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HomeMy WebLinkAbout11-06 Comments (2)April 12, 2006 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Preliminary Comments Abrams Chase Rezoning Proposal Dear Evan: This correspondence is intended to identify issues of concern regarding the preliminary application materials for the Abrams Chase rezoning proposal. The preliminary application package, as submitted on March 21, 2006, consists of the following principal components: (1) Rezoning Application Form; (2) Impact Analysis Statement, dated March 1, 2006; (3) Proposed Proffer Statement dated March 1, 2006; and (4) Generalized Development Plan (GDP) dated March 2006. 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. The following comments are offered for your records: Impact Statement A. Introduction COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540 /665 -6395 The housing type being proposed with this application is single family small lot which is intended to be marketed as a "starter home community This starter home community reference is only mentioned in the first paragraph of the impact statement. It is unclear how this development will be affordable by first time home buyers. B. Comprehensive Policy Plan The site is not within the limits of any small area plans in the Comprehensive Policy Plan; however, the Eastern Frederick County Long Range Land lise Plan identifies the entire Senseny Road corridor for residential uses. B. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road as an improved major collector. This translates to a four -lane divided boulevard section, such as is being implemented with Warrior Drive. The applicant will need to ensure that the PR 1 2 2005 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 45` B- Mr. Evan Wyatt, Greenway Engineering RE: Abrams Chase April 12, 2006 Page 2 Proffer Statement B. Recreational Amenities application addresses expansion plans for these roads and that all road improvements, especially turn lanes, respect the long -term road center line. Since Senseny Road is designated as a major collector road, it requires 200' entrance spacing from all driveways and intersections. While it appears that the entrance spacing is met from Parkwood Circle, the spacing is not being met off of the adjacent residential driveways. A waiver from the Planning Commission would be required to reduce the required entrance spacing. A. Generalized Development Plan The GDP submitted with the impact statement does not account for any of the residential separation buffers required on the site. The GDP does not accommodate a location for the required community center, which is required for single family small lot subdivisions. The proffer states that this project will contain a tot lot, park benches and an asphalt pedestrian walkway that will connect the internal sidewalk system to the community recreational area. These amenities are intended to be in -lieu of the community center that is required by ordinance. This development is not proffered age restricted and currently does not qualify for any waivers. A ten foot asphalt hiker biker path is being provided by other developments along Senseny Road and should also be provided with this development. C. Transportation Enhancements A right turn and taper is going to be installed; the proffer needs to include when this will be installed (prior to the first building permit). Also, state that the road within the development will be a public road dedicated to VDOT. The proffer states that the applicant will dedicate right -of -way sufficient "to provide for 45 feet from the existing Senseny Road (Route 657) centerline to allow for future road improvements by others The applicant will need to verify with county staff and VDOT that there will be sufficient right -of -way to accommodate long range road plans. The exact amount of dedicated right -of -way needs to be provided along with a guarantee that this site will construct its portion of the planned improvements. Mr. Evan Wyatt, Greenway Engineering RE: Abrams Chase April 12, 2006 Page 3 Fees The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $3,325.00 is due upon submission of the official rezoning application. This is based on fees as of January 27, 2005. Fees may change. This application will be complete once the above issues are satisfactorily addressed, a review fee is submitted and all reviewing agency comments provided. Reviewing agencies include the following: Frederick County Fire Marshal and the local fire company, Frederick County Inspections, Frederick County Public Works, Frederick County Parks Recreation, Frederick County Sanitation Authority, Frederick County Service Authority, Frederick County HRAB, Virginia Department of Transportation, and the Frederick County Attorney's Office. Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, Candice E. Perkins Planner 11 CEM/bhd cc: Harvest Communities, Inc., Attn: Stuart Butler, 147 Creekside Lane, Winchester, VA 22602 Current zoning: RA District Rezoning l Comments X !>1Cjl f'111Vf 111 JL�Ivlli.lior2 PAillidi u�TIMilllillIN111IIIIIII:II II:�INIAm Y..�. i..' L j wid. 'JIJ I lll...t�llii_I114 1 11Yi n Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Applicant's Name: Greenwav Engineering Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540) 53501828 Applicant fleas X11 outltle information as aecivately.as possible in taassist.theyfd the ;glia5 Departinent of Traiissaortation with th it review Attach' a copy of your I application forni location map, proffer'statement, impact analysis, and any other pertinent inforrri'iitioi Telephone: 540- 662 -4185 Location of property: Fronting on the north side of Sensenv Road (Route 657), adjacent to the Parkwood Manor Subdivision. Zoning requested: RP District Acreage: 3.25 Virginia Department of Transportation Comments: S s VDOT Signature Date: r�— Notice to VDOT Please Return This Form to the Applicant VDOT Rezoning Commentabram's Chase Subdivision Evan Wyatt From: Ingram, Lloyd Lloyd.ingram ©VDOT.Virginia.gov] Sent: Tuesday, May 02, 2006 12:31 PM To: Evan Wyatt Cc: Ingram, Lloyd Subject: VDOT Rezoning Comments: Abram's Chase Subdivision Page 1 of 1 The documentation within the application to rezone this property appears to have little measurable impact on Route 656. 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 Abram's Chase Subdivision Rezoning Application dated March 1, 2006 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. Thank you for allowing us the opportunity to comment. «Comment Sheet.pdf» «Impact Analysis Statement.pdf» Lloyd A. Ingram Transportation Engineer VDOT Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984 -5611 (540) 984 -5607 (fax) 5/2/2006 Control number RZ06 -0004 Project Name Abram's Chase Subdivision Address 151 Windy Hill Ln. Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Siamese Location Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Yes Date received 3/16/2006 Tax ID Number See application City Winchester Automatic Fire Alarm System No Requirements Hydrant Location Roadway /Aisleway Width Reviewed By J. Neal Applicant Greenway Engineering Fire District 18 Recommendations Date reviewed 4/5/2006 Signature State Zip VA 22602 Rescue District 18 Residential Sprinkler System No Fire Lane Required No Special Hazards No Date Revised Election District Red Bud PLANS -AP FIREMARSHAL, FRS Applicant Phone 540 -662 -4185 III APR 0 5 7006 LA 45 —J oo ,T "1' p 11 6 MAR 2 8 2006 f L Fire Rescue Comp, y's Signature Date: !hol t /./A. g /8 3 4 1 06 Notice to Fire Rescue Company Please Return This Form to the Applicant Rezoning Comments Name of Fire Rescue Company: Company 18 Greenwood Volunteer Fire Company Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of' your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Grecnway Engineering Telephone: 540- 662 -4185 Mailing Address: 151 Windy Hill Lane Winchester. VA 22602 Location of Property: Fronting on the north side of Senseny Road (Route 657). adjacent to Parkwood Manor Subdivision. Current zoning: RA District Zoning requested: RP District Acreage: 3.25 +1- Fire and Rescue Company's Comments: Td WdZS:60 902Z LZ 'add Fire and Rescue Company Address Phone PO Box 3023 809 Greenwood Road Winchester, VA 22604 540- 667.9417 LTb6L9907S '0N Xbd 1N3WleddEa 3?JId QOOMN33NO Wald Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Abram's Chase Subdivision Rezoning Frederick County, Virginia Dear Evan: We have completed our review of the rezoning application for the Abram's Chase Subdivision and offer the following comments: 1. Refer to Wetlands, Page 3: A detailed wetlands delineation study will be required with the master development plan submittal. 2. Refer to Site Drainage, Page 7: During the subdivision design phase, it will be necessary to route the 100 -year storms through the existing drainage swales to determine the impact on the proposed development. Any stormwater ponds shall be constructed above the maximum 100 year storm level. 3. Refer to Solid Waste Disposal, Page 7: The narrative references the close proximity to the Greenwood Citizens' Convenience Center. This site has been scheduled to be closed within the next two (2) years. Therefore, we recommend that curbside trash pickup be provided by the developer or Home Owners' Association. This requirement should be included in the analysis and proffer statement. HES /rls I can be reached at 722 -8214 if you should have any questions regarding the above comments. cc: Planning and Development file May 10, 2006 Sincerely, C:\Program Files \WordPerfect Office 11\ Rhonda\ TEMPCOMMENTS \abram'schaserezcom.wpd 107 North Kent Street Winchester, Virginia 22601 -5000 COUNTY of FREDERICK Department of Public Works 540/665 -5643 FAX: 540/678 -0682 Harvey S. Jr., P.E. Director of Public Works MAY i 0 2006 `f5 95f1 Sanitation Authority Comments: 77 I S ,la te OU/# FE W6 rC/? 4 5.S. w,674 CP:0csp`Y To 56 KC nie S /i'r!=3-o/yr Sanatation Authority Signature Date: 1 r te2 /74'/6>t s2 Notice to Sanitation Authorit Please Return This Form to the Applicant Rezoning Comments Maitgeraga Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia, 22601 (540) 665 -1061 Applicant's Name: Greenway Engineering Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Current zoning: RA District Zoning requested: RP District Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applrcant 'Pl easetfill out the- tnformatton as accuratelytasTossibie m order to assist th ISanitatton Autfionty with their•revtew. Attach a copy of your. application form, locattonama it -Fa,s, 4 'L.a'.�-"y1^.k`, 'tt- r'`Y ialW t. eSi -tom` ,Cs .a- a`' proffer statement, impact analysis, and any other: pertinent information Telephone: 540- 662 -4185 Location of property: Fronting on the north side of Senseny Road (Route 657), adjacent to the Parkwood Manor Subdivision. Acreage: 3.25 1 45 9-5H Var. X006 Fred -Wine Service Authority's Comments: no COIMMAIP Fred- Winc Service Authority's Signature Date: g 0 6 V�/� Notice to Fred-Winc Service Authority Please Return This Form to the Applicant Rezoning Comments Mailing Address: 151 Windy Hill Lane Winchester, VA 22602. Frederick —Winchester Service Authority Mail to: Fred -Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722 -3579 Current zoning: RA District Hand deliver to: Fred -Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick Winchester Service Authority with their review. Attach a copy of your application form, location map, proffer statement, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540- 662 -4185 Location of property: Fronting on the north side of Senseny Road (Route 657), adjacent to the Parkwood Manor Subdivision. Zoning requested: RP District Acreage: 3.25 MAY 2 5 2006 Adam's Chase As of this review, a minimum of three recreational units are required for this development. However, if a waiver is approved an appropriate value for recreational amenities must be determined. The proposed asphalt walkway to adjacent property should meet Frederick County Standards. Plan appears to offer the appropriate amount of open space. The proposed monetary proffer for Parks and Recreation appears to address the impact Abram's Chase will have on this departments' capital facility needs. J s M. Dor an ctor, Frederick County Parks and Recreation Administrative Assistant to Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Dear Mr. Wyatt: SMK/dkr 540- 662 -3889 Ext 112 Frederick County Public Schools Visit us at www.frederick.k12.va.us the Superintendent kapocsis @frederick.k12.va.us March 30, 2006 RE: Rezoning Comments for Abram's Chase Subdivision Project This letter is in response to your request for comments regarding the rezoning application for the proposed Abram's Chase Subdivision project. Based on the information provided, it is anticipated that the proposed 14 single family homes will yield 2 high school students, 2 middle school students, and 5 elementary school students for a total of 9 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. Even with only nine new students upon build -out, the cumulative impact of this project and others, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. Respectfully yours, cc: William C. Dean, Ph.D., Superintendent of Schools Al Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation Stephen Kapocsi Administrative Assistant to the Superintendent e -mail: 4 2006 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604 -2546 FAX 540- 662 -3890 Rezoning Comments Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 662 -2422 Current zoning: RA District Winchester Regional Airport Applicant's Name: Greenway Engineering Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Hand deliver to: Winchester Regional Airport Attn: Executive Director 491 Airport Road (Rt. 645, off of Rt. 522 South) Winchester, Virginia a r./s%..-%%%r% on as a c a tel .z e t u s n ppicant Please fill the uifoimatron as,accurately as ;possible�m order to assist t -t fr act,- „`it, =s a�3. (,5� "sez �.c AWrnchesteril egional Airppo withsthei review Attach a of y our a pphcaho n form kloc ttion map, pr trer,statement impact nalysis;` and, any„otherrpertinentinformation. Telephone: 540- 662 -4185 Location of property: Fronting on the north side of Senseny Road (Route 657), adjacent to the Parkwood Manor Subdivision. Zoning requested: RP District Acreage: 3.25 Winchester Regional Airport's Comments: a Q rLrn ,(4\ o ck Winchester Regional Airport's Signature Date: m b Notice to Winchester Regional Airport Please Return This Form to the Applicant March 24, 2006 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning Comments Abram's Chase Subdivision Redbud Magisterial District WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662 -2422 Dear Mr. Wyatt: The above referenced rezoning application was reviewed. While the proposed development lies within the airport's Part 77 surfaces and airspace, it appears that the proposed site plan should not impact operations at the Winchester Regional Airport. Residents should be forewarned that due to the proximity of the site to the Winchester Airport, they may experience noise from over flight of aircraft arriving to and departing from the airport from the northeast. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director L 1 L l C I 1 111 MAR 2 7 2006 u r l!5 i March 30, 2006 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester. VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Abrams Chase Rezoning; PINS 65 -A -27A 28A Dear Mr. Wyatt: COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540 /665 -6395 Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins Planner II CEP /bad MAR 3 1 2006 MAR 107 North Kent Street, Suite 202 Winchester, Virginia 22601 5000 WILBUR C. HALL (1892 1972) THOMAS V. MONAHAN (1924 1999) SAMUEL D. ENGLE 0. LELAND MAHAN ROBERT T. MITCHELL, JR. JAMES A. KLENKAR STEVEN F. JACKSON DENNIS J. MCLOUGHLIN, JR. HAND DELIVERED Dear Susan: HALL, MONAHAN, ENGLE, MAHAN MITCHELL A PARTNERSHIP OF PROFESSIONAL CORPORATIONS 7 S 307 EAST MARKET STREET LEESBURG, VIRGINIA TELEPHONE 703.777- 1050 ATTORNEYS AT LAW August 18, 2006 Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning Development 107 North Kent Street Winchester, VA 22601 9 EAST BOSOAWEN STREET WINCHESTER, VIRGINIA TELEPHONE 540-662 -3200 FAX 540- 662 -4304 E MAIL 1 awyers@hallmonahansom Re: Abram's Chase (Harvest Communities, Inc.) Proffer Statement AUG 1 8 2006 PLEASE REPLY TO: P. 0. Box 848 WINCHESTER, VIRGINIA 22604 -0848 I have reviewed the above referenced Proffer Statement. It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. Proffer A provides that the property will developed in substantial confonnity with the attached Generalized Development Plan ("GDP"). The GDP was not attached to the copy of the Proffer Statement provided to me. Therefore, this review is provided without a review of the GDP. 2. Proffer B limits the dwelling units to "14 single family detached residential dwelling units on small lots." It is assumed that this is a reference to the "single- family small lot" type of development identified in Section 165 -65 F of the Zoning Ordinance. Susan K. Eddy August 18, 2006 Page 2 HALL, MONAHAN, ENGLE, MAHAN MITCHELL 3. Proffer C proposes to provide tot lot equipment, park benches, and an asphalt pedestrian walkway as community recreational facilities in -lieu of a community center, if the community center is waived by the Frederick County Board of Supervisors. However, my review of Section 165 -64 (A)(1) indicates that the Board of Supervisors can waive the community center requirement of Section 165 -64 (A) in proffered age-restricted single-family small lot subdivisions that contain less than 50 lots. However, there is nothing in the proffer provided to me to indicate that this development is to be an age- restricted development. Accordingly, I question whether the waiver provision applies, so as to permit the elimination of the community center for this small lot housing development. 4. Proffers D(1) and D(2) provide for the construction of a right turn and taper lane and for the dedication ofright of way. However, neither proffer establishes a timing requirement for the construction and dedication. A timing requirement satisfactory to the County should be included in each proffer. 5. In Proffer E the first clause is redundant and should be deleted. The proffer should commence as the other proffers have commenced with the language "the Applicant will pay It should be noted that I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Susan K. Eddy August 18, 2006 Page 3 me. RTM /ks HALL, MONAHAN, ENGLE, MAHAN MITCHELL If there are any questions concerning the foregoing comments, please contact Very truly yours, *At T Nit` e/fr1 Robert T. Mitchell, Jr.