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HomeMy WebLinkAbout01-18 PC Staff Report - JuneREZONING APPLICATION #01-18 STONEWALL IV Staff Report for the Planning Commission Prepared: May 21, 2018 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director – Transportation Reviewed Action Planning Commission: 06/06/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: To rezone 88.91+/- acres from the RA (Rural Areas) District to the M1 (Light Industrial) District with proffers. LOCATION: The subject properties are located at the southern terminus of Lenoir Drive (Route F-732). EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 06/06/18 PLANNING COMMISSION MEETING: This is an application to rezone a total of 88.91 acres of land to the M1 (Light Industrial) District with Proffers. The site is located within the limits of the Northeast Land Use Plan of the 2035 Comprehensive Plan and depicts the subject properties with an industrial land use designation. The proposed M1 Zoning is generally consistent with the Northeast Land Use Plan as it relates to this area. The properties are also located within the limits of the Sewer and Water Service Area (SWSA). The proffers associated with this rezoning request are as follows; Staff has provided comments regarding concerns associated with this request: Proffer Statement – Dated April 25, 2018: 1. Development and use of the property: 1.1. Development of the property shall be limited to the construction of not more than 820,000 gross square feet and solely used for warehousing or high cube transload and short-term storage. 1.2. The development of the property shall be in general conformance with the GDP. 1.3. The maximum height of each building shall be 60’. 2. Transportation: 2.1. Within 90 calendar days of a written request by the County, the Applicant shall dedicate approximately 17.05 acres to the Frederick County Board of Supervisors, as depicted on the GDP, for the future Route 37 bypass. Staff Comment: The Applicant has proffered to dedicate right-of-way for Route 37; however, the slip ramp depicted in the Northeast Land Use Plan is not accounted for in this rezoning and the draft GDP shows site entrances that would be in conflict with the future slip ramp implementation. Rezoning #01-18 Stonewall IV May 25, 2018 Page 2 3. Fire and Rescue: 3.1. The Applicant shall contribute to Frederick County $0.10 per gross square foot of construction ad depicted on each site plan, to be used for fire and rescue purposes in the general area. 4. Cultural Resources: 4.1. The Applicant shall retain a qualified professional architectural historian to perform a Historic American Building Survey (HABS) – standard level III as defined by the National Park Service Heritage Documentation Program on the residential building and its associated architectural buildings on the property. 4.2. The Applicant, working with a qualified professional architectural historian, shall inspect prior to demolition the non-heated areas of the residential building for the presence of partially hidden or obstructed historic artifacts or material. 5. Escalator: 5.1. In the event the monetary contributions set forth in the proffer statement are paid to Frederick County within 18 months after final approval of this rezoning, said contributions shall be in the amounts stated. Any monetary contributions which are paid after 18 months following final approval shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U). 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 #01-18 Stonewall IV May 25, 2018 Page 3 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: 06/06/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: To rezone 88.91+/- acres from the RA (Rural Areas) District to the M1 (Light Industrial) District with proffers. LOCATION: The subject properties are located at the southern terminus of Lenoir Drive (Route F-732). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-21, 43-A-21B, 43-19-4 and 43-A-24 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Residential and Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: M1 (Light Industrial) District Use: Industrial RA (Rural Areas) District Residential/Vacant South: RA (Rural Areas) District Use: Residential/Route 37 East: M1 (Light Industrial) District Use: Industrial West: RA (Rural Areas) District Use: Residential/Vacant Rezoning #01-18 Stonewall IV May 25, 2018 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The Frederick County Transportation Chapter and Northeast Frederick Area Plan of the Comprehensive Plan identifies the extension of Lenoir Drive as an on-ramp to Route 37 west as a future transportation improvement. While the Generalized Development Plan has been revised to locate the future development entrance in a manner that is not in conflict with the comprehensive plan improvement, VDOT strongly recommends Frederick County request right-of-way dedication on the subject property to accommodate the future improvement and the rezoning documents updated accordingly. Frederick -Winchester Service Authority: Capacity consideration deferred to Frederick Water. Frederick Water: Please see letter from Eric R. Lawrence, AICP, Executive Director dated February 22, 2018. Frederick County Department of Public Works: A detailed review shall occur at the time of site plan submission. Frederick County Fire Marshall: Plan approved. Frederick County Department of Parks & Recreation: The application appears to meet Parks and Recreation requirements. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies the subject properties as being zoned A-2 (Agricultural General) District. 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. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. 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. Rezoning #01-18 Stonewall IV May 25, 2018 Page 5 Land Use The Northeast Land Use Plan of the 2035 Comprehensive Plan identifies these properties with an industrial land use designation. The proposed M1 Zoning District is generally consistent with the Northeast Land Use Plan as it relates to this area. The land use plan depicts future Route 37 on the western boundary of the properties and access to Route 37 from Lenoir Drive via a slip ramp. 3) Potential Impacts Transportation and Site Access Access to the site will be via Lenoir Drive. The Applicant has proffered to dedicate right-of- way for Route 37; however, the slip ramp depicted in the Northeast Land Use Plan is not accounted for in this rezoning and the draft GDP shows site entrances that would be in conflict with the future slip ramp implementation. The site is proposed to be accessed via Lenoir Drive. Staff would note that there is an existing access easement that serves the residential property adjacent to Route 37 (PIN 43-A-23). The access easement to parcel 43-A-23 does not align with the proposed access to the subject properties off Lenoir Drive. There is concern that the alignment of the easement and the proposed access on Lenoir Drive could create a conflict. A Traffic Impact Analysis (TIA) was conducted on the subject development. Studied intersections were as follows: Lenoir Drive at McGhee, McGhee at Welltown Road, Welltown Road at Route 11, Route 11 at the Southbound Exit 317 Ramps, Route 11 at the Northbound Exit 317 exit ramp, and Route 11 at the Northbound Exit 317 entrance ramp and Redbud Road. According to the TIA, which has been accepted by VDOT, the build out level of service at the studied intersections was maintained from the current level of service with the left turn onto the Exit 317 Northbound entrance ramp. This movement is degraded from a level of service C to level of service D. This is unable to be alleviated due to physical restrictions of the site. Environment The site is relatively flat, with the highest points situated near the center of the site and near Route 37. Redbud Run courses generally along the northern/northeast property boundary. The site contains floodplain for Redbud Run. Historical The Virginia Department of Historic Resources identifies one mapped property located on the subject property DHR #034-1099 - Glengary. This structure is potentially eligible for the National Register of Historic Places. The Frederick County Historic Resources Advisory Board (HRAB) considered the rezoning application at their meeting on March 27, 2018. The HRAB requested that the Applicant perform a Historic American Building Survey (HABS) – Standard III for the Glengary site and Institute protocols for the demolishment of Glengary to ensure preservation and/or documentation of historical features. The Applicant has addressed the HRAB’s comments in their proffer statement. Rezoning #01-18 Stonewall IV May 25, 2018 Page 6 4) Proffer Statement – Dated April 25, 2018: 1. Development and use of the property: 1.1. Development of the property shall be limited to the construction of not more than 820,000 gross square feet and solely used for warehousing or high cube transload and short-term storage. 1.2. The development of the property shall be in general conformance with the GDP. 1.3. The maximum height of each building shall be 60’. 2. Transportation: 2.1. Within 90 calendar days of a written request by the County, the Applicant shall dedicate approximately 17.05 acres to the Frederick County Board of Supervisors, as depicted on the GDP, for the future Route 37 bypass. Staff Comment: The Applicant has proffered to dedicate right-of-way for Route 37; however, the slip ramp depicted in the Northeast Land Use Plan is not accounted for in this rezoning and the draft GDP shows site entrances that would be in conflict with the future slip ramp implementation. 3. Fire and Rescue: 3.1. The Applicant shall contribute to Frederick County $0.10 per gross square foot of construction ad depicted on each site plan, to be used for fire and rescue purposes in the general area. 4. Cultural Resources: 4.1. The Applicant shall retain a qualified professional architectural historian to perform a Historic American Building Survey (HABS) – standard level III as defined by the National Park Service Heritage Documentation Program on the residential building and its associated architectural buildings on the property. 4.2. The Applicant, working with a qualified professional architectural historian, shall inspect prior to demolition the non-heated areas of the residential building for the presence of partially hidden or obstructed historic artifacts or material. 5. Escalator: 5.1. In the event the monetary contributions set forth in the proffer statement are paid to Frederick County within 18 months after final approval of this rezoning, said contributions shall be in the amounts stated. Any monetary contributions which are paid after 18 months following final approval shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U). 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.