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PC 08-01-01 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia AUGUST 1, 2001 7:00 P.M. CALL TO ORDER TAB 1) Committee Reports ................................................ (no tab) 2) Citizen Comments ................................................. (no tab) PUBLIC HEARING 3) Conditional Use Permit #10-01 of Route 37 Self -Storage, L.L.C. for an off -premise business sign. This property is located at 3862 Valley Pike and is identified with Property Identification Number 75A -6 -B -41B in the Back Creek Magisterial District. (Mr. Camp) ..........................................................(A) 4) Rezoning #06-01 of Keith and Robin Rodgers, submitted by Dove & Associates, Inc., to rezone 15.986 acres from RA (Rural Areas) to M1 (Light Industrial). This property is located at 780 Airport Road (Rt. 645), west of the intersection of Airport Road and Victory Road (Rt. 728), and is identified with Property Identification Number 64-5-3 in the Shawnee Magisterial District. (Mr. Lawrence) ....................................................... (B) 5) Request for Expansion of Urban Development Area (UDA) to incorporate approximately 95 acres of Parcels 55-A-105, 106, 107, and 107A owned by Patrick A. McTieman. The expansion would also include additional lands owned by others as the UDA expansion would establish Red Bud Run as its northern boundary. This expansion would occur on the north side of Berryville Pike (Route 7), adjacent to Red Bud Run, in the Stonewall Magisterial District. (Mr. Lawrence) .......................................................(C) 6) Other PC REVIEW: 08/01/01 BOS REVIEW: 09/12/01 COND11II�/L C CII1I 1VSrKV U Route 37 Self -Storage, L.L.C. LOCATION: This property is located at 3862 Valley Pike. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 75A -6-B-41 B PROPERTY ZONING & PRESENT USE: Zoned B2 (Business General) District; Land Use: Vacant ADJOINING PROPERTY ZONING & USE: Zoned B2 (Business General) District; Land Use: Residential and Commercial PROPOSED USE: Off -premises business sign REVIEW EVALUATIONS: Virginia Dept. of Transportation: In accordance with the laws of the Commonwealth of Virginia, no private advertisement sign can be placed on the State's right-of-way. Prior to erection on private property, a permit may have to be applied for through our District Office in Staunton. You may do so by contacting Mr. Larry Curry at (540)-332-9098. Inspections Department: Structure shall comply with The Virginia Uniform Statewide Building Code and Section 312, Use Group U (Utility), of The BOCA National Building Code/1996. Please submit sign plan including foundation detail at the time of building permit application. Planning and Zoning: The subject application is a request for an off -premises business sign. The applicant would like to construct a 4 x 8 sign to advertise Route 37 Self -Storage, L.L.C. The sign would be located on an adjoining parcel of land to Route 37 Self -Storage. The lot is presently vacant and owned by another individual. Off -premises business signs are only permitted in Frederick County with an approved Conditional Use Permit. In considering such a sign, the following standards are required by the Frederick County Zoning Ordinance: Route 37 Self -Storage, L.L.C. CUP #10-01 Page 2 July 18, 2001 (1) No off -premise business sign shall be allowed in the RP (Residential Performance), R4 (Residential Planned Community), R5 Residential Recreational Community, or the MH1 (Mobile Home Community District). (2) Appropriate separation shall be provided between the off -premises business sign and surrounding residences and other uses. The Board of Supervisors may require that such signs not be visible from surrounding residences. (3) Off -premises business signs shall be limited to a size, scale and height that does not detract from surrounding properties and uses. (4) Off -premises business signs shall be properly separated from each other to avoid clutter along road corridors. (5) Off -premises business signs shall not be of a type that will distract motorists or cause other safety hazards. (6) Off -premises business signs shall be properly maintained. The property is two (2) acres in size, is zoned B-2 (Business, General District), and is located in the Back Creek Magisterial District along Valley Pike (Route 11), just south of the Route 37 underpass. The applicant would like to construct the sign near the middle of the property line that adjoins Valley Pike. The Frederick County Zoning Ordinance would require the sign to be at least 10 feet from this property line. Adjoining land uses are residential, commercial, and vacant. No other business signs are located in the vicinity. However, there is a temporary real estate sign located on the lot, because the property is for sale. STAFF CONCLUSIONS FOR THE 08-01-01 PLANNING COMMISSION MEETING: Staff is of the opinion that this application for an off -premises business sign has adequately addressed the requirements of the Zoning Ordinance. The following comments are recommended by Staff to help prevent future problems that could arise. At this time, no adverse comments have been made by any of the relevant review agencies. There should be minimal impact to land uses within proximity of this site due to the location, size, and height of the proposed sign. Should the Planning Commission choose to recommend approval of this application, the following conditions of approval would be appropriate: Route 37 Self -Storage, L.L.C. CUP #10-01 Page 3 July 18, 2001 All review agency comments shall be complied with at all times. 2. A sign permit shall be obtained from the County Building Inspections Department prior to the placement of the sign. Any alteration of the sign shall require a new sign permit and zoning approval. 3. All applicable permits from the Virginia Department of Transportation shall be obtained prior to the placement of the sign. Any alteration of the sign shall require additional VDOT review and approval. 4. The sign shall be no greater than 35 square feet in size and 10 feet in height. 5. The sign shall be properly maintained at all times, and shall be completely removed within 30 days by the property owner should the business cease to operate at the location advertised by the sign. O: \Agendas\COMAfENTS\CUP's\200I \RoutO7Self-Storage.wpd / �1 37 I• I' e i� -VANCO, LLC q SF (Rt.37 Self Storage, Ilc) 75A 6 B 41 ` Proposed Sign 7VA OB 418 RT & T PARTNERSHIP 75 A 2D gq ENGLE PROPERTIES, INC. �S 75 A 10 q `� 11 STATE FARM MUTUAL AUTOMOBILE INS,' 75 A 2E MILLER 75 A 11C cup#10 - 01 Location Map For: RT. 37 Self -Storage, PIN: 75A -6-B-41: Dept. of Planning and Development, 07/01, Agray vim/ I 1 175A 6 B 41B a / i/ , 11 �� l rr ffjli.ff (alt( (Urn Il /`! fr M �l �illn h l r�/ii/{ .If✓ `/,lige{i� � � � il`ttII It lf�' cup#10 - 01 Location Map For: RT. 37 Self -Storage, PIN: 75A -6-B-41: Dept. of Planning and Development, 07/01, Agray Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA MA 4 ff-lmlda!&�Jl 1. Applicant (The applicant if the owner I other) NAME: ADDRESS: F; 4 2 TELEPHONE d 4 � /-- /— 2. Please list all owners, occupants, or parties in interest of the property: 3. The property is located at: (please give exact directions and include the route number of your road or street) 4. The property has a road frontage of , feet and a depth of �'] feet and consists of _ �acres. (Please be exact) 5. The property is owned by �'� �,s 4, Sr as evidenced by deed from C. �'ndb� �� recorded (previous owner) in deed book no. on page , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. y/ Magisterial District a C Current Zoning – 2- 7. Adjoining Property: ' USE ZONING North Si �� S 22..... East South f c4, q West Ste/ �' ,.�(, �-z_ 8. The type of use proposed is (consult with the Planning Dept. before completing) 9. It is proposed that the following buildings will be constructed: 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: NAME Vanco, LLC PROPERTY ID# 75A -6-B-41 NAME Tom's LLC PROPERTY ID# 75A -6 -B -41B ADDRESS 683 Payne Road Clearbrook, VA 22624 ADDRESS 3862 Valley Pike (P.O. Bog 3243) Winchester, VA 22604 NAME Mary Ellen Neff ADDRESS 3850 Valley Pike PROPERTY ID# 75A -6 -B -12A Winchester, VA 22602 NAME Billy G. & Sandra Fletcher ADDRESS PROPERTY ID# 75-A-4 NAME Engle Properties, Inc. ADDRESS c/o Mrs. Raleigh Engle PROPERTY ID# 75-A-10 NAME ADDRESS PROPERTY ID# NAME ADDRESS PROPERTY ID# NAME ADDRESS PROPERTY ID# 3900 Valley Pike Winchester, VA 22602 20 N. Washington Street Winchester, VA 22601 At ; I cr? ti 0 •r ,� a �•s my 7 DRAIN MD TO BE AakoaNED 1- Y B#U WL1E �I J 1 J. PIPE f PVC SDR 21 1- f PLUG I FUTURE PRIVATE FORM LOT 3 N/F TOMS I.D. 75A-6-8-415 .ZONED 8-2 USE VA CAN . FUTURE VA. ROUTE t SHOWN EP: ON JL "'� '*y 25 38 f Jtl.79• FORM i0.00' RS 15 FL F.C.S. SEW EASEIIFM EX1 IK Val. TO BE i i Fungi UM MWOM *0 CAPPED TYPE. U-1 Rlsh- 746 LOCATION PE HEkTH��MW LVDAU OZ At ; I cr? ti 0 •r ,� a �•s my 7 DRAIN MD TO BE AakoaNED 1- Y B#U WL1E �I J 1 J. PIPE f PVC SDR 21 1- f PLUG I FUTURE PRIVATE FORM LOT 3 N/F TOMS I.D. 75A-6-8-415 .ZONED 8-2 USE VA CAN . FUTURE VA. ROUTE F839 _IMPROVEMENTS SHOWN ON SHEET 4. 1 i i' 413L --- _____________ QBI BEN�h'MARf<I �J 2 NAILS /N WPP ` EL EV = 726.56, /lh` 1• IN 4 vt� tonic _...... # 5 it,�, :�t.'x., • IRS.,` s- 53' W r 1 251.04 s �, IRS -- U�DUTE )1 -VALLEY PIKE •-�`__-- _ _ _�� - VARIMLE Mm, f flC A M. out 733.50 EC -1 t M-1 RFA`D. W. OUT 734.70 `--� M-1 & ES -2 RE 'D. Rf,-HARD R. IVEFF I & MARY ELLEN NEFF ZONED: 62 RESIDEN77AL Mv. pn.�s U.a. ROUTE 11 VALL.. MTED 5PEED UMrr= 46 M.P.H. �o MY 12. Additional comments, if any: ' l t "— R�e-!.IE-�c�a��� .-}�c,r �P 1�fc.�-F'�r��r ;exp✓ v � Iji 'rr / Ci (C�e( • r,vo CGLS' e� L,,3- y 4 i• -e- I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Address Owners' Telephone No. (S Z -Z- C 6 I -o. 155Y 32-f3 _idlt, c4t, j4v, Vq o s¢-6 676-073(, TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: PC REVIEW DATE: 08/01/01 BOS REVIEW DATE: 09/12/01 E ZON-ING APPLICATION #06-01 KEITH AND ROBIN RODGERS To rezone 15.986 acres from RA (Rural Areas) to M1 (Light Industrial) LOCATION: This property is located at 780 Airport Road. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-5-3 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: Zoned M1 (Light Industrial) District Zoned RA (Rural Areas) District West: Zoned RA (Rural Areas) District PROPOSED USE: Office and Light Industrial REVIEW EVALUATIONS: Use: Airport Use: Residential Use: Office / Warehouse Use: Residential / Agricultural Use: Residential Virginia Dept. of Transportation: The application to rezone this property appears to have minimal measurable impact on Route 645, Airport Road, the VDOT facility which would provide access to the property. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the ITE Trip Generation manual, Sixth Edition, for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- Keith & Robin Rodgers #06-01 Page 2 July 20, 2001 way dedications, traffic signalization and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Millwood Station Volunteer Fire & Rescue now serves this area. Greenwood Volunteer Fire & Rescue is an assisting company. Water supply requirements shall meet Frederick County Chapter 90. Millwood Station V.F.R. Co. 21: Have no comments other than Millwood Station hopes to be building a new station closer to Airport Road in the near future. Plans are underway now. Frederick Counly Sanitation Authori : No comment. County Engineer: See attached letters from H. E. Strawsnyder, Jr., Director of Public Works, dated 10/4/00 and 6/27/01, and letter from Dove & Associates, Inc. dated 4/27/01. Inspections: Existing building shall comply with The Virginia Uniform Statewide Building Code/1996. Other code that applies - CABO Al 17.1-92 Usable and Accessible Buildings and Facilities. Please submit a floor plan of the existing building at the time of Change of Use permit application. Counly Attorney: Cannot "grant" to Board of Supervisors; should be to Frederick County; remainder looks alright. Sanitation Authori : No comment. Winchester Regional Airport Authority: objections to this rezoning. Planning & Zonings 1) Site History The Winchester Regional Airport Authority has no The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning for the parcel which comprises the proposed rezoning as A2 (Agricultural General) District—The A-2 (Agricultural General) District zoning classification was modified to RA (Rural Areas) District on February 14, 1990 during the comprehensive amendment to the county's Zoning Ordinance. The parcel which comprises the proposed rezoning is identified by property identification number 64-5-3. The parcel totals 20.99 acres, although only 15.986 acres are included in the rezoning request. The remaining five acres would remain RA zoned, and would not be included in the Keith & Robin Rodgers 406-01 Page 3 July 20, 2001 future development. The proposed rezoning application calls for a zoning change to M1 (Light Industrial) District, 2) Location The parcel which comprises the proposed rezoning is located on the south side of Airport Road (Route 645). The parcel is located approximately 1,200 feet west of the intersection of Airport Road and Victory Lane (Route 728). Airport Road and Victory Lane are classified as major collector roadways. The parcel is within the County's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The parcel is a component of the Route 50 East Corridor Land Use Plan which was adopted by the Board of Supervisors in 1994. This land use plan identifies the general area of the subject parcel for future office and industrial use. The parcel is also located within the Airport Support Area (ASA), as identified in the Comprehensive Policy Plan. The ASA was established to limit residential development in order to protect fly -over and noise sensitive areas. The Comprehensive Policy Plan states that the primary land use within the ASA should be business and industrial development. 3) Site Suitability The parcel which comprises the proposed rezoning does contain significant physical environmental characteristics as identified in the Frederick County Zoning Ordinance. The site is slightly rolling agricultural land, with woodlands, steep slopes, wetlands, and flood plain areas generally located towards the southern end of the property. The Frederick County Rural Landmark Survey does not identify potentially significant historic structures on or within the proximity of this property, or as being part of a potential historic district. 4) Intended Use The applicant intends to utilize the rezoned property for the relocation of its existing business, Dove & Associates, Inc., from its present location within the City of Winchester, to the subject site. The relocation would enable the business to expand and better serve its customers. The property would eventually also be developed for other office and light industrial uses. 5) Potential Transportation Impact rmpactAnalysis Statement The applicant has provided information which projects potential traffic impacts associated with the development of the 15.986 acres requested to be rezoned. This analysis utilizes average Keith & Robin Rodgers 406-01 Page 4 July 20, 2001 vehicle trip data from the Institute of Traffic Engineers Trip Generation Manual, 6`' Edition, Volume 1 (ITE). The applicant has also utilized traffic data from the Virginia Department of Transportation (VDOT) for a 1993 count, which records 1,494 trips per day on Route 645 between Route 522 and Route 728, Victory Lane. This 1993 traffic count has been projected to 2,764 VPD in the year 2001. The data was further projected to the Year 2011, the projected build -out year, at 5,970 VPD. The applicant's trip generation analysis indicates a trip generation resulting from the rezoning of 777 VPD. The projections indicate an increase of approximately 28% in projected traffic counts based on the Year 2001 VDP projection. Based on the Year 2011 projections, the rezoning would increase the traffic count on Airport Road by 13% at build -out. The applicant indicates that this increase will have a minimal impact on Airport Road and the surrounding roads. Review Agency Comment The Virginia Department of Transportation (VDOT) has reviewed the applicant's traffic impact analysis. The VDOT comment, dated 5/4/01, states that the rezoning would have minimal measurable impact on Route 645; however, VDOT reserves the right to comment on all right-of- way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Planning Staff Comment The applicant's traffic impact analysis appears to provide an accurate depiction of current traffic counts for Route 645. The projected traffic generation from the proposed site may require additional analysis. In the absence of a proffered maximum structure square footage permitted on the property, staff would utilize the maximum square footage calculator of 24,750 square feet of general office space per acre of use. Staff would further assume that environmental features (steep slopes, flood plain and wetlands) consume an estimated 35 percent of the site. Therefore, staff utilized a buildable area of 9.75 acres for this calculation. This nets an estimated 241,313 square foot of general office space possible for the property (24750 * 9.75). Projected further, staff estimates that the property could generate approximately 2,657 trips per day (241313/1000*11.01). Based on staff's projections, the proposed rezoning could generate a 45 percent increase in trips on AirportRoad at a 10 -year build -out. 6) Proffer Statement The applicant has submitted a proffer statement which has been signed by the property owner. notarized, and reviewed by the County Attorney's office. The following list is a summary of the Keith & Robin Rodgers #06-01 Page 5 July 20, 2001 conditions voluntarily proffered by the applicant: Establishment of a conservation easement to preserve environmental features, and reserve an area for a future stream valley park system. Provide a monetary contribution of $0.04 per square foot of new building structure to the County for utilization by fire and rescue services. STAFF CONCLUSIONS FOR 08/01/01 PLANNING COMMISSION MEETING: The 15.986 -acre site proposed for rezoning is located within the County's Urban Development Area (UDA), the Sewer and Water Service Area, and addressed in the Route 50 East Corridor Land Use Plan. The request to rezone the property from RA (Rural Areas) to M1 (Light Industrial) District is consistent with the policies established in the Comprehensive Policy Plan and is in conformance with the development patterns depicted in the Route 50 East Corridor Land Use Plan and the Airport Support Area. The language within the proffer statement mitigates the impacts that would be realized by the fire and rescue services should the zoning occur. Staff believes that additional impacts could be further mitigated by the applicant through consideration of the following comments: Recordation of the delineated conservation easement in the Frederick County Clerk of Courts Office. Additional analysis of the projected trip generation to more clearly understand and identify the impact the rezoning would have on Airport Road. Establish proffered design standards or restrictive covenants to require lower outdoor lighting fixtures, monument signs, strategic placement of loading and receiving bays, and more intensive landscaping than required by County ordinance. These items would lessen the visual impact of the development on the Airport Road corridor as well as on the adjoining residential uses. The applicant should be prepared to address the comments made by staff during the review of this application by the Planning Commissi6n and the Board of Supervisors. — 0:1Agendas\COM[.IENTSIREZONING\Staff Repon120011KeithRodgers_R$Z.wpd OUTPUT MODULE APPLICANT: PIN 65-5-3 Net Fiscal Impact RANI] USE TYPE Industrial/Office Costs cf impart Cresil' fNPPUT.W�O_D.ULE C10 tg1q_Ug-Take REAL EST VAL $39,565,3tXJ Required (entered in Total Potential Adjustment For Cur. Budgel Cur. Budget Cap. Future C1PI FIRE & RESCUE 6 Capilat. Facifli� cot sun on 11'( �C%pE9UiR E_tcpend/i?Yd1t,�. Ts1zre5,04hSr Tax Gredds Revenue- Net Capital Not Cost Par P (.LhiadjUsted) COM 85Wo@ Fg i�'ir3s_lmpact Dwelline_.(a�ti! Fre and Rescue Department $204,278 E�ttentary ^x lwols $0 $0 $0 $204,278 ERR Mddle Schools $0 High Schools $Q $0 $0 $0 ERR Parks mid Recreation $Q Public Library $0 $0 $0 30 ERR Sheriffs OfficesgQ So $0 512,584 $0 $0 $0 $0 ERR Administration Budding EO $12,584 $12,564 $0 ERR 0!her Miscellaneous Facilities $Q $145,1188 $29,357 $0 so $0 ERR $175,245 5175,245 30 ERR SUBTOTAL $204,278 $158,471 $29,357 $0 LESS: NET FISCAL IMPACT $7,002,395 $167,828 $187,828 $16.450 ERR NET CAP. FACILITIES IMPACT $7,002,395 $7,002,395 j,Qp2 Lm � INDEX: "I Z If Cap. Equip Induded: 1.0 INDEX: "1.(Y If Rev -Cost Bat, "0.0" if Ratio to Co Avg. 00 PLANNING DEPT PREFERENCES 1,0 11.0 Rev- Cost Bal = 1,000 — Ratio to Co Avg = 1.433 METHODOLOGY 1. Capital facilities requirements are input to the first col rnn as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); Included are the one -tithe taxeslfees for one year only at full value. a NPV of future open cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future mal expendikxe taxes pakl in fourth W as calculated in fiscal Impacts. 5. NPV of future taxes paid to bring current county up to standard for now facilities, as calculated for each naw facility. 6. Colunms three through five are added as potential credits against the calculated capiial beflities requirements. These are adirasted for percent of costs covered try the revenues from the project (actual, or as ratio 10 avq. for all residential development). NOTE: Proffer calculations do not include include Interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 6125/Ot ERL -------•----.-----_----- PAN. 05-5-3 Rezoning. Assumes 395,653 sq.n. office use on 15.1185 acres zoned M-1 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. October 4, 2000 Mr. Edward W. Dove Dove and Associates, Inc. P.O. Box 2033 Winchester, Virginia 22604 RE: Rezoning Request - Rodgers' Property Frederick County, Virginia Dear Mr. Dove: M COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 We have completed our review of the subject rezoning request and offer the following comments: 1. The impact analysis indicates that "no wetlands have been identified on the site". However, based on our past experience along Bufflick Lick Run and its related tributaries, we know that wetlands do exist within the stream flood plain as well as the tributary drainage swales. This fact also applies to the existence of hydric soils and wetland variety plants. We recommend that a wetland delineation study be performed prior to submittal of a master development plan. This recommendation should be reflected in the rezoning impact statement. 2. It appears that approximately 25 percent of the property consists of slopes greater than 25 percent. These steep slopes shall be delineated on the master development plan. 3. Buffalo Lick Run provides the primary drainage relief for the subject site. Stormwater management facilities shall be shown on the master development plan for the various land segments. 4. Provide an estimate of solid waste (tons per year) that could be generated from the proposed rezoning. 5. The mature woodlands shall be delineated on the master development plan. 6. It appears that only a limited portion of the site can be developed because of the steep slopes and woodland limitations. The flood plain associated with Buffalo 107 North Kent Street 9 Winchester, Virginia 22601-5000 Rodgers Rezoning Page 2 October 4, 2000 Lick Run. Setback and buffer requirements associated with M-1 property could further reduce the available area that can be developed. These factors should be carefully evaluated during the master development phase. Only comments one (1) and four (4) should be addressed in the proposed rezoning. The remaining comments should be applied to the master development plan or actual site plan if a master development plan is not required for this property. neereiy, Harvey Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Planning and Zoning file MF W & ASSOCIATES = �c:_ -,viNc:��0os �C) 2i.sW Cla� -3C45 = "Z -C=, Pr - April 27, 2001 Mr. Harvey E. Strawsnyder, Jr., P.E. Director of Public Works County of Frederick, Virginia 107 N Kent Street Winchester, Virginia 22601 RE_ Rezoning Request- Rodgers' Property Dear Mr. Strawsnyder The purpose of this letter is to address the comments in your letter of October 4, 2000.1 hope you will understand the delay in addressing the comments in your letter is a result of having been thru two major surgeries since receiving your letter. In response to your comment #1, please find enclosed a copy of a Wetlands Delineation Study conducted by Triad Engineering, Inc.. I understand from Jeff Mitchell that while the study recommends submittal to the COE, he does not feel this would deter development of the property. We are planning to make this submittal within the next two months. If you have any questions please feel free to contact Jeff at 667-9300. We are revising our proffers to include the granting a conservation easement. as shown on the Map in the study. We limited the study to the areas we plan to develop. In response to your comment #4, we offer the following estimate of solid waste to be generated from the proposed rezoning. Approximately 130,000 s.f. of Buildings of which 65,000 s.f will be Offices and 65,000s.f. will be Storage facilities_ 65,000s.f./250s.f/person=260 people; 1 lb./person/day = 260 lb./day 260 lb./day x 260 working days/year = 67,600 lb./year = 33.8 tons/year I hope this answers your questions; if you have any concerns, please feel free to call. Very truly yours, DOO 7S, INC. Edward W. Dove, P.E., L.S. President June 27, 2001 Mr. Edward W. Dove Dove and Associates, Inc. P.O. Boz 2033 Winchester, Virginia 22604 RE: Rezoning Request - Rodgers' Property Frederick County, Virginia Dear Mr. Dove: COUNTY of FREDERICK Department of Public Wor' 540/665-56,.. FAX: 5401678-0682 The wetlands delineation study prepared by Triad Engineering, Inc. has adequately addressed our comment #1 included in our review dated October 4, 2000. Your evaluation of the solid waste quantities has satisfactorily addressed comment #4. The remaining comments will be evaluated at the time of the master plan submittal. Sincerely, Harvey Cstrawsnyder, Jr., P.E. Director of Public Works cc: Evan A. Wyatt, Director of Planning and Development file 107 North Kent Street - Winchester, Virginia 22601-5000 RP M1 M1 a RA vvll%ju"tSltK REGIONAL AIRPORT AUTH 64 5 1A RA LARGENT, LEON W. 64 5 1 RA 64 3 % RA 64 RUSSELL i 64 Ra B i Kt(ilUfW�1 �, AIRPORTAW64 ; R7i ' VNNCHESTER , REGIONAL f AIRPORTALA�i 64 A 4a i KOTLOWSKI 674 rJ S' ANDERSON ml �,� 64 �5 Dl, i WINCHESTER i REGIONAL AIRPORTAUTH 64 R D R�SON i D , RA D3 P � yr �- l �i �' ill JIB 64 S I � T Ill uU,inr11[i\ �•- / w . A� ,Yl�}ill w REZA6-01 Location Map For: Keith & Robin Rodgers PIN: 64-5-3 ,f, I, II I`I I � I I I P � yr �- l �i �' ill JIB 64 S I � T Ill uU,inr11[i\ �•- / w . A� ,Yl�}ill w REZA6-01 Location Map For: Keith & Robin Rodgers PIN: 64-5-3 REZONING QUEST PROFFER Property Identification Number 64-((5))-3 Shawnee Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 et. sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application for the rezoning of 15.986 acres from Rural Area (RA) zoning district to Industrial General (M1) zoning district. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. Volunteer Granting of Easements for Stream Valley Park Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Frederick County Board of Supervisors approves the rezoning for the 15.986 acres, lying south of Va. Secondary Route 645, Airport Road in Shawnee Magisterial District of Frederick County, Virginia from RA to M1 the undersigned will grant unto Frederick County a Conservation Easement as shown on the Rezoning Survey. The purpose of this Conservation Easement is to preserve the Buffalo Lick Run Stream Valley for a possible Stream Valley Park Development. Monetary Contribution to Offset: Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Frederick County Board of Supervisors approves the rezoning for the 15.986 acres, lying south of Va. Secondary Route 645, Airport Road in Shawnee Magisterial District of Frederick County, Virginia from RA to M1, the REZONING REQUEST PROFFER Property Identification Number 64-((5))-3 Shawnee Magisterial District Page 2 undersigned will pay to Frederick County the sum of four cents ($0.04) per square foot of building structure at the time a building permit is applied for and issued for any new construction. This contribution shall be designated for Frederick County Fire and Rescue emergency services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions; the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, (Print name)=� 1 Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To- wit: The foregoing instrument was ac owled ed before me this day of by m dr - My Commission expires J - L-3 L 65 Notary Public Impact Analysis Statement Parcel ID: 64-((5))-3 Introduction The subject parcel contains a total of 20.986 acres. The property is located on Route 645, Airport Road near the Winchester Regional Airport in Frederick County, Virginia. The property is currently zoned RA and is used for residential purposes. The owner desires to rezone 15.986 acres as shown on the survey to M-1, Light Industrial District. The intended purpose for rezoning the subject parcel is light industrial uses and offices. The proximity of the parcel to roads, utilities and commercial development creates circumstances favorable for development as allowed under the M-1 zoning category. Site Suitability The site is well suited for development. According to the 1998 Frederick County Comprehensive Policy Plan, the property is within the Urban Development Area. The property is included within the "Airport Support Area". The property is located beside the Winchester Regional Airport. The proximity of the property to Route 522, Route 50/17, Interstate Route 81 and the airport makes it a highly desirable site for offices and light industrial uses. The site is identified for "office/industrial" development in the "Route 50 East Corridor" land use exhibit contained in the Comprehensive Plan. 100 Year Flood Plain Panel Number 510063 0115B shows the parcel has one strip along Buffalo Lick Run that falls in the 100 year flood. This area is proposed as a conservation easement. The rest of the parcel is not within designated areas of the 100 year flood. Wetlands Wetlands have been identified on the site. A report of Routine Wetlands Delineation Study has been performed by Triad Engineering, Inc. and has been approved by Frederick County Public Works. Steffi Slopes The property generally slopes to the south. The land is situated near the top of a ridge and is gently sloping toward Buffalo Lick Run. Slopes are 2-7% in the front portion of the property increasing to 25-65% to the rear portion sloping to Buffalo Lick Run. Mature Woodlands The site contains mature woodlands. Impact Analysis Statement Parcel ID: 64-((5))-3 Soils According to the Soil Survey of Frederick County, the site contains the following soil types: Wikert-Berks channery silt loam, 25-60%, (41E) and Clearbrook Channery silt loam, 2-7% (913). There is no critical soil areas on the site. Airport District The subject property is within the Airport District - AP as defined by the Frederick County Zoning Ordinance. The purpose of this district is to prevent the encroachment of airport hazards. The property is within the "Transitional Zone" which fans perpendicularly from the runway center line and approach surfaces. Height limitations will be applied to structures proposed for this property. A portion of this property has been acquired by the Airport Authority for potential for the relocation of Route 645, 3.256 acres of the original parcel has been acquired. Surrounding Properties The site to be rezoned is bordered on the north by the VA Sec. Route 645, Airport Road, right- of-way. Across the right-of-way is land zoned RA which is being used for the operations of the Winchester Regional Airport. The land to the west and south of the property is zoned RA and is used for residential purposes. The land to the east is zoned M-1 and is currently being developed for wholesale distribution and offices. Traff is The property will have 212.15 feet of frontage of Route 645 for access. A 60 foot ingress/egress easement now serves the property. Route 645 serves as a connector between Route 522 and Victory Road. Victory Road runs between Route 645 and Route 50. Route 645 at the site is a two land road. Traffic data from the Virginia Department of Transportation for a 1993 count records 1,494 trips per day on Route 645 between Route 522 and Route 728, Victory Lane. We have projected the Year 1993 traffic count of 1494VPD to 2764VPD in the Year 2001. We have further projected the Year 2001 traffic count to 5970VPD in the Year 2011, which is the projected Build -out year. We have also enclosed a Summary of Trip Generation Rates. These indicate a Trip Generation resulting from this rezoning of 777VPD. The Summary of Trip Generation Rates were developed utilizing Institute of Transportation Engineers Trip Generation, 6`'' Edition, 1997 as a source. These projections indicate an increase of approximately 13% in projected traffic counts. We feel this increase will have a minimal impact on Airport Road (Rt. #645) and the surrounding roads. A W Impact Analysis Statement Parcel ID: 64-((5))-3 Sewage Conveyance and Treatment The current residence on the property is served by a septic system. Additional sewage facilities will be required in order to accommodate development on this property. The Frederick County Sanitation Authority has a 6" diameter force main in the Route 645 right-of-way of Route 645 adjacent to the property frontage. It is anticipated that approximately 130,000 s.f of buildings will be constructed of which 65,000 s.f will be offices and 65,000 s.f will be storage facilities. The projected sewage flow will be 65,000 s.f./250 s.f./person = 260 people x 100 gpd/person = 26,000 gpd. This flow will not adversely impact the existing facilities. Water Supply There are currently public water facilities available to serve the site. The Frederick County Sanitation Authority has a 12" diameter water main running parallel with the north right-of-way of Route 645 adjacent to the property frontage. The projected water flow will be 26,000 gpd as computed for sewage flow. This flow will not adversely impact the existing facilities. Drainage The Site is at the top of a ridge. There are well defined drainage swales evident on the property. Buffalo Lick Run crosses the property from west to east near the rear of the portion proposed area to be rezoned (see the topo map). Solid Waste Disposal Facilities The nearest solid waste transfer facility is located at the Frederick County Landfill approximately 3 miles to the northeast of Sulphur Spring Road. No additional solid waste disposal facilities will be required for the proposed development. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The estimated tonnage is computed as follows: 65,000 s.f./250 s.f./person = 260 people: 1 lb./person/day = 2601b./day; 260 working days/year = 67,600 lb./year = 33.8 tons/year Historic Sites and Structures The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of the major civil war battles. impact Analysis Statement Parcel ID: 64-((5))-3 Community Facilities Education No impacts to education facilities are anticipated Emergency Services Police protection is provided by the Frederick County Sheriff's Department. The nearest fire and rescue facility is the Millwood Station VFR Company No. 21 located approximately at the Intersection of Millwood Avenue and Pleasant Valley Road No additional fire and rescue facilities will be required for the area proposed to be rezoned. Parks and Recreation No impacts to parks and recreation facilities are anticipated. Other Impacts No additional impacts are identified. M ED DOVE AT AIRPORT ROAD Summary of Trip Generation Rates For 15 Acres of General Light Industrial December 18, 2000 Avg. Min. Max. No. Trip Trip Trip Std. of Rate Rate Rate Dev. Studies Avg. Weekday 2 -Way Volume 51.80 5.21 159.38 32.69 17 7-9 AM Peak Hour Enter 6.23 1.34 28.54 0.00 0 7-9 AM Peak Hour Exit 1.28 0.27 5.84 0.00 0 7-9 AM Peak Hour Total 7.51 1.61 34.38 6.51 18 4-6 PM Peak Hour Enter 1.60 0.29 6.16 0.00 0 4-6 PM Peak Hour Exit 5.66 1.03 21.84 0.00 0 4-6 PM Peak Hour Total 7.26 1.32 28.00 5.99 16 AM Pk Hr, Generator, Enter 6.77 1.37 29.22 0.00 0 AM Pk Hr, Generator, Exit 1.19 0.24 5.16 0.00 0 AM Pk Hr, Generator, Total 7.96 1.61 34.38 6.46 19 PM Pk Hr, Generator, Enter 2.63 0.40 9.38 0.00 0 PM Pk Hr, Generator, Exit 6.14 0.92 21.88 0.00 0 PM Pk Hr, Generator, Total 8.77 1.32 31.25 6.74 18 Saturday 2 -Way Volume 8.73 4.10 43.53 7.91 6 Saturday Peak Hour Enter 0.45 0.21 3.32 0.00 0 Saturday Peak Hour Exit 0.51 0.23 3.74 0.00 0 Saturday Peak Hour Total 0.96 0.44 7.06 1.55 5 Sunday 2 -Way Volume 4.42 3.29 34.12 5.50 4 Sunday Peak Hour Enter 0.31 0.23 2.26 0.00 0 Sunday Peak Hour Exit 0.33 0.24 2.45 0.00 0 Sunday Peak Hour Total 0.64 0.47 4.71 1.06 4 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS ED DOVE AT AIRPORT ROAD Summary of Trip Generation Calculation For 15 Acres of General Light Industrial December 18, 2000 Avg. Weekday 2 -Way Volume 7-9 AM Peak Hour Enter 7-9 AM Peak Hour Exit 7-9 AM Peak Hour Total 4-6 PM Peak Hour Enter 4-6 PM Peak Hour Exit 4-6 PM Peak Hour Total Saturday 2 -Way Volume Saturday Peak Hour Enter Saturday Peak Hour Exit Saturday Peak Hour Total Average Standard Adjustment Driveway Rate Deviation Factor Volume 51.80 32.69 1.00 777 6.23 0.00 1.00 93 1.28 0.00 1.00 19 7.51 6.51 1.00 113 1.60 0.00 1.00 24 5.66 0.00 1.00 85 7.26 5.99 1.00 109 8.73 7.91 1.00 131 0.45 0.00 1.00 7 0.51 0.00 1.00 8 0.96 1.55 1.00 14 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS ED DOVE AT AIRPORT ROAD Summary of Average Vehicle Trip Generation For 15 Acres of General Light Industrial December 18, 2000 Note: A zero indicates no -.-data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS 24 Hour 7-9 AM Pk Hour 4-6 PM Pk Hour Two -Way Volume Enter Exit Enter Exit Average Weekday 777 93 19 24 85 24 hour Peak Hour Two -Way Volume Enter Exit Saturday 131 7 8 Sunday 66 5 5 Note: A zero indicates no -.-data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS REZONING APPLICATION FORM FREDERICK COUNTY, VIRGrjIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. L Applicant: Name: Edward W. Dove Telephone: 540-667-1103 Address: Dove & Associates, Inc. P.O. Box 2033, Winchester, VA 22604 2. Property Owner (if different than above) Name: Keith & Robin Rodgers Address: 780 Airport Road Winchester, VA 22602 3. Contact person if other than above Name: Telephone: 540-667-0960 Telephone: 4. Checklist: Check the following items that have been included with this application. Location map x Agency Comments x --- Deed to property X Impact Analysis Statement x Verification of taxes paid x Proffer Statement 11 S. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below ail owners or parties in interest of tine land to be rezoned: Keith and Robin Rodgers Owners Edward W. and Linda L. Dove Contract Purchasers b. A) Current Use of the Property: Residence B) Proposed Use of the Property: Office and Light Industrial 7. Adjoining Property: PARCEL ID NUMBER 64-5-2 64-5-4 64 -A -76-79A 64 -A -B USE ZONING Vacant RA Office & Distribution M-1 Airport RA Agricultural RA S. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): 780 Airport Road, State Rt. #645, 1200 feet west of the intersection of State Rt. #645 and State R.#728, Victory Road 12 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to imp irWC-T-1al I iiities imyact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the Planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 64-5-3 Districts Magisterial: Shawnee Fire Service: 6E±±!!w e� /fiat w&_W Rescue Service: wed F�)ttwac High School: Sherando Middle School: James wood Elementary School: Arme 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zonin ZoningRequested 15.986 RA M-1 15.986 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : l-4 Lull vcr o, , nris rrol2osea Single Family homes: Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Office: Service Station: ' Retail: -- _--- Restaurant: -- Warehouse: Other: 13 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understandthat the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors, public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s) Owner(s): 14 Date: c7A S -X o Date: Date: Z� Date: Q Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the planning Commission and the Board of Supervisors meetings. For the purpose of this application. adjoining property is any property abutting the requested property on the side or rear or an property d' right-of-way, a private right-of-way, or a watercourse from there requested aa public applicant is 9 property. The required to obtain the following infom>ation on each adjoining property includingthe parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is locoed on the 2nd floor of the Frederick County Aaininistralive Building, 107 North Kent Street Name and Property Identification Nu. (Name Robert Largent et al Property # 64-5-2 Name Andrew M. & Lisa A. Kotlowsl Property # 64-5-4 Name Winchester Regional Airport ------------------- Pronemr # 64 -A -76-79A Name Justus J. Russell property # 64-5-B Name Winchester Regional Airport Name Anderson,=Carol Lee & Charle Property # Name Anderson, Deborah C. Property # 64-5-D3 Name Winchester Regional Airport # 64-5-3A Name # abet Address 141 Westwood Dr. Winchester, VA 22602 730 Air ort Rd.) Ki I 18600 E. 96th St. Tn en Arrow, Ok ahoma 74012 78 Airport Rd.� 491 Airport Rd. — + Winchester, VA. 22602 281 Laur,elwood Drive j Winchester, VA 22602 491 Airport Road Winchester, VA 22602 820 Airport Road ne Winchester, VA 22602 818 Airport Road Winchester, VA 22602 491 Airport Road Winchester, VA 22602 i5 N-.7 AJN-DEZSoN LINE TABLE I Ll K 29=1-7'32" W 30.42' L2 ft IV 19'57" W 27.98' L3 S 16'53'14" E 22-16' Lk fm 3O f4 w- 40.93` L5 N 26735'36- W 75.60' L6 N 05'40'36 W 91.06* L7 N 073547' W 39.54' L8 N 00'41'04' E 39-38' L_9 9 N 05742'19' E 140' LIG N 04733'34* W 28.00' Lll N I0'58'36' E 5.14' L12 N 22'08'13" W 47.58 LT3 N 43-G456- W 35.82' L74 N 6352'42- W 40.19' L15 N 4T29.23 W 52.28! N 54'21-58- W 1 51.37' REZONING SURVEY SHOWING THE--ZONMG DISTRICT BOUNDARIES ON THE -PROPERTY CW KEITH & FROM RODGERS SHAWNEE MAGESTERIAL DISTRICT FR Y:RfCK- COUWTY; VIRGINIA - 6 ACRES EXCLUDED FROM REZONING AppucnoN G 192: Aclto- .......... ------- ---- -- ---- - ----- 6 0 -- - . I I --- i 5 ------ --- . ....... — --------------- ------ ---- --- ENGINEERS PLANNERS & =CCIATES SURVEYORS 3078 SHAWNEE DRIVE P.O. BOX 2033 WINCHESTER, VIRGINIA 2260T (540)667-1103 FUTURE RT- 645 - AIRPORT RD. LAND TO- BE REZON ---- ------ .. ......... 30._qg, 1A1 > .CERT. " 4 -�E NO--. 54-17-3(A) %4 —1 // -( A %,4,,,bAf AV ITHIS PLAT HAS BEEN PREPARED WTHOUT THE BENEFIT OF A TITLE REPORT AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PRopFRTy. I DATE: JUNE 29, 2001 SCALE: 1" = 400' CURRENT OWNER: RODGERS TAX ID: 64-5-3 JOB: AIRPORT/WKS ` s •.j 1T � LO l.. /� t ,rte j >t — �Ay qtr c m �i � I O N MAP ,a m Q 107 119 "' 1L 4 OAU �eAf S 0+. /• " • ~ 4` A J � , /, 1 '1 ' 1 1 mo 3 r00 -r 4 2 4e \ 5 6 1 iooq 89A ory a a�zaei e°,-eev 1 \\ rn 4E 4J 7 ( r00 9r _ �e e 5 2 S�lpn"r / 116 Mrd 122A,-. �) IK, Gyl Ar 3 xo-x�� 122 _ 7 • Al in 124 -ne 898 4/ 123A88 86 8412 z 12 12 314til 8 / Q •Z // \� U 82 yam, 1p0 �)6 zu-:s3 a , " • � � � \ j' East Side MHP � S - - 1 , / '� � •/ � \�\\ j Sp eye g 45E T �i 45C �� . �, ^ �� 78 81 .. i 79 8-0. SOL A 45D7 R� % 79A B.O. 1° 80F {e. r 45G _mac^ u I 80K 79B B.O. 9 0 79C 800 Oa 4445 80J 800 80H 4 B 4S✓ 40K 40B \ 79F d / 13 Winchester \ U \ O 601 ea Airport 80M 80E , 401 ✓80A . e �ti- �3959R 14 a s— •, 7.1 �� O 159N A 40 q 9i 1594 1590 6 ,n� S9 �>♦n lA 5 A \ 40E O „ r� 34 94 9A 159C —1 {' 42 22s -t33` �r p Rte' 41 r Al . stiff C__��_J e2�°1 Cl °2 161 D4 ` 163 A a' 200 app 60C SCole 1: 400 COnIrow Imerw! 5� T A X R E C E I P T - Y E A R FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 2001 REAL ESTATE TAXES 20.99 ACRES 64 5 Acres: 2 0 0 1 Ticket #:00273870001 @@ Date 6/12/2001 Register: LBX/LM Trans. #: 55476 Dept # RE200101 ACCT# 20843 Previous 3 Balance $ 20.99 Principal Being Paid $ Land: 229900 Imp: 86700 Penalty $ Interest $ RODGERS, KEITH D. & ROBIN G. Amount Paid $ *Balance Due 780 AIRPORT RD as of 6/12/2001$ WINCHESTER, VA, 22602 4505 Check 965.63 # lU Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST 965.63 965.63 .00 .00 965.63 .00 27242 (DUPLICATE) COUNTY of FREDERICK Department of Planning and Development MEMORANDUM F TO: Frederick County Planning Commission FROM: Eric R. Lawrence, Deputy Director* t/ 540/665-5651 FAX: 540/665-6395 RE: Urban Development Area (UDA) Expansion Request from Patrick McTieman DATE: July 18, 2001 Included within this agenda item is information that has been prepared by Gilbert W. Clifford & Associates, Inc., agent for the McTiernan Property and Redbud Associates, L.L.C. The applicants have requested to expand the Urban Development Area (UDA) to incorporate approximately 62 acres of a 155 -acre tract that is identified as Parcels 55-A-105, 106, 107, & 107A; zoned RA (Rural Areas) District; and located on the north side ofBerryville Pike (Route 7), intersected by Woods Mill Road. The map prepared by the applicant's agent delineates the subject parcel and the location of the UDA as it traverses the parcel. Additional information pertaining to the 155 -acre parcel and adjoining area has been provided in a letter from C.E. Maddox, Jr., P.E., Vice President of G.W. Clifford & Associates, Inc. to Evan Wyatt, dated June 6, 2001. The CPPS considered this request during their meeting on July 9, 2001. The CPPS believed that if the land was not made available for the UDA-type (RP District) development, that the only alternative would be for the development of five -acre lots outside of the UDA. The CPPS also believed that because of the close proximity of Route 7 to the property, and to the Red Bud Run Elementary School and the new high school, that the inclusion of the entire property within the UDA was appropriate. The CPPS recommended approval of this recommendation. The CPPS also recommended that the Planning Commission consider modifying the UDA to exclude the Historic Caleb Heights property and the Hack -wood properties. It was also recommended that the UDA be extended north to Red Bud Run, between Woods Mill Run and Burnt Factory Road. The net change resulting from these recommendations would be a decrease in the UDA of 202 acres. Attached are illustrations regarding the CPPS recommendations. ERL/ch U: \Candice\Misc\Augagenda. wpd 107 North heat Street • Winchester, Virginia 22601-50190 zilbe w. diffford & ass-odates 1n,c [INCORPORATED 1972 Engineers — Land Planners — Water Quality 6 June 2001 Mr. Evan Wyatt, Planning Director Frederick County 107 N. Kent Street Winchester, Virginia 22601 RE: Red Bud Run, Route 7 Bast Dear Evan, Board of Directors: President Thomas I O'Toole, P.E. Vice Presidents; Charles E. Maddox, 7r_, P E. Earl R Sutherland, P.E. Ronald A Miislowsky, P_E, David I Saunders, P.E. Directors: William L. Wright Michael A Hammer Thomas W. Price Attached with this letter are thirty copies of an area wide concept plan showing the inclusion of the Patrick McTiernan property (ID#: 55-A-105, 106, 107 & 107A) into the urban development area of Frederick County. As an estimate about 40% of this tract presently lies within the urban development area. Development trends over the last 10 years have developed a large percentage of the urban development area to the south of Route 7. The lands north of Route 7 are either in schools, battlefields planned for use or in previously developed use. There appears to be an essential public purpose for including this land in the urban development area in order to properly and, in an orderly manner, expand the urban area to handle future growth and development. Public water is available in the Route 7 corridor. Sewer is available across Route 7 opposite Woods Mill Road Storm water can be effectively handled using storm water management facilities within the Red Bud Run and Route 7 drainage corridors. Transportation to this site can be effectively managed by an improved intersection Woods Mill Road (State Route 660) and Virginia Route 7. A traffic study outlining these improvements and an improvement plan are attached. This information has been reviewed and has received favorable comment from VDOT. We understand that this comprehensive plan change may be considered by your Comprehensive Plan Subcommittee in July 2001 and we would request this be placed on that agenda if appropriate. Thank you for your attention to our request and we would be pleased to provide any additional information you find appropriate in this regard. Sincerely, gilbert w. cMor & asso ' tes, inc. . ddox, Jr., P. ., Vice President CENVU - Enclosure cc: Mr. Steve MelrnkoX VDOT - Mr. Wellington Jones, P.E., FCSA Mr. Robert Borden Mr_ Patrick 14icTiernan U 7 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (5 40) 665-0493 e-mail Ywclit�r?r mnsinc.cOm '!',"111174'?A i.W I! PHR`. j 1 -1-1 1 M 4L=- a -A-3 4=P V,-a"C2 KA 2 31 14532 Lee Fbad R)Ce 7,03449-6700 Q>artdN. VA Fl- 7034:95714 20151-1679 �rwl APn ©Dowq44zAcom TO: C.E. Maddox, Gilbert W. Clifford & Associates, Inc. F,r10 m John Callow, PHR&A Date: April 4, '_001 Ree Borden Property - Intersection: Route 7 & Wood. Mills Road Patton Harris Rust & Associates (PHR&.A) has prepared this document to identify the current conditions at the intersection of Route 7/Wood Mills Road and to provide u conceptual recommendation for improving intersection capacity/operation. The tbllnwin� information is provided in this memorandum: 1) existing 24-hour, AM peak hour and I'lti1 peak hour traffic volumes, 2) existing Highway Capacity Sl)ll:-vare (HCS 3.2) levels Of service, 3) existing intersection configuration and 4) a conceptual redesign to improve intersection capacity/operation. PHR&A conducted manual AM and PM peal: hour turning movement counts and automatic directional 24-hour tube counts at the infenc�ction of Route 7 & Wood Mills Road, Figure 1 is provided to show the existing traffic volumes, the existing levels or service (using I -ICS 3.2) and the existing intersection configuration. Based upon the information provided on Figure I, PHR&A determined a conceptual redesign that would improve intersection capacity/operation. Figure 2 provides this proposed intersection scenario that can accommodate normal intersection volume.s more safely than the present situation. No feasibility wort: has been done to determine cost and the potential fbr making, the geometric changes. Levels of Service 5 NB/Thru = E(C) '; A SB/Thru = C(C) 27(76) , 633(10.19) — ((79)711/ No Scale b Levels of Service EB[Left = A(A) ` SB/Left = A(A) a Rou 9928 :� �:• 49 _ _ 12243 -r - - _ _- - r_ _ _ �• ' �r Levels of service Levels of Service \EB/Left = B(A) /Left = B(A) ,cot' i — — (624)1395-~ — — • l AM Peak(PNI Peak)""'► — —(624)1395—M1!!0— — — - Direction 2 -t -hour Traffic Volumes _ P AL 1' 1�;u1•e 1 Existing N'ol1>lmes/Lejfeis of Se1,1`ice/1'ane C'onfi�uration: Rr►r�tn �..,l 117-1 It V!15_ W. vlt—vlf—u oma - —����. -__—• Figure 2 No Scale Relocated to prohibit entre from Blue Ridge Proposed Intersection Design: Route 7 and Wood Mills Road A A 1j -f— 11-U i I vicini-ty Moo Scale, V-3001 Hr FT -1 f i ��� � I' ._ � _-► N//