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Home My WebLink About050-95 Hardee's - Mobil Convenience Center - BackfileFILE 'f COPY COUNTY of FRED�RICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 August 22, 1997 Mr. Steve Gyurisin Gilbert W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 RE: Review of Wendy's - Mobil Oil Convenience Center Site Development Plan Dear Steve: I have had the opportunity to review the above referenced site plan resubmitted to our department on August 18, 1997. In revising this plan, it appears that the intentions of the Planning Commission, along with the comments made by staff on previous reviews, have been disregarded. You have been made aware of the importance of satisfying the concerns of the Planning Commission on numerous occasions. At the time of the initial submission of this new site plan on July 11, 1997, you requested staff to review the site plan and verify that the square footage of the building, the landscaping, and the front elevation of the building were similar, or better, than originally approved. This would determine if the site plan should go back to the Planning Commission for their review or if it could be approved administratively. After this initial review, we met on July 18, 1997, to discuss this project. At this meeting, you were made aware of the essential items missing from the plan that must be included to allow us to review and approve the site plan administratively. You were advised that to meet the intentions of the Planning Commission, along with the intentions of the previously approved site plan, the parking area along Route 50 should be realigned as previously approved, therefore, maintaining the increased area of front setback into which the landscaping was placed. In addition, you were advised that two of the parking spaces directly in front of the building would have to be removed to avoid a conflict with the main entrance to the facility. The removal of these spaces would also allow additional landscaping in this area. The final item you were asked to provide us with was an accurate front elevation of the proposed facility that clearly depicted the building, landscaping and parking area directly in front of the building. The information shown on this front elevation should accurately reflect the information contained on the site plan. These essential items were not included in your resubmission of this site plan. 107 \orth Kent Street • 1Vinchestcr. Vir-ini:.t'_2001-i0 00 0- t Site Plan Review/Mobil-Wendy's Page 2 August 22, 1997 To enable staff to administratively approve the plan, thus, avoiding review by the Planning Commission, please provide us with an accurate front elevation of the facility and a site plan that addresses the above mentioned items. The following comments should be also be addressed during the revision this site plan. 1) In the Project Summary, please change the proposed use from a Mobil Oil/Hardee's to a Mobil Oil/Wendy's Convenience Center. 2) The parking calculations you have provided are incorrect. Based upon the square footage you have provided for each use shown on the floor plan, twenty-eight (28) spaces are required for the restaurant use and five (5) spaces are required for the convenience store. This totals thirty-three (33) parking spaces required for the facility, two of which are the handicapped spaces as provided. Please revise the parking calculations to reflect this change. Also, as mentioned previously, two of the parking spaces provided directly in front of the building should be removed to avoid a conflict with the main entrance to the facility. The removal of these spaces will allow additional landscaping in this area. 3) Please show the location of the required loading space. 4) The detail pertaining to the trash dumpster and its enclosure appears to be inconsistent with the area shown on the site plan. Also, the concrete pad should be shown on the site plan and its location correctly labeled. 5) Please delineate the drive-thru lanes and identify methods of circulation throughout the facility. Also, please hatch -mark the triangular areas that separate the forty-five degree parking areas from the dumpster and the two ninety -degree parking spaces located in the southeastern corner of the property. 6) Please identify the areas around the building where the sidewalk will be located. In addition, please expand the areas of additional landscaping around the front of the building and in the area between the parking area and Route 50. This is marked on the attached plan. 7) The accessibility of the dumpster to a garbage truck is questionable in its current location, especially when considering the one-way flow of traffic. Now that you have 45-degree parking spaces around the rear of the building, you may have the opportunity to locate the dumpster where the two 90-degree parking spaces are currently located. These two spaces could then be relocated adjacent to the 45-degree parking spaces. Site Plan Review/Mobil-Wendy's Page 3 August 22, 1997 It is my hope that the detail I have provided will enable you to satisfy all concerns of the Planning Commission and planning staff, and return the plan for approval as promptly as possible. After you have revised the site plan, please resubmit one copy so that I may verify the information contained on the plan. I will then need comment sheets from all of the reviewing agencies, verifying that nothing has changed from the previously approved site plan, and five copies of the final site plan for approval. Comment sheets are required from the following agencies, the Virginia Department of Transportation, the Frederick County Sanitation Authority, the Frederick County Health Department, the Frederick County Inspections Department, the Frederick County Engineer, and the Frederick County Fire Marshal. Please contact me if you have any questions regarding this letter. Sincerely, Michael T. Ruddy Planner II MTR/cc c. I "R t SITE PLAN CHECKLIST The checklist below indicates all the information that needs to be submitted as part of the site plan application. All required information must be submitted prior to the final approval of any site plan. The Department of Planning and Development will review the application to ensure that it is complete. If any portion is not included or complete, the site plan application will not be accepted and returned to the applicant(s). Site Plan Package 1. One set of approved comment sheets are required from the following review agencies prior to final site plan approval. It is recommended that applicants contact the Department of Planning and Development to determine which review agencies are relevant to their site plan application. Virginia Department of Transportation (VDOT) Frederick County Sanitation Authority Department of Planning and Development Inspections Department V County Health Department City of Winchester Town of Stephens City Town of Middletown Frederick County Engineer (Public Works) Airport Authority Frederick County Fire Marshal Soil & Water Conservation District Department of Parks and Recreation 2. One copy of the Site Plan application 3. Five Copies of the Final Site Plan for approval 4. One reproducible copy of the Site Plan (if required) 5. A 35mm slide of the Site Plan (if required) 8 la-z-go aL-Lqj uY� Q�� .n'n�c.�.� I5.96 ao�.,�a,. c�✓ hvn�.rx.� r�b� rl a m 2 U CASH RECEIPT 7 :�►� r a_ i< J►_ r _ ACCOUN1T HOW PAID A1 o�lal CASH �-mot 0-1ACCCOUNNT B AMT. PAID CHECK BALANCE MONEY DUE �� ORDER y �i FILE COPY CITY OF WINCHESTER, VIRGINIA February 24, 1997 Thomas A. Schultz, Jr., Esquire 240 Merrifield Lane Winchester, Virginia 22601 Dear Mr. Schultz: Rouss City Hall 15 North Cameron Street Winchester, VA 22601 540-667-1815 FAX: 540-722-3618 TDD: 540-722-0782 In response to the request made to add additional language to the Utility Service Agreement between the City of Winchester, and Farmers Livestock Exchange, Inc., and the Shawnee Management Company, this is to inform you that after review, the City is unable to incorporate this request into the agreement. We will still honor the agreement as it presently stands; however, if this should not meet with your development needs, I would suggest contacting the Frederick County Sanitation Authority regarding potential services that they may provide in lieu of City services. If you should have any questions regarding this matter, please feel free to contact this office. 4es erely, "� e W.Moffett Director - Public Utilities bhm cc: Wellington Jones, Frederick County Sanitation Authority L,Jr<As Tierney, Frederick County Planning Department "THE APPLE CAPITAL" ! a G-` GC 0 � � I February 10, 1997 Mr. Steve Gyurisin Gilbert W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Approval of Hardee's - Mobil Oil Convenience Center Site Development Plan #050-95 Dear Steve: The Frederick County Planning Department administratively approved Site Plan #050-95 for the above referenced site plan on February 10, 1997. This site plan, for the construction of a 3,996 square foot Hardee's/Mobil Oil Convenience Center in the RA (Rural Areas) zoning district, meets all County requirements and is in compliance with the conditions for this development as set forth in the issuance of Conditional Use Permit #01 1-95. I have provided you with.several copies of the approved site plan. Maintain an approved copy for your files and distribute the othersto the interested parties. The owners should be advised to maintain an approved copy on the construction site. Please contact this office to schedule an on - site inspection once the site development has been completed. Please contact me if you have any questions regarding this letter. Sincerely, Michael T. Ruddy Planner I MTR/cc cc: Margaret B. Douglas, Back Creek District Supervisor T. Roy Jennings, Frederick County Real Estate Joe C. Wilder, Engineering Technician Garland Miller, Economic Development Commission Lynn Anderson, Farmers Livestock Exchange Bob Brown, Bauserman Oil Company 107 North Kent Street - Winchester, Virginia 22601-5000 j•rr T✓�.' COMMONWE AL= of VIRCIINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG. VA 22824.0278 February 4, 1997 Mr. Stephen M. Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984.5600 FAX (540) 984-5607 Ref: Hardee's/ Mobil Convenience Center Routes 50 West & 1317 Frederick County As discussed this morning, I'm enclosing for your use a copy of the necessary agreement for installation of a traffic signal at the referenced project. If you have any questions, please let me know. RBC/ rf Enclosure xc: Mr. S. A. Melnikoff Mr. Kris Tierney Sincerely, 6 J. �zzz�� Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor WE KEEP VIRGINIA MOVING C09MONWEALTH OF VIRGIN DEPARTMENT OF TRANSPORTATION Agreement for the Installation of Traffic Signal WHEREAS, Shawnee Management Corporation is constructing a Hardee's Restaurant & Mobil Oil Convenience Center in Frederick County at the intersection of Routes 50 West and 1317 and WHEREAS, during the traffic and engineering review of plans for this business to determine what traffic control measures would be necessary at the intersection of Routes 50 and 1317 it became apparent based on traffic generation values provided by G. W. Clifford & Associates, Inc. several of the warrants contained in the Manual of Uniform Traffic Control Devices for consideration of fully actuated traffic signal control were met at the intersection of Routes 50 and 1317 as shown on the site plan for the development, and WHEREAS, it is recognized traffic projections were used in determining that signalization might be required and actual traffic conditions might vary which may influence the need for a traffic signal for a business development of this size, IT IS THEREFORE AGREED: 1. The Department of Transportation will not require the developer to have a traffic signal installed as a condition of the initial entrance permit. 2. The Department of Transportation will secure actual traffic counts after the business is open. If at that time or at any time for a period of three (3) years after the business is opened the Department determines a signal is warranted based on the traffic volumes, or if a signal is determined to be needed for any other reason, such as accident experience, during that three (3) year period, a signal shall be installed. In this event, 3. Shawnee Management Corporation will pay for one half (50%) of design, materials and installation costs to provide a traffic signal at the intersection of Routes 50 & 1317 as described above, the actual process of design and installation to be on an accounts receivable basis or under permit as may be agreed upon by Shawnee Management Corporation and the Department of Transportation at the time the need for a signal may be verified. 4. If the need for a traffic signal is verified, it will be designed and installed in accordance with Department of Transportation specifications and will become the property of the Department of Transportation upon completion. Agreement for the Installatiof Traffic Signal - Page #2 - 5. Shawnee Management Corporation will furnish a surety bond in the amount of $40,000.00 which is one half (50%) of the total estimated cost of the traffic signal, the bond to be in force for the three (3) year period described above, to guarantee the installation of the signal in the event such installation is required. 6. The Virginia Department of Transportation agrees if additional development occurs at this intersection within the prescribed three (3) year period, which would hasten or otherwise affect the need for a traffic signal at the location, the Virginia Department of Transportation will re-evaluate the aforementioned 50% cost sharing agreement with Shawnee Management Corporation and the terms of this agreement may be modified at the discretion of the Department of Transportation. Individual, Firm or Corporation: Shawnee Management Corporation Address: am Title: (Signature) Date: Virginia Department of Transportation P. O. Box 278 Edinburg, VA 22824 (Signature - Resident Engineer) Date: • WE COMMONWEALTH of VIRC3INIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 September 27, 1996 Mr. Charles E. Maddox, Jr., P.E., V.P. c/o G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE (540)984-5600 FAX (540) 994-5607 Ref: Hardee's/Mobile Route 50 West Frederick County Upon review of your letter of August 26. 1996 regarding the referenced project, we offer the following: 1. Structure No. 4 We recommend Structure No. 4 and curbing be as shown on the enclosed sketch. This will allow the grate to be in a sump without interfering with turn lane traffic and also intercept the major flow of water coming down Route 1317. The grass island should have its curbing warped as necessary from "B" to "A" and or curb height increased at "A" if necessary to properly drain the area without severe grades. Proposed spot elevations of sufficient detail will need to be added to the plan in this area to be correctly constructed. Also, a Type III Grade should be used. 2. Structure No. 3 If a DI-7 is used as requested, it should be shifted into the parking area as shown to prevent an abrupt drop behind the Route 1317/50 radius curb. Also. a grate "B" design should be used in lieu of Types I or III. WE KEEP VIRGINIA MOVING Mr. Charles E. Madd Jr. Ref: Hardee's/Mobi September 27, 1996 Page 2 3. Structure No. 1 & No. 2 Your proposed new scheme is acceptable if Structure No. 12 is shifted 14'+ towards Structure No. 3 so the new 24" pipe replacing the existing 27"xl8,, pipe under the east bound lane of Route 50 will fall within the same trench, thus minimizing pavement repair. Lowering of the pipe as you have requested is undesirable, but is acceptable considering all factors. If you have any questions or would like to discuss the above items, please let me know. Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf Enclosure xc: Mr. T. L. Jackson Mr. S. A. Melnikoff Mr. Kris Tierney Mr. H. E. Strawsnyder Mr. Taz Shultz h s7244A n 66/ALie 1`'-10' COMMONWEALTH of VIR QINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824-0278 TELE (540) 984.5600 FAX (540)984-5607 September 5, 1996 Thomas A. Schultz, Jr., Esquire 240 Merrifield Lane Winchester, VA 22602 Dear Taz: We are in agreement with your letter of August 21 st with one exception: the rezoning term should be understood to mean that the appropriate proffers would be secured by the Frederick County Board of Supervisors insuring that if and when signalization at Ward Avenue is necessary, it would be provided at no cost to the Virginia Department of Transportation. Furthermore, such signalization is to include all necessary turn lanes construction and/or extension at Ward Avenue and Route 50. All other aspects of your letter are correct and agreed to. If you have any questions, please let me know. Sincerely, William H. Bushman, P.E. Transportation Resident Engineer WHB/vcz Cy: The Honorable Charles Orndorff C. E. Maddox, Jr., P.E. Bauserman Oil Co., Attn: Bob Brown Kris Tierney R. B. Childress WE KEEP VIRGINIA MOVING n u r&- 4 PYL41 f • THOMAS A. SCHULTZ, JR. ATTORNEY AT LAW TELEPHONE (540) 722-2801 William H. Bushman, P.E. Transportation Resident Engineer Commonwealth of Virginia Department of Transportation 14031 Old Valley Pike P. O. Box 278 Edinburg, Virginia 22824 Dear Bill: 240 MERRIFIELD LANE: WINCHESTER, VIRGINIA 22602 August 21, 1996 n LJ FACSIMILE, (540) 722-2803 i� 1 am writing to confirm our telephone conversation of earlier this week wherein you confirmed to me, in connection with the responsibility of Bob Brown and Bill Wright to install any signalization at the Route 50/Ward Avenue interchange, that such responsibility (subject to the other criteria that we have previously discussed) would terminate if and when the DeGrange property (or any part thereof) was rezoned. It is also my understanding that it was agreed that the term of such contract would be for no more than three (3) years and further that the standard criteria of your Department regarding "usage" and other such items would be have to be met in order for the 50% responsibility to be imposed. Of course, as set forth herein, notwithstanding an), other terms and provisions, such obligation to pay a percentage of the cost to build the traffic signals would immediately be null and void upon the rezoning described hereinbefore. As I think you know the parties are doing all they can to bring this matter to an immediate conclusion. Sincerely, (TC--- Thomas A. Schultz, Jr. TAS/mc cc: John Hockman Charles Omdoff Lynn Anderson Chuck Maddox Steve Gyurisin Bob Brown Bill Wright ,�f' ti, • COMMONWEALTH of VIR Q INZA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDEP:T E%GINEER EDINBURG. VA 22824-0278 TELE f5eOt 964-5600 FAX 15404 054-5607 August 15, 1996 Mr. C. E. Maddox, Jr., P.E., V.P. Ref: Hardees/Mobile Oil Convenience Center C/O G. W. Clifford & Associates, Inc. Routes 50 West & 1317 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Chuck: We have reviewed your revised site plan dated June 18, 1996 for the referenced project. Our comments may be found on the enclosed plans marked in red and as follows: Drainage 1) We appreciate you redesigning the stormsewer system to include the increased pipe sizes necessary to meet future design needs. As you know the proposed stormsewer along Route 50 (Culverts C-1 thru C4) is shown ending with a temporary connection (outfall) to the existing 27x18" C.M.P.A. culvert which has an invert 2.2' higher than the proposed stormsewer. (2.2' of water would stand in the proposed 36" pipe, C-2.) As designed the system will not function properly until the stormsewer is extended sometime in the future in front of the livestock exchange. Although you have designed for future needs, we are concerned the design shown will not perform satisfactorily during heavy rainstorms particularly with the additional traffic that will be entering these higher volume businesses. As you are aware the ultimate solution is to extend the system on across the front of the livestock exchange. However, we explored a "temporary" alternative option that if possible would free -drain the system. We will approve your basic design as shown while we replace the existing 27"x18" C.M.P.A. culvert under Route 50 and perform some other modifications to the median area to make the system as proposed in front of the Hardees have positive drainage in this interim period. Specifically we recommend the following: WE KEEP VIRGINIA k,10VING • 9 a) The diameter of your Culvert C-1 will need to be increased to 36"(9' long at 0% grade) and a 24" concrete pipe stub provided out of Structure #1 toward the median. b) VDOT will replace the 27"x18" C.M.P.A. culvert with 100' of 24" concrete pipe tied into the stub pipe from Structure #1 at a 2.2' lower grade (invert in = 799.5, out = 799.0, 0.5%). c) VDOT would deepen the median ditch 2'± from Station 0+30 left to Station 2+60 left, refer to stations on Plan Sheet #4 (invert in = 799.0, out = 797.8, 0.5%) d) VDOT will replace the 15" C.M.P. culvert under the downstream crossover (Station 3+00 left) with a 90'x24" concrete pipe with mitered ends (invert in = 797.8, out = 797.4, 0.4%) From there it should free -drain in the median to the existing DI-7C structure. Our idea is to use this as a temporary measure until future development in front of the livestock exchange property allows for the extension of the full 36" stormsewer system. The 24" pipe should be acceptable during the interim. The short 9' of 36" pipe at 0% grade would handle flows in either direction. This would give us the most flexibility in the future in case drainage would permanently need to be routed into the median. Additional elevation data from that shown on the plans is needed to finalize whether a) thru d) above would work and the shoulder and ditch slope cross sections of Route 50 will be adequate. 2) We have several concerns related to shallow structures. DI-7's should have an absolute minimum height "H" (even less than shown as minimum in VDOT's Road & Bridge Standards) to allow for a 8" top to rest on top of pipe without notching. Structure #4 as shown appears a few inches short. Also, Structures DI-B's, 4B's, etc. that have insufficient "H" need to be addressed on the plans to ensure they can be constructed. Monolithic throats and bases can sometimes be used depending on pipe locations. You will need to check all structures. 3) Structure #4 (DI-7) surrounded by the curb island appears ineffective at collecting the eight acres of runoff coming from the west side of Route 1317. Inlet computations, Sheet #8, show 15.4 cfs entering the grate inlet? The inlet should be redesigned or details added showing the flow path to the grate, curb heights, etc. We suggest shifting the inlet north and using a DI-2C (with sufficient length, L) instead to align with the west side of Route 1317. 4) Structure #5 (Sheet 4) should have a mitered end only, not the ES-1 flared end section since facing traffic. Q Page 2 ➢ 5) Can Culvert #5 be raised to more closely match the pipe crowns at Structure #3? As shown, the 15" and 36" culverts have the same inverts. 6) The culvert design comps on Sheet #8 show C-1 Q-full as 68 cfs which is incorrect. 7) Due to shallow pipes, proposed top of curb and spot elevations will need to be shown around the storm sewers and entrances. 8) If helpful in eliminating some of the problems discussed in the above comments, the use of elliptical concrete pipe may want to be considered. TRAFFIC 1) We understand your cost concerns for the right turn lane improvement in front of the Tortuga Restaurant. Hopefully ample pavement structure exists to allow for the 1.5" asphalt concrete overlay you propose, if not a Class I pavement design will be necessary. 2) You are correct in stating that our minimum commercial entrance width is 30' from face of curb to face of curb. However, there are no restrictions in this area of Route 1317 to justify the minimum 30' width. The use of 34' width (face of curb to face of curb) should be provided. 3) A right-of-way dedication will need to be made at the intersection of Routes 50 and 1317 to accommodate the 40' curb & gutter radius. 4) The minimum 100' west bound left turn lane and 100' taper you have provided will be acceptable. However, when the Route 50/1317 intersection is signalized in all likelihood the turn lane will need to be lengthened. Your client will be expected to participate in this cost. 5) A guarantee to the Department to cover 50% of the signalization cost at the Route 50/1317 intersection will be needed prior to issuance of a permit. This can be in the form of a standard signalization agreement as we have previously discussed or a resolution from the Board of Supervisors. Other miscellaneous comments as marked will need to be addressed. It appears we are getting closer to a set of plans that are approvable. However, I would like to point out a majority of the items on the enclosed marked -up plans are items which were conveyed to your office during the first review. I have marked these items with an asterisk for your easy reference. Please ensure all marked items are addressed prior to re -submission. Q Page 3 ➢ • Should you have any questions or would like to discuss any of these items, please let me know. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/ rf Enclosure xc: Mr. J. B. Diamond Mr. T. L. Jackson Mr. S. A. Melnikof_f _ IVIr. Kris Tierney_ Mr. H. E. Strawsnyder Senator H. Russell Potts Delegate Beverly Sherwood Mr. Taz Shultz 3JI -:1 Q Page 4 COMMONWEALTH of VIR QINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824.0278 June 17, 1996 Mr. Steve Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984.5607 Ref: Hardee's/ Mobil Convenience Center Routes 50 West & 1317 Frederick County As discussed this morning, enclosed is an agreement for the installation of a traffic signal in conjunction with the referenced project. We would appreciate you forwarding the agreement to your client, Shawnee Management Corporation, for their review and execution. Upon return to us, we will execute same and provide you with an executed copy. If the Shawnee Management Corporation would desire to have an original for their files, please return two executed originals. If you have any questions, please let me know. RBC/ rf Enclosures xc:___ Mr. S. A. Melnikoff Mr. Kris Tierney Sincerely, 6aj- Z. Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor ..e'- rrc`.�'ZIc.: C- ®EN �E�E`�QMENt �w WE KEEP VIRGINIA MOVING 0 L� COMMONWEALTH OF VIRGINIA DEPARTMENT OF TRANSPORTATION Agreement for the Installation of Traffic Signal WHEREAS, Shawnee Management Corporation is constructing a Hardee's Restaurant & Mobil Oil Convenience Center in Frederick County at the intersection of Routes 50 West and 1317 and WHEREAS, during the traffic and engineering review of plans for this business to determine what traffic control measures would be necessary at the intersection of Routes 50 and 1317 it became apparent based on traffic generation values provided by G. W. Clifford & Associates, Inc. several of the warrants contained in the Manual of Uniform Traffic Control Devices for consideration of fully actuated traffic signal control were met at the intersection of Routes 50 and 1317 as shown on the site plan for the development, and WHEREAS, it is recognized traffic projections were used in determining that signalization might be required and actual traffic conditions might vary which may influence the need for a traffic signal for a business development of this size, IT IS THEREFORE AGREED: 1. The Department of Transportation will not require the developer to have a traffic signal installed as a condition of the initial entrance permit. 2. The Department of Transportation will secure actual traffic counts after the business is open. If at that time or at any time for a period of five (5) years after the business is opened the Department determines a signal is warranted based on the traffic volumes, or if a signal is determined to be needed for any other reason, such as accident experience, during that five (5) year period, a signal shall be installed. In this event, 3. Shawnee Management Corporation will pay for one half (50%) of design, materials and installation costs to provide a traffic signal at the intersection of Routes 50 & 1317 as described above, the actual process of design and installation to be on an accounts receivable basis or under permit as may be agreed upon by Shawnee Management Corporation and the Department of Transportation at the time the need for a signal may be verified. 4. If the need for a traffic signal is verified, it will be designed and installed in accordance with Department of Transportation specifications and will become the property of the Department of Transportation upon completion. 0 E r Agreement for the Installation of Traffic Signal - Page #2 - 5. Shawnee Management Corporation will furnish a surety bond in the amount of $40,000.00 which is one half (50%) of the total estimated cost of the traffic signal, the bond to be in force for the five (5) year period described above, to guarantee the installation of the signal in the event such installation is required. 6. The Virginia Department of Transportation agrees if additional development occurs at this intersection within the prescribed five (5) year period, which would hasten or otherwise affect the need for a traffic signal at the location, the Virginia Department of Transportation will re-evaluate the aforementioned 50% cost sharing agreement with Shawnee Management Corporation and the terms of this agreement may be modified at the discretion of the Department of Transportation. Individual, Firm or Corporation: Shawnee Management Corporation Address: Title: (Signature) Date: Virginia Department of Transportation P. O. Box 278 Edinburg, VA 22824 (Signature - Resident Engineer) Date: 0 • COUNTY of FREDERICK Public Works Department Harvey P. Strawsnyder, Jr., P.E. Director February 4, 1997 540/665-5643 Fax 540/678-0682 Mr. Stephen M. Gyurisin Gilbert W. Clifford and Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Hardee's-Mobil Oil Revised Site Plan Frederick County, Virginia Dear Steve: The revised site plan dated November 18, 1996 has adequately addressed our previous comments dated July 12, 1996. Consequently, we grant our approval of the subject site plan for the Proposed Hardee's-Mobil Oil. As a matter of clarification, the reference to the Virginia Department of Transportation furnished culverts shown on sheet 8 of 11 should be changed to reflect 24 inch RCP rather than CMP. Please furnish this office with a revised set of drawings for our records. A formal resubmittal will not be required. HES : rls cc: Planning and Zoning / file Sincerely, Harvey trawsnyder, Jr., P. Director Public Works 107 North Kent Street Winchester, Virginia 22601 • FREDERICK COUNTY SANITATION AUTHORITY POST OFFICE BOX 1877 WINCHESTER, VA 22604.1877 Mr. Jesse Moffett, Director Public Utilities Department City of Winchester P. O. Box 75 Winchester, VA 22604 • Ph. (540) 868-1061 January 27, 1997 Fax. (540) 868.1429 REFERENCE: Utility Service Agreement for Mobile/Hardee's Convenience Center Dear Jesse: The Utility Services Agreement is acceptable to the Authority if the following paragraph 13 is added: 13. Frederick County Sanitation Authority executes this Agreement to evidence its consent to the City furnishing Wastewater Service described herein, subject to the provisions of Paragraphs 11 and 12, the said Service being furnished in the franchise area of the Frederick County Sanitation Authority. This paragraph should be added to any agreement where the City is providing utility service in the Counrv. As discussed this morning, without the Authority's approval the City has no right to provide such service. As a result of our discussions, I shall talk with Kris Tierney about procedures for landowners/developers to establish the agency that will provide water and sewer service. This will not be a simple fix. Although not mentioned this morning, I do believe more open communications between us would be the most helpful. Should you have any questions, please call me. Sincerely yours, W. H. Jones, P. E. Engineer -Director cf: Shawnee Management Company Farmer's Livestock Exchange, Inc. Dr. Ned M. Cleland John R. Riley, Jr. �, Uf a �F tJV Kris TierneyP�,�a ENT OFFICE: 315 MACEDONIA CHURCH ROAD WATER AT YOUR SERVICE Hq��cEs- i *I( -�ESu(3MITTfk' I2-�I5� SITE PLAN CHECKLIST The checklist below indicates all the information that needs to be submitted as part of the site plan application. All required information must be submitted prior to the final approval of any site plan. The Department of Planning and Development will review the application to ensure that it is complete. If any portion is not included or complete, the site plan application will not be accepted and returned to the applicant(s). Site Plan Package 1. One set of approved comment sheets are required from the following review agencies prior to final site plan approval. It is recommended that applicants contact the Department of Planning and Development to determine which review agencies are relevant to their site plan application. I 13 �96 Virginia Department of Transportation (VDOT) IZ Z2 95County Health Department 1z 26 S Frederick County Sanitation Authority City of Winchester Department of Planning and Development ) Town of Stephens City I S Inspections Department X Town of Middletown Frederick County Engineer (Puolic Works) Airport Authority b�►�� b Frederick County Fire Marshal Soil & Water Conservation District "`l Department of Parks and Recreation 2. One copy of the Site Plan application 3. Five Copies of the Final Site Plan for approval 4. One reproducible copy of the Site Plan (if required) 5. A 35mm slide of the Site Plan (if required) 8 Site Plan Information Checklist The following information must be included on your site plan. If your site plan is incomplete or is missing information, it will not be reviewed and returned to you for revisions. Administrative Information Y N 1. Name of proposed development. 2. Name, address, and phone number of owner. 3. Name, address, and phone number of developer. 4. Name, address, and phone number of designer. C54-0> 5. Certificate of surveyor, engineer, or architect. , v1ct,l�.. w• c �,g•� 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional use permit or conditional zoning approval. 8. A space labeled Approved by the Zoning Administrator' for the approval signature and date of approval. 9. A description of setbacks or conditions placed on the site as a result of a variance approval. (Reference the variance application number ) General Site Information Y N 10. Location map (scale 1:2000) 11. Magisterial District ✓ 12. Scale of site plan (not to exceed 1:50) 13. North Arrow 7 14. Zoning of site 15. Use, zoning, and Property Identification Number (PIN#) of all adjoining properties. This includes properties located across right-of-ways, streams, and railroad tracks. 16l Surveyed boundaries for all lots and parcels. CCI`r r CA-" e w UK i 2c-rriol �� P ( CJ- 9 • • General Site (con't) Y N v 17 ✓ 18 Building Information Y N Roads Y N 27. 28. �- 30. 31 32. 33 34 Acreage of all lots included in the plan. The location and dimensions of all required setbacks and yard areas. The location and type of all dwelling units. Location and description of all recreation facilities. Location of sidewalks and pedestrian ways. Ho d&I�'cIT.L„I0,1 Location and area of common open space. rU ., o, a,vc C4, The location, height, and dimensions of all siP /! ns. d CIO 6� Location, heigh�, and specifications of outdoor lighting fixtures. 44— 1 Location and nature of outdoor storage areas. �, cvnu�c ►� b� Location of outdoor trash receptacles and dimensions of S structure (fencing, etc.) required to enclose receptacles. The height of all buildings and structures. Location of all buildings, structures and uses. The proposed use of each building, structure and area. e5 ,e.il0.1 —SL'a.l,rp o„ i i -A Ground floor area and total floor area of all buildings with PAR calculations for commercial and industrial zoning districts. Name and number of existing and planned streets on and adjoining the site. Location of existing and planned streets on and adjoining the site. Posted speed limit of existing adjacent roads. Location and dimensions of all proposed entrances from public right-of-ways. Utilities Y N Parking Y N Natural Features Y N 35. Location of all entrances on adjoining roads within 200 feet of the proposed or existing entrance. 36. Dimensions, boundaries, width, pavement, and construction of planned roads. 37. Location of all utilities, including sewer and water lines with the size of lines, mains, and laterals. 38. Location and width of all easements, including access, utility, and drainage easements. 39. Location and nature of fire lanes, fire hydrants, and all other facilities necessary to meet Fire Code requirements. i 4 Calculations descnbing the required number of parking and loading spaces. r k ` d a_ �� e l,<J-r 41 Location and dimensions of all parking and loading spaces, driveways, parking aisles, curbing and other features to be used. 042- Location and dimension of all disabled parking spaces and ramps. PO'Vt c„lit vv, oj,• crv� CO- lA c , to.rAlc�-Ao— 0 rc" •cam-A.p 43. Existing and finished contour lines. 44. Location of steep slopes, woodlands, floodplains, wetlands, sinkholes, and other environmental features. 45. Location of streams and drainage ways. Landscaping Y N + vn rev t,c�t-e- �J �' v� J tCO p r 46. Landscaping plan describing location and types of plants to be used. 47. Location of required buffers and screening with cross sections or profiles. Erosion and Sediment Control Y N n 48. A stonnwater management plan with run off calculations and location and description of facilities to be used. 49. Soil erosion and sedimentation control plan describing the location and methods to be used to minimize erosion and sedimentation during development 12 COA Qw4, COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 17JA ME-110"ND UM To: Planning Commission From: Michael T. Ruddy, Planner I Subject: Requested rendition of proposed Hardee's - Mobil Oil building Date: August 9, 1996 At the Planning Commission meeting held on July 3, 1996, the Commission conditionally approved site plan #050-95 for the construction of a Hardee's - Mobil Oil convenience center. The condition of this approval was that the Commissioners get a rendering of what the building is going to look like. Upon receiving this rendition of the proposed design the Commissioners were to contact staff within 48 hours to state their approval or disapproval of the proposed design. I have enclosed a copy of the rendition, submitted by G.W. Clifford & Associates, for your perusal. Staff believes that the enclosed rendition does not show sufficient detail to confidently make a decision on approval of the design. However, we have forwarded the rendition as requested by G.W. Clifford & Associates. Please contact me within the next 48 hours with your individual decisions. If you disapprove of the design, please let me know of any recommendations you feel should be forwarded to the applicant. MTR/bah 107 North Kent Street • Winchester, Virginia 22601-5000 J Hardee's - Mobil Oil Design. Plan ningCommissioner's responses: Charles Dehaven Jr. S. Blaine Wilson John Marker Roger Thomas Marjorie Copenhaver George Romine Robert Morris John Light Terry Stone Jimmie Ellington Rick Ours For approval: Against approval: Approval p� ye� yell> Ye5 v y� y� Comments to Commence Does nOC SY►oW Bnovyh for horn ED ctppro- or dfSapfrove. dolor su.e-e- c*aj• ub,,id l"Ke * see. n,�o ra . Doe-, not 4eel PC sh"wol te. ctPpro��n afrh�cf- urnl affects of a SP. 'ter rr- ering. tJo C�mmcnt5, r\Jo . Lceks Oeny . "bende,nng does cult Sho-J er�lv�j1� o� �►4� Ft neeols — gy,ou lcd lnolv40- al► lot, czY rrs , ate.. Wcvlol like * set- wrye . wald I.- ke. 4o Set a fvo j&hsd o abk. roof, •}I -efe aM r,o ,44,w •Flat rtavFs in +h.5 . N U Gdwl� 1 0..e5 ►%dt. CUSa erOA-- Nardees shw3viol ►Cnour Wt+ what 06rks 4r markei'(g , K)D Gwhm*. -s� � +� �-� f - �;•'; j ;�. � ��\ .+ 1. � � , �. 1 1 . `,. �` ti � o� ` J4 r S {-- I�� AEG I,o9 ArrOT or PzAf� _• .. S MD51 L, Coy \/E14 �,4C-F- Planning Commission Meeting of July 3, 1996 Discussion on Site Plan Application #050-95 of Hardee's/Mobil Oil Mr. Wyatt gave background information to the Commissioners regarding the Conditional Use Permit for the Hardee's/Mobil Oil Convenience Center which was approved in October 1995. During the conditional use permit hearing process, several Planning Commissioners had questions and requested that the applicant bring back a formal site plan for their review and consideration. In review, the concerns that were brought up pertained to providing landscaping in front of the parcel to create a green rural -like atmosphere, to divide the parking areas between the livestock exchange and the new facility and to separate those by raised islands which would be landscaped. Concerns were also raised regarding signage along the corridor; there was concern that the signs would be overbearing. They asked that the signs not be overbearing and would not impact residential uses. Another concern was that special attention be paid to the front of buildings to soften the exterior along the corridor. The conditional use permit was approved at this point and forwarded to the Board of Supervisors. During the Board of Supervisors' hearing, one of the issues on the design plan was the entrance. Mr. Wyatt stated that it was unclear to staff as to whether that entrance was valid; consequently, the County Attorney's office suggested that the Board of Supervisors' action which provided that the design plan was part of the conditional use process, was a valid entrance. Mr. Wyatt then asked the applicant to present the site plan to the Commission. The following is a verbatim transcription of that portion of the meeting. Mr. Maddox speaking to the Commission: "Thank you. You'll notice that the date on the meeting we have for the Planning Commission is August the, it was in October of last year and you know, sometimes, you may just sitting there, wonder what happens to these things in between October and what is now July. Well, we have actually been working on this ever since that time and there are a number of issues we have dealt with VDOT, a number of issues with utilities and we're still dealing with them. However, we verified that the light at the end of the tunnel is not a train so we can actually see daylight now, and we appreciate the opportunity to come before you. Item two in your staff report refers to landscaping and there was a lot of discussion at the other Planning Commission meeting about landscaping. We had what you might call, certainly, a less superior plan at that time than what you see now. Steve, I think you have an actual plan in front of you. Steve, you might go into the actual landscaping that's going to be added to this plan in order to... we're actually going to exceed your conditions of landscaping and Steve will explain how." Steve Gyurisin is speaking to the Commission: 2 Some of the comments that we had at our meeting some time ago were the concerns along Route 50 with visibilityof the site, maintainingthe integrityof the corridor as an entrance to the City of Winchester, and also some of the other concerns were originally planned that we presented had access to the site from the Farmer's Livestock Exchange. We didn't have, didn't really have an island.. [interjected by Mr. Maddox: "There was no barricade at all."] So what we've done was, is that we've eliminated the through traffic at this point to the Farmer's Livestock exchange and added a landscaped island at this point... [interjected by Mr. Maddox: "I think that required a revision in the agreements between these folks as far as easements are concerned to expand that."] And they needed to, uh, required an additional 15 feet to do that. Again we, in this area, we increased the size of the island here not only to add landscaping but also to accommodate the VDOT comments that we had regarding traffic safety so that traffic coming out of this site is farther back from the entrance as there is adequate turning room for the traffic. The discussions that we've had with the owners of this project over the last few days, after talking about the concerns that of the Planning staff and what we had .with the Planning Commission, we did do this, we have talked with them quite extensively about the landscaping, and what we've come up with is because of the stormwater facilities that run down along the front of this site, we have an extensive pipe and we can't put large trees in this area because it would be a conflict between the underground facilities and the tree roots but we believe we can do, we can heavily landscape this corner that where the Livestock Exchange and the Hardee"s Mobil interact here, we believe we can landscape this quite a bit with low shrubs that allow for site distance as well, provide for landscaping that we believe will help this area. Along this property line, we do have trees planned at ten -foot intervals and we also plan to put shrubs between those trees. One area in front of the building itself, we originally had this island area as a concrete island area. The owners have agreed to place an area in front of that where there will be extensive flowers and shrubs. The remainder of the island along Ward Avenue, the separation island between Ward Avenue and the parking, is something that we have to deal with not only with the underground facilities and the conflicts that we have there, but also with site distance. So again, it will be along this area we'd be utilizing a low shrub and hopefully, bringing it back to) more mature trees as we get here. Of course, the back of the property we have some trees planned,) a grass area where we have a well, and then landscaping along this berm. One other item that we talked extensively with the owners about is signage on the site, and I believe one of the comments from staff referred to that. We have a sign planned that incorporates both, although it hasn't been designed yet because this is a relatively new concept, which incorporates both a Hardee's restaurant sign and the gas pricing, or the Mobil gas pricing sign. Of course, that'll be located right at this island area along Rt. 50 and that will eliminate, hopefully, eliminate one additional sign. [Interjected by Mr. Maddox: "And that'll be applied for under the sign permit program, so it'll have to meet all requirements."] The question that came up regarding the sign on the canopy; the canopy will extend out over this area where the cars are shown parked over the gas pumps, we've planned, there's about an 18 inch depth to the canopy and we plan to have the letters spell Mobil on both sides of this right at the corner, and those letters will be about 12 inches high. So we do plan to beef up the landscaping, we've added the islands to separate the uses and hopefully that'll address the concerns that you had at tonight's meeting." 0 0 3 (One of the Commissioners: "Steve, you said that along Rt. 50 there on the frontage, you're talking about low shrubs of some kind, is that what you said?" S.G. - "That's correct. We've got site distances to deal with, we also have [interjected: tree root problems, underground facilities, stormwater facilities." That's been effectively done recently with some other... we've been out and looked at the ones that you approved earlier with the shrub and it looks good. We think that'll be a good addition."] We also have overhead wires to deal with. At this corner, we have to relocate an existing telephone pole, electric pole, right at this corner and there are quite a few overhead .wires that we'll have to deal with. One of the Commissioners: Will any of this result in the utilities having to be place underground or will they remain overhead there, do you know? No, they'll all remain overhead. They're very, very high, high -voltage feed wires down there. One thing that I want to point out is that all of the pipes that you see are sized for the ultimate flows from a master plan drainage plan that goes up into one 16-acre and one eight -acre drainage area above here that don't drain here necessarily now. The flooding at this intersection is going to be eliminated by the, or at least the permanent inundation in that intersection is going to be eliminated by the infrastructure you see. And these pipes are sized ultimately so that it can be extended down Rt. 50 at some future time when that particulararea develops or VDOT provides a public works project of some sort. That was worked out with, after numerous meetings and discussions, information flow back and forth between VDOT and various groups, and we think we've got a good long-range plan there. One of the Commissioners: Are the other intents of our conditional use permit... do you still envision to meet all those requirements like the aesthetics of the building itself, recognizing that you can use the standard porcelain yellow tiles or something more presentable than that, and also, I think lighting was an issue, something that matches the McDonald's right across on 37. 1 don't know what you call it; direct lighting, forced lighting in a downward position, all those kinds of desires that we expressed in that conditional use permit, are there any problems that you foresee along the way in meeting all of those conditions? S.G. - The one issue of lighting that we haven't resolved with the staff, we do have lighting proposed at the corners coming inward. One of those, it's how the canopy hangs, how it's lighted; of course, it's difficult to show on a site plan like this, and we'll place a note on it that the light will be, the lights will be in the canopy itself, will be a downward..., there won't be any high -intensity lights on the outside of the canopy and the parking lot facing out, they'll all be down [interjected: "directed down"] lighting. One of the Commissioners: In the aesthetics that I spoke ol- in the construction process itself, that's still uh.... [interjected: "I think the only stipulations that have been made are brick, am I correct? Brick exterior and grilled panes on the ..... There are; there were restrictive agreements that have to do with franchising agreements and so forth that have to be lived up to. 0 0 4 I think, and I can show you the slides again, from what exists now with the building with the tree growing up through the middle, and, I mean, it looks like somewhere in Bosnia, basically. This is going to be so much of an incredible improvementon that entire corner, repaved deceleration lanes, curbing, it's going to be a tremendous improvement. We really can't go any further than that. One of the Commissioners: What would be the color of the building? (No clear answer) One of the Commissioners: I think I missed something here. Let's back up a little bit here. Did you say that you were going to stay with the aesthetics that we tried to shove down your throat the last meeting? We're not building a McDonald's restaurant here, so we can't look like a McDonald's restaurant. If we wanted to do that, we'd build a McDonald's restaurant tliere. We're building a Ilardee's center and there are certain typical sections, details, that this is involved in. Bill Wright is the owner, and I'm not sure I want to get him up here right now..... One of the Commissioners: Is there an improved plan over the normal procedure; I'll ask that question, other than the beautiful job of trees and landscaping and everything that you've done looks exactly what we asked for, except what's that building going to look like? We're gonna put... it's going to have brick, it's going to have sectional windows and look for a colonial type look. As far as the colors, I don't know what they are and I have not been able to determine that. Every I-Iardee's that I've ever seen has been brown brick, or beige brick. I'm just asking... I suspect that's what it's going to be, is a typical I-Iardee's is beige brick. No, just ours. I was going to say, it's my experience so far that and what I've read on most of these chain establishments now, recognizing that they can no longer stick with one standard product because these requirements are changing constantly in different areas. In different color schemes and everything else, most companies already allow that sort of thing. And I guess my .... our only concern when we started looking at this, was here's really the last, beautiful untouched area or an area that we can influence into the city in a very, very proper way and just on the other side of 37, Winchester City made Nick Nerangis basically build that McDonald's in such a way that it looks nice and presentable. And I just want to make sure that what we do on the other 0 E side of 37 sort of continues that same theme. I can tell you this... We don't want to go put an eyesore out there, I understand. We typically build our buildings With brick cause it's cheaper to maintain, the exterior of the building. The colors not a problem, we don't normally put metal mansard roof on them. We normally put asphalt shingle that looks like cedar shake or something like that, cause we think it looks better and it's not our intent to go out there and build some eyesore that's gonna turn people off'. That's why I said what color he wanted, I don't care. It doesn't make any difference to me, again. But to Chuck's point, we don't use the indirect lighting like McDonald's does. We're talking huge --- constructioncost to improve not only the site but the areas around the site. So, I mean the impact of this is going to be far more dramatic than the size of the project that we're dealing with, but if he's willing to do it that's an important project, an important part of the city. I think what Bill Right is telling you is that we are in ---------what is your theme, what's your vision for that area , is it a colonial look, similar to McDonald's. A cedar shape look on a mansard with a painted or with a ......... perhaps colonial brick. Black and red Colonial brick with the special treatment on the windows seems to be a good approach. Mr. Tierney is Speaking Suggestion, and I don't want to belabor this, but I think part of the problem is that you know the Planning Commission, I'm sure has some ideas in their head at what they don't want out there and it might make it easier on everyone if we had some sort of visual representation of what's intended out there that you could react to so that we've got some place to start and I can understand the applicants sort of confusion or difficulty in trying to say what they're going to do because nobody knows. You know, we've got to start with something and maybe some sort of display or diagram of what we're starting from, a brick building and go from there on some sort of rendering Would probably be helpful, I would think. Response I'd like to just respond very briefly to Mr. Maddox's question to what our vision of that corridor is and in the adopted Roundhill Plan, our vision of that Corridor includes broad buffer areas along the highway, screening of parking, buildings, trees; we're well away from that, but that is the vision for that corridor adopted in that land use plan. The other thing that I Would say to the commission is here's Mr. Wright standing here saying `what do you want.' It's time to tell him. I'll jump -in on that. I started this so I am going to have to finish it. What I envision is, across the road on the open track is potentially large, some medically -affiliated office building or something in the area that would produce a use to the hospital. The hospital has kind of set a theme of what it T wants to look like. McDonald's has set a theme. The character of traveling in towards Winchester has basically set a theme. I would say it's important to stay with that theme. For instance, the Central Fidelity bank just built a building out there and I think they stayed consistent with that theme. That's all. linterjected: basically Colonial ... I We're not telling you how to build a building I got a standard way of building I've got to build. Which is same thing that we've got now, but if I use a different color brick, that's something that makes it look different. [Interjected: We'll do it in the Colonial.] That's just the theme of the drive going into Winchester; that's what we're after. I know that's not answering your question but ...... Well, I just don't want to build something and then have you all say that's not what we intended. We don't want that to happen either. You have addressed most everything we asked for very well and a compliment to that, and if you put the doors on the side and you put the landscaping in, you put the entrances in and we've got confidence in you that you'll go out there and make it look like the rest of the area. I'm gonna try; I don't know if I'll succeed or not. I have one other question to Chuck. Chuck, if I'm driving an 80,000 pound tractor trailer load of cattle and make the right-hand turn into this island, is there enough distance there that everybody can see each other and everybody can get stopped? In my opinion, there is now, yes. How much distance is that? By the time I'm out on the road and I'm driving a 70-foot truck and there's a car halfway up the exit there, what will happen? (Brief discussion consisting of several different voices followed regarding this theoretical question.) We're 50 feet back off the face of the curb, whereas before we were about 20 feet, so we've moved way back. We're at least the length of a tractor trailer truck away from that entrance. I mean, hopefully, the guy isn't doing 45 miles an hour making that turn; he's gonna turn over and dump his load right in the middle of the parking lot. Yes, but is going to have to stop or will his truck still be hanging out in the middle of the road, that's my question. If he has to stop.... 0 7 Mr. Childress from VDOT was kind enough to come this evening, so if there are some of those concerns that you might like to ask (etc.) I didn't mean to interrupt, Mr. Maddox, please go ahead. In my opinion, it's safe condition now, and I guess that's all I can say. If someone is making a left turn and a truck happens to come out in conflict, he's got a deceleration lane along the front of this project which will make him, he will be off, out of the through -way, the two lanes that are eastbound. So we're providing an entirely separate lane; there will be three lanes there where's there's only two now. That's where he should be. Now, whether he makes a turn out of the travel lane or not, I can't prevent that but at least he's at least 50 or 62 feet before he has to stop he's off the road. MMajorie CQpenhaver: Mr. Chairman, I still like Kris's idea that we see some kind of sketch or idea of what the building's going to look like, vinyl, brick, mansard roof, is it possible for us to see any sketches... (etc.) Mr. Maddox: I don't think that's a requirement of the site plan orders but if you approve the site plan. I promise you we' I I send you one and ask you for your comments before we finalize it. Mr. Wright has already told you that he is going to consider all your comments and we'll tell you what we're going to do before we do it, if that's possible, and then we'll make sure we get your input. I'm not an architect, so you've kind of lost me. Chairman DeHaven asks for citizen questions and if there are any questions for Mr. Childress. Discussion followed as to whether the Commission is approving the plan that night or if they are giving administrative authority for the planning staff to handle the plan from that point forward. Discussion also followed on the rendering of the building. (Mr. Maddox?) We're going to send all of you, by mail, a frontal elevation (?) and you can transmit any comments you have back to staff before they approve it; and if we need to come back here, we will. Motion was made for approval of site plan #050-95 be done with stamp of approval but also stipulated in that is that the Commissioners get a rendering of what it is going to look like, and that all Commission members would get back in contact with staff before final approval. Kris Tierney asks for a time limit; suggests 48 hours. Motion was approved. 0 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/678-0682 To: Planning Commission From: Michael T. Ruddy, Planner I Subject: Requested rendition of proposed Hardee's - Mobil Oil building Date: August 9, 1996 At the Planning Commission meeting held on July 3, 1996, the Commission conditionally approved site plan 4050-95 for the construction of a Hardee's - Mobil Oil convenience center. The condition of this approval was that the Commissioners get a rendering of what the building is going to look like. Upon receiving this rendition of the proposed design the Commissioners were to contact staff within 48 hours to state their approval or disapproval of the proposed design. I have enclosed a copy of the rendition, submitted by G.W. Clifford & Associates, for your perusal. Staff believes that the enclosed rendition does not show sufficient detail to confidently make a decision on approval of the design. However, we have forwarded the rendition as requested by G.W. Clifford & Associates. Please contact me within the next 48 hours with your individual decisions. If you disapprove of the design, please let me know of any recommendations you feel should be forwarded to the applicant. MTR/bah 107 North Kent Street • Winchester, Virginia 22601-5000 I Rl T� 7 77-777 o MD51L, CO►4VE� IF—�C—E 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAY: 540/678-0682 To: Planning Commission From: Michael T. Ruddy, Planner I Subject: Requested rendition of proposed Hardee's - Mobil Oil building Date: August 9, 1996 At the Planning Commission meeting held on July 3, 1996, the Commission conditionally approved site plan #050-95 for the construction of a Hardee's - Mobil Oil convenience center. The condition of this approval was that the Commissioners get a rendering of what the building is going to look like. Upon receiving this rendition of the proposed design the Commissioners were to contact staff within 48 hours to state their approval or disapproval of the proposed design. I have enclosed a copy of the rendition, submitted by G.W. Clifford & Associates, for your perusal. Staff believes that the enclosed rendition does not show sufficient detail to confidently make a decision on approval of the design. However, we have forwarded the rendition as requested by G.W. Clifford & Associates. Please contact me within the next 48 hours with your individual decisions. If you disapprove of the design, please let me know of any recommendations you feel should be forwarded to the applicant. MTR/bah 107 ,forth Kent Street - Winchester, Virginia 22601-5000 -F CWRPY ODt-- WH rrpE Wt,]D -PE-CALD T-6 C-A,�Py DEFT. "JI AND f;QT Li r P/C Review Date: 7/3/96 SITE PLAN #050-95 HARDEFS/MOBIL OIL ROUTE 50 WEST CONVENIENCE CENTER LOCATION: This property is located at the southeast corner of Northwestern Pike (Route 50 West) and Ward Avenue. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 53B-3-1, 2, 3, 4 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) Land use - Commercial (CUP #11-95) ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoning - RA, Rural Areas Use - Agricultural South: Zoning - RA, Rural Areas Use - Residential East: Zoning - RA, Rural Areas Use - Livestock Exchange West: Zoning - RA, Rural Areas Use - Tortuga Restaurant PROPOSED USE: Restaurant and Convenience Store with gasoline pumps. REVIEW EVALUATIONS: Virginia Department of Transportation: See attached letters dated April 18, 1996 and June 6, 1996 Fire Marshal: See attached letter to Steve Gyurisin dated August 16, 1995. Health Department: Water supply system to be installed per permit. However. we'd sure like to see you on public water! C� 0 Hardee's/Mobil Oil Convenience Center Site Plan #050-95 Page 2 June 18, 1996 City of Winchester: Planning: No comments; Public Utilities: Agreement between owner, City and County must occur before approval. I have given draft agreement to Chuck Maddox. Building Official: Approved January 18, 1996 Sanitation Authority: Second review - approved as noted. Planning Department: A) Project History A Conditional Use Permit for a restaurant and convenience center with gasoline pumps was approved by the Frederick County Planning Commission on October 4, 1995 and by the Frederick County Board of Supervisors on October 25, 1995. The Planning Commission requested a formal review of the site development plan once initial review agency comments were received. The Planning Commission requested that the applicant provide landscaping along the front of the parcel to create a green, rural -like atmosphere, that the parking areas between the Livestock Exchange and the new facility be separated by a raised island that would be landscaped, that signage be provided which was not overbearing and would not impact residential uses, and that special attention be paid to the front of the building to soften the exterior and make it aesthetically pleasing. B) Project Scope The applicant proposes to construct a 3,996 square feet structure that will contain a Hardee's Restaurant with drive-thru window service and a convenience store that will sell Mobil gasoline. Two raised gasoline pump islands are proposed which will accommodate a maximum of eight automobiles. Two commercial entrances will be constructed to provide access from Northwestern Pike and Ward Avenue. An inter -parcel connector will be constructed to provide access to the Livestock Exchange. All existing structures will be razed to accommodate the new facility. C) Site Design Issues 1) Entrance Spacing: The required distance between the new entrance on Northwestern Pilo the intersection ol' Ward Avenue is 150 feet. The applicant has created a Hardee's/Mobil Oil Convenience Center Site Plan #050-95 Page 3 June 18, 1996 proposal aligns the crossover with Ward Avenue and creates a distance of 60 feet between the new entrance and the Ward Avenue intersection. Section 165-2913(1) of the Frederick County Zoning Ordinance provides the Planning Commission with the authority to reduce the entrance spacing requirement if the new entrance physically limits or restricts left turns. The applicant does not desire to construct a raised concrete island within the new entrance to separate traffic entering the site and traffic making a right turn onto Northwestern Pike. The applicant believes that the spacing between the new entrance and the relocated crossover will discourage motorists from making left turn movements onto Northwestern Pike. The Planning Commission will need to grant the reduction for the entrance spacing requirement in order for the applicant to utilize this design. 2) Landscaping: The site plan calls for the planting of 23 shade trees around the perimeter of the parking lot and maneuvering area; however, the type of tree and caliper at time of planting are not specified. Staff would recommend that 23 Aristocrat Caller), Pear trees that are a minimum of 2 inches in caliper be provided. The site plan does not propose to provide landscaping along Northwestern Pike as requested by the Planning Commission. 3) Freestanding Business Sign: The site plan calls for the installation of a freestanding business sign that will be located adjacent to Northwestern Pike. The Standard Details Sheet specifies a sign with a 50 square feet (5' x10') message portion and a 32 square feet drive thru service sign. The top of the sign will be 21 feet above grade. It is not clear if the canopy covering the gasoline pump islands will contain signage. 4) Lighting: The site plan calls for 250 watt high pressure sodium fixtures to illuminate the building and 400 watt metal halide fixtures to illuminate the site and the drives. It is not clear how the canopy will be illuminated. 5) Parking Spaces: It has not been determined if the appropriate amount of parking spaces are provided. A detailed floor plan will need to be provided which provides the appropriate square footage for all proposed uses within the building. The applicant will need to provide additional parking spaces on the Livestock Exchange property which meet the requirements of the Zoning Ordinance if necessary. 6) Storm Water Management: The County Engineer and VDOT have expressed concern regarding the current drainage problems within this area. The County Engineer has completed a preliminary review of this site plan and determined that the initial approach proposed by the design engineer in inadequate. This issue will need to he • Hardee's/Mobil Oil Convenience Center Site Plan #050-95 Page 4 June 18, 1996 resolved prior to final approval of the site plan. 7) Structural Design: The site plan does not provide architectural design standards for this facility; therefore, it is impossible to determine if any of the Planning Commission recommendations will be met. The applicant should address the Planning Commission regarding this issue. STAFF RECOMMENDATION: Staff recommends that administrative approval authority be granted for this site plan once the applicant has accomplished the following: 1) The applicant provides all required information necessary to satisfy the concerns of the Planning Commission. 2) The applicant has addressed all review agency comments. P/C Review Date: 7/3/96 SITE PLAN #050-95 HARDEFS/MOBIL OIL ROUTE 50 WEST CONVENIENCE CENTER LOCATION: This property is located at the southeast corner of Northwestern Pike (Route 50 West) and Ward Avenue. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 53B-3-1, 2, 3, 4 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) Land use - Commercial (CUP # 11-95) ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoning - RA, Rural Areas Use - Agricultural South: Zoning - RA, Rural Areas Use - Residential East: Zoning - RA, Rural Areas Use - Livestock Exchange West: Zoning - RA, Rural Areas Use - Tortuga Restaurant PROPOSED USE: Restaurant and Convenience Store with gasoline pumps. REVIEW EVALUATIONS: Virginia Department of Transportation: See attached letters dated April 18, 1996 and June 6, 1996 Fire Marshal: See attached letter to Steve Gyurisin dated August 16, 1995. Health Deparhnent: Water supply systern to be installed per permit. However, we'd sure like to see you on public water! r1 LJ • Hardee's/Mobil Oil Convenience Center Site Plan 9050-95 Page 2 June 18, 1996 Cih' of Winchester: Planning: No comments; Public Utilities: Agreement between owner, City and County must occur before approval. I have given draft agreement to Chuck Maddox. Building Official: Approved January 18, 1996 Sanitation Authority: Second review - approved as noted. Planning Deparhnent: A) Project I-Iistory A Conditional Use Permit for a restaurant and convenience center with gasoline pumps was approved by the Frederick County Planning Commission on October 4, 1995 and by the Frederick County Board of Supervisors on October 25, 1995. The Planning Commission requested a formal review of the site development plan once initial review agency comments were received. The Planning Commission requested that the applicant provide landscaping along the front of the parcel to create a green, rural -like atmosphere, that the parking areas between the Livestock Exchange and the new facility be separated by a raised island that would be landscaped, that signage be provided which was not overbearing and would not impact residential uses, and that special attention be paid to the front of the building to soften the exterior and make it aesthetically pleasing. B) Project Scone The applicant proposes to construct a 3,996 square feet structure that will contain a Hardee's Restaurant with drive-thru window service and a convenience store that will sell Mobil gasoline. Two raised gasoline pump islands are proposed which will accommodate a maximum of eight automobiles. Two commercial entrances will be constructed to provide access from Northwestern Pike and Ward Avenue. An inter -parcel connector will be constructed to provide access to the Livestock Exchange. All existing structures will be razed to accommodate the new facility. C) Site Design Issues 1) Entrance Spacing: The required distance between the new entrance on Northwestern Pike the intersection of Ward Avenue is 150 feet. The applicant has created a 0 • Hardee's/Mobil Oil Convenience Center Site Plan #050-95 Page 3 June 18, 1996 proposal that will relocate the crossover on Northwestern Pike to the west. This proposal aligns the crossover with Ward Avenue and creates a distance of 60 feet between the new entrance and the Ward Avenue intersection. Section 165-2913(1) of the Frederick County Zoning Ordinance provides the Planning Commission with the authority to reduce the entrance spacing requirement if the new entrance physically limits or restricts left turns. The applicant does not desire to construct a raised concrete island within the new entrance to separate traffic entering the site and traffic making a right turn onto Northwestern Pike. The applicant believes that the spacing between the new entrance and the relocated crossover will discourage motorists from making left turn movements onto Northwestern Pike. The Planting Commission W111 need to grant the reduction for the entrance spacing requirement in order for the applicant to utilize this design. 2) Landscaping: The site plan calls for the planting of 23 shade trees around the perimeter of the parking lot and maneuvering area; however, the type of tree and caliper at time of planting are not specified. Staff would recommend that 23 Aristocrat Callery Pear trees that are a minimum of 2 inches in caliper be provided. The site plan does not propose to provide landscaping along Northwestern Pike as requested by the Planning Commission. 3) Freestanding Business Sign: The site plan calls for the installation of a freestanding business sign that will be located adjacent to Northwestern Pike. The Standard Details Sheet specifies a sign with a 50 square feet (5' x10') message portion and a 32 square feet drive thru service sign. The top of the sign will be 21 feet above grade. It is not clear if the canopy covering the gasoline pump islands will contain signage. 4) Lighting: The site plan calls for 250 watt high pressure sodium fixtures to illuminate the building and 400 watt metal halide fixtures to illuminate the site and the drives. It is not clear how the canopy will be illuminated. 5) Parking Spaces: It has not been determined if the appropriate amount of parking spaces are provided. A detailed floor plan will need to be provided which provides the appropriate square footage for all proposed uses within the building. The applicant will need to provide additional parking spaces on the Livestock Exchange property which meet the requirements of the Zoning Ordinance if necessary. 6) Storm Water Management: The County Engineer and VDOT have expressed concern regarding the current drainage problems within this area. The County Engineer has completed a preliminary review of this site plan and determined that the initial 0 • I-lardee's/Mobil Oil Convenience Center Site Plan 4050-95 Page 4 June 18, 1996 approach proposed by the design engineer in inadequate. This issue will need to be resolved prior to final approval of the site plan. 7) Structural Design: The site plan does not provide architectural design standards for this facility; therefore, it is impossible to determine if any of the Planning Commission recommendations will be met. The applicant should address the Planning Commission regarding this issue. STAFF RECOMMENDATION: Staff recommends that administrative approval authority be granted for this site plan once the applicant has accomplished the following: 1) The applicant provides all required information necessary to satisfy the concerns of the Planning Commission. 2) The applicant has addressed all review agency comments. COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/678-0682 December 20, 1996 Gilbert W. Clifford & Associates, Inc. Attn: Steve Gyurisin 200 North Cameron Street Winchester, VA 22601 RE: Secondary Review of Hardee's - Mobil Oil Convenience Center Site Development Plan Dear Steve: I have had the opportunity to review the above referenced site plan resubmitted to our department . on December 18, 1996. The following are comments that need to be addressed during the final revision of this site plan: 1) Please ensure that the signature and date on the Professional Engineer Seal are legible on the final site plan copies. 2) Upon recordation of the boundary line adjustment and consolidation final plat, please revise the site plan to show the correct P.I.N. for the consolidated parcel. This should be 5313-3-1. 3) Please include a north arrow on sheet seven of eleven. 4) Please correct the surveyed boundaries of the parcel being developed to correlate with the surveyed boundaries shown on the Final Plat. 5) Sign "A" is currently located within the 10' sign setback area. Please adjust its location in order to accommodate this requirement. 6) Please revise the note included in the yard light elevations details on page ten of eleven. "with minimum spillage on adjacent properties" should read "with no spillage on adjacent properties." 107 North Kent Street • Winchester, Virginia 22601-5000 • `J Hardee's-Mobil Oil Page 2 December 20, 1996 7) The detail pertaining to the trash dumpster and its enclosure is sufficient. However, the adjacent concrete pad appears to be part of the same structure. If this is the case, please include this pad and its surrounding enclosure in the detail. The accessibility of the dumpster in its current location to a garbage truck is questionable, especially when considering the one-way flow of traffic. Also, please be aware that any structure placed on this concrete pad must meet the required 15' setback for an accessory structure. Thus, if this is the intention, it may be prudent to locate the pad within the setback area. 8) Please include a detail for the proposed 6' high fence that will run the length of the southern property line. 8) On the building floor plan shown on sheet 11-A, please overlay each area of use that is shown in the accompanying calculations. 9) Based upon the information you have provided, 34 parking spaces are required. Please revise the parking calculations in the project summary to depict this and show the additional required space on the site plan. It appears that with only slight modification to the design, the additional parking space can be picked up adjacently to the handicapped spaces. The spaces shown in the drive -through lane and at the fueling islands are not to be included in any parking calculations. 10) The parking area located adjacent to the north property line does not meet the 5' parking area setback requirement. Please revise the parking area in this location. Bear in mind that the 24' driving lane must be maintained. 11) A raised island should be placed at the end of the parking area located along the eastern property line. This will provide the distinction between the parking area; the entrance from the livestock exchange; and the one-way travel lanes. It will also provide the necessary protection for the "Do not enter - one way" sign. 12) There is a conflict between the loading area and the handicap ramp. Please move the handicap ramp to the north closer to the door or move the loading space slightly to the south. A combination of these two alternatives may provide the best solution. 13) Please revise your plan to show the entire area encompassed by the ingress/egress easement depicted on sheet three of eleven as asphalted in the same manner as the Hardee's-Mobil oil site. • • Hardee's-Mobil Oil Page 3 December 20, 1996 14) Please embellish the landscaping plan in the following ways: A) A purpose of the required three-foot high evergreen hedge along the western, northern, and eastern perimeters of the parking lot is to screen adjacent properties and road right-of-ways from the glare of headlights from the parking area. Please provide plantings in these locations that will achieve this function. The proposed burning bushes will not provide the necessary evergreen screen. However, it is desirable to have the proposed number of burning bushes on the site in various other locations. B) Please provide shade trees for the area surrounding the parking area adjacent to the northern property line. They should be placed in the area between the inlet protection areas and the eastern property line so as to avoid conflict between their roots and the stormwater culverts. In addition, trees should be placed around the parking area on the western side of the property to achieve the function of shading the parking areas. C) In general, the density of plantings needs to be increased in order to be consistent with the intentions of the Planning Commission's approval. This increased density should be especially evident in the area directly in front of the building and in the landscaped areas between the paved area and the Route 50 right-of-way. The variety of plantings used in the landscape design will certainly visually enhance the site. D) Please show a planting summary table of some kind on sheet seven of eleven. This table should depict the type, size, quantity, and legend of plantings to be used on the site. Please revise your site plan to reflect the comments specified in this letter and resubmit one copy for my review. Once I have verified the infor: - request that you submit the required five copi Please contact me if you have any questions c Sincerely, f Michael T. Ruddy / Planner I MTR/cc COMMONWEALTH of V1RQ1N1A DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE JERRY A. COPP RESIDENT ENGINEER P.O. BOX 27B CO.'d.'ISSIONER EDINDURG, VA 22824.0278 TELE (540) 984.5600 FAX (540) 984.5607 December 17, 1996 Mr. Charles E. Maddox, Jr., P.E., V.P. Ref: Hardee's/Mobil Oil Convenience Center G. W. Clifford & Associates, Inc. Routes 50 West & 1317 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Chuck: This is to acknowledge receipt of your revised plans dated November 18, 1996 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following comments: • A preconstruction conference be held by you and/or developer with the attendance of the contractor, various County agencies and VDOT shall be conducted prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be compieted to the satisfaction of the Department. • Due to the speed limit along Route 50 being reduced to 35 MPH, standard CG-6 curb & gutter will be required in lieu of CG-7. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is�pecfor" ion the State's right-of-way. The permits will require a minimum processing fee, surety bond coverage and the salary & expenses of a State assigned Inspector. y1919 WE KEEP VIRGINIA MOVING Mr. C. E. Maddox, Jr. Ref: Hardee's/Mobil Oil Convenience Center December 17, 1996 Paae #2 • As stated previously, the developer will be required to enter into an agreement with the Department to cover 50% of the cost of a traffic signal at the Route 50/1317 intersection, if such is needed. Term length of the agreement shall be for a period of three years from the date the facility opens. There has been much discussion about releasing any obligations your client has concerning the signalization costs due to rezoning proffers on adjacent properties. We have no overall objections to this provided the proffers are indeed secured by the Frederick County Board of Supervisors insuring if and when signalization is necessary it would be provided at no cost to the Virginia Department of Transportation. Furthermore, such signalization agreement or proffer is to include all necessary turn lanes construction and/or extension. A guarantee to this affect from the County will be necessary prior to our release of any agreements with your client. One important factor to consider in this approach is even though a proffer for signalization may be in place, the signal may be needed prior to development of the property which offered the proffer. • A dedication deed and plat for the required right-of-way at the Route 50/1317 intersection and necessary drainage easements, will need to be completed prior to issuance of any permits by this office. • Close coordination between the site contractor and our office will be necessary to ensure the portion of drainage improvements within the median we are responsible for can be accomplished in a timely manner. We would appreciate at least thirty days notice prior to the start of your stormsewer improvements so we can schedule accordingly. Should you need additional information, do not hesitate to call. Sincerely, Qe&I L . l�I 11�L'I Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf Attachments xc: Mr. J. B. Diamond Mr. S. A. Melnikoff (w/ one set of plans) Mr. R. D. Hawkins Mr. Kris Tierney Mr. Thomas A. Schultz, Esquire The Honorable Charles Orndorff 1 � `,teguest For Site Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Atten: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Local VDOT Office 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the VDOT with their review. Please attach four copies of your site plan with this sheet. Applicant's name: Gilbert W. Clifford & Assoc., Inc. c/o Stephen Gyurisin Address: 200 N. Cameron Street Winchester,'Virginia 22601 Phone number: 540-667-2139 Name of development and/or description of the request: Hardees-Mobil Convenience Center Location of development: Route 50 West - Northwestern Pike South east corner of Ward Avenue (Va. 1317) and east bound lane of Route 50 Virginia Department of Transportation's Comments: See attached letter dared December 17, 1996 from R. B. Childress to G. W. Clifford & Associates. 12/20/95 CITY OF WINCHESTER, VIRGINIA December 16, 1996 Mr. Kris Tierney, Director Frederick County Planning Department 107 North Kent Street Winchester, Virginia 22601 Rouss City Hall 15 North Cameron Street Winchester, VA 22601 540-667-1815 FAX: 540-722-3618 TDD: 540-722-0782 RE: Utility Service Agreement for Mobil/IIardee's Convenience Center Dear Kris: Enclosed is a copy of the Utility Service Agreement being entered into by the City, Shawnee Management Company and the Farmers Livestock Exchange, Inc. regarding the property known as the Mobil/I-Iardee's Convenience Center on Route 50 West. I am sending you this copy for your information so that you are aware of the obligations, terms and conditions that the City has agreed to regarding the service to areas outlined in this agreement. As further development occurs in that area, I felt that you should be aware of the actual situation associated with service in that area as it relates to the City. Please feel free to give me a call if you have any questions regarding this matter. blue Enclosure incerely, Jesse W. Moffett Director - Public Utilities i "'I'IIE APPLE CAPITAL" UTILIO SERVICE AGREEMENT Wastewater Service City of Winchester Department of Public Utilities THIS AGREEMENT is made and entered into this day of 19 , by and between the City of Winchester ("City"), the Shawnee Management Co. (the "Developer"), and Farmers Livestock Exchange, Inc. (the "Owner"). WHEREAS, the Developer wishes to develope certain land leased from Owner more particularly described in the plans of Mobil/Hardee's Convenience Center Site Development Plan - Route 50 West. WHEREAS, the Developer intends to construct on this land a development to be known as Mobil/Hardee's Convenience Center (the "Project") and desires the City to provide to this Project: (Check which ever is applicable) N/A A. Water Service -- projected average daily flow gallons per day X B. Wastewater Service -- projected maximum daily flow 50,000 gallons per day WHEREAS, the City is willing to provide such services upon the terms and conditions hereinafter set forth. NOW, THEREFORE, in consideration of the premises and the mutual covenants herein contained, the Developer and the City hereby agree as follows: 1. The Developer shall, at the sole cost and expense of the Developer: A. Construct or cause to be constructed such sewer mains, sewer laterals, lift stations, force mains, and other facilities as portrayed on the approved site and utility plans to enable such service to the Project. B. Construct or cause to be constructed such other facilities outside of the property as described in the approved site and utility plans for the purpose to provide such service to the Project. Revision: 12-13-1996 C. Shall pay all Project costs of any kind, including the cost of any necessary relocation of existing utilities for the Project, and shall secure such permits and easements as may be required. 2. The Developer shall pay to the City all prescribed Connection and Availability Fees as set by city ordinance, resolution, or other regulation at the time of the execution of this agreement. Fees are required to be paid in full prior to service being provided to each service connection. The Availability Fee for sewer service for the Mobil/Hardee's Convenience Center shall be based on a 1" water meter service. Fees for each subsequent service connection shall be paid at the time of connection(s) and prior to the City providing service. 3. No utility construction shall be commenced until plans and specifications have been submitted and approved in writing by the City and other agencies or permitting authorities having jurisdiction, and the Developer has provided to the City for approval the name and qualifications of the contractor proposed to undertake the utilities installation on behalf of the Developer. The Developer, or his assigns, shall be responsible for all files that may be required by any other agency or authority. 4. Upon completion of the construction, such facilities shall be certified by the engineer for the Developer as complying to approved plans and specifications and shall be subject to final inspection by the City. Upon determination by the City that the facilities have been constructed by the Developer in accordance with approved plans and specifications and upon payment by the Developer, or his assigns, of all applicable fees and charges, the City shall provide service to the Project. All facilities which are constructed under this agreement to provide wastewater services shall remain in the ownership of the Developer or the owner as any lease agreement between them may provide. 5. Individual sewer service connections outside of the areas outlined in item number six (6) below shall not be constructed or activated without prior approval and acceptance by the City and other regulatory authorities and agencies. Revision: 12-13-1996 t • • 6. Individual sewer service connections shall be limited to the properties of Lynn W. Anderson and the Farmers Livestock Exchange, Inc. where the Project is located. These properties are further identified as Tax Map and Parcel Numbers 53-A-83: 5313-3-1, 2, 3, 4, 9, 10 for the Farmers Livestock Exchange, inc. and Tax Map and Parcel Number 53-A-84 for Lynn W. Anderson. 7. Before acceptance of the Project by the City, easements, warranties, engineering drawings, and other matters owned by the Owner or Developer in connection therewith shall be delivered to the City. The Owner of Developer shall execute such instruments as the City may require, and shall provide the City with: A. One reproducible set of as -built drawings for the utilities installed. B. A detailed statement of improvement quantities and value or cost. C. All easement documents ready for recording and/or copy of recorded plat. Developer shall be responsible for all costs of recording any easements or plats. 8. This agreement may not be amended except by a writing executed by the Owner and Developer and the City. 9. Plans and specifications are valid for a period of one year from the date of approval of engineering plans by the City. If construction is not in progress at the end of this period, or if construction becomes inactive for a period of six months, the City approval shall be void. Plans and specifications will require a resubmittal to insure conformity with the most current standards and specifications in effect. 10. All documents necessary for the implementation of this Agreement, including all permits, engineering design and construction contracts, plans and specifications for the facilities as and when approved and filed with the City are a part of this Agreement and incorporated herein by reference. 11. The City, Owner and Developer agrees that the Frederick County Sanitation Authority can own and operate the Project Facilities under this agreement. Revision: 12-13-1996 • • 12. If ownership or operations of the Project facilities are transferred to the Frederick County Sanitation Authority by the Owner or Developer then sewerage flows being accepted by the City shall be subject to transportation charges as set forth under the Gravity Flow Sewer Agreement between the City and the Frederick County Sanitation Authority dated September 12, 1989. IN WITNESS WHEREOF, the following duly authorized signatures of the respective parties hereto, affixed upon duplicate copies hereof, on the date first abovementioned. CITY OF WINCHESTER, VIRGINIA BY: JesJe W. Moffett Director - Public Utilities DATE: 0440 OWNER FARMERS LIVESTOCK EXCHANGE, INC. TITLE: DATE: DEVELOPER SHAWNEE MANAGEMENT CO. TITLE: DATE: Revision: 12-13-1996 •,cam { , �.t -.��%b r'� wyra"' COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824-0278 TELE (540) 984.5600 FAX(5401984.5607 April 18, 1996 Mr. Steve Gymisin C/O G. W. Clifford &. Associates, Inc. 200 North Cameron Street Winchester, VA 22604 Dear Steve: Ref: Hardee's/Mobil Oil Convenience Center Routes 50 West & 1317 Frederick County As requested, we Live reviewed your site plan dated September 20, 1995 and traffic impact analysis for the referenced project. Our comments may be found on the enclosed plans marked in red and as follows: TRAFFIC 1. Standard CG-12 handicap ramps will need to be incorporated into the entrance design. 2. The entrances will need to be designated as VDOT standard CG-11. 3. The entrance widths should be measures from face to face of gutter pan. 4. The interparcel connector entrance between the proposed Hardee's site and the livestock exchange should be shifted southward to allow additional room to the Route 50 entrance. 5. One way directional signs will need to be installed within the median opposite the Route 50 entrances. 6. The curb & gutter offset along Route 1317 will need to be designed and installed 20' from center line to face of curb. This will allow for an ultimate 40' wide section. Additionally Route 1317 will need to be overlaid with asphalt concrete from Route 50 to the southern property line. 7. The proposed eastern curb & gutter radius at the intersection of Route 1317 and Route 50 will need to be increased to a minimum of 40'. Additional right-of-way will need to be dedicated as necessary to accommodate the wider radius and improvements along Route 1317. 8. A east bound right turn lane will need to be provided in advance of the intersection of Route 1317 as indicated in your traffic impact analysis. This will necessitate the reconstruction of the existing commercial entrances along Route 50 to current VDOT standards. 9. Your traffic impact analysis did not address the required length of the left turn lane for west bound traffic. However, the minimum length should be 100' full turn lane and 100' taper. The required length necessary to handle anticipated traffic will need to be determined by you. Additionally, Typical Section AA of the left turn lane will need to be redesigned to include a shoulder. 10. To meet current design requirements, a minimum 100' fiill width left turn lane and 100' taper will be required on the west side of the relocated crossover. TRANSPORTATION FOR THE 21 ST CENTURY a 11. You have indicated that a majority of the traffic exiting the development and proceeding westward on Route 50 will exit from the livestock exchange entrance. However, we do not agree with this assumption. In the event the intersection of Routes 17 & 50 is signalized, which will mostly be required in the future, we believe a majority of this traffic will exit via Route 1317. Without signalization a 50% split between the entrance on Route 50 and the entrance on Route 1317 would in our opinion be more likely. Prior to issuance of a land use permit for the right-of-way improvements the developer will be required to enter into an agreement with the Department to cover the design and installation costs of signalization at this location if needed in the future. DRAINAGE 1. We are concerned about the overall drainage design. If at all possible, drainage will need to be maintained on the south side of Route 50 instead of being diverted into the median west of the site. Pipe Culvert C-6 shown to be installed by VDOT will need to be eliminated. Runoff from Drainage Area Al (16 acres) should not be piped into the median, but should continue to nm eastward along the south side of Route 50 and merge with Drainage Area. A2. 2. Pipe Culvert C-4 and Structure No. 4 near the Tortuga Restaurant will need to be upgraded to handle Drainage Areas Al and A2. 3. Pipe Culvert C-5 under the proposed median crossover will need to be asphalt coated and downsized to accommodate the median water only. Standard EW-1 la endwalls will need to be installed on the pipe ends. 4. Storm sewer downstream of Pipe Culvert C-4, Structure No. 1, Pipe Culvert C-2, Structure No. 2, and Pipe Culvert C-1 will also need to be increased to accommodate the above noted areas. Additionally, modified Structure No. 1 is unacceptable and should be redesigned to a curb face drop inlet. As designed, there is only .17 difference between the structure rim elevation and the top of the existing pipe. 5. The existing 27"xl8" pipe culvert under the eastbound lane of Route 50 will need to be filled with concrete. 6. The inlet end of Culvert C-3 will need to be mitered to fit the adjacent slope. 7. The storm sewer system should be reconfigured to provide a structure at the Route 1317 intersection radius to eliminate sheet flow across the entire right-of-way improvements. 8. The storm sewer should be revised and extended along the north side of the Farmer's Livestock Exchange property from Station 0-50 (sanitary sewer stationing) to Station 5+80 and outfall at the outlet end of the existing box culvert. As we have discussed previously, VDOT may be willing to participate in the cost of a portion of this storm sewer system across the front of the livestock exchange property. However, before committing to do so, we would like to see a revised design and cost estimate. The estimate should include the portion of the system from Station 0+09 to Station 5+80. Once revised, please resubmit four copies for further review. We will be happy to meet with you to discuss the above comments or answer any questions you may have. RB C/rf Enclosures xc: T. L. Jackson, J. B Sincerely, t.. Robert B. Childress Trans. Permits/Subd. Spec. Supv. Diamond, S. A. Melnikoff, R. W. Watkins, H. E. Strawsnyder U P/ COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, hnc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: June 6,1996 WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER THE (540) 984-5600 FAX (540) 984-5607 Ref: Hei rdee's/ Mobil Convenience Center Routes 50 West & 1317 Frederick Cow-ity I am writing in response to your letter of May 22, 1996 and stormsewer cost estimate for the referenced project. Based on the cost figure you have provided, we have determined we cannot participate in or frund the stormsewer improvements you have identified as being VDOT's responsibility On your latest plan dated May 15, 1996. We appreciate your client's willingness to provide the estimate we requested. However, sufficient funds just are not available at this time to undertake this project. Please proceed with your design which utilizes the existing 27"x18" C.M.P.A. culvert under Route 50. We realize your most recent plan was preliminary. IIowever, several items you have indicated as having been addressed in your letter were not. With regard to the individual items listed and our previous review letter of April 18, 1996, I offer the following: TRAFFIC 1. Standard CG-12 handicap ramps need to be provided in the Route 1317 intersection radii as well as the commercial entrances. 2. Addressed. 3. Your plan still indicates entrances widths measured from the face of curb. 4. Addressed. 5. Addressed. 6. Addressed. 7. During Our recent field review I indicated we would consider reducing the radius of Route 1317 slightly from our originally recommended 40'. However, the 25' radius you proposed is unacceptable. WE KEEP VIRGINIA MOVING Mr. Charles E. Maddox, Jr. Ref: Hardee's/Mobil Convenience Center itme 6, 1996 Page 2 8. Where existing pavement exists in front of the Tortuga Restaurant, an asphalt overlay may not be adequate. A determination can be made after the current pavement section has been determined. 9. What is the length of your west bound left turn lane and taper based on? Also, a typical section including shoulder will need to be provided. 10. Addressed. 11. An agreement with the developer to cover future signalization at the Routes 1317 and 50 intersection is still needed. This was discussed at our recent on site meeting. DRAINAGE 1. Discussed previously. 2. Adequate culverts are still needed sunder the Tortuga Restaurant entrance and proposed right turn lane. 3. Standard EW-11 endwalls have not been provided on the median crossover culvert. 4. A review of your final site by our District Drainage Engineer will determine the adequacy of your proposed culvert sizes in this area. A standard structure will still need to be provided at the connection to the Route 50 pipe. 5. A culvert at this location will still be needed. 6. The ends of Culvert C-3 will need to be mitered. 7. A stormsewer structure has not been provided at the intersection of Route 1317. 8. Addressed. Agai-n, we realize your recently submitted plan was preliminary. However, the above comments will need to be addressed prior to your final design being submitted for review. If you have any questions or wish to discuss this project further, please let me know. Sincerely, Robert B. Childress Permits/Subd. Spec. Supervisor RBC/ rf xc: Mr. S. A. Mehnikoff Mr. Johin Riley Mr. Kris Tierney Mr. Charles Orndorff, Sr. Mr. Bill Wright (Shawnee Management Corp.) Mr. Bob Brosnan (Bauserman Oil Company) Mr. Jim Longerbeam Ms. Beverly Sherwood Mr. Russ Potts w Ok . August 16, 1995 G.W. Clifford and Associates 200 N. Cameron St. Winchester, Va. 22601 Attn: Steve Gyurisin Dear Steve, I have looked at the Conditional Use Permit Application submitted for the IIardee's Restaurant, to be located on Route 50 West (Nothwestern Pike). As you can see, I have made a recommendation that the plan be approved, but, I've asked for a condition of approval due to the lack of public water availability to this site for fire protection. When the Route 50 East corridor began to develop some years ago, the building of individual businesses preceeded the extension of water lines. As the area continued to develop, public water was extended. However, none of the businesses would retrofit the installation of hydrants onto their property, so today we have a serious deficit in fire protection capabilities along this corridor. There are a limited number of hydrants along the north side of Rt. 50 East. For an incident on the south side of Rt. 50 East, the Fire Department must stretch hose lines across seven (7) traffic lanes, thus closing the road. This causes the Virginia State Police many headaches, as you can imagine, and is not an efficient fire ground situation for our people to deal with. The Route 50 West area, adjacent to Route 37, is without a doubt feeling developmental pressures and is surely going to grow in the near future. To avoid creating a situation similiar to that on Route 50 East, I have suggested the "bonding" of a hydrant for this site by the owner/applicant. At the point in time when water lines are extended to the area, the hydrant could then be installed. This could be a condition of the C.U.P. that you are applying for. Similiar conditions should be placed on any other development along this corridor between now and the time public water is availble. Please understand, my concern is not with this particular site or the type of use planned for this site, it is a matter of addressing future fire protection needs for the entire area. To prepare for the future needs of the Fire Department, the necessary fire protection issues on each individual site should be addressed at the time of development. To assist your client with planning for this, may I suggest looking at the current planning taking place for the Round hill area. I've not seen any of the information in this plan, but it may give a sense of how soon water and sewer is going to be extended out Route 50 West, if at all. Should you have any questions regarding this matter, please do not hesitate to contact me. Sincerel Douglas A. Kiracofe Fire Marshal cc: Evan Wyatt, Planner f le 1. 2 3. 4 5 SITE PLAN APPLICATION Department of Planning and Development Usa only. ©ate appiicatian received Applicaticn 9� t Complete. Date of acceptance Incomplete- ©ate of return. Project Title: Nnrdee' G Mohi 1 oil ConvenienrP Center Location of Property Southeast corner of Route 50 west and Ward (street address) Avenue. Property Owner. Farmers Livestock Exchange Address: P 0 Box 2696 Winchester Virginia 22604 Telephone: 540-667-1023 Applicant/Agent Gilbert W. Clifford & Associates, Inc. Address 200 N. Cameron Street Winchester, Virginia 22601 /o Stephen M. CYuri si n Telephone: 540-667-2139 Designer. (same as applicant) Address: Telephone: Contact: N. • 0 6. Is this an original or revised site plan? 7a. Total acreage of parcel to be developed: 7b. Total acreage of parcel: 8. Property Information: a) Property Identification Number: b) Current Zoning: c) Present Use: d) Proposed Use: e) Adjoining Property Use(s) f) Adjoining Property Identification Number(s) g) Magisterial District(s) Original X_ Revised 1 .0727 Acres - 1.0727 Acres 53B((3))l, 2,_3, 4 RA --,CUP # 11-95 Commercial Commercial Commercial/Vacant 53((A))83 & 84 & 68 53B((3))5 & 11 Back Creek I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site pl r-- Signature: Date: 7 37 •(^Jrl G., .. 11 I lI• ''► J �. J,r' /• I.• i Aw e51y7 .1 , r n a �nrrC lu, .i, r/� ..J {:!: i 1. •/ n, a' ^ t C_J- 71 tom^--•�•►_� -� BUJ • • • •. - . •��. L J ' .77 Cf 621 l h , it , , r • / i �f. , � � rf�rr i I l 1, ti . i ilf Cat r�J / /'/ lnnlnr' 14'nld I_�9•��, 14 +• " I1 , .0 r�r f�i;' ; ( C, C F . Ilh 1, s h Olrl • I ""151TE J•1�, ,, / / fp �> 7'rliu11 Sjfi:b1j Wo d Ceml \ S:•%//:' �,,f/� �\ VICIPIITY MAI' 1 tr i SCALE: 1~=2000 APPROVED BY Subdivision Administrator (N Date _f /Vtl/ 0 YNL'R'S CONSENT The above and foregoing Boundary Line Adjustment and Consolidation between the land of FARMERS LIVESTOCK EXCHANGE, INC., as appears in the accompanying plot, is with the free consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. Farm rs Livestock Exchange, Inc. B y42-- n Hockrffan, Presi0ent '')) N07ARY PUBLIC 1, KC12Qn B. DWe-nS a Notary Public in and for the State of Virginia, at large, as President of Farmers Livestock Exchange, Inc. do certify that SDhn i- oL� _rn4y , whose name/is signed to the foregoing Owner's Consent, has acknowledged the some before me in my state. Given under my hand this a,� Nb day of Feb2 2�, 19�, My commission expires 531-919 SURVEYOR'S CERTIFICATE l hereby certify that the land contained in this Boundary Line Adjustment and Consolidation is a portion of the land conveyed to FARMERS LIVESTOCK EXCHANGE, INC., by deeds dated 23 April 1946 and 18 May 1981 and recorded in the Office' of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 196 at Page 20 and in Deed Book 536 at Page 532. Douglas t. legge, L.S. TM 53 ((A)) Pcl 83 Final Plat for Zoned: RA Use: Livestock Exchange BOUNDARY LINE ADJUSTMENT and CONSOLIDATION TM Insert 536 ((3)) Pcl 1,2,3,4 Of The Lond Of Zoned: RA Use: Commercial FARMERS LIVA'STOCK EXCHANGE, INC. P�l H of F, Dock Creek Magisterial District Frederick County, Virginia �ua�iv Plot: BLA-5004.dwg D❑U 'LAS C, LE o CERTIFICATE N❑. DATE: 22 January 1996 Cover Sheet Sheet 1 of 3 U 1197 _ MARSH & ILIIEGGE Land Surveyors, P.L.C. <q�V SUR\rt� � 139 North Cameron Street Winchester, Vtrghila 22601 (540) 667-0•168 rox (540) 667-0469 a 4V U. s. I?0U7W 50 Nor�tl� Irestern Pllce S 84 0O' E N Variable Widlh R/W 221.36' Lot 4 Lot7sq.ft "'�--- TM 53B ((3)) M 5,36)) Lot 2 PCL 4 PCL M 53B ((3)) 9,856 sq. ft. 10,469 PCL 2 Lot 1 j 11, 081 sq. ft. TM 53B ((,3))/ PCL 1 l B1,ick ?o S/o�J 11,694 sq.ft/ O 3, 628 sq. ft. TO BE CONSOL IDA TED Wl Tl I do BECOME A PART OF PARCEL 1 T /,o) 7'M 53 ((A)) PCL 83 ZONED • RA lF N,�/Slt� �� v Or der Rq %3JJ X°ho � Use • '�cf F°r Lo c, �TrS /i1� °nf Zoneo RgB(�ij�plch /O\\ ` USA P C f oge °Con Zo T� S cOM tl Uso C� �°s/Oenfio/ AREA SUMMARY TM 53B ((3)) PCL 1 11,694 sq. ft. TM 53B ((3)) PCL 2 11,081 sq. ft. TM 536 ((3)) PCL 3 10, 469 sq. ft. TM 53B ((3)) PCL 4 9,856 sq. ft. PARCELS COMBINED 43,100 sq. ft. (To Become Pcl 1) 3,628 sq. ft. 46,728 sq. ft. (0.989 Ac.) Orig. Area (0.083 Ac.) To Be Added To Pcl 1 (1.073 Ac.) Adj. Area TM 53 ((A)) PCL 83 8.74 Ac.± Original Area 8.66 Ac.f Adjusted Area (by subtraction) 0 30 60 120 Graphic Scale in Feet 1 "=60' USE. Commercial See Sheet 3 of 3 NO TES.- 1. No title report furnished. 2. Easements may exist that are not shown. 3. Boundary information for Parcel l is based upon an actual field survey. Information for Parcel 83 was taken from public records and not field verified. Final Plat for BOUNDARY LINE ADJUSTMENT and CONSOLIDATION Of The Land Of IARMEMS' LIVESTOCK EXCHANGE, INC. P�1 H of F, r Back Creek Magisterial District ��r Frederick County, Virginia Plat: BLA-5004.dwg DUU LAS o CERTIFICNO. DATE: 22 Jonuory 1996 SCALE: 1"=60' Sheet 2 of 3 v 1197 � MARS- H & L EGfGE Latid Surveyors, P.L.C. �,vsuv,�'Lb,.�� 139 North Cameron Street Winchester, Vlrginla 22601 (540) 667-0468 Fox (540) 667-0469 1w . .:. Farmet•s Livestock Exchange, Inc. url I J� TM 53D ((31)) PCL 1 U. S' �� .11 puce r 4G,728 Sq. Ft. tli1'e5te1 SB`1'p0 Zoned: RA Np1 3Sp 56` Use: Commercial S8400E 60 221.36 I 06 0 60_ rn 2 J EX. I BLDG. I 12 ❑ 1 W m 1 ro BE REMOVED °j --- -I Z 50'-8.R.L I � N70.15'W 215,00' 1 I o 0) Formers Liveslock Exchange, Inc. I I ZONED: RA USE: Vacant N7075'W 15.00' Formers Livestock Exchange, Inc. I O ZONED: RA 1 I " ir? USE.' Vacant I I O E~ Combs r4riners Livestock Excilange, lie I o b ^+ USE: REZONESIDENTIAL I 7'M 53 ((A)) PCL 63 I Z o �, I Lambs Q.GG Ac.�- ZONED: RA USE- Residential O I McCormick—"� O I (1Se Zoned: Commercial I J ^1 ONEO. RA _USE.• Residential McCormick I m Q ZONED: RA (yy Q� yy—US—E; RESIOEN77AL I 1 b N Perry m I I Iy a ZONED. RA I USE RESIDEN nAL Perry I I Lo ZONED RA USE. RESIDENTIAL Croy � 1 I v1 I � I I � ZONED.- RA I I USE.- RESIDEN77AL I 1 I Gray I I ZONED: RA I USE.• RESIDENTIAL I Gr.;I I ' ZONED: RA I I USE: RESIOEN77AL � I Farmers Livestock Exchange, Inc. I ZONED: RA USE.' Vacant — — pfarmers�Li,e,,,,ck—Exchang—e, Inc. I ZONED: RA I — 5� g.R,L• USE* Vacant — — formers Li�rostock Exchange, Inc. ZONED: RA 396.00 USE- Vacant � 0,W N Formers Liveslock Exchange, Inc. a 0 ZONED: RA POE USE Vacant — — Zoned.- RA eEDher Use: Agricultural o_so lzo zoo ZONE- RA I USE. RESIOEN77AL Graphic Scale in Feet 1 "=120' Final Plat for BOUNDARY LINE ADJUSTMENT and CONSOLIDATION Of The Land Of gyp,\11 H FARMERS LIVESTOCK EXCHANGE, INC. rA Back Creek Magisterial District Plat: BLA-5004.dwg Frederick County, Virginia E z ❑ CERTIFICATE N0, DATE: 22 January 1996 SCALE: 1"=120' Sheet 3 of 3 U 1197 -D Land Surveyors, P.L.C. <qND SUw139 North Cameron Street Winchester, Ylrglnla 22601 (540) 667-0468 Fox (540) 667-0469 85 Li i � I,," (ill � ,•�,j :,\• ,�:�,,,•,, `i�;I. j l�K� ,�a.�+r(� .fir • 'r' !r, I I't �I ry t� / 61 Subdivision Administrator A. 31TE �: ncla,', it n Olrl . , A �' '�- tr�" � 7'r/rctt Spy�ixq•'"\_%�� % /Wood Cenu J r o• / r c 4 It 1/1 ,/ SCALE: I"=2000' / % -D �IVG)TT E TLI7 AP131ZOVLIJ III' OWNER'S CONSENT Date The above and foregoing Boundary Line Adjustment and Consolidation between the land of FARMERS LIVESTOCK EXCHANGE, INC., as appears in the accompanying plat, is with the free consent and in occordonce with the desires of the undersigned owners, proprietors, and trustees, if any. Far Me Livest ck •xchange, Inc. By John Hoc man, President NOTARY PUBLIC l t�u�en �• Owens a Notary Public in and for the State of Virginia, at large, as President of Farmers Livestock ExclAange, Inc. do certify that , whose name lis signed to the foregoing Owner's Consent, has acknowledged the some before me in my state. Given under my hand this -Q-� nd day of FC-bJZ,ti pLt1 19 9 tvfy commission expires 5-31 - �/9 1-ko,�2MJ 13 - /-K J SURVEYOR'S CL'R11IIC'ATE, I hereby certify thot the land contained in this Boundary Line Adjustment and Consolidation is a portion of the land conveyed to FARMERS LIVESTOCK EXCHANGE, INC., by deeds dated 23 April 1946 and 18 May 1981 and recorded in the Office' of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 196 at Page 20 and in Deed Book 536 at Page 532. Dougla C. Legge, L, S, TM 53 ((A)) Pcl 8J Final Plat for Zoned: RA Use: Livestock Exchange BOUNDARY LINE ADJUSTMENT and CONSOLIDATION TM Insert 536 ((3)) Pcl 7,2,3,4 Of The Land Of Zoned: RA Use: Commercial FARMERS LIVESTOCK EXCHANGE, INC. J�P i�. I �F _ Bock Creek Magisterial District Frederick County, Virginia Plat: BLA-5004.dss,g LD0 z' o CERTIFICATE 0. DATE: 22 January 1996 Cover Sheet Sheet 1 of 3 jv 1197N MARSH gI ]L EGG E Lund Surveyors, P.L.C. 11 ( U 139 1401-th 6-n ron Street Winchester, Virginia 22601 �Il �h SlJ �O (540) 667-0468 rox (540) 667-0469 k�v nC�N' U. 'Sy 1?0UTF 50 Nol'lhfvesteln Peke 11ariobl s 84 00' ti e Width R/W -_ zz1T 36' Lot 4f10,469 Lot TM 53B ((3536 PCL 4PCL3)) 9,8�6 sq. ft. Lot 1t. IM 53B ((3))/ / PCL 1 s/o 11, 694 sq. ft/ Fx n9c 3,628 sq. ft. TO BE CONSOL IDA TEO Wl TH & BECOME A PART OF PARCEL 1 � le r� jev �l orb v J� �40 �� Yci b'�TM 53 ((A)) PCL 83 Ow �/ ZONED RA / or 2/i esfO S ` 15.0' °ho _ UsP%pco,99� /o "I", %o 7�s 4i1 es Z ck pX� an h � ` Use.• �Ocon�09e /nc / Use • Act AREA SUAIMARY TM 53B ((3)) PCL 1 11,694 sq. ft. TM 53B ((3)) PCL 2 11,081 sq. ft. TM 53B ((3)) PCL 3 10, 469 sq. ft. TM 53B ((3)) PCL 4 9,856 sq. ft. PARCELS COMBINED 43,100 sq. ft. (0.989 Ac.) Orig. Areo (To Become Pcl 1) 3,628 sq. ft. (0.083 Ac.) To Be Added To Pcl 46,723 sq. ft, (1. 073 Ac.) Adj, Area TM 53 ((A)) PCL 83 8.74 Ac.f Original Area 8.66 Ac.± Adjusted Area (by subtraction) 0 30 60 120 Graphic Scale in Feet 1 "=60' USE- Commercial See Sheet 3 of 3 NO TF_ S: 1, No title report furnished. 2. Easements may exist that are not shown. 3. Boundary information for Parcel 1 is based upon on actual field survey. Information for Parcel 83 was taken from public records and not field verified. Final Plat for BOUNDARY LINE ADJUSTMENT and CONSOLIDATION Of The Land Of FARMERS LIVESTOCK EXCHANGE) INC. )jU'�'T H OFF Plat: BLA-5004. dlvg L AS z CD CERTIFICATE N DATE: 22 January 1996 , v 1197 D SurzvO0 ��JJ Back Creek Mogisteriol District Frederick County, Virginia SCALE; 1"=60' J Sheet 2 of 3 MARSH & ]I..d1EGG1E Land Surveyors, P.L.C. 139 North Cameron Street Winchester, Virginia 22WI (540) 667-0468 rox (540) 667-0469 T'arrners Livestock 50 L'xchange, Inc. ROUrL j{e TM 53B ((32)) PCL 1 V. s' ern P1 46,720 Sq. FNOh t. tllwest Sgrl'0 Zoned: RA � � 38Q 56 Use: Commercial S84'p0.'E 60' 221 36 r� I 0 60, � •�� I I 2 EX. BLDC. I rb 12 I I I [I rO RE ai I REMOVED I h in Cd J I I ;,. Z 50' B.R.L. 10 I I o N7075111 — 215.00' I I a) Formers Livestock Exchange, Inc. I I °' ZONED: RA USE: Vacant N70'15'W 15.00' I Formers Livestock Exchange, Inc. ZONED: RA ( I a irk USE. Vacant I I z\ ZONEDi6RA Farmers Livestock Exchange, I�ic. I o USE- RESIDENTIAL I TM 53 ((A)) PCL 83 I I Z O Q �mbs .tjiJ liC.�" I. I t e�� I ti ZONED: RA USE.- Residential O I I v AlcCormick o Zoned: RA IJ ZONED: RA _USE: Residential I Use: COR�I17erC101 QAfcCormick I I m ZONED. RA I I USE RES/D£NlIAL f �I I Perry I I Jy ZONED: RA m I I USE RESIDENTIAL I to Perry I I ' 7 ZONED: RA USE: RESIDENTIAL I I (n Croy I I ZONED: RA i I USE: RESIOEN77AL I a: Gray I I ZONED- RA I I USE. RESIDENTIAL Gray ZONED: RA USE: RESIDENTIAL Z I Formers Livestock Exchange, Inc. I I I ZONED: RA USE.- Vacant Farmers Livestock Exchange, Inc. ZONED: RA I _ �p B•f2 L USE: Vacant Formere Livestock Exchange, Inc. 0 ZONED: RA N 3 g 6. 0 USE. Vacant NSq'Q0 w Farmers Livestock Exchange, Inc. ZONED: RA POE USE. vacant Zoned: RA Bucher Use: Agricultural 0 60 120 240 I ZONED: RA j �i� { USE: RESIDENTIAL Graphic Scale in Feet 1 "=120' Final Plat for BOUNDARY LINE ADJUSTMENT and CONSOLIDATION Of The Land Of �j ++ F FARMERS LIVESTOCK L'XCHANGE, INC. 4<,� r Back Creek Magisterial District Plat: BLA-5004.dwg Frederick County, Virginia D❑U�(a'lSC• z o CERTIFICATE N❑• DATE: 22 January 1996 SCALE: 1"=120' Sheet 3 of 3 1197 D MARSH & L EGGIE Land Surveyors, P.L.C. SUf?, 139 North Cameron Street Winchester, Vlrglnta 22601 \^N� (540) 667-0468 Fox (540) 667-0469 -.. ti�-_. ._1<'-`.JLv.'��: �r'.�J..•fr...J.. tv.�.'.....•�r........r�..-%L•.:.J�-:sUu.v.✓•�..)+...�6+.�..•+.�.r_.-._.-♦ •1 l��i�. +.�'-�i��1�L�wl�.'- F ' i-\ �'�1'.l��i %=� .�-.�=iT +Ti••r�Y_x"' ��fi+i��in'L �•C.=_ PAY TO THE ORDER OF FOR SHAWNEE MANAGEMENT CO., LLC 6-94 P.O. BOX 2126 WINCHESTER,VA 22604 twUw . Vi Union National Bank FON. Firzf lnJa Winchester, VA L.�� • 7, ,9-�Z� 11500077311' ':05 L400549':2050000016P3L,L, 0773 �I 68-54/514 06061 `I Ai $ /j /D'7 7I DOLLARS 1 i gilbert w. clifford & assoclp. es, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO WE ARE SENDING YOU HAND DELIVERED ElSHOP DRAWINGS COPY OF LETTER Dent. X❑ ATTACHED CHANGE ORDER ❑ PRINTS ❑ PLATS LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 12/20/95 ATTENTION W. Evan Wyatt RE: T-TarciPPq/Mnhil Convenience Center UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS ❑ PLANS IX I OTHER COPIES DATE DESCRIPTION 1 12/7/95 Site Plan Application Fee, Check #0773 to Treasurer of Frederick Co. 1($1,107.27) a ARE TRANSMITTED F1APPROVED/SUBMITTED FOR APPROVAL r IAPPROVED/AS NOTED FOR YOUR USE RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT El FOR BIDS DUE ------------ 19___ REMARKS COPY TO: SIGNED RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN RETURN/WITH SIGNATURES I) Request For Site Plan Comments Frederick County En ineerin De artment Mail to.. Frederick County Engineering Dept. Attn: Director of Engineering P.O. Box 601 Winchester, VA 22604 (540) 665-5643 �Na nd deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5643 Please fill out the information as accurately as possible in order to assist the a review. Please attach two (2) copies of the site plan with this sheet. gency with their Applicant's Name: Address: Phone Number. Na a of develo m n and/or d r of t�p request: Engineering Department's Commen 6 iIV_ �► �-► caP)C�) dam` Ain � 6 1 l �In . k A t„. , ,2. Yin m it . I , A I r. - t. 110 N F7*0H EDIIIRIJRG F'E= IDEIICY • 12. 18. 1996 150 P.O Reguest_Por_Site Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Atten: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Local VOOT Office 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the VDOT with their review. Please attach four copies of your site plan with this sheet. Applicant's name: Gilbert W. Clifford & Assoc„ Tnc. c/o Stephen Gyurisin Address: 200 N. Cnmeron Street Wi.nchoster ' Vir i.ni3 22601 Phone number: 540-667-2139 Name of development and/or description of the request: Haidees-Mobil Convenience Center Location of development: Route 50 West 'r, NorhwesCern Pike South east corner of. Ward Avenue Va. ' 131-and-east bound lane of Route .50 Virginia Department of Transportation's Comments: Seep_ attached latter dated December 1-7, 1996 From R. B. Childress to G td. ClUford & Associates. 12/20/95 FROM EDI11B1JRG RESIDEMC'J • 12. l°. 1595 1 �..4crti i - COMMONWEALTH of VIRQINlz'. DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R GEMA I4n3i OLD VALLEY PIKE C-,. :.i .: G': F k P O I= 2 78 EDINBURG, VA 22024-0278 December 17, 1996 P.01 JERRYA.COPP RESiD[NT F,NGI%+EEP. TFLE 15an; 59a.5F,C1_ Fnx ,5.10) 554 55J' Mr. Charles E. Maddox, Jr, P.E., V.P. Ref: Hardee's/Mobil Oil Convenience Center G. W. Clifford & Associates, Inc. Routes 50 West & 1317 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Chuck: This is to acknowledge receipt of your revised plans dated November 18, 1996 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following comments: • A preconstruction conference be held by you and/or developer with the attendance of the contractor, various County agencies and VDOT shall be conducted prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department. • Due to the speed limit along Route 50 being reduced to 35 MPH, standard CG-6 curb & gutter will be required in lieu of CG-7. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permits will require a minimum processing fee, surety bond coverage and the salary & expenses of a State assigned Inspector. i . - FKUf—I E0IIIeUFI1 R.ESIDEIIGY • l2. 12. 1996 1* F C,2 Mr. C. E. Maddox, Jr. Ref: Hardee's/Mobil Oil Convenience Center December 17, 1996 Paae #2 • As stated previously, the developer will be required to enter into an agreement with the Department to cover 50% of the cost of a traffic signal at the Route 50/1317 intersection, if such is needed. Term length of the agreement shall be for a period of three years from the date the facility opens. There has been much discussion about releasing any obligations your client has concerning the signalization costs due to rezoning proffers on adjacent properties. We have no overall objections to this provided the proffers are indeed secured by the Frederick County Board of Supervisors insuring if and when signalization is necessary it would be provided at no cost to the Virginia Department of Transportation. Furthermore, such signalization agreement or proffer is to include all necessary turn lanes construction and/or extension. A guarantee to this affect from the County will be necessary prior to our release of any agreements with your client. One important factor to consider in this approach is even though a proffer for signalization may be in place, the signal may be needed prior to development of the property which offered the proffer. • A dedication deed and plat for the required right-of-way at the Route 50/1317 intersection and necessary drainage easements, will need to be completed prior to issuance of any permits by this office. Close coordination between the site contractor and our office will be necessary to ensure the portion of drainage improvements within the median we are responsible for can be accomplished in a timely manner. We would appreciate at least thirty days notice prior to the start of your stormsewer improvements so we can schedule accordingly. Should you need additional information, do not hesitate to call. Sincerely, 6?&Ai L . 6� �- Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf Attachments xc: Mr. J. S. Diamond Mr, S. A. Melnikoff (w/ one set of plans) Mr. R. D. Hawkins Mr. Kris Tierney Mr. Thomas A. Schultz, Esquire The Honorable Charles Orndorff 0 • Request For Site Plan Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer Director P.O. Box 618 Winchester, VA 22604 (540) 665-5690 Hand deliver to: 199 Front Royal Pike Winchester, VA (540) 665-5690 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name: Gilbert W. Clifford & Assoc., Inc.* c/o Stephen Gyurisin Address: 200 N. Cameron Street Winchester Virginia 22601 -_ Phone Number: 540-667-2139 Name of development and/or description of the request: Hardees-Mobil Convenience Center Location of property: Route 50 west - Northwestern Pike southeast corner of Ward Avenue (Va. 1317) & eastbound lane of Route 50. Frederick County Sanitation Authority's Comments: o2N4 BEY/,E w — �Pf'RdYEd At S ND Te, - / /7XFIe Siiriiation Auttiority::use ority... DateXeceived �a r ..S, ft.in ::.. .. ..:.. . ;Signature:and:Date:revislor lif= G A'.�/tiTs r �,r- u . • - - P�S7y� 12/20/95 0 • Request For Site Plan Comments fQ.. Frederick County -Winchester Health Department c 6 y�di • L c� U • " Mail to: Hand deliver to: sy Frederick -Winchester Health Department 800 Smithfield Ave. Attn: Sanitation Engineer Winchester, VA P.O. Box 2056 (540) 722-3480 Winchester, VA 22604 (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the site plan with this sheet. Applicant's Name: Gilbert W. Clifford & Assoc., Inc. c/o Stephen Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone Number: 540-667-2139 Name of development and/or description of the request: Hardees-Mobil Convenience Center Location of property: — Route SO West - Northwestern Pike_ Southeast corner of Ward Avenue (Va. 1317) and east bound land of Route 50. ; 7 P Health Dept's Comments o cJc, 12/20/95 0 Request For Site Plan Comments i Frederick County Inspections Department .. J Mail to: Frederick County Inspections Dept. Attn: Building Official P.O. Box 601 Winchester, VA 22604 (540) 665-5650 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5650 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the site plan with this sheet. Applicant's Name: Gilbert 14 Clifford & Assoc., Inc. c/o Stephen Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone Number: 540-667-2139 Name of development and/or description of the request: Hardees—Mobil Convenience Center Location of property: Route 50 West — Northwest -ern Pike Southeast corner of Ward Avenue (Va. 1317) and east bound land of Route 50. Inspections Department's Comments: comments are on the back of this sheet. 12/"2U/9) fv9.s� • 0 COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. 0129960046 Date Received 122095 Date Reviewed 012996 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Va. 22601, Project Name Hardee's Restaurant Phone No.540-667-2139 Type of Application Site Plan Current Zoning RA 1st Due Fire Co. 15 1st Due Rescue Co. 15 Election DistrictBack Creek Tax I.D. No. 5313-3-1,5313-3-2,5313-3-3,5313-3-4 RECOMMENDATIONS Automatic Sprinkler System XX Residential Sprinkler System Automatic Fire Alarm System XX Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments Access for Emergency Vehicles mustbe maintained at all times. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Conditional Use Permit #1 1-95 Hydrand Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not I Z tified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No 44 Signature_._ Title F,-� /l1/l, ii4r • C Mail to: Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Request For Site Plan Comments City of Winchester Hand deliver to: 15 N. Cameron Street Rouss City Hall Winchester, VA (540) 667-1815 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the site plan with this sheet. Applicant's Name: Address: Phone Number: Gilbert W. Clifford & Assoc., Inc. c/o Stephen Gyurisin 200 N. Cameron Street Winchester, Virginia 22601 540-667-2139 Name of development and/or description of the request: Hardees-Mobil Convenience Center Location of property: Route 50 [Jest - Northwestern Pike Southeast corner of Ward Avenue (Va. 1317) and east bound lane of Route 50. City of Winchester's Comments : �U��t� led i --r-1i /-r/C S .; AAr4u ►&4 b& «,0 •what c� l•�, . o+�d c.w��++1 wtu��' c • FD E vwar OLA-0-1111-T f-110 L-lk",11 LY 3 -7 r- - o ,,"> V r gilbert w. clif ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 Engineers • Land Planners • Surveyors 540-667-2139 * Fax: 540-665-0493 March 18, 1996 Mr. Michael T. Ruddy, Planner Frederick County Planning Department 107 North Kent Street Winchester, Virginia 22601 Re: Mobil - Hardee's parking. Dear Mike: Thanks for waiting for me to get back to you. I had to go back and dig through my file notes to confirm how we calculated the required parking for this project. I discussed this matter with Evan on October 16, 1995 and later discussed the matter with Wayne. Because this project combines two uses and is somewhat unique, we wanted to be sure to meet the required parking during the beginning phases of the design. This combination of uses is expected to be the future trend of fast food and fuel service industry. Our proposed site plan for the Mobil - Hardee's Route 50 West Convenience Center includes: 32 standard parking spaces 02 handicap parking spaces 08 fuel dispensing parking spaces 05 drive-thru parking/waiting spaces 47 Total Parking Spaces In addition, we have one loading area designated along the west side of the building. Our calculations indicate 30.4 spaces for the restaurant use and 3.0 spaces for the convenience store use for a total of 33.4 or 34 required parking spaces. The plan submitted indicates a total of 34 designated parking spaces with an additional 13 spaces above the minimum for both drive-thru and fuel dispensing and convenience uses. gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 Engineers • Land Planners • Surveyors 540-667-2139 • Fax: 540-665-0493 Mr. Michael Ruddy March 18,1996 Page 2 We know from experience with other fuel / convenience operations that parking spaces designated at fuel pump islands are designated parking for convenience store pickups as well as fueling. Calculations are based upon 2,174.75 square feet of restaurant seating and preparation area and 613 square feet of convenience store area. Our calculations are as follows: 3,996.0 total square feet less 455.25 square feet for common bathroom/lobby area equals 3,540.75 square feet; less 753 square feet for coolers/freezer storage equals 2787.75 square feet; less 613 square feet for convenience store area equals 2174.75 square feet for restaurant use. 2174.75 sq. ft./ 100 sq.ft.=22.01 x1.4 per 100 sq. ft.= 30.4 parking spaces for the restaurant use. 0613 sq. ft./ 200 sq. ft.=3.0 parking spaces for the convenience store use. 30.4 spaces + 3.0 spaces = 33.4 or 34 total required parking spaces. Sincerely, gilbert zv. cliff ord and associates, inc. .hen M. Gyurisin tk • Hardee's-Mobil Site Plan Review Page 2 March 22. 1996 relocated. Also. the states of the enclosure need to be constructed of the same material as the stockade wall of the enclosure. The accessibility of the dumpster in its current location to a garbage truck is questionable, especially when considering the one-way flow of traffic. 7) Please include the height of the proposed canopy that would cover the refueling areas. 8) Please show the existing speed limit along Ward Avenue. ,9) Please include the location of all entrances on Ward Avenue within 200 feet of the proposed entrance. This includes the entrances to the restaurant across the right-of-way. 10) Please revise the alignment of the entrance connecting the proposed Hardee's and the livestock exchange. The entrance area should not be offset as it is currently. As per our discussion. extend the raised island to the property line of the livestock exchange. This will provide a distinct travelway between the two properties. l 11 Please revise your plan to show the location of any access easements that may exist or need to be obtained. This applies to the connection between Hardee's and the livestock exchange. An access easement for this connection should be considered in order to alleviate possible conflicts in the future. 12) The location and nature of all facilities necessary to meet Fire Code requirements shall be approved by the Fire Marshall. 13) Please provide an additional sheet in the site development plan that shows the internal floor plan of the building. The square footage of each internal use area should be shown on this floor plan. This is essential when determining the parking calculations for a dual - use operation such as this one. Once this is provided. the correct number of parking spaces required can be determined. 14) Please add signs indicating the one-way directional flow around the building and prohibiting traffic from entering the one-way system in the wrong direction. 15) Please adjust the location of the petroleum pump islands to provide for the required twentv-two foot driving aisle on the western side of the pumps. This may be accomplished by reducing the distance between the islands. by reducing the distance between the island and the building. or by a combination of these alternatives. 16) Please locate the disabled parking spaces in the parking area adjacent to the eastern property line, and close to the restaurant entrance. An additional ramp needs to be added to the sidewalk on this side of the property. The dimensions of all disabled parking spaces and ramps shall be approved by the Inspections Department. 17) Please show the location of steep slopes, woodlands, floodplains. wetlands, sinkholes, and anv other environmental features that may exist on the property. If none exist. please make a statement to that effect on the site plan. 18) Please landscape the area directly in front of the building to reduce the visibility of paved areas and improve the general appearance of the site. 19) Please provide the required three-foot high evergreen hedge along the western, northern. and eastern perimeter of the parking lot. 201) Please show the types of landscape plants to be used to address comments 17 and 18 and include this information in the landscape plan. 21) The stormwater management plan and the soil erosion and sedimentation control plan shall be approved by the Department of Public Works. Please revise your site plan to reflect the comments specified in this letter and resubmit one copy for my review Once I have verified the information contained on the revised site plan. I will need all approved review agency comment sheets and five copies of the final site plan for approval. Comment sheets are required from the following agencies. the Virginia Department of Transportation. the Frederick County Sanitation Authority. the Inspections Department. the Frederick County Engineer. the Frederick County Health Department. and the Frederick County Fire Marshall. Please contact me if you have any questions regarding this letter. Sincerely. Michael T. Ruddy_ Planner I MTR/bah • • +,:�'- I k • COUNTY of FREDERICK Department of Planning and DeN,elopment 540/665-5651 FAY: 540/ 678-0682 March 22. 1996 Gilbert W. Clifford & Associates, Inc. Attn: Steve Gvurisin 200 North Cameron Street Winchester. VA 22601 Dear Steve: I have had the opportunity to review the above referenced site plan received by our department on December 20,1995. The following are comments that need to be addressed during the revision of this site plan: 1) Please ensure that the signature and date on the Professional Engineer Seal are legible on i the final site plan copies. 2) Please provide the use, zoning, property identification number. and deed book/page L number for all adjoining properties. This includes the property located across the Route- 50 right-of-ways, and the property located across the Ward Avenue right-of-way. 3) Please revise the site plan to show the correct PIN (Property Identification Number/Tax Map Number) for the consolidated parcel. 4) Please show the location of the proposed sidewalks and make them distinguishable from � other areas of the site plan. This may be included in the legend. 5) Please show the location of any outdoor storage areas. The storage building that will presumably be located on the pad should be shown on the site plan. This pad may need to be relocated taking into consideration the setback requirement for accessory structures in the R.A. zoning district. 6) Please revise the detail pertaining to the trash dumpster and its enclosure. The additional gate and dumpster needs to be eliminated from the detail as it would interfere with the lighting and the end parking space. Alternatively. the entire dumpster area could be 107 \orth Kcnt Street • Winchester. V in_,inia 22601-5000 CONINIONIVEAL= of VIRQI1'IA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE P O BOX 278 EDINBURG, VA 22824.0278 April 18, 1996 Mr. Steve Gyurisin C/O G. W. Clifford & Associates. Inc. 200 North Cameron Street Winchester, VA 22604 Dear Steve: WILLIAM H. BUSHMAN, P.E. E "E LE Ref: Hardee's/Mobil Oil Convenience Center Routes 50 West & 1317 Frederick County As requested, we have reviewed your site plan dated September 20, 1995 and traffic impact analysis for the referenced project. Our comments may be found on the enclosed plans marked in red and as follows: TRAFFIC 1. Standard CG-12 handicap ramps will need to be incorporated into the entrance design. 2. The entrances will need to be designated as VDOT standard CG-11. 3. The entrance widths should be measures from face to face of gutter pan. 4. Th�inte �ar�conn�ector �entranc��Hard�ee's •ex 5. One way direction- signs will need to be installed within the median opposite the Route 50 10 entrances. The curb & gutter offset along Route 1317 will need to be desipped ' from center line to face of cur is will a ow for an ultimate 40' wide section, Additionally Route 1317 will need to be overlaid with asphalt concrete from Route 50 to the southern rope line. The nronosed eastern curb & nutter radius at the intersection of Route 1317 and Route 50 will need to be increased to a minimum o 40. dedicated as necessary to accommodate the Route 1317. A east bound r t turn lane will need t�� act 1317 as reconstruction of the existing commercial Additional right-of-way will need to be wider radius and improvements along ed in advance of the intersection of nec along Route 50 to current to the VDOT an ar s. Your traffic impact analysis did not address the required length of the left turn lane for west bound traffic. However, the minimum length should be 100' full turn lane and 100' taper. The required length necessary to handle anticipated traffic will need to be determined by you. Additionally, Typical Section AA of the left turn lane will need to be redesigned to include a shoulder. To meet current design requirements, a minimum 100' full width left turn lane and 100' taper will be required on the west side of the relocated crossover. TRANSPORTATION FOR THE 21ST CENTURY 11 You have indicated that a majority of the traffic exiting the development and proceeding westward on Route 50 will exit from the livestock exchange entrance. However, we do not ' agree with this assumption. In the event the intersection of Routes 17 & 50 is signalized, which will mostly be required in the future, we believe a majority of this traffic will exit via Route 1317. Without signalization a 50% split between the entrance on Route 50 and the entrance on Route 1317 would in our opinion be more likely. Prior to issuance of a land use permit for the right-of-way improvements the developer will be required to ent ' o an a e epartment to cover a esign and installation costs of signalization at this location if nee e m the future. AGE 7Weare concerned about the overall drainage design. If at all ossi le drama a will need to maintained on a sou si e o west of m the site. Pie Culvert C-6 shown to be installed by VDOT will need to be eliminated. Runoff _� i�.».....e A— Al IIA arrPci chnuld not he nined into the median, but should continue to run eastward alon t"• 2. Pipe Culvert C4 and Structure No. 4 near the Tortuga Restaurant will need to be upgraded to handle Drainage Areas Al and A2. 3. Pipe Culvert C-5 under the proposed median crossover will need to be asphalt coated and down sized to accommodate the median water only. Standard EW- l l a endwalls will need to be installed on the pipe ends. 4. Storm sewer downstream of Pipe Culvert C4, Structure No. 1, Pipe Culvert C-2, Structure No. 2, and Pipe Culvert C-1 will also need to be increased to accommodate the above noted areas. Additionally, modified Structure No. 1 is unacceptable and should be redesigned to a curb face drop inlet. As designed, there is only .17 difference between the structure rim elevation and the top of the existing pipe. 5. The existing 27"xl8" pipe culvert under the eastbound lane of Route 50 will need to be filled with concrete. 6. The inlet end of Culvert C-3 will need to be mitered to fit the adjacent slope. 7. The storm sewer system should be reconfigured to provide a structure at the Route 1317 intersection radius to eliminate sheet flow across the entire right-of-way improvements. 628 The storm sewer should be revised and extended along the north side of the Farmer's Livestock Exchange property from Station 0-50 (sanitary sewer stationing) to Station 5+80 and outfall at the outlet end of the existing box culvert. As we have discussed previously, VMOT may be willin& g . dica+P in the cost of a portion of this storm sewer system across the front of the livestock exchange property. However, before committing to do so we wo like to see a revised design and cost estimate. The of the system from Station 0+09 to Station 5+80. portion Once revised, please resubmit four copies for further review. We will be happy to meet with you to discuss the above comments or answer any questions you may have. Sincerely, Robert B. Childress Trans. Permits/Subd. Spec. Supv. RBC/rf Enclosures xc: T. L. Jackson, J. B. Diamond, S. A. Melnikoff, R W. Watkins, H. E. Strawsnyder • COUNTY of FREDERICK Iepartment of Ylanning and I)evelopment 540/665-5651 FAX: 540/678-0682 March 22, 1996 Gilbert W. Clifford & Associates, Inc. Attn: Steve Gyurisin 200 North Cameron Street Winchester, VA 22601 RE: Prelimingy Review of I-Iardee's - Mobil Oil Convenience Center Site Development Plan Dear Steve: I have had the opportunity to review the above referenced site plan received by our department on December 20, 1995. The following are comments that need to be addressed during the revision of this site plan: 1) Please ensure that the signature and date on the Professional Engineer Seal'are legible on the final site plan copies. 2) Please provide the use, zoning, property identification number, and deed book/page number for all adjoining properties. This includes the property located across the Route- 50 right-of-ways, and the property located across the Ward Avenue right-of-way. 3) Please revise the site plan to show the correct PIN (Property Identification Number/Tax Map Number) for the consolidated parcel. 4) Please show the location of the proposed sidewalks and make them distinguishable from other areas of the site plan. This may be included in the legend. 5) Please show the location of any outdoor storage areas. The storage building that will presumably be located on the pad should be shown on the site plan. This pad may need to be relocated taking into consideration the setback requirement for accessory structures in ' the R.A. zoning district. 6) Please revise the detail pertaining to the trash dumpster and its enclosure. The additional gate and dumpster needs to be eliminated from the detail as it would interfere with the P """, lighting and the end parking space. Alternatively, the entire dumpster area could be 107 North Kent Street o Winchester, Virginia 22601-5000 • Hardee's-Mobil Site Plan Review Page 2 March 22, 1996 relocated. Also, the gates of the enclosure need to be constructed of the same material as GJ'' the stockade wall of the enclosure. The accessibility of the dumpster in its current location to a garbage truck is questionable, especially when considering the one-way flow of traffic. 7) Please include the height of the proposed canopy that would cover the refueling areas. /N 6 8) Please show the existing speed limit along Ward Avenue. /-J 9) Please include the location of all entrances on Ward Avenue within 200 feet of the proposed entrance. This includes the entrances to the restaurant across the right-of-way. 10) Please revise the alignment of the entrance connecting the proposed I-Iardee's and the livestock exchange. The entrance area should not be offset as it is currently. As per our discussion, extend the raised island to the property line of the livestock exchange. This will provide a distinct travelway between the two properties. 11) Please revise your plan to show the location of any access easements that may exist or need to be obtained. This applies to the connection between I-Iardee's and the livestock exchange. An access easement for this connection should be considered in order to alleviate possible conflicts in the future. 12) The location and nature of all facilities necessary to meet Fire Code requirements shall be approved by the Fire Marshall. 13) Please provide an additional sheet in the site development plan that shows the internal floor plan of the building. The square footage of each internal use area should be shown on this floor plan. This is essential when determining the parking calculations for a dual - use operation such as this one. Once this is provided, the correct number of parking spaces required can be determined. 14) Please add signs indicating the one-way directional flow around the building and ) prohibiting traffic from entering the one-way system in the wrong direction. 15) Please adjust the location of the petroleum pump islands to provide for the required twenty-two foot driving aisle on the western side of the pumps. This may be accomplished by reducing the distance between the islands, by reducing the distance between the island and the building, or by a combination of these alternatives. • 9 16) Please locate the disabled parking spaces in the parking area adjacent to the eastern property line, and close to the restaurant entrance. An additional ramp needs to be added to the sidewalk on this side of the property. The dimensions of all disabled parking spaces and ramps shall be approved by the Inspections Department. 17) Please show the location of steep slopes, woodlands, floodplains, wetlands, sinkholes, and any other environmental features that may exist on the property. If none exist, please make a statement to that effect on the site plan. 18) Please landscape the area directly in front of the building to reduce the visibility of paved areas and improve the general appearance of the site. 19) Please provide the required three-foot high evergreen hedge along the western, northern, and eastern perimeter of the parking lot. 20) Please show the types of landscape plants to be used to address comments 17 and 18 and include this information in the landscape plan. 21) The stormwater management plan and the soil erosion and sedimentation control plan shall be approved by the Department of Public Works. Please revise your site plan to reflect the comments specified in this letter and resubmit one copy for my review. Once I have verified the information contained on the revised site plan, I will need all approved review agency comment sheets and five copies of the final site plan for approval. Comment sheets are required from the following agencies, the Virginia Department of Transportation, the Frederick County Sanitation Authority, the Inspections Department, the Frederick County Engineer, the Frederick County Health Department, and the Frederick County Fire Marshall. Please contact me if you have any questions regarding this letter. Sincerely, Michael T. Ruddy Planner I MTR/bah 6 0 W. Clifford & Associates, Inc. Attn: Steve GyLlrisul 200 North Cameron Street Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: S40/678-0682 RE: Preliminary review of I-Iarde_es - Mobil Oil Convenience Center Site Development Plan. Dear Steve: I have had the Opportunity to review the above referenced site plan received by our department on December 20, 1995. The following are comments that need to be addressed during the revision of this site plan: 1) Please ensure that the signature and elate on the Professional Engineer Seal are legible on the final site plan copies. 2) Please provide the use, zoning, property identification number, and cleed book/page number for all adjoining properties. This includes the property located across the Route- 50 right-of-ways, and the property located across the Ward Avenue right-of-way. 3) Please revise the site plan to show the correct Tax ID Number for the consolidated parcel. 4) Please show the location Of the proposed sidewalks and make them distinguishable from other areas of the site plan. This may be ineluclecl in the legend. 5) Please show the location of any outdoor storage areas. The storage building that will presumably be located oil the pad shOUld be shown oil the site plan. This pad may need to be relocated taking into consideration the setback requirement for accessory structures in the R.A. zoning district. 6) Please revise the detail pertaining to the trash dumpster and its enclosure. Tile additional gate and dumpster needs to be eliminated from the detail as it would interfere with the lighting and the end parking space. Alternatively, the entire dunlpster area could be re S ac , („�dl.i (� 7) Please incluc e the heiflll�fofthe proposed canopy that woLid cover the refuelling areas. 8) Please show the existing speed limit along Ward Avenu(-. 9) Please include the location of all entrances on Ward Avenue within 200 feet of the proposed entrance. This includes the entrances to the restaurant across the right-of-"vay. 10) Please revise the alignment of the entrance connecting the proposed I-Iardee's and the livestock exchange. The entrance area should not be offset as it is currently. 1 I) Please revise your plan to show the location of any access easements that may exist or need to be obtained. This applies to the connection between Hardee's and the livestock exchange. Please identify the proposed use of each building,structure, and area. This Should be 1 1 clearly defined and may be included in the legend. C��' 17) 107 North Kent Street o Winchester, Virginia 22601-5000 • 0 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-068- November 6, 1995 G.W. Clifford Associates, Inc. Attn: Mr. Steve Gyurisin 200 North Cameron Street Winchester, Virginia 22601 RE: CUP 4011-95 OF HARDEES/MOBIL CONVENIENCE CENTER; P.I.N. 53A-A-83 Dear Mr. Gyurisin: This letter is to confirm action taken by the Frederick County Board of Supervisors at their meeting of October 25, 1995. Your Conditional Use Permit, 9011-95, for a restaurant, gas station, convenience center, has been approved by the Board of Supervisors with the following conditions: 1. A site plan must be submitted and approved prior to any construction on this site. 2. Any change of use or expansion of approved facilities will require a new conditional use permit. 3. When public water is available to this site, applicant must insure adequate water supply for fire protection is provided. This may include the installation of a hydrant at the expense of tiie appiicaant. 4. All review agency comments must be adequately addressed and complied with at all times. 5. Any changes to the plan as presented shall not require additional Board of Supervisors approval. t07 North Kent Strcet Winchester, VA 22601 P.O. Box 601 Winchester, VA 22604 0 • Page 2 Hardees/Mobil Approval Letter November 6, 1995 If you have any questions regarding this action please feel free to call this office. Sincerely, W. Wayne iller Zoning Administrator WWM/dc cc: Ellen Murphy, Commissioner of Revenue gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO WE ARE SENDING YOU ❑ HAND DELIVERED ❑ SHOP DRAWINGS ❑ COPY OF LETTER Xa ATTACHED CHANGE ORDER ❑ PRINTS F1PLATS 10 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 3/7/96 15054 I ATTENTION Mr. Mike Ruddy RE: THarclaaG/X4nhiI Site Plan UNDER SEPARATE THE FOLLOWING ITEMS 1-1 SAMPLES SPECIFICATIONS ❑ PLANS 1-1 OTHER COPIES DATE I DESCRIPTION 1 1/22/96 1 Final Plat for Boundary Line Adjustment and Consolidation a ARE TRANSMITTED F1APPROVED/SUBMITTED ❑ RESUBMIT__ FOR APPROVAL FOR APPROVAL F1APPROVED/AS NOTED SUBMIT___ FOR DISTRIBUTION FOR YOUR USE RETURN/CORRECTIONS RETURNED_ CORRECTED PRINTS AS REQUESTED LOAN PRINT/RETURN FOR REVIEW or COMMENT RETURN/WITH IGNATURES ElFOR BIDS DUE ------------ 1 9___ ��c��J REMARKS 4t)!` Mike,I plan to give these to Wayne for his approval after all site planningcomin'd1itsin. See you Tuesday (3/12/96) at 2:00 p.m. '= " �� ' ��"�` COPY TO: SIGNED Stephen M. Gyurisin REV. 2.0 • V C!N/1 r COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR PO BOX 278 WILLIAM H. BUSHMAN, P. E. COMMISSIONER EDINBURG, 22824.0278 RESIDENT ENGINEER TEL (540) 984.56M FAX (540)984.5607 February 8, 1996 Mr. Steve Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Center Winchester, VA 22601 Dear Steve: Ref: Hardee's/Mobile Convenience Center Routes 50 West & 1317 Frederick County We have received your site plan dated September 20, 1995 for the referenced project. We have forwarded the plan to our District Office in Staunton for review. Once we receive any comments, we will forward them to you. I regret the delay in sending the plans to the District, however, with the snow cover we have had we have only recently been able to get out and review the project on site. If you have any questions, please let me know. Sincerely, Robert B. Childress Permits/Subdivision Spec. Supv. RBC/rf xc: Mr. S. A. Melnikoff Mr. R. W. Watkins Iq 0 SITE PLAN APPLICATION Department of Planning and development Use only. r Date application received ��_Application # ^ _ Complete_ Date of acceptance _ Incomplete_ Date of return- 1 . Project Title. Harrlee's-Mohi 1 Oil Convenience Canter 2. Location of Property Southeast corner of Route 50 west and Ward (street address) Avenue. 3. Property Cwner: Farmers Livestock Exchange Address: P Rnx 2696 Winchester, Virginia 22604 Telephone: 540-667-1023 4. Applicant/Agent Gilbert W. Clifford & Associates, Inc. Address 200 N. Cameron Street Winchester, Virginia 22601 c/o Stephen M. Gyurisin Telephone: 540-667-2139 5. Designer: (same as applicant) Address: Telephone: Contact: 0 0 6. 7a 7b 8. a) b) c) d) e) f) g) Is this an original or revised site plan? Total acreage of parcel to be developed: Total acreage of parcel: Property Information: Property Identification Number. Current Zoning: Present Use: Proposed Use: Adjoining Property Use(s) Adjoining Property Identification Number(s) Magisterial District(s) Original X Revised 1.0727 Acres 1.0727 Acres 53B((3))l, 2, 3, 4 RA - CUP # 11-95 Commercial Commercial Commercial/Vacant 53((A))83 & 84 & 68, 53B((3))5 & 11 Back Creek I have read the material included in this package and understand what is required by the , Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site plate Signature: Date: Request For Site Plan Comments Department of Planning and Development Mail to: Hand deliver to: Department of Planning and Development 107 N. Kent Street Attn: County Planner Fourth Floor P.O. Box 601 Winchester, VA Winchester, VA 22604 (540) 665-5651 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name Address: Phone Number: Gilbert 14 Clifford & Assoc Tnc c/o Stephen G34>>ri si n 200 N. Cameron Street Winchester Virginia 22601 540-667-2139 Name of development and/or description of the request: Iiarees—Mobil Convenience Center Location of property: Route to West — Northwestern Pike Southeast corner of Ward Avenue (Va. 1317) and east- hound Jane of Route 50 Planning and Development's Comments: 12/20/95 r 6J •nr•lr;. it � ;�ft(i ^C,� lid O�v gilbert w. clifford & 200 N.Cameron Winchester, Virginia 540-667-2139 Fax: TO: WE ARE SENDING YOU HAND DELIVERED SHOP DRAWINGS ElCOPY OF LETTER assocotes inc. Street 22601 540-665-0493 IA ATTACHED CHANGE ORDER ❑ PRINTS nPLATS 0 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 12/20/95 I ATTENTION Mr. Evan Wyatt RE: NarrlPpc/Mnhil Cnnvenience Center UNDER SEPARATE D THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS ❑ PLANS El OTHER COPIES DATE DESCRIPTION 1 12/7/95 Site Plan Application Fee, Check #0773 to Treasurer of Frederick Co. ($1,107.27) XO ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED FOR YOUR USE RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT 1-1 FOR BIDS DUE ------------ 19___ REMARKS COPY TO: RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN RETURN/WITH SIGNATURES SIGNED gilbert w. clif ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 * Fax: 540-665-0493 June 10, 1996 Mr. Evan Wyatt, Planner II Frederick County Planning Dept. 107 N. Kent Street Winchester, Virginia 22601 RE: Mobil/Hardees Site Plan Dear Evan: Please find attached a copy of the above referenced site plan and agency comment sheets for presentation to the Planning Commission as required by the conditions of our use permit. We are submitting this application today, June 10, 1996, so that this plan is considered for approval by the Planning Commission on July 3, 1996. The fee for this site plan was paid in December, 1995. An additional copy of the site plan application is attached for your review. Should you require any additional information or plan modifications prior to your July 3, 1996 Planning Commission meeting, please call. Sincerely, gilbert y.. clifford & associates, inc. S p e M. Gyurisin cls is FOR— M OF RHONE MESSAGE DATE SIGNED V-<,(' SECONONATURE" VjRECYCLEC PHOME ml4LIL f TIME a i RETURNED I YOUR CALL TEN°'ION �U'`-ISE v\\ CALL ? WILL CALL AGAIN CAME TO J SEE YOU A WANTS TO SEE YOU I TOPS U, FORM 74620 ------'----�-��- '--r--^-''-'----- � __------- _-_-__-_--______--__-____- )