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HomeMy WebLinkAbout01-18 BOS Staff Report MASTER DEVELOPMENT PLAN #01-18 Carbaugh Business Center Staff Report for the Board of Supervisors Prepared: April 2, 2018 Staff Contact: M. Tyler Klein, AICP, 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: 03/07/18 Reviewed Board of Supervisors: 04/11/18 Pending PROPOSAL: The Applicant seeks to develop 107.21 acres of land zoned M1 (Light Industrial) for the purposes of developing light industrial and warehousing uses. This Master Development Plan (MDP) also includes dedication of 60 feet (FT) of right-of-way (ROW) along Shady Elm Road (Route 651), 20 FT of ROW along future Renaissance Drive (extended), a maximum of two (2) commercial entrances along Renaissance Drive and buffering and screening. The Applicant is also seeking a waiver of §144-24(C) of the Subdivision Ordinance to allow for the future division of lots with access provide by private streets extending from Renaissance Drive. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 74-A-68 & 74-A-69 LOCATION: The properties are located immediately south of Shady Elm Road (Route 651) and immediately north of the CSX Railroad (see attached vicinity map). PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) Use: Residential/Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: M1 (Light Industrial) Use: Vacant/Unimproved South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Vacant West: RA (Rural Areas) Use: Residential STAFF CONCLUSIONS FOR THE 04/11/18 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Carbaugh Business Center appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for the approved Rezoning #04-17. All the issues brought forth by the Board of Supervisors should be appropriately addressed by the Applicant. MDP #01-18, Carbaugh Business Center April 2, 2018 Page 2 The Applicant is also seeking a waiver of §144-24(C) of the Subdivision Ordinance to allow for the future division of lots with access provide by private streets extending from Renaissance Drive. The Planning Commission recommended approval of the waiver request. The Board of Supervisors would need to grant the waiver as part of their consideration of the MDP. 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. REVIEW EVALUATIONS: Virginia Department of Transportation: The draft master development plan for this property appears to have a measurable impact on Route 651, the initial VDOT facility that would provide access to the property. The application as presented appears acceptable. Before development, this office will require a complete set of construction plans detailing entrance design, drainage features and traffic flow data. Please see attached letter dated January 24, 2018. Frederick County Fire Marshal: MDP approved. Please see attached letter dated December 27, 2017. Frederick County Public Works: Upon review of the master development plan (MDP), we offer the following comments: The plan shows a wastewater force main running north along the existing CSX Railroad. The development of this force main will need to be coordinated with the construction of the future Renaissance Drive. Also, the overhead power line running through this area (triple-3 phase line owned by Rappahannock Electric Cooperative (REC)) will have to be buried underground so it will not conflict with the construction of the bridge for the subject road. The force main will need to be place so it will not conflict with the underground power lines. Due to existing karst geology, an extensive geotechnical engineering evaluation will be need at the time of site plan development. Please see attached letter dated February 12, 2018. Virginia Department of Health: Please see attached letters dated December 21, 2017 and July 18, 2017 from Herbert Cormier, Environmental Health Supervisor. Frederick Water: Please see attached letter dated January 24, 2018 from Eric R. Lawrence, Executive Director. MDP #01-18, Carbaugh Business Center April 2, 2018 Page 3 Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to development of this property. Before a MDP 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 MDP conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the MDP is to promote orderly and planned development of the 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 On December 13, 2017, the Board of Supervisors approved Rezoning Application (REZ) #04-16 which rezoned approximately 107.21-acres from the RA (Rural Areas) Zoning District to the M1 (Light Industrial) Zoning District to enable to construction of light industrial and warehouse -type uses with proffered improvements, including dedication of right-of-way for future transportation enhancements and buffering and screening. C) Site Suitability & Project Scope Comprehensive Plan: The 2035 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. Land Use Compatibility: The subject properties are located within the limits of the Sewer and Water Ser vice Area (SWSA) and are within the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan. The Kernstown Area Plan identifies these properties with an industrial land use designation as outlined in the Shady Elm Economic Development Area, which is generally consistent with the requested M1 zoning designation. The Shady Elm Economic Development Area is designed to be a significant area of industrial and commercial opportunity that is fully supportive of the County Economic Development Authority’s targeted goals and strategies. The intent of the industrial designation is to further enhance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. Site Access and Transportation: The Eastern Road Plan of the 2035 Comprehensive Plan and the Kernstown Area Plan both call for the extension of a new major collector roadway though the subject parcel (74-A-68), which is adjacent to the Artillery Business Center Development which was rezoned in 2007 and revised in 2015. This new major collector roadway, Renaissance Drive, has been constructed from Valley Pike (Route 11) to the limits of the CXS Railroad. The 2035 Comprehensive Plan calls for this roadway to be extended to Shady Elm Road. The plan also calls for Shady Elm Road to be MDP #01-18, Carbaugh Business Center April 2, 2018 Page 4 improved four lane divided collector roadway. Site access to the subject property will be to two (2) entrances from Renaissance Drive; access to the site is prohibited from Shady Elm Road. Future subdivision of lots within Carbaugh Business Center may require construction of internal roads and drives. Under the Subdivision Ordinance, §144-24(C), all lots shall abut and have direct access to a public street or right-of-way dedicated for maintenance by the Virginia Department of Transportation (VDOT). As part of this MDP application, the owner is requesting a waiver of the above requirement, to allow for the future subdivision of lots with access provided by private streets. The Applicant states a private road would provide flexibility in the design and construction of the street as opposed to a public roadway, and would provide flexibility in the arrangement of lots. STAFF CONCLUSIONS FOR THE 03/07/18 PLANNING COMMISSION MEETING: The Master Development Plan for Carbaugh Business Center appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for the approved Rezoning #04-17. All the issues brought forth by the Planning Commission should be appropriately addressed by the Applicant. Further, staff finds the request for a waiver request to allow for the subdivision of lots with access provided by public streets extending from Renaissance Drive to be appropriate. PLANNING COMMISSION SUMMARY FOR 03/07/18 MEETING: Staff provided a general overview of the proposed Master Development Plan (MDP), noting it was for information purposes only. Staff explained it was in general conformance with the requirements of the Frederick County Zoning Ordinance and the approved rezoning application. Staff highlighted proffered improvements including frontage improvements along Shady Elm Road and future Renaissance Drive, buffering and screening along the roadway frontage and the potential location of entrances from Renaissance Drive. Staff noted that a waiver of §144-24(C) of the Subdivision Ordinance was also being requested as part of the MDP to allow for the future division of lots with access provided from private versus public streets extending from Renaissance Drive. There were not comments from the Applicant. The Planning Commission recommended approval of the waiver request. STAFF CONCLUSIONS FOR THE 04/11/18 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Carbaugh Business Center appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for the approved Rezoning #04-17. All the issues brought forth by the Board of Supervisors should be appropriately addressed by the Applicant. The Applicant is also seeking a waiver of §144-24(C) of the Subdivision Ordinance to allow for the future division of lots with access provide by private streets extending from Renaissance Drive. MDP #01-18, Carbaugh Business Center April 2, 2018 Page 5 The Planning Commission did not have any comments on the MDP and recommended approval of the waiver request. The Board of Supervisors would need to grant the waiver as part of their consideration of the MDP. 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.