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PC 05-02-12 Meeting Agenda7:00P.M. AGENDA FREDERICKCOUNTYPLANNINGCOMMISSION TheBoardRoom FrederickCountyAdministration Building Winchester, Virginia May2, 2012 CALLTOORDER TAB 1) AdoptionofAgenda: Pursuant toestablishedprocedures, thePlanning Commission shouldadopttheAgendaforthemeeting (notab) 2) CommitteeReports (notab) 3) CitizenComments (notab) PUBLICHEARING 4) Rezoning #04 -12ofKesariProperties, submittedbyPainter- Lewis, P.L.C., torezone5 acresfromRA (RuralAreas) DistricttoB2 (General Business) Districtwithproffers, and 1.49acresfromB2DistricttoB2District withproffers, totaling6.49acres. Theproperties arelocatedonthewestsideofRoute11, southoftheintersectionofHopewellRoad (Route 672) andRoute 11, andareidentifiedbyPropertyIdentification Numbers33 -A -163and33- A-164BintheStonewallMagisterial District. Mr. Ruddy (A) 7) OrdinanceAmendment Chapter165Zoning, ArticleIVAgriculturaland Residential Districts, Part401RARuralAreasDistrict, §165- 401.03Conditional Uses, andArticleIGeneralProvisionsAmendments andConditionalUsePermits, Part101GeneralProvisions, §165- 101.02DefinitionsandWordUsage Revisions toallow "Treatment Homes" asaconditionaluseintheRADistrict. Mrs. Perkins (D) PUBLICMEETING 5) MasterDevelopmentPlan #02 -12forContrailParkApartment Complex, submitted by PainterLewis, PLC, todevelopanApartment Complex consistingofthreebuildingswith12 unitseach, totaling36units. Thepropertiesarelocatedat737and749Front RoyalPike, in theShawneeMagisterialDistrict, andareidentifiedbyPropertyIdentification Numbers 64C -1 -15and64C -A -8. Mrs. Perkins (B) 6) Subdivision WaiverRequestofJIREHEnterprises, LLC, submittedbyGreyWolfe, Inc., tocreateasubdivisionof10.304 acresintotwolotsof3.882 acresand 6.422 acres. ThepropertyislocatedonJirehLaneoffofEbertRoad (Route837) about800feeteastofRoute11nearStephenson, intheStonewallMagisterial District, andisidentifiedbyProperty IdentificationNumber44 -A -6B. Mr. Cheran (C) 8) Other DISCUSSION REZONINGAPPLICATION #04 -12 KESARIIPROPERTIES StaffReportforthePlanningCommission Prepared: April16, 2012 StaffContact: MichaelT. Ruddy, AICP, DeputyPlanningDirector Reviewed Action PlanningCommission: 05/02/12 Pending BoardofSupervisors: 05/23/12 Pending PROPOSAL: TorezonefiveacresfromRA (RuralAreas) DistricttoB2 (GeneralBusiness) District withproffers, and1.49acresfromB2DistricttoB2Districtwithproffers, totaling6.49acres. LOCATION: ThepropertiesarelocatedonthewestsideofRoute11, southoftheintersectionof Hopewell Road (Route672) andRoute11. EXECUTIVESUMMARY STAFFCONCLUSIONFORTHE05/02/12PLANNING COMMISSIONMEETING: Whiletheusesproposedbythisrezoningrequestareconsistentwiththelandusedesignations ofthe 2030ComprehensivePlan, theimpactsassociatedwiththerezoningapplicationhavenotbeen adequately mitigated. Inparticular, thetransportationimpactsrelatingtointernalsitecirculationand accesstoandfromRoute11andHopewellRoadremain. Further, thefutureimprovements identified intheEasternRoadPlanhavenotbeenadequatelyaddressed; sufficientright -of -wayhasnotbeen provided toaccommodate thefutureconfiguration. Finally, theintersectionofRoute11andHopewell andBrucetownRoadshasnotbeenadequately addressed. Followingtherequired publichearing, arecommendationregarding thisrezoning applicationto theBoardofSupervisors wouldbeappropriate. Theapplicantshouldbepreparedtoadequately addressallconcernsraisedbythePlanningCommission. Rezoning #04 -12KesariProperties April16, 2012 Page2 Thisreportisprepared bytheFrederick CountyPlanningStafftoprovideinformationtothe PlanningCommissionandtheBoardofSupervisorstoassisttheminmaking adecision onthis application. Itmayalsobeusefidtoothersinterestedinthiszoningmatter. Unresolved issues concerningthisapplicationarenotedbystaffwhere relevantthroughoutthisstaffreport. Reviewed PlanningCommission: 05/02/12 BoardofSupervisors: 05/23/12 PROPOSAL: TorezonefiveacresfromRA (RuralAreas) DistricttoB2 (GeneralBusiness) District, withproffers, and1.49acresfromB2DistricttoB2Districtwithproffers, totaling6.49acres. LOCATION: ThepropertiesarelocatedonthewestsideofRoute11, southoftheintersectionof Hopewell Road (Route672) andRoute11. MAGISTERIALDISTRICT: Stonewall PROPERTYIDNUMBER: 33 -A -163and33- A -164B PROPERTYZONING: RA (RuralArea) PRESENTUSE: Restaurant /TruckStop ADJOININGPROPERTYZONING PRESENTUSE: North: South: East: West: B2 (BusinessGeneral) RA (RuralArea) B2 (BusinessGeneral) RA (RuralArea) B3 (Industrial Transition) Use: Use: Use: Use: Action Pending Pending Commercial Vacant Commercial /Vacant ClearbrookPark Commercial/Vacant Rezoning #04 -12KesariProperties April16, 2012 Page3 REVIEWEVALUATIONS: VirginiaDept. ofTransportation: VDOThascompletedourreviewofthesubjectTIA /Rezoning. Weofferthefollowing commentsforyourconsideration: Inaddition toclosingentrance7a. VDOT recommendstheclosureoftheadjacententrancetothenorthandtothesouthof7aonRoute11. As proposed, theapplicantwishestopursuetheinstallationofatrafficsignalapproximately540feetsouth oftheRoute11 /HopewellRoadsignalized intersection. Weareconcerned aboutthelongterm operationalchallenges toRoute11thatthisproposal mitigationmaycreate. Aformalsignalwarrant analysismustbeprepared andsubmitted forVDOTreviewpriortoapproval. FireandRescue: Plansapproved assubmitted. FireMarshal: Plansapproved. Department ofInspections: Wedonothaveanycommentsregardingtheproposed rezoning. 1- lowever, wedorecommendthatfutureMDPsincludeastatementregardingthedispositionofexisting wellsanddrainfields. PublicWorksDepartment: 1. RefertoSiteSuitability, DevelopmentOverview: Thestatement is madethatthe "landisquiteflatandtheoverallelevation ofthelandisnotsubstantiallyhigherthanthe normalwatersurfaceelevation ofClearbrookRun Infact, thewaterlevelintheupperreachesof ClearbrookRunisactuallyhigherthantheadjacentlandareas, therebycreatingwetlandareas delineatedas .1W1onthewetlandsmap. Inaddition, thecreationoftraverting formations (alight coloredporouscalcitedepositedbyprecipitation ofthecalciumcarbonatefromsolutioninthesurface waters) hasraisedthestreambedcausing theseincreasesinwatersurfaceelevations. Itisentirely possiblethattheactualstreamchannelhasbeenrelocatedwithinthepropertytocreate theexisting pond. 2. RefertositeSuitability, DevelopmentOverview: Weconcur withyourconclusionthatrunoff fromfuelingareasshouldbedeliveredthroughanoil /waterseparator forqualitytreatment. We recommendthatthistreatment beincorporated withtheexistingoil /waterseparatortoinsurethatrunoff fromallthefuelingareasbetreatedpriortoenteringtheexistingstream. 3. RefertoSiteSuitability, DevelopmentOverview: Itisanticipatedthatanextensiveunderdrainagesystemwillberequiredto constructtheconnectorroadbetweenthenorthandsouthparcels createdbyClearbrookRun. Itis possiblethattheconstructionoftheunderdrainage androadwilleliminatethewetlandareadesignated asJWI. 4. RefertoDrainage: Werecommendthatthenewstormwater management systembe designedtotreatstormwater fromtheexisting andnewareasforquantityandquality. SanitationAuthority: Thereissufficientwaterandsewercapacitytoservethissite. ServiceAuthority: Nocomment FrederickWinchesterHealthDepartment: HealthDepartment hasnoobjections totherequestso longasnoexistingorproposeddrainfieldsandwellsareimpactednegatively. Newrestaurant permit mayberequested. Rezoning #04 -12KesariProperties April16, 2012 Page4 HistoricResources AdvisoryBoard: TheFrederickCountyHistoricResources Advisory Board HRAB) consideredtherezoningproposalduringtheirmeetingonMay17, 2011. TheHRABreviewed informationassociatedwiththe1992NationalParkServiceStudyofCivilWarSitesintheShenandoah Valley, theFrederick CountyRuralLandmarksSurveyReport, theVirginiaDepartment ofHistoric Resources, aswellasinformationprovidedbyPainter- Lewis, P.L.C. Thisapplication seekstorezone EveacresoflandfromtheRA (RuralAreas) DistricttotheB2 (BusinessGeneral) District. The propertyislocatedonthewestsideofRoute11nearitsintersectionwithHopewell Road. The proposeduseofthepropertyiscommercialuses, including enhancementoftheOldeStoneTruckStop. TheStudyofCivilWarSitesintheShenandoah Valley. published bytheNationalParkService, does notidentifythesubjectpropertyorthesurroundingareaasbeingpartofabattlefield. TheRural LandmarksSurveyReportforFrederickCounty, Virginia, identifiesthreehistoricstructureslocated withinthevicinityoftheproposedrezoning, oneofwhichislocated onsite. Allofthepropertiesare listedaspotentiallysignificant. Thesitesthatarelistedinthesurveyare: Dick, L.O. House #34 -936) Locatedonsite; ClearbrookFeed Supply #34 -935); andClearbrookPresbyterian Church #34- 708). Afterreviewingthisinformationandtheapplicant'smaterialsandproposals, theHistoric ResourcesAdvisoryBoardrecommended approvaloftheKesariThirdGeneration, LLCRezoning Applicationwiththefollowingconditions: TheL. O. DickHouseshouldbepreservedforadaptive reuse. Apreservation proffershouldbeincludedintheprofferstatementtoensurethatthedwellingand associatedoutbuildings willnotbedemolished (includingdemolishment byneglect); Theproffer statementshouldincludeaproffertoscreenthepumpsontheOldeStoneTruckStopfromtheL. O. DickHouse; andAnewarchitectural /historicsurveyshouldbecompleted onthestructure tofully understanditssignificance. FrederickCountyAttorney: PleaseseeattachedletterdatedJune6, 2011, fromRoderickB. Williams, CountyAttorney. Transportation: Mr. Bishop'scomments areincludedwithinattachedletter (page4) datedMay19, 2011, fromMichaelT. Ruddy. AICP, DeputyPlanningDirector. PlanningDepartment: PleaseseeattachedletterdatedMay19, 2011, fromMichaelTRuddy, AICP, DeputyPlanningDirector. Planning Zoning: 1) SiteHistory Parcel163iszonedB2BusinessGeneralCommercialandcontainstheOldeStoneRestaurant andTruckStop. Thisusehasbeeninexistenceforasignificanttime. Manyofthephysical improvementstothesiteincluding, butnotlimitedto, thecommercialbuilding, fuelingstations, andpointsofaccesstothesurroundingStateroads, donotconformtocurrentZoningOrdinance standards. Theyarelegallynonconformingwithregardstotheserequirements. Theoriginal USGSzoningmapdepictsParcel164Basbeingagricultural. Rezoning #04 -12KesariProperties April16, 2012 Page5 2) Comprehensive PolicyPlan The2030Comprehensive PlanistheguideforthefuturegrowthofFrederickCounty. The2030Comprehensive Planisanofficialpublicdocumentthatservesasthecommunity's guideformakingdecisions regardingdevelopment, preservation, publicfacilitiesandotherkey componentsofcommunitylife. Theprimarygoalofthisplanistoprotectandimprovethe livingenvironmentwithin FrederickCounty. Itisinessence acompositionofpoliciesusedto planforthefuturephysicaldevelopmentofFrederickCounty. TheAreaPlans, AppendixIofthe2030Comprehensive Plan, aretheprimaryimplementation toolandwillbeinstrumental tothefuture planningeffortsoftheCounty. TheKesariproperties rezoningislocated withintheNorthEastFrederickLandUsePlan LandUse. TheNorthEastFrederick LandUsePlanidentifiesthesubjectproperties withcommercial land uses. Thisisreflectiveofthecurrentzoning ofthepropertyoftheOldeStoneRestaurant, andis designated totakeadvantage ofthelocationsproximitytotheInterstate. Interstate81andExit 321islocatedashortdistancetotheWestofthissite. DirectlyacrossRoute11fromthesiteistheOldWoolenMillpropertyandClearbrook Park. Clearbrook Parkisownedandoperated byFrederickCountyastheRegionalParkserving this partofFrederick County. SiteAccessandTransportation. AccesstothissiteisacriticalcomponentasitislocatedattheintersectionofRoute11, Martinsburg Pike, andHopewell Road. Route651. TheNorth EastFrederick LandUsePlan andtheEasternRoadPlanidentifyRoute11asasix -lanearterialroadinthelocationofthis property. Sufficientright -of -wayshould bemadeavailabletoaccommodatethisfutureroad section andanyassociatedturningmovements. Improvementsshouldbeprovidedwithany rezoningrequesttomitigatetheimpactsoftherezoningandtoimplementthe2030 Comprehensive Plan. Inaddition, theimprovementoftheintersectionofRoute11, HopewellRoad, andBrucetown Roadisanidentifiedtransportationimprovementprojectwhichhasbeenincludedinthe County'sCIPforthepastseveral years. Thisintersection hasbeenidentifiedasbeingdeficient intermsoflevelofserviceandisrecognized asneedingtobesubstantially improvedto accommodatetheplanned growthanddevelopment ofthisareainaccordancewiththeNorth EastFrederick LandUsePlan. Access managementisakeyconsideration withanydevelopmentproject. Thislocation is extremely criticalgivenitslocationattheintersection ofRoute11, Martinsburg Pike, and Hopewell /Brucetown Roads. BoththeCountyTransportation Planner andVDOThave expressedconcernsthatthepresentandproposedaccessmanagementatthesiteisinsufficient toaddresstheimpactsassociatedwiththeproposedrezoningofthissite. Rezoning #04 -12KesariProperties April16, 2012 Page6 Anadditionalentranceisproposedtoprovideaccesstothesouthernportion ofthesite. In addition, theApplicantisproposingtocloseoneofthenonconforming entrancesonRoute11 andoneonHopewellRoadTheexistingentrances donotmeetcurrentaccessmanagement regulations. Internalcirculationispresently challenging. Therezoningproposessitealterationstoimprove sitecirculation. However, thesitealterationsappeartobeinsufficient toaccommodate the proposeduseasatruckstop. Environment. Thesitecontainsseveralareasofwetlandsandisbisected byClearbrook Runwhichfeedsinto ClearbrookPark. Pleaseseetheabovecomments offeredbyPublicWorkswithregardstosite suitabilityandthepotentialimpacts ofthisproject. Stormwatermanagement willbeanissue withthissitethatneedstobecarefullyaddressedwithanysitedevelopment. Clearbrook Run isproposedtobecrossedintwolocationsbyinternalaccesscirculation. History TheRuralLandmarksSurveyReportforFrederick County, Virginia, identifies threehistoric structureslocatedwithinthevicinityoftheproposedrezoning, oneofwhichislocatedonsite. Allofthepropertiesarelistedaspotentiallysignificant. Thesitesthatarelistedinthesurvey are: Dick, L.O. House #34 -936) Locatedonsite; ClearbrookFeedSupply #34 -935); and ClearbrookPresbyterianChurch #34 -708). TheFrederickCountyHistoricResources AdvisoryBoard (HRAB) consideredtherezoning proposalduringtheirmeetingonMay17, 2011. Afterreviewingthisinformationandthe applicant'smaterialsandproposals, theHistoricResourcesAdvisoryBoardrecommended approval oftheKesariThirdGeneration, LLCRezoning Application withthefollowing conditions: TheL. O. DickHouseshouldbepreservedforadaptivereuse. Apreservation proffer should beincludedintheprofferstatementtoensurethatthedwellingandassociated outbuildings willnotbedemolished (includingdemolishmentbyneglect); theproffer statement shouldincludeaproffertoscreenthepumpsontheOldeStoneTruckStopfromtheL. O. Dick House; andanewarchitectural /historicsurveyshouldbecompletedonthestructuretofully understanditssignificance. TheApplicant'sProfferStatementdoesnotincludeanyconsiderationstoaddressthecomments oftheHRABortheL. O. DickHouse. 3) PotentialImpacts FrederickCountyTransportationComments: ThefollowingtransportationcommentshavebeenprovidedbyJohnBishop, County Transportation Planner, andremaintheCountyStaff'spositiononthiscomponentofthe rezoning. Rezoning #04 -12KesariProperties April16, 2012 Page7 GiventhevolumeoftrafficanalysisconcernsidentifiedbyVDOT, anadequatecommenton trafficissuesiscomplicated. However, thefollowingconcernsremain. 1) Route11andHopewellroadright -of -wayneedshaveyettobefullyaddressed. 2) Onsitetrafficflowappearstocreate conflictsandsafetyconcernsthatneedadditional review. 4) ProfferStatement DatedMarch21, 2011andrevisedonMarch 15, 2012 A) AllowedUses: TheApplicanthasprofferedtocompleteaBoundary LineAdjustment between thetwoparcels tocreatealargerparcelaroundthecurrentandfuturetruckstopandrestaurant, andaresidual outlot. Norestrictionsastotheuseofthecurrentandexpandedparcelareproposed. The development oftheoutlothaslimitations placedonit. Specifically, theApplicanthasproffered toprohibitoneormultiple fastfoodrestaurantsexceeding4,500squarefeetoftotalcombined gross floorarea, andtoprohibitAdultRetailuses. Beyondthis, allotherusesallowedintheB2 BusinessGeneralDistrictwouldbepermittedontheproperties. TheApplicanthasprofferedtolimitthenumberoffuelingstationsinanefforttofurther minimize theimpactoftheexpandedtruckstopandgasoline servicestationtripsonthe adjacentroadnetworkandtoensuretheintemaltrafficcanbesatisfactorilyaccommodatedon thesite. B) AccessManagementandTransportation. TheApplicanthasproffered thedesignandconstructionofarightturnlaneonsouthbound Route11toservebothfutureparcels, anewcommercial entranceonRoute11, andthe dedication oftenfeetofright -of -wayalongthefrontage ofRoute11forthepurposeof facilitatingfutureimprovements toRoute11. TheApplicanthasproffered toprovide $25,000forfuturetransportation improvements within theRoute11right -of -way. Thisamountisinsufficienttoachieveanyrealimprovement withinRoute11. Saidimprovementstoaccommodatefutureusesarecustomarilymadeby thedevelopment. TheApplicant hasproffered anewtrafficsignalatthefuturesiteaccessonRoute11if warrantedwithintenyears. VDOThasexpressedconcerns regardingasignalinthislocation. Noalternative hasbeenofferedtoreallocatethefundsfortheprofferedsignaltoouter improvementsinthevicinitythatmaymitigatethetransportationimpactsofthis development. ThisapplicationdoesnotfullyaddresstheEastern RoadPlanwhichidentifiesRoute1asa sixlanearterialroadimprovementtoaccommodate thefuturelandusesinthevicinityofthis project, nordoesitfullyaddresstheimpactsassociated withtherequestattheintersectionof Route11andHopewellandBrucetownRoads. Inaddition, accessmanagementalongRoute 11andHopewellRoadisdeficient. Rezoning #04 -12KesariProperties April16, 2012 Page8 C) SiteDevelopment. TheApplicanthasproffered aGeneralized Development Plan (GDP) forthepurposeof identifyingthegeneralconfigurationoftheproposeddevelopmentontheparcel, thegeneral location andformoftheparcelaccess, thefuturenewpropertylineandlocationoftheoutlot, andconstruction improvements toRoute11. Inaddition, theApplicant hasprofferedlandscapeenhancements intheformofeighteenshade treesalongthefrontageoftheRoute11rightofwayinadditiontotherequirementsofthe Frederick CountyZoningOrdinance. Theinternalcirculationandsitelayoutidentified ontheGDPdoesnotappeartoenablethe proposeduses, especiallythetruckstopandrefueling component whichisthemost significantuseproposed, tofunctioneffectively. Itwouldappearasthoughtherewouldbe multipleinternalconflictswhichneedtobeaddressed priortoincreasingtheintensityofthe useofthisproperty. D) MitigatingtheImpactofDevelopment: TheApplicant hasprofferedtopayordonate $5,000forFireandRescue purposesforimpacts tofireandrescueservices. STAFFCONCLUSIONSFORTHE05/02/12PLANNINGCOMMISSIONMEETING: Whiletheusesproposedbythisrezoningrequestareconsistent withthelandusedesignationsof the2030Comprehensive Plan, theimpactsassociated withtherezoningapplicationhavenotbeen adequatelymitigated. Inparticular, thetransportationimpactsrelating tointernalsitecirculation andaccesstoandfromRoute11andHopewell Roadremain. Further, thefutureimprovements identified intheEasternRoadPlanhavenotbeenadequately addressed; sufficientright -of -wayhas notbeenprovided toaccommodate thefutureconfiguration. Finally, theintersectionofRoute11 andHopewell andBrucetownRoadshasnotbeenadequately addressed. Following therequiredpublichearing, arecommendationregarding thisrezoningapplicationto theBoardofSupervisorswouldbeappropriate. Theapplicantshouldbepreparedtoadequately addressallconcernsraisedbythePlanningCommission. TO: General LandUse JohnLewis, P.E. Painter -LewisP.L.C. DATE: May19, 2011 FROM: MichaelT. Ruddy, AICP DeputyDirector RE: RezoningComments: Kesari LLCClearbrook Rezoning. COUNTYofFREDERICK DepartmentofPlanning andDevelopment 540/665 -5651 FAX: 540 /665 -6395 Thefollowing commentsareofferedregardingtheKesari LLC ClearbrookRezoning Application. Thisisarequest torezonefiveacresfromRA (RuralAreas) toB2 Business General) withProffers. Thereviewisgenerally basedupontheproffer statementdatedMarch 21, 2011, theImpact AnalysisStatementdatedMarch21, 2011, andtheTIAdatedMarch11, 2011. Priortoformal submissiontotheCounty, please ensurethatthesecommentsandall reviewagencycomments areadequatelyaddressed. Ataminimum, aletterdescribing howeachoftheagenciesandtheircomments havebeenaddressed shouldbeincludedas partofthesubmission, 1. Theac. eaaeoftheportionofParcel 33- A -16shouldhedefined andadded withinthetitleblockoftheprofferstatement. 2. Pleaseensurethatallthenecessaryapplication materialsaresubmittedwiththe application. Considerincludingtheadditionalparcel containing theexistinguse. 3. Thesubmission feeforthisapplicationwouldtotal $10,500.00, basedupon acreageoffiveacres, plustheappropriateamountforpublichearingsigns. I) The2007ComprehensivePolicyPlanandtheNortheastFrederickLand UsePlan provide guidanceonthefuturedevelopmentoftheproperty. Theproperty is locatedwithintheSWSA. TheComprehensive PolicyPlanidentitiesthegeneral areasurrounding thispropertywithacommercial landusedesignation. In general, theproposedcommerciallandusedesignation forthispropertyis consistentwiththiscommercial landusedesignation oftheComprehensivePlan. 107NorthKentStreet, Suite202 Winchester, Virginia22601 -5000 KesariLLCClearbrookRezoning Comments May19, 2011 Page2 2) TheDraft2030ComprehensivePlanincludestheNortheast LandUsePlanasan approved AreaPlaninAppendixI. Therefore, theproposedComprehensive Plan wouldcontinue torecognize theproperties consistency withtheComprehensive Planfromalanduseperspective. 3) TheNELUPidentifiesanareaforthepotentialrelocation oftheClearbrook Fire andRescuefacilityinthevicinityofthissite. Pleaseaddress. ImpactAnalysis Statement PleaseaddressthefollowingitemsfromtheImpact AnalysisStatementpreparedforthis Application. 1) Underi. Introduction, itisstatedthattheintended purpose ofthisrezoningisto enabletheapplicanttodevelopthesiteforcommercialpurposes, includingthe enhancementoftheOldeStoneTruckStopthatiscurrentlyinoperation. The adjoining propertyshouldbelinkedtothisrequest, potentiallybyincorporation intoarezoningfortheentireproperty. ThisismostimportantastheGDPthatis partoftheimpactstatementandprofferstatementproposesimprovements and commitments totheOldeStoneTruckStopproperty. 2) Themultiplenonconformitiespresent onthesiteoftheexisting truckstopshould beaddressed, mostcritically, thoseassociated withaccessandintensityofuse. 3) Therezoningproposesasignificant increaseintheintensityoftheuse. Recent developments andrezoningproposals, namelyFlyingJandtheManning, Aerogas rezoning, provideguidance astotheissuesthatshouldbeaddressed. Unfortunately, theproposed GDPdoesnotsatisfactorily addressissuesthatwere identifiedduring thedevelopmentandevaluationoftheabovereferenced projects. 4) Withregardstothewidening ofRoute11, NELUP callsforasix -lanesection withaccommodations madeforturningmovementsatcriticalintersections. The evaluationoftheManning, AerogasRezoning providesfurtherguidanceasit proposed asimilaruseandwasequallyasproximatetoacriticalintersectionwith aleftturnmovementontoRoute11, andfromRoute11heading towardInterstate 81. TheTIA'sforpotentiallysimilarusesappeartodifferintheimpacts identified. 5) Ithasnotbeenclearlydemonstrated thattherezoningwillimprovetraffic circulationonHopewellRoadandRoute11, orevenwithintheexistingtruck stop. Theproposedsitelayout, whileincreasing thecapacityofthetruck stop's operations, doesnotappeartofunctionadequately. Thereappearstobe significant conflict withinthesitewithregardstocirculation, parking, andaccess. KesariLLCClearbrookRezoningComments May19, 2011 Page3 6) UnderA. SiteSuitability, itisrecognizedthatthisparcelliesacrossRoute11 fromClearbrookPark. However, noaccommodationsintermsoflandscaping, buffering andscreening, andpreservationofhistoricfeaturesofthissitehave beenmadeinanefforttomitigate theimpactofthiscommercial developmenton thepark. 7) Further, considerationoftheRoute11corridorshouldbemade. Otherprojectsin theRoute 11corridor haveprovidedanenhanced landscapedbufferwithother fencing andarchitectural considerations. Itisobserved thatastonewallexistson thispropertywithpotentialhistoricalconnections. Thismaypresentan opportunity fortheapplicant. ThecommentsoftheHRAB should beadequately addressed. Otherprojectsinthisareahaveutilizedasplitrailfenceenhancement andhaveprovidedbicycleandpedestrianaccommodations. 8) Thelayoutofthesiteshouldbecarefully evaluatedtoensurethatitmeetscurrent zoning ordinancestandards. AstheGDPispartoftheproffer statement, itwill needtobeaccurate. Presently, itwouldappearasthoughthereareparking, access, stackingandcirculation concerns. 9) TheImpactAnalysisstatesthatrun -offfromfuelingareaswillbeconveyed toan oilwaterseparatorforqualitytreatment. Thisandanyotherenvironmental enhancements shouldbeincludedintheprofferstatementtoensuretheir construction. 10) Anevaluationoftheproposed disturbanceofClearbrook Runandtheidentified wetlands onthesiteagainsttheCounty'senvironmentalstandardscontained withinthezoning ordinancesshouldbecompleted. Theproposed intentionofthe owner, asstatedintheImpactStatement, topreserveandprotectthe environmental features, shouldbeincludedintheprofferstatement. 11) Theremaining twoandahalfacresofthesitecontainsahistorichouseand associated features. Thereisnomentionofthisintheimpactanalysis. Please addressandensureanycommentsprovided bytheHRABareaddressedalso. 12) Withregardstothesolutions identifiedtoaddresstheexistingconditionsinthe Stateright -of -way, itshouldberecognized thatthisproposeddevelopmenthas someresponsibility, ifnotall, todesignandpotentiallyconstructimprovements withintheRoute11right -of -way, andtheintersection ofHopewell andRoute11. 13) Utilizingtheexistingentrancesuntilimprovement toHopewellRoadandRoute 11occursmaynotbethebestapproachifthetrafficimpactsaresignificant. 14) Commercial andIndustrialusesdohaveacapitalfacilityimpactonCountypublic facilities. TheD.I.M. recognizes this. TheD.I.M. attributescreditfortaxes raisedforC 1usesasanoffsettotheimpactsofC Iusesonpublicfacilities. Ingeneralrecognition ofthoseimpacts, C Iusestypicallyproffersomeformof contributionasawaytooffsettheirimpacts. KesariLLCClearbrookRezoning Continents May19, 2011 Page4 Transportation Thefollowing transportation comments havebeenprovidedbyJohnBishop. County Transportation Planner, andshouldbeconsideredastheCountyStaff'spositiononthis componentoftherezoning. Giventhevolumeoftrafficanalysis concernsidentified byVDOT, Iamunabletorender anadequatecommentontrafficissues. However, Icanofferthefollowingconcerns. 1) Route11andHopewellRoadright-of-wayneedshaveyettobefullyaddressed. 2) Onsitetraffic flowappears tocreateconflicts andsafetyconcernsthatneed additionalreview. ProfferStatement 1) Staffwould supporttheCounty Attorney'sopinionthatanyprofferthat, for purposesofclarityandunderstanding, itwouldbepreferabletolimitthe commitmentsintheproffer statementtothosethatareabove andbeyondthe scopeofanyexistingrequirements, whether requiredbyCodeorbyPermit. In general, narrativeshouldbeplacedwithintheImpact Statement with commitmentslocatedintheProfferStatement. Giventhepotentialintensityof theproposed use, strong consideration shouldbemadetobringingtheexisting siteintoconformancewithcurrentcodesandregulations. 2) Theproffersdonotappeartoadequatelyaddressthesitedevelopmentandaccess issuesoftheanticipated use, atruckstop. Insomecases, theyalsoappearto contradictthedesiredflowoftheGDPandfurthercomplicatesitecirculationand access. Asanexample, intheproffers, improvementstoRoute11aredesignedto encouragetrucktraffictoenterthesiteonRoute11. however, theGDPappears toflowtrafficdirectlyfromHopewell Road. Thisconflict wouldappeartocreate circulation andexitingissuesforthosetrucks accessingthesiteanddieselfueling positionsfromthenewRoute11entrance. Inconclusion, pleaseensure thattheabovecomments, andthose offeredbythereviewing agency areaddressed. MTR/hhd PAINTERLEWIS, P.L.C. CONSULTINGENGINEERS 116North .BraddockStreet Winchester, VA22601 March21, 2012 Mr. Michael T. Ruddy Frederick CountyDepartmentofPlanning andDevelopment 107N. KentStreet Winchester, Virginia22601 tel.: (540)662 -5792 fax: (540)662 -5793 email: office@painterlewis.com RE: REZONINGCOMMENTS: KesariLLC- ClearbrookRezoning DearMike: Department ofPlanningandZoning IhaverevisedtheRezoningApplication toaddresscommentsfromyouandotheragen- ciesasfollows: General 1. Theacreage oftherezoningareahasbeenaddedtothetitleblockoftheProffer Statement. 2. Required materialsarebeingsubmitted. Theadjacentparcelhasbeenincorporated byreferenceintotheapplication. 3. Theapplicationfeecheckintheamountof $10,500isincludedwiththematerials. I willprovidethesignfeeuponrequest. LandUse 1. Comment noted. 2. Comment noted. 3. Thisrezoning hasbeenreviewed bytheFrederickCounty FireMarshalandhasbeen submittedtotheClearbrookVolunteerFireandRescueCompany. Theseentitieshave expressednointerest inhaving afacilityonthissite. ImpactAnalysisStatement 1. Theadjacent parcel containing theOldeStoneTruckStophasbeenincorporated into theapplication. 2. Sitenonconformities areaddressed onpage7under "SiteAlterationsSiteaccess andintensityofuseissueshavebeenaddressedintheTraffic ImpactAnalysis. 3. TheTIAprovidesuswithanalysisofthesiteconditions andconcludes thatthepro- posedexpansionofthetruckstopwillbeaccommodated bythecurrentconfiguration of theadjacentroadsystem. 4. TheTIAdevelopedfortheOldeTown TruckStopusedhistoricvehiclecounts. The OldeTownTruckStopisreallynotcomparable toManning, AerogasortheFlying Jasit isnotonthesamecommercial scaleasthose operations. Thisstatementisjustified by historicvehicles count. Page1 JobNo.: 1004012 Mr. MichaelT. Ruddy 5. Theownerisconvinced thatmakingtheHopewellRoadentranceonewayin, and creatinganewtruckexitfurthersouthonRoute11willdrasticallyimprove trafficcircula- tion. WehavealsorevisedtheGDPtoaddasecondaislefromthefuelingpositionsto theRoute 11exittoprovidebetteron -sitecirculation. 6. Thedistancebufferbetweenthesubject parcel andtheparkisatleast90feet, includ- ingthewidthoftheRoute11rightofway. Theparkcontainssignificant, maturevegeta- tionalongRoute11thatprovidesscreening. Section165 -202ofthecountyzoningordi- nancerequiresperimeter landscapingconsistingofshadetreesandheadlightscreening whichwillapplytothisproject. Theriparianbufferregulations contained inSection165- 201require preservation ofthestreambuffer. Thisregulation willresultinabout 70feet ofgreenspaceintheparcelwhichwillfurther softenvisualimpacts fromthesite. Section165 -201providesprotection fromlightglaretotheparkbysettingstandardsfor lightfixturesandperformance. Therearenoknownhistoric featuresonthesite. 7. Theprojecthasbeenreviewed byHRAB. OfsignificantconcernwastheO. L. Dick housewhichislocated onthesubjectparcel. Itismyunderstanding thatthisstructure haslostanysignificant historic relevance duetotheextensiveremodeling whichhasoc- curred. Inparticular, thewindowshavebeenreplacedwithmodernunitsthusexcluding thestructurefromHistoricRegistereligibility. Theownerintendstoreusethestructureif aviableadaptivereusecanbefound. Therearenoplanstodestroy thisstructure. Thealignmentoftheexisting wallalongRoute11willconflictwiththeconstruction ofany additional travellanesandcommercial entrances onthewestsideoftheroadway. Itis nottheintention oftheownertoremovethiswall, butitmaybeunavoidable. Todisman- tleandrelocatethiswallisimpractical duetothetypeofconstruction. Shadetreesbeyondthoserequiredbytheordinancewillbeplantedalong therightof waytofurthersoftenvisualimpactsfromthesite. Aprofferforthesetreeshasbeen addedtothestatement. 8. Theproposed layoutoffacilitiesonTM #33- A -164B complies withthezoningordi- nancestandards. ThecurrentGDPshowsanadditional accessaislethatimprovescircu- lationonthesite. 9. Anoil /waterseparator andotherwaterquality practices arerequiredunderthecurrent VirginiaDepartmentofEnvironmental Quality Storm WaterPermitting Program. 10. DisturbanceofClearbrookRunwillbeminimized totheextent practicablebyworking withstate andfederalregulatoryagencies. Permits willbeobtainedfortheinstallationof streamcrossing structures fromtheVirginiaDepartment ofEnvironmental Quality. Like- wise, permitsforthedisturbance ofwetlandswillbeobtained asrequired bytheFreder- ickCountyZoningOrdinance. Theordinance allowsforthecrossingofriparian buffers andthedisturbanceofwetlandsforthistypeofactivityprovidedtheappropriate state andfederalpermits areobtained. Page2 JobNo.: 1004012 Mr. MichaelT. Ruddy 11. Afteraninspectionandevaluation ofthehousewithamemberoftheHRAB, itismy understandingthatthestructureisnotworthyofpreservation fortheNationalHistoric Registerduetotheextensiverenovationswhichhaveoccurredovertimetothehouse. Inparticular, theoriginal windows havebeenreplacedwithmodern windows. 12. Theownerrecognizes thatfutureimprovementstoRoute11willlikelyeliminatethe existingentrances totheOldeStoneTruckStop. Elimination oftheseentranceswill causesignificant disruption ofthecurrentretailoperations. Thefinancialburdentothe ownerofobtaininglandtorealignHopewellRoadandBrucetownRoadandtopayfor theimprovementstotheroadsystemasenvisionedbythecountycomprehensive planis simplytoogreat. Instead, theownerisproposing todedicatelandtoVDOTandconstruct anadditional lanetoRoute11infrontoftheparcel33- A -164Bandtorelocateand /oral- tercertainsiteelementsonparcel33 -A -163tofacilitatethefuturewideningofRoute11. 13. Theownerrecognizesthatthemultipleentrancesareundesirable fromatrafficcon- trolperspective. However, useofsomeoftheseentrancesiscritical totheretailopera- tionofthefacility. Therefore, ofthesixentrances, twowillbecompletely closed, onewill bemodifiedtoan "InOnly" condition, onewillbereducedinwidth, andtwowillremain unchanged. 14. Monetarycontributions toemergencyservices andtofuturetransportation improve- mentshavebeenproffered. Transportation 1. TheTrafficimpactAnalysisconcludesthattrafficresultingfromthisprojectisade- quatelymanaged bytheexistingroadsystem. 2. AnadditionaltravelaislehasbeenaddedtotheGDPtoimproveon -sitetrafficflow. ProfferStatement 1. Theprofferstatement willcontainthosecommitmentsthatwouldnototherwise bere- quiredbyregulation. 2. MostofthetrucktrafficcomingintotheOldeTownTruckStopcomes fromInterstate 81andtherefore, theentrance fromHopewellRoadisprimaryandwillbemaintained to reducethenumberoftrucksenteringtheHopewellRoad /Route11intersectionfrom1- 81. TruckswillenterthesitefromHopewell Road, drivedirectlytothefueling positions, thenexitbytheproposedentranceofRoute11. Thisrepresents asignificant improve- menttothecurrentconditionswheretruckshavefarlessmaneuveringandstacking spaceandwherethetrucksexitthesiteontoRoute11atalocationwhichismuchcloser totheintersection, andtherefore lessdesirable. TheproposedrightturnlaneonRoute 11intothesiteisintendedtocontributetotheincreasedfunctionalityofRoute11inre- sponsetothecountycomprehensive planforincreasedtrafficonRoute11. Page3 JobNo1004012 Mr. MichaelT. Ruddy Pleaseletmeknowifyouhaveanyadditional comments. Alongwiththisletteryouwillfindthefollowing: Afeecheckintheamount of $10,500; CommentresponselettertoRoderickWilliams; Comment responselettertoCandicePerkins; Rezoning application; Limited powerofattorney; ImpactAnalysis Statement; ProfferStatement; TransportationImpactAnalysis; Si 'eely JohnC. Lewis, P.E., C.L.A. C: L. Kesari Page4 JobNo.: 1004012 June6, 2011 VIAFACSIMILE (540) 662 -5793ANDREGULARMAIL JohnC. Lewis, P.E., C.L.A. PainterLewis, P.L.C. 116NorthBraddockStreet Winchester, Virginia22601 Re: Rezoning Application, Parcel Numbers33 -A -163and33- A -164B, S.K. Associates, Inc. andKesariThirdGenerationLLCproperties ProfferStatementdatedMarch21, 2011 DearJohn: 107NorthKentStreet Winchester, Virginia22601 COUNTYofFREDERICK RoderickB. Williams CountyAttorney 540/722 -8383 Fax540/667 -0370 E -mail: rwillia@co.frederick.va.usYou havesubmittedtoFrederickCountyforreviewaproposedproffer statementdatedMarch 21, 2011 (the "ProfferStatement fortheproposed rezoning ofcertain propertyowned by S.K. Associates, Inc. and /orKesariThird GenerationLLC (collectively, the "Applicantsinthe Stonewall MagisterialDistrict. Asaninitialmatter, Inotethat, giventheproposedboundary line adjustmentandthatthecommitmentsintheProfferStatement concern bothParcelNumber 33 - A -163, comprisedof1.62± acres andownedbyS.K. Associates, Inc., andParcelNumber33-A- 164B, comprised of5± acres andowned byKesariThirdGeneration LLC (collectively, theProperties the rezoningapplication formandtheProfferStatement shouldcoverboth oftheProperties. Along similar lines, therezoningapplicationformshouldspecifically identifytheparcel numbers. Theproposedrezoningwould rezonesuchportion oftheProperties asiscurrently zonedintheRA (Rural Areas) District totheB2 (General Business) District, subjecttoproffers onbothofthe :PropertiesI havenowreviewed theProffer Statement anditismyopinionthattheProffer Statement would beinaformtomeettherequirements oftheFrederickCounty ZoningOrdinance andtheCode ofVirginia, andwould belegallysufficient asaproffer statement, subject tothefollowing comments: 1. Proffer3, paragraph 1Sentences2through 4donotstateobligations onbehalf ofthe ApplicantsoranythingspecifictothePropertiesand, therefore, donotappearappropriate forinclusion intheProffer Statement. Alongsimilar lines, staffshouldbe awarethattheparagraphasawholemakesnoactualcommitments and, therefore, JohnC. Lewis, P.E. C.L.A. June6, 2011 Page2 whether anyoftheparagraphshouldbeincludedintheProfferStatementis questionable. 2. Proffer3, paragraph2Staffwillneedtodetermine whether the40,000squarefoot buildingarealimitismeaningful, giventheoverall size, shape, andcharacteristics of the "outlot" (whichappearstobeapproximately 2to3acres). Also, thesecond sentence doesnotstateanyobligationsonbehalf oftheApplicantsand, therefore, doesnotappear appropriate forinclusionintheProfferStatement. 3. Proffer3, paragraph3 (andaccompanying numbered items1and2) Thefirst sentence doesnotstate anyobligations onbehalfoftheApplicantsoranything specifictothePropertiesand, therefore, doesnotappear appropriateforinclusionin theProfferStatement. Withrespecttothe4,500squarefootfastfoodrestaurant building area limit, again, staffwillneedtodeterminewhetherthelimitis meaningful, given theoverall size, shape, andcharacteristicsofthe "outlot". With respecttotherestriction againstgasoline servicestations, thefollowing observations areappropriate: Given thecurrentexistence ofgasolineanddiesel fuelingservices ononeofthe Properties already, staffwillneedtodetermine theextent towhichafurther restrictionongasoline fuelingservices willbemeaningful. Iftherestrictionisnot thatmeaningful, staffmayalsowanttoconsider theappropriateness ofthe restrictionasarestraintontrade, astherestriction wouldotherwiseserveonlyto protectthecurrent usefromcompetition. Staffshouldbeawarethattherestrictionislimitedonlytogasoline fuelingand, therefore, wouldinnowayrestrictfuelingservicesofferedtodieselpowered vehicles, suchascommercial trucks. 4. Proffer 3, paragraph 4 (andaccompanying numbereditem1) Staffwillneedto determinewhether therestrictionagainstadultretailismeaningful, giventhatsucha useisonlyallowed intheB2Districtpursuanttoaconditionalusepermit, which wouldtherefore requireanentirelynewapplicationandreviewprocessbefore itever couldbeapproved. 5. Proffer3, paragraph5Theexpresslyreservednonlimitationontheuseofthe outlot" for "useswhichenhancetheoperations oftheOldeStoneTruckStop" is, first, unclear astowhatwouldconstitute "useswhichenhancetheoperations" and, second, effectively rendersmeaningless, asanimpact limitation, therestriction against "gasolineservicestations" onthe "outlotInaddition, thisagainraises potential restraintoftradeconcerns, astheProfferStatementessentiallystatesthatan additional "gasoline servicestation" andsimilaractivityonthe "outlot" isonly acceptablesolongasitisconductedforthebenefitoftheincumbent operationonthe Properties, butnotbyanycompeting businessinterest. JohnC. Lewis, P.E., C.L.A. June6, 2011 Page3 6. Proffer4TheProffermayneed toclarifyregardingwhatconstitutesa "fueling position" forpurposes oftherestriction onthenumberof "fueling positionsAlso, staffshould beawarethattheProffer reservestherighttomaintain anunlimited numberofdispensers for "non- conventional (alternative) fuels Thisraises questions regarding thedefinitionof "non- conventional (alternative) fuelsincluding whethercertainexisting products, suchas "E -85" gasoline, fitwithinthatdefinition, andregarding theeffect thattheexception may haveontheefficacy oftherestriction onthenumberof "fuelingpositions especially asnewtechnologiescometomarket. 7. Proffer5Withrespecttothetiming oftheprofferedimprovements, theProffer Statementsaysthetriggeringevent willbepriortooperationofnewfuelingpositions ontheProperties "or" occupancy ofanewbuilding onthe "outlotTheProffer needstoclarifywhetherornotthe "or" meanstheearlierofthetwoevents. The Profferalsoneedstoclarify whether "newfuelingpositions" meansadditional fueling positionsorreplacement fuelingpositionsand, aswell, staff willneedtoconsider whetherthereuseofanyexistingbuilding onthe "outlot" ispossible, soastocause animpact, withouttheoccupancyofa "new" building. a. Proffer5AStaffwillneedtodetermine whethertheturnlanewouldinfact, asproffered, beuseful. b. Proffer5BTheProfferwouldbemoremeaningful ifthelocation ofthe improvement isproffered. Also, staffshould beaware thattheApplicants do notprofferanyactual limitonthepotentialnumber ofentrances; therefore, thismatter wouldbelefttoordinanceandVDOTrequirements. c. Proffer5CTheProfferisunclearregarding thetimingofthisitem. The introductory paragraphforProffer5discusses "construction" of improvements, yetthisitemisadedication only, notaconstruction item. Also, theparcel numberisincorrect; thereference shouldbeto33 -A -163 and /or33- A -164B (dependingupontheexactplacementoftheitemrelativeto thecurrentproperty lines). Inline2oftheintroductory paragraph oftheProffer, "ofby" should be "of". 8. Proffer6TheProffershouldeliminateambiguousterms. Instead ofreferringto changes "thatarelikely necessarytheProffershouldstateaspecific timeframeor triggering eventformaking theindicated changes ina) andb). Likewise, ina), insteadofreferringto "potential, additional travellanestheProffershouldstatea specificnumberoffueling positionsthattheApplicantscommittoeliminate. 9. Proffer 7Based uponwhere theGeneralizedDevelopmentPlanshowstheproperty boundariesandthecurb openings, thecurbopeningsalong Route11alreadyappear tobewhollywithintheright ofwayfortheroad. Therefore, withrespecttoitemsa) andb), theApplicants might nothaveanylegalrighttoexercisecontrol overthe JohnC. Lewis, P.E. C.L.A. June6, 2011 Page4 closingofthecurbopenings. Withrespecttoitemsa) throughd) generally, the ProfferdoesnotstateaspecifictimeframeortriggeringeventforMakingthe indicatedchangesandthereforeismeaningless ascurrentlywritten. Withrespectto itemd), staffshould beawarethattheApplicant doesnotprofferanyactualdesign changes thatwouldeffectuate the "inonly" designation; thedesignationapparently wouldbesolelybymeansofoneormore "donotenter" signs. Finally, thesecond sentence oftheintroductory paragraphoftheProfferdoesnotstateanactual obligation onbehalfoftheApplicants and, therefore, doesnotappearappropriate for inclusionintheProfferStatement 10. Proffer8AswithProffer 5, theProffer needstoclarifywhatconstitute "new fuelingpositions" and, aswell, withrespect totheindicated triggering events, whetherornotthe "or" meanstheearlierofthetwoevents. 11. Proffer9TheProffer needstoclarifyregarding themeaning of "theoccupancy of anystructure inparticular withrespecttoexisting structuresandanyrenovations of existingstructures. 12. Proffer10Staffwillneedtodetermineifsignalization isappropriateatthe indicatedentrance, relative totheintersectionofRoute11andHopewell /Brucetown Roads. Also, theProfferneedstoindicate thepreciseextentoftheApplicants' financialcommitmentwithrespecttothesignal. Ihavenotreviewedthesubstance oftheproffersastowhethertheproffersaresuitable andappropriate forthisspecificdevelopment, asitismyunderstanding thatthatreviewwillbe donebystaffandthePlanningCommission. Sinc Rode B. W CounyAttorney cc: MichaelRuddy, AICP, Deputy DirectorofPlanning andDevelopment PAINTER LEWIS, P.L.C. CONSULIINGENGINEERS tel.: (540)662 -5792 116NorthBraddockStreet fax: (540)662 -5793 Winchester, VA22601 email: office@painterlewis.com March21, 2012 Mr. RoderickB. Williams OfficeoftheCountyAttorney 107N. KentStreet, 3Floor Winchester, Virginia22601 RE: Rezoning Application, Parcel Numbers33 -A -163and33- A -164B S.K. Associates, Inc. andKesariThirdGeneration LLCproperties ProfferStatement DearRoderick: Ihaverevised theProfferStatementtoaddressyourcomments datedJune6, 2011as follows: 1. Thefirstparagraph ofProffer 3hasbeeneliminated. 2. Thesecondsentence ofparagraph2ofProffer 3hasbeeneliminated. 3. Thefirstsentence ofparagraph 3ofProffer3hasbeeneliminated. Allreferencesto futuregasoline service stationshavebeeneliminated. 4. TherestrictiononAdultretailremainsintheproffers. 5. Thereference totheoperations oftheOldeStoneTruckStophasbeeneliminated. 6. Afuelingposition ismadeupofoneproductdispensermechanism, suchasahose, fromaproductdispenser. Ibelieve thatstaffisclearonthat. Ifnot, Iwoulddefertostaff tofurtherclarify this. Thereferencetoalternative fuelswasputinthestatement toallow someflexibility onthesitetoaccommodatefuturemarketproductsthenatureofwhichis unknownatthistime. 7. Thephase "whicheveroccursfirst" hasbeenaddedtoProffer5. Thephrase "gener- allyasshownontheGDP" hasbeenaddedtoparagraphb. Theword "construction" has beenreplacedbytheword "implementation" inparagraph c. 8. Proffer 6hasbeenrewordedtobespecificregardingthecontentsofparagraphsa andb. 9. Proffer 7hasbeenrewordedtobespecificregardingthecontentsofparagraphs a, b, c, andd. 10. Thephase "whichever occursfirst" hasbeenaddedtoProffer8. 11. Proffer9hasbeenclarifiedtorefertotheoccupationof "new" structuresoneither property. Theexistinghouseiscurrentlyvacant, butcouldbeusedasaresidenceagain. 12. VDOT hasexpressedconcern overtheproffer toexecute asignalizationagreement fortheproposed Route11entrance. Therefore, thisprofferhasrewordedsuchthat VDOTwillbetheimpetusbehindtheinstallation ofthesignal. Additionalwordinghas beenaddedtostatethattheapplicantwillfullypayforthesignal. Page1 JobNo1004012 Mr. RoderickB. Wil s Pleaseletmeknowifyouhaveanyfurthercomments. JohC. Lewis, P.E., L.L.A. C: L. Kesari M. Ruddy Page2 JobNo.: 1004012 FwKesariRezoning 2 Review /Final JohnLewis From: Funkhouser, RhondaRhonda .Funkhouser@VDOT.Virginia.gov] onbehalf ofSmith, Matthew, P.E. Matthew. Smith@vdot.virginia. gov] Sent: Wednesday, December 07, 20112:43PM To: jclewis©painterlewis.com Cc: Smith, Matthew, P.E. Subject: FW: KesariRezoning2ndSubmittalReview /Final Attachments: KesariMarkUp.pdf JohnAsrequested. MatthewB. Smith, P.E. AreaLandUseEngineer VDOTLandDevelopment Clarke, Frederick, ShenandoahWarrenCounties 14031OldValleyPike Edinburg, VA22824 Phone (540) 984 -5615 Fax (540) 984 -5607 From: Funkhouser, RhondaOnBehalfOfSmith, Matthew, P.E. Sent: Wednesday, November23, 201111:50AM To: John.Bishop Cc: Smith, Matthew, P.E.; Ingram, Lloyd; Short, Terry Subject: Kesari Rezoning 2ndSubmittalReview /FinalWed11/23/201111:50AM VDOThascompletedourreviewofthesubjectTIA /Rezoning. Weofferthefollowing comments foryourconsideration: In_additiontoclosingentrance7a, VDOTrecommendsthecloseroftheadjacent entrancestothenorthandtothesouthof7aonRoute11. Seeattached. KesariMarkUp.pdf» Asproposed, theapplicant wishestopursuetheinstallationofatrafficsignal approximately540feetsouthoftheRoute11 /HopewellRoadsignalized intersection. Weare concernedaboutthelongtermoperationalchallengestoRoute11thatthisproposed mitigationmaycreate. Aformalsignalwarrantanalysismustbepreparedandsubmittedfor VDOTreviewpriortoapproval. Shouldyouhaveanyquestionsorcomments, pleasefeelfreetogivemeacall. MatthewB. Smith, P.E. AreaLandUseEngineer 1')/7/)1111 Page1of2 zciN GiONO III C3 U s in a zz aG0 woo•slrnapa } utod @aol ; o liow3 S2133NISN3 6LS— Z99(01/9) apw?soo3 ONI1111SN00 Z6L9— Z99(0 auoydalal LO9ZZ o!UL6JU\ ` Jal.sayou% 1-ee45 IDOPPDJ6 41 9 L L Td ESI E1: 1- ININd 1 30' PRESCRIPTIVE EASEMENT ROUTE 672 a1aN 11 1 C thtH tn2 1-0Kyt PAINTER LEWIS, P.L.C. CONSULTINGENGINEERS tel.: (540)662 -5792 116NorthBraddock Street fax: (540)662 -5793 Winchester, VA22601 email. office@painterlewis.com March21, 2012 Ms. CandicePerkins, AICP OfficeoftheCountyAttorney 107N. KentStreet, 3Floor Winchester, Virginia22601 RE: RezoningApplication, ParcelNumbers33 -A -163and33- A -164B S.K. Associates, Inc. andKesariThirdGeneration LLCproperties HRABComments DearCandice: InresponsetocommentsfromtheHRABcontained inaletterdated June3, 2011, I wouldliketoaddresstheconditional recommendation. Asyouwillrecall, youandIvis- itedtheO.L. DickhousewithHRABmemberMaralKalbian aftertheHRABmeetingof May17, 2011. Itismyunderstanding fromMs. Kalbianthatthe0. L. Dickhouse hasun- dergonerenovations suchthatitwouldnotqualifyforinclusion intheHistoric Register. Therefore, preserving thehouseforitshistoric character isnotpractical. Thatdoesn't necessarilyeliminatethegood senseofreusingthestructure insome way, butthe ownerisreluctanttoprovideapermanent preservationprofferandwouldprefernottodo so. Sincetheultimatefateofthehouse isinquestion andsincethehousewillnotqualify forinclusiononthehistoricregister, providingscreening ofthepumps ontheOldeStone TruckStopisnotcritical. Thefactofthematteristhattherewillbealmost 300feetbe- tweenthehouseandthenewpumps. About70feetofthatdistancewillbethegreen spacecontainedintheriparian buffer. Likewise, theownerwould prefernottoconduct anarchitectural /historicsurveyonthehouse. Thehousewillbereusedifanappropriate usecanbedetermined forit, butthiswillbedeterminedbymarketforces. Currently, the owneriscontemplatingacontinuance oftheuseofthehouseasaresidence. Thankyouforyourinputandreviewofthisproject. Si rely: i Joh; C. Lewis, P.E., L.L.A. C: L. Kesari M. Ruddy Page1 JobNo1004012 REZ #04 -12 KesariProperties PINs: 33A164B, 33A163 5acresfromRAtoB2 and1.49acresfromB2toB2 withProffers CO CD Applications Parcels BuildingFootprints B1 (Business, NeighborhoodDistrict) B2 (Business, GeneralDistrist) B3 (Business, IndustrialTransitionDistrict) EM (ExtractiveManufacturingDistrict) HE (HigherEducationDistrict) M1 (Industrial, LightDistrict) M2 (Industrial, GeneralDistrict) MH1 (MobileHomeCommunityDistrict) MS (MedicalSupportDistrict) OM (OfficeManufacturingPark) R4 (ResidentialPlannedCommunityDistrict) R5 (ResidentialRecreationalCommunityDistrict) RA (RuralAreaDistrict) RP (ResidentialPerformanceDistrict) REZ #04 -12 KesariProperties PINs: 33- A- 1648,33 -A163 5acresfromRAtoB2 and1.49acresfromB2toB2 withProffers 0 100 200 EtaVED Note: FrederickCountyDeptof PlanningDevelopment 107NKentSt Suite202 Winchester, VA22601 5406655651 MapCreated: April2, 2012 Staff: mruddy 400Feet Rezoning Property: Area: RecordedOwner: Applicant: ProjectName: MagisterialDistrict: Original Date ofProffers: RevisionDate: Preparedby: Kesari ThirdGeneration, LLC S. K. Associates, Inc. fl #33-A -1648and33-A-163 Proffer Statement PARCEL ID: 33- A -164B 5.0acres KesariThirdGeneration, LLC Mr. LaxmiKesari 11499WhiteOakCourt Herndon, Virginia20170 KesariProperties TM #33- A -164Band33 -A -163 StonewallMagisterial District March21, 2011 March15, 2012 PAINTERLEWIS, P.L.C. 116NorthBraddockStreet Winchester, VA22601 Tel.: (540) 662 -5792 email: office@painterlewis.com JobNumber: 1004012 PROFFER STAT•ENT- KesariProperties- TM #33 -A -1646and33 -A -163 PursuanttotheapplicableprovisionsoftheFrederickCountyZoningOrdinance, the undersignedapplicantproffers thatintheeventthattheBoardofSupervisors of FrederickCountyshallapproveRezoningApplication vy /s. fortherezoningof parcelTM# 33 -A -1646fromRAtoB2, theuseanddevelopment ofthesubjectproperty shallbeinstrictconformance withthefollowingconditionssetforthinthisprofferexcept totheextentthatsuchconditions maybesubsequentlyamendedorrevisedbythe applicantandsuchareapprovedbytheBoardofSupervisors inaccordancewiththe CodeofVirginiaandtheFrederickCounty ZoningOrdinance. These proffersshallbe bindingontheownerandtheirlegalsuccessorsorassigns. PROFFERS 1.) GeneralizedDevelopmentPlan Theapplicantagrees toproffertheGeneralizedDevelopmentPlan (GDP) dated 2/15/12, identifiedas "GeneralizedDevelopmentPlanKesariPropertiesRoute11 North" andwhichisattachedtotheproffer statement, forthepurposeofidentifying the generalconfiguration oftheproposeddevelopmentontheparcel, thegenerallocation andformoftheparcelaccess, theapproximate locationofanewpropertylinewhich representsaboundary lineadjustmentbetweenParcelTM# 33- A -164BandParcel TM# 33 -A -163, andconstruction improvements toRoute 11. Pleaserefertotheattached drawing "GDP 2.) BoundaryLineAdjustment Through aboundary lineadjustment, approximatelyonehalfofthefiveacresofParcel TM# 33-A-1645willbecombinedwithParcelTM# 33 -A -163. Theotherportionofthe fiveacreswillbecontained inaparcelhereafterreferredtoasthe "outlot'. 3.) Limitations onFutureDevelopment Otherthanspecificuses listedbelow, theapplicantagreesthatnomorethanatotalof 40,000grosssquarefeetofindoor, commercial, buildingareashallbedevelopedonthe outlot. Theapplicantagreestoprohibitthefollowinguses (aslistedintheFrederickCounty ZoningOrdinance) ontheoutlot: 1. Oneormultiplefastfoodrestaurants withorwithoutdrivethroughservice windowsexceeding4,500squarefeetoftotal, combined, grossfloorarea; 2. Adultretail. page2 PROFFER STATLzNT- Kesari Properties- TM #33- A -1b and33 -A -163 4.) Limitations onFuelingPositions TheapplicantagreestolimitthetotalnumberofproductdispensersonbothParcel TM#33-A-164BandParcelTM #33 -A -163. Theapplicantagreestolimitthenumberof diesel fuelingpositionstoten (10). Theapplicantagreestolimitthenumber ofgasoline fueling positionstoten (10). Thisproffer innowaylimitstheabilityoftheownertoinstall ormaintainotherproductdispensersforaccessory productssuchaskeroseneornon conventional (alternative) fuels. 5.) ImprovementstoRoute11 Theapplicantwillmakeroadfrontageimprovements, inaccordancewiththestandards oftheVirginiaDepartmentofTransportation, toRoute11, Martinsburg Pike, insupport oftheproposeddevelopment. Theimprovementswillbedesignedandsubmittedfor approvaltotheVirginia DepartmentofTransportation andFrederick Countyduringthe siteplanreviewprocess. Implementationoftheimprovements asapprovedbyVDOT andwillbecompletedpriortotheoperation ofanynewfuelingpositionsonthesiteor theoccupancy ofanynewbuilding ontheoutlot, whicheveroccursfirst. The improvements willinclude: a) Thedesignandconstruction ofarightturnlanesouthbound onRoute11to serveboththeproposedoutlotandtheOlde StoneTruck Stop; b) Thedesignandconstruction ofafullmovement commercial entrancetoserve boththeproposedoutlotandtheOldeStoneTruckStopgenerallyasshownon theGDP; c) Thededicationofatenfootstripoflandalongthefrontage ofParcelTM# 33 -A- 164EtotheVirginia Department ofTransportation forthepurpose offacilitating futureimprovements toRoute11. 6) SiteAlterationstoAccommodate FutureImprovements toRoute11 Theapplicantwillmakechanges tothesiteofthecurrentoperationsoftheOldeStone Truck Stopthat willbenecessarytoaccommodate futureimprovements toRoute 11. Thealterationswillinclude: a) Therelocation ofallexisting gasolinefuelingpositionsasshownontheGDP; b) Allexistingdieselfueling positionswillberelocatedasshownontheGDP. 7.) SiteAlterations toImprove SiteCirculation WithapprovalfromtheVirginiaDepartmentofTransportation, theapplicant will implementthefollowingalterations: a) Theelimination ofonecurbopeningonRoute11; b) Thedecreaseinthewidthofonecurbopening onRoute11toapproximately24' inwidth; c) Theelimination ofonecurbopeningonHopewellRoad; d) Thedesignationbyon -site signsofonecurbopening onHopewellRoadas "In Only page3 PROFFER STATLNT- KesariProperties- TM #33 -A -14B and33 -A -163 8.) Monetary ContributiontoFrederickCountyServiceOrganizations TheapplicantwilldonateorwillcausetobepaidtotheTreasurerofFrederickCounty forFireandRescuepurposes thesumof $5,000.00forimpactstofireandrescue services. Thissumwillbepaidpriortotheoperationofanynewfuelingpositionsonthe siteortheoccupancy ofanynewbuildingontheout/ot, whicheveroccursfirst, subsequenttotheapproval ofthisrezoning. 9.) MonetaryContributions Theapplicant agreestoprovide $25,000.00, forfuture transportationimprovements withintheRoute11right -of -way. Thissumwillbepaidpriortotheoperationofanynew fuelingpositionsonthesiteortheoccupancyofanynewbuildingontheout /ot, whicheveroccursfirst, subsequent totheapprovalofthisrezoning. 10.) Route11TrafficSignal Foraperiodoften (10) yearsfromthedateoftheapprovalbytheBoardofSupervisors ofthisrezoningapplication andintheeventthattheVirginiaDepartment of Transportation determines thatatrafficsignaliswarrantedattheintersection ofthe NewAccess" andRoute11, asshownontheGDP, theapplicantwillfullypayforthe designandconstruction ofatrafficsignal. Thesignalwillserveastrafficcontrolofthe threewayintersectioncreatedbythe "NewAccess" andRoute11. 11.) Route11Landscape Enhancement Inadditiontotherequirements oftheFrederickCountyZoningOrdinance, theapplicant agreestoinstallten (10) shade trees generallyevenly spacedandalongapproximately 300linearfeetoftheRoute11rightofwayasshownontheGDP. Treeswillbe selectedfromthe "AcceptableTreeandShrub" listcontainedintheFrederick County ZoningOrdinance. Alandscapeplancontaining thesetreeswillbesubmitted aspartof thefirstsiteplanshowingimprovementstotheOldeStoneTruckStop. 12.) Route11LandscapeEnhancement Inadditiontotherequirements oftheFrederickCounty ZoningOrdinance, theapplicant agreestoinstalleight (8) shadetreesgenerally evenlyspacedandalongapproximately 220linearfeetoftheRoute11rightofwayinfrontoftheO.L. DickHouseasshownon theGDP. Treeswillbeselectedfromthe "Acceptable TreeandShrub" listcontainedin theFrederickCountyZoningOrdinance. Alandscape plancontainingthesetreeswillbe submittedaspartofthefirstsiteplanshowingimprovement totheout /ot. page4 PROFFER STATEM• PARCELID's: 33- A -164B Theconditionsproffered aboveshallbebindingontheheirs, executors, administrators, assigns, andsuccessorsintheinterestoftheowner. IntheeventhattheFrederick CountyBoardofSupervisors grantthisrezoning andacceptstheseproffers, thenthese proffersshallapplytothelandrezoned inadditiontotheotherrequirementsofthe Frederick CountyCode. Submitted By: OnBehalfofKesanThirdGeneration, LLC City/Countyof LCnr CommonwealthOfVirginia. Theforegoing instrumentwasacknowledgedbeforemethis15+1s- dayof 2012. NotaryPublic 1 NotaryRegistrationnumber: 7363 Mycommissionexpires:A -Q.w OnBehalfofS.. .-Ass• laes, Inc. City /Countyof lAiiYIrkec- {c. Commonwealth OfVirginia. Theforegoinginstrumentwasacknowledged beforemethis S*' dayof 2012. 31a.1 NotaryPublic NotaryRegistration number: 735 33 Mycommission expires: page5 OP m2REG Crgo7351593 :CI 0COMMISSION 'Z EXPIRES /(0; s012LS G0,911/;.** 'ALTHOFv` Ou179 QQ4$ jYP00 E 2REG OOi 7351593 zCOMMISSION EXPIRES :(g 2 iiFAiHOI mZ Z0 m m z DP1 m g CONSULTING ENGINEERS r D Z 0 N O P1m 0 c r 0 o L K12 f/ 116 North Braddock Street Winchester, Virginia 22601 Telephone ( 540)662 - 5792 Facsimile ( 540)662 - 5793 Email office © painterlewis.com Z Do 0 0 m D A m r EZ OD 0Z 0 m 13W3SV3 3AI1dIa0S38d OC Y AHN fi E = LE G V IS a . LDC F% 8 ZL9 31f10a ' 0 ' VA OVal 113M3d0H PROJECT: II GENERALIZED DEVELOPMENT PLAN KESARI PROPERTIES ROUTE 11 NORTH AN 'S0 33— A -164G FISHPROPERTIES, LLC PZoned: Use: Commercial G 33— A -164H coLUCCI Zoned: A Use: Commmerercial ' c/ S39'5557 "E 60.41' 33— A -164F CLEARBROOKREALESTATELLC Zoned: 82 OUse: Commercial 33— A -164E RICHARDSON Zoned: RA Use: Vacant 33 —A -1648 KESARITHIRDGENERATIONLLC Zoned: RA Use: Residential SS55 33 —A -163 S. K. ASSOCIATES, INC. Zoned: 82 Use: Commercial OLDESTONETRUCKSTOP 33— A -115A ORNDOFF Zoned: 32 Use: Commercial 0 S25'27'34 'W 26.33' Q Q QJ O 33— A -162B FREDERICKCOUNTY Zoned: RA Use: CleorbrookPork F KESARIPROPERTIES FREDERICKCOUNTY, VIRGINIA PAINTERLEWIS, P.L.C. WINCHESTER, VIRGINIA PROPERTY EXHIBIT SCALE: 1" =200' DRAWNBY: P —L DATE: 3 -15 -12 JOB81004012 REVISED: IMPACTANALYSIS STATEMENT for Kesari ThirdGeneration, LLC S. K. Associates, Inc. ParcelTM# 33 -A -1648 and33 -A -163 Route11atHopewell Road Stonewall MagisterialDistrict Frederick County, Virginia March15, 2012 Preparedfor: Mr. Laxmi Kesari 11499WhiteOakCourt Herndon, Virginia20170 Preparedby: PAINTERLEWIS, P.L.C. 116NorthBraddock Street Winchester, VA22601 Tel.: (540)662 -5792 email: office@painterlewis.com JobNumber: 1004012 i. INTRODUCTION 2 A. SITESUITABILITY 3 DEVELOPMENTOVERVIEW 3 COORDINATIONWITHFREDERICK COUNTYLONGRANGEPLANS 5 SITEALTERATIONS 8 100YEARFLOODPLAIN 10 STEEPSLOPES 10 MATUREWOODLANDS 10 WETLANDS 11 SOILS 12 B. SURROUNDING PROPERTIES 12 C. TRAFFIC 13 D. SEWAGE CONVEYANCEANDTREATMENT 15 E. WATERSUPPLY 16 F. DRAINAGE 16 G. SOLIDWASTEDISPOSAL FACILITIES 16 H. COMMUNITYFACILITIES 16 DEVELOPMENTIMPACTMODEL 16 EMERGENCYSERVICES 17 PARKSANDRECREATION 17 I. HISTORIC SITESANDSTRUCTURES 18 J. CIVILWARBATTLEFIELDS 19 IMPACT ANALYSIITATEMENT KesariProperty Rezoning TM# 33 -A -1648and33 -A -163 IMPACTANALYSIS STATEMENT TABLEOFCONTENTS 1 aae IMPACTANALYSISSTATEMENT KesariPropertyRezoning TM# 33 -A -1648and33 -A -163 i. INTRODUCTION KesariThirdGeneration, LLC (theapplicant) proposestorezone5.0acresofland containedinasingleparcellocatedonthewestsideofRoute11nearitsintersection withHopewellRoadinFrederick County, VA. Pleaserefertothedrawingbelow. The parcel (thesite) iscurrently zonedRA (RuralAreasDistrict) andisidentified byTax Identification Number33- A -164B. Theapplicantisrequestingtorezonetheproperty fromRA, RuralAreasDistrict, toB2, BusinessGeneralDistrict. Theintendedpurpose oftherezoning istoenabletheapplicanttodevelopthesiteforcommercial purposes includingenhancementoftheoperationsoftheOldeStoneTruckStopthatiscurrently onParcel TM #33 -A -163. Therefore, TM #33 -A -163willbeincorporated intothisrezoning application. Ca,, 83 aCwmerHm 11-A -ISM ROMESMIRKNC. tango83 U.: Camgmal 33A-1MCRICHIRDSON Zoned; M URNMast 33- A -II]8 POROVACEI6CHCongaPA 11RNIAS4 A -I Hop ,Ett READ 2 3.1-A -181ICEMA mw: e1 URNComirtw R- A -icOB HSOFAK:KCOUNTY ZaleaP1 UseClmbm. Park 33-A -15R CIMPBROCKPRCSR(IMANCHURCH ZangaPA UcRTjan 1 I A. SITESUITABILITY 3 IMPACT ANALYSIrSTATEMENT KesariProperty RezoningTM# 33- A -164Band33 -A -163 TheapplicantisawareoftheinterestthatFrederickCountyhasregardingtransportation issues intheimmediateareaoftheparcel. Mr. Kesari ownsthetwoparcelslocatedat thesouthwest corneroftheintersectionofHopewellRoadandRoute11. Consequently, heisinauniquepositiontofacilitateimprovements thatmaybeenvisioned inthe countylongrangetransportationplans. ItistheintentionofMr. Kesari, tomaintaina viablecommercialenterprise atthislocation whichinturnwillprovideemployment opportunities forcounty residents andwhichcancontribute tocommunity service organizations, whileconcurrently, developingthepropertytoconformtolongrange planning criteria. Thisrezoning application willshowhowthesubjectfiveacrescanbe developedinconjunctionwiththeexistingOldeStoneTruckStopto: 1) Rearrange theexistingtruckstopfacilitiestofacilitate afuturewideningofRoute 11; 2) Improvetraffic circulation onHopewell RoadandRoute11; 3) Enhancetheoperationsoftheexisting truckstop; 4) Preserveon -siteenvironmentalfeatures; 5) IncreasesalesandpropertytaxrevenuetoFrederickCounty; 6) Enhanceemploymentopportunities intheClearbrookarea. DEVELOPMENTOVERVIEW Theinterchange ofExit321ofInterstate81islocatedabout800feetwestofthesite. Potentialcommercial trafficcanexit1 -81andtraveltheshortdistanceeastonHopewell RoadtoaccesstheOldeStoneTruckStopthroughanexistingentrance. Theapplicant isplanningtocombine thesetwoparcelsinordertoenhanceaccessandcirculation in andaroundtheRoute11 /HopewellRoadintersection. Arezoning fromRAtoB2will permit thesitetobeusedtoenhancetheoperations oftheOldeStoneTruckStopas wellasprovide theopportunity toincreasecommercialactivities intheClearbrookarea. Thedescription ofB2zoningintheFrederick County ZoningOrdinancestatesthat generalbusiness areasarelocatedatmajorintersections, involvefrequentanddirect accessbythegeneral public, andshouldhavedirectaccess tomajorthoroughfares. Therearecurrently noresidentialusesontheparcelsfrontingonthisintersection. Threeoftheparcelsarecurrently zoned B2. AfourthparcelisZonedRA, andisused forreligious purposes. TheFrederick CountyNortheastLandUsePlandesignatesthe subject Parcel TM#33-A-164Bas "Business Theparceliswithin theSewerandWater Service Area. TheparcelliesacrossRoute11fromClearbrookPark. Itistheintention oftheproperty ownertoexecute aboundarylineadjustmentbetween thesubjectparcelandtheadjacentparcelwhichcontainstheOldeStoneTruck Stop. Approximately halfofthefiveacresofthesubjectparcelwillbejoinedtothetruckstop parcel. Thisland willbeusedtoimprovethecirculationandservicecapacityofthetruck stop. Improvements tothetruckstopwillgenerallyincludetheinstallationofnewfueling positions, vehicle parking areas, andimproved accesstoRoute 11. Earthfillwillbe IMPACTANALYSISSTATEMENT KesariProperty RezoningTM# 33- A -164Band33 -A -163 addedtothesiteinordertoprovideasuitableconstructionareaforproposed improvements. Theandisquiteflatandtheoverallelevationofthelandisnot substantially higherthanthenormalwatersurface elevationofClearbrook Run. Generally, thesitewillberaisedbyimportingfillmaterial andgradedasnecessaryto provideopportunities toconveystormwaterrunofftowaterquantityandqualitycontrol devices beforeitentersClearbrookRun. Runofffromthefuelingareawillbeconveyed toanoil /waterseparator forqualitytreatment. OtherwaterqualityBestManagement Practices willbeimplementedasrequired bytheVirginiaDepartment ofEnvironmental QualityStorm Waterpermitting program. Clearbrook Runisaspring -fedstreamthatcrossestheparcel, flowsbeneath Route11, andflowsintoapond inClearbrookPark. Siteconstructionwillpurposely limit disturbance ofexisting wetlands areasandtheareaadjacenttoClearbrookRun. In ordertoprovideasuitablylocated pointofaccesstoandfromRoute11, Clearbrook Runwillbecrossedbytravelaisles. Crossings willbeaccomplished bytheinstallation ofbottomless culvertswhichwillspanthestreamandcreateminimaldisturbance of ClearbrookRun. Disturbance ofClearbrook Runwillbeminimizedtotheextent practicablebyworking withstateandfederalregulatoryagencies. Permitswillbe obtained fortheinstallation ofstreamcrossingstructuresfromtheVirginiaDepartment ofEnvironmentalQuality. Likewise, permitsforthedisturbanceofwetlandswillbe obtainedasrequired bytheFrederickCountyZoningOrdinance. Theordinance allows 4 IMPACTANALYSISSTATEMENT Kesari PropertyRezoningTM# 33- A -164Band33 -A -163 forthecrossingofriparianbuffersandthedisturbance ofwetlandsforthistypeof activityprovidedtheappropriatestateandfederalpermitsareobtained. Nospecific useisproposed forthatportionoftheparcelwhichremainsafterthe proposedboundarylineadjustmentiscomplete. Thisremainingportionwillcontain approximately2.5acres. Accesstotheparcelwillbefromapointofaccessshared with theadjacentparcel. Thisportion ofthelandiswellsuitedtothedevelopmentof commercialbuildings. Theoverallelevation herelieswellabovethenormalwater surfaceelevationofClearbrook Run. Thelandisnotsubjecttoperiodicinundation. Development ofthesitewillincludetheinstallationofthestormwaterquantityand qualitycontroldevices. COORDINATIONWITHFREDERICKCOUNTYLONGRANGEPLANS TheNorthEastLandUsePlan (NELUP) adoptedonSeptember 22, 2010identifiesthe siteforfuturecommercialuses. Azoningdesignation ofB2willbeinconformance with theNELUP. AportionofTM #33 -A -1648willbejoinedwithTM #33 -A -163toimprovethe operations oftheOldeStoneTruckStop. Thisproposaliscriticaltothefuturewidening ofandotherimprovementstoRoute11. Byjoiningthetwoparcelsandplanningtheir developmenttogether, certainchangescanbemadetotheTruckStopfacilitieswhich willfacilitatefutureimprovements toRoute11. TheFrederickCounty EasternRoadPlanadoptedonNovember8, 2006, identifies Route11atthesiteasan "ImprovedMinorArterial" Road. Route11iscurrently athree laneruralroadwithtwothroughlanesandacenterturnlanecontained withinan80' rightofway. TheEasternRoadPlanidentifiesHopewell Roadasan "MinorCollector" Road. HopewellRoadiscurrently atwolane, ruralroadcontainedwithina30' prescriptive easementatthesite. Duringthelatesummer of2010, trafficsignals were installed attheintersectionofRoute11, HopewellRoad, andBrucetown Road. There arecurrently noengineeringplans ortimeframesforthetransformation ofRoute11and Hopewell Roadfromruralroadstotheplannedurban sectionscalledforintheRoad Plan. Transportation improvementswhichrequiretheexpansionoftherightofwaywidthto accommodateadditionaltravellaneswillhavetoconsidertheimpactontheexisting building whichcontainstheOldeStoneTruckStopretailfacilitieswhicharelocatednear thecurrentrightofwayboundary. Pleaseseethefollowingillustration. Dedicationof additional landfromTM #33 -A -163forrightofwayalongRoute11isnotpracticaldueto theclosenessofthebuildingtotheroadway. TheOldeStoneTruckStopcurrentlyhas sixseparateentrances definedbycurbcutslocated intherightofwayofRoute11and theeasement areaofHopewellRoad. Theownerunderstandsthattheseentranceswill likelybeeliminated orsignificantly reconfigured atthetimethattheseroadsare widenedand /orrealigned. Itistheintentionoftheownertotakestepstoprepareforthe eventualroadwideningwhilemaintaining currentbusinessoperations. Theownerwill relocate thegasolinefueling locations toalocationonthesitethatwillnotconflictwith anyfuturewideningplansforRoute11. OfthefourentrancesonRoute11, theowner willcloseoneandreducethewidthofanother. OfthetwoentrancesonHopewellRoad, 5 IMPACT ANALYSPSTATEMENT KesariPropertyRezoningTM# 33 -A -1648and33 -A -163 theownerwilladdsignstoencourageonewaytrafficintothesitefromoneentrance andclosethesecondentrance. Intheircomments, VDOTrecommendedclosureoftwo additionalentrances, however, thiswouldcreatemaneuvering problemsinfrontofthe retailbuildingwherethemajorityofcustomers typicallypark. Theownerwouldpreferto maintainthemajorityoftheentrances whicharecritical totheretailoperations ofthe OldeTownTruckStop. Theproposedentrancealterationswilleliminatesomevehicle conflictsandmoreclearlydefineaccesstothesite. PleaserefertotheGDPandprofferstatement. 6 0 0 IMPACTANALYSIS STATEMENT KesariPropertyRezoningTM# 33-A-1648and33-A-163 1 1inA -17 h--- i l LI_—rirII-1 TAW-A-115AI I; i I I I 114/ 33-A-115B 1I Th4/33-A*FLE 6411111. COCCArL C i 2 l NIEIR° P eHuuaRocituL _I1I--POTOMAC Hpo,LotREPEaRmv,c2R79a. 1 7 1 i'1 t4iiIf 1 1 COMMERCW_ L&RKEW' i 1r 11 1 / 11 *I L —r701111 if_ 1H. 1 ifi ts-k:TIMI#Thilirinic.111-cr''ti`rft I ti-- r il 1 7--- EClcallY13it --Jc;111 —'-1----- 4: I ; Induili r 1 Id 1 4 I1 1frI KEASARI CENERARCN 11433-A-1048 f RESIDENTAL 1jj I 11" I I 1, I 14611I Ti 1 /111I 1j IMI33-A-1628 COUNTYOFFREDERICK CLEARBROOKPARK IMPACTANALYSIS' STATEMENT KesariPropertyRezoningTM# 33- A -164Band33 -A -163 SITEALTERATIONS Itisthedesireoftheapplicanttomaintainandenhance thecurrentoperationsofthe truckstopwhilemakingprovisionsfortheeventualtransformationofRoute11toa MinorArterialRoad. Theapplicanthasidentified sevenconditions associatedwiththe propertycontaining theOldeStoneTruckStop whichmayimpedefutureimprovements toRoute 11andtoHopewellRoad. 1) Thefuelingareacanopyislocatedwithin12feetoftheRoute11rightofway whiletheZoningOrdinancerequiresa20footsetback; 2) Thegasoline fuelingpositions arelocatedwithin20feetoftherightofway. This conditionseverelyrestrictsthevehiclemaneuvering areabetweenthepumps andtherightofway; 3) Thedieselfuelingpositionsarearranged suchthattrucksaredirectedtoexitinto theRoute11rightofwayatalocation whichmayinterfere withthefunctioningof theintersectionofHopewellRoadandRoute11; 4) Thestoreislocatedwithin25feetoftherightofwaywhiletheZoningOrdinance requiresa35footsetback. Customer parking forthestoreislocatedbetween thebuilding andtherightofway. Theparkingiswithin5feetoftherightofway whiletheZoningOrdinancerequiresa5footparkingsetback; 5) Thereare2closelyspacedentrances intothesitefrom Hopewell Road; 6) Thereare4closelyspaced entrancesintothesitefromRoute11. 7) Thecurbcutsandassociatedentrancestothestoreandfuelingpositionsare locatedintheRoute11rightofwayandtheHopewellRoadprescriptive easement. TheseconditionswillhaveanimpactonanyfutureplansthatFrederickCountymay havetoaddtravellanestoRoute11and /orHopewellRoad. Itistheintention ofthe applicanttocontinue toenhancethecurrentoperationsofthetruckstopwhile anticipating thefuture configuration ofRoute11, HopewellRoad, andBrucetownRoad. Tothatend, eachcondition listedaboveisaddressed withasolutionandisdescribed below. Condition (1): Thelocation oftherightofwaylineissoclosetotheexisting facilitiesthatdedicationof additionallandtoVDOTforexpansionoftherightofwayinfrontofthestoreisnot practical. Thecanopy willremaininitscurrentlocationandthesetbackviolationwillbe grandfathered" withrespecttotheZoningOrdinance. However, thefueling positions beneath thecanopy andclosesttoRoute11willbeeliminated. See (2) below. Condition (2): Thesegasolinepumps willberemoved andrelocated anadequatedistancefromthe rightofway. PleaserefertotheGDPandtheProfferStatement. Condition (3): MosttrucktrafficentersthetruckstopfromHopewellRoad, obtainsfuel, andexitsthe truckstopintotheRoute11rightofway. Mostifthisexitingtrafficcrossesthesouth 8 9 IMPACT ANALYSPSTATEMENT KesariProperty RezoningTM# 33- A -164Band33 -A -163 boundlaneofRoute11andproceedsnorthandreturnsto1 -81viaHopewellRoad. OnceRoute11istransformedtoaMinorArterialRoad, truckswouldhaveamore difficulttimeexitingatthislocationduetotheadditionoftravellanesinthesouthbound direction. Thesepumpswillberemovedandrelocated suchthattrucksenteringfrom HopewellRoadwillobtainfuelandthenproceed toanewexitlocatedfurthersouthon TM #33- A -164B. Thisnewexitwillprovideadequateon -sitestackingareaandmore control overtrucktrafficreturningto1 -81. PleaserefertotheGDPandtheProffer Statement. Condition (4): Thelocation oftherightofwaylineissoclosetotheexisting facilitiesthatdedication of additionallandinfrontofthestoretoVDOTforexpansion oftherightofwayisnot practical. Thebuilding willremain initscurrentlocationwiththesetback violation grandfathered" withrespecttotheZoning Ordinance. Accesstotheparkingspaces infrontofthestoreisfunctionalaslongastheexisting entrancecurbopeningsarelocatedwithin theRoute11rightofway. Theapplicant assumes thattheseopeningswillbeeliminated atthetimeofthetransformation of Route11toaMinorArterialRoad. Atthattime, newcurblinewillbeconstructedonor closetotherightofwayline. Theresultwillbetheelimination oftheparkingspacesin frontofthestore. Theapplicant willrelocatetheexistinggasolinefuelingpositions in suchawayastoallowtheconstruction ofnewparkingalongthesouthandwestsides ofthebuilding. Relocationoftheparking infrontofthebuildingwillnotoccuruntilthe ultimatelocationofHopewell Roadisdetermined andthefinalgeometry ofRoute11is designed. Condition (5): TheplansfortheconfigurationofentrancesfromHopewell Roadwillnotbefinalized untiltheultimatelocationofHopewellRoadisdetermined. Undercurrentplans, the applicant willcloseoneentrance completely. Theotherentrance willbecome restricted to "INONLYMostofthetrucktrafficutilizingtheOldeStoneTruckStopenters from HopewellRoadafterexiting from1 -81. Trucktrafficwillbedirected throughthesiteand toRoute11viathenewentranceproposedtobeconstructed onTM #33- A -164B. Typically, acenterraisedmedian wouldbeconstructedopposite an "INONLY" entrance inordertoinsurethattheisnotusedasanexit. However, thereisinsufficient widthintheHopewell Roadprescriptive easementtopermittheconstruction ofsucha median. PleaserefertotheGDPandtheProfferStatement. Condition (6): Untilplansarefinalized forthetransformationofRoute11toaMinorArterialRoad, the applicantwillseektopreservetheRoute11curbcuts /entrancestothesiteas necessary tomaintaintheretailoperations ofthestore. Theapplicantrecognizesthat theseentrancesdonotconform todrivewayspacingstandards asrequiredinthe ZoningOrdinance. Itisalsorecognizedthattheseentrancesdonotmeetcertainaccess standards andregulations contained inVDOT criteria. However, theseentranceshave beeninplacemanyyearsandarecriticaltothefinancial success andoperationofthe IMPACT ANALYSPSTATEMENT KesariPropertyRezoningTM# 33 -A -1646and33 -A -163 OldeStoneTruckStop. UntilRoute11isexpanded, theapplicantdesirestohavethese entrancesremainfunctional. Customersappreciatetheconvenience ofdirectaccessto thestorefromRoute11andtheparkingthatisdirectlyinfrontofthestore. Apotential customerwillevaluateparkingoptionswhilemovingalongRoute11. Theappearanceof available parkingencourages customerstousethestore. Theapplicantunderstands thatifRoute11istransformedtoaMinorArterial Road, mostoftheseentrances willbe eliminated. ThetimingfortheexpansionofRoute11isunknownasistheultimate width. Inaddition, theultimatealignment ofHopewellRoadisunknown. Theresolution ofthese "unknowns" willhaveasignificantaffectonaccesstotheOldeStone Truck Stop. Inthemeantime, theapplicantwillcloseoneentrance, reducethewidthofa secondentrance andmaintainparkinginfrontofthebuilding. PleaserefertotheGDP andtheProfferStatement. Condition (7): Theexistingentrance curbopeningsalongtheeasternpropertyboundaryarelocated withintheRoute11rightofwayandtheircurrentlocationprovidesadequatevehicle maneuveringareainfrontofthegasolinefuelingpositions. These openingswillbe maintaineduntilsuchtimeasRoute11istransformedtoaMinorArterialRoad. 100YEARFLOODPLAIN FIRMCommunity PanelNumber51069C0150D showsthesubject areatobeoutside of anyfloodhazardzone. STEEPSLOPES Accordingtothesoilsurveyinformation therearenosteepslopes locatedonthissite. MATUREWOODLANDS Therearesparsewoodedareaslocatedonthissite. 10 IMPACT ANALYSISTATEMENT KesariPropertyRezoningTM# 33 -A -1646and33 -A -163 WETLANDS Approximately 23,622squarefeetofwetlands havebeendelineated onthissite. On October29, 2010, theNorthern Virginia RegulatorySectionoftheUSArmyCorpsof Engineers issued anapprovedjurisdictional determination forthewetlands areas. The requisite permitswillhavetobeobtained toallowdisturbanceofjurisdictional wetlands. Itistheintentionoftheownertopreserve themajority ofthewetlandsbythe establishmentofariparianbufferalongtheentirelengthofClearbrookRunandthe preservation oftheexistingpond. JW1 . EEMERGENT JW4 jSTREAMCHANNEL6,830SF O 11 JW2 PALUSTRINEAQUATICBED 7,330SE JPALUSTRINE EMERGENT132f IMPACTANALYSISSTATEMENT Kesari Property RezoningTM# 33- A -164Band33 -A -163 SOILS AccordingtotheSoilSurveyofFrederick County, thesitecontainsthefollowingsoil types: Massanettaloam, 29: Thissoilisverydeep, nearlylevel, andmoderatelywell drained. Itisfoundonthefloodplainofspring -fedstreamsflowingfromlimestone. Surfacerunoffisslow (HSG =B) andtheerosionhazardisslight. Permeabilityis moderate. Oaklet siltloam, 32B, 2% to7% slopes: Thissoilisverydeep, gentlysloping, and welldrained. Permeabilityisslow. Surfacewaterrunoffismedium. Theerosion hazard ismoderate. Thesoilsurveyidentifies bothofthesesoilsasprimefarmland. Several conditionsare attributabletothisparcelwhichwouldmitigateitsvalueasprimefarmland: oTheparcelsizeof5acresissmall fordevelopment asfarmland; oApproximately1acreoftheparcelispermanently inundatedbysurfacewater; oTheparcelisbordered onthreesidesbyurbandevelopmentincludingarailroad, amajorcollectorroad, andtheOldeStone TruckStop. Thesesoilsaretypically notwell- suitedtotheconstruction oflargebuildings duetothe typical highmoisture content. Themoisture contentisgenerally attributable tothe position ofthesoilsinthelandscape, thatis, thesoilslieinalowareawhichissubject toperiodicinundation. Anyconstructiononthissitewillrequireattentiontodrainage details, particularly onthenorthside. Thesitewillberegraded suchthatpositive drainageisachievedthrough andawayfromnewfacilities. Drainagewillbedirected towardwaterqualityenhancement devicespriortoentering ClearbrookRun. Thesesoilstypically haveadepthexceeding60inchesandconsistmainlyofsiltloams andclayloams. Theerosionfactor "K" isaround0.37. The "K" factor isanindication of theerodibilityofasoilbased onitstexture. CoarsetexturedorsandysoilshavelowerK factors becausetheyarepermeable andthusproduce lessrunoff. Finetexturedsoils likeclaysandsiltshavehigherKfactorsbecause theyproducemorerunoff. Avalue of 0.37indicates afairlyhigherodibility. Higherodibility soilshaveaKfactorof >0.40. Itis notedthatthereisafairlythicklayerofsiltinthestreamchannelofClearbrook Runat thesite. Thisindicatesthatthesoilsthecontributingwatershed maybeerodable. B. SURROUNDINGPROPERTIES Theparceltoberezonedisbordered tothenorthbyParcelTM #33 -A -163whichisthe siteoftheOldeStoneTruckStop. Theparceltothewestistherightofwayofthe Winchester WesternRailroad. Onthewestsideoftherailroadrightofwaythereare properties intheB2orB3zone. Theseproperties areusedforcommercialpurposes. TheparceltothesouthiszonedRAandisvacant. Alongtheeasternboundary isthe 12 TaxMapNo.Owner /Address Ex. Zoning Ex. Use 33- A -164E K. D. J. F. Richardson /3333Martinsburg Pike RA Vacant 33 -A -1628 FrederickCounty /3418MartinsburgPike RA Recreation 33 -A -162 L. R. Kesari /3416MartinsburgPike B2 Commercial 33A -163 S. K. Associates, Inc.B2 Commercial 33 -A -158 ClearbrookPresbyterianChurch /1142 BrucetownRoad RA Church 33- A -115A WilliamOrndoff, LLC/3441MartinsburgPike 82 Commercial 33 -A -1158 PotomacEdison /1091Hopewell Road RA Utility 33- A -164F ClearbrookRealEstate, LLC /125Hopewell Lane 8263 Commercial 33- A -164G FishProperties, LLC /117HopewellLane B3 Commercial 33- A -164H C. D. D. S. Lucci /117HopewellLane B3 Commercial 33 -A -1641 MobileShelters, Inc. /POBox1001, Dumfries, VA22026 B3 Commercial IMPACT ANALYSISTATEMENT KesariPropertyRezoning TM# 33 -A -1648and33 -A -163 Route11rightofway. TheparcelsdirectlyacrossRoute11arezonedRAandB2and includeClearbrookParkandthesiteoftheformerClearbrookWoolenMill. The followingtablelistsalladjacentowners andparcelnumbers. Pleaserefertopage2fora mapoftheproperties. IMPACTSTOCLEARBROOKPARK Thedistancebetweenthesubjectparcelandtheparkisatleast90feet, orthewidthof theRoute11rightofway. Theparkcontains maturevegetation alongRoute11that provides screening. Section165 -202ofthecounty zoning ordinancerequires perimeter landscaping consistingofshadetreesandheadlight screening. Thisrequirement will applytothisproject. Additionalshadetreeplanting isproposedalongtheRoute11right ofwaytosoftenthevisualimpactofthetruckfuelingarea. PleaserefertotheProffer Statement. Theriparianbufferregulations contained inSection165 -201require preservation ofthestreambuffer. Thisregulationwillresultinabout70feetofgreen space intheparcelwhichwillfurthersoftenthevisualimpacts oftheproject. Section165 -201providesprotectionfromlightglaretotheparkbysettingstandardsfor lightfixtures andperformance. Sitelightingwillbeconstructed suchthatoffsiteglare doesnotoccur. C. TRAFFIC ThesubjectpropertyislocatedonRoute11approximately 300feetsouthofthe intersectionofRoute11andHopewell Road. According totheFrederick CountyEastern RoadPlan, HopewellRoad isdesignatedasan "ImprovedMajorCollectorRoad" consistingofafourlane, divided, urbansection. Currently, HopewellRoadisatwolane ruralsectioncontainedwithina30footprescriptive easement. Route11isconsidered a MinorArterialRoad Route11isdesignated asan "ImprovedMinorArterialRoad" consisting ofasixlane, divided, urban section. Atthelocation ofthesite, Route11is currently athreelaneruralsection includingacenterturnlanecontained withinan80 rightofway. 13 14 ProfferswilllimittheamountofdevelopmentthatcanoccuronthatportionofParcel TM #33 -A -1646whichwillnotbecombined withParcelTM #33 -A -163. Reviewagencies typicallyrequestthatintheabsence ofspecific, profferedusesonaparceltobe rezoned, theapplicantusetripsgenerated fromthemostintensiveusepossibleunder theproposedzoningcategory. ThetripsareestimatedusingvaluescontainedintheITE TripGenerationManual. Thesevaluesaresometimesveryconservativeandpresenta worstcasescenarioforthegenerationofhightripcounts. Theapplicantiswillingtolimit thedevelopment onthesiteeventhoughspecificusesforthesitehavenotbeen determined. Marketforceswilldeterminethetypesofcommercialusesthatare developedonthesite. Nevertheless, adevelopmentscenario whichincludes potential usesthatgeneratehightripcountswillbemodeledintheTIA. Byidentifying themost intensiveusesallowableundertheB2zoningcategory, andlimitingtheamountof allowablebuilding area, aconservative, highnumberofprojected tripswillbe determinedandwillbemodeledintheTIA. Allotherusesallowedundertheproposed zoningcategorywhich maybedeveloped ontheparcelwillactually generate fewer trips, andtherefore, willnotinvalidate theresults oftheTIA. TheTIAwillassumethattheportionofTM #33- A -164BnotjoinedtotheOldeStone TruckStopwillcontainamaximum, indoor, commercial floorareaof40,000squarefeet. TheITETripGenerationManual identifies SpecialtyRetailandFastFoodRestaurantas themostintensiveusesallowed intheB2zoningcategory. Theapplicantwilllimitthe commercialareatotheconstructionof35square feetof "SpecialtyRetailand 4,500squarefeetof "FastFoodRestaurant Thesevalueswereselectedafter consideringacoupleofpossibledevelopment scenariosforthecommercialarea. The tablebelowillustratesthedifferenceintripvalueswhichwouldresultinslightlydifferent divisions inthecommercialareabetweenretailandfastfoodasdetermined bytheITE manual. IMPACTANALYSIa'STATEMENT KesariProperty RezoningTM# 33- A -164Band33 -A -163 ATrafficImpactAnalysishasbeenprepared fortherezoning applicationbyStowe Engineering, PLC. TheTIAwillbebasedonspecific, projected usesonParcelTM #33- A-164BandParcelTM #33 -A -163. Aportionoftheparceltoberezoned, ParcelTM #33- A-164B, willbecombinedwiththeparcelthatcontainstheOldeStoneTruckStop. Trips generatedbytheTruckStopwillbebasedonrealtripcountsandtheapplicationof thosecountstothenumberoffuelingstationsproposed undertherezoning proffers. Typically, tripvalueswouldbeestimatedusingITETripGeneration numbers for GasolineServiceStationsHowever, sincetheOldeStoneTruckStophasbeenin operationforanumber ofyears, itisappropriatetogenerate anduseactualfieldtrip counts. LandUse ITECodeAmount Avg. Daily Trips In AMPeakHour Out Total In PMPeakHour Out Total SpecialtyRetail (35500sqft)814 355 1556 117 126 243 100 78 178 FastFoodResturantw/ drivethru (4,500sqft)934 4.5 2,233 126 121 247 109 101 210 TotalNewTrips Total Specialty Retail (32,000 sq ft) 3,789 242 247 489 209 179 388 IMPACT ANALYSIPSTATEMENT Kesari Property Rezoning TM# 33 -A -1646 and 33 -A -163 Trip Generation Summary for Kesari Properties, Martinsburg Pike Frederick County, VA The TIA will incorporate the values in the bottom portion of the table above. Please refer to Section 9 of the application for additional information on the TIA. According to figures from the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 11, Martinsburg Pike, in 2009 in the vicinity of the site was 6,900 vehicles /day. Hopewell Road, Route 672, had an AADT of 4,100 vehicles /day in 2009. D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county sewer system. Any existing drain fields on the property will be located and appropriately abandoned at the time of development. The Olde Stone Truck Stop is connected to the sewage force main located in the railroad right of way. Otherwise, there is no direct access to sewerage facilities. A force main is located both on the east side of Route 11 and the west side of the railroad right of way. Development of the southern portion of Parcel TM#33-A-164B will require crossing one of these rights of way to make a connection. Additional sewage demand is estimated according to the following: 80 seat fast food restaurant (4,500 sf) 50 gallons per seat 4,000 gpd 35,500 sf shopping 200 gallons per 1000 sf 7,100 gpd 24% increase in current demand for the Olde Stone Truck Stop 2,000 gallons x 24% 480 gpd The total additional sewage demand is estimated to be 11,580 gpd. 15 AMPeakHour PMPeakHour Avg. Daily LandUse ITECodeAmountTrips In Out Total In Out Total Specialty Retail (32,000 sq ft)814 32 1,407 105 114 219 90 71 161 FastFoodResturantw/ drivethru (8,000sqft)934 8 3,969 224 215 438 194 179 373 TotalNewTrips 5,376 329 329 657 284 250 534 IMPACT ANALYSIPSTATEMENT Kesari Property Rezoning TM# 33 -A -1646 and 33 -A -163 Trip Generation Summary for Kesari Properties, Martinsburg Pike Frederick County, VA The TIA will incorporate the values in the bottom portion of the table above. Please refer to Section 9 of the application for additional information on the TIA. According to figures from the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 11, Martinsburg Pike, in 2009 in the vicinity of the site was 6,900 vehicles /day. Hopewell Road, Route 672, had an AADT of 4,100 vehicles /day in 2009. D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county sewer system. Any existing drain fields on the property will be located and appropriately abandoned at the time of development. The Olde Stone Truck Stop is connected to the sewage force main located in the railroad right of way. Otherwise, there is no direct access to sewerage facilities. A force main is located both on the east side of Route 11 and the west side of the railroad right of way. Development of the southern portion of Parcel TM#33-A-164B will require crossing one of these rights of way to make a connection. Additional sewage demand is estimated according to the following: 80 seat fast food restaurant (4,500 sf) 50 gallons per seat 4,000 gpd 35,500 sf shopping 200 gallons per 1000 sf 7,100 gpd 24% increase in current demand for the Olde Stone Truck Stop 2,000 gallons x 24% 480 gpd The total additional sewage demand is estimated to be 11,580 gpd. 15 IMPACT ANALYSOTATEMENT KesariPropertyRezoningTM# 33 -A -1648and33 -A -163 E. WATER SUPPLY ThesiteisinsidethelimitsoftheFrederickCountySewerandWaterServiceArea. The developmentwouldbeservicedbythecountywater system. Anyexisting wellsonthe propertywillbelocatedandappropriatelyabandoned atthetimeofdevelopment. The OldeStoneTruckStopisconnectedtothewatermainlocatedintheRoute11rightof way. ThewatermainislocatedontheeastsideoftheRoute11rightofway. New accesstothismainwillinvolvecrossingtherightofway. Additionalwaterdemandis estimatedtoequalthesewagedemand: 11,580gpd. F. DRAINAGE H. COMMUNITY- FACILITIES DEVELOPMENTIMPACTMODEL 16 AccordingtoFrederick Countytopographic mappingandtheFrederickCountySoil Surveythissitehasgentleslopesrangingfrom1percentto3percent. Stormwater runoffflowstowardtheRoute11rightofwayfromwesttoeastandpassesunderRoute 11inaculvert. Withthedevelopment ofthissiteastormwatermanagementsystem wouldbeimplementedtocontrolanyaddedflowcreatedbytheincreasedimpervious areas. G. SOLIDWASTEDISPOSALFACILITIES Thenearestcitizens' trashfacilityislocatedatthelandfillat171CommunityDrivein Clearbrookapproximatelyonehalfmilesouthandeastofthesite. Ingeneral, the collection ofsolidwaste fromtheproposedcommercialdevelopment willbe accomplishedbyaprivatehauler. Itisestimatedthatthedevelopment willgenerate approximately 100poundsofsolidwasteperacreperdaythatwillbetransported tothe landfill. Tippingfeesarecurrently $45pertonforcommercialhaulers. Noadditional solidwastedisposalfacilitieswillberequiredfortheproposeddevelopment. Itis estimatedthat $2,280intippingfeeswillbepaidtodispose of50tonsofsolidwaste annually. TheFrederick CountyDevelopment ImpactModel (D.I.M.) isutilizedprimarilyfor residentialrezoningrequests. Itisanticipated thatthecapitalfacilitiesimpacts of commercialandindustrialrezoning requests areultimately fiscally positivetotheCounty bypolicy. Accordingly, theD.I.M. doesnotapplyafiscalimpacttocommercial rezoning. IMPACT ANALYS•TATEMENT Kesari PropertyRezoningTM# 33 -A -16413and33 -A -163 EMERGENCY SERVICES Policeprotectionisprovided bytheFrederick County Sheriff'sDepartment. Thenearest fireandrescuefacility istheClearbrook Volunteer FireandRescueCompanylocatedat 1256Brucetown RoadinClearbrook. TheFrederick County Northeast LandUsePlan identifiesanareaforthepotentialrelocation oftheClearbrook FireandRescuefacility inthevicinity ofthissite. Aftersubmission ofthisapplication totheFrederickCounty FireMarshalandtheClearbrookFireandRescueCompany noindicationofinterest wasexpressed inlocation afacility onthesubject parcel. Noadditionalfireandrescue facilitieswillberequired fortheareaproposedtobe rezoned. TheFrederick County CapitalFacilities Impact Modelcalculatesthattherewill notbeanyprojected capitalcostforemergency servicefacilities attributable tothis development. Theownerrecognizes theimportanceofemergency services, and proposes toprofferamonetary contributiontothelocalemergency responder. Seethe attachedProfferStatement. PARKSANDRECREATION Therearetypically noimpacts onParksandRecreation facilities associatedwith rezoningtoacommercial use. 17 IMPACT ANALYS•STATEMENT KesariPropertyRezoningTM# 33- A -164Band33 -A -163 I. HISTORICSITESANDSTRUCTURES Thissitecontainsone "potentially significant" historicstructureaslistedinTheRural LandmarksSurveyReportofFrederickCounty. Thisis #34 -936, Dick, O.L. House. This structureisnotlistedintheVirginiaDepartment ofHistoricResourcesdatabasefor NationalandStateHistoricRegisters. Afteraninspectionandevaluation ofthehouse withamemberoftheHRAB, itismyunderstanding thatthestructureisnotworthyof preservation fortheNationalHistoricRegisterduetotheextensiverenovationswhich haveoccurredovertimetothehouse. Inparticular, theoriginalwindowshavebeen replaced withmodernwindows. Thereareseveral "potentiallysignificantsites" thatlie withinamileofthesite. TheRuralLandmarksSurveyReportlistsseveralother structures withinapproximatelyonemileofthesiteasshownbelow. Thereareno immediateplansforusing, maintaining, ordemolishing thestructure. Thestructureis currently servingasaprivateresidence. Thepropertyownerreserves therighttoutilize thestructureordemolishthestructuretofacilitatefutureplansforthesite. LANDAIARKPROPERTYKEY 6HOPEWELLFRIENDSMEETINGHOUSE 113KENILWORTH 114ZINNHOUSE 1:6WAVERLY 706CLEAR8RO0KPRESBYTERIANCHURCH 709O'CONNELHOUSE 717ROSELAWN 719MAX'STVSALES 725CEMETARYATFREY'SQUARRY 726SWARTHMORE 928LUPTON— HODSDNHOUSE 929LUTON, HUGHHOUSE 930JOLUFFE. EDWARDHOUSE 931COCHRAN, DR. HOUSE 932WOORE —DICKPROPERTY 933CLEARBRGOKSHOPPINGCENTER 934GATHERAPPLEPACKINGSHED 935CIEARBROOKFEEDSUPPLY 939DICK. L.C. HOUSE 2000 937STONEWALLSCHOOL 1056GLEBE, THE 1057HSHEL, DAVIDHOUSE 1058HOUSEONRT. 665 1059GRANT, E.W. HOUSE D ScaleinFeet 2000 KESARIPROPERTIES FREDERICKCOUNTY. VIRGINIA SOLEsame 0aAm1re' P-L DATE4/27/11 JOB /1004012REVISED: PAINTERLEWIS. P.L.C. WINCHESTER, VIRGINIA RURALLANDMARKSSURVEY 18 IMPACT ANALYSIPSTATEMENT KesariPropertyRezoningTM# 33 -A -1648and33 -A -163 J. CIVILWARBATTLEFIELDS AcopyoftheCivilWarBattlefields andSitesmaphasbeenincludedbelow. The subjectparceldoesnotliewithinanydefined CivilWarBattlefield sites. 1 rarCivilWet' Battlefields 1863FirstWinchester 2862FirstKernstown 8638lephcnsonsDepot 4863SecondWinchester 5864ThirdWinchester 6864ThirdWinchester 7864CedarCreek 8864 'thirdWinchester 9864SecondKernsunen Sites (Fortifications) 1ParkinsMillBatten' 1864WinterLine 2c:arricsbrookeRedoubt 3lidlandaleWorks 419111CopsI'nocochnlcnts Sac' Foci 6PortCollier 7Zig-Zag 'trenches EtCivilWmSites GIIWarBattlefields 005129456 Izi=1:=1==J=1==1I- Jes 1 Civ ar attlef"ields id Sites AsDefinedbytheNFS Sr,ervcudoah Va9ey Civil 'WaSimsS:.,dy) tl0 IMPACT ANALYS.TATEMENT KesariPropertyRezoningTM# 33- A -164Band33 -A -163 Theparcelislocatedtothenorth ofStephensonDepot, whichgenerallymarksthe northernterminusofheavymilitaryengagements. Located onRoute11, theValley Pike, andnearBrucetownRoad, thesiteundoubtedly waspassedbytroopsinvolved intheThirdBattle ofWinchester. "Opequon" orThird BattleofWinchestertookplaceinSeptemberof1864andisconsidered thelargestand mostdesperately contestedbattleoftheCivilWarintheShenandoahValley. Thebattle pittedtheUnionGeneral PhilipSheridan againsttheConfederateGeneral Juba! Early. MostofthefightingoccurredtotheeastofWinchester betweentheBerryvillePikeand OldCharles TownRoad. TherewereUnionforcesdeployedtothenorthofWinchester tomoveagainsttheConfederateforcesthatweredeployed alongtheValleyPikeandat FortCollier. TheUnionforcescrossed theOpequon Creekfromtheeastatthree locations, Darksville (Gen. WilliamAverelldivision), LockesFord (Gen. GeorgeCuster brigade), andSeiversFord (Col. CharlesLowellbrigade). Averell'sbrigade chased confederatespastthesitealong theValleyPike. ERRITT 13:00] PunlvLmrAVENELL AVERELL Ruihsrlord 3:00LE 19:001 BRECKENRIDGE Idawni SloPhootwFDepot MERRITT 11: 0017 ZF zootLII,4- Ponamaep_ RPn11on- IGORDONtlaW111 20 WINCHESTER September19, 1864 CavalryAction FortCollier/StarFort f Pecto tro.o TobecompletedbyPlanningStaff ZoningAmendmentNumber PCHearingDate574//x, cv FeeAmountPaid D GO DateReceived BOSI- IearingDate5 Thefollowing informationshallbeprovided bytheapplicant: Allparcelidentification numbers, deedbookandpagenumbersmaybeobtained fromtheOfficeof theCommissioner ofRevenue, RealEstateDivision, 107NorthKentStreet, Winchester. I. Applicant: Name:LaxmiKesari Address: 11499WhiteOakCourt Herndon, VA20170 2. PropertyOwner (ifdifferentthanabove) Name: Address: 3. Contactpersonifotherthanabove JohnLewis Name: 4. Checklist: Checkthefollowingitemsthathave Location map X Plat -X Deedtoproperty X Verificationoftaxespaid X REZONING APPLICATIONFORM FREDERICK COUNTY, VIRGINIA 10 ProfferStatement Telephone: 703-406-0736 Telephone: 540662 -5792 Telephone: beenincludedwiththisapplication. AgencyComments X Fees Impact AnalysisStatement 5. TheCode ofVirginia allowsustorequestfulldisclosure ofownershipinrelationto rezoningapplications. Pleaselistbelowallownersorpartiesininterestofthelandtoberezoned: S. K. Associates, Inc. KesariThirdGeneration, LLC Residential -RA 6. A) CurrentUseoftheProperty: LimitedCommercialB2 13) ProposedUseoftheProperty: 7. Adjoining Property: PARCELIDNUMVMI3ER USE 331641 commercial B3 33A164E vacant RA 33 -A =1626 recreational RA 33 commercial B2 33158 religious RA 33A115A commercial B2 33=A -1158 utility RA 33- A164F commercial B2 33- A- 164G... commercial 83 33A164H commercial B3 ZONING 8. Location: Theproperty islocated at (giveexactlocation basedonnearest roadanddistance Fromnearestintersection, using roadnamesandroutenmbers): Theproperty islocatedonthewestsideofRoute11, approximately 300- feetsouth -ofthe- intersection- of•Hopewell RoadandRoute11. 1! SingleFancilyhomes: NonResidentialLots: 9. Thefollowinginformationshouldbeprovidedaccordingtothetypeofrezoning proposed NumberofUnitsProposed SquareFootageofProposedUses Office: ServiceStation: Retail: 35,500* Manufacturing: Restaurant: _4,500* Warehouse: Other: ForuseinTraffic ImpactAnalysisonly. 10. Signature: Townhomc: Multi- Family: MobileI -lome: HotelRooms: I (we), theundersigned, doherebyrespectfidlymakeapplicationandpetitiontheFrederick CountyBoardofSupervisorstoamendthezoningordinanceandtochangethezoning map ofFrederick County, Virginia. I (we) authorize FrederickCountyofficials toenterthe propertyforsiteinspectionpurposes. 1 (we) understandthatthesignissuedwhenthisapplicationissubmittedmustbeplacedat thefrontpropertylineatleastsevendayspriortothePlanning Commissionpublichearing andtheBoardofSupervisors' publichearingandmaintainedsoastobevisiblefromtheroad right -of -wayuntilthehearing. I (we) herebycertifythatthisapplicationanditsaccompanying materialsaretrueand accuratetothebestofmy (our) knowledge, Applicant(s): Owncr(s): 12 Date: Date: Date: Date: NameandProperty IdentificationNumber Address NameMobileShelters, Inc.POBox1001 VA22026 Property 33 -A -1641 Dumfries, NameK.D. J. F. Richardson 106CotswoldCourt StephensCity, VA22655 Property 33- A -164E NameCountyofFrederick 107N. KentStreet Winchester, VA22601 Properly 1133 -A -162B NameL. R. Kesari 11499WhiteOakCourt Herndon, VA20170 PropertyG33 -A -162 NameClearbrookPresbyterianChurch 830WoodsMillRoad Stephenson, VA22656 Property 1. 33 -A -158 NameWilliamOrndoff, LLC POBox7 Clearbrook, VA22624 Property33- A -115AP NamePotomac Edison 10435DownsvillePike Hagerstown, MD21740 PropertyY. 33 -A -1156 NarneClearbrook RealEstate, LLC POBox147 Clearbrook, VA22624 Property33- A -164F Ntn„cFishProperties, LLC 2619ApplePieRidgeRoad Winchester, VA22603 Property 33- A -164G AdjoiningProperty Owners Rezoning Ownersofpropertyadjoining thelandwillbenotifiedofthePlanning CommissionandtheBoardof Supervisors meetings. Forthepurposeofthisapplication, adjoiningpropertyisanyproperty abuttingtherequestedpropertyonthesideorrearoranypropertydirectlyacrossapublic right -of -way, aprivateright -of -way, orawatercoursefromtherequested property. The applicant isrequiredtoobtainthefollowinginformationoneachadjoining propertyincludingthe parcelidentification numberwhichMaybeobtainedfromtheofficeoftheCommissioner of Revenue. TheC'otrm2issioner oftheRevenueislocatedofthe2ndfloorQftheFrederickCounty Administrative Building, 107NorthKentStreet. 14 NameandProperty IdentificationNumber Address NameC.D. D. S. Lucci 117RidgeRoad Property1133- A -164H Winchester, VA22602 Nance Property1/ Name Property11 Name Propertyt Name Propertyi1 Name Propertyit Name Property Name Property2 Marc Property11 Name Property Nance Property Name Property Name Property .'r' Name Propertyk i 15 r ICT`r t TEL 1 V KESARIPROPERTIES FREDERICKCOUNTY, VIRGINIA SCALE: 1" =2000' DATE: 10 -21 -10 JOB #1004012 DRAWNBY: D _L REVISED: PAINTER LEWIS, P.L.C. WINCHESTER, VIRGINIA LOCATIONMAP Reviewed PlanningCommission: 05/02/12 BoardofSupervisors: 05/23/12 MAGISTERIALDISTRICT: Shawnee MASTERDEVELOPMENT PLAN #02 -12 CONTRAIL PARKAPARTMENTCOMPLEX StaffReportforthePlanningCommission Prepared: April17, 2012 StaffContact: CandiceE. Perkins, AICP, SeniorPlanner Action Pending Pending PROPOSAL: Todeveloptwoparcelsoflandthattotal3.7acreszonedRP (Residential Performance) withthreegarden apartments; each with12units (totalof36unitswithatotaldensityof9.7unitsper acre). LOCATION: Thesubjectpropertiesarelocatedat749and737FrontRoyalPike. WAIVER REQUEST: Theapplicantisrequesting awaiver ofthesixfootbermrequirementspecified by §165- 203.02E(3) fortheirroadefficiencybufferalong FrontRoyalPike. TheZoningOrdinance allowsawaiverofthebermrequirement intheeventoftopographic orsitedistanceconstraints. Dueto thefactthatthesubjectsiteistenfeethigherinelevation thanFrontRoyal Pike, thebermmaybe unnecessary. StaffisseekingarecommendationfromthePlanning Commission totheBoardof Supervisors onthisproposedwaiver. (SeePage6foradditionalinformation andtheelevationdetailon theMDP) STAFFCONCLUSIONSFORTHE05/02/12PLANNINGCOMMISSION MEETING: TheMasterDevelopment PlanfortheContrail ParkApartmentComplexdepictsappropriatelanduses andappears tobeconsistentwiththerequirementsofArticleVIII, Master Development Plan, ofthe ZoningOrdinance. andthisMDPisinaformthatisadministratively approvable iftherequestedwaiver isgrantedbytheBoardofSupervisors. Alloftheissuesbrought forthbytheBoardofSupervisors shouldbeappropriately addressedbytheapplicant. Staffisseekingthefollowing fromthePlanning Commission: 1. Recommendation fromthePlanningCommission totheBoardofSupervisorsontheproposed waiver. 2. CommentsfromthePlanningCommissiontoforward totheBoardofSupervisors. Itappearsthattheapplication meetsallrequirements. Followingpresentation oftheapplication to thePlanningCommission andtheBoardofSupervisors, andtheincorporation ofyourcomments, staffisprepared toproceedtoapproval oftheapplication. MDP #02 -12, ContrailParkApartmentComplex April17, 2012 Page2 ThisreportispreparedbytheFrederickCountyPlanningStafftoprovideinformation tothe PlanningCommissionandtheBoard ofSupervisors toassistinthereviewofthisapplication. Itmay alsobeusefultoothersinterestedinthiszoningmatter. LOCATION: Thesubjectpropertiesarelocatedat749and737FrontRoyalPike. MAGISTERIALDISTRICT: Shawnee PROPERTYIDNUMBERS: 64C -1 -15and64C -A -8 PROPERTYZONING PRESENT USE: Zoned: RP (ResidentialPerformance) District Use: Residential ZONING PRESENT USEOFADJOININGPROPERTIES: North: South: East: West: PROPOSAL: Todevelop twoparcelsoflandthattotal3.7acreszonedRP (ResidentialPerformance) withthreegardenapartments; eachwith12units (totalof36unitswithatotaldensityof9.7unitsper acre). REVIEWEVALUATIONS: RP (ResidentialPerformance) RP (ResidentialPerformance) RP (ResidentialPerformance) RP (ResidentialPerformance) RP (ResidentialPerformance) B2 (GeneralBusiness) Use: Residential Use: Residential Use: BillboardLot Use: Residential (multifamily) Use: Vacant (Russell150) VirginiaDepartment ofTransportation: TheMasterDevelopment Planforthispropertyappearsto haveameasurableimpactonRoute521theVDOTfacilitywhichwouldprovideaccess totheproperty. VDOTfindstheproposedMasterDevelopment Planacceptable. Beforemakinganyfinalcomments, thisofficewillrequireacompletesetofsiteplans, drainagecalculations andtrafficflowdatafromthe I.T.E. TripGenerationManualSeventhEditionforreview. VDOTreservestherighttocomment onall MDP #02 -12, ContrailParkApartmentComplex April17, 2012 Page3 right -of -wayneeds, includingright -of -waydedications, sitedistancemeasurementsandoff -siteroadway improvementsanddrainage. PriortoconstructionontheState'sright -of -way, thedeveloper willneedto applytothisofficeforissuanceofappropriate permitstocoversaidwork. FrederickCounty FireMarshal: Plansapproved. FrederickCountyPublicWorks: TherevisedMDPdatedMarch1, 2012hasadequatelyaddressed ourpreviousreviewcomments. Therefore, werecommend ourapprovalfortheproposedMDP. Frederick CountyInspections Department: ApartmentdwellingsshallcomplywithTheVirginia Uniform StatewideBuilding Codeandsections310UseGroupR (Residential) TheInternational BuildingCodes2009edition. FireProtectionssystemshallbeinstalledperChapter9IBCand accessibleunits, parkingandaccessiblerouteshallcomplywithChapter11IBC. Pleasenotethe requirements forasbestos inspectionanddemolitionpermitstobeissuedpriortotheremovalofthe existingdwellingsandstructuresontheproperty. Additional commentswillbemadeatthetimeofsite planreview. FrederickCounty SanitationAuthority: Secondreviewapproved. VirginiaDepartmentofHealth: Noobjection ifpublicwaterandsewerareprovided. NOTE: A permitfromthisofficeisrequiredfortheproposedwellabandonment. GISDepartment: Noroadnames neededatthistime. Buildings canbeaddressedoffofFrontRoyal Pike (Route522). Preliminaryaddresses forthebuildingswouldbe: BuildingA761, BuildingB 751, andBuildingC741. Allthreeaddressesbeingaddressed areoffofFrontRoyalPike. ParksandRecreationDepartment: Theplanmeetstherequiredrecreational unitrequirements. WinchesterRegional Airport: PleaseseeattachedletterdaredMarch30, 2012, signedbyS. R. Manuel. Frederick CountySchools: Weofferthefollowingcomments: 1. TheimpactonFCPSofthis developmentaloneissmall. Thecumulativeimpactofthisdevelopment andotherdevelopments in easternFrederick Countywilleventuallyrequire constructionofnewschoolsandsupportfacilitiesto accommodate theincreasedstudent enrollment. Weestimatethatthe36multifamilyunitsinthis development willhouse1highschoolstudent, 1middleschoolstudentand3elementaryschool students. Inordertoproperlyservethese5students, FrederickCountyPublicSchoolswilloutlay 157,000incapitalexpendituresand $51,000annuallyinoperating costs. 2. Buspick -upanddrop -off onRoute522isanuncomfortablesituation. Wedon'tstopbusesonRoute522unlesswehavetodoso becauseofafewsignificantrear -endaccidentsthathavehappened overtheyears. Also, wedonotenter privatelanesandparkinglotswithbusesbecauseourexperience tellsusthatprivateownersoftendonot removesnowfromtheirroadsonatimelybasis. Thisleavesustwooptions, neitherofwhichwelike. First. wecouldusetheturnlaneproposedasabusstop. Thiswillminimizetheriskofarear -end accident, butwillencourageotherdriverstogoaroundourbusestoaccesstheapartmentcomplexand AirportRoad. Second, wecouldlocatethebusstoponAirportRoadThiswouldfurtherreduce conflictsbetweenbusesandothervehicles, butwouldresultinstudentpedestriansalongRoute522. We MDP #02 -12, ContrailParkApartmentComplex April17, 2012 Page4 arenotaskingforachange withthiscomment, asweknowofnoworkable solution, butdowantto makeyou, theowner, andtheCountyawareofthisissue. Planning Zoning: A) MasterDevelopmentPlanRequirement Amasterdevelopmentplanisrequiredpriortodevelopmentofthisproperty. Beforeamaster development plancanbeapproved, itmustbereviewed bythePlanningCommission, Boardof Supervisorsandallrelevantreviewagencies. Approval mayonlybegrantedifthemaster development planconforms toallrequirementsoftheFrederickCountyZoningandSubdivision Ordinances. Thepurposeofthemasterdevelopment planistopromoteorderlyandplanned development ofpropertywithinFrederickCountythatsuitsthecharacteristics oftheland, is harmoniouswithadjoiningproperty andisinthebestinterestofthegeneral public. B) SiteHistory TheoriginalFrederickCounty ZoningMap (U.S.G.S. Winchester Quadrangle) identifiedthe zoningfortheacreagewithinthemaster developmentplanasR -1 (Residential Limited) District. Theparcelswerere- mappedfromR -1toR -2 (ResidentialLimited) pursuanttotheCounty's comprehensive downzoninginitiative (ZoningAmendmentPetition #011 -80), whichwas adoptedonOctober 8, 1980. Thezoningchanged totheRP (ResidentialPerformance) District onSeptember28, 1983whentheR1, R2, R3, andR6zoningdistrictswerereclassified. C) SiteSuitability ProjectScope Comprehensive PolicyPlan: TheFrederickCountyComprehensive PolicyPlanisanofficialpublicdocument thatservesas thecommunity'sguideformakingdecisionsregardingdevelopment, preservation, public facilities andotherkeycomponentsofcommunitylife. Theprimarygoalofthisplanisto protectandimprovethelivingenvironment withinFrederick County. Itisinessencea composition ofpolicies usedtoplanforthefuturephysicaldevelopment ofFrederickCounty. Comprehensive PolicyPlan, p. 1 -1] LandUseCompatibility: Theparcel comprising thisMDPapplicationislocatedwithintheCounty'sUrbanDevelopment Area (UDA) andSewerandWaterServiceArea (SWSA). TheUrbanDevelopment Area definesthegeneral areainwhichmoreintensiveformsofresidentialdevelopment willoccur. In addition, theEasternFrederick CountyLongRangeLandUsemapandtheRoute50East CorridorPlandesignatethegeneralareainwhichtheContrailParkApartmentComplex development islocatedforresidentiallanduses. TheContrailParkApartmentComplexproject willdevelopwithadensityof9.97unitsperacre, whichisconsistent withthedensity permitted intheZoningOrdinance whichallowsfortenunitsperacreforparcels lessthantenacresinsize. Also, theproposed housingtypeforthisdevelopment (gardenapartments) isconsistentwiththe adjacentdevelopmentdirectlytotheeastoftheproposedsite (PrestonPlaceApartments). Itshouldbenoted thatthisproperty islocated withinthelimitsoftheAirportSupportAreaas shown intheComprehensive Plan. TheComprehensivePlanstatesthatnewresidential MDP #02 -12, ContrailParkApartmentComplex April17, 2012 Page5 rezoningswillbeprohibitedwithintheAirportSupportArea; however, sincethispropertyis historicallyzonedRP (Residential Performance) theproposeduseispermittedbyright. SiteAccessandTransportation: ThisproposeddevelopmentwillbeaccessedviaoneentranceonFrontRoyalPike (Route522S) witharightturnlaneandanacceleration lane. Thedevelopment willbeconstructinga14foot turnlaneacrossthefrontageofthesitethatwillconnectwiththeexistingturnlaneforAirport Road, andwillalsobeconstructing afivefootsidewalkalongthesitefrontageofRoute522. Buffers, ScreeningandWaivers: Areduced80footroadefficiencybufferwillbeprovided alongFrontRoyalPike; thisbuffer willconsistofasinglerowofevergreen trees. Theapplicant isrequestingawaiverofthesix footbermrequirementspecified by165- 203.02E(3). TheZoningOrdinanceallowsthe PlanningCommission towaivethebermrequirementintheeventoftopographic orsitedistance constraints. Duetothefactthatthesubjectsiteistenfeethigherinelevation thanFrontRoyal Pike, thebermmaybeunnecessary. Asimilarwaiverwasgrantedfortheresidentialportionof theRussell150propertywhichislocatedacross Route522fromthissite. Staffisseekinga recommendationfromthePlanningCommissiontotheBoardofSupervisorsonthisproposed waiver. A100footfullscreenresidentialbufferisbeingprovidedalongtheresidential propertiestothe northandsouth; thisbufferwillconsistofasixfootopaqueelement (fenceorberm) andthree treespertenlinearfeet (1/3evergreen trees, 1/3deciduoustrees, 1/3shrubs). STAFFCONCLUSIONSFORTHE05/02/09PLANNING COMMISSIONMEETING: TheMasterDevelopment PlanfortheContrailParkApartmentComplexdepicts appropriate landuses andappears tobeconsistent withtherequirementsofArticleVIII, MasterDevelopment Plan, ofthe ZoningOrdinance, andthisMDPisinaformthatisadministrativelyapprovableiftherequestedwaiver isgrantedbytheBoardofSupervisors. AlloftheissuesbroughtforthbytheBoardofSupervisors shouldbeappropriatelyaddressedbytheapplicant. StaffisseekingthefollowingfromthePlanningCommission: 1. RecommendationfromthePlanning Commission totheBoardofSupervisorsontheproposed waiver. 2. CommentsfromthePlanning Commission toforward totheBoardofSupervisors. Itappearsthattheapplication meetsallrequirements. Followingpresentationoftheapplication to thePlanning CommissionandtheBoardofSupervisors, andtheincorporationofyourcomments, staffispreparedtoproceedtoapprovaloftheapplication. MDP #02 12 ContrailParkApt. Complex PINs: 64C -115, 64CA8 36Aptdwellingunits OApplications c Parcels V BuildingFootprints B1 (Business, NeighborhoodDistrict) B2 (Business, GeneralDistrist) B3 (Business, IndustrialTransitionDistrict) EM (ExtractiveManufacturingDistrict) 4110 HE (HigherEducationDistrict) M1 (Industrial, LightDistrict) M2 (Industrial, GeneralDistrict) MH1 (MobileHomeCommunityDistrict) OP MS (MedicalSupportDistrict) OM (OfficeManufacturingPark) R4 (ResidentialPlannedCommunityDistrict) 3 R5 (ResidentialRecreationalCommunityDistrict) RA (RuralAreaDistrict) RP (ResidentialPerformanceDistrict) MDP #02 -12 ContrailPark Apt. Complex PINs: 64C -115, 64CA8 36Aptdwellingunits 64A45H NETHERFIELD :CTr ICEi Note: FrederickCountyDeptof PlanningDevelopment 107NKentSt Suite202 Winchester, VA22601 540665 -5651 MapCreated: April9, 2012 Staff: cperkins 0 100 200 400Feel I I I I I Mardi30, 2012 TimPainter Painter -LewisPLC 116NorthBraddockStreet Winchester, Virginia 22601 Re: MasterDevelopment PlanComments ContrailParkApartmentComplex FrontRoyalPikeRoute522South Shawnee MagisterialDistrict WINCHESTER REGIONALAIRPORT 491AIRPORT ROAD WINCHESTER, VIRGINIA22602 540) 662-5786 DearMr. Painter: Residential development adjacent toorunderaflightpathusedregularly byaircraftastheyarriveor departtheairportissubject toaircraft noise. Duetotheproximity ofthisproposed complexwithin the flightpatternatWinchesterRegionalAirport, theownershould beencouragedtoadvise futuretenantsof thispotential byincluding language inleaseagreements oftheproperty'sclose proximity to the WinchesterRegionalAirport. Tenantsarelikelytoexperience aircraftnoiseandfly -overfromaircraft enteringintoordeparting the flightpatternandastheairport continues toexpand servicesandoperations, noiseassociated withsuch expansion islikelytoincrease.,Eventhoughpotentialtenantsmaybeaware oftheairport's existence theyshould beforewarnedabout aircraftnoiseandfly -overnuisance byourpresence. OnbehalfoftheWinchesterRegional Airport Authority, werequest thatthefollowing comments be incorporatedintotheproposed MasterDevelopment Planforapproval: 1. Inaccordance withtheCodeofVirginia, Section15.2 -2294, andFederalAviationAdministration federalregulations, duetothecloseproximity ofthesitetotheWinchesterRegionalAirport, itisa requirementthataNoticeofProposedConstruction, FAAForm7460 -1befiled withtheFederal Aviation Administrationforreviewandcomment. Acopyofthecompletedairspace determination studybytheFAAmustbeforwarded tothisofficeforrecordandFAAcomments and /or requirementsincludedinthegeneralnotes ofthesiteplanforcompliance. Theformanddetailedinformationcanbefoundonline attheFAA'swebsite https: /ceaaa.faa.gov /oeaaa /external /portal.jsp. Through thissiteyoucanalso checkthestatusof thedetermination study. Besure tospecifythehighestpointofthestructuretoincludeany /all appurtenances. 2. Languageincluded inallleaseagreementsinformingresidents ofthe closeproximity tothe WinchesterRegional Airportandthepotential fornoisefrom overflights ofaircraft. 3. Anytemporary constructionequipmentexceeding theoverall height ofthestructure including allappurtenanceswillrequirefilingofaseparate7460 -1formwiththeFAA beforeconstruction begins. Sincerely, S. R. Manuel ExecutiveDirector Duringtheconstructionphaseofthebuildings, allcraneswillberequired tohaveanaviation obstructionflagand /orobstructionlightvisibleduringdaylightoperationsandmustbelowered atnightunless lit. Intendedhoursanddatesofoperation should becoordinated withDavid Foley, Operations Supervisor Winchester RegionalAirportAuthoritynolessthanforty eighthourspriortostart. 4. Duetothecloseproximity ofthissitetotheairportitisrequestedthatoutdoorlightingbea shieldedtypeandbeamberincolorsuchasthetypeoflightproducedbyhighpressuresodium lightfixtures. Thisisasafetymeasuretoshieldbrightlightsfromapproaching anddeparting aircraft. 5. Controlled burningshould beprohibited duetothecloseproximitytotherunway andsincethe propertyiswithintheflight pattern oftheWinchester Airport. Unsuitablematerials shouldbe hauledawayfromtheconstructionsiteappropriately. Providedthattheabovecomments areincorporatedintotheproposed MasterDevelopmentPlanall issueswouldbeaddressed andcompleteourreviewprocesssatisfactorily. TheWinchester RegionalAirporthasadirectandvitaleconomic impact onourcommunityandis continually working towards expanding itsoperations. Thank youforgivingthisyourconsideration andshould youhavequestions, pleasecontact me. WilliamAikens WalterAikens 2. Applicant: Name: PainterLewis, PLC Address: 116NorthBraddock Street 3. Property Owner (ifdifferentthanabove): Name: Cornerstone LP, LLP Address: P.O. Box2468 4. DesignCompany: Name: PainterLewis, PLC 6. MagisterialDistrict: Shawnee MASTERDEVELOPMENTPLAN APPLICATIONFORM DepartmentofPlanningDevelopmentUseOnly VAAtApplicationU, /c2. DateApplicationReceived: BOSMeetingDate S4 /3Initials: 77) Receipt S,-) PCMeetingDate CA401. FeeAmountPaid _D, 1. ProjectTitle: ContrailParkApartment Complex Winchester, Virginia22601 Winchester, Virginia22604 Address: 116NorthBraddockStreet Winchester, Virginia 22601 10 Telephone: (540) 662 -5792 Telephone: (540) 667 -3753 Telephone: (540) 662 -5792 5. Pleaselistnamesofallowners, principals, and /ormajoritystockholders: APR 62012 FCULiiCOUNTY 7. PropertyLocation: 749FrontRoyalPikeWinchester, Virginia FrederickCounty, Virginia U.S. Route522FrontRoyalPike; 112.5feetfromU.S. Route645AirportRoad GiveStateRouteandname, distanceanddirectionfromintersection) 8. IsthisanoriginaloramendedMasterDevelopmentPlan? Original VI 9. PropertyInformation: a) PropertyIdentification Number (PIN): b) TotalAcreage: c) CurrentZoning: d) PresentUse: e) ProposedUses: Applicant(s): Owner(s): Amended PreviousMDP# 10. Ifresidentialusesareproposed, providethefollowing: a) Density: b) NumberofUnits: c) HousingTypes: 64C (1) -15; 64C -(A) -8 3.71 RP 11. AdjoiningPropertyuseandzoning: USE ZONING North SingleFamilyResidential RP East ApartmentComplex RP South (W)Blllbaardlet (2)SingleFamilyResidential (1) RP (2) RP West Agricultural RPB2 SingleFamilyResidential ApartmentComplex36apartmentdwelling units3buildingswith12unitseach 36 apartmentdwellingunits Ihavereadthematerialincludedinthispackage andunderstand whatisrequired bythe FrederickCountyDepartmentofPlanningandDevelopment. Ialsounderstandthatthemaster development planshallincludeallcontiguouslandundersingleorcommon ownership. All requiredmaterialwillbecompletepriortothesubmission ofmymasterdevelopmentplan application. I (we) herebycertifythatthisapplicationanditsaccompanyingmaterialsaretrueandaccurateto thebestofmy (our) knowledge. Date: 0`(' /ci Date: Date: Date: Z^' NameandPropertyIdentificationNumber Address Name: ElwoodH. Whitacre, Sr.621FrontRoyalPike Winchester, VA22601Property64C -A -7 NamePrestonPlaceIAssociates C/oVAHousingDev.P.O. Box5127 Richmond, VA23220Property -A -45B Name: JohnW. Foster, Jr. Peggy B. Foster1810FrontRoyalPike Winchester, VA22602property #64C-A-10 Name: WinchesterOutdoor 355S. Potomac Street Hagerstown, MD21740Property64CA9 Name: Russell150LC 446FromansRoad Winchester, VA22602Property #64 -A -12 Name Property Name Property Name Property Name Property Adjoining PropertyOwners MASTERDEVELOPMENTPLAN Owners ofpropertyadjoiningthelandwillbenotified ofthePlanning Commissionandthe BoardofSupervisors meetings. Forthepurposeofthisapplication, adjoiningpropertyisany propertyabuttingtherequestedpropertyonthesideorrearoranypropertydirectly acrossapublicright -of -way, aprivateright -of -way, orawatercourse fromtherequested property. Theapplicantisrequiredtoobtainthefollowinginformation oneachadjoining propertyincludingtheparcelidentificationnumberwhichmaybeobtainedfromtheofficeofthe Commissioner ofRevenue. TheCommissioneroftheRevenueislocatedonthe1stfloorofthe Frederick CountyAdministrationBuilding, 107NorthKentStreet. 12 8 + % + 0 + 6 ; / # 2 2 # + 0 6 ' 4 Ä . ' 9 + 5 2 . % # $ $ 4 ' 8 + # 6 + 1 0 5 % 1 0 5 7 . 6 + 0 ) ' 0 ) + 0 ' ' 4 5 % 1 4 0 ' 4 5 6 1 0 ' . 2 . . 2 % 1 7 0 6 ; 1 ( ( 4 ' & ' 4 + % - 8 + 4 ) + 0 + # % 1 0 6 4 # + . 2 # 4 - # 2 6 % 1 / 2 . ' : ( 4 1 0 6 4 1 ; # . 2 + - ' . + 5 6 1 ( & 4 # 9 + 0 ) 5 4 ' 8 + 5 + 1 0 5 )'0'4#.016'5 5 * # 9 0 ' ' / # ) + 5 6 ' 4 + # . & + 5 6 4 + % 6 4 1 7 6 ' 5 1 7 6 * . 6 5 % # . ' H Q T S I T E / # 5 6 ' 4 & ' 8 ' . 1 2 / ' 0 6 2 . # 0 ( 4 ' & ' 4 + % - % 1 7 0 6 ; 8 + 4 ) + 0 + # SUBDIVISIONREQUEST #02 -12 JIREHENTERPRISES LTD StaffReportforthePlanning Commission Prepared: April12, 2012 StaffContact: MarkR. Cheran, ZoningAdministrator Reviewed Action PlanningCommission 05/02/12 Pending BoardofSupervisors: 05/23/12 Pending LOCATION: ThepropertyislocatedonJirehLaneoffofEbertRoad (Route837) about800 feeteastofRoute11nearStephenson. MAGISTERIALDISTRICT: Stonewall EXECUTIVE SUMMARYFOR05/02/09PLANNING COMMISSION MEETING: TheSubdivisionOrdinancerequiresthatlanddivisionwithintheM -2 (IndustrialGeneral) ZoningDistrict, withoutanapproved MasterDevelopment Plan (MDP), bepresented tothe BoardofSupervisors forfinalapproval (Chapter144 -10). Staffisseekingadministrativeapprovalauthority; therefore, arecommendation fromthe Planning Commission totheBoardofSupervisors regardingthesubdivisionrequestis desired. Allissuesandconcerns raisedbythePlanningCommission willbeforwarded tothe BoardofSupervisors fortheirconsideration. LandUse: SelfStorage Business /Vacant SUBDIVISION REQUEST JIREHEnterprises LLC StaffReportforthePlanning Commission Prepared: April12, 2012 StaffContact: MarkR. Cheran, ZoningAdministrator Thisreportisprepared bytheFrederickCountyPlanningStafftoprovideinformation tothe Planning CommissionandtheBoard ofSupervisors toassistinthereviewofthisapplication. Itmayalsobeusefultoothersinterested inthiszoningmatter. Reviewed Action PlanningCommission 05/02/12 Pending BoardofSupervisors: 05/23/12 Pending LOCATION: Theproperty islocatedonJirehLaneoffofEbertRoad (Route837) about800 feeteastofRoute11nearStephenson. MAGISTERIAL DISTRICT: Stonewall PROPERTY IDNUMBER: 44 -A -6B PROPERTYZONING PRESENT USE: M2 (GeneralIndustrial) District ADJOINING PROPERTYZONING USE: North: RA (RuralAreas) Use: PoolBusiness South: M -1 (Industrial, Light) Use: MetalRecycling East: RA (RuralAreas) Use: Residential /PoolBusiness West: M -2 (Industrial, General) Use: Vacant/Industrial SUBDIVISION SPECIFICS: Requesttosubdividea10.304 acreparcelintotwo (2) lotsof 3.882 acresand6.422 acresrespectfully. SubdivisionRequest #02 -12, JIREHEnterprisesLLC April12, 2012 Page2 StaffReview: WhenFrederickCountyadoptedzoningin1967, thispropertywaszonedM -2 Industrial, General) District. Thisrequest isforsubdivision ofa10.304 acreparcelintotwo 2) parcelsof3.882 acresand6.422 acres. TheseparcelsarelocatedwithintheNorthEast LandUsePlanandtheSewerandWaterService Area (SWSA), asindicatedbythe2030 Comprehensive PolicyPlanofFrederickCounty. TheSubdivision OrdinancerequiresthatlanddivisionwithintheM -2 (IndustrialGeneral) ZoningDistrict, withoutanapprovedMasterDevelopment Plan (MDP), bepresented tothe BoardofSupervisorsforfinalapproval (Chapter 144 -10). TheMDPrequirementmayby waivedunderSection165- 801.03oftheFrederick CountyZoningOrdinance provided: 1. Aproposedsubdivision contains lessthanten (10) acresintheM -2zoningdistrict. 2. Includesnonewstreets, roads, orrights-of-way, doesnotfurtherextendanyexisting or dedicatedstreetanddoesnotsignificantlychangethelayoutofanyexisting ordedicated street. 3. Doesnotproposeanystormwatermanagement systemdesigned toservemorethanone lotanddoesnotnecessitatesignificantchangestoexistingstormwatermanagement systemsdesigned toservemorethanone (1) lot. 4. Isnotanintegralportionofapropertyproposedorplannedforfuturedevelopment or subdivision. 5. Isplannedtobedevelopedinamannerthatisharmoniouswiththesurrounding properties andlanduses. 6. Thatsuchdevelopment doesnotsubstantiallyaffectthepurposeandintentofthis chapter. ThisproposedsubdivisionappearstomeettherequirementsforawaiverfromtheMDP requirements; theapplicanthasbeengrantedawaiveroftheMDPrequirements. Staffisseekingadministrative approvalauthority; therefore, arecommendationfromthe PlanningCommission totheBoardofSupervisors regardingthesubdivision request is desired. Allissuesandconcerns raisedbythePlanningCommission willbeforwarded tothe BoardofSupervisors fortheirconsideration. WAV #01 -12 JirehEnterprises PINs: 44 -A -6A Subdivision ofindustrial landw/oMDP CO CD w Applications Parcels BuildingFootprints B1 (Business, NeighborhoodDistrict) B2 (Business, GeneralDistrist) B3 (Business, IndustrialTransitionDistrict) EM (ExtractiveManufacturingDistrict) HE (HigherEducationDistrict) M1 (Industrial, LightDistrict) M2 (Industrial, GeneralDistrict) MH1 (MobileHomeCommunityDistrict) MS (MedicalSupportDistrict) OM (OfficeManufacturingPark) R4 (ResidentialPlannedCommunityDistrict) R5 (ResidentialRecreationalCommunityDistrict) RA (RuralAreaDistrict) RP (Residential PerformanceDistrict) WAV0112 JirehEnterprises PINs: 44A6A Subdivisionofindustrial landw/oMDP 0 75 150 300Feet Note: FrederickCountyDeptof PlanningDevelopment 107NKentSt Suite202 Winchester, VA22601 5406655651 MapCreated: April11, 2012 Staff: mcheran April16, 2012 Mr. LawrenceT. Short JIREHEnterprises, LLC 140JirehLane Winchester, Virginia22603 RE: MDP (Master DevelopmentPlan) WaiverRequest SIRED ZoningDistrict: M2 (IndustrialGeneral); StonewallMagisterial District PropertyIdentification Number (PIN): 44 -A -6B DearMr. Short: COUNTYofFREDERICK DepartmentofPlanningandDevelopment 540/665 -5651 FAX: 540/665-6395 Iaminreceiptofyourletter, datedApril10, 2012, whichrequestsawaiver totherequirementforamaster developmentplantoenablethesubdivision ofparcel44 -A -6B, whichconsists of10.304acres, intotwo separateparcels. Thispropertyislocated onJirehLaneoffofEbertRoad (Route837), about800feeteastof Route11nearStephenson. Section 165- 801.03BoftheFrederick CountyZoningOrdinancegivestheDirector ofPlanningand Development theabilitytowaivetherequirement foramasterdevelopmentplanundercertainconditions. Theproposeddevelopmentmeetstheseconditions. Itdoesnotextend anyexistingordedicated streetor changethelayout ofanyexistingstreet; itdoesnotproposeanystormwatermanagement system designedto servemorethanonelot; itisnotanintegralportion ofafuturedevelopment; itisplannedtobedevelopedin amannerthatisharmoniouswithsurroundingpropertiesandlanduses; and, thedevelopment doesnot substantially affectthepurposeandintentoftheZoningOrdinance. Therefore, yourrequestforawaiverto themasterdevelopment planrequirementisappropriate inthissituation. Pleasebeadvisedthatthiswaiver doesnoteliminate anyapplicabledevelopmentanddesignrequirements oftheFrederick County Subdivision andZoningOrdinances. Priortothesubdivision ofthisproperty, platsmustbereviewedbyFrederick County, includingapublic meeting forreviewbythePlanningCommission andtheBoardofSupervisors. Pleasecontactmeifyouhaveanyquestionsregardingthisletter. Sincgrely, Erii Lawrence, AICP Planning Director ERL/CEP/bhd cc: MarkR. Cheran, ZoningSubdivision Administrator 107NorthKentStreet, Suite202 Winchester, Virginia 22601 -5000 Applicant /Agent: JIREHEnterprises, LLC Address: 140JirehLane, Winchester, Virginia, 22603 -4734 Phone Number: (540) 661 -6100 PropertyOwner'sName (ifdifferentfromapplicant): Frederick CountyBusiness Park, LLC Address: P.O. Box10519, Burke, Virginia22009 ContactPerson (ifdifferent fromapplicant) PhoneNumber: 540974 -3080 Waiverrequestdetails (includespecificordinancerequirements tobewaived): Subidivision ofIndustrial LandwithoutaMaster Development Plan PropertyLocation (giveexactlocationbased onnearest roadanddistancefromnearestintersection, usingroad namesandroutenumbers): JirehLaneoffofEbertRoad (Route837), about800' eastofRoute11nearStephenson ParcelIdentification/Location: 44 -(A) -6B Magisterial District:Stonewall ZoningandCurrentUse: ZoningDistrict Lawrence Short APPLICATION FORA WAIVERORORDINANCE EXCEPTION PhoneNumber: M -2 enrrentuse: MiniStorage Attachments: AdjoiningPropertyOwnersList Existing/ recorded andProposedPlats sEorOfficekUse Only FEESFOWAIVERORDINANCE EXCEPTION AND CHECKLIST:^; xi ar- Attachments1/ e aExistmg /recorded andproosedpia Completed adoinirigroprtieesinfosheet(s) Receipt l311gc? k Received by FrederickCountyDepartment ofPlanningandDevelopment 107NorthKentStreetNorthBuilding2Floor Winchester, Virginia22601 Phone: (540) 665 -5651 Fax: (540) 665 -6395 1 NameandProperty IdentificationNumber Address NameAtkr\ L. SL. :r•Ir etc:1S tHSSfoottltSe,u2PIKE s-rPHENS6r`tVA a».4•S6 Property Li 45 Name AlkQnL. 4DGRo -roqH, Sh:rIci INERE" RfKeAD rra=i2v4iNcmcstrit, .o1a.co3 Property to A 5A NameDONALDH. j{\;r1k.93soi miutr,NSBUNGPike STEPI4ENSrr ,VA n.csc Property# y A5Q NameVAU_er`rfiEtTILI7-6g-P•V• Qtx ' 1- ' k, MOUnil" SAC.KSON, Via zyyZ ProertPy L4`i- Ao NameNiNCH &sita- MLxTA1LS ANC,19- LtgEa- Roti> kIinlGltsrkZOVA2246? Property LH Q 12_ A NameDMJ HOLDIiu6S bLLC 3`ISPIMPSMoteLANE- jr11cHEGn- iVA ZVGn2 Property y al. g1NameFtgOCItIeKCtso&k WuMfrNo.. LLC Ptc. 6d loici 13J2Ket A 2160`]l Property Name Property Name Property Name Property Name Property Name Property Name Property 0;AIandUseApplicationsVApplication FonnsyBoundary LineAdjustmentorLotConsolidationapt)] onwpd Revised2/7/11 ListofAdjoiningProperties: Thefollowingnamesandaddressesarealloftheindividuals, firms, orcorporations owningpropertyadjacenttothepropertyforwhichthewaiver orexception isbeing sought, includingpropertiesatthesides, rear, andinfrontof (acrossstreetfrom) thesubjectproperty. Useadditional pagesifnecessary.) Thesepeoplewillbenotifiedbymailofthisapplication. 2 JSi,! 4 4 N P°li STEPHENSON t F OUF 1111 /1ktisp' y, VICINITYStSaWalD, 1„ =2000'MAP FINALPLATOFASUBDIVISION OF LOT18 LOT1C VALLEY INDUSTRIAL PARK STONEWALLMAGISTERIALDISTRICT, FREDERICKCOUNTY, VIRGINIA APRIL9, 2012 OWNER'SCERTIFICATE THEABOVEANDFOREGOINGSUBDIVISIONSURVEYOFTHELANDOFJIREHENTERPRISES, LLC, ASAPPEARSON THEACCOMPANYINGPLAT, I5WITHTHECONSENTOFANDINACCORDANCE WITHTHEDESIRES OFTHE UNDERSIGNEDOWNERS, PROPRIETORS, ANDTRUSTEES, IFANY. SIGNATURELAWRENCET. SHORTMEMBER COMMONWEALTHOFVIRGINIA CITY /COUNTYOF TOWIT' THEFOREGOINGOWNER'SCERTIFICATEWASACKNOWLEDGED BEFOREME771I5DAYOF 2012, BY: PRINTED OWNER SIGNATURE NOTARYPUBLIC PRINTED NOTARYPUBLIC MYCOMMISSIONEXPIRES REGISTRATION NUMBER ABBREVIATIONS LEGEND SRLBUILDINGRESTRICTIONLINE O PROPERTYCORNERFOUND D8DEEDBOOK IRFIRONRODFOUND 9 PROPERTYCORNERSET IRSIRONRODSET 5 /8 "X24" REEARWITH PGPAGE YELLOWPLASTICCAP RES. RESIDENTIAL O CHAINLINKFENCEPOSTUSED R.O.W. RIGHTOFWAY ASPROPERTYCORNER SURVEYOR'SCERTIFICATE IHEREBYCERTIFYTHATTHEPARCELCONTAINEDINTHISSUBDIVISIONSURVEYISAPORTIONOFTHELAND CONVEYEDTOJIREHENTERPRISES, LLC, FROMTAMES7WILSON, BYDEEDOFRECORDINTHEFREDERICKCOUNTY CIRCUITCOURTCLERK'SOFFICEASINSTRUMENT040008576DATEDMAY7, 2004. p 70 (9c.7 GARYR. OATES, LANDSURVEYOR PARCELS APPROVAL 44- (A) -6B 44- (A) -6C 3.882acres 6.422acres Zoned. M -2 Zoned: M -2 FREDERICKCOUNTYSUBDIVISIONADMINISTRATOR DATE FREDERICKCOUNTYSANITATIONAUTHORITY DATE F O F uGAR. OATESv Lic. No. 1518 -B yr -1 l S qNb SUR \R VIRGINIADEPARTMENTOFTRANSPORTATION DATE k 1073RedbudRoad 7GreyWolfe, Inc. Winchester, VA22603 WolfelncGreY @aol.comLandSurveyingandConsulting540- 667 -2001OFC Y 540 -545 -4001FAX DRAWNBY: GRO IFILENO: 02201SHEET1OF2 RADIUSARC DELTA BEARING CHORD 0-1 27.00'42.41'90 °00'00"507 °47'12 "E 38.18' 0-2 2700'42.41'90 °00'00"507 °47'12 "E 38.18' 5 "IRF C 144, 877GI 75'BRLI Q 44- (A) -6A 621 I FREDERICK I I COUNTY L___., 1b BUSINESSPARKuIOS'O1 060005838 05-n titiZONED: M -Z ;15-'.'1 N 1I USE: VACANT ILn M1 I 1 C- 5 /e "IRF100.00' 10 N52 °45'50" W5/1 "1RF 44 -(A) -6 VALLEYFERTILIZER CHEMICALCO. DB504, PG443 ZONED: M -2 USE: INDUSTRIAL 5 /B "I55 EBERTROADRT837 44 -(A) -5 ALLENL. SHIRLEY, ETALS 060018221 S4301318„ ZONED: RA USE: AGR. ZS'BRL488 .87' m HATCHEDAREADENOTESA Iry PROPOSED20' WATERLINE EASEMENT TOTHEFREDERICKCOUNTY 1857 °47'12 "E SANITATIONAUTHORITY FORA 48.00' FUTUREWATERLINE EXTENSION 1 1 235.82' 552 °48'35" E 161.76 541°2622" W 52.73' 554 °12'18" E 34,11' LOT10 44- (A) -6C ZONED: M -2 3.882ACRES 75'BRL Qry w1 rv, I 1cml 112.00' tiNI 15-52°47'12" C-1O93.91 120' 0' 120' LOT1B 44- (A) -6B ZONED: M -2 6.422ACRESNf hIm nlryI DOTSHADEDAREA oI DENOTESA50X75' oI SHAREDENTRANCE 7Q-1 EASMENTHEREBY DEDICATEDFOR LOTS1B &1C 75' BRL EX. DRAINAGEESMT 040020891 241.73' 1p050 II 253.75' N52 °4550 "W 9.50' GENERALNOTES 7 GRAPHIC SCALE 1ml Ln I 44- (A) -5B DONALDH. SHIRLEY, ETUX DB466, PG795 ZONED: RA USE: RES. 5 /8 "IRF 44- (A) -SA ALLENL. SHIRLEY, ETUX DB389, PG484 ZONED: RA USE: RES. IRF 500' TORT11 1. ATITLEREPORT HASNOTBEENFURNISHED. EASEMENTS OROTHERENCUMBRANCESMAYEXISTWHICHARE NOTSHOWN. 2. NOCEMETERIESWEREOBSEREDDURINGTHECOURSEOFTHISSURVEY. 3. BASISOFMERIDIAN15PLATOFRECORDATO8761, PG1275. 0 uiRRYIR. 0 E Lic. No. 1518 -B l qNO SUR \I FILENO: 0220 FINALPLATOF SUBDIVISIONOF LOT18 LOT1CVALLEYINDUSTRIALPARK STONEWALLMAGISTERIALDISTRICT FREDERICKCOUNTY, VIRGINIA 1 GreyWolfe, Inc. LandSurveyingandConsulting 1073RedbudRoad Winchester, VA22603 GreyWolfeInc@aol.com540- 667 -2001OFC540 - 545 -4001FAXDATE: APRIL9, 2012I SCALE: 1"= 120' ISHEET2OF2 FrederickCountyPlanning Development DirectorofPlanning 107NorthKentStreet Winchester, VA22603 Mr. Lawrence: April10, 2012 Iformerlyrequest awaiver oftheMasterDevelopmentPlanrequirement as allowedintheFrederickCountyZoningOrdinanceChapter165- 801.3Boftaxparcel 44- (A) -6B. Thepropertydoesnotincludenewstreets, roadsorrights -of -way, doesnot furtherextendanyexistingordedicatedstreet, roadorrights -of -wayanddoesnot significantly changethelayoutofanyexistingordedicated street, roadorrights -of- way. Thepropertydoesnotproposeanystormwatermanagementsystemdesigned toservemorethanonelotanddoesnotnecessitate significantchangestoexisting stormwatermanagementsystemsdesignedtoservemorethanonelot. Thepropertyisnotanintegral portionofapropertyproposedorplannedfor futuredevelopment orsubdivision Thepropertyisplannedtobedevelopedinamannerthatisharmonious with surroundingproperties andlanduses. Thepropertydevelopmentdoesnotsubstantially affectthepurposeandintent ofthischapter. Thankyou, LawrenceT. Short, member JIREHEnterprises, LLC 9 -11430 CSTII L--7 APB102012 r; COUNTY wr',- SMT ilia MEMORANDUM To: FrederickCountyPlanningCommission From: CandiceE. Perkins, MCP, SeniorPlanner Subject: DiscussionTreatmentHomes Date: April18, 2012 Thisamendmentproposes thefollowing changes: CEP /bad 107NorthKentStreet, Suite202 Winchester, Virginia22601 -5000 COUNTYofFREDERICK DepartmentofPlanningandDevelopment 540/665-5651 FAX: 540 /665 -6395 Staffhasreceivedarequesttoinclude "TreatmentHomes" asaconditionaluseintheRA (Rural Areas) ZoningDistrictandtorevisethedefinitionof "AdultTreatmentHomeCurrently, Adult TreatmentHomes areonlypermittedintheMS (MedicalSupport) District. Revisethedefinitionof "AdultTreatmentHome" to "TreatmentHome" andaddthe provisionthatitisforallages, andalsoincludedrugtreatment. Add "TreatmentHome" asaconditionaluseintheRA (RuralAreas) District Deletethedefinitionof "DrugTreatmentHome" becausethisuseisbeingincorporated intothedefinitionof "TreatmentHome RevisiontotheMSDistricttoincludetheterm `Treatment Home" anddelete "Drug TreatmentHome TheitemwasemailedtotheDevelopmentReview andRegulationsCommittee (DRRC) onApril 4, 2012. TheDRRCendorsed thechangesandrecommendeditbesenttothePlanning Commissionfordiscussion. Theattached document showstheexisting ordinancewiththeproposedchanges supported bythe DRRC (withstrikethroughsfortexteliminatedandbolditalicfortextadded). Thisitemis presented fordiscussion. CommentsandsuggestionsfromthePlanningCommission willbe forwardedtotheBoardofSupervisors. Attachments: 1. Revisedordinancewithadditionsshowninboldunderlineditalics. 165- 401.03Conditionaluses. Thefollowingusesofstructuresandlandshallbeallowedonlyifaconditionalusepermithasbeen grantedfortheuse: MM. TreatmentHome. 165504.02Permitteduses. AllowedUses AdultTreatmentHome Drugtratmenthome 165- 101.02Definitionswordusage. ARTICLEIV AGRICULTURALANDRESIDENTIALDISTRICTS Part401— RARuralAreasDistrict Part504— MSMedicalSupportDistrict B. Structuresaretobeerectedorlandusedforoneormoreoftheidentifieduses. Thepermitteduses areidentifiedbyStandardIndustrialClassification. AllusesdescribedbyStandardIndustrial Classificationareallowedonlyifthemajorgroup, industrygroupnumber, orindustrynumber generalgrouptitlesareused. 5) Relatedresidentialusestosupporthospitals, medicalcenters, medicaloffices, clinicsandschoolsof medicine: Asdefined) Asdefined) ARTICLEI GENERALPROVISIONS, AMENDMENTS, ANDCONDITIONALUSEPERMITS ATMENTHOMEAresidentialfacilityforpersonsrecoveringfromdrugorcontrolled substanceabusewheresupervision, rehabilitationandcounseling areprovidedtotheresidents. ATTACHMENT 1 ADULTTREATMENTHOMEAresidentialfacilityforpersonsofallagesrecoveringfromalcoholand /or drugaddiction abusewheresupervision, rehabilitationandcounselingareprovidedtotheresidents.