HomeMy WebLinkAbout13-87 SCV Associates - Opequon - BackfileC
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
December 16, 1987
Mr. N. Wayne Stainback
SVC Associates
1201 Front Street
Raleigh, North Carolina 27619
Dear Mr. Stainback:
This letter is to confirm the Frederick County Board of Zoning Appeal's action at
their meeting of December 15, 1987:
Approval of Variance Request #013-87 of SCV Associates, zoned B-4, 20.537 acres,
for a 50 foot front setback variance for a shopping center. This property is
located on the southwest intersection of State Route 277 and State Route 641,
approximately one mile east of the Stephens City limits, in the Opequon
Magisterial District.
If you have any questions regarding your variance, please do not hesitate to call
this office.
Sincerely,
Robert W. Watkins
Planning Director
RWW/dkg
Q ('nnrt Cnl\arP - P n Rny Am - Winchester. Vireinia 22601
VARIANCE #013-87
000
SCV Associates
LOCATION - Corner of Virginia Highway 277 and State Road 641, approximately one
mile east of the Stephens City limits.
MAGISTERIAL DISTRICT - Opequon
TAX MAP & PARCEL NUMBER - Tax Map 86, Parcel 18
LAND USE & ZONING - Currently vacant commercial land use and B-4 (Shopping Center)
Zoning.
ADJOINING LAND USE AND ZONING - Residential and vacant agricultural land use and
RP (Residential Performance) and A-2 (Agricultural General) Zoning.
PROPOSED USE AND IMPROVEMENTS - Shopping Center
VARIANCE - A 50 foot front setback variance.
REASON FOR VARIANCE - The purpose of this request is to allow adequate room for
the construction of outparcel users in front of the proposed shopping center. The
existing 100 foot setback line on highways 277 and 641 is so restrictive that it
does not allow a fast food user or a financial institution user any flexibility in
the placing of their respective buildings on the property. A 50 foot setback line
would allow more creativity in the placement of future buildings, and be more
pleasing to the eye.
BACKGROUND INFORMATION - The applicant is requesting a 50 foot variance of the B-4
Business -Shopping Center) District regulations. Article XIII, B-4, Section 13-4,
Development Requirements, Paragraph 13-4-7, requires a 100 foot setback line from
the public street right-of-way. Please see the attached B-4 zoning text. The
applicant is seeking a 50 foot reduction of the 100 foot requirement, along both
Routes 277 East and Route 641.
This site is the first B-4 (Shopping Center) Zoning District in Frederick County.
The recent rezoning was approved by the Planning Commission and the Board of
Supervisors. Please see the attached rezoning request #035-87 for your
information.
STAFF COMMENT - A site plan has been submitted for Planning Commission approval.
Page Three
Variance
Please use this page for your sketch of the property. Show proposed
and/or existing structures on property, including measurements to all
property lines. Please include any other exhibits, drawings or photo-
graphs with this application.
EXAMPLE
Adjoining Property YOUR PROPERTY Adjoining Property
T
2
o
v
iD
9z
t
^
� Add
• Sion
i,4--►
j�
V�
rt Line
.Property
----------------------=Center of Rood
RoadSHOW
THESE MEASUREMENTS
NOTE: SEE TWO ATTACHED SITE PLANS, ONE SHOWING EXISTING 100' SET
BACK LINE AND THE OTHER SHOWING THE PROPOSED 50' SET BACK LINE.
APPLICATION FOR VARIANCE
IN THE
COUNTY OF FREDERICK, VIRGINIA
Variance Application No. 49/1. Submittal Deadline is
Application Date 11/23/87 For the Meeting of
Fee Paid $45_QD_
1. The applicant is the (owner) `XX (other) (check one)
2. NAME: RrV ASSOCIATES OCCUPANT: (If other than applicant)
ADDRESS:1201 Frpnt Street NAME:
ADDRESS:
TELEPHO E: Q19_07�_______ TELEPHONE:
3. The property is located at (please give exact directions)
rnRNRR nF VTRGTNTA HTr WAY ?_77 ANJZ STATF�ROAD 641 APPROXIMATL_Y
ONE MITE FAST OFTHE STEPHEN' CITY LIMITS
4. The property has a frontage of I.196_6Ifeet and a depth of 667.87
feet and consists of 20_S-17_ acres. (Please be exact) average
5. The property is owned by sCv AssOCTATFs as evidenced by
deed from SEE 1�TCLE RIFT -ON recorded in deed book no.
on page , registry of the County of
NOTE: DEED FROM BOWMAN TRUCKING CO. INC. TO SCV ASSOCIATES
TO BE RECORDED IN FREDERICK COUNTY ON 11/24/87.
6. This property is designated as parcel no. 1$ on tax map no.
86 in the QPEOUON - Magisterial District.
7. Property Identification Number:
8. The existing zoning of the property is: B-4.
9. The existing use of the property is: PROPOSED SHOPPING CENTER
10. The adjoining properties zoning is: BUSINESS AND RESIDENTIAL
11. The adjoining properties land use is: MIXED USE
12. Describe the variance sought in terms of distance and type. (For
example - A 3' rear yard variance for an attached two car garage.)
A REDUCTION IN THE 100' SET BACK LINE _ALONG VIRGINIA HIGHWAY
277, AND STATE ROAD 641 TO 501. THE PURPOSE OF THIS REQUEST
IS TO ALLML ADF.OUATE ROOM FOR THE CONSTRUCTION OF OUTPARCEL
USERS IN FRQNT OF THE PR3 PQ OSFD SHOPPING CENTER.
13. List specific reas6n(s) why the variance is being sought in terms
of:
g exceptional narrowness, shallowness, size, or shape of a specific
piece of property, or .
— exceptional topographic conditions or other extraordinary
situation or condition of such piece of property, or
the use or development of property immediately adjacent thereto
THF- RXTSTIN(. 1 nn' SET BACK LINE ON HIGHWAYS 277 AND 641 IS
SO RESTRICTIVE THAT IS DOES NOT ALLOW A FAST FOOD USER OR
�g EINAN _TAT. INSTITUT10 USER ANY FLEXIBIL TY_IN THE PLACING
OF THEIR RESPECTIVE BUTJ,DTNGS ON THE PROPERTY. A 50-' SET
_BACK_LINE_WOULD ALLOW MORE CREATIVITY IN THE PLACEMENT OF
FUTURE -BUILDINGS, AND BE MORE PLEASING TO THE EYE.
Page Two
Variance
13
14. 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 for which the variance is being
sought. (Use additional pages if necessary). These people will be
notified by mail 'of this application: (Please list complete 21-digit number)
NAME
$F,E NOTE BELOW
Address:
Property
ID#:
2.
Address:
Property
ID#:
3.
Address:
Property
ID#
4.
Address:
Property
ID#:
5.
Address:
Property
ID#:
6.
Address:
Property
ID#:
7.
Address:
Property
ID#:
8.
Address:
Property
ID#:
9.
Address:
Property
ID#:
10.
Address:
Property
ID#:
15. Additional comments, if any NONR
I (we), the undersigned, do hereby respectfully agree to comply
with any conditions required by the Board of Zoning Appeals of the
County of Frederick, Virginia, and authorize the members of the Board of
Zoning Appeals or a representative of the County to go upon the
property for the purpose of making site inspections. I/we hereby
depose and say that all of the above statements and the statements
contained in any exhibits transmitted are true.
NOTE: ALL ADJOINING PROPERTY OWNERS ON FILE IN YOU OFFICE UNDER
REZONING REQUEST #035-87 - B N TRUCKING CO., INC.
Signature of Applicant: Date /( Zi&7
SCI% WW2
Signature of Owner: (45 02 /1/Z7�fl7� %/� 7i'I/ G��C Date
S C vAn u'az;-
For Office Use Only ry /L G
BO RD OF ZONING APPEALS PUBLIC HEARING ACTION OF (date )�. /J— O
Approval Denial CHAIRMAN: d^
%-3a
9.
Stephens City, VALGb77
TELEPHONE: 703-8 -1800 TELEPHON
The property so ght to be rezoned is located at (please give exact
directions) The southwest intersection of State Route 277 and State
Route 641 a short distance east of Stephens City, VA
The property has a frontage of 1161.92 feet and a depth of 840.76
feet/and consists of 20.537 acres. (Please be exact)
along State Route 641
The property to be rezoned is owned by Bowman Trucking Company, Inc. as
evidenced by deed fromJames L. Bowman & MaEX,,gane recorded in deed book
no. 406 on page 516 , registry of the County of Frederick
425 851
452 816
This property is designated as parcel no. 18 on tax map
86 in the Opeguon Magisterial District.
PROPERTY IDENTIFICATION NO. (21-dig # ptea6e)86000-A00-0000-0000-0018-C
It is desired and requested that the property be rezoned from
B-1 to B-4
no
It is proposed that the property will be put to the following use
Shopping Center
It is proposed that the following buildings will be constructed
See Plans submitted by Cross Road Development Company
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 sought to be rezoned. (Use
additional pages if necessary). These people will be notified by
mail of this application. (PLEASE LIST COMPLETE 21-DIGIT NUMBER)
NAME
1.
Address:
Dennis W. Thompson
Route 3, Box 2A, Stephens City, VA 22655
Property ID#:
86000-A00-0000-0000-0012-0
2.
Address:
Oliver P. Orndorff
Barbara Ann Orndorff
Route 1 Box 384 Stephens City, VA 22655
property ID#
86000-A00-0000-0000-0016-0
3.
Address:
Commonwealth of
Property ID#
86000-A00-0000-0000-0001-•0
Virginia
4..
Address:
Nora A. Hall
16910 E. Clinton St., Clinton, Maryland 20735
Property Ib#:
86000-A00-0000-0000-0011-0
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CROSSROAD DEVELOPMENT COMPANY PROPOSED SHOPPING CENTER
DEVELOPMENT, SALES AND MANAGEMENT
OF COMMERCIAL PROPERTY
_ Spaces PO, BOX1714 HENDERSON, NC 27536 STEPHENS CITY VA.
PREPARED BY W.T. C.
DATE II/2/87
SCALE I" = 60'
RAD.
N 86' 34' 51" W- 401. 31'
15'
SERVICE DRIVE
120
50' SETBACK_ LINEQO
25' RAD.
F
40' EXPANSION AREA
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240'
1100,
ENTRANCE
JAMESWAY
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158'
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25' RAD.
43,020 sq. ft.
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25' RAD.
2 40'
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APPROVALS
CREST OF HILL
DATE SITE DATA
Total Building Area 94,762
Parking Provided 646 spaces
Parking Ratio 6.8
Out Parcels 6
Acres 20. 537
1�1
11
December 1, 1987
TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s)
The Application Of: SCV Associates
COUNTY of FREDERICK
Departments of Planning and Building
703/665-5650
Variance Application For: A 50 foot setback variance for a shopping center. This
property is located at the corner of Virginia Highway 277 and State Road 641,
approximately one mile east of the Stephens City Limits, in the Opequon
Magisterial District.
This variance application will be considered by the Frederick County Board of
Zoning Appeals at their meeting of December 15, 1987, at 3:30 p.m., in the Board
of Supervisors' Meeting Room, the Old Frederick County Court House, 9 Court
Square, Winchester, Virginia.
Any interested parties having questions or wishing to speak may attend this
meeting.
Sincerely,
Robert W. Watkins
Director
RWW/dkg
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
0i3
ADJOINING PROPERTY OWNERS FOR REZONING APPLICATION
T. Mandell and Gwen Ellen, Stephens City, VA 22655
Jo. 85B00-001-0000-0000-000B-0
Gordon E. Clem and Margaret H., Box 172, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0001-0
Neil T. Allen, 5450 Meadowbrook Drive, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0038-0
Kenneth L. Orndorff and Shirley D., 298 Meadow Lark Lane, Stephens City, VA
22655
Parcel No. 85B00-001-0000-0000-0039-0
James H. Oates and Carole S. Oates, 58 Meadow Lark Lane, Stephens City, VA
22655
Parcel No. 85BOO-001-0000-0000-0048-0
Richard S. and Hilda J. Franklin, 270 Meadow Lark Lane, Stephens City, VA
22655
Parcel No. 85B00-001-0000-0000-0040-0
Bonnie Ashwood Smith, 242 Meadow Lark Lane, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0041-0
Michael G. Baker, 5502 Glen Oak Court, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0042-0
Grafton A. Bierlein, Jr., 158 Meadow Lark Lane, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0044-0
William J. Boaz, Sr. and Iva H., 102 Meadow Lark Lane, Stephens City, VA
22655
Parcel No. 85B00-001-0000-0000-0046-0
Albert Jackson Helsley, Jr. and Linda, 76 Meadow Lark Lane, Stephens City,
VA 22655
Parcel No. 85B00-001-0000-0000-0047-0
James Richard Manuel, 130 Meadow Lark Lane, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0045-0
Larry W. Barnes and Linda R., 186 Meadow Lark Lane, Stephens City, VA 22655
Parcel No. 85B00-001-0000-0000-0043-0
Freddie J. Shanholtz and Nancy K., 72 Highlander Road, Stephens City, VA
22655
Parcel No. 85B00-001-0000-0000-0049-0
James L. Bowman and Jane H. Bowman, P. 0. Box 6, Stephens City, VA 22655
Parcel No. 86000-A00-0000-0000-0015-0
Parcel No. 86000-A00-0000-0000-0082-0
5.
Address:
Veterans of
Stephens City, Virginia 22655
Foreign Wars
Property ID# :
86000-A00-0000-0000-0013-0
6.
Address:
Jasbo, Inc.
P. 0. Box 6, Stephens City, VA 22655
Property ID#:
86000-A00-0000-0000-0014-0
7.
Addre-ss:
West Virginia
Drawer 308, Bluefield, West Virginia 24701
Baking Co., Inc.
Property ID# :
86000-A00-0000-0000-0014A
8.
Address:
Ralph B. Guard
Mary R. Guard
5285 Germain Street Stephens City, Virginia 22655
Property ID# :
86000-A00-0000-0000-0017-0
9.
Address:
Elmo R. Neff
Route 1, Box 377, Stephens City, Virginia 22655
Mildred S. Neff
Property ID# : 86000-A00-0000-0000-0019-0
86000-A00-0000-0000-0076-0 and 86000-A00-0000-0000-0077
10.
Address:
Louis C. Colfelt
Route 1, Box 378, Stephens City, VA 22655
Property ID# :
Nellie Colfelt
186000-AOO-0000-0000-0077-0
SEE ADDITIONAL SHEET
11. Additional comments, if any
I (we), the undersigned, do hereby respectfully make application
and petition the governing body to amend the zoning ordinance and
to change the zoning map of the County of Frederick, Virginia, with
the above facts as support of this application . . .
Signature of Owner:
Signature of Applicant:2�5 P J
0*20SS /2eab �YUelo�li?rdt7` L�07'rr��st�
Complete Mailing Address: Sy S- 6-a41ejf 64• yrdX /7/31-
14P1/1 b e,tesolV , IV. C z 7,fSl
Telephone Number:
Attorney for Applicant: Billy J. Tisinger, Esq., P.O.Box 809, Winchester, VA
703-667-1266
For Office Use Only
PLANNING COMMISSION PUBLIC HEARING RECOMMENDATION OF (date)
d 13 41) -IT
This is to certify thohe attached correspondence wailed to the following on
December 1, 1987 from the Department of Planning and Development, Frederick
County, Virginia:
BOWMAN TkUCKINU LOMPANY, IV".
P. 0. BOX b
STEPHENS CITY, VA. _
�vjJJ
THOMPSON, DENNIS N.
RT. 3 BOX 2A
STEPHENS CITY, VA.
22055
ORNDORFF, OLIVER P.
E BARBARA ANN
RT. 1 60X 384
STEPHENS CITY, 'vA.
22555
COMMONWEALTH OF VIk3l%.:i
BOX 67
RICHMONS, VA.
23282
HALL, NORA A.
6910 E. CLINTOw STREET
CLINTON, MU.
' 0 7 3 5
V F W
STEPHENS CITY,
VIRGINIa
_2555.
JASBO, INC.
P. 0. BOX b
STEPHENS CITY, VA.
22655
WEST VIRGINIA 6AKIN6 CJ., INC,
DRAWER 306
BLUEFIELD, WV
�4701
GUARD, RALPH B. c. MARY R.
5285 GERMAIN STREET
STEPHENS CITY, VA.
NEFF, ELMO R. E MILDRED
RT. I BOX 377
STEPHENS CITY, VA.
22655
22355
COLFELT, LOUIS CLARK 4: NELLIE
RT. 1 BOX 378
STEPHENS CITY, VA.
22655
Robert W. Watkins, Director
Frederick County Dept. of Planning
STATE OF VIRGINIA
COUNTY OF FREDE RICK
I, -Diake- K. Gawp to , a Notary Public in and for the state and
county aforesaid, do hereby certify that Robert W. Watkins, Director for the
Department of Planning and Development, whose name is signed to the foregoing,
dated 1 4 \`yl , has personally appeared before me and
acknowledged the same in my state and county foresaid.
Given under my hand this \'i day of -_D0c2o„loe-r , 1987.
My commission expires on _ Ser e,,�loQ� a 3.
NOTARY PUBLIC
•
0 () (-� - 1 -7
MANDEL, MAXWELL T.
E GWEN ELLEN
26 HIGHLANUER 'RJ.
STEPHENS CITY, VA.
22655
CLEM, GORDON E. i, MAROARET H.
BOX 172
STEPHENS CITY, VA.
22655
ALLEN, NEIL T.
5450 MEAOOWBROOK DR.
STEPHENS CITY, VA.
ORNDORFF, KENNET,H �.
L SHIRLEY D.
298 MEADOWLARK LANs
STEPHENS CITY, VA.
SHANHOLTZ, FREODIE J.
C NANCY K.
72 HIGHLANDER ROAD
STEPHENS CITY, VA.
2'-655
BOWMAN, JAMES L. E JANE H.
P. 0. SOX a
STEPHENS CITY, VA.
22655
22655 G. isKL,
S'So-� G(e- Oak Courf
S+epAeKz C,ty VA z26�S
22655
OATES, JAMES H. u CAROLE S.
56 MEADOWLARK LANL
STEPHENS CITY, VA.
2255
FRANKLIN, RICHARD S.
L HILDA J.
270 MEADOWLARK LANL
STEPHENS CITY, VA.
226tiS
SMITH, BONNIE ASHw000
242 MEADOWLARK LANE
STEPHENS CITY, VA.
22655
BIERLEIN, GRAFTON A., .:R.
158•MEADJWLARK LANL-
STEPHENS CiTY, VA.
2265';
BOAZ, WILLIAM J. SR. 6 IV: H.
102 MEADOWLARK LANE
STEPHENS CITY, VA.
22655
HELSLEY, ALBERT JACK.;J.N JR. C
LINDA
76 MEADOWLARK LANE
STEPHENS CITY, VA.
22655
MANUEL, .DAMES RICHARD
130 MEADOWLARK LANT
STEPHENS CITY, VA.
BARNES, LARRY W.
E LINDA R.
186 MEADOWLARK LAVE
STEPHENS CITY, VA.
22655
22655
BUTCHER, MARTIN R. L FRANCES L
214 MEADOWLARK LANE
STEPHENS CITY, VA.
22655
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November 21, 1987
Mr. Stephen M. Gyurisin
Deputy Director
Frederick County Planning Department
9 Court Square
P.O. Box 601
Winchester, Virginia 22601
Dear Steve:
Enclosed is the application requesting the set
back line variance -on our proposed shopping center
property in Stephen's City. Crossroad Development
Company is involved with a joint venture partner
in this project, and the name on the application
is SCV Associates, which will also be the name on
the recorded deed as of 11/24/87.
I am hopeful that anything lacking on the application
will already be in your files. Pleas let me know
if there is anything further I can provide. Thanks
again for all your continued cooperation and help.
Sincere ,
N. �Wayn Stainback
SCV-- A ociates
P.O. BOX 1714
820 SOUTH GARNETT STREET
HENDERSON, NC 27536
919/438-8079
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REZONING REQUEST #035-87
Bowman Trucking Company, Inc.
Rezone 20.537 acres
from B-1 (Business Neighborhood) and B-4 (Business -Shopping Center)
LOCATION: The southwest intersection of State Route 277 and State Route 641, a
short distance east of Stephens City.
MAGISTERIAL DISTRICT: Opequon
ADJACENT LAND USE AND ZONING: Residential, commercial, and vacant land uses with
RP Residential Performance , B-1 (Business Neighborhood) and A-2 (Agricultural
General) zoning
PROPOSED USE AND IMPROVEMENTS: A shopping center consisting of 95,000 square feet
which includes a 43,000 + square foot department store, a 25,000 (+) square foot
food store, and a 7,000 square foot drug store as well as four additional retail
store areas. Improvements also include parking; highway and access changes, storm
water protection, landscaping, and off-street loading and servic improvements.
REVIEW EVALUATIONS:
VA Dept. of Highways & Transportation - No objection to the proposed
rezoning.
Sanitation Authority - 1) Water and sewer available; 2) Might need sanitary
sewer pump station or long run gravity sewer; 3) Reviewed site plan from
LeVan Helper Building Company, Inc.
Stephens City Fire Company - No objections.
Building Inspections - This rezoning request shall comply with use group M
Mercantile , Section 308 of the BOCA Basic Building Code, 1984.
Planning and Zoning - No objection. The proposed shopping center development
site located at the intersection of Route 277, east of Stephens City, and
Route 641 is located in the designated urban area outlined in the adopted
Comprehensive Plan. This site is located on the fringe of the suburban
development areas to the north and west. These areas consist of a growing
commercial intersection and commercial strip along Route 277 from I-81. This
commercial strip includes both B-1 (Business Neighborhood) and B-2 (Business
General) zoning. The trend along this strip of Route 277, which is
identified by the VDOT as an arterial route, has been from B-1 to B-2
r
C) G-S'1-1.9
REZONING REQUEST #035-87
Bowman Trucking Company, Inc.
commercial zoning to accomodate more general business retailing uses.
Additionally, these areas of suburban development, consist of not only
commercial development, but also consist of several residential
neighborhoods. The Ridgefield and Meadows, single-family residential
developments are located just to the west and along the southern side of
Route 277. To the north of this site, many residential neighborhoods both
single and multi -family are complete or are in some stage of development.
These include: The Pines, Fredericktowne, Nottoway, Albin Village,
Greenbrier, and Lakeside residential developments.
The proposal shopping center site is located in an area identified for urban
development and is clearly serving several neighborhoods in a sub -regional
suburban area along an arterial road, Route 277. This site appears
satisfactory for the B-4, shopping center designation.
Site Design
The proposed uses are permitted in the B-4, shopping center district. All
development requirements such as lot coverage, parking, loading and
unloading, storm water detention, setbacks, access, road improvements,
including turn lanes and entrances, screening and landscaping appear
satisfactory as outlined on the conceptual site development plan reviewed by
the 'staff.
The protective standards of the B-4 (Shopping Center District) are concerned
with three major areas:
1. Traffic patterns on adjacent roads
2. Adverse impacts on adjoining properties.
3. Market feasibility to serve the surrounding neighborhoods.
The preliminary plan submitted for review with the rezoning request
identifies a market trade population of 25,000. Traffic patterns have been
addressed through a series of turn lanes for each of the proposed four
entrances, two along Route 277 and two along Route 641. One service or
delivery entrance is proposed along Route 641. Concrete curb guttering with
a 12' road width increase for turning movements is proposed for both Route
277 and 641. Minimum setbacks, fencing, and landscaping are proposed to
lessen any litter and visual impacts on the adjoining residential properties.
Overall, the preliminary plan for this site addresses the major concerns
outlined for shopping center proposals. A detailed site development plan
will be required that conforms with the preliminary plan submitted for
approval with this rezoning request.
613 .z0
REZONING REQUEST #035-87
Bowman Trucking Company, Inc.
Rezone 20.537 acres
The staff has concerns in two areas, landscaping and out lots. A detailed
landscaping plan should be required to be submitted along with the required site
plan. The preliminary plan generally outlines the landscaping needs, but does not
assure the needed details needed for site enforcement. Secondly, the proposed out
parcels will impact turning movements along Route 277. The staff would suggest
that the detailed site plans and future subdivision plat incorporate'a central
access entrance or service drive to the proposed out parcels long Route 277.
STAFF RECOMMENDATIONS: Approval.
PLANNING COMMISSION RECOMMENDATIONS OF 11/4/87: Unanimous Approval.