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HomeMy WebLinkAbout068-25 (Waiver03-25RavenPointeSection9InterParcelConnection) RESOLUTION Action: PLANNING COMMISSION: May 21, 2025 Recommended Approval BOARD OF SUPERVISORS: June 11, 2025 Approved WAIVER#03-25 Raven Point Section 9 Inter-parcel Connection WHEREAS, WAIVER APPLICATION #03-25 was submitted by Glaize Development Incorporated for a waiver to remove the inter-parcel connection to Underwood Lane within the RP (Residential Performance) Zoning District as specified in §165-202.04. The parcel is identified by Property Identification Number 64-A-119A in the Shawnee Magisterial District; and WHEREAS, the Frederick County Planning Commission held a public hearing on this inter-parcel connection waiver application on May 21, 2025, and recommended approval; and WHEREAS, the Frederick County Board of Supervisors held a public hearing on this inter-parcel connection waiver application on June 11, 2025; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this inter-parcel connection waiver to be in the best interest of the public health, safety, and welfare, and in good zoning practice; and NOW, THEREFORE, BE IT RESOLVED by the Frederick County Board of Supervisors, that a waiver of the inter-parcel connection as specified in §165-202.04 of the Frederick County Zoning Ordinance is approved to remove the proposed inter-parcel connection to Underwood Lane. Passed this 1 Ith day of June 2025 by the following recorded vote: Josh E. Ludwig, Chairman Aye John F. Jewell Aye Heather H. Lockridge Aye Robert W. Wells Aye Blaine P. Dunn No Judith McCann-Slaughter Aye Robert T. Liero Aye A COPY ATTEST, Michael L. Bo Defer Frederick Co ty Administrator No. 068-25 �v41G1� , CO q ' COUNTY of FREDERICK Department of Planning and Development 540/665-5651 1758 Fax: 540/665-6395 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Amy Feltner, Planner RE: Waiver #03-25 for Raven Pointe Section 9 DATE: May 29, 2025 Waiver Request: Glaize Development Inc.is requesting a waiver of the inter-parcel connection required in section §165- 202.04 of the Zoning Ordinance. The property is zoned RP (Residential Performance District) and is located in the Shawnee Magisterial District. The current Master Development Plan (MDP)provides the required inter-parcel connection.Approval of the proposed waiver will allow for a revision to the MDP. The applicant is requesting a waiver that is only granted by the Board of Supervisors. Zoning Ordinance Requirement: Inter-parcel Connectors are required in the zoning ordinance under §165-202.04 Streets: Inter-parcel Connectors. The section states: All residential subdivisions of more than 10 lots in the RP, R-4, R-5, and MS (with residential uses) Zoning Districts shall have streets connecting to adjoining parcels. If adjoining parcels are developed or have had a subdivision plat approved, the connecting street shall coordinate with the existing or platted streets in the adjoining parcel.If an adjoining parcel is undeveloped, the location of the connecting street shall be as shown on the master development plan(MDP) reviewed by the Board of Supervisors. This requirement for inter-parcel connector streets may be waived by the Board of Supervisors if the Board rinds i) that a connector street to an adjoining parcel is not likely to be needed; ii) that the connector street would be required to be placed in a location which is impractical for location of a street; iii) that an adjoining undeveloped parcel is not likely to be developed in a manner to make a connector street necessary or appropriate; or iv) other good cause shown by the applicant not contrary to good planning policy. All inter-parcel connectors, public or private, shall be built to the Virginia Department of Transportation engineering standards. Background: The Master Development Plan (MDP), initially approved in 1999 and revised in 2016, included nine phases of the Raven Wing subdivision and two phases of the Oak Dale Crossings subdivision. There were three (3) inter-parcel connections proposed. The construction of the inter-parcel connection between Phase 3 of the Raven Wing subdivision and Oakdale Crossing II subdivision has been 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page 2 of 4 completed (Dewberry Drive). The inter-parcel connection between Oakdale II and Phase 9 Raven Pointe will be installed with the completion of Phase 9 subdivision construction (Summerfield Drive &Fairfield Drive). The inter-parcel connection of Underwood Lane and Phase 9 Raven Pointe is the inter-parcel connection that is the subject of the waiver request. The approved MDP indicates all three inter-parcel connections shall be completed and operational upon the completion of Phase 9 of the Raven Pointe subdivision or following the completion of the improvements to the segment of Senseny Road from the City of Winchester to Greenwood Road as indicated on the Frederick County Secondary Road Improvement Plan, whichever occurs first. Currently there are not any near-term funded or planned projects to make significant improvements to this section of road. MDP #02-99 -Notes on Inter-Parcel Connectors Identified by *: The construction of the inter-parcel connectors to adjoining subdivisions will commence during the development of Phase 9 of this Master Development Plan or following the completion of improvements to the segment of Senseny Road and the City of Winchester to Greenwood Road as identified in the Frederick County Secondary Road Improvement Plan,whichever occurs first. wk County =ray — �' trLERIMME VNE �e � k �F+p m, The ` amo,.rs! Inter-Parcel Conn4c#on Co be ,.Za Yt Bkali�a��} FVke 3r*n F5� r F r�`'mow ,�d1 fS wnx Road I o :k ODunt} u „ t th@ o0110-rkar k NT 7a � r co1�4G64f - '-�, �c The _, - c,pprzrbl � } The subdivision is located south of Senseny Road and north of Millwood Pike(Route 50). Crest Leigh Drive provides access from Senseny Road and two access points, Custer Avenue and Inverlee Way, provides access to Millwood Pike (Route 50 East). Staff has received complaints previously about alleged cut through traffic moving from Route 50 to Senseny Road through this subdivision street system. Directly east, and adjacent to the subdivision is an area identified on the Comprehensive Plan as the Greenwood Urban Center. The Senseny/Eastern Frederick Urban Area Plan, a part of the Comprehensive Plan, plans for a new minor collector connection along the eastern boundary of the subdivision and the western boundary of the Greenwood Urban Center. The continuation of Inverlee Way to Senseny Road will provide a future minor collector roadway connection of Senseny Road and Millwood Pike. The location of this future roadway in the Comprehensive Plan is general in nature Page 3 of 4 and should not be interpreted as the exact location of where such a facility would be constructed in the future. "The designated Greenwood Urban Center provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances livability. This urban center should embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive, and architecturally distinctive,honor our region's local heritage and look to the future by promoting urban life in a dynamic ne�w�way." .ity of ychester 1• � lr• r Access management is a significant consideration of the Senseny/Eastern Frederick Urban Area Plan and the desire to use frontage roads,minor collector roads, and inter-parcel connections to bring traffic to a common access point is key to reducing the need for roadway widening and rapid expansions (page 18).The plan proposes a new and extended major collector network(Warrior Drive,Justes Drive, Charming Drive, and Inverlee Way) and focuses on a more walkable and friendly street thoroughfare design,fully integrated with bicycle and pedestrian facilities(page 18).The goal of the Comprehensive Plan is to achieve an acceptable Level of Service (LOS) on area roads and the overall transportation network of a LOS C or better should be promoted(page 18).Inter-parcel connection further these goals if situated in a manner that does not encourage cut-through traffic due to inadequate preferable routes. Summary& Requested Action: In addition to the future construction of Inverlee Way, the (NMP) provides three inter-parcel connections for improved access management. The applicant seeks a waiver of the inter-parcel connection to Underwood Lane on the basis that making the connection without the construction of the Inverlee Way roadway connection in place would be contrary to good planning policy(§165-202.04 Section IV). Additionally, the inter-parcel connection would have the unintended consequence of turning a small subdivision street network into a major connector thoroughfare until at such time Inverlee Way is constructed. Page 4 of 4 Planning Commission Summary and Action from the 5-21-25 Meeting. The Planning Commission held a public meeting on May 21, 2025. The Planning Commission discussed the future for Underwood Lane as it relates to widening and/or improvements. Underwood Lane currently is a 20-foot-wide existing asphalt road with an existing right-of-way of 40 feet belonging to the Virginia Department of Transportation. The remaining 20 feet of the 40-foot right- of-way not containing asphalt is currently the front lawn of the Underwood Lane residents. Widening of Underwood Lane would enable 2-way traffic but would lack any necessary area for the required sidewalks and drainage unless additional right-of-way was purchased. Ultimately, the improvements would be the financial responsibility of Frederick County and not the developer. The applicant asked the Planning Commission to also consider the additional impacts to Senseny Road, such as turn lanes, that would be necessary to create a safe connection of traffic flow onto Senseny Road from Underwood Lane. The Planning Commission discussed the option of denying the waiver and requiring bollards to disconnect street travel until Inverlee Way was constructed in the future. Although this path was complex,it is not an impossible option. It would likely require the developer to install a temporary turn around, and the County hold ownership of a portion of the road until such a time as it was opened for vehicular travel and could be accepted into the State system. Consideration was weighed on the advantages and disadvantages of requiring the inter-parcel connection. The denial of the waiver severely impacts the safety of the Underwood Lane residents. The approval of the waiver would negatively impact the efficiency of the traffic system for the Senseny/Greenwood area. Neither approach would result in a positive outcome. The Planning Commission asked for clarification of staff on the completion and future of Inverlee Way. Inverlee Way is the subdivision's south entrance from Millwood Pike. Although Inverlee Way provides a connection to Taggart Drive,and ultimately to Crestleigh Drive and Senseny Road through the subdivision,Inverlee Way is the proposed minor collector that is intended to extend northward and connect to Senseny Road. If the adjacent parcel develops, the desire would be to proffer road improvements with the rezoning of the property that would include the construction of Inverlee Way and the connection to Senseny Road. The Senseny/Eastern Frederick Plan designates the adjoining area as an urban center. The implementation of the Comprehensive Plan is necessary for the construction of Inverlee Way. Currently,the property owner does not have interest in developing the property. The County has contemplated purchasing the right-of-way and the constructing Inverlee Way, but the property owner is not interested in selling at this time. From a county transportation planning perspective and, due to the lack of intention from the owner to develop the property, purchasing the right-of-way and constructing the minor collector may be a needed focus for the county due to the transportation needs in the Senseny/Greenwood area currently, as well as in the future. The Planning Commission recommended approval (9-2) (Charles S. DeHaven III and Jeff McKay absent). Following this action item a decision regarding this waiver request by the Board of Supervisors would be appropriate. Attachments: 1.Waiver Application&Letter 2.MDP 209 1 UNDERWOOD LN FAIRFIELD DR.' - 134 _ UNDERWOOD LN BOUNDARY 139 I`. 131 211 AVE BOUNDARY + UNDERWOODLN FAIRFIELD DR AVE 138 � +�rw, UNDERWOOD LN 135 213 ` UNDERWOOD LN FAIRFIELD DR 142 UNDERWOOD LN 139 205 UNDERWOOD LN 215 BOUNDARY - FAIRFIELD DR AVE 209 143 BOUNDARY UNDERWOOD LN 1'4 217 AVE -` ELD DR FAIRFIELD DR 104 FAIRFIELD DR 64 A 1 19A DERRYNAN C-i DERRYNAN Gi 216 102 FIELD DR 101 DERRYNAN C-T 1� SUM MERFIELD DR ELD DR 100 DERRYNAN C-i 236 223 iAGGARi DR FAIR FIELD DR 208 20 SUMMERFIELD DR 209 ELD DR SUMMERFIELD DR 22 234 143 144 iAGGARi DR ELD DR 225 CAHILLE DR CAHILLE DR FAIR FIELD DR 211 SUMMERFIELD DR. 141 142 231 CAHILLE DR CAHILLE DR iAGGARi DR 212 2Z7 SUMMERFIELD DR FAIRFIELD DR CAHILLE DR CAHILLE DR ,l. ���" �1I1��1 r•11 :,.FA FAIRFIELD DR138 - CAHILLE DR C-AHILLE DR I'' `I •, L._ r 231 135 FAIRFIELD DR C-AHILLE DR 225 7AGGARi DR �I► � � ��� 136 iAGGARiDR -.i �� ���� 233 133 134 223 224 ��E DR iAGGARiDR iAGGARi�DR - �� i ' Raven _ • _ Section • • Waiver of • • Ordinance 1 1 Streets: - ' • - Connectors Location • • 209 u'? UNDERWOOD LN FAIRFIELD DR- 1 ., *,�' 134 v! ' 6 UNDERWOOD LN' BOUNDARY - 139 �:j - J� 131 "t• 1 AVE BOUNDARY — --- -UNDERWOOD LN FAIRFIELD DR AVE 138 UNDERWOOD LN ljo 213 ;,#'.. UNDERWOODLN FAIRFIELD L R f 142 E UNDERWOOD LN 205 UNDERWOOD LN= 215 -.;BOUNDARY _ ,FAIRFIELD�DR AyE 143 BOUNDARY . UNDERWOODLN 100 14 _ 217• AVE • ELD DR FAIRF EI LDaDR Wr •��f _ 103 104 FAIRFIELD DR -:` 611 A 119A DERRYNAN CT DERRYNAN CT � V \ 102 FIELD DR 101 DERRYNAN Gi 1 SUMMERFIELD DR ELD DR a -., - 100 DERRYNAN Ci 236 223 1A'GGAKI DR FAIRFIELDDR. 208 20 SUMMERFIELD DR ELD DR ` , SUMMERFIELD DRi' 1.3 a 144 iAGGARi DR ELD DR 225 C GAHILLE DR CAHILLE DR -' ,F; FAIRFIELDDR - SUMMERFlELD,,DR. 141 142 231 _ GAHILLE DR: GAHILLE.DR iAGGARi UK _ 212 y27 3'1j'e__- SUMMERFIELD DR FAIRFIELDDRNo - -- GAHILLE DR 140 I�'•� III�; 1`il I•.4AIDR •� i� ' � r 1 II •11��1 �1�- 229 °Y FAIRFIELDDR �..- 137 *� < ..._<,., ' \._j�.1'�,I .''r--\ • ♦I�'I � CAHILLE DR C-AHILLE DR '1'' `I�•,• 231 135 _. ^;.. _... 'P 226 FAIRFIELD DR C-AHILLE DR 225 �► _ 136 iAGGARiDR 1 -• C, ' 7�. . 133 - •, iAGG �� � - CAHILLEDR iAGGARiDR _ LE D AIRFIELD DR 131�C'` R 134 - iAGGARiDR 22ARiDR '.���� �����. - i r APPLICATION FOR A SUBDIVISION APPEAL OR WAIVER/EXCEPTION t y Applicant/Agent: David Frank - Pennoni Associates Inc Address: 117 East Piccadilly Street Winchester Virginia 22601 Phone Number: (540) 771-2087 Property Owner's Name(if different from au�licant): Glaize Development Inc Address: P.O.Box 888 Winchester Va 22604 Phone Number: (540) 662-5794 Contact Person (if different from a- Jicant): J P Carr Phone Number: Waiver or appeal request details (include specific ordinance requirements to be waived or decision to be appealed): Request to eliminate inter-parcel connection between Raven Pointe Section 9 and Underwood Lane per Section 165.202.04 of the Frederick County Code. Property Location(give exact location based on nearest road and distance from nearest intersection,using road names and route numbers): Property North of the Taggart Drive and Summerfield Drive Intersection — Parcel Identification Numbers: PIN #: 64 A 119A Magisterial District: Shawnee Zoning and Current Use: Zoning District: RP Current Use: Vacant Attachments: Adjoining Property Owners List X Existing/recorded and Proposed Plats ****For Office Use Only**** FEES FOR WAIVER OR ORDINANCE EXCEPTION AND CHECKLIST: i $500.00 Attachments Existingtrecorded and proposed plat(s) Completed adjoinine properties info. sheet(s) Receipt# ( I : Received by: Date: '4 ki �T /Initials) Frederick County Department of Planning and Development 107 North Kent Street•Suite 202 Winchester,Virginia 22601 Phone: (540)665-5651 - Fax: (540)665-6395 1 List of Adjoining Properties: The following names and addresses are all of the individuals, firms, or corporations owning property adjacent to the property for which the waiver or exception is being sought, including properties at the sides,rear, and in front of(across street from) the subject property. (Use additional pages if necessary.) These people will be notified by mail of this application. Name and Property Identification Number Address Name Franklin & Sherry Barb 205 Boundary Ave Property#PIN Vs: 54E-8-41 through 44 Winchester VA 22602 LNaerAnthony Castiglioni 217 FAIRFIELD DR PIN #: 64G-1-2-71 Winchester VA 22602 NameJames & Anna Robb 219 FAIRFIELD DR Property#PIN #: 64G-1-2-72 Winchester VA 22602 Name Rene & Julie Bergeron 101 SUMMERFIELD DR Property#PIN #: 64G-1-2-73 Winchester VA 22602 Name Salguero & Mendez 223 FAIRFIELD DR Property#PIN #: 64G-1-2-74 Winchester VA 22602 NameJames & Nicole Donelan 143 CAHILLE DR Property#PIN #: 64G-3-5-164 Winchester VA 22602 NameMohbub & Shamsun Ali 144 CAHILLE DR Property#PIN #: 64G-3-5-97 Winchester VA 22602 Name Richard & Patricia Storm 236 TAGGART DR Property#PIN #: 64G-3-6-65 Winchester VA 22602 Name Neal & Eva Benedict Trustee 208 SUMMERFIELD DR Property#PIN #: 64G-3-6-64 Winchester VA 22602 Name Christopher Maher 103 DERRYNAN CT Property#PIN #: 64G-3-6-14 Winchester VA 22602 NameArmon & Arlene Mongold 143 UNDERWOOD LN Property#PIN #: 54E-7-13 Winchester VA 22602 Name Scott Mitchell 142 UNDERWOOD LN Property#PIN #: 54E-7-16 Winchester VA 22602 Name Property# Rc,kti I1 R-02i 2 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents That: Glaize Development Inc Name of Property Owner,/Applicant Please note: If the property owner^applicant is an entity,the name of the entity should appear above. If multiple persons own the property or are applicants.an executed power of attorney from each owner will be needed. P.O.Box 888 Winchester Va 22604 (540)662-5794 Mailing Address of Property Owner/Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcel(s) of land in Frederick County, Virginia,identified by following property identification numbers: PIN#: 64 A 119A do hereby make, constitute, and appoint: Pennoni Associates Inc- David Frank Name of Attorney-In-Fact 117 East Piccadilly Street Winchester Va 22601 (540) 771-2087 Mailing Address of Attorney-ln-Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place, and stead,with the same full power and authority I would have if acting personally,to file and act on my behalf with respect to application with Frederick County, Virginia for the following, for the above identified property: Rezoning Subdivision Conditional Use Permit Site Plan Master Development Plan (prelim. or final) Variance or Zoning Appeal ✓ Subdivision Appeal or Waiver/Exception and,further, my attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This appointment shall expire one year from the day that it is signed, or at such sooner time as I otherwise rescind or modify it. Signature Title (if signing 411fhalf of an entity) / f C�i n k Ck- County/City of Ll--� ,A} l\-e SV-C. , To wit: -ON _ , a Notary Public in and for the jurisdiction aforesaid, certify that n AlAned the foregoing instrument personally appeared before me and has acknowledged the POA the jurisdiction aforesaid this 1 S. day of � r , \ 20 Z.S zO � MY — u431 My Commission Expires: Z ,�•,,�0tr�ia •Pii Registration Number: KNI91M AIV7d JiVY 91A711MVIvi Pff add 4Wy Voll iv.yll VY '111 43 ZA. oi pF CC Im N MIA i� gy. 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