HomeMy WebLinkAbout055-87 Stephens City Shopping Center - BackfileJAMESWAY SHOPPING CENTER
STORM WATER MANAGEMENT PLAN
Prepared For *' jjeV11t1 i���� �74�
First Washington Development
5530 Wisconsin Avenue, Suite 1600
Chevy Chase, MD 20815
March 1991
Revised 2 April 1991
Prepared By
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, VA 22601
703-667-2139
G. W. CLIFFORD & ASSOCIATES, INC.
200 North Cameron Street
P.O. Box 2104
Winchester, Virginia 22601
703-667-2139
Fax: 703-665-0493
memorandum
To: Mr. Wayne Miller, Frederick County Zoning Administrator
From: Ron Mislowsky, P.E.
Re: Jamesway Shopping Center Detention
Stephens City, VA
Date: March 15,1991
Revised April 2, 1991
The firm of G. W. Clifford & Associates, Inc. has, at the request of Mr.
Marvin Fabrikant of First Washington Development, developed a storm water
management model and a recommendation for detention for the Jamesway
Shopping Center.
The limited scope of our study was to determine what changes to the
' existing detention pond would be necessary to meet the requirements of the
Frederick County Ordinance. This would include estimating pre development and
existing runoff values, and sizing of a pond to mitigate any affect that the
' shopping center development might have on downstream properties. We would
also prepare construction sketch plans for the pond rehabilitation. Those drawings
are attached.
' The United States Department of Agriculture, Soil Conversation Service
Technical Release No. 55, Urban H, d�gy for Small Watersheds method of
' hydrology is used herein to estimate the peak run-off of a 2-year, 25-year, and
100-year Type II storm distribution after development, and the 2-year and 10-year
' Type II storm distribution prior to development. The site has been evaluated on a
10 and 25 year pre and post development basis. We intend to release the 25 year
post development storm at a rate less than or equal to the 10 year storm flow rate.
t This design will meet the detention requirements as stated in Frederick County
Ordinance, paragraph 3-7-4..
' Existing Conditions
' The shopping center is located on the southwest corner of the intersection of
VA Rte. 277 and VA Rte. 641. It is .4± miles east of Interstate 81 in a commercial
area. The site area is 20.3 acres which includes 92,362 sq. ft. of building area, and
' 431,000 sq. ft. of paved parking and roadway.
The rational method was used to estimate individual region peak flows.
These were used to approximate the velocity of flow in the storm sewers which is
required for the TR-55 program. The TR-55 program was used to determine the
actual post development hydrograph routing to the detention pond. Those
calculations are attachment #3. The peak 25 year post development flow to the
pond is 157 cfs.
The pre development drainage area boundaries are essentially the same as
the post development limits. Two areas are used to describe the site. One is the
15± undeveloped acres south of VA Rte. 277. The other is the 4.7 acres north of Rte.
277. Again the TR-55 program was used to estimate runoff rates. Those
calculations are attachment #4. The pre development peak ten year storm flow
rate to the pond area is 45 cfs.
In the post development state, the increase in peak runoff will be controlled
by the rehabilitated detention basin. A structure consisting of a concrete riser pipe
with an orifice at the invert is proposed. An earth spillway will be used as the
emergency overflow. Post development storms of 25 year frequency or more will
pass through the orifice. Storms less frequent than 25 years will crest the riser
pipe. The 100 year storm is contained within the pond without overtopping.
Storms less frequent than 100 years will flow over the weir spillway at an
uncontrolled but predictable rate.
Sheet 2 of 2 of the attached plan shows the existing contours and also the
proposed grading plan. Also detailed on sheet 2 is the proposed cross section of the
new dam.
A detention pond routing program was used to estimate the water levels to
' be achieved in the new pond by the two, 25 and 100 year storms. The program also
provides the out flow hydrograph of each event. Those calculations are
attachment #5.
1
ISuinmary
' The mission was to capture the post development 25 year storm from the
famesway Shopping Center in the detention pond then release that stormwater at
a rate equal to or less than the pre development 10 year storm. As we stated
previously, the pre development 10 year storm peak flow equalled 45 cfs. The 25
' Five (5) undeveloped outlots lie between the parking area and VA Rte. 277.
p p g
' There is an additional 31,350 sq. ft. of commercial floor space planned on the west
end of the center and a small 8000 sq. ft. addition possible on the east end. A copy
of the existing site layout is sheet 1 of 2 of the attached plan. The surrounding
' land uses include, commercial, residential, and vacant land which is zoned
commercial. A failed detention pond is located on the west end of the site. The
pond drains to a well defined channel flowing to the west, and along the south side
of VA Rte. 277. Almost all of the site and a portion of the commercial land north of
VA Rte. 277 drain, by enclosed storm sewer, to the pond. A relatively small
portion at the east end of the site drains to Rte. 641 and is not addressed by this
' study.
Pre -development Conditions
Prior to development the site was gently sloped with a sparse natural
' growth of weeds and grasses. The property was grass covered and unused. Run-off
from the site traveled west to an existing pond and thence to a natural drainage
way that continued west. A small portion of the site drained to the east. The site
' was well drained, suitable for commercial use and zoned for that purpose.
' The site is in the Weiker t-Berks- Blair ton Soil Association. The area is
characterized by gently sloping to steep, poorly drained soils that have a medium
textured subsoil, formed in material weathered from shale.
' For purposes of design runoff conditions, antecedent moisture condition II
(normal consideration for the mid -Atlantic region) is assumed. Soils are of the
' Blairton (3B), Clearbrook (9B) and Zoar (44B) Series. These soils have a moderate
rate of water transmission, therefore, SCS Soil group "C" is adopted. A copy of the
soils map is enclosed as attachment #1
Stormwater Management
' The post development site has been divided into ten drainage areas, and
three regions. Each region is served by a separate storm sewer main. Main A picks
' up areas B, C, and D; Main B, areas E, F, and G, and Main C, areas H, I, and J. Area
A belongs to no region. It drains directly to the pond. The post development areas
are delineated on the site plan, sheet 1 of 2 on the plans. All calculations assume
full development of the property. The post development drainage areas and
associated runoff volumes are summarized in attachment #2.
F7
L
year post development peak flow from the pond is 45 cfs. The elevations of the
' two, 25, and 100 year storms are shown on the embankment detail on sheet 2 of 2 of
the plan, relative to the dam itself.
I' The seeding plan for the pond, as well as erosion control measures required
during construction are shown on the plans.
This plan meets all of the applicable requirements of the Frederick County
Ordinance. Any questions concerning the findings presented here can be addressed
to Mr. Charles Maddox, Jr., P.E. or the writer.
11
11
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`::.
JAMESWAY SHOPPING CENTER
Drainage Area/Runoff Summary
Drainage
Curve
Two Year
C Factor
Area
CA
Sum CA
Sheet Tc
Two Year
Q(2)peak
Lenght of
Hi Elv
Lo Elv
Average
Vel (fps)
Pipe Flow
Area(ac)
Number
24 Hr Inches
(Ac.)
Intensity
(cfs)
Pipe(ft)
Slope(%)
Time (min)
A
91
3.10
0.75
4.82
3.62
3.62
5
5.8
20.97
B
98
3.10
0.90
1.31
1.18
4.03
5
5.8
23.39
1070
760.80
754.00
0.64
7.3
2.4
C
98
3.10
0.90
1.17
1.05
D
98
3.10
0.90
2.00
1.80
E
98
3.10
0.90
1.80
1.62
6.58
5
5.8
38.16
840
761.71
753.00
1.04
9.9
1.4
F
98
3.10
0.90
1.50
1.35
G
98
3.10
0.90
4.01
3.61
H
98
3.10
0.80
0.11
0.09
5.14
10
5.8
29.79
870
760.00
0.00
87.36
8.3
1.7
I
98
3.10
0.80
2.78
2.22
J
94
3.10
0.80
3.53
2.82
Attachment #2
Jamesway Shopping Center
Stormwater Management Plan
Post Development Calculations
Attachment # 3
Two Year Post Development Hydrograph
25 Year Post Development Hydrograph
100 Year Post Development Hydrograph
Post Development Area Data
Post Development Time of Concentration Calculations
I
Two Year
Post Development Hydrograph
�J
L�
AR-55 TWiLAR
DISCHARGE
MlMD
VERSION 1.V
Project : Jamesway
Detention
User: rm
Date: 03-12-91
County : Frederick
State: VA
Checked:
Date:
Subtitle: Post
Development
Flow
to Pond
Total watershed
area:
0.036 sq
mi Rainfall
type: IJ
Frequency: 2 years
--------------------------
Subareas
--------------------------
a
b
c
d
e
Area(sq mi)
0.01*
0.00*
0.00*
0.00*
0.00*
Rainfall(in)
3.1
3.j
3.1
3.1
3.1
Curve number
91*
98*
98*
98*
98*
Runoff(in)
2.16
2.87
2.87
2.87
2.87
Tc Mrs)
0.10*
0.05*
0.05*
0.05*
0.06*
(Used)
0.10
0.10
0.10
0.10
0.10
TimeToOutlet
0.00
0.00
0.02*
0.03*
0.00
(Used)
0.00
0.00
0.00
0.00
0.00
Ia/P
0.06
0.01
0.01
0.01
0.01
(Used)
0.10
0.10
0.10
0.10
0.10
Time Total -------------
Subarea Contribution to Total
Flow (cfs) -----------
(hr) Flow
a
b
c
d
e
0
0
0
11.3 2
1
0
0
0
0
11.6 3
1
0
0
0
0
11.9 25
5
2
2
3
3
12.0 49
11
4
3
6
5
12.1 78P
16P
6P
5P
9P
8P
12.2 58
10
4
3
6
5
12.3 32
4
1
1
2
2
12.4 23
12.5 17
l
12.6 14
2
12.7 J1
1
12.8 8
1
13.0
13.2 5
13.4
13.6 4
L
0
0
0
13.8 3
1
0
0
0
0
14.0 3
1
0
14.3
14.6 2
1
15.0 1
0
C
0
0
0
15.5 0
16.0
16.5 0
17.5 0
0
0
0
0
0
i9.0
20.0
22.0 0
0
0
0
0
0
26.0 0
0
0
0
0
0
P - Peak Flow
* -
value(s)
provided from
TR-55 system
routines |
TR-55 TABULAR JISCHARGE ME7HClf! WRS}9N
Project : Jamesway Detention
User: rm
Date: 03-12-9J
County : Frederick
State:
VA Checked:
Date:
Subtitle: Post
Development
Flow to
Pond
Continuation
of subarea
information
--------------------------
Subareas
--------------------------
f
g
h
i
j
Area(sq mi)
0.00*
0.01*
0^00*
0.00*
0.01*
Rainfall(in)
3.1
3.1
3.1
3.1
3'1
Curve number
98*
98*
94*
94*
94*
Runoff(in)
2.87
2.87
2.45
2.45
2.45
Tc Mrs)
0.06*
0.07*
0.10*
0.26*
0.25*
(Used)
0.10
0.10
0.10
0.30
O.20
TimeToOutlet
0.01*
0.02*
0.00
0.01*
0.01*
(Used)
0.00
0.00
0.00
0.00
0.10
Ia/P
0.01
0.01
0.04
0.04
0.04
(Used)
0.10
0.10
0.10
0.10
0.10
|ime -------------
Subarea
Contribution to Total Flow
(cfs) ----------
(hr)
f
g
h
i
j
11.0
0
0
OF;
0
0
11.3
0
1
0
0
0
11.6
0
1
0
0
1
11.9
2
1
1
12.0
4
12
0
2
2
12.1
7P
18P
0
5
�
12.2
4
11
0
7P
6
12.3
1
4
0
7
1�P
12.4
1
3
0
5
�
12.5
12.6
12.7
�
12.8
l
1
0
1
2
13.0
13.2
0
1
0
1
1
13.4
0
0
1
1
0
0
1
1
1
1
13.6
13.8
0
0
1
1
0
0
1
0
1
1
14.0
0
1
0
0
�
14.3
0
1
0
0
0
14.6
0
1
0
0
0
15.0
15.5
0
0
0
C
0
16.0
0
0
0
o
0
i6.5
17.0
0
0
0
0
C
17.5
0
0
0
0
0
19.0
20.0
22.0
0
' 0
0
0
0
26.0
0
0
0
0
0
P - Peak Flow
*
- value(s) provided
from TR-55
system
routines
25 Year
Post Development Hydrograph
I
I
TH-55 TABULAR DISCHARCL
METHY�
;K?S|OH 1.T
Project : Jamesway
Detention
User: rm
Date: 03-12-9�
County n Frederick
State: VA
ChecKed:
Date'
Subtitle: Post
Development Flow
to Pond
Total watershed
area:
0.036 sq
mi Rainfall
type: lI
Frequency: 25 years
--------------------------
Subareas
-------------------------
a
Area(sq mi)
0.01*
0.00*
0.00*
0'00*
0.00*
Rainfall(in)
5.7
5.7
5.7
5.7
5.7
Curve number
91*
98*
981"..
98*
98*
Runoff(in)
4.66
5.46
5.46
5.46
5.46
Tc Mrs)
0.10*
0.05*
0.05*
0.05*
0.06*
(Used)
0.10
0.10
0.10
0.10
0.10
TimeToOutlet
0.00
0.00
0.02*
0.03*
0.00
(Used)
0.00
0.00
0.00
0.00
0.00
I/P
0.03
0.01
0.01
0.01
0.01
(Used)
0.10
0.10
0.10
0.10
0.10
Time Total -------------
Subarea Contribution to Total
Flow (cfs) ----------'
(hr) Flow
a
b
c
d
e
11.0 3
1
0
11.3 6
1
0
0
1
1
11.6 11
2
1
1
1
1
11.9 50
12
4
3
6
5
12.0 98
23
7
6
11
10
12.1 157P
35P
11P
10F
17P
16P
12.2 118
22
7
6
11
10
12.3 64
12.4 46
8
5
2
2
2
4
3
12.5 M
12.6 25
12.7 18
12.8 16
4
2
2
13.0
13.2 12
2
1
1
�
1
13.4 12
2
1
13.6 jo
2
13.8 7
1
0
0
1
1
14.0 6
1
0
0
1
1
14.3 6
A4.6 5
15.0 4
15.5 4
^6.5 3
1
0
o
0
0
`7,�
±7.5 3
18'0
1
2
2
1
0
0
[
0
22.0 0
0
0
0
0
0
26.0 0
0
0
0
0
0
P - Peak Flow
* -
value(s)
provided from
TR-55 system
routines
TA-55 TABMAR
DISCHAREE
W'MD
VOMM 1.�
Project : Jamesway
Detention
User: rm
Cate: 03-12-9.
County : Frederick
State:
VA
CheckeM
Date:
Subtitle: Post
Development
Flow to
Pond
____
_______
Continuation
of subarea
information
--------------------------
Subareas
--------------------------
f
g
h
i
j
Area(sq mi)
0.00*
0.01*
0.00*
0.00*
0.01*
Rainfall(in)
5.7
5.7
5.7
5.7
5.7
Curve number
98*
98*
94*
94*
94*
Runoff(in)
5.46
5.46
5.00
5.00
5.00
Tc (hrs)
0.06*
0.07*
0.10*
0.26*
0.25*
(Used)
0.10
0.10
0.10
0.30
0.20
FimeToOutlet
0.01*
0.02*
0.00
0.01*
0.01*
(Used)
0.00
0.00
0.00
0.00
0.10
Ia/P
0.01
0.01
0.02
0.02
0.02
(Used)
0.10
0.10
0.10
0.10
0.10
Time -------------
Subarea
Contribution
to Total Flow
(cfs) ----------
(hr)
f
g
h
11.3
0
1
0
l
1
11.6
l
2
0
1
1
L1.9
4
11
0
3
2
12.0
8
22
1P
5
5
12.1
13P
35P
1
10
9
12.2
8
21
1
1 5P
17
12.3
3
7
0
�5
20F
12.4
5
12.5
Z
4
12.6
i
4
12.8
1
3
0
2
3
13.0
13.2
/3.4
1
1
�
2
2
2
13.8
1
1
0
1
1
14'0
0
1
0
1
1
14.3
0
15.5
16.0
17.0
17.5
19.0
20.0
0
0
0
0
0
22.0
0
0
0
0
0 �
26.0
0
0
0
0
V
P - Peak Flow
*
- value(s) provided
from
TR-55 system routines
100 Year
Post Development Hydrograph
TR-55 TABULAR
DISCHARGE
MEWOD
VER3I6N 1.1.
Project : Jamesway
Detention
User: rm Date: 03-12-M
County : Frederick
State:
VA
Checked:
Date:
Subtitle: Post
Development
Flow to
Pond
_______
iotal watershed
area:
0.036 sq mi
Rainfall
types 11
Frequency: 100 years
--------------------------
Subareas
--------------------------
a
Area(sq mi)
0.01*
0.00*
0.00*
0.00*
0.00*
Rainfall(in)
6.5
6'5
6.5
6.5
6.5
Lurve number
91*
98*
98*
98*
98*
Runoff(in)
5.45
6.26
6.26
6.26
6.26
Tc Mrs)
0.10*
0.05*
0.05*
0.05*
0.06*
(Used)
0.10
0.10
0.10
0.10
0.10
TimeToOutlet
0.00
0.00
0.02*
0.03*
0.00
(Used)
0.00
0.00
0.00
0.00
0.00
Ia/P
0.03
0.01
0.01
0.01
0.01
. (Used)
0.10
0.10
0.10
0.10
0.10
Time Total -------------
Subarea
Contribution
to Total
Flow (cfs) ----------
(hr) Flow
a
b
c
d
e
11.0 4
1
0
0
0
0
11.3 6
1
0
0
1
1
11.6 11
2
1
1
1
1
11.9 59
14
4
4
7
6
12.0 112
27
8
7
13
11
12.1 181P
41P
13P
12P
20P
18P
12.2 135
26
8
7
12
11
12.3 74
9
3
2
4
4
12.4 54
12.5 3/
12.6 28
6
5
2
2
3
2
2
l
2
2
12.7 23
4
12.8 18
13.0 16
3
3
1
1
1
�
13.2 13
2
1
1
2
1
1
1
1
1
Mn 12
2
1
1
1
1
13.6 12
13.8 11
2
14.0 8
2
0
0
1
1
14.3 6
�4.6 6
1
0
0
l
1
15.0 6
1
15.b 5
16'0 4
1
1
V
o
0
0
16'5 4
17.0 4
1
0
0
0
0
17.5 3
18.0 3
1
J.
0
0
0
0
0
0
0
0
0
0
0
0
22.� 0
0
0
0
0
0
26.0 0
0
0
0
0
0
P - Peak Flow
* -
value(s) provided from
TR-55 system
routines
TR-55
TABULAR DISCHARGE
METHWD
VERSION
Project : Jamesway
Detention
User: rm
Date: 03-12-9'
County : Frederick
State:
VA
Checked: _..
Date: _______
Subtitle: Post
Development
Flow to Pond
Continuation
of subarea
information
--------------------------
Subareas
--- 7----------------------
f
g
h
i
j
Area(sq mi)
0.00*
0.01*
0.00*
0.001
0.01*
Rainfall(in)
6.5
6.5
6.5
6.5
6.5
Curve number
98*
98*
94*
94*
94*
Runoff(in)
6.26
6.26
5.79
5.79
5.7?
Tc Mrs)
0.06*
0.07*
0.10*
0.26*
0.25*
(Used)
0.10
0.10
0.10
0.30
0.20
TimeToOutlet
0.01*
0.02*
0.00
0.01*
0.01*
(Used)
0.00
0.00
0.00
0.00
0.10
Ia/P
0.01
0.01
0.02
0.02
0.02
(Used)
0.10
0.10
0.10
0.10
0.l0
Time
-------------
Subarea Contribution to Total Flow
(cfs)
----------
(hr)
f
g
h
11.0
0
1
0
1
1
11.3
0
1
0
1
1
11'6
1
2
0
1
1
11.9
5
13
0
3
3
12.0
9
25
1P
6
5
12'1
151F'
40p
1
11
1�
12.2
9
25
1
17P
19
12.3
3
9
0
17
23P
12.4
2
6
0
12
1�
12.5
2
5
0
7
5
11
�
12.6
12.7
2
1
4
3
0
0
4
�
13.0
1
3
0
2
7
13.2
1
2
0
2
2
13.4
1
2
0
1
�
13.6
1
13.8
1
2
0
1
2
i4.0
1
l
0
1
l
14.3
0
1
0
1
l
14.6
0
1
0
1
1
15.0
l5.5
16,0
16.5
17.0
0
1
17.5
19.0
20.0
0
22.0
0
0
0
0
0 �
26.0
0
0
O
0
3 �
P - Peak Flow * -
value(s)
provided from
TR-55 system routines
`
Development
rR-55 CURVE NUMBEP CO�P�TATlON
Project : Jamesway Detention
County : Frederick State: VA
Subtitle: Post Development Flow to Pond
| N� Subarea : a
User: rm
Checked:
Date: 03-12-91
Date: .... .... __
~~ .....
...
________-__
Hydrologic Soil Group
COVER DESCRIPTION A B C D
W� Acres (CN)
_________
FULLi bEVELOPED URBAN AREAS (Veg Estab.)
N� Urban Districts Avg % impery
| Industrial 72 - - 4.82(91) -
Total Area (by Hydrologic Soil Group) 4.82
�===
U �� SUBAREA: a TOTAL DRAINAGE AREA: 4.82 Acres WEIGHTED CURVE 4UMBER:91
UN� ______----__________-------------------------------------------------------
Project : Jamesway Detention User: rm Date: C�.... -9..
County : Frederick State: �A Checked: ____ Date: _______
Subtitle: Post Development Flow to Pond
Subarea : b
... _..... ... _..... ..... ..... .... ..... __________________... ..... ..... ... ___..... ..... ..... __________ _..... ... __.... ____________________
Hydrologic Soil Gro�.p
COVER DESCRIPTION A B C D
Acres (CN)
... .... __
FULLY DEVELOPED URBAN AREAS (�eg Estab.)
Impervious Areas
Paved parking lots, roofs, driveways - - 1.31(98) -
Total Area (by Hydrologic Soil Group)
1.31
====
'----------------------------------------'--------------------------------'---
SUBAREA: b TOTAL DRAINAGE AREA: 1.31 Acres WEIGHTED CURVE NUMBER:98
___..... .... ..... ..... ..... __________________________________..... _______________________
TR-55 CURVE N�MBER C��F��A/�OK
Project : Jamesway Detention User: rm D�te: 03-12-9�
County : Frederick State: VA Cherked: Date: ____
Subtitle: Post Development Flow to Pond ----
Subarea : c
-----------..... .... ..... .... ... -..... ... ---------------------------... ..... ----------------------.... ....
------
�ydrologic Soil Group
COVER DESCRIPTION A B C D
Acres (C�)
..... .... _....... ..... .... .... __..... ..... _________________________
FULLY DEVELOPED U8AN AREAS (Veg
Impervious Areas
Paved parking lots, roofs, driveways - - 1.17(98)
Total Area
(by Hydrologic
Soil
Group)
1.17
====
SUBAREA: c
TOTAL
DRAINAGE
AREA: 1.17 Acres
WEIGHTED CURVE NUMBER:98
..... ... ... ____..... .... _..... _
TR-55 CURVE NUMBER COMPUTATlO!i VE7STON 1.1:
Project : Jamesway Detention User: rm Date: 03-12-9'
County : Frederick State: VA Checked: Date: ............... ........
__
Subtitle: Post Development Flow to Pond
Subarea : d
___________________________________________________________________________
Hydrologic Soil Group
COVER DESCRIPTION A B C D
Acres (ON)
_____________________________________________________________________________
FULLY DEVELOPED URBAN AREAS (Veg Estab.)
Impervious Areas
Paved parking lots, roofs, driveways - - 2.00(98) -
Total Area (by Hydrologic Soil Group) 2
====
________--- --------- ______________------ --------- ____ _____--- _________--- --- _
SUBAREA: d TOTAL DRAINAGE AREA: 2 Acres WEIGHTED CURVE NUMBER:98
-------------------- --------------------------------------------------------
l�: ! �\!'E NUMB�U!ATIO1"i VMS IC Tj 1.I .
Project : Jamesway Detention User: rm Date:
County : Frederick State: VA Checked-. Date:
Subtitle: Post Development Flow to Pond
Subarea : e
Hydrologic Soil Oroup
COVER DESCRIPTION A B C D
Acres (CN)
_____________________________________________________________________________
FULLY DEVELOPED URBAN AREAS (Vag Estab.)
Impsrvious Areas
Paved parking lots, roofs, driveways
Total Area (by Hydrologic Soil Group) 1.8
====
------------------------------'----------------------------------------------
SUBAREA: e TOTAL DRAINAGE AREA; 1.8 Acres WEIGHTED CURVE NUMBER:98
Pro3ect ; Jamesway Dets5tior` ! I-ats: 07-17-9.,�
County : FredericL State: VA Checkeo, Dots, ....... ......... ........ ...........
Subtitle: Post Development Flow to Pond
Subarea : f
��yirologic S�i� G,��p
COVER DESCRIPTI0N A B C D
ocves (CN�'
_... ..... ... _.... ..... ..... ... ... ..... .... .... _____..... ... ..... ... ___________________.... ... ....
FULLY DEVELOPED URBAN AREAS (Vsg Estab.)
Impervious Areas
Paved parking lots, roofs, driveways
Total Area (by Hydrologic Soil Group)
-------------------- `------- ------ ----------------- - --'------- - --- -------
SUBAREA: f TOTAL DRAINAGE AREA: 1.5 Acres WEIGHTED CURVE NUMBER:98 U
U
TR-[5 CURVE NCP8Bi COMPUTATIM
Project : Jamesway Detention User: rm Date, 03-12-0
County : Frederick State: VA Checked: Data;
Subtitle: Post Development Flow to Poni
Subarea : g
-_-________________-_- -__--_____-
Hydrologi.SoiI Ern....
COVER DESCRIPTIUN A
Acrss (M. `
' '--------------------------------------------- -------------'----- -- --
-Ui'LY DEVELOPED MEAN AREAS (Vag Estas'>
Tmpervious Areas
Paved parking lots, roofs, driveways
Total Area (by Hydrologic Soil 3roup) 4.01
====
------------------------------------------------------------------------------
SUBAREA: g TOTAL DRAINAGE AREA: 4.01 Acres WEIGHTED CURVE NUMBER:9G
___________________________________________________________________________
T�-��..|R'/�::. N�.,!M3EP CO!{F:'�/`lVEM3I913 \ .�
Project : Jamesway Detentic� User: rm Dato;
County : Frederick State: VA Checked: _....... ... _ Datp:
Subtitle: Post Development Flow to Pond
Subarea : h
� . ..... .... ..... .... ... ..... �������
/ Hydrologic Scil Srnuli�
COVER DESCRIPTION B C �
Acres (CM.
_..... _------------------------------ ____________________________________
FULLY DEVELOPED URBAN AREAS (Vey Estab.)
Urban Districts Avg % impery
Commercial & business 85 - - .11(94.
Total Area (by Hydrologic Soil Broup) .11
====
--- _--- _________--- --- ____________________ ________----- ____----- _ ____--- ___
SUBAREA: h TOTAL DRAINAGE AREA: .11 Acres WEIGHTED CURVE NUMBER:94
-------------------------------------- ------------------------------'-
14-55 CiEVE NUM8ER CCMPUTPT[M
Project : Jamesway
Detention
User: r:,, � Datst 03-12-4:,
County : Frederick
State: VA
Checked: ____ Date::
Subtitle: Post
Development Flow
to Pond
Subarea : i
__________________________________
Hydrologic Soii Group
COVER
DESCRIPTION
A B C �
___________________________________________________________________________
Acres (CN)
FOLLY DEVELOPED
URBAN AREAS (Veg
Estab.)
_
Urban Districts
Avg
% impery
Commercial &
business
85
- - 2.78(94) -
Total Area (by Hydrologic Soil Group) 2.78
`
�����������������������������������������������������������
SUBAREA: i TOTAL DRAINAGE AREA: 2.78 Acres WEIGHTED CURVE NUMBER:94
--------------------------------------------------'-------------------------
Project N
Jamesway Detentio�
User: rr Date: 33-12-91
County :
Frederick
State:
VA
Chscked: Date:
Subtitle:
Post Development Flow
to Pond
Subarea :
j
__________
Hydroiogic Soil Group
COVER DESCRIPTION
B C D
__.... ..... .... ..... ..........
..... ________________________________________________________________
Acres (CN)
FULLY DEVEL2PED
URBAN AREAS (Veg
Estab.)
_
Urban Districts
Avg
%
impery
Commercial
& business
85
- - 3.53(94)
Total Area (by Hydrologic Soil Group) 3.53
====
------ __________--- _--- __----- __--- ------ ____________________________________
SUBAREA: j TOTAL DRAINAGE AREA: 3.53 Acres WEIGHTED CURVE NUMBER:94
_... ..... .... _.... __.... ..... .... ______________________________
I
Post Development
Time of Concentration Calculations
F
I
lR-� it �n c�`," �i THRi/ SMAKI 11 &TVPUTA -IEW .E1 2 : 1� ; 1.,
— -'-------------------------- Subarea #2 - b ----------------------------
Flow Type 2 year Length Slope Surface n Area Wp Velocity Ti�
rain (ft) (ft/ft) code (sq/ft) (ft) (ft/sec) (|,
____________________ ------ ___________________________________________
3.1 300 .0208 a 0.Q�
Time of Concentratiu� = 0'0N
===='
Open Channel 400 7.3 C.C:
Travel Time = 0.02::
====
Open Channel
1 - Generated for use by |ABULAK nethod
TR-55
In and
TL VHRU SUBPHFA
COMPUTAllOn
VERSION
1.1:,
Project : Jamesw*y
Detention
User: rm
Date: 03-12-W
County : Frederick
State: VA
Choc ked:
Date: _______
Subtitle: Post Development
Flow
to Pond
--------------------------------
Subarea 44 -
d ------- ----------------------
Flow Type 2 year
Length
Slope Surface
n Area
Wp Velocity
Ti',
rain
_______________________________________________________
(ft)
(ft/ft) cobe
(sq/ft)
(ft) (ft/sec)
______
(h'
__
Sheet 3.1
260
10708 a
0.01
Open Channel
230
7.3
0.0(
Time of
Concentration =
0.05^�
====`
Open Channei.
225
7.3
0.0C
Travel lime =
0.01^
=====
-------------------------------
Subarea #5 -
e ---- -------------------------
Flow Type 2 yea,
Length
Slope Surface
n Area
Wp Velocity
Tin
rain
-----------'-----`—`----------------------------------------------------------
(ft)
(ft/ft) code
(sq/ft)
(ft) (ft/sec)
(hr
Sheet 3.1
300
.0208 a
0.0
Shallow Concent'd
140
.0208 p
0.0�
Time of
Concentration =
0.06*
Open Channel
240
8.3
0.0.
Travel Time =
0.00
====
ipen Channel 205 G.3 0.0
Travel lime = 0.0�^
====
* - Generated for use by TABULAR method
��-55 lc an� T'THRi> Si����E� COHPJT
� I
� I
I I
Projec� � Jamesway ��tention
County : Frederick State: VA
Subtit�e: Post Developmen� Flow to Pond
--... ..... ... .... ..... —... ..... .... ----... ..... ... .... '------.... .... ...
--'
Flow lype Z year Length Slope Surfa,e
rain (ft. ) (ft/ft) co .... e
--------'----------------------------------.....
Sheet
�c'en Channel 170
Open Channel
240
Us
Checked.
8.3 0.0C
Travel Time
------------------------------- Subarea �� -
i -----------------------------
Flow Type
2 year
Length
SIope Surface
n Area
Wp Vel�city Tiv'
rain
_..... ..... _________
(ft>
(ft/ft) code
(sq/fIt: >
(ft) (ft/sec) (hr
Sheet
3.1
300
... ..... ____..... _ _________
.01 b
.... ..... .... ______________________
0.2�
Shallow Concent'd
220
.01 u
�.0�
Open Channel
75
9.9 0.0C
Time of
Concentration
====~
0�
--- Sh�et
A Smooth Surface
Flow
Surface Codes ---
F G,a�s` �e`se - �i�a�lnw Conr�
C Cultivated <
20
% Res. H Woous, Li�ht P Pays�
N N�
E Erass-Rang�,
Short
* - ,�nerated for use by TABULAR methoo
Jamesway Shopping Center
Stormwater Management Plan
Pre Development Calculations
Attachment # 4
Two Year Pre Development Hydrograph
Ten Year Pre Development Hydrograph
Post Development Area Data
Post Development Time of Concentration Calculations
I
i I
� I
11
11
u
L
J
Two Year
Pre Development Hydrograph
C, j:) 1,*-,
............ . ......
u b t i t 1.
'13" IUC.
11
c-, ta ;,4 --A 5 F*.'-'--`.'::;
iR A
.....
..... ..... .. - . ..... . ... .. . .....
... ....... . . ... ..... ...
... ..... .....
-'j. .:D
o, -:z-1 1-4 ',11
R i. i f --a -i. i
v
!::ZL.:'.-!Of f 1.1-1,
0, 7
Tc h s
A.,Z A.-
Ut-sed
T i in e To Ou t I -e t
I a /P
C' C-4
10
'T
I - (Y, e . D +-;:4
- - - - ' Ltbarc��a
C',xi.t!;,--j-I---;�t-;
c.1 'I-,:j
... . ..... . . .. -
f
I h r LF I vj
A
tj
12
k.2
2: 6
F,
X',
v;n, u e 7, p r
o d
c in R 1r; ,
::: , t en.; ri e, -
� I
� I
n
11
11
J
Ten Year
Pre Development Hydrograph
TH-55 TABULAR DISCHARGE METHOD
VERSION 1.1,�
Project : Jamesway Shopping Center
User: rm Date: 03-12-9�
County : Frederick
States
VA
Checked� Date�
Subtitle: Pre Development
Ten Year
Storm Flow
Total watershed area:
0.031 sq mi
Rainfall type:
II Frequency: 10 years
--------------------------
Subareas
--------------------------
A
B
Area(so mi) 0.02A
0.01*
Rainfall(in) 4.9
4.9
Curve number 74*
94*
Runoff(in) 2.28
4.21
Tc (hrs) 0.46*
0.29*
(Used) 0.50
0.30
TimeToOutlet 0.00
0.00
Ia/P 0.14
0.03
(Used) 0.14
0.10
Time Total -------------
Subarea
Contribution
to Total Flow (cfs) -----------
(hr) Flow A
B
11.0 2 1
1
11.3 2 1
1
11.6 2 1
J.
11.9 6 2
4
12.0 11 4
7
12.1 22 8
14
12.2 36 15
21P
12.3 45P 24
21
12.4 4281
12.5 36 27
14
9
12.6 28 22
12.7 21 16
12.8 16 12
6
5
4
13.0 11 8
A.
3
2
2
2
14.6 3 2
J.
15.5 3 2
1
^
18'0 2 i
1
�
26.0 0 0
0
P - Peak Flow *
- value(s)
from TR-55
provided
system routines
I
Post Development
Area Data
1�-�� C���E ���M��R COMPUTATIOM VER�`�� �.�
Project : Jamesway Shoppi�g Center User: rm Date� 0� 12-9�
County : Frederick State: VA Checked: ___ Date: _____
Subtitle: Pre Development Two Year Storm Flow
Su�area : A
..... ..... ... ............ _______..... ... ..... ..... _____.... .... ........ .... _... __.... ..... .... _... ..... _..... ___..... ..... _.... _________________
Hy�rol�gic S�il Grc�p
COVER DESCRIPTiON A B C D
Acres (CN)
_..... ..... .....
__________________________________________
OTHER AGRICULTURAL LA�DS
Pasture, grassland or ran;je good
��tal Area (by Hydrologic Soil Gro�p� 15.2
====
SUBAREA: A TOTAL DRAINAGE ARE4, 15.2 Acres WE�GHT�� CURVE Ni��8ER�/4
Project : Jamesway ShoPp�/,� Center User: rm
County : Frederick State: V� Checked: ____ Date: ..... .......... .............. __
Subtitle: Pre Development Two Year Storm Fl��
Subarea � B
����� ����� ..... ..... .... �..... ..�
Hydrologic Soiup
COVER DESCRIPTi�� A B [ D
Acres �CN)
_..... ..... ... ___________.... ..... ________________... .... ____..... _____....
_____
FULLY DEVELOPED URBAN AREAS (Veg Estab.)
Urban Districts Avg % impery
Commercial & business 85
Total A,rea (by Hydrologic Soil Group)
4.76
====
_..... .... ...
________
SUBAREA: P. TOTAL DRAINAGE AREA: 4.76 Acres WEIGHTED CUPk IMBER:9�
_.... ..... _______________.....______
1
Post Development
Time of Concentration Calculations
./|RU SL8AHE'�
Project a damesway Shopping CeMrr
County : Frederick
State: VA Checked:
�a|s� ________
Subtitle: Pre Development Two
Year Storm Flow
----------------'---------
Flow Type 2 Length
--- Subarea 41 - A -----------------------------
Slope Surface n
Area
Wp
V&ocity
Tin
year
rain
(ft/ft) code
(s4/ft)
(ft>
(K/spc)
_______
(&-
Sheet 3.1 300
.018 e
0.3�
Shallow Concent'd 300
.02
0.6�
Open Channel 500
5.5 0.0�
Time of
Concentration
= 0.46*
--------------------------------
Subarea #2 - B ------------------------------
Flow Type 2 Length
Slope Surface n
Area
Wp
Velocity
Tin
year
rain (ft)
(ft/ft) code
(sq/"t)
NO
(ft/sec)
(hr
-------------------------- _-___________________________.______'_____________-
Sheet 3.1 30;
.01 b
0.21
Shallow Concent'd 380
.01 u
0.0�
Open Channel 240
7.5 0.0C
Tim� of
Concertration
= 0.29,
=====
Open Channel 400
5.5 0.0I
Travel
Time = 0.02�
--- Sheet Flow 5urfice
Codes ---
A Smooth surface
7 Gras+, Donse
- ip.,,low
�Incemtrzteq
--
G Fallow (%o Ras.)
O Grass, Burmuda
---
Surf-ce
bodev
---
C Cultivatsd < 20 � HS+.
H Woods, Light
Pave'';
D Cultivated > 20 X Res.
I Woods, Dense
�
Unpaved
E Grass -Range, Short
�
* - Generated for use by TAB:LAR method
Jamesway Shopping Center
Stormwater Management Plan
Detention Pond Calculations
Attachment # 5
Two Year Detention Pond Data
25 Year Detention Pond Data
100 Year Detention Pond Data
i
� I
� I
1
Two Year
Detention Pond Data
*************�***�*�***�*�***********�*�:*�-�***�**��*****���
* ROUT VERSION 5.3b ** PROJECT: Jamesway Det P�nd
*��*
(T�pes:
1:Weir; 2:Pipe; 3�Riser>
Structure
ct�r� 2
.... .... .... ____....
1:
Type
1� Weir
3� Riser
�eir:
2:
Elevation (ft)
758.00
0.00
3:
Length (ft)
20.00
0.00
4:
Coefficiest
3.33
0.00
Riser:
5:
Elevation (ft)
0.00
757.25
6:
Diameter
48.00
7:
Orifice Elevation
(ft)
0.00
748.50
8:
Orifice Diameter
(in>
Co
24.00
9:
Orifice Elevation
(ft)
0.00
0.00
10:
Orifice Diameter
(in)
0.00
0.... 0
11:
Orifice Elevation
(ft>
0.00
0.00
12:
Orifice Diameter
(in)
0.00
0.00
Invert Elevation748.50
14:
Diameter (ix)
0.00
36.00
15:
Orifice Diameter
(in)
0.00
36.00
16:
Length (ft)
0.00
65.00
17:
Manning's n
0.000
0.013
18:
Slope (ft/ft)
0.000
0.012
19:
Entrance Loss Coefficient
0.0
0.6
Surface:
20:
Initial Elevation
748.50
Storage Pond Characteristics:
RW
= Riser ac�ing
as a wei~
RO
= Riser acting
as ar u'i��ce
PI
= Horiz'»�tal
p�pe i� i/
l�i control
PO
= Horizuntal
pi�e �'' o�'t�et
control
Time
Inflow
Weir
Riser
/utal
Elev
(�r)
(cfs>
(cfs)
(cfs)
(cfs)
(ft)
_..... ....
________________....
..... _
..... __.... .... ... _
748.50
749.00
i'.9
25.O0
0.�
14.0
14.02
750.60
?.0
49.O0
�.�
20'5
20'53
751.44
12.1
78.00
0.�
25.8
25.82
752.65
12.2
58.00
0.0
29.4
2=.45
753.55
12,3
32.00
0.0
30.6
30.59
753.84
12.4
23.00
0'0
30.4
3�.35
753.78
12.5
17.00
0.0
29.6
29.58
753.58
12.6
14.00
0'0
28.5
28.47
753.30
12.7
11.00
0.0
27.1
27.09
752.96
8.00
0.0
25.4
25.39
752.54
13.0
6.00
0.021.13
751.57
13.2
5.00
0.0
13.7
13.73
750.57
0.00
350.47
G20.I6
6.916.98
28,5�9.13
42,9�3.94
�8.307.8�
43,533.01
38,651'64
33,134.40
27,086.55
15,329.56
6,727.00
� I
� I
� I
� I
I I
25 Year
Detention Pond Data
4
a'. 's
74,9.
6
8.67.
7 .5 C) . C) 5
68" .
22
7 1511
62
1.
7 5:
7 ?
2
Z1.
49 46
4 9
�q7
9
21
7 1.3
2 2,
7 4V 17
0 tj
8
1.8(.)
749C)6
I
100 Year
Detention Pond Data
752.
j-
75-.
21
p
i 1 C1 ZJ
2 C 0
n r c'
et
i5er
Total
Elev
Storage
LIW
Ofyj
cfs!
(cfs)
Vu W;
00
748.50
0. OG
1b.. :o7
5.90
749M
2.246.4,',
8.38
750.04
,07.1,
2 -4
24. '--.2
752.29
7(-)()::
9 . f:� 1
29.35
753.65
44.746.1f,1
76
100,
5. 5
755 AN
74 77 .6.--..,
AP.55
2
9
4.
D.I.
ill �7
4. 1
4.15
/ 419. i,'. 8
1 k
V
. 95
749.45
.1 ?
()
4.tilJ
749,46
1 .3 56 .. 4 6
7.
7;
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C:
Ij
74 9 .
�t
—2
2.17
749.15
612. 50,
pG cc Mr. Patch For your informati
7� 6/28/91
COUNTY of FREDERICK
Department of' Planning and Development
% 703/ 665-565 l
b FAX 703 / 678-0682
une 26, 1991 J�
Mr. H. Edmunds Coleman III
208 South Loudoun Street
Winchester, VA 22601
RE: Jamesway Plaza Shopping Center (Your letter. June 19 1991)
Dear Mr. Coleman:
In response to your questions concerning this property, the following is provided:
1. The parcel of land that includes the Jamesway Plaza Shopping Center is an approved
parcel under the ordinances of Frederick County.
2. The zoning of the subject property is B-2, Neighborhood Business District, and the
businesses located therein are permitted uses in this district.
3. The shopping center was approved under site plan #055-87 and is in technical compliance
with the requirements of the zoning ordinance. Variance application (#013-87) for a 50
foot front setback variance along Routes 277 and 641 was approved by the Board of
Zoning Appeals on 15 December 1987.
During a significant flooding event in the Stephens City area on 13 October 1990, a considerable
amount of damage was done to the storm water detention facility on this property. It was also
determined that the detention facility was inadequate for the amount of runoff. I subsequently
required an engineering study be done and that this facility be modified based on the
recommendations of the study. A storm water management plan was prepared by G. W. Clifford
& Associates, Inc. in March, 1991 and submitted to this department. This plan requires
S0-'iiicant expansion of the storm wafer detention facility and repair of dhe pCe'vious damage.
There is also a continuing ponding of water in the area of what is identified as out parcel "E".
This area needs to be graded to eliminate this condition.
Should you have additional questions, please do not hesitate to give me a call.
Sincerely,
of
W. Wayne Miller
Zoning Administrator
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
November 25, 1991
Mr. H. Edmunds Coleman, III
208 South Loudoun Street
Winchester, VA 22601
RE: Jamesway Plaza Shopping_ Center (Your letter, November 25,
1991
Dear Mr. Coleman:
The statements I made concerning the Jamesway Plaza Shopping
Center property in my letter to you dated June 26, 1991 are still
valid with one exception. The exception is the information in
the last paragraph concerning the storm water detention facility
and the ponding of water on the out parcel "E".
The storm water detention facility has been reconstructed and
inspected. The parcel where the ponding was occurring has also
been regraded and inspected. Both of these facilities are
considered to be satisfactory at this time.
Should you have additional questions, please do not hesitate to
contact me.
Sincerel ,
W. Wayne iller
Zoning Administrator
WWM/dc
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
November 25, 1991
Mr. H. Edmunds Coleman, III
208 South Loudoun Street
Winchester, VA 22601
RE: Jamesway Plaza Shopping Center (Your letter, November 25,
1991
Dear Mr. Coleman:
The statements I made concerning the Jamesway Plaza Shopping
Center property in my letter to you dated June 26, 1991 are still
valid with one exception. The exception is the information in
the last paragraph concerning the storm water detention facility
and the ponding of water on the out parcel "E".
The storm water detention facility has been reconstructed and
inspected. The parcel where the ponding was occurring has also
been regraded and inspected. Both of these facilities are
considered to be satisfactory at this time.
Should you have additional questions, please do not hesitate to
contact me.
Sincerel ,
W. Wayne iller
Zoning Administrator
WWM/dc
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
LAW OFFICES
KUYKENDALL, JOHNSTON, COLEMAN & KuYKENDALL, P. C.
208 SOUTH LOUDOUN STREET
POST OFFICE BOX 2760
WINCHESTER, VIRGINIA 22601-1960
1. SLOAN KUYKENDALL TELEPHONE (703) 667-4644
GEORGE W. JOHNSTON, III FAX (703) 667-2769
H. EDMUNDS COLEMAN, III
J. SLOAN KUYKENDALL, III PLEASE REPLY TO. P. O. BOX 2760
HAND -DELIVERED
Mr. W. Wayne Miller
Zoning Administrator,
Department of Planning
Development
P.O. Box 601
Winchester, Virginia
November 25, 1991
County of Frederick
and
22601
Re: Owner: Fourteenth Commerce Properties Corporation,
a Virginia corporation
Property Description: Jamesway Plaza Shopping Center,
19.04 Acres + Located at the Intersection of State Routes
277 and 641 in Frederick County, Virginia
Tax Map No. 86-A-0018
Our File No. 30432
Dear Mr. Miller:
On June 19, 1991, I wrote to you regarding the above -referenced
property, and you responded through your letter of June 26, 1991;
enclosed please find copies of both letters.
I would appreciate your updating the statements made in your June
26, 1991 letter and advising if there has been any change in such
information or in the property; specifically, I understand that since
June 26, work has been performed relative to the storm water drainage
facility and grading.
Please address your response to me, and should you have any
questions concerning this matter, please do not hesitate to contact me.
I appreciate your continuing assistance in this matter.
Sincerely,
�•1. �Cl 1')� LL'I-IGC.� � ���P�1�1Ct 1l. ,7-C/ � L
H. Edmunds Coleman, III
HECIII/lt
Enclosures
cc: Richard L. Patch, II w/o encl.
f:miller.ltr
I.A\vOII1(I,
KUYKENDALL, JOHNSTON, COLEMAN & KUYKENDALL, P. C.
208 SOUI 1-1 LOUDOUN S'I RI.I'I
POST OITICf BO\ W60
WINCHESI ER, VIRGINIA 22601-1960
L SLOAN KUYKENDALL 1'1 1.1 111 JONI (/0 1)
GEORGE W, JOHNSTON, III I AK (/0 a (,n/ .'/L')
H. EDMUNDS COLEMAN, III June 19, 1991
1. SLOAN KUYKENDALL, III I'I I A',I RI N Y 10 P 0 B,A .'/60
Mr. Wayne Miller
Zoning Administrator
County of Frederick
P. O. Box 601
Winchester, VA 22601
Re: Owner: Fourteenth Commerce Properties
Corporation, a Virginia Corporation
Property Description: Jamesway Plaza
Shopping Center, 19.04 Acres + Located at
the Intersection of State Routes 277 and
641 in Frederick County, Virginia
Tax Map No. 86-A-0018 - Our File No 30432
Dear Mr. Miller:
I have been retained to represent Richard R. Walter and Susie
Mae Walter, prospective purchasers of the Jamesway Plaza Shopping
Center. Incident to this transaction, their lender has requested that
it receive a letter from the Zoning Administrator of Frederick County
certifying that the above -captioned parcel (1) is a duly existing lot
under the subdivision ordinance of Frederick County; (2) that the
operation of the shopping center is a permitted use within the B-2
(general retail) zoning district in which the shopping center is
situate; and (3) that the shopping center, as shown by site plan, has
been constructed in technical conformity with the requirements of the
zoning ordinance.
You may address your letter to me. If you have any questions
concerning this matter, please call me.
Thank you for your anticipated cooperation.
Sincerely,
H. Edmunds Coleman III
/jr
cc: Mr. Richard L. Patch II
COMNIONWEALTE of vIRQJNJA
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER
(703) 984-4133
January 3, 1991
Mr. Winston Jones
C/O Davidson & Jones Development Co.
1201 Front Street
P. O. Box 19067
Raleigh, NC 27619
Dear Mr. Jones:
WILLIAM H. BUSHMAN
RESIDENT ENGINEER
Ref: Stephens City Shopping Center
Routes 277 & 641
Frederick Count-, VA
In closing out our files on the above referenced project we could not seem to
locate a deed of dedication for the strip of land fronting your property which
you conveyed for public street purposes. Upon research at the Frederick
County Land Records we could not seers to find a copy of the deed at this
location either. Therefore, we would appreciate you supplying us with a copy
of the recorded instrument as soon as practicable.
For your use I have enclosed a copy of the SCV Associates plat which details
the said dedication.
Should you have any questions concerning the above, please give us a call.
Sincerely,
William H. Bushman
Trans. Resident Engineer
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC / rf
Enclosure
xc: Mr. F. L. Lovegrove
Hr. R. W. Watkins (w/ enclosure)
-1?A_'2130�WZ;'=r•1Yal�.�o->:-
zzr.�-s.: �s¢a.-_......_,.—.__��.,... v-�r ..:rs- a1.Qta�a: ri ,.. •.�=.:..+�• sarr-�-•�--asz� T
` �� -=,7: ' •. APPROVED:
�yFREDERICK COUNTY BOARD OF SUPI_:RVISOP.S�, DATE
Nc
�. :� •'!•= . ;� -� ,' i `'—,t_ ;� FREDERI COUNT PLANNING COIV MISSION �J � �--� DATE
SUBDIVISI0N ADMINISTRATOR ��✓ j�/��G-ems DATE
VIF.G111IA DEPARTMENT OF TRANSPORTATION DATE -z-ZI-C:
rNTE Nc� Sl i E
713
VICINITY MAP
Sca1c:1"=2,000'
0, 1 iER' S CEP,T I F I CATS :
T't,1:.J a� 1 �r n I;OVE AND FOREGOING SUBDIVISIOII OF T: E LAND OF
11
SCV ASSOCIATLS AS IT APPEARS ON THIS PLAT IS WITH FREE
CONSENT AND IN ACCORDANCE WITH THE DESIRES AND
}y;:;u ` OF TIIE UNDERSIGNED O1','NERS, PROPRIETORS AND,
O1L 7' '.U=TEES, IF ANY.
SC. .-S:0-_'ATES,,A, Virginia General Partnership
• Uai'idson Ail Jones Development-Lbnpany
Vice President DATE
TTEST: W./
f ,�•—Sec retaty_-- DATE
STATE OF A),71� Cc nf,)InG)
(Corporate Notary)
COUN-Y OF }.� 71;J•J 1
I' f
SURVEYORS CERTIFICATE:
IOTT RITCHIE, JR., A DULY AUTHORIZED LAND SURVEYOR IN THE STATE
I, ELL
OF VIRGINIA DO HEREBY CERTIFY' THAT THE LAND L 4BRACED IN THIS SUBDIVISION
IS A PORUIPION OF THE PROPERTY CONVEYED BY BOI':'MAN TRUCKING COIIPA.NY,
INC. TO SCV ASSOCIATES, A NORTH CAROLINA JOINT VENTURE BY A DEED D�_ATED
NOVEIIBI•II 23, 1987_ AND RECORDED IN DEED BOOK 665, PAGE 277.
+i •+'jl. l 0,JN
:n
Ei!iott Ritchie, Jr
LI�.,E!JSE
1318
\+
SUR1ilr_
/���-!-.ice /� •�.�..�
El LIOTT PLITCHlE, JR. �/.L.S. RES.' 1318
FINAL PLAT OF
A SUBDIVISION OF
THE PPOPERTY OF
SCV ASSOCLATES
�✓ 4 �. �r t s,.
_, a
Notary Public,
in and for said County and State cert'fy _ that
personally care
before re this day and a; ;,nc�r,l edyc: that
he/she i s
`:ecr �ary"of LY r;,��� f'ti. n,1,' ! r„ ���,��
%;�,, �k„�
a Corporation, and that
by authority duly Ui gel: agd as t1 e
act of the Corporation,
the r.oreing instruments was signed in its
name by
President, sealed Ori ', its corpor3'E
seal, and attested by
i f as i ts;(<<! r.n-' �— Secretary.
c ;�
rhirr,/tiErse
A 1 -':EcS Ty hard and notarial seal t;;i s
� �
day of ? 1 ��_;,('
19 ;�`"� •
F'y Expires: r
I
5ry Public: (t���-l{�c—�.r�•`.'�.J
_
OPEQUON DISTRICT
FREDERICK COUNTY, VIF.GIINIA
SCALE:1"=50' NOVEMBER 11, 1918
RITCHIE SURVEYS
STE-H-NS CITY, V'LRGINIA
STATE
83° 29' 51" E -
55.30 A=284.82' R=5,759.58' 62.14'
s
U
INOTES
1. The property shown on this plat is a Portion
or the same property conveyed by Bowman
Trucking Company, Inc. to SCY Associates
by a deed dated November 23, 1987 and
recorded in D.B.665, Pg.277.
2. The property shown on this plat is a portion
of the property shown on Frederick County
Tax Assessment Map No. 86-((A))-Parcel 86.
3. No Title Report Furnished.
4. The property shown on this plat is
to be conveyed to the Virginia
Department of Transportation for
Public Street Purposes.
5. This plat corrects the bearings
erroneously stated as N 5.11 56' 52" W
and N 890 19' 50" IV and are corrected
to N 840 56' 52" W and N 861 19' 50" IV
respectively.
R O U T E
277
� FE
9.59'S SG° 19' 50" E
z
56' 52" W — 435.12' c o >> - 1
c N 86 19 50 1ti — .,09_.3
s 0.2547 Acres to Dedicated D=890 16' 56"
For Public Street Purposes P'=38.50' r
A=59.99'
T=38.02'
C=54.11' `
SCY ASSOCIATES CB=N41041'22"tiV
D.B.665, PG.277
(Shopping Center Site)
250'
S 870 02' 54r' E
5_Q0' Cr
K '
REVISED 7:501 z
PLAT SHOWING ��
�4 A PORTION OF
cam �j� THE PROPERTY OF
,CV ASSOCIATES il
_�
Jr1 �
EiiiCii RiiC r)ieJi r.' � '`
1.
OPEQUON DISTRICT
L I C NSc No FREDERICK COUNTY, VIRGINIA Os
131 n � i
lY LS 4 "
SCALE:1"=50' MARCH 14, 1989
RITCHIE SURVEYS
STEPHENS CITY, VIRGINA
11
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/667-0370
August 9, 1989
Mr. N. Wayne Stainback
C/O Crossroads Development Co.
P.O. Box 1714
Henderson, North Carolina 27536
RE: Site Plan # 055-87
Dear Mr. Stainback:
This letter is to confirm action taken by the Frederick County
Planning Department on August 3, 1989.
Final site plan approval of Site Plan # 055-87 of Stephens
City Shopping Center for Jamesway Plaza located at the southwest
intersection of State Route 277 and State Route 641, east of
Stephens City in the Opequon District. The shopping center,
consisting of'95,000 square feet and situated on 20.537 acres,
is zoned B-4.
If you have any questions regarding this action, do not hesitate
to call this office.
Sincerely,
Robert W. Watkins
Planning Director
. ' RWW/s1k
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
SITE PLAN #055-87
Stephens City Shopping Center
20.537 Acres, Zoned B-4 (Shopping Center)
LOCATION: The southwest intersection of State Route 277 and State Route 641, a
short distance east of Stephens City.
MAGISTERIAL DISTRICT: Opequon
ADJACENT LAND USE AND ZONING: Residential, commercial, and vacant land uses with
RP (Residential Performance), B-1 (Business Neighborhood) and A-2 (Agricultural
General) Zoning.
PROPOSED USE AND IMPROVEMENTS: A shopping center consisting of 95,000 square feet
which includes a 43,000 (plus or minus) square foot department store, a 25,000
(plus or minus) square foot food store, and a 7,000 square foot drug store, as
well as four additional retail store areas. Improvements also include parking,
highway and access changes, storm water protection, landscaping, and off-street
loading and service improvements.
REVIEW EVALUATIONS:
Dept. of Transportation - See attached letter.
Sanitation Authority - Site plan received and reviewed on January 5, 1988.
Plans have been corrected and sent to the developer for revisions.
Stephens City Fire Company - Shall comply with Chapter 10 of the Frederick
County Code as a minimum with the following additions:
1) Minimum of four hydrants --two in rear and two in front of complex.
Hydrant located at the intersection of Routes 277 and 641 doesn't meet the
standard for one of the hydrants.
2) All areas within the complex shall be sprinkled with standpipe connections
in the rear.
3) A fire lane shall be designated in front of the complex.
4) Request that contact be made with me prior to installing the hydrants.
5) Poor set of specs to view for comments.
Page 2
Stephens City Shopping Center
Inspections Department - Must comply with VUSBC. Building plans have been
submitted for review. No objection to a footer/foundation permit.
Planning and Zoning - All corrections to the site plan as suggested by the
staff have been made. All proposed uses in this shopping center are
permitted uses in the B-4 Shopping Center District. All planning, zoning,
site planning and parking standards have been met. The Planning staff has no
objection to the approval of this site plan for the Stephens City Shopping
Center. All VDOT comments have been incorporated into the site plan, as
required.
STAFF RECOMMENDATIONS: Approval.
��
4 5 y �=
Off. 670 1�6a7 �•C::. ••. .it.'• � l - 1
606
37
620
6,6 6t9 0o.a.m r.r �..�'.656
622
22
671 lt, , y 615
6,2
!0 S7 �•:: ' S22 s
s 628
lk 6sa Vu �N t _
629
625
F 4" d' 947
1 �A
79
9 6ay op
27 �. f pe 6a9 QVO� ci
629
623
.. t Cr 67s i. baxr'E .....•...v 642 6a2
TtKINS
t -8 677 .CRY.
�7 l
k 63, i�p 63t
•e eaG � 616 Dist� T•67 I� 760 6''2
ba t
675 L . '+e 636 \
p a P \•�' •�� �'-, \ 643
671
627 �r 638 61 277 ( .X-
,527 /
7tt7s
59 61S t ba7 7 / �� v7^1 636 \
Q\
V.do.• Bag v 735 5a0. � 3h 70 Soya
522 6 77 675 �� 673 \ 7 �• '
t �b� 731 '\I • 710
6777-
�o' �»
67a �\ 4 2
f—1 i
LOCATION MAP n.;t t' scale
Stepl►txs C�+r SkoPPtM� C�v►+er
`Vs�1iI.-
tiFEB 108C DEPARTMENT OF TRANSPORTATION
�n
P.O.BOX 2249
RAY D. PETHT jz�ECE'6�jo � STAUNTON, 24401
COMMISSIONER c.n DEPT. Of PLANNING January 21, 1988
An BUILDING �
PAUL F. CECCHINI
DISTRICT ENGINEER
Telephone: (703) 332-9144
Ref: Routes 277 and 641
Proposed Shopping Center
Frederick County
Mr. Wilson T. Currin, Jr., Project Manager
Crossroad Development Company
P 0 Box 1714
820 South Garnett Street
Henderson, NC 27536
Dear Mr. Currin:
As requested, we have reviewed the plans for the proposed shopping center
at the intersection of Routes 277 and 641 in Frederick County. We offer the
following comments and recommendations:
(1) The eastern approach to the Route 277 and 641 intersection on Route
277 should only be 36' wide with an eastbound thru lane, a westbound
left turn lane, and a westbound thru lane.
(2) The right turn lane on Route 641 should be extended to the southern
boundary of property and ended with a 36' uncurbed taper section.
(3) After- further- consideration, we recommend that the center entrance on
Route 641 be 36' wide, with one (1) lane in and two (2) lanes out.
The above recommendations have been shown in red on the attached site
plan.
if we can be of further assistance, do not hesitate to contact us.
RWH/ct.
Attachment
xc: Mr. W. H. Bushman
Sincerely,
% K. B. Downs
Transportation Engineer
TRANSPORTATION FOR THE 21ST CENTURY
JAMES H. DIEHL, CHAIRMAN
R. 8. CARPER, VICE CHAIRMAN
G. W. BORDEN. S[C.-TR[Af.
DONALD R. HODGSON
C. A. MOLD[N
E. 0. RUDOLPH, III
"6 _0
FREDERICK COUNTY SANITATION AUTHORITY
POST OFFICE ■ox 618
WINCHESTER, VIRGINIA 22601
PHONE 703 - 666-6600
January 31, 1989
WELLINGTON H. JONES. P.E.
ENGINEER • DIRECTOR
Mr. Gregory Edge
Levan-Hepler Building Co.
P. 0. Box 406
Statesville, Nc 28677
REFERENCE: Stephens City Shopping Center
SUBJECT: Final Acceptance
Dear Mr. Edge:
The water and sewer system for the above noted project was accepted into our
system on January 31, 1989.
Respectfully,
John G. itacre
Engineer
the
cf: R. C. Wood - FCSA
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
December 22, 1983
Mr. Wayne Stainback
Crossroads Development Company
P.O. Box 1714
Henderson, North Carolina 27536
Dear Wayne:
This is to confirm our conversation of December 21, 1988 regarding the oversight
in review of the site plan for Jamesway Plaza.
As we discussed, the Frederick County Zoning Ordinance requires a 25 foot setback
in the B-4 Zone between any parking access and service areas and a side or rear
property line which adjoins agricultural or residential property.
As you know, this effects the rear of the plaza which has service access to within
six feet of the rear property line. In order to resolve this matter, a variance
will be necessary.
The Board of Zoning Appeals is empowered to grant variances and has a meeting
scheduled for February 21, 1989. In order to assure you are placed on the agenda
for this meeting, we would need your completed application no later than January
30, 1989.
Given the circumstances involved, I feel confident that the Board will be willing
to grant a variance. I have enclosed a variance application. If I can be of any
further assistance, please feel free to contact me.
Sincerely,
n�
Kris C. Tierney
Deputy Planning Director
KCT/rsa
Enc: variance application
9 Court Square
P.O. Box 601
Winchester, Virginia
22601
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
October 31, 1988
Mr. Andrew Boninti
Caleb Stowe Associates
1100 Dryden Lane
Charlottesville, VA 22901
RE: Jamesway Shopping Center, Route 277, Stephens City, Virginia
Dear Mr. Boninti:
I have been asked to drop you this letter as an item of information on the status
of sewer services at the above project. As you have been informed, the Stephens
Run service area of the Frederick County Sanitation Authority Sewer District is
presently under a moratorium for new connections by agreement with the Virginia
State Water Control Board. The reasons for this involve the lack of ability of
the Stephens Run Wastewater Plant to handle present flows from the service area.
That plant has violated its three month rolling average effluent discharge limits
established by permit, which has caused the State Water Control Board to reach
this agreement with the County. Basically the Sanitation Authority agrees not to
connect additional users, above a certain set limit of connections, until certain
actions on the Authority's part have been performed.
In response to this problem, the Sanitation Authority immediately began planning
for the new interim Regional Wastewater Treatment Facility to be located at
Parkins Mill on US Route 522 near the Stephens Run service area. This plant will
accept sewage flows from the existing Stephens Run service area, the Wright's Run
service, and the Lakeside Estates or Opequon service area. The portion of flows
that will be eliminated from the Stephens Run service area by the Parkins Mill
Plant will release the stress on the Stephens Run Plant, thereby allowing future
new connections in the area in which the Jamesway Shopping Center is located. The
design of the Parkins Mill Plant and transmission system has been completed,
approved by the regulatory agencies, bid by contractors and a contract awarded by
the Authority. The completion date for the new facility is June 1, 1989 and work
at this point is on schedule.
By recent action, the local Planning Commission has agreed to review development
proposals in this water shed subject to an understanding that no actual use of the
sewage system can be made until after completion and start up of the Parkins Mill
facility. The risk for proceeding under guidelines is solely on the owners' part.
This action, if it continues to be exercised, will allow for planning, issuing
permits, and even construction to proceed in advance of the June 1 date. While we
do not advise as to the appropriateness of this activity, nevertheless, it is an
available option to development planning of your vacant lot within the shopping
center area.
9 Court Square - P.O. Box 601 Winchester, Virginia - 22601
Mr. Andrew Boninti
October 31, 1988
Page 2
I trust that this letter answers certain questions you have had as to the status
of the wastewater planning in the Stephens Run area. If you have additional
questions or require additional information, please do not hesitate to call.
Sincerely,
11"S-17e 4Z �/'
Stephen M. Gyurisin
Deputy Director
SMG/dkg
!JW. CLIFFORD & ASSOCIATES, INC.
20 South Cameron Street
P.O. Box 2104,-,
Winchester, Virginia 22601
703-667-2139.
Andrew Boninti
Caleb Stowe Associates
1100 Dryden Lane
Charlottesville, VA. 22901
Dear Mr. Boninti,
August 17, 1988
Re: Jamesway Shopping Center
Route 277, Stephens City, VA
,- (- -L
.� have tasked )1� to drop you this letter as an item of information on the status of
sewer services at the above project. As you have been informed, the Stephen's Run service
area of the Frederick County Sanitation Authority Sewer District is presently under a
moritorum for new connections by agreement with the Virginia State Water Control Board.
The reasons for this involve the lack of ability of the Stephen's Run Wastewater Plant to
handle present flows from the service area. That plant has violated its 3 month rolling
average effluent discharge limits established by permit, which has caused the State Water
Control Board to reach this agreement with the County. Basically the Sanitation Authority
agrees not to connect additional users, above a certain set limit of connections, until certain
actions on the Authority's part have been performed.
In response to this problem, the Sanitation Authority immediately began planning for
a new enterim Regional Wastewater Treatment Facility to be located at Parkin's Mills on US
Route 522 near the Stephen's Run service area. This plant will accept sewage flows from
the existing Stephen's Run service area, the Wright's Run service area, and the Lakeside
Estates or Opequon service area. The portion of flows that will be eliminated from the
Stephen's Run service area by the Parkin's Mills Plant will release the stress on the
Stephen's Run Plant, thereby allowing future new connections in the area in which the
Jamesway Shopping Center is located. The design of the Parkin's Mills Plant and
transmission system has been completed, approved by regulatory agencies, bid by
contractors and a contract awarded by the Authority. The completion date for the new
facility is June 1, 1989 and work at this point is on schedule.
By recent action, the local Planning Commission has agreed to review development
proposals in this water shed subject to an understanding that no actual use of the sewage
system can be made until after completion and start up of the Parkin's Mills facility. The
risk for proceeding under these guidelines is solely on the owners part. This action, if it
continues to be exercised, will allow for planning, issuing permits, and even construction to
proceed in advance of the June 1 date. While we do not advise as to the appropriateness of
this activity, it nevertheless, is an available option to development planning of your vacant
lot within the Shopping Center area.
We trust that this letter answers certain questions you have had as to the status of
wastewater planning in the Stephen's Run area. If you have additional questions or require
additional information please do not hesitate to call.
Sincerely yours,
E-k4od
G. W es, Inc.
CEM/ckd
«joh
• ' 0
���a�516171Il e
JUN 1988
RECEIVED
�p DEPT. OF PLANNING
COMMONWEALTH of VIRGINIA �i9_ AND BUILDING
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
RAY D. PETHTEL EDINBURG, 22824 W. H. BUSHMAN
COMMISSIONER (703) 984-4133 RESIDENT ENGINEER
June 13, 1988
Mr. N. Wayne Stainback, President Ref.: Route 277
Crossroad Development Company Frederick County
P. O. Box 1714
820 South Garnett Street
Henderson, ivC 27b36
Dear Mr. Stainback:
I am writing in response to your letter of June 6, 1988.
You requested permission to allow Jamesway to open their store on July 28, 1988
even though the proposed entrances for the entire development may not be completed.
We have no objection to this request with the understanding the entrances are
under j,�rrst and under construction and proceeai ng in accordance with the permitted
design
Any county requirements over. and above the entrance permit must be addressed
through their offices.
If you have any questions, please call me.
WHB/sl
xc: Mr. J. B. Dia,7lond
Mr. C. W. Lam, Jr.
Mr. Robert Watkins
Sincerely your,
William H. Bushman, P.E.
Resident Engineer
TRANSPORTATION r OR I:+, 21 Sl- CENTURY
COMMONWEALTH of VIRQINJA
DEPARTMENT OF TRANSPORTATION
R O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER (703) 984-4133
June 13, 1988
Mr. N. Wayne Stainback, President
Crossroad Development Company
P. O. Box 1714
820 South Garnett Street
Henderson, NC 27536
Dear Mr. Stainback:
I am writing in response to your letter of June 6, 1988.
W. H. BUSHMAN
RESIDENT ENGINEER
Ref.: Route 277
Frederick County
You requested permission to allow Jamesway to open their store on July 28, 1988
even though the proposed entrances for the entire development may not be completed.
We have no objection to this request with the understanding the entrances are
under permit and under construction and proceeding in accordance with the permitted
design.
Any county requirements over and above the entrance permit must be addressed
through their offices.
If you have any questions, please call me.
WHB/sl
xc: Mr. J. B. Diamond
Mr. C. W. Lam, Jr.
Mr. Robert Watkins
Sincerely your,
William H. Bushman, P.E.
Resident Engineer
JUN 1988
RECEIVED
DEPT. DF PLANNING
AND BUILDING
TRANSPORTATION FOR THE 21ST CENTURY
0
Mr. William Bushman
Virginia Dept. of Highways
Box 278
Edinburg, Va. 22824
Dear Bill:
June 6, 1988
•
Per your conversation with Tommy, the following is a brief explanation
of what we are requesting:
Jamesway is pushing to open their store on July 28th. No other store will
be opening this early. We should have most of the road improvements complete
by this time, but probably not all. We will be asking Frederick County for
a conditional certificate of occupancy, which they have agreed to do if the
Virginia Department of Transportation has no objection, and if we post a bond
or letter of credit for the balance of the incomplete items.
I would appreciate a letter from you stating that it will be acceptable
to the Virginia Department of Transportation for Jamesway to open even if
we have not totally completed all the road improvements. The purpose of this
is to satisfy Jamesway and the Frederick County Planning Department.
I would appreciate your earliest attention to this as we are being harassed
daily by Jamesway. Thanks.
NWS/kv
SI,I SOUTI I C. \I:\!
cLt
--) J,?o r-
1115�11-
0
CROSSROAD DEVELOPMENT COMPANY
P. O. Box 1714
820 South Garnett Street
Henderson, NC 27536
(919) 438-8079
TO:
l
GENTLEMEN:
WE ARE SENDING YOU
❑ Drawings
❑ Copy of Letter
❑ Attached
[Z f rints
•
LETTER OF TRANSMITTAL
DATE.
JOB NO.
ATTENTION: --
,ii--��
RE: `
❑ Under separate cover via _ the following items:
❑ Plans E] Contracts ❑ Specifications
❑ Change Order ❑
COPIES
DATE
NUMBER
DESCRIPTION
.(0�39IOj%f
THESE ARE TRANSMITTED
as checked below:
❑ For approval
❑ For your use
❑ As requested
❑ Approved as submitted
❑ Approved as noted
❑ Returned for corrections
❑ Resubmit copies
❑ For review and comment
❑ For bids due
19
a
•
May 3, 1988
N. Wayne Stainback, President
c/o Crossroad Development Company
P.O. Box 1714
820 South Garnett Street
Henderson, North Carolina 27536
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
RE: Site Plan #055-87 of Stephens City Shopping Center
Dear Mr. SUC nback.�
i
While reviewing our files, we realized that we had not received a final revised
site plan showing all Virginia Department of Transportation comments on the
Stephens City Shopping Center. Would you please send us several copies as soon as
possible for our files?
Thank you for your assistance.
Sincerely,
Steph Gyurisin
DeputtDirector
SMG/rsa
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
•
CROSSROAD DEVELOPMENT COMPANY
P. 0. Box 1714
820 South Garnett Street
Henderson, NC 27536
(919) 438-8079
TO:
GENTLEMEN:
WE ARE SENDING YOU
❑ Drawings
Copy of Letter
❑ Attached
V'Orints
❑ Change Order
LETTER OF TRANSMITTAL
DATE:
---2 ?-- ele
JOB NO.:
ATTENTION:
R E'
❑ Under separate
❑ Plans n
n
yia � the following items:
❑ Spe6fications
,r
COPIES
DATE
NUMBER
DESCRIPTION
THESE ARE TRANSMITTED
as checked below:
❑ For approval
❑ For your use
❑ As requested
❑ Approved as submitted
❑ Approved as noted
❑ Returned for corrections
❑ Resubmit _ copies
❑ For review and comment
❑ For bids due
19
0
•
COUNTY of FREDERICK
IDepartment of Planning and Development
703/665-565A
FAX 703/667-0370
February 18, 1988
Mr. N. Wayne Stainback, President
c/o Crossroad Development Company
P. 0. Box 1714
820 South Garnett Street
Henderson, NC 27536
Dear Mr. Stainback:
This letter is to confirm the Frederick County Planning Commission's action at
their meeting of February 17, 1988:
Approval of Site Plan #055-87 of Stephens City Shopping Center, zoned B-4, 20.537
acres, for a shopping center consisting of 95,000 square feet which includes a
43,000 (+) square foot department store, a 25,000 (+) square foot food store, and
a 7,000 square foot drug store, as well as four additional retail store areas.
Improvements also include parking, highway and access changes, storm water
protection, landscaping, and off—street loading and service improvements. This
property is located at the southwest intersection of State Route 277 and State
Route 641, a short distance east of Stephens City, in the Opequon Magisterial
District.
If you have any questions regarding your site plan, please do not hesitate to
call this office.
Sincerely,
Robert W. Watkins
Planning Director
RWW/dkg
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
COMMONWEALTH of VIRGINJ
JA N 1 SO 3
DEPARTMENT OF TRANSPORTATION
r
P. O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
1-firt-,
ujual-I W. Ij -
COMMISSIONER (703) 984-4133
January 20, 1988
PAS
C)
Mr. Keith Williams
C/O Keith Williams & Associates
110 North Cameron Street
Winchester, Virainia 22601
Dear Mr. Williams:
Ref: Stephens City Plaza Site Plans
Route 1006
Stephens City
As requested, we have reviewed the above referenced site plans. We are
returning one set of plans with our revisions and recommendations marked in
red. Drainage computations for this development will also be necessary to
study its affect on the drainage at the outlet end. If it will be necessary
to replace existing pipes, it shall be the responsibility of the developer.
Should you have any additional questions or concerns, please do not hesitate
to contact my office.
CWL/rh
Enclosure
xc: Mr. R. L. Moore
Mr. J. B. Diamond
Mr. D. E. Li--e
Mr. R. W. Watkins
Sincerely,
C. William Lam
Inspector
For: W. H. Bushman
Resident Engineer
SHMAN
ENGINEER
TRANSPORTATION FOR THE 21 ST CENTURY
�o
7 ��, COUNTY of FREDERICK
Departments of Planning and Building
® 703/665-5650
a
M E M O R A N D U M
TO: Frederick County Planning Commission
FROM: Stephen M. Gyurisin, Deputy Director
SUBJECT: Agenda Addendum - Stephens City Shopping Center Site Plan for Footer/
Foundation Permit
DATE: January 6, 1988
The staff would ask that the Planning Commission add the above site plan review
to the agenda for approval of a footer/foundation permit only. A land disturbance
(grading) permit has been issued, a site plan has been submitted and reviewed, and
building plans have been submitted for approval.
All plans have been reviewed and comments have been made except for VDOT comments.
Final review is expected January 20, 1988 or February 3, 1988.
SMG/rsa
9 Court Square
- P.O. Box 601 - Winchester, Virginia - 22601
Page 2
Stephens City Shopping Center
Inspections Department - Must comply with VUSBC. Building plans have been
submitted for reivew. No objection to a footer/foundation permit.
Planning and Zoning - No objection. It is the staff's understanding that
this plan and approval is only for the foundation work and continued site
work. All applicable site plan and zoning standards appear satisfactory. A
plan for this project has been reviewed and all review comments have been
incorporated in a revised plan. VDOT final comments are still pending, but
will not impact the building location for footer/foundation work. Prior to
final site plan approval (for the structures), the following needs to be
added: 1) detail as per VDOT
2) all revisions as per agency review comments.
STAFF RECOMMENDATIONS: Approval for footer/foundation portion only.
SITE PLAN # 055-87 (Footer/Foundation)
Stephens City Shopping Center
20.537 Acres, Zoned B-4 (Shopping Center)
LOCATION: The southwest intersection of State Route 277 and State Route 641, a
short distance east of Stephens City.
MAGISTERIAL DISTRICT: Opequon
ADJACENT LAND USE AND ZONING: Residential, commercial, and vacant land uses with
RP (Residential Performance), B-1 (Business Neighborhood) and A-2 (Agricultural
General) Zoning.
PROPOSED USE AND IMPROVEMENTS: A shopping center consisting of 95,000 square feet
which includes a 43,000 plus or minus) square foot department store, a 25,000
(plus or minus) square foot food store, and a 7,000 square foot drug store, as
well as four additional retail store areas. Improvements also include parking,
highway and access changes, storm water protection, landscaping, and off-street
loading and service improvements.
REVIEW EVALUATIONS:
Dept. of Transportation - See attached letter dated November 19, 1987 to Mr.
N. Wayne Stainback.
Sanitation Authority - Site plan received and reviewed on January 5, 1988.
Plans have been corrected and sent to the developer for revisions.
Stephens City Fire Company - Shall comply with Chapter 10 of the Frederick
County Code as a minimum with the following additions:
1) Minimum of four hydrants --two in rear and two in front of complex.
Hydrant located at the intersection of Routes 277 and 641 doesn't meet the
standard for one of the hydrants.
2) All areas within the complex shall be sprinkled with standpipe connections
in the rear.
3) A fire lane shall be designated in front of the complex.
4) Request that contact be made with me prior to installing the hydrants.
5) Poor set of specs to view for comments
COMMONWEALTH of VJIRIGINIA
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER
(703) 984-4133
November 19, 1987
Mr. N. Wayne Stainback
C/O Crossroad Development Company
P. O. Box 1714
Henderson, N.C. 27536
Dear Mr. Stainback:
W. H. BUSHMAN
RESIDENT ENGINEER
Ref: Routes 277 & 641
Proposed Shopping Center
Entrance Design
Frederick County
As per our telephone conversation on November 18, 1987, this office has no overall
objection to the concept of the proposed entrances to the above referenced.
However, this office will be proposing some changes for turning lanes for egress
and ingress traffic on Route 277 and at the Intersection of Routes 277 & 641.
The proposed site plans have been forwarded to our Central Office for their
review and comments; upon receipt of them we will forward to you.
CWL/ks
cc: Mr. R. L. Moore
Mr. J. B. Diamond
Sincerely,
C. William Lan
Inspector
For: vl. H- E-ushr I-
Resident Engineer
T RAiNSPORTAHON FOR THE 21 ST CENTURY
•
0
December 21, 1987
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
Mr. N. Wayne Stainback, President
Crossroad Development Company
P. 0. Box 1714
820 South Garnett Street
Henderson, North Carolina 7536
Dear Mr. Stainac'k: / 4C�
Here are some of the ite Atoa tothe Stephens City Shopping Center site
plan for final approval:
1. The architects, engineer, or surveyor's seal.
2. The Virginia Department of Transportation's comments about the entrances
to the shopping center and to the parking areas.
3. Show parking aisle widths.
4. Show handicapped parking spaces.
5. Show fire lanes.
6. Show fire hydrants as required in Chapter 10 of the County Code.
7. Show details for islands and curb stops.
8. Need drainage calculations and attested by a seal.
9. Lot area coverage by buildings and proposed buildings.
10. Architectual and landscaping details.
11. Screening of services areas.
12. Show setbacks.
13. Move parking away from Route 641 -- must be at least 25' from highway.
14. Lighting fixtures need to be shown.
15. Locate trash dumpsters.
9 Court Sauare
P.O. Box 601
Winchester, Virginia
22601
16. Show proposed use of out parcels, etc.
17. Show detail of sidewalks with ramps.
18. Show sign locations.
Please call if you have any questions.
Happy Holidays!
Sincerely,
y
Ste Vectour
sin
De ut D
/dkg
COMMONWEALTH of VIRGI1
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER (703) 984-4133
January 5, 1988
Mr. N. Wayne Stainback, President
C/O Crossroad Development Company
Post Office Box 1714
820 South Garnett Street
Dear Mr. Stainback:
Gllp�P"PO
..CZ\~�
W. H. BUSHMAN
RESIDENT ENGINEER
Ref: Routes 277 8 641
Proposed Shopping Center
Entrance Design
Frederick County
As requested, we have reviewed the plans for the proposed shopping center at
the intersection of Route 277 and Route 641. We offer the following comments
and recormmendations:
1. A right turn lane should be provided adjacent to Route 277 across the
developed property. It should begin with a 150' taper and 200' full width
before the westernmost entrance.
2. A left turn lane should be provided for westbound traffic on Route 277.
3. The north entrance on Route 641 should be 36' wide.
4. The southernmost entrance on Route 641 should be 50' wide due to the type
of traffic utilizing this entrance.
5. A section of the right turn lane on Route 641 closest to the intersection
R::xat� 12,7 should be eliminated to prevent i.ts use as er. ,ion
lane.
6. A 100' right turn lane with 100' taper should be provided for northbound
traffic on Route 641.
7. The minimum radii at the intersection of Route 277 and Route 641 should be
50..
8. Entrances to out parcels off of Route 277 and Route 641 should be
eliminated. Access to these parcels should be from the parking lot.
TRANSPORTATION FOR THE 21 ST CENTURY
0 0
Mr. N. Wayne Stainback
January 5, 1988
Page 2 -
9. Trip generation rates and distribution is needed to determine proper
traffic control and pavement design. If signalization is warranted, you
as the developer will be expected to participate in the cost as outlined
in memorandum H&TS-185 dated February 19, 1986, which I am attaching.
These recommendations have been noted on the attached site plans.
If we can be of further assistance, please advise.
Sincerely,
C. William Lam
Inspector
For: W. H. Bushman
Resident Engineer
CWL/rh
Attach.
xc: Mr. R. L. Moore
Mr. J. B. Diamond
Mr. Robert W. Watkins
;,','' ,• VIRGINIA DE4ATMENTW HIGHWAYS'AND TRANSWAT10N
- HIGI-JTWAY.AND TRAFFIC SAFETY DIVISION
�..�� MEMORANDUM
s `U
GENERALSUBJECT:
NUMBER:
�.a
°�"�
beveTo �C'i a 'ibn. "ri°Tr'a"
n,�•- S
-185
DATE
SPECIFIC SUBJECT:
February 8
Method of Determining Developer
Responsibility
SUPERSEDES:_.
for Participation in Traffic Signal
Costs.
DIRECTED T0:
SIGNATE
District Engineers
Gi
;he foiiowing guidelines have been developed in an effort to obtain an uitable method
of determining developer responsibility for participation in funding traffic signal work
necessitated by land development:
Condition # I. Where the proposed development will generate sufficient
traffic to warrant signalization, the total cost for design, materials, timing
plans, and installation shall be borne by the developer.
Condition #2. Where development generated traffic and existing highway
traffic must be combined to justify signalization, the developer shall bear
50% of the total cost for design, materials, timing plans, and installation.
Condition #3. Where an existing traffic signal must be modified to
accommodate traffic movements to or from the development, the
developer shall bear the total cost for any design, materials, timing plans,
Installation, and relocation required to accommodate the development
traffic.,
For larger developments such as regional shopping centers and corporate
complexes, the Department reserves the right to require that the developer design or
have designed the traffic signal, including timing plans; and to install or have installed a
complete working installation. Designs and installations shall be in accordance with the
cu: rent Departrrieniai specifications and standards.
TRV:dws
cc: Mr.
0..
K.
Mr.
J'
M.
Mr.
J.
T.
fir..
J.
S.
Ms.
S.
H.
fir.
J.
G.
Mr.
A.
W.
Mr.
J.
W.
Division
Resident
District
Mabry
Wray, Jr.
Warren
Hodge
Cooper
Ripley
Coates, Jr.
Atwell
Administrators
Engineers
Highway and Traffic Safety Engineers
COUNTY of FREDERICK
IDepartment of Planning and Development
EaLo� W. tAbiLE_ is - Planning Director
Stephen M. Gyurisin - Deputy Director
703t. 5-SG6I
LAND DISTURBING PERMIT
For land disturbing activity at dog-ner DF A- JT/ % 40 ((2'11 .
pp r
ISSUED TO: ke-ooq- LJe)e,r
r
who has met all requirements of the Frederick County Erosion and
Sedimentation Control Ordinance as certified by the Frederick County
Department of Planning and Development.
Approving Signature
Date:
NOTICE OF RIGHT TO INSPECT
An agent of the Frederick County Department of Planning and
Development shall be permitted entry to the site of the land -
disturbing activity to inspect the control measures shown in the
approved plan.
Signature of Applicant
Date: �l U '�z - / � k 7
NOTE: Issuance of this permit does not constitute approval of the
site plan. This permit is for land disturbance only.
9 Court Sauare - P.O. Box 601 - Winchester, Virginia - 22601
AGREEMENT
r 1
THIS AGREEMENT, made this (-%ylCL T day of �(l e9,1 ,IDe , 1 9A,
by and between ��Ull)� /,Valet- i3ui%dt�iU (21yl <�Ll
party (parties) of the first part; and the COUNTY OF FREDERICK,
VIRGINIA, party of the second part;
WHEREAS, in consideration of the approval by the party of the second
part of this Virginia land disturbance plan and permit known as
5- he),)s C,`h 3hDopiac1 ( &-4-er and the party of the second
part requiri.g thd fi-llowing work to be completed during the land
disturbance construction & before final occupancy, the party
(parties) of the first part, his or its heirs and assigns agree to do
the following work.
1. Provide for the adequate control of erosion and sedimentation by
temporary and permanent control practices and measures which will
be implemented during all phases of clearing, grading, and
construction, all conformity with the Virginia Erosion and
Sediment Control Law, Title 21, Chapter 1, Article 6.1 of the
Code of Virginia and local code laws.
2. To provide Erosion and Sediment Control as per site plan # Oss5 -(9`%
In testimony whereof, the party of the first part has hereunto caused
its corporate names and seals to be hereunto affixed, for and in its
behalf, by AbAc Cride-r ,.; ,Job �wriAknel%y "
duly attested by "AC: and caused
this agreement to be acknowledged and delivered for and in its
behalf.
CORPORATION
BY
(SEAL)
Z,
Attest: � //�
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, )dlae- ' J'. (A'& , a Notary Public in and for
the State and County aforesaid, do hereby certify that
whose names are' signed to the foregoing agreement, this day
personally appeared before me in my State and County aforesaid and
acknowledged the same.
Given under my hand this d day of D(,CI%/)L(.LP�C/ , 19,i
NOTARY PUIBLIC
My Commission Expires
0 0
Agreement
Page 2
In testimony whereof, the party of
caused its body corporate �ames and
and in its behalf, by al'=- W, b
the second part has hereunto
seal to be hereunto affixed, for
)rztbls .
its Planning Director, duly attested by
its Deputy Planning Director and caused t
acknowledged and delivered for and in its
and Deputy Director.
WITNESS THE FOLLOWING SIGNATURE AND SEAL:
(SEAL)
Attest:
it agreeme-ht to be
behalf by its said Director
COUNTY OF FREDERICK, VIRGINIA
BY
Z&�-
-fLANNING DIRECTOR
Frederick County Department of
Planning and Development
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, puwe� oubzz;c—�' , a Notary Public in and for the
State and County aforesaid, do hereby certify that this day
e soa a_ AI appeared before me in my said County,
��,(,VPlanning Director of the Frederick
C unty Depart ent of Planning and Development and
I , j_vt� . 4 lJtGatll-1 , Deputy Director of the .Frederick County
Deartment*ofcPlanning and Development, whose names are signed to the
f rego ng d her unto annexed agreement dated
� Yi jj j, f and each then and there personally and
severally acknowledged the said agreement for and on behalf of the
said County of Frederick, Virginia, and acknowledged that the seal
thereto affixed is the true and genuine seal of the County of
Frederick, Virginia.
Given under my
hand this
��
day
of
�t �v
1 9 s//,.
My commission
expires
day
of
�s/
_,
, 1977—.
NOTARY PUBLIC
•
•
ff
COUNTY of FREDERICK
Departments of Planning and Building
NOV 1987 703/665-5650
N' M E M 0 R A N D UM
To: DF.PF. OF PLANNING ti
AND BUILDING
ti
Ste hens Ci pFire Compa C' , ATTN: Mr. Frank W. Welch, Jr.
1C
Virginia Depar-
tmn
Transportation
, ATTN: Mr. William H. Bushman
Sanitation Authority , ATTN: Mr. Wellington H. Jones
, ATTN:
Planning and Zoning Department , ATTN: Mr. Stephen M. Gyurisin
FROM: Robert W. Watkins, Director DATE: November 17, 1987
SUBJECT: Review Comments On: Conditional Use Permit X Site Plan
Master Plan Rezoning Subdivision
We are reviewing the enclosed request by Stephens City Shopping Center ,
or their representative, Billy Tisinger 667-1266
Will you please review the attached and return your comments to me as soon as
possible.
---------------------------------------------------------------------------------
THIS SPACE SHOULD BE USED FOR REVIEW COMMENTS:
Shall comply with chanter 10 of the Frederick County Code as a minimum with the
following additions:
1. Minimum of 4 itvurents - 2 4 n rear and 2 front of complex. Hydrant located at _
the intersection of Rts 277 & 641 doesn't meet the standard for one of the hydrants
2. All areas within the complex shall be sprinkled with standpipe connections in
the rear.
3 .A fire lane shall be designated in front of the complex.
5. Poor set of specs
Signature
f ox cam,
installing of hvdrants
Date
9 Court 4nnare -
P.O. Box 601
Winchester, Virginia - 22601
M�ErC2 ,1�GvA N D U M
TO:
COUNTY of FREDERICK I
ertt of -Planning and Building
<� 703/665-5650
ti
s
Stephens City Fire Company Mr. Frank Welch, Jr.
Virginia Department of Transportation , ATTN: Mr. William\ S�u4 ��
Sanitation Authority , ATTN: Mr. Wellington H. Jones
, ATTN:
Planning and Zoning Department , ATTN: Mr. Stephen M. Gyurisin
FROM: Robert W. Watkins, Director DATE: November 17, 1987
SUBJECT: Review Comments On:
Master Plan
Conditional Use Permit
Rezoning
X Site Plan
Subdivision
We are reviewing the enclosed request by Stephens City Shopping Center ,
or their representative, Billy Tisinger 667-1266
Will you please review the attached and return your comments to me as soon as
possible.
THIS SPACE SHOULD BE USED FOR REVIEW COMMENTS:
See attached letter dated November 19, 1987 to Mr. N. Wayne Stainback.
Signature) Date
9 Cnnrt Sminre - P.O. Box 601 - Winchester. Virginia - 22601
0
0
M E M O R A N D U M
WC619
COUNTY of FREDERICK
of Planning and Building
703/665-5650
Stephens City Fire Company ATTN: Mr:, Frank W. Welch,
Virginia Department of Transportation , ATTN: Mr. H. an
Sanitation Authority , ATTN: Mr. Wellington H. Jones
ATTN:
Planning and Zoning Department , ATTN: Mr. Stephen M. Gyurisin
FROM: Robert W. Watkins, Director DATE: November 17, 1987
SUBJECT: Review Comments On: Conditional Use Permit X Site Plan
Master Plan Rezoning Subdivision
We are reviewing the enclosed request by Stephens City Shopping Center ,
or their representative, Billy Tisinger 667-1266
Will you please review the attached and return your comments to me as soon as
possible.
---------------------------------------------------------------------------------
THIS SPACE SHOULD BE USED FOR REVIEW COMMENTS:
('0A Y /Y07 G-0 ,s1 015C v
-vo W,4f X-6W <- Tr wfA 5"� 0 WV
Signature Date /./ sv
9 Conrt Cnnare - P.O. Box 601 - Winchester. Virginia - 22601
Ir
i
�
Site Drainage Calculations
Stephens City Shopping Center
Stephens City, Virginia
ASSUME i = 6.6in/hr for 5 minutes duation 10 year worst storm
(1) Area Calculations
Total Site A = 500 2 860 (1220)
A = 829,600 s.f.
A = 19.05 acres
Area not draining A = 400 (500) .5
Toward Proposed A = 100,000
Retention Pond A = 2.30 acres
(2) Calculate Present Flow
Toward Retention Pond Q = CiA
Q = .3(6.6)(19.05 - 2.30)
Q = 33.165 cf/s
(3) Calculate Expected Run-off
After Development Area = 220 + 140
C= .30 2 (1160) + (300 x 560) (240 x 120)
280,800 + 168,000 + 28,800
= 434,400 s.f.
9.97 acres
Area
C= .95 = 19.05 - 9.97 = 9.08 acres
QTotal = CiA
= (.30(6.6)9.97) + (.95(6.6)9.08)
= 19.74 + 56.93
= 76.67 cf/s '. � .�a' ` 02
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Site'Drainage Calculations
Page 2.
(4) Calculate Required Storage Volume
Volume
Required = (76.67 - 33-165) 5 minutes x 60 sec/min
= 13,051 c.f. (Controls)
Check 30 minutes - i = 3.43
Q=(.3(3.43)9.97) + (.95(3.43)9.08)
= 10.26 + 29.59
39.85 cf/s
Volume
Required = (39.85 - 33.165) 30 x 60
= 12,033 c.f.
(5) Calculate Flow Through Typical Catch Basin (Front)
.Front Q = .95 (6.6) 160 x 160
43,560
Q = 3.69 cf/s
Rear Q = .95 (6_6)360 x 270
43,560
Q = 8.2 cf/s
(6) Design Outlet Pipe to Allow for Maximun Outlet Flow of 33.165 cf/s
Try 2 - 24" 0 RCP
From nomograph culvert design - inlet control
D = 24" diameter
Q = .17 cfs
Therefore HW
= 1.3
D
HW = 31.2"
Pond is 4'0" deep okay.
CULVERT DESK'0,N - INLET CtN
TROL
180 10,000
168 8,000 (1) (2) (3)
6,
156 6,000
144 5,000 HW / D ENTRANCE
q,000 SCALE TYPE 6•
132 (1) Square woe with
3 000 hoodwa I 4•
(2) Groove end with
I20 heod wo l l
2 0O0 (3) Groove end projedirV 4. r
108
96 1,000 3.
800
84 — —
600
500 /
72 400 / � 2.
S LLj 300
Uv
Z t!)
Z 60 U) 200 / w 1.5
LL
Q U EXAMPLE —54
Z / D r 42 inches (3.5 feet) Q
log
t] - 120 CFS
Lj 48/ 80 HW/D' HW(Feet) Z
J W (1) 2.5 8.8 =
/ U
U 42 cc 60 ( z) 2.1 .4 a
Q 50 (3) 2.2 7.7 Li1
O U 40 ' D in - I.0
LLj LLJ
F- 30 Q .9
w 33 3-
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To use scale (2)or (3)draw a straight line through known HEADWATER SCALES 2 AND 3 REVISED MG1,1964
volws of sue and discharge to intersect scale (-N.From
12 Doi nt on score (1) Dro)ect horizontally to solution on either
score (2) or (3).
HEADWATER DEPTH FOR
BUREAU OF PUBLIC ROADS JAN., 1963 CONCRETE PIPE CULVERTS
WITH INLET CONTROL
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