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Home My WebLink About01-15 PC Staff Report MASTER DEVELOPMENT PLAN #01-15 Graystone Commerce Center Staff Report for the Planning Commission Prepared: March 31, 2015 Staff Contact: Candice E. Perkins, AICP, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/15/15 Pending Board of Supervisors: 04/22/15 Pending PROPOSAL: To develop 271.40 acres zoned M1 (Light Industrial) District with industrial land uses. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-158, 44-A-26, and 44-A-27 LOCATION: The properties are located on the north side of Redbud Road (Rt. 661), the east side of the CSX Railroad, the west side of Milburn Road (Rt. 662), and the south side of McCanns Road (Rt. 838). PROPERTY ZONING & PRESENT USE: Zoned: M1 Use: Undeveloped ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) Use: Agricultural/Vacant South: RA (Rural Areas) Use: Agricultural/Residential/Historic East: RA (Rural Areas) Use: Agricultural (Agricultural District) R4 (Residential Planned Community) Vacant (Snowden Bridge) West: RA (Rural Areas) Use: Agricultural/Vacant M1 (Light Industrial) Industrial/Vacant STAFF CONCLUSIONS FOR THE 04/15/15 PLANNING COMMISSION MEETING: The Master Development Plan for the Graystone Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for Rezoning #03-12. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP #01-15Graystone Commerce Center March 31, 2015 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: We have reviewed the Preliminary Master Development Plan for Graystone Commerce Center dated February 18, 2015 and we offer the following comment:  VDOT is currently in the preliminary engineering stage for designing the relocation of Redbud Road to connect to Snowden Bridge Boulevard. At this time, the ultimate alignment of Redbud Road has not been determined and may differ from what is proposed on the above-referenced MDP. Frederick County Fire Marshal: Plan approved. Frederick County Public Works: Plan approved Frederick County Inspections: Any removal or demolition of existing structures shall have an asbestos inspection/abatement and require demolition permit. Additional comments shall be made at the site plan submittal phase. Frederick County Sanitation Authority: Please see attached letter dated February 26, 2015, Uwe E. Weindel, PE. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County’s agricultural zoning districts were 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 properties and all other A-1 and A-2 zoned land to the RA District. The subject properties were rezoned with proffers to the M1 District with Rezoning #09-09 and a proffer revision was approved with Rezoning #03-12. C) Site Suitability & Project Scope Comprehensive Policy Plan: MDP #01-15Graystone Commerce Center March 31, 2015 Page 3 The 2030 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. Land Use Compatibility: The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that this property is planned for industrial land uses. The parcels comprising this MDP application are also located within the County’s Sewer and Water Service Area (SWSA). Site Access and Transportation: Access to this site will be via a connection to Snowden Bridge Boulevard that would align with an access point already approved with the North Stephenson, Inc., rezoning application. The initial segment of Snowden Bridge Boulevard has been constructed and aligns at a signalized intersection of Martinsburg Pike across from the Rutherford Crossing Shopping Center. The MDP shows the location of Snowden Bridge Boulevard that runs through the property, along with the three access points proposed on the road, the Route 37 corridor area, and the proffered area for the relocation of Redbud Road. Per the proffers, the applicant has proffered a 350’ Route 37 corridor study area and an area for an 800’ wide interchange. This study area is available for eight years following the rezoning approval (revised in 2012); the purpose of the study area is to give “Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the final engineering design sufficient for this purpose”. Following the determination of the final alignment, the applicant shall dedicate the right-of-way to Frederick County. Should the final alignment not be made within the eight year timeframe, the applicant may extend the timeframe or dedicate a 225’ wide right-of-way dedication for Route 37. Direct access is prohibited (except for emergency services) on Milburn Road, Redbud Road and McCann’s Road. Snowden Bridge Boulevard through the Graystone property shall be a public street, however; per the proffers, the internal streets shall be private and their locations shall be determined at the site plan stage. STAFF CONCLUSIONS FOR THE 04/15/15 PLANNING COMMISSION MEETING: The Master Development Plan for the Graystone Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administrati vely approvable. The MDP is also in conformance with the proffers for Rezoning #03-12. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. MDP #01-15Graystone Commerce Center March 31, 2015 Page 4 It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application.