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016-98 J. Carson Cline Estate - Opequon - Backfile
CASH RECEIPT t Date 1 �0142v Received From Address G r 'O I oars $ L W > �" For , n Zvn� So AMT OF ACCOUNT �� 7� lJ CASH AMT PAID CHECK BY BALANCE MONEY DUE ORDER 0 40 REZONING TRACKING SHEET Date - Application received/file opened Reference manual updated/number assigned D-base updated 4-11• qg File given to office manager to update bi-monthly report Four sets of adjoiner labels ordered from data processing 40 color maps ordered from Mapping & Graphics PC public hearing date ACTION: Re C 0 ►nwelide d AppmvcL BOS public hearing date ACTION: �pp��� 14 P Signed copy of resolution for amendment of ordinance, with conditions proffered, received from County Administrator's office and placed in Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers notebook.) j Action letter mailed to applicant ✓ Reference manual and D-base updated i/ File given to office manager to update bi-monthly report (final action) 1 Z -Z 9 -1 f File given to Mapping & Graphics to update zoning map ul-eq.-qY k, Other notes: Zoning map amended UACwol\Common\ftd=g.= s t ss ` ti Fic.: COPY COUNTY of FREDERJCK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 December 29, 1998 Mr. Mark D. Smith Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602Q 1 V .� RE: REZONING APPLICATI N #015- OF J. CARSON CLINE; P.I.N. 86-5-F Dear Mark: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of December 9, 1998. The Board approved your request to rezone 4.70 acres from RP (Residential Performance) to B2 (Business General). This property is located along the north boundary line of Fairfax Pike (Rt. 277) approximately 0.11 miles west of Warrior Drive, and is identified with Property Identification Number 86-5-F in the Opequon Magisterial District. The proffers that were approved as a part of this rezoning application are unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, r9 Evan A. Wyatt, AICP Deputy Director EAW/cc Attachment cc: J. Carson Cline Estate Robert Sager, Opequon District Supervisor Jane Anderson, Real Estate Denny Linaburg, Fire Marshal Steve Melnikoff, VDOT O:\Agendau\APPR_DEN.LTRVGrsonRl ne.RFZ 107 North Kent Street - Winchester, Virginia 22601-5000 PC REVIEW DATE: 11/04/98 BOS REVIEW DATE: 12/09/98 REZONING APPLICATION #016-98 J. CARSON CLINE ESTATE To rezone 4.70 acres from RP (Residential Performance) to B2 (Business General) District LOCATION: This property is located along the north boundary line of Fairfax Pike (Rt. 277) approximately 0.11 miles west of Warrior Drive. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 86-5-F PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RP (Residential Performance) District South: Zoned B2 (Business General) District East: Zoned RP (Residential Performance) District West: Zoned RP (Residential Performance) District PROPOSED USE: Commercial REVIEW EVALUATIONS: Land Use: Residential Use: Residential Use: Vacant Use: Residential Use: Residential Virginia Dept. of Transportation: See attached letter from Barry Sweitzer, Transportation Roadway Engineer, dated 8-26-98. Fire Marshal: Plan approval recommended. No additional comments. J. Carson Cline, REZ #016-98 Page 2 December 2, 1998 County Engineer: (1) The proposed stormwater management plan appears adequate for future site development. However, we recommend that the predevelopment "C" be decreased to 0.35. (2) Provide drainage easements where required to accommodate off -site storm runoff. County Attorney: Proffers appear to be substantially proper. Health Department: No comment. Historic Resources Advisory Board: This property, identified as P.I.N. 86-5-F, does not contain, nor is within the proximity of properties containing potentially significant historic resources. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) demonstrates that this tract was zoned R-1, Residential Limited District. This zoning classification was changed to RP (Residential Performance) District on September 28, 1983, when the RP District replaced the R-1, R-2, R-3 and R-6 Zoning Districts. 2) Location The 4.7-acre site is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This site is located on the north side of Fairfax Pike (Route 277) and has 220' of road frontage. The adjoining properties are primarily used for residential purposes with the exception of the Fruit Limited Partnership tract, which is zoned for commercial use and currently vacant. 3) Site Suitability The site does not contain environmental features, nor does it contain or is within the proximity of significant historic resources. The Soil Survey for Frederick County, Virginia identifies the entire site containing prime agricultural soils. 4) Potential Impacts a) Transportation - A transportation impact analysis has been prepared by the applicant which provides average daily traffic count and turning movement information. This analysis suggests that the development of the site will produce between 1,720 and 4,310 new vehicle trips per day which is an increase of 17% to 42% of the current traffic volume on Fairfax Pike. The applicant has estimated that the majority of the 0 • J. Carson Cline, REZ #016-98 Page 3 December 2, 1998 traffic will travel to and from the west between the Interstate 81 Exit 307 and other collector road systems on the Fairfax Pike corridor. The Winchester Area Transportation Study (WATS) calls for the widening of Fairfax Pike to a four -lane urban divided road section with sidewalks. The Primary Road Improvement Plan has listed Fairfax Pike as the County's second highest priority behind the Route 37 eastern by-pass. b) Adjoining Properties - All adjoining properties on the north side of Fairfax Pike are currently zoned for residential use and contain single-family dwelling units. The development of commercial uses on the 4.7-acre site will have an impact on these properties through an increase in traffic, hours of operation for various businesses, building and parking lot lighting and sign size and height. c) Community Facilities and Services - The Frederick County Capital Facilities Impact Model was applied to the rezoning proposal assuming a worst case development scenario of 100,400 square feet of retail space. The results of this model run demonstrate a negative fiscal impact to Fire and Rescue services for capital facilities costs. 5) Proffer Statement The applicant has submitted a proffer statement that has been signed, notarized and reviewed by the County Attorney. The applicant has proffered to eliminate two allowed uses, to limit the number of commercial entrances on the site and to provide a monetary contribution to the County for impacts to Fire and Rescue services. STAFF CONCLUSIONS FOR 11/04/98 PLANNING COMMISSION MEETING: The 4.7-acre site is located on a minor arterial road which contains a mixture of commercial and residential uses. The majority of the commercial uses are situated near the Interstate 81 interchange and adjacent to collector road intersections with Fairfax Pike. The Comprehensive Policy Plan does not contain a land use plan for the Fairfax Pike corridor; therefore, it is difficult to determine if the block of residential properties between Georgetown Court and Warrior Drive is envisioned to be developed as higher density residential, as permitted by the current zoning, or is an area of transition. The WATS and the Eastern Road Plan call for improvements to the Fairfax Pike corridor. VDOT has undertaken steps to conduct preliminary engineering of this corridor from Interstate 81 to. White Oak Road (Route 636) which incorporates this tract. The applicant's impact analysis statement does not discuss this issue, and the proffer statement does not attempt to mitigate transportation issues other than limited commercial entrance development. It should be noted that the proffer to limit the number of commercial entrances on site to two is immaterial, as the County's entrance spacing 0 • J. Carson Cline, REZ #016-98 Page 4 December 2, 1998 requirements on Fairfax Pike would only permit one entrance into this property. The applicant has proffered a monetary contribution to Frederick County to mitigate the capital facility impacts to Fire and Rescue services. The amount proffered by the applicant is consistent with the results of the Capital Facilities Impact Model. Staff believes that the applicant could have utilized the proffer statement more effectively to mitigate the impacts to the transportation system and to adjoining properties that will occur if the 4.7-acre tract is developed commercially. The applicant should be prepared to adequately address these issues during the decision -making process for this rezoning proposal. PLANNING COMMISSION SUMMARY & ACTION OF 11/04/98: There was discussion by members of the Commission concerning the precedent -setting situation that would be created by rezoning this parcel and at what point the "domino -effect" of rezoning requests would cease. Some members also had concerns about the numerous areas of surrounding vacant B2 land and the impact to traffic when all of these commercial areas eventually develop. While some Commission members voiced concern about placing a commercial zoning in the middle of so much existing residential development, others did not believe this was an appropriate location for additional RP -zoned property and believed a business zoning here was more appropriate. Two citizens were present to speak. One, an adjoining property owner, said that neither he nor his son, who also adjoins this property, had objections to the B2 rezoning. He believed that a significant amount of the traffic was being generated by the school. The other citizen was concerned about all of the vacant business -zoned areas west of this property and the effect of traffic on Route 277 and Tasker Road when it all eventually develops. The Planning Commission recommended approval of the rezoning request, pending final review and acceptance of the proffer statement and compliance with all review agency comments, by the following majority vote: YES (TO APPROVE): DeHaven, Wilson, Romine, Thomas, Stone, Marker, Copenhaver, Light, Morris NO: Miller (Note: Mr. Ours was absent from the meeting.) I REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA � To be completed by PlanningStazZj 1�Im�DategeceLvedT� Zoning AmendmeIIt PC$earing Date The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenwav Engineering— Telephone: (540) 662-4185 Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Charles R. Boyd, Executor Telephone: (540) 662-70S7 Address: 4319 Cedar Creek Grade Winchpster, VA 22602 3. Contact person if other than above Name: Mark D. Smith, P.E. , L.S. Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement /1 X 11 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Charles Ross Boyd* Susan Bovd* 011ie Boyd* Bridgewater Health Care Foundation, Inc.* Salem Church of the Brethren* 6. A) Current Use of the Property: Residential B) Proposed Use of the Property: cnmmPrcial 7. Adjoining Property: PARCEL ID NUMBER USE Residential Residential Vacant Residential Residential RP B-2 RP RP ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): of Warrior Drive. *Heirs of the deceased. 12 • 0 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 86— ((5)) —F Districts Magisterial: Opequon High School: Sherando Fire Service: Stephens City VFC Middle School: Aylor Rescue Service:Stephens City VFC Elementary School: Bass —Hoover 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re uested 4.70 RP — 4.70 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Office: Retail: Restaurant: Square Footage of Proposed Uses 13 Service Station: Manufacturing: Warehouse: Other: 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Date: Date: Owner(s): ) / Date: Date: 14 I Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Shiflett John B. & Clara E. 637 Fairfax Pike Stephens City, VA 22655 Property 86- 5 -G N me Shiflett Donald R. 597 Fairfax Pike Stephens City, VA 22655 Prooerty 86- 5 -H Name Fruit Limited Partnership 8341A Greensboro Drive McClean, VA 22102 Prooerty" 86-((A))-80 NameBarret, Karen B. P.O. Box 807 Stephens City, VA 22655 Prooerrv:i 86- 3 -2-4 & 5 Name Proaerrm- Name Property Name Property j Name Property 1 Name Propern- Name Prooerty 15 Action: PLANNING COMMISSION BOARD OF SUPERVISORS AMENDMENT Recommended Approval on November 4, 1998 Approved December 9, 1998 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP Rezoning #016-98 of J. Carson Cline Estate WHEREAS, Rezoning Application #016-98 of J. Carson Cline Estate was submitted to rezone 4.70 acres from RP (Residential Performance) to B2 (Business General). This property is located on the north side of Fairfax Pike (Rt. 277) approximately 0.11 miles west of Warrior Drive, and is identified with Property Identification Number 86-5-F in the Opequon District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on November 4, 1998; and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on December 9, 1998; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 4.70 acres from RP (Residential Performance) to B2 (Business General), as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #31-98 T A 0 This ordinance shall be in effect on the date of adoption. Passed this 9th day of December, 1998 by the following recorded vote: James L. Longerbeam, Chairman Ave Richard C. Shickle Aye W. Harrington Smith, Jr. Aye Margaret B. Douglas Aye Charles W. Orndoff, Sr. Aye Robert M. Sager Aye O:W gendas\REZON E\RESOLUCN\J_CarsonCline. RES A COPY ATTEST Johri R . ey, Jr. Frederick County Administrator REZONING REQUEST PROFFER PROPERTY IDENTIFICATION NUMBER 86-((5))-F J. CARSON CLINE ESTATE Pursuant to Section 15.1 - 491.1 Et Seq., of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve rezoning application # V for the rezoning of approximately 4.70 acres from the Residential Performance (RP) zoning district to the Business General (32) zoning district, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with said code and zoning ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors, heirs, or assigns. The subject property is more particularly described as all of the land conveyed to J. Carson Cline by deed from Ralph L. Ritenour and Shirley Ritenour dated December 24, 1954 of record in the Frederick County Court Clerk's Office in Deed Book 234 at Page 503, and more particularly described by a survey by Lee A. Ebert recorded in Deed Book 482 at page 798 and dated August 26, 1977. The conditions proffered are as follows: 1. PROHIBITED USES The following uses shall not be permitted on the subject property: Use SIC Commercial batting cages operated outdoors --- Golf driving ranges and miniature golf courses 7999 2. INGRESS/EGRESS AND RIGHT-OF-WAY DEDICATION The subject property shall have no more than two entrances on Virginia Route 277. Right-of-way on Virginia Route 277 requested by the Virginia Department of Transportation shall be dedicated to said department during the site plan approval process. Signage, turn lanes, and signalization shall be installed as warranted and required by the Virginia Department of Transportation. 3. MONETARY CONTRIBUTION TO OFFSET IN[PACT OF DEVELOPMENT The undersigned owners of the above -described property hereby voluntarily proffer that in the event the subject property, parcel no. 86-((5))-F, containing approximately 4.70 acres, is approved for rezoning from Residential Performance (RP) zoning district to Business General (B2) zoning district, the undersigned will pay to the Treasurer of Frederick County, Virginia, at the time a building permit is issued for said property, the sum of eight hundred sixty-two dollars and thirty-seven cents ($862.37) for fire and rescue services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grant this rezoning and accept the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. u Respectfully Submitted: By: Charles R Boyd, Executor Commonwealth of Virginia (� �y/County of 5� f�L-)�Uz c �� , To Wit: �� The foregoing instrument was acknowledged before me this Cf}� day o J\ 1998 by Mfg 16tary Public { My Commission Expires �� �'1 �> 0 CC COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR EDINBURG RESIDENCY COMMISSIONER 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, VA 22824-0278 August 26, 1998 Mr. Mark D. Smith, P.E., L.S. C/O Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Dear Mark: JERRY A. COPP RESIDENT ENGINEER TELE(540)984-5600 FAX (540) 984-5607 Ref: J. Carson Cline Est. Route 277 (Fairfax Pike) Frederick County, We have no objection to the rezoning of this property. However, since a VDOT study ("WATS") identifies a 110' proposed right-of-way on a Route 277 widening, a proffer should be added to dedicate an additional 25' across the front of this property for public use. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Generation Manual, 6t" Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Should you have any questions, do not hestiate to give me a call at (540) 984-5631. BJS/rf Enclosure xc: Mr. Dave Heironimus Mr. Kris Tierney Sincer l , Barry J. Sweitzer Trans. Roadway Engineer For: Steven A. Melnikoff Transportation Engineer WE KEEP VIRGINIA MOVING L Rezoning Comments Virginia Department of Transportation Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer Attn: Resident Engineer P.O. Box 278 1550 Commerce Street Edinburg, Virginia 22824-0278 Winchester, Virginia (540) 984-5600 Im Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: CR E,UWL,y E,�J�/,U�E,�/,u6 Telephone: :�T Mailing Address: 6ZEE/cl6U/IY C-4j&//tiEEJAJ6 /5/ WIAJI? i !-1iLL Z-y xlt g i�c%.tr ci-lESTE� vA. Z�b2 Location of property: ACOP,6'R T Sl / 5 GO C,4 76 7 AZZ)AJ6 T11,FA10,CTf,/ 0. // M/L&75 Wk:/ 5T 404oc- w4ke )Q9 PP—iy,9 Current zoning: kvp Zoning requested: B Acreage: 4. 7 2 4c. Virginia Department of Transportation Comments: See attached letter from VDOT to Mr. Mark Smith dated August 26, 1998. Transportation Engineer 08/26/98 Notice to VDOT - Please Return Form to Applicant -, 0 !i TECEIVED� Rezoning Comments Frederick County Fire Marshal INYU to: Frederick County Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Ad -ministration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant:.Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review.. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: (5f 6A-j b(/qV CI[IGIA JEEEIAJ Telephone: _,40—G6Z-4/85 Mailing Address: 6ECYAJAZAV C—AJ61A/EEiQ/AI6-Y 151 WIAJOY yi-LL GAAJE u/��CNESTC� W. 026,0Z Location of property: PP EM7- T,V /S LOGqT_E D AW IIG 7'#E RJQ,C'T/-/ Current zoning: P Zoning requested: O Z Acreage: 4. %Q ,4C Fire Marshal's Comments: Notice to Fire Marshal - Please Return This Form to the Applicant 22 6 A i .COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.RZ98-011 Date Received 8-18-98 Date Reviewed 9-17-98 Applicant Greenway Engineering Address 151 Windy Hill Dr Winchester, VA Project Name Boyd property Phone No. Type of ApplicationRezoning Current Zoning RA 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictOpequon Tax I.D. No. 86-5-F RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System Automatic Fire Alarm System Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not IdentifiedXX Fire Lanes Required Yes No Comments -- Roadway/Aisleway Widths Adequate Inadequate Not IdentifiedXX Special Hazards Noted Yes No Comments Hydrant Locations Adequate Inadequate Not IdentifaedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Title P.Rezoning Comments Frederick County Sanitation Authority [ail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540)868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: '6 W,,Qy E--UC 1Nce[71AJ , Telephone: Mailing Address: &RE6�AJw4y L=,UG-lillE��t RUC-- 15 i NJ/AW y /-1I1-C_ L-A,Uog r t/iycN�sr�� a- zzc-'oz- Location of property: PRO PEA' TY /5 L©GAT&D 4Z-0AJ Cz r-W -AlO PT14 ,OCUAlDACy ZIAJ( of z-1I1Zi=AX PI KG (ETE. Z77),4PPWX, - C-/! /ILOS lit!CST Cr-- vVAP-P-IQC Ve1VE Current zoning ,� p Zoning requested: F3 Acreage: , 7 �4C _ Cs+nitntinn Authority Comments: C'y�/Q,ES /J OYO Sanitation Authority Signature & Date:,:��,o' �/�d - �0 Notice to.Sanitatioaauthority - P1easG;Return This Form to the Applicant 25 ID 0 Rezoning Comments Frederick County Department of Public Works Mail to: Frederick County Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia 22601 (540) 665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering County Administration Bldg., 4th Floor 107 North Kent Street Winchester, Virginia im- APPi~icanfrPfease out:theiuformahon asaccuratddgas ssiTare: ' De�aitznento£PubliC�orks wi`tlitheirreview:. attach acapg�afyour apQlicatzo�rformxti�;.� tocat�oa:map^;'profferstatement;impactanalgs�s and angotherpertineatinfoatio: Applicant's Name:Gl2[:C,uW4Y E/uGItiiCE,E'iAYG Telephone: 54C -660-4/65 Mailing Address: 6RE25�1w4y E,(lG/C/�E�iitlC- 15i W1A1Dy Hli-L LAicit Location of property: PROE6E, Zy /5 11'C,4i 2� . ZZ,,U6 7-1V AJOE rN S!�)&AJCAgj L/kiJ IRF<lA F19C— (Ei E. 277) AFWO-Z- ©- // i44- 7- L}F" W,4k7elO E I-7Z i VE Current zoning: �' Zoning requested: B Acreage: 4. V AC, Departure t of Public Work's Comments: 1 S ✓ 4 a 6.w, eD.lS qZ Y �Cl��.a. lJ� �K �a 1M�►nl.ls.� �O�a�., (J (2) qvvvc��, �t,4t� e�rc VviJA w \A -A . CLC-Lo YIA r06" A-5 VtkvAzw JL- Notice -to Dept. of Public Works -Please Return This the pplican 21 Rw*ved: 8 17 Time: L , V S ney's ONice Rezoning Comments Frederick County Commonwealth's Attorney Mail to: County Commonwealth's Attorney Winchester -Frederick Co. Judicial Center 5 North Kent Street Winchester, Virginia 22601 (540)665-6383 Hand deliver to: County Commonwealth's Attorney Winchester -Frederick Co. Judicial Center 5 North Kent Street, 2nd Floor Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Commonwealth's Attorney's Office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: iC7 p6;e-Ai w,4 9 6".c16/,ucg5EiA 6 Telephone: 54C - 662 -!}/85 Mailing Address: G2&C-A1W-4 V 6,rQ61 t 1 EEQi AJ6 yA . 226,0Z Location of property: 02CFIEW T-V /S [_OGA 7-[;12 &_eo'AJ6 T/iE' A10-eriy Current zoning: f Z Zoning requested: Commonwealth's Attorney's Comments: ffarm a Acreage: 4. 742 R, , Notice to Commonwealth's Attorney - Please Return This Form to the Applicant 18 • • Rezoning Comments Historic Resources Advisory Board �U1 to: Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 Hand deliver to;. Frederick County Department of Planning & Development Co. Administration Building, 4th Floor 107 North Kent Street Winchester, Virginia Applicant: ,Please fill out the information as accurately as possible in order to assist the ;4.a Historic Resources Advisory. Board.widitheix rcvity Attach a copy of your applicattoa�, form, location map, proffer statement; uiipac #ttalysis, and any other pertinent information. ' ,'a rt Applicant's Name: ,E„cJlw,g y Telephone: Mailing Address: GE6a J K1,4y C-XJ6 /Au 5,f--P & 1,51 KIIQDY /1/t1— e-4,uc— WIAl CH >-7-O Z VA. 2Z4n02 ��A X P/ P, E -- rE 7-C-. -0 Z 7j A=A o- // 11,11I L L-=s wc,T OF w4R,2 IO iT D2 I VE" Current zoning: IC P Zoning requested: 02 Acreage: 4. %O 4'- Advisory Board Comments: This property, identified as P.I.N. 86-5-F, does not contain, nor is within the proximity of properties containing potentially significant historic resources. C1 9Ig b s Notice to Advisory Board -Please Return Form to Applicant 19 9 0 O N P&DU "BUIUMM IEHU 1EIQM%UIE (DIP do @L E%Ong @LOHM G3 ODHOM LaPPLU@IUO@H Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering 0 •Cline Impact Statement INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of the property located at 623 Fairfax Pike, a 4.70 acre parcel, tax map no. 86-((5))-F. Said property is approximately 275' west of Warrior Drive. The current zoning is "RP", and the proposed zoning is "B-2". SITE SUTTABILTTY Flood Plains The subject site is located on FEMA NFIP MAP # 510063-0200-B. The site is located within a "ZONE C" area. No portion of the site is in a 100 year flood plain. Wetlands The National Wetlands Inventory Map shows a man-made pond on the subject property. This pond has since been drained. There is a ditch that runs along the neighboring property, and empties into this pond area. Mature Woodlands There are no mature woodlands on the subject site. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick County, by the USDS Soil Conservation Service. The subject site is located on map sheet no. 47, and contains two different soil types. Blairton Silt Loam covers the southern end of the property, while Zoar Silt Loam lies on the northern end. Prime Agricultural Soils The Blairton and Zoar soil types are listed as "moderately well suited" or "well suited" to cultivated crops if drainage is installed. Both soil types are well suited to hay and pasture. Steep Slopes The only steep slope on the property is on what is left of the pond dam. The natural terrain on the site consists of gentle slopes, ranging from 2-7%. Greenway Engineering 0 *Cline Impact Statement Construction Concerns Both the Blairton and Zoar soil types have seasonal high water tables, ranging from 1/2' to 2 1/2' from the surface through the winter months. This can affect soil strength, and there is a potential of frost -action. SURROUNDING PROPERTIES • To the east of the subject site is an "RP" -zoned lot. The house on this property is 80' from the adjoining boundary with the subject site. • The "Village at Sherando" subdivision, zoned "RP", abuts the rear of the site. The houses on the two adjoining lots are 25' from the boundary with the subject site. • There is a single-family dwelling on the adjacent property west of the subject site. This house is 60' from the adjoining boundary with the subject site. • Across Fairfax Pike and opposite the site is a vacant twenty acre parcel. This property is zoned "B-2". Under the proposed zoning, a 50' minimum buffer will be required between adjoining properties zoned "RP", and any primary structure on the site. Taking this into account, all residences on neighboring lots will be more than 75' from a primary structure on the subject property. BASIS FOR DETERMINING IMPACT All impacts for the proposed "B-2" zoning have been calculated using the maximum possible development density, which is 100,400 square feet of retail space. TRAFFIC ANALYSIS V.D.O.T. has classified Fairfax Pike (Route 277) as a minor arterial. V.D.O.T. representative Barry Sweitzer, supplied data from the latest traffic study on this road: EXISTING TRAFFIC COUNTS Road Date of Stud APT(vehicles/day) Route 277, between I-81 and Route 636 1995 9,200 Greenway Engineering • • Cline Impact Statement The existing "RP" zoning for the 4.7 acre site will allow for a maximum density of 47 dwelling units. Under the proposed zoning, the maximum traffic impact from the site is the equivalent of that generated by 100,400 sf of retail space. The following table is based on trip data taken from the ITE Trip Generation Manual, 6th Edition: PEAK HOUR TRIPS - Use Densitv AM PM ADT (veh./day) Entering Exitin Entering Exiting Residential Condo/Townhouse Shopping Center 47 units 100,400 sf 4 63 17 41 17 181 9 196 276 4,310 The development of the rezoned site at the maximum density could therefore generate 4,310 trips per day. It is expected that 90% of the increased traffic will travel the western portion of Route 277, towards the intersection with I-81. This would translate into a 42 % increase in traffic west of the site, and a 5% increase in traffic east of the site. The Cline property has only 220' of frontage on Route 277, but has an 885' side line (see Appendix 3). To presume that the property will be fully utilized is, in our opinion, unrealistic. A more feasible assessment of the site's capacity would be 40,000 sf of retail space. This would result in a total increase of 1,720 adt, a 17% increase westbound, and a 2% increase eastbound. WATER SUPPLY The following calculations assess the potential impact of the proposed rezoning on the local water system: V = 250 gpd* x 100,400 sf 1000 sf = 25,100 gpd * Design rate for shopping centers, based on ultimate floor space. Source: The City of Harrisonburg Design and Construction Manual. Therefore, the maximum design consumption for the proffered site is 25,100 gpd. An 8" water main is currently in place along Route 277. John Whitacre of the FCSA was consulted regarding the use of this water main. On July 21, 1998, Mr. Whitacre confirmed that this main had adequate capacity. Greenway Engineering 0 Cline Impact Statement SEWAGE CONVEYANCE AND TREATMENT Based on water consumption at full build -out, the proposed proffered zoning will add 25,100 gpd to the sewage conveyance system. There is a 12" sanitary sewer main along Route 277 which ends approximately 170' from the site. On July 21, 1998, Mr. Whitacre of the FCSA confirmed that this sanitary main will adequately handle this increased capacity. DRAINAGE Currently, the runoff from this site drains into a ditch near the northeastern corner of the property. This storm water then flows into Wright's Run. The following calculations estimate the current and proposed storm water runoff for a ten-year flow: Existinf; C=0.4 Iio = 6.4 in/hr A = 4.7 acres Qio = 12.0 cfs Proposed C = 0.8 Iio = 6.4 in/hr A = 4.7 acres Qio = 24.0 cfs Development of the subject site at maximum buildout will therefore result in an increased runoff of 12.0 cfs. Storm water management is required for all major development within Frederick County. When development of the site requires it, a detention pond will be built which will manage the rate of storm water discharge into this drainage way. By controlling stormwater flow off of the site in this way, the impact of developing the subject property on this stream will be within acceptable limits. SOLID WASTE DISPOSAL Using Fairfax County design requirements, the following calculations were made to estimate the maximum impact of solid waste generated on the subject site. waste generation rate= 11,440 lbs 1000 sf/yr total solid waste = 100,400 sf x 11,440 lbs 1000 sf/yr = 1,148,600lbs/yr compaction = 400 lbs/cy total volume = 1 148,600 lbs/yr 400 lbs/cy = 2,870 cy/yr 4 Greenway Engineering • Cline Impact Statement Therefore, the solid waste generated by the proffered site will not exceed 2,870 cubic yards annually. HISTORIC SITES AND STRUCTURES The Cline -Ritter -Snyder house, identified as a historic structure by the Rural Landmarks Survey Report for Frederick County, is approximately 300' east of the subject site. There are no homes nearby that are listed by said survey as being potentially eligible for the state and national register of historic places. There is a potential historic district 1.25 miles east of the site, in Stephens City. COMMUNITY FACILITIES The impact on the utilities and infrastructure near the site has been estimated by the Frederick County Capital Facilities Impact Model. Please refer to Appendix 4. OTHER IMPACTS No additional impacts are forseen by the development of the subject property at the proffered density. sr o i 631� e ST 0 itephens City Mennonite ,4r 'C C17 zr�I iC 35� E Joins Map 31 j JYGfi✓ o a' A K E AND Shsna� • VIF o� r�+ MAN 4 r �tKl GREENS IAR _ t J f�LAG NAKELAN ESTATEeAy Ee' 647 MACE 0 N/y4t `1 S� o cAO. cf�ifR�D RICK ,c 4 ACRE �'rr,v �� / .S 8 W S S � `� S S� J ALBIN E u F ` Bass -Hoover 'a `T � , c n, Fr VILLAGE y� y CITY r° J tela 4� cT �C ° coRRItO 4r 4qy 3 f fy ♦;+IALL �!% O e+`� TON j� s F AS STS a '/l r rIYOUR r� fe C4� O� GOMr o e i R FERS ae t et 'M'✓ � ��� ICE � NE \\a�,� ��4� Ballfielda > r, a Boat Rentals yy E S P, o °fit o�`S Fitness ever— a O rill EN:( Fitness£ N O SHERANDO kisbes Golf z Z > \ r VDOT C ; _ NOTTO'li + Picnicking 0 mj ,! .'ti grounds ►'" Area Hda 7 Shelters 00 r 0 ' C of E jg. o ° t `�Jameswa 1RFAx Swimmieg P �" 3 7C wo s'oF - F4 oo IFCA 00 W„G RIGG Htt o _ Flagon r ew p K r a" Kg > N c�RrC G F C:i RI GE , RIDGEFI Q A � o 641 s FOREST CEO" I"*, LAKE THE ESTS PINES _ q WH FIEL FYien ip P r D J K A 9 2.090.000 FT Joins Map 2.080 000 FT 78' 12. 30" qw SOCK `-t$z 4(t 798 � R vt 3 . �N @fR14�tOR P O O ,?/ _ YQH p 0 9/ N22 32psflVZl u+ E 1 3 8 2.00, p F UNDARY LINE ADJUNTPROVED:/J 7-77 io srRos \s�2•ide9�69oe �sc�pe3f�.elo,2 p8.3030s44 Q PoSa-1 ^OE 0 li N29.50'rl)f P. 9e ry zca" �00.00o r—S'72•j8, co � cv o - ? _ S 2g •50� o 7E� 80pNE = S0. �2�Ig� V S8 iv N 29.4? t `P 330 00' 4 0 = ¢+ m N U+ l_ 5 21 _ o O N O rnN CLINE V� P. 309 , to A O 0o D•8• 234 — p. 503 Cs F ` CNn o -i AAA .,- a00 O IN N 23• E \so \ two ,N O SHIiLETT 0 O 0 D.8. 233 — P• 300 O 0. 8.224 P. 438 I 08. 224 — P. 52 7 ' I ROBERT S 21W 893.50' SNYDER , D8. 196 - P. 379 THE ADOVE FIAT IS A RE -SURVEY OF THE A. TAyTXR RITTER TOTS. ORIGIINAL PLAT, .DATED - FED. 9. 1946, IS A NATTER OF RECORD IN THI-; OFFICE OF TIff CLCRK OF THE CIRCUIT COURT OF FREDE:ZICX COUNTY IN DEED DOOK 195 THE SAID LOTS FRONT TILE NORTl{ER'1 fQC(iWAy - PACE 142. OF ROUTE 277, IN OEpUON DISTRICT DOCR�llARY LINE VIRuI�L\. F,REDERICK COUNTY, Survoyed - -.26 August 1977 I• to 2 0 M m VIXGWiA FREDCRtCR ODU" r4;G "p �/L• �M ray to Wde CIO the P MM..d r+r remnab I w� Clr.k APPENDIX 2 1 1 JUL-31-98 FRI 10:26 FREDERICK COUNTY 1 5406790692 - - ---------^----------- --------------------------- OUTPUT MODULE ---------------- • -------------..�__-------------- Net -- Credit for �- - Fiscal Taxes to Capital Impact Capital Net C= Credit CD6b IrnpagS Fire Department $78 $491 $0 Rescue Department $317 Elementary Schools $0 Middle Schools $0 $179179 $0 High Schools $0 Parks and Recreation ia $10.651 $Q TOTAL --------------------------------- $395 $2,680,918 $190,321 $0 FIRE AND RESCUE ADDENDUM ------ --------------- ---------------------------------------- New Capital Costs Not $862.37 Covered by County Contributions NOTES: Model Run Date 07/31/98 EAW P.I.N. 86-5-F Rezoning: Assumes 100,400 sq.R. of retail on 4.7 acres zoned B2 Due to changing conditions associated with development In the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. P.02 APPENDIX 4 t0 30 l0 133HS LOZZ 'ON 80f 3V8 :J.6 03NOIS30 SIN :31VOS 86/£L/80 31VO �13d0 £ XIUN3ddv 1NVO'VA =3sn z-9 `aNOZ Noll�lod�o0 "dr3r h - m,mm.szs a�lnnl ................. _ �IlOb'NI �5Z — — — EIALLOr SZ _ 3�OS7-in:iH11mN�g�n9,oG _ . N D s9cNOr OL"t I O 10-1 Xb`1 =i 13OJ9d Z I� mcr 0� m I70 �. ?>n z —---------- 70 Z NalOs1�nH1irn�3�=r9 ms------- aA 11Ob`Nl 5Z caNinom!4 �ia-�4n9 lNo: aairO r N mm"6 98 - :3, 60. l ZN r 'Ifni 1VIIN3aISSN *asn d?J =EINOZ Xn 1� '11�1�It-fs Z! a1aNOa cn rn g n a I 1lVUNaalsa�!j -Eisn Ch m ' N �� =ENOZ m Xn 1� '1131Itts 21 a1dNOa Y u 7 N 2 X O n rri 11 Gl ITI (T S m _ 03 I m� N - 2 D N 0 S 00, 0 n Z 1b11NEials3N -asn co N z Ln 0 c N : 3NOZ xn 1a ',I-NN3H 'M NHOr T .A X R E C E I P T - Y E A R COUNTY'OF FREDERICK C• WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 1998 RE TAXES 4.73 ACRES • Land: 48700 CLINE, J. CARSON 623 FAIRFAX PIKE STEPHENS CITY, VA 22655 2983 19989 8 Ticket ##:00053780001 Date 5/28/1998 @@ Register: CJO/YP Trans. ## : 17736 Dept ## RE199801 ACCT## 25814 86 5 F Previous Principal Acres: Balance $ 166.09 4.73 Principal Being Paid $ 166.09 Imp: 7600 Penalty $ .0 Interest $ .00 Amount Paid $ 166.09 *Balance Due as of 5/28/1998$ .00 Check 166.09 it FVB 24 Pd by CHARLES BOYD EXEC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) Fre&ick County Treasurer's Office 107 North Kent Street ( Physical Address ) Important Dates Jan. 2 Motor Vehicle Decals go on sale Jan. 31 Dog Tags are due Feb. 15 Motor Vehicle Decals are due Mar. 1 Business Equipment/License must be filed with the Commissioner of the Revenue Apr. 1 Business License must be paid to the the Treasurer's Office June 5 First half taxes due Personal Property Real Estate Sanitary District Street Lights Nov. 1 Dog tags go on sale Dec. 5 Second half taxes due Personal Property Real Estate Sanitary District Street Lights Other due dates as billed by the Comm. of Revenue Mailing Address C. William Orndoff, Jr. Treasurer P. O. Box 225 Winchester, Virginia 22604-0225 We are now located in the new building. Suite 100 Treasurer's Office Hours Monday thru Friday 8:30am to 5:00pm (extended hours will be offered prior to Feb. 15, June 5, and Dec. 5 for your convenience) For any questions pertaining to payments call the Treasurer's Office at (540) 665-5607 T `A X R E C E I P T - Y E A R 1 9 9 7 7 PPPnPPTf K C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 1997 R.E.TAXES i4.73 ACRES -• tLand: 48700 CLINE, J. CARSON 623 FAIRFAX PIKE STEPHENS CITY, VA 22655 2983 Ticket #:00053360001 Date 5/ 30/ 97 Reqister: LBX/WD Trans. #: 00163 Dent # RE9701 ACCT## 25814 Previous Principal 86 5 F Balance $ 166.09 Acres: 4.73 Principal Being Paid $ 166.09 Imp: 7600 Penaltv $ .00 Interest $ .00 Amount Paid $ 166.09 *Balance Due as of 5/30/97$ .00 CK FVB 7 Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) Frederick County Treasurer's Office 107 North Kent Street ( Physical Address ) Important Dates Jan. 2 Motor Vehicle Decals go on sale Jan. 31 Dog Tags are due Feb. 15 Motor Vehicle Decals are due Mar. 1 Business Equipment/License must be filed with the Commissioner of the Revenue Apr. 1 Business License must be paid to the the Treasurer's Office June 5 First half taxes due Personal Property Real Estate Sanitary District Street Lights Nov. 1 Dog tags go on sale Dec. 5 Second half taxes due Personal Property Real Estate Sanitary District Street Lights Other due dates as billed by the Comm. of Revenue Mailing Address C. William Orndoff, Jr. Treasurer P. O. Box 225 Winchester, Virginia 22604-0225 We are now located in the new building. Suite 100 Treasurer's Office Hours Monday thru Friday 8:30am to 5:00pm (extended hours will be offered prior to Feb. 15, June 5, and Dec. 5 for your convenience) For any questions pertaining to payments call the Treasurer's Office at (540) 665-5607 - C t T •A X R E C E I P T - Y E A R 1 9 9 7 COUNTY OF FREDERICK C. WILLIAM ORNDOFF, JR P.O. BOX 225 � WINCHESTER VA 22604 1997 R.E.TAXES •4.73 ACRES • ,Land: 48700 CLINE. J. CARSON Ticket #:00053360002 Date : 10/01/97 Reaister: CJO/WD Trans. #: 05204 Dept # RE9702 ACCT## 25814 Previous Principal 86 5 F Balance $ 166.08 Acres: 4.73 Principal Being Paid $ 3.50 Imp: 7600 Penaltv $ .00 Interest $ .00 Amount Paid $ 3.50 623 FAIRFAX PIKE *Balance Due STEPHENS CITY, VA as of10/01/97$ 162.58 226SS 2983 CK ROLLCREDIT Pd by CLINE, J CARSON ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) f� � Frederick County Treasurer's Office 107 North Kent Street ( Physical Address ) Important Dates Jan. 2 Motor Vehicle Decals go on sale Jan. 31 Dog Tags are due Feb. 15 Motor Vehicle Decals are due Mar. 1 Business Equipment/License must be filed with the Commissioner of the Revenue Apr. 1 Business License must be paid to the the Treasurer's Office June 5 First half taxes due Personal Property Real Estate Sanitary District Street Lights Dog tags go on sale 5 Second half taxes due Personal Property Real Estate Sanitary District Street Lights other due dates as billed by the Comm. of Revenue Mailing Address C. William Orndoff, Jr. Treasurer P. O. Box 225 Winchester, Virginia 22604-0225 We are now located in the new building. Suite 100 Treasurer's Office Hours Monday thru Friday 8:30am to 5:00pm (extended hours will be offered prior to Feb. 15, June 5, and Dec. 5 for your convenience) For any questions pertaining to payments call the Treasurer's Office at (540) 665-5607 T A X R E C E I P T - Y E A R 1 9 9 7 COUNTY OF FREDERICK C. WIELIAM ORNDOFF. JR P.O. BOX 225 WINCHESTER VA 22604 1997 R.E.TAXES .44 ACRES .Land: 48700 CLINE. J. CARSON 623 FAIRFAX PIKE STEPHENS CITY, VA 22655 2983 Ticket #:00053360002 Date : 11/17/97 Reaister: LBX/WD Trans. #: 09969 Dent # RE9702 ACCT# 25814 Previous Principal 86 5 F Balance $ 162.58 Acres: 4.73 Principal Being Paid $ 162.58 Imp_: 7600 Penaltv $ .00 Interest $ .00 Amount Paid $ 162.58 *Balance Due as ofll/17/97$ .00 CK FVB 19 Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) @(a Frederick County Treasurer's Office 107 North Kent Street ( Physical Address ) Important Dates Jan. 2 Motor Vehicle Decals go on sale Jan. 31 Dog Tags are due Feb. 15 Motor Vehicle Decals are due Mar. 1 Business Equipment/License must be filed with the Commissioner of the Revenue Apr. 1 Business License must be paid to the the Treasurer's Office June 5 First half taxes due Personal Property Real Estate Sanitary District Street Lights Nov. 1 Dog tags go on sale Dec. 5 Second half taxes due Personal Property Real Estate Sanitary District Street Lights other due dates as billed by the Comm. of Revenue Mailing Address C. William Orndoff, Jr. Treasurer P. O. Box 225 Winchester, Virginia 22604-0225 We are now located in the new building. Suite 100 Treasurer's Office Hours Monday thru Friday 8:30am to S:00pm (extended hours will be offered prior to Feb. 15, June 5, and Dec. 5 for your convenience) For any questions pertaining to payments call the Treasurer's Office at (540) 665-5607 THIS DEED made and dated this 9-It—Aday of &C PM a_ r 195q, by and between Ralph L. Ritenour and Shirley Ritenour, his wife, parties of the first part; and J. Carson Cline, party of the second part. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10) and other valuable consideration, cash in hand paid by the party of the second 'part to the parties of the first on or before the delivery of this deed, the receipt of whict; is hereby acknowledged, the parties of the first part do hereby grant, bargain, sell and convey, with general warranty of title, unto the party of the second part, his heirs and assigns forever, all of the right, title and interest of the parties of the first part, con- sisting of a one-half undivided interest, in and to those two certain adjacent lots or parcels of land, together with all im- provements thereon and all privileges and appurtenances thereunto belonging, lying and being situate on the northern side of Virginiz State Route No. 277, about one mile east of Stephens City, in Opequon ;Magisterial District of Frederick County, Virginia, said land being identified as Parcels D and E on a certain Plat attach- ed to and made a part of a deed, dated February 13, 1946, from - A. Taylor Ritter and wife to Jack C. Mason and wife, of record in the office of the Clerk of the Circuit Lourt of Frederick County, Virginia, in Deed Book 195, at page 143. This is the same property conveyed to Ralph L. Ritenour and J. Carson Cline by deed from A. Taylor Ritter and wife, dated February 13, 1946, of record in the aforesaid Frederick County Clerk's Office in Deed Book 195, at page 309, save and except a small triangular strip of land convey- ed by the parties hereto of the first part and J. Carson Cline to John B. Shiflett and wife, from the southeastern p,-•tion of Parcel E, said deed to the Shifletts bearing date September 30, 1954, and of record in the aforesaid Frederick County Clerk's Office in Deed Book 233, at page 309. LIN A reference is here made to the aforesaid -1- 0 runek f � OOCUMEN7gp�� CIE!,r � r OUCUMENTANY Plat and deeds, and Lhe references contained in said deeds, for a more particular description of the property hereby conveyed. The parties of the first part covenant that they have a good right to convey their interest in said property; that said interest is free from all liens and encumbrances, and that they will forever warrant and defend the title thereto. Witness t-he following signatures and seals: d?.w -,.o_ (SEAL) Ralph L. Ritenour - - _ (SEAL) Shirlei Ritenour State of A, , County of to -wit: I, T�c H e- . C a ,/ k a Notary Public in and for the County and State aforesaid, do hereby certify that Ralph L. Ritenour and Shirley Ritenour, his wife, whose names are signed to the foregoing and annexed writing, bearing date on the day of n8,,, be✓ , 19„, each has this day personally appeared before me and acknowledged the same in my County and State afore- said. My Commission as Notary Public expires ��. Given under my hand and official Notarial al this 2� day of �ecQ-a Y- Notally Public -2- Plat and deeds, and Lhe references contained in said deeds, for a more particular description of the property hereby conveyed. The parties of the first part covenant that they have a good right to convey their interest in said property; that said interest is free from all liens and encumbrances, and that they will forever warrant and defend the title thereto. Witness t-he following signatures and seals: d?.w -,.o_ (SEAL) Ralph L. Ritenour - - _ (SEAL) Shirlei Ritenour State of A, , County of to -wit: I, T�c H e- . C a ,/ k a Notary Public in and for the County and State aforesaid, do hereby certify that Ralph L. Ritenour and Shirley Ritenour, his wife, whose names are signed to the foregoing and annexed writing, bearing date on the day of n8,,, be✓ , 19„, each has this day personally appeared before me and acknowledged the same in my County and State afore- said. My Commission as Notary Public expires ��. Given under my hand and official Notarial al this 2� day of �ecQ-a Y- Notally Public -2- -+r;r;;;ra;r;r;r;r;r;r;r;r;:;ra+r • Witness the following signature andkl. REVENUE STAMPS +r $0.55 CANCELLED +► ANNIE L. FOREMAN (Seal), tra;rs;raa;r;:;r;o-;rs;rn;r;r;r+r I State of Virginia County of Frederick, to -wit: I, Virginia Ritter, a notary public in and for the County of Frederick, in the State of Virginia, do hereby certify that Annie L. Foremen, whose name is signed to the foregoing writing bearing date of March 14, 1946, has person- ally appeared before me in my county aforesaid, and acknowledged the same. Given under my hand this 14th, day of Yarch, 1946. My commission expires Larch 24, 1948. VIRGINIA BITTER Notary Public VIRGINIA FREDERICK COUNTY, (SCT. This instrument of writing was produced to me on the 15th day of Yarch 1946 at 10:25 A.Y. and with certificate of acknowledgment thereto amexed was admitted to record. tr;:;r r �r-trtHrtr a�r;r;ri �r;r+rtr;rtr;r#anutwatr+r;r ##416 # A. TAYLOR RITTER ET UX ;r TO •• DEED # RALPH L.RITENOURET AL # n-rNt;r��r;rn;r;:ituaar+r�,tn+r+reratta•aarnattrra I — - ,CLERK' THIS DEED made and dated this 13th, day of February, r_,Vo ^ 1946, by and between A. Taylor Ritter and Lola S. Ritter, his wife, parties of the first z7,/yv. part, and Ralph L. Ritenour and J. Carson Cline, parties of the second part. r:ITNESSETH: That for and in consideration of the sum lof Ten Dollars ($10.00) cash in hand paid, and other good and valuable consideration, the receipt of all of which is hereby acknowledged, the said rarties of the first part do hereby grant, sell, and convey, with neneral warranty of title, unto the parties of the second part, jointly, their heirs and assigns forever, those two certain adjacent lots or parcels of land, lying and being situate alon_ the Northern side of Virginia State highway No. 277, about one mile East of Stephens City, in Openuon District, Frederick County, IVirpinia, and identified as Parcel D and E on that certain plat attached to, and recorded ,with deed bearing date of February 13, 1946, from A. Taylor Ritter and wife, to Jack C. V ason et ux, which is of record in the Clerk's Office of the Circuit Court of Frederick Count,-, Virginia, in Deed Book No. 195, page 142. Said Parcel D fronts on said highway I :ITo. 277 a distance of 125 feet, and extends back in a Northern direction a uniform width I is distance of 862.6 feet along its ;:estern side, and 875.2 feet along,its Eastern side, feet, and extends back i*orthern direction a uniform width a dice of 875.2 feet alone its Western side, and 680.8 feet along its Eastern side, and contains 2.52 acres. Both of said lots comprise portions of that certain larger tract or parcel of land which was conveyed to the said A. Taylor Hitter by Burnetta Ritter Kill and husband, by deed dated July 26, 1943, and of record in the aforesaid Clerk's Office in Deed Book Ho. 193, page 225. 1'he aforesaid grantors covenant that they have the ri,7 to convey the said land to the aforesaid grantees; that the said grantees shall have quiet possession of the said land, free from all encumbrances; that they have done no act to encumber the said land; and that they will execute such further assurances of land as may be requisite. st�+w�#srtta+t �e�a�xt REVENUE STAMPS +► $0.55 +► CANCELLED # r#a�;s#�rtr�trn�r ��r,r State of Virginia County of Frederick, to -wit: Witness the following signatures and seals. A. TAYLOR RITTER (Seal LOLA S. HITTER (Seal I, Virginia Ritter, a notary public in and for the County of Frederick, in the State of Virginia, do hereby certify that A. Taylor Ritter i and Lola S. Ritter, his wife, whose names are signed to the foregoing rritin7 bearin^ date of February 13, 1946, have personally appeared before me in my County aforesaid, and acknowleded the same. VIRGINIA FREDERICK COU9TY, (SCT. Given under my hand this 20th day of February, 1946. Fy commission expires March 24, 1948. VIRGINIA RI MR i1otary Public This instrument of writinr, was produced to me on the 15 day of Y arch 1946 at 10:40 A.V. and with certificate of acknowledgment thereto annexed was admitted to record. _w _,CLERK ### ir#iriiiFttiFiFtNNr#;ttr#;t;: tt##iraptr»#+s# #417 EDGAR A. KELSOE ET UX ;f TO:DEED C. F. BAMWAN ET Ui This D E E D YADG THIS llth dad of March, 1946, be- tween EDGAR A. KELSOE and VIRsIVIA B. KELSOE, parties of the first part, and C. F. Bate- man and Malinda P. Bateman, parties of the second part, ".d I T N E S S E T If: That for and in consideration of $10.00 cash in hand SKI09PGI5541 LAST WILL AND TESTAMENT I, JOSEPH CARSON CLINE, of Frederick County, Virginia, residing at Route 1, Box 354, Stephens City, Virginia 22655, being of sound mind and disposing memory, do hereby make, publish and declare this my Last Will and Testament, hereby revoking all other Wills and Codicils heretofore made by me. FIRST: I direct that all of my just debts and funeral expenses be paid as soon as practicable after my death. SECOND: I direct my Executor, hereinafter named, to convert all of the assests of my estate into cash, including the sale and conveyance of my real estate and to distribute the said estate in cash as hereinafter provided. THIRD: I direct my Executor to make the following bequests: (a) Five (5%) percent to the Salem Church of the Brethern, located Southeast of Stephens City, in Frederick County, Virginia. (b) Five (5%) percent to the Bridgewater Health Care Foundation, Inc., Bridgewater, Virginia, the home for the elderly associated with and operated under the auspices of the Brethern Church. (c) Thirty (30%) percent to my sister 011ie Boyd,if she survives me and if not, to her husband Rose Boyd. (d) Thirty (30%) percent to my neice Susan Boyd Shively, if she survives me and if not, to her children, in equal shares, per stirpes. 5K109Pe1555 (e) Thirty (30t) percent to my nephew Charles Ross Boyd, if he survives me and if not, to his children, in equal shares, per stirpes. ^OURTH: I hereby nominate, constitute and appoint, Charles Ross Boyd as Executor of my estate and direct that he be permitted to serve without the requirement of surety on his official bond and hereby empower him with all of the powers of the fiduciary as set forth in Virginia Code Section 64.1-57, in effect at the time of the execution of this Will. IN WITNESS WHEREOF, I have hereunto set my hand and seal to this my Last Will and Testament, written without any interlineation, this ��`- day of 1989. (SEAL) 0 ARSON CLINE Signed, sealed, published and declared by the Testator, Joseph Carson Cline, as and for his Last Will and Testatment, in the presence of us, all being present at the same time, who at his request, in his presence and in the presence of each other, have hereunto subscribed our names as attesting witnesses on the date aforementioned. STATE OF VIRGINIA AT LARGE COUNTY OF FREDERICK, to -wit: Before me, the undersigned authority, on this day, personally appeared Joseph Carson Cline, Dabney W. Watts and David S. Whitacre known to me to be the Testator and the 2 `Io'I P W Uti r v��k6�wC OF i•,yo ��A�IN.r•�\G '•••^qRY P•v�,,, ' A' 0 eKI09PG1556' witnesses, respectively, whose names are signed to the attached or foregoing instrument and all of these persons being by me first duly sworn, Joseph Carson Cling, the Testator, declared to me and to the witnesses in my presence that said instrument is his Last Will and Testament and that he has willingly signed and executed it in the presence of said witnesses as his free and voluntary act for the purposes therein expressed: that said witnesses stated before me that the foregoing Will was executed and acknowledged by the Testator as his Last Will and Testament in the presence of said witnesses who in his presence and at his request and in the presence of each other, did subscribe their names thereto as attesting witnesses on the day of the execution of said Will, was over the age of eighteen years and of sound and disposing mind and memory. ,f Subscribed, sworn to and acknowledged before me by Joseph Carson Cline, the Testator, subscribed and sworn to before me by Dabney w. Watts aid Da.,id S. Whitacre witnesses, this 22M day of p,ergr , 1989, A.D. My commission expires: �.�•''�W Notary Publik :b •i: PF •. O�q �.Y •P�O�, o c a• .r On this 93 dayof. I 6t—yJ") , 19HL, a writing ring date of oZ2;1, day of C.c (.±- , 19�L, purporting to be the true, last will and testament of „� ,,cntJ 0"-e-' deceased, was produced before the Clerk and having been executed as a self -proved will, pursuaht to, and in Conformity with the provisions of Section 64.1-87.1 of the Code of Virginia. All of the �said facts being duly proved, and on the motion of the said writing s admitte/d� to probate as and for the true,*last will and testament of �-2 e' "cc, deceased, Az and it is ordered to be recorded. On motion of the Executes therein named, 4� is hereby appointed Execut_g,:I�of said•willt whereupon 14J qualified by entering into and acknowledging bond in the penalty of 5300 000 , with. Y-)0 oOCcL� iCC a vL vQ,C t, 2ct16t ,GlUTWC, sutft berm-y. The saidLl taking the prescribed oath to faithfully discharge _L� . duties as .-,said Execut At) On the further motion of the said an inventory is to be filed on�- o estate. 'C.. j 1 Vhj1- a: 8Kl09Pc1558 In tbo�Clerk's Offke91 @ �/ l � Cou�he n �)of � —A, deceased. the undersign who this day qualltled before the Clerk of the L /( L'G"' Court of the i J Executrix/Adminlairstris— 'i of ��� C ®Px' as Executor/Administrator of the estate of R deceased, late of the �✓ P. ni%G Vlrglnla, on M oath do sny that I/we have made diligent inquiry and that I/we believe the follow - tag to be a true and correct Ust together with the ages and the address of the heirs of my/our decedent who died testateAnlee/eie on I ;;>, - 17- 13 t'o LIST OF HEIRS Clven under M ! _ hand this a3 day of _ DeG t9 l Nd�or Executor Ad imrtrefr4,4-- Exeeutrix Subscribed and sworn to before me, this dny of . Clerk. JJnJ, Deputy Clerk. The ng List of Hoirs was presented o the Clerk of the Circuit Court o�Rc° p/t.L[v m the f day of .DLC_ , ig � and admitted on record as the law directs. I e MDeputy Clark. . COUNTY of FREDERICK Department of Planning and Development 540/665-5651 PAX: 540/ 678-0682 1 I ifIFICK JAI OF WEL K 0EATUI Ir October 21, 1998 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #016-98 OF J. CARSON CLINE ESTATE On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing on November 4, 1998 at 7:00 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #016-98 of J. Carson Cline Estate, submitted by Greenway Engineering, to rezone 4.70 acres from RP (Residential Performance) to B2 (Business General). This property is located along the north boundary line of Fairfax Pike (I . 277) approximately 0.11 miles west of Warrior Drive, and is identified with Property Identification 86-5-F in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, L 01 1.d Evan A. Wyatt Deputy Director EAW/cc 107 North Kent Street • Winchester, Virginia 22601-5000 tt - I This is to certify that the attached correspondence was mailed to the following on 16 - ,Z I ` CZ from the Department of Planning and Development, Frederick County, Virginia: 86 - 5- - G- SHIFLETT, JOHN B & CLARA E 637 FAIRFAX PIKE STEPHENS CITY, VA 22655-2983 86 - A- - 80- FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188-0740 86 - 5. - H- SHIFLETT, DONALD R 597 FAIRFAX PIKE STEPHENS CITY, VA 22655.2981 86D - 3- 2- 4- BARRETT, KAREN B PO BOX 807 STEPHENS CITY, VA 22655.0807 STATE OF VIRGINIA COUNTY OF FREDERICK Mr. Mark D. Smith Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 86 - 5- - F- CLINE, J CARSON CIO CHARLES R BOYD 4319 CEDAR CREEK GRADE WINCHESTER, VA 22602.2815 a- - jj--\ Evan A. Xyyatt, Dep erector Frederick Co. Planni Dept. I, )�Effi E'm r) I(I , , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated V )' a I • G F; , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of odobPr, lqq S My commission expires on 1) 40--u TARY PUBLIC _t�* Col. I COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 November 24, 1998 1 IO71FICMIONI OF PUBLIC HEARING G TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #016-98 OF J. CARSON CLINE ESTATE On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing on December 9, 1998 at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #016-98 of J. Carson Cline Estate, submitted by Greenway Engineering, to rezone 4.70 acres from RP (Residential Performance) to B2 (Business General). This property is located along the north boundary line of Fairfax Pike (Rt. 277) approximately 0.11 miles west of Warrior Drive, and is identified with Property Identification 86-5-F in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Evan A. Wyatt Deputy Director EAW/cc 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on f_ from the Department of Planning and Development, Frederick CounTty, Virginia: 86 -5- - G- SHIFLETT, JOHN B & CLARA E 637 FAIRFAX PIKE STEPHENS CITY, VA 22655-2983 86 - 5- - H- SHIFLETT, DONALD R 597 FAIRFAX PIKE STEPHENS CITY, VA 22655-2981 86 - A- - 80- FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188.0740 STATE OF VIRGINIA COUNTY OF FREDERICK 86D - 3. 2- 5- BARRETT,KAREN B PO BOX 807 STEPHENS CITY, VA 22655-0807 86 - 5- - F- CLINE, J CARSON CIO CHARLES R BOYD 4319 CEDAR CREEK GRADE WINCHESTER, VA 22602.2815 Mr. Mark D. Smith Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Evan A. Wyatt, D uty Director Frederick Co. Plar ing Dept. I,P)Ob PnnOQ 11 , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated & q • Ctg , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this CA day of ��oV1Uc Ir.' My commission expires on F 1.1 cri I cnI TARY PUBLIC RED s C°*A 04� DHPI@U Q5UICTIEf1Vt IEMCIr 1201T CKE OIy 0. @Inn- @a MO R[EMIDan O 2 IPPIL0@11rogm Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering i 0 Cline Impact Statement INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of the property located at 623 Fairfax Pike, a 4.70 acre parcel , tax map no. 86-((5))-F. Said property is approximately 275' west of Warrior Drive. The current zoning is "RP", and the proposed zoning is "B-2". SITE SUITABILITY Flood Plains The subject site is located on FEMA NFIP MAP # 510063-0200-B. The site is located within a "ZONE C" area. No portion of the site is in a 100 year flood plain. Wetlands The National Wetlands Inventory Map shows a man-made pond on the subject property. This pond has since been drained. There is a ditch that runs along the neighboring property, and empties into this pond area. Mature Woodlands There are no mature woodlands on the subject site. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick Coun , by the USDS Soil Conservation Service. The subject site is located on map sheet no. 47, and contains two different soil types. Blairton Silt Loam covers the southern end of the property, while Zoar Silt Loam lies on the northern end. Prime Agricultural Soils The Blairton and Zoar soil types are listed as "moderately well suited" or "well suited" to cultivated crops if drainage is installed. Both soil types are well suited to hay and pasture. Steep Slopes The only steep slope on the property is on what is left of the pond dam. The natural terrain on the site consists of gentle slopes, ranging from 2-7%. Greenway Engineering • 0 Cline Impact Statement Construction Concerns Both the Blairton and Zoar soil types have seasonal high water tables, ranging from 1/2' to 2 1/2' from the surface through the winter months. This can affect soil strength, and there is a potential of frost -action. SURROUNDING PROPERTIES • To the east of the subject site is an "RP" -zoned lot. The house on this property is 80' from the adjoining boundary with the subject site. • The "Village at Sherando" subdivision, zoned "RP", abuts the rear of the site. The houses on the two adjoining lots are 25' from the boundary with the subject site. • There is a single-family dwelling on the adjacent property west of the subject site. This house is 60' from the adjoining boundary with the subject site. • Across Fairfax Pike and opposite the site is a vacant twenty acre parcel. This property is zoned "B-2". Under the proposed zoning, a 50' minimum buffer will be required between adjoining properties zoned "RP", and any primary structure on the site. Taking this into account, all residences on neighboring lots will be more than 75' from a primary structure on the subject property. BASIS FOR DETERMINING IMPACT All impacts for the proposed "B-2" zoning have been calculated using the maximum possible development density, which is 100,400 square feet of retail space. TRAFFIC ANALYSIS V.D.O.T. has classified Fairfax Pike (Route 277) as a minor arterial. V.D.O.T. representative Barry Sweitzer, supplied data from the latest traffic study on this road: EXISTING TRAFFIC COUNTS Road Date of Stud AD!:(cars/day) Route 277, between I-81 and Route 636 1995 9,200 Greenway Engineering • . Cline Impact Statement The existing "RP" zoning for the 4.7 acre site will allow for a maximum density of 47 dwelling units. Under the proposed zoning, the maximum traffic impact from the site is the equivalent of that generated by 100,400 sf of retail space. The following table is based on trip data taken from the ITE Trip Generation Manual, 6th Edition: PEAK HOUR TRIPS - AM PMP_M Use Density ADT Enterin E Entering Exiting (cars/day) Residential 47 units 4 17 17 9 276 Condo/Townhouse Shopping Center 100,400 sf 63 41 181 196 4,310 The development of the rezoned site at the maximum density could therefore generate 4,310 trips per day. It is expected that 90% of the increased traffic will travel the western portion of Route 277, towards the intersection with I-81. This would translate into a 42 % increase in traffic west of the site, and a 5% increase in traffic east of the site. The Cline property has only 220' of frontage on Route 277, but has an 885' side line (see Appendix 3). To presume that the property will be fully utilized is, in our opinion, unrealistic. A more feasible assessment of the site's capacity would be 40,000 sf of retail space. This would result in a total increase of 1,720 adt, a 17% increase westbound, and a 2% increase eastbound. WATER SUPPLY The following calculations assess the potential impact of the proposed rezoning on the local water system: V = 250 gpd* x 100,400 sf 1000 sf = 25,100 gpd * Design rate for shopping centers, based on ultimate floor space. Source: The City of Harrisonburg Design and Construction Manual. Therefore, the maximum design consumption for the proffered site is 25,100 gpd. An 8" water main is currently in place along Route 277. John Whitacre of the FCSA was consulted regarding the use of this water main. On July 21, 1998, Mr. Whitacre confirmed that this main had adequate capacity. Greenway Engineering . • Cline Impact Statement SEWAGE CONVEYANCE AND TREATMENT Based on water consumption at full build -out, the proposed proffered zoning will add 25,100 gpd to the sewage conveyance system. There is a 12" sanitary sewer main along Route 277 which ends approximately 170' from the site. On July 21, 1998, Mr. Whitacre of the FCSA confirmed that this sanitary main will adequately handle this increased capacity. DRAINAGE Currently, the runoff from this site drains into a ditch near the northeastern corner of the property. This storm water then flows into Wright's Run. The following calculations estimate the current and proposed storm water runoff for a ten-year flow: Existing C = 0.4 Iio = 6.4 in/hr A = 4.7 acres Qio = 12.0 cfs Proposed C=0.8 Iio = 6.4 in/hr A = 4.7 acres Qio = 24.0 cfs Development of the subject site at maximum buildout will therefore result in an increased runoff of 12.0 cfs. Storm water management is required for all major development within Frederick County. When development of the site requires it, a detention pond will be built which will manage the rate of storm water discharge into this drainage way. By controlling stormwater flow off of the site in this way, the impact of developing the subject property on this stream will be within acceptable limits. SOLID WASTE DISPOSAL Using Fairfax County design requirements, the following calculations were made to estimate the maximum impact of solid waste generated on the subject site. waste generation rate= 11.440 lbs 1000 sf/yr total solid waste = 100,400 sf x 11,4401bs 1000 sf/yr = 1,148,600 lbs/yr compaction = 400 lbs/cy total volume = 1 148,600 lbs/yr 400 lbs/cy = 2,870 cy/yr t Greenway Engineering • Cline Impact Statement Therefore, the solid waste generated by the proffered site will not exceed 2,870 cubic yards annually. HISTORIC SITES AND STRUCTURES The Cline -Ritter -Snyder house, identified as a historic structure by the Rural Landmarks Survey Report for Frederick County, is approximately 300' east of the subject site. There are no homes nearby that are listed by said survey as being potentially eligible for the state and national register of historic places. There is a potential historic district 1.25 miles east of the site, in Stephens City. COMMUNTTM FACILITIES The impact on the utilities and infrastructure near the site has been estimated by the Frederick County Capital Facilities Impact Model. Please refer to Appendix 4. OTHER IMPACTS No additional impacts are forseen by the development of the subject property at the proffered density. 6 � � s .rgfOFq/ °P 0 631 m Po ST 0 tephens City Mennonite 11 •,b 'v b C 35� E Joins Map 31 0 JipF ✓ �' 3'� AKE AND Ila Shenao MAN aN GREENB IAR � V°'fit �Il LAC 'NAKELAN ° tN Oa s f4L ESTATE ° CNT� M 04j; EPHE E� Bass -Hoover 7 u� q�oq �1cCp� S CITY os Al�4r Q SiJ(� A / oq '[roue apt fit R et IC INE FEI et 1 E N ° yt C 4 NOTTOW i VDOT ; 7 Area Hd = 7 0 • C of ' E it- Jameswe / 3 7W wo so( 40o Shop it J( / 0 '._1 c. E T IRI awl 11 I I I `� Fri \, 1 2,080,000 FT J 78.1230" 64 � q '�� ro � MACE 0 ° ao+tf D RICK v ACRE 5 ` W S trac DOW c ALBIN ` i� r VILLAGE u, v Q 2• Item `J c� cp COpp1E0 , 'TOWS E "R , REUE ;;CICIOAN oA Ballen Boats RRentals -Fishing � N a SHERANDD Hisbes Go"f, Picnicking grounds Shelters 0 'Arra—_1 ( q l SwimmiagF, !� FOREST LAKE THE ESTS PINES 2,090.000 FT n a 0 C) z zz 00 • Joins Map � 798 - Iq w SoeK 482 4(E 798 RVT BOUNDARY LINE ADJU ET MS NT - t jo f'r 1 N3C• ,STORY APPROVED: of -Z{Q�y �� N 22 32 pE�30`D �� SD.BQ` -r- i 10 STRps 2 •/ee9`6 22p, p 2?� g ROSA; 0 D'8. 303 PE 3p3 F.4ep\ \ o �� v N29' all Pf R SO' I fl ('j co J �J.� S '5 a3'0. 7E'� Boo; `S72•I8I- 0�IV 580 '^ 08 E� 6 S. 00 u+ A �I N2g•4 432 -P 3s0� _ m Lo O -t N V• r S 21 _ o ON , 6 O CLINE u► 0.8, IflS — P. 309 Z is b A 00 D B• 234 — p• 303 � t 4 -i wAG , toocn n _ � IN N23•E 885.0 --: 'N \ r \150 \ w O N 0 SHIFLETT p D.B. 2 3 3 t O D.8.224 P. 438 G) t QB.24 A v t - P S7 22p O i 4 ROBERT W 893• Sp —�� '° J. SNYDER , De' 19t! - P. 379 THE 11DOVE PLAT IS A RE -SURVEY OF THE A. TAYLOR RITTER "DT5 ORIGINAL PLAT, DATED - FEO. IS A RK 9, MAT•PEl2 194G, a�,y.�Ll'u0f OF RECORD IN THP: OFFICE OF Tlffi CL! OF THE CIRCUIT COURT 0 F FREDE:U:CH COUNTY IN DEED ROOK THE SAID LOTS FXNT TIIE NORTIiERN IIDOOK I -ACE 142. OF ROUTE 277 OEy 195 - DOUNDA RY LINE IN OUON DISTRICT CK COUhTy� VIRCINLI. FREDERI•''��.'y Surveyed - 26 August 1977�`��,`: s 1 "*GwiA rRCDcxcK cOu". scr. i M W M r„ Wod"Ded to ulr al V,Ailk b f•oord •nd w, IA OwUlcat• 01 �-�� d•Y �11.`—' `-i 7 / I \ APPENDIX 2 1.1 1 1 z JONN W. HENRY, ET UX� Z ' a ZONE: RP N L7 O O N N USE: RESIDENTIAL ,Z I v� co Z c N o v Lb i � 3 a 18 DONALD R. SHIFLETT, ET UX C7 LL ZONE: RP N " USE: RESIDENTIAL O R c W(10 DONALD R. SHIFLETT, ET UX ZONE: RP USE: RESIDENTIAL N21 °09'E - 569.00' CATEGORY "B" BUFFER REQUIRED 25' fNACtIVE p _ _ Z....... ul QL 25ACTIVE 50 BUFFER WITH FULL SCREEN — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 3 a� �ul OL �o cad I � zl PARGEL F IJ W� O TAX LOT 86-(15))-F WT- p�� 4.10 ACRES lu- >_ cc el 13 Q Q a ------------_ _ ____ Iul 50 SUFFER WITH-4 FULL SCREENING= — �u�-`, N 2.5'.. ACT I VE . 25' INACTIVE CATECxORY "B" BUFFER REQUIRED S23 °00'W - 885.00' J.E.J.P. CORPORATION ZONE: B-2 USE: VACANT APPENDIX 3 t OPEi DATE: 08/13/98 ec SCALE: NTS DESIGNED BY: RAE JOB NO. 2207 SHEET O1 OF 01 JUL-31-98 FRI 10:26 FREDERICK COUNTY 1 5406780692 P.02 OUTPUT MODULE Fir® Department Rescue Department Elementary Schools Middle schools High Schools Parks and Recreation TOTAL FIRE AND RESCUE ADDENDUM r - -------------- Net ------------ Credi Fiscal Taxes to Capital Impact Capital Net Cot% Credit Costs WVA,;1 $78 $491 $0 $317 $0 $0 $179.179 $0 $0 fQ $395 $2,680,918 $190,321 $0 New Capital Costs Not $862.37 Covered by County Contributions NOTES: Mod9l Run Date 07/31/98 EAW P.I.N. 86-5-F Rezoning: Assumes 100,400 sq.ft, of retail on 4.7 acres zoned 62 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. APPENDIX 4 • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Stag` Zoning AmendmentNunibez- " : Date:Recelved PC Hearing Date t BOSHearmgDate The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineering Telephone: (540) 662-4185 Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Charles R. Bo Ld, Executor Telephone: (940) 662-7087 Address: 4319 Cedar Creek Grade -Winchester, VA 22602 3. Contact person if other than above Name: Mark D. Smith, P.E., L.S. Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Plat X Deed to property X Verification of taxes paid X 11 Agency Comments X Fees X Impact Analysis Statement X Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Charles Ross Boyd* Susan Boyd: 011ie Boyd:: Bridgewater Health Care Foundation, Inc.* Salem Church of the Brethren* 6. A) Current Use of the Property: Residential B) Proposed Use of the Property: CommPrci al 7. Adjoining Property: PARCEL ID NUMBER USE Residential Residential Vacant Residential RPsi dpnt-i al RP B-2 RP RP ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): C• ►Mate ly 1 . 11 mile west of Warrior Drive. *Heirs of the deceased. 12 • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 8 6 — ((5)) —F Districts Magisterial: Opequon High School: Sherando Fire Service: Stephens City VFC Middle School: Avlor Rescue Service: Stephens City VFC Elementary School: Bass -Hoover 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re uested 70 RP — 4.70 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed Single Family homes: Non -Residential Lots: Office: Retail: Restaurant: Number of Units Promised Townhome: Mobile Home: Square Footage of Proposed Uses 13 Multi -Family: Hotel Rooms: Service Station: Manufacturing: Warehouse: Other: C� • Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Shiflett John B. & Clara E. 637 Fairfax Pike Stephens City, VA 22655 Property 86- 5 -G Name Shiflett Donald R. 597 Fairfax Pike Stephens City, VA 22655 Property = 86- 5 -H Name Fruit Limited Partnership 8341A Greensboro Drive McClean, VA 22102 Propem 86- A -80 Name Barret, Karen B. P.O. Box 807 Stephens City, VA 22655 Property = 86- 3 -2-4 & 5 Name Propem Name Property Name Property Name Property Name Pro em- Name Property 15 -,w REZONING REQUEST PROFFER PROPERTY IDENTIFICATION NUMBER 86-((5))-F J. CARSON CLINE ESTATE Pursuant to Section 15.1 - 49 1. 1 Et Seq., of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve rezoning application # for the rezoning of approximately 4.70 acres from the Residential Performance (RP) zoning district to the Business General (132) zoning district, development of the subject property shall be done in conformity with the terns and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with said code and zoning ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors, heirs, or assigns. The subject property is more particularly described as all of the land conveyed to J. Carson Cline by deed from Ralph L. Ritenour and Shirley Ritenour dated December 24, 1954 of record in the Frederick County Court Clerk's Office in Deed Book 234 at Page 503, and more particularly described by a survey by Lee A. Ebert recorded in Deed Book 482 at page 798 and dated August 26, 1977. The conditions proffered are as follows: 1. PROHIBITED USES The following uses shall not be permitted on the subject property: Use SIC Commercial batting cages operated outdoors --- Golf driving ranges and miniature golf courses 7999 2. INGRESS/EGRESS The subject property shall have no more than two entrances on Virginia Route 277. 3. MONETARY CONTRIBUTION TO OFFSET IMPACT OF DEVELOPMENT The undersigned owners of the above -described property hereby voluntarily proffer that in the event the subject property, parcel no. 86-((5))-F, containing approximately 4.70 acres, is approved for rezoning from Residential Performance (RP) zoning district to Business General (132) zoning district, the undersigned will pay to the Treasurer of Frederick County, Virginia, at the time a building permit is issued for said property, the sum of eight hundred sixty-two dollars and thirty-seven cents ($862.37) for fire and rescue services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grant this rezoning and accept the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. 0 t Respectfully Submitted: By: Charles R. Boyd, Executor Commonwealth of Virginia City/County of To Wit: The foregoing instrument was acknowledged before me this day of , 1998 by Notary Public My Commission Expires A 0 • REZONING REQUEST PROFFER PROPERTY IDENTIFICATION NUMBER 86-((5))-F J. CARSON CLINE ESTATE Pursuant to Section 15.1 - 49 1. 1 Et Seq., of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve rezoning application # for the rezoning of approximately 4.70 acres from the Residential Performance (RP) zoning district to the Business General (132) zoning district, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with said code and zoning ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors, heirs, or assigns. The subject property is more particularly described as all of the land conveyed to J. Carson Cline by deed from Ralph L. Ritenour and Shirley Ritenour dated December 24, 1954 of record in the Frederick County Court Clerk's Office in Deed Book 234 at Page 503, and more particularly described by a survey by Lee A. Ebert recorded in Deed Book 482 at page 798 and dated August 26, 1977. The conditions proffered are as follows: 1. PROHIBITED USES The following uses shall not be permitted on the subject property: Use SIC Commercial batting cages operated outdoors --- Golf driving ranges and miniature golf courses 7999 2. INGRESS/EGRESS The subject property shall have no more than two entrances on Virginia Route 277. 3. MONETARY CONTRIBUTION TO OFFSET IMPACT OF DEVELOPMENT The undersigned owners of the above -described property hereby voluntarily proffer that in the event the subject property, parcel no. 86-((5))-F, containing approximately 4.70 acres, is approved for rezoning from Residential Performance (RP) zoning district to Business General (132) zoning district, the undersigned will pay to the Treasurer of Frederick County, Virginia, at the time a building permit is issued for said property, the sum of eight hundred sixty-two dollars and thirty-seven cents ($862.37) for fire and rescue services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grant this rezoning and accept the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: Charles R Boyd, Executor Commonwealth of Virginia City/County of To Wit: The foregoing instrument was acknowledged before me this day of , 1998 by Notary Public My Commission Expires Rezoning Comments Historic Resources Advisory Board Mail to: Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 Hand deliver to: Frederick County Department of Planning & Development Co. Administration Building, 4th Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Historic Resources Advisory Board with their review_ Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: (n,�;-y�w,�� E",cit/,clE�,uG Telephone: —6&,?- yY85 Mailing Address: (—,-E6EAJKJA51 EFk6IA ,5E01 IC- 1-5i KlixiDV /ice c-4Luc I•t,1Aj C1-%eG�5r&,Z VA. ZZCpd G Location of property: PCGP6-=ZrV /5 40cigzap A-r- C/e-,' 77AF AlOe- /W k3e-)a 1L?Aesi ZlAlz✓ O FAiRAX PIf:E-- rET�. 277JAFFRx- O./1 MIL-&--5 W -SF OF W4R2100 Ogle Current zoning: Zoning requested: 8 2 Acreage: 4 . &- Advisory Board Comments: This property, identified as P.I.N. 86-5-F, does not contain, nor is within the proximity of properties containing potentially significant historic resources. A-h Notice to Advisory Board -Please Return Form to"Applicant 19 0 0 i •