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HomeMy WebLinkAbout01-05 CommentsRUSSELL 150 RZ01 -05 Initial Review Agency Comments that were not included in the Agenda Package. From: County Attorney City of Winchester Planning & Development. 0 0 - - - -- Original Message---- - From: Ingram, Lloyd [ mailto: Lloyd.Ingram @VDOT.Virginia.gov] Sent: Friday, February 04, 2005 2:38 PM To: Mark D. Smith Cc: Eric Lawrence (E- mail); Copp, Jerry; Ingram, Lloyd Subject: Russell 150 Rezoning Comments The documentation within the application to rezone this property appears to have significant measurable impact on Route 522. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Russell 150 rezoning application dated February 3, 2005 addresses transportation concerns associated with this request. While the extension of East Tevis Street to Route 522 was not included in your plan, VDOT would expect developer participation in construction of this extension if the opportunity becomes available for the extension during construction of this development. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. 2/4/2005 Comments • 0 Frederick County Department of Parks & Recreation Mail to: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia, 22601 (540) 665 -5678 Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2 Floor 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Engineering Telephone: 540- 662 -4185 Attn: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522) opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Department of Parks & Recreation Comments: See Attached �t Pks. & Rec. Signature & Date: LI%f'� / /�ly� ^ - 11/12/04 Notice to Department of Park Recreation — Please Return This Form to the Applicant NOV 1 "4 • 0 Russell 150 Rezoning Comments • All bicycle lanes /trails should meet the Virginia Department of Transportation standards for hard surfaced facilities. • Development does not appear to offer the monetary resources needed to offset the impact the residents of this development will have on the Parks and Recreation Department services provided by the county. • Staff is not sure designating a floodplain as open space offers the area any additional protection. Furthermore, the Parks and Recreation Department would rather see usable open space to meet the active and passive leisure needs of area residents. • Plan alludes to public parkland; however, the only areas discussed for the park are floodplains and wetlands. • All discussions regarding required open space seem vague. Plan does not appear to provide the total required open space or the total usable open space offered. • Plan does not address recreational units required for this project. 0 0 Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868 -1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Engineering Telephone: (540) 662 -4185 Ann.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Sanitation Authority Comments: Sanitation Authority Signature &Date Notice to Sanitation Authority - Please Return This Form to the Applicant F] 0 Rezoning Comments Frederick - Winchester Service Authority Mail to: Frederick - Winchester Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722 -3579 Hand deliver to: Fred -Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Eagineering Telephone: (540) 662 -4185 Ann.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Fred -Winc Service Authority Comments: i1C` Ct'`1n1�11tztti�S Fred-Wine Service Authority Signature & Date: Notice to Fred-Wine Service Authority - Pl ase Return This F to the Applicant NO 0 8 2004 By Rezoning Comments • 0 Frederick County Fire Marshal i Mail to: Frederick County Fire Marshal Fire & Rescue Dept. 107 North Kent Street Winchester, Virginia 22601 (540) 665 -6350 Hand deliver to: Frederick County Attn: Fire Marshal County Administration Bldg., 1st Floor 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Engineering Telephone: (540) 662 -4185 Aun.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: F ronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Fire Marshal's Comments: Fire Marshal's Signature & Date: nnnn Notice to Fire Marshal - Please Return This Form to the Applicant ��� LT L NOV 0 3 2004 By Control number RZ04 -0015 Project Name Russell 150 Rezoning Address 151 Windy Hill Lane Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Date received 10/22/2004 City Winchester Tax ID Number 64 -A -10 & 12 Date reviewed 11/2/2004 Applicant Greenway Enginerring State Zip VA 22602 Fire District 21 Recommendations Automatic Fire Alarm System Yes Requirements Emergency Vehicle Access Not Identified Siamese Location Not Identified Hydrant Location Not Identified Roadway /Aisleway Width Not Identified Emergency Vehicle Access Comments Emergency vehicle access must be maintained at all times. Access Comments Extension of municipai water supplies shall be addressed during the site planning process. Additional Comments No open air burning will be permitted on this ste. Date Revised Applicant Phone 540 - 662-4185 Rescue District 21 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature w Yes Timothy L.Welsh Title (itgA t� pp p Cp �,!/� g���� FIRE ii ARSHAr; i=tiE®ERICK COUN � � Rescue. Thal � nents <{ Control number RZ04 -0015 Project Name Russell 150 Rezoning Address 151 Windy Hill Lane Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Date received 10/22/2004 City Winchester Tax ID Number 64 -A -10 & 12 Date reviewed 11/2/2004 Applicant Greenway Enginerring State Zip VA 22602 Fire District 21 Recommendations Automatic Fire Alarm System Yes Requirements Emergency Vehicle Access Not Identified Siamese Location Not Identified Hydrant Location Not Identified Roadway /Aisleway Width Not Identified Emergency Vehicle Access Comments Emergency vehicle access must be maintained at all times. Access Comments Extension of municipai water supplies shall be addressed during the site planning process. Additional Comments No open air burning will be permitted on this ste. Date Revised Applicant Phone 540 - 662-4185 Rescue District 21 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature w Yes Timothy L.Welsh Title (itgA t� pp p Cp �,!/� g���� FIRE ii ARSHAr; i=tiE®ERICK COUN � � Name of Fire & Rescue Compa Company 21 Millwood Station Volunteer F &R Co. Winchester, Virginia Dave Whitacre, Chief Address & Phone P.O. Box 3037 Winchester, VA 22604 phone: (540) 665 -0827 Fax: (540) 662 -0820 RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway En¢ineerine Telephone: (540) 662 -4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Fire and Rescue Company's Comments: �us�R P /1 2vp �ly/12a S�'Ac r4w6 1 bat wy-tc o �r�A/oyor� �l<t+�1JcS� &,UE I�cFir'c7h1 ma 1 ( 6e JAS/ IJI -iek fart' "OCAA ,)F i Fire & Rescue Corn ny's Signature & Date: Notice to Fire & Rescue Company - Please Return This Form to the Applicant TOOZ NOLIVSS QOOMTIIW OZ90 Z99 09 %Vd 9P TT 6003/99/0T Winchester AirpOrT 5406622936 Rezoning Comment Winchester Regional Airport Mail to: Hand deliver to.- Winchester Regional Airport Winchester Regional Airport Attn: Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, Virginia 22602 (Rt. 645, off of Rt. 522 South) (540) 662-2422 Winchester, Virginia :A l caiiY .Pleas d sisvth6;5-:: ill odtth6inforrris�tion-*. n or er w. pp y�as:� Winchester Regional 'Altp'ort-wiib: their revic ' 'Atta . aeopyo.your a location -reap; trotter S.�ii&6efii;-iinoatt analysls, hnd. 4vowy�othq 0er i m iit 10" 12/08/04 08:63pm P. 001 • RUSSELL 150 REZONING (Oreenway File #3701) Applicant's Name: Greenway Engineerin-a Attn,: Evan Wyatt, ATCP Telephone: 540-662-4185 Mailing Address: Location of Property: Current Zoning: 151 Windy Hi UipLq Winchester. VA 22602 Fronting on the west side of Front Royil. P kc (Route 5221 _p2pLsite AirpoijRoad (Route 645). RA Zoning Requested: 132 & RP Acreage: 150.28 Winchester Regional Airport's Comments: Winchester Regional Airport's Signature & Date: C) 4 Notice to Winchester Regional Airport - Please Return Form to Applicant 0 0 COUNTY of FREDERICK Department of Public Works 540/665 -5643 FAX: 540/678-0682 Mr. Andy Conlon Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Russell 150 Rezoning Frederick County, Virginia Dear Mr. Conlon: November 9, 2004 We have completed our review of the proposed Russell property rezoning and offer the following comments: ]) Refer to access under site suitability: The impact statement indicates that the residential land bay will have a single connection to Front Royal Pike and a single entrance on Warrior Drive. These connections should be retlected on the generalized development plan included as sheet 1 of J. 2) Under the discussion of solid waste disposal, the final comparison should be presented as cubic yards to cubic yards or tons to tons rather than cubic yards compared to tons which is similar to apples to oranges. Also, the collection of solid waste should be addressed for the residential portion of the project. 3) The discussion of the impact model indicates that the total development will result in a positive fiscal impact. However, this conclusion is based on the total projected build -out. Unfortunately, there is nothing in the impact analysis or proffer statement which assures Frederick County that the project will be phased in such a manner to insure a positive fiscal impact. In fact, we anticipate that the residential portion of the project will be developed in total long before the first commercial property is developed. This type of phasing would have a negative impact on the services provided by Frederick County. Therefore, we recommend that a phasing plan be included in the impact analysis to insure that the residential development will coincide with the commercial development in a manner that will be beneficial to all parties concerned. The residential use restrictions included in the Russell 150 proffers should be amended to include a phased development. UI LS�L 0 L'1 1 NOV 1 0 2004 107 North Kent Street • Winchester, Virginia 22601 -5000 W Russell 150 Rezoning Comments Page 2 November 9, 2004 I can be contacted at 665 -5643 if you have any questions regarding these comments. Sincerely, Haney Straw snyder, Jr., P.E. Director of Public Works HES /rls cc: Planning and Development file A ARmseR 150p rop rezcom.wpd Frederick County Public Schools Admirdstmtive Assistant to Visit us at www.frederick.kl2va.us the Superintendent December 3, 2004 Mr. Evan Wyatt, AiCP Greenway Engineering 151 Windy hill lane Winchester, VA 22602 Dear W. Wyatt: RE: Russell 150 Rezoning (Greenway File #3701) e-matl: kepocsis®hederick.k1Z va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Russell 150 Rezoning project. Based on the information provided, it is anticipated that the proposed 294 town houses will yield 32 high school students, 35 noddle school students, and 91 elementary school students for a total of 158 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the mrmber of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments, The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully yours, Stephen �P Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 540.662 -3889 Ext 112 1415 Amherst Street, Post Office Box 3308, Winchester, VA 22604 -2546 FAX 540662 -3890 Z0 30V8 ScIJA 06BEZ9906Si 9E:60 600Z/80/ZI Winchester Airport 5406622536 102/06/04 03:53pm P. 002 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662 -2422 December 8, 2004 Andy Conlon Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning — Russell 150 Shawnee Magisterial District Dear Mr. Conlon: The Winchester Regional Airport Authority would like to express our concerns regarding the mixed rezoning proposal. The B2 rezoning is compatible with airport operations and is in conformance with the Frederick County Comprehensive Policy Plan. Our concerns are with the AP rezoning request of this parcel. Residential development adjacent to or under a flight path used regularly by aircraft as they arrive or depart the airport is subject to aircraft noise. Due to the proximity of this proposed subdivision to the flight pattern at Winchester Regional Airport, the developer should be encouraged to advise future property owners of this potential through a disclosure statement and possibly through a covenant in their property deed or statement in their lease agreement. Property owners are likely to experience aircraft noise and fly -over from aircraft entering into or departing the flight pattern and as the airport continues to expand services and operation, noise associated with such expansion is likely to increase. Winchester Regional Airport is a vital link in the National Air Transportation System used by private citizens, commercial air carriers, business and industry throughout the region to transport people and goods around the world. Even thought potential buyers may be aware of the airport's existence they should be forewarned about aircraft noise and fly -over nuisance by our presence possibly through covenants in their property deeds. The Winchester Regional Airport has a direct and significant economic impact on our community and is continually working towards expanding it operations. To be successful in our ventures, we need citizen support, which is the reason for our concern regarding potential complaints about aircraft noise. Thank you for giving this your consideration and should you have questions, please contact me. Sincerely, S. R. Manuel Executive Director 01't - - - -- Original Message---- - From: Ingram, Lloyd [ mailto: Lloyd.Ingram @VDOT.Virginia.gov] Sent: Friday, February 04, 2005 2:38 PM To: Mark D. Smith Cc: Eric Lawrence (E- mail); Copp, Jerry; Ingram, Lloyd Subject: Russell 150 Rezoning Comments The documentation within the application to rezone this property appears to have significant measurable impact on Route 522. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Russell 150 rezoning application dated February 3, 2005 addresses transportation concerns associated with this request. While the extension of East Tevis Street to Route 522 was not included in your plan, VDOT would expect developer participation in construction of this extension if the opportunity becomes available for the extension during construction of this development. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. 2/4/2005 Rezoning Comments 4 6 Frederick County Fire Marshal i Mail to: Frederick County Fire Marshal Fire & Rescue Dept. 107 North Kent Street Winchester, Virginia 22601 (540) 665 -6350 Hand deliver to: Frederick County Attn: Fire Marshal County Administration Bldg., 1st Floor 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Engineering Telephone: (540) 662 -4185 Ann.: Evan Wyatt, A1CP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: F ronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Fire Marshal's Comments \ Fire Marshal's Signature & Date: Notice to Fire Marshal - Please Return This Form to the Applicant LI�I NOV 0 3 7.00 IJ By i .ca Frederick County Fire and Rescue a$� ' Department x Ry Office of the Fi�Fi A F archat Current Zoning view " an - d Comments,` Date reviewed 11/2/2004 Applicant Greenway Enginerring State Zip VA 22602 Fire District 21 RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway /Aisleway Width Not Identified Emergency Vehicle Access Comments Emergency vehicle access must be maintained at all times. Access Comments Extension of municipal water supplies shall be addressed during the site planning process. Additional Comments No open air burning will be permitted on this site. ir= Date Revised Applicant Phone 540- 662 -4185 Rescue District 21 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature�� w Yes Timothy L. Welsh Title ly RSHpg— T1C C1V CO UNTY r � ; Plaril IRG IAS, . Control number Date received RZ04 -0015 10/22/2004 Project Name Russell 150 Rezoning Address City 151 Windy Hill Lane Winchester Type Application Tax ID Number Rezoning 64 -A -10 & 12 Current Zoning view " an - d Comments,` Date reviewed 11/2/2004 Applicant Greenway Enginerring State Zip VA 22602 Fire District 21 RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway /Aisleway Width Not Identified Emergency Vehicle Access Comments Emergency vehicle access must be maintained at all times. Access Comments Extension of municipal water supplies shall be addressed during the site planning process. Additional Comments No open air burning will be permitted on this site. ir= Date Revised Applicant Phone 540- 662 -4185 Rescue District 21 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature�� w Yes Timothy L. Welsh Title ly RSHpg— T1C C1V CO UNTY Name of Fire & Rescue Compa Company 21 Millwood Station Volunteer F &R Co. Winchester, Virginia Dave Whitacre, Chief Address & Phone P.O. Box 3037 Winchester, VA 22604 phone: (540) 665 -0827 Fax: (540)662 -0820 RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenwav Engineering Telephone: (540) 662 -4185 Ann: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.2 Fire and Rescue Company's Comments: W. -Ce a fh�A�v�o_/�b Ri =4Q S" &LUa � F- &FC -7At APIs z Fire & Rescue Com ny's Signature & Date: Notice to Fire &Rescue Company -Please Return This Form to the Applicant 3j 0� TOGO Noilv,Ls WOM11IN OZ90 999 OtS Xyd 9T :TT 60OVSVOT r • COUNTY of FREDERICK Department of Public Works 540/665.5643 FAX: 540/678 -0682 Mr. Andy Conlon Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Russell 150 Rezoning Frederick County, Virginia Dear Mr. Conlon: November 9, 2004 We have completed our review of the proposed Russell property rezoning and offer the following continents: I) Refer to access under site suitability: The impact statement indicates that the residential land bay will have a single connection to Front Royal Pike and a single entrance on Warrior Drive. These connections should be reflected on the generalized development plan included as sheet 1 of 3. 2) Under the discussion of solid waste disposal, the final comparison should be presented as cubic yards to cubic yards or tons to tons rather than cubic yards compared to tons which is similar to apples to oranges. Also, the collection of solid waste should be addressed for the residential portion of the project. 3) The discussion of the impact model indicates that the total development will result in a positive fiscal impact. However, this conclusion is based on the total projected build -out. Unfortunately, there is nothing in the impact analysis or proffer statement which assures Frederick County that the project will be phased in such a manner to insure a positive fiscal impact. In fact, we anticipate that the residential portion of the project will be developed in total long before the first commercial property is developed. This type of phasing would have a negative impact on the services provided by Frederick County. Therefore, we recommend that a phasing plan be included in the impact analysis to insure that the residential development will coincide with the commercial development in a manner that will be beneficial to all parties concerned. The residential use restrictions included in the Russell I50 proffers should be amended to include a phased development. � 9� T� NOV 1 0 7004 107 North Kent Street • Winchester, Virginia 22601 -5000 Russell 150 Rezoning Continents Page 2 November 9, 2004 I can be contacted at 665 -5643 if you have any questions regarding these comments. Sincerely, Harvey L Strawsnyder, Jr., P.E. Director of Public Works HES /rls cc: Planning and Development file A:�RmseH I 50 roprezcom.wpd Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868 -1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Greenway Engineering Telephone: (540) 662 -4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Sanitation Authority Comments: Sanitation Authority Signature & Date:' = Notice to Sanitation Authority - Please Return This Form to the Applicant Rezoning Comments Frederick- Winchester Service Authority Mail to: Frederick - Winchester Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722 -3579 Applicant's Name: Mailing Address: Hand deliver to: Fred -Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Greenway Eneineerine Ann.: Evan Wyatt, AICP 151 Windy Hill Lane Winchester, VA 22602 Telephone: (540) 662 -4185 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Fred-Wine Service Authority Comments: �a c('�lmunw,t�s Fred-Wine Service Authority Signature & Date: Notice to Fred-Wine Service Authority - Pl ase Return This F m to the Applicant — - NOV 0 8 2004 By °'7(J I Rezoning Comments • RA i Frederick County Department of Parks & Recreation Mail to: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia, 22601 (540) 665 -5678 Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2 " Floor 107 North Kent Street Winchester, Virginia RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Mailing Address: Greenway Engineering Attn: Evan Wyatt, AICP 151 Windy Hill Lane Winchester, VA 22602 Telephone: 540- 662 -4185 Location of property: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Current zoning: RA Zoning requested: B2 & RP Acreage: 150.28 Department of Parks & Recreation Comments: See Attached F. Pks. & Rec. Signature & Date: �,l%1�'�� J �� /��y ° ' 11/12/04 Notice to Department of Park 9 / Recreation —Please Return This Form to the Applicant NOV 1 6 ^� 0 • Russell 150 Rezoning Comments • All bicycle lanes /trails should meet the Virginia Department of Transportation standards for hard surfaced facilities. • Development does not appear to offer the monetary resources needed to offset the impact the residents of this development will have on the Parks and Recreation Department services provided by the county. • Staff is not sure designating a floodplain as open space offers the area any additional protection. Furthermore, the Parks and Recreation Department would rather see usable open space to meet the active and passive leisure needs of area residents. • Plan alludes to public parkland; however, the only areas discussed for the park are floodplains and wetlands. • All discussions regarding required open space seem vague. Plan does not appear to provide the total required open space or the total usable open space offered. • Plan does not address recreational units required for this project. Winchester Airport 0 Rezoning Comments 6406Gzmas 12108/04 03:63pm P. 001 • Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport Winchester Regional Airport Attn: Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, Virginia 22602 (Rt. 645, off of Rt. 522 South) (540) 662 -2422 Winchester, Virginia A .licaitYr.Please!fhl:out.the.ni ormation'as.accurate „Pl?.... ; .r.. Iy.asipossibic.in bider, ©:aS4i5tilhe: -: - ":: Winchester Regional Atrport witb:their rev:cw. Attach a copy of your appheation form,,.. location map, pr4 sfii6nehi ittipaci analysis, and any other pertinent ififormatrgr : : RUSSELL 150 REZONING (Greenway File #3701) Applicant's Name: Mailing Address: Location of Property: Current Zcming: Greenwav Enaineerin� Attn.: Evan Wya A1CP 151 Windy Hill Lan Winchester. VA 22602 Telephone: 540- 662 -418 Fronti on the west side o f Front Royal Pike (Route _522) o osite Aj o Road (Route 645). RA Toning Requested: 1i2 & RP Acreage: 150.28 Winchester Regional Airport's Comments: I1P r-n -o InA _ Wi nchest er Regional Airport's O4 Signature nature Q &Date: � � � � Notice to Winchester Regiooal Airport - Please Return Form to Anplicanl Winchester Airport S40662293S 0 12/08/04 09:53pm P. 002 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662 -2422 December 8, 2004 Andy Conlon Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning — Russell 150 Shawnee Magisterial District Dear Mr. Conlon: The Winchester Regional Airport Authority would like to express our concerns regarding the mixed rezoning proposal. The B2 rezoning is compatible with airport operations and is in conformance with the Frederick County Comprehensive Policy Plan. Our concerns are with the AP rezoning request of this parcel. Residential development adjacent to or under a flight path used regularly by aircraft as they arrive or depart the airport is subject to aircraft noise. Due to the proximity of this proposed subdivision to the flight pattern at Winchester Regional Airport, the developer should be encouraged to advise future property owners of this potential through a disclosure statement and possibly through a covenant in their property deed or statement In their lease agreement. Property owners are likely to experience aircraft noise and fly -over from aircraft entering into or departing the flight pattern and as the airport continues to expand services and operation, noise associated with such expansion is likely to Increase. Winchester Regional Airport is a vital link in the National Air Transportation System used by private citizens, commercial air carriers, business and industry throughout the region to transport people and goods around the world. Even thought potential buyers may be aware of the airport's existence they should be forewarned about aircraft noise and fly -over nuisance by our presence possibly through covenants in their property deeds. The Winchester Regional Airport has a direct and significant economic impact on our community and is continually working towards expanding it operations. To be successful in our ventures, we need citizen support, Which is the reason for our concern regarding potential complaints about aircraft noise. Thank you for giving this your consideration and should you have questions, please contact me. Sincerely, S. R. Manuel Executive Director Administrative Aasietant to the Superintendent FC P ST Frederick County Public Schools Visit us at www1rederickkiZve us December 3, 2004 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Dear Mr. Wyatt: RE: Russell 150 Rezoning (Greenway File #3701) e-mad: kapocns®fiedenck.kl2va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Russell 150 Rezoning project. Based on the information provided, it is anticipated that the proposed 294 town houses will yield 32 high school students, 35 middle school students, and 91 elementary school students for a total of 158 new students upon build-out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future coostmotion of now school facilities to accommodate increased student enrollments. The impact of this rezoning on current and firtute school needs should be considered during the cur �w Respectfully yours. Stephen s�d`_ P Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 54062 -3gg9 Ext 112 1415 Amherst Street, Post Office Box 3308, Winchester, VA 22604-2546 FAX 544662 -3890 ZB 39Vd Sdod 068EZ990651 9E:60 b00Z /80 /Z1 0 cv --;zt- rn rr� 0 0 z COUNT of FREDERICK Department of Planning and Development, 540/665 -5651 FIX: 5401665.6395 February 17, 2005 Mr. Evan W yatt, A1CP Greanway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Russell 150 Rezoning Proposal Localion: Fronfs on the nest side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). Property Identification Number (PIN): 64 -A -12; Zoning District: RA (Rural Areas) Dear Mr. Wyatt: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal duRngllteirmeetingofFebntary 15, 2005. The HRAB reviewed nrformationassociared with the Frederick Coun(y Rum? Landmarks )!rvev Report the Virginia Department of Historic Resources as wrll as information provided by (he applicant Historic Resources Advlsory Board Concerns The Rural Landmarks Survey Re aort for Frederick County identifies a colleclion ofs(ructures knownas the "Rumil Place" on the property. The Russell Place is identified by (he survey as being potentially significant. 1t is the intent of the applicant to rezone this property to the B2 (Bu General) and RP (Residential Perfe Zonij- Districts. The HRAB expressed grea( concern that the strucuirm on the property rrilght be removed as the applicant Nvas umvil Ping to commit to anypreseavation efforts. Information from the Virginia Department of Historic Resources (VD-HR) file states that this is a "turn of the century farm complex, remarkably intact. in the Lc� midst of increasing area development" and that 'i's the last irttaetfarm close fo Winchester. The VDHR also stated thatthis roe should be investigated P P rtJi fo rpossibleregisterpotentiaL rr, The HRAB suggests the following be considered to mitigate 0 impacts on the h?storicresources: First and foremost, the owner /developer must have serious sensitivity for the site and an understanding of the historic aspect of (he property. r= 107 North Kent Street, Swte 2o2 • Winchester, Virginia 22601.5000 Mr. Evan Wyatt, AICP Re: Russell ISO Rezoning Proposal February 17,2005 rn Page 2 0 o • The farm complex is an anomaly left in this area of the county, it should be saved and z incorporated into the commercial development as a `4eminder of what Frederick County bad" or "cut out" around this development and leave it residential. • The farm complex could be an integral part of the entrance of the development. The engineer. /owner should use a creative-design to make the buildings fit in with &nvtopmenc, utilize similar design coneeplsin the new commercial areas lhatreflect what is presentin the farm complex. • A Phase I study of the pcoper(u to determine if the property is eligible (through the VDHR) for the state registry needs to be done by the property owners. • If the site is to be demoli shed, the entire site mustbe (horoughly docirmented (comprehensive study). A new survey usingVDHR standards alongwith pbocographs needs to be completed. Please contact me with any questions concerning these commeans from the HRAB. Sincerely, Candice E. Perkins Planner 1I CEP /bad cc: Rhoda Kriz, Harold Lehman, HRAB Members Gene Fisher, Shawnee Dis(cict Supervisor Michael T. Ruddy, Deputy Director r, m N LCl O O N f� .o d 11- 0 COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAY: 540/665 -6395 January 11, 2005 Mr. Mark Smith Greenway Engineering 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Re: Preliminary Comments — Russell 150 Rezoning Application. Dear Mark: Thank you for forwarding to this office the Russell 150 rezoning application materials for our review. Also, opportunity to discuss this project with you at your office last week was most helpful. The following letter is offered to assist you as you continue to address the issues associated with this rezoning application. As customary, it is anticipated that these issues will be fully addressed through revisions to the application prior to its consideration by the Planning Commission and Board of Supervisors. 1) Preliminary Matters a) Item 7. of the Rezoning Application requires that a listing of all adjoining property owners is provided. In addition, The Code of Virginia, Section 15.2 - 2204.C. requires that adjoining property owners in adjacent jurisdictions of the Commonwealth are notified or the proposed zoning change. Please ensure that property owners in the City of Winchester who adjoin the Russell 150 property via the Interstate 81 right -of -way are included in the adjoining property listing. As this rezoning proposal directly adjoins the City of Winchester, please ensure that written notice is also provided to the City Manager and City Planning Director as soon as possible for their review. The Code also requires that the CEO of the adjacent locality is notified if the property is within 1/2 mile of the boundary of the adjoining locality. With this in mind, and considering the City /County CDA concept, it is important to give them an opportunity to provide their input early in the process. It is expected that their review comments will be part of any rezoning application that is officially submitted for this project. JAN 1 x.2005 107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000 0 0 Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 2 b) Community Development Authority Consideration. The special taxing district concept briefly introduced with this application is potentially an imaginative approach to a unique multi - jurisdictional transportation and economic development scenario. However, details associated with such a Community Development Authority are not provided in this application. Further, the Department of Planning and Development is not aware of any formal progress or discussion that has occurred to further such an authority. It is important for the applicant to forward this discussion and to address the position of the City of Winchester, in addition to that of Frederick County, on their level of involvement in such a Community Development Authority. The County and the applicant will have to determine if it is appropriate to move forward with the rezoning of this property as presented prior to the formalization of an agreement regarding the Community Development Authority and special taxing district. This is very important as the CDA appears to be designed as a critical component of the application and Proffer Statement that would ensure a significant portion of the infrastructure improvements are completed. The proffer statement commits the applicant to participate fully in the Winchester- Frederick County Community Development Authority special taxing district; an assumption that is presumably made for such time the CDA is authorized. However, if a Community Development Authority is not a concept that is ultimately desirable to the County and the City, the application would need to be significantly modified. A commitment from the localities involved may be timely. The form and timing of such a commitment would be at the discretion of the localities but should be facilitated by the applicant. It is staffs belief that this rezoning application as currently presented should not proceed until more significant progress has been made towards the establishment of such a Community Development Authority. With the endorsement of the Community Development Authority and the clarification of the benefits, commitments, and details already worked out, a rezoning application for this property would be much more straightforward. Presently, many questions remain regarding the CDA. It would appear as though the burden of developing, administering, promoting, justifying, and the ultimate fiscal responsibility of such an authority would be entirely with Frederick County and the City of Winchester. If an authority is deemed to be desirable to the localities, it should ensure that a full transportation solution in the vicinity of this project is achieved. c) Mixed Use Concept. The southern portion of this property is located within the area encompassed by the Southern Frederick Land Use Plan and is identified with a Mixed Use 0 0 Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 3 designation. As noted in the Comprehensive Plan, mixed use areas are envisioned to include residential and commercial components, of which a maximum of 75 percent of the land area would be residential. The mixed use concept is intended to promote land use patterns that allow for internal service, employment and intermodal transportation opportunities with public open space linkages between various developments. The concept is offered as a diversion from the typical segregation of land uses into specific zoning districts that are often unrelated to each other such as is presently evident in the County. From a land use planning perspective, the location and scale of this project may present a unique opportunity to implement a truly mixed use project into Frederick County. The property is located on the east side of Interstate 81 with a considerable amount of prominent visibility and a strategic economic location that provides this opportunity. In many other communities there are successful examples of projects of a similar size and land use mix that have created commercial and mixed use environments that stand above the typical suburban residential and commercial developments and provide an urban and commercial focal point of the community. Such a creative approach or concept would be more preferable and acceptable than a rezoning that would simply enable more of the existing pattern of development to occur. A continuation of the suburban pattern of development that exists along Pleasant Valley Road or Millwood Pike would do little to enhance the character of the Urban Development Area of Frederick County. With the above said, the value of the economic tax base from this project as proposed is recognized. However, the County and the applicant may be interested in entertaining a concept similar to that described above that would enhance the economic value and employment opportunities of this project and provide an opportunity to create a venture that is an exemplary example of a mixed use project and a focal point for Frederick County's UDA. The connection between the City of Winchester and Frederick County could also be enhanced with this project. The mixed use concept envisioned for the southern portion of the property should be recognized in the rezoning application. This concept could potentially be enhanced with an integrated approach for the property in its entirety. Indeed, other adjacent properties could be incorporated into the concept. The Route 50 East Corridor Land Use Plan provides guidance for the commercial development of this property. However, it may be appropriate to consider improvements to this plan in an effort to incorporate new commercial land use concepts and to enhance the quality and economic strength of specific development projects. 0 0 Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 4 2) Impact Analysis and Proffer Statement a) The area designated for residential use situated south of the Buffalo Lick Run stream valley constitutes approximately thirty six percent of the total project area, based upon the figures provided in the application, as opposed to the twenty five percent noted in the narrative. When correcting the narrative, it should also be recognized that the mixed use percentages should be considered in light of this property and adjacent properties south of the Buffalo Lick Run stream valley. Efforts should be made to provide the foundation for a mixed use environment in the area south of the stream valley. The commercial component north of the stream valley is designated as one hundred percent commercial. b) In the discussion of the suitability of the site, Access, the subject property is noted as having 220 feet of frontage on Route 522. It would appear as though this number is incorrect. Please confirm and correct the number if necessary. Also, the residential land bay is noted as having a single connection to Front Royal Pike, and a single entrance on Warrior Drive. However, this is not shown on the GDP or noted in the proffers. It should be recognized that the Southern Frederick Land Use Plan identifies environmental constraints and depicts a road system that is generally designed to respect these constraints. Specifically, a connection is shown between Front Royal Pike and Warrior Drive a little further south of this project, yet central to this area of mixed use, and at a point designated with a future traffic signal. It would appear as though consideration was given to minimizing the number of access points onto Front Royal Pike and ensuring that any such access points are provided with a safe and controlled signal. c) Please note that all applicable County Ordinances, in particular Sections 165 -31 and the FP Floodplain District, provide additional guidance regarding the disturbance of environmental features and floodplains beyond the regulations of the identified State and Federal Agencies. d) The designation of the main body of Buffalo Lick Run and its associated floodplain as a public park may be desirable as it provides protection to this resource and may also provide a focal point to the community with good accessibility for recreational purposes. Please provide additional information regarding the vision for this open space designation; in particular, regarding the public or private nature of this open space. The Parks and Recreation Department should provide a comment on the desirability of this concept. • Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 5 e) The road system in the Southern Frederick Land Use Plan seeks to sustain the environmental features in this area by avoiding or minimizing crossings of riparian areas. The plan may suggest a modification to the road alignment in the area south of Buffalo Lick Run in order to minimize the impact on the riparian features. I) The preservation of the stream valley, slopes and wooded areas are addressed in the impact statement. These commitments should be incorporated into the Proffer Statement in order to guarantee the described concept. It should be noted that there is no such entity as the Winchester - Frederick County Park Authority. It would appear as though the Russell 150 project would be of sufficient size and sophistication to create and administer its own entity to manage the environmental open space as an asset to the project. g) The Russell 150 project should ensure a regionalized stormwater management approach concept, as encouraged in the Southern 1rederick Land Use Plan, to provide entrance protection to the Buffalo Lick Run area and its tributaries. It would be desirable to further memorialize this and other environmental commitments in the Proffer Statement. h) The adjoining property information should be updated to reflect the recently approved B2 property immediately to the south and the correct zoning designation of the property to the north. It should also more accurately reflect the actual use o1' the adjacent land. i) Transportation. i) Frederick County. The primary reason for the involvement of Frederick County and the City of Winchester in the CDA associated with this project would be to ensure that a coordinated comprehensive approach, designed to achieve needed long term regional transportation improvements of the City and County, is fully accomplished in conjunction with this project. Conspicuously absent from the transportation program is the assured completion of the direct connection from this project and the City to Route 522. This critical link is identified on the Generalized Development Plan as to be completed by others and is not accomplished with this rezoning application. Part of the rationale for the necessity of this east -west connection is to ensure that the long term transportation needs of the project, community, and the future constructability of improvements to Interstate 81 and its interchange with Route 522/50/17. It would be desirable to ensure that this critical connection is guaranteed as part of the project or associated CDA. Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 6 The application notes that the roadways proffered through the GDP are in conformance with comprehensive planning documents. This is accurate on the subject property but is clearly limited to the subject property and does not extend off -site to fully mitigate the transportation impacts of this project or fully implement the connections identified in the various planning documents. The Traffic Impact Analysis (TIA) identifies a build -out lane geometry and level of service, and identifies roadway improvements designed to provide for an acceptable Level of service. The roadway improvements that are identified should be guaranteed within the Proffer Statement. ii) City of Winchester. The commercial development occurring in the City of Winchester immediately to the west of Interstate 81 does not appear to have been included in the background condition information of the Traffic Impact Analysis (TIA). Also, the TIA appears to indicate an unacceptable level of service at the intersection of East Tevis Street and South Pleasant Valley Road without the implementation of suggested roadway improvements. It is important to ensure that the background traffic information is as accurate as possible. It is also noted that the TIA includes background trip generation information from projects in the County that have not been approved by Frederick County. A result of this may be that the background traffic count that is provided is overstated. This may result in an inflated level of service and therefore a resulting negligible differential between the background level of service and that with the project included. j) Phasing The timing or phasing of the transportation is not included with the rezoning application. It is important to address this issue to ensure that the road improvements and connections occur in concert with the development or in a manner appropriate for the City and County. With regards to the phasing of the bridge crossing of Interstate 81 and the extension of Tevis Street to Route 522, this connection should occur at the initiation of the project to ensure the benefits of the connection to the City and County are realized and the traffic patterns are established. Consideration should be given to the phasing of the different land uses. The introduction of the residential components would result in an immediate fiscal impact to the County. A phased approach to the inclusion of commercial along with the residential would be desirable. This would assist in the mitigation of the Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 7 impact of the residential units should they develop at the onset of the project. Obviously, the more commercial land that is developed prior to the introduction of the residential components, the more the fiscal impacts of the residential units will be mitigated. The phasing approach could ensure that at no point in the development of this project is there a negative fiscal impact of the residential elements on the County. k) Historic Resources. The Rural Landmarks Survey of Frederick County identifies the Russell Farm and surrounding Farmland as a potentially significant property. This designation in the survey warrants the review of the Russell 150 rezoning application by the Frederick County Historic Resources Advisory Board (HRAB). At such time you feel that the application is in appropriate form, please forward it to the HRAB via this office for their review. The potential may exist to build upon the character of the context of the farm and its surroundings in the design of the project in some way. Consideration could be given to the adaptive reuse of the facilities, in the tradition of the Creekside concept, to provide for an attractive gateway to the project and potentially also as an access to the use of the designated park and open space of Buffalo Lick Run. Please feel free to contact me at any time regarding the above comments or the application in general. As I have identified in this letter, further coordination of the review with the City of Winchester and the Frederick County Director of Parks and Recreation is required. Of primary importance at this time is the need to further the level of discussion and understanding of the proposed Community Development Authority Concept. I look forward to continuing our participation in the review of this application. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTRJbad