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HomeMy WebLinkAbout15-05 ApplicationOctober 28, 2005 Mr. Dennie Dunlap Triad Engineering, Inc. 200 Aviation Drive Winchester, VA 22602 RE: REZONING #15 -05, LEON LARGENT ESTATE Dear Dennie: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of October 26, 2005. The above referenced application was approved to rezone 30.01 acres from RA (Rural Areas) District to M1 (Light Industrial) District. The subject property is located off Airport Road (Route 645), approximately 1.2 miles from the intersection ofAirpoit Road and Front Royal Pike (Route 522, directly southeast of the Airport property, and is identified with Property Identification Number 64 -5 -1, in the Shawnee Magisterial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy Deputy Planning Director MTR/bhd auwair 41..i C Department of Planning and Development 540/665-5651 FAX: 540/665-6395 cc: Robert Largent, Max Largent Ramona Hines, 141 Westwood Dr., Winchester, VA 22602 Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot, Shawnee Magisterial District Commissioner Robert A. Morris. Shawnee Magisterial District Commissioner Jane Anderson, Real Estate 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 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 useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 10/05/05 Recommended Approval Board of Supervisors: 10/26/05 Pending APPROVED PROPOSAL: To rezone 30.01 acres from RA (Rural Areas) District to Ml (Light Industrial) District with proffers. LOCATION: The property is located off Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal Pike (Route 522), directly southeast of the Airport property. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64 -5 -1 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Vacant REZONING APPLICATION #15 -05 LEON LARGENT ESTATE Staff Report for the Board of Supervisors Prepared: October 11, 2005 Staff Contact: Michael T. Ruddy, Deputy Planning Director ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: MI (Light Industrial) West: MI (Light Industrial) PROPOSED USE: Ml (Light Industrial) Industrial warehouse Use: Winchester Regional Airport Use: Residential Use: Vacant Use: Light Industrial Vacant Rezoning 15 -05 Leon Largent Estate October 11, 2005 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have a measurable impact on Routes 645 and 728. These routes are the VDOT roadways which have been considered as the access to this property. VDOT is satisfied that the transportation proffers offered in the Largent Property rezoning application dated June 22, 2005 addresses transportation concerns associated with this request. 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. Fire Marshal: Extension of municipal water supplies for firefighting. The Proffer model indicates an impact of $94,166 for Fire Rescue services. The tax credit potential goes directly into the General Fund and is not distributed to the impacted agency. Plan approval recommended. Millwood Station Volunteer Fire Rescue: Ensure proper hydrant space. 24 hour access to facility by way of KNOX Box system. Donation check would be nice! Public Works Department: Please see letter dated May 9. 2005, from Harvey E. Strawsnvder. Jr.. P. E., Director of Public (forks Frederick Winchester Service Authority: Wastewater treated at Opequon Water Reclamation Facility capacity demand 3,000 gallons /day Sanitation Authority: No comment. Frederick Winchester Health Department: Health Department has no objection to the request as stated as long as public water and sewer are utilized. Department of Parks Recreation: No comment. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out Winchester Regional Airport: The proposed rezoning request for the Largent Property is in conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is compatible with airport operations. It appears that this rezoning will not impact business operations of the Winchester Regional Airport. Frederick County Attornev: Comment to be provided. Rezoning #15 -05 Leon Largent Estate October 11, 2005 Page 3 Planning Zoning: Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the rezoning application by the FIRAB. The National Park Service Civil Ware Sites Study, the Rural Landmarks Survey and the Comprehensive Policy Plan do not identify any significant historic structures or battlefields located on or adjacent to the property. 1) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identities this property as being zoned R -1 (Residential. Limited). The parcels were re- mapped from R -1 to A- 2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011 -80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -1] Land Use The parcel for which this rezoning is being requested is located within the County's Urban Development Area (UDA) and Sewer and Water Service Arca (SWSA). The Urban Development Area and Sewer and Water Service Area define the general area in which more intensive forms of planned commercial and industrial development will occur. In addition, the Largent property is located within the area encompassed by the Route 50 East Corridor Land Use Plan and is located within the Airport Support Area. The Route 50 East Corridor Land Use Plan envisions office and industrial land uses on the property and recognizes the potential for additional commercial growth in the vicinity of the Winchester Regional Airport and Interstate 81. The Airport Support Area discourages further residential rezoning and seeks to ensure the feasibility of continued airport use and future airport expansion. Business and industrial uses should be the primary uses in the airport support area. The Largent property application proposes a rezoning of light industrial uses. The addition of the approximately thirty acres of light industrial land is consistent with the land use plan and would further the goals of the Comprehensive Plan. Rezoning #15 -05 Leon Largent Estate October 11, 2005 Page 4 3) Site Suitability /Environment The Route 50 East Corridor Land Use Plan recognizes the need to address stormwater management and protect the environmental features associated with drainage ways, steep slopes, and existing woodlands. The site is located south of the recently relocated Airport Road, Route 645, and north of Buffalo Lick Run. A portion of the property actually crosses Buffalo Lick Run. The site contains areas of steep slopes and drainage associated with Buffalo Lick Run. The applicant has made efforts with this rezoning application to address the environmental feature associated with Buffalo Lick Run by designating and proffering a conservation area on the southern portion of the property. This has been done in a manner consistent with the environmental easement that presently exists on the property to the west which contains a similar environmental corridor easement provided with the development of the Airport Business Park. The Frederick County Rural Landmarks Survey does not identify any potentially significant historical resources or historic district on, or within, the proximity of this acreage. 4) Potential Impacts A. Transportation The applicant has evaluated the transportation impacts associated with the development of the property. In conjunction with the Virginia Department of Transportation it was determined that the level of analysis provided by the applicant in evaluating the transportation elements of this rezoning was appropriate. The applicant has estimated that the project could result in 1378 vehicle trips per day. As the applicant has not proffered any specific uses with this rezoning application, the potential exists for a greater trip generation which the applicant has addressed in the form of a proffer described below. The Virginia Department of Transportation recently completed the Airport Road, Route 645, relocation project which realigned and improved Airport Road in the vicinity of the Largent Property. In addition, the intersection of Airport Road, Route 645, and Victory Lane, Route 728, was improved significantly with the provision of a roundabout to effectively and safely move traffic at that location. In looking beyond the transportation enhancements in the immediate vicinity of the project, the applicant considered the intersection of Airport Road, Route 645, and Route 522 and the intersection of Victory Lane, Route 728, and Route 50. The applicant has proffered a $20,000 contribution for signalization construction and road improvements that may be utilized at the aforementioned intersections and roadways in the vicinity of the project. The applicant has further committed to providing additional traffic analysis should the traffic volume from the project exceed 1500 vehicle trips and to implementing any improvements identified in the future TIA. This proffer addresses the potential for a user that would generate additional trips by ensuring any additional impacts could be mitigated. Rezoning 415-05 Leon Largent Estate October 11, 2005 Page 5 Presently, access to the Largent property is provided over property currently owned by the Airport Authority. This property was obtained to facilitate the Airport Road, Route 645, relocation project and is partially encumbered with a stormwater management facility. It is anticipated by VDOT that the ownership ofthis portion of land will be deeded to VDOT as part of the completion of the road project and as surplus to the needs of the Airport Authority. At such time that this occurs the applicant will have direct access to Airport Road and will have the ability to construct the required commercial entrance to facilitate the development of the Largent. The proffered commitment to provide the commercial entrance that meets VDOT standards ensures that the appropriate access to the site would be secured prior to the development of the site. The provision ofthis access will likely include the modification of the stormwater management facility adjacent to Airport Road. B. Sewer and Water It is anticipated that the thirty acre site would generate approximately 15,000 gallons per day of sewage flow and 30,000 gallons per day of water usage. Water would be provided by the Frederick County Sanitation Authority and wastewater generated by the development of this site would be treated at the Opequon Water Reclamation Facility. C. Community Facilities The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for the Administration Building are calculated and provided to the applicant for their consideration. The Fiscal impact model was run based upon the development of the thirty acre parcel in its entirety to provide the County and the applicant with an overall understanding of the impact of the project. The Fiscal Impact Model output for this project indicates a net positive fiscal impact. However, in recognition of the impacts that may be realized by the community to the Fire and Rescue services, the applicant has proffered a contribution in the amount of $0.015 per square foot of structural development on the property. 5) Proffer Statement (Dated 09/02/05) The Applicant has not provided a generalized development plan as no new road improvements are to be provided. The Applicant has provided an exhibit that identifies the site and the Conservation Area described in the Proffer Statement. A) Transportation. The applicant has proffered a monetary contribution in the amount of $20,000 for signalization construction and road improvements in the vicinity of this project. The applicant has proffered an additional TIA, and the construction of improvements necessary to implement the TIA, should the initial site development plan for the property include a land use that would generate Rezoning #15 -05 Leon Largent Estate October 11, 2005 Page 6 more than 1500 vehicle trips per day. Finally, the applicant has proffered the construction of a commercial entrance to the property which ensures that any access issues pertaining to the land located between Airport Road and the Largent property are addressed. B) Conservation Area The applicant has proffered that a strip of land that contains a portion of Buffalo Lick Run and its associated floodplain will be preserved as a conservation area providing a continuation of the environmental stream corridor established with the Airport Business Park. The conservation area is identified on the map attached to the Proffer Statement. C) Monetary Contribution. The applicant has proffered a monetary contribution in the amount of $0.015 per building square foot to Frederick County to offset the impacts generated on Frederick County's Fire and Rescue Services. STAFF CONCLUSIONS FOR 10105/05 PLANNING COMMISSION MEETING: The Largent Property rezoning application is generally consistent with the goals of the Comprehensive Plan as described in the staff report. The Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. PLANNING COMMISSION SUMMARY ACTION OF THE 10/05/05 MEETING: One citizen spoke at the Planning Commission's public hearing. A landowner on Middle Road in the Marshal Acres subdivision stated that the Russell 150 rezoning application, recently approved by the Board of Supervisors, had proffered both a wide conservation easement area along Buffalo Lick Run and low impact storm water drainage methods. This landowner wanted to see those same items included with this application as well, so that environmental protection would be consistent along this area of Buffalo Lick Run. A Commission member asked the applicant if he would consider expanding the conservation easements to include the steep slopes along Buffalo Lick Run. The applicant replied that a large portion of the property is not developable because of the steep slopes and those areas with steep slopes will not be disturbed. A Commissioner questioned whether the two existing storm water management ponds might be impacted by the construction of an entrance and road. VDOT's Resident Engineer stated that VDOT will ensure that all work will be done appropriately and the integrity of the ponds will be maintained before VDOT issues a permit. A Commission member suggested two items for the applicant to consider before the rezoning was heard by the Board of Supervisors. The first was to use low- intensity site development and best management Rezoning #15 -05 Leon ',argent Estate October 11, 2005 Page 7 YES (TO REC. APPROVAL1: Wilmot, Manuel, Triplett, Kriz, Ours, Thomas, DeHaven, Light, Morris, Unger, Straub practices to protect the environmental features along Buffalo Lick Run. The second was for the applicant to re -check their calculations on the monetary contribution to fire and rescue services because the amount shown seemed to be low for a one -time payment. By a majority vote, the Planning Commission recommended approval of the rezoning application with proffers. The vote resulted as follows: NO: Gochenour (Note: Commissioner Watt was absent from the meeting.) RUSSELL 64 A 37A SMITH 64 A 37B Map Features 9 App don N Badges Culverts O Laims/Pdnds N wms am.—Smams Retaining W Is C Road Centerlines O Trans Q 1 uoA Zoning B1 (Business, Neighborhood District) O 82 (Business. General District o 83 (Business. Industrial Transition District) EM (Extractive Manufacturing District) Q HE (Higher Education District) MI (Industrial, Lignl District) M2 (Industrial, General Distriry MHI (Mobile Home Community District) MS (Medical Support District) Rd (Residential, Planned Community District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) N S REZ #15 -05 Leon Largent Est. (64 -5 -1) 0 100 200 400 Feet co co tO co W The following information shall be provided by the applicant: Winchester, VA 22602 2. Property Owner (if different than above) Name. Address: 3. Contact person if other than above Name: Triad Engineering. Inc 200 Aviation Drive Winchester. VA 22602 11 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff s y Fee Amount Paid 6O5 Zoning Amendment Number 1`4 tar Date Received 9 PC Hearing Date /0/5" BOS Hearing Date /e/2 /c5 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: The Estate of Leon Largent Telephone: (540) 667 -2424 c/o Robert Largent, Max Largent Ramona Hines (Adams Nelson) Address: 141 Westwnnd Drive Telephone: Telephone: (540) 667 -9300 4. Checklist: Check the following items that have been included with this application. Location map Agency Comments Plat L Fees Deed to property I Impact Analysis Statement Verification of taxes paid Proffer Statement I SEP 9 2005 5. 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: Leon W. Largent Estate Max Largent Robert Largent Lillian Ramona Hines 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: M -1 Zoning; industrial warehouse 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 64- ((1)) -4 vacant M -1 64F-((1))-5 industrial M -1 64F- ((1)) -5A industrial M -1 64F- ((1)) -6A industrial M -1 64-((5))-1A vacant RA 64- ((5)) -3 vacant RA/M -1 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): The property is located off Airport Road (Rt. 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal Pike (US Route 522). The property does not front Airport Road; it is located directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road. 12 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 64- ((5))-1 Magisterial: Fire Service: Shawnee Millwood Rescue Service: Millwood Districts 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 30.01 RA Rural Areas M -1 Light Industrial Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed Number of Units Proposed 13 High School: Millbrook Middle School: James Wood Elementary School: Armel Single Family homes: 0 Townhome: 0 Multi Family: 0 Non Residential Lots: 1 Mobile Home: 0 Hotel Rooms: 0 Square Footage of Proposed Uses Office: 0 Service Station: 0 Retail: 0 Manufacturing: 0 Restaurant: 0 Warehouse: 198000 Other: 0 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition 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 when this 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 and maintained so as to be visible from the road 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. Applicants Owners: Max Largent L illian Ram El ona i es Date: Date: y' Or Date: /oSe— Name and Property Identification Number Address Name Herman Elizabeth Rubenstein PO Box 257 Clarksville, MD 21029 Property# 64 -((1)) 4 Name Roger J. Chavez PO Box 343 Millwood, VA 22646 Property 64F- ((1)) -5 Name Roger J. Chavez PO Box 343 Millwood, VA 22646 Property 64F- ((1)) -5A Name see note This property is identified as an individual property on the tax maps, but no owner is identified. Property 64F- ((1)) -6A Name Winchester Regional Airport 491 Airport Road Winchester, VA 22602 Property 64- ((5)) -1A Name Dove Family Company, LLC 209 Sunset Circle Cross Junction, VA 22625 Property 64 ((5)) 3 Name Winchester Regional Airport 491 Airport Road Winchester, VA 22602 Property 64- ((5)) -3A Name Daryl R. Christopher B. Russell et als 211 Laurelwood Drive Winchester, VA 22602 Property 64- ((A)) -37A Name Mark D. Arlene D. Smith 540 Laurelwood Drive Winchester, VA 22602 Property 64-((A))-37B Name Wilson Property LLC 3076E Shawnee Drive Winchester, VA 22601 Property 64- ((A)) -39 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 Name and Property Identification Number Address Name Ray L. Fadley 18442 Senedo Rd. Edinburg, VA 22824 Property 64- ((AD -39C Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property Name Property 16 Locational Map Largent Property 0 0.125025 Map 1 SCALES 0.5 0.75 07 April 2005 1 1:24,000 1 1,200' Miles E Triad Engineering, Inc. www.triad- winc.com Surrounding Properties The Largent Property 64- ((A)) -37A Daryl R. Christopher B Russell Et al Trustees 12.59 Acres RA 64- ((A)) -37B Mark D. Arlene D. Smith 40 Acres RA 0 105 210 Map 2 1:4800 SCALES 420 630 64F- ((1)) -6A Owner Unknown Acres Ml 07 April 2005 1" =400' 64F- ((1)) -5A Roger J. Chavez 4.2 Acres Ml V 0 64F- ((1)) -5 Roger J. Chavez 3.08 Acres MI 64- ((5)) 3 Dove Family Company, LLC 15.98 Acres RA/M1 64- -4 Herman Elizabeth Rubenstein J. Thomas Christ'ne Beaumont 2.86 Acres Ml 840 1,050 Note: Parcel 64((5)) -3 is recorded as being zoned Feet RA/M1 in the property information listing. However, its zoning classification according to the zoning map designates it as being zoned M1. 64F-((1)) -5 Roger J. Chavez 3 08 Acres M] 64- ((5)) -3A Winchester Regional Airport 3.25 Acres RA 64F- ((A)) -39 Wilson Property, LLC 2.05 Acres MI 64 ((5)) 1A Winchester Regional Airport 5.07 Acres RA VS Triad Engineering, Inc. www.triad- winc.com 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 useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 10 /05 /05 Pending AppROVED Board of Supervisors: 10/26/05 Pending PROPOSAL: To rezone 30.01 acres from RA (Rural Areas) District to MI (Light Industrial) District with proffers. LOCATION: The property is located off Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal Pike (Route 522), directly southeast of the Airport property. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64 -5 -1 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Vacant ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: M 1 (Light Industrial) West: MI (Light Industrial) REZONING APPLICATION #15 -05 LEON LARGENT ESTATE Staff Report for the Planning Commission Prepared: September 19, 2005 Staff Contact: Michael T. Ruddy, Deputy Planning Director PROPOSED USE: M 1 (Light Industrial) Industrial warehouse Use: Winchester Regional Airport Use: Residential Use: Vacant Use: Light Industrial Vacant Rezoning #15 -05 Leon Largent Estate September 19, 2005 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have a measurable impact on Routes 645 and 728. These routes are the VDOT roadways which have been considered as the access to this property. VDOT is satisfied that the transportation proffers offered in the Largent Property rezoning application dated June 22, 2005 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the 1.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. Fire Marshal: Extension of municipal water supplies for firefighting. The Proffer model indicates an impact of $94,166 for Fire Rescue services. The tax credit potential goes directly into the General Fund and is not distributed to the impacted agency. Plan approval recommended. Millwood Station Volunteer Fire Rescue: Ensure proper hydrant space. 24 hour access to facility by way of KNOX Box system. Donation check would be nice! Public Works Department: Please see letter dated May 9, 2005, from Harvey E. Strawsnyder, .h., P.E., Director of Public Works Frederick- Winchester Service Authority: Wastewater treated at Opequon Water Reclamation Facility capacity demand 3,000 gallons /day Sanitation Authority: No comment. Frederick Winchester Health Department: Health Department has no objection to the request as stated as long as public water and sewer are utilized. Department of Parks Recreation: No comment. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out Winchester Regional Airport: The proposed rezoning request for the Largent Property is in conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is compatible with airport operations. It appears that this rezoning will not impact business operations of the Winchester Regional Airport. Frederick County Attorney: Comment to be provided. Rezoning #15 -05 Leon Largent Estate September 19, 2005 Page 2 Planning Zoning: Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the rezoning application by the HRAB. The National Park Service Civil Ware Sites Study, the Rural Landmarks Survey and the Comprehensive Policy Plan do not identify any significant historic structures or battlefields located on or adjacent to the property. 1) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this property as being zoned R -1 (Residential Limited). The parcels were re- mapped from R -1 to A- 2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011 -80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. Land Use The parcel for which this rezoning is being requested is located within the County's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area and Sewer and Water Service Area define the general area in which more intensive forms of planned commercial and industrial development will occur. In addition, the Largent property is located within the area encompassed by the Route 50 East Corridor Land Use Plan and is located within the Airport Support Area. The Route 50 East Corridor Land Use Plan envisions office and industrial land uses on the property and recognizes the potential for additional commercial growth in the vicinity of the Winchester Regional Airport and Interstate 81. The Airport Support Area discourages further residential rezoning and seeks to ensure the feasibility of continued airport use and future airport expansion. Business and industrial uses should be the primary uses in the airport support area. The Largent property application proposes a rezoning of light industrial uses. The addition of the approximately thirty acres of light industrial land is consistent with the land use plan and would further the goals of the Comprehensive Plan. Rezoning #15 -05 Leon Largent Estate September 19, 2005 Page 4 3) Site Suitability/Environment The Route 50 East Corridor Land Use Plan recognizes the need to address stormwater management and protect the environmental features associated with drainage ways, steep slopes, and existing woodlands. The site is located south of the recently relocated Airport Road, Route 645, and north of Buffalo Lick Run. A portion of the property actually crosses Buffalo Lick Run. The site contains areas of steep slopes and drainage associated with Buffalo Lick Run. The applicant has made efforts with this rezoning application to address the environmental feature associated with Buffalo Lick Run by designating and proffering a conservation area on the southern portion of the property. This has been done in a manner consistent with the environmental easement that presently exists on the property to the west which contains a similar environmental corridor easement provided with the development of the Airport Business Park. The Frederick County Rural Landmarks Survey does not identify any potentially significant historical resources or historic district on, or within, the proximity of this acreage. 4) Potential Impacts A. Transportation The applicant has evaluated the transportation impacts associated with the development of the property. In conjunction with the Virginia Department of Transportation it was determined that the level of analysis provided by the applicant in evaluating the transportation elements of this rezoning was appropriate. The applicant has estimated that the project could result in 1378 vehicle trips per day. As the applicant has not proffered any specific uses with this rezoning application, the potential exists for a greater trip generation which the applicant has addressed in the form of a proffer described below. The Virginia Department of Transportation recently completed the Airport Road, Route 645, relocation project which realigned and improved Airport Road in the vicinity of the Largent Property. In addition, the intersection of Airport Road, Route 645, and Victory Lane, Route 728, was improved significantly with the provision of a roundabout to effectively and safely move traffic at that location. In looking beyond the transportation enhancements in the immediate vicinity of the project, the applicant considered the intersection of Airport Road, Route 645, and Route 522 and the intersection of Victory Lane, Route 728, and Route 50. The applicant has proffered a $20,000 contribution for signalization construction and road improvements that may be utilized at the aforementioned intersections and roadways in the vicinity of the project. The applicant has further committed to providing additional traffic analysis should the traffic volume from the project exceed 1500 vehicle trips and to implementing any improvements identified in the future TIA. This proffer addresses the potential for a user that would generate additional trips by ensuring any additional impacts could be mitigated. Rezoning #15 -05 Leon Largent Estate September 19, 2005 Page 5 Presently, access to the Largent property is provided over property currently owned by the Airport Authority. This property was obtained to facilitate the Airport Road, Route 645, relocation project and is partially encumbered with a stormwater management facility. It is anticipated by VDOT that the ownership of this portion of land will be deeded to VDOT as part of the completion of the road project and as surplus to the needs of the Airport Authority. At such time that this occurs the applicant will have direct access to Airport Road and will have the ability to construct the required commercial entrance to facilitate the development of the Largent rezoning. The proffered commitment to provide the commercial entrance that meets VDOT standards ensures that the appropriate access to the site would be secured prior to the development of the site. The provision of this access will likely include the modification ofthe stormwater management facility adjacent to Airport Road. B. Sewer and Water It is anticipated that the thirty acre site would generate approximately 15,000 gallons per day of sewage flow and 30,000 gallons per day of water usage. Water would be provided by the Frederick County Sanitation Authority and wastewater generated by the development of this site would be treated at the Opequon Water Reclamation Facility. C. Community Facilities The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation. Library, Sheri Office and for the Administration Building are calculated and provided to the applicant for their consideration. The Fiscal impact model was run based upon the development of the thirty acre parcel in its entirety to provide the County and the applicant with an overall understanding ofthe impact of the project. The Fiscal Impact Model output for this project indicates a net positive fiscal impact. However, in recognition of the impacts that may be realized by the community to the Fire and Rescue services, the applicant has proffered a contribution in the amount of $0.015 per square foot of structural development on the property. 5) Proffer Statement (Dated 09 /02/05) The Applicant has not provided a generalized development plan as no new road improvements are to be provided. The Applicant has provided an exhibit that identifies the site and the Conservation Area described in the Proffer Statement. A) Transportation. The applicant has proffered a monetary contribution in the amount of $20,000 for signalization construction and road improvements in the vicinity of this project. The applicant has proffered an additional TIA, and the construction of improvements necessary to implement the TIA, should the initial site development plan for the property include a land use that would generate Rezoning #15 -05 Leon Largent Estate September 19, 2005 Page 6 1 more than 1500 vehicle trips per day. Finally, the applicant has proffered the construction of a commercial entrance to the property which ensures that any access issues pertaining to the land located between Airport Road and the Largent property are addressed. B) Conservation Area The applicant has proffered that a strip of land that contains a portion of Buffalo Lick Run and its associated floodplain will be preserved as a conservation area providing a continuation of the environmental stream corridor established with the Airport Business Park. The conservation area is identified on the map attached to the Proffer Statement. C) Monetary Contribution. The applicant has proffered a monetary contribution in the amount of $0.015 per building square foot to Frederick County to offset the impacts generated on Frederick County's Fire and Rescue Services. STAFF CONCLUSIONS FOR THE 10/05/05 PLANNING COMMISSION MEETING: The Largent Property rezoning application is generally consistent with the goals of the Comprehensive Plan as described in the staff report. The Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. Following the required public hearing, a recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission.