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HRAB 05-18-04 Meeting Agenda6 COUNTY of FREDERICK V, Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM h TO: Historic Resources Advisory Board FROM: Candice E. Mills, Planner I RE: May Meeting Agenda DATE: May 6, 2004 The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday, May 18, 2004, at 7:30 p.m., in the Board of Supervisors' Executive Session Room* in the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The HRAB will discuss the following items: It"Na11-/�I Review of the Newtown Village rezoning proposal, submitted by Patton, Martin & Associates, P.L.C. The property is located on the western side of U.S. Route 11, 1.70 miles south of the intersection of U.S. Route 11 and Route 37. 2. Review of the Adams Development Group rezoning proposal, submitted by Mr. Evan Wyatt, of Greenway Engineering. The property is located on the Northern side of Martinsburg Pike (U.S. Route 11) across from the intersection of Martinsburg Pike and Stephenson Road (Route 664). 3. Other Please contact this office if you will not be able to attend this meeting. Thank you. *PLEASE NOTE MEETING LOCATION Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the Board Room. I would encourage committee members to park in the county parking lot located behind the new addition (accessible off of Cameron Street). CEM/bad Attachments 107 North Kent Street • Winchester, Virginia 22601-5000 Item # I Newtown Village Rezoning The HRAB has been asked to review and provide comment on the Newtown Village rezoning proposal, which has been submitted by Patton, Martin & Associates. The proposal seeks to rezone 111.7373 acres from the RA (Rural Areas) Zoning District to the R4 (Residential Planned Community) Zoning District. The property is located on the western side of U.S. Route 11, 1.70 miles south of the intersection of U.S. Route 11 and Route 37. The applicant is a proposing a mixed use project to include residential, commercial and industrial uses. The residential uses will consist of 36.0589 acres and will contain 98 townhouse lots and 99 single family lots. The commercial uses will consist of 10.8908 acres and the industrial uses will consist of 22.4481 acres. Prepared by the applicant and attached for your information is a location map and a copy of the proffers for the project. The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service does not identify the Newtown Village rezoning site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County Virginia identifies four structures within the immediate area of the subject site, one structure was located on the site. The sites that are listed in the survey are: • Buena Vista (#34-990) - was located on the proposed rezoning site • Shady Oak (#34-129) • Funk Farm (#34-988) • Funk Tenant House (#34-989) The Rural Landmarks Survey identifies two of these structures as potentially significant, Buena Vista and Shady Oak. Staff would like to inform the HRAB that the applicant/property owner has demolished Buena Vista, the County was not informed of this decision; a site visit on May 6, 2004 discovered this fact. There were no preservation efforts made for this property. The applicant has proffered to preserve the existing stone wall that is along U.S. Route 11 to the "maximum extent possible", only sections of this wall will be removed for the construction of the entrance to the site. Staffwould like to point out that the preservation of this stone wall is recommenced by the Frederick County Comprehensive Policy Plan to preserve the Valley Pike corridor. Please find attached for your information a map of the site, the impact analysis and the proffer statement provided by the applicant. Representatives ofthe applicant will be available at the HRAB meeting to provide additional information on the proposed rezonin . Staff will be seeking comments from the HRAB on the historical elements possibly impacted by proposed development. The comments will be included in the rezoning application package for the Newtown Village rezoning proposal when it is submitted. Information from the Rural Landmark Survey and pictures of the demolished site have been provided by staff. FREZONING APPLICATION Prepared by: Patton, Martin & Associates, P.L.C. 163 Creekside Lane Winchester, Virginia 22602 (540) 723-0545 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA ee` Arneaunlr Paad �- la::+a-- The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the .Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: 4. 1%'h•.r 1 � Assec . Telephone: s Ao - z z s - as As Address: 1 r., 3 CrLzti l•� � r.c h s s Lt.,.-� V a. z zG o z. 2. Property Owner (if different than above) Name: S 1 . C 1,.,L k, -1I Telephone: S4e - - -%),i Address: P o. soy 5 so VI gni ZZG55 3. Contact person if other than above Name: Telephone: 4. Checklist: Check the following items that have been included with this application. Location map Plat v Deed to property ✓ Verification of taxes paid v 11 Agency Comments Fees Impact Analysis Statement ✓ Proffer Statement ✓ 5. The Code of VirgiaiLallows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: C1Cr, `.,.,. vSSee- 4sar) 6. A) Current Use of the Property: U -,r -a,, i B) Proposed Use of the Property: -M 7. Adjoining Property: PARCEL ID NUMBER -74 - z - -14- R -IS -Z4,0.2- A•L Z4 -A-15 USE D%!5 r', G q\ 16,0 r &I ZONING 1Z 4 �tl A. IR A R4. 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): -)NC-=4Si,e o� �3. S. Roo c 11 1.�7o rr,[ ias 5au�1. "C }�G \YtiYGr Se6t,6" C3 V .5. P.aAr- i1 GMS. Rao4r-3-7 . 12 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number -14 - A - 7-1 14' Z_ Z -1A-Z-$ / Magisterial: bcv-ti c rcc.k Fire Service: c i k4 Rescue Service: �tg�CR S <i %-„ Districts High School: Middle School: Abe A4 ier Elementary School: 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re uested 1 11 1513 R r'� 4 W - T z`7 3 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed Number of Units Proposed Single Family homes: CA 0\— Townhome: -1 8 Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Office:' z Z4� aa3 Retail: Z50, b G o Restaurant: Square Footage of Proposed Uses 13 Service Station: Manufacturing: q -i I S 3 9 Warehouse: Other: Feb 05 04 12:16p 12. Signature: PATTON MARTIN AND ASSOC 540 723 0547 p.3 I (we), the undersigned, do hereby respectfully make application. and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when tis application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true aiid accurate to the best of my (our) knowledge. Applicant(s): r �R Owner(s): 14 Date: 1-:"? _(� 05� Date. Date: a _C -0 Date: Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 Name and Pro a Identification Number Address Name Pi �C, e L. C.2e Cr4 Meadow Tr-ce Dr. M�adtie�eW.�/A. Z 4 s Serf ►v3c�ale R 1: �'1 hG.1�C 4 }Grp VA. Z ZGo L Property # -14 - Z -� Name3Gq q N c' a' CSYr' Pro e # `t4- p-75 Name .��Se 4 c S . 1 r 4w -7S �. �Gp:7ans C1Ly , VA ZZGSS 5���1�ens Ci �7� �i4 ZZGSj Property # '14 -A Z Name Property # -7 A - p -T -i NameP urek o • ele )c z 4 '1 10 e -C enl L'I �►� tV A ZLG j,f Property # 14 -A-1$ NameR Le Creck F:;w,,,, 1 tic. clb 1�hea:i cy. �G s F ri ^alp baa �S P'16n} e-- 3�7 1 \4A- SZC-S 57 Property # -14 ` A - St Namehaw.•, e� S�e ars c PTOPertY # IA Az- A- sa g Name Property # Name Propn # Name Pro e # 15 REZONING DESCRIPTION & SUMMARY IMPACT ANALYSIS STATEMENT NEWT014IN VILLAGE SUBDIVISION FREDERICK COWJTY, VA B. REZONING DESCRIPTION & SUMMARY In accordance with the rezoning requirements of the Frederick County Board of Supervisors, the following Impact Analysis Statement summarizes the proposed rezoning of 111.7373 -acre of land situated on three separate parcels of land in Frederick County, VA and addresses the potential impacts the rezoning may have on the community. The largest of the subject properties (Tax Map # 74-A-77) is currently in the name of Mary Ann Chadwell (Deed Book 580 Page 835) and contains 115.7373 -acres. Thirteen acres of this parcel are located with the limits of the Town of Stephens City and are not subject to this rezoning request. The remaining two parcels (Tax Map # 74-2-2 and 74-2-3) are currently in the name of Stephen T. Chadwell (Deed Book 960 Page 1220 and Deed Book 691 Page 873) and contain 4.5026 -acres and 4.4974 -acres respectively. All three parcels are contiguous and are located on the west side of U.S. Route 11 along the northern boundary limits of the Town of Stephens City, VA. (See Figure 1 -Vicinity Map for project location). All three parcels will be combined into one parcel at the time of subdivision plat approval under the ownership of Glen W. Russell. Mr. Russell currently has a contract to purchase the entire property from the current owner. Rezoning is requested from RA (Rural Area) to R4 (Residential Planned Community). The site is to be developed per the Master Development Plan (MDP) included in this rezoning application. As depicted on the MDP, the site will be developed into RP (Residential consist of 36.0589 -acres and will contain 140 townhouse lots and 126 single Performance), B2 (Business General District), and M1 (Light Industrial) uses. The RP u -family lots. The I S will use will consist of 10.8908 -acres. The M1 use will contain 22.4481 -acres. Currently, the only planned development for this site is the single-family housing in the RP zoning district. The contract purchaser intends to develop the RP use of this property and sell the B2 and M1 portions of the property to developers or the end users. The information presented in the following Impact Analysis Statement will address each of the specific issues defined in the Frederick County Rezoning Application Package requirements. Patton, Martin & Associates FIGURE 1 - VICINiT' MAP s,f NEWTOWN VILLAGE. SUBDIVISION DRAWN SCALE DATE JRM 1"=2000' I 01/30/04 PATTON, MARTIN, AND ASSOCIATES 163 CREEKSIDE LANE P& -Z( WINCHESTER, VIRGINIA 22602 1-540-723-0545 CIVIL ENGINEERING LAND SURVEYING IMPACT ANALYSIS STATEMENT Impact Analysis Statement — Newtown Village Subdivision Job #00264-A-1 IMPACT ANALYSIS STATEMENT NEWTOWN VILLAGE SUBDIVISION FREDERICK COUNTY, VA C. IMPACT ANALYSIS STATEMENT 1. Suitability of the Site The site is well suited for the proposed rezoning — and the various proposed land uses based on the following Suitability of the Site Criteria. 100 -Year Floodplain: Based on the July 17, 1978 FEMA Flood Insurance Rate Map, Community Panel # 540062 200 B and the September 10, 1984 FEMA Insurance Rate Map Community Panel # 510064 0001 B, there are no 100 -year floodplains within the subject parcels. Wetlands: The National Wetlands Inventory Map identifies two potential wetland areas within the subject parcels. The first wetland area is the existing pond near the south-east corner of the property adjacent to U.S. Route 11. The second wetland area is the smaller existing pond near the central portion of the southern side of the property. At this time, it is unknown if these two wetland areas contain jurisdictional wetlands. The larger wetland area near the south-east corner of the property, which is located within the commercial area of the site, must have a jurisdictional wetland determination prior to any development within the surrounding area. The smaller wetland area is contained within protected open space as shown on the Master Development Plan so a jurisdictional wetland determination will not be required. Steep Slopes: These parcels contain a total of 0.3050 acres of steep slopes (greater than 15% slope) which comprises 0.24% of the total project site. The majority of the steep slopes are adjacent to the existing ponds on the site and along the existing driveway from U.S. Route 11. Mature Woodlands: The vast majority of this site contains cedar trees, scrub brush and small trees. Based on the size, type and quality of the vegetation on these parcels, there are no mature woodlands on this site. Prime Agricultural Soil: These parcels have been vacant with no agricultural use for a number of years. The Soil survey of Frederick County prepared by the Soil Conservation Service defines two of the eight identified soils on the properties as Prime Agricultural Soil. The remaining soils range from not suited to moderately well suited for cultivated crops. The soils found on these parcels include: 6C — Carbo-Oaklet silt loam, very rocky (2%-15% slope) 02/19/04 3 Patton, Martin & Associates IMpact Analysis Statement — Newtown Village Subdivision Job #00264-A-1 8B — Chilhowie silty clay loam (2%-7% slope) - 8C — Chilhowie silty clay loam (7%-15% slope) - 14B — Frederick-Poplimento loams (2%-7% slope) Prime Agricultural Soil - 14C — Frederick-Poplimento loams (7%-15% slope) - 32B — Oaklet silt loam (2%-7% slope) Prime Agricultural Soil - 33E — Opequon-Chilhowie silty clays, very rocky (15%-45% slope) - 41 D — Weikert-Berks channery silt loams (15%-25% slope) Soils or Bedrock: The soils on these parcels range from slight to severe for the proposed development. Additionally the depth to bedrock on these parcels range from approximately 26" to greater than 60". Numerous rock outcroppings are spread throughout the parcels. Grading plans will be developed in a manner which will minimize the blasting required to remove shallow hard rock. 4 Patton, Martin & Associates Impact Analysis Statement — Newtown Village Subdivision Job #00264 -A -I 2. Surrounding Properties These parcels are bordered on the north by property zoned RA. U.S. Route 11 borders the property on the east with the Shenandoah Valley Baptist Church on the east side of U.S. Route 11. The Town of Stephens City borders the parcels on the south. A single track CSX Railroad borders the site on the west with RA zoned properties west of the railroad. The closest residence to the subject property is approximately 82 feet from the property line on the Pippin Enterprises LLC property to the north. All applicable setbacks and buffers have been incorporated into lot layout and design of the Master Development Plan. The potential impacts on the surrounding properties associated with noise, smoke, dust and other nuisances or hazards will be minimized due to the fact that the allowable uses associated with the requested rezoning do not produce these nuisances or hazards. Glare from site lighting will be controlled to prevent glare beyond the property lines of these parcels. Patton, Martin & Associates Impact Analysis Statement — Newtown Village Subdivision _ Job 400264-A- 1 8. Historic Sites and Structures Several structures on the subject properties, as well as adjoining properties are identified on the Frederick County Rural Landmarks Survey. See the attached sketch for location of the referenced sites. The 124 -acre subject parcel contains several structures identified by the Landmarks Survey as potentially having historic significance. The site is registered as Buena Vista (Number 34-990) on the Landmarks Survey. While the Frederick County Rural Landmark Survey depicts several structures on the site, during a recent visit to the site, no structures could be located. 02'19'04 Patton, Martin & Associates 17 FIGURE 2 - HISTORIC LANDMARKS SKETCH NEWTOWN VILLAGE SUBDIVISION DRAWN SCALE DATE JRM I N.T.S. 02/04/04 PATTON, MARTIN, AND ASSOCIATES 163 CREEKSIDE LANE WINCHESTER, VIRGINIA 22602 1-540-723-0545 CIVIL ENGINEERING LAND SURVEYING Impact Analysis Statement — Newtown Village Subdivision Job 4400264 A 1 9. Impact on Community Facilities The development of a vacant, 124 -acre parcel into a multi -use subdivision that incorporates commercial, residential, and industrial facilities will certainly have an impact on the surrounding community. Construction and operation of the commercial and industrial facilities will have an effect on the existing County infrastructure such as roadways, water treatment and distribution systems, sanitary sewer collection and treatment facilities, and solid waste disposal services and landfills. The residential development will impact these systems as well as other community facilities more directly affected by the associated population increase. School systems, police and fire and rescue protection, and parks and recreation services are all affected by community development and growth. While new development certainly increases the burden on existing community facilities, it also often offers positive community impacts in terms of meeting growing housing needs, and generating revenue (from sales, connection fees, real estates taxes, personal property taxes, etc.). The factors involved in analyzing the potential fiscal impacts of a development are numerous and complex. Certainly, the project's location and scope (acreage, land use, number of proposed units, etc) are key elements in the evaluation. Many other important factors are considered in relation to the size and location of the proposed development, including: • Educational system - Current capacity and enrollment in area schools, current number of buses, bus routes and capacities, costs associated with new instructors, computer workstations, administrative needs, operation and maintenance. • Public Safety — costs associated with increases in emergency services including police and fire and rescue (additional personnel, equipment, training, etc.). • Parks and Recreation — Effects of increase in number of children on the parks and recreation facilities costs. • Utilities — Although slightly harder to quantify in terms of financial impact, factors such as increased demand on water supply and distribution system and wastewater collection and treatment are also important. Without having the current County information for all of the community facilities discussed above, an attempt to quantify the impacts of the proposed development would yield a largely inaccurate and misleading number. It is assumed that the Fiscal Impact Model utilized by the County generates, with a fairly high degree of accuracy, the expected fiscal impacts of a development on the community facilities. A copy of the model output has been included in this analysis. According to the model results, the anticipated tax credits associated with the proposed development of Newtown Village Subdivision exceed the expected costs to the County. While there is no net capital facilities impact for the development, proffers have been created to serve as a monetary contribution to several important community facilities. See the Proffer Statement section of this report. Patton, Martin & Associates 19 REZONING REQUEST PROFFERS Property Identification Number 74-A-77, 74-2-1 and 74-2-3 Back Creek Magisterial District Newtown Village Prelimina y Matters Pursuant to Section 15.2-2296 et. seq., of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 111.7373 acres from Rural Area (RA) Zoning District to the Residential Planned Community (R4) Zoning District. The property consists of three (3) separate parcels with a total area of 124.7373 acres. Thirteen (13) acres of this property is located within the limits of the Town of Stephens City and is excluded from this zoning request. This site will be developed with Residential Performance (RP), Business General (B2) and Light Industrial (M1) uses as outlined on the approved Master Development Plan. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. Site Improvements 1. The Applicant proffers that he shall dedicate the eighty (80) foot wide right-of-way for the future minor collector road, to be constructed by others, as shown on the Town of Stephens City - Joint Land Use Plan, adopted by the Frederick County Board of Supervisors and the Town of Stephens City. Right-of-way dedication shall occur when the final road alignment has been identified and the dedication plat for the right-of-way has been approved by Frederick County. I 2. The applicant agrees to participate in the signalization at the intersection of U.S. Route 11 and the property access. Should any part of the residential, commercial or industrial areas of the property be sold to other developers, these developers agree to participate in the intersection signalization. Participation in the signalization shall be on a pro -rata basis for the trip generation of the property owned or developed as determined by the Institute of Transportation Engineers, Trip Generation, 7h Edition. Rezoning Request Proffers Newtown Village Page 2 3. The applicant agrees to limit the number of entrances along U.S. Route 11 to one entrance near the northern portion of the property. This entrance shall serve as the only entrance to the site until the future minor collector road, as shown on the Town of Stephens City — Joint Land Use Plan is constructed. The proposed site entrance will be designed in accordance with Virginia Department of Transportation regulation and design criteria. This entrance shall be designed and constructed as part of the first phase of development. 4. The applicant agrees to dedicate a 100' inactive buffer along the western boundary of U.S. Route 11. This inactive buffer shall be dedicated as open space to the Newtown Village Homeowners Association. 5. The existing stone wall along U.S. Route 11 will be preserved to the maximum extent possible. Sections of this wall will only be removed for the construction of the entrance to the site. 6. The applicant agrees to defer the development of the Light Industrial (M1) area of the site until after plan approval has been granted for the construction of the future minor collector road as shown on the Town of Stephens City - Joint Land Use Plan, adopted by the Frederick County Board of Supervisors and the Town of Stephens City. Building Restrictions The development of the subject property shall include the following building restrictions provided in these proffers. 1. The maximum height for all primary structures within the residential portion of the site shall be thirty-five (35) feet. The maximum building height of accessory structures within the residential portion of the site shall be twenty (20) feet. The maximum height of all structures within the commercial and industrial portions of the site shall be thirty-five (35) feet and sixty (60) feet respectively. Roof top mechanical equipment is not subject to the height restriction within the commercial or industrial portions of the site. However, all roof top mechanical equipment will be screened from all adjacent properties. 2. All loading docks shall be screened from view from all adjacent residential and offsite areas. Landscape Design Features The development of the subject property shall include the following landscape design features provided in these proffers. 1. Roadway efficiency buffers shall be provided along U.S. Route 11 and the future minor collector road as shown on the Town of Stephens City - Joint Land Use Plan. The width of the roadway efficiency buffer shall be one -hundred (100) feet. Landscaping shall Rezoning Request Proffers Newtown Village Page 3 be provided in the roadway efficiency buffer as shown on the approved Master Development Plan. 2. Zoning district buffers shall be provided between all residential; commercial and industrial uses within this property and with all adjacent properties. The width and landscaping of the zoning district buffers will be as shown on the approved Master Development Plan. 3. For all landscaping utilized on this project, the minimum height of evergreen trees shall be at least six (6) feet at planting and the minimum caliper of deciduous trees shall be two (2) inches at a height of one (1) foot above root ball. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions as submitted with the Impact Analysis Statement and these Proffers. Monetary Contributions to Offset Impact of Development The undersigned, who has a contract to purchase the subject parcel of land, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 111.7373 acre, lying on the west side of U.S. Route 11 and north of the Town of Stephens City in the Back Creek Magisterial District of Frederick County, Virginia from Rural Area (RA) Zoning District to the Residential Planned Community (R4) Zoning District, the undersigned will pay Frederick County, at the time of the issuance of the first grading permit, the sum of five thousand dollars ($5,000.00) to be allocated to the Stephens City Volunteer Fire & Rescue Company. 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'4 j,,,,, _, s !'. w�_ �N�w..`+` aY , r .: �.'1� a d Po V 11tv"11,111-V •� _ DIVISION OF HISTORIC LANDMARKS Negative no(�). 10643 SURVEY FORM Historic name Hite -Marshall House Common name Shady Oak County/Town/City Rural Frederick County Street address or route number Off of Rt. 649 ;SGS Quad Stephens City Date or period ca.1780s, ca.1810-1830, 1950s (Federal) Onginal owrer John. Hite, Jr. Architect/builder/craftsmen Unknown Original use Residential Present owner Janet & Rodney Long Source of name Quarles Present owner address P-0- Box 231, Rt. 649 Source of date Architectural evidence Stephens City Stories 2 Present use Residential Foundation and wall const'n Random rubble stone on stone Acreage foundation Roof type Gable w/ standing seam metal State condition of structure and environs Good State potential threats to structure Unknown Note any archaeological interest Unknown Should be investigated for possible register potential? yesY no ❑ Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) The rear 1 story ell appears to be the original house (ca.1780) w/ the front added ca.1810- 1830. A 2nd story was added to the rear ell in the 1950s (a frame addition). The front section (ca.1810-1830) has: 1/1 windows w/ wooden lintels above; 2 int. end partially ex- posed brick chimneys; 3 -light transom over door; louvered shutters under porch; decorative wooden cornice; corner quoins; 2,4 -light square attic: windows in gable ends and a low basement. The rear 2 story ell is stone on the first floor w/ a split-level basement w/ a basement entry on the west side. It has 1/1 windows w/ wooden lintels. The second story is frame and was added in the 1Q50s. A rear 1 story wing and enclosed side/rear porch was added in the 1980s. Alterations to the house include new windows, the 2nd story on the rear ell, the enclosed rear 1 story porch, the rear/side 1 story wing, and the patio w/ roof- Colonial Revival front porch (1 story, 3 bays) w/ square doric columns on short concrete piers; entablature, central bay has pa.irpr] rolumns. Outbuildings include stables, a kennel, gambrel -roofed barn, chicken coop, frame shed, workshop, and 2 harvestores. (All outbuildings date to 20th century). Landscape features include a stone wall in front of property and a 3 -board fence around house. Interior inspected? No. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) According to Quarles: 1731 Governor and Council of Virginia to Yost Hite who gave it to his son John Hite 1779 John Hite to John Hite, Jr. 1796 John Hite, Jr. to John Kean 1838 hiers to Richard W. Barton 1845 Richard W. Barton to David W. Barton 1849 David W. Barton to Thomas MArshall 1853 Thomas Marshall to D. W. Barton 1862 D. W. Barton to John M. Meade 1901 Barrett vs. Barret to T.J. Frittz 1909 Thomas J. Frittz to R.E. Read & J.J. Jolliffe 1919 R.E. Read & J.J. Jolliffe to J.W. Pennington 1934 J.W. estate to Ola B. Martin 1954 heirs to Leroy J. Harrington 1957 Leroy J. Harrington to George E. Joyce and Hannah Joyce Thomas Marshall was the grandson of Chief Justice John Marshall and a Lt. Col. in the 7th Virginia Calvalry during the Civil War. He was killed in action near Marleboro in 1864 and is buried in Mt. Hebron Cemetery. PA At !w L f44 6Z7,' VIRGINIA File no.4- 88 tiv DIVISION OF HISTORIC LANDMARKS Ne atie nos. 106 HISTORIC DISTRICT/BRIEF SURVEY FORM Rural Count Town/ Village/ Hamlet y Countv Frederick U.S.G.S. Quad Stephens City address or route number Rt. 11 South Historic name Apple Land Sports Center Common name Funk Farm Present use Residential Building Style Folk Victorian Building Dates) ca. Original use Residential. I. Construction Materials 3.Sto es (number) 2 ow basement �� basement split level wood frame q.�(numtr);:tside (church) k ❑asymmetrical bond: ❑ English ❑ Flemish ❑ _-course American 5. Roof T ❑ hipped C] stretcher shed ❑ p peL1 ❑pamidal? ❑ otherara able ❑ mansard ❑ stone pediment? ❑false mansard ❑ random rubble El❑ parapet? ❑ gambrel coursed rubble ❑ clipped end? ❑ flat C1 ashlar ❑ dressed ❑ -faced ❑ ss gable? Cl parapet? rock central front gable? ❑ roof not visible ❑ log: ❑ squared ❑ unsquared ❑ o er notching: ❑ V -notch ❑ half dovetail 6. Roofing Material g ❑ saddle ❑ full dovetail ❑ diamond shingle square❑ ❑ s4 ❑ composition (asphalt, asbestos, etc.) ❑ concrete block ❑ °Od ❑ terra cotta ❑ steel frame ding seam ❑ other — ❑ rrugated ❑ pressed tin (simulated shingles) Cladding Material German l ap ❑ the ❑ pantie ❑ flat ❑glazed weatherboard ❑ composition siding ❑ slate vertical siding ❑ stucco ❑ not visible ❑ board & batten ❑ aluminum or vinyl siding7. Dormers (number): front side ❑ cast iron ❑ shingle•. ❑ wood ❑ sheet metal le ❑ pediment. ❑ asbestos ❑ enameled metal C1 shed ❑ hipped ❑ asphalt ❑ glass _ ❑ bricktex 8. Primary Porch ❑ other style Folk Victorian - stories t levels full hpi gbt bays materials 3 - - --- description and decorative details �trned spindles on short brick Digrs• new concrete ... rr foundation* Sp,.ais,fr;opo sawn brackets, gg General sup leme tary description and decoration: B xeaa orn ce - 272 windowv' 1�1 window in central from gabie• �rab- v kets in eaves w// pendants, 2 int, chimneys: siAelight & broken transom, brackets around door- beaded window � __. m e • cul l � n�:h �yndnw� nn 9 c��ncsr��i $�-�— storyDro�ruding bay on s. e w 1 ows; w 2 story a cosed p�o�rcies; ell has split level stone basement w� int. flue & modern ext. end flue & side 1 story porch. �i w�.n rear story ell 10. Rear 2 story shed -roofed wingi_shut- 11. Fine frame barn w/ concrete silo; long ull-L—cu UU frame garage w/ shed roof. i! iz landscape Features: ' American wire fence in front of house and barn. 13. Significance: Fine example of late 19th C. Folk Victorian w/ fine i * frame barn & silo. Barn and barnyard now used as a i I driving range & miniature golf course, niRIQW tSurveyed by: Maral S. Kalbian Date: 1290 -r4- a � a�it .• _ .� , ;17I a lk . , 4; 11 W ��_� Lia � i' X� � �}r. 4. it y�} � 1 r►fir � � 4 �.4 � � r ��� � t_ . - , ... _ ...�.rn� � _ � ;. 3 �. f `- j .. } ° 4 .' R � � _. ��: VIRGINIA File no. 4- 8 DIVISION OF HISTORIC LANDMARKS Ne ative n s . HISTORIC DISTRICT/BRIEF SURVEY FORM Town/ Village/ Hamlet Rural County County Frederick . address or route number Off of Rt. 11 South U.S.G.S. Quad Stephens City Historic name Common name Funk Tenant House 'resent use Abandoned Building Style Vernacular 3riginal use Residential Building Date(s) ca.1890-1920 I. Construction Materials �yvood frame /❑ brick bond: ❑ English ❑ Flemish ❑ --course American ❑ stretcher ❑ other ❑ stone ❑ random rubble ❑ coursed rubble ❑ ashlar ❑ dressed ❑ rock -faced ❑ log: ❑ squared notching: ❑ V -notch ❑ saddle ❑ square ❑ concrete block ❑ terra cotta ❑ steel frame ❑ other ❑ unsquared ❑ half dovetail ❑ full dovetail ❑ diamond ' "adding Material ❑ raised basement ,--Weatherboard ❑ composition siding ❑ vertical siding ❑ stucco ❑ board & batten ❑ aluminum or vinyl siding ❑ shingle: ❑ cast iron ❑ wood © sheet metal ❑ asbestos ❑ enameled metal ❑ asphalt ❑ glass ❑ bricktex ❑ clipped end? ❑ other ❑ cross gable? 3. Stories (number) t 1d'low basement ❑ raised basement 4.. Bays (number): front 3 side (church) ❑ symmetrical Petrical 5. Roof Type ❑ shed ❑ hipped ❑ Pyramidal? ,�Parapet? ble ❑ mansard ❑ pediment? ❑ false mansard ❑ parapet? ❑ gambrel ❑ clipped end? ❑ flat ❑ cross gable? ❑ parapet? ❑ central front gable? ❑ roof not visible ❑ other 6. Roofing Material ❑ shingle ❑ composition (asphalt, asbestos, etc.) ❑ wood �' standing seam JXorr ugated ❑ pressed tin (simulated shingles) ❑ the ❑ pantile ❑ flat ❑ glazed ❑ slate ❑ not visible 7. Dormers (number): front side ❑ gable ❑ pediment? ❑ shed ❑ hipped 8. Primary Porch style stories levels bays materials description and decorative details 9. General supplementary description and decoration: I story attic windows; rear 1 story wing; central flue. 10. Major additions and alterations: Has been abandoned for quite some time; windows, flu , & doors missing; new roofing material. 11. Outbuildings: None. 12 Landscape Features: Sits on top of a hill; NW of Funk Farm (34-988)• 13. Significance: Was the tenant house for 34-988. Has been abandoned for quite some time. Surveyed by: _ , _ _ _ Date: I,> /nn •''"� �i{n ^��� ��• � ,,.,...fir � __ •%.. _ � t � � fti.. r..y f; _ �.r.+,raj' •. '� `;r �' .�i� 4 ti` Item # 2 Adams Development Group Rezoning The HRAB has been asked to review and provide comments on the Adams Development Group rezoning proposal, which has been submitted by Greenway Engineering. The proposal seeks to rezone 59.71 acres from the RA (Rural Areas) Zoning District to the B3 (Industrial Transition) Zoning District. The property is located on the Northern side of Martinsburg Pike (U.S. Route 11) across from the intersection of Martinsburg Pike and Stephenson Road (Route 664). The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service identifies the Adams Development rezoning site as being partially included in the study area for the Third Battle of Winchester (Opequon). The front portion ofthe site is depicted to have lost its integrity, but the large central portion of the site is identified as having retained its integrity. The Rural Landmarks Survey Repo for Frederick County Virginia identifies one structure within the immediate area ofthe subject site, Kenilworth (#34-113). The Rural Landmarks Survey identifies this structures as potentially significant. The applicant has proffered a one hundred foot wide full screen buffer along the 540, foot shared property line with Kenilworth. This buffer will contain a six foot high berm and more than one hundred and fifty trees and bushes. Staff would like to note that a 100 foot full screen buffer with a six foot high berm is required by the Frederick County Zoning Ordinance as a Zoning District Buffer, no additional landscaping or screening has been proffered. The applicant has proffered that the only uses and maximum building square frontages on the property will be: • Office 40,000 square feet • Flex -office and warehouse 156,875 square feet • general warehouse 492,500 square feet • self-service mini -storage 146,200 Please find attached for your information a location map, a generalized development plan of the site, the impact analysis and the proffer statement provided by the applicant. Representatives ofthe applicant will be available at the HRAB meeting to provide additional information on the proposed rezoning_ Staff will be seeking comments from the HRAB on the historical elements possibly impacted by proposed development. The comments will be included in the rezoning application package for the Adams Development Group rezoning proposal when it is submitted. Information from the Rural Landmark Survey has been provided by staff. U:ICOMMITTEESIIIRAB1Agendas12004 Agendas\May.wpd Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING Tax Parcel #44-((A))-75 Stonewall Magisterial District Prelimirnry Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia., shall approve Rezoning Application # for the rezoning of 59.71 -acres from the Rural Areas (RA) District to Industrial Transition (133) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the lands owned by Adams Development Group, being all of Tax Map Parcel 44-((A))-75 and further described by Boundary Survey Plat prepared by Edward W. Dove, L.S., dated July 29, 2003 (see attached Boundary Survey Plat). A.) Generalized Development Plan The applicant hereby proffers to develop the 59.71 -acre property in substantial conformance with a Generalized Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the general location and relationship of land bay uses. B.) The following maximum building square footages for each specified land uses are proffered. All other land uses, otherwise allowed (permitted) in the zoning district are hereby excluded by these proffers. 1. office 40,000 square feet 2. flex -office and warehouse 156,875 square feet 3. general warehouse 492,500 square feet 4. self-service min -storage 146,200 square feet TOTAL BUILDING AREA 835,575 square feet File #3949/IvIDS/eaw I Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning C.) Transportation 1.) Access to Martinsburg Pike (US Route 11) Direct access to Martinsburg Pike (US Route 11) will be provided through a single shared commercial entrance to provide ingress and egress for all uses within this site. This shared commercial entrance will be located so as to align with the existing commercial entrance to the APAC site located on the opposite side of Martinsburg Pike. 2.) Turn lane — Martinsburg Pike (US Route 11) The applicant hereby proffers to install a right -turn deceleration lane at the entrance on Martinsburg Pike (US Route 11), 3.) Additional Right-of-way Dedication In the interest of future area transportation plan improvements, the applicant hereby proffers to dedicate to the Commonwealth of Virginia twenty (20) feet of additional right-of-way on the Martinsburg Pike (US Route 11) frontage of the property. D.) Outdoor Storage Buffer The applicant hereby proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad, as identified on the Generalized Development Plan, to screen the outdoor storage area from Interstate 81 and the MH -1 property to the south. The applicant will preserve a minimum depth of fifty (50) feet of the existing vegetation along the MH -1 property to the south and will provide a minimum depth of thirty (30) feet of the existing vegetation along the Interstate 81 corridor. E.) Parking Lot Lighting The applicant hereby proffers to shield parking lot lighting to promote a downcast light pattern. File 939491lviDS/eaw Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above-described property hereby voluntarily proffers that in the event rezoning application # is approved, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ .01/ building square foot This payment, potentially totaling $8,355 is intended to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue, due to an increased demand on public services. The proffer increments will be paid at the time of the building occupancy permits. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: ADAMS DEVELOPEMNT GROUP, INC. �: Robert C. Adams, its President Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this 20_ by My Commission Expires File #3949/MDS/eaw Date day of Notary Public Z O Zaa Z 08 0-1 Ncc� o N V �/� Z Q Y V/ _ W a0 aN 0 Z F N K W oqc o./or/o. SC11id N.T.S. M. ... T f or f REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant.- All pplicant. All parcel identification numbers, deed book and page numbers maybe obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineering Address: 151 Windy Hill Ione Winchester, VA 22602 2. Property Owner (if different than above) Name: Adams Development Group. Inc. Attn.: Robert Adams Address: HC34, Box 30 Bloomej X& WV 26817 3. Contact person if other than above Name: Evan WyA AICP Telephone: (540) 662-4185 Telephone: (540) 539-3599 Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Adams Development Group, Inc. 6. A) Current Use of the Property: Agricultural undeveloped (59.71 acres) B) Proposed Use of the Property: Industrial transition uses 7. Adjoining Property: Please see attached PARCEL ID NUMBER USE ZONING 44-A-2 Residential RA 44-A-3 Residential RA 44-A-60 Residential RA 44-A-61 Residential RA 44-A-62 Residential RA 44-A-63 Institutional, church RA 44-A-64 Institutional_ church RA 44-A-70 Residential RA 44-A-71 Residential RA 44-A-72 Residential RA 44-A-74 Residential RA 44 -A -75A Residential RA 44-A-76 Residential RA 44 -A -76A Residential RA 44 -A -76B Residential RA 44 -A -76C Residential RA 44 -A -76D Residential RA 44-A-89 Industrial 1V1II1 44 -A -89A Residential RA 44-1-D Commercial MH 1 8. Location: The property is located at (dive exact location based on nearest road and distance from nearest intersection, using road names and route numbers): North of the City of Winchester, fronting on the west side of Martinsburg Pike S Route 11), opposite the intersection with Jordan Springs Road(Route 664) Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 44-A-75 Districts Magisterial: Stonewall High School: James Wood High School Fire Service: Clearbrook Middle School: James Wood Middle School Rescue Service: Clearbrook Elementary School: Stonewall Elementary 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 59.708 RA B3 Non -Residential Lots: 0 Mobile Home: 0 Hotel Rooms: 0 59.708 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family hones: 0 Townhome: 0 Multi -Family: 0 Non -Residential Lots: 0 Mobile Home: 0 Hotel Rooms: 0 Square Footage of Proposed Uses Office: 40,000 Service Station: 0 Retail: 0 Manufacturing: 0 Restaurant: 0 Warehouse: 492,500 sq ft Other: 156,875 sq ft flex office/warehouse, 146,200 sq ft self storage warehouse 12. Signature: I (we), the undersigned, do hereby respectfully m&e application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia I (we) authorize Frederick County off ciao to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant: Greenway Engineering B W- ' Date: 3 �U4-- Evan yatt, AICP Owner(s): Adams Development Group Inc Date: Robert C. Adams, its President Adjoining Property Owners Owners of property adjoining the land will be notified of the PlanningCommi ssion and the Board of Supervisors meetings For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which maybe obtained from the office of the Commissioner ofRevenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Robert L. MORELAND Property # 44-A-2 162 Moreland Lane Clearbrook, VA 22624 Name Gary L. and Pamela L. PAYNE P.O. Box 121 Stephenson, VA 22656 Property # 44-A-3 Name Weldon G and Alice C. OATES 2674 Martinsburg Pike Stephenson, VA 22656 Property # 44-A-60 Name Ernest R. and Mary K. BAILEY, Trustees P.O. Box 43 Stephenson, VA 22656 Property # 44-A-61 Name Donald E. and Kimberly L. COOK P.O. Box 39 Stephenson, VA 22565 Property # 44-A-62 Name Emmanuel United Methodist Church Property # 44-A-63 2732 Martinsburg Pike Stephenson, VA 22565 Name Emmanuel United Methodist Church 2732 Martinsburg Pike Stephenson, VA 22565 Property # 44-A-64 Name David B. GRIM 159 N. Loudoun Street Winchester, VA 22601 Property # 44-A-70 Name David B. GRIM 159 N. Loudoun Street Winchester, VA 22601 Property # 44-A-71 Name and Property Identification Number Address Name Richard D. DEMOREST P.O. Box 233 Clearbrook, VA 22624 Property # 44-A-72 Name Robert A. and Tammy L. WRIGHT 2687 Martinsburg pike Stephenson, VA 22656 Property # 44-A-74 Name Charles W. ORNDOFF 2897 Martinsburg Pike Stephenson, VA 22565 Property # 44 -A -75A Name Florence H. SHUSTER, et al P.O. Box 202 Stephenson, VA 22565 Property # 44-A-76 Name Deborah A. MULLINS P.O. Box 243 Stephenson, VA 22565 Property # 44 -A -76A Name Ann H. WILDER P.O. Box 251 Stephenson, VA 22565 Property # 44 -A -76B Name Florence H. CONARD PO. Box 202 Stephenson, VA 22565 Property # 44 -A -76C Name Dorothy L. HIETT Property # 44 -A -76D P.O. Box 380 Arthurdale, WV 26520 Name APAC-Virginia, Inc. P.O. Box 14000 Lexington, KY 40512 Property # 44-A-89 Name L. F. Franklins & Sons, Inc. c/o APAC-Virginia, Inc. P.O. Box 14000 Lexingtm, KY 40512 Property # 44 -A -89A Name O. L. and Ruth B. PAYNE P. O. Box 160 Stephenson, VA 22565 Property # 44-1-D IMPACT STATEMENT ADAMS DEVELOPMENT GROUP, INC. REZONING Stonewall Magisterial District Frederick County, Virginia TM 44-((A))-75 59.71 Acres April 12, 2004 Current Owners: Adams Development Group, Inc. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 59.71 acres parcel owned by the Adams Development Group, Inc. The subject parcel is located on the west side of the Martinsburg Pike (US Route 11), near the intersection of Jordan Springs Road (Route 664) in the Stephenson area. Interstate 81 forms a boundary on the northwestern edge of the parcel, with the Winchester and Western Railroad rail line roughly paralleling the Interstate just inside this northwestern side of the property. The current zoning is RA (Rural Areas) District. The Adams Development Group, Inc. proposes to rezone the 59.71 -acre parcel to B3 (Industrial Transition District) for the purpose of developing general warehouse, flex office warehouse, self -storage warehouse, and office uses. (Reference Attachment]. Adams Rezoning Existing Zoning and Location Map) Basic information Location: Martinsburg Pike (US Route 11), near Jordan Springs Road (Route 664) Magisterial District: Stonewall Property ID Numbers: 44-((A))-75 Current Zoning: RA District Current Use: Unimproved Proposed Use: General warehouse, Flex office warehouse, Self-service mini -warehouse, and Office uses Proposed Zoning: B3 District Total rezoning area: 59.71 acres Proposed build -out 835,575 square feet maximum #3949 2 Greenway Engineering April 12, 2004 COMPREHENSIVE PLAN Adams Development Group, Inc. Rezoning The proposed site is being developed in conformance with the Comprehensive Policy Plan, Northeast Land Use Plan. The subject property is to be developed in commercial and industrial transition land uses as depicted on page 6-33.4 of the Comprehensive Policy Plan. 1. Urban Development Area Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, tax parcels 44-((A))-75, is located on a manmade boundary created by Interstate 81 on the western edge of the tract and Martinsburg Pike (US Route 11) to the east. A single entrance on Martinsburg Pike (Route 11) is proposed to accommodate vehicular access to the subject site. Martinsburg Pike is a three lane arterial road providing for a single north and south travel lane and a center turn lane along the entire frontage of the subject site. The availability of rail along the northwest side of the subject site provides opportunities for rail service. Flood Plains The subject site is located on the FEMA NFIP map #510063-0115-B. The site is located as "Zone C", area outside the 100 -year flood plain. Wetlands The National Wetlands Inventory Map indicates that there are no wetlands on the subject site. Steep Slopes There are no steep slopes (over 50%) on this site. 43949 3 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning Mature Woodlands There are no woodlands on the subject site. Soil Types (Reference Attachment 2. Adams Rezoning Existing Soils Map) The following four soil types are identified in this property according to the Soil Survey of Fredrick County, map sheet number 24 (USDA Soil Conservation Service). 7C-Carbo-Oaklet-Rock outcrop complex 2-15 percent slopes, covers approx. 5% of site 1413-Fredrick-Poplimento Loams 2-7 percent slopes, covers approx. 40% of site 16C -Fredrick Poplimento Loams, very rocky 7-15 percent slopes, covers approx. 20% of site 29-Massanetta Loam, 0-4 percent slopes, covers approx. 35% of site The 14B and 29 soil types are identified as prime agricultural soils according to Table 5, Prime Farmland (Soil Survey of Fredrick County, page 123). B. SURROUNDING PROPERTIES Adjoinirg propertyzoning and present use: North: Zoned RA District Use: Residential SFD/mobile home South: Zoned MHl District Use: Mobile homepark Zoned M1 District Use: Commercial Zoned RA District Use: Residential SFD East: Zoned B3 District Use: Industrial (APAC Virginia, Inc.) Zoned RA District Use: Institutional (church) West: Zoned RA District Use: Interstate Highway 81 Use: VDOT Rest area/welcome center #3949 4 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning C. TRANSPORTATION The proposed rezoning has proffered a maximum aggregate of 835,575 square feet of building area, comprised of four specific categories of land uses on the 59.71 -acre parcel. A traffic study of the proposal was performed by Kellercq Incorporated. The results of this study (utilizing Institute of Transportation Engineers ((ITE)) Trip Generation Manual, 7h Edition), is as follows. General Warehouse (ITE code 150) 492,500sf 100% Flex Office Warehouse (ITE code 710/150) 39,200sf 25% office 117,675sf 75% warehouse Self-service Mini -warehouse (ITE code 151) 146,200sf 100% General Office (ITE code 710) 40,000sf 100% TOTAL 2,163 VPD 649 VPD 783 VPD 349 VPD 659 VPD F, �.b Please reference Attachment 3. Adams Rezoning Traffic Study, Kellerco, February 17, 2004 The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route 11) between Old Charles Town Road (Route 761) and Cedar Hill Road (Route 671) with 6,300 VPD. All vehicle trips entering and exiting the subject site will travel north or south on Martinsburg Pike to access Interstate 81 (N or S). The Winchester Area Transportation Study (WATS) does not call for improvement to Martinsburg Pike north of Old Charlestown Road (Route 761); however the applicant has proffered to dedicate right-of-way to VDOT for the future development of an additional travel lane. (Reference Attachment 5. Adams Development Group, Inc. Generalized Development Plan) #3949 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning D. SEWAGE CONVEYANCE AND TREATMENT The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to the Winchester and Western Railroad running north to south through the property_ Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA) has determined that 500 gallons/day per acre is a reasonable guide for estimating the sewer impact for this commercial and industrial transition site. Q=500 gallons/day/acre Q=500 gpd x 59.71 acres Q=29,855 gpd The proposed zoning is estimated to add 29,855 gallons per day to the public sewage conveyance system and the Opequon Waste Water Treatment plant. The design capacity of the treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently being utilized The total build -out of the proffered land uses would require approximately 1.5 percent of the available capacity at the Opequon Waste Water Treatment plant; therefore, adequate capacity is availablefor this development. E. WATER SUPPLY The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is an existing 10" water main in Martinsburg Pike (Route 11) and a newly constructed 20" water main adjacent to the Winchester and Western Railroad running north to south through the property. The existing water consumption patterns, Frederick County Service Authority (FCSA) has determined that 1,000 gallons/day per acre quantity is reasonable to consider for the water impact analysis for this commercial and industrial transition site. Q=1000 gallons/day /acre Q=1000gpd X 59.71 acres for Q=59,710 gpd The proposed uses will utilize an estimated 59,710 gallons of water per day. The Global Chemstone Quarry is the water source for the new 20 -inch water main. This quarry is serviced by a water treatment facility providing approximately 2 million gallons per day of potable water. The projected water usage at build -out would account for less than 3 percent of the current source, therefore, adequate capacity is availablefor this development. #3949 6 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning F. SITE DRAINAGE The 59.71 -acre parcel is gently sloped from the northwest to the southeast. The site generally drains southeasterly towards an intermittent stream (unnamed on USGS map) along the southern property line of the site. Stormwater management will be designed to allow for sheet flow through the paved areas serving the various uses to a stormwater management pond and then to be released to the existing natural stream system at an acceptable rate. The stream flows northeast, beneath Martinsburg Pike and into a small pond approximately a tenth of a mile northeast of the site. Stormwater management design will occur during the site development plan process, which will require approval by the Frederick County Engineer and the Virginia Department of Transportation. The following calculations estimate the proposed storm water runoff for a ten-year flow (Reference: VDOT Drainage Manual): Existing C = 0.30 (pasture) Lo =4.6 in/hr (15min) A = 59.71 acres Q1o= 82.40 cfs (Q = CIA) Proposed C = 0.90 (commercial) Ito= 5.5 in/hr (10 min) A = 59.71 acres Qio= 295.56 cfs (Q = CIA) Development of the subject site at maximum build -out will therefore result in an increased runoff of 213.16 cfs. A detailed stormwater evaluation shall be included with any site plan submittals. A detention pond and other stormwater management facilities will be built to control storm water discharge into the above referenced unnamed stream. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet of commercial floor area (Civil Engineering Reference Manual, 411' edition). The following figures show the increase in average annual volume (based on the proffered 835,575 square feet of total building area minus the 146,200 square feet proffered to self-service mini - warehouse, yielding 689,375 square feet of qualifying area). AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 689 (1,000 sq. ft.) AV = 37,206 Cu Yd at build -out The Municipal Solid Waste area of the Regional Landfill has a current capacity of 13,100,000 cubic yards (13.1 Million Cu. Yd.) This capacity is more than adequate to accommodate the solid waste generated from this project. #3949 7 Greenway Engineering April 12, 2004 Adams Development Group, Inc. Rezoning H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies one structure within the immediat area of the subject property, that being Kenilworth (34-113). The Frederick County Rural Landmarks Survey identifies Kenilworth as a property "potentially eligible for the state and national register of historic places" (page 250). The Generalized Development Plan depicts the one hundred foot wide full screen buffer the applicant will provide adjacent to the Kenilworth property. Along the 504 foot shared property line this buffer will contain a six foot high berm and more than one hundred and fifty trees and bushes. (Reference Attachment 5. Adams Development Group, Inc. Generalized Development Plan) The subject site falls within the northwest corner of the core battlefield area boundary of the Second Winchester engagement (Stephensons Depot phase). However, due to the existing development surrounding the site, this area is identified as "having lost historic integrity". I. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 835,575 square feet of transitional industrial land use. The results of this model run indicate that the development of the subject site will provide a positive revenue source to Frederick County of $5,402,768 at buildout; however the model run indicates a fiscal impact to Fire and Rescue Services. Therefore, the applicant has proffered a monetary contribution $0.01 per square foot to adequately address the impact to Fire and Rescue Services for capital facilities costs which will generate a revenue of up to $8,355 at project buildout for Fire and Rescue Services. No other impacts are anticipated as a result of this rezoning proposal. Attachments 1. Adams Rezoning Existing Zoning and Location Map 2. Adams Rezoning Existing Soils Map 3. Adams Rezoning Traffic Study, performed by Kellerco, dated February 17, 2004 4. Adams Development Group, Inc. Proffer Statement S. Adams Development Group, Inc. Generalized Development Plan #39-49 8 DIVISION OF HISTORIC LANDMARKS , SURVEY FORM Historic name Littler -Stephenson House, Rockt�Hmon name Kenilworth County/Town/City Rural Frederick County Street address or route number nt 1 t r7„r4.1, USGS Quad Stephenson Original owner Nathan or Elijah Littler Original use residential Present owner Charles N. Orndoff Present owner address Present use residential Acreage 40 State condition of structure and environs Good condition State potential threats to structure unknown Note any archaeological interest unknown IIC n 1. J4-11.3 Negative no(s)9�73-997! Date or period c.1740, c.1790, c.1820, c.1925-44 Architect/builder/craftsmen unknown Source of name Quarles Source of date Quarles, architectural evidence Stories 2 Foundation and wall const'n Random rubble native limestone. Roof type gable w/ asphalt shingle. Should be investigated for possible register potential? yesk) no[] Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) Kenilworth is an unusual house because it is very difficult, without doing extensive research and close examination, to comprehend in what order the different parts of :the house were built I have tried to be as accurate as possible, but I am not fully comfortable with my conclusions. I was not able to inspect the attic or the basement which I'm sure would have revealed more clea ,ly the order of construction of the house. Kenilworth is a very large stone dwelling. It is made up of two sections. The main section is the front of the house which at first appears to have be built all at the same time. Closer inspection reveals•a_seam in the stonework just to the north of the central front door which runs the entire height of the house. I believe the south -left 3 bays of the house were built prior to the right -north- 2 bays. This would make the oFiginal plan of the house 2 rooms with a side hall. When the north 2 bays were added it made it a centra hall plan. The entire front of the house however, is treated as one unit with a continuous gabl roof and similar 8/2 windows w/ paneled shutters and a central 6 -paneled door w/ a decorative do surround and a 3 -light transom. There are also2 interior end chimneys; the one at the south end is larger. The north gable end is unusual in that it is uneven. There are 2,4 -light square attic windows in that end also. The southern end has a 6/6 attic window and one 8/12 window on each of the other stories. The northern 2 bays have corner quoins in the stonework. The front of the house is fronted by a 2 story single level pedimented portico which looks like it was added in this century. Other alterations include: new roofing material; stone has been repointed and new 8/12 windows. The oldest portion of the house may be the rear 2 story wing with an interior end chimney. It sits on a split level basement and connects to the house through the central hallway. This may be the original portion of the hosue and then the front south bays were added and lastly the north 2 bays. When Harry K. Thaw purchased the property in 1924 he replaced all the original window sashes with steel casement windows. He also tore down the old stone kitchen and built a ;-car garage with an apartment above which he connected to the house with a stone 2 story curtain wall. The only outbuilding which remains is a fine 2 story stone springhouse. The foundations of the bank barn are still evident south of the house. The owner says there was also a stone meathouse on the property at one time. No trees surround the house, but there are Interior inspected? some bushes at the front. There is a circular driveway that comes to the front o the house. Interior was inspected briefly. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) According to Quarles, #9 pp.189-193. 1735 Governor and council of the Colony of Va. to John LittlerL n.d. John Littler to son before 1800 to son Elijah or Nathan Littler 1823 Elijah Littler to William Stephenson 1857 to Wife and at her death, to his sone Henry Stephenson. 1904 to wife Helen M. Stephenson 1911 to son J.T. Stephenson 1920 to J.L. and J.W. Jbllifs 1924 Joliffe to Harry K. Thaw (he shot Stanford White in the Roof garden of the Old Madison Square Garden because he alleged the architect had seduced his wife, Evelyn Nesbit.) 1944 to Dr. C.R. 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