HomeMy WebLinkAbout021-89 Opequon Dist. - Evans Company (Robt. & Rosie Snyder) - BackfileRECEIPT
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FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT
P.O. BOX 601 o 9 COURT SQUARE
WINCHESTER, VIRGINIA 22WI
lljii 1 1, Ill.
DATE !6.
RECEIVED FROM
ADDRESS � � /
THE SUM OF $
FOR
BY
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Upon submittal of your completed application, a sign will be provided for You
AT LEAST SEVEN (7) DAYS BEFORE THE HEARING, the sign must be placed at the
property line and be maintained so as to be legible until the date of the
hearings. Failure to comply means that your request will be tabled.
I UNDERSTAND THAT I AM REQUIRED BY LAW to display a sign provided by the
Frederick County Planning Department. I UNDERSTAND the terms explained
above. My signature verifies that I have received said sign.
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ignature
REZONING CHECKLIST
The application is not complete if the following are not present:
Submission Package
1. Comment sheets from the following agencies
along with any marked copies of the plan:
/A0/9- VDOT -i36/�7City of Winchester
$ V VI Co. San. Auth. 91&1&Co. Hlth. Dept.
9/L &9 Inspections Dept. 9171 Parks & Rec.
loj3//81 Fire Marshall Airport Authority
County Attorney
2.
application form
6.
taxes paid statement
3.
location map
9--1(.,
7.
sign received
4.
survey
8.
fees paid
_ 5.
deed
✓
9.
impact analysis
✓
10.
proffer statement
TRACKING
DATE
9-A(0-89 Application Received
/� Rezoning forwarded to consulting engineer, if required.
Q_ Consultation held with planning staff
�I►7 Rezoning reviewed by Zoning Review Committee
D 8 $Q Adjoiner notifications mailed for PC public hearing
II-1-99 Rezoning heard by PC
121PA39 Public hearing date set by BOS
7-
OJAI Ordinance of amendment with conditions proffered prepared
I it for BOS
a9 ?9 Adjoiner notifications mailed for BOS public hearing
Rezoning heard by BOS JhL
Zoning map amended
0Z-V 90 Rezoning records updated
AMENDMENT
FREDERICK COUNTY ZONING ORDINANCE
Approvals:
Planning Commission November 1, 1989
Board of Supervisors December 13, 1989
An ordinance amending the zoning district map for #021-89 of the
Evans Company (Robert and Rosie Snyder).
WHEREAS, Rezoning application #021-89 of the Evans Company (Robert
and Rosie Snyder) to rezone 15.3 acres from RA (Rural Areas) to B-
2 (Business General) and to rezone 39.6 acres from.RA (Rural Areas)
to RP (Residential Performance), located north and adjacent to
Route 277, east of Stephens City, and 1,750' east of Route 641,
approximately 1.75 miles east of I-81, and designated as Parcel
102-0 on Tax Map 86 in the Opequon District, was referred to the
Planning Commission on November 1, 1989; and
WHEREAS, the Planning Commission held a public hearing on this
application on November 1, 1989; and
WHEREAS, the Planning Commission received a draft statement of
conditions proffered prior to the public hearing; and
WHEREAS, the Board of Supervisors held a public hearing on this
application on December 13, 1989; and
WHEREAS, the Board of Supervisors received a signed statement of
conditions proffered prior to the public hearing; 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 good zoning practice;
THEREFORE, RESOLVED by the Frederick County Board of Supervisors
as follows:
That Chapter 21 of the Frederick County Code, Zoning Ordinance, is
amended to revise the Zoning District Map to change 15.3 acres from
RA (Rural Areas) to B-2 (Business General) and 39.6 acres from RA
(Rural Areas) to RP (Residential Performance) located north and
adjacent to Route 277, east of Stephens City, and 1,750 feet east
of Route 641, approximately 1.75 miles east of I-81, and designated
as Parcel 102-0 on Tax Map 86 in the Opequon Magisterial District
and described by the application and plat submitted, subject to the
following conditions voluntarily proffered in writing by the
applicant and property owner as follows:
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REZONING PROFFERS
EVANS APPLICATION
December 1, 1989
We the undersigned, sole owner and the rezoning applicant for
the Subject Property, hereby voluntarily proffer that in the event
the Subject Property (54.9054 acres) is rezoned by the Board of
Supervisors of Frederick County, Virginia, to the RP (39.6 acres)
and B-2 (15.3 acres) zoning districts, the development of the
property shall be in substantial conformance with the following
conditions:
Transportation
(1) The applicant will dedicate a 60 foot right-of-way and
construct that portion of the Golladay Expressway which traverses
the subject property from Route 277 to the northernmost boundary
of the subject property to provide a 24 foot cross-section.
Alignment to provide interparcel access to the Jefferson Village
Subdivision will be provided on the western boundary of the subject
site; and, the internal road extending south to the Strosnider
property (TM 68, Parcel 005B) will be constructed to allow future
interparcel access to the Subject Property from the Strosnider
property. The applicant will dedicate and construct on -site roads
in accordance with the standards of the Virginia Department of
Transportation and, in addition, will provide curb and gutter
throughout the site pursuant to the conceptual alignments shown on
the Rezoning Plat prepared by Gilbert W. Clifford & Associates,
Inc. dated August 1989 ("Exhibit A") with reasonable allowance for
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engineering and design alteration at the time of actual
development.
(2) Further, in support of Transportation Proffer (1) above, the
applicant will construct that portion of the Golladay Expressway
lying offsite, between the northern boundary of the Subject
Property and the proposed southerly right-of-way line of
Westmoreland Drive, as shown on Exhibit A to provide ingress and
egress to Fredericktowne Estates and other properties to the north.
This construction will be in accordance with the collector road
standards of the Frederick County Ordinance and the Virginia
Department of Transportation. This proffered obligation is
contingent upon rights -of -way and construction easements being
secured by the County at no cost to applicant.
(3) Initial access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb cuts or
access points onto Route 277. These access points shall be the
intersection of the Golladay Expressway and Virginia Route 277 and
two additional points to be determined at the time of Preliminary
Master Plan approval.
(4) The applicant will dedicate sufficient right-of-way and
construct a single right turning lane along Route 277. Development
of the Golladay Expressway/Route 277 Intersection will be
coordinated with the Capitol Properties site lying south across
Route 277.
(5) Construction of the road improvements described herein and
shown within the Subject Property on Exhibit A will take place as
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warranted by the development of the Subject Property.
Residential Development Density
In accordance with the rezoning of 39.6 acres to the RP category,
the applicant hereby proffers a maximum development density of 78
Single Family Detached Dwelling Units and 90 Townhouse Dwelling
Units.
Commercial Development Area
(1) Within the B-2 area a minimum of five percent (5%) of the
interior of the parking lot area shall be landscaped planting
islands which may include a mixture of trees, shrubs, flowers, and
grass. Existing vegetation may be retained where practical.
(2) Within the B-2 area all exterior lighting shall be directed
on -site and shall be non -glare so as to minimize the impact on the
adjoining properties.
( 3 ) Within the B-2 area a minimum spacing of 50 feet shall be
provided between all freestanding business signs. No business sign
shall exceed 100 square feet in size.
Sewer
The applicant shall secure sewer access from the North. Sewer will
be brought to the site at no expense to Frederick County.
Phasing
Phased construction is likely and shall be specified on the Master
Development Plan, when submitted.
Floodplain
The Applicant will incorporate existing floodplain in a natural
setting sensitive to environmental concerns and site design.
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These proffers shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
Applicant and Owner. This document shall set forth the total
obligation of the Applicant and Owner to the County of Frederick
in connection with the rezoning of the Subject Property.
Consequently, the obligation of the Applicant and Owner shall not
be subject to future modification or enlargement without the
express written concurrence or consent of the current property
owner(s), applicant or their successors or assigns.
Applicant:
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Corporate Secretary
The Evans Company, a District
of Columbia Corporation
By
Steph n J. Garchik
President
Property owner: J ,�
Witness R ert J. SA&der
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This ordinance shall be in effect upon its passage.
Passed this 13th day of December, 1989.
A Copy Teste
John R. Riley, Jr.
Frederick County Administrator
REZONING REQUEST #021-89
Evans Company (Robert and Rosie Snyder)
Rezone 54.625 acres
from RA (Rural Areas)
to B-2 (Business General) (15.3 acres)
and RP (Residential Performance) (39.6 acres)
LOCATION: North and adjacent to Route 277, east of Stephens City, and 1750 feet
east of Route 641, approximately 1.75 miles east of I-81
MAGISTERIAL DISTRICT: Opequon
ADJACENT LAND USE AND ZONING: Residences and vacant land zoned RP (Residential
Performance), vacant land zoned RA (Rural Areas), and vacant land zoned B-2
(Businesss General)
PROPOSED USE AND IMPROVEMENTS: Residential and commercial uses.
REVIEW EVALUATIONS:
Transportation Department - No objection to the rezoning of this property and
no overall objections to preliminary master development plan. Adequate sight
distance is obtainable from the proposed entrance location on Route 277.
Before making final comments, my office will require a complete set of
construction plans, drainage calculations, and traffic flow data which
includes traffic splits with the proposed Fredericktowne Estates and
Jefferson Village Subdivision for review. A land use permit will need to be
issued to cover any work on the State's right- of -way.
Health Department - No objection as long as property is served by central
water and sewer.
Sanitation Authority - Water and sewer are available at locations shown on
drawings. Water and sewer capacity available. Have eleven comments on
drawing. Resubmit.
Frederick County Fire Marshal - Hydrant location and fire protection
equipment must be indicated on site plan and meet the requirements of
Chapter 10 of Frederick County Code.
Inspections Department - Shall comply to Use Group "R" Residential Section of
309.0 of the BOCA National Building Code 1987 for RP zoning. For B-2 zoning,
Use Group will be determined at the time of plans review.
Parks and Recreation - Open space and recreational facility requirements must
be met prior to approval of final plan.
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Planning and zoning -
Location: The site is located in the Urban Development Area.
Land zoned RP is adjacent on two sides. Land zoned B-2 is
located diagonally across Route 277. The site is located on
the Route 277 business corridor.
Site Suitability: The site is relatively level and suitable
for development. Existing residences are located to the south
of the site.
Potential Impacts: The proposed business and residential
rezonings are located adjacent to existing residences.
Buffers and screening will be required to separate the uses
on the site from existing uses.
Assuming a maximum of 10,000 square feet of leasable area per
acre of B-2 zoning, the staff would project an average 24-
hour two way traffic volume of 10,000 average daily trips at
the site resulting from the commercial rezoning and full
development. With the residential zoning, the average daily
traffic would be projected at over 11,000 average daily trip
ends. The proposed Golladay Expressway will help address the
traffic concerns. The applicant has provided a preliminary
proffer proposing to construct the proposed Golladay
Expressway through the site and connect it to planned roads
in Fredericktowne Estates.
However, concern should be expressed for the immediate impacts
of the substantial commercial traffic on Route 277. There
will probably need to be substantial improvements to Route 277
in the vicinity of the intersection with the Golladay
Expressway. The applicant has proffered to provide a right
turn lane along the Route 277 frontage of the site.
The applicant projects that the residential development on the
site could result in 118 addition school children. There will
also be an impact on use of Sherando Park and other County
facilities. However, the applicant proposes a mixture between
residential and commercial uses which will provide some
balance between the cost and revenue impacts of the
development.
The applicant has provided preliminary proffers which include
transportation, density, site improvement, and sewer
provisions.
conclusions: The proposal would include land in the Urban
Development area that is surrounded by approved development.
Commercial development is proposed in what is now a business
corridor. Concern should be expressed over traffic impacts
and impacts on County facilities. However, proffers have been
provided to address impacts. Also, the balance between
residential and commercial uses serves to lessen impacts to
some extent.
STAFF RECOMMENDATIONS: Approval with acceptance proffers.
(For 11 1 89)
PLANNING COMMISSION RECOMMENDATIONS OF 11/1/89: Approval with proffers and
the following concerns:
1) That there should be no more than two entrances on Route 277.
2) That the right-of-way width for Golladay Expressway should exceed 50 feet.
3) That a pedestrian walkway or sidewalk system be provided in the development.
4) That the development would contribute to overcrowding in the schools.
The vote recommending approval was:
YES (TO APPROVE): McDonald, Sherwood, Golladay, DeHaven, Wilson, Romine, Thomas
NO: Marker, Rinker
(Mrs. Copenhaver was not present.)
THE EVANS COMPANY • •
8251 GREENSBORO DRIVE, SUITE 1100, MC LEAN, VA 22102 703-893-7500
December 1, 1989
BY FEDERAL EXPRESS
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Mr. Robert W. Watkins ---�
Planning Director
Frederick County Department of Planning and Development
9 Court Square
Winchester, VA 22601
Re: Rezoning Request #021-89
Evans Company (Robert & Rosie Snyder)
Final Proffer Statement
Mr . -Watkins
Enclosed is our finalized proffers for the referenced rezoning.
These incorporate the comments made at our recent meeting with
Dudley Rinker, you and Chuck Maddox.
Please do not hesitate to contact either Denise Clements or me if
you have comments about these proffers or to discuss them in
further detail.
Sincerely,
art ---
Donald R. Hague
DRH/ngj
Enclosure
cc: Chuck Maddox, G. W. Clifford & Associates, w/enc.
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APPLICATION FOR REZONING
FREDERICK COUNTY, VIRGINIA
Zoning Amendment No. Submittal Deadline is
Application Date 9-2 Z-89 P/C Meeting:
Fee Paid IJ -7/5 L3 B/O/S Meeting:
1. APPLICANT (The applicant is the owner X other (check one)
fNCOMPANY
TELEPHONE:ADDRESS: 8251 Greensboro Dr. Suite 1100 McLean, Va 22102
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2. Please list all owners of the property or parties in interest:
Robert J. & Rosie L. Snyder
3. The property sought to be rezoned is located at (please give exact
• directions)
NORTH & ADJACENT TO STATE RTE 277 EAST OF STEPHENS CITY AND
17501+ EAST OF STATE RTE. 641 APPROXIMATELY 1 75 miles EAST OF
I-81.
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4. The property has a frontage of LU feet and a depth of 1490 feet and
consists of 54.625 acres. (Please be exact)
5. The property to be rezoned is owned by Robert J. & Rosie L. Snyder as
evidenced by deed from A. Taylor Ritter, et ux recorded in deed book no.
la on page �7 , registry of the County of Frederick.
6. 21-Digit Property Indentification No: 86000-A00-0000-0000-01020
Magisterial District: OPEOUON
7. It is requested that the property be rezoned from $=Z to B-2 & RP.
8. It is proposed that the property will be put to the following use:
RESIDENTIAL & COMMERCIAL
9. It is proposed that the following buildings will be constructed:
Structures which are permitted in the RP & B-2 Zonincr. rr
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11. Additional comments, if any
I (we), the undersigned, do hereby respectfully make application and
petition the governing body to amend the zoning ordinance and to change
the zoning map of the Frederick County, Virginia, with the above facts as
support of this appllication.
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Signature of Applicant:
The Evans Company
Signature of Owner:
Robert J. Snyder
Owners' Mailing Adress: Route 1, Box 352, Stephens City, VA. 22655
Owners' Telephone No: (703) 869-1265
For Office Use Only
PLt`-tiNING COMMISSION PUBLIC HEARING RECOMMENDATION OF (da_e) �' ir//�I
Approval Denial SECRETARY (signed4 -''ej c
BO _RD OF SUPERVISORS PUBLIC HEARING ACTION OF (date) -4ve /,:- / 3 1
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Approval Denial COUNTY AD IN.(signed)
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10. The following are all of the individuals, firms, or corporations owning
property adjacent to both sides and rear and in front of (across street
fe from) the property sought to be rezoned. (Use additional pages if
necessary). These people will be notified by mail of this application.
(PLEASE LIST COMPLFTF 21-DIGIT NUMBER)
Name: James 1. Beaver]
Address: Rt.8. Box 1085 Winchester, Va 22601
Property I.D.#: 86000-A00-0000-0000-00800
Name: Ross & 011ie C. BoydJ
Address: Rt.1, Box 346 Stephens City, Va 22655
Property I.D.#: 86000-A00-0000-0000-01080
Name: J. Carson Cline t/
Address: Rt.1, Box 354 Stephens City, Va 22655
Property I.D.#: 86000-005-0000-0000-000FO
Name: Lewis M. Costello & Douglas M. Keller",�
• Address: Rt.1, Box 507 Toms Brook, Va 22660
Property I.D.#: 75E00-001-0000-0003-00390
75000-A00-0000-0000-0070B
75000-A00-0000-0000-00710
75000-A00-0000-0000-00720
Name: Lucien M. Grimm f
Address: 540 Massie Dr. Winchester, Va 22601
Property I.D.#: 86000-A00-0000-0000-01060
86000-A00-0000-0000-0117A
Name: Saidie Huffman
c/o A.F. Huffman V
Address: Rt.1 Stephens City, Va 22655
Property I.D.#: 86000-A00-0000-0000-01110
Name: Clarence & Norma W. Lucas]J
Address: Rt.1, Box 350 Stephens City, Va 22655
Property I.D.#: 86000-A00-0000-0000-01040
Name:
John E. & Jane P. McAllister
Address:
Rt.l, Box 198 Stephenson, Va
22656
Property
I.D.#:
86000-A00-0000-0000-00880
Name:
Leroy Orndorff_
Address:
Rt.l, Box 351 Stephens City,
Va 22655
Property
I.D.#:
86000-A00-0000-0000-01030
Name:
Donald R. & Audrey L. Shiflett
Address:
Rt.l, Box 355 Stephens City,
Va 22655
Property
I.D.#:
86000-005-0000-0000-000EO
86000-005-0000-0000-000HO
Name:
John. B. & Clara E. Shiflett
Address:
Rt.l, Box 353 Stephens City,
Va 22655
Property
I.D.#:
86000-005-0000-0000-OOOGO
Name:
R.W. & Ruth Story
Address:
Rt.l, Box 361 Stephens City,
Va 22655
Property
I.D.#:
86000-A00-0000-0000-00900
Name:
Steven Allen & Barbara K. Stickle
Address:
Rt.l, Box 347 Stephens City,
Va 22655
Property
I.D.#:
86000-AO0-0000-0000-01070
/
Name:
Robert N. & Cora W. Strosnyder
J
c/o Cora Strosnyder
Address:
Rt.l, Box 358 Stephens City,
Va 22655
Property
I.D.#:
86000-005-0000-0000-000BO
Name:
Marjorie H. Teets
Address:
Rt.l, Box 345 Stephens City,
Va 22655
Property
I.D.#:
86000-A00-0000-0000-01100
Name:
County of Frederick
Address:
9 Court Square Winchester, Va.22601
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Property I.D.#: 86000-A00-0000-0000-01350 D
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� SEp L b 1989
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• Environmental & Planning Impacts
for
The Evans Company.
September 1989
Introduction
The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate
the above referenced project in light of several major planning issues, as outlined and
required by the Frederick County Board of Supervisors. This document is prepared in
support of and in preparation to rezone the property from present Rural Area District (RA)
to Residential Performance (RP), and Business, General District(B-2).
1 ) Traffic Impacts
The 55 acres of land, zoned residential performance and commercial, will yield
is approximately 78 homes, 80 townhouses, and 10 acres for commercial use. At 10 trip ends
per day per dwelling unit, the residential section will generate approximately 1580 trips
per day. At a 30% FAR and 5 trips per 1000 square feet of GLFA, the commercial section
will produce approximately 650 trips per hour. The Development will generate roughly
750 trips per hour. It is estimated 85% of this traffic will impact VA Rte 277, or 640
trips per hour. The remaining 110 trips per hour will exit the site on Buchanan Drive to
the west through Jefferson Village.
2. Sewage Conveyance and Treatment Impacts:
Sewage service to this site is provided from the Fredericktowne-Wright's Run
Interceptor. This line is located just north of the site, and can be easily accessed. The flow
will be carried to the Wright's Run Pump Station, and then pumped to the new Parkins Mills
WWTP. Flows generated from the total development are estimated by the State Health
Department at 105,000 (400 gpd/home, 300 gpd/1000 sqft GLFA) gallons per day with an
instantaneous peak flow of 185 gallons per minute. The actual flows from writer's
experience will be about one half or 53,000 GPD.
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All sewage conveyance systems involved should have full capability of handling this
additional flow as does the plant have the capability of treating and discharging this flow in
satisfactory manor. An engineering evaluation of the impact on the existing sewage systems
should be made coincident with the Preliminary Master Development Plan Phase.
This project would connect to the new 12" water main on the south side of Rte 277.
The water service should also be extended to connect with the Jefferson Village to the west
and Fredericktowne Estates to the north. The estimated water use is the same as sewage flow.
This project will generate one school age child per single family detached dwelling,
and per every two townhouses. The County would have to provide facilities for
approximately 118 children.
5. Parks and Recreation Cost:
This project would result in an impact on Parks and Recreation. The proximity of
the project to the Sherando Park would encourage utilization. While we have at present no
diffenitive way of measuring the effect, we would believe each residence will benefit from
the presence of Sherando. We also think that zoning residential near the county park facility
makes good sense.
6. Drainage Facility Im i=:
The development of single family in lieu of agricultural will increase run off in over
that which would be created in farming use. It is recommended that either suitable green
space be provided to reduce and buffer run off amounts if the increased run off from the
development cannot be handled by the receiving stream, in accordance with state criteria. In
lieu of the above, additional storm water detention calculations should be presented with
final design which would show no adverse impacts created by the imposition of this increase
storm water.
Sheriff protection will be required by this facility. Routine patrols of the area
should suffice for the majority of time and materials necessary to cover this kfacilit
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Special patrols and activities may include a total of 2 hours per week. Special coverage at
$50.00 per hour would involve approximately $5200.00 per year. There should be no
other impacts on emergency services.
Costs to the County would be normal for this type of development. No special waste
removal needs are planned. Waste removal by house to house collection is available by
private contractor.
9. Environmental Impacts:
There will be certain minor negative impacts due to the construction activity
including run off, sediment, noise and traffic movements. These are to be minimized by
proper compliance with local and state laws for environmental protection. A minor increase
in run off quantity and a decrease in quality is probable from this development. The effects
on the downstream impoundment and stream are minimal and in accordance with local and
state regulations. There is no known loss of irretrievable resources involved with this
project. There are no known endangered species of fauna, flora or wildlife which will be
effected by this project. Ground water and air quality should be unaffected. A minor impact
of a negative nature is associated with increased traffic, as mentioned.
10. Other Fiscal Impacts:
No other impacts were noted.
11. Historic Imp:
This project will be evaluated for sites of historic significance and such sites
cataloged and shown on the Preliminary Master Development Plan.
Charles E. Maddox, Jr., P.E., V.P.
G. W. Clifford & Associates, Inc.
Consulting Engineer
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EvanslSnyder
REZONING APPLICATION
County of Frederick, Virginia
Opequon Magisterial District
Prepared for
Evans Company
8251 Greensboro Drive
Suite 1100
McLean, Va 22102
September 1989
by
gilbert w. clifford & associates, inc.
FREDERICKSBURG - WINCHESTER
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REQUEST FOR
REZONING & PRELIMINARY MASTER PLAN COMMENTS
City of Winchester, Virginia
ATTN: Tim Youmans, Planning Director
Rouss City Hall
15 N. Cameron Street, Winchester, Virginia 22601
(703) 667-1815
The City of Winchester offices are located in Rouss City Hall at
15 North Cameron Street in Winchester, if you prefer to hand
deliver this review form.
phoneApplicant's name, address and number:•N•M'•N8251 Greensboro D- 1100
AaentoG.W. CliffordAssoc..Inc. 20 S. Cameron
Winchester, Va 61 •m Price 1 •• •
Name of development and/or description of the request:
Location:
NORTH & ADJACENT TO STATF PTE.277 EAST OF STEPHENS CITY AND 1750'±
EAST OF STATE RTE. 641.APPROXIMATELY 1.75 miles EAST OF I-81.
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City of Winchester Comments:
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City Signature and Dater /11- I � I ----- 'S �t) 9`
(NOTICE TO CITY - PLEASE RETURN THIS ORM TO THE AG NT )
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Please
also attach a copy of you application form, location map, and all
other pretinent information.
SEP 2 6 ..
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1989
Ti'MTC
Frederick County Sanitation Authority
ATTN: Wellington Jones, Engineer/Director
P.O. Box 618, Winchester, Virginia 22601
(703) 665-5690
The Frederick County Sanitation Authority is located on the second
floor of the Old Frederick County Courthouse in Winchester, if you
prefer to hand deliver this review form.
addressApplicant's name, -number:
COMPANY 3251 Gr- .• • Dr. Suite 1100
McLean, 1 P• . 1 :• 11
Name of development and/or description of the request:
Location:
Sanitation Authority Comments:
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Sanit. Signature & Date:
(NOTICE TO SANITATION -,
M
SE RETURN THIS FORM TO'AGENT.)
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map, and
all other pertinent information.
F <<
t,,
SAP
REZONING PROFFERS
EVANS APPLICATION
December 1, 1989
We the undersigned, sole owner and the rezoning applicant for
the Subject Property, hereby voluntarily proffer that in the event
the Subject Property (54.9054 acres) is rezoned by the Board of
Supervisors of Frederick County, Virginia, to the RP (39.6 acres)
and B-2 (15.3 acres) zoning districts, the development of the
property shall be in substantial conformance with the following
conditions:
Transportation
(1) The applicant will dedicate a 60 foot right-of-way and
construct that portion of the Golladay Expressway which traverses
the subject property from Route 277 to the northernmost boundary
of the subject property to provide a 24 foot cross-section.
Alignment to provide interparcel access to the Jefferson Village
Subdivision will be provided on the western boundary of the subject
site; and, the internal road extending south to the Strosnider
property (TM 68, Parcel 005B) will be constructed to allow future
interparcel access to the Subject Property from the Strosnider
property. The applicant will dedicate and construct on -site roads
in accordance with the standards of the Virginia Department of
t
Transportation and, in addition, will provide curb and gutter
jthroughout the site pursuant to the conceptual alignments shown on
I
the Rezoning Plat prepared by Gilbert W. Clifford & Associates,
Inc. dated August 1989 ("Exhibit A") with reasonable allowance for
1
0
0
engineering and design alteration at the time of actual
development.
(2) Further, in support of Transportation Proffer (1) above, the
applicant will construct that portion of the Golladay Expressway
lying offsite, between the northern boundary of the Subject
Property and the proposed southerly right-of-way line of
Westmoreland Drive, as shown on Exhibit A to provide ingress and
egress to Fredericktowne Estates and other properties to the north.
This construction will be in accordance with the collector road
standards of the Frederick County Ordinance and the Virginia
Department of Transportation. This proffered obligation is
contingent upon rights -of -way and construction easements being
secured by the County at no cost to applicant.
(3) Initial access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb cuts or
access points onto Route 277. These access points shall be the
intersection of the Golladay Expressway and Virginia Route 277 and
two additional points to be determined at the time of Preliminary
Master Plan approval.
(4) The applicant will dedicate sufficient right-of-way and
construct a single right turning lane along Route 277. Development
of the Golladay Expressway/Route 277 Intersection will be
coordinated with the Capitol Properties site lying south across
Route 277.
(5) Construction of the road improvements described herein and
shown within the Subject Property on Exhibit A will take place as
6
warranted by the development of the Subject Property.
Residential Development Density
In accordance with the rezoning of 39.6 acres to the RP category,
the applicant hereby proffers a maximum development density of 78
Single Family Detached Dwelling Units and 90 Townhouse Dwelling
Commercial Development Area
Within the B-2 area a minimum of five percent (5%) of the
interior of the parking lot area shall be landscaped planting
islands which may include a mixture of trees, shrubs, flowers, and
Existing vegetation may be retained where practical.
Within the B-2 area all exterior lighting shall be directed
on -site and shall be non -glare so as to minimize the impact on the
adjoining properties.
Within the B-2 area a minimum spacing of 50 feet shall be
provided between all freestanding business signs. No business sign
shall exceed 100 square feet in size.
The applicant shall secure sewer access from the North. Sewer will
be brought to the site at no expense to Frederick County.
Phased construction is likely and shall be specified on the Master
Development Plan, when submitted.
Floodplain
The Applicant will incorporate existing floodplain in a natural
setting sensitive to environmental concerns and site design.
0 0
These proffers shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
Applicant and Owner. This document shall set forth the total
obligation of the Applicant and Owner to the County of Frederick
in connection with the rezoning of the Subject Property.
Consequently, the obligation of the Applicant and Owner shall not
be subject to future modification or enlargement without the
express written concurrence or consent of the current property
owner(s), applicant or their successors or assigns.
Corporate Secretary
Witness
Applicant: The Evans Company, a District
of Columbia Corporation
Property Owner:
n
By
Stephen J. Garchik
President
Robert J. Snyder
8251 GREENSBORO DRIVOITE 1100, MC LEAN, VA 22102 703-893-7
January 9, 1990
Mr. Robert W. Watkins
Planning Director
County of Frederick Department of Planning and Development
PO Box 601
9 Court Square
Winchester, VA 22601
Re: Snyder Property
Rezoning Request #021-089
161monlimeIT
I am writing to confirm part of the discussion that was a part of
the Board of Supervisors meeting of December 13, 1989, relating to
the above referenced rezoning.
As you may recall, Dudley Rinker wanted to 'know, prior to the
rezoning action, that the right-of-way for the Golladay Road across
Fredericktowne Estates to Westmoreland Drive would not cost the
County anything. At the hearing, Dave Holliday agreed to provide
the right-of-way for the Golladay Road, and The Evans Company
agreed to purchase Lot 35, Section 2 from Mr. Holliday. This lot,
which is zoned R-P, will be made a part of the townhouse portion
of our project.
Chuck Maddox will be revising the Master Plan for this development
to incorporate this lot. As was mentioned at the Supervisors'
meeting, this will increase by four the number of townhouse units
in this project..
Please contact Chuck Maddox or me if you have questions about this
or require additional information.
Very truly yours,
L
Donald R. Hague
DRH/ngj
THE EVANS COMPANY O 0,
8251 GREENSBORO DRIVE, SUITE 1100, MC LEAN, VA 22102 703-893-/500
December 19, 1989
Mr. James Golladay
Chairman
Frederick County Planning Commission
P.O. Box 601
Winchester, Virginia 22601
Dear Jim:
Thank you for meeting with us and assisting with our
groundwork for the Snyder Rezoning. Your input was a key element
of our recent success.
The Evans Company is pleased with the Snyder Plan and the
opportunity it presents for continued involvement in Frederick
County.
We look forward to working with the Planning Commission in the
future.
Sincerely,
James A. Evans
JAE%mjw
THE EVANS COMPANY
8251 GREENSBORO DRIVE, SITE 1100, MC LEAN, VA 22102 703-893-750
January 9, 1990
Mr. Robert W. Watkins
Planning Director
County of Frederick Department of Planning and Development
PO Box 601
9 Court Square
Winchester, VA 22601
Re: Snyder Property
Rezoning Request 0021-089
Dear Bob:
I am writing to confirm part of the
the Board of Supervisors meeting of
the above referenced rezoning.
�D
I I JAN 1 61990
discussion that was a part of
December 13, 1989, relating to
As you may recall, Dudley Rinker wanted to know, prior to the
rezoning action, that the right-of-way for the Golladay Road across
Fredericktowne Estates to Westmoreland Drive would not cost the
County anything. At the hearing, Dave Holliday agreed to provide
the right-of-way for the Golladay Road, and The Evans Company
agreed to purchase Lot 35, Section 2 from Mr. Holliday. This lot,
which is zoned R-P, will be made a part of the townhouse portion
of our project.
Chuck Maddox will be revising the Master Plan for this development
to incorporate this lot. As was mentioned at the Supervisors'
meeting, this will increase by four the number of townhouse units
in this project.
Please contact Chuck Maddox or me if you have questions about this
or require additional information.
Very truly yours,
Donald R. Hague
DRH/ngj
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
FAX 703 / 667-0370
December 19, 1989
Evans Company
C/O Robert & Rosie Snyder
8251 Greensboro Drive
Suite 1100
McLean, Virginia 22102
Dear Mr. & Mrs Snyder:
This letter is to confirm action taken by the Frederick County
Board of Supervisors at their meeting of December 13, 1989.
Approval of Rezoning Request # 021-89 of Evans Company, Robert &
Rosie Snyder, to rezone 15.3 acres from RA (Rural Area) to B-2
(Business General) and 39.6 acres from RA (Rural Area) to RP
(Residential Performance) for a total of 54.625 acres rezoned for
residential and commercial use. This property is located north and
adjacent to Route 277, east of Stephens City, and 1750 feet east
of Route 641, approximately 1.75 miles east of I-81 in the Opequon
Magisterial District.
If you have any questions regarding this rezoning, do not hesitate
to call this office.
Sincerely,
Robert W. Watkins
Planning Director
RWW/slk
cc: Eston Rudolph, Commissioner of Revenue
Roy Jennings, Commissioner of Revenue Office
George Whitacre, Clerk of Circuit Court
William C. Orndoff, Treasurer
9 Court Square
Winchester, Virginia
22601
0
0
Evans Rezoning (21-89)
SUMMARY OF AVERAGE VEHICLE TRIP GENERATION
SATURDAY AND SUNDAY DRIVEWAY VOLUMES
10-25-89
SATURDAY SUNDAY
24 HR PEAK HOUR 24 HR PEAK HOUR
2-WAY 2-WAY
LAND USE SIZE VOL. ENTER EXIT VOL. ENTER EXIT
SHOPPING CENTER
160 T.G.L.A. 12812
628
604
6514
0
0
SINGLE FAMILY DWELLINGS
78 DWELLING UNITS 792
40
34
681
38
35
SINGLE FAMILY DWELLINGS
98 DWELLING UNITS 995
50
43
856
48
44
TOTAL
14599
718
681
8051
86
79
Note: A zero rate indicates no rate data available
TRIP GENERATION BY MICROTRANS
0
0
Evans Rezoning (21-89)
SUMMARY OF AVERAGE VEHICLE TRIP GENERATION
AVERAGE WEEKDAY DRIVEWAY VOLUMES
10-25-89
24 HOUR
AM PK
HOUR
PM PK
HOUR
TWO-WAY
LAND USE
SIZE
VOLUME
ENTER
EXIT
ENTER
EXIT
SHOPPING CENTER
160 T.G.L.A.
10086
162
69
390
406
SINGLE FAMILY DWELLINGS
78 DWELLING
UNITS 785
16
43
50
29
SINGLE FAMILY DWELLINGS
98 DWELLING
UNITS 986
20
54
63
36
TOTAL 11857 198 166 503 471
Note: A zero rate indicates no rate data available
TRIP GENERATION BY MICROTRANS
04 60T
REZONING PROFFERS
EVANS APPLICATION
We the undersigned, sole owner and the rezoning applicant for
the Subject Property, hereby voluntarily proffer that in the event
the Subject Property (54.9054 acres) is rezoned by the Board of
Supervisors of Frederick County, Virginia to the RP (39.6 acres)
and B-2 (15.3 acres) zoning districts, the development of the
property shall be in substantial conformance with the following
conditions:
Transportation
(1) The applicant will dedicate a 50 foot right-of-way and
construct the portion of the Golladay Expressway which traverses
the subject property from Route 277 to the northernmost boundary
of the subject property to provide a 24 foot cross-section.
Alignment to provide interparcel access to the Jefferson Village
Subdivision will be provided on the western boundary of the subject
site; and the internal road extending south to the Strosnider
property (TM 68, Parcel 005B will be constructed to allow future
interparcel access to the Subject Property from the Strosnider
property. The applicant will dedicate and construct on -site roads
in accordance with the standards of the Virginia Department of
Transportation and in addition will provide curb and gutter
throughout the site pursuant to the conceptual alignments shown on
the Rezoning Plat prepared by Gilbert W. Clifford & Associates,
Inc. dated August 1989 ("Exhibit A") with reasonable allowance for
i
0 Im • •
engineering and design alteration at the time of actual
development.
(2) Further, in support of Transportation Proffer (1) above, the
applicant will construct that portion of the Golladay Expressway
between the northern boundary of the subject property and the
proposed southerly right-of-way line of Westmoreland Drive, as
shown on Exhibit A to provide ingress and egress to Fredericktowne
Estates and other properties to the north. This construction will
be in accordance with the collector road standards of the Frederick
County ordinance and the Virginia Department of Transportation.
This proffered obligation is contingent upon rights -of -way and
construction easements being secured by the County at no cost to
applicant.
(3) Initial access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb cuts or
access points onto Route 277. These access points shall be the
intersection of the Golladay Expressway and Virginia Route 277 and
two additional points to be determined at the time of Preliminary
Master Plan approval.
(4) The applicant will dedicate sufficient right-of-way along
Route 277 to provide for a single right turning lane of sufficient
length to accommodate projected traffic volumes and maintain level
of service on Route 277. Development of the intersection of the
Golladay Expressway and Route 277 will be coordinated with other
landowners in the vicinity.
(5) Construction of the roads described herein and shown within
2
IN • 0
the Subject Property on Exhibit A will take place as warranted by
the development of the Subject Property.
Residential Development Density
In accordance with the rezoning of 39.6 acres to the RP category,
the applicant hereby proffers a maximum development density of 78
Single Family Detached Dwelling Units and 90 Townhouse Dwelling
Units.
Commercial Development Area
(1) Within the B-2 area a minimum of five percent (5%) of the
interior of the parking lot area shall be landscaped planting
islands which may include a mixture of trees, shrubs, flowers, and
grass. Existing vegetation may be retained where practical.
(2) Within the B-2 area all exterior lighting shall be directed
on -site and shall be non -glare so as to minimize the impact on the
adjoining properties.
( 3 ) Within the B-2 area a minimum spacing of 50 feet shall be
provided between all freestanding business signs. No business sign
shall exceed 100 square feet in size.
(4) Applicant shall provide in its covenants, deed restrictions,
or other documentation relating to the development of the subject
property for the coordination of architectural styles and uses.
Such documentation shall be submitted to the Zoning Administrator
upon request prior to recordation to assure compliance with the
Frederick County zoning and subdivision ordinances.
Sewer
The applicant shall secure sewer access from the North. Sewer will
rK
\J
0
TOP
OCT 2 7 Iggg
1
0 0
be brought to the site at no expense to Frederick County.
Phasing
Phased construction is likely and shall be specified on the Master
Development Plan, when submitted.
Floodplain
The Applicant will incorporate existing floodplain in a natural
setting sensitive to environmental concerns and site design.
These proffers shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
applicant and owner. This document shall set forth the total
obligation of the applicant and property owner to the County of
Frederick in connection with the rezoning of the site.
Consequently, the obligation of the applicant and property owner
shall not be subject to future modification or enlargement without
the express written concurrence or consent of the current property
owner(s), applicant or their successors or assigns.
Corporate Secretary
Witness
Applicant:
Property Owner:
4
The Evans Company, a District
of Columbia Corporation
By
Stephen J. Garchik
President
Robert J. Snyder
•
0
I i 7WL-11 11
` OCT 2 71989
COUNTY of FREDERICK
IDepartment of Planning and Development
703/665-5651
FAX 703/667-0370
November 29, 1989
TO THE APPLICANT(S) and/or ADJOINING PROPERTY OWNER(S)
The Application Of: Evans Company (Robert & Rosie Snyder)
Rezoning Request #021-89 To: Rezone 54.625 acres from RA (Rural Areas) to B-2
(Business General) and RP (Residential Performance). This property is located
north and adjacent to State Route 277 East of Stephens City and 1750' + East of
State Route 641, approximately 1.75 miles east of I-81, in the Opequon Magisterial
District.
This rezoning application will be considered by the Frederick County Board of
Supervisors at their meeting of December 13, 1989 , at 7:15 p.m., in the Board of
Supervisors' Meeting Room, the Old Frederick County Court House, Winchester,
Virginia.
Any interested parties having questions or wishing to speak may attend this
meeting.
Sincerely,
Robert W. Watkins
Director
RWW/slk
9 Court Square
P.O. Box 601
- Winchester, Virginia - 22601
This is to certify t* the attached correspondence w*nailed to the following on
November 29,1989 from the Department of Planning and Development, Frederick
County, Virginia:
Janis L. Beaver
Rt. 8, Box 1.085
Winchester, VA 22601_
Ross & 011ie C. Boyd
Rt. 1, Box 346
Stephens City, VA 22655
J. Carson Cline
Rt. 1, Box 354
Stephens City, VA 22655
COSTT-LLO? LEWIS M*
& DCUGLAS Ni. KcLLE R
RT9 1 BOX :507
TGLIS 139,001C; VA,
GR. It1M1i LUC I E N M.
John E. & Ja31e P. McAllister_
Rt. 1, Box 1.9 o
Stephenson, VA. 2256
?leroy Orndor:`f
Rt. 1, Box 351
Stephens City, VA 22655
SHIFLETT, 11ONALO ;,,
is AUDREY L o
11T� 1. t )X 355
STEPHENS CITY $ VA.
22655
John B. & Clara E. Shiflett
Rt. 1, Box 353
22661 Stephens City, VA 22655
540 0ASSIL
ORa
R.W. & Ruth
Story
WINChl1_STER,
VA.
Rt. 1, Box
361
22601
Stephens City,
VA 22655
Sai.di_e Huffman
c/o A.F.
Huffman
Rt. 1
Stephens
City, VA 2.2655
R bert W.
Watkins, Director
Frederick
County Dept. of Planning
STATE OF VIRGINIA
COUNTY OF FREDERICK
I a Notary Public in and for the state and
county aforesaid, do hereby certify that Robert W. Watkins, Director for the
Department of Planning and Development, whose name is signed to the foregoing,
datedly&. ��(p� , has personally appeared before me and
acknowledged the same in my state and county foresaid.
Given under my hand this day of 1989.
My commission expires onAkmij 3 qq 1
NOTARY PUBLIC
M
10
Steven Allen & Barbara Stic>sley
Rt. 1, Box 347
Stephens City, VA 22655
Robert N. & Cora W. Strosnyder
c/o Cora Strosnyder
Rt. 1, Box 358
Stephens City, VA 22655
Marlor_ie H. Teets
Rt. _ 1, Box 345
Stephens City, Va 22655
Col?nty of Frederick
9 Court Square
Winchester, VA 22601..
E4vans Co.
3251_ Greensboro, Dr., Ste. 1.1.00
McLean, VA 221.02
Charles E. Maddox, Jr.
G.W. Clifford & Assoc.
PO Box 21.04
Winchester, VA 22601
Clarence $ Norma W. Lucas
Rt. 1, Box 350
Stephens City, Va. 22655
THE EVANS COMPANY •
8251 GREENSBORO DRIVE, SUITE 1100, MC LEAN, VA 22102 703-893-7500
October 26, 1989
BY FEDERAL EXPRESS
Mr. Robert W. Watkins
Planning Director
Department of Planning and Development
9 Court Square
Winchester, VA 22601
Re: Snyder Property
Rezoning Proffers
D -
-
WrZTM
Enclosed are two copies of the proposed rezoning proffers for the
Snyder property. Item (4) in the Transportation section is
intended to address your suggestions that we provide for a right
turning lane on Route 277.
I hope these proffers will be acceptable to you and the Planning
Commission. Once again, thanks for meeting with Jim Longerbeam and
me to review these.
Sin rely,
Donald R. ague
DRH/ngj
Enclosure
1:
9
OCT 2 7 1, pli
REZONING PROFFERS �O T
EVANS APPLICATION LU'C/�'
We the undersigned, sole owner and the rezoning applicant for
the Subject Property, hereby voluntarily proffer that in the event
the Subject Property (54.9054 acres) is rezoned by the Board of
Supervisors of Frederick County, Virginia to the RP (39.6 acres)
and B-2 (15.3 acres) zoning districts, the development of the
property shall be in substantial conformance with the following
conditions:
Transportation
(1) The applicant will dedicate a 50 foot right-of-way and
construct the portion of the Golladay Expressway which traverses
the subject property from Route 277 to the northernmost boundary
of the subject property to provide a 24 foot cross-section.
Alignment to provide interparcel access to the Jefferson Village
Subdivision will be provided on the western boundary of the subject
site; and the internal road extending south to the Strosnider
property (TM 68, Parcel 005B will be constructed to allow future
interparcel access to the Subject Property from the Strosnider
property. The applicant will dedicate and construct on -site roads
in accordance with the standards of the Virginia Department of
Transportation and in addition will provide curb and gutter
throughout the site pursuant to the conceptual alignments shown on
the Rezoning Plat prepared by Gilbert W. Clifford & Associates,
Inc. dated August 1989 ("Exhibit A") with reasonable allowance for
1
• 0
C� K0 �ti,%
OCT 2 7 1989
engineering and design alteration at the time of actual
development.
(2) Further, in support of Transportation Proffer (1) above, the
applicant will construct that portion of the Golladay Expressway
between the northern boundary of the subject property and the
proposed southerly right-of-way line of Westmoreland Drive, as
shown on Exhibit A to provide ingress and egress to Fredericktowne
Estates and other properties to the north. This construction will
be in accordance with the collector road standards of the Frederick
County ordinance and the Virginia Department of Transportation.
This proffered obligation is contingent upon rights -of -way and
construction easements being secured by the County at no cost to
applicant.
(3) Initial access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb cuts or
access points onto Route 277. These access points shall be the
intersection of the Golladay Expressway and Virginia Route 277 and
two additional points to be determined at the time of Preliminary
Master Plan approval.
(4) The applicant will dedicate sufficient right-of-way along
Route 277 to provide for a single right turning lane of sufficient
length to accommodate projected traffic volumes and maintain level
of service on Route 277. Development of the intersection of the
Golladay Expressway and Route 277 will be coordinated with other
landowners in the vicinity.
(5) Construction of the roads described herein and shown within
2
Q C� IE L vL
OCl' 2 7 ,gig
__r
C
0
the Subject Property on Exhibit A will take place as warranted by
the development of the Subject Property.
Residential Development Density
In accordance with the rezoning of 39.6 acres to the RP category,
the applicant hereby proffers a maximum development density of 78
Single Family Detached Dwelling Units and 90 Townhouse Dwelling
Units.
Commercial Development Area
(1) Within the B-2 area a minimum of five percent (5%) of the
interior of the parking lot area shall be landscaped planting
islands which may include a mixture of trees, shrubs, flowers, and
grass. Existing vegetation may be retained where practical.
(2) Within the B-2 area all exterior lighting shall be directed
on -site and shall be non -glare so as to minimize the impact on the
adjoining properties.
(3) Within the B-2 area a minimum spacing of 50 feet shall be
provided between all freestanding business signs. No business sign
shall exceed 100 square feet in size.
(4) Applicant shall provide in its covenants, deed restrictions,
or other documentation relating to the development of the subject
property for the coordination of architectural styles and uses.
Such documentation shall be submitted to the Zoning Administrator
upon request prior to recordation to assure compliance with the
Frederick County zoning and subdivision ordinances.
Sewer
The applicant shall secure sewer access from the North. Sewer will
3
•
•
c-(
OCT7
1M
U
•
0
be brought to the site at no expense to Frederick County.
Phasing
Phased construction is likely and shall be specified on the Master
Development Plan, when submitted.
Floodplain
The Applicant will incorporate existing floodplain in a natural
setting sensitive to environmental concerns and site design.
These proffers shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
applicant and owner. This document shall set forth the total
obligation of the applicant and property owner to the County of
Frederick in connection with the rezoning of the site.
Consequently, the obligation of the applicant and property owner
shall not be subject to future modification or enlargement without
the express written concurrence or consent of the current property
owner(s), applicant or their successors or assigns.
Corporate Secretary
Witness
Applicant: The Evans Company, a District
of Columbia Corporation
Property Owner:
4
By
Stephen J. Garchik
President
Robert J. Snyder
OCT 2 7
•
1 11
REZONING PROFFERS
EVANS APPLICATION
DRAFT: OCTOBER 23, 1989
OCTOBER 24, 1989
OCTOBER 25, 1989
OCTOBER 26, 1989
We the undersigned, sole owner and the rezoning applicant for
the Subject Property, hereby voluntarily proffer that in the event
the Subject Property (54.9054 acres) is rezoned by the Board of
Supervisors of Frederick County, Virginia to the RP (39.6 acres)
and B-2 (15.3 acres) zoning districts, the development of the
property shall be in substantial conformance with the following
conditions:
Transportation
(1) The applicant will dedicate a 50 foot right-of-way and
construct the portion of the Golladay Expressway which traverses
the subject property from Route 277 to the northernmost boundary
of the subject property to provide a 24 foot cross-section.
Alignment to provide interparcel access to the Jefferson Village
Subdivision will be provided on the western boundary of the subject
site; and, an access to the Strosnider property to the south (TM
68, Parcel 005B). The applicant will dedicate and construct on -
site roads in accordance with the standards of the Virginia
Department of Transportation and in addition will provide curb and
gutter throughout the site pursuant to the conceptual alignments
shown on the Rezoning Plat prepared by Gilbert W. Clifford &
Associates, Inc. dated August 1989 ("Exhibit A") with reasonable
1
allowance for engineering and design alteration at the time of
actual development.
(2) Further, in support of Transportation Proffer (1) the
applicant will construct in accordance with the collector road
standards of the Frederick County ordinance and the Virginia
Department of Transportation that portion of the Golladay
Expressway between the northern boundary of the subject property
and the proposed southerly right-of-way line of Westmoreland Drive,
as shown on Exhibit A, to provide ingress and egress to
Fredericktowne Estates and other properties to the north. This
proffered obligation is contingent upon rights -of -way and
construction easements being secured by the County at no cost to
applicant.
(3) Initial access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb cuts or
access points onto Route 277. These access points shall be the
intersection of the Golladay Expressway and Virginia Route 277 and
two additional points to be determined at the time of Preliminary
Master Plan approval.
Residential Development Density
34.
In accordance with the rezoning of ' i acres to the RP category,
the applicant hereby proffers a maximum development density of 78
Single Family Detached Dwelling Units and 90 Townhouse Dwelling
Units.
Screening and Buffering
(1) Buffer strips, a minimum of twenty (20) feet in width shall
be preserved along the property lines of the area of the subject
property rezoned B-2.
(2) Within the B-2 area, a minimum of five percent (5%) of the
interior of the parking lot area shall be landscaped planting
islands which may include a mixture of trees, shrubs, flowers, and
grass. Existing vegetation may be retained where practical.
(3) Within the B-2 area, all exterior lighting shall be directed
an -site and shall be non -glare so as to minimize the impact on the
adjoining properties.
(4) Within the B-2 area, a minimum spacing of 50 feet shall be
provided between all freestanding business signs. No business sign
shall exceed 100 square feet in size.
(5) Applicant shall provide in its covenants, deed restrictions,
ar other documentation relating to the development of the subject
property for the coordination of architectural styles and uses.
Such documentation shall be submitted to the Zoning Administrator
upon request prior to recordation to assure compliance with the
Frederick County zoning and subdivision ordinances.
Sewer
The applicant shall secure sewer access from the North.
Sewer will be brought to the site at no expense to Frederick
County.
Fhasincr
Phased construction is likely and shall be specified on the Master
Development Plan, when submitted. Permits for individual uses in.
accordance with RP and B-2 zoning may be issued at any time prior
3
i
to full build -out.
Floodplain
The Applicant will incorporate existing floodplain in a natural
setting sensitive to environmental concerns and site design.
These proffers shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
applicant and owner. This document shall set forth the total
obligation of the applicant and property owner to the County of
Frederick in connection with the rezoning of the site.
Consequently, the obligation of the applicant and property owner
shall not be subject to future modification or enlargement without
the express written concurrence or consent of the current property
owner(s), applicant or their successors or assigns.
Corporate Secretary
Witness
Applicant: The Evans Company, a District
of Columbia Corporation
Property Owner:
4
By
Stephen J. Garchik
President
Robert J. Snyder
THETEVANS COMPANY • •
8251 GREENSBORO DRIVE, SUITE 1100, MC LEAN, VA 22102 703-893-7500
BY PAX
Mr. C. E. Maddox Jr.
G. W. Clifford & Associates
20 South Cameron Street
P.O. Box 2104
Winchester, Virginia 22601
RE: Proffers
Snyder Rezoning
Dear Chuck:
Enclosed please find a draft copy of the proffers we have put
together for the Snyder Public Hearing on November 1. Please
review. We will look forward to your comments and assistance in
completing the text and setting up a meeting with Bob Watkins.
Sincerely,
Denise H. Clements
DHC/mjw
Enclosure
Y;)e) ,
irtil 6L�
cc: James A. Evans v
Donald R. Hague w
James C. Longerbeam il"ef /7
.� p
t • 0
1
2
3
File Name:
Snyder Proffer 013
4
5
6
REZONING PROFFERS
7
8
EVANS APPLICATION
9
10
DRAFT: OCTOBER 13, 1989
11
12
13
We the
undersigned, sole owner and the rezoning applicant for
14
the Subject
Property, hereby voluntarily proffer that in the event
15
the Subject
Property (54.9054 acres) is rezoned by the Board of
16
Supervisors
of Frederick County, Virginia to the RP ( acres)
17
and B-2 (
acres) zoning districts, the development of the
18
property shall be in substantial conformance with the following
19
conditions:
20
21
(A) Transportation
22
23
(1) The applicant supports the proposed Golladay Expressway
24 in concept and the proposed route as conceptually shown
25 on the Preliminary Alignment plat prepared by Gilbert W.
26 Clifford & Associates, Inc., hereafter referred to as
27 Exhibit #1.
28 (2) The applicant will dedicate and construct the portion of
29 the Golladay Expressway which traverses the subject
30 property from Route 277 to the northernmost boundary of
31 the subject property. Alignment of internal roadways
32 will provide for interparcel access from Jefferson
33 Village Drive to the west and a future access point to
34 the south. These proffers will provide for the
35 dedication and construction of said on -site roads
36 pursuant to the conceptual alignments shown on the
1
37 Rezoning Plat prepared by Gilbert W. Clifford &
38 Associates, Inc. dated , 1989 ("Exhibit B").
39 (3) Further, in support of Transportation Proffer. #(1) and
40 (2), the applicant will: Qlts
41 (a) construct that portion of the Golladay
42 Expressway lying immediately north of the subject
43 property and providing ingress and egress to
44 Fredericktowne Estates and other properties to the
45 north. Right-of-way and construction easements will
46 be secured by the County at no cost to applicant.
47
48 (b) contribute to Frederick County $70,000 toward
49 the construction of that portion of the Golladay
50 Expressway lying immediately north of the subject
51 property. Said contribution to be payable in cash
52 upon Master Plan Approval.
53
54 (c) Some other form of participation with others
55 who will benefit from the Expressway.
56
57 (4) Access to the property shall be provided via Virginia
58 Route 277. There shall be a maximum of three (3) curb
59 cuts or access points onto Route 277. These access
60 points shall be the intersection of the Golladay
61 Expressway and Virginia Route 277 and two additional
62 points shown on Exhibit B. Internal access shall be
63 provided to all uses and lots included in the area to be
64 rezoned. Such interparcel access shall provide that all
65 uses can be mutually accessed without entering onto Route
66 277. Such internal roadways will be constructed to VDOT
67 standards, utilizing VDOT recommended pavement sections
68 including curb and gutter throughout the site.
69 (B) Screening and Buffering
70 (1) Existing trees with a trunk diameter greater than six (6)
71 inches shall be catalogued and preserved, if possible.
72 Buffer strips along the area of the subject property
73 designated B-2 shall be preserved at a minimum of twenty
74 (20) feet in width.
75 (2) Within the B-2 area, a minimum of five percent (5%) of
76 the interior of the parking lot shall be landscaped
77 planting islands. Existing vegetation may be retained
78 where practical. Vegetation for the planting islands may
79 include a mixture of trees, shrubs, flowers, and grass.
80 (3) Within the B-2 area, all exterior lighting shall be
81 directed on -site and shall be non -glare so as to minimize
82 the impact on the adjoining properties.
83 (4) Within the B-2 area, a minimum spacing of 50 feet shall
84 be provided between all freestanding business signs. No
85 business sign shall exceed 100 square feet in size.
86 (5) Deed restrictions, dedications, or other related
87 documents, if any, shall be submitted to and reviewed by
88 the Zoning Administrator to insure that provisions have
89 been made for coordination of uses, architectural styles,
90 signs, and landscaping.
91 (C) Sewer
92 The applicant shall secure sewer access from the
93 Sewer will be brought to the site at no expense to Frederick
94 County.
95 (D) Storm Water Management
96 A storm water management system, as acceptable to Frederick
3
! !
97 County shall be in place prior to the commencement of any
98 grading work.
99 (E) Phasing
100 It is expected that full development of this site will occur,
101 over several years. Interim use of the site may be requested
102 by permit during the interim development phases. Also,
103 phased construction is likely and shall be specified on the
104 Master Development Plan, when submitted.
105 (F) Environmental Strategy
106 The Applicant will incorporate existing floodplain in a
107 natural setting sensitive to environmental concerns and site
108 design.
109 The Applicant will incorporate existing floodplain in a
110 natural setting sensitive to environmental concerns and site
111 design. These proffers shall be binding upon the heirs, executors,
112 administrators, assigns, and successors in interest of both the
113 applicant and owner. This document shall set forth the total
114 obligation of the applicant and property owner to the County of
115 Frederick in connection with the rezoning of the site.
116 Consequently, the obligation of the applicant and property owner
117 shall not be subject to future modification or enlargement without
118 the express written concurrence or consent of the current property
119 owner(s).
120
121 These Proffers are dated this day of , 1989 and
122 shall be deemed fully executed and accepted by the Applicant, Owner
123 and County on this date.
124
125
126
127
128 Applicant: The Evans Company, a District
129 of Columbia Corporation
130
131
132
133 By
134 Corporate Secretary Stephen J. Garchik
135 President
136
4
0 0
137
138
139
140
141
142
143
144
145
146
Witness
Property Owner:
Robert J. Snyder
•
COUNTY of FREDERICK
IDepartment of Planning and Development
703/665-5651
FAX 703 / 667-0370
October 18, 1989
TO THE APPLICANT(S) and/or ADJOINING PROPERTY OWNER(S)
The Application Of: Evans Company (Robert & Rosie Snyder)
Rezoning Request #021-89 To: Rezone 54.625 acres from RA (Rural Areas) to B-2
(Business General) and RP Residential Performance). This property is located
north and adjacent to State Route 277 East of Stephens City and 1750' + East of
State Route 641, approximately 1.75 miles east of I-81, in the Opequon Magisterial
District.
This rezoning application will be considered by the Frederick County Planning
Commission at their meeting of November 1, 1989, at 7:30 p.m., in the Board of
Supervisors' Meeting Room, the Old Frederick County Court House, Winchester,
Virginia.
Any interested parties having questions or wishing to speak may attend this
meeting.
Sincerely,
PLC--A,I.
v•
v
Robert W. Watkins
Director
RWW/dkg
9 Court Square
P.O. Box 601
Winchester, Virginia
22601
4
V.
0
0
This is to certify that
the attached
correspondence
was mailed to the following on
October 18, 1989 from
the Department
of Planning and
Development, Frederick
County, Virginia:
Evans Company
GR I MiH ? L UC I
EN M ,
8251_ Greensboro Dr.
540 MASS I E
DR.
Suite 1100
WINCHESTERv
VAi„ 22601
McLean, Va. 22102
S�INYDER? ROBE RT J�, F: RGSIE Lo
RT. I s3OX 352
STEPHENS CITY? VA.
22655
8EAVE'-';? JAM'-S L. C-T ALS
RT,, 8 BOX 1085
WINCHESTER? VA.
80YDt ROSS Ia OLLIE C�
PZTQ 1 BOX 346
STEPHENS CITY? VA.
CLINE-t J� CARaOiN
RTo 1 3OX 354
STEPHENS C ITY7 VA,
CCSTELL07 LEWIS M
e Or)UGLAS M.. XELLER
RT ® 1 BOX 507
TCI�IS BROOK? VA
STATE OF VIRGINIA
COUNTY OF FREDERICK
2260.1
22655
22655
HUFFMANi SAIDIIC/0 HUFFMAN9 All Fa
ROUT- 1
STEPHENS CITY, VA
22655
LUCASt CLA E NCE & NORaMA 11io
R'T:. 1 BOX 350
STEPHENS CITY? VA,,
22655
M C A L L I STER' .7 Jt i-IPd
F JANE Pv
RT,, 1 BOX L98
ST _PHENSCN? VA,,
22656
ORND0RFF r L-:ROY
RT, l €3OX 351
ST _11HENS C I TY v VA.
22655
22660
Robert W. Watkins, Director
Frederick County Dept. of Planning
I, �ial,,_ k, l�/kiazbr// a Notary Public in and for the state and
county aforesaid, do hereby certify that Robert W. Watkins, Director for the
Department of Planning and Development, whose name is signed to the foregoing,
dated has personally appeared before me and
acknowledged the same in my state and county foresaid.
Given under my hand this day of 1989.
My commission expires on %3
J
NOTARY PUBLIC
� . ., �
;H|F[ETT, DON ALU Re
E AUDREY L,
RT, 1 BOX 355
STEPHENS CITY, VA,
22655
SHIFLETT, JOHN b, e CLARA E.
RT, I BOX 353
STEPHENS CITY, VA,
22655
STORY, R- W. & RUTH
RT, 1 S 0 X J61
STEPHENS CITY, VA.
3TICKLEY! STEV£R ALLEN
3 BARBARA K,
RT, 1 BOX 347
STEPHER3 CITY, Va,
STROSRIQERs ROBERT No
r CORA w,
C/0 CORA STROSNIDER
RT, 1 BOX 358
STEPHENS CITY, VA.
TEJTSt MARJnRIE H,
RT, I BOX 365
STEPHENS CITY, VA.
COUNTY OF EREOt-
9 COURT SQUARE BOX 601
WIRCHESTLR, VA,
22655
22655
22655
22601
Virginia Department of Transportation
ATTN: William H. Bushman, Resident Engineer
P.O. Box 278, Edinburg, Virginia 22824-0278
(703) 984-4133
The local office of the Transportation Department is located at
1550 Commerce Street, if you prefer to hand deliver this review
form.
ad-4ress and rhonenumber:.NOM••\ 8251 Greenboro Dr. Suite 1100
McLean, 1 •• N• 1 11
AaenteG.W. Clifford & Assoc —Inc. 20 S. Cameron St.
Winchester, .1 •• Price 1 .. •
Name of development and/or description of the request:
Location:
►•: . :� ► • • ► :►� 1
Transportation Department Comments:
No objection to rezoning of this property and no overall objections to
Dreliminary master development Dlan. Adeouate sizht distance is obtainable
from the proposed entrance location on Route 277. Before making final comments
my office will require a complete set of construction plans, drainage calculations
and traffic flow data which includes traffic splits with the proposed Fredericktowne
Estates and Jefferson Village Subdivisions for review. A land use permit will
need to be issued to cover any work on the State's right-of-way.
VDOT Signature and Date: N ��, ;FZ
(NOTICE TO VDOT - PLEASE RETURN THIS FORM TO THE AGENT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map, and
all other pertinent information.
• U== M
SEp 2 61989
Winchester Regional Airport
ATTN: Kenneth F. Wiegand, Executive Director
Route 1, Box 208-A, Winchester, Virginia 22601
(703) 662-2422
The Winchester Regional Airport is located on Route 645, off of
Route 522 South, if you prefer to hand deliver this review form.
Applicant's name, address and phone number:
EVANS COMPANY 8251 Greensboro Dr. Suite 1100
McLean, Va 22102 Ph. No: (703)893-7500
Agent:G.W. Clifford & Assoc.,Inc. 20 S. Cameron St.
Winchester, Va 22601 Attn: Tom Price (703)667-2139
Name of development and/or description of the request:
Location:
NORTH & ADJACENT TO STATE RTE 277 EAST OF STEPHENS CITY AND 1750'+
EAST OF STATE RTE 641.APPROXIMATELY 1 75 miles EAST OF T-81.
Winchester Regional Airport Comments:
Airport Signature & Date:
(NOTICE TO AIRPORT - PLEASE RE
THI S -'ROM TO -THE AGENT . )
NOTICE TQ APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your plans and/or application form.
M
LJ
The developer shall comply with the provisions of the Frederick
County birport Zoning District (AP-1) and the following Codes of
Virginia:.
t
Title 15.1 Code of Virginia, Section 489 (purpose of Zoning
Ordi'nances) and Section 491.02 (Airport Safety Zoning).
Title 5.1 - 25.1 Code of Virginia (Permits Required for Erection
of Certain Structures.)
Engineers., architects, contractors and developers rilust be aware
that as'Winchester Regional Airport Expands services and
operations, noise associated with such expansion may increase.
Although zoning may soon be suggested to Consideration should
be given to insulating new and existing structures located within
one half (1/2) mile of the end of the airport runway and 1,000
feet either side of an imaginary extended center line of the
airport . runway.
SUGGESTIONS:
New Construction
• For�new sound -insulated construction, design considerations ofter
include: using brick or concrete masonry walls, staggering
studs, insulation and fiberboard under interior and exterior
finish; materials; installing attic space insulation; properly
baffling vents; avoiding single joint roof construction where
interior and. exterior materials are attached to the same rafters;
avoiding exposed rafter ceilings; mortar should be free of pin
holes -and: all joints should be well sealed.
gx i si i rig Construction
u
For rehabilitation of existing buildings, soundproofing
modifications A nclude: replacement of existing windows with
windows,of greater -sound transmission coefficient (STC) rating,
or adding a second layer of glass; upgrading doors and seals;
acousii6 baffling of vents; adding insulation to walls and attic
spaces; adding another layer of wall material to existing walls,
in effect creating a two -panel wall; eliminating windows and
fill'i>'ng,the space to match exterior walls.
i':
Frederick County Inspections Department
ATTN: Kenneth L. Coffelt, Director
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5651
The Frederick County Inspections Department is located at 9 Court
Square in Winchester, if you prefer to hand deliver this review
form.
phoneApplicant's name, address and number:
McLean, 1 '* • 1 t• 11
Name of development and/or description of the request:
. Location:
Inspections Department Comments:
N S -7�' tl e lj;/ r y
x'�� r /QYI AV •l M / �1 �//
74' t; •� -�es � Q O T .' -�.
�� Lh � T7 t..'7/� /•�C// �A ,�� ( � � �%iT % �/1 r ��_ 3r7h ice. � �
1 or OHiH L . 10-7�i„v a 7C
a if s v% C--
I spect. Signature & Date:
(NOTICE TO INSPECTIONS - PL SE RETURN THIS FFFOPM TO AGENT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map, and
all other pertinent information.
� 2 61989
l
E
Frederick -Winchester Health Department
ATTN: Herbert L. Sluder, Sanitation Engineer
P.O. Box 2056, Winchester, Virginia 22601
(703) 667-9747
The Frederick -Winchester Health Department is located at the
intersection of Smithfield Avenue and Brick Kiln Road, if you
prefer to hand deliver this review form.
phoneApplicant's name, address and .-
Name of development and/or description of the request:
0 Location:
Health Department Comments:
Health Signature and Date:S, -
(NOTICE TO HEALTH DEPT. - P EASE RETURN THIS FORM TO AGENT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and
all other pertinent information. M
Ll
Frederick County Fire Marshall
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5651
The Frederick County Fire Marshall is located at 21 Court Square
in Winchester, if you prefer to hand deliver this review form.
phoneApplicant's name, address and number:
A2-1 • • & AssQc.,nc. 20 S. Cameron
Name of development and/or description of the request:
Location:
Fire Marshall Comments:
Fire Marshall Signature & Date: -,J f- 3
(NOTICE TO FIRE MARSHALL - PLEASE RETURN HIS FROM TO AGENT.
ALSO, PLEASE NOTE IF FIRE COMPANY HAS BEEN CONTACTED.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, locatjs�-n__map, and
all other pertinent information.
$FP261989
U
0
0
Frederick County Parks & Recreation Department
ATTN: James Doran, Director
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5678
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.
number:Applicant's name, address and phone
EVANS COMPANY--nb• • - 110.a
McLean. 1 '• • 1 11
Name of development and/or description of the request:
Location:
�•: :• ► • • '. ► :►• Igo
Parks & Recreation Department Comments:
-T
Parks Signature and Date:
(NOTICE TO PARKS - YLEASE RETURN THIS FORM TO THE AGENT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and
all other pertinent information. ��..;