District; John H. Light, Stonewall District;
George L. Romine, Citizen at Large; and James Barnett, Winchester City Liaison.
ABSENT: Ronald W. Carper, Gainesboro District; Beverly Sherwood, Board Liaison
Planning Staff present were: W. Wayne Miller, Zoning Administrator; and Kris
C. Tierney, Deputy Planning Director
CALL TO ORDER
Chairman Golladay called the meeting to order at 7:00 p.m.
SUBDIVISIONS
Subdivision Application #007-93 of Henkel Harris Industrial Park for subdivision of lots
for industrial use. This property is identified as PIN #63-A-110 and is located on the
south side of Shawnee Drive (Route 652) in the Shawnee District.
Action - Approved
Meir. Miller said that the proposed subdivision was in conformance with the
approved master development plan. He stated that structures currently exist on Parcel 2 (Mobil
Corp.), Parcel 6 (Acculyte), and Parcel 9 (the old Capital Records Plant). Parcels 1, 3, 5, 10
and 11 are for streets in the industrial park. Mr. Miller said that the developer is committed to
providing a state -maintained street to service all parcels. The decision as to whether parcel 5 or
F
3 will be the main entrance to the park has not yet been made.
Mr. Scott Marsh of G. W. Clifford & Associates was present to represent this
subdivision.
A question was raised by the Commission as to why the streets were given parcel
numbers. Mr. Marsh said that since a decision has not yet been made on which main entrance
to use, the remaining proposed street could easily be dedicated as a portion of an adjoining
parcel.
Another area of concern was whether the remaining street would be used as
ingress/egress for an adjoining lot and if so, was there enough distance between the two
entrances onto Shawnee Drive to meet Code requirements (150'). Staff noted that there was
more than adequate distance (277') between the two entrances to meet Code requirements.
Upon motion made by Mr. Romine and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve Subdivision Application #007-93 of Henkel -Harris for 11 lots (includes five road
sections), zoned M2 (Industrial General).
Discussion of Sou eastern Container Addition Site Plan, Zoned M 1 (Light Industrial) and
located on the north side of West Brook Road in the Fort Collier Industrial Park.
Mr. Miller said that Southeastern Container has submitted a site plan for a
proposed 58,000 square foot addition to their existing facility. He said that the staff reviewed
the site plan and some minor changes were required. The site plan has now been revised to
address all review agency comments and is now ready to be administratively approved. Mr.
Miller said that since this plan had not yet appeared on the Bimonthly Report, he was requesting
permission from the Commission to proceed with administrative approval so that construction
could continue on schedule.
Upon motion made by Mr. Marker and seconded by Mr. Romine, the Commission
unanimously agreed to allow the staff to proceed with administrative review and approval of the
Southeastern Container Addition Site Plan.
ADJOURNMENT
p.m.
3
No further business remained to be discussed and the meeting adjourned at 7:15
Respectfully submitted,
Robert W. Watkins, Secretary
James W. Golladay, Jr., Chairman
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on
September 1, 1993.
PRESENT: Planning Commissioners present were James W. Golladay, Jr., Chairman; John
R. Marker, Vice Chairman/Back Creek District; S. Blaine Wilson, Shawnee
District; Roger L. Thomas, Opequon District; Manuel C. DeHaven, Stonewall
District; Ronald W. Carper, Gainesboro District; Robert Morris, Shawnee
District; Marjorie H. Copenhaver, Back Creek District; Todd D. Shenk,
Gainesboro District; John H. Light, Stonewall District; George L. Romine,
Citizen at Large, and Beverly Sherwood, Board Liaison.
ABSENT: James Barnett, Winchester City Liaison
Planning -Staff "resent Were: Robert W.
Miller, Zoning Administrator; Ronald A
Deputy Planning Director
ALL TO ORDER
Watkins, Director/Secretary; W. Wayne
. Lilley, Planner II; and Kris C. Tierney,
Vice Chairman Marker called the meeting to order at 7:00 p.m.
MINUTES - JULY 21, 1993
Upon motion made by Mrs. Copenhaver and seconded by Mr. Light, the minutes
of July 21, 1993 were unanimously approved as presented.
MINUIES - AUGUST 4 1993
Upon motion made by Mr. Romine and seconded by Mrs. Copenhaver, the
minutes of August 4, 1993 werd unanimously approved as presented.
OAI
CANCELLATION OF COMMISSION'S 9/15/93 MEETING
Since there were no development proposals pending, the Commission agreed to
cancel their September 15 meeting.
BIMONTHLY AND MONTHLY REPORTS
Vice Chairman Marker accepted the Bimonthly Report for the Commission's
information.
COMMITTEE REPORTS
Comprehensive Plans & Programs Subcommittee (CP&PS)
Mrs. Copenhaver reported that the CP&PS continued their discussions on
corridors.
Development Review & Regulations Subcommittee (DR&RS) - 8/24/93
Mr. Thomas reported that the Subcommittee has an informal discussion item for
Planning Commission later on the agenda concerning gross density in RP Districts. He said that
along with density in RP Districts, the Subcommittee also discussed the definition of group
homes, relating back to the 3anuzzi conditional use permit.
Corridor Study Meeting - 8/23/93
Mr. Tierney reported that Mr. Bill Shendow, of the Chamber of Commerce, was
present to discuss the Chamber's recent report on corridor appearance. There was discussion on
pursuing a coordinated effort between the City and County in terms of regulations on corridors
that pass through both jurisdictions.
Economic Development Commission
Mr. Romine reported that the EDC is reviewing committee work, particularly the
work of the Visitation Committee.
3
PUBLIC HEARINGS
Conditional Use Permit #009-93 of Marshal A. Ritenour for a cottage occupation to
operate a fencing contracting business. This property is identified as PIN 86-A-167 and
is located on the north side of Fairfax Pike (Route 277) 2 1/2 miles east of Stephens City
in the Shawnee District.
Action - Tabled for 30 Days
Staff member, Ronald Lilley, stated that this use would qualify as a cottage
occupation as long as it was carried on wholly within the residence/garage and was not carried
on at this location by more than one person other than members of the family residing on the
premises.
Mr. Marshal A. Ritenour, the applicant, came forward to answer questions from
the Commission. Mr. Ritenour asked if it would be possible for fencing materials to be stored
outdoors if they were screened from view and if it would be possible to allow off-site employees
to park their vehicles at the his residence. Mr. Ritenour said that his subcontractors have 2-3
vehicles at the most, in addition to his personal vehicles (5-6 at the most). He added that his
son-in-law works in the office.
Vice Chairman Marker called for anyone in the audience wishing to speak either
in favor or opposition.
Mr. Jerry Bowen, co -occupant of the adjoining Nessehodt (owner) property, came
forward and said that he would not be opposed to the CUP if Mr. Ritenour would keep
everything contained within the garage, but he felt this was impossible. Mr. Bowen said that
there are two dual -wheel trucks and two flat-bed stake trucks on the premises, numerous
employees are in and out consistently, assembly of fencing materials takes place outside, and the
hours of operation varies from 7:00 a.m. to 8:00 p.m. any day of the week. Mr. Bowen felt
that his residential property would be devalued by Mr. Ritenour's operation.
The Commissioners were concerned about the impact of the business on adjoining
residential properties. They were concerned about Mr. Ritenour's ability to contain the business,
since it was such a heavy operation to be classified as a cottage occupation and because of the
narrow shape of the lot. They informed Mr. Ritenour that all equipment and materials must be
stored inside or screened from view per requirements in the zoning ordinance. They also felt
that the hours of operation would need modified.
Mr. Thomas moved that the Commission table the application for 30 days to allow
time for the Commissioners to visit the site. This motion was seconded by Mr. Light and
approved by the Commission. (Mr. Golladay abstained)
4
BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby agree to
table Conditional Use Permit #009-93 of Marshall A. Ritenour for 30 days (until October 6,
1993) in order to give the Commissioners time to visit the site.
Rezoning Application #002-93 of the Unimin Corporation to rezone 211.5 acres from RA
(Rural Areas) to EM (Extractive Manufacturing) for the operation of silica sand mining.
This property is identified by PIN #38-A-14 and is located east of Back Creek Road
(Route 704), southwest of Gore, in the Back Creek District.
Action - Tabled for 60 Days
Staff member, Kris Tierney, reported that the proposed rezoning would result in
a total of approximately 950 acres of EM zoned land in the Gore area. He said that the
application states that there will be no increase in mining operations as a result of the rezoning,
however, the proposed zoning will allow for mining further into the existing sand deposits.
Mr. Tierney said that mining operations are regulated by the Division of Mines,
Minerals, and Energy (DMME) and the Department of Environmental Quality (DEQ). He said
that these two agencies will oversee operations of the mine in terms of worker health and safety,
stormwater management, reclamation, and blasting. He added that the DMME requires an
Erosion and Sedimentation Plan and a Reclamation Plan as well as bonding to insure reclamation
of the site.
Mr. Douglas Swift, with Swift & Buchbauer, Attorneys at Law, was the local
counsel for the applicant. Mr. Swift introduced Ms. Susan Armentrout, Senior Environmentalist;
Andrew Bradley, Corporate Counsel for Unimin Corporation; and Charles Baldwin, Plant
Manager.
Ms. Armentrout presented a proffer statement from the Unimim Corporation
stating that: 1) No active quarrying or direct placement of overburden materials shall occur
within 500 feet of either the present location of Route 704 or any currently existing dwelling;
and 2) No active quarrying or direct placement of overburden materials shall occur within 100
feet of the present location of Back Creek.
The Commissioners had questions on the pit depth in relation to Back Creek. Mr.
Baldwin said that they would not mine beneath the water table. Commissioners also had
questions on Unimin's reclamation efforts and schedule. Using overhead slides, representatives
of Unimin pointed out the areas of the site that have already been reclaimed.
Chairman Golladay called for persons in the audience who wished to speak either
in favor or opposition to the rezoning. The following persons came forward to speak in
opposition:
5
Mr. John Eversole, resident of Gore along the Back Creek Road, was opposed to
the rezoning for the following reasons: 1) he said that the county had just recently placed
restrictions on subdividing to limit development in this area of the county and he felt that
approval of this rezoning contradicted that intent; and 2) the expansion of the mining operation
would lead to further degradation of the environment. Mr. Eversole said that if the rezoning was
approved, the following items should be considered: 1) an environmental study needed to be
done by the EPA; 2) no egress should be permitted to Rt. 704, south of Rt. 632; 3) no new
wells should be permitted; 4) the amount of water used should be verified and no increase of
water usage should be permitted; S) a definite schedule of reclamation should be set and
followed.
Mr. W. C. Jeunette, resident of Gore, said that his main concern was the impact
of the mining operation on Back Creek and the residents of Gore. He felt it was Unimin's
responsibility to clean up the mess that had been created along Back Creek over the past years
before any additional land was rezoned. Mr. Jeunette also had concerns about noise, silt washing
into Back Creek with every rain, dust pollution, and trash left by kids going on to the property.
Mr. Clark Nail, resident of Gore, presented photographs of Back Creek. He said
that the photographs vividly show sand and silt going into Back Creek. Mr. Nail said that sand
runs into the creek with each rain and he felt that Unimin Corporation's operation was the source
of the pollution and they should be responsible for cleaning it out. Mr. Nail said that the
residents along Back Creek are worried about being flooded out because the creek bed is filled
with sand and silt.
Mr. Sherwood Bryant, resident of Gore, also felt there was a water pollution
problem. He also had concerns about the location of the proposed silt pond.
Mr. William Wolford, resident of Gore and owner of adjacent property, was
concerned about the degradation of Back Creek. Mr. Wolford said that after it rains the creek
is yellow. He said that there used to be fish in the creek, but not anymore. Mr. Wolford was
concerned about flooding in the community of Gore. He felt that the various "muck ponds" on
the property were dangerous because they were similar to quicksand and none of them were
fenced.
Mrs. Armentrout said that she realized there was a sediment control problem
towards Back Creek and that she has discussed the situation with David Crouse of the DMME.
Mrs. Armentrout said that they are taking steps to alleviate the problem and discussed their
stormwater management plan.
Mrs. Armentrout said that the overburden tops are sloped so they drain back into
the quarry. The outslopes, however, will still be exposed to rainwater and will run towards Back
Creek. That water will be treated before it enters Back Creek by means of a settling pond or
dike equipped with a manual valve to control outflow. She said that the plan and construction
of the dike will need to be approved and regulated by the DMME and the DEQ. Mrs.
2
Armentrout said that their plans for the dike have already been submitted and they are waiting
for DMME approval.
The Commissioners were concerned about the problems described by the residents
of the community and felt it would be helpful if they collectively visited the site. It was also
suggested that representatives of Unimin Corporation meet with the Gore community to discuss
concerns. Upon motion made by Mr. Marker and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
agree to table Rezoning Application #002-93 of the Unimin Corporation for 60 days so that the
Commission can arrange to collectively meet at the site.
An amendment to Chapter 144 of the Frederick County Code, Subdivision, Article VI,
Plan Requirements and an amendment to Chapter 165 of the Frederick County Code,
Zoning, Article V, RA (Rural Areas) District, Section 165-54D(1), Rural Preservation
Lots.
Mr. Miller said that the staff has recently discovered some inconsistencies in the
language of the minor rural subdivision and rural preservation lots in the subdivision and zoning
ordinances. The Commission and staff discussed the changes proposed.
There were no public comments.
Upon motion made by Mr. Thomas and seconded by Mr. Light,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve the amendment to Chapter 144 by deletion of the following language:
144-39A(8) In the case of a lot being created under the provision for a one-time division
(Section 144-31B of this chapter), a statement certifying that only one (1) such
parcel of land has been or is being divided from the original parcel of land as it
was recorded before February 13, 1974.
Upon motion made by Mr. Shenk and seconded by Mr. Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve the amendment to Chapter 165 by deletion of the following underlined language:
i
165-54D(1) Rural Preservation Lots
Within the RA (Rural Areas) District, lots as small as two (2) acres shall be
permitted on tracts over twenty (20) acres in size, subject to the provisions of
section 165-52B and the following...
Discussion regarding revisions to development review fees for Variances/Appeals,
Conditional Use Permits, and Minor Site Plans.
Mr. Miller said that the staff and the DR&RS believes that some of the review
fees need to be examined because they were far below the actual cost of processing. Mr. Miller
presented the cost figures for processing various applications and the fees currently charged by
Frederick County as compared to surrounding jurisdictions.
The Commissioners were concerned about the substantial increase all at one time
in the fees proposed and that the fees should have been increased progressively over the years.
It was pointed out that it was not desirable for the citizens of Frederick County to subsidize a
bill for someone who is seeking a conditional use permit. It was also pointed out that the
increase would bring the fees more in line with what other jurisdictions charge.
Upon motion made by Mr. Thomas and seconded by Mr. Light,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
direct the staff to advertise revisions to development review fees for the next available public
hearing.
Administrative Approval for VDO-Yazaki Site Plan
Staff noted that a site plan was submitted by VDO-Yazaki for four small concrete
pads, two 36' silos, and a chiller room to be added to their current facilities. Since the Planning
Commission's September 15 meeting is being cancelled, the staff was asking permission to
administratively approve the plan.
Upon motion made by Mr. Romine and seconded by Mr. Light, the Planning
Commission instructed the staff to proceed with administrative review and approval of the VDO-
Yasaki Site Plan. (Mr. Golladay abstained)
M
Informal Discussion Regarding the Overall Gross Density in the Residential Performance
(RP) Zoning District_
Mr. Thomas said that recently, the Commission has been faced with reviewing
a number of proposals for small, adjacent parcels containing all multi -family units which results
in extremely dense areas which significantly impacts infrastructure. Mr. Thomas said that the
DR&RS is currently reviewing the issue of overall gross density in the RP District and trying
to find ways to encourage "mixed-use" development. Mr. Thomas discussed initial steps that
the DRRS believes could be taken to address the problem that involves the statement of intent
and the language pertaining to gross density.
The Commission was in agreement with the suggestions presented by the DR&RS,
but felt that "home-building" groups needed to be involved in the discussions.
Chairman Golladay instructed the staff to advertise the ordinance revisions for the
next available public hearing.
ADJOURNMENT
p.m.
No further business remained to be discussed and the meeting adjourned at 9:50
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: September 24, 1993
(1)
Rezonin s Pending:
dates are
submittal
dates
Twin Lakes
4/04/90
Shaw
RA to B2/RP
Unimin Corp.
8/09/93
BkCk
RA to EM
Woodside Estates
08/27/93
Opeq
RA to RP
(2)
Rezonin s Approved:
dates are
BOS meetin dates
None
(3)
Rezonin s Denied: dates are BOS meeting
dates
None
(4)
Conditional Use Permits Pending:
dates
are submittal. dates
Marshall Ritenour
08/06/93
Shaw
Cottage Occup. -Fencing
Contracting
(5)
Conditional Use Permits A roved: dates
are a roval dates
None
(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. inCA' iistriai
Lake Centre
05/15/91
Shaw
Townhouses
Red Star Express Lines
05/24/91
Ston
Whse. Addition
Freeton
04/27/92
Opeq
Townhouses
Salvation Army
12/03/92
Ston
Ofc/Housing
Mt. View Church
Snappy Lube
VDO
L&L Builders
2
06/14/93
BkCk
08/30/93
BkCk
08/31/93
Ston
09/20/93
Ston
Mobile Classroom
Ofc Bldg.
Mfg. Addition
Commercial
(7) Site Plans Approved: (dates are approval dates)
Star Tannery Sand Mine 09/07/93 BkCk Quarry
Dodson Bros Exter. 09/08/93 Shaw Pest Control Business
(8) Subdivisions Pending: (dates are submittal dates)
Lake Holiday Sec. 1B 08/25/93 Gainesboro
Fredericktowne Est., Sec 8 & 9 08/30/93 Opequon
(9) Subdivisions Pending Final Admin. Approval: (P/C or BOS approval
dates
Abrams Point, Phase 1
6/13/90
Shawnee
Hampton Chase
02/27/91
Stonewall
Lake Centre
06/19/91
Shawnee
Fredericktowne Est.
10/16/91
Opequon
(sections 5, 6 and 7)
Coventry Courts
12/04/91
Shawnee
Freeton
05/20/92
Opequon
Village at Sherando
06/16/93
Opequon
Paul Negley
08/11/93
Stonewall
Henkel Harris
08/16/93
BackCreek
(10) PMDP Pending: (dates are submittal dates)
None
(11) FMDP Pending Administrative Approval: (dates are BOS approval
dates
Battlefield Partnership 04/08/92 Back Creek
James R. Wilkins 111 04/14/93 Shawnee
Greenwood Road Realty Partn. 08/11/93 Shawnee
(12) FMDP Administ. Approved (dates are admin. approval dates)
None
3
(13) Board of Zoning Appeals Applications Pending:(submit dates)
Michael Prelip 9/22/93 Opeq 4.27' front -house
Linda Shore 09/24/93 Shaw 2'5" side -existing
house
(14) BZA Applications Approved: (approval dates
Snappy Lube 08/20/93 BkCk
Zane & Betty Metz 08/26/93 Shaw
Hilltop House, Inc. 08/27/93 Ston
(15) BZA Applications Denied•
None
175' entrance
separation
.9' side -existing
house
Buffer req. between B2
& RA
(16) PLANS RECD. FOR REVIEW FROM CITY OF WINCHESTER
None
E. PLANNING AND DEVELOPMENT - ACTIVITY REPORT 140 (Aug 16-31)
1. AutoCad
The Planning staff continues to enter zoning information
on the county's tax maps, along with updating address information.
2. GIS
Bob Watkins and Mark Lemasters attended eight days of
training on GIS software and systems in Fairfax.
Bob Watkins and Mark Lemasters met with Commissioner of
Revenue Miller to discuss GIS applications on August 31.
3. Alternative Wastewater Treatment
On Tuesday, August 17, the Technical Advisory Committee,
overseeing the study of possible alternative waste water treatment
methods for rural community centers, met and received a draft copy
of the final report from the consultant. Kris Tierney will be
forwarding comments from the committee members to the consultant
for inclusion in the report. Lanny Bise will be assisting with
Autocad maps for the report. It is hoped that the Planning
Commission will be receiving the report in October.
4. Comprehensive Plan
On Thursday, August 26, Kris Tierney and Lanny Bise held
a meeting with representatives of numerous county departments and
agencies, the Town of Stephens City, the Health Department, and
VDOT to discuss the format for Comprehensive Plan meetings to be
held in September. Two meetings have been scheduled, September 23
at Aylor Middle School and September 27 at Stonewall Elementary.
Both meetings will run from 7:30 pm to 9:00 pm.
5. Stephens City Joint Planning Group
Based on comments received at the July public meeting,
the Stephens City Joint Planning Group devised several general
development plans and discussed preferred scenarios as a committee.
They also agreed to work towards more specific plans for the
preferred scenarios.
6. Corridor Study
On Monday, August 23, Bob Watkins, Kris Tierney, and Ron
Lilley, along with members of the Planning Commission and Board,
attended a Joint Work Session on corridors with members of the City
Planning staff, Planning Commission, and Council. Several aspects
of corridor appearance and general corridor planning were
discussed, with general agreement for the City and County staffs to
work towards coordinated corridor regulations.
Bill Shendow summarized the Chambers recent report on
Corridor appearance and Ron Lilley updated those present on the
County's Corridor Studies.
7. Historic Resources Advisory Board (HRAB)
HRAB members prepared to accompany the slide show
presentation of the Rural Landmarks Survey for whatever
civic/social groups may be interested in having it presented.
Received BOS approval of the historic plaque design and
made further steps towards getting the plaque produced.
Made additional arrangements for an informational meeting
for owners of historic properties about the State and National
Registers, to be held in September.
8. Development Review & Regulations Subcommittee (DR&RS)
The Development Review and Regulations Subcommittee
discussed: allowable gross density in the Residential Performance
District; recently adopted state regulations for group homes; and
design criteria for buffer and screening requirements.
9. Bicycle Advisory Committee
Bicycle Advisory Committee continued work on bicycle plan
for Frederick County and City of Winchester.
10. Plan Reviews and Site Inspections
On Monday, August 30, Kris Tierney and Ed Strawsnyder
visited the Unimin sand mine in Gore to tour the site and meet with
the manager in reference to the pending rezoning. The rezoning
will be considered by the Planning Commission at their September 1,
meeting.
Evan Wyatt conducted the following:
Reviewed site plans for: Hilltop House Annex, located on
Berryville Pike (Route 7) in the Stonewall District; Dodson
Brothers Exterminating, located on Shawnee Drive (Route 652) in the
Back Creek District; Snapp office addition, located on Valley
Avenue (Route 11) in the Back Creek District.
Approved site plans for: Southeast Container Addition,
located on West Brooke Road in the Fort Collier Industrial Park;
and First National Bank of Strasburg, located on Hyde Court off of
Aylor Road (Route 647) in the Opequon District.
Participated in a meeting sponsored by the Economic
Development Commission for a potential industry that may locate in
the Stonewall Industrial Park.
Met with Tom Gilpin to discuss land division procedures
for two potential industrial clients in the Stonewall Industrial
Park.
Met with Jim Petry of Jeni Company to discuss required
bonding of improvements for the Freeton Townhouse Develorment
located on Double Church Road in the Opequon District.
11. Customer Service
The Planning Staff is working on developing brochures about
the County's zoning and development policies.
1S5w-
PC REVIEW: 10/06/93
SUBDIVISION APPLICATION #005-93
LAKE HOLIDAY ESTATES - SECTION 1B
28 LOTS
LOCATION: One mile southeast of Redland Road (Route 701) at The
Summit, adjacent to Lakeview Drive
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBER: 18 -A -28A
PROPERTY ZONING & PRESENT USE: Zoned R5 (Residential Recreational
Community) land use - vacant
ADJOINING PROPERTY ZONING & USE: Zoned R5 (Residential
Recreational Community) land use - vacant and road right-of-way
PROPOSED USE: 28 lots, single family detached
REVIEW EVALUATION:
Fire Marshal: The hydrant location shown does not meet
requirements of Frederick Co. Chapter 10. Lots 13-18 are
greater that 400' from hydrant. If existing hydrants on
Lakeview Drive satisfy this requirement show same on site plan
submittal. When building begins on Lot 24, developer must
ensure that placement of driveway and/or parking area will not
compromise access to fire hydrant. Street grade must not
exceed 10% at any point.
Inspections Dept • Building shall comply with the Virginia
Uniform Statewide Building Code and Section 309, Use Group R,
(Residential), of the BOCA National Building Code/1990.
County Engineer: See attached letter to John Lewis, Lewis and
Associates, dated May 3, 1993.
Planning & Zoning: There is no approved master plan for this
development. The internal streets are private streets and, to
the best of our knowledge, none of the open space was ever
dedicated for the sole use of the property owners.
Staff concurs with the comments of the County Engineer. The
state Department of Environmental Quality (DEQ) has approved
the proposed subdivision for both the water and sewer. The
sewer is approved based on the history of metered use of the
system versus the design capacity. We were advised that the
system has been running at about 50% of the design capacity
over the last 4 months. This is as reported by the
owner/operator of the system. This system has exceeded its
design capacity on more than one occasion over the last year
and a half.
Approval by DEQ for the addition to the water system is based
on known available capacity versus the number of hookups or
houses being served. when 80% of the available capacity of
the system is reached, plans must be presented to DEQ for
upgrade or expansion of the system. DEQ approved this
proposed subdivision requirement for expansion based on the
fact that the application states that there are 325 homes
hooked to the system. A review of County records clearly
shows that there are 477 houses in this development. DEQ uses
a figure of 400 gallons per day (GPD) for each residence and
the system has the capability to provide 217,000 GPD. 325
houses would use 130,000 GPD and using the 400 GPD per
household, that would be about 60% of the available capacity
being used. If the total number of houses hooked to the
system is 477, the use would be 190,800 GPD or 87.6% of the
available capacity. It appears to staff that the use of this
system is already well past the point where additional
capacity should have been identified and plans submitted for
upgrade. This information was provided to DEQ, Water
Programs, and they advised that they would investigate the
matter.
The open space in this development is a major issue and staff
believes it should be resolved. The applicant has submitted
an accounting for the current open space, as determined by his
engineer/ designer, asking for relief from the requirements of
165 - 77 E. of the zoning ordinance which requires 35% open
space and no more than 50% of the space is allowed in
environmental areas or steep slopes. We believe this
accounting is flawed for several reasons with the major one
being that it does not identify open space that meets the
definition of the zoning ordinance. The ordinance identifies
common open space as "land used for recreation,
agriculture,resource protection or buffers and is freely
accessible to the residents of the development and is
protected to ensure that it remains in such uses". For
example part of the total accounting is some 286 acres that
belongs to the Independent Land Trust. This land is not
accessible Lo the residents and may in fact be proposed for
subdivision just as this application is doing because it is
not dedicated open space. We have been questioned as to
whether the golf course is open space and we say not because
residents of the development do not have free access to this
area. There is no protection for the existing open space to
insure that it remains open space. Although the requirement
for open space at the inception of this development is
unknown, we believe a position that is reasonable and in the
best interest of all concerned should be established and
written so that future requests can be dealt with in a
professional manner. Moreover, this tract of land proposed
for subdivision may very well be required to be maintained as
part of the open space.
A case could probably be made that the answer to putting this
development into the proper perspective would be to require a
master plan be brought forward. Also, a strong case could
probably be made that the application before you at this time
should be master planned either individually or as a portion
of the entire development.
STAFF RECOMMENDATIONS FOR OCTOBER 6 1993 PC MEETING: Due to the
potential problems with water availability and the uncertainties
surrounding the open space issues, staff recommends denial of this
request.
Mr. John Lewis
Lewis and Associates
45 East Boscawen Street, Suite 100
Winchester, Virginia 22601-4725
COUNTY of FRE0ERICh
Harvey E. Strawsnyder, Jr., RE
Qirector of Public Work.-
9
ork.9 North Loudoun St., 2nd Floo,
703/665-564
May 3, 1993 `^
�.
RE: Subdivision Plan for Lake Holliday Estates, Section 2B
Dear John:
We have completed our review of the proposed subdivision plan
for Section 2B in Lake Holliday Estates and offer the following
comments:
Design Calculations for Water and Sewer
The design calculations for the proposed water and sewer system
appear adequate. However, we will not grant our approval
without written approval from the State Health Department.
Before granting approval, we must receive confirmation from the
Health Department that the existing central water and sewer
systems will accommodate the proposed 28 lot subdivision without
taxing the existing dwellings. The existing water system is
dependent on deep wells which have incurred reduced capacity
with time resulting in a very unreliable system. The Health
Department will be responsible for determining the short and
long term adequacy of both systems.
Design Drawings
Sheet 2 of 5
a) Provide drainage easements between lots 15 and 161 and 4
and 5. Specify a utility easement between lots 10 and 11.
b) Because of the steep terrain associated with thy,
subdivision, detailed site plans will be required for the
following lots: 3 through 18. This requirement should be
noted on the design plans. These detailed site plans shall
include, but not be limited to, proposed site grading,
building location plan, design floor elevations, driveway
locations, and drainage pipe sizes and locations.
Fax: 703/678-0682 - P.O. Box 601 - Winchester, Virginia - 22604
Mr. John Lewis
Page Two
May 3, 1993
Stability analyses may be required in areas where single
family dwellings are positioned on steep slopes.
C) Construction note number nine (9) refers to controlled
fills. We concur with these recommendations and will
require copies of all compaction reports to verify that the
roads placed on controlled fills are constructed in
accordance with the plans.
Sheet 5 of 5
a) We concur with the proposed road section and will expect
verification that the road construction complies with this
design.
b) Indicate minimum cover requirements for culverts crossing
under roadways.
General
Provide a sediment and erosion control plan for the proposed
subdivision development. This plan should be prepared in
accordance with the latest edition of the Virginia Erosion and
Sediment Control Handbook.
Please contact me if you should have any questions regarding the
above comments.
HES:rls
cc: file
Sincerely,
V
Harvey Strawsnyder, Jr., P.E.
Director of Public Works
4.
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Date: �2 Application # /�? �- 9,3 Fee Paid
Applicant/Agent: WIS
Address:-d1w1
4., k ITS foo ,T ;141 'AS
W
t :{
Phone: 5VF'" `
Owners name:
Phone: 22-� - W-7-ZlAfl
Please list names of all owners, principals and /or majority
stockholders:
Contact Person: .�p}.��j L W� S
Phone: 12`-� - ?_-2,
Name of Subdivision: �p(,tnp-T�Tr3S �G-ftc j Ila,
Number of Lots ? Total Acreage tc -j
Property Location:
T SU w� 1T GQmc� � ►`� -fty1J �� COG 1 L47 5CUTI-1 eo.ST
,OF Qoytr.& ? , I
(Give State Rt.#, name, distance and direction from intersection)
�ra�r;�terial Listrict �o.�►.��,'1.��� -
Property Identification Number (PIN)) A ZQj
E3
Property zoning and present use: R1; - 0
Adjoining property zoning and use:
Has a Master Development Plan been submitted for this project?
Yes No�_
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) dg, S F
Number and types of housing units in this development:
Number 2,
Types S ;9 4,314f�^j6�
C�)�
PIN
7
LACE HOt AY ST�-TES INTI 'ITV QIf PANY
_...�, ..... .,.:,
P.U. &)x 103
Cross Juric:nUI1, Virgirll�l 22625
703-888-3226
March 30, 1993
Department of Health
Office of water Programs
129 South Randolph Street
Lexington, Virginia 24450
Attention: Harold T. Eberly
Per our telephone conversation, Lake Holiday Estates Utility
Company, Inc. will Provide water and sewer services to Seddon 2B
(Don Bayliss Lots) in Lake Holiday Estates, Gainesboro District,
Frederick County, Virginia. It is understood that Don Bayliss
will install all approved lines and pumps required in this
section for said services.
Carl H. Sij=si President
s
LAKE HOLIDAY ESTATES UTILITY COMPANY IS A PUBLIC SERVICE UTILITY COMPANY APPROVIEO BY THE STATE CORPORATION
COMMISSION OF THE COMMONWEALTH OF VIRGINIA AND HAS SEEN ISSUED CERTIFICATES NO. W-191 AND NO. S-63 AUTHORIZING
IT TO FURNISH WATER AND SEWER SERVICE WITHIN ITS ALLOTED TERRITORY.
•
at\-r
Per our telephone conversation, Lake Holiday Estates Utility
Company, Inc. will Provide water and sewer services to Seddon 2B
(Don Bayliss Lots) in Lake Holiday Estates, Gainesboro District,
Frederick County, Virginia. It is understood that Don Bayliss
will install all approved lines and pumps required in this
section for said services.
Carl H. Sij=si President
s
LAKE HOLIDAY ESTATES UTILITY COMPANY IS A PUBLIC SERVICE UTILITY COMPANY APPROVIEO BY THE STATE CORPORATION
COMMISSION OF THE COMMONWEALTH OF VIRGINIA AND HAS SEEN ISSUED CERTIFICATES NO. W-191 AND NO. S-63 AUTHORIZING
IT TO FURNISH WATER AND SEWER SERVICE WITHIN ITS ALLOTED TERRITORY.
(D -
COMMONWEALTH
of VIRCjINIA
ROBERT B. STROUBE, M.O.
COMMISSIONER
Mr. Donald L. Bayliss
455 Black Mountain Road
Winchester, VA 22603
Dear Mr. Bayliss:
Department of Health
Office of Water Programs
May 21, 1993
ENVIRONMENTAL ENG VEERING FIELD OFFICE
129 SOUTH RANDOI PH STREET
LEXINGTON, VIRGINIA 2&AW2328
PHONE: (703)463.71 35
FAX (700)463.3892
SUBJECT: Frederick County
Water - The Summit,
y �
The water portion of plans and specifications, as prepared by Lewis and
Associates, Winchester, Virginia, for the water and sewerage facilities to serve
Section 1B of The Summit, located in Frederick County, has been reviewed by this
Department. The plans include Sheets 1 of 5 through 5 of 5 titled "Lake Holiday
Estates, Section 1B, Frederick County, VA", and dated March, 1993. The
specifications titled "Water and Sewerage System Report and Specifications,
Section 1B, Lake Holiday Estates, Frederick County, VA" are dated March, 1993.
In accordance with Part I, Article 3, Section 1.23 (VR 355-18-003.17) of the
Commonwealth of Virginia Vaterwoxks Regulations, this letter is to advise that,
subsequent to our review, the water portion of the above described plans and
specifications is technically adequate and approved by this Division. One copy
of the plans and specifications, with State Health Department stickers indicating
approval, is enclosed. Any local permits must be obtained from the appropriate
officials before construction begins.
In accordance with Part I, Artible 3, Section 1.24 (VR 355-18-003.18), Issuance
of the Construction Permit, Waterworks Construction Permit No. 202593 with an
effective date of May 21, 1993 is enclosed. This permit is your authorization
from the State Health Commissioner to construct these water line extensions in
accordance with the above described approved plans and specifications. Any
deviations from approved plans and specifications affecting capacity, hydraulic
conditions, or the quality of the water to be delivered must be approved by this
Division before any such changes are made. Revised plans and specifications
shall be submitted to this Field Office in time to permit the review and approval
before any construction work is begun that will be affected by such changes.
Upon completion of this water line extension, the owner shall submit to this :r
Field Office two copies of a statement signed by a registered professional
engineer stating that the construction work has been completed in accordance with
approved plans and specifications. Upon receipt of this statement, and the
satisfactory bacteriological analyses required following disinfection, the water
line extension may be placed into service.
Mr. Donald Bayliss 2 May 21, 1993
SUBJECT: Frederick County `
Water - The Summit
If we can be of assistance, please do not hesitate to contact Mr. Bowling R.
Hughes, Assistant District Engineer, at 703/463-7136.
Sincerely,
Ae-'f
Ronald E. Conner, P.E.
Engineering Field Director
BRH/bt
cc Lewis and Associates - Attn: J. Lewis V
Lake Holiday Estates Utility Company - Attn: C. Simms
Frederick County Health Department
County of Frederick - Attn: J. Riley, County Administrator
County of Frederick - Attn: J. Trenary, Building Official
VDH - Richmond Central
COMMONWEALTH of VIRGINIA
DEPARTMENT OF ENVIRONMENTAL QUALITY
J UN 2 1 1993
I.
Mr. Donald L. Bayliss
455 Black Mountain Road
Winchester, Virginia 22603
RE: The Summit, Section 1B
Dear Mr. Bayliss:
The Director has taken the following action relative to the
above -referenced project:
A. Conditionally approved the plans and specifications.
B. Designated the proposed pumping facility as Reliability
Class II.
This action is in accordance with a memorandum from the Director,
Office of Water Resources Management to the Director dated June
16, 1993, a copy of which is enclosed for your information. The
conditions of approval are: (1) that either a portable electric
generator or portable pump be provided so that Class II
reliability requirements can be met for the wastewater pumping
facility; and (2) that an 0&M Manual for the pump station be
submitted to the VDH and DEQ for review and approval prior to
placing this project into.operation. This document constitutes
your Certificate to Construct as required by Section 2.04.04 of
the VA Sewerage Regulations. Also enclosed is a letter report
from the VA Department of Health conditionally approving this
project.
As the owner of these facilities you will be required to comply
with the following sections of the VA Sewerage Regulations:
Section 2.05 (State Required Upon Completion of Construction) and
Section 2.06 (Issuance of the Certificate to Operate). Enclosed
is an example of the type of statement which should be submitted
in accordance with Section 2.05.
Board approval does not relieve the owner of the responsibility J�
of operating the facility in a consistent manner to meet the
facility performance requirements or the responsibility for the
Mr. Donald L. Bayliss
Page 2
correction of design and/or operation deficiencies. Nor does
this approval relieve the owner from meeting all other laws and
regulations as may be applicable.
If you have any questions, please contact the Office of Water
Resources Management, P. O. Box 11143, Richmond, Virginia 23230,
(804/257-5001).
Sincerely,
Larry G. Lawson, P. E.
Director
Office of Water Resources Management
Enclosures
cc: Mr. John Lewis, Lewis and Associates
Mr. John Trenary, Frederick County Building Official
SWCB - Construction Grants and VRO
VDH - Office of Water Programs and Lexington
:•r
G mQAPMENT
:•r
751044203
MEMORANDUM
DEPARTMENT OF ENVIRONMENTAL QUALITY - WATER DIVISION
P. O. Box 11143 Richmond VA 23230
SUBJECT: PLANS AND SPECIFICATIONS FOR SEWAGE COLLECTION FACILITIES
TO: Director
FROM: Director, Office of Water Resources Management
DATE: June 16, 1993
UL90 �.
c& '.
Project Name: The Summit, Section 1B
project Owner: Mr. Donald L. Bayliss
o ect Scone:
Installation of gravity sewer`itne
force main and pump station with a
design average flow of MGD (see
attached VDH letter).
Receivina Plant Per ormance:
The Lake Holiday Estates Utility
Company WWTP (VA0027642) had
unpermitted discharges (overflows) from
its collection system during the month
of March and failed to report these in
a timely manner. This matter resulted
from improper O&M.
Previous Agency Action:
The facility was issued an NOV for the
above violation, and was referred to
the Office of Enforcement because the
facility had been under a Consent Order
to address pump station problems. This
Order was cancelled when the required
' actions were corrected. These viola-
tions are attributed to improper O&M,.
similar to what the original CSO was to
correct.
VA Department of Health, Action: By letter dated May 21, 1993 the VA
Department of'Health conditionally
approved the plans and specifications
as noted in their letter report.
Staff_Comments:
None.
T CO AT ONS:
The staff recommends that
the Director:
A. Approve the plans and
specifications with the following
conditions:
The Summit
Page 2
STAFF RECOMMENDATIONS: (Continued)
1. That either a portable electric generator or portable pump be
provided so that Class II reliability requirements can -be met for
the wastewater pumping facility.
2. That an O&M Manual for the pump station be submitted to the
VDH and DEQ for review and approval prior to placing this project
into operation.
H. Designate the proposed pumping facility as Reliability Class II.
Approved: i- i i' -' 4 ,'--
/�� yil GV V Vi
Date:`
12 i4
%ze
co
L� y
PC REVIEW: 10/06/93
SUBDIVISION APPLICATION #008-93
FREDERICBTOWNE ESTATES
SECTIONS 8 & 9
LOCATION: East of Stephens City, north of section 4, west of
section 7 and east of section 3
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: part of 75-A-72, part of 75-A-67 and 75E-1-3-
51
PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance)
- land use, vacant
ADJOINING PROPERTY ZONING & USE: Zoned RP (Residential
Performance) - land use, residential and vacant
PROPOSED USE: 36 lots - single family detached houses
REVIEW EVALUATION:
Virginia Dept. of Transportation: See attached letter to G.
W. Clifford & Associates from Robert Childress, VDOT, dated
August 24, 1993.
Inspections Dept.: Buildings shall comply with the Virginia
Uniform Statewide Building code and Section 309, Use Group R
(Residential) of the BOCA National Building Code/1990. Shall
have engineered site plan showing basement floor elevations in
regards to stormwater easement at the time of building permit
application on lots 156, 157, 160, 172, 173, 184, 186 and 187.
Fire Marshal: Burning of land clearing debris requires permit
from Fire Marshal's office. Burning of construction debris on
site is not permitted. Each lot reui... teTnpnrarl street
address signage when construction begins. Access for
emergency vehicles must be maintained at all times during
construction.
Sanitation: Approved
Parks & Recreation: Plan appears to meet open space
requirements.
County Engineer: See attached letter to G. W. Clifford &
Associates from Harvey E. Strawsnyder, dated July 12, 1993.
Soil & Water Conservation Dist.: Work has already taken place
in the area. There are no E & S controls in place. Without
calculations to support plan, proper stormwater management is
not assured.
Planning & Zoning: The proposed subdivision of sections 8 &
9 of Phase IV of this project is in conformance with the
approved master development plan. The County Engineer has
requested detailed site plans for lots, 156, 157, 160, 165,
166, 172, 173, 184, 186, 187 and 188. We support this
requirement mainly because of the potential drainage problems
in this area. It is also suggested that the drainage
easements that intrude on the buildable areas of any lot, or
vary in width, be better identified by putting the parameters
of these facilities on the plats. This is specifically
significant to lots 160, 172, 173 and 187. There has been
some erosion and sedimentation control problems in the past
and this has been alluded to by the County engineer and the
Soil & Water Conservation technician. The developer needs to
pay close attention to this area and insure proper E&S
controls are established and maintained.
STAFF RECOMMENDATIONS FOR OCTOBER 6, 1993: Approval with the
requirement that all review agency comments be adequately
addressed.
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
COMMMISSSIONERIONER
RAY L EDINBURG, 22824
August 24, 1993
Mr. P. Duane Brown, C.L.S.
C/O G. W. Clifford & Associates
200 North Cameron Street
Winchester, VA 22601
Dear Duane:
WILLIAM H. BUSHMAN
RESIDENT ENGINEER
TELE (703) 984-4133
FAX (703) 984-9761
Ref: Fredericktowne Estates
Sections VIII & IX
Route 1058
Frederick County
As requested we have reviewed the above referenced site plan dated June, 1993. Our
recommendations may be found on the enclosed plans marked in red and as follows:
1. Grading/construction easements will need to be obtained along Fairfax Drive on the
adjacent Costello, Keller and Nichols' properties and Lots No. 50 & 53 of the existing
Fredericktowne Subdivision to complete the proposed grading.
2. The existing erosion control stone at the end of the 36"x22" C.M.P.A. under Route 1058
will need to be removed and replaced after the proposed grading is complete.
3. The proposed private entrances at approximate Station 19+00, Fairfax Drive, are to be
constructed with a minimum 8" of 21-B Aggregate and paved to the backside of the radii
with 2" of Type SM -2A Asphalt Concrete.
4. Standard CD -1 or 2 underdrains are to be provided at the locations noted.
5. A 2' flat bottom ditch as noted will be required along the north side of Fairfax Drive
from Lot No. 186 to Lot No. 152 in Section VIII. To prevent possible flow impediment
or erosion problems associated with private entrances, Lots No. 160, 172, 173 and 187
are to be accessed from Dickenson Court or Montgomery Circle. If not, the developer
will be required to provide minimum 30" R.C.P. entrance culverts with Standard ES -1
flared end sections through this drainage area.
6. A note concerning Lot No. 187 is to be added as shown.
7. The streets which receive a prime and double seal surface treatment are to be paved at
the application rate noted.
TRANSPORTATION FOR THE 21ST CENTURY
Mr. P. Duane Brown
Ref: Fredericktowne Estates, Sections VIII & IX
August 24, 1993
Page 112
8. In accordance with our recently published Pavement Design Guide for Subdivision
Streets, those streets which are proposed to receive 1.5" of SM -2A Asphalt Concrete are
to be increased to a minimum 2". Also, a prime coat at the application rate noted will
be required. I have enclosed a copy of the guidelines for future reference.
9. Based on the trip generation model which was furnished to us with the site plan submittal
of Sections I & 11 of the development several years ago, the pavement design of Fairfax
Drive from Station 13+80.42 to Station 21+06.32 should be upgraded to a Class IV
design or 8" of Type 21-B Aggregate, 300 #/s.y. of Type BM -2 Asphalt Concrete and
165 #/s.y. of Type SM -2A Asphalt Concrete.
Also, when considering the trip generation provided and the cut through traffic due to
the Warrior Road collector, the northern portion of Montgomery Circle should be
redesigned to a Class III pavement design with a 22' surface width. Therefore, a
pavement design of 8" Type 21-B Base Aggregate and 2" Type SM -2A Asphalt Concrete
or 12" Type 21-B Base Aggregate and a prime and double seal surface should be
provided on Montgomery Circle from Station 21+30.47 to 26+61.44.
10. It is the developer's responsibility to determine the size of the private entrance culverts
for this project. Our minimum requirements are 30' in length by 15" in diameter or
17"x13". At this time we will require a listing of the private entrance culvert sizes for
our files.
Please revise and resubmit for further review. Should any changes be deemed necessary, please
design them to meet or exceed the above recommendations.
We would also appreciate you providing us with a revised/updated trip generation model which
takes into consideration the Warrior Drive collector road and its impacts on this project.
Should you have any questions, please let me know.
Sincerely,
William H. Bushman
Trans. Resident Engineer
6R�-� /S. euku"',
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC/rf
Enclosures
xc: Mr. T. L. Jackson, Mr. S. A. Melnikoff, Mr. R. W. Watkins, Mr. H. E. Strawsnyder
July 12, 1993
Mr. P. Duane Brown, C.L.S.
Gilbert W. Clifford and Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
RE: Frederic:ktowne Estates, Section 8 and 9
Dear Duane:
COUNTY of FREDERICK
Harvey E. Strawsnyder, Jr., P.E.
Director of Public Works
9 North Loudoun St., 2nd Floor
T , - "3/665-5643
We have completed our review of the subject subdivision plans
and offer the following comments:
1) The proposed stormwater management plan is approved as
submitted.
2) The proposed erosion and sediment control plan is approved
as submitted. We will expect the site work contractor to
implement the erosion and sediment measures outlined in the
submittal narrative. We suggest that you discuss these
measures with the developer and his construction
contractor. Because of past and present problems in the
Fredericktowne Estates subdivision related to erosion and
sediment, we plan to inspect the construction on frequent
intervals.
3) Because of the proposed drainage easements and relatively
small lots, we request that detailed site plans be prepared
for the following lots: 156, 157, 160, 165, 166, 172, 173,
184, 186, 187 and 188. These detailed site plans shall
include, but not be limited to, the following items:
building layout, finished floor elevations, finished
exterior grades (contours), driveway location, design of
culvert under driveway, drainage and/or utility easements,
pertinent structures, and elevation of 100 year storm flows
relative to the finished floor level.
Please
revise the subdivision
plans to reflect
the above
Fax: 703/678-0682
- P.O. Box 601 -
Winchester, Virginia
- 22604
Mr. P. Duane Brown, C.L.S.
Page Two
July 12, 1993
detailed site plan requirements and resubmit the revisions for our
final review and approval.
Sincerely,
Harvey E. rawsnyder, Jr., P.E.
Director of Public Works
HES:rls
cc: file
j
f r9
APPLICATION AND CHECKLIST
SUBDIVISION 0pT. OF AANNING,
FREDERICK COUNTY VIRGINIA �jEVELOPMEST
A Q'
Date: 30 August 1993 Application #- �aM Fee Paid 50%D•0 d
Applicant/Agent: Top of Virginia Development Corp./ G.W. Clifford
Address: P.O. Box 2715 / 200 N Cameron Street
Winchester, Va 22604 / Winchester Va 22601
Phone: (703) 667-2120 / (703) 667-2139
Owners name: Top of Virginia Development Corporation
Address: P.O. Box 2715
Winchester, Va 22604
Phone: (703) 667-2120
Please list names of all owners, principals, and/or majority
stockholders:
David B. Hollidav
Ron Shickle
Contact person: P. Duane Brown
Phone: (703) 667-2139
Name of Subdivision: Fredericktowne Estates - Sections 8 & 9
Number of Lots: 36 Total Acreage: 15.7698 Acres
Property Location: East of Stephens City- north of Fredericktowne
Estates - Section 4- west of Fredericktowne Estates -- Section 7
and east of Fredericktowne Subdivision -- Section 3.
(Give State Rt.#, name, distance and direction from intersection)
Magisterial District: Onecnion
Property Identification Number (PIN): Part of 75-A-72
Part of 75-A-67
r
Property zoning and present use: RP (Vacant)
Adjoining property zoning and use: RP (Vacant and Residential )
Has a master Development Plan been submitted for this project?
Yes X No
If yes, has the final MDP been approved by the Board of
Supervisors?
Yes X No
What was the MDP title? FREDERICKTOWNE ESTATES
Does the plat contain any changes from the approved MDP?
Yes No X
If yes, specify what changes
Minimum Lot Size (smallest lot): 10,270 sf
Number and types of housing units in this development:
Number: 36
Types: Single Family Detached
Ste phen'
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SCALE: 1'=2000'x-
APPROVED BY
Frederick County Sanitation Authority
Date
Planr. ing Commission
Date
Subc vision Administrator
Virgir fa Department of Transportation Date
Date
OWNER'S CERTIFICATE
The above and foregoing subdivision of the land of Top of Vrginia Development
Corporation, as appears in the accompanying plats, is with the consent and in accordance
with the desires of the undersigned owners, proprietors, and trustees, if any.
NOTARY PUBLIC
i , a Notary Public in and for the state of Virginia at
large, do certify that , whose name is signed to the
foregoing Owner's Certificate, has acknowledged the same before me in my state.
Given under my hand this day of 1993
My commission expires
SURVEYOR'S CERTIFICATE
! hereby certify that the land contained in this subdivision is a portion of the land
conveyed to Top of Virginia Development Corporation by deed dated January 21, 1992,
said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County
Virginia in Deed Book 772 at Page 1423.
P. Duane Brown, C.L.S.
Final Plot
LT11 Fredericktowne Estates Section 8
o� �f
Opequon Magisterial District
V P. DUANE Frederick County, Virginia
uy,p� BROWN
"-ft _#%A_ -y' DATE: 3 August 1993 Cover Sheet Sheet 1 of 7
N0. 1285
.p 04' gilbert w. Clifford & associates, inc.
ENGINEERS — LAND PLANNERS — SURVEYORS
FQLA
IND 150—C aide Greenwich Drive
Fredericksburg. Virginia 22401 200 North Cameron Street
(703) 898-2115 Winchester, Virginia 22601
(703) 6672139
Curve Table
CURVE
RADIUS
LENGTH
TANGENT
CHORD
BEARING
-
DELTA
1
330.00'
99.47'
50.12'
99.10'
N 55'38'27"
W
17'16'15"
2
220.00'
30.22'
15.13'
30.19'
N 29'39'32"
E
07'52'12"
3
305.00'
102.83'
51.91
102.35'
S 54'37'02'
E
19'19'03"
4
355.00'
87.16'
43.80'
86.95'
N 55'46'22'
W
14'04'05"
5
35.00'
54.08'
34.11'
48.86'
N 18'32'30"
W
88'31'51"
6
195.00'
26.78'
13.41'
26.76'
N 29'39'32"
E
07'52'12"
7
25.00'
30.77'
17.68'
28.87'
N 68'51'30"
E
70'31'44"
8
50.00
48.87'
26.59'
46.95'
N 76'07'18
E
56'00'08"
9
50.00'
42.44'
22.59'
41.18'
N 23'48'17'
E
48'37'54."
10
50.00'
42.44'
22.59'
41.18'
N 24'49'37"
W
48'37 54"
11
50.00'
42.44
22.59
41.18'
N 73'27'31
W
48'37 54"
12
50.00'
42.44'
22.59'
41.18'
S 57'54'35"
W
48"37'54"
13
245.00'
33.65'
16.85'
33.63'
S 29'39'32"
W
07'5212"
14
35.00
54.98
35.00
49.50 1S
70'4-3'26"
W
90700 OO"
Area Summar
Area in Lots 6.1675 Acres
Area in R/W 0.9766 Acres
Total Area Subdivided 7.1441 Acres
No. of Lots 17
Average Lot Size 15,803 Sq. Ft.
Open Space Easement Provided (This Section) 1.2231 Ac.
Total Open Space Easement Required to Date 10.4351 Ac.
Total Open Space Easement Provided to Date 9.9468 Ac.
• Denotes iron rod to be set
on property line 35' from
right-of-way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
o� ALTSO�
w P. DUANE �c
0�� spa
N0. 1285
CoQ'
L.4 Np 5J�
All lots are single family detached - traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights-of-way and a 10'
Utility & Drainage Easement along all property
I in es.
Fredericktowne Estates - Section B
DATE: 3 August 1993 CURVE TABLE I Sheet 2 of 7
gilbert w, clifford & associates, Inc.
ENGINEERS - LAND PLANNERS - SURVEYORS
150-C 01de Greenwich Drive 200 North Cameron Street
Fredericksburg, Virginia 224-01 Winchester, Virginia 22601
(703) 898-2115 (703) 667-2139
_---
75.00'
N64'16'34" W 211.52'
Fairfax Drive — 50' R/W
75.00'
75.00'
OI'
20' Drainage
O� � - � I Easement �
V
Z 159 -o 158158 INoI 157 INAI 156
lV I 11, 250 Sq. Ft. M 11,250 Sq. Ft. r� 11,250 Sq. Ft. ;•� / 1
o I 0 11, 471 Sq.LO
Ft.
C14 �n t2
1 CN
Z, I ► z + zL L
I I / pry ti
75.00' 75.00' 75.00' 54.33'
Future Development
N 64'16'34" W I^, 279.33'
105 1 104
106 Section 4
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
Minimum Setback Requirements:
Fron t — 35'
Rear — 25'
Side — 10'
P. DUANE�'
0 BROWN
N0. 1285
qtr
FFG LAND SJ
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines_
See Sheet 2 of 7 for Curve Table
Fredericktov►wne Estates Section 8
DATE: 3 August 1993 SCALE: 1"=50' Sheet 3 of 7
gilbert w, Clifford & associates, inc. .
ENGINEERS — LAND PLANNERS — SURVEYORS
150—C Olde Greenwich Drive 200 North Cameron Street
Fredericksburg, Virginia 22401 Winchester. Virginia 22601
(703) 898-2115
(703) 667-2139
(See Sheet 7 or 7) �
Q
(Sae Sheet 4 of 7)
V (Z1
172 a w
160
m_
14
88.04' M
�: 5
Q
A N
-
_161.52' z
50.00'
75.00'
N64'16'34" W 211.52'
Fairfax Drive — 50' R/W
75.00'
75.00'
OI'
20' Drainage
O� � - � I Easement �
V
Z 159 -o 158158 INoI 157 INAI 156
lV I 11, 250 Sq. Ft. M 11,250 Sq. Ft. r� 11,250 Sq. Ft. ;•� / 1
o I 0 11, 471 Sq.LO
Ft.
C14 �n t2
1 CN
Z, I ► z + zL L
I I / pry ti
75.00' 75.00' 75.00' 54.33'
Future Development
N 64'16'34" W I^, 279.33'
105 1 104
106 Section 4
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
Minimum Setback Requirements:
Fron t — 35'
Rear — 25'
Side — 10'
P. DUANE�'
0 BROWN
N0. 1285
qtr
FFG LAND SJ
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines_
See Sheet 2 of 7 for Curve Table
Fredericktov►wne Estates Section 8
DATE: 3 August 1993 SCALE: 1"=50' Sheet 3 of 7
gilbert w, Clifford & associates, inc. .
ENGINEERS — LAND PLANNERS — SURVEYORS
150—C Olde Greenwich Drive 200 North Cameron Street
Fredericksburg, Virginia 22401 Winchester. Virginia 22601
(703) 898-2115
(703) 667-2139
y j (See Sheet 5 of 7)
LU
163
h 1155 ` S
22-
X-4
98•
(89.40')
��� 'L61
V� I ; c'''• ( l 18, 396
162
Sq. Ft. !�, X.
eJ
W . ry�� V61
m /h
QJ 13 s`sT 5 56 4 2 ��� `� 515
J'— � � az
25.2
CD 3
161
` 12,554 Sq.Ft. �� o cv
0-- _ S 64'16'34" E
,•� (128.25•) 154.20'
� 25.95')
oe 2
o I
E7 0
LU 160
15,417 Sq. R.
N c
.I
aq,,�
5 A ' 4 / j'� • Denotes iron rod to be set
F "`` ` 14' . - on propertyline 35' from
alrfax Drive �ZS. 02
� right--of-way line.
50.00' 50' R/W
N64'16'34"W-211.52'`o Minimum Setback Requirements:
o _
O r; i•� Fron t — 35'
N Rear ,
(See Sheet
3 of 1 Ex. Fairfax Side - 10
7)
Cn
*— All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
0� ��jaTH QSee Sheet 2 of 7 for Curve Table I lnesy & Drainage Easement along all property
-
�'� P. DUANE � Fredericktowne Estates — Section 8
BROWN �
��`^•�- �>' DATE: 3 August 1993 SCALE: 1"=50'
NO, 1285 Sheet 4 of 7
�F OA- gilbert w. clifford & associates, inc.
ENGINEERS LAND PLANNERS SURVEYORS
�FQ Svc 150--C Olde Greenwich Drive 200 North Cameron Street
EAN0 Fredericksburg, Virginia 22401 Winchester, Virginia 22601
(703) 898-2115 (703) 667-2139
All lots are single family detached - traditional. •'
'� 1
All lots are subject to a 20' Slope &Drainage / h S • Denotes iron rod to be set
;ement along all rights-of-way and a 10' ``ti �, on property line 35' from
-olity & Drainage Easement along all property —•�- v', right-of-way line.
lines. // \ 'o. It-3va.
0 � �Q0/ \ u
CIF /�
�g ZD' DrainageEasement O A.C� uN
L p,L,4
165
16,261
n �• o `°�
16, 261 Sq. Ft.
6. 10
N 89'29'20" E _
r 41 (125.00') 180.00' (55.00
9� 7I e 164
3 v)
O < .3, 277 Sq. Ft. �a
�0 1
G 4,Pa \ Drainage Easement
Son. Sewer £sm't
�\ rn
>t
4h -
Open Space Easement o
'
163 \�, �'n t
/friss \� 20,250 Sq, Ft. >:S l
\ 3 Qn
K,
tisT,
1
Q� R of
V
�J fid' 1
Minimum Setback Requirements: req- 5?•68
Front - 35" VOJ
Rear - 25' 5$ rob' 26 7.43
Side - 10' �$'j l„ w 149
S 'S. 1�0
7
Section
See Sheet 2 of 7 for Curve Table
P. DUANE r Fredericktowne Estates
/•� BROWN '�` Section 8
V `QfL/
N0. 1285 ATE= 3 August 1993 SCALE: 1",50' Sheet 5 of 7
gilbert w, Clifford do associates, inc,
ENGINEERS LAND PLANNERS - SURVEYORS
LAND e��� 150—C Olde Greenwich Drive
Fredericksburg, Vlrglnla 22401 200 North Cameron Street
(703) 898-2115 Winchester, Vtrginla 22601
(703) 667-2139
All lots are single family detached - traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights-of-way and a 10'
Utility & Drainage Easement along all property
lines.
o G fit
�^
-410-
M6, r�
Mo .
e
o �\ deo �O� y
cVCV
\ faeery\ Foss 2�' bf
1 ti
Ion
W I -� 28,007 Sq. Ft. i3 /' �20' Orolnage Easement
v n1 ary f 00�4's
h N
a a I \ 165 a
4 I r 167/ f Lr)21,571 Sq. Ft. \ Y h
IDrainage l �!
Eosemen t
L 1
00 — N 5624'22" W�f
163. $8' S 6'24'2 E
~� !/ w 25.00'
1684
Z Itll � I/
11,931 Sq. Ft. I al (Q N
W • Denotes iron rod to be set
cpL 00 on property line 35' from
n1 in \ right-of-way line.
�7 J N 56'24'22" W '.��
153.48'
44
to,Vti O Minimum Setback Requirements:
N 169 q z Fron t – J5'
Z (See Sheet 7 of 7) Rear — 25'
Side - 10'
+4-1 o
ti�� �� See Sheet 2 of 7 for Curve Table
f�
F. DUANE Fredericktowne Estates — Section 8
"-as—
BROWN
...
�fo.r..,_l� DATE: 3 August 1993 SCALE: 1"=50' Sheet 6 of 7
� N0, 1285
¢ gilbert w, Clifford & associates, inc.
ENGINEERS - LAND PLANNERS - SURVEYORS
�FQ SJ� 150-C Olde Greenwich Drive 200 North Cameron Street
LAND Fredericksburg, Vlrglnla 22401 Winchester, Virginia 22601
(703) 898-2115 (703) 667-2139
All lots are single family detached — traditional.
L 168 (See Sheet 6 of 7)
1t
ots are subject to a 20' Slope &Drainage S 5624�� — J
.ement along all rights-of-way and a 10' 22"
Utility & Drainage Easement along all property
Ines.
Denotes iron rod to be set
on property line 35' from
right-of-way line.
Minimum Setback Requirements.
Front - 35'
Rear — 25'
Side — 10'
4•�' P. QUANE �Pc
BROWNS
N�,� ,
O. 1285
LAND 5l�
^ 169
11,150 Sq. Ft.
td 5 z '22 h �,
w
1109' E
v NIS Z z
170
a
10,J68 Sq. Ft.Ln
01
a�
q 2
~4 ` 22"W �
y W N 56 2.
co X32. i0' 4
N
zo
,ate
NIS I 171 q
Z 14M I 11,015 Sq. Ft. `
m
L 13
N 64'16'34" W O
�
` 123.04'
I
I
172 I
I ^
1.3,2J6 Sq. Ft.
to
i�
Oralno4e Evs ent
14' CNz
Sanftor�`FasemMf��
8-
Fairfax
Fairfax Drive 50' R/W
•o'� ��.
_161.52'
N 64'16'34" W
211.57'
� (see Stieat 3 of 7)
See Sheet 2 of 7 for Curve Table
Frederlcktowne Estates — Section 8
DATE: 3 August 1993 SCALE: 1"=50' Sheet 7 of 7
gilbert w. Clifford & associates, inc. .
ENGINEERS - LAND PLANNERS - SURVEYORS
50—C Olde Greenwich Drive 200 North Cameron Street
redericksburg, Virginia 22401 Winchester, Virginia 22601
703) 898-2115 (703) 667-2139
(City
iBM 7 i Radio \, o
M +:�� iso' �� `, •: �:°r.c. ion
^�
spree I r 'i ,
/ IT
.��
i i• • v 76 r •VIpNITYMAP
�Z _,:1 i .• .' : �i _ o '�� scu 1•=2aoa'�
APPROVED BY
Frederick County Sanitation Authority Date
Planning Commission Date
Subdivision Administrator Date
Virginia Department of Transportation Date
OWNER'S CERTIFICATE
The above and foregoing subdivision of the land of Top of Virginia Development
Corporation, as appears in the accomponyling plats, is with the consent and in accordance
with the desires of the undersigned owners, proprietors, and trustees, if any.
NOTARY PUBLIC
+• a Notary Public in and for the state of Virginia at
large, do certify that whose name is signed to the
foregoing Owner's Certificate, has acknowledged the some before me in my state.
Given under my hand this day of 1993.
My commission expires
SURVEYOR'S CERTIFICATE
i hereby certify that the land contained in this subdivision is a portion of the land
conveyed to Top of Virginia Development Corporation by deeds dated January 21, 1992
and all of the land conveyed to Top of Virginia Development Corporation by deed dated
February 7, 1992, said deeds recorded in the Office of the Clerk of the Circuit Court of
Frederick County, Virginia in Deed Book 772 at Page 1417, Deed Book 772 at Page 142J
and Deed Book 791 at Page 921, respectively.
P. Duane Brown, C.L.S.
Finol Plat
Fredericktowne Estates — Section 9
��EI�LTN Orp
e.
Opequon Magisterial District
P. DUANE �'..• Frederick Coun ty, Vrginia
'*�-•-•�v....._Y
N 1285 DATE: 5 August 1993 Cover Sheet Sheet 1 of 9
0,
� gilbert w. Clifford & associates, inc.
� ENGINEERS — LAND PLANNERS — SURVEYORS
FQ J� 150—C Olde Greenwich Drive 200 North Cameron Street
L4ND S Fredericksburg, Virginia 22401 Winchester, Virginia 22601
(703) 898-2115 (703) 667-2139
Curve Table
CURVE
RADIUS
LENGTH
TANGENT
CHORD
I
BEARING
DELTA
1
25.00'
36.29'
22.18'
33.18'
S
18'27'39" E
83'09'46"
2
3
185.00'
83.28'
42.36
82.57'
S
47'08'49" E
25'47'27"
4
125.00'
65.50'
33.52
64.76'
S
49'15'50" E
30'01'29"
379.10'
55.72'
27.91
55.67'
N
21'04'39" E
08'25'19"
5
185.00'
96.95'
49.61'
95.84'
N
49'15'50" W
30'01'29"
6
125.00'
39.60'
19.97'
39.43'
N
43'19'36" W
18'09'02"
7
8
25.00'
45.59'
32.27'
39.53'
S
75'21'34" W
104'28'39"
9
155.00'
81.22'
41.57
80.30'
N
49'15'50" W
30'01'29"
10
155.00'
88.27'
45.37'
87.08'
N
50'33'55" W
32'37'41"
414.32'
64.05'
32.09
63.98'
N
21'17'43' E
08'51'26"
11
354.10'
50.17'
25.13'
50.12'
N
20'55'31" E
08'07'02"
12
t3
35.00'
54.98'
35.00'
49.50'
" E
90'00'00"
14
35.00'
54.98'
.
"
90'00'00"
15
35.00'
54.98'
35.00'
49.50'
19 *163 " W
90'00'00"
16
439.32'
67.91'
'
.
.
" E
08'51'26"
329.10'
44.61
22.34'
44.57'
N"
E
j
817
18
389.32'
22.97'
11.49'
22.96
S
W
03'22'48"
389.32'
37.22'
18.62'
37.20
2 2 W
5.
028'38"
35.00'
54.98'
35.00'
49.50
SW
90'00'00"19
• Denotes iron rod to be set
on property line 35' from
right-of-way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
LT$ 00 .
R. DUANE
BROWN
N0, 1285
OL4NDSV
Area Summary
Area in Lots 6.6373 Acres
Area in R/W 1.9884 Acres
Total Area Subdivided 8.6257 Acres
No. of Lots 19
Average Lot Size 15,217 Sq. Ft.
Open Space Easement Provided (This Section)
Total Open Space Easement Required to Date
Total Open Space Easement Provided to Date
1.3180 Ac.
11.7290 Ac.
11.2648 Ac.
All lots ore single family detached - traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights-of-way and a 10'
Utility & Drainage Easement along oil property
lines.
Fredericktowne Estates - Section 9
DATE: 5 August 1993 Curve Table Sheet 2 of 9
gilbert w, Clifford & associates, inc.
ENGINEERS - LAND PLANNERS - SURVEYORS
150-C Olde Greemrich Drive
Fredericksburg, Vlrginlo 22401 200 North Comerm Street
(703) 898-2115 wlncheeter, Virginia 22601
(703) 667-2139
See Sheet 2 of 9 for Curve Table
189
188
q
0
N
18
0
187
n
10
U
.a.Jrfax
60,�;�64.1.34 " W
�66
y
184 12
(Se4 Sh�l 6 o f 9J
SETBACK REQUIREMENTS
FRONT= 35'
SIDE = 10'
REAR = 25'
O���ALTN �jalr
Off' P. DUANE�
BROWN
N0, 1285
F� Q-
ND
, � (See[74 of 9)
b 04 J 176 �� —J
a S 73_08'00" E
o142.78• 169
Q I w 10 175 1
o I ^ I 10, 270 L4 C
Sq. Fj
^+ N
170
z S 7308'00" E
X8.13' 131.09'
0 10 I f 174 !
15 10, 763 Sq.
I �
171
S 6416 J
6— EZLAJ
�� Q
17 3 13, 236 S Ft. ! I
�
C 1 172
r �y SeW ,t -..
l'I Tim ; y y 88 Eose &+t V
—x`00, g 7' 4
34 5
5p • h,/#-
13 61.08'
179
of 9J
rye' ti �C
• Denotes iron rod to be set
159 on property line 35' from
right—of—way line.
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Fredericktowne Estates ti ,Section 9
DATE: 5 August 1993 SCALE: 1"=50' Sheet 3 of 9
gilbert w. clifford & associates, Inc.
150—C Olde CYsanrlch Orlve ENGINEERS — LAND PLANNERS -- SURVEYORS
Fred-kksburg, Virginia 22401 200 North Cameron Street
(703) 89&-2115 1A+d+eeter, Vlrglnk 22601
(703) 667-2139
Future Development
S
0
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
0
o� P. DUANE �P,
A BROWN
N0. 1285
LAND
S�op
25, 0g , ¢ 18 •, �
See Sheet 2 of 9 for Curve Table.
I
19
9
11 16 \ \ 0 82
178
m 13, 116 Sq. Ft.
S 73'08'00" E
` 166.15_
0 177
LO
I 12,02J Sq. Ft.
168
• _ S 73'08'00" E
154.47'
�0
f ^ 176
11,147 Sq. Ft. I
^dry 169
3'08'00" W
142.78'
175
(See Sheet 3 of 9) 170
Wi
167
ib
0
V
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Frederlcktorwne Estates — Section 9
DATE: 5 August 1993 I SCALE: 1"=50' I Sheet 4 of 9
gilbert w. clifford & associates, inc.
ENGINEERS — LAND PLANNERS — SURVEYORS
150—C Olde Greenwich Drive ree 200 North Cameron Street
Frederidraburg, Virginia 22401 Winchester. Virginia St
(703) 898-2115 (703) 667-2139
191 0+
0
a
o
m
\
190 Co
� N
0�
U-)�
r\ V
q)
O
w,A Iq
a 189
w
0� o
m
� �
v
�
z
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
0
o� P. DUANE �P,
A BROWN
N0. 1285
LAND
S�op
25, 0g , ¢ 18 •, �
See Sheet 2 of 9 for Curve Table.
I
19
9
11 16 \ \ 0 82
178
m 13, 116 Sq. Ft.
S 73'08'00" E
` 166.15_
0 177
LO
I 12,02J Sq. Ft.
168
• _ S 73'08'00" E
154.47'
�0
f ^ 176
11,147 Sq. Ft. I
^dry 169
3'08'00" W
142.78'
175
(See Sheet 3 of 9) 170
Wi
167
ib
0
V
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Frederlcktorwne Estates — Section 9
DATE: 5 August 1993 I SCALE: 1"=50' I Sheet 4 of 9
gilbert w. clifford & associates, inc.
ENGINEERS — LAND PLANNERS — SURVEYORS
150—C Olde Greenwich Drive ree 200 North Cameron Street
Frederidraburg, Virginia 22401 Winchester. Virginia St
(703) 898-2115 (703) 667-2139
(See Spee
See Sheet 2 of 9 for Curve Tobe
• Denotes iron rod to be set
on property line 35' from
right-of-way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
r5o.yTKoP. DUANE
BROWN
N0. 1285
LAND 5 4
a
zy Fazrfax (See Sheet ,/ 9)
N 64'16'34' DTIV@
. W 600.97'
466.41 ' ,
734.56'
soR/w
W
N
I�0
50' R/w
0
50'R/))r
ilk C,) Ex. Fairfax D
61.08'
Section 8
F 3
►O
� I"
179 159
14,149 Sq. Ft.
►o
0
LL1�
J ►N
96.01, 75.0o'
N 64'16'34" W S 64'16.34" �C-
J-- 171.08'
7 ,
I 11.938 Sq Ft. (6ry1-0 �
_ 34" w
129.50'
3 106
zap �t-
i
59• Ft. 1) Section 4
f ^►h
►cV
_ —Jx.50~
5p 2O' !W N 64'16'34 " W
Section 4 113 107
Ex. Montgomery Circle
50' RIW All lots are single family detached - traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights-of-way and a 10'
Utility & Drainage Easement along all property
lines.
Freuericktowne Estates , Section 9
DATE: 5 August 1993 SCALE: 1 "=50' Sheet 5 of 9
gilbert w. clifford & associates, Inc.
150-C Olde Greenwich Drive ENGINEERS - LAND PLANNERS - SURVEYORS
Frr'*"barq, Virginia 22401 200 North Cameron Skreet
(70.3) 898-2175 W7ncheeter. Wginla 22601
(703) 667-2139
See Sheet 2 of 9 for Curve Table.
•
N 64'16'34" W
(See Sheet 9 of 9)
Fairfax Drive ti 60' R/W
(See Sheet 7 )
600.97'
46 6.41
(70.26') 1510.26' (80.00'
I EDrainage 12
asement O;
�J
., . 185 112 184 I /
C);
n 22, 322 Sq' Ft. 3; 237 Sq. Ft, l
Open Space Q Cr
N/F C)Easement (0 in
Castello, Keller LLJ N Q LLJI
& Keller IOO I I
co
C)
N, ���- I �► I I
N� z L I
(67.37') 147137' (80.00')
rn
(67,37') 64'16'34" E 237.37' 90 00'
— — (170.005-
U,tn 183 I
11, 17 845 Sq. Ft.
Open Space
Easement J
N/F _ S 64'1634" E —
Blair L11,11 (92.17') — _ 242.17'
�j 1`,0'00)--♦—
rn^ 18, 325 Sq. Ft. I
^ Irn
(98.80') —
N 64'16'34" W— — (150.00') —
248.80'
134.56'
W
M
z
96 Al
Denotes iron rod to be set
on property line 35' from
right-of-way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
rL-Til p�
F16 DUANE
49 B� N yi
N0, 1285
1-4ND 401
I
I Sg 0 29 rr W
Fred. Est. — Sec. 4 50.'20'
Ex. Montgomery Circle
50' RIW
All lots are single family detached - traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights-of-way and a 10'
Utility & Drainage Easement along all property
lines.
WP -Z3 rt7 a P-;0-1 L- f � ram Til.-. J- 4- — C-1 _ 1 • /11
L L �.Uit-llt .AkE,UVV11C 1.L:JCQGCb ^ Section J
DATE: 5 August 1993 I SCALE: 1"=50' I Sheet 6 of 9
gilbert w. Clifford & associates, Inc.
ENGINEERS - LAND PLANNERS - SURVEYORS
150—C aide Greenwich Drive
Fredericksburg, Virginia 22401
(703) 898-2115
200 North Cameron Street
Winchester, Virginia 22601
(703) 667-2139
NIF
Bell
N
Nkhals
gee Sheet 2 of 9 for Curve To6le,
(See Sheet 8 of 9)
1 190
,4S23:08'00" E 200.00'
_ (150.00')
J
N/P
Terry
Open Space Easement
S
soo°
W
00
189
LnI
gee Sheet 2 of 9 for Curve To6le,
(See Sheet 8 of 9)
1 190
,4S23:08'00" E 200.00'
_ (150.00')
J
186
Z /c .--L°% 22,317 Sq. Ft. N 187
o� 00'
r3
,837 Sq. f ey
Ft. ,
�' �i i t�
0
1
61,51
1
F'airf 1; 6
See t ) °x'°9e Eoseri�ent �19 .
SJ"Y9 0/ gJ ax DI'1
See Sheet 6 of g
J
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
P. DUANE c�
BROWN
w'y
N0. 12V5
LaND sv¢��
spy saq;tO •oa.
R/�r 'Y sealer E-as��r
All lots are single family detached — traditional
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Frederlektowne Estates — Section 9
DATE: 5 August 1993 SCALE: 1"=50' Sheet 7 of 9
gilbert w. Clifford & associates, inC.
ENGINEERS - LAND PLANNERS - SURVEYORS
iso -e Olds Greenwich Drive
Fredericksburg, Vfrglnlo 22401 200 North Comeron Street
(703) 898-2115 wnchester, Virginia 22601
(703) 667-2139
Open Space Easement
189
p ry
23,324 Sq. Ft.
(118.31') S 73'08'DO" E--
(176.16')
-- }
188
o I
�Opp
,
,�
20, 964 Sq. Ft.
N
�v.
(93.54')-=
z0
S 69'45'" ��`
(93 12 E
.54')
se Easemt
01en
LLI
/ 191.47 x(97 933) 29. 16'x_ (1 9 2'). �-
101:65'
N
aI .�
LnI
Open space / ^1
Easement i� �u 20' 01-0,07a9e Easement�-
/ $F
186
Z /c .--L°% 22,317 Sq. Ft. N 187
o� 00'
r3
,837 Sq. f ey
Ft. ,
�' �i i t�
0
1
61,51
1
F'airf 1; 6
See t ) °x'°9e Eoseri�ent �19 .
SJ"Y9 0/ gJ ax DI'1
See Sheet 6 of g
J
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
P. DUANE c�
BROWN
w'y
N0. 12V5
LaND sv¢��
spy saq;tO •oa.
R/�r 'Y sealer E-as��r
All lots are single family detached — traditional
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Frederlektowne Estates — Section 9
DATE: 5 August 1993 SCALE: 1"=50' Sheet 7 of 9
gilbert w. Clifford & associates, inC.
ENGINEERS - LAND PLANNERS - SURVEYORS
iso -e Olds Greenwich Drive
Fredericksburg, Vfrglnlo 22401 200 North Comeron Street
(703) 898-2115 wnchester, Virginia 22601
(703) 667-2139
See Sheet 2 of 9 for Curve Table.
Future Development
S 73 08'00 200.00 r
(1so.00')
(50.00')
o of to o 0 191 ui
to ^ to n N 15, 000 Sq. Ft.
6
y (50.00')w g 73'08'00" E 200.00'
o 0 190
ZN 15, 000 Sq. Ft.
L4 � _—
N 73-a8'—oa" W J
(50.00') 200.00'
(150.00')
/ 189
(Seo Sneer 7 of 9)
HIM,
S60-
25.
25 a�09,
Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE = 10'
REAR = 25'
Ofi�r
o� P. MANE
7,
BROW
NO. 1285
F 4
�
LAND SV
r
o
5 177
1N
,^
ZJ
CN
n� V
O
d 176
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
Frederlcktowne Estates , Section 9
DATE: 5 August 1993 1 SCALE: 1"=50' 1 Sheet 8 of 9
gilbert w. clifford k associates, inc.
ENGINEERS — LAND PLANNERS -- SURVEYORS
150-0 aide Greenwich Drive
Fredaridnsbarg, Virginia 22401
(703) 696-2116
200 Horth Cameron street
Winchester, Virginia 2260t
(703) 667-2139
Lo t 5.2
�'4�� Fredericktowne Subdivision
Section Three
9
Ov
= 0
Lot 50 0 '
Fredericktowne Subdivision
Section Three
• Denotes iron rod to be set
on property line 35' from
right—of—way line.
SETBACK REQUIREMENTS
FRONT = 35'
SIDE _ ]0'
REAR = 25'
P. DUANEJ0 BROWN
' r'
N0. 1285
LAND Sop
Q -
See Sheet 2 of 9 for Curve 7'oble
� gas
Z
XA
/y 1'lD�
64y63
4 eon
647-
00 47Coio
Z0
s
All lots are single family detached — traditional.
All lots are subject to a 20' Slope & Drainage
Easement along all rights—of—way and a 10'
Utility & Drainage Easement along all property
lines.
rrederlcktowne Estates , Section 9
DATE: 5 August 1993 1 SCALE: 1-=50' 1 Sheet 9 of 9 I
gilbert w. Clifford & associates, Inc.
ENGINEERS — LAND PLANNERS — SURVEYORS
150—C Olds Greenwich Orive
Frederkkvburg, Mrg nia 22401 200 North Cameron Street
(703) 896-2115 Uneheater, Wginia 22601
(703) 667-2139
P/C Review Date: 9/01/93
CONDITIONAL USE PERMIT #009-93
MARSHALL A. RITENOUR
Cottage Occupation
Fencing contracting
LOCATION: On the north side of Fairfax Pike (Route 277) 2-1/2 miles
east of Stephens City.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER 86--A-167
PROPERTY ZONING & PRESENT USE• Zoned RA (Rural Areas)
Land use - residential
ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas)
Land use - residential and vacant
PROPOSED USE: To operate a fencing contracting business out of the
attached garage.
REVIEW EVALUATIONS:
Vir inia Department of Transportation: Location is adequate for
an entrance.
Fire Marshal: Access to all structures must be maintained at
all times. Approval of this CUP should have no significant
impact on Fire and Rescue resources. The applicant must be
informed that burning of construction debris is not permitted on
this site at any time.
Inspections Department: Building shall comply with the Virginia
Uniform Statewide Building Code and Section 303, Use Group B
(Business) of the BOCA National Building Code/1990. Other codes
that apply are title 28 Code of Federal Regulation, Part 36
Nondiscrimination on the Basis of Disability by Public
Accommodations and in Commercial Facilities. Permit required
shall be change of use on building or section of buildings used
Page 2
or visited by the public.
Health Department: Approval of proposal with no increased water
flow.
Planning Department: This use would qualify as a cottage
occupation as long as it is carried on wholly within the
residence/garage and is not carried on at this location by more
than one person other than members of the family residing on the
premises.
The applicant has asked if it would be possible for any fencing
materials to be stored outdoors if they are screened from view
and if it would be possible to allow off-site employees to park
their vehicles at the applicant's residence. Staff advised that
these questions could be addressed by the Planning Commission.
There are other residences on the properties immediately to the
west of this property which could be somewhat impacted by this
cottage occupation, so it is important to apply conditions that
will insure against undue impacts to those properties.
STAFFRECOMMENDATIONS FOR SEPTEMBER 1. 1993 PC MEETING: Approval,
with the following conditions:
1. Hours of operation shall be restricted to between 7:00 a.m.
and 8:00 p.m., Monday through Saturday.
2. All cutting and assembly of materials shall be done within
the completely enclosed building.
3. Storage of materials and parking for .off-site employees
shall be limited as prescribed by the Frederick County
Planning Commission.
PLANNING COMMISSION ACTION OF SEPTEMBER -1, 1993: Tabled for 30 days
to allow Commissioners to visit the site. Concerns were raised about
such a business being able to operate within the necessary limits,
including the proposed limits on the hours of operation.
STAFF RECOMMENDATIONS FOR OCTOBER 6, 1993: Approval, with the
following (revised) conditions:
1. Hours of operation shall be restricted to between 7:00 a.m.
and 7:00 p.m., Monday through Saturday.
2. All cutting and assembly of materials shall be done within
the completely enclosed building.
3. Any materials stored outdoors shall be completely screened
Page 3
from view with a solid fence. Outdoor storage shall be
limited to 120 square feet.
4. Parking for off-site employees shall be limited to three
vehicles, which must be kept behind the residence.
/tel
-J4
Submittal Deadline.l
t
P/C Meeting g
BCS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
I. Applicant (The applicant if the ,/ owner other)
NAME:I�R.SNAGG A 7C�=rF. o�cR
ADDRESS: /z��-_FA2RFAX ��KE GJ.vrrFPcsr� !/,� 2 21,43
TELEPHONE
2. Please list all owners, occupants, or parties in interest of
the property:
�r1% c -y Alvo A01
cJ7rs7-AL .t ;?sn!Fyo"X - CYZL.3�
3. The property is located at: (please give exact directions and
include the route number of your road or street)
/92
s
A/• , 2'7%
(2 -CA r" $E =,E CA RA C 8- wr rH AR^aye vtc
4. The property has a road frontage of _ 9/ feet and a
depth of 70/ feet and consists of /, acres.
(Please be exact)
5. The property
is owned by
Lei -5- z-
as
evidenced by
deed fromrecorded
-
in deed book
no. -T_ on
(previous' owner)[ou;s (��4,;�/2L ✓2.
page (- -� as recorded in the
records of
the Clerk of
,
the Circuit Court,
County of
Frederick.
6. 14 -Digit Property Identification
Magisterial District S
Current Zoning QA. !Zu
7. Adjoining Property:
USE
North _-
East �••eE
South TEs2ae',v�G
West
ZONING
Q A Ccs-)
•i? a (141 itJ_ / 1iy8)
113)
I /4;p
r
S. The type of use proposed is (consult with the Planning Dept.
before completing)
C011 -A66 GY-GV�ATt o N — FENGt NG -r CflN (L�G� �t.rC�
9. It is proposed that the following buildings will be
constructed: MtJ67
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
/1/c. s'S�L?o�T fuDy �4Ni✓
Address
23o7C .7. 5-- F E'er Lv 22,:'-5-3o–
GProperty
Property
ID#
r
Address
-7-0 2- S - 7d. S
Property
ID#
Fu1_To_�A-RrpuR cif., T ,e.
Address
/?T Z .l ox 12 S' C T ;Pvc.iL 49 G,34'
Property
ID#
Address
121�'- f-7;2r4x 7z << jVW--7'7'j5 o
Pro erty
p
ID#
Address
%�`' a �E ZS) �• L,Q,v=
Property
ID#
A /G
Address
Property
ID#
4
9
12. Additional comments, if any: �,Q ,,,,Ry yrE q�X � AS A:�R A,r 3sryrvEs;s
l�PuL,D �� OFF -I GES !(�oRfc , /flarT I�oKK Ss 7lodE FR C�.s7'o.*+ .r 47- XVdre
i��°ts,DEnJcE �CGds=cn1ALLy BKrG� �r.CkETT FtNCE .1X,rs4,j-r ?v TE
�".+R.+cF. oR .Iy 11 -le -6 /T -Cur 3Mx2xj oR X7-xerra (!�'Pv.4.r d 1=,✓.r A;,aA-rc
01VF�v.•,Es Q�ro �o vE r,v ZZM44CE -Sry. !J
� E �,Rx .�us-�,,,s�.�a�-Ea Our
�gDKARES TFirJ T� i�i�.c4od 61,y rz,a r -.r (072
A so u,v r mF /YJ,o rERs.t c /rd1'T 9r �cAtso,J� Alos r ?=c, a ae
Soa SyTE.0 . J'MTS-2Z.
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 thatthe
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
Owners' Telephone No. C7o3) GGS-.t9o8
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
;e - ,V,4 1 z6 0/
P4 -de
IdPC 4ee*NBt
'.-+rwtt Srv�a kSaD Lir, �41..i�/Z
CUP X009-93 PIN # 86-A-167
MARSHALL RITENOUR
FREDERICK COUNTY LOCATION MAP
P/C review date: 10/06/93
REZONING APPLICATION #003-93
WOODSIDE ESTATES
To Rezone 28+ acres
From RA (Rural Areas)
To RP (Residential Performance)
LOCATION: West and adjacent to Double Church Road (Rt. 641),
approximately 0.25 miles south of the Intersection of Fairfax Pike
(Route 277) and Double Church Road, behind Jamesway Shopping Center
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 86-A-20
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas), present
use -vacant
ADJOINING PROPERTY ZONING & PRESENT USE: RP Residential
performance and RA Rural areas zoning, and residential,
agricultural and church uses.
PROPOSED USE: Single family detached homes.
REVIEW EVALUATIONS:
Virginia Dept. of Transportation• No objection to the
rezoning of this property. Before development, this office
will require a complete set of construction plans detailing
entrance designs, drainage features, and traffic flow data
from the I.T.E. Trig Generation Manual Forth Edition for
review. Any work performed on the Statefs right-of-way must
be covered under a land use permit. This permit is issued by
this office and requires an inspection fee and surety bond
coverage.
Fire Marshal: Stephens City Fire and Rescue Co. has commented
on this application. Based on 1992 statistics, fire and
rescue responses to this subdivision will average 1 response
per 10 households annually. Further related issues will be
addressed on site plans. Stephens City Fire & Rescue Co.:
Page 2
Woodside Rezoning
S.C. F & R Co., acknowledges the proffer offer. Request this
offer be evaluated by the Planning Dept. against the Impact
Module currently in place and have the Planning Dept. respond
back to me as soon as possible.
Sanitation Authority: Water and sewer capacity are available
to serve this site..
County Engineer: Stormwater management has been planned for
the proposed development. We recommend that runoff
coefficients, "C" valves at 0.35 and 0.5 be adopted for the
pre and post development respectively. Also, the planned
development should include improving the drainage ditches
along Double Church Road (Route 64)1 to accommodate the on-
site runoff
Parks & Recreation: See attached note from James Doran dated
8/12/93.
Town of Stephens City: Traffic impacts on Fairfax Pike (Route
277) and I-81 intersection will increase with the development
of acreage already zoned RP
Planning The parcel proposed to be rezoned is located within
the Urban Development Area and has access to sewer and water
and there is sufficient capacity to serve the proposed
development.
The application states that 84 single family dwellings would
be constructed on lots of between ten and twelve thousand
square feet. The Institute of Traffic Engineers, Trip
Generation Manual, projects ten vehicle trips per day for
single family dwellings, or 844 trips. This would be an
increase of nearly fifty percent over the current 1,793
vehicle trips per day on Double Church Road (Route 641).
There is no information provided on the resulting level of
service at the intersection of Routes 641 and 277. An
analysis of the impacts to the intersection should be
preformed by a qualified traffic engineer.
Though the application states that there would be 84 lots
developed, the proffer statement says that a total of 66 lots
would be created. This discrepancy needs to be addressed.
The applicant has also proffered $2,500.00 per lot for schools
to be paid "...at the time that each lot is sold and shall be
payable out of the settlement proceeds concerning said lot.',
Staff feels this would be difficult to enforce. It is
customary for such payments to come due at the issuance of
building permits.
Page 3
Woodside Rezoning
Y'P'q CS
The impact model indicates that the per unit costs to the
county would be $3,974.00 which is $1,474.00 over the amount
proffered. The model also indicates a per unit impact on fire
and rescue of $20.00 which is far exceeded by the $200.00 per
unit proffered. (These numbers are based on 84 units being
constructed, the costs per unit if 66 units are constructed is
$3,850.00 and $23.00 respectively.)
Location - The parcel adjoins the Meadows subdivision to the
rear, and is roughly 500 feet to the south of the Jamesway
Plaza. The property to the south and east is zoned RA and is
relatively open with scattered residential uses.
Site Suitability - The site is quite level, there appears to
be no steep slopes. The existing pond is shown on the general
development plan as being in the center of the open space.
STAFF RECOMMENDATIONS FOR 10/06/93 PC MEETING: Given the Impact
Model indicates a negative financial impact to the County for
schools which is not offset by the proffers, the staff recommends
denial of the request.
2'�q'A�0'-
-:;_I aA'e—
(fop '9 , -/
— I ft )
WC9 VV, ro
G
l
,ass— -0
f -M
JW e A
CJ- 6 It, -'�-
V
REQUEST FOR REZONING COMt+]ZNTS
a \
Frederick County Parks & Recreation Department
ATTN: James Doran, Director
P.O. Box 601, Winchester, Virginia 22601°
(703 ) 665-5678 -0?
The Frederick County Parks & Recreation Department is located on
the second floor of the Frederick County Administration Building,
9 Court Square, Winchester, if you prefer to hand deliver this
review form.
Applicantts name, address and phone number:
am Bo n
to h ns Ci V 22 703 869-1800
A en : G.W. Clifford & Assog. 200 N. Cameron St. -
Winchester Va22 0 1 A n:T m P i 7 67-21
39
Name of development and/or description of the request:
Woodside Estates
Location: West &,A iac-nt to Rte. 641 aprnroximately 0.2S
mile-
uth of the Intersection Qf Rt 1 277 & Rte. 641 behind
Jamesway Shopoinsq Center.
Parks & Recreation Department Comments:
See Attached
Parks S4nature and Date:
TO PARKS -
8/12/93
THIS FORM TO THE AGENT.)
NMICH TO APPLI NT
It is our responsibility to complete this fozm s �,.,,,,r,�..,__
a�u uT.. �,uy Gl l.G lx aJ
Possible in order to assist the agency with their review. Also,
please attach a copy of your application form, impact analysis,
location map and all other pertinent information.
WOODSIDE ESTATES
Parks and Recreation Department Comments: Open Space to be provided has not
been identified on plan. Residents from this development will use the
regional parks as league and program participants. They will participate in
classes and tournaments held at the parks. Families will picnic at the
shelters, swim at the pools, play on the playgrounds and in the open space
provided, paddleboat and fish in the lakes, and participate in an array of
different non -structured activities. I would suggest that the impact model be
used to determine the potential impact that this development may have on the
county's park system.
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff:
Zoning Amendment Number
Submittal Deadline
PC Hearing Date
Date Received "'e
Application Date J7'
BOS Hearing Date
The fol l owing information shall be provided by the appli cant :
All parcel numbers, tax map numbers, deed book pages and numbers
may be obtained from the Office of the Commissioner of Revenue, 9
Court Square, Winchester.
1. Applicant:
Name: �,T_asbo. Inc. & Fred L Glaize, III
Address: P.O_ Box 6 Stephens Civ VA 22655
Telephone: (703) 869-1800
2. Owner:
Name: -Shirlgy Q. Ritenour
Address: 528 D 1 h r h Road
StenhenS City, Va 226 5
In addition, the Code of Virginia allows us to request full dis-
closure of ownership in relation to rezoning applications. Please
list below all owners or parties in interest of the land to be re-
zoned:
Names L. Bowman
Fred L. Glaiz._ III
I
c
3. Zoning Change: It is re f
quested that the zoning aj
be changed from RA to RP _
4. Location: Thec
property is located at (give exact direct'r ns):
West & Adjacent to Rte 641 approximately 0 25 miles south
of the Intersection of Rte 277 & Rte, 641 behind Jamesway
Shopping -Center,
5. Parcel Identification:
21 Digit Tax Parcel Number: 86-A-20
6. Magisterial District: Opeauon
7. Property Dimensions: The dimensions of the property to be
rezoned.
Total Area: 28 Acres +
The area of each portion to be rezoned to a different zoning
d_i.stl.Luu cate o -
g category should be noted:
28 Acres Rezoned to RP
Frontage: 361 Feet
Dept: 1000 ± Feet
8. Deed Reference:
the following deed:
Conveyed from:
Deed Page:
The ownership of the property is referenced by
Deed Book Number:
Evelyn Leml_ey
493
29
9. Proposed Use: It is proposed that the property will be put to
the following uses.
Single Family Detached
10 -Checklist: Check the following items that have
with this application.
Location map
Survey or plat
Deed to property
Statement verifying taxes
Sign receipt
Agency Comments
Fees
Impact Analysis Statement
Proffer Statement
11. Signature:
n
Vii.- incl,ud��d
DECeC
I (we), the undersigned, do hereby mak application and
petition the governing body to amend the zoning ordinance and
to change the zoning map of Frederick County, Virginia and do
hereby certify that the application and accompanying materi
als are true and accurate to the best of my (our) knowledge.
Applicant:
Owner:
12. Representation:
If the application is being represented by someone other than
the owner or application and if questions about the application
and if questions about the application should be directed to
that representative, please list the following.
Representative's
Name:
Charles
E.
Maddox, Jr - P.E.
Representative's
Phone
Number:
703
667-213
Owners of the 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 prop-
erty directly across the road from the requested property. The applicant
is required to obtain the following information on each adjoining property
including the 21 -digit tax parcel identification number which may be ob-
tained from the office of the Commissioner of Revenue.
Name: Randall R. Ritenour
Address: Rt. 1,Box 370-A Stephens City, Va 22655
Property I.D.#: 86 -A -20A
Name: Valley Bible Church, Turstees
Address: 5615 Ridgefield Ave Stephens City, Va 22655
Property I.D.#: 86 -A -20A
Name: E.R. Neff Excavating, Inc.
Address: P.O. Box 1027 Stephens City, Va 22655
f Property I.D.#: 86-A-75
Name: James L. Bowman
Address: P.O. Box 6 Stephens City, Va 22655
Property I.D.#: 86-A-72
Name: Joel 0. & Lucita M. Stowe
Address: 2725 Valley Ave. Winchester, Va 22601
Property I.D.#: 86-A-21
—a
Name: Charles W_ Racey
Address: 387 Ewings Lane Stephens City, Va 22655
Property I.D.#: 85-A-140
Name: Anthony C. Dixon
Address: 5598 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-22
Name: Claude C. Moran, Jr.
Address: 130 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-23
Name: Mildred Hawthorne
Address: 5576 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-24
Name: George R. Rotenberry
Address: 231 Moore Dr., S.E. Vienna, Va 22180
Property I.D.#: 85B-1-25
Name: Alberto D. Pinto
Address: 5560 Meadowbrook Dr. Stephens City,4Va 22655
Property I.D.#: 85B-1-26
Mama: Beverley E. & Helen M. Teets
Address: 138 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-27
Name: James T. & Jevvifer J. Alkire
Address: 5544 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-28
Name: Betty G. Williams
Address: 5536 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-29
Name: Calvin Reid Tomblin, Jr.
Address: 5528 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-30
Name: Judith C. Curbow
Address: 5520 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-31
Name: Shelby Frazier, c/o Shelby Knight
Address: P.O. Box 703 Stephens City, Va 22655
Property I.D.#: 85B-1-32
Name: David M. Lewis
Address: 150 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-33
Name: David L. & Gail F. Shanholtz
Address: 152'Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-34
Name: Eva M. Bly
Address: 154 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-35
Name: Winter L. Smith
Address: 5466 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-36
Name: Gary F. Allen
Address: 5458 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-37
Name: Neil T. Allen
Address: 5450 Meadowbrook Dr. Stephens City, Va 22655
Property I.D.#: 85B-1-38
3
AMENDMENT
FREDERICK COUNTY ZONING ORDINANCE
Approvals:
Planning Commission Ortnh,-r (, 1993
Board of Supervisors
AN ORDINANCE AIMENDING
THE ZONING DISTRICT MAP
#003-93 of WOODSIDE ESTATES
WHEREAS, Rezoning application #003-93 of Woodside Estates was submitted to rezone 28
acres, located west and adjacent to Route 641, approximately 0.25 miles south of the intersection
of Route 277 and Route 641, behind the Jamesway Shopping Center, and designated by PIN 86-
A-20 in the Opequon Magisterial District, from RA (Rural Areas) to RP (Residential
Performance); and,
WHEREAS, the Planning Commission held a public hearing on this application on October 6,
1993; and,
WHEREAS, the Board of Supervisors held a public hearing on this application on ,
1993; and,
WHEREAS, the Frederick County Board of Supervisors finds this rezoning 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,
That Chapter 165 of the Frederick County Code, Zoning Ordinance, is amended to revise the
Zoning District Map to change 28 acres, designated as PIN #86-A-20, from RA (Rural Areas)
to RP (Residential Performance) as described by the application and plat submitted, subject
to the following conditions voluntarily proffered in writing by the applicant and property
owner:
a�
July 28,
00 „F 5
PROFFERS � ► �C
WOODSIDE ESTATES REZONING APPLICATION
1. Preliminary Matters.
Pursuant to Section 15.1-491.1 et sea., 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 0 11 for the rezoning of 28.5
acres from RA zoning District to the RP Zoning District (the
subject property) development of the subject property shall be
done in conformity with the Frederick County Zoning and
Subdivision Ordinances and in substantial 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 in accordance with Virginia
law. In the event that such rezoning is not granted tY;.!en these
proffers shall be deemed withdrawn and of no effect whatsoever.
These proffers shall be binding upon the Applicant or their legal
successors and assigns.
2. Generalized Development Plan.
The development of the subject property and the
submission of any Master Development Plan will provide for single
family lots of 10,000 to 12,000 square feet with a total of 66
lots, 25t open space and curb and gutter as set forth
preliminarily on the lot layout attached hereto marked Exhibit
One and made a part hereof.
3. Monetary Contribution to Offset Impact of Development on
Schools,
The Applicant shall pay to the County's general fund
the sum of Two Thousand Five Hundred Dollars ($2,500.00) for each.
lot or parcel which is approved for development for single family
residences. Payment of such sums shall be made at the time that
each lot is sold and shall be payable out of the settlement
proceeds concerning said lot.
4. Contribution to Fire and Rescue Services.
The Applicant agrees that it shall donate the sum of
Two Hundred Dollars ($200.00) to the Stephens City Fire and
Rescue Company for each lot approved, which money shall be paid
at the time of the final platting of the approved lots.
JASBO, INC. and FRED L. GLAIZF., III,
Applicants F
er, AGent
-2-
STATE OF VIRGINIA, AT LARGE,
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this
�— day of (::)( 1 L., - , 1993, by Billy J.
Tisinger, Agent or sbo, Inc. and Fred L. Glaize, III,
Applicants.
My commission expires, y
otary Public
-3-
w 27.81 Acres
Type: Cluster
100 to 12,000 sf Lots)
t: 66
i open Space Required: 25%
Other: Curb & Gutter Required
ractlRt 64
Cluster Lot Layout
County of Frederick, Virginia
Scale: 1' . 200'
gimes W. cfiff"d socimcs, inc.
This resolution was approved by the following recorded vote:
Richard G. Dick
W. Harrington Smith, Jr.
Charles W Orndoff, Sr.
This ordinance shall be in effect upon its passage.
Passed this day of , 1993.
Beverly J. Sherwood
James J. Longerbeam
Robert M. Sager
A Copy Attest
John R. Riley, Jr.
Frederick County Administrator
°6 �' 15A
J>
47 ,636 1
14 Q
D1 13
02 p3 D4 15 It
12
16
Rt. 277 18A
esn Rt. iD66 N
0 1�
� 18
i
140
o�
Me
77
20A
L : 20B 75
74
20 70
a�
72
21B
21
WAS
73
72B
7 2 A
22 J1 71A
81
332--343
78
'EZONING: -#003--93 Tax Map . Number: 8.6 --*A-20
Woodside Estates _(from RA to RP)
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: Amendments To Residential Performance (RP) Densities
DATE: September 21, 1993
The Frederick County Planning Commission conducted an informal discussion regarding RP
densities during the regular meeting of September 1, 1993. During that discussion, the
Planning Commission expressed concern regarding the existing allowable gross densities for
multifamily developments. The Planning Commission felt that the proposed amendments
were a good start to the problems associated with densities for multifamily developments.
The Planning Commission suggested that staff should advertise the proposed amendments
for public meeting and also suggested that the Development Review and Regulations
Subcommittee continue to research overall gross densities.
Included with this memorandum is a sample resolution and the proposed amendments. The
amendments apply to the sections of the Residential Performance District pertaining to the
statement of intent and gross density. The proposed amendment to the statement of intent
requires a revision to the existing language. The proposed amendment to the section on
gross density provides new language that is an addendum to that section.
Staff asks that the Planning Commission review the proposed amendments and consider
them during the regular meeting of October 6, 1993. Please contact our department if you
have any questions or concerns regarding this agenda item.
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
AMENDMENT
Approvals:
PLANNING CONEVIISSION October 6, 1993
BOARD OF SUPERVISORS
AN ORDINANCE AMENDING
THE FREDERICK COUNTY CODE
CHAPTER 165, ZONING
W71EREAS, An ordinance to amend Chapter 165, Zoning, of the Frederick County Code, Article
VI, RP, Residential Performance District, Section 165-58, .Intent, and Section 165-62.1, Gross
Density, was referred to the Planning Commission on October 6, 1993; and,
RTIEREAS, the Planning Commission held a public hearing on this ordinance adoption on
October 6, 1993; and,
W ZER AS, the Board of Supervisors held a public hearing on this ordinance adoption on
1993; and
WIEREAS, the Frederick County Board of Supervisors finds 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 Code, Zoning, Article VI, RP, Residential
Performance District, Section 165-58, intent, and Section 165-62.1, Gross Density, is amended
as described on the following attachment:
AMENDMENTS TO CHAPTER 165
ARTICLE VI RP Residential Performance District
165-58 Intent
C. It is the intent of this Article to allow a mixture of housing types on the land within
an approved master development plan. Within this Article, the permitted multifamily
development percentages are identified. Multifamily housing types are allowed only
when they adjoin similar uses or are properly separated from different uses. The
preliminary master development plan shall specify the amount and percentages of all
proposed housing types. The preliminary master development plan requires specific
approval of the Planning Commission and the Board of Supervisors.
165-62.1 Multifamily Housing
A. The permitted gross density of lots that are ten (10) acres or less in size may include
more than fifty percent (50%) multifamily housing types.
B. The permitted gross density of lots that are more than ten (10) acres and less than
fifty (50) acres in size shall be permitted to contain up to fifty percent (50%)
multifamily housing types.
C. The permitted gross density of lots that are over fifty (50) acres in size shall be
permitted to contain up to forty percent (40%) multifamily housing types.
This ordinance shall be in effect upon its passage.
Passed this _ day of , 1993.
A Copy Attest
John R. Riley, Jr.
Frederick County Administrator
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703 / 678-0682
MEMORANDUM
TO: Planning Commission
FROM: Wayne Miller, Zoning Administrator
SUBJECT: Application Fees
DATE: September 22, 1993
This item has been advertised for public hearing
At your regular meeting on September 1, 1993, staff presented a proposal to increase application
fees for Conditional Use Permits, Board of Zoning Appeals variance and appeal applications and
to establish a fee schedule for Minor Site Plans. The background information that was presented
at that time is attached. Staff was instructed to bring this proposal to the Commission for public
hearing.
The agreed upon fee schedule is as follows:
1. Board of Zoning Appeals Applications (Variance or Appeal) -$250.00.
2. Conditional Use Permits - $500.00
3. Minor Site Plans - $500.00
WWM/slk
attachment
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
9-/ -Y3 A2
COUNTY of FREDERICK
Department of PIanning and Development
703 / 665-5651
Fax 703 / 678-0682
TO:
FROM:
SUBJECT:
MEMORANDUM
Planning Commission
Wayne Miller, Zoning
IV,"/\
BZA, CUP and Site Plan Fees
DATE: August 19, 1993
An average actual cost projection for Board of Zoning Appeals variance applications and
conditional use permits are attached for your information. These costs were established using
the actual cost of the activity and the per hour wage of employees. There are many hidden costs
and costs that are difficult to quantify. We also need to address the fee for a minor site plan
revision.
VARIANCE APPLICATIONS AND APPEALS TO THE BZA: Current charge for a BZA
application is $45.00. The average actual cost for a variance application is $249.36. Staff
recommends a $250.00 charge for a variance application and an appeal to the BZA. Previous
review fee schedules did not reflect a cost for an appeal. Appeals require basically the same
action as a regular application. The Development Review and Regulations Subcommittee
(DRRS) recommends the $250.00 fee for both a variance and an appeal.
CONDITIONAL USE PERMIT: Current charge for a CUP is $75.00. The average actual
cost of a CUP application is $1031.00. Staff recommended a $500.00 fee for a CUP application
and the DRRS also recommends raising this fee to $500.00.
MINOR SITE PLAN REVISION: It has been suggested that Frederick County create a
separate application fee for minor revisions to site plans. The current fee schedule requires all
site plan applicants to pay a $1000.00 base fee plus additional cost for developed acreage. A
property owner that needs to increase the size of his/her business by 400 square feet is charged
the same fee as a property owner that constructs a 200,000 square foot warehouse.
At their April meeting the DRRS suggested that a separate review fee was needed for a minor
site plan revision and further requested that staff define a minor revision. Staff suggests the
following:
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchestcr, VA 22604
Page 2
Review Fee Memo
August 19, 1993
MINOR SITE PLAN REVISION
Any improvement to an existing developed site that comprises no more than 20% additional
structural area.. In no case shall a minor revision to a site plan exceed 5, 000 square feet.
The 20% expansion limit would allow a smaller business of 2,000 square feet to create an
additional 400 square feet (20' X 20') of useable area. Staff believes that this type of addition
would be minor. However, a 200,000 square foot warehouse could expand an additional 40,000
square feet under this language. Staff does not believe that this is a minor revision or addition.
Therefore, staff has proposed a cut-off point of 5,000 square feet. The DRRS concurs with this
position and recommends a fee of $500.00 for a minor site plan revision.
SUMMARY: The above items are presented for discussion and a recommendation for possible
public hearing. The DRRS and the staff recommend the following:
Variance Application or Appeal: $250.00
Conditional Use Permit: $500.00
Minor Site Plan Revision: $500.00
WWM/slk
attachment
BOARD OF ZONING APPEALS
AVERAGE COST PROJECTION
The following costs are considered average for the normal
processing of t:Zree applications:
Pay for BZA Members $150.00
Advertising (Mo. Avg) $153.71
Clerical Staff $228.36
Planning Staff $216.00
Total $748.07
With the total cost for three applications being $748.07, the cost
per application would be $249.36.
The following is a list of the necessary items that were figured
into the cost information:
Brief applicant on procedures
Brief applicant on completion of application form
Accept application and issue sign
Collect fees
Set up application
Staff visitation to site
Preparation of staff report and recommendations
Prepare newspaper ad
Fax ads to newspapers
Prepare adjoiner notifications
Mail adjoiner letters
Prepare and coordinate agenda
Run copies for agenda
Assemble agendas
Mail agendas
Set up meeting room
Take meeting minutes
Staff person attends meetings
Prepare minutes
Send approval/denial letters
Enter into data base
There are many hidden costs - some of which are:
Cost of vehicle for staff visit to site
Postage for letters and agendas
Filina and continuing filing space
Phone calls inquiring about applications
Variance Application Fees
Various Jurisdictions
Dollars
600
500
400
300
200
100
0
a
0
U
E
c�
c�
0
cc
Fee- 's of 3/1/93
0
U
w
0
C:
c�
0
A,
CONDITIONAL USE PERMIT
AVERAGE COST PROJECTION
The following costs are considered
processing of five applications:
Pay for Commission Members
Advertising (Mo. Avg.)
Clerical Staff
Planning Staff (50 Hrs.)
Total
average for the normal
$2160.00
$326.88
$694.12
$1975.00
$5156.00
With the total cost for five applications being $5156.00, the cost
per application would be $1031.00.
The following is a list of the necessary items that were figured
into the cost information:
Brief applicant on procedures
Brief applicant on completion of application forms
Accept application and issue sign
Collect fees
Set up application
Staff visitation to site
Preparation of staff report and recommendations
Prepare newspaper ad
Fax ad to newspapers
Prepare adjoiner notifications
Mail adjoiner letters
Prepare and coordinate agenda
Run copies for agenda
Assemble agendas
Mail agendas
Set up meeting room
Take meeting minutes
Staff Members attend meeting (3)
Prepare minutes
Prepare recommendation for Board of Supervisors
Forward agenda material for BOS Agenda
Send approval/denial letters
Enter into data base
There are many hidden costs - some of which are:
Salary of BOS members
Cost of vehicle for staff visit to site
Postage for letters and agendas
Filing and maintaining files
Phone calls inquiring about applications
Electricity for lights and air conditioning/heating
Actual duplicating costs
Conditional Use Permit Fees
Various Jurisdictions
4
3
2
1
0
Dollars (Thousands)
Fee >' of 3/1/93
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COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703/678-0682
To: ers �os
From: Robert W. Watkins, Planning Director iwl
Date: Wednesday, September 22, 1993
Subject: Informational Brochures
Enclosed in your agenda is a series of informational brochures that the Planning Staff
has put together. The brochures cover how to go about obtaining a building permit,
how to subdivide RA land, the procedures involved in rezoning land, the procedures
involved in applying for a variance or seeking an appeal, how to develop land in the
suburban zoning districts and how to obtain a conditional use permit.
These brochures have been created to aid the general public in understanding
regulations enforced by Frederick County and the options they may have where these
regulations are concerned.
The Planning Staff welcomes any comments or suggestions you can offer regarding
these brochures. sts4hat-yeti-make a
eco=Mandatinn to thn R �.
Please call this office if you have any questions.
RWW/slk
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
OCT- 4-93 MON ITS - 53 LEX I NI -Tufa FRO P . 02
"MMONDepartment
� VSE#ALTH of VIRGINIA
RoeaAT 8. STFI"E. M.O. �IC.�Jepa (I�I� en oil Health c� ENVIRONUEN7AI,ENOIN4€RIN¢FIELD QFFICg
COMAAISSIoNEA Office of Water Programs - 1295puTHAANtlOIPMSTRBET
V i �VfNr,TQN. VIRGINIA $4450.2328
PMO?NFt (703)443.7/70
October 4, 1893
SUBJECT: Frederick County
Water - The Summit
Mr. John Lewis
Lewis and Au0ates
45 East Boscawen Street, Suite 100
Winchester, VA k601-4725
Dear Mr. Lewis:
This office has reviewed the information you forwarded regarding the water and sewerage
facilities for Section 1 B of the Summit. Based on our review, we have the following comments,-
1. The Department of Environmental Quality (DEQ) and the Office of Water Programs
(QWP), Virginia Department of Health, are separate agencies. The riview and
approval of water projects are generally the sole responsibility of the 6WP while
sewerage project review and approval are an interagency responsibility. The ..OWP
makes appropriate recommendations on the technical adequacy of the sewerage
project design to the DEQ, who takes final action on the project based on their
assessment of the ability of the receiving facility to handle the additional low and meet
effluent iifnitations.
2. Review of Summit water usage records for the period of March, 1992 thoubii August,
1993 indicates that, although water usage has exceeded eighty (80) percent of the
rated capacity dvring the last four (4) months, sufficient capacity is available for the
proposed twenty-eight (28) connections in Section 1B. f=uture connections to the
Summit water system would, however, be dependent on actions taken by the lake
Holiday Estates Utility Company to expand/upgrade source capacity in accordance with
Part 11, Article 2, Section 2.19 (VR 355.18-005.08) of the Watiemarks: Ra4uladons.
This section of the Regulations requires that the utility owner Initiate the: development
of plans and specifications when water production reaches eighty (80) percent of the
rated capacity for any three consecutiv6 month period.
Mr. John Lewis
2 October 4, 19G3
SUBJECT: Frederick County
Water - The Summit
Hopefully, this adequately addresses the questions you raised, if not, do not hesitate to contact
this office.
Very truly yours,
Harold T. Eberly
District Engineer
HTE/bt
cc Lake Holiday. Estates Utility Company - Attn: C, Simms
VDH - Richmond Central
EVALUATION OF
SUMMIT OPEN SPACE
The staff has taken the position that the Summit Golf Course, having been taken
over by a group of private investors and being no more accessible to residents of
the Summit than to the general public, does not meet the County's definition of
open space, and therefore should not be counted in the following calculations.
Current R-5 regulations require 35% open space of which no more than 50% can be in
steep slopes, lakes, ponds or wetlands.
Based on information provided by the applicant and the plan labeled THE SUMMIT
Preliminary Master Plan, the total acreage for the Summit is 1,986. Deducting the 220 acre
golf course this total becomes 1,766. Information provided by the applicant also indicates
a total of 2,657 lots, it is uncertain whether this total includes lots subdivided in 1990.
The applicant indicates that there is 679.3 acres which is unplatted/open space, amounting
to 38% of the 1,766 acres. The staff position is that unplatted acreage does not qualify as
open space since there is no assurance that this acreage will remain open. An example of
this would be the 17 acres which the applicant labels as "commercial" and includes in the
total unplatted acreage. In actuality a portion of this 17 acres was subdivided in 1990 into
twelve lots. The total open space which the applicant labels as "dedicated' is 322 acres or
18%. Of this 322 acres, 240 is made up by the Summit lake (Lake Holiday) leaving only
82 acres of actual land, a large percentage of which is made up of steep slopes.
The staffs position is that, based on the information provided, the Summit falls far short of
the open space requirements of the current R-5 regulations and the open space that is
provided far exceeds the 50% permitted in steep slopes lakes, ponds or wetlands.
The staff also has some concerns regarding the accuracy of the information provided. The
acreage indicated as dedicated open space is not clearly shown on the plan, nor is
documentation provided which indicates that the acreage is in fact dedicated as open space.
Given the above information the question then arises, if the Summit does not meet current
open space requirements should additional unplatted acreage be permitted to be
subdivided? If so, what is the minimum open space that must be maintained, and what
assurances are there that it will remain as open space?
COUNTY of FREDERICK
Department of Planning and Development
703 /665-5651
Fax 703/678-0682
MEMORANDUM
TO: Planning Commission Members
FROM: Kris C. Tierney, Deputy Director
RE: Unimin Sand Mine Tour
DATE: October 6, 1993
Final arrangements have been made to visit the Unimin Sand Mine in Gore at 3:00 p.m., on
Thursday, October 14. We have reserved a van and will provide transportation to any of the
Commissioners who desire it. If you prefer to drive, we will meet at the Unimin office located
at the top of the hill from the main entrance.
The tour begins at 3:00 p.m., so the van will leave promptly at 2:30 p.m. from the Courthouse
parking lot.
Please let me know by Wednesday whether or not you will be going and if you plan to ride in
the van.
KCT/slk
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
October 2, 1993
30L) Watkins
Planning Department
9 Court Square
Winchester, Va.. 22611
Dear Bob,
Dur home was buil in 1976-1977 on 495 ked Oak Hoad (old 522N
now Rt. 771) 1.1 mile north cc Cross Junction in Frederick
;;ounty, Tirginia. At that time Soiriey's veil Drilling dug
our weli with an excellant water supply.
During January of 1993, we lost use of our water, needless to
say, this was upsetting and quit an adjustment to maze. The
old saying, riv--u don't miss the water 'till the well runs dry,"
is more than true. R & R Pum Speciaiist puled our well pump
and what a discovery tney made. Previously our well of 140'
contained 1U6- of water, now only 26' remained. The water nad
dropped 8U' as shown on the pipe tnat was pulled. They added
2�' of pipe, ieaving 1, off bottom.
In September of 1993, our water flow stopped aga,n. Yt �;resenL
time there is some c_oL�dy water. Just enough tc; wash disnes
by hand in a dish pan --no more water, sLiut pump off ana wait
for more to accumulate or slush the toilet and same procedure.
We are getting driaxing water from a neighbor and buying
bottiea water.
There bad always been enough water for ail normal nousedold.-
use. in past years, during dry tines, T had watered 2-3 hours
at a time, a productive garden and large yard witn lots of
flowers. None of that this past summer, the garde:; dried up
and some flowers were lost --not enough water for us and them.
'he nave obtained a well permit to get tg
he present well du
deeper for a clear constant flow of water. The driller will
get to us in a .veek zo lU days. the a proxjmate cost for
additional feet to be dug will be severs- thousand dollars.
As a homeowner and Tax payer of Frederick county, this is
certainly not an item that we had in budget.
We are told by the Kerns Brothers of R & R Pump Specialist
that the last two deep wells with extra horse power pumps
(dug and installed last fall iri the Summit) will pull under -
®round water from 3 to 5 miles around the Summit area. We
are located about one half mile from the entrance to the Summit.
Curs is not an isolated case. Sooner or later this will affect
ail 'homeowners and businesses in ab -extensive area of nortnern
Frederick County and even ; nto an area of West T-;
,� , rJ�� „ � �_ a_n 1a, wes
of the Summit.
Upon asking people, living closer to the Summit t an we do,
about their well and water supply, I found six (6) homeowners
who had recently duo their well deeper (at great expense to
them, not a budget item for them either); with one (1) homeowner
who dug a completely new well (at even greater expense to him).
Even with new or deeper dug wells, it is no guarantee our wells
want go dry again when the Summit has both large pumps fully
operational—or—as more building is done at the Summit, demand
for water being greater, more wells dug with large pumps..
existing wells of homeowners outside the Summit will go dry
again.
When people sell property, homes are built, wells dug, no one
is telling this problem of water, they find this out the herd
way. Sadie for the buyer of existing homes with a well, buyer
finds this problem out later, at much additlnal expense to tnei;
Questions: Can building be sowed down or stopped In develop-
ments like the Summit?
Can compensation to homeowners ror redigging or
digging wells be required of Mese developers?
Are there local and/or state regulations to help
in cases like tris? if so, are they enforced?
iz not, can some be put in place to help or protect
homeowners now and in the future?
There are over 400 homes in the Summit with more
being built every year. Can a water treatment
plant be built there using water from hake Holiday,
thereby relinguishi,ng some of tae ground water to
homeowners outside the Summit?
Sincerely, /
IIL
Jaauwana & .inden Bonrer
PRESIDENT: Tom Dick
VICE PRESIDENTS. Ted Kiracafe (Builder), Janice Truax (Associate)
SECRETARY: Richard Wilkins
TREASURER: Donne Dawson
The Top y.� DIRECTORS - ONE YEAR TERM
of Virginia - Ronnie Ward, Kit Malden, Gary Dove and Dennis Bassett
` r DIRECTORS - TWO YEAR TERM
Building Association Jim Vickers, Richard Ruckman, Kevin Kenny and Larry Ambrogi
! NATIONAL DIRECTORS: Monte Harris and Dick Helm
P.O. BOX 744 WINCHESTER, VA 22601,'^. -�_� ,�.•' ` VA STATE DIRECTORS:
Robert Scully, Randy Perry and Steve Slaughter
ROOM 6.20 E. PICCADILLY ST. (703) 665-4365 ;t-" . } ti �rj _
r.
L ~` EXECUTIVE VICE PRESIDENT: Russell R. Reid
Mr. Jim Golladay September 28, 1993
Frederick County Planning Commission
P.O. Box 159
Stephens City, Va. 22655
Re: Proposed Zoning Ordinance Revisions - Frederick County Code,
Zoning, Article VI, RP, Residential Performance District,
Section 165-58, Intent and Section 165-62.1, Gross Density.
Dear Jim:
Thank you for the opportunity for the Top of Virginia
Building Association to comment on proposed changes to the above
Zoning Ordinance sections.
We agree with the general feeling that all projects should
be considered for mixed-use development and we have no problem
with mandatory limitations an single use multi -family development
of large tracts of land. While we agree in concept, we: -believe
that your subcommittee (DRRS) has selected too small a tract area
as the threshold level for imposing such regulations. We believe
the maximum lot size eligible for single use multi -family
development (165-62.1-A) should be 20 acres, not the 10 acres
proposed. Our reasoning involves the dimensional requirements of
residential buffers between uses. Present residential buffers
require too much land proportionally be dedicated to passive open
space in order to buffer single family uses from multi-famil.y
uses. On smaller tracts, this results in a poor, ineffective use
of open space and limits design creativity.
Another problem identified involves property owners'
associations. It has been developers' experience that it is
impractical for a single property owners' association to serve
multi -family and single family owners. A 10 acre mixed use
project would require two associations, one of about 40 townhouse
owners and the other with 15 single family uses. A single
association of at least 80 townhouse owners or at least 30 single
family uses makes much more sense in our view.
As a related suggestion for change to the ordinance, we
recommend consideration of a 50% reduction in the required
residential buffers between the multi -family and single family
uses internal to a master planned area.
n.tun. ,,,610- ��a►to 4
�"GIN1A
A potential homeowner, buying in a master planned community,
will know from the "Master Plan" how his home relates to other
land uses including existing or proposed multi—family uses within
the development. This is a different condition to where a new
project master plan is submitted that calls for new multi—family
uses next to off parcel existing or planned single family uses.
It occurs to us that the 4001, 200' or even 100' buffer with
full screening and landscaping is excessive for buffers internal
to a master plan. The beneficial use and distribution of the
required open space could be improved if the designer is allowed
the additional flexibility of less passive buffers. We believe
you should study allowing a 50% reduction in such internal
buffers.
Thank you for this opportunity to comment prior to your
decision.
Sincerely,
Developers Committee
Top of Va. Building Asso.
Bruce Edens
Chuck Maddox
Kit Molden
Ron Ward
Jcc: Bob Watkins
APPROVED MULTI -FAMILY MASTER DEVELOPMENT PLANS
SUBDIVISION
ACRES
# OF UNITS
DENSITY
Freeton
2.49
18
Townhouse
7.2
Lake Center
3.4
23
Townhouse
6.8
Fox Ridge
3.94
28
Townhouse
7.1
Country Club Pines
5.62
57
Apartment
10.1
Tudor Square
9.63
91
Townhouse
9.4
Village at Sherando
9.9
94
Townhouse
9.5
Georgetowne Court
12.92
83
Townhouse
6.4
Battleview
18.38
80
Duplex
4.4
Wilkins
18.68
86
Townhouse/
76
Apartment
8.7
Dominion Knolls
20.27
180
Townhouse
8.9
Brookland Heights
30.93
253
Townhouse
8.2
Hillsdale
32.32
247
Townhouse
7.6
Huntington Meadows
33
284
Townhouse
8.6
Preston Place
42
117
Townhouse/
120
Apartment
5.6