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HRAB 09-15-15 Meeting Agenda COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 107 North Kent Street, Suite 202  Winchester, Virginia 22601-5000 TO: Historic Resources Advisory Board FROM: Candice E. Perkins, AICP, Senior Planner RE: September 15, 2015 HRAB Meeting Agenda DATE: September 3, 2015 The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday, September 15, 2015, at 6:00 p.m., in the Board of Supervisors Executive Session Room* in the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The HRAB will discuss the following items: AGENDA 1. March 2015 and July 2015 HRAB Minutes 2. Review of the Rezoning Application for the Woodside Land Company Property. Please contact this office if you will not be able to attend the meeting. Thank you. *PLEASE NOTE MEETING LOCATION Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the Board Room. I would encourage Committee members to park in the County parking lot located behind the new addition (accessible off of Cameron Street). CEP/pd Attachments MEMORANDUM Frederick County Historic Resources Advisory Board (HRAB) March 17, 2015 Board of Supervisors Executive Session Room of the County Administrative Building 107 North Kent Street Winchester, VA Members Present: Lauren Murphy, Elizabeth Fravel, Denny Perry, Stacey Yost, Chris Oldham, Gary Crawford, Gary Oates, Maral Kalbian Members Absent: Claus Bader, Clint Jones Staff Present: Candice Perkins Applicants Present: Gary Oates for the McCann Slaughter Property, Tim Stowe and Gray Farland for the Blackburn Property Agenda Items: February 2014 Minutes, 2015 Meeting Dates, McCann Slaughter Properties Rezoning Application, Blackburn Property Rezoning Application Call to order at 6:00 PM. Item 1: February 2014 - minutes approved. Item 2: Meeting dates were acknowledged. Item 3: Review of the Rezoning Application for the McCann Slaughter Properties. The Historic Resources Advisory Board (HRAB) has been asked to provide a comment pertaining to a rezoning application for the McCann-Slaughter properties. These parcels are identified by Property Identification Numbers 44-A-40 and 44-A-25B, in the Stonewall Magisterial District. The McCann- Slaughter parcels contain approximately 156.6 acres, near the intersection of Martinsburg Pike and Old Charlestown Road, on both sides of McCann Road, and adjacent to the CSX Railroad. The Board of Supervisors approved the previously requested CPPA amendment on August 13, 2014, this approved a designation of industrial, mixed use industrial/office and historic/DSA on the subject properties in the 2030 Comprehensive Plan. The HRAB questioned the amount of public space and areas for the civil war group to post signage. The applicant stated that they will be providing the civil war group with area but not maintenance. The HRAB also inquired about the type of project, the applicant provided an overview of the office park along with the signage, and fencing proposed along Martinsburg Pike and Old Charlestown Road. After reviewing this information and the applicant’s materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the McCann Slaughter Rezoning Application with the following conditions:  A pull off area will be provided to the Shenandoah Valley Battlefield Foundation to provide for interpretative signage.  The HRAB requested that only one freestanding sign be permitted at the park entrance off of Old Charlestown Road; said sign should be an office park sign (name of park only), not a multitenant complex sign.  Text will be added to the proffer regarding the proposed split rail fence along Martinsburg Pike and Old Charlestown Road. Item 4: Review of the Rezoning Application for the Blackburn Property. The Historic Resources Advisory Board (HRAB) has been asked to provide a comment pertaining to a rezoning application for the Blackburn Property. This site is identified by Property Identification Number 63-A-80I, in the Back Creek Magisterial District. The Blackburn property contains approximately 128.82 acres, and fronts Apple Valley Road and Route 37. The rezoning application seeks to rezone 92 acres of the subject property to the M1 (Light Industrial) District with proffers. The applicant provided an overview of the project, it was stated that the package will be providing the Kernstown Battlefield association with a pull off area which will be located on the area currently zoned. The applicant also stated that they will be preserving as many existing trees as possible as well as look at expanding the green buffer area around the pond. The applicant further stated that in regards to the core battlefield designation on the property that historical maps show most of the fighting for the First Kernstown on the other side of middle road and further north for the Second Kernstown. This site was predominately used for troop movement and possibly camps. The applicant is providing KBA with access to the site prior to construction so that they can search for artifacts. The KBA will be recording their findings and keeping the items for their museum. The HRAB questioned the possible maximum heights for the structures, noting that exempt features have the possibly to go much higher than the 60’ standard. The KBA noted that they were uncomfortable with higher structures because of the potential to block the viewshed. The applicant stated that they are proposing 40’ structures but not proffering limitations. After reviewing this information and the applicant’s materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Blackburn Rezoning Application with the following conditions:  The applicant should consider a maximum height proffer to protect the viewshed of the Kernstown Battlefield Property, this is especially important because of accessory features permitted to exceed the height maximums.  Freestanding signage should be limited or prohibited along Apple Valley Road.  The buffer area along the pond should be expanded as much as possible. Meeting was adjourned at 8:30 p.m. Frederick County Historic Resources Advisory Board (HRAB) July 28, 2015 Board of Supervisors Executive Session Room of the County Administrative Building 107 North Kent Street Winchester, VA Members Present: Lauren Murphy, Elizabeth Fravel, Stacey Yost, Chris Oldham, Gary Crawford, Maral Kalbian Members Absent: Denny Perry Staff Present: Candice Perkins, Mike Ruddy Agenda Items: Kernstown Area Plan Call to order at 6:00 PM. Item 1: Review of the Draft Kernstown Area Plan The HRAB decided to go through the sections page by page that pertained to historic resources. It was stated that the 2030 Plan did not provide enough guidance with the DSA text; new wording would be helpful because there isn’t’ enough detail to fully understand what DSA means. For example, with the Northeast Land Use Plan, the DSA description was lacking, the new idea for separating heritage resource areas out from DSA is a positive change. The HRAB recommended that natural resources be separated from heritage resources, and look at compressing the name of rural historic resource area. The HRAB questioned whether the boundaries shown on the maps accurately depict the historic district currently in place and whether all historic structures were shown. It was noted that specific buildings on route 11 appear to be missing, need to add ones that didn’t qualify with the original survey. Including historic access corridors was discussed, looking at stricter design guidelines and state enabled historic corridors should be considered. On the maps, historic structures are located in separate pockets and far from the developed areas. If we really care about preserving these historic areas we cannot look at them as isolated spots. The Bartonsville area is where the first settlers were in Frederick County, the HRAB inquired as to whether something can be done, such as design control along Route 11. The HRAB felt that from Bartonsville to Kernstown, walkability, screening, and setbacks could be further described. Cohesive guidelines for the corridor should be considered. If you look at the Route 1 area and how it’s been cleaned up over the past years, utilities, sidewalks, brought back some of the attraction to that area. They had many hurdles, but still made it come together. The HRAB included as to whether individual properties within the historic district were evaluated, however most were only evaluated as contributing structures to the overall district. On sheet 7, the local historic district for the Grim Farm was discussed; should it be a local/state historic district or a national district. The County should be pursuing a state register district as well as easements. It’s important to do preemptive identification of historic areas; it’s difficult to only look at a little area. It’s better to take a comprehensive look at the entire county for possible historic districts. The County should also look at changing the DSA title to something geared more towards historic preservation and identification. This DSA text change should be looked at comp plan wide. Consider setting up a hierarchy for preservation, adaptive reduce, continuation of the existing property (preferred use 1, secondary use 2, etc.). On page 20 where the Mill is discussed, it was recommended that the text be simplified. Archeology should be discussed in the introduction part (earlier than page 19). Prehistory or Native American terminology should be used. On page 20 the second sentence discusses converting historic elements into recreational elements, however does this conflict adaptive reuse? It is better for the heritage element to be in constant use instead of recreational type use, where they can become an unused burden to the property owner. Concern was expressed that the text stated it could only be a museum other recreational use. The Map should state “historic resource” instead of “historic rural landmarks”. The HRAB also discussed the Pritchard House being given a historic plaque – this will be discussed at a future meeting. Meeting was adjourned at 8:30 p.m. Item # 2 Rezoning Application for the Woodside Land Company The Historic Resources Advisory Board (HRAB) has been asked to provide a comment pertaining to a rezoning application for the Woodside Land Company properties. This parcel is identified by Property Identification Number 34-(A)-6D in the Stonewall Magisterial District. The rezoning application is for 20 acres of the subject property. The site is located on the eastern side of Winchester & Western Railroad and south of Route 669, Woodbine Road, about 2000’ east of Route 11 (Martinsburg Pike). The parcel is currently zoned RA and is currently used for agriculture. The parcel lies within the Sewer and Water Service Area. The proposed use for the site is Industrial General (M-2), with a cap of 102,500 sf of building floor area. The 2030 Frederick County Comprehensive Plan (Northeast Land Use Plan) shows the future use of this site as industrial. The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service does not identify the proposed tower site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County Virginia identifies two mapped properties within the immediate area of the subject site which are listed as potentially significant. The sites that are listed in the survey are:  Sarsaparilla Springs (#34-0156) – Potentially Significant  Woodside (#34-0731) – Potentially Significant Representatives for the application will be available at the HRAB meeting to provide additional information on the proposed rezoning application. Staff is seeking comments from the HRAB on the historical elements possibly impacted by proposed rezoning application. The comments will be forwarded to the Planning Commission and the Board of Supervisors. Attachments: 1. Application, Proffer Statement, Plat, Location Map, and Impact Statement 2. Survey information from the Virginia Department of Historic Resources. 3. Photographs of the properties 1 Rezoning: RZ # __-15 Property: Area: 20.000 acres Tax Parcel 34-(A)-6D Record Owner: Woodside Land Company, LLC Project Name: Woodside Land Company Original Date of Proffers: June 22, 2015 Revised Date of Proffers: August 26, 2015 Magisterial District: Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #__-15 for rezoning of 20.000-acres from the RA (Rural Areas) Districts to M-2 (Industrial General) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Properties are more particularly described as the lands conveyed to Woodside Land Company, LLC, from John H. Light, as recorded in the Frederick County Circuit Court Clerk’s Office as instrument #120009190 dated August 16, 2012. Proffers: 1. Transportation a. The site shall be accessed via a single entrance onto Route 669 as shown on the Generalized Development Plan (GDP) to be made part of this proffer as Exhibit A. Furthermore, the total building floor area shall not exceed 102,500 square feet, per the Transportation Impact Analysis by Stowe Engineering. 2 b. The owner hereby proffers a cash contribution to Frederick County, for Transportation Improvements, of $0.75 per building square foot, to be paid with application for building permits. The term “building square foot” shall be the combined floor area for each story. 2. Fire & Rescue a. The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term “building square foot” shall be the combined floor area for each story. 3. Frederick County Sanitation Authority a. The owner hereby proffers a 100’x100’ easement as shown on the GDP for a production well for public use. This easement shall expire on December 31, 2018, if the well is not viable as determined by the Frederick County Sanitation Authority. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: ______________________ _____________ John H. Light, manager Date Woodside Land Company, LLC Commonwealth of Virginia, City/County of _________________ To Wit: The foregoing instrument was acknowledged before me this ___ day of _________, 20__ By ________________________________________ __________________________________________ ________________________ Notary Public Registration Number My Commission Expires _______________________ Impact Statement For consideration of Rezoning the lands for Woodside Land Company, LLC Stonewall Magisterial District Frederick County, Virginia August 26, 2015 Tax Map Numbers 34-(A)-6D Total Area: 20.000 acres Owner of Record: Woodside Land Company, LLC 2973 Woodside Road Clear Brook, VA 22624 (540) 539-3834 Contact: Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 ofc (540) 545-4001 fax 1 Woodside Land Company, LLC Introduction The site is located on the eastern side of Winchester & Western Railroad and south of Route 669, Woodbine Road, about 2000’ east of Route 11 (Martinsburg Pike). The parcel is currently zoned RA and is currently used for agriculture. The parcels lies within the Sewer and Water Service Area. The proposed use for the site is Light Industrial General (M-2), with a cap of 102,500 sf of building floor area. The applicant is seeking this change in zoning to create a more viable industrial parcel consistent with the Frederick County Comprehensive Plan. The 2030 Frederick County Comprehensive Plan contains the Northeast Land Use Plan which designates the area of this rezoning shall be Industrial. There are not any Developmentally Sensitive Areas nearby nor any Public Facilities. Existing Conditions The property is used for agriculture. The stormwater drains generally to Duncan Run to the north. Comprehensive Planning The 2030 Frederick County Comprehensive Plan contains the Northeast Land Use Plan which designates the area of this rezoning shall be Industrial. There are not any Developmentally Sensitive Areas nearby nor any Public Facilities. The benefit to Frederick County by approving this rezoning will be a positive economic impact from businesses through taxes, as well as employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and roads installed that will meet current County and Commonwealth specifications. Physical Impacts A portion of the site is located within the 100 year flood plains per FEMA Flood Map No. 51069C0150D. This area will be utilized as a conservation area for stormwater management. The ability for the County to request any portion of this for road improvements is reserved. Access the site will be via one commercial entrance onto Route 669 and installed per Frederick County Zoning Ordinance. Stormwater quality and quantity shall utilize organic BMP’s such as grass swales, bio-retention cells, and artificial wetlands. 2 Surrounding Properties The site is bounded to the north by Route 669 and RA zoned land owned by George Sempeles that is comprehensively planned for additional industrial uses consistent with the rest of his industrial park, to the west by Winchester & Western railroad, and to the east and south by agricultural fields owned by the applicant. Past the road and railroad are M-1 (Industrial Lands). Traffic Impact and Analysis Report by Stowe Engineering is available upon request if not already provided. The Eastern Road Plan calls for the section of Woodbine Road along to the frontage to be improved to a major collector and the alignment to shift northwards to straighten the road. Since right of way will be needed from neighboring parcels to accomplish this realignment; a cash contribution of $0.75 per square of building area has been proffered for future transportation needs in the area. This is consistent with the BPG and Blackburn rezoning applications that have been accepted by the County. Furthermore, the application has proffered to restrict the building footprint to 102,500 sf. This restriction keeps the traffic below the threshold of the VDOT Chapter 527 requirements, limits the peak hour traffic to less than 100 vehicle trips per hour, and maintains a level of service C for the intersection of Route 11 and Woodbine Road where almost all traffic will come from. Finally, the condition of Woodbine Road and the railroad crossing are adequate for the existing and proposed use. Additional traffic from future rezonings may necessitate improvements the railroad crossing, low water crossing, and road alignment and pavement section. Sewer Conveyance and Treatment There is a pump station at the intersection of W&W and Route 669 about 150’ from this property. The applicant will be responsible for installing sleeves under the railroad and Route 669 to reach the pump station. Furthermore, the applicant will be responsible for any upgrades or improvements to the existing pump station necessary to receive his effluent. This development is expected to employ 51 people based on the capped floor area, and generate 765 gpd. Water Supply The FCSA has a water line on Route 669 that will accessed similar to the sewer. The expected water demand will be 765 gpd for employees, plus an additional 1,000 gpd for wash down uses. The water line brought to the site will be a minimum of 8” in diameter to provide fire protection. Furthermore, the owner has proffered to grant an easement to the Frederick County Sanitation Authority for a production well. The well 3 site is identified in FCSA’s studies and the easement shall remain permanent if the well is a viable source to supplement the public water system. Drainage The stormwater runoff drains to the north into Duncan Run. The applicant will be required to implement BMP’s and other devices to meet the Commonwealth of Virginia’s requirements as required by DEQ. Solid Waste Disposal The Civil Engineering Reference Manual, 4th edition, uses a rate of 5.4 cubic yards per 1,000 square feet of floor area. A 102,500 sf development will yield 554 cubic yards per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Impact There are two historical impacts associated with this application. The first is a house ownerd by George Sempeles and referred to in historical documents as the “Joseph Payne House”, “Locust Level” and “Sasparilla Springs”. It is furthered identified by the Virginia Department of Historic Resources as DHR-034-0156. It is a Federal style home made of brick and built in 1840. The owner has developed the surrounding land into an industrial park. This house is situated 175’ north of the proposed rezoning and is screened by evergreens along the road. The second house is owned by David Gum and known as the “Branson- Stephenson-Huyett-Light House”. It is further identified as DHR-034-0731. The architecture is a Federal/Adamesque and it was built circa 1840. It is situated along Woodside Road 1500’ east of the proposed rezoning. Educational Impact This development will not create additional students for the schools. Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per constructed building square foot to the County for fire and rescue services. 4 Parks & Recreation Impact This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The soil types identified on the General Soil Map of the Soil Survey of Frederick County, Virginia are Carbo-Oaklet-Rock Outcropping (#7C) and Carbo-Oaklet Silt Loams (#32B) as shown on map sheet 19. These soil types are clay with an abundance of limestone rock. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology This area is also known for karst topography. Care should be taken to explore for sinkholes and caverns prior to any excavation or development.