HomeMy WebLinkAbout16-95 S and S Development (Rite Aide) - Backfile (2)* STAFF SUBDIVISION CHECKLIST *
SUBMISSION PACKAGE
1. Comment sheets from the following agencies, along with any marked copies of the plan;
-DOT ,vo City of Winchester
4245anitation Authority NP, Health Department
Inspections Department Parks & Recreation
i JRire Marshal ZCounty Engineer
One copy of the subdivision application
15 copies of the plan on a single sheet
One reproducible copy of the plan (if required)
A 35mm. slide of the plan
DATES STAFF TRACKING
445 Application received.
Fee paid. (amount $ 4__1c)1. co )
Info entered in dBase (upon submittal) (after approval)
ITT Subdivision heard by Planning Commission. Action taken
(MDP# if applicable )
*UW4
Subdivision heard by Board of Supervisors. Action taken
j oZ Preliminary approval letter to applicant/agent
All Preliminary approval letter to applicant
Final plat submitted with review agency signatures and;
deed of dedication bond estimate $
Plat signed by Planning Director
Plat signed by Subdivision Administrator
Bp,House numbering assigned
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CASH a Date IA 4'f 6 b
'11 5 %Of
RECEIPT
Received From
Address
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AUILLCC�-
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
January 25, 1996
Charles F. Dunlap, L.S.
207 Park Avenue
Falls Church, Virginia 22046
Dear Mr. Ritchie:
This letter is to verify that the Frederick County Board of Supervisors approved Subdivision
Application # 016-95 of S & S Development Company (Rite Aide) at their meeting of January 24,
1996. This application was for the subdivision of a 3.648 acre tract into two lots with a minimum
lot size of 1.50 acres. I have enclosed your original mylars of the plat with the appropriate
approval signatures, plus two photocopies.
This property is located on the south side of Fairfax Pike (Rt. 277), at the intersection of Double
Church Road (Rt. 641), in the Opequon Magisterial District and is identified with PIN 86-A-2.
If you have any questions regarding the approval of this subdivision, please feel free to call this
office.
Sincerely,
W. Wayne Miller
Subdivision Administrator
WWM/rsa
Attachments
107 North Kent Street • Winchester, Virginia 22601-5000
PC REVIEW: 1/17/96
BOS REVIEW: 1 /24/96
SUBDIVISION APPLICATION #016-95
S & S DEVELOPMENT (RITE AIDE)
LOCATION: This property is located on the south side of Fairfax Pike (Route 277), at the
intersection of Double Church Road (Route 641), near Stephens City.
PROPERTY ID NUMBER: 86-A-82
PROPERTY ZONING & PRESENT USE: M2 (Industrial General) and B2 (Business General);
Land Use: trucking company/residential, and vacant.
ADJOINING PROPERTY ZONING & USE: RA (Rural Areas); Land Use: residential and
storage yard.
SUBDIVISION SPECIFICS: Subdivision of a 3.648 acre tract into two lots with a minimum
lot size being 1.50.
Department of Transportation: No objection to the subdivision of this property.
However, we have some concerns over the impacts this project and other nearby projects
will have on the Route 277/641 intersection. We have recently reviewed a site plan for
the project and have attached our comments as well as other miscellaneous correspondence
concerning the project. Prior to any construction on the State's right-of-way the site plan
will need to be approved by this office and appropriate land use permits issued to cover
Page 2
S & S Development (Rite Aide)
Subdivision #016-95
the required improvements.
Sanitation Authority: First review - Plats are OK, recorded copy needed.
Fire Marshal: Items addressed on Site Plan for Rite Aide Pharmacy.
County Engineer: The proposed subdivision is approved with the inclusion of the
following comment: Provide dedicated drainage easement across Lot 1 from Lot 2.
Planning and Zoning: This property consists of a total of 3.648 acres and is zoned B2
and M2. The lot on the comer of Fairfax Pike and Double Church Road is designated
Lot 2 and the entire 1.3274 acres will be zoned B2. Lot 1 consists of 2.1515 acres and
is zoned B2 and M2. There is no master plan for this property and waiver of this
requirement is recommended. The drainage easement as depicted on Lot 1 has been
judged as satisfactory by the County Engineer. Negotiations with VDOT are ongoing to
insure dedication of adequate right-of-way along the two roads at this intersection. Most
all of the review agency comments are developmental issues and will be addressed at the
site plan stage. The proposed subdivision meets the requirements of the subdivision
ordinance. Should the proposed ingress/egress easements become shared entrances, a
entrance maintenance agreement will be required.
Staff Recommendation for 1/17/96 Commission Meeting_ Approval with the requirement that
all review agency comments be addressed as required.
Summary of 1/17/96 Planning Commission Action: The Commission had one major concern
with this application and this was the entrances into the site and a turn lane off of Fairfax Pike into
the site. They were satisfied that the one entrance off Double Churches Road is aligned with the
entrance into the Jamesway Plaza and that VDOT is requiring the developer to put a turn lane off
Fairfax Pike into the site. Being satisfied that their concerns are being addressed, the Commission
unanimously recommends approval of this application as presented.
(Messrs. Romine, Ours, Marker, Stone were absent.)
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
� rr
Date: Application
Applicant/Agent: S & S Development, L.L.C.
Address • c/o Walter L. Phillips, Inc.
7.07 Park Avenue
Falls Church. VA -22046
Phone: (703) 532/6163
Owners name: James L. Bowman
Address: P.O. Box 6
Stephens City, VA 22655
Phone: (540) 869-1800
Fee Paid. i 11 G5
Please list names of all owners, principals and /or majority
stockholders: -
James L. Bowman
Contact Person: Charles F. Dunlap, L.S.
Phone: (703) 532-6163
Name of Subdivision: Bowman Property
Number of Lots 2 Total Acreage 3.648 acres
Property Location:
Smith chip nf Fairfax Pike. Rt. 277 at intersection with
Double Church Road, Rt. 641, near Stephens City
(Give State Rt.#, name, distance and direction from intersection)
Magister
Proper �OIan�f4 ->at`
ni R,. '$� x
Number (PIN)) 86-A-82
8
Property zoning and present use: M2 and B2; M2''. use trucking company and
residential B2 portion is vacant.
_f
Adjoining property zoning and use:. -East side: RA; use residential; South
side: RA, use contractor's storage yard.
Has a Master Development Plan been submitted for this project?_
Yes No X
If- yes, has the final MDP been approved by the Board of
Supervisors? N/A
Yes No
What was the MDP title? N/A
Does the plat contain any changes from the approved MDP?
Yes No
If yes, specify what changes: N/A
Minimum Lot Size
(smallest
lot)
1.50
Number and types
of housing
units
in this development:
N/R
Number
Types
F �
e4' 9
F k: gi4e Aide 5-P .
VIRGINIA DEPARTMENT OF TRANSPORTATION
THE EDINBURG RESIDENCY
/NTRA-DEPARTMENTAL MEMORANDUM
TO Mr. J. B. Diamond December 19, 1995
Attn: Mr. K. B. Downs
FR011lI W. H. Bushman
By: R. B. Childress
SUBJECT : Proposed Rite Aid Pharmacy Ref: Routes 2771641
Frederick County
Attached is a traffic impact evaluation dated December 18, 1995 from Kimley-Horn &
Associates, Inc. for the subject project.
We would appreciate your review and any comments on the evaluation at your earliest
possible convenience.
RBC/rf
Attachment
xc: Mr. S. A. Melnikoff
Mr. R. W. Watkins, Attn: Mr. Kris Tierney
)r
POQUOSON REALTY INC. No.804-723-8929
18,95 11:47 No.007 P.01
'I
Realty, Inc.. I
and Commercial Sales
74 W. Mercury Blvd.
suite #201
Hampton, Virginia 23669
Telephone (804) 723-1972
FAX: (804) 723-8929
�'Kb-y�y" S6d� r�'r�6_ 6l8r�Ffz
TO: Name: ca'2/F-Yit t4i,•,ence. GAtu OVhLr
Telecopy Number:
FROM: Name: e her S-ik4Qew
Number of pages including cover sheet:
SPECIAL INSTRUCTIONS. C'r �,2 STy Aw Q'I gad
NOTE: If you do not receive all of the pages, or if you detect any problem
during transmission, call the telecopy operator whose name and
telephone number are shown above.
` Date transmitted: Time transmitted:
804 723 8929
P00UOSON REALTY'INC. TEL No.804-723-8929
Doc-18-95 11:22A KImlay-Horn - Baltimore
Kiin
rn
� M �� and Assoc at
and Associates. Inc.
QngAwng
punng
AV
111MWOMW
co maers
Memorandum
To:
From:
Date:
Subject:
Mr. Phil Sandcrs
S dt S Development, LLC
Katherine W. Falk, P.E. itl5f
Kimsey -Horn and Associates, Inc.
December 18, 1995
Dec 18,95 11:47 No.007 P.02
410-691-6011 P_05
Traffic Impact Evaluation for the Proposed Rite Aid site in
Stephens Cih; VA
INTRODUCTION
Kirnley-Horn and Associates was retained to perform a traffic impact avaluation for
the proposed development of a Rite Aid drug store in Stephcne City, Virginia. This
evaluation identifies the traffic impact on the existing street network and provides
conclusions and recommendations.
PROPOSED DEVELOPMENT
The proposed development will consist of a 1 LOW sf free-standing drug store.
The pharmacy »•ill include a drive-thru window for customers to pick: -up
prescripuons. The site is located at the intersection of Route 277 (i+airfae Pike) and
Route 641 (Double Church Road). Dnvvmy access will be provided on both
Route 277 and Route 641. The driveway access to Route 277 will be located
approximately 250 feet east of the intersection with Route 641, while the drivcway
access to Route 641 %ill be located approximately 200 fact south of the intcrsecAkx:
with Route 277. Both driveways are located as far away as possible from the Route
277/641 intersection, while still remaining on the proposed property. The proposed
plan providcs for right -of --way dedication along both Route 277 and Route 641 to
accommodate one additional lane and a 5 foot aide strip for sidewaD, and/or
utilities.
■
Scaa 300
933 flkwge Lartaiq Rti;,z
OrAiewn. Maryland
21C90
804 723 8929
POQUOSON REALTY INC. TEL No.804-723-8929
Dec-18-95 11:22A Kim -lay -Mora - Sa►ltimore
PPP'MFJ Kim(eyHorn
w.. r and Associates. Inc.
OPERATIONAL ANALYSIS
Route 277 Entrance
Dec 18,95 11:47 No.007 P.03
410-691-6011 P.04
Me. 11111 \asuler.. rhx%=1wr 18, 1OCK Page a
The access drive on Route 277 was further analvecd regarding the need for turn
lane treatment. Based on the V W.1 Minimum Standards ef Entrances to State
Hiiihn= , it was determined that a radius «ill be sufficient for tight -turn
movements unto the site. This determination was made by comparing a peak: hour
volume approach total in VPH of 412 to a peak- hour Tolumc of tight turns in VPH
of 24.
Route 641 Entrance
The access drive on Route 641 was analyzed regarding the nood for right turn lane
treatment as well. Calculations, performed in the same manner, yielded a peak- hour
volume Approach total in VPH of 231 to a peal- hour volume of right turns in VPH
of 1S. Again, based on the YQT Knimut++_Standards of Fntranres to State
Hiohwas, it was deternnined that a radius «ill be sufficient for right -turn
movements into the site.
CONCLUSIONS
Due to the low volume of traffic projected by this site, in comparison to the existing
traffic volumes an Route 277 and 641, the projected traffic will have a negligible
impact on th M existing street network. The traffic using the existing traffic signal at
the intersection will not experience any additional significant delay. In addition, the
driveway entrances to the site, off' of both Route 641 and 277, can be treated with
radius tr+eatmonts.
804 723 8929
P00UOSON RERLTY INC TEL .do.804-723-8929
v.ry — is SiO 1 1 ! ZZA K im my -Horn - Ba It imora
De .8,95 11:47 No.007 P.04
410-691-5011 P.O3
Double Church (Haute 641)
Fairfax Pike (Route ? i r )
59 .—f
(11) 28) ��
�—• M 94
(24V --i
Rite Aid
Weekday PM Peak Hour
C,MnKimiey-Hom Ald
m80ASS06 tes, Inc. Rite,
Stephens City, VA
312 . wit ng
c74) . eevele0frAM vonxne
Figure
1
804 723 8929
POQUOSON REALTY INC. TEL No.804-723-8929
uoc-tcs-�t� 11:2!1A Kimley-Horn - Baltimore
r:MrJ Kimleydorn
M and Associates, Inc.
EXISTING CONDIITIONS
Dec 18,95 11:47 No.007 P.05
410-691-5021 P.02
Mr. rha tiyN4vti. I h%rvulat is, I pc+i, rage i
Route 277 is a two-lane facility that runs east -west in the town. Route .-.77 is
characterized as a major collector roadway, since it provides access to interstate 81
to the west and residential and retail areas to the cast. Route 641 is also a two-lane
facility, ho+vc%cr it tuns north -south. Currently, turn lines are provided for
eastbound right and left turns, westbound left turns, and northbound right turns.
The intersection is controlled by a traffic signal. Along Route 641 in the
northbound direction, a right -turn We runs the entire length of the proposed
development. Totting movement counts were taken at this intersection on
Tuesday, December 12, 1995 during the PM peak hour, The existing traffic
volumes are displayed on Figure 1, and the proposed development volumes are
shown in patentheses. As shown in Figure 1, the majority of the traffic entering the
site approaches from the east.
TRIP GENERATION
Trip generation analysis for the proposed development was performed for the
wvckday PM peak hour of the adjacent street tragic (one hour between the hours of
4-6 PM). Because the proposed development is a relatively now concept, and
specific trip generation rates are not contained in lip Gen ation, 1991, Institute
of Trwisportation Engineers, a comparison of similar uses was performed. Trip
generation rates for drive-in banks, grocery stares, and shopping centers were all
compared. In an cffvrt to remain as conservative as possible, the trip generation
equation for a shopping center < 600,000 sf GLA was used. As a result, the trip
generation used for the PM peak hour of this particular site was 164 trips, with
SO% entering the site, and 50% exiting. This value represents an average rate of
14.64 trips per 1000 square feet, which is conservatively reasonable for this type of
purpose,
TRIP DISTRIBVrION AND ASSIGNMENT
The directional trip distribution was based on turning movement counts taken at the
subject intersection. Based on the trip distribution described previously, the
projected trafllc volumes generated by the development were assigned to the
existing road network seeing the site. Figure I illustrates the existing and
development volumes during the weekday PM peak hour.
CAPACITY ANALYSIS
Capacity during the PM peak hour at the subject intersection was analyzed both
with the current background volumes and with fire development volumes added. In
both scenarios, the intersection is shown to operate at a level of service B. As a
result, the proposed development will not impact the level-of-semice at the
intersection.
DD`2795 ItD 0
Ftix No. 533
.'VQMKLNTS
_
i.rginia t;-o::Iart=ett ot Transportation
Att-n! Resident. Engineer
P.O. Box 278
22824-02..a
%17031 984-4133
The Je-az-tment JS located a;-
1550 CO=erCe St. ln if you Prefer to hand _4e1-,_Ver J,
Applic4ntls z=e, adalress and. phone mumber-
f'0*� 32-6
!a `air -4,
Name o�' levdlclpmeLl� &z,!/ O.:� dascrlptlon of t1le req'_-e,1t
0 w W-4 I r� r ? w c, !: 5
V
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7
nc-a_rbv projectwi111 1_,ave Ciii L.he R
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well 3,s e 1
�v liuo c f*�_(- an�: rcDr:.a1'e laild U-e s
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(NOT:.::,` C RES:DENT ZNGZNSrR*PLZA-!-' RETURN 7 Tr) �p
A -UT
AS
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DEC-27-55 WED 05:30 PM
WALTER M ILLIPS
FAX NO, 533 1 '
P. 07
s�DSVT32cI' ep s
Frederic {tufty Saxt$�ati�at.uthozitp
At n. ' 2ng- neer' Director
159 Front Royal Pike
P.J. Sax 618
WiZe-;h4Ster, 7 t-ginia 22604
(703) 665-5690
The Frederi.Ck C^wnty Sanitation Authority is iocat-ed r_n u.s. 522
South, one tenth of a mile from the U.S. 50 North intersection, if
you prefer to hand deliver this review.
ApplicaLat,s name, address and phone number:
S &
5 DeveIGpmea L ci Lo
4a -,k r L.
Phzi' I Inc,
207
Part Aveaue,
Fars
Church,
VA 22046
(703) 532-5163
Name of deYelop=ent aLnd/or description of tae request:
BQwi4aa _roj)ert , Minor :a c;ivzsiorz pla4 for two lots.
Locati.._.
_3i dX ._K: � R:. 27" Wl.th Do,;bloi tip ir.:i ro:u7
?.Y. 641 t?aM
Sanitation Auth,a;r py
`-
(NOTICE TU SANITATION A-:_` OR-1 t :R'"'.R.N THIS FARM TO A A1+IT. )
4'
It is -c: ur -, i s -6;� orm as acc7i_ atel z �s
passit;e in order to assist the agency with their review- Also,
plea.s� atuac a C::p'y oaf ",.our --rpilCatlon form, location map, and
a - i aLner text Lnent:
COUNTY OF FREDERICK, VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No.1219953042 Date Received 112795 Date Reviewed 121995
Applicant Walter L. Phillips, Inc.
Address 207 Park Ave.
Falls Church, Virginia
22046
Project Name Bowman Property Phone No. 703-532-6163
Type of Application Subdivision Current Zoning B-2
1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictOpequon
Tax I.D. No.
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm SystenKX Other
REQUIREMENTS
Emergency Vehicle Access
Adequate Inadequate Not IdentifiedXX
Fire Lanes Required Yes XX No
Comments These items were addressed on Site Plans for Rite Aide Pharmacy
Roadway/Aisleway Widths Adequate Inadequate Not IdentifiedXX
Special Hazards Noted Yes No XX
Comments
Hydrant Locations Adequate Inadequate Not IdentifiedXX
Siamese Location Adequate Inadequate Not Identified XX
Additional Comments Attached? Yes No XX
Plan Approval Recommended? Yes XX No
SignatureTitle .�e 10�.*;4WW
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Engineering Department
Attn: Director of Engineering
P.O.-BOX 601
Winchester, Virginia 22604
(703) 665-5643
The Frederick County Engineering Department is located at 9 North
Loudoun St., 2nd Floor of the Hammon Building in Winchester, if you
prefer to hand deliver this review.
Applicant's name, address and phone number:
S & S Development, L.L.C. c/o Walter L."Phillips, Inc:
207 Park Avenue, Falls Church, VA 22046 (703) 532-6163
Name of development and/or description of the request:
Bowman Property. Minor Subdivision Plat for two lots.
Location:
South side of Fairfax Pike, Rt. 277 at intersection with Double Church Road,
Rt. 641, near Stephens City.
Engineers Comments:
Engineers Signature & Da£�? 'c��,1w�Z. 1 l ft l T
(NOTICE TO ENGINEERING DEPT. EAS ET THIS FORDO TO PLICANT.
NOTICE TO 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 copies of your plans and/or application form.
22
NN
FINAL PLAT CHECKLIST
The subdivider shall be required to submit a deed of dedication, a
copy;of all covenants and restrictions, an estimate of all public
improvements, all required guaranties for improvements and all
final plats to the Subdivision Administrator. All final plats
shall be drawn to a scale acceptable to the Subdivision
Administrator. The following checklist is provided to assist the
applicant in insuring that all required information is provided.
The form must be completed and submitted with the application and
other required subdivision materials. =If any of the items listed
below are not included with the materials submitted, your
application will not be considered complete and will not be
accepted for filing.- Check with the planning staff if you feel
some element on the list does not apply to your situation. All
plats shall contain the following information:
✓ title ("Final Subdivision Plat for
✓ page number and total pages on each page.
✓ vicinity map [scale of one to two thousand (1:2,000)]
showing all roads, properties and subdivisions within one
thousand (1,000) feet of the subdivision.
✓ written and graphic scale.
✓ day, month and year plan prepared and revised.
North arrow.
parcel identification number (PIN) of parent tract.
✓ name of Magisterial District in which subdivision is
located.
zoning and use of all land to be subdivided and all
adjoining land.
boundary survey of all lots, parcels and rights -of -way
showing bearings to -the nearest degree, minute and second
and listing distances to the nearest one -hundredth
(1/100) of a foot.
✓ names of owners of all adjoining properties and deed book
and page number references for each adjoining parcel.
✓ area of each lot and parcel, the total area of the
vision and the total area in lots.
13
JiN 16-96 TUE 05:06 FM WALTER FHILLIPS
i
FAX NO. 533 1._
WAI,TI✓�R I_.. PH,II- .IPS. INC:OKPORATED
Founded 1945
J�uitt�_r,. 16. . 19%
vier jux
lr W . �1'a� rie 1 filler
Zimin� �tlr�ti?ust7:ttor
C'ottnt; of Frederick
1+_>' Nonh Kent Streit
Winchester, VA 22'601
h.e= Btu»jt Pru rt , 1 Subtlit-i:rin txo Qt
)e;.3.r- 'VIr. Nlillcr-
Attached for your review and handling please find a copy of the revised plat for the referenced
project. This plat reflects the comments you transm-ined to E'd Johnson and those of each of the
reviewing agencies. Also attached are copies of the (1-o nment Sheets received from VDOT.
Frederick Cowity Samtatron Auttiority, Frederick County Engineering; Office and Frederick
County Fire -Marshal, each incorporating a recommendation of approval.
14) addition to the above and for your r;- ,, lie 1 am also ottachingy copies of•the Subdivision
Appiieation and CheciJist. These we r I sited in conjunction, ;; ith our original submittal of
the plat on Ii/2ii9> at which time the - +� - review was also paid These are provided at this
tinie in order that Your application pat s' ;,i be complete -
As you are aware. the winter weather has played havoc with everyone's schedule for the past
week or so- 1 am in the process of rescheduling appointments with VDOT, FCSA and the owner
to secure their approval signantre on the plat. This should be accomplished ton-torrow and the
appropriate number of copies will 'be provided for you shorty° thereatter.
AN-16-96 TUE 05:06 PM WMER PHILLIPS FAX NO. 533 1 P. 03
WALTER L. PkILLIPS, fNC0RP0RATED
Founded 1945
Mr. W. 'A, avne Miller 199t)
I thank you for your time and assistance in this matter. Should You have any questions, please do not
fle,-'ital.e toconta4t me at your convelllieticic,
ti pry truly Tours,
Chades F. DunlapL—S, k'AA -
CH).11.1-th
cne
cc - Nlr. Phil Sanders
1\4r' R-ff f lansen
WALTER L. PHILLIPS, INCORPORAI hD
Founded 1945
January 23, 1996
via Fed Ex
Mr. W. Wayne Miller
Zoning Administrator
County of Frederick
107 North Kent Street
Winchester, VA 22601
Re: Bowman Property, Subdivision Application # 016-95
Dear Mr. Miller:
Attached for your handling please find the original drawing and three complete copies of the
subdivision plat for the referenced property. Please note that the signature of the owner is now
incorporated into the plat.
I thank you for your time and assistance in this matter and look forward to seeing you at the
Board meeting on Wednesday. Please give me a call if you have any questions.
Very truly yours,
0 04� " 1 '6 - 6�je'-
Charles F. Dunlap, L. S.
CFD:wlh
enc.
cc: Mr. Phil Sanders
Mr. Randy Stokes
Mr. Jeff Hansen
207 Park Avenue CIVIL ENGINEERS
Falls Church, Virginia 22046 LAND SURVEYORS
Telephone: (703) 532-6163 50 PLANNERS
Facsimile: (703) 533-1301 LANDSCAPE ARCHITECTS
YEARS OF PROFESSIONAL SERVICE
y�.
DFC-?1-9� ' FR- U`: iti�i TE:R I II.�IFS rP,'{ N : 5?3 13 P. 02
,i
'w, I Ct_)t2P(.3[�^�`T'h-.f:)
December 27, 1 N- 5
t a f ax
W Wayane ;Miller
Zoning Nlminlstratoi
Departrn4t r►t otTlaming aad .De velopfnem
County of rreder}ck
107 Noah Kent Street
Wjnchest�T, VA 22601
Re. Rite Aid P yyt pt�t, tc fir:owrnun Nrvperr} , Stenit�n.c ('Or. V4
Dear Mr �U31.1er
lti 4ccordan" with our recent discussions, attached please find a revised copy of the
subdivision'plat for the referenced project. This plat has been revised to address two principle
it c: nis
1) Reduction in the drawing size to K i, " x i 4" , and
2) Right-of-way dedication along both Rtes 277 and 641. pursuant to our ne 7otiationr ,
With )''DOI `
Also attached to this letter are copies of the comment sheets received from VD(.)? a.nrl the
Frederick County_ Sanitation Authority noting their approval of the plat. Mthotag'h not reyt red,
the Fire Marshal has reviewed and approved this plat and the comment sheet reflecting this action
is also attached.
Concurrently to this submittal, -we are in the process of obtaining the signatures of the
owner, VDOT ana the Sanitation Authority on the original document. Upon the completion of
this effort, a reproducible copy and the prerequisite blueline prints will be provided to vour office
} yc .�"i:Ilr f .i ., � ♦ < r i .i j i "'_: � �_ � _ .�.'�.i rl4( � r i- .• � T
{
sk
a
WALTER L. PHILLIPS, INCORPORATED
Founded 1945
November 22, 1995
VIA DELIVERY
Mr. Eric Lawerence, Planner I
Department of Planning and Development
County of Frederick
107 North Kent Street
Winchester, VA 22601
Re: Minor SubdivisionBowman Property
(Rite Aid Pharmacy)
Dear Eric:
Attached please find a completed copy of this subdivision Application and Plat
Checklist, three copies of the Subdivision Plat and the review fee in the amount of
$320.00. This plat is also being simultaneously submitted to the Fire Marshal,
Frederick County Engineering Department, Frederick County Sanitation Authority
and VDOT. Comment sheets received from each of these respective agencies will
be transmitted to you upon their receipt in our office.
As we have discussed in the past, this minor subdivision is the result of the
development of a new Rite Aid Pharmacy on the western half of the property. Final
approval of the site plan is contingent upon the approval of the attached plat, and
this submittal is the first step in satisfying this requirement.
I appreciate your time and help in our ongoing effort towards the approval of
207 Park Avenue 77'0 CIVIL ENGINEERS
Falls Church, Virginia 22046 LAND SURVEYORS
Telephone: (703) 532-6163 PLANNERS
Facsimile: (703) 533-1301 LANDSCAPE ARCHITECTS
YEARS OF PROFESSIONAL SERVICE
WALTER L. PHILLIPS, INCORPORATED
Founded 1945
Mr. Eric Lawrence -2- November 22, 1995
our site plan and now the subdivision plat. Should you have any questions or if you
need additional information, please do not hesitate to contact me at your
convenience.
Very truly yours,
Charles F. Dunlap, L..
CFD.jem
enc.
cc: Phil Sanders, S & S Development, w/enc.
Jeff Hansen, Rite Aid Corp., w/enc.
Randy Stokes, McGuire, Woods, Battle & Boothe, w/enc.
N A
location and area of each parcel of common open space and
the total area of common open space.
✓``
location, names and right-of-way widths of existing and
planned roads, streets and shared private driveways
adjacent to and on the property.
existing or proposed utilities, utility easements and
other easements with dimensions and location.
existing and proposed drainage easements with dimensions
and locations.
1�
location of floodplain limits.
location of all land to be dedicated or reserved for
public use.
V/1 location of required setback lines on each lot.
location of proposed recreational areas.
N location of proposed buffers.
location and description of monuments and markers.
location of any grave, object or structure marking a
place of burial on the land to be subdivided.
certification by a registered engineer or surveyor
qualified to practice in the State of Virginia, verifying
/ the accuracy of the plat.
✓ signature of the owner, proprietors or trustees
certifying ownership of the property and that the
subdivision is with their free consent and desires.
a notary statement certifying the signature of the owner,
proprietors or trustees.
signature lines for the Subdivision Administrator and
relevant reviewing agencies.
statement listing all requirements and conditions placed
and included in the subdivision resulting from
rP�, of conditional zoning or a conditional use
�h Qprmut . v
a Jl�,4 Cr
o0
o �e
14
�41
CHECKLIST
FOR
SUBDIVISION FINAL PLATS
l "I Zg�RS
A. The title of the subdivision ("Final Plat for........")
AA. Notarized owner's certification IAW 15.1-477 COV.
B. The page number and total pages on each page.
X, ✓ C. Vicinity Map (Scale 1:2,000) showing roads, properties
-- and subdivisions within 1,000 feet.
D. A written and raph' scale.
✓ E. Day, month and year plan prepared and revised.
i,✓f F. North Arrow.
-~G. Magisterial District in which the subdivision is located.
✓ H. Zoning and use of land to be subdivided and adjoining
land.
I. Boundary survey of all lots, parcels and rights -of -way.
L� J. Names of owners of adjoining properties with deed book
and page number references.
✓ K. Area of each lot, total area of subdivision and area in
lots.
✓ L. Location and area of each parcel of open space and total
y._
area of open space.
_ M. Location, names and ROW widths of existing and planned
roads, streets and shared private driveways adjacent to
and on the property.
�✓ N. Existing and proposed utilities, utility easements and
other easements with dimensions.
O. Existing and proposed drainage easements with dimensions
and locations.
P. Location of flood plain limits.
✓ Q. Location of land to be dedicated or reserved for public
use.
�/' R. Location of required setback lines on each lot.
S. Location of proposed recreational areas.
�I 2g� f5- 74 �V ,
Page 2
Subdivision Plat Checklist
/T. Location of proposed buffers.
V U. Location and description of monuments and markers.
�- V. Certified by registered engineer or surveyor.
W. Notarized signature of the owner.
X. Signature lines as required.
V Y. Statement listing all requirements and conditions placed
on th.4 land resulting from conditional zoning.
,,-`�'Z. Indication of the portion of the allowable density from
the parent tract which is to be allocated to each parcel
resulting from the subdivision.
AA. Notarized owner's certification required by state Code.
'FI,-1'07
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VICINITY MAP SCALE: 1 "= 2, 000'
SURVEYOR'S CERTIFICATE
I, EDWARD L. JOHNSON, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, DO HEREBY
CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE LAND SHOWN HEREON IS NOW IN THE NAME
OF JAMES L. AND JANE H. BOWMAN AND WAS ACQUIRED BY DEED RECORDED IN DEED BOOK 254 AT PAGE 71
AND DEED BOOK AT PAGE AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA.
GIVENC DE MY HAND HI 27T DAY OF NOVEMBER, 1995.
EDWARD L. JOHNSON, L.K1 11299-8
APPROVE 8Y:
VIRGINIA
OF TRANSPORTATI
FREDERJ "(�CO�TSANITATION AUTHORITY
/-
BOAAOOF SUPERVISO
/ZZ41 �o
PLANNING CiOMIMISSION
/,/,I. &4t-A� &Ze&,
SUBDIVISION' ADMINISTRATOR
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 1 OF 4
® WALTER L. PHILLIPS `t" °F
INCORPORATED O�
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS EDWARD L. NSON
LANDSCAPE ARCHITECTS
207 PARK AVENUE No. 12 -6 FALLS CHURCH, VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301 ��- /1►� -
ME: DECOM 19, 1995 7Z: 1' s 50' SU RVE�O
ra Ia: 95-M FU K MSC V1
OWNER'S CERTIFICATE
WE, THE UNDERSIGNED OWNERS, DO HEREBY CERTIFY THAT THE SUBDIVISION, STREET DEDICATION AND
EASEMENT GRANTINGS SHOWN HEREON AND KNOWN AS "FINAL PLAT OF SUBDIVISION ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN" IS WITH OUR FULL DESIRE AND CONSENT.
IT IS FURTHER AGREED THAT IRON PIPES WILL BE SET AT ALL PROPERTY CORNERS AS REQUIRED BY STATE
AD COUNTY ORW NANCES AND REGULATIONS UNDER THE SUPERVISIONS OF A LICENSED LAND SURVEYOR.
OWNER:
COMMONWEALTH OF V I RG I N I A AT LARGE
CITY
W=X OF WINCHESTER, To -wit:
I, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE COMMONWEALTHXD=X15M�MSHOWN ABOVE, DO
HEREBY CERTIFY THAT THE ABOVE NAMED OWNER DID PERSONALLY APPEAR BEFORE ME AND ACKNOWLEDGE
THE ABOVE STATEMENT TO BE THE ACT AND DEED OF SAME.
GIVEN S�UNDER MY HAND THIS 19th DAY OF January 1996 .
11/30/99
NOTES:
I. THIS PROPERTY IS IDENTIFIED BY FREDERICK COUNTY AS MAP NO. 66-A-82 AND IS CURRENTLY
ZONED B-2 AND M-2.
2. FROM AVAILABLE RECORDS, NO GRAVE LOCATION, OBJECT OR STRUCTURE WHICH INDICATES
A PLACE OF BURIAL IS KNOWN.
3. THIS PLAT DOES NOT SHOW ALL COVENANTS, EASEMENTS, OR DEDICATIONS OF RECORD WHICH MAY
EXIST IN THE CHAIN OF TITLE. NO TITLE REPORT FURNISHED.
CURVE TABLE
CURVE
RADIUS
LENGTH
TANGENT
DELTA
CHORD
BEARING
1
1879.86'
391.88
196.65
11'56 38"
391.17'
S 77'15'19" E
2
1879.86
122.98
61.51'
03'44'54"
122.96
S 73'09'27" E
3
1879.86'
268.90
134.68'
08*11'45"
268.67'
S 79'07 46 E
4 1
45.00
73.91'
1 48.34
94'0613"
65.88 0
IN 51'03'07 E
5 1
1867.86
223.46
111.86
06'51 16'
223.32
S 78'28 09 E
AREA TABULATION
LOT 1 = 93,718 SF OR 2.1515 AC
LOT 2 = 57,822 SF OR 1.3274 AC
DEDICATION = 7,423 SF OR 0.1704 AC
TOTAL AREA = 158,963 SF OR 3.6493 AC
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 2 OF 4
WALTER L. PHILLIPS ,t,`t" °F
INCORPORATED O�
® CIVIL ENGINEERS
LAND SURVEYORS o
® PLANNERS U EDWARD L. NSON
LANDSCAPE ARCHITECTS
207 FALLS PARK AVENUE N0. 1 -B
FALLS CHURCH, VIRGINIA 22046 Q
(703) 532-6163 FAX (703) 533-1301
DAZE DECEi>19FR 19. 1995 SCAtE: 1" a 50' 9N� S U R q Ey��
a in 95-M FU In WC VA
50 G 25 50 100 200
(IN FEET)
1 INCH = 50'
y ZONE: RA
t A' 77
RA:. USE..
i Da. CONTRA699 CTORS• STOR �
36.0
0
' At67•3g,47„ W PG. 756 AOE YARD
Q
do
v
p 3
,.:
f•.,t
;�/
N
,m
N
JAIyIES
L
� 71 *17'05
-- --25BRL 308.80' 513 ,
S6739,47„E 135 91— �\
CA 10' TEMPORARY STORM \ \\
DRAINAGE EASEMENT \\ \\
(PERMANENT ESMT LOCATION
SUBJECT TO FUTURE
DEVELOMENT OF LOT 1) \ \ S
86-A-82 \`R�
L. AND JANE H. BOW AN N
158,963 S.F. OR 3.6493 ACRES
LOT 1
mo93,718 S.F. OR 2.1515 AC. a 1
n `--
---~ ~�—' 75'eR=
FA
1RFAA P
-..� EKE
STA rE ROUTE
(60' ROW)
J
EX.10' UTILITY ESM'T.
D8 711 PG 882
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, MRGINIA
WALTER L. PHILLIPS
INCORPORATED
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS
LANDSCAPE ARCHITECTS
207 PARK AVENUE
FALLS CHURCH, VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301
a
�Q
g•N
m
Qu
DX- DECOM 19, 1995 ' SCALE: 1' - 50'
— 5 `8RE
SHEET 3 OF 4
j H OF
f G
G
EDWARD NSON
No. 1 .�-BSURI
roe In 95-M ME a 119C VA
50 0 25 50 100 200
(IN FEET)
1 INCH = 50' .lam
86-A-77 xo 1
v i i y 1
ZONE: RA USE: CONTRACTORS STORAGE YARD
DB. 699 PG. 756
�t
CA 10' WATER
MAIN EASEMENT
IPS N68'37'47"W 251.69'
1\ N 673g'4 Ps
M
_L
qt
0 20, 41 ' b 7 w �,ry1 1 c0.4�
No
204.7 513.52 IPS 519 4� S 6
o N 79'36 20 W 197.26 �`�, - L5 w
of 0 26' INGRESS- --�"-- N
o "' EGRESS ESM TCN
N 79'36 20 W — — — — — — — — — 247.22 1�x
c a
jp-
CA 10' TEMPORARY STORM �m r o
DRAINAGE EASEMENT rn o
PERMANENT ESMT LOCATION v
OBJECT TO FUTURE ` N
DEVELOMENT OF LOT 1) m
N 79'36'20" W 46.00' LOT 2
J
n
CV
O_
V)
_ IPS
MNcd
9911
IPS
2.
RESIDUE -
C/L INGRESS -
EGRESS ESM'T.
57,822 SF OR 1.3274 AC
SAN SEW ES T
N83'20'54"W 11.55-
S06'39'06"W 3.06'
A = 17.55�
ARPROX I OC. mac. P_OTOMAC 50' BRL
EDISON COMPANY —EAR A = 30.4T
D8 691 PG 706 DB 217 PG 561
DB 241 PG 291 D8 166 PG 24 -
PROP.
ow ' EX. R/W— "
FAIRFAX PIKE
STATE ROUTE 277-
(60' ROW)
IPS
T
t OD N y::fOJD
1
LA
t C>
,p
O N
O t
co
10
rn
$87 :`.:
o Iz,•t D
t 'ALi
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(_4N 1of)
t G
m C cr, •t•:.
0' '
25.45 rn
v l i
QD o • ="t
Do
CR p=
� C 1 O
O �t
s ,r (�
O
T, SF EEH RSF EEH R BY'
DEDICATED TO PUBLIC
STREET PURPOSES
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 4 OF 4
® WALTER L. PHILLIPS I °F
INCORPORATED O�
® CIVIL ENGINEERS Z
LAND SURVEYORS o
® PLANNERS
LANDSCAPE ARCHITECTS EOL NSON W
207
(� PARK AVENUE N0. 1 9-13 FALLS
\\■l..'/1 FALIS CHURCH, VIRGINIA 22046 %9
(703) 532-6163 FAX (703) 533-1301
WE: OIMM 19, 1995 SCALE: 1' - 50' 0 SU R N F--4
roe Na 95-M FIE IA 1119C VA
641
FALRFAX
RTC -277
SITE
0
VICINITY MAP SCALE: 1"=2,000'
SURVEYOR'S CERTFICATE
I, EDWARD L. JOHNSON, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, DO HEREBY
CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE LAND SHOWN HEREON IS NOW IN THE NAME
OF JAMES L. AND JANE H. BOWMAN AND WAS ACQUIRED BY DEED RECORDED IN DEED BOOK 254 AT PAGE 71
AND DEED BOOK AT PAGE AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA.
GIVEN UNDER MY HAND A I S 27Ty, DAY OF NOVEMBER , 1995.
i
tI _ �Q VA
.Z . .
OF TRANSPORTATI
SANITATION AUTHORITY
►�
PLANNING CIMMISSION '
SUBDIVISIO ADMINISTRATOR
FINAL PLAT OF SUBDMSION
ON THE PROPERTY OF
JAMES L" AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA
4 WALTER L. PHILLIPS
® INCORPORATED
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS
LANDSCAPE ARCHITECTS
® 207 PARK AVENUE
FALLS CHURCH, VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301
0%- I ECOHRR 19, 1995 SCALE: 1- = 50'
SHEET 1 OF 4
el H OF
0
EDWARD L. N�
No. 12 —B
lelZ-/-fs
0 SURV01
a III). 95-M RX W. 11SC 1M
OWNER'S CERTIFICATE
WE, THE UNDERSIGNED OWNERS, DO HEREBY CERTIFY THAT THE SUBDIVISION, STREET DEDICATION AND
EASEMENT GRANTINGS SHOWN HEREON AND KNOWN AS "FINAL PLAT OF SUBDIVISION ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN" IS WITH OUR FULL DESIRE AND CONSENT.
IT IS FURTHER AGREED THAT IRON PIPES WILL BE SET AT ALL PROPERTY CORNERS AS REQUIRED BY STATE
4kD COUNTY ORWNANCES AND REGULATIONS UNDER THE SUPERVISIONS OF A LICENSED LAND SURVEYOR.
OWNER:
COMMONWEALTH OF VIRGINIA AT LARGE
CITY
M=X OF WINCHESTER, To -wit:
I, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE CONMONWEALTHXA=X=MR'XSHOWN ABOVE, DO
HEREBY CERTIFY THAT THE ABOVE NAMED OWNER DID PERSONALLY APPEAR BEFORE ME AND ACKNOWLEDGE
THE ABOVE STATEMENT TO BE THE ACT AND DEED OF SAME.
GIVEN S�UNDER MY HAND THIS 19th DAY OF January , 1996 .
_ll r.„ J 11/30/99
NOTES:
I. THIS PROPERTY IS IDENTIFIED BY FREDERICK COUNTY AS MAP NO. 86-A-82 AND IS CURRENTLY
ZONED B-2 AND M-2.
2. FROM AVAILABLE RECORDS, NO GRAVE LOCATION, OBJECT OR STRUCTURE WHICH INDICATES
A PLACE OF BURIAL IS KNOWN.
3. THIS PLAT DOES NOT SHOW ALL COVENANTS, EASEMENTS, OR DEDICATIONS OF RECORD WHICH MAY
EXIST IN THE CHAIN OF TITLE. NO TITLE REPORT FURNISHED.
CURVE TABLE
CURVE
RADIUS
LENGTH
TANGENT
DELTA
CHORD
BEARING
1
1879.86
391.88
196.65
11'S6 38'
391.17
S 77'15'19 E
2
1879.86
122.98
61.51
03'44 54'
122.96
S 73'09'27' E
3
1879.86'
268.90
134.68
08'11 45"
268.67'
S 79'07'46" E
4
45.00
73.91'
48.34'
1 94*0613'
65.88'
N 51'03'07 E
5
1867.86
223.46
111.86
06'51 16
223.32
IS 78'28 09 E
FT'lm; fA# UWT'y1 pol 'LN]
LOT 1
= 93,718
SF
OR
2.1515
AC
LOT 2
= 57,822
SF
OR
1.3274
AC
DEDICATION
= 7,423
SF
OR
0.1704
AC
TOTAL AREA = 158,963 SF OR 3.6493 AC
FINAL PLAT OF SUBDK"
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY" VIRGINIA SHEET 2 OF 4
® WALTER L. PHILLIPS �.`j" °F
INCORPORATED p�
CIVIL ENGINEERS
LAND SURVEYORS o Z
® PLANNERS U EDWARD L. NSON
LANDSCAPE ARCHITECTS
(� 207 PARK AVENUE N0. 1 -B
FALLS
FALLS CHURCH, VIRGINIA 22046 Q
(703) 532-6163 FAX (703) 533-1301
OECEM93ER __TI9, 199rti SCALE: 1• = 50' '9 S U R I Ey��
0 K 95-046 FU K MSC A
50 _ 25 50 100 200
(IN FEET)
1 INCH = 50'
y ZONE: . 86-A-77
Rq USE: CON " r:,'
i De. 6g9 ACT ORS S TR0 w '
67.39 pG. 756ACE YARD
35.00. ..''_=W
�Q
00Cv
J�
to
:: •
::,
cV
017
JADES
L
i�S 700"
�BRL 08.80, 513
1
1.35.910
CA 10' TEMPORARY STORM `\
DRAINAGE EASEMENT \\ \\
(PERMANENT ESMT LOCATION
SUBJECT TO FUTURE \ \
DEVELOMENT OF LOT 1) \\ \ 'p w
86—A-82
L. AND JANE H. BOW AN
0
158,963 S.F. OR 3.6493 ACRES
LOT 1 ' x x \ `\
93,718 S.F. OR 2.1515 AC. "' Q-
`\
IX �--
75'13RL
---i
L
EX.10' UTILITY ESM'T
D8 711 PG 882
AIRFgX P1
STATE ROU7E 277
i 0' ROW)
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA
WALTER L. PHILLIPS
INCORPORATED
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS
LANDSCAPE ARCHITECTS
207 PARK AVENUE
FALLS CHURCH, VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301
BIB: DECBM 19, 1995 1 SCALE: f - 50'
_� SRL
N
SHEET 3 OF 4
Z�
EDWARD SON
No. 1 -B
1 SURlt-
0 IA 95-046 of K IISC VA
W,
r
50 25 50 100 200
(IN FEET)
1 INCH = 50' -1-
86-A-77 0)
ZONE: RA USE: CONTRACTORS STORAGE YARD x
DB. 699 PG. 756
tn
1*
IPS
o ' ,20.41' - 47 W 0 qb8
L0
CA 10' WATER
MAIN EASEMENT
N68'37'47"W 251.69'
N 673g'
?04.72 , 513 52 f 5�9 A�'
IPS '
m o N 79'36 20 W 197.26
ate, 26' INGRESS-
o N EGRESS ESMT
C`' N --'36 — ;--
20r— W — — — — — — ---- 247.22'----=��
79rn
c
CA 10' TEMPORARY STORM o00 o�
DRAINAGE EASEMENT rn o+
(PERMANENT ESMT LOCATION v o
SUBJECT TO FUTURE o N
DEVELOMENT OF LOT 1) m
—3 g N 79'36'20" W 46.00' LOT A \
RESIDUE 57,822 SF OR
N C/L INGRESS -
EGRESS ESMT.
IPS
n
r7 N oCj
IPS
w
0
1.3274 AC
SAN SEW ES T
N83'20'54"W 11.55'
S06'39'06"W �3.06'
A = 17.55�
AP RQX IOC. X. POTOMAC 50' BRL
EDISON COMPANY A = 30.47'
DO 691 PG 706 DO 217 PG 561
DO 241 PG 291 DO 166 PG 24 -
PROP
N EX. R/W
FAIRFAX PIKE
STATE ROUTE 2
(60' ROW)
O
0 1
6� 3 '47"E 1 N 0)O
0 06 z
h1 dp ::i.; CO
NlIT
IPS
w �h ti
0
N D
S
�
C
..•t
�
45' 9 m
�'
�► 0
O
o
C
C
i
c) ..Ln
O,
SF HEREBY .r
DEDICATED TO PUBLIC
STREET PURPOSES
FINAL PLAT OF SUBDMSION
ON 1HE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA
WALTER L. PHILLIPS
INCORPORATED
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS
LANDSCAPE ARCHITECTS
207 PARK AVENUE
FALLS CHURCH, VIRQNIA 22046
(703) 532-6163 FAX (703) 533-1301
WE: DECEIW 19, 1995 ' SCALE: 1* - 50'
SHEET 4 OF 4
ZH OF
z
EOWA 0 L NSON
No. 1% 9-B
it
suRIE�
roe K 95-M6 RE to 119C *
1
FA� A2 'IKE
SITE
VICINITY MAP SCALE: 1"=2,000'
8URVEYOR 8 CERTFICATE
I, EDWARD L. JOHNSON, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, DO HEREBY
CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE LAND SHOWN HEREON IS NOW IN THE NAME
OF JAMES L. AND JANE H. BOWMAN AND WAS ACQUIRED BY DEED RECORDED IN DEED BOOK 254 AT PAGE 71
AND DEED BOOK AT PAGE AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA.
GIVEN C DE MY HAND j�fH I 27T DAY OF NOVEMBER , 1995.
EDWARD L. JOHNSON, L. 1299-B
APPROVED BY:
(� A
VIRGINIA DEZARJ)AENT OF TRANSPORTAT I N
FREDE CO T SANITATION AUTHORITY
BOA OF SUPERVISO
Ali-- 1124
�o
PLANNING COMMISSION If
SUBDIVIS1017 ADM11, INISTRATOR
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 1 OF 4
® 3►�`'P` t H p F `/
WALTER L. PHILLIPS
INCORPORATED p�
® CIVIL ENGINEERSAm a
LAND SURVEYORS
PLANNERS EDWARD L. NSON
LANDSCAPE ARCHITECTS
® FAL PARK AVENUE No. 12 -B
FALLS CHURCH. VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301-
d11E: QECOM 19, 1995 SOME: 1' - 50' S U R V E.yO
A NO. 95-046 FU 1A WSC VA
OWNER'S CERTIFICATE
WE, THE UNDERSIGNED OWNERS, DO HEREBY CERTIFY THAT THE SUBDIVISION, STREET DEDICATION AND
EASEMENT GRANTINGS SHOWN HEREON AND KNOWN AS "FINAL PLAT OF SUBDIVISION ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN" IS WITH OUR FULL DESIRE AND CONSENT.
IT IS FURTHER AGREED THAT IRON PIPES WILL BE SET AT ALL PROPERTY CORNERS AS REQUIRED BY STATE
NkD COUNTY ORDINANCES AND REGULATIONS UNDER THE SUPERVISIONS OF A LICENSED LAND SURVEYOR.
OWNER:
COMMONWEALTH OF VIRGINIA AT LARGE
CITY
GXWX OF WINCHESTER, To -wit:
1, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE COMMONWEAL THXDiNi>s{$iiil7l MSHOWN ABOVE, DO
HEREBY CERTIFY THAT THE ABOVE NAMED OWNER DID PERSONALLY APPEAR BEFORE ME AND ACKNOWLEDGE
THE ABOVE STATEMENT TO BE THE ACT AND DEED OF SAME.
GIVEN UNDER MY HAND THIS 19th DAY OF January , 1996 .
11/30/99
NOTES:
I. THIS PROPERTY IS IDENTIFIED BY FREDERICK COUNTY AS MAP NO. 86-A-62 AND IS CURRENTLY
ZONED B-2 AND M-2.
2. FROM AVAILABLE RECORDS, NO GRAVE LOCATION, OBJECT OR STRUCTURE WHICH INDICATES
A PLACE OF BURIAL IS KNOWN.
3. THIS PLAT DOES NOT SHOW ALL COVENANTS, EASEMENTS, OR DEDICATIONS OF RECORD WHICH MAY
EXIST IN THE CHAIN OF TITLE. NO TITLE REPORT FURNISHED.
lelkaTI-4-CIT:"
CURVE
RADIUS
LENGTH
TANGENT
DELTA
CHORD
BEARING
1
1879.86'
391.88
196.65'
11'56 38'
391.17
S 77*15'19" E
2
1879.86
122.98'
61.51
OY44 54.
122.96
S 73'09'27" E
3
1879.86'
268.90'
134.68'
08'11 45"
268.67
S 79'07 46 E
4
1 45.00
73.91'
1 48.34'
1 94*0613'
65.88
IN 5103'07 E
5
1 1867.86
223.46
111.86
06.51 16
223.32
S 78'28 09 E
AREA TABULATION
LOT 1
= 93,718
SF
OR
2.1515
AC
LOT 2
= 57,822
SF
OR
1.3274
AC
DEDICATION
= 7,423
SF
OR
0.1704
AC
TOTAL AREA
= 158,963
SF
OR
3.6493
AC
FINAL PLAT OF SUBDMSION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA
® WALTER L. PHILLIPS
® INCORPORATED
CIVIL ENGINEERS
LAND SURVEYORS
PLANNERS
LANDSCAPE ARCHITECTS
f� 207 PARK AVENUE
FALLS
FALIS CHURCH, VIRGINIA 22046
(703) 532-6163 FAX (703) 533-1301
WE: DECEW 19, 1995 I SCALE: 1' - 50'
SHEET 2 OF 4
�T H OF
EDWARD L. NS%
�,9 9- �2 _��,
SIIRVE3
roe m 95-M FU IA MM *
50 25 50 100 200
(IN FEET)
1 INCH = 50'
ZONE. RA'" 86'A"77
CON
AC;
i 08. 699 p ORS STORAGE' '.
35 pp. "�..�' N 67,39.47„ W G. 756 YARD
1� - -
C)l
N
i
JArEs
L
.4jBRC _ 8.801 _ 513 52r
S673g,47„E 135
CA 10' TEMPORARY STORM \ `\
DRAINAGE EASEMENT
(PERMANENT ESMT LOCATION
SUBJECT TO FUTURE
DEVELOMENT OF LOT 1) \ \ S
86-A-82 �6- W
L. AND JANE H. BOW AN ?°° 0
0
158,963 S.F. OR 3.6493 ACRES
s
<
LOT 1
d0 O X \ \\
93,718 S.F. OR 2.1515 AC.
a �-
----_-----__ 755
7--
S 71 '17'p-0" E
EX.10' UTILITY ESM'T.
D8 711 PG 882
--fAljjFAXpjjCe
STATE ROVE 277
(60' Rawl
--- �'_SRL
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY. VIRGINIA SHEET 3 OF 4
WALTER L. PHILLIPS
p'VI H of
®
INCORPORATED
CIVIL ENGINEERS
O�
Z
LAND SURVEYORS
-'
®
PLANNERS
EDWARD NSON
LANDSCAPE ARCHITECTS
PARK AVENUE
N0. 1 - B
FALLS CHURCH, VIRGINIA 22046
FALLS
(703) 532-6163 FAX (703) 533-1301
S
S U R V F.yO
Cue DECOM 19, 1995
SCALE: 1' - 50'
im K 95-M FIE ft MM VA
M
el
50 25 50 .
r
(IN FEET)
1 INCH = 50'
100
86-A-77 c I
ZONE: RA USE: CONTRACTORS STORAGE YARD x
DB. 699 PG. 756
x
�l
�1
CA 10' WATER
MAIN EASEMENT
IPS N68'37'47"W 251.69'
'47"
20 ,
i \41N 6j• 3g W 48
o , J 1S
�p �Q
204.72, 513 52. IPS5�9 �`1, �256
1
b) o N 79'36 20 W 197.26
a.�_— (A �.
oi (6 26' INGRESS- - n?
o N EGRESS ESMT
N N 79'36 20 W - - - - - - ----------=
247.22 x Z
O O
•P
CA 10' TEMPORARY STORM o%
m o
DRAINAGE EASEMENT rn O
(PERMANENT ESMT LOCATION rn y
SUBJECT TO FUTURE ` N
DEVELOMENT OF LOT 1) or_
N 79'36'20" W #' "'
200
o '
m
i
1
OD N ��
w m ..:. 1
D
O O •': i' : 00
1 'O
CA
1 n
m �• •t
j'
C) N
O
O
O po
1 '.
t '
m
z�Q 6 �4,7"E
10 rn
W
rn 1
T 1
00
T
46.00
LOT 2
'
3 $
^
RESIDUE - 57,822 SF OR
1.3274 AC
o
o
SAN SEW ES
T Ni
N
C L INGRESS-
N83'20'54"W
11.55'
--
r
EGRESS ESMT.
. ' "
S0639O6W
3.06' I
I
IPS
A = 17.55
_
3 '
AkP&Q�L LOC. POTOMAC
50' BRL
�. in
N. N 3 '
EDISON COMPANY
DO 691 PG 706 DO 217 PG 561 A = 30.47
M p00
( 28
DO 241 PG 291 DO 166 PG 24
___-
4
IPS
PROP.
ow N EX. R/W-�'
FAIRFAX PIKE _
STATE ROUTE 277
(60' ROW)
i I N ft•I D
1
0' N �.,•
25.45'00 co
c
d
O � 1
..� IMP = � •,-::
O ,
IPS •o'` Cg'
L4
C
SF HEREBY
DEDICATED TO PUBLIC
STREET PURPOSES
FINAL PLAT OF SUBDIVISION
ON THE PROPERTY OF
JAMES L. AND JANE H. BOWMAN
OPEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 4 OF 4
WALTER L. PHILLIPS
INCORPORATED O
CIVIL ENGINEERS s
LAND SURVEYORS
PLANNERS EDW D L NSON
LANDSCAPE ARCHITECTS
207 PARK AVENUE N0. 1 9-13
FALLS CHURCH, VIRGINIA 22046 l9
(703) 532-6163 FAX (703) 533-1301
DOE: DEIIEMBER 19, 1995 SCALE: 1" a 50' NNE S U R V E.yO
xe m 95-M6 W N0. V5C %R
016-95 %111RD I v I SI*%F LE
I.,
S & S DEVELOPMENT' (R i,I'W WE?.)