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04-18 West Oaks Farm Market - PIN 74-A-3 - Back Creek - Backfile
OPEN FILE: CUP TRACKING SHEET File opened Reference Manual updated/number assigned D-base updated Location maps requested from Mapping Dept. Adjoiner list given to Planner Scan documents to Planning S: drive Application Action Summary updated Scan additional items as needed (Project Planner to direct) ACTION Planning Commission Meeting -6 k C �J C� Board of Supervisors Meeting CLOSE FILE: 1 Approval (or denial) letter mailed to applicant, copy to Inspections Dept., copy to file and other cc's 1 l File stamped "approved", "denied" or "withdrawn" Reference manual updated D-base updated 6-16 119 Scanning updated j 1 (g Application Action Summary updated Sys ID # DATE RECEIPT721514 RECEIVED FROM T. �` / u C AE&RESS FOR I 11(l /�1 I f i �� /1 n / I c . i i_ I — LIARS ACCOUNT HOW PAID BEGINNING BALANCE CASH AMOUNT CC PAID �J� CHECK BALANCE MONEY UU DUE ORDER 41G� oo� CONDITIONAL USE PERMIT #0448 . West Oaks Farm Market, LLC. - Special Event Facility & w Restaurant Staff Report for the Planning Commission w Ms Prepared: April 6, 2018 Staff Contact: M. Tyler Klein, AICP, Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/18/18 Pending Board of Supervisors: 05/09/18 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in the RA (Rural Areas) Zoning District. Should the Planning Commission find this application for a special event facility and restaurant to be appropriate, staff recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. C� • Page 2 CUP #04-18, West Oaks Farm Market Vine — Special Event Facility & Restaurant April 6, 2018 LOCATION: The subject property is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628) immediately south of Orchard View Elementary School at 299 West Oaks Lane. , MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 74-A-3 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Agricultural (Orchard/Farm) ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural/Residential South: RA (Rural Areas) Use: Open Space/Agricultural East: RA (Rural Areas) Use: Public School/Open Space/Agricultural West: RA (Rural Areas) Use: Open Space PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to enable the establishment of a 3,456- square foot special event center (banquet room) for weddings, business meetings, birthday parties, showers, reunions and other similar type events as part of the West Oaks Farm Market complex. The applicant also proposes a separate deli -style restaurant (counter service) as part of their farm market operations. REVIEW EVALUATIONS: Virginia Department of Transportation: received February 26, 2018 for impacts to follows: We have reviewed the above subject application the transportation system. Our comments are as • The existing Private Entrances proposed to provide access to the Farm Market/Event Facility need to be upgraded to meet VDOT's minimum Commercial Entrance Standards. An engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with site plan submittal. A VDOT Land Use Permit shall be obtained prior to any work on upgrading the entrance on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. See original comment email dated March 8, 2018. • Page 3 CUP #04-18, West Oaks Farm Market Vine — Special Event Facility & Restaurant April 6, 2018 Frederick County Inspections: Farm buildings and structures, except for a building or portion of a building located on a farm that is operated as a restaurant as defined in Section 35.1-1 of the Code of Virginia and licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. Seq.) of Title 35.1 of the Code of Virginia require permits and inspection. Area of the building operated as a restaurant shall comply with The Virginia Uniform Statewide Building Code and Section 303, use Group A -Assembly (or Business, Section 304, if less than 50 people) of the Virginia Building Code/2012. Other codes that apply are ICC/ ANSI A117.1- 2009 Accessible and Usable Buildings and Facilities and International Energy Code. A building permit is required, as well as a plumbing permit, mechanical permits, and electrical permit for the restaurant area. The hood shall be installed over cooking appliances that produce grease or smoke. Grease interceptor and/or separator shall be provided to prevent to the discharge of oil, grease, sand and other substances into the sewage system. Public restrooms shall be provided and shall meet ANSI Al17.1-09. The accessible restrooms shall be located on an accessible level. Handicap parking shall comply with ANSI Al17.1-09. A minimum of one van accessible space is required. Van accessible parking shall have a minimum of 11' width with 5' unloading area or a minimum of 8' unloading area with an 8' width per Section 502 ANSI. Maximum 2% slope required for parking and unloading. Accessible parking and unloading to main entrance is required. 60% of all entrances shall be accessible and all required exists shall be accessible. Accessible parking signage for van shall included $500 fine. See USBC Section 1106.8 See original comment letter dated March 19, 2018. Winchester -Frederick County Health Department: This office has received an Application for a Department of Health Food Establishment Permit for West Oak Farm Market, LLC, to be located at 4305 Middle Road, Winchester, Virginia. This letter is to inform you of the requirements necessary for Approval of said plans. Please note the following regarding the physical establishment for the Plan Review of your Application and site visit conducted on March 13, 2018: 1. Existing Onsite Sewage Disposal System must be evaluated by a professional Engineer/Private Soil Evaluator to determine its adequacy to service the proposed Farmer's Market/Event Center. 2. Contact VDH Office of Drinking Water (540-463-7136) regarding an approved water supply source. 3. Need Frederick County Building Department approval for the proposed food service Page 4 CUP #04-18, West Oaks Farm Market Vine — Special Event Facility & Restaurant April 6, 2018 facility (Note: This office must receive a copy of the Certificate of Occupancy that states the Occupancy Load facility). 4. Need to setup meeting between VDH &VDACS to discuss the setup of the multi - jurisdictional facility. 5. Submit proposed menu. The following requirements are related to the operation of the facility: 1. No smoking sign to be posted in the food establishment. 2. A pest control program must be in place. 3. Trash dumpster and grease vessel (is applicable) must be in place. 4. An employee health policy, verbal or written, must be established. For more information, see the Commonwealth of Virginia Board of Health Food Regulations, 12 VAC 5-421- 80. 5. The hot water requirement at all hand sinks is 100°F and is 110°F at the 3-compartment sink. 6. ANSI approved Certified Food Manager will be required by July 1,2018 At the time of pre -opening inspection, this office will verify that the above -mentioned items have been addressed. Please keep in mind that the above list is not all-inclusive. The facility falls under the Commonwealth of Virginia, State Board of Health, Food Regulations, which can be found at the following website: littp://www.vdh.vir ig nia.gov/EnvironmentalHea'lth/Food/Regulations/index.htm. See original comment letter dated March 23, 2018. Frederick County Fire Marshall: Approve. CUP approved provided that a site plan be submitted, and the structure is built to the life safety requirements of the Frederick County Fire Prevention Code unless you have an agricultural exemption from the Frederick County Building Official. See original comment letter dated February 23, 2018. Historic Resources Advisory Board: Approve. See comment letter dated March 28, 2018. w 0 Page 5 CUP #04-18, West Oaks Farm Market Vine — Special Event Facility & Restaurant April 6, 2018 Planning and Zoning: This application for a Conditional Use Permit (CUP) for the establishment of a special event facility for private events such as weddings or other similar type events and a separate restaurant (deli -style counter service use) accessory to a by -right farmers market. A special event facility and/or restaurant is a permitted use in the RA (Rural Areas) Zoning District with an approved CUP. The Zoning Ordinance defines "special event facility" as a facility or site utilized for events that are typically conducted on a single day but which may be conducted for up to three consecutive days, for which attendance is permitted only by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties. West Oaks Farm is a working farm with orchards. An approximately 10,500 SF building is under construction for use as a farm market (anticipated opening late -spring 2018; see photos below). The applicant, proposes having a separate space (totaling approximately 3,456-square feet) for private special events (including weddings, business meetings, birthday parties, showers, family reunions, etc.) as well as for events hosted by the farm market. The special event facility will include a catering kitchen for hired (outside) catering services to use during events to warm and cool food. This application also includes a proposal for a small counter -service restaurant within the farm market portion of the building which would serve deli -style food to farm market customers. The restaurant space will have a full commercial kitchen to accommodate a counter -service style restaurant serving a limited menu of food. The applicant is also in the process of securing a license for on -site wine and beer sales. The proposed building (which includes the farm market, restaurant, and special event space) will have permanent bathroom facilities served by a septic/drainfield. The site will also have a commercial entrance for vehicles from Route 11, and designate gravel parking area will also be provided. The property is surrounded by RA (Rural Areas) zoned property, which includes open space, agricultural uses, and single-family detached residences. The 2035 Comprehensive Policy lan of Frederick County (Comprehensive Plan) identifies this area of the County as "rural" and is to 0 0 Page 6 CUP #04-18, West Oaks Farm Market Vine — Special Event Facility.& Restaurant April 6, 2018 remain agricultural in nature and is not partof any land use study. The Board of Supervisors added "special event facilities" to the conditional use list for the County's Rural Areas Zoning District in May 2017 to support additional opportunities for agribusiness and agritourism. The proposed use is consistent with the goals and strategies expressed in the 2035 Comprehensive Plan and the surrounding properties. STAFF CONCLUSIONS FOR THE 04/04/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in . the RA (Rural Areas) Zoning District. Should the Planning Commission find this application for a special event facility and restaurant to be appropriate, staff recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. 0 Page 7 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant May 3, 2018 The Applicant, Mr. Joe Snapp, also spoke, again noting his request for a special event facility and restaurant. One member of the Planning Commission asked about the entrances proposed fiom Middle Road. Mr. Snapp noted that one entrance would be built to commercial entrance standards acceptable to VDOT and would serve the farmers market, the special event center, and restaurant uses. The other entrance would likely be a private/gated entrance for use by the farm operations and deliveries and not by customers/guests. No members of the public spoke during the public hearing portion of the meeting. The Planning Commission voted 12-0-1 (Commissioner Manuel absent) to forward the item to the Board of Supervisors with a recommendation of approval. CONCLUSION FOR THE 05/09/18 BOARD OF SUPERVISORS MEETING: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in the RA (Rural Areas) Zoning District. Should the Board of Supervisors find this application for a special event facility to be appropriate, the Planning Commission recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 0 PH IF— M AaKler • raw �v e a - o� _ Q P,Can c i. k (,'DSO ARM USE EXEMPTION (Definitions on reverse side) RECE- o E ATE OF REQUEST: -211qj, .7 Nli A R 0 3 2 017 Frederick County PL(WiC VJ(' ks Ll' urs�s��tr� sum aaaEa.aaa..a.E..EME.Ma.aa■MAREaaa.Ra.a.aaR■a.■■■aa■a.a.■E■aEa.EafaaM.aEE.Ma.a.a.fa.aiaaAa OWNER'S NAME: _T r-_ ,! nWApr DAYTIME PHONE NUMBER: ............................................................................................ LOCATION OF PROPERTY REQUESTING EXEMPTION: /Y%rd o Z e /?tj" -Z. /)� ZONING OF PROPERTY: NUMBER OF ACRES:®� TYPE & NUMBER OF LIVESTOCK OR FARM USE REQUESTING POWER: �19elf_f In'lle-fV-r BUILDING SIZE & USE OF BUILDING (IF BUILDING IS BEING CONSTRUCTED): POWER COMPANY WORK REQUEST NUMBER: WShenandoah Co-op ❑ Rappahannock Co-op I am aware of the minimum setbacks on my property per the Frederick County Code. ❑ I am NOT aware of the minimum setbacks on my property per the Frederick County Code, but I will verify minimum setbacks with the Frederick County Planning Department. _K__A6ad6 Z) S cAw 2 1 V/ 1 7 Owner's Signature I E5ate Please Print la. APPROVED ❑ DENIED 4ALZ a O Date: :7(6 /o_7 Building Code Official 2009 Virginia Construction Code (Part I of the Virginia Uniform Statewide Building Code) — Effective March 1, 2011. Section 102 Purpose and Scope Section 102.3 Exemptions. The following are exempt from this code: 6. Farm buildings and structures, except for a building or portion of the Code oflo isted n aon a farm that is operated as a restaurant as defined in Section 3 licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. seq.) of Title 35.1 of the Code of Virginia. However,reg'ng u ations within a flood plain or in a mudslide -prone area shall be subject to flood -proofing or mudslide regulations, as applicable. Chapter 2 Definitions ial FARM USE BUILDING OR STRUCTURE. A building and ture not used for uned primary for anldeny oftthe fol owing located on property where farming operations take pace uses or combination thereof: Storage, handling, production, display, sampling or sale of agricultural, horticultural, floricultural or silvicultural products produced.in the farm. Sheltering, raising, handling, processing or sale of agricultural animals or agricultural animal products. (5) Business or office uses relating to the farm operations. Use of farm machinery or equipment or maintenance or storage of vehicles, machinery or equipment on the farm. & Storage or use of supplies and materials used on the farm. Implementation of best management practices associated with farm operations. ✓ please circle the above numbers 1 thru 6 that pertains to your farm exemption. ORDINANCE Action: PLANNING COMMISSION: May 2, 2018 BOARD OF SUPERVISORS: May 9, 2018 Public Hearing Held, Recommended Approval Approved ORDINANCE CONDITIONAL USE PERMIT #04-18 WEST OAKS FARM MARKET, LLC SPECIAL EVENT FACILITY & RESTAURANT WHEREAS, Conditional Use Permit #04-18 for a Special Event Facility and Restaurant, submitted by West Oaks Farm Market, LLC was considered. The subject property is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628) immediately south of Orchard View Elementary School at 4305 Middle Road and is further identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District, and WHEREAS, the Frederick County Planning Commission held a public hearing on the Conditional Use Permit on May 2, 2018 and recommended approval of the Conditional Use Permit with conditions; and, WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Permit during their regular meeting on May 9, 2018; and, WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Permit to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, 'Zoning, is amended to revise the zoning map to reflect that Conditional Use Permit Application #04-18 for a Special Event Facility and Restaurant on the parcel identified by Property Identification Number 74-A-3 with the following conditions: 1. All review agency comments shall be complied with at all times. PDRes #16-18 BOS Res. 088-18 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establislunent of use. 3. Building permits shall be acquired prior to establishment of the restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Passed this 9th day of May 2018 by the following recorded vote: Charles S. DeHaven, Jr., Chairman Aye Gary A. Lofton Aye J. Douglas McCarthy Aye Judith McCann -Slaughter Aye Shannon G. Trout Aye Blaine P. Dunn Aye Robert W. Wells Aye A COPY ATTEST Kris . T rney Frederick ounty Administrator PDRes # 16-18 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 May l l , 2018 Mr. Joseph Snapp Ms. Mary Snapp 229 West Oaks Lane Winchester, VA 22602 Re: CUP #04-18 West Oaks Farm Market, LLC Property Identification Number 74-A-3 Dear Mr. and Ms. Snapp: This letter is to confirm action taken by the Frederick County Board of Supervisors at their meeting on May 9, 2018. Conditional Use Permit #04-18 was approved for a special even facility. Further conditions associated with the approval of the Conditional Use Permit include the following: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the restaurant use. 4. Special events shall startno earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. If you have any questions regarding this action, please feel free to call this office. Sincerely, f% M. Tyler Klein, ICP Planner MTK/pd cc: Gary A. Lofton, Back Creek Board of Supervisor J. Rhodes Marston and Greg L. Unger, Back Creek Planning Commissioners Jane Anderson Commissioner of Revenue Inspection Department 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 Pam Deeter To: Gary Lofton; Rhodes Marston; Greg Unger Subject: CUP #04-18 West Oaks Farm Market Attachments: SPlanning K18051110310.pdf Good morning, Please find attached the approval letter from Mr. Klein for the CUP #04-18 West Oaks Farm Market, which is in your magisterial district. If you have any questions, please contact Mr. Klein. Pam Deeter Planning and Development 107 N. Kent Street, Suite 202 Winchester, VA 22601 (540) 665-5651 Pam Deeter From: Microsoft Outlook To: Gary Lofton Sent: Friday, May 11, 2018 10:34 AM Subject: Delivered: CUP #04-18 West Oaks Farm Market Your message has been delivered to the following recipients: Gary Lofton (_glofton( fcva.us) Subject: CUP #04-18 West Oaks Farm Market Pam Deeter From: Microsoft Outlook To: Rhodes Marston Sent: Friday, May 11, 2018 10:34 AM Subject: Relayed: CUP #04-18 West Oaks Farm Market Delivery to these recipients or groups is complete, but no delivery notification was sent by the destination server: Rhodes Marston (jrmmarstonC&gmail.com) Subject: CUP #04-18 West Oaks Farm Market w • Pam Deeter From: Microsoft Outlook To: Greg Unger Sent: Friday, May 11, 2018 10:34 AM Subject: Relayed: CUP #04-18 West Oaks Farm Market Delivery to these recipients or groups is complete, but no delivery notification was sent by the destination server: Greg Unger (greglunger@yahoo.com) Subject: CUP #04-18 West Oaks Farm Market 4tio� c0 CONDITIONAL USE PERMIT #04-18 West Oaks Farm Market, LLC. - Special Event Facility & w Restaurant Staff Report for the Board of Supervisors 1J8 Prepared: May 3, 2018 Staff Contact: M. Tyler Klein, AICP, Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in snaking a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/02/18 Recommended Approval Board of Supervisors: 05/09/18 Pending EXECUTIVE SUMMARY & CONCLUSION FOR THE 05/09/18 BOARD OF SUPERVISORS MEETING: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in the RA (Rural Areas) Zoning District. Should the Board of Supervisors find this application for a special event facility to be appropriate, the Planning Commission recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building pen -nits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 0 Page 2 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant May 3, 2018 LOCATION: The subject property is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628) immediately south of Orchard View Elementary School. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 74-A-3 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Agricultural (Orchard/Farm) ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural/Residential South: RA (Rural Areas) Use: Open Space/Agricultural East: RA (Rural Areas) Use: Public School/Open Space/Agricultural West: RA (Rural Areas) Use: Open Space PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to enable the establishment of a 3,456- square foot special event facility (banquet room) for weddings, business meetings, birthday parties, showers, reunions and other similar type events as part of the West Oaks Farm Market complex. The Applicant also proposes a separate deli -style restaurant (counter service) as part of their farm market operations. REVIEW EVALUATIONS: Virginia Department of Transportation: We have reviewed the above subject application received February 26, 2018 for impacts to the transportation system. Our comments are as follows: The existing Private Entrances proposed to provide access to the Farm Market/Event Facility need to be upgraded to meet VDOT's minimum Commercial Entrance Standards. An engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with site plan submittal. A VDOT Land Use Permit shall be obtained prior to any work on upgrading the entrance on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. See original comment email dated March 8, 2018. w y� CONDITIONAL USE PERMIT #04-18 West Oaks Farm Market, LLC - Special Event Facility & w Restaurant Staff Report for the Planning Commission wa Prepared: April 19, 2018 Staff Contact: M. Tyler Klein, AICP, Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request It may also be useful to others interested in this zoning matter: Reviewed Action Planning Commission: 05/02/18 Pending Board of Supervisors: 05/09/18 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in the RA (Rural Areas) Zoning District. Should the Planning Commission find this application for a special event facility and restaurant to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted.' 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. Page 2 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant April 19, 2018 LOCATION: The subject property is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628) immediately, south of Orchard View Elementary School at 299 West Oaks Lane. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 74-A-3 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Agricultural (Orchard/Farm) ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural/Residential South: RA (Rural Areas) Use: Open Space/Agricultural East: RA (Rural Areas) Use: Public School/Open Space/Agricultural West: RA (Rural Areas) Use: Open Space PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to enable the establishment of a 3,456- square foot special event center (banquet room) for weddings, business meetings, birthday parties, showers, reunions and other similar type events as part of the West Oaks Farm Market complex. The applicant also proposes a separate deli -style restaurant (counter service) as part of their farm market operations. REVIEW EVALUATIONS: Virginia Department of Transportation: We have reviewed the above subject application received February 26, 2018 for impacts to the transportation system. Our comments are as follows: The existing Private Entrances proposed to provide access to the Farm Market/Event. Facility need to be upgraded to meet VDOT's minimum Commercial Entrance Standards. An engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with site plan submittal. • A VDOT Land Use Permit shall be obtained prior to any work on upgrading the entrance on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. See original comment email dated March 8, 2018. 1] Page 3 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant April 19, 2018 Frederick County Inspections: Farm buildings and structures, except for a building or portion of a building located on a farm that is operated as a restaurant as defined in Section 35.1-1 of the Code of Virginia and licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. Seq.) of Title 35.1 of the Code of Virginia require permits and inspection. Area of the building operated as a restaurant shall comply with The Virginia Uniform Statewide Building Code and Section 303, Use Group A -Assembly (or Business, Section 304, if less than 50 people) of the Virginia Building Code/2012. Other codes that apply are ICC/ ANSI A117.1- 2009 Accessible and Usable Buildings and Facilities and International Energy Code. A building permit is requited, as well as a plumbing permit, mechanical permits, and electrical permit for the restaurant area. The hood shall be installed over cooking appliances that produce grease or smoke. Grease interceptor and/or separator shall be provided to prevent to the discharge of oil, grease, sand and other substances into the sewage system. Public restroorns shall be provided and shall meet ANSI Al17.1-09. The accessible restrooms shall be located on an accessible level. Handicap parking shall comply with ANSI Al17.1-09. A minimum of one van accessible space is required. Van accessible parking shall have a minimum of 11' width with 5' unloading area or a minimum of 8' unloading area with an 8' width per Section 502 ANSI. Maximum 2% slope required for parking and unloading.. Accessible parking and unloading to main entrance is required. 60% of all entrances shall be accessible and all required exists shall be accessible. Accessible parking signage for van shall included $500 fine. See USBC Section 1106.8 See original comment letter dated March 19, 2018. Winchester -Frederick County Health Department: This office has received an application for a Department of Health Food Establishment Permit for West Oak Farm Market, LLC to be located at 4305 Middle Road, Winchester, Virginia. This letter is to inform you of the requirements necessary for approval of said plans. Please note the following regarding the physical establishment for the Plan Review of your application and site visit conducted on March 13, 2018: Existing Onsite Sewage Disposal System must be evaluated by a professional Engineer/Private Soil Evaluator to determine its adequacy to service the proposed Farmer's Market/Event Center. 2. Contact VDH Office of Drinking Water (540-463-7136) regarding an approved water supply source. 3. Need Frederick County Building Department approval for the proposed food service Page 4 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant April 19, 2018 facility (Note: This office must receive a copy of the Certificate of Occupancy that states the Occupancy Load facility). 4. Need to setup meeting between VDH &VDACS to discuss the setup of the multi - jurisdictional facility. 5. Submit proposed menu. The following requirements are related to the operation of the facility: 1. No smoking sign to be posted in the food establishment. 2. A pest control program must be in place. 3. Trash dumpster and grease vessel (is applicable) must be in place. 4. An employee health policy, verbal or written, must be established. For more information, see the Commonwealth of Virginia Board of Health Food Regulations, 12 VAC 5-421- 80. 5. The hot water requirement at all hand sinks is 100°F and is 110°F at the 3-compartment sink. 6. ANSI approved Certified Food Manager will be required by July 1, 2018 At the time of pre -opening inspection, this office will verify that the above -mentioned items have been addressed. Please keep in mind that the above list is not all-inclusive. The facility falls under the Commonwealth of Virginia, State Board of Health, Food Regulations, which can be found at the following website: hllp://www.vdh.vir ig nia.gov/EnviromnentalHealth/Food/Regulations/index.htm. See original comment letter dated March 23, 2018. Frederick County Fire Marshall: Approve. CUP approved provided that a site plan be submitted, and the structure is built to the life safety requirements of the Frederick County Fire Prevention Code unless you have an agricultural exemption from the Frederick County Building Official. See original comment letter dated February 23,2018. Historic Resources Advisory Board: Approve. See comment letter dated March 28, 2018. 0 Page 5 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant April 19, 2018 Planning and Zoning: This application for a Conditional Use Permit (CUP) for the establishment of a special event facility for private events such as weddings or other similar type events and a separate restaurant (deli -style counter service use) accessory to a by -right farmers market. A special event facility and/or restaurant is a permitted use in the RA (Rural Areas) Zoning District with an approved CUP. The Zoning Ordinance defines "special event facility" as a facility or site utilized for events that are typically conducted on a single day but which may be conducted for up to three consecutive days, for which attendance is permitted only by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties. West Oaks Farm is a working farm with orchards. An approximately 10,500 SF building is under construction for use as a farm market (anticipated opening late -spring 2018; see photos below). The applicant, proposes having a separate space (totaling approximately 3,456-square feet) for private special events (including weddings, business meetings, birthday parties, showers, family reunions, etc.) as well as for events hosted by the farm market. The special event facility will include a catering kitchen for hired (outside) catering services to use during events to warm and cool food. This application also includes a proposal for a small counter -service restaurant within the farm market portion of the building which would serve deli -style food to farm market customers. The restaurant space will have a full commercial kitchen to accommodate a counter -service style restaurant serving a limited menu of food. The applicant is also in the process of securing a license for on -site wine and beer sales. The proposed building (which includes the farm market, restaurant, and special event space) will have permanent bathroom facilities served by a septic/drainfreld. The site will also have a commercial entrance for vehicles from Route 11, and designate gravel parking area will also be provided. The property is surrounded by RA (Rural Areas) zoned property, which includes open space, agricultural uses, and single-family detached residences. The 2035 Comprehensive Policy Plan of Frederick County (Comprehensive Plan) identifies this area of the County as "rural" and is to 0 Page 6 CUP #04-18, West Oaks Farm Market — Special Event Facility & Restaurant April 19, 2018 remain agricultural in nature and is not part of any land use study. The Board of Supervisors added "special event facilities" to the conditional use list for the County's Rural Areas Zoning District in May 2017 to support additional opportunities for agribusiness and agritourism. The proposed use is consistent with the goals and strategies expressed in the 2035 Comprehensive Plan and the surrounding properties. STAFF CONCLUSIONS FOR THE 05/02/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a special event facility and restaurant in the RA (Rural Areas) Zoning District. Should the Planning Commission find this application for a special event facility and restaurant to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. CUP #04-18 West Oaks Farm Market, LLC 'IN: 74-A-3 Special Event Facility Zoning Map u DLE 4536 4 45 MIDDLE RD' MIDDLEDLE RD -4634 MIDDLE LERD MIDDLE RD 4670 MIDDLE RD 4708 MIDDLE RD 4639, 4706 MIDDLE RD MIDDLE RD 4750 MIDDLE RD 4719 ] 4661 MIDDLE RD MIDDLE RD 0 FY LN 4743 •1 MIDDLE RD 4687 4771 MIDDLE RD MIDDLE RD 1 4685 141 MIDDLE RD GERMANY RD 4701 161 ,MIDDLE RD r FRMANY RD }}j Iw 203 RMANY RD _ 1690 SPRINGDALE RD .ANY RD 1744 "5 - SPRINGDALE RD. ' 1 4555 �, MIDDLE RD 1786 SPRINGDALE RD 783 1686 :DALE RD SPRINGDALE RD 1662 1755 SPRINGDALE RD SPRINGDALE.RD 1640 �� )9 SPRINGDALE RD IVY', `Vl"�lf Wl"JY UI"J 744 3 0 834 SHAD ELM R CHEIFTON CUP #04-18 West Oaks Farm Market, LLC 'IN: 74-A-3 Special Event Facility Location Map 4536 4668 4556 MIDDLE RD'.. MIDDLE RD '4634 MIDDLERD NAY 179% 4 RU B I NErTE0AY MIDDLE RD 467E MIDDLE RD 4 708 MIDDLE RD 4639, 4706 MIDDLE RD •' — MIDDLE RD _ 4253 4750 .. MIDDLE RD ! t MIDDLE RD 4779 % 4661 '•+' MIDDLE RD MIDDLE RD 0 :Y IN 4743 MIDDLE RD 4687 4771 MIDDLE RD MIDDLE RD 1 W P 4685 141 MIDDLE RD 74A3 GERMANY RD 4701 MIDDLE RD 767 — ERMANY RD 203 4255 RMANY RD MIDDLE RD > 1690 " 7 SPRINGDALE RD 21 .,ANY RD 1744 e;l, —• SPRINGDALE RD. 1 4555 MIDDLE RD _ 1786 SPRINGDALE RD 1686 A DALE RD SPRINGDALE RD 1662 A.r 1755 SPRINGDALE RD _ SPRINGDALE RD 4 1640 )9 4SPRINGDALE RD cH834««. 1 NYi.71 RD i WE I& • • Submittal Deadline 317 3 it a P/C Meeting / $ . BOS Meeting 51,1116 APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (check one): Property Owner_ Other — NAME: west oaks Farm Market LLC ADDRESS: 229 West Oaks Lane, Winchester, VA 22602 TELEPHONE: 540-303-3829 y_Q y 2, t/S65 APP-9i 63, bolmI-. -0ni 2. Please list all owners, occupants, or parties in interest of the property: Joseph D. Snapp, Mary V. Snapp • 3. The property is located at: (please give exact directions and include the route number of your road or street) 4305 Middle Road, Winchester, VA 22602 (heading south on Valley Avenue (Route 11) turn right onto Middle Road (Route 628) travel approximately 6.4 miles on Route 628 to 4305 Middle Road on the Left 4. The property has a road frontage of 2.072 feet and a depth of 7,105 feet and consists of 200 acres. (Please be exact) 5. The property is owned by west oaks Farm Market, LLC as evidenced by deed from R&T Packing Corporation (previous. owner) recorded in deed book no. 413 on page 613 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. Property Identification Number (P.I.N.) 74-A-3 Magisterial District Back Creek Current Zoning RA • 7. Adjoining Property: USE North Residential/Vacant East School/Vacant South Vacant `Jt/e3t Vacant ZONING • RA RA RA RA 8. The type of use proposed is (consult with the Planning Dept. before completing): Special Event Facility (Accessory to Farmers Market) ,= R66MOO NT 9. It is proposed that the following buildings will be constructed: Picnic Shelter Small Animal Barn 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These neonle will be notified by mail of this annlication: Name and Property Identification Number Address Name Ray Robinson, III 2510 Virginia Ave NW, #1103N Washington, DC 20037 Property # 73-A-3A Name Long Creek Farm, Inc. 976 Springdale Rd Winchester, VA 22602 Property # 62-A-35 IIII Name James Hott II 4468 Middle Road Winchester, VA 22602 I Property # 74-A-2 Name Jeffery Shiley 4536 Middle Road Winchester, VA 22602 Property # 74-A-1A Name Darlene Jenkins 140 Lickskillet LN Winchester, VA 22602 Property # 62-A-35A Name Frederick Co. School Bd. 1415 Amherst St. Winchester, VA 22601 Property # 74-A-46 Name R&T Packing Corp. 1835 Valley Ave Property # 74-A-4 Winchester, VA 22601 [:I 1� 0 E 0 • Name and Property Identification Number Address Name Eleanor Brim 2649 41st Ave SW Seattle, WA 98116 Property # 74-A-6C Name Stephen Brim 254 W Queen St. Strasburg, VA 22657 Property # 74-A-5-1 Name Charles Jones 4556 Middle Rd Winchester, VA 22602 Property # 74-A-1 Name Carson Gregory 4338 Middle Rd Winchester, VA 22602 Property # 62-A-34 Name Property # Name Property # Name. Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # 0 fe • 0 • 12. Additional comments, if any: Please see attached Conditional Use Permit General Overview I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant 0 Signature of Owner _ Jc,IEPi/ Owners' Mailing Address 229 West Oaks Lane, Winchester, VA 22602 Owners' Telephone No. 540-303-3829 TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 0 0 0 c— M i hnLk- VOAO M paKK'r SNu.� s a (,, CSC 0 f: w. a pp _ 2 3 . E 0 C7 fi DAZE RE AWW AM Fd%WM A"W RL%%L ..a. 5WAWI-k-W --. AS APFE&W W VE MtMOA� PEA 4 8 L GwWMr OF 7W MCBMAWD UOUK RMMEXM AM MSMM ]FAW. 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ALL PARCaS AW ZOW R4 AOM 18 i24 AQWS 6Y FAW SWWY AN A-J AW 74-A-4 M 17 AQiFS F& TAB REVOW APASM AWAS FN 74-A-3 2WW AMY BY MW 5WWr PbN 74-A-4 2041 ADOES RMW PfR TAX )WMWS (16.76 AOZ-5 ,4 A,f ZO fWW PAN 74-A-,I TO AW 74-A-4) ,qki n La Last , P.L G. ��-�. .� m4owpow7-am tom" aw ,a 0 ,EST Ogics NEW WEST OAKS FARM MARKET, LLC 4305 Middle Road Winchester, VA 22602 Conditional Use Permit General Overview The proposed use of the banquet room, picnic shelter & small events room are for use as an event venue to host weddings, business meetings, birthday parties, showers, reunions etc, as well as events for our farm market. The entire market & banquet room is a new structure. Completion date for the structure is projected to be the end of March, 2018. Events will begin in the spring of 2018. The banquet room is approximately 48' X 72' (3,456 sq. ft.) on one floor with its own entrance and a connecting stairs between. There are permanent bathroom facilities installed to meet Health Department requirements along with a new well, septic system and drain field per County specifications. The same road/driveway used for the Farm Market will be used as the entrance to the venue area. 275 Attendees is the MAX number of people at any event. Gravel parking areas are provided and will support parking for more than 125 vehicles with additional parking in grassy areas. We will have a catering kitchen available for hired caterers to use during events, no food will be cooked in the catering kitchen, it is for warming & cooling only. We will have a commercial kitchen attached to our farm market. We will be classified as a restaurant with a deli style menu. There will be no servers, customers will order at the counter and all menu items will be packaged to go. A copy of our proposed menu is attached. We are in the application process for our on/off premises wine and beer sales license. We have also applied for a limited caters license for hosting our own events. There are no identified historic or archaeological resources on this or the adjacent sites. West Oaks Farm is a working farm. It is hoped additional revenues will be generated with our new venue to help continue a 10 generation farming tradition in Frederick County. Frequency of Events (This is an estimate only) Duration Large Events (Wedding, Reunion, Corporate Events) — 3 per month 4-6 hours Business Meetings — (Monthly) 1-2 hours Luncheons, Club Meetings, & Small Gatherings (Weekly) 2-4 hours •This will be a year round facility. 10 u is 41V,s'r Oq h-, s MENU SANDWICHES CHICKEN, TUNA, EGG, OR HAM SALAD (wheat or white bread).........................................................................$3.79 TURKEY & PROVOLONE CHEESE (wheat or white bread)................................................................................... $3.79 BOLOGNA & AMERICAN CHEESE (wheat or white bread)..................................................................................$3.29 LB HAMBURGER (West Oaks Ground Beef) ON BUN.......................................................................................$3.79 LB CHEESEBURGER (West Oaks Ground Beef) ON BUN.................................................................................. $3.89 COUNTRYHAM SANDWICH................................................................................................................................$3.79 PORKBBQ ON BUN.............................................................................................................................................. $3.79 HOTDOG ON BUN...............................................................................................................................................$1.99 ADD LETTUCE, TOMATO, & ONION TO ABOVE FOR .25C EXTRA SIDES AVAILABLE POTATO SALAD, MACARONI SALAD, BROCCOLI SALAD, COLE-SLAW COMBOS ANY COLD SANDWICH (CHICKEN, TUNA, EGG, OR HAM SALAD, COUNTRY HAM, TURKEY OR BOLOGNA), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER......................................................................................................$5.95 ANY HOT SANDWICH (BURGERS OR PORK BBQ), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER ............................. $6.95 SALADS GARDEN SALAD — LETTUCE, SPINACH, TOMATOES, PEPPERS, CUCUMBERS, ONIONS, CHOICE OF DRESSING...................................................................................................................... $3.49 SPINACH & STRAWBERRY SALAD — SPINACH, STRAWBERRIES, SUNFLOWER SEEDS, RED ONIONS, CUP OF FETA CHEESE, CHOICE OF DRESSING................................................................................................. $4.49 TOMATO STUFFED WITH CHICKEN OR TUNA SALAD / CRACKERS...................................................................... $4.49 EXTRAS CHEESE PLATES (Serves 2) — ASSORTMENT OF CHEESE CUBES & CRACKERS ..................................................... $4.99 CHEESE & FRUIT PLATE (Serves 2) — ASSORTMENT OF CHEESE CUBES, CRACKERS, & FRUIT (in season) .......... $6.99 VEGGIE TRAY —ASSORTMENT OF FRESH VEGGIES W/CHOICE OF DRESSING (Serves 2)....................................$4.99 POTATO PARTY ROLLS — CHOICE OF TUNA, CHICKEN SALAD, OR COUNTRY HAM —TRAY OF 4 ........................ $4.99 SOUPS — Made Fresh Daily (Ask for Soup of the .Day) CUP............................................... ............................... ....... ................................................................................. $3.95 QUART................................................................................................................................................................. $6.95 PIE SLICES, COOKIES, DESSERTS AVAILABLE FOR PURCHASE @ MARKET SOFT DRINKS, TEAS, WATER AVAILABLE FOR PURCHASE @ MARKET u * COMMONWEALTH of VIRGINTA DEPARIMNT OF TRANSPORTATION Staunton/Edinburg Land Development The subject land use permit has been completed to VDOT's satisfaction. We have taken the necessary steps to begin the process of releasing West Oaks inn, LLU s �S,Lgm.w cash bona suurnittea for surety on ttus project. Please allow thirty (30) days for receipt. If we can be of further assistance, do not hesitate to call/email. ' OT l A 1u�i;ti.chc�ii"e As.tiiaunt ro Lund Dev,--lupf,i,.'111 Clarke, Frederick. Shenandoah & Warren Counties Edinburg Residency Office Tangy i n/,/ jar/!- polio i Ea;.,r,;,; i/e ,?Q?q Phone #5409845602 % Fax #540.984.5607 XVDOT,3.t 1<1r".bus AffitF: • • • Gmail - Fwd: Conditional Use At for West Uaks rarm tViarxet i ,'!,pecia*Crn raL;,iiL... rags I V, Gmaji Mary Snapp <msnapp03@gmail.com> Fwd: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County 1 message Joseph Snapp <jsnapp81 @icloud.com> To: Mary Snapp <msnapp03@gmail. com> Sent from my iPad Begin forwarded message: Wed, Mar 14, 2018 at 11:59 AM From: Tyler Klein <tklein@fcva.us> Date: March 8, 2018 at 3:40:17 PM EST To: Joseph Snapp <jsnapp81 @icioud.com> Subject: FW: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County ,ioe, see comments below from VDOT on your application. You should receive a hardcopy as well. Please let me know if you have any questions. -Tyler From: Smith, Matthew, P.E. (VDOT) <Matthew.Smith@vdot.v;rginia.gov> Sent: Thursday, March 08, 2018 12:11 PM To: Tyler Klein <tklein@fcva.us> Cc: Rhodes, Timothy (VDOT) <Timothy.Rhodes@vdot.virginia.gov>; Siver, Sara M. (VDOT) <Sara.Siver@VDOT.Virginia. gov>; Funkhouser, Rhonda (VDOT) <Rhonda.Fun khouser@VDOT.Virginia. gov> Subject: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County We have reviewed the above subject application received February 26, 2018 for impacts to the transportation system. Our comments are as follows: • The existing Private Entrances proposed to provide access to the Farm Market/ Event Facility need to be upgraded to meet VDOT's minimum Commercial Entrance Standards. A engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary https://mai 1. google.comlmaillul0/?ui=2&ik=a6e4e3 6ca3 &j sver=kBTDgkPpgMA.en.&vie... 3/ 14/2018 Gmail - Fwd: Conditio*se Permit for West Oaks Farm Marketoecial Event raciiit... rage .4 or z upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with Site Plan submittal. • • A VDOT Land Use Permit shall be obtained prior to any work on upgrading the entrances on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. We appreciate the opportunity to provide comments on this Conditional Use Permit Application. If you have any questions, please do not hesitate to give me a call. Matthew B. Smith, P.E. Area Land Use Engineer VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540) 984-5615 • Fax # 1540) 984-5607 Commercial Entrance Plan Check List - Revised 3 1 12.pdf J 155K https://mail.google.com/mai 1/u/0/?ui=2&ik=a6e4e36ca3&j sver=kBTDgkPpgMA.en.&vie... 3/14/2018 0 • • • Verifv At a minimtim, the following items must be provided in order to he considered fur a Commercial items Entrance Site Plait review. Tkis check list must accompany plan submittal package. 1) Detailed sketch or plan including location map and north arrow. (Maximum sheet size 24"06") 2) Show any adjacent and opposite side of roadway entrances. Provide distances to next adjacent entrance and nearest State highway intersections in each direction. Proposed entrance spacing must meet the Minimum Spacing Standards found in Appendix F of VDOT's RoadDesign Munual. 3) List tax map ntunber(s), proposed use, size of development, and trip generation traffic volume and source. 4 Master plan for future development, if applicable. 5) Existing roadway information including State Route number, Highway Functional Classification, right- of-way width, speed limit, edges of pavement, existing pavement markings, signa e, utility, ADT, etc. 6) Include existing and proposed contours and necessary sot grades. 7) Provide analysis of right and left turn lane warrants. 8) Specify VDOT entrance standard (e.g. VDOT Standard CG-11) and type (i.e. low volume, moderate volume, subdivision, or standard commercial) and show the placement of VDOT Standard CG-12 curb ram son Tans, notatin final location to be determined by VDOT Inspector. 9) Identify required (including any adjustments for grade) and available* unobstructed stopping sight distance and intersection sight distance and line of sight profiles at all entrance(s). (*show the maximum available sight distance and not minimum required.) Provide sight distance easements where line of sight leaves right-of-way. 10) Provide entrance profile from center line of roadway to 25' beyond right-of-way with grading in accordance with the specified proposed VDOT standard entrance type, 1 1) Provide typical section of entrance(s) and turn lanes including dimensions, cross slopes and pavement design. VDOT Standard WP-2 Pavement Widening Detail to be included on all plans. Show in plan view limits of mill and overlay per WP-2 Detail. 12 Provide cuiTent VDOT General Notes on plan cover sheet. 13) Drainage — show pipe sizes, lengths and material types (existing and proposed). Provide drainage computations in accordance with VDOT Drainage Manual. Provide proposed culvert/storm sewer profile. Show directional flow arrows of proposed and existing drainage to culverts, entrance(s) and adjoining State highways. Notate or detail proposed pipe installation(s) in accordance with VDOT Standard PB-1. 14) Evaluate need for under -drainage (VDOT Standards UD-4, CD-1, CD-2) and drain either to low invert of drainage structure or daylight to VDOT Standard EW- 12 as appro2riate. 15) Provide current details with plan set of all VDOT Standards called for in design. 16) Provide si na a and pavement markings on plan. 17) Construction entrances should be shown off lowest traffic volume roadway adjacent to site. 18) Include Maintenance of Traffic (MOT) Plan for each phase of work on State Highways. At a minimum, use Temporary Traffic Control TTC) details from "VA Work Area Protection !Wanual". 19) For land disturbance greater than 10,000 square feet on State right-of-way, add note that VDOT Erosion and Sediment Control Contractor Certification is required. If any of the above items have not been provided, please attach detailed explanation. • (This side for VDOT Use Only) 0 FIELD CHECK NOTES: FIELD SKETCH: SIGNATURE: DATE: • • 0 • 0- • • REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Mail to: Frederick County Inspections Department 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 (540) 665-5650 Hand deliver to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, grid Floor Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the j agency with their review. Also, please attach two (2) copies of your application form, location map and 1 all other pertinent informaUori, Applicants Name: West Oaks Farm Market, LLC (Joe Snapp) Mailing Address: 229 West oaks Lane Winchester. VA 22602 Name of development and/or description of the request: Conditional Use Permit Location of Property: 4305 Middle Road Winchester, VA 22602 Telephone: 540-303-3829 RECEIVED EER 2 3 2018 U�f Frederick County Public Works & Inspections Building Official's Comments: Building Official's Signature & Date: Notice to Inspections Department - Please Return This Form to the Applicant 12 • Farm buildings and structures, except for a building or portion, of a building located on a farm that is operated as a restaurant as defined in Section 35.1-1 of the Code of Virginia and licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. seq.) of Title 35.1 of the Code of Virginia require permits and inspection Area of the building operated as a restaurant shall comply with The Virginia Uniform Statewide Building Code and section 303, use group A -Assembly (or Business, Section 304, if less than50 people) of the Virginia Building Code/2012.. Other codes that apply are ICC/ ANSI Al 17.1-2009 Accessible and Usable Buildings and Facilities and International Energy Code. A building permit is required, as well as a plumbing permit, mechanical permits, and electrical permit for the restaurant area. The hood shall be installed over cooking appliances that produce grease or smoke. Grease interceptor and/or separator shall be provided to prevent to the discharge of oil, grease, sand and other substances into the sewage system. Public restrooms shall be provided and shall meet ANSI Al 17.1-09. The accessible restrooms shall be located on an accessible level. Handicap parking shall comply with ANSI Al 17.1-09. A minimum of one van accessible space is required. Van accessible parking shall have a minimum of I I' width with 5' unloading area or a minimum of 8' unloading area with an 8' width per Section 502 ANSI. Maximum 2% slope required for parking and unloading. Accessible parking and unloading to main entrance is required. 60% of all entrances shall be accessible and all required exits shall be accessible. Accessible parking signage for van shall include $500 fine. See USBC Section 1106.8 Is is u Imam 1- �. R FAIRFAX HFAT i'll ISTIUCT fiord Fairfax Health Distri6 Fredrick Winchester Environmental Health 107 North KentStreet, Suite 201 Winchester, Virginia 22601 Tel. (540) 722-3480 — Fax (540) 722-3479 www.vdh.vir inia.gov March 23, 2018 Joseph & Mary Snapp 229 West Oaks Lane Winchester, VA 22602 Re: Plan Review — West Oak Farm Market, LLC Dear Mr. & Mrs. Snapp, YlVIRGINIA Dn., DEPARTMENT Ht,L H ProfedhTYovind YWrEnvjmm*m This office has received an Application for a Department of Health Food Establishment Permit for West Oak Farm Market LLC, to be located at 4305 Middle Road Winchester Virginia. This letter is to inform you of the requirements necessary for Approval of said plans. Please note the following regarding the physical establishment from the Plan Review of your Application and site visit conducted on March 13, 2018: 10 1) Existing Onsite Sewage Disposal System must be evaluated by a professional Engineer/Private Soil Evaluator to determine it's adequacy to service the proposed Farmer's Market / Event Center. 2) Contact VDH Office of Drinking Water (540-463-7136) regarding an approved water supply source. 3) Need Fredrick County Building Department approval for the proposed food service facility (Note: This office must receive a copy of the Certificate of Occupancy that states the Occupancy Load of the facility). 4) Need to setup meeting between VDH & VDACS to discuss the setup of the multi - jurisdictional facility. 5) Submit proposed menu. The following requirements are related to the operation of the facility: 1) No Smoking Sign to be posted in Food Establishment. 2) A pest control program must be in place. 3) Trash Dumpster and grease disposal vessel (is applicable) must be in place. 3) An employee health policy, verbal or written, must be established. For more information, see the Commonwealth of Virginia Board of Health Food Regulations, 12 VAC 5-421-80. 4) A thin diameter food thermometers probe must be available. 5) The hot water requirement at all hand sinks is 100°F and is 110°F at the 3-compartment sink. 6) ANSI approved Certified Food Manager will be required by July 1, 2018. 0 � U At the time of pre -opening inspection, this office will verify that the above mentioned items have been addressed. Please keep in mind that the above list is not all-inclusive. The facility falls under the Commonwealth of Virginia, State Board of Health, Food Regulations, which can be found at the following website: littp: //www.vdh.virgjnia_gov/Envi ronmentalHealth/Food/Regul ations/index.htm. If you have any questions regarding this letter, or I can further assist you in this matter, please feel free to contact me. I may be reached at the Page County Health Department (540) 743- 6528 or Jeffrey.mason@vdh.virginia.gov. Cc: Pc: file pecialist Senior Fredrick County Inspections Department — Amy Light Feltner F 0 i • REQUEST FOR CONDITIONAL USE PERMIT COMMENTS r 1 U r� Frederick County wire Marshal Mail to: Frederick County Fire ,'Marshal 1800 Coverstone Drive Winchester, Virginia 22602 (540) 665-6350 Hand deliver to: Frederick C'ounty Fire &. Rescue Dept. Attn:.Fire Marshal Public Safety Building 1800 Coverstone Drive Wi.-tchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency Aith their review. Also, please attach two (2) copies of your application form, location map and all other pertinent infomation. Applicant's Name: West oaks Farm Market, LLc (Joe Snapp) Telephone: yU -may 2- `/. t/,s Mailing Address: 229 West Oaks Lane Winchester, VA 22602 Name of development and/or description of the request: Conditional Use Permit Location of Property: 4305 Middle Road Winchester, VA 22602 Fire Marshal's Comments: Dili _ Fire 'Marshal's Signature & Date• ':notice to Fire Marshal - Please Return This Form to the Applicant i 11 RECEIVED FEB 2 3 201E i 0 Frederick County Department of Fire and Rescue Office of the Fire Marshal 1080 Coverslone Drive Wwchesler, VA 22602 (540) 665-6350 Fax. (540) 678-4739 Email. fmoefcva.us Plan Review & Comments Date Received 2/2312018 Plan/Permit Type Name West Oaks Farm Market Address 4305 Middle RC Project Name Applicant Name & Number RE# Permit Number Conditional Use Permit 02.23.18 Special Event Facility Mary Snapp 540-247-0805 Winchester Emergency Vehicle Access: Adequate inadequate N/A Hydrant Location: Adequate Inadequate NIA Siamese Location: Adequate Inadequate NIA Fire Lanes Required: Yes No N/A Plan Approval Status Approve Date Reviewed 2/27/2018 VA 22602 Comments CUP Approved provided that a site plan be submitted and the structure is built to the life safety requirements of the Frederick County Fire Prevention Code unless you have a agricultural exemption from the Frederick County Building Official. Signature: Reviewed By. Kenneth Scott, Jr. Title: n U 0 0 0 '. COUNTY of FREDERICK • Department of Planning and Development 540/ 665-5651 Fay: 540/ GGS-6395 March 28, 2018 Mr. Joseph Snapp West Oaks Farm Market, LLC 229 West Oaks Lane Winchester, Virginia 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit— West Oaks Special Event Center 4035 Middle Road, Winchester; PIN# 74-A-3 Zoning: RA (Rural Areas) District Dear Mr. Snapp: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Conditional Use Permit application during their meeting on March 27, 2018. The HRAB reviewed information associated with the Rural Landmarks Survey, information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to operate an event center at 4305 Middle Road, Winchester. This property is within the Back Creek Magisterial District. Historic Resources Advisory Board Comments: The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the proposed site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies two structures located within the vicinity of the proposed Conditional Use Permit. After reviewing this information and the Applicant's materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Conditional Use Permit as presented. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd C] 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 Action: PLANNING COMMISSION: BOARD OF SUPERVISORS ORDINANCE May 2, 2018 May 9, 2018 Public Hearing Held, Recommended Approval ORDINANCE CONDITIONAL USE PERMIT #04-18 WEST OAKS FARM MARKET, LLC SPECIAL EVENT FACILITY & RESTAURANT WHEREAS, Conditional Use Permit #04-18 for a Special Event Facility and Restaurant, submitted by West Oaks Farm Market, LLC was considered. The subject property's address is 4305 Middle Road and is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628), immediately south of Orchard View Elementary School at 299 West Oaks Lane and is further identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District, and WHEREAS, the Frederick County Planning Commission held a public hearing on the Conditional Use Permit on May 2, 2018 and recommended approval of the Conditional Use Permit with conditions; and, WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Permit during their regular meeting on May 9, 2018; and, WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Permit to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the zoning map to reflect that Conditional Use Permit Application #04-18 for a Special Event Facility and Restaurant on the parcel identified by Property Identification Number 74-A-3 with the following conditions: 1. All review agency comments shall be complied with at all times. PDRes #16-18 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Passed this 9th day of May 2018 by the following recorded vote: Charles S. DeHaven, Jr., Chairman J. Douglas McCarthy Shannon G. Trout Robert W. Wells Gary A. Lofton Judith McCann -Slaughter Blaine P. Dunn A COPY ATTEST Kris C. Tierney Frederick County Administrator PDRes #16-18 2 operty Map - F . :`i� t nGv. Or FrEG t.;:- 1107 h Rc 5 540-665-561/ DAZE AS APES MI VE MA, 15t .. OF 7E 6'WJM6. F -Aid} WWREM IF R AND T NOM 09961WAMW S:M7E OF WRr.W AT LARGE ,2.tL*4ktt l4ren e: A NAY FVBW Ad AND Fib 7W SSW 9 DO &9ZWY der ISr OF R AWE IS SOW 70. RE c OWIM OWASM WS ANOSWOkSM SPUE AND JAVUBIMN ffGFIMW,= = tOe-4.!� 1 HMW G&WWY BUT THE LAW CDKDWAED W BW 4ROWWY =MWF 6 ,A Of WELA4� ZFiROW �T BV' OfW BW M Af PACE 60 Ate eEE17 ems' 50 #Fes' so PJA 74-A-3 do , PJA 774--A- -4 _ Zak RA a w US !� A f. ;Z 626 C a VA 5 C RO RO G) ow- PG 13?3 a � (A 1 ®y O O I0VnI7 DfMY z F5 W I EASEMEVr f OB 294 PG 425 r ifo a EX 6RA k& ail 0�1 (60' 8& ADACOVT� ro AA / SS) Dc 50' - l�l /N>�SS/EGYZESS I EASfA/B4rI I t 06 936 PG 273 & DB 936 PG 261 PIN 74—A-3 R AND T P40W (FORA(£RL Y eEWRL£Y oeafsiRD--�, 1lvc.) 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ALL PARMS Aft MAO RA AWA 18,124 AMFS 8Y FfW SWWY amomiomw PhV 74--A-3 Phi/ 74-A-4 28217 ALES PD? TAX AT905 AAASW AWAS PhV 74-A-3 200S0 AOP£S 8Y FAW AAWY ,LW 74-A-4 26541 AM5 RSWW A9P W fiFMW5 (16.7S A0ir5 A9 I 2Z-T FRW AW 74-A-3 TORN 74-A-4) LEG�NO M7 - Atw )?x FWW ATS - ROV aV TT W - PK #A FQW 9M - &MAW RaMCMON LM - STY LA fhg?&Y CWAfiD WIT ,, PrLG. F T 3 t 3 560 NORTH LOLDO iN;S�f —V S84,1 4 A 9 RJOWPW)8W-MM - FAX a4q W-0469 - H&ASL N OR! AW bW jq _4X57 OA;( WEST OAKS FARM MARKET, LLC 4305 Middle Road Winchester, VA 22602 Conditional Use Permit General Overview The proposed use of the banquet room, picnic shelter & small events room are for use as an event venue to host weddings, business meetings, birthday parties, showers, reunions etc. as well as events for our farm market. The entire market & banquet room is a new structure. Completion date for the structure is projected to be the end of March, 2018. Events will begin in the spring of 2018. The banquet room is approximately 48' X 72' (3,456 sq. ft.) on one floor with its own entrance and a connecting stairs between. There are permanent bathroom facilities installed to meet Health Department requirements along with a new well, septic system and drain field per County specifications. The same road/driveway used for the Farm Market will be used as the entrance to the venue area. 275 Attendees is the MAX number of people at any event. Gravel parking areas are provided and will support parking for more than 125 vehicles with additional parking in grassy areas. We will have a catering kitchen available for hired caterers to use during events, no food will be cooked in the catering kitchen, it is for warming & cooling only. We will have a commercial kitchen attached to our farm market. We will be classified as a restaurant with a deli style menu. There will be no servers, customers will order at the counter and all menu items will be packaged to go. A copy of our proposed menu is attached. We are in the application process for our on/off premises wine and beer sales license. We have also applied for a limited caters license for hosting our own events. There are no identified historic or archaeological resources on this or the adjacent sites. West Oaks Farm is a working farm. It is hoped additional revenues will be generated with our new venue to help continue a 10 generation farming tradition in Frederick County. Frequency of Events (This is an estimate only) Duration Large Events (Wedding, Reunion, Corporate Events) — 3 per month 4-6 hours Business Meetings — (Monthly) 1-2 hours Luncheons, Club Meetings, & Small Gatherings (Weekly) 2-4 hours This will be a year round facility. 0 IL�l U SANDWICHES CHICKEN, TUNA, EGG, OR HAM SALAD (wheat or white bread)......................................................................... $3.79 TURKEY & PROVOLONE CHEESE (wheat or white bread)................................................................................... $3.79 BOLOGNA & AMERICAN CHEESE (wheat or white bread).................................................................................. $3.29 LB HAMBURGER (West Oaks Ground Beef) ON BUN.......................................................................................$3.79 LB CHEESEBURGER (West Oaks Ground Beef) ON BUN..................................................................................$3,89 COUNTRYHAM SANDWICH................................................................................................................................$3.79 PORKBBQON BUN..............................................................................................................................................$3.79 HOTDOG ON BUN...........................................................................................................................................$1.99 ADD LETTUCE, TOMATO, & ONION TO ABOVE FOR .25C EXTRA SIDES AVAILABLE POTATO SALAD, MACARONI SALAD, BROCCOLI SALAD, COLE-SLAW COMBOS ANY COLD SANDWICH (CHICKEN, TUNA, EGG, OR HAM SALAD, COUNTRY HAM, TURKEY OR BOLOGNA), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER......................................................................................................$5.95 ANY HOT SANDWICH (BURGERS OR PORK BBQ), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER ............................. $6.95 SALADS GARDEN SALAD — LETTUCE, SPINACH, TOMATOES, PEPPERS, CUCUMBERS, ONIONS, CHOICE OF DRESSING...................................................................................................................... $3.49 SPINACH & STRAWBERRY SALAD — SPINACH, STRAWBERRIES, SUNFLOWER SEEDS, RED ONIONS, CUP OF FETA CHEESE, CHOICE OF DRESSING....................•............................................................................. $4.49 TOMATO STUFFED WITH CHICKEN OR TUNA SALAD / CRACKERS...................................................................... $4.49 EXTRAS CHEESE PLATES (Serves 2) —ASSORTMENT OF CHEESE CUBES & CRACKERS.....................................................$4,99 CHEESE & FRUIT PLATE (Serves 2) — ASSORTMENT OF CHEESE CUBES, CRACKERS, & FRUIT (in season) .......... $6.99 VEGGIE TRAY —ASSORTMENT OF FRESH VEGGIES W/CHOICE OF DRESSING (Serves 2)....................................$4.99 POTATO PARTY ROLLS — CHOICE OF TUNA, CHICKEN SALAD, OR COUNTRY HAM —TRAY OF 4 ........................ $4.99 SOUPS — Made Fresh Daily (Ask for Soup of the .Day) CUP...................................................................................................................................................................... $3.95 QUART...................................................................................................................................................I............. $6.95 PIE SLICES, COOKIES, DESSERTS AVAILABLE FOR PURCHASE & MARKET SOFT DRINKS, TEAS, WATER AVAILABLE FOR PURCHASE @a MARKET 0 • NWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development The subject land use permit has been completed to VDOT's satisfaction. We have taken the necessary steps to begin the process of releasing West Oalrs "nit, LU- 6 yJ,vuvm cash bona suorruttea for surety on ttus project. Please allow thirty (30) days for receipt. If we can be of further assistance, do not hesitate to call/email. ViaViL A L►►L�U.V i.:J�.l :.'SOT l A �rrri;ristrrrire .4.csistuat to Land Dev loP;wtzt Clarke, Frederick. Shenandoah & Warren Counties Edinburg Residency Office �e{►3 i nid r�aic�� o;.1- i F,lil,' A, iI4 :? ff?q Phone #540984.5602 1 Fax #540.9845607 G►rtuii: .iicui..u.ccn�iwrsse, ` lift VDOT Gmail -Fwd: Conditional Use PeTtflit for West Uaks Parm iviamei i �peciu*CIIL racl1,L... rar'c Gyrnail Mary Snapp <msnapp03@gmail.com> Fwd: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County 1 message Joseph Snapp <jsnapp81@icloud.ccm> To Mary Snapp <msnapp03@gmail.com> Sent from my iPad Begin forwarded message: Wed, Mar 14, 2018 at 11:59 AM From: Tyler Klein <tklein@fcva.us> Date: March 8, 2018 at 3:40:17 PM EST To: Joseph Snapp <isnapp81 @icioud.com> Subject: FW: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County joe, see comments below from VDOT on your application. You should receive a hardcopy as well. Please let me know if you have any questions. -Tyler From: Smith, Matthew, P.E (VDOT) <Matthew Smith@vdot.v:rginia.gov> Sent: Thursday, March 08, 2018 12:11 PM To: Tyler Klein <tkleir.@fcva.us> Cc: Rhodes, Timothy (VDOT) <Timothy.Rhodes@vdot.virginia.gov>, Siver, Sara M. (VDOT) <Sara.Siver@VDOT Virginia gov>; Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT V;rginia.gov> Subject: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County We have reviewed the above subject application received February 26, 2018 for impacts to the transportation system. Our comments are as follows: • The existing Private Entrances proposed to provide access to the Farm Market/ Event Facility need to be upgraded to meet VDOT's minimum Commercial Entrance Standards. A engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary https:!/mall.googie.cornlmaillul0/?ui=2&ik=a6e4e36ca3&j sver=kBTDgkPpgMA.en.&vie... 3/ 14/2018 Gmail - Fwd: Conditional Use Poit for West Oaks Farm Market / Speciaioent raciiit... rage z of z upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with Site Plan submittal. - A VDOT Land Use Permit shall be obtained prior to any work on upgrading the entrances on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. We appreciate the opportunity to provide comments on this Conditional Use Permit Application. If you have any questions, please do not hesitate to give me a call. Matthew B. Smith, P.E. Area Land Use Engineer VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540)' 984-5615 Fax # 1540) 984-5607 -� Commercial Entrance Plan Check List - Revised 3 1 12.pdf t-' 155K https:Hmail.google.com/mail/u/0/?ui=2&ik=a6e4e36ca3&j sver--kBTDgkPpgMA.en.&vie... 3/14/2018 0 CJ neriscr, u.i/vi/ZUI Stauntm Dim. f Comm mial Entrance Site Plan Check List DESIG NER1. DAM . Veriiv At a minimum. the following items must be provided in order to he considered for a Commercial ;gems Entrance Site Plain review. This check list must accompany plan submihal package. I) Detailed sketch or plan including location map and north arrow. (Maximum sheet size 24"x36") 2) Show any adjacent and opposite side of roadway entrances. Provide distances to next adjacent entrance and nearest State highway intersections in each direction. Proposed entrance spacing must meet the Minimum S acin Y Standards found in Appendix F of VDOT's RoadDesign Manual. 3) List tax map number(s), proposed use, size of development, and trip generation traffic volume and source. 4 Master plan for future development, if applicable. 5) Existing roadway information including State Route number, Highway Functional Classification, right- of-way width, speed limit, edges of pavement, existing pavement markings, signa e, utility, ADT, etc. 6) Include existing and proposed contours and necessary sot Trades. 7) Provide analysis of right and left tum lane warrants. 8) Specify VDOT entrance standard (e.g. VDOT Standard CG-11) and type (i.e. low volume, moderate volume, subdivision, or standard commercial) and show the placement of VDOT Standard CG-12 curb ramps on plans,notating final location to be determined by VDOT Inspector. 9) Identify required (including any adjustments for grade) and available* unobstructed stopping sight distance and intersection sight distance and line of sight profiles at all entrance(s). (*show the maximum available sight distance and not minimum required.) Provide sight distance easements where line of sight leaves right-of-way. 10) Provide entrance profile from center line of roadway to 25' beyond right-of-way with grading in accordance with the specified proposed VDOT standard entrance type. 1 1) Provide typical section of entrance(s) and turn lanes including dimensions, cross slopes and pavement design. VDOT Standard WP-2 Pavement Widening Detail to be included on all plans. Show in plan view limits of mill and overlay per WP-2 Detail. 12 Provide cuiTent VDOT General Notes on plan cover sheet. 13) Drainage — show pipe sizes, lengths and material types (existing and proposed). Provide drainage computations in accordance with VDOT Drainage Manual. Provide proposed culvert/storm sewer profile. Show directional flow arrows of proposed and existing drainage to culverts, entrance(s) and adjoining State highways. Notate or detail proposed pipe installation(s) in accordance with VDOT Standard P13-1. 14) Evaluate need for under -drainage (VDOT Standards UD-4, CD-1, CD-2) and drain either to low invert of drainage structure or daylight to VDOT Standard EW-12 as appropriate. 15) Provide current details with plan set of all VDOT Standards called for in design. 16) Provide si na a and pavement markings on plan. 17) Construction entrances should be shown off lowest traffic volume roadway adjacent to site. 18) Include Maintenance of Traffic (MOT) Plan for each phase of work on State Highways. At a minimum, use Temporary Traffic Control TTC) details from "VA Work Area Protection :-fanual". 19) For land disturbance greater than 10,000 square feet on State right-of-way, add note that VDOT Erosion and Sediment Control Contractor Certification is required. If any of the above items have not been provided, please attach detailed explanation. 0 (This side for VDOT Use Only) 0 FIELD CHECK NOTES: FIELD SKETCH: SIGNATURE: DATE: 0 0 Farm buildings and structures, except for a building or portion of a building located on a farm that is operated as a restaurant as defined in Section 35.1-1 of the Code of Virginia and licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. seq.) of Title 35.1 of the Code of Virginia require permits and inspection Area of the building operated as a restaurant shall comply with The Virginia Uniform Statewide Building Code and section 303, use group A -Assembly (or Business, Section 304, if less than50 people) of the Virginia Building Code/2012.. Other codes that apply are ICC/ ANSI Al 17.1-2009 Accessible and Usable Buildings and Facilities and international Energy Code. A building permit is required, as well as a plumbing permit, mechanical permits, and electrical permit for the restaurant area. The hood shall be installed over cooking appliances that produce grease or smoke. Grease interceptor and/or separator shall be provided to prevent to the discharge of oil, grease, sand and other substances into the sewage system. Public restrooms shall be provided and shall meet ANSI Al 17.1-09. The accessible restrooms shall be located on an accessible level. Handicap parking shall comply with ANSI Al 17.1-09. A minimum of one van accessible space is required. Van accessible parking shall have a minimum of I V width with 5' unloading area or a minimum of 8' unloading area with an 8' width per. Section 502 ANSI. Maximum 2% slope required for parking and unloading. Accessible parking and unloading to main entrance is required. 60% of all entrances shall be accessible and all required exits shall be accessible. Accessible parking signage for van shall include $500 fine. See USBC Section 1106.8 0 M fiord Fairfax Health District, Fredrick Winchester Environmental Health VIRGINIA .013,D .107 North KentStreet Suite 201 DEPARTMENT �-A..111FA VIDHOr Winchester, Vir ' 'a 22601 HEAITH i-1 1"A L T i i ! � 1 S T IU C; ".I' Tel. (540) 722-3480 - Fax (540) 722-3479 PMtKft Youand YWrfnvironWn! www.vdh.vir ig_nia.gov March 23, 2018 Joseph & Mary Snapp 229 West Oaks Lane Winchester, VA 22602 Re: Plan Review — West Oak Farm Market, LLC Dear Mr. & Mrs. Snapp, This office has received an Application for a Department of Health Food Establishment Permit for West*Oak Farm Market LLC, to be located at 4305 Middle Road Winchester Virginia. This letter is to inform you of the requirements necessary for Approval of said plans. Please note the following regarding the physical establishment from the Plan Review of your Application and site visit conducted on March 13, 2018: 1) Existing Onsite Sewage Disposal System must be evaluated by a professional Engineer/Private Soil Evaluator to determine it's adequacy to service the proposed Farmer's Market / Event Center. 2) Contact VDH Office of Drinking Water (540-463-7136) regarding an approved water supply source. 3) Need Fredrick County Building Department approval for the proposed food service facility (Note: This office must receive a copy of the Certificate of Occupancy that states the Occupancy Load of the facility). 4) Need to setup meeting between VDH & VDACS to discuss the setup of the multi - jurisdictional facility. 5) Submit proposed menu. The following requirements are related to the operation of the facility: 1) No Smoking Sign to be posted in Food Establishment, 2) A pest control program must be in place. 3) . Trash Dumpster and grease disposal vessel (is applicable) must be in place. 3) An employee health -policy, verbal or written, must be established. For more information, see the Commonwealth of Virginia Board of Health Food Regulations, 12 VAC 5-421-80. 4) . A thin diameter food thermometers probe must be available. 5) The hot water requirement at all hand sinks is 100°F and is 110°F at the 3-compartment sink. 6) ANSI approved Certified Food Manager will be required by July 1, 2018. 0 Ll At the time of pre -opening inspection, this office will verify that the above mentioned items have been addressed. Please keep in mind that the above list is not all-inclusive. The facility falls under the Commonwealth of Virginia, State Board of Health, Food .Regulations, which can be found at the following website: http://www.vdh.virg• nia. gov/EnvironmentalHealth/Food/R.egulations/index.htm. If you have any questions regarding this letter, or I can further assist you in this matter, please feel free to contact me. I may be reached at the Page County Health Department (540) 743- 6528 or Jeffrey.mason@vdh.virginia.gov. specialist Senior Cc: Fredrick County Inspections Department — Amy Light Feltner Pc: file Irl • REQZ;EST FOR CONDITIONAL USE PERMITCOMMENTS Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 1800 Coverstone Drive Winchester, Virginia 22602 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal Public Safety Building 1800 Coverstone Drive Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency Aith their review. Also,. please attach two (2) copies of your application form,. location map and all other pertinent infmaWon. Applicant's Name: West Oaks Farm Market, LLC (Joe Snapp) Mailing Address: 229 Wes! Oaks Lane Winchester, VA 22602 Name of development and/or description of the request: Conditional Use Permit Location of Property: 4305 Middle Road Winchester. VA 22602 Fire Marshal's Comments: Fire tiiarshal's Signature & Telephone: 540-3_03-3829�. Y,/��+-dy7- yae I!/.i�r' J.4rnT!? Notice to Fire Marshal - Please Return This Form to the Applicant 11 RECEIVED FEB 2 3 2N Frederick County Department of Fire and Rescue Office of the Fire Marshal 1080 Coverstone Drive Mnchester, VA 22602 (940) 665-6350 .fax, (940) 678-4739 Email- fmoOkmus Kean Review & Comments Date Received 2/23/2018 Date Reviewed 212712018 Plan/Permit Type Conditional Use Permit 02.23.18 Name West Oaks Farm Market Address 4305 Middle Rix Winchester VA 22..602 Project Name Special Event Facility Applicant Name & Number Mary Snapp 540=247-005 RE# Permit Number Emergency Vehicle Access: Adequate inadequate N/A Hydrant Location: Adequate Inadequate NIA Siamese Location: Adequate Inadequate NIA Fire Lanes Required: Yes No N/A Plan Approval Status Approve Comments CUP Approved provided that a site plan be submitted and the structure is built to the life safety requirements of the Frederick County Fire Prevention Code unless you have a agricultural exemption from the Frederick County Building official. Signature: Reviewed By: Kenneth Scott, Jr. Title: COUNTY of FREDEMCK Department of Planning and Development 540/ 665-5651 Fax.: 540/ 665-6395 March 28, 2018 Mr. Joseph Snapp West Oaks Farm Market, LLC 229 West Oaks Lane Winchester, Virginia 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit— West Oaks Special Event Center 4035 Middle Road, Winchester; PIN# 74-A-3 Zoning: RA (Rural Areas) District Dear Mr. Snapp: The Frederick County Historic Resources Advisory Board (HRAB) considered. the above referenced Conditional Use Permit application during their meeting on March 27, 2018, The HRAB reviewed information associated with the Rural Landmarks Survey, information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to operate an event center at 4305 Middle Road, Winchester. This property is within the Back Creek Magisterial j District. Historic Resources Advisory Board Comments: The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the proposed site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies two structures located within the vicinity of the proposed Conditional Use Permit. After reviewing this information and the Applicant's materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Conditional Use Permit as presented. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 Noi-th Keait Street, Suite 202 • Winchester, Virginia 22601-5000 ORDINANCE Action: PLANNING COMMISSION: May 2, 2018 BOARD OF SUPERVISORS: May 9, 2018 Public Hearing Held, Recommended Approval ORDINANCE CONDITIONAL USE PERMIT #04-18 WEST OAKS FARM MARKET, LLC SPECIAL EVENT FACILITY & RESTAURANT WHEREAS, Conditional Use Permit #04-18 for a Special Event Facility and Restaurant, submitted by West Oaks Farm Market, LLC was considered. The subject property is generally located south on Valley Avenue (Route 11) off Middle Road (Route 628) immediately south of Orchard View Elementary School at 4305 Middle Road and is further identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District, and WHEREAS, the Frederick County Planning Commission held a public hearing on the Conditional Use Permit on May 2, 2018 and recommended approval of the Conditional Use Permit with conditions; and, WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Permit during their regular meeting on May 9, 2018; and, WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Permit to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the zoning map to reflect that Conditional Use Permit Application #04-18 for a Special Event Facility and Restaurant on the parcel identified by Property Identification Number 74-A-3 with the following conditions: 1. All review agency comments shall be complied with at all times. PDRes #16-18 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 275 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Passed this 9th day of May 2018 by the following recorded vote: Charles S. DeHaven, Jr., Chairman J. Douglas McCarthy Shannon G. Trout Robert W. Wells Gary A. Lofton Judith McCann -Slaughter Blaine P. Dunn A COPY ATTEST Kris C. Tierney Frederick County Administrator PDRes # 16-18 2 WEST OAKS FARM MARKET, LLC 4305 Middle Road Winchester, VA 22602 Conditional Use Permit General Overview The proposed use of the banquet room, picnic shelter & small events room are for use as an event ve,iue to nost wedd;ngs, business meetings, birthday parties, showers, reunions etc. as well as events I or our farm market. The entire market & banquet room is a new structure. Complet'on date for the structure is projectea tc be the middle of March, 2018. Events will begin in the spring of 2018. The banquet room is approximately 48' X 72' (3,456 sq. ft.) or,. one floor with its own entrance and a connecting stairs between. There are permanent bathroom facilities installed to meet Health Department requirements along with a new well, septic system and drain field per County specifications. The same road/driveway used for the Farm Market wi!! be used as the entrance to the venue area. 275 Attendees is the MAX number of people at any event. Gravel parking areas are provided and will support parking for more than 125 vehicles with additional parking in grassy areas. We will have a catering kitchen available for any food preparation via a catering service. We will have a grill for cookout style outside the building. Food serving may take place inside. We are it the application process for our on/off premises wine and beer sales license. Alcoholic beverage sales on site or bring your own alcoholic beverages will be available including wine tasting everts. There are no identified historic or archaeological resources on this or the adjacent sites. West Oaks Farm and Market are a working farm. It is hoped enough, evenue will be generated through hosting events to help continue a 10 generation farming tradition. in Frederick County. T A X R E C E I P TH 10Y E A R FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER 2017 REAL ESTATE 200.00 ACRES Land: 77500 VA 22604-0225 WEST OAKS FARM MARKET LLC 229 W OAK LN WINCHESTER VA 22602 2793 Pd by 74 A Acres: Imp: H T A X R E C E I P T - Y E A R FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 2017 REAL ESTATE 200.00 ACRES 74 A Acres: Land: 77500 Imp: WEST OAKS FARM MARKET LLC 229 W OAK LN WINCHESTER VA 22602 2793 Pd by 2 0 1 7- 1st H A 0ket #:00417970001 @@ Date 6/05/2017 Register: LBX/RWCB1 Trans. #: 04673 Dept # RE201701 ACCT# 8023334 Previous 3 Balance $ 237.30 200.00 Principal Being Paid $ 237.30 1600 Penalty $ .00 Interest $ .00 Amount Paid $ 237.30 *Balance Due as of 6/05/2017 $ .00 Check# BB&T VA 3086$ 237.30 2 0 1 7- 2nd H A Ticket #:00417970002 @@ Date : 12/05/2017 Register: LBX/RWCB1 Trans. #: 30212 Dept # RE201702 ACCT# 8023334 Previous 3 Balance $ 237.30 200.00 Principal Being Paid $ 237.30 1600 Penalty $ .00 Interest $ .00 Amount Paid $ 237.30 *Balance Due as of 12/05/2017 $ .00 Check# BB&T VA 3346$ 237.30 CUP #04-18 West Oaks Farm Market, LLC PIN: 74-A-3 Special Event Facility I Zoning Map 4536 4668 4556 MIDD_ LEIR MIDDLF RD 4634 MIDDLE RD 4670 MIDDLE RD 4708 ,.. Y. MIDDLE RD 4639 4706 MIDDLE RD MIDDLE RD 4750 MIDDLE RD r 4719 g661\ MIDDLE RD e, IDDLE RD i0 EY LN 4143 1. MIDDLE RD 4687 4771 MIDDLE'RRDa, MIDDLE RD F 4685 141 MIDDLE RD GERMANY RD 4701 161 MIDDLE RD ERMANY RD .. 203 RMANYRD 1690 SPRINGDALE RD yy 221 IMANY RD .i' 1744 SPRINGDALE RD 1 1786 SPRINGDALE RD 783 1686 :DALE RD SPRINGDALE RD 1662 1755 SPRINGDALE RD SPRINGDALE RD 1640 >9„ ` _.�..... ', SPRINGDALE RD PTERSQN W 4555` MIDDLE RD f A WWIHEI Fi ON P P'CHEIFLON 19 .CHEIFTON PL ELM R CUP #04 - 18 West Oaks Farm Market, LLC PIN: 74-A-3 Special Event Facility Location Map 4536 � 4668 4556, MIDDLE RD MIDDLE RD '4634 MIDDLF RD . MIDDLE RD 4670 MIDDLE RD 4708 MIDDLE RD 4639 4706 MIDDLERD MIDDLE RD 00 4750 � t• /N4� 4719 ,� 4661 MIDDLE RD MIDDLE RD 43 LE RD 4687 MIDDLE RD MIDDLE RD t P 4685 )ql � MIDDLE RD� GERMANY RD � g701 A •MIDDLE RD 161 ERMANY: RD .r Y 203 a RMANY RD 1690 SPRINGDALE RD 221 WANY.RD h744 V SPRINGDALE RD 4555 MIDDLE RD 1786SPRINGDALE RD q�.. 783 1686 :DALE RD SPRINGDALE RD 1662 1755 SPRINGDALE RD SPRINGDALE RD 1640 19 SPRINGDALE RD YARD CARROLLTON ESTATES Subdivision A .CUP #0_4-1,8 7443 0 11.0 RUSINE71 ilk WAY s SHAD 'Y 'f 1 • Submittal Deadline 3 Z 3 119 P/C Meeting u i U BOS Meeting $ APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (check one): Property Owner Other NAME: West Oaks Farm Market LLC ADDRESS: 229 West Oaks Lane, Winchester, VA 22602 TELEPHONE: 540-303-3829 3 y 6) - ay 7 - V Sd 5 2. Please list all owners, occupants, or parties in interest of the property: Joseph D. Snapp, Mary V. Snapp 3. The property is located at: (please give exact directions and include the route number of your road or street) 4305 Middle Road, Winchester, VA 22602 (heading south on Valley Avenue (Route 11) turn right onto Middle Road (Route 628) travel approximately 8.4 miles on Route 628 to 4305 Middle Road on the Left. 4. The property has a road frontage of 2,072 feet and a depth of 7,105 feet and consists of 200 acres. (Please be exact) 5. The property is owned by West Oaks Farm Market, LLC as evidenced by deed from R&T Packing Corporation (previous owner) recorded in deed book no. 413 on page 613 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 0 Property Identification Number (P.I.N.) Magisterial District Back Creek Current Zoning RA 5 74-A-3 • MAR 2 �` S 2018 L1j L "qrl R D RID DFCK �F N MFNT ' _.. ,,,,_ 7. Adjoining Property: USE ZONING North Residential/Vacant RA East SchoolfVacant RA South Vacant RA West Vacant RA 8. The type of use proposed is (consult with the Planning Dept. before completing): Special Event Facility (Accessory to Farmers Market) ro( (%:E5)11L)RAN 9. It is proposed that the following buildings will be constructed: Picnic Shelter Small Animal Barn 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These ueoble will be notified by mail of this annlication: Name and Property Identification Number Address Name Ray Robinson, III 2510 Virginia Ave NW, #1103N Washington, DC 20037 Property # 73-A-3A Name Long Creek Farm, Inc. 976 Springdale Rd Winchester, VA 22602 Property # 62-A-35 Name James Hott II 4468 Middle Road Winchester, VA 22602 Property # 74-A-2 Name Jeffery Shiley 4536 Middle Road Winchester, VA 22602 Property# 74-A-1A Name Darlene Jenkins 140 Lickskillet LN Winchester, VA 22602 Property # 62-A-35A Name Frederick Co. School Bd. 1415 Amherst St. Winchester, VA 22601 Property # 74-A-413 Name R&T Packing Corp. 1835 Valley Ave Winchester, VA 22601 Property # 74-A-4 Name and Property Identification Number I Address Name Eleanor Brim 2649 41 st Ave SW Property # 74-A-6C Seattle, WA 98116 Name Stephen Brim 254 W Queen St. Property # 74-A-5-1 Strasburg, VA 22657 Name Charles Jones 4556 Middle Rd Property # 74-A-1 Winchester, VA 22602 Name Carson Gregory 4338 Middle Rd Property # 62-A-34 Winchester, VA 22602 Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # 7 0 . 11. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. . •. _, ..m......, ... ,.. -4 0 • 12. Additional comments, if any: Please see attached Conditional Use Permit General Overview I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Address Owners' Telephone No. 229 West Oaks Lane, 540-303-3829 inchester, VA 2602 TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: JI- MOM V-4 17 t I IN am- I Alb. Frederick County Information Technologies 107 N Kent St Winchester, VA 22601 640-666.6614 Frederick. Courxy does not give any expressedoriff#iedwarreftes 0 800 1,600 3200 Feet condoons,repiesentavons. #70&.-rtbes of any kind. statutory. or L otherwise. -once rnmig any or all of Me Frederick County GIS data 1:19.200 mod- � •�� -� a :,i-. �► i•. Pi:, •..g_ at:x a ; � z :9 �.,�:'' I;mce-a, rs. ,$ OF ../rJ ; AT..t ! �a .' D. Wy as" A� NAW IS SOW) i' it FOMM MM COWMT HAS AMMMMOMNM a. s _ 3.p =sai MW 40 r m yx m 0 ' wr, MANK Ls Ypra3 RA :a , �w sees Wl iZ R� 628 Q o ROW yr MiDDL y a VARI��1 ! p EX 20' WDE x 150' OUTLET DITCH 2 W J EASEL VT DB 294 PG 425 Q 0 Pa hZ iQ Q r ^A 2� Q 1 PIN 74-A- R AAV T Ri4OOW t (FORMERL Y BEVERLEY La ORCHARD.5; INC.) 4 1 DB 413 PG 613 !� ( ZONED.- RA USE CAN RD WTMVA AD M 2 ' 2W 000 ADDS f (BY ACTUAL RiEL© SURWY) f; i21 EX. DIRT DRIVE -, _ lr,�l 'L � �� 4�6C I C'`�t lls /A /. / //co / EX. GRA XU zJ o ROAD @! 0 (60' BRL ADJACENT 70 lNCRE55/Et�,'E5S) ! Ex 50' �-!- lNL7�5/Ep?Ess I I EASEMENT ! t DB 936 PG 273 & DB 936 PG 281 m}� 8 rm 1 ! 3 ^t ! • PIN 74-A-46 FREDERICK COUA(TY SCHOOL BOARD 37.35 AC. DB 936 PG 273 & DB 936 PG 281 ZONED• RA USE SCHOOL P/N 74-A-4 ! R ,biYD ! OB 543 PG 543 ! ZOi1 M RA ! U.SE VAV.4,Vr1WGDED I (28217 AtWS DMA[) ! AA#'S (PER TAX REVORDS) 6•1• S.W. Marsh Lic. 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Z EAsamu mir EwT 7m7, AIr MOT Sf,7 my AV Mu PLAT. 3 SGi'WARY &w SWW ASWW XC7 bOMW" 8Y A f1EL-£! RMV SWWY PEna" JAM MY SZFSBZM AV FMWMY MIS 4. ALL PA cRMS ATE ZE D RA AAA T 18j24 AORES SY FAw sRYE•Y aotm AI' )* 74-A-3 PkV 74-A-4 26E 17 AQWS A& W- ADS ARSSW ALAS P/N 74-A-3 2oo.00 Ao&ls 8Y FED StI ,v P1N 74-A-4 26541 ALES REMV PER TAX REDS (16.78 AOTS A9 JSMV FRW Pal 74-A-3 TO PN 74-A-4) LEOND 1RF - h?AV ROD FaW 1RS - NOW )WR SE7 PKF - PK AW FLYr9Y19 BMSM RESMC710N LOW - PRQ°£RTY L� M9?&Y LTAED a.7Jsra s - •r •• ! 4*406 �i & Lie La f' P.L�,am ? m9Z5 SWEET 3 OF 3 Q� SM NORTH LOUDOUN sn;EF- - WriCHESTER, VWA*A22WI PHOW m4w-0468 - FAX (S4fl)AJ-0469 - 9MULdsmomomhu ago. NNW BY- AM rarw-ombar s com t 8W 74-,A-J-M r4 ,a ' 649 l�i/YM r g Applications Parcels Building Footprints B1 (Neighborhood Business District) B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) 4W MS (Medical Support District) OM (Office - Manufacturing Park) 4V R4 (Residential Planned Community District) 4V R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) 4� WAY ySubdivision I1 Y10 -H& -Nf RUBINE7IE 344 WA Y 4338 Ili MIDDLE RD RUWAr RUBINEfTE � WAY I 8 P: 4275 MIDDLE RD I4U•L!1S3G� _'' �Opf o� d c u "�qj• 4 -y3=, IONfS RD wo y'NC" UR eve ,n �+. mac... "� : • - - C U P # 04 - 18 Note: Frederick County Dept of West Oaks Planning & Development Farm Market, LLC 107 N Kent St e suite 202 PIN: Winchester, VA 22601 74-A-3 540-665-5651 Special Event Facility Map Created: March 30, 2018 Zoning Map Staff: tklein 0 500 1,000, 2,000 Feet • REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Mail to: Frederick County Inspections Department 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 (540) 665-5650 Hand deliver to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, grid Floor Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the i agency with their review. Also, please attach two (2) copies of your application form, location map and Applicants Name: West Oaks Farm Market, LLC (Joe Snapp) Telephone: 540-303-3829 Mailing Address: 229 West oaks Lane Winchester, VA 22602 RECEIVED FEB 2 3 2018 ( . Name of development and/or description of the request: Frederick county Conditional Use Permit Public Works & Inspections Location of Property: 4305 Middle Road Winchester, VA 22602 Building Official's Comments: 1 omme_n���.YY I Sit-r,,-r,,, Building Official's Signature & Date: l 3 01 Notice to Inspections Department - Please Return This Form to the Applicant 12 CUP #04-18 West Oaks Farm Market, LLC , . g338 PIN: MIDDLE RD 74-A-3 Special Event Facility 1 Location Map 1468 ,DLE RD 45361� 4668 4556 MIDDLE. RD MIDDLE RD '4634 MIDDLE RD MIDDLE RD 4670 MIDDLE RD' - 4708 MIDDLE RD 4639, 4706 MIDDLE RD MIDDLE RD 4750 IDDLE RD 4719 " 1 4661 MIDDLE RD MIDDLE RD LN 4743 MIDDLE RD 4687 4771 MIDDLE RD �Gn MIDDLE RD UJ t 4685 otq MIDDLE RD 74 A 3 GERMA�Y RD 4701 MjNJjffM1DDLE.RD-- 161 ?MANI 2033V MANY .1 221f' AANY M - - RD - 4555 I MIDDLE RD B6 SPRINGDALE RD 1662 ` SPRINGDALE RD 1640 `SPRINGDALE RD .. IL s: CARROLLTON ESTATES Subdivision Y • Submittal Deadline ,3 2 3 1k P/C Meeting / $ BOS Meeting $ APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (check one): Property Owner Vr Other NAME: West Oaks Farm Market LLC ADDRESS: 229 West Oaks Lane, Winchester, VA 22602 TELEPHONE: 540-303 3azg �4�yo - y 7 - ysdj 'T$/VAPP 2. Please list all owners, occupants, or parties in interest of the property: Joseph D Snapp, MaryV. Snapp 3. The property is located at: (please give exact directions and include the route number of your road or street) 4305 Middle Road, Winchester, VA 22602 (heading south on Valley Avenue (Route 11) turn right onto Middle Road (Route 628) travel approximately 8.4 miles on Route 628 to 4305 Middle Road on the Left 4. The property has a road frontage of 2,072 feet and a depth of 7,105 feet and consists of 200 acres. (Please be exact) 5. The property is owned by West Oaks Farm Market, LLC _ as evidenced by deed from R&T Packing Corporation (previous, owner) recorded in deed book no. _ 413 on page 613 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. Property Identification Number (P.I.N.)_ Magisterial District Back Creek Current Zoning RA 9 74-A-3 0 • 7. Adjoining Property: USE ZONING North Residential/Vacant RA East SchooWacant RA South Vacant RA West Vacant RA 8. The type of use proposed is (consult with the Planning Dept. before completing): Special Event Facility (Accessory to Farmers Market) dt RE6i14JCAIJT 9. It is proposed that the following buildings will be constructed: Picnic Shelter Small Animal Barn 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These neoole will be notified by mail of this anvlication: Name and Property Identification Number Address Name Ray Robinson, III 2510 Virginia Ave NW, #1103N Property # 73-A-3A Washington, DC 20037 Name Long Creek Farm, Inc. 976 Springdale Rd Winchester, VA 22602 Property # 62-A-35 Name James Hott II 4468 Middle Road Winchester, VA 22602 Property # 74-A-2 Name Jeffery Shiley 4536 Middle Road Winchester, VA 22602 Property # 74-A-1A Name Darlene Jenkins 140 Lickskillet LN Winchester, VA 22602 Property # 62-A-35A Name Frederick Co. School Bd. 1415 Amherst St. Winchester, VA 22601 Property # 74-A-4B Name R&T Packing Corp. 1835 Valley Ave Winchester, VA 22601 Property # 74-A-4 R Name and Property Identification Number Address Name Eleanor Brim 2649 41st Ave SW Seattle, WA 98116 Property # 74-A-6C Name Stephen Brim 254 W Queen St. Strasburg, VA 22657 Property # 74-A-5-1 Name Charles Jones 4556 Middle Rd Winchester, VA 22602 Property # 74-A-1 Name Carson Gregory 4338 Middle Rd Winchester, VA 22602 Property # 62-A-34 Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # 0 1 L. Additional comments, if any: Please see attached Conditional Use Permit General Overview I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant 41Z.4A 0 Signature of Owner lrtA,1 ..,y f Owners' Mailing Address 229 West Oaks Lane, -Winchester, VA 22602 Owners' Telephone No. 540-303-3829 TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: b !; COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING May 1, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: CONDITIONAL USE PERMIT APPLICATION #04-18 FOR WEST OAKS FARM MARKET, LLC On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, May 9, 2018, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Conditional Use Permit #04-18 for West Oaks Farm Market, LLC., submitted for establishment of a special event facility and restaurant in the RA (Rural Areas) Zoning District. The property is located at 229 West Oaks Lane, Winchester, Virginia and are identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District. Any interested parties wishing to speak may attend this public hearing. A copy of the application will be available for review online through the Planner Access Terminal, at the Handley Library and the Bowman Library the week of the meeting or at the Department. of Planning and Development located at 107 North Kent Street in Winchester, Virginia, telephone number (540) 665-5651. Information regarding this application will also be available via the Planning Department's website at www.fcva.us. Sincerely, M. Tyler Klein, AICP Planner MTK/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This'. is to certify that the attached correspondence was mailed to the following on `. from the Department of Planning and Development, Frederick_ County, Virginia: j 62-A-35-A 74-A-1 j 74-A-3 Jenkins, Darlene W' Jones Charles A West Oaks Farm Market, LLC 140 Lickskillet LN Jones Linda E 229 W Oak LN Winchester, VA 22602-2705 ! 4556 Middle Rd Winchester, VA 22602-2793 - - ---- 74-A-4-B - Winchester, VA 22602-2770 - - - 74-A-3-A -_i Frederick County School Board of VA i 62-A-34 Gregory Ruth Carson Robinson Ray III 1415 Amherst St 4338 Middle Rd 2510 Virginia Ave. NW#1103 N Winchester, VA 22601-3009 Winchester, VA 22602-2767 Washington, DC 20037-1902 i 74-A-4 73-A-88 62-A-35 �l R.& T Packing Corporation I Fruit Hill Orchard INC Long Creek Farm Inc C/O First Bank Trust Division PO Box 2368 C/O C Messick 1835 Valley Ave i� Winchester, VA 22604-1568 976 Springdale Rd I Winchester, VA 22601-6303 Winchester, VA 22602-2546 - 1 74-A-6-C 74-A-2 Hott James N II . I Hott Janice H 4468 Middle Rd Winchester, VA 22602-2768 74-A-1A Shiley Jeffrey B Shiley Cheryl Lynn P 4536 Middle Rd Winchester, VA 22602-2770 Brim Eleanor K it 2649 415t Ave. SW Seattle, WA 98116-2512 74-5-1 - Brim Stephen Dubois ETALS �254 W Queen St. i Strasburg, VA 22657-2223 017:11 Il W1 Wkv 11104 i►i/� COUNTY OF FREDERICK M. Tyler Klein, Planner Frederick County Planning Department a Notary Public in and for the State and County aforesaid, do hereby certify that M. Tyler Klein, Planner for the Dep rt en t of Planning and Development, whose name is signed to the foregoing, dated v 1 , has personally appeared before me and acknowledged the same in my State an(l County aforesaid. s.i- . fi Given under my hand this day of ')- 61 k U My commission expires on�3 1,L�'� NOTARY PUBLIC RAW'=L;, OEETER v NOlit'RY PUBLIC fiR GISI {iATION # 354474 C0F,At/.!J!'\,,WCALTH OF VIRGINIA !.:()w\/ii!3SION EXPIRES 2041 .._. - 0 • COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING - POSTPONEMENT & RESCHEDULED April 16, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: CONDITIONAL USE PERMIT APPLICATION #04-18 FOR WEST OAKS FARM MARKET, LLC — NOTICE OF PUBLIC HEARING POSTPONEMENT AND RESCHEDULED. On behalf of the Frederick County Planning Commission, you are hereby notified that the public hearing scheduled to be held on Wednesday, April 18, 2018, at 7:00 p.m. has been postponed. The public hearing has been rescheduled for Wednesday May 2, 2018 at 7:00pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Conditional Use Permit #04-18 for West Oak Farm Market, LLC., submitted for establishment of a special event facility and restaurant in the RA (Rural Areas) Zoning District. The property is located at 229 West Oaks Lane, Winchester, Virginia and are identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District. Any interested parties wishing to speak may attend this public hearing. A copy of the application will be available for review online through the Planner Access Terminal, at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, telephone number (540) 665-5651. Information regarding this application will also be available via the Planning Department's website at www.fcva.us. Sincerely, M. Tyler Klein, AICP Planner MTK/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on '-} ) (.Q � from the Department of Planning and Development, Frederick - County, Vir inia: (___ _ 74 -. A. • 4-B COUNTY SCHOOL BOAR - 74 - A- - 3- WEST OAKS FARM MARKET LLC FREDERICK I OF VIRGINIA 1415 AMHERST ST 229 W OAK LN 22602.2793 22601.3009 WINCHESTER VA _ _ WINCHESTER VA - - - - - - - 74 A- 4 — 74 -A- 3 A R & T PACKING CORPORATION ROBINSON RAY III 1 CIO FIRST BANK TRUST DIVISION 2510 VIRGINIA AVE NW # 1103 N 1835 VALLEY AVE WASHINGTON DC 20037 1902 I WINCHESTER VA 22601 63 - 62 . A.. 35• - 74- -A-- LONG CREEK FARM INC BRIM ELEANOR K CIO C MESSICK 2649 41ST AVE SW 98116.2512 976 SPRINGDALE RD 22602.2546 I. SEATTLE WA -- -- 1 WINCHESTER VA - - - 74 STEPHEN DUBOIS ETALS 74 . A- • 2• HOTT JAMES N II BRIM 254 W QUEEN ST 22657.2223 '., HOTT JANICE H STRASBURG VA ---- 4468 MIDDLE RD WINCHESTER VA 22602 2768 -- l - - - I 74 -5- _ i �1 ��! � BRIM STEPHEN DUBOIS ETALS - 74 • A. • 1•A 254 W QUEEN ST 22657 2223 SHILEY JEFFREY B STRASBURG VA SHILEY CHERYLYNN P �- - - 74-• A.. �. 4536 MIDDLE RD ' 22602.2770 JONES CHARLES A -' WINCHESTER VA _ JONES LINDA E 62 A 35-A JENKINS DARLENE W I 4556 MIDDLE RD WINCHESTER VA 22602 2770 j 140 LICKSKILLET LN 22602.2705 I WINCHESTER VA M. Tyler Klein, PlaiAier Frederick County Planning'Department STATE OF VIRGINIA COUNTY OF FREDERICK I, QPA c+, , a Notary Public in and for the State and County aforesaid,. do hereby certify that M. Tyler Klein, Planner for the Department of Planning and Developent, whose name is- signed to the foregoing, dated t l , has personally appeared before me and acknowledged the same in my State an County aforesaid. Given under my hand this day of �� p My commission expires on � W�' Ck NOTARY PUBLIC _ PAMALA DEETER NOTARY PUBLIC REGISTRATION # 354474 COMMONWEALTH OF VIRGINIA MY C `MMISSION EXPIRES G,:CEMBER•31, L' 62 - A- - 34- GREGORY RUTH CARSON 4338 MIDDLE RD WINCHESTER VA 22602.2767 73 - A- - 88- FRUIT HILL ORCHARD INC PO BOX 2368 WINCHESTER VA 22604.1568 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING April 4, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: CONDITIONAL USE PERMIT APPLICATION #04-18 FOR WEST OAKS FARM MARKET, LLC On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, April 18, 2018, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Conditional Use Permit #04-18 for West Oak Farm Market, LLC., submitted for establishment of a special event facility and restaurant in the RA (Rural Areas) Zoning District. The property is located at 229 West Oaks Lane, Winchester, Virginia and are identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District. Any interested parties wishing to speak may attend this public hearing. A copy of the application will be available for review online through the Planner Access Terminal, at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, telephone number (540) 665-5651. Information regarding this application will also be available via the Planning Department's website at www.fcva.us. Sincerely, M. Tyler Klein, _AICP Planner MTK/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 i� 0 9 This i to certify that the attached correspondence was mailed to the following on j- � /4 / / -�( fiom the Department of Planning and Development, Frederick County, Virginia: - - - - � 74 • A- • 4•B -- 74 • A- - 3• - - - -- - - -- - - FREDERICIt COUNTY SCHOOL BOARD WEST OAKS FARM MARKET LLC OF VIRGINIA 229 W OAK LN 1415 AMHERST ST WINCHESTER VA 22602.2793 WINCHESTER VA 22601.3009 74 - A. • 3-A - - - - - 74 . A• - 4- ROBINSON RAY III i R & T PACKING CORPORATION 2510 VIRGINIA AVE NW # 1103 N CIO FIRST BANK TRUST DIVISION WASHINGTON DC 20037.1902 1835 VALLEY AVE - - - - 6303 WINCHESTER VA 22601 62 • A• • 35- i - - - - - LONG CREEK FARM INC 74 A• • 6-C BRIM ELEANOR K CIO C MESSICK 976 SPRINGDALE RD 2649 41ST AVE SW WINCHESTER VA 22602.2546 SEATTLE WA 98116 2512 74 A 2- 7A _ 5- - 1• -- - - HOTT JAMES N 11 BRIM STEPHEN DUBOIS ETALS HOTT JANICE H I' 254 W QUEEN ST 4468 MIDDLE RD STRASBURG VA 22657.2223 WINCHESTER VA 22602.2768 - - 74 •5• • 2• 74 • A• - 1•A BRIM STEPHEN DUBOIS ETALS SHILEY JEFFREY B 254 W QUEEN ST SHILEY CHERYLYNN P I STRASBURG VA 22657.2223 4536 MIDDLE RD WINCHESTER VA 22602.2770 62 - A• • 35•A JENKINS DARLENE W 140 LICKSKILLET LN WINCHESTER VA 22602.2705 I C - - - — M. Tyler Klei , Planner Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK I, y.�;�., a Notary Public in and for the State and County aforesaid, do hereby certify that M. Tyler Klein, Planner for the D)e�a -tm nt of Planning and Development, whose name is signed to the foregoing, dated '�` � , has personally appeared before me and acknowledged the same in my State and ounty aforesaid. Given under my hand this 14 day of O-P-� ) M commission expires on -� �' �'�''^ `� D-- 0 "� 1 Y p � NOTQ gTTRT i�rCy PAMALA DEETER NOTARY PUBLIC REGISTRATION # 354474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMPER•31, 2021 74 -A- - 1- 9 JONES CHARLES A JONES LINDA E 4556 MIDDLE RD WINCHESTER VA 22602.2770 62 - A- - 34- GREGORY RUTH CARSON 4338 MIDDLE RD WINCHESTER VA 22602.2767 73 - A- - 88- FRUIT HILL ORCHARD INC PO BOX 2368 WINCHESTER VA 22604.1568 C�S P�O� � � o ky_IMIA) Ic, 7. Adjoining Property: USE North ResidentiaWacant East School/Vacant South Vacant West Vacant 8. The type of use proposed is ( Special Event Facility (Accessory to Farmers Mar • TO--LANCE-DATA PROCESSING FROM: PAM - Planning Dept. Pleas priiint `� sets of labels by THANKS! RA RA RA tine-l�Ian3zi ept. before completing): NO �L�S�A��4rvT 9. It is proposed that the following buildings will be constructed: Picnic Shelter Small Animal Bam 10. �� �.II Name and Property Identification Number Name Ray.,130bin3on. III Property # 73-A-3A 74 -4_ Nate L g-Creek Farm, Inc. Property # 62-A-35 Nate James Hoff II Property # 74-A-2 Name Jeffery Shiley Property # 74-A-1 A Name Darlene Jenkins Property # 62-A-35A Nate Frederick Co. School Bd Property # 74-A-4B Name R&T Packing Corp. Property # 74-A-4 The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this annlication- A Address 2510 Virginia Ave NW, #1103N Washington, DC 20037 976 Springdale Rd Winchester, VA 22602 4468 Middle Road Winchester, VA 22602 4536 Middle Road Winchester, VA 22602 140 Lickskillet LN Winchester, VA 22602 1415 Amherst St. Winchester, VA 22601 1835 Valley Ave Winchester, VA 22601 Ol M I Name and Property Identification Number Address Name Eleanor Brim k 2649 41 st Ave SW .. V Property # 74-A-6C �� Seattle, WA 98116 St 254 W Queen St hp� `� Name— Strasburg, VA 22657 Prope ' # 74-A- -1 L4 - 5 - Name Cha es Jones 4556 Middle Rd Winchester, VA 22602 Property # 74-A-1 Name Carson Gregory 4338 Middle Rd Winchester, VA 22602 Property # 62-A-34 Name OW j3 HS L C F O. ROX Z 3 (08 W I N C►-/Cs7E2, VA 2 2 6 o y Property # - 7 9— A— 88 Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property 4 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING April 4, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: CONDITIONAL USE PERMIT APPLICATION #04-18 FOR WEST OAKS FARM MARKET, LLC On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, April 18, 2018, at 7:00 p.m. in the Board Room of the Frederick County Administration Buildi orth Kent Street, Winchester, Virginia to consider the following applicat' . AND eWTAWZANT Conditional Use Permit #0448 for ak Fa arket, LLC., submitted for establishment of a special event facilityAin the RA (Rural Areas) Zoning District. The property is located at 229 West Oaks Lane, Winchester, Virginia and are identified with Property Identification Number 74-A-3 in the Back Creek Magisterial PLANNIN (� Any interested parties wishing to speak may attend this public copy of the application will be available for review online through the pl r gccess terminal, at the Handley Library and the Bowman Library the week of the meeting of at the`Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, telephone number (540) 665-5651. Information regarding this application will also be available via the Planning Department's website at www.fcva.us. Sincerely, M. Tyler Klein, AICP Planner MTK/pd \e0( &e %TIZ 3 jZ1/13 107 No Kent Street, Suite 202 • Winchester, Virginia 22601-5000 FREDERICK COUNTY DEPARTMENT OF PLANNING AND DEVELOPMENT MAP REQUEST DATE RECEIVED: 03/28/18 REQUESTED COMPLETION DATE: 04/05/18 REQUESTING AGENT: Pam STAFF MEMBER: Tyler TYPE OF MAP: Comp Plan Transportation Locator ✓ TDR Ag & Forest District CIP Other PIN: 74-A-3 DESCRIPTION OF REQUEST: CUP #04-18 West Oaks Farm Market, LLC Special Event Facility Is SANDWICHES CHICKEN, TUNA, EGG, OR HAM SALAD (wheat or white bread)......................................................................... $3.79 TURKEY & PROVOLONE CHEESE (wheat or white bread)................................................................................... $3.79 BOLOGNA & AMERICAN CHEESE (wheat or white bread).................................................................................. $3.29 LB HAMBURGER (West Oaks Ground Beef) ON BUN.......................................................................................$3.79 LB CHEESEBURGER (West Oaks Ground Beef) ON BUN.................................................................................. $3.89 COUNTRYHAM SANDWICH................................................................................................................................ $3.79 PORKBBQ ON BUN....................................................................................................:......................................... $3.79 HOTDOG ON BUN...............................................................................................................................................$1.99 ADD LETTUCE, TOMATO, & ONION TO ABOVE FOR .25C EXTRA SIDES AVAILABLE POTATO SALAD, MACARONI SALAD, BROCCOLI SALAD, COLE-SLAW COMBOS ANY COLD SANDWICH (CHICKEN, TUNA, EGG, OR HAM SALAD, COUNTRY HAM, TURKEY OR BOLOGNA), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER......................................................................................................$5.95 ANY HOT SANDWICH (BURGERS OR PORK BBQ), 1 SIDE, CHIPS, FRUIT IN SEASON, WATER ............................. $6.95 SALADS GARDEN SALAD — LETTUCE, SPINACH, TOMATOES, PEPPERS, CUCUMBERS, ONIONS, CHOICE OF DRESSING...................................................................................................................... $3.49 SPINACH & STRAWBERRY SALAD — SPINACH, STRAWBERRIES, SUNFLOWER SEEDS, RED ONIONS, CUP OF FETA CHEESE, CHOICE OF DRESSING.................................................................................................. $4.49 TOMATO STUFFED WITH CHICKEN OR TUNA SALAD / CRACKERS...................................................................... $4.49 EXTRAS CHEESE PLATES (Serves 2) — ASSORTMENT OF CHEESE CUBES & CRACKERS ..................................................... $4.99 CHEESE & FRUIT PLATE (Serves 2) — ASSORTMENT OF CHEESE CUBES, CRACKERS, & FRUIT (in season) .......... $6.99 VEGGIE TRAY —ASSORTMENT OF FRESH VEGGIES W/CHOICE OF DRESSING (Serves 2)....................................$4.99 POTATO PARTY ROLLS — CHOICE OF TUNA, CHICKEN SALAD, OR COUNTRY HAM —TRAY OF 4 ........................ $4.99 SOUPS — Made Fresh Daily (Ask for Soup of the ,Day) CUP............................ ........................................................................................ ....................... :.......................... $3.95 QUART..................................................................................:.............................................................................. $6.95 PIE SLICES;COOKIES, DESSERTS AVAILABLE FOR PURCHASE @ MARKET SOFT DRINKS, TEAS, WATER AVAILABLE FOR PURCHASE @ MARKET 9 • DEPARTMENT OF TRANSPORTATION,, Staunton/Edinburg Land Development 1.41131 01d VvUPu Pike T7rlinhnrn VA 7742i1 ........ .a, The subject land use permit has been completed to VDOT's satisfaction. We have taken the necessary steps to begin the process of releasing West Oaks rarm, LLC -s $5,0w.uU cash bond submitted for surety on tfus project. Please allow thirty (30) days for receipt. If we can be of further assistance, do not hesitate to call/email. hlaada f"&A rr+a=C- VDOT I Administrative Assistant to Land Development Clarke, Frederick, Shenandoah & Warren Counties Edinburg Residency Office NtV ! O!d Valley Pil— 1 r+'il;n/-- Vd 11,91J Phone #540.9845602 l Fax #540.9845607 Email: n'iturlciu rulti�ituuser L vciut.virgilitu.�uv LIPUMot W natom Gmail - Fwd: Conditional Use Per1wr West Uaks r arm iviarxet i apeciai r vyin r aumu... raga -L L • Mary Snapp <msnapp03@9mail.com> Fwd: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County 1 message Joseph Snapp <jsnapp81 @icloud.com> To: Mary Snapp <msnapp03@gmail. com> Sent from my iPad Begin forwarded message: Wed, Mar 14, 2018 at 11:59 AM From: Tyler Klein <tkiein@fcva.us> Date: March 8, 2018 at 3:40:17 PM EST To: Joseph Snapp <jsnapp81 @icloud.com> Subject: FW: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 Middle Road, Route 628 Frederick County Joe, see comments below from VDOT on your application. You should receive a hardcopy as well. Please let me know if you have any questions. -Tyler From: Smith, Matthew, P.E. (VDOT) <Matthew.Smith@vdot.virginia.gov> Sent: Thursday, March 08, 2018 12:11 PM To: Tyler Klein <tkiein@fcva.us> Cc: Rhodes, Timothy (VDOT) <Timothy.Rhodes@vdot.virginia.gov>; Siver, Sara M. (VDOT) <Sara,Siver@VDOT.Virginia.gov>; Funkhouser, Rhonda (VDOT) <Rhonda. Funkhouser@VDOT.Virginia.gov> Subject: Conditional Use Permit for West Oaks Farm Market / Special Event Facility, 4305 . Middle Road, Route 628 Frederick County We have reviewed the above subject application received February 26, 2018 for impacts to the transportation system. Our comments are as follows: • The existing Private Entrances proposed to provide access to the Farm Market/ Event Facility need to be upgraded to meet VDOT's minimum Commercial Entrance,Standards. A engineered Commercial Entrance Site Plan would need to be submitted to VDOT for review and approval detailing necessary https://mail. google.com/mail/u/O/?ui=2&ik=a6e4e3 6ca3 &j sver=kBTDgkPpgMA. en. &vie... 3/ 14/2018 Gmail - Fwd: Conditional Use Per* for West Oaks Farm Market / Special event racnit... rage /, or upgrades. Attached is VDOT's Commercial Entrance Site Plan Checklist to be completed with Site Plan submittal. A VDOT'Land Use Permit shall be obtained prior to any work on upgrading the entrances on VDOT Right -of -Way. The permit is issued by this office and will require an application fee and surety coverage. We appreciate the opportunity to provide comments on this Conditional Use Permit Application., if you have any questions, please do not hesitate to give me a call. Matthew B. Smith, P.E. Area Land Use Engineer VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540) 984-5615 Fax # (540) 984-5607 Commercial Entrance Plan Check List -Revised 3 1 12.pdf 155K https://mail.google.com/mail/u/O/?ui=2&ik=a6e4e36ca3 &j sver=kBTDgkPpgMA.en.&vie... 3/ 14/2018 • W"COS` W Staunton District Commercial Entrance Site Plan Check List PROJECT: DESIGNER: DATE: Verify At a minimum, the following items must be provided in order to be considered, for a Commercial Items Entrance Site Plan review. This checklist must accompany plan submittal package. I ) Detailed sketch or plan including location map and north arrow. (Maximum sheet size 24"x36") 2) Show any adjacent and opposite side of roadway entrances. Provide distances to next adjacent entrance and nearest State highway intersections in each direction. Proposed entrance spacing must meet the Minimum Spacing Standards found in Appendix F of VDOT's Road Desi n Manual. 3) List tax map number(s), proposed use, size of development, and trip generation traffic volume and source. 4 Master plan for future development, if applicable. 5) Existing roadway information including State Route number, Highway Functional Classification, right- of-way width, speed limit, edges of pavement, existing pavement markings, signage, utility, ADT, etc. 6) Include existing and proposed contours and necessary sot grades. 7) Provide analysis of right and left turn lane warrants. 8) Specify VDOT entrance standard (e.g. VDOT Standard CG-11) and type (i.e. low volume, moderate volume, subdivision, or standard commercial) and show the placement of VDOT Standard CG-12 curb ramps on plans, notating final location to be determined by VDOT Inspector. 9) Identify required (including any adjustments for grade) and available* unobstructed stopping sight distance and intersection sight distance and line of sight profiles at all entrance(s). (*show the maximum available sight distance and not minimum required.) Provide sight distance easements where line of sight leaves right-of-way. 10) Provide entrance profile from center line of roadway to 25' beyond right-of-way with grading in accordance with the specified proposed VDOT standard entrance type. 11) Provide typical section of entrance(s) and turn lanes including dimensions, cross slopes and pavement design. VDOT Standard WP-2 Pavement Widening Detail to be included on all plans. Show in plan view limits of mill and overlay per WP-2 Detail. 12) Provide current VDOT General Notes on plan cover sheet. I ) Drainage — show pipe sizes, lengths and material types (existing and proposed). Provide drainage computations in accordance with VDOT Drainage Manual. Provide proposed culvert/storm sewer profile. Show directional flow arrows of proposed and existing drainage to culverts, entrance(s) and adjoining State highways. Notate or detail proposed pipe installation(s) in accordance with VDOT Standard PB-l. 14) Evaluate need for under -drainage (VDOT Standards UD-4, CD-1, CD-2) and drain either to low invert of drainage structure or daylight to VDOT Standard EW-12 as appropriate. 15) Provide current details with plan set of all VDOT Standards called for in design. 16) Provide signs a and pavement markings on plan. 17) Construction entrance(s) should be shown off lowest traffic volume roadway adjacent to site. 18) Include Maintenance of Traffic (MOT) Plan for each phase of work on State Highways. At a minimum, use Temporary Traffic Control (TTC) details from "VA Work Area Protection Manz{al". 19) For land disturbance greater than 10,000 square feet on State right-of-way, add note that VDOT Erosion and Sediment Control Contractor Certification is required. If any of the above items have not been provided, please attach detailed explanation. • (This side for VDOT Use Only) FJEWCHECK NOTES: FIELD SKETCH: SIGNATURE:- DATE: REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Mail to: Frederick County Inspections Department 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 (540) 665-5650 Hand deliver to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, 2nd Floor Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review., Also, please attach two., ).,co tes of4your application form, location map and Applicants Name: West Oaks Farm Market, LLC (Joe Snapp) Mailing Address: 229 West Oaks Lane Winchester, VA 22602 Telephone: 540-303-3829 RECEIVED FEB 2 3 2018 Name of development and/or description of the request: Frederick county Conditional Use Permit Public Works & Inspections Location of Property: 4305 Middle Road Winchester, VA 22602 Building Official's Comments: Building Official's Signature & Date: 11111114 Notice to Inspections Department - Please Return This Form to the Applicant 12 0 0 Farm buildings and structures, except for a building or portion of a building located on a farm that is operated as a restaurant as defined in Section 35.1-1 of the Code of Virginia and licensed as such by the Virginia Board of Health pursuant to Chapter 2 (Section 35.1-11 et. seq.) of Title 35.1 of the Code of Virginia require permits and inspection Area of the building operated as a restaurant shall comply with The Virginia Uniform Statewide Building Code and section 303, use group A -Assembly {or Business, Section 304, if less than50 people) of the Virginia Building Code/2012.. Other codes that apply are ICC/ ANSI Al 17.1-2009 Accessible and Usable Buildings and Facilities and International Energy Code. A building permit is required, as well as a plumbing permit, mechanical permits, and electrical permit for the restaurant area. The hood shall be installed over cooking appliances that produce grease or smoke. Grease interceptor and/or separator shall be provided to prevent to the discharge of oil, grease, sand and other substances into the sewage system. Public restrooms shall be provided and shall meet ANSI Al 17.1-09. The accessible restrooms shall be located on an accessible level. Handicap parking shall comply with ANSI A117.1-09. A minimum of one van accessible space is required. Van accessible parking shall have a minimum of 11' width with 5' unloading area or a minimum of 8' unloading area with an 8' width per. Section 502 ANSI. Maximum 2% slope required for parking and unloading. Accessible parking and unloading to main entrance is required. 60% of all entrances shall be accessible and all required exits shall be accessible. Accessible parking signage for van shall include $500 fine. See USBC Section 1106.8 • fiord Fairfax Health Distri&—) Fredrick Winchester Environmental Health V/D1 VIRGINIA . .0 101 North KentStreet Suite 201 DEPARTKNT �' Winchester Vir inia 22601P HEAITH � Tel. 540 722-3480 — Fax 540 722-3479 tmte*YW4nd ftrfnvinwwnt �15..1`1�1C;"1' ( ) ( ) www. vdh. virginia. gov March 23, 2018 Joseph & Mary Snapp 229 West Oaks Lane Winchester, VA 22602 Re: Plan Review — West Oak Farm Market, LLC Dear Mr. & Mrs. Snapp, This office has received an Application for a Department of Health Food Establishment Permit for West Oak Farm Market LLC, to be located at 4305 Middle Road Winchester Virginia. This letter is to inform you of the requirements necessary for Approval of said plans. Please note the following regarding the physical establishment from the Plan Review of your Application and site visit conducted on March 13, 2018: 1) Existing Onsite Sewage Disposal System must be evaluated by a professional Engineer/Private Soil Evaluator to determine it's adequacy to service the proposed Farmer's Market / Event Center. 2) Contact VDH Office of Drinking Water (540-463-7136) regarding an approved water supply source. 3) Need Fredrick County Building Department approval for the proposed food service facility (Note: This office must receive a copy of the Certificate of Occupancy that states the Occupancy Load of the facility). 4) Need to setup meeting between VDH & VDACS to discuss the setup, of the multi - jurisdictional facility. 5) Submit proposed menu. The following requirements are related to the operation of the facility: 1) No Smoking Sign to be posted in Food Establishment. 2) A pest control program must be in place. 3) . Trash Dumpster and grease disposal vessel (is applicable) must be in place. 3) An employee health policy, verbal or written, must be established. For more information, see the Commonwealth of Virginia Board of Health Food Regulations, 12 VAC 5-421-80. 4) - A thin diameter food thermometers probe must be available. 5) The hot water requirement at all hand sinks is 100OF and is 110°F at the 3-compartment sink. 6) ANSI approved Certified Food Manager will be required by July 1, 2018. At the time of pre -opening inspection, this office will verify that the above mentioned items have been addressed. Please keep in mind that the above list is not all-inclusive. The facility falls under the Commonwealth of Virginia, State Board of Health, Food Regulations, which can be found at the following website: littp://www.vdh.vir iniA.j4ov/EnvironmentalHealth/Food/Regulations/index.htm. If you have any questions regarding this letter, or I can further assist you in this matter, please feel free to contact me. I may be reached at the Page County Health Department (540) 743- 6528 or Jeffrey.mason@vdh.virginia.gov. y Health Specialist Senior Cc: Fredrick County Inspections Department — Amy Light Feltner Pc: file REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 1800 Coverstone Drive Winchester, Virginia 22602 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire :'Marshal Public Safety Building 1800 Coverstone Drive Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information, Applicants Name: West Oaks Farm Market, LLC (Joe Snapp) Mailing Address: 229 west Oaks Lane Winchester, VA 22602 Name of development and/or description of the request: Conditional Use Permit Location of Property: 4305 Middle Road _.._.. -..-. -- Winchester, VA 22602 Telephone: Fire Marshal's Comments: l LFireM.arshal's Signature & Date-_ f r Notice to Fire Marshal - Please Return This Form to the Applicant 11 RECEIVED FEB 2 3 2018 • Frederick County Department of Fire and .,fescue (Mice of Me Fire Mars&d 1080 Coverstone Drive Winchester, VA.22602 40 (540) 665--6350 Fax, (540),678-4739 Email. fmo9fcva.us P An Review & Gbm'' 1' ohts Date Received 2/2312618 Plan/Permit Type Conditional Use Permit-02,23-18 Name West Oaks Farm Market Address 4305 Middle RD Winchester Project Name Special Event Facility Applicant Name & Number Mary Snapp.540-247.4805 RE# Permit Number Emergency Vehicle Access: Hydrant Location: Siamese Location: Fire Lanes Required: Plan Approval Status Adequate Inadequate N/A Adequate Inadequate N/A Adequate Inadequate NIA Yes No N/A Approve Date Reviewed 2/2712018 VA 22602 Comments CUP Approved provided that a.site plan be'subimitted and the structure is built"tcrthe`life safety requirements of the Frederick county Fire Prevention Code unless you have a agricultu' ral .exemption frofn the Frederick County Building Official., Signature: Reviewed By: Kei rieth Scott, Jr. Title: COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 March 28, 2018 Mr. Joseph Snapp West Oaks Farm Market, LLC 229 West Oaks Lane Winchester, Virginia 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit — West Oaks Special Event Center 4035 Middle Road, Winchester; PIN# 74-A-3 Zoning: RA (Rural Areas) District Dear Mr. Snapp: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Conditional Use Permit application during their meeting on March 27, 2018. The HRAB reviewed information associated with the Rural Landmarks Survey, information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to operate an event center at 4305 Middle Road, Winchester. This property is within the Back Creek Magisterial District. Historic Resources Advisory Board Comments: The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the proposed site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies two structures located within the vicinity of the proposed Conditional Use Permit. After reviewing this information and the Applicant's materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Conditional Use Permit as presented. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 March 28, 2018 Mr. Joseph Snapp West Oaks Farm Market, LLC 229 West Oaks Lane Winchester, Virginia 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit — West Oaks Special Event Center 4035 Middle Road, Winchester; PIN# 74-A-3 Zoning: RA (Rural Areas) District Dear Mr. Snapp: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Conditional Use .Permit application during their meeting on March 27, 2018. The HRAB reviewed information associated with the Rural Landmarks Survey, information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to operate an event center at 4305 Middle Road, Winchester. This property is within the Back Creek Magisterial District. Historic Resources Advisory Board Comments: The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the proposed site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies two structures located within the vicinity of the proposed Conditional Use Permit. After reviewing this information and the Applicant's materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Conditional Use Permit as presented. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000