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HomeMy WebLinkAbout02-17 PC Staff Report REZONING APPLICATION #02-17 EXPRESS OIL CHANGE & TIRE ENGINEERS Staff Report for the Planning Commission Prepared: February 6, 2017 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director Reviewed Action Planning Commission: 02/15/17 Pending Board of Supervisors: 03/08/17 Pending PROPOSAL: To rezone 0.604+/- acres from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. LOCATION: The site is located on the west side of Front Royal Pike (Route 522 South) and immediately south of the IHOP Restaurant approximately 1,000’ south of the Interstate 81 Exit 313. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 02/15/17 PLANNING COMMISSION MEETING: This is an application to rezone a total of 0.604+/- acres of land from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. Staff would note that this proposed use has not been proffered; the applicant has excluded a number uses in the proffer statement (such as landscape services, warehousing, utility facilities, and trailer parking). This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent with the current zoning and the requested zoning of the subject property. Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An interparcel- connection with the IHOP Restaurant is also planned that will allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. The necessary easements to facilitate these access points will be recorded prior to review by the Board of Supervisors. The Applicant has also provided a monetary contribution of $0.10 per building square foot for Fire and Rescue. 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. Rezoning #02-17 Express Oil Change & Tire Engineers February 6, 2017 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 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: 02/15/17 Pending Board of Supervisors: 03/08/17 Pending PROPOSAL: To rezone 0.604+/- acres from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. LOCATION: The site is located on the west side of Front Royal Pike (Route 522 South) and immediately south of the IHOP Restaurant approximately 1,000’ south of the Interstate 81 Exit 313. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-1F PROPERTY ZONING: B2 (General Business) PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: B2 (General Business) District Use: Commercial South: B2 (General Business) District Use: Commercial East: B2 (General Business) District Use: Commercial West: B2 (General Business) District Use: Commercial Rezoning #02-17 Express Oil Change & Tire Engineers February 6, 2017 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have little measurable impact on Route 522. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation/access management proffers offered in the Express Oil Change & Tire Engineers rezoning application dated September 9, 2016 addresses transportation concerns associated with the request. It should be noted that to ensure the right in/right out, the entrance design will require a median device be constructed to prevent a left turn in/out of the proposed entrance. Before development this office will require a complete set of construction plans detailing designs, drainage features and traffic flow data for review. Frederick County Fire Marshall: Plan approved. Frederick County Sanitation Authority: No comment. Frederick County Department of Public Works: Please see letter from Harvey E. Strawsnyder, Jr., P.E., Director dated October 5, 2016. Frederick County Attorney: Please see letter from Roderick B. Williams, County Attorney dated October 11, 2016. Winchester Regional Airport: Due to FAA Federal regulation owner/develop will be required to file with the FAA for an airspace study as part of the site plan process for all buildings prior to construction with a separate filing for temporary construction equipment exceeding height of structure. Rezoning is compatible with airport operations. City of Winchester: The City of Winchester can readily provide water and sanitary sewer service to this parcel and has no concerns about the proposed rezoning and development. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester City Quadrangle) identifies this property as being zoned B2 (General Business) District. 2) Comprehensive Policy Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. Rezoning #02-17 Express Oil Change & Tire Engineers February 6, 2017 Page 4 The 2035 Comprehensive 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. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent with the current zoning and the requested zoning of the subject property. Transportation and Site Access Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An interparcel-connection with the IHOP Restaurant is also planned that will allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. The necessary easements to facilitate these access points will be recorded prior to review by the Board of Supervisors. 3) Proffer Statement – Dated September 9, 2016 A. Land Use Restrictions – The Owner has prohibited the following uses:  Landscape and Horticultural Service  Local and Suburban Transit Services  Motor Freight Transportation and Warehousing  Transportation by Air  Utility Facilities and their Accessory Uses  Drive In Motion Picture Theaters  Tractor Truck and Trailer Parking B. Access Management: 1. The Owner has proffered to limit new commercial entrance access to the property to a right in/right-out only partial access. 2. The Owner proffers to construct interparcel connectivity between the property and parcel 64-A-2 (IHOP) to facilitate access to the Front Royal Pike (Route 522)/Travel Lodge Drive signalized entrance. C. Monetary Contribution to Offset Impact of Development: 1. The Applicant has proffered $0.10 per developed square foot for County and Fire Rezoning #02-17 Express Oil Change & Tire Engineers February 6, 2017 Page 5 Rescue services; payable at occupancy permit. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 02/15/176 PLANNING COMMISSION MEETING: This is an application to rezone a total of 0.604+/- acres of land from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. Staff would note that this proposed use has not been proffered; the Applicant has excluded a number uses in the proffer statement (such as landscape services, warehousing, utility facilities, trailer parking). This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent with the current zoning and the requested zoning of the subject property. Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An interparcel- connection with the IHOP Restaurant is also planned that will allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. The necessary easements to facilitate these access points will be recorded prior to review by the Board of Supervisors. The Applicant has also provided a monetary contribution of $0.10 per building square foot for Fire and Rescue. A recommendation regarding this rezoning application to the Board of Supervisors would b e appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission.