HomeMy WebLinkAbout02-13 ApplicationA ;<
09— iRICK
w, �U
a` I)epartrnent of Planning acid ,*Dev-'elopnient"
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540[665-5651
1738 FAX - 540%6:65=6395`
une
Mr:, Evan Vyatt AICP
Greenway Engine -eying -
[51 Windy Hill. Lane
Winchester, VA 2602 :" '
jW2ON :I?NG— #02 13 FAII2FAX,PIkt/VIDOT:;I,.AN'E'
PINS: 864-14 AND 967,-A--.155,
Dear Eva i
This `let`ter sere es to confirm - action.aaken`by the Frederick County, Board of Supervisor's at their
meeting on June 12,.'20li. The above referenced' appl'i`cati`on °'was;"approved to rezone 3.61 •acres
from thc. B I (Ne ghborhood Business) Di'str_ict to the B2 (General .Business) District with proffers.
The properties are located .on th'e, north side of Fairfax Pike, (Route 2'77); .adjacent to VD :OT' Lame
(Route 101'8), approximately ,' /z mi=le east° of Interstate 81 Exit 307; in the Opeguon Ivl_ag stet at
'.Dstr-ict.
°The`proffer statement, originally dated January 2-5, 201 ,with :final T-evis,ioii,.dateaof -May 17, 2013,
that was approved;as apart oftliis.rezoningapphcation is unique tg the abW,,O- Yeferenced properties
andis binding re,gardlessof ownership: Enclosed is :a copy ofthe adopted.proffer statement for your
records. TursuantAo U6, .102.06E, "the :County Aftorriey, w ilt p "resent the Written proffer to the
Frederick C.oun•ty Clerk_of Ci_rcurt -Court for recordation.' -
' Please do not•hesitate to- contactl s offfce if you have any questions; regarding the approval of this
rezoning application.
Sincerely,, T -
Michael T. Ruddy, AICP
Deputy Di °rector
•MTR/pd
Aftacl?ment
cc; Roger Thomas: and Brian°Madagan; Opequon D'istiiet"Mann_ing Commissioners
Jane An&rson, `Real Estate,
C °oirumiss goner of Re ' nue
Rod Williams; Count yAttoriey w. /.Proffer and Resolution
Shoe
Bownlan-
_ _ maker Gos ,.Fnc., PO Box 480, Stephens City.,, VA, 22'65
}
10 N®rth,Kent,Streef., Suite 202 e Wanchester, \ifgirW]a 22.6.01 -500.0
�1G CoU REZONING APPLICATION #02 -13
' a FAIRFAX,PIKE %VDOT LANE COMMERCIAL
"
Staff Report for the Board of Supervisors,
® Prepared,. June,1-`2013,
u 1„B Staff Contact: Michael. T: Rudd..;,1AICP Deputy P,
- _ lanning Director' -
Reviewed , Action.
Planning Commission; 05/15/13. Recommended Approval
)Board of Supervisors: 06/12/ -13. Pending
;PROPOSAL:' To rezone 161 acres from Al., (Neighborhood Business) District to "B2 :(Gener"al
Business) District with proffers.
•
LOCATION-,-. The properties, are located on. the north side of Fairfax Pike (Ro ite_277) adjacent, to
VDOT ,Lane (Route,1.0'1`8), approximately .' /z mile east of Interstate ,84 Exit 307.
EXECUTIVE :SUMMARY &. STAFF CONCLUSION FOR THE 06/12/13 BOARD OF. ;
SUPERVISORS MEETING:.,
This is.an application to rezone a total of 3`.61 acres ofland from the B 1 Nei 'hborhood:Commercia
PP ( g l) :
Districtto: the B2 ,(Business General) with proffers, to accommodate commercial - .uses.
The " -B2 (B:usiness General) land use proposed m ihis:rezoning is, generally',consistent with the Route:
277 Urban; Center Plan and the 2030 Comprehen ve Plan. The impacts associated with this, request:,
have generally been -addressed by"the,Applicaht and the adjacent properties:have been considered in this
rezoningapplication. With, this rezoning, the.applicanthas proffered to dedicatethe necessaryright -of
way -to enable the Route 277 ;improvement project to occur and has coordinated the, access to this. _
development 'to further implement the Route 277 plan. In addition, the Applicant ;has proffered a;
monetary contribution in the amount of':S35,000.''to assist in other transportation improvements. The
Applicant made a.,minor revision to the proffer statement (Revision''Date; `May 1 Z, 2013)' to open this.
coritnbution a to an approved roved Revenue sharin rojects in Frederick Count Previousl ` this had:; s '`
p Y pp g p J Y• , Y,
been, specifically for the Renaissance Drive Phase 2 project..
The, Frederick Courit'y ,Planning Commission recommended approval 'of this request: with the ;above=
noted,mi_nor modification to the proffer statement
Following the re wired ublic hearing, a decision re ardin : ttiis
g- q p g,, g g rezoning application by the
Board'of Supervisors would be appropriate. The applicant should be prepared to adequately
addiess'.all concernsraised:by the; Board of Supervisors:-
x
Rezoning #024-3 Fairfax.Pike /VDOT Lane Commercial
June; 3, 2013
Page 3'
REVIEW`EVALUATIONS'
Virginia,Dep.t. of Transportation: We�have revewed.the revised -rezoning application for "the Fairfax
Pike /VDOTLane Commercial Properties as.received bythis office on.April;i l; 2013, for;impacts to the-
local transportation system. VDOT,supports this rezoning in its current format:,
Fift,and Rescue: Plan approved.;
Public Works Department: We have completed our review of the rezoning "application' for the;
proposed commercial development, at the intersection of Fairfax Pike and VDOT�Lanc. Based on,this,
'
review, wecoffer the following,-minor comments: 1. Refer to Site,Drainage on Page 8. Chan g& east, to
p hesite plan design phase,jncIude;an arialy`sis' of-the;
west. of the�Food Lion .Plaza development. 2. At °'t
downstreanistormwater conveyance ystern_ until the:runoff.reaches the ?dr
anage channel on th_e south
side of Fairfax Pike_. Alternative storni water management systems should`be considered ,in firture site;
plan designs
-Department of Inspections N/A
Frederick County Sanitation Authority: Per °..our request, a review of the ro osedrezoning has
y ' 9 1?, p
been performed, The Frederick County Sanitation..Authofityoffers' comments limited to the anticipated"
impact /effect upon the Authority's public waterand, sanitary sewer system, -and the demands thereon.
? The parcel is in 'the water and sanitary sewer area served by the Authority: Based on the anticipated
usage; water 'capacity presently available Sanitary sewer treatment: capacity' of the waste water_ .
treatment plant is also presently available. ,Conveyance capacity and layout will be contingent on the
applicant Derforinin& aAeohnical. analysis the existing.sanitarysewer system:within;the area to be served and the existing collection main: Both' water` and sanitary sewer facilities are located within, a.
reasonable distance from this site. Please be aware that the Authority does °not reuiew`or comment -upon"
proffers and /or cond proposed submitted by the applicant in support of or in conjunction With
itions ro osed or
this applicat on -.for rezoning, nor does the Authority assume or undertake any'resporisibility to';re_view or
comment upon any amended proffers and /or conditions which the Applicant may hereafter provide "to
Frederick: C.o.unty:
Service Authority: N/A
Frederick W` Health Department: N/A
Parks & Recreation: N/A
'Winchester Regional Airport:: Proposed rezoning should not have an impact on operations at the
Winchester Regional Airport. "
•
Frederick County Attorney Plecse see.'.attached letter dated March 12, 2013, from'Ro'derick B, "
Williams; County Attorney..
Rezoning #02 =.13 Fairfax Pike /VDOT'Lane Commercial
June 3, 2013.
Page 4
-
• f Ruddy;
PlannmgDepartmentt Please see attached n%�no, dated March 22 2013, � rom. Ma °cliael T:
AICP Deputy Planning Director--:, -
Planning &. Zoning:
-
1) Site History
The original Frederick County zonin -,map (U.S;:G.S., Stephens, City Quadrangle) identifies the:
,subject,parcel °s as' being, zoned B -,1 (Neighborhood Business). The 'mtei t''ofthis district is to
provide small. business areas to serve th.e` daily household needs of surrounding residential"
�.
neighborhoods. Uses allowed prin drily consist of limited -retailing, and -personal. service uses.,
Business uses in this district should.:be small in size ,-and.shoul:dnot produce,substantial_yehicle
�tra .ic in excess o w - at'is usual in the residential neighborhoods
D.
Comprehensive Policy Plan
The.2030 Comprehensive; Plan i's the ;guide for the future growth of Frederick. County. '
The 2030_ Comprehensive Plan is an official public document that serves =as the communiiy!§
gomponen s of community life nma m oal of th s public facilities and other key,
g g g P ,preservation,
p ry g p :an isfq protect, and ,improve the,.
living environment within Frederick County. It-is in essence ,a composition of pohci'e_ s used to
lan for the future physical development of,.-Frederick County_
Land Use;
The 203'0 Comprehensive Plan. and the_Route; -277 Triangle and Urban Center,LanoUse Plari
provide: <guidance on the future development of the:property. The property is located within the
UDA arid,SWSA, The 2,030 Comprehensive: Plan:idenfifies the general area "surrounding this
property. with,an.Urban Center land use:designation. 1n,general,,theproposed commercial land
use: designation for this, property is with this land use designation, 'of: the:
Comprehensive -;Plan as the urban center°designation promotes.both commercial:arid residential ,
land uses -in a mixed' use environment. - This'. general area. contains both uses:
Site.Access and -Transportation.
Route `277 is identified, as a minor' arterial road:. Transportation improvements-410 Routet277;
-
t DO t
Fairfax planned Therefore,
ant ci a ed that thi pro J et con tru p ro e ents t Roufe277 rather dedicat a
p ro Hate
y, ri g ht -of -wa y, deli' g ns access to this site that is consistent withthose'm
rovements`ariticipateda
.. .
with the VDOT Six -Year Plan Project; .and provides some contribution to transportation
impro.vements:resulting from the.impacts of this'new deve_ lopmenjil.rther, that the value ofany
contribution. has a nexus to the project and its impacts':,':
Rezoning #02 -1'3! Fairfax PikeNDOT,Lane Cominercial
June 3,,2013
Page 5
The provision 'of a 'shared` ri ht -in -ri lit =out entrance, is Pro osed Given "th
p g g p p e, anticipated. ,
' PI? y . this location.
separated median design for Route 277 .such an approach ma. work in t
additional entrances on Route 2;77 are to, be avoided. Infer parcel connectivity has been provided
between the two properties.
n
The proposed relocation of'VDOTIane to the west to align with the existing entrance to -,the
'shopping cenfer will ;no't have -an impact to 'the entrance proposed on.' VDOT° L-ariei The
A ppl: icant has,worked. with 'VDOT a
nd`Mr ,Bishop, Fred_ eriek County Transportation Planner, to
ensure thauthe proposal fits in with the preliminary engineering and design work;for the Route
277' improvement project.
3)'.. Site Suitability /Enyirotiment
The site does; not contain any environmental, features that would either consitdin or'preelude:site
` development. There arel no identified areas of steep slopes, floodplains or woodlands.; ` The
Frederick County Engineer has requested that an analysis of the downstream. st'O' atef .
conveyance system until the runoff'reaches the; drainage channel on the"south "side of'Fairfax
Pike will be needed ,as; part of the detailed site'plan design. -
' - Pl
4) Potentiod Impaets
The "subject properties are currently - zoned' BI (Neighborhood Business). 'Therefore,, the,
of these properties to the: B2 (Business General district will.have the otential to'
rezoning p p -. - ( ) P .. - .
generate additional impacts. However,t :is recognized that the; iilpacts'associafed.rriay not be-
N,
A S significant as if this property was, "zoned RA (Rural Areas).. The Applicant has, made;_
commitments to address the additional :impacts associated with "this' request.
3' Proffer` Statement - Dated'JJanuary 25, 201.3 and "revised on A-pnl a 1, 20;13'.
(Final :Revision date May 17, 2013) -
,A) Generalized Development Plan
The Appli cant :has proffered a Generalzed.Development:Plan. The Plan_identf es the
_ 'properties to `be developed and recognizes; the transportation. and access :related
commitments made with this rezoning; application;, including the Route 277 right -of
Way dedication area access to and,`from the site via:a•ri ht in-
y " _ _ g � right- out"entrance on,.:.. -
Route 277 and a full entrance on VDOT Lane, and the;iiiter.parcel..,ingress %egress; z
easement.
B) ° " Land Use
pp The a licatiori's proffer statement, does not place' any limitation' on the amount of ;
commercial development'that.may, occur on this property:
;Rezoning #013 Fairfax PikelV',DOT Lane Commercial
June 3,, 2013
Page 6
C) Access Management =
s.
flccess to.the property °will be uia.a right -in- right- out,entrance on Route 277 and ' full
commercial entrance on VDOT''Lane. - A 5.0 foot 'ingress /egress easement will be
located at this full commercial :;entrance and will ensure; inter parcel` access- to he
eastern parcel., Parcel 8:6=A714.,",""..
. "
"
5,
D); Transportation
The proffer statement provides for 20 foot ofright -of_ -way dedication along Route 277
in support °of the Route 277 Improvement Project.
As noted previously, traftsportati o- n ffi,provemen t s to Route 277, Fairfax Pike, are
" planned on the VDOT Six- Year Improvement Plan.. Therefore, this importaiinhat the
access to this site reflects the design of`the improvements anticipated with the VDOT
Six- Year.Plan Pro" ect. The above proffered access improvements are,consistent with
- j
this project,
"The application addresses the relocation of VDOT Lane in by ensunAg:the
pp
the future
entrance to this ro erf yis' located so as to fit in with the desi n;for t
p p y g . he :realignment.
In. addition, this application has proffered .a monetary contribution in; the amount 'of,
_ p ements elsewhere in.the County. More. specifically,
$35.000.00 to transportation im rou
for the 'off -situ `tran.sportation „improvements associated with the Renaissance Drive=
Phase 2 Revenue Sharing Project.., The Applicant believes 'that the 'value `of this'
contribution has a nexus to,, p 'the• ro.J '"ect,and, °ts;irnpacts. - _
The Applicant made a minor i evision o the proffer statement. (ReviWion Date Ma
y_.
17 2013) to .open this contribution „up to any.approved Re:venue.sharih prq ects in L
Frederick Couuty. Previously; this had been specifically for the Renaissance Drive::
.Phase, 2 project:
E) Community Facilities;'
pp proffers a monetary contribution in an anmount':of $0.05, per building
This application roffe
square foot for Fire ,and Rescue Services. ,
..,STAFF CONCLUSIONS FOR THE 05115/13 PLANNI:N:G COMMISSION MEETING:
This is. an application to rezone a total of 3.61 acres of land, from the B 1 (Neighborhood Commercial)
m cial uses. Distrio the $2 (Husiness General) with pr ,
The B2 (Business General) land' use proposed in this rezoning is generally consistent with the Route '
277 Urban Center Plan and the 203.0 Comprehensive Plan. The impacts associated with this request
have eneralIl been addressed b the Applicant th'e;ad'aeent prop erties,havebeen consrdered-in thus,
g- Y Y Pp J P p
rezoning application. WitHhis rezoning, the applicant has proffered to dedicate;the necessary right -of
way to :enable the Route 277 improvement project to occur and has coordinated the `access to this,
Rezonin #,02 -13 Fairfax Pike/VDOT Lane; Commerc }al
g
June 3, 2013
Page 7
development to :further implement: the Route 277' plan. In addition, the Applicant has proffered: a,
monetary contribution in "the,amount,of $3S,000to assist in oth'er'transportation improvements'.
Following the required public, heartn a,, a. recommendation rezardin,- this rezonitm appliedtioh ,to V
the Board ofSupervisors would be appropriate. The app'lieant should be prepared to'adeg.uatelu
address alleoneerns. raised brthe Planning Commission. -, ;
PLANNING COMMISSION SUMMARY & ACTION OF THE 5/15/13 MEETING:
The applicant's representative, Mr. Evan Wyatt with Greenway Engineering, stated consi °derable tmle
was spent working' with VDOT and the• County's Transportation Planner.. The. ,-applicant, was
encouraged not to seek a full access entrance on, Route 277 for the internal parcel; instead they
developed :a full_ access -off VDOT Lanel which would serve both .properties. ..In return, VDOT gave the
applicant;an exception forthe spacing requirement for the fight =in, n',&t -out entrance:. The:second:issue
was the'relocation of VDOT Lane when the widening of Route 277 occurs.. The applicant.wanted'to
make: sure the siding of his ,entrance was done so that it would,not.'have to he ripped1 out, when the
improvementoccurred, therefore, the entrance was moved a little further'backftom the - corner clearance`
requirement. Mr. Wyatt commented the: applicant was the local.match for the`Renaissan' Drive; Phase:
I improvements. Phase 2 was targeted by the applicant because it is a priorify project for the,County:
He suggested the`poss bility of having the` appI— — V s:.monetary proffer available for a-l" al match'fora.
qualifying:revenue sharingproject; therefore, if for any °reason; Renaissanee Diiive does n6t materialize;
the',
T
$35;040 is still'available to the County for a..locatmatch for-ano,ther,qualifying .revenue- sharing,project'. "
Mr., Wyatt said the ap,plicant'wouldbe agreeable with aniending,this section of the proffer before it
goes to the Board,.1f the Planning Comm ission °b elieves,it;wouId be appropriate.
Members of the Commission asked the applicant rthe protect site was anticipated to l?e .d'eveloped
before Fairfax Pike (Rt. ,277) is, improved. Mr. Wyatflielieved there would be the;:opportunity °:for one
of the two lot's to develop; and would' most Iikelybe�somelype,of retail or food service: A Commission
member inquired if the relocation of VDOT Lane would'.o,ccur regardlesst,of theproposedrezoning;,Mr
Wyatt replied yes„ the widening will include two travel lanes east,and 'two travel lanes, west; with a ,
on with,the entrance into "the Food`
center median,; In addition, VDOT Lane will tie int6,a cross inter,
Plaza:, '
One adjoining property owner�spoke and wanted to know how the rezoning would impact his.property,
He also had questions on the; scope of,'the''pro'ect and 'why,the parcel needed to: be-rezoned for this
particular prof pct.
A:motion was made seconded and asked"b °a ma orit vote for a, reeommendation of a roval of the _
p Y J Y Pp
rezoning 'with .the understanding, that before,going to 'the Board of`$upervisors;, the lariguage,fdt'the;
,, • monetary proffered contribution of $35,000, will be amended from being specific W.Renaissance Drive'
to being ,.generalized for a qualifying revenue protect. elsewhere in the County;; =
Note Commissioners Thomas Cr( ockett,; and'Crosen were absent from the meeting ).
Rezoning #02 -13 Fairfax Pike /VDOT Lane Commercial,,'
June 3, 2013
Page 8
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE, 06/12/13 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone a total' of 3.61 acres of land from the B 1 (Neighborhood Commercial)
District to the B2 (Business General) with proffers, to accommodate commercial, uses.
The B2 (Business General) land use proposed in this rezoning is generally consistent .with the Route
277 Urban Center Plan. and the 2030 Comprehensive Plan. The impacts associated with this request
have generally been addressed by the Applicant and the adjacent properties have been considered in this
rezoning application. With this rezoning, the applicant has proffered to dedicate the necessary rght -of-
way to enable the Route 277 improvement project. to occur and has coordinated the access to this .
development to further implement the Route :277 plan. In addition, the Applicant has proffered -,a
monetary contribution. in the amount of $35,000 to assist in other transportation improvements.: The
Applicant made a.minor revision to the proffer statement (Revision Date; May :17,: 2013), to. open -this
contribution up to any approved Revenue sharing projects in Frederick County. Previously, this had
been specifically-for the Renaissance Drive Phase 2. project.
The Frederick County Planning Commission recommended approval of this request with the, above
noted minor modification to the proffer statement.
Following the required public hearing, a decision regardinggth,is,rezoni.ng application, by the
Board. of,Supervisors would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
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3.61 Acres B-1 O
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OApplications
Q Parcels
iV Building Footprints
Q B1 (Business, Neighborhood District)
Q B2 (Business,.General District)
B3 (Business, Industrial Transition District)
Q EM (Extractive Manufacturing District)
Q HE (Higher Education pistrict)
Q M1 (Industrial,. Light District)
E�;- M2 (Industrial', General District)
® MH1 (Mobile Home °Community District)
MS (Medical Support District)
OM (Office • Manufacturing Park)
('r• ) R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
CD RA (Rural Area District)
RP (Residential Performance District)
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Note:
R EZ # 02 - 13 Frederick County Dept of
Fairfax Pike / VDOT Planning & Development
107 N Kent ST e
Lane Commercial suire;202
PINs: Winchester, VA 22601
86 - A - 14, 86 - A: 15 540 -'665 - 5651
3161 Acres 'B -1 to 13-2 t,lap'Created''.Ap024, 2013
Staff: mruddy.
n an 1 A 320 Feet
F + + b
brl
Note:
R EZ # 02 - 13 Frederick County Dept of
Fairfax Pike / VDOT Planning & Development
107 N Kent ST e
Lane Commercial suire;202
PINs: Winchester, VA 22601
86 - A - 14, 86 - A: 15 540 -'665 - 5651
3161 Acres 'B -1 to 13-2 t,lap'Created''.Ap024, 2013
Staff: mruddy.
n an 1 A 320 Feet
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA,
The. following information -shall be provided by the applicant:
All parcel identification numbers, deed, book and page numbers may be obtained- from the Office of the
Commissioner of Revenue,: Real Estate, Division, 107 North Kent Street, Winchester.
1: Applicant:
Name: Greenway Engineering
Address: 151 WindyHill Lane
Winchester, VA 22602
2. Property Owner (if different than above):.
Name: Bowman- Shoemaker Companies
Address: P•o..Box 480
Stephens,City, vA_ 22602
3. Contact person if other than above:
Name: Evan Wyatt
Telephone. 540- 662 -4185
Telephone 540 - 869,4800
Telephone: 540- 662 -4185
4. Property Information
a. Property Identification Number(s): 86 -A -14 & 86 -A45
b.; Total,acreage to be rezoned: 3.61 +/- Acres
C. Total acreage of the parcels) to be rezoned (if the entirety of the parcel(s) is not being
rezoned). N/,A
d. Current,zoning designation(s) and acreage(s) in each designation. B-1, District
1.65 ±/ Acres (Parcel 14)&J.06 +/- Acres (Parcel 15)
e. Proposed zoning designations) and acreages) in each designation: B-2 District
1.65 +/- Acres (Parcel 14) & 1:96 +/- Acres (Parcel 15)
f. Magisterial District(s): Opequon Magisterial District
12
5. 'Checklist: Check the following items that have been included with ;this application.
Location map EYI/ Agency Comments [�✓
Plat _ ✓ _ Fees-
Deed to property _ ✓ _ Impact Analysis ;Statement 7 _
Verification of taxes paid (�/ _ Proffer Statement
Plat depicting exact meets and bounds for the proposed zoning district
Digital copies (pdf's) of all submitted documents, reaps and exhibits
6. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning= applications.
Please list below all owners or parties in interest of the land to be rezoned:
Bowman- Shoemaker Companies, Inc. - B'everley'B. Shoemaker,.President
Elizabeth Properties, Inc. - Beverley.B. Shoemaker,
7. Adjoining Property:
PARCEL ID NUMBER
86 -A -1
86A-14A
86 -A -15A
86 -A -16
86 -A -18
86D -4 -18A
USE,
VDOT Yard /Office
Commercial
Residential Apartment
Residential
Commercial
Townhouse Open Space
ZONING
B -1 District ,
6 -1 District
13-1 District
B -2 District
B -2 District
RP District
8. Location: The property is located at (give exact location based on nearest road and distance from
nearest intersection, using road names and route numbers):
North side of Fairfax Pike (Route 277); Adjacent to VDOT Lane (Route 1018); approximately 1/2 -mile east of Interstate 81 Exit 307
13 '
9. The following information ,should be provided according, to the type of rezoning
proposed:
Number of Units Proposed
Single Family homes: N/A Townhome N/A Multi - Family: NSA
Non - Residential Lots: 'N /A Mobile Home:. NA Hotel Rooms:
Square. Footage of Proposed Uses
Office: Service Station:
Retail: Manufacturing:
Restaurant: Warehouse:
Commercial: Other: Undetermined
10. Signature:
I ("we), the undersigned, do herebyrespectfuIlymake application andpetition the, Frederick
County Board of Supervisors to.amend the zoning ordinance and to change the zoning map
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the
property for site inspection purposes..
I (we). understand that the sign issued whenthis application: is submitted must be placed at
the front property, line at least seven days prior to the Planning Commission public hearing
and the Board of-Supervisors public,hearing an&maintained so as to be visible from theroad
right- of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my- (our) knowledge.
Applicant(s):
Owner(s): ILA& AAf,
14
Dater
Date:
Date:
Date:
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Special Limited_ Power of Attorney
County of Frederick, Virginia
Frederick Planning Websiie: www.co.frederick.va.us
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. .I (We)
(Name) Bowman - Shoemaker Companies,;lnc.
(Phone) (540);869 -1800
(Address) PO Box 480- Stephens City, VA-22655
the owner(s) of all those tracts or parcels of land ( "Property") conveyed
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
to me (us); by deed recorded in the
Instrument No. Deed -Book 634 on Page 499 , and is described as
Parcel: as Lot: 14 Block A Section: Subdivision:
do, hereby make, .constitute and appoint:
(Flame) Greenway Engineering (Phone) (540) 662 -4185
(Address) 151 Windy Hill Lane Win6hester,VA22602
To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and
authority I (we) would have if. acting personally to file planning applications for my (our) above described
Property, including'.
X Rezoning (including proffers)
Conditional Use Permit
Master Development Plan (Preliminary and Final)
Subdivision
Site Plan
Variance or Appeal
My, attorney -in -fact shalt have the.authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is `otherwise rescinded' or modified.
In witness thereof,.I (we) have hereto, set my (our) hand and seal this _ day of _,,2013—,
Signature(s)
I
g I ��y1.1 IV— , To-wit:
State of Virginia, /County of .
I, a Notary Public in and for the jurisdiction aforesaid,
certify that the person(s) who signed to- the foregoing instrument personally appeared before me and has
-a� nowledged the same before me `in the jurisdiction aforesaid this 1�s.f� day :of . �(„XL� 1 20 13 .
JJ o mission Expires:{` 1 o u'j
Nota Public
rY SAUNDRA'M.MURPH
Notary Public
7514181
Mi (amr• ;[, a;.M.v 2016
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website:, www.co.frederick.va.us,
Department ofPlanning & 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 .1 (We)
(Name) Elizabeth Properties, L.C. (Phone) '(540) 869 71800
(Address) P0136z 480 StephenskCity,'VA 22655
the owner(s) of all those tracts, or parcels of land, ( "Property") conveyed to me. (us), by deed. recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 070002101 on Page 0411 , and is described as
Parcel: S6 Lot: 15 Block` A Sec_ tion Subdivision:
do hereby make, constitute and appoint:
(Name) Greenway. Engineering (Phone) (540) 662- 4185.
(Address) "151 Windy Hill Lane Winchester, VA, 22602.
To act as my true and lawful attorney =in =fact' for and in my (our) name, place and stead with full power ;and
authority I (we) would have if acting personally to file planning -. applications for my (our) above described
Property, including:
X. Rezoning. (including proffers)
Conditional Use Permit
Master Development. Plan (Preliminary and Final)
Subdivision
Site Plan
Variance or Appeal
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
thereof, I (We) have hereto get y (our) ay it is signed, or until `t �is otherwise rescinded or modified.
P y 1� ICJ
_hand -.and .seal this ?f � day of , 20 1 S ,
Signature(s)
/ -- v
State of Virginia, C-itT /County of C� Jo-wit:
a Notary Public in and for the jurisdiction aforesaid,
cent that the person(s)-who signed :tote .foregoing. instrument personally :appeared before me and has
,vekno,NvIedged the same before me in the jurisdiction aforesaid this day of , 20�J .
•
YX Commission,Expires:�
Notary Public SAUNDRA M. MORPH
Notary`Fublic
q 751,4181
y� M .. Cnr r• =r,_r'ar - > ai �<: Mav 31. 2016
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ATE: 11 -26 -2012 PROJECT ID: 5510 DESIGNED BY: DWE
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Greenway File, 5510
Tax Map
Acreage
Zoning
Building Square Ft
Parcel Square Feet
FAR'
86 A 1
8.13.
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26571.6
0.12
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0:8
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.34848
0.12
85 4 5A
6.878
B1
5470
38245.68
0.14
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0.571
B1
3696
24829.2
0.15
86 A 14
0.71
B1
6156
30927.6'
0.20
85 3 1 ";
2.97
-B2
3000
12 9373.2
0.02
74B 71.2, D
1.78
62
2352'
77536.8
0.03
85 A 149
2.35'
62
4588
102366
0.04
86 A 18A
1.24
B2
2861
54014:4
0.05
74B 7 2 B
1
B2
2810
43560
0-.06
85 A 148D
0.57
B2
1776
24829.2
0.07
74B 72 D1
.1.091
B2
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47523.96
0.08
85B 1 A�,
0.98
B2
3396
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86 A 101,
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B2'
65668
700444.8
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B2'
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B2
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32670
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85 A 148F
1
62
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0.87
B2
5000'
37897.2
0.13
74B 72 D2
1.045
B2
6859.5
45520.2
0.15
86 A 10B
1.1
B2
7254
47916,
0.15
85 A 148E
2.82
B2
21322
122839,.2
0.17
86 A 82A
1.33
B2
11180
57934.8
0.19
85B 1 B ,i
0.431
B2
4092
18730:8
0.22
85 A 1480.
2.5
B2
24308
108900
0.22
86 A 12
1.04
B2
12322
45302.4
0.27
85 A 146A
1.52
B2
35530
66211.2
0.54
Source: Frederick.County GIS, 2012' Data Data Sorted by Zoning /FAR
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AX PIKE/VDOT LANE COMMERCIAL PROPERTIES
REZONING FAIRFAX PIKENDOT LANE GREENWAY ENGINEE
LOCATION AND ZONING MAP COMMERCIAL PROPERTIES 151 VMndy Hill Lane Wrichester, Virginia 22E
OPEQUON MAGISTERIAL DISTRICT F-WW Telephone 540-662-4185 Fax 540-722-9528
FREDERICK COUNTY, VIRGINIA REZONING 197 W
1
www.greenwayeng . com
11-26-2012 1PROJECT ID: 5510 IDESIGNED BY: DWE • Engineers • Surveyors • Planners • Environmental Sc
LOCATION AND ZONING MAP Water & Wastewater Environmental Laboratory
1 Inch = 300 Feet
REZONING APPLICATION' 62-43
FAIRFAXPIKEN—DOT LANE "COMMERCIAL
Staff Report for he P1,a,nn1ng,C6m'mks1ion
Pr0parpd:,Apri129; 2013
staffContaia: Michael T. Rudd`y,,.AICP, Deputy,Plahning.Director
Reviewed' Action
Planning 05/15/0' Pending
anning, Cam is-sion:
Board of ,Supervisors: 06/J2/13 Pending-,
PROPOSAL: TO rezone, 161 acres from BI '(Neighborhood Business) District-to B2, (Gener.'al,
Business), District with proff6rs.
LOCATION: The pro x Pike (Route 277) adjacent properties{ are,focated,on the.north side of t cent, to
VDOT Lane (Route I al 8), approximately 1/2.-inile, east ,of'liiterstat6.,8.1 -Exit; 307.
EXECUTIVE SUMMARY ,,& STAFF CONCLUSION FOR THE. 05/15113 PLANNING
COMMISSION .MEETING:
This is,isari application to rezone . al.otal of 3.61 acres of land from theBI (Neighborhood CominetcHal),
District to the B2• (Business General) with -proffers, to accomrnodate commercial uses.'
The 'B2 (Business General) wand use, proposed in this rezoning, is generally consistent with the- Route
Urban Center Plan and the 2030. Comprehensive Plan, The impacts associated with this,request
have generally beenadd-ress-od by. the
i: ,A pplicant andth e Yadjacen t
properties have been considered in this
Tezoningap plic ton. W fth this the applicant has roffered"to.dedicatethe, me essaryTlght=of-
-
way -to enable the Route 277 'improvement project to, occur afid''has coordinated the access to this
development In addition, the Applicants has; proffered a
monetary contributib,ft'ifi,the,,qm.ount of $15,00 to assist in other-transportation or mprovements.
I I — __
Followinz the, required public �hearingq, amcommendation regarding this rezoning application to,
ifte.,BotiM,ofSupervisors womId.beappropriate. The.apOiiei7ht'sho'uldbeFpeepaiedtb adequately
addrinvall.-nnoomv raivod by tho Pla"ninor rnmmivvhjn_
Rezoning` 402 -13 Fairfax Pike /VOOT Lane Commercial
April 29,:2013
Page 2
This report is "prepared by -the Frederick County Planning Staff to provide information to the'
Planning Commission and the - Board of Supervisors to assist them in, making a decision on this
application. It, may also be usef,414o" others interested in this zoning matter. Unresolved issues,
,concerning this application are noted by staff where ,relevant throughout this stdff report:
Reviewed Action
_Planning Commission': 05%15/13 Pending
Board of Supery Rending
. 123
PROPOSAL: `To rezone 1.6,1 acres from BI ,(Neighborhood `Business) District to B2 (General
Business) District with proffers.
'LOCATION: The properties are located on the north side of Fairfax Pike (Route 277) adjacent to
VDOT Lane (Route lfft8l), approximately' /2 mile east. of Interstate 81 Exit 307," -
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID- NUMBERS 86; -A -14 and 86 =A -15
PROPERTY ZONING:, B I (Neighborhood Business)
PRESENT' USE: Vacant
ADJOINING PROPERTYZONING & PRESENT' USE:
North:
RP (Residential. Performance)
Use:
Residential
B1 (Neighborhood.Business)
Residential
8'otith:
82 (Business: General)
User
Commercial
East:
'B 1 (Neighborhood, Business)
Use :,
Commercial
West:
B2 (Business General)
Use:
Residential
B:1 ( Neighborhood Business)
VDOT Headquarters
Rezoning 402 =13, Fairfax, PikeNDOT•LaneCommercial
April,29, 2013
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: We have,reviewed the.revised re_ zoning _application•for the >Fairfax
Pike/VDOT Lane Commercial Properties as received by this office on April l 1, 2013, for `impacts tathe
local transportation system. VDOT supports this rezoning in its current format.
Fire and Rescue: Plan approved.
Public Works Department: We have completed our review of 'the rezoning application for the
proposed commercial ,devel`oprnent at the intersection of Fairfax;Pike and VDOT Lane. Based on this
review, we offer the fdhowing minor:comments :; T. Refer to Site Drainage on,Page 8. 'C:hange east to
West of the Food Lion.Plaza: development. 2. At'the site, plan; desi` wphase, include an analysis of the
downstream stormwater.conve, e system until the runoff reaches the, dr..ainage channel on the south
side of Fairfax.Pi'ke. AlternativeTsformwater management systems should be considered in future site
plan designs. _
Department of Inspections:. N/A
Frederick ,County Sanitation. Authority - Per your request,, a review of the proposed rezoning has
been performed. The Frederr'ck ;County Sanitation Authority offersfcomme is limited to the anticipated
impact /effect. upon the Authority's public water and' sanitary sewer system and the demands thereon.
The'parcel "is in the waterand sanitary sewer area served by the Authority: Based'on the anticipated
usage, water capacity is presently available. 'Sanitary sewer treatment capacity, at the waste water
treatment plant is also presently available:, Conveyance capacity %and layout will be- contingent•on the,,
applcantperforming a technical analysis the existing sanitary sewersystemfwithin the area,to be served
and the existing cotlection main. Both water and sanitary sewer facilities are ;located within a-
reasonable distance from this's te. Please be aware "that,the. Authoritydoesnot review or`eornment upon
proffers and /or-conditions proposed or submitted by the applicant.in support of or in conjunction-with
this application for rezoning,.nor doesthe Authority assume or undertake any responsibility to review . or
comment upon any amended proffers' and /or conditions which the Applicant, may hereafter,provide, to,
Frederick. County.
ServiceAuthoritv:. N/A
Frederick - Winchester Health 'D'enar-tment: N/A .
Parks , & Recreation: N/A
Wfi ehester.Reg oral Airport: Proposed. rezoning should, not have an 'impact on operations at the
Winchester Regional Airport.
Frederick County Attorney:. Plea_ se see attached letter dated March l2, 2013, from Roderick B;,
Williams,, County Attorney.
Rezoning #02 =13 Fairfax Pik_e /VOOTLaneCommercial
April 29, 2013
Page "4
Planning Department: Please see attached memo dated March 22; 2013, from Michael T. Ruddy,;.
AICP, Deputy-Plannmg Director,.
Planning & Zoning:;
Site,History
The original. Frederick.Co,.unty zoning map (U.S.G.S. Stephens City'Quadrangle),.identifies the =
subject parcels,as being zoned B' -.1 (Neighborhood Business). The intent of this district is to
provide small ,business areas to serve the dai=ly household. needs of surrounding .residential
g P 5 g p „�:
neighborhoods. Uses allowed rimaril. �,u7nsist of limited rehai -Lin 7 and ersonal service uses
Business uses in this district;,should he small in size arfd;should not.produce substantialvehicle
traffic in excessofwhat is, usual in the residential neighborhoods.
2,) Comprehensive Poliey Plan
The 2030 Comprehensive; Plan Js the guide for the future growth of- Frederick County,-.
The 2030, Comprehensive Plan. i's an official public document that serves as the community's
guide for making decisions:regarding development, preservation, public facilities,and other key
4 ,
components of :community life. The primary goal of this plan is to protect and'irri the
living environment within Frederick County. Itis in essence a,composition ofpolicies used t
plan for the e future physical development of Frederick County.
Land Use.
The 2030 Comprehensive Plan and the Route 277 Triangle and Urban Center Land Use Plan
provide guidance on the future development ofthe property: The,,,property-is located within the
UDA and`SWSA. The 2,00 Comprehensive, Plan identifies the general area'surrounding`this
property .with an Urban Center land usedesignation. In.general, the proposed commercial land
i use designation for this property tis consistent with this land use designation of the
Comprehensive Plan as the urban center designation promotesiboth commercia- and residential
I land Vses.in a rrfixed.use environment. This general area contains both uses:
Site::Access and "Transportation.
Route,277.is, identified as a minor arterial road Transportation improvements to Route 277,
Fairfax Pike, are planned on the VDOT Six -Year Improvement'P1an. Therefore, it is not
anticipatedthat this project constructs improvements to Route277,,rather, dedicates appropriate
right =of -way,; designs access to this site that is consistent, 'with those improvements anticipated
with the! VDOT Six -Year Plan Project, and provides some 'contribution to; transportation
improvements resulting from the impacts.of This new developments further, that the value of any
contribution has nexus to the project and itsimpacts..
A) Generalized Development Plan,
The,Applicart leas proffered a Generalized Development Plan. The Plan identifies the
propertiesF to be developed and recognizes the, transportation and access related.,
commi , ttrierit§ made, with this rezoning application; 'including the Route 277 right -of-
way dedication, 'area, 'access to And from the site via a right- in-right -out entrance on
Route 277 and ATult -entrance on VD0T Lane, and the inter parcel ingress/egress
easement.
B) Land.Use,
The application's, proffer statement does not place any IiniitAtiori, on the amount of
'commercial :development that,may occur, on this property,
Rezoning #0243 Fairfax,Pike/Vf)OT'Lafte,CbmmerciaI
AOril 29, 2013
Page 5
The provision Of A shared right- n-righi=out entrance is proposed. Given the anticipated
separated median. design forRplatp 277, such an Approach may work- in this location-. In4general .
additional entrances OnRoute 277 are to be avoided. Inter parcel connectivity has heon,proVided
between the twapropefti , es. ._
The 4 proposed relmatlon. of VDOT Lane 7to: the. west to align with'the existing entrance° to the
pact t 'the entrance p sed on VDOT Lane. The
shopping center will not have an 'impact TON
Applicant has, Worked .--with VD.',OT and Mr. Bishop,, FTedorick.CO1mtY, Transportation Planner, to
ensure, that the prop ith the preliminary engineering, And design workforrthe Route
improvement project.
3)
Site Suitability/Environinent
The site does-not coiitain,afty�,ehlv.'irOftthental features that would either constrain of preclude site
development. There are no identified, areas, of steep slopes, ;floodplains or woodlands. The
Frederick Couhty. -Ifigifte'er - has .requested that, an analysis, of the downstream stormwater
conveyance system until tho ypnoff reaches the drainage channel on the south side, of Fairfax.
Pike Will be,ileeded as part ofiffie detailed site plan design.
4)
Ntenthltlinpacts�
The subject, properties are currently zoned 131 (Neighborhood, Business). Therefore, the
rezoning, of these. properties to the - (Business General) e potential to,
_,p 132 (Busine district t will have th poten
---- -- -TiC
generate.additionalimpacts; HoWever,'it isrecognized that the impacts associated may not be:-
as significant as if -this propert y was zoned RA (Rural Areas'), The Applicant has made5
commitments. to. address the additional impacts, associated with the request,.,
5)
Proffer Statement, Dated January 25,,2al 3 and revised. on, April 11, 2043
A) Generalized Development Plan,
The,Applicart leas proffered a Generalized Development Plan. The Plan identifies the
propertiesF to be developed and recognizes the, transportation and access related.,
commi , ttrierit§ made, with this rezoning application; 'including the Route 277 right -of-
way dedication, 'area, 'access to And from the site via a right- in-right -out entrance on
Route 277 and ATult -entrance on VD0T Lane, and the inter parcel ingress/egress
easement.
B) Land.Use,
The application's, proffer statement does not place any IiniitAtiori, on the amount of
'commercial :development that,may occur, on this property,
01
Rezoning #.02 -13 Fairfax 'Pike/VDOT' Lane Commercial
April 29,.2013
Page 6;
C)
Access,`Mana eg ment.
Acces840'the property will be-via,a righi -in= right= out.eritrance on Route 277 and a.full
commercial entrances on V_DOT Lane. A 50' foot 'ingress /egress easement will :be>
located at this full commercial. entrance. and will ensure inter parcel' access to the
eastern_ parcel;, Parcel 86 -A -14.
D)
Transportation.
The proffer statement provides for 20 foot of right-of way dedicat ion ,along,Route; 277
in support of the Route 277 Improvement Project.
As noted previously, transportatiori,:iniproveinents to Route 277, Fairfax Pike, are
planned,on °the VDOT Six =Year lmprovementPlan. Therefore, it is important that .the;
access'to this site reflects the design of the improvenients anticipated with the VDOT
,Six -Year Plan,Proiect. The above proffered access improvements are consistent with:;,
this project.
The application addresses the relocation of VDOT Lane in the future by ensuring the
entrance Io this property is located so as to fit in with the design for the realignment.
In addition, this• application has proffered .a monetary contribution in the amount of
$35,000.00 to transportation 'improvements elsewhere in the County-. More .
specifically,. for the off- -site transportation ,improvements associated with the.
RenaissanceDrive -- Phase2' Revenue Sharing_ Project. The Applicant.believes,that the
value of this contribution has.a. nexus to the project and its impacts.:
E)
Community, Facilities '
This application proffers a;monetary contribution in, an amount of -,$0.05 per building,
,square foot for Fire and Rescue Services.
STAFF CONCLUSIONS
FOR THE 05115/13: PLANNING COMMISSION WE —TINE:
This;' an application to rezoneta.total of.3.6..1_ acres of land from the B1 (Neighborhood Commercial)
District to the B2 ,(Business, General) with proffers, to accommodate commercial uses,.
Thee B2 (Business General) land use proposed in this rezoning is, generally consistent with the Route
277V Center Plan and the 203'0 Comprehensive Plan. The impacts `associated with this request,
have generally `been,addressed.bythe,Applicant and the adjacentproperties;have been considered`in this!
rezoning application. With this. rezoning, the'applicant,has proffered to dedicate,the necessary right -of-
Way p j
to enable. the Route 277 ;im rovement project to occur and has the access to this
development. to further 'implement the Route 277 plan In addition, the Applicant has proffered a
monetary contribution in the amount of $3;5,000 io assist in other transportation improvements.
Followink Mereguired'publichearing, a recommendation rezardilt,-IhiS'rezonink application to
,the Board: of Supervisors would'be appropriate: The a pplicanf.should, be prepared to adequately
address all
ommission.