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HomeMy WebLinkAbout01-21 BOS Staff Report REZONING APPLICATION #01-21 ONE LOGISTICS PARK WINCHESTER Staff Report for the Board of Supervisors Prepared: July 1, 2021 Staff Contacts: Candice E. Perkins, AICP, CZA, Assistant Director John A. Bishop, AICP, Assistant Director – Transportation Reviewed Action Planning Commission: 03/17/21 Public Hearing Held; Tabled 90 Days Planning Commission 06/02/21 Recommended Approval Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 277.16+/- acres from the R4 (Residential Planned Community) District with proffers to the B2 (General Business) District and the M1 (Light Industrial) District with proffers. LOCATION: The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court and Pendleton Drive. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 07/14/21 BOARD OF SUPERVISORS MEETING: The subject properties are part of the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning #11-05 provided for 143 acres of commercial uses and 550 residential units on six parcels of land (Land Bay 1 – Residential, Land Bay 2 – Commercial). This application proposes to rezone the majority of the site to allow for industrial uses, with an area of commercial remaining at the intersection of Coverstone Drive and Millwood Pike (Route 50 East) and removes the residential units associated with the approved rezoning. The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan. The Plan identifies these properties with a commercial/transition and residential land use designation; these designations are consistent with the current zoning. Therefore, the requested M1 District is generally inconsistent with the Comprehensive Plan. It should be noted that the entire site was previously designated for commercial land uses by the Comprehensive Plan in effect at the time of the original rezoning approval; the plan was later updated to show the residential zoning approved in 2005. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport; the support area discourages new residential construction. The proposed elimination of the residential units would further support the goals of the Airport Support Area. The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east-west linkage (Coverstone Drive) which connects to Millwood Pike at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The planned phased connection from the existing terminus of Coverstone Drive to Millwood Pike at Inverlee Drive provides for an important linkage that serves both this development and surrounding land uses. While the completion of Coverstone Drive will provide an important linkage in this area, it’s important to examine the anticipated traffic generation from this proposal and its projected impact on the greater Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 2 network that will serve this development. This application shows a reduction in vehicle trips per day from 47,085 anticipated with the current approved rezoning to 17,606. While it is recognized that this proposal results in a significantly reduced overall trip generation, it should be recognized that this development would generate more tractor trailer trips and interstate-based trips. VDOT has expressed significant concern, as outlined in their comments, that the function of the Exit 313 interchange will be negatively impacted by this development during the peak times that were studied. The Planning Commission held a public hearing for this rezoning on March 17, 2021; the Commission expressed concern with the traffic that could be generated from the requested zoning change. The Commission ultimately postponed the rezoning for 90 days and requested a worksession to further discuss the application; the worksession was held on April 21, 2021. The Planning Commission held a public meeting for this item at their June 2, 2021 regular meeting and ultimately recommended approval of the application. During the Commission’s discussion, concern was expressed regarding the condemnation language in proffer 2.7 and the potential signalization of Costello Drive at Prince Frederick Drive. Since the Planning Commission meeting the applicant has coordinated with Staff to update these proffers to address these concerns. The language in proffer 2.6.2b has been improved with the implementation of a signalization agreement backed by a cash proffer to the County to be paid if the signal does not become warranted during the timeframe encompassed by the signalization agreement. The language in proffer 2.7 has been updated to review references to County condemnation. There remains some element of risk to the County under this proffer should the applicant run into right of way issues at the time of construction, however the proffer continues to allow for equivalent value payment to the County should this occur. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 3 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 03/17/21 Public Hearing Held; Tabled 90 Days Planning Commission 06/02/21 Recommended Approval Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 277.16+/- acres from the R4 (Residential Planned Community) District with proffers to the B2 (General Business) District and the M1 (Light Industrial) District with proffers. LOCATION: The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court and Pendleton Drive. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-83, 64-A-83A, 64-A-84, 64-A-86, 64-A 87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Residential RA (Rural Areas) Residential South: RA (Rural Areas) Use: Regional Airport East: M1 (Light Industrial) Use: Industrial MH1 (Mobile Home Community) Residential RA (Rural Areas) Residential West: RA (Rural Areas) Use: Regional Airport, Public Safety Center B2 (General Business) Commercial Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached letter from Pennoni dated February 12, 2021 addressed to Bradley S. Riggleman, P.E. Frederick-Winchester Health Department: This Department has no objections to rezoning from R4 to M1 and B2. Frederick -Winchester Service Authority: FWSA defers comments to Frederick Water. Frederick Water: The revised One Logistics Park proffers dated December 7, 2020 are acceptable. Please attached email from Eric Lawrence, Executive Director, dated December 14, 2020. Frederick County Fire Marshall: Plan approved. Winchester Regional Airport: Please see attached letter from Nick Sabo, A.A.E. Executive Director, dated September 15, 2020. County of Frederick Attorney: Please see attached comments from Roderick B. Williams, County Attorney dated April 12, 2021. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited) District. The parcels were re-mapped from R1 to A2 (Agricultural General) District pursuant to the County’s comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A1 and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Community) District in 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 5 The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the future development of these properties. The site is located within the limits of the Sewer and Water Service Area (SWSA). The Plan identifies these properties with a commercial/transition and residential land use designation which is consistent with the current zoning; therefore, the requested M1 (Light Industrial) District is generally inconsistent with the Comprehensive Plan. It should be noted that the entire site was previously designated for commercial land uses by the Comprehensive Plan in effect at the time of the original rezoning approval; the plan was later updated to show the residential zoning approved in 2005. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and industrial land uses is supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of future airport expansion. The elimination of the residential zoning that currently exists on the site would further the goals of the Airport Support Area. Transportation and Site Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east-west linkage (Coverstone Drive) which connects to Millwood Pike (Route 50 East) at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The planned connection from the existing terminus of Coverstone Drive to Millwood Pike at Inverlee Drive provides for an important linkage that serves both this development and significant residential development north of Route 50. This connection would offer an alternative route that would help relieve future congestion on Route 50 between Prince Frederick Drive and I-81. In addition, Coverstone Drive will connect with the future relocated Route 522 South, which once approved and constructed, would connect at Prince Frederick Drive. In combination with the Crossover Boulevard project, which is currently under construction from Airport Road into the City of Winchester, this important network connection would allow significant traffic flow from this development and surrounding land uses to access Route 522 and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts: Transportation: While the completion of Coverstone Drive will provide an important linkage in this area, it’s important to examine the anticipated traffic generation from this proposal and its projected impact on the greater network that will serve this development. The current transportation Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 6 assumptions for the existing approved development anticipated a trip generation at buildout of 47,085 vehicles per day. The proposed application being considered shows a reduction to 17,606 vehicles per day. While it is recognized that this proposal results in a significantly reduced overall trip generation, it should be recognized that this development would generate more tractor trailer trips and interstate-based trips. VDOT has expressed significant concern, as outlined in their comments, that the function of the Exit 313 interchange will be negatively impacted during the peak times that were studied. Given that the pending improvements to Exit 313 by VDOT include minimal capacity improvements, these interchange improvements will not alleviate the impacts from this development and the concerns that have been identified by VDOT. In regard to the updated proffers submitted for the Board’s consideration, Staff would note concerns with Proffer 2.6.2b have been resolved. Proffer 2.7 has been improved with removal of language that contemplated Board of Supervisors condemnation of right of way. An element of risk remains because if the applicant is unable to enact a transportation proffer due to right of way restrictions the transportation impact remains along with the new development that is in place. However, the proffer does include a cash payment to the County equivalent to the proffered improvement should that issue arise. 4) Proffers: The revised proposed proffers associated with this rezoning application are as follows; Staff has identified concerns with the proffers that are shown in bold italic. Proffer Statement – Revised June 14, 2021: 1. LAND USE 1.1. The project shall be designed to establish interconnected commercial and light industrial Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. Minor modifications as necessary upon final engineering, must meet the intent of the proffers and receive Director of Planning approval. 2. TRANSPORTATION 2.1. The public roadways proposed on the Property shall be constructed in the locations depicted on the GDP. Minor modifications, as necessary upon final engineering, including but not limited to land bay ingress/egress and intersection alignments, must meet the intent of the proffers and receive Director of Planning and VDOT approval at site plan or road plan. 2.2. The Owners shall design, construct, and dedicate Coverstone Drive as an urban four-lane divided collector road with turn lanes as warranted within an approximate 102' right-of- way in accord with the phasing schedule referenced below. The Owners may at their option also build this road ahead of the requirements of the phasing schedule. Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 7 PHASE 1: Phase 1 shall consist of the full urban four-lane divided collector road section, including a ten-foot shared-use asphalt trail, from Millwood Pike to the south boundary of Land Bay 3, as depicted on the GDP. This roadway shall be bonded and constructed to a minimum base asphalt prior to issuance of a certificate of occupancy for any building within Land Bays 3 or 4. Phase 1 improvements shall consist of all necessary improvements, including signalization if or when warranted by VDOT, to create a four-way intersection, or alternative intersection, subject to VDOT approval, at the existing intersection of Inverlee Way and Millwood Pike as shown on the GDP. Additionally, the Owner shall close the existing Millwood Pike crossover previously used for access to the golf course concurrent with Phase 1 improvements. PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of Coverstone Drive from the south boundary of Land Bay 3 to the Pendleton Drive intersection as depicted on the GDP, including a shared-use asphalt trail on the east side of this roadway. Phase 2 roadway improvements shall provide additional access to Land Bay 4 and shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 5 through 8. This two-lane Phase 2 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate northbound lanes used for two-way traffic, with a lane transition to the Phase 1 four lane section. PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of Coverstone Drive from the Pendleton Drive intersection to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP, including transition to the existing four-lane section and a shared-use asphalt trail to the south/east of the roadway. Phase 3 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 1 or 2 and or no later than issuance of the certificate of occupancy for new construction on the Property that exceeds 1,600,000 square feet. This two-lane Phase 3 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate eastbound lanes used for two-way traffic, with a lane transition to the existing four lane section. PHASE 4: Phase 4 shall consist of construction of the remaining two-lanes of the full urban four-lane divided section of Coverstone Drive previously constructed in Phases 2 and 3 from the south boundary of Land Bay 3 to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP. Phase 4 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any new construction on the Property that exceeds 2,000,000 square feet. Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 8 2.3. Notwithstanding the foregoing Proffer 2.2 phasing schedule for the construction of Coverstone Drive, if vehicle per day (VPD) traffic counts on Coverstone Drive exceed 10,000 VPD total or if Heavy Vehicle traffic counts exceed 800 Heavy Vehicle VPD on Coverstone Drive, south of Land Bay 3, then the Owners shall complete the full construction of Coverstone Drive as an ultimate full urban four lane section from Millwood Pike to the existing eastern terminus of Coverstone Drive (1080 Coverstone Drive (TM 64-A-87A) prior to issuance of any further certificates of occupancy. The term “Heavy Vehicle” shall be defined as per FHWA Classification Type 4 or higher (6 tires, or multi-axle vehicle). In order to ensure compliance with this Proffer 2.3, the Owners shall provide a vehicle classification count to Frederick County, including Heavy Vehicle counts, not later six months after the issuance of the first certificate of occupancy for new construction on the Property in either Land Bays 1 and 2 or any new construction that yields a minimum cumulative aggregate of 1,600,000 square feet of new construction on the Property. 2.4. The Owners shall design and construct the extension of existing Pendleton Drive to Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum two-lane urban local roadway with an approximate right of way width of 60' to provide access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton Drive extension shall be constructed prior to issuance of the first occupancy permit within Phase B. 2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP, with the exception of the private driveway currently serving the residentially zoned parcel identified as TM 64-A-83B. The Owners shall maintain an access easement for this residential driveway until such time as this residentially zoned parcel is rezoned for non-residential uses. If this residentially zoned parcel is rezoned by others for non- residential uses, an interparcel access linkage shall be provided. No new commercial access to Millwood Pike is proposed and the existing driveway to 1600 Millwood Pike (TM 64-A-83B) will not be used for site access. 2.6. All off-site road improvements shall be designed to the latest VDOT standards, unless otherwise approved by VDOT in general conformance with the submitted impact study. Off-site improvements shall be constructed as depicted on the GDP as follows: 2.6.1. Eastern improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with the Coverstone Drive construction described in Proffer 2.2, Phase 1, and shall consist of the following improvements: a) Eastbound Millwood Pike right turn lane to Coverstone Drive b) Westbound Millwood Pike dual left turns to Coverstone Drive, and c) Northbound Coverstone Drive dual lefts to Millwood Pike 2.6.2 Western improvements shall consist of improvements at the intersection of Prince Frederick Drive/Costello Drive and shall be completed coincident with Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 9 new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet and shall consist of the following improvements: a) Northbound Prince Frederick Drive left to Costello Drive; and b) Installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive, if deemed warranted by VDOT and subject to VDOT approval. In furtherance of this commitment, a VDOT Traffic Signalization Agreement, attached as Exhibit 1 hereto shall be executed and submitted to VDOT prior to the first site plan approval. Pursuant to this VDOT Traffic Signalization Agreement, the Owners shall prepare and submit a traffic signalization warrant study to VDOT and Frederick County to determine whether minimum sufficient warrants exist for installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive prior to issuance of the first certificate of occupancy for new construction that yields 1,600,000 square feet of new development on the Property. If warranted, this installation will occur once Proffer 2.2 Coverstone Drive Phase 2 and Phase 3 improvements have been completed. In the event that this traffic signalization warrant study shows that minimum sufficient warrants for installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive are not present at that time, the Developer shall prepare and submit a second traffic signalization warrant study to VDOT and Frederick County to determine whether minimum sufficient warrants exist for installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive prior to issuance of the first certificate of occupancy for new construction that yields 2,000,000 square feet in new development on the Property. In the event this traffic signalization is still not warranted by VDOT at that time, the Owners will provide a cash contribution in the amount Two Hundred Thousand Dollars ($200,000) to Frederick County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors once the VDOT Signalization Agreement has expired and is nonrenewable. This cash contribution shall be escalated per the Consumer Price Index (CPI-U) forward from the date of rezoning approval. 2.6.3 Northern improvements shall consist of improvements at the intersection of Millwood Pike and Prince Frederick Drive and shall consist of the following improvements: Construction of an additional lane on northbound Prince Frederick Drive to provide a dedicated left, left/through, and right turn lane, including modifications to the existing signal and geometric improvements of Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 10 the crossover, and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet. 2.7. The Owners’ obligations to complete the off-site transportation improvements described in Proffer 2.6 shall be contingent upon its acquisition of the off-site right-of-way and necessary easements required for these improvements. The Owners shall seek to acquire all off-site right-of-way and necessary easements by private means at fair market value. In the event the Owners are not able to acquire this needed off-site right-of-way and necessary easements required for these proffered improvements, the Owners shall instead provide alternative satisfaction of its proffered obligation to construct these off-site improvements by providing a cash contribution at that time to the County for the appraised right-of-way acquisition values of these off-site rights-of-way and the estimated construction costs of those off-site transportation improvements it is not able to construct for use by the County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. The construction cost estimate shall be subject to review and approval by the County. This cash contribution shall coincide with the thresholds that triggers the off-site road improvement as identified in Proffer 2.6. Staff Note: Proffer 2.7 has been improved with removal of language that contemplated Board of Supervisors condemnation of right of way. An element of risk remains because if the applicant is unable to enact a transportation proffer due to right of way restrictions the transportation impact remains along with the new development that is in place. However, the proffer does include a cash payment to the County equivalent to the proffered improvement should that issue arise. 2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential use. Determination on alternative land uses shall be scoped with VDOT and approved in writing prior to submission of site plan. 3. PEDESTRIAN TRAIL SYSTEM 3.1. The Owners shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia Department of Transportation (VDOT) standards, generally along the south/east side of Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT standards along the extension of Pendleton Drive. 4. FIRE AND RESCUE 4.1. Cash contributions to support Frederick County fire and rescue services in the amount of One Hundred Dollars ($100) for every 1000 square feet of commercial and/or industrial building area shall be paid by the Owners to the County at time of issuances of Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 11 certificates of occupancy for each building. 5. WATER AND SANITARY SEWER 5.1. The Owner shall be responsible for connecting the Property to public water and sanitary sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A, the Owner, will conform with all appropriate Frederick Water regulations at time of site plan to address concerns regarding the inundation of three existing sanitary sewer manholes (#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an existing pond within the project limits. The pond is located south of Millwood Pike, west of the proposed Coverstone entrance. 6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 6.1. The Owner shall conduct, or cause to be conducted, a Phase I Archaeological Inv estigation of the Property prior to the approval of the first final site plan for the Property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 7. ROAD EFFICIENCY BUFFER 7.1. The Owners shall provide an additional 50’ to the Road Efficiency Buffer for the portion of the site within Phase A as depicted on the GDP. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 06/02/21 MEETING: Candice E. Perkins, Assistant Director, reported this is a proposal to rezone six parcels totaling 277.16 acres from the R4 (Residential Planned Community) District to the B2 (General Business) District and the M1 (Light Industrial) District with proffers. She provided a history of this application: the Planning Commission held a public hearing for this rezoning on March 17, 2021 and postponed the application for 90 days; a Planning Commission work session was held on April 21, 2021 to further discuss the application; following the work session, the Applicant submitted revised proffers dates May 18, 2021 seeking to address identified concerns. She presented a locations map of the property and noted, the subject properties are part of the original Carpers Valley/Governors Hill rezoning which was approved in 2005 (revised in 2009, 2013, and 2014); Rezoning #11-05 provided for 143 acres of commercial uses and 550 residential units. Ms. Perkins shared, the total of 277.16+/- acres proposes: • 264.7 acres for industrial uses • 12.5 acres for commercial uses at the intersection of Coverstone Drive and Millwood Pike Ms. Perkins noted, this rezoning eliminates the residential units previously approved. She continued; the site is located within the limits of the Senseny/Easter Frederick Urban Arean Plan. The Plan Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 12 identifies these properties with a commercial/transition and residential land use designation; these designations are consistent with the current zoning. The site is also located within the Airport Support Area. She concluded; the requested M1 District is generally inconsistent with the land uses depicted in the Comprehensive Plan. Mr. Bishop reviewed the phases of the Coverstone Drive implementation: (note: Phase order concerns have been eliminated) • Phase I – Full four lane divided urban collector roadway section with trail from Millwood to the southern boundary of Land Bay 3 to include signalization and turn lane improvements. • Phase II – Construction of two-lane roadway from the southern property line of Land Bay 3 to Pendleton Drive with a trail. • Phase III – completion of two-lane section from Pendleton to existing Coverstone Drive with trail. • Phase IV – Coverstone widening to four lanes once development will exceed 2,000,000 square feet or if projected vehicles per day south of Land Bay 3 exceeds 10,000 or if heavy vehicle traffic exceeds 800. • Completion of two-lane Pendleton Drive extension prior to issuance of first CO in Phase B. Mr. Bishop continued, the western improvements are to be constructed with Coverstone Phases 1-3 and with square footage in excess of 1,491,600. He noted, if warranted, signalization would occur after Coverstone improvements are completed and adopted into the VDOT system, otherwise $200,000 will go to the County. Mr. Bishop explained, offsite improvements that require right of way acquisition and cannot be privately obtained will not take place unless the Board of Supervisors acquires the right of way. In the event the Board of Supervisors do not obtain the right of way, the Applicant will provide the County with the cost to construct those improvements including acquisition cost. Mr. Bishop shared Staff concerns and they do remain consistent: Lack of any proffer addressing VDOT concerns raised regarding interchange impacts expected to cost as much as $60-80 million; Proffer 2.6.2b, the timing of signalization (formerly signalization agreement) remains a concern; Proffer 2.7, Staff remains concerned about the position the Board is put in regarding the dictation of the use of eminent domain to implement developer proffers. He concluded; this rezoning is being presented as an action item and a public hearing was held on March 17, 2021. Commissioner Mohn inquired about the HOA comments, there was a reference to Coverstone Drive connecting at Sulfur Springs Road rather than coming out at Inverlee Way; did the original rezoning of Governors Hill bring Coverstone Drive out at that intersection and that it was a prior revision to the proffers that the Board of Supervisors supported rather significantly re-aligned that intersection at Inverlee Way? Mr. Bishop commented that is correct, previously instead of hooking north to meet Inverlee Way it continued around to meet Sulphur Springs Road. He continued, the property group at that time were growing concerned at the potential cost to connect with the intersection of Sulphur Springs Road as shown in the Comprehensive Plan at that time; there were also safety concerns from the community and the Board member from that District. Commissioner Mohn commented, the safety concern is significant and there was an agreement at that time; the realigning of Coverstone Drive made sense. Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 13 Commissioner Thomas commented, the $60-80 million that VDOT has stated is needed for improvements to the transportation system, if we look at the current zoning (not what is before us tonight) would we still need the $60-80 million or is the new rezoning causing the $60-80 million in traffic improvements. Mr. Bishop stated it has not been studied in that way yet. Commissioner Thomas stated regarding the HOA comment about the commercial area, the existing rezoning is essentially 1.5 million square feet of commercial area; he questioned how area residents would get to the existing rezoning other than crossing Millwood Pike which would essentially be more dangerous. Mr. Bishop commented that is the most direct way to get there with the existing rezoning. Commissioner Marston inquired where Coverstone Drive ends, in the Eastern Road Plan was it supposed to go back around to Route 522. Mr. Bishop stated he believes he is referring to the 522 realignment. Commissioner Marston commented that would relieve a lot at the congestion at the 313 exit; Mr. Bishop agreed and noted that it would be a much better approach. Chairman Kenney questioned if a comparison was completed by the Applicant as requested at the work session. Mr. Bishop stated he has not received anything yet and referred the question to Mr. Kennedy. Mr. Randy Minchew and Mr. Doug Kennedy, representing the Applicant gave a brief presentation and shared the comparison to rezone the residential area to commercial: • Existing Rezoning #10-08 o 277.22 acres R4 (Residential Planned Community) o Approved 550 residential units plus 1,285,000 SF office and retail • Proposed Rezoning #01-21 o M1 (Light Industrial District), 264.72 acres o B2 (General Business District) 12.5 acres o Total proposed SF 2,995,600 Mr. Minchew and Mr. Doug Kennedy then shared the approved Development Plan and the proposed Development Plan. He presented the Airport Support Area and noted; the Airport Support Area discourages new residential construction and the proposed elimination of the 550 entitled residential units would further support the goals of the Airport Support Area. Mr. Minchew reviewed the Community Benefits: • Economic Benefits o Estimated construction investment at full buildout - $1,464,000 o Estimated annual real estate taxes - $1,464,000 (assumes .61 per $100 on $241,000,000 valuation) o Brings Frederick County’s Real Estate Tax Assessments closer to the Comprehensive Plan’s goal of 25% commercial from today’s 20% o Estimated direct and indirect employment – 1,120 to 1,350 o Estimated annual wages - $45,000,000 to 55,000,000 o Estimated annual employee benefits - $6,600,000 to $7,100,000 • Traffic Impact Reduction o Reduction of traffic impacts with the elimination of the 550 units currently entitled Rezoning #01-21 One Logistics Park Winchester July 1, 2021 Page 14 o Traffic from approved 550 units and 1,285,000 SF commercial uses is equivalent to 47,000 trips per day vs. the proposed 2,9995,600 SF of industrial uses – 17,000 trips per day (a reduction of 60%) o The approved traffic study did not consider the new Crossover Boulevard in its analysis o The ability to connect to future roads at western edge of Coverstone as Frederick County develops its long-term traffic plan • School Impact Reduction o Elimination of 550 residential units o School reduction of approximately 1,000-1,500 future students o Savings of 1.50 million for future elementary school building o Estimated cost of $35,734 per student (Virginia Department of Education annual report as of 2/22/2021 student school building cost) o Savings of $35,734,000 (assuming 1,000 students) • Existing Proffers Previously Completed o National Guard Armory property dedication (10.13 ac.) and Pendleton Drive construction land value - $607,800 and Road and Sewer improvements - $1,000,000 = $1,607,800 o Frederick County Sheriff’s Office property dedication (12.93 ac.) Coverstone Drive construction land value - $775,800 and Road and Utility improvements - $2,800,000 = $3,575,800 • Proposed Proffers with this Application o Completion of Coverston Drive providing direct access from Route 50 to Frederick County Public Safety Building estimated cost - $6,000,000 o Completion of Pendleton Drive connection estimated cost - $2,000,000 o Intersection improvements completion at Route 50 and Coverstone Drive estimated cost - $1,250,000 o Offsite improvements to Prince Frederick Drive and Costello Drive estimated at - $2,000,000 o Completion of Coverstone Drive and Pendleton will allow for future road connection to Airport Drive and to Route 522 as outlined in the Frederick County 2035 Transportation Plan Planning Commission Members reiterated their concerns with the traffic impacts, proper signalization, and the issue of imminent domain. A motion was made, seconded, and passed to recommend approval of REZ #01-21 One Logistics Park Winchester. Yes: Kozel, Thomas, Cline, Morrison, Dawson, Mohn, Triplett, Marston, Oates, Jewell, Kenney No: Molden Abstain: Manuel Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors.