HomeMy WebLinkAbout015-05 Leon Largent Estate - Shawnee RA to M1 30.01 Acres - BackfileRECEIVED FRO�a '� )
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REZONING TRACKING SHOT
DATE
Check List: IL
Fee & Sign Deposit
Application Form Deed
Proffer Statement Plat/Survey
Impact Analysis Taxes Paid Statement
Ad'7oiner List Impact Model Run -
•2 O
q�,t�
App ication received/file opened
Reference manual updated/number assigned
D-base updated
Copy of adjoiner list given to staff member for verification
Four sets of adjoiner labels ordered from data processing
rr 1 i n ,_etk - white o-�--�o,v �—�-z =--� le
-a,, location map ordered from Mapping
C1• ]A - L9 5 File given to office manager to update Application Action Summary
k-A) 5 PC public hearing date ACTION:
0 — BOS public hearing date ACTION:'.���
- _ Signed -copy -of resolution- for -amendment -of ordinance, with conditions proffered
[if applicablej, received from County Administrator's office and given to office
manager for placement in the Proffers Notebook. (Note: If rezoning has no
proffers, resolution goes in Amendments Without Proffers Notebook.)
1 D � f O S- Action letter mailed to applicant
0 p S- Reference manual and D-base updated
7/�4
� ( ile given to office manager to update Application Action Summary (final action)
File given to Mapping/GIS to update zoning map
Zoning map amended
U �Carohcommon%lracking. r"
Revised 05/09/02
0
Frederick County, Virginia
Rezoning Application Materials
and
Impact Analysis Statement
for
The Largent Property
Shawnee Magisterial District
September 2005
Prepared by:
Triad Engineering, Inc.
200 Aviation Drive
P.O. Box 2397
Winchester, Virginia 22604
Project No. 07-04-0535
Phone: (540) 667-9300 Fax: (540) 667-2260
Email: office@triad-winc.com
www.triadeng coin
SEP g 2005
Locational Map --- Largent Property
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SCALES
0 0.125 0.25 0.5 0.75 1
Miles
1:24,000 1"= 1,200'
Map 1
07 April 2005
I-
i9s
Triad Engineering, Inc.
www.triad-winc.com
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REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff
Zoning Amendment Number
PC Hearing Date
Fee Amount Paid $
Date Received
BOS Hearing Date_
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.
1. Applicant:
Name: The Estate of Leon Largent
Telephone: (540) 667-2424
c/o Robert Largent, Max Largent & Ramona Hines (Adams -Nelson)
Address: 141 wPstwnnrl nrivP
Winchester VA 22602
2. Property Owner (if different than above)
Name:
Address:
3. Contact person if other than above
Name: Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone:
Telephone: (540) 667-9300
4. Checklist: Check the following items that have been included with this application.
Location map M✓ Agency Comments ✓
Plat F-71 Fees LLJ
Deed to property LY-j Impact Analysis Statement F ✓
Verification of taxes paid ✓Q Proffer Statement ✓
0 11
5. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Leon W. Largent - Estate Max Largent
Robert Largent
Lillian Ramona Hines
6. A) Current Use of the Property: Vacant
B) Proposed Use of the Property: M-1 Zoning; industrial warehouse
7. Adjoining Property:
PARCEL ID NUMBER
64-((1))-4
64F-((1))-5
64F-((1))-5A
64F-((1))-6A
64-((5))-1 A
64-((5))-3
117,y 0
vacant
industrial
industrial
industrial
vacant
vacant
ZONING
M-1
M-1
M-1
M-1
RA
RA/M-1
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers):
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522).
The property does not front Airport Road; it is located directly southeast of the
Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
• 12
0 1 Informatiion to be Submitted for Capital Facilities Impact Model
0
In order for the Planning Staff to use its capital facilities impact 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))-1
Magisterial: Shawnee
Fire Service: Millwood
Rescue Service: Millwood
Districts
High School: Millbrook
Middle School: James Wood
Elementary School: Armel
10. Zoning Change: List the acreage included in each new zoning category being requested.
Acres I Current Zoning I Zoning Requested
30.01 RA Rural Areas M-1 Light Industrial
Total acreage to be rezoned
11. The following information should be provided according to the type of rezoning proposed :
Single Family homes: 0
Non -Residential Lots: 1
Office: 0
Retail: 0
Restaurant: 0
Number of Units Proposed
Townhome: 0 Multi -Family: 0
Mobile Home: 0 Hotel Rooms: 0
Souare Footage of Proposed Uses
_ Service Station: 0
_ Manufacturing: 0
_ Warehouse: 1
Other: 0
0 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) understand that 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.
Applicants & Owners:
Date: p
ei-t Largen
Date: ✓`✓- y-
Max Largent
Date: ,�—
Lillian Ramona UI es
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SHUNAIM Aluldoxa f)NINior(ty 0
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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 any property directly across a public right-of-way,
a private right-of-way, or a watercourse from the requested property. The applicant is required to
obtain the following information on each adjoining property including the parcel identification number which
may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue
is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street.
Name and Property Identification Number I
Address
Name Herman & Elizabeth Rubenstein
PO Box 257
Clarksville, MD 21029
Property# 64-((1))-4
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property# 64F-((1))-5
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property # 64F-((1))-5A
Name see note --»
This property is identified as an individual
property on the tax maps, but no owner is
identified.
Pro e # 64F-((1))-6A
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Pro e # 64-((5))-1A
Name Dove Family Company, LLC
209 Sunset Circle
Cross Junction, VA 22625
Property # 64-((5))-3
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Property # 64-((5))-3A
Name Daryl R. & Christopher B. Russell et als
211 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37A
Name Mark D. & Arlene D. Smith
540 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37B
Name Wilson Property LLC
3076E Shawnee Drive
Winchester, VA 22601
Property # 64-((A))-39
15
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Name and Properti
Name Ray L. Fadley
Property # 64-((A))-39C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Identification Number
Address
18442 Senedo Rd.
Edinburg, VA 22824
16
• • •
Surrounding Properties �- The rgent Property
64-((A))-37A 64-((] ))-4
Daryl R. & Christopher B Russell j Herman & Elizabeth Rubenstein - —
Et al Trustees & J. Thomas & Christine Beaumont
12.59 Acres - RA 2.86 Acres - M 1
F
64F-((1))-6A 64F-((1))-5A 64F-((1))-5 64F-((1))-5 64F-((A))-39
Owner Unknown Roger J. Chavez Roger J. Chavez Roger J. Chavez Wilson Property, LLC
Acres - M1 4.2 Acres - Ml 3.08 Acres - M1 3.08 Acres - M1 2.05 Acres - M1
I w �
64-((5))-lA
- Winchester Regional Airport
5.07 Acres - RA
Cf
-\
The Largent Property 3
64-((A))-37B --- _
Mark D. & Arlene D. Smith
40 Acres RA ir
PIN# 64-((5)-1
r a
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64-((5))-3
Dove Family Company, LLC
15.98 Acres - RA/M 1 _ - - - 64-((5))-3A
Winchester Regional Airport
3.25 Acres - RA
SCALES
0 105 210 420 630 840 1,050 Note: Parcel 64-((5))-3 is recorded as being zoned
Feet RA/M 1 in the property information listing. However,
1:4800 1" = 400' its zoning classification according to the zoning ma
designates it as being zoned MI.
Map 2 07 April 2005
i ii
als
Triad Engineering, Inc.
www.triad-winc.com
i IMPACT ANALYSIS STATEMENT
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Zoomed Locational Map
Largent Property
US Route 50
41.
Airport Road (VA Sec. Rt. 645)
L
C U
h6ster .4 601
Airport Road (VA Sec. Rt. 645)
(this section now abandoned)
712- r� t j � �
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:, - - ._- Imo_>� � � 1
_j
SITE
Roundabout
Approximate Location
New Airport Road I
Completed OCT 2004
0
SCALES
0 0.05 0.1 0.2 0.3 0.4 0.5
Miles
1:12,000 1 1, 000'
07 April 2005
Map 3
als
Triad Engineering, Inc.
www.triad-winc.com
Largent Property Impact Analysis Statement
September 2005
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A. Location and Site Background
The following Impact Analysis Statement is provided in summary form for the proposed
development of the property referred to as the "Largent Property". The property is
located in the Shawnee Magisterial District. The property is situated along Airport Road
(VA Sec. Rt. 645), approximately 1.2 miles from the intersection of US Route 522 and
Airport Road. The property does not front Airport Road. The property is directly
southeast (behind) of the Winchester Regional Airport property that fronts Airport Road
(see Maps 1, 2 & 3). The parcel to be rezoned totals 30.01+/- acres. The parcel is
currently zoned Rural Areas (RA).
The requested rezoning is to change the current 30.01+/- acres from Rural Areas (RA) to
Light Industry (M-1).
There are no residential units proposed as part of this rezoning. A site development plan
for the proposed use will be prepared in accord with all local and state regulations.
The property proposed for rezoning is located within the Urban Development Area
(UDA) and inside the Sewer and Water Service Area (SWSA). Currently, the Frederick
County Sanitation Authority (FCSA) maintains a 12" water main and a 6" sewer force
main along Airport Road (VA Sec. Rt. 645) to serve this area.
Comprehensive Plan Route 50 East Corridor Land Use Plan
The Land Use Plan for this area is contained within the Frederick County Comprehensive
Plan. This document is the most important tool that guides development in Frederick
County and specifically, in the area of this requested rezoning. The Comprehensive Plan
designates this area as a "Proposed Office/Industrial" area. The Comprehensive Plan
refers to this area's proximity to the Winchester Regional Airport as well as its easy
access to Interstate 81.
VHAD
Triad Engineering, Inc.
• • •
Current Zoning �- The rgent Property
The Largent Property SCALES
Parcel lines 0 105 210 420 630 840 1,050
M1 (Industrial, Light District) Feet
RA (Rural Areas District) 1:4800 1" = 400'
RP (Residential Performance District) 07 April 2005
CRIA&D
i9s
Triad Engineering, Inc.
www.triad-winc.com Map 4
Largent Property Impact Analysis Statement September 2005
B. Site Suitability
The site is well suited for the intended development. It is estimated that 60% of the
property is suitable for actual construction and development due to steep slope areas.
These areas will be specifically addressed at the time of a site plan submission.
Access
On 22 March 2005 representatives from Triad Engineering, Inc. met with representatives
from VDOT and Frederick County Planning at the VDOT facility in Edinburg, VA. It
was agreed by all parties that a reconfiguration of the existing detention basin would be
required in order to provide an adequate area for the drive entrance in the Largent
property. In essence, the drive entrance will be created by an area swap that will be
addressed at the time of site plan submission.
100 Year Flood Plain
A portion of the parcel is within the designated areas of the 100-year flood. This area is
located along Buffalo Lick Run. No structures are planned within the flood area. A
portion of the area contained within the floodplain will be put placed in a conservation
area/stream preservation corridor (see proffer statement and Map 8).
Wetlands
No wetlands have been identified on the site. The area contained of the property through
which Buffalo Lick Run flows will be preserved as a `Conservation Area' (see proffer
is
statement and Map 8). On the remaining portion of the property there is no evidence of
soils or plants in significant quantity to warrant delineation of wetlands.
•
Steep Slopes
The property generally slopes to the south and east. Steep slopes areas have been
identified on the site (see Map 6). These steep slope areas are generally the areas of
natural drainage into Buffalo Lick Run.
Mature Woodlands
The site contains no known mature woodlands.
Soils
There are no known critical soil areas on the site (see Map 7).
Comprehensive Planning
In the Frederick County Comprehensive Plan, the site is identified as part of a proposed
area of office and industrial growth.
VIIAD
Triad Engineering, Inc.
•
The Largent Property Streams
Parcel lines Floodplain
to
Conservation Area 5' Contours
Please note that the floodplain depicted on this
Map 5
map is an approximation of the extents of the actual
floodplain.
SCALES
0 100 200 400 600 800 1,000
Feet
1:4800 1 " = 400'
�31d�
07 April 2005
igs
Triad Engineering, Inc.
www.triad-winc.com
Slope Map -- The rgent Prope
The Largent Property Parcel lines
Slopes
0.00 - 5.00% 15.01 - 20.00%
5.01 - 10.00% 20.01 - 25.00%
10.01 - 15.00% - 25.01 - 90.00%
Contours
SCALES
0 105 210 420 630
Feet
1:3600 1" = 300'
2
07 April 2005
E
R
als
Triad Engineering, Inc.
www.t.riad-winc.com Map 6
0 0 0
On -Site Soils ---- The rgent Property
0
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� a
41E o
M a
41 E
o:
a
9B a
Soil Formation Slope Shrink/Swell Permeability SCALES
vuJID9B Clearbrook 2-7% Moderate Moderately Slow
9C Clearbrook 7-15% Moderate Moderately Slow 0 105 210 420 630 840 ],050
41 E Weikert-Berks 25-65% Low Moderately High Feet Triad Engineering, Inc.
1:4800 1 " = 400' www.triad-winc.com
Map 7 16 November 2004
Largent Property
Impact Analysis Statement
September 2005
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C. Surrounding Properties
The site to be rezoned is bordered by Rural Areas (RA) zoning and Light Industrial (M-1)
Zoning. The adjoining properties to the west are all zoned Light Industrial (M-1). The
property to the east is shown on the zoning map as being zoned Light Industrial (M-1),
however, the parcel information for this parcel (64-((5))-3) states that it is currently zoned
RA/M-1. The property to the south is zoned Rural Areas (RA) (see Maps 3 & 4).
The property to the northeast is owned by the Winchester Regional Airport and is the site
of the recent relocation of Airport Road (Rt. 645). This property now contains a
stormwater management basin (please see the Transportation section for more
information).
VHAD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
D. Transportation
• Traffic
A Summary of Trip Generation Rates was calculated using the ITE Trip
Generation Manual, 7ch Edition. The results show an average weekday 24 hour 2-
Way volume of approximately 1378 trips. The full summary of these rates is
shown in APPENDIX A. A summary of the average peak hour trips breaks down
as follows:
7-9 AM Peak Hour Enter: 137.0
60 % from US Route 522: 82.2
40% from US Route 50: 54.8
7-9 AM Peak Hour Exit: 30.0
60% exit to US Route 522: 18.0
40% exit to US Route 50: 12.0
4-6 PM Peak Hour Enter: 36.0
60% from US Route 522: 21.6
40% from US Route 50: 14.4
4-6 PM Peak Hour Exit: 135.0
• 60% exit to US Route 522: 81.0
40% exit to US Route 50: 54.0
•
Entrance
There are two main challenges to the planned construction of a commercial
entrance to the Largent property: 1) acquiring the necessary land to construct the
entrance on and 2) ensuring that the volume of the stormwater management pond
remains the same.
With the relocation of Airport Rd. (Rt. 645), the Winchester Regional Airport
Authority acquired a 5+/- acre parcel from the Largent property. The new section
of Airport Rd. and a stormwater management pond were created on this 5+/- acre
parcel. To provide access to the Largent property, VDOT constructed an
approximately 12 ft. wide gravel entrance across the Airport property. An
easement was not created. According to VDOT, it is the intention of the
Winchester Regional Airport Authority to deed to VDOT the surplus property on
the parcel adjacent to the Largent property. Once this is completed, VDOT will
be in a position to sell the property or a portion of the property for the
construction of a commercial entrance (see Map 9). As of 16 June 2005, VDOT's
rough estimate is that they will be in a position to sell within six months to a year.
%IIAD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
In order to construct a commercial entrance to this property, a larger allocation of
is land will be needed. VDOT has stated that there are several options to explore in
order to provide enough land for a commercial entrance:
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1) A permanent easement for the entrance
2) Partial sale of the entrance area
3) Sale of the entire parcel but preserving a VDOT maintenance easement
for the stormwater management pond
4) Other options
With regard to the stormwater management pond, VDOT has stated that it would
"...generally not have an objection to the applicant modifying the pond to install
the entrance, provided the stage/storage/discharge relationships are preserved
and road safety not affected"
It is the sincere intention of the property owner to work with VDOT to determine
the best course of action for both parties regarding the construction of a
commercial entrance and preserving the overall retention volumes of stormwater
from Airport Rd.
ZRIAD
Triad Engineering, Inc.
Largent Property
Impact Analysis Statement
September 2005
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E. Sewage Treatment
There are no known limiting factors for the conveyance of sewage and sewage treatment
from this property. Capacity and daily usage will be addressed at the time of site plan
submission.
The site is located within the Sewer and Water Service Area (SWSA). A 6" sewer force
main exists along Airport Road and can service the site with an extension to the site of
approximately 350'.
%Ida
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
0 F. Water Supply
•
There are no known limiting factors for supplying this site with water. Capacity and
daily usage will be addressed at the time of site plan submission.
The site is located within the Sewer and Water Service Area (SWSA). A 12" water main
exists along Airport Road and can service the site with an extension to the site of
approximately 300'.
%1Ida
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
0
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G. Drainage
The site has no identified drainage problems. There are no streams or ponds located on
the site, except Buffalo Lick Run that briefly crosses the southern property line. Due to
the on -site slopes, drainage can be expected to flow south and east and enter into Buffalo
Lick Run.
An increase in storm water runoff can be expected with any development on the property.
Storm water management will be provided in accordance with the Frederick County
Code, Chapter 165. Further, the stormwater facility will be designed and engineered
using a Best Management Practice (BMP) approach so that the u� alitX and ua antity of
stormwater retained and discharged will meet all applicable environmental and
development standards.
ZRIAD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
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H. Solid Waste Disposal Facilities
No additional solid waste disposal facilities will be required for the proposed
development. Tipping fees are $38.00 per ton. A private solid waste hauler will handle
collection.
VHAD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
• I. Historic Sites and Structures
The site contains no known historic sites or structures as listed on the National Register
or according to Frederick County GIS data.
•
C7
EVAID
Triad Engineering, Inc.
Largent Property Impact Analysis Statement September 2005
• J. Community Facilities
Education
A positive fiscal impact to education facilities is anticipated.
•
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Emergency Services
The Frederick County Sheriff's Department provides police protection. The fire and
rescue facility designated to serve this site is the Millwood Fire and Rescue Company
located north of the site on Costello Drive. No additional fire and rescue facilities will be
required for the area proposed to be rezoned.
Parks and Recreation
A positive fiscal impact to parks and recreation facilities is anticipated.
VINO
Triad Engineering, Inc.
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1 OUTPUT MODULE
APPUC.ANT: Largent
I LAND USE TYPE tv11 Industrial
Net Fiscal Impact
Costs of Impact Credit: Credits to be Taken for Future Taxes Paid fNPVJ
Total Potential
Tax
Adjustment For
Revenue-
Capital Net CngtUnit
REALSL.891.301
(enteredet CIPI
in OoeCur. udg p CExp ndlQebt S. Taxes. Other
Required
rs erd)
(Unad ue
Cot Balance
ties IImpact Dweet
Facilits
& RESCUE =
Capitalcol
So
so
$94,166 #DIV10!
i Fire and Rescue Department
S94,16fi
....
----
Elerneniary Schools
so
so $0
so
$0
5o #DIVlo!
i Midd`!e Schools
s0
High Schools
s0
so
So
$0
so #DIV0
?arks and Recreation
SO
$o
$0
$0
SO #DIVlO!
i Public Library
5o
S0 S5,141 So So
$5,141
S5,141
so #DIV10!
$0 #DIV10!
Sheriffs Offices
so
SO
SO
1 Administration Building
$0
$12,328 $13,610
$25,938
$25,938
50 #DIV/O!
1 Other Miscellaneous Facilities
5o
1
1 SUBTOTAL
S94,166 517,4fi9 513,610 SO
501,498
$1,501,498
501,498
$1,501,498
"DIV/0!
$63,087 #
($15014961 #QIV/0!
1 LESS: NET FISCAL IMPACT
51,501,49E
$0 #DIVIO!
1 NET CAP. FACILITIES IMPACT
I
INDEX: "1.0'• If Cap. Equip Included 1-0
0.0
Rev -Cost Bal =
1.000
INDEX: "1.0" if Rev -Cost Bal. "0.0" if Ratio to Co Avg:
1.0
Ratio to Co Avg
1.342
PLANNING DEPT PREFERENCE: 1.0
-------
-------------
1.
--------------- •--------- — ------------------ --------------- -------------- "a'Iculate in the
Capital facilities requirements are input to the first column as calculated in the model.
i MCTI IODOLOGY:
2.
Net Fiscal Impact NPV from operations calculations is input in row total of second column
1
(zero if negative); included are the one-time taxeslfees for one year only at full value.
1
3
NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
1
4
NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
1
5.
NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6.
Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
1
l
from the project (actual, or as ratio to avg. for all residential development).
1 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 Dale 1111510I MTR
I
i Protect Description: Assumes 198.000 square feet of VI1 Industrial (manufacturing) on 30.01 acres zoned M1 District.
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.
OUTPUT MOLE
4PPLICANT L.araent
-AND USE TYPE M1 Industrial
PEAL EST VAL 513,420.979
FIRE u RESCUE = 6
Fire and Rescue Department
Elementary Schools
M,idd!e Schools
High Schools
Parts and Recreation
Public Library
Sheriff's Offices
Administration Building
Other P.liscellaneous Facilities
Net Fiscal Impact
Costs of Impact Credit
Credits to be Taken for Future Taxes Paid (NPV)
Total Potential
Adjustment For
Net Capital
Net Cost Per
Required (entered in
Cur. Budget
Cur. Budget Cap.
Expend/Debt S.
Future CIP/
Taxes. Of
Tax Credits
(Unadjusted)
Revenue-
Cost Balance
Facilities Impact
Dwellino Unit
Capital Faciltties col sum only)
Oper Cap Equip
SO
$0
$94-166
#DIVED!
$94 166
-se
so
so
so
so
$o
#Dlv/o!
se
`
so
$0
So
so
so
#DIVIO!
$0
$p
SO
50
Sa
#DIV/O!
4D
S
53,085
$O
SO
53,085
$3,085
$0
SD
#DIV/0!
#DIV/0!
SO
$8,166
So
$0
$15,563
50
515,563
$O
#DIVIO!
So
$7,397
SUBTOTAL 594,166 510,481 $6,166 SO $18,648
LESS. NET FISCAL IMPACT $1,281.878 $1,281,878
NET CAP, FACILITIES IMPACT
$18.648 S75,518 #DIV/O!
$1,281,878 ($1 281 878) #DIV/0!
So #DIVIO!
INDEX: "1.0" If Cap, Equip Included 1.0
INDEX: "1.0" if Rev -Cost Bai, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal = 1.000
PLANNING DEPT PREFERENCE 110 1.0 Ratio to Co Avg 1.342
--------------------- ---- -------------- ------------ --
?AFTHODOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV frorn operations calculations is input in row total of second column
(zero if negative); Included are the one-time taxesifees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated In fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual. or as ratio to avg. for all residential development).
NOT_. 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 Rim Date 11MV04 MTR
Project Description Assumes 198,000 square feet of M1 Industrial (Warehouse) on 30.01 acres zoned M1 District.
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.
0
9
9 1
OUTPUT MODULE
i
APPLICAN'1 : Largent
1 LAIII D US _ I YPE M1 Inoustri31
Net Fiscal Impact
Costs of Imoact Credit: Credits to be Taken for Future Taxes Paid (NPVI
Total Potential
Adjustment For
I
REAL ST VAL S13,2t37,609
S
Required (entered inCur. Budget Cur. Budget Cap- Future CIP/
Tax Credits
Revenue-
Net Capital Net Cost Per I
Facilities Impact Dwelling Unit I
FIRE & RESCUE = 6
Caoilal Faciltiies col sum only) Oper Cap Equip ExoendlDebt S. Taxes, Other
(Unadjusted)
Cost Balance
1
I
Fire and ReSCUe Department
S94,166
50
$0
594,166 #UIV/0! 3
I
Elementary SChOQ!S
SO
so So
$0
so
$0 #DIV701. I
1 Middle Schools
so
-
High Schools
$0
$0
$0
50
SO #DIV/0 I
Parks and Recreation
so
So
$0
s0
$0 #DIVJ0! I
1 Public Library
Sheriffs Offices
$0
$0 $4,242 $0 So
S4,242
$4,242
s0 9DIV/01 I
Administration Building
s0 5o
$10.170 S11.229
$0
$21,399
s0
$21,399
s0 #DIVi01 !
$0 IDIV10t I
Other Miscellaneous Facilities
$0
I
SUBTOTAL
$9z,1G $14,412 $11.229 $0
$25,640
S3,228,666
525,640
$3.228,666
$68,525 4DIV/01 I
($3.228666) #>DIV/0! 1
ESS: NET FISCAL IMPACT
S3.228.666
50 #DIV/0! i
NE1 CAP FACILITIES IMPACT
I
I
I
I
INDEX.' 1.0" if Cap. Equip Included 1.0
I
INDEX- "1.0- if Rev -Cost Bal. -0.0" if Ratio to Co Avg: 0,0
Rev -Cost Bat =
1,342
i
PLANNING DEPT PREFERENCE 1.0 1.0
Ratio to Co Avg
1.342
-------------------- I
METHODOLOGY: 1.
Capital facilities requirements are input to the first column as calculated in the model.
1
2
Net Fiscal Impact NPV from operations calculations is input In row total of second column
!
(zero if negative): included are the one-time taxeslfees for one year only at full value.
1
3
NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
!
4.
NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
i
5.
NPV of future taxes paid to bring current county up to standard for new facilities, as
I
calculated for each new facility.
6
Columns three through five are added as potential credits against the calculated capital
1
facilities requirements. T hese are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg. for all residential development).
NOTE Proffer calculatons do nol include inClude interest because they are cash payments upfront. Credits do include interest if the projects are debt financed
------------- ••- ----------------------- -------------------- ----------------------
----. --•------------ -------------•--
NOT=S. Medel Run Date I1115104 M'rR
Project Description. Assumes 195,000 square feet of M1 industrial (ilex 49.500 RetaiII148,500 Warehouse) on 30.01 acres zoned M1 District.
I
I
I
I
I
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.
I
•
•
•
FEES
• Rezoning Fees:
$3000.00 base fee
$100.00 per acre
$100.00 per acre
x 30.01 acres
$3001.00
$3000.00 base fee
3001.00 acreage fee
+ 50.00 refundable fee for sign (see note below)
$6051.00 total fee for rezoning
Note: There is a $50.00 refundable fee for the `Rezoning Hearing' sign that must be
placed on the property as soon as the application is filed.
0
PROFFER STATEMENT
0
E
REZONING: RZ#
Rural Areas District (RA) to General Industrial (Ml) with Proffers
PROPERTY: 30.01+/- acres
Tax Parcel #64-((5))-1
APPLICANT: Robert Largent, Max Largent, & Romona Largent Hines
Preliminary Matters
Pursuant to Section 15.2296 Et. Seq. 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 30.01+/- acres from the Rural Areas District (RA) to the General Industrial District
(Ml) with Proffers, development of the subject property shall be done in conformity with
the teens 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 the said Code
and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers
• shall be deemed withdrawn and have no effect whatsoever. These proffers shall be
binding upon this Applicant and their legal successors, heirs, or assigns.
Transportation
A. The Applicant hereby proffers a contribution of $20,000 for signalization
construction and road improvements to be paid at the time of the first issuance of
a building permit.
B. The Applicant hereby proffers to provide a Traffic Impact Analysis (TIA)
meeting all requirements of the Virginia Department of Transportation (VDOT),
should the initial site plan provide for a land use(s) with traffic generation
projections exceeding 1500 vehicles per day (VPD). Any road improvements
deemed necessary by the TIA to maintain acceptable levels of service will be
detennined between the Applicant, VDOT, and Frederick County prior to site
plan approval.
C. The Applicant hereby proffers to coordinate with VDOT to determine the best
design for the construction of a commercial entrance to the property. The
Applicant hereby proffers to construct a 30 ft. wide (minimum) commercial
entrance as part of the development of this property. This entrance will be a part
of the site plan for this property. The entrance will be constructed to all VDOT
• design standards.
Stormwater Management
The Applicant hereby proffers to preserve the overall retention volumes of the
stormwater management basin as designed for VDOT for the designated drainage area.
Monetary Contribution to Offset Impact of Development
The Applicant hereby proffers that in the event rezoning application # is approved,
the Applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick
County, Virginia the following amount:
$.015/building square foot
This payment, potentially totaling $2,970 is intended to offset the additional cost to
Frederick County, and more specifically the Frederick County Department of Fire and
Rescue.
Conservation Area
The Applicant hereby proffers that in the event rezoning application # is approved,
• the southwest strip of land that contains a portion of Buffalo Lick Run and its floodplain
will be preserved as a conservation area and an environmental stream corridor. This area
of land is labeled on Conservation Area Map #8 (see attached) as the "Conservation
Area" and is approximately 1.369 acres.
Signatures
tures
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in the interest of the Applicant and owner. In the event the
Frederick County Board of Supervisors grants this rezoning and accepts the conditions,
the proffered conditions shall apply to land rezoned in addition to other requirements set
forth in the Frederick County Code.
0
Conservation Area �- The Lament Property
p«'Ve
IM
CD
E°
0
Conservation Area The Largent Property °-
1.369+/- Acres °
°
°
o. co
L �
�a
I -
The Largent Property
Conservation Area
-►�^- Streams
Parcel lines
SCALES
0 100 200 400 600 800 1,000
Feet
1:4800 1 " = 400'
07 April 2005
,gs
Triad Engineering, Inc.
www.triad-winc.com
Map 8
• By: -7vo1'
Date: 9 -
Max Largent
Commonwealth of Virginia,
eity�County of �7',��,Oi� To Wit:
The foregoing instrument was acknowledged before me this-44day of
?�=JNo4Public
My Commission Expires — 3 / — G 5
•
0
• Respectfully Submitted:
C
Date:
Rob rgLargen
Commonwealth of Virginia,
G4Y/County of To Wit:
AA
The foregoing instrument was acknowledged before me this,;, day of
20 06by
&Not�rPublic
My Commission Expires
0
By: '
D at 9 OS
Rot ona Largent Hin
State of Florida,
City/County of �elQ/LGr3 % �2 To Wit:
The foregoing instrument was acknowledged before me this 7 day ofM
20�—
My Commission Expires 61z--� I mil'
•
•
Notary Public
DEBORAH L. HIMMELRICH
i"mac Notary Public, Slate of Florida
My comm. expires June 23, 2009
No. DD 432080
0
TAXES PAID STATEMENT
11
LISA HUMMER
Drawer: LKH
Customer Transactions: (F5=Review
- •Register: •'
Register ID: LKHS3
Total Transactions: 468
X=Select
B=Billable
Address
Acreage Adj.Amount
X B Dept
Ticket No.
F Name
Map --Number
01
30.-
RF_2002
00185610002
2 LARGENT,
LEO
64
5
1
_
RE2003
00,189020001
1 LARGENT,
LEO
64
5
1
30.01
_
RE2003
00189020002
2 LARGENT,
LEO
64
5
1
30.01
_
_ RE2004
00195100001
1 LARGENT,
LEO
64
5
1
30.01
30.01 25.99
RE2004
00195100002
2 LARGENT,
LEO
64
5
1
100.00-
_
LUAF
00008970001
0 LARGENT,
LEO
64
5
1A
Bottom
Position To:
Search Total: �N:%. NUrW
F1=Goto Amt Tendered F3=Exit F10=Functions Menu F15=Show Orig. Amounts
F16=StrAddr F18=Desc F19=Map# F20=50c# F21=CmdLine
T A X R E C E I P T - Y E A R 2 0 0 4
FREDERICK COUNTY
C. WILLIAM ORNDOFF, JR
P.O. BOX 225
WINCHESTER VA 22604-0225
2004 REAL ESTATE TAXES
30.01 ACRES 64 5
Acres:
Land: 7122 Imp
LARGENT, LEON W.
% ROBERT LARGENT
141 WESTWOOD DR
WINCHESTER, VA
22602 4464
Ticket #:00195100001 WW
Date
5/26/2004
Register:
LKH/LK
Trans. #:
07821
Dept #
RE200401
ACCT#
20842
Previous
1 Balance $ 26.00
30.01
Principal Being Paid $ 26.00
0 Penalty $ .00
Interest $ •00
Amount Paid $ 26.00
*Balance Due
as of 5/26/2004$ .00
Check 1535.22 # WACH 195
Pd by LARGENT, PATSY
ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE)
•
•
SURVEY PLAT
N 54'J!0" w
6SZ61 8 or hid Ll1! (OU.rD
19.ISIC IvH{p ►J2r86' BLOW WMN
(her USED
JUSTIS J. RUSSELL, JR.
a
ROSA L RUSSEll
ax FT7+�
O.B. 271 PG. 371
TOM (FOR ►O Ej
b
PARCEL ONE
TAX PARCEL 64 (A) 37
to En
ai
00
0
cr
5` }1
cr
t►
0 tL
4
FENCE
CORNER
F= ca e
XccOX H
ti
REMAINING LANDS OF
7 LEON W. LARCENT
V►RGINIA R. LARCENY
D.B. 508 PC. 280
4 TAX PARCEL 64(5) 1 & 2
d
h
REMAINING AREA = 30.018 AC
= 1307584,08 SOFT.
J�
T Y'7
r�
h
clan Ca TA &00 6EaRCM�TANUENT �&IVIVS �t[K.-n-f a+oRD�CI W7T J7 VJ9'499- 101,81
1� r-6
NOTM.
I. M PUT IS TW REM OF A FIEU SIVVEY
irMx CD14XXIED BY ANDERSON A ASSOCIATES 1N JUxE AND
�IRr 199Q
uvhvMR Imf THE MYCIfESU
REWUL MPORr 00:S NOT N � 00 TEAR FLOOD
IONS AS "W (W FlW LAP CODU IN1lY PANEL /
51000 01115 a
1 • . RDD SFT
4. Su40ED AREA TO 8E ACOUR D BY MC HVICH[STER
REGOAL ARPORT
i RE7ERoam nzoxixx Cowry LAX PARCEL 64
(5) 1 k z Q.B. 508 Pr- 260. WLE RLAORT PREPARED
Br MLLS PCORORATED RFPRESUaM uWTVZ5 MLE
h MIRAACE CORPOR notj m cmKW0, VWMU
6. TTOS PROPERTY ILAY BE SLUAV TO EWYENTS OR
R1GN75 Or Wr caywrrD TO: (A) C k P rafpH;w
CONPANr RELIORDED BY Dom. JJ7 PC 534 AND (8)
NN DOW VV?C TdA POWER c ouPANY ROMR0 D Lv D-a
184 PG. 153
7. m7a OF KAr DEDICATED TO rW Q7ia101nwEkTH Oir
41Rf.1NA W aR 567 PC. 58
Q PROPERTY ADA4ESS 730 AIRPORT RD. KYCH_rSTER
VIRG"
LOT 5
W �
N 4(TJ4'11' w
211.29
OO
FOUND
W
0
O�
0o LEON E. TREUTLE
Jo. 72
r
J� = 221197.68 SO. FT. TNOMAS A GROVE. SR. ^'0
IENcr
POST
ON LNE
o 4.22'
BENT
FOUNO (i
AREA = 5 078 AC
dLANNDOERSON
UU ASSOCIATES
LOT 4
N 5430*JJ' w --
4216J' WE
FIDUH0
q} z�
7 NELEN S. GROVE S
�!o *o_ M _, i ' b D.B. 535 PG. 346
—� t SEE PLAT D.B. 608 PC. 557
at a^ TAX PARCEL 64 (5) .39
PLAT OF SURVEY 0�
T Roo 5.078 ACRE PARCEL
FOR TO BE ACQUIRED BY
b se R w) TH WINCHESTER REGIONAL AIRPORT
To cl�sK4 SRAWNEE mAGISTERK DISTRICT �—
FREDERICK COUNTY, VIRGINLA SHEET 2 OF 2
REVISION DATE: 06 OCT96 03 DEC 96, 10 JUN 98
Eng;O r-s pRAwYN SCALE DATE DOCUMENT NO.
Ips.—fvvcyu" ► E 1'-300' 5 SEPT 9 13281-002
Iflc. brc tw_�y� M _
1328IP44 961001,1020 I ERNST f}�rr
vIRGINIA- f7tEDERICF: COUNTY, SCT.
ThLt instrument Of writing wt--, produced to me On
an with certificate of acknowledgement thereto Lnnexed
waf'adinitted to record. Tat lm"Id by bet Sd.1403 Of
�nn
t S Ily, ..�,�fid 9.I-P01 hove becit pa1d. If use'svNo, r
' Gt.t X 4-- .Clctk
•
•
•
DEED
260
L'.
x�
P
LEON W. LARGENT, ET UX ,
TO: DEED I
LEON W. LAROENT, ET UX
Ine 508 Pic( 280
THIS Dllm made and dated this tad day of April, 1979. by and Letveeu !
Loa A. Lrlaet and Virginia R. 7.arSent, his rife, parties of the first part,
and Laos Y. Lrgent and Virginia a. Lrgent, his rife, parties of the aecor.d
part.
NITMISI itli That for and is eonsideraties of the cue& of Ter. Dollars
(I10.00) cash in (hand paid, and other good and valve►le consideration, the
i
reasipt of all of which i• hereby acknowledged. the said parties of the first
part to hereby grant. &all, and convoy, with Seneral warranty o! title, unto
the pertlea of the second part, as tananto by the entirety, with cotmon law
right of eurwivorship, all that certain tract or parcel or land containing
35.50 acres, sure or lose, together with all rtghts, priwilegee, iwprorSagpt@ j
and appurte,.Aacei thereto belonging, lying and baiag sltua[• along the
Southern aide of "a Buffalo Lick Road, in Shawnee District, fraderick County.
Virginia, &ad being the aggregate of two eontisuws tracts of lead, one con.
i
Waina 11 pcF9s, ] road@ and 21 Sitar• ',-al&@, sure of lava, tEnt was award&d
to e1r& said tee. Y. Lamest by d•eroe duly made and entered in the Circuit
Cowart of pradericat County. Virginia, in the Chancery Cause of Glenn H.
Lesser v. Idsa L. Lrseat, at al, which is of record is the CletSc's Otllc-
of said Court is Dead Book Mo. lob. page 427. arA farther being the save land
identified as Tract 2 as the Plat of the Albert H. Lars•nt land. •Mich is �!
record in said Clerk's Office to Do" gook No. lab, page 432, and the other
osatalniag 14 "ran, ) roads ani 13 equare poles, sera or less, and baLue
tine sale lead fdeatitied as Tract 1 on the aforesaid rlsc. and further being
the sass land that was soaveyod to the said Lon M. Urgent by Dels&o R.
Lrgent, at wa, by dwd dated August 26th. 1944, and of record in said
00rt'a OStlw In Dned Wok Mo. 190, page 152. A ratereace to all of the
aforesaid records, &ad to the reference therein contained, is here made
for a further and more partiC_Lar description of said land.
It to oas.reesly attpalated that said land to convoyed subject to
all applicable, oT loyally onforcea►la, easements, it any, of record &Efact-
ly &AM.
Laeept as sotod above the aforesaid grantors covenant that they
Maws rise right to convey the &aid land to the eforamaid grantees; that the
said grantees &hall have quiet possession of the said land, free from all
onewabraeceal that they have don no sat to oncumber thm esid land; and that
281
eoof 508 fou 281
they swill execute such turther assuramss of the said land as gar be requi-
site.
Witness the (allowing signatures and seals.
seal)
C 4� t el (seal)
state of Yirstola
County of ek. tag -wits
r
I. '18"ttw /\ L/kt v . a Votary ]Public in and :for the
Cesaay of trederisk. in "a state of Virginia, do hereby eartif7 that Loa
V. Largest and Virgaaia 16 Lartmt. his wit*, whose canoe are signed to the
(anpgsy writt-NO LM data 91 April Udi 1979, bans sreaoa]ly sppared
before sic, Is sy Comity aforesaid, and acknowledged the ease.
Given wedar EW hood this ILA-- of�y 1979.
sty oemission expires —N—(1dLA.G./
Votary rubLis
=* V. nor.
1 r r�arlwwl f r.�tr �. fiMrtl • e� ee ar
Ot Zz -10. of �y
wwwmw
...w ..r. we.eei�
Sa,a* nDI3 .LDVJM Dijav-di.
•
•
•
s '
•
•
Summary of 'Drip Generation Calculation
Foi 198 Th.Gr.Sq.Ft. of Industrial Park
January 26, 2005
Average
Standard
Adjustment
Driveway
Rate
Deviation
Factor
Volume
Avg. Weekday 2-Way Volume
6.96
5.64
1.00
1378
7-9 AM Peak Hour Enter
0.69
0.00
1.00
137
7-9 AM Peak Hour Exit
0.15
0.00
1.00
30
7-9 AM Peak Hour Total
0.84
1.03
1.00
166
4-6 PM Peak Hour Enter
0.18
0.00
1.00
36
4-6 PH Peak Hour Exit
0.68
0.00
1.00
135
4-6 PM Peak Hour Total
0.86
1.07
1.00
170
AM Pk Hr, Generator, Enter
0.71
0.00
1.00
141
AM Pk Hr, Generator, Exit
0.11
0.00
1.00
22
AM Pk Hr, Generator, Total
0.82
1.03
1.00
162
PM Pk Hr, Generator, Enter
0.18
0.00
1.00
36
135
PM Pk Hr, Generator, Exit
0.68
0.00
1.00
170
PM Pk Hr, Generator, Total
0.86
1.09
1.00
Saturday 2-Way Volume•
2.49
3.28
1.00
493
Saturday Peak Hour Enter
0.11
0.00
1.00
22
Saturday Peak Hour Exit
0.24
0.00
1.00
48
Sa uYuay Peak Hour Total
0.35
0.60
1.00
69
Sunday 2-Way Volume
0.73
1.03
1.00
i45
Sunday Peak Hour Enter
0.03
0.00
1.00
6
Sunday Peak Hour Exit
0.09
0.00
1.00
8
Sunday Peak Hour Total
0.07
0.28
1.00
14
Note: A zero indicates no
data available.
Source: Institute of Transportation
Engineers
Trip Generation, 7th
Edition,
2003.
TRIP GENERATION
BY MICROTRANS
• Summary of Average Vehicle Trip Generation
I'or 198 Th.Gr.Sq.Ft. of Industrial Park
Manua 26, 2005
24 Hour 7-9 AM Pk Hour 4-6 PM Pk Hour
Two -Way
Volume Enter Exit Enter Exit
Average Weekday 1378 137 30 36 135
24 hour Peak Hour
Two -Way
Volume Enter Exit
Saturday 493 22 48
Sunday 145 6 8
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 7th Edition, 2003.
TRIP GENERATION BY MICROTRANS
C.
• S•�n.�, =;� o Trip Generation Calculation
For 198 Th.Gr.Sq.Ft. of Industrial Park
January 26, 2005
•
11
Average
Standard
Adjustment
Driveway
Rate
Deviation
Factor
Volume
Avg. Weekday 2-Way Volume
6.96
5.64
1.00
1378
7-9 AM Peak Hour Enter
0.69
0.00
1.00
137
7-9 AM Peak Hour Exit
0.15
0.00
1.00
30
7-9 AM Peak Hour Total
0.84
1.03
1.00
166
4-6 P•'-v! Peak Hour Enter
0.18
0.00
1.00
36
4-6 PM Peak Hour Exit
0.68
0.00
1.00
135
4-6 PM Peak Hour Total
0.86
1.07
1.00
170
Saturday 2-Way Volume
2.49
3.28
1.00
493
Saturday Peak Hour Enter
0.11
0.00
1.00
22
Saturday Peak Hour Exit
0.24
0.00
1.00
48
Saturday Peak Hour Total
0.35
0.60
1.00
69
Note: A zero indicates
no data available.
Source: Institute of Transportation
Engineers
Trip Generation,
7th Edition,
2003.
TRIP GENERATION
BY MICROTRANS
•
Suau:jary of Trip Generation Rates
_or 198 Tn.Gr.Sq.Ft. of Industrial Park
January 26, 2005
Avg.
Trip
Rate
Min. Max. No.
Trip Trip Std. of
Rate Rate Dev. Studies
Avg. Weekday 2-Way Volume
6.96
0.91
36.97
5.64
49
7-9 AM Peak Hour Enter
0.69
0.10
1.87
0.00
0
7-9 AM Peak Hour Exit
0.15
0.02
0.41
0.00
0
7-9 AM Peak Hour Total
0.84
0.12
2.28
1.03
40
4-6 PM Peak Hour Enter
0.18
0.03
0.60
0.00
0
4-6 PM Peak Hour Exit
0.68
0.10
2.25
0.00
0
4-6 PM Peak Hour Total
0.86
0.13
2.85
1.07
42
AM Pk Hr, Generator, Enter
0.71
0.10
1.96
0.00
0
AM Pk Hr, Generator, Exit
0.11
0.02
0.32
0.00
0
AM Pk Hr, Generator, Total
0.82
0.12
2.28
1.03
36
PM Pk Hr, Generator, Enter
0.18
0.03
0.62
0.00
0
PM Pk Hr, Generator, Exit
0.68
0.10
2.33
0.00
0
Pl-1 nk Hr, Generator, Total
0.86
0.13
2.95
1.09
36
Saturday 2-Way Volume
2.49
0.18
43.00
3.28
14
Saturday Peak Hour Enter
0.11
0.10
0.19
0.00
0
Saturday Peak Hour Exit
0.24
0.21
0.41
0.00
0
Saturday Peak Hour Total
0.35
0.31
0.60
0.60
3
Sunday 2-Way Volume
0.73
0.07
2.49
1.03
14
Sunday Peak Hour Enter
0.03
0.02
0.13
0.00
0
Sunday Peak Hour Exit
0.04
0.03
0.15
0.00
0
Sunday Peak Hour Total
0.07
0.05
0.28
0.28
3
Note; A zero indicates no
data available.
Source: Institute of Transportation
Engineers
Trip Generation, 7th
Edition,
2003.
TRIP GENERATION
BY
MICROTRANS
CJ
U
REVIEW AGENCY
COMMENT SHEETS
Rezoning Comments
(0
•
Winchester Regional Airport
Mail to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
Winchester, Virginia 22602
(540) 662-2422
Hand deliver to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
(Rt. 645, off of Rt. 522 South)
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Winchester Regional Airport with their review. Attach a copy of your application form, location
map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M 1
Winchester Regional Airport's Comments:
Acreage: 30.01
--
Winchester Regional Airport's CC t /
Signature & Date: �> P O AA , �_a
Notice to Winchester Regional Airport - Please Return Farm to .Applicant
30
WINCHESTER REGIONAL AIRPORT
SERVING THE
TOP OF VIRGINIA /
December 8, 2004
491 AIRPORT ROAD
WINCHESTER, VIRGINIA 22602
(540) 662-2422
Triad Engineering, Incorporated
200 Aviation Drive
Winchester, Virginia 22602
Re: Rezoning Comment — RA to M1
Largent Property
Shawnee Magisterial District
Dear Mr. Maddox:
The proposed rezoning request for The Largent Property is in conformance with
the Frederick County Comprehensive Policy Plan and the proposed zoning is
compatible with airport operations. It appears that this rezoning will not impact
business operations of the Winchester Regional Airport.
Thank you for the opportunity to review this request.
Sincerely,
S. R. Manuel
Executive Director
•
Rezoning Comments
Frederick County Sanitation Authority
Mail to:
Frederick County Sanitation Authority
Attn: Engineer
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
Hand deliver to:
Frederick County Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Sanitation Authority with their review. Attach a copy of your application form, location
map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address:
Location of property:
c/o Triad Eng*nppring Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA
Sanitation Authority Comments:
Zoning requested: M 1
Acreage: 30.01
Sanitation Authority Signature & Dater
Notice to Sanitation uthorit�' - Please Rcturu I his FOI n> lu tits
25
4 Rezoning Comments
U,
•
Fire and Rescue Company
Name of Fire & Rescue Company:
Millwood Station Volunteer Fire & Rescue
Address & Phone
PO Box 3037
Winchester, VA 22604
(540) 667-1535
Applicant: Please fill out the information as accurately as possible in order to assist the
Fire and Rescue Squad with their review. Attach a copy of your application form, location map,
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 226UZ
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
P
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M 1
Acreage: 30.01
Fire and Rescue Company's Comments: n
W, i c�
kiJt7iC 7jDu Sll �^i'Ctr W�^4�CJ C�G�JC t.aid�,jt� �L— ('L�c.4�
Fire & Rescue Co !any s
Signature & Date:
32
Frederick County Fire and Rescue
q,
Department
Office of the Fire Marshal
Plan Review and Comments
;YXRGz3�TAr`;
Control number
RZ04-0020
Project Name
Largent Property
Address
200 Aviation Drive
Type Application
Rezoning
Current Zoning
RA
Automatic Sprinkler System
No
Other recommendation
Date received
11 /30/2004
City
Winchester
Tax ID Number
64-5-1
Date reviewed
12/9/2004
Applicant
Triad Engineering
State Zip
VA 22602
Fire District
21
Recommendations
Automatic Fire Alarm System
No
Requirements
Emergency Vehicle Access Hydrant Location
Not Identified Not Identified
Siamese Location Roadway/Aisleway Width
Not Identified Not Identified
Emergency Vehicle Access Comments
Extension of municipal water supplies for firefighting.
Access Comments
Applicant Phone
540-667-9300
Rescue District
21
Election District
Shawnee
Residential Sprinkler System
No
Fire Lane Required
No
Special Hazards
No
Additional Comments
The Proffer Model indicatesan impact of $94,166 for Fire & Rescue services. The tax credit potential
goes directly into the General Fund and is not distributed to the impacted agency.
Plan Approval Recommended Reviewed By Signature
Yes Timothy L. Welsh '
Title
RRE MAR M
•
•
Rezoning Comments
Frederick County Fire Marshal
Mail to:
Frederick County Fire Marshal
107 North Kent Street
Winchester, Virginia 22601
(540)665-6350
Hand deliver to:
Frederick County Fire & Rescue Dept.
Attn: Fire Marshal
County Administration Bldg., I st Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Frederick County Fire Marshal with his review. Attach a copy of your application form, location mar
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Location of property:
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA
Fire Marshal's Comments:
Zoning requested: M 1
Acreage: 30.01
le C�-, Qjl-\�A C-0 rn MQ_J
Fire Marshal's Signature & Date:
Notice to Fire Marshal - Please Return This Farm to the \pplicl-wf
22
•
11
•
Rezoning Comments
Frederick -Winchester Service Authority
Mail to:
Fred -Wine Service Authority
Attn: Jesse W. Moffett, Executive Director
P.O. Box 43
Winchester, Virginia 22604
(540) 722-3579
Hand deliver to:
Fred-Winc Service Authority
Attn: Jesse W. Moffett
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Fred-Winc Service Authority with their review. Attach a copy of your application form, location map
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Wine. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M 1
Acreage: 30.01
Fred—Winc Service Authority's Comments:
WAVE"" IMM AT OKA" VATU RECuAa AMA �aciu►cy
cpnAc (qysuAuo ,:L- hoop aulw --
Fred-Winc Service Auth 's
Signature & Date:
34
TO: Andy Weinmann, Triad Engineering
FROM: Michael T. Ruddy, AICP
Deputy Director
RE: Preliminary Points — Largent Rezoning
DATE: March 17, 2005
The following points are offered regarding the Largent Rezoning application. Please
consider them as you continue your work preparing the application for submission to
Frederick County.
® • A Proffer Statement should be provided with this application that would address
the impacts on community facilities and the transportation needs identified as a
result of the application.
• In the absence of proffers the application would have to be evaluated based upon
the greatest impacts associated with the MI District as identified in the Rezoning
Application (24,750 Square feet of General Office Use per acre).
• Please clarify the statements regarding the property not fronting on Airport Road.
It is my understanding that with the relocation of Airport Road, frontage is
provided.
• Airport Road is designated as a major collector road. Please provide detail
regarding the existing, and future right-of-way needs, associated with Airport
Road and its major collector road designation.
• Additional information should be provided in the Site Suitability section of the
Impact Analysis Statement to demonstrate the existing conditions on the site.
Areas of environmental features could be identified on an exhibit.
• Consideration should be given to extending the environmental corridor
designation provided on adjacent industrial properties. Please see attached sheet.
• Water, sewer, and solid waste impacts should be calculated in the impact
statement to provide an understanding of the impacts associated with this request
in relationship to the community facilities responsible for these services.
0
Rezoning Comments
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
(540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: Please fill out the information as accurately as possible in order to assist the
Virginia Department of Transportation with their review. Attach three copies of your application
form, location map, proffer statement, impact analysis, and any other
nertinent information.
Applicant's Name: Robert Largent, Max Largent, et. al.
Telephone: (540) 667-2424 (Adams -Nelson)
Mailing Address: c/o Triad Engineering Inc
200 Aviation Drive
Winchester, VA 22602
• Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that front the eastbound lane of Airport Road.
•
Current zoning: RA Zoning requested: M 1 Acreage: 30.01
Virginia Department of Transportation Comments:
The documentation within the application to rezone this property appears to have a measurable impact on Routes 645 and
728.
These routes are the VDOT roadways which has been considered as the access to the property referenced.
VDOT is satisfied that the transportation proffers offered in the Largent Property rezgning annliratinn d;3tpri line
22,
2005 addresses transportation concerns associated with this request.
Before development this office will require a rmmplptp spt of r n trurtion plans detailing pntranra designsdrainage feab 1res, nd
traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all
needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage.
Any
right-of-way
thp I;tafP'q h,- rnVi- wse permit This permit is isswed by this effiGe
-and
work perfo[med on riqht-of-_w;;y.M,,qt
requires an inspection fee and suretyb nd coverage.
VDOT Signature & Date:
Notice to VDOT - Please Return Form to Applicant
`048,
Rezoning Comments
Historic Resources Advisory Board
Mail to:
Frederick County
Department of Planning & Development-
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5651
Hand deliver to: I K COUNTY
& DEVELOPM
Frederick County
Department of Planning & Development
Co. Administration Building. 4th Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Historic Resources Advisory Board with their review. Attach a copy of your application form,
location map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering Inc
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
• Location ofproperty:The property is located off Airport Road (Rt. 645), approximately 1.2 miles
•
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA
HRAB Comments:
Zoning requested: M1
Acreage: 30.01
Signature &Date: 4)
Notice io AdNisor% Board - Pleas Return I. III ni Ii; \I,l;;;;.:,;.
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
December 1, 2004
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Largent Property Rezoning
Dear Sir/Madam:
Upon review of the proposed rezoning, it appears that the proposal does not significantly impact
historic resources and it is not necessary to schedule a formal review of the rezoning application by
the HRAB. The National Park Service Civil War Sites Study, the Rural Landmarks Survey and the
Comprehensive Policy Plan do not identify any significant historic structures or battlefields located on
or adjacent to the property.
Thank you for the chance to comment on this application. Please call if you have any questions or
concerns.
Sincerely,
Candice E. Mills
Planner I1
CEM/bad
is
107 North Kent Street, Suite 202 • Winclester, Virginia 22601-5000
Rezoning Comments
is Frederick County Department of Parks & Recreation
•
Mail to:
Frederick County
Department of Parks & Recreation
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5678
nw
Hand deliver to:
Frederick County
Department of Parks & Recreation
County Administration Bldg., 2nd Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Department of
Parks & Recreation with their review. Attach a copy of your application
form, location map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: -/n Triad Engineering, Inc
200 Aviation Drive
Winchester, VA 22602
Location of property:
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc
Current zoning: RA
Airport property that fronts the eastbound lane of Airport Road.
Zoning requested: M 1
Department of Parks & Recreation Comments:
Acreage: 30.01
No Comment
Pks. & Rec. Signature & Date: 11/30/04
P
f
Notice to Department of arks & Recreation - Please Return This 101-111 to Ihr �Iil�lir:�ni
23
,�(& JD -I 112-5 Jk
TM Cv -( - ,5 - i
•
•
Frederick -Winchester Health Department }k+flc�
Mail to:
Frederick -Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Winchester, Virginia 22601
(540) 722-3480
Hand deliver to:
Frederick -Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Suite 201
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Frederick -Winchester Health Department with their review. Attach a copy of your
application form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name: Leon Largent Go Robert Largent
Mailing Address:
Location of property:
r1n Tr*ari Fngineerjng, Inc
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road
Current zoning: RA Zoning requested: M1 Acreage: 30.01
Frederick -Winchester Health Department's Comments:
k Illl P, nr�Mrn1' hH 7UE7'Y •:5 it=-+��/- 1�.'11 n5 Pr�7/•� wc,fF'.- an�i 3rwn-/
-r
Health Dept. Signature &Date: 12 1 Pq
Notice to Ilcalth Department - NCIISc 1 OMA!
26
LI
Administrative Assistant to
the Superintendent
�\9Wdents
Air !4
i
h�
IFCPS"
0
H �
Frederick County Public Schools
Visit us at www.frederick.k12.va.us
January 5, 2005
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Dear Sir:
RE: Largent Rezoning Project
e-mail:
kapocsis@frederick.k12.va.us
This letter is in response to your request for comments concerning the rezoning
application for the proposed Largent Rezoning project located off Airport Road (Rt. 645)
approximately 1.2 miles from the intersection of Airport Road and Front Royal Pike (U.S. Route
46 522). The property is located directly southeast of the Winchester Regional Airport property that
fronts the eastbound lane of Airport Road. Based on the information provided that states no
residential units will be part of the rezoning, there will be no impact to the school population
upon build -out.
Respectfully yours,
Stephen Kapocsi
Administrative Assistant to the Superintendent
SMKIdkr
cc: William C. Dean, Ph.D., Superintendent of Schools
540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890
May 9, 2005
Triad Engineering, Inc.
200 Aviation Drive
Winchester, Virginia 22602
RE: Largent Rezoning
Frederick County, Virginia
Dear Sirs:
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
We have completed our review of the proposed Largent rezoning and offer the following
comments:
1. Refer to Location and Site Background/Surrounding Properties: The 30.01 ± acres
proposed for rezoning is located southeast of a parcel owned by the regional airport. This
parcel contains a stormwater management basin and a limited access drive 12 feet wide
from Airport Road to the property under consideration. Indicate how the applicant plans
to construct an acceptable access road from Airport Road to the proposed property.
2. Refer to Site Suitability - Wetlands: The statement indicates that no wetlands have been
identified on the site. However, previous wetland delineation studies performed for
adjacent properties have identified wetlands within the Buffalo Lick Run Flood Plain.
Indicate if a wetland study has been performed or if a wetland study will be performed
prior to submittal of a master development plan.
Refer to Site Suitability - Steep Slopes: The narrative indicates that steep slopes have
been identified on the site. Provide a topographic map delineating these areas.
4. Refer to Water Supply: Provide an estimate of water usage based on the anticipated
development highlighted in the profTer model (198,000 square feet).
5. Refer to Drainage: The discussion of stormwater design indicates that the proposed
stormwater facility will be designed and engineered to meet available duality and quantity
standards. Based on this statement, we will expect the stormwater facility to be designed
using a BW approach. This design approach should be highlighted in the master
development plan.
107 North Kent Street • Winchester, Virginia 22601-5000
Largent Rezoning Comments
Page 2
May 9, 2005
6. Refer to Solid Waste Disposal Facilities: The narrative states that "no additional solid
waste disposal facilities will be required for the proposed development". However, the
discussion does not indicate an estimate of the solid waste generated by the project nor a
comparison with the available capacity of the regional landfill. These issues should be
included in the revised rezoning analysis and based on the maximum anticipated
development. The rezoning model indicated that 198,000 square feet of development will
occur on the approximate 30 acre parcel.
I can be reached at 722-8214 if you have any questions regarding the above comments.
Sincerely,
Harvey E. trawsnyder, Jr., P.E.
Director of Public Works
0 HES/rls
cc: Planning and Development
File
A:\Lar9cvrtrczCO111AVpd
Locational Map � Largent Property
05'.
Exit 313
CO
-.\
�M \ `
SITE
r
SCALES
0 0. 125 0.25 0.5 0.75 1
Miles
1:24,000 1"=1,200' N
07 April 2005
Map 1
als
Triad Engineering, Inc.
www.triad-vAnc.com
r -,)j
Locational Map -�- Largent Property
••� � a4
�h.narry!1h
' r,
PN
Exit 313
' �
,'F
�
•
"
__ �`� ,
%� : �
•`
/ }�
• � ,' j , it
�
v�
J
• : Sec
44
•
'A
/
/l tr
SITEle
j
SCALES
0. 125 0.5 0.75 1
Miles
1:24,000 1 "=1,200'
07 April 2005
Map 1
�:qljli)
als
Triad Engineering, Inc.
www.triad-winc.com
Surrounding Properties --- The rgent Property
64-((A))-37A
Daryl R. & Christopher B Russell
Et al Trustees
12.59 Acres - RA
64-((1))-4
Herman & Elizabeth Rubenstein
& J. Thomas & Christine Beaumont
2.86 Acres - M1
=— I
E
((1))-6A 64F ((1))-5A 64F ((1)) N
64F ((1)) 5 _r64F-((A)) 39
Unknown Roger J. Chavez Roger J. ChRoger J. Chavez Wilson Property, LLC
es - Ml 4.2 Acres - M1 i 3.08 Acres -3.08 Acres - M1 2.05 Acres - M1
i
64-((A))-37B
Mark D. & Arlene D. Smith
40 Acres - RA
The Largent Property
PIN# 64-((5)-1
64-((5))-3
Dove Family Company, LLC
15.98 Acres - RA/MI _------ -
64-((5))-lA
- Winchester Regional Airport
C
5.07 Acres - RA
M
I�
C
...
10
M
- L la
a
I
64-((5))-3A
Winchester Regional Airport
3.25 Acres - RA
SCALES
0 105 210 420 630 840 1,050 Note: Parcel 64-((5))-3 is recorded as being zoned
Feet RA/M 1 in the property information listing. However,
1:4800 1" = 400' its zoning classification according to the zoning ma
designates it as being zoned MI.
Map 2 07 April 2005
als
Triad Engineering, Inc.
www.triad-vAnc.com
Surroundin
64-((A))-37A
Daryl R. & Christopher B Russell
Et al Trustees
12.59 Acres - RA
64F-((] ))-6A
Owner Unknown
Acres - Ml
64-((A))-37B
Mark D. & Arlene D. Smith
40 Acres - RA
Properties -� The Largent Prope
64-((1))-4 J
Herman & Elizabeth Rubenstein -
& J. Thomas & Christine Beaumont
2.86 Acres - M1
64F-((l ))-5A 64F-((1))-5
Roger J. Chavez Roger J. Chavez
4.2 Acres - M ] 3.08 Acres - M 1
The Largent Property
PIN# 64-((5)-1
64-((5))-3
Dove Family Company, LLC
15.98 Acres - RA/M ]
64F-((1))-5
Roger J. Chavez
3.08 Acres - MII,
F-7
64F-((A))-39
Wilson Property, LLC
2.05 Acres - MI
64-((5))-]A
- Winchester Regional Airport
5.07 Acres - RA
64-((5))-3A
Winchester Regional Airport
3.25 Acres - RA
SCALES
0 105 210 420 630 840 1,050 (vote: Parcel 64-((5))-3 is recorded as being zoned
mmmmllilll Feet RA/M 1 in the property information listing. However,
1:4800 1" = 400' its zoning classification according to the zoning ma
designates it as being zoned MI.
Map 2 07 April 2005
als
Triad Engineering, Inc.
www.triad-vAnc.com
Zoomed Locational Map
Largent Property
Airport Road (VA S Airport Road (VA Sec. Rt. 645)
US Route 50
-PW Wip c h es t e r M u T"'� C
E
2
0
0
r
-6
o
01
0
X I r r-,! i r-
Airport Road (VA Sec. Rt. 645)
(this section now abandoned)
-7
SITE
Approximate Location Roundabout
New Airport Road
Completed OCT 2004
SCALES
0 0.05 0.1 0.2 0.3 0.4 0.5 "L:11AaD
Sommooml Miles
1:12,000 1 "= 1,000'
07 April 2005
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Completed OCT 2004
SCALES
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Map 3
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j The Largent Property
Parcel lines
MI (Industrial, Light District)
RA (Rural Areas District)
SCALES
0 105 210 420 630 840 1,050
MEMi Feet
1:4800 1 " = 400'
RP (Residential Performance District) 07 April 2005
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Current Zoning -�- The Lar
The Largent Property
-` Parcel lines
M1 (Industrial, Light District)
RA (Rural Areas District)
SCALES
0 105210 420 630 840 1,050
Feet
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RP (Residential Performance District) 07 April 2005
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Map 4
Floodplain �- The Largent Property
j The Largent Property —\ Streams
- Parcel lines Floodplain
Conservation Area 5' Contours
Please note that the floodplain depicted on this
map is an approximation of the extents of the actual
Map 5 floodplain.
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Parcel lines Floodplain
Conservation Area 5' Contours
Please note that the floodplain depicted on this
Map 5
map is an approximation of the extents of the actual
floodplain.
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CRIAID
07 April 2005
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0 The Largent Property 17? Parcel lines
Slopes
- 0.00 - 5.00%
15.01 - 20.00%
` 5.01 - 10.00%
M 20.01 - 25.00%
10.01 - 15.00%
- 25.01 - 90.00%
Contours
SCALES
0 105 210 420 630
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- 20.01 - 25.00%
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_ 25.01 - 90.00%
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2005 Map 6
07 April
On -Site Soils -,-- The rgent Property
Soil
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Slope
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Clearbrook
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16 November 2004
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On -Site Soils -�- The rgent Property
Soil
Formation
Slope
Shrink/Swell
9B
Clearbrook
2-7%
Moderate
9C
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Conservation Area �- The Largent Property
Conservation Area
1.369+/- Acres
The Largent Property
Conservation Area
Streams
Parcel lines
Dave
The Largent Proper
1
3
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SCALES
0 100 200 400 600 800 1,000
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Map 8
Conservation Area --- The Largent Prope
Conservation Area
1.369+/- Acres
The Largent Property
Conservation Area
Streams
- Parcel lines
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0 100 200 400 600 800 1,000
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07 April 2005
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Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 28, 2005
Mr. Dem- ie Dunlap
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
RE: REZONING 915-05, LEON LARGENT ESTATE
Dear Dennie:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of October 26, 2005. The above -referenced application was approved to rezone 30.01 acres
from RA (Rural Areas) District to M 1 (Light Industrial) District. The subject property is located off
Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal
Pike (Route 522, directly southeast of the Airport property, and is identified with Property Identification
Number 64-5-1, in the Shawnee Magisterial District.
The proffer that was approved as a part of this rezoning application is unique to this property and is
binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your
records.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerely,
Michael T. Ruddy
Deputy Plamiing Director
MTR/bad
cc: Robert Largent, Max Largent &. Ramona Hines, 141 Westwood Dr., Winchester, VA 22602
Gene Fisher, Shawnee Magisterial District Supervisor
Tune Wilmot, Shawnee Magisterial District Commissioner
Robert A. Morris, Shawnee Magisterial District Commissioner
Jane Anderson, Real Estate
107 forth Kent Street, Suite 202 - Winchester, Virginia 22601-5000
REZONING APPLICATION 915-05
LEON LARGENT ESTATE
Staff Report for the Board of Supervisors
Prepared: October 11, 2005
Staff Contact: Michael T. Ruddy, Deputy Planning Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisor 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: 10/05/05 Recommended Approval
Board of Supervisors: 10/26/05 Pending
PROPOSAL: To rezone 30.01 acres from RA (Rural Areas) District to M 1 (Light Industrial) District
with proffers.
LOCATION: The property is located off Airport Road (Route 645), approximately 1.2 miles from the
intersection of Airport Road and Front Royal Pike (Route 522), directly southeast of the Airport
property.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 64-5-1
PROPERTY ZONING: RA (Rural Areas) District.
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
RA (Rural Area)
Use:
Winchester Regional Airport
South:
RA (Rural Area)
Use:
Residential
Cast:
M1 (Light Industrial)
Use:
Vacant
West:
M 1 (Light Industrial)
Use:
Light Industrial / Vacant
PROPOSED USE: M I (Light Industrial) Industrial warehouse
0 a
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 2
RLVILW EVALUATIONS:
Virl4inia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Routes 645 and 728. These routes are the VDOT roadways
which have been considered as the access to this property. VDOT is satisfied that the transportation
proffers offered in the Largent Property rezoning application dated June 22, 2005 addresses
transportation concerns associated with this request. Before development, this office will require a
complete set of construction plans detailing entrance designs, drainage features, and traffic flow data
from the I.T.E Trip Generation Manual, Seventh Edition for review. 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. 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: Extension of municipal water supplies for firefighting. The Proffer model indicates an
impact of $94,166 for Fire & Rescue services. The tax credit potential goes directly into the General
Fund and is not distributed to the impacted agency. Plan approval recommended.
Millwood Station Volunteer Fire & Rescue: Ensure proper hydrant space. 24 hour access to facility
by way of KNOX Box system. Donation check would be nice!
Public Works Department: Please see letter dated May 9, 2005, from Harvey E. Strai,snyder, Jr.
P.E., Director of Public Yhorks
Frederick -Winchester Service Authority: Wastewater treated at Opequon Water Reclamation
Facility capacity demand = 3,000 gallons/day
Sanitation Authority: No comment.
Frederick -Winchester Health Department: Health Department has no objection to the request as
stated as long as public water and sewer are utilized.
Department of Parks & Recreation: No comment.
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon build -out
Winchester Regional Airport: The proposed rezoning request for the Largent Property is in
conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is
compatible with airport operations. It appears that this rezoning will not impact business operations of
the Winchester Regional Airport.
Frederick County Attorney: Comment to be provided.
0 0
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 3
Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the
proposal does not significantly impact historic properties and it is not necessary to schedule a formal
review of the rezoning application by the HRAB. The National Park Service Civil Ware Sites Study,
the Rural Landmarks Survey and the Comprehensive Policy Plan do not identify any significant historic
structures or battlefields located on or adjacent to the property.
Plannin1l & ZoninjZ:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this
property as being zoned R-1 (Residential Limited). The parcels were re -mapped from R-I to A-
2 (Agricultural General) 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 A-1 and A-2 zoned land to the RA District.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the fixture physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1 ]
Land Use
The parcel for which this rezoning is being requested is located within the County's Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban
Development Area and Sewer and Water Service Area define the general area in which more
intensive forms of planned commercial and industrial development will occur. In addition, the
Largent property is located within the area encompassed by the Route 50 East Corridor Land
Use Plan and is located within the Airport Support Area.
The Route 50 East Corridor Land Use Plan envisions office and industrial land uses on the
property and recognizes the potential for additional commercial growth in the vicinity of the
Winchester Regional Airport and Interstate 81. The Airport Support Area discourages further
residential rezoning and seeks to ensure the feasibility of continued airport use and fixture airport
expansion. Business and industrial uses should be the primary uses in the airport support area.
The Largent property application proposes a rezoning of light industrial uses. The addition of
the approximately thirty acres of light industrial land is consistent with the land use plan and
would further the goals of the Comprehensive Plan.
0 0
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 4
3) Site Suitability/Environment
The Route 50 East Corridor Land Use Plan recognizes the need to address stormwater
management and protect the envirorunental features associated with drainage ways, steep slopes,
and existing woodlands. The site is located south of the recently relocated Airport Road, Route
645, and north of Buffalo Lick Run. A portion of the property actually crosses Buffalo Lick
Run. The site contains areas of steep slopes and drainage associated with Buffalo Lick Run. The
applicant has made efforts with this rezoning application to address the environmental feature
associated with Buffalo Lick Run by designating and proffering a conservation area on the
southern portion of the property. This has been done in a mariner consistent with the
enviromnental easement that presently exists on the property to the west which contains a
similar environmental corridor easement provided with the development of the Airport Business
Park.
The Frederick County Rural Landmarks Survey does not identify any potentially significant
historical resources or historic district on, or within, the proximity of this acreage.
4) Potential Impacts
A. Transportation
The applicant has evaluated the transportation impacts associated with the development of the
property. In conjunction with the Virginia Department of Transportation it was determined that
the level of analysis provided by the applicant in evaluating the transportation elements of this
rezoning was appropriate. The applicant has estimated that the project could result in 1378
vehicle trips per day. As the applicant has not proffered any specific uses with this rezoning
application, the potential exists for a greater trip generation which the applicant has addressed in
the form of a proffer described below.
The Virginia Department of Transportation recently completed the Airport Road, Route 645,
relocation project which realigned and improved Airport Road in the vicinity of the Largent
Property. In addition, the intersection of Airport Road, Route 645, and Victory Lane, Route 728,
was improved significantly with the provision of a roundabout to effectively and safely move
traffic at that location. In looking beyond the transportation enhancements in the immediate
vicinity of the project, the applicant considered the intersection of Airport Road, Route 645, and
Route 522 and the intersection of Victory Lane, Route 728, and Route 50. The applicant has
proffered a $20,000 contribution for signalization construction and road improvements that may
be utilized at the aforementioned intersections and roadways in the vicinity of the project. The
applicant has further committed to providing additional traffic analysis should the traffic volume
from the project exceed 1500 vehicle trips and to implementing any improvements identified in
the future TIA. This proffer addresses the potential for a user that would generate additional
trips by ensuring any additional impacts could be mitigated.
9 0
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 5
Presently, access to the Largent property is provided over property currently owned by the
Airport Authority. This property was obtained to facilitate the Airport Road, Route 645,
relocation project and is partially encumbered with a stormwater management facility. It is
anticipated by VDOT that the ownership of this portion of land will be deeded to VDOT as part
of the completion of the road project and as surplus to the needs of the Airport Authority. At
such time that this occurs the applicant will have direct access to Airport Road and will have the
ability to construct the required commercial entrance to facilitate the development of the
Largent. The proffered commitment to provide the commercial entrance that meets VDOT
standards ensures that the appropriate access to the site would be secured prior to the
development of the site. The provision of this access will likely include the modification of the
stormwater management facility adjacent to Airport Road.
B. Sewer and Water
It is anticipated that the thirty acre site would generate approximately 15,000 gallons per day of
sewage flow and 30,000 gallons per day of water usage. Water would be provided by the
Frederick County Sanitation Authority and wastewater generated by the development of this site
would be treated at the Opequon Water Reclamation Facility.
C. Community Facilities
The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs
associated with various types of development proposals presented to the County. The projected
costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for
the Administration Building are calculated and provided to the applicant for their consideration.
The Fiscal impact model was run based upon the development of the thirty acre parcel in its
entirety to provide the County and the applicant with an overall understanding of the impact of
the project. The Fiscal Impact Model output for this project indicates a net positive fiscal
impact. However, in recognition of the impacts that may be realized by the community to the
Fire and Rescue services, the applicant has proffered a contribution in the amount of $0.015 per
square foot of structural development on the property.
5) Proffer Statement — (Dated 09/02/05)
The Applicant has not provided a generalized development plan as no new road improvements
are to be provided. The Applicant has provided an exhibit that identifies the site and the
Conservation Area described in the Proffer Statement.
A) Transportation.
The applicant has proffered a monetary contribution in the amount of $20,000 for signalization
construction and road improvements in the vicinity of this project. The applicant has proffered
an additional TIA, and the construction of improvements necessary to implement the TIA,
should the initial site development plan for the property include a land use that would generate
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 6
more than 1500 vehicle trips per day. Finally, the applicant has proffered the construction of a
commercial entrance to the property which ensures that any access issues pertaining to the land
located between Airport Road and the Largent property are addressed.
B) Conservation Area
The applicant has proffered that a strip of land that contains a portion of Buffalo Lick Rum and
its associated floodplain will be preserved as a conservation area providing a continuation of the
envirormiental stream corridor established with the Airport Business Park. The conservation
area is identified on the chap attached to the Proffer Statement.
C) Monetary Contribution.
The applicant has proffered a monetary contribution in the amount of $0.015 per building
square foot to Frederick County to offset the impacts generated on Frederick County's Fire and
Rescue Services.
STAFF CONCLUSIONS FOR 10/05/05 PLANNING COMMISSION MEETING:
The Largent Property rezoning application is generally consistent with the goals of the Comprehensive
Plan as described in the staff report. The Planning Commission should ensure that the impacts
associated with this rezoning request have been fully addressed by the applicant.
PLANNING COMMISSION SUMMARY & ACTION OF THE 10/05/05 MEETING:
One citizen spoke at the Planning Commission's public hearing. A landowner on Middle Road in the
Marshal Acres subdivision stated that the Russell 150 rezoning application, recently approved by the
Board of Supervisors, had proffered both a wide conservation easement area along Buffalo Lick Run
and low -impact storm water drainage methods. This landowner wanted to see those same items
included with this application as well, so that environmental protection would be consistent along this
area of Buffalo Lick Run.
A Commission member asked the applicant if he would consider expanding the conservation easements
to include the steep slopes along Buffalo Lick Run. The applicant replied that a large portion of the
property is not developable because of the steep slopes and those areas with steep slopes will not be
disturbed.
A Commissioner questioned whether the two existing storm water management ponds might be
impacted by the construction of an entrance and road. VDOT's Resident Engineer stated that VDOT
will ensure that all work will be done appropriately and the integrity of the ponds will be maintained
before VDOT issues a permit.
A Commission member suggested two items for the applicant to consider before the rezoning was heard
by the Board of Supervisors. The first was to use low -intensity site development and best management
Rezoning #15-05 — Leon Largent Estate
October 11, 2005
Page 7
practices to protect the environmental features along Buffalo Lick Run. The second was for the
applicant to re -check their calculations on the monetary contribution to fire and rescue services because
the amount shown seemed to be low for a one-time payment.
By a majority vote, the Planning Commission recommended approval of the rezoning application with
proffers. The vote resulted as follows:
YES (TO REC. APPROVAL):
Morris, Unger, Straub
NO: Gochenour
Wilmot, Manuel, Triplett, Kriz, Ours, Thomas, DeHaven, Light,
(Note: Commissioner Watt was absent from the meeting.)
M1
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Map Features
Zoning
REZ # 15 - 05
BMWe+ke^ ~
/�/ c�He�s
B1 (Business, Neighborhood District)
MS (Medical Support District)
Lakes/Ponds Oo, D—s
B2 (Business, General District)
Industrial Transition District)
R4 (Residential, Planned Community District)
R5 Recreational Community District)
Leon L a rig e n t Est.
+v— streams ^/ Retawa
rs ars
B3 (Business,
(Residential
Buftngs Road Centerlines
EM (Extractive Manufacturing District)
HE Education District)
p RA (Rural Areas District)
Q RP (Residential Performance District)
(64-5-1 )
Tanks N
(Higher
V
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Mt (Industrial, Light District)
N
CDParcels
Trish
Q M2 (IndusMal. General Distract)
0 100 200 400
OSWSA LIDA
MW (Mobile Home Community District)
W E
s
Feet
VOA < •
-NDERSON
USL
Map Features
Zoning
REZ # 15 - 05
APP���so"
B,.dges
c ti«
B1 (Business, Neighborhood District)
MS (Medical Support District)
Lakez/Ponds
^V Dams
o 82 (Business. General District)
R{ (Residential, Planned Community District)
R5 Recreational Community District)
Leon L a rg e n t Est.
.v— steams
s
/\/ Retamwens
83 (Business, Industrial Transition District)
(Residental
Bmkings
Road Centerlines
EM (Extractive Manufacturing Dishict)
HE Education District)
Q RA(Rural Areas Dismct)
Q RP (Residential Performance District)
(64 5 1 )
® Tanks
N
(Higher
�v
M7 (Industrial, Light District)
N
Parcels\—
Tracts
Q M2 (Industrial, General District)
0 100 200 400
OswsA
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MH7 (Mobile Home Community District)
W E
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Feet
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III
9
S CP g 2005
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff:
Zoning Amendment Numbers ' $�
PC Hearing Date /0/V'4
Fee Amount Paid $
Date Received V c o ,
BOS Hearing Date
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.
1. Applicant:
Name: The Estate of Leon Largent
Telephone: (540) 667-2424
c/o Robert Largent, Max Largent & Ramona Hines (Adams -Nelson)
Address: 141 westwom nrivP
Winchester, VA 22602
2. Property Owner (if different than above)
Name:
Address:
3. Contact person if other than above
Name: Triad Engineering, Inc.
200 Aviation Drive
Winchester. VA 22602
Telephone:
Telephone: (540) 667-9300
4. Checklist: Check the following items that have been included with this application.
Location map 0 Agency Comments ✓
Plat ✓ Fees ✓�
Deed to property I I Impact Analysis Statement ✓
Verification of taxes paid Proffer Statement
11
0
•
5. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Leon W. Largent - Estate Max Largent
Robert Largent
Lillian Ramona Hines
6. A) Current Use of the Property: Vacant
B) Proposed Use of the Property: M-1 Zoning; industrial warehouse
7. Adjoining Property:
PARCEL ID NUMBER
64-((1))-4
64F-((1))-5
64F-((1))-5A
64F-((1))-6A
64-((5))-1 A
64-((5))-3
USE
vacant
industrial
industrial
industrial
vacant
vacant
ZONING
M-1
M-1
M-1
M-1
RA
RA/M-1
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers):
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522).
The property does not front Airport Road; it is located directly southeast of the
Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
12
0
•
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to
provide information concerning the specifics of the proposed use. Otherwise, the planning staffwill 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))-1
Magisterial: Shawnee
Fire Service: Millwood
Rescue Service: Millwood
Districts
High School: Millbrook
Middle School: James Wood
Elementary School: Armel
10. Zoning Change: List the acreage included in each new zoning category being requested.
Acres I
Current Zoning
I Zoning Requested
30.01
RA Rural Areas
M-1 Light Industrial
Total acreage to be rezoned
11. The following information should be provided according to the type of rezoning proposed :
Single Family homes: 0
Non -Residential Lots: 1
Office: 0
Retail: 0
Restaurant: 0
Number of Units Proposed
Townhome: 0 Multi -Family: 0
Mobile Home: 0 Hotel Rooms: 0
Sauare Footaize of Proposed Uses
_ Service Station: 0
Manufacturing: 0
_ Warehouse: 198000
Other: 0
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) understand that 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.
Applicants & Owners:
Date: o
bert Larger
Date: �/- o�
Max Largent
Date: V �� ��—
ian Ramona
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 any property directly across a public right-of-way,
a private right-of-way, or a watercourse from the requested property. The applicant is required to
obtain the following information on each adjoining property including the parcel identification number which
may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue
is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street.
Name and Property Identification Number I
N
Address
Name Herman & Elizabeth Rubenstein
PO Box 257
Clarksville, MD 21029
Property# 64-((1))-4
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property # 64F-((1))-5
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property # 64F-((1))-5A
Name see note --»
This property is identified as an individual
property on the tax maps, but no owner is
identified.
Property # 64F-((1))-6A
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Propert# 64-((5))-lA
Name Dove Family Company, LLC
209 Sunset Circle
Cross Junction, VA 22625
Property # 64-((5))-3
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Property # 64-((5))-3A
Name Daryl R. & Christopher B. Russell et als
211 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37A
Name Mark D. & Arlene D. Smith
540 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37B
Name Wilson Property LLC
3076E Shawnee Drive
Winchester, VA 22601
Property # 64-((A))-39
15
Name and Property Identification Number I Address
Name Ray L. Fadley 18442 Senedo Rd.
Property # 64-((A))-39C Edinburg, VA 22824
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
16
Locationa0l Map � Largent Property
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Map 1
SCALES
0.5 0.75 1
Miles
1:24,000 1 "=1,200'
07 April 2005
als
Triad Engineering, Inc.
www.triad-winc.com
•
•
Surroundin
64-((A))-37A
Daryl R. & Christopher B Russell
Et al Trustees
12.59 Acres - RA
Properties o-- ThePropertyLar ent g
64-((l ))-4
Herman & Elizabeth Rubenstein
& J. Thomas & Christine Beaumont
2.86 Acres - M1
64F-((1))-6A 64F-((] ))-5A 64F-((] ))-5
Owner Unknown Roger J. Chavez Roger J. Chavez
Acres - M 1 4.2 Acres - M 1 i 3.08 Acres - M 1
The Largent Property
64-((A))-37B --
Mark D. & Arlene D. Smith
40 Acres - RA PIN# 64-((5)-1
64-((5))-3
Dove Family Company, LLC
15.98 Acres - RA/M 1
64F-((1))-5
Roger J. Chavez
3.08 Acres - M1
64F-((A))-39
Wilson Property, LLC
2.05 Acres - M1
64-((5))-1 A
Winchester Regional Airport
Acres - RA
I5.07
M
c�
R
it
r
a
o
-- o
a
64-((5))-3A
Winchester Regional Airport
3.25 Acres - RA
SCALES
0 105 210 420 630 840 1,050 Note: Parcel 64-((5))-3 is recorded as being zoned
Feet RA/M I in the property information listing. However,
1:4800 1" = 400' its zoning classification according to the zoning map
designates it as being zoned MI.
Map 2 07 April 2005
ii
0
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0 0
REZONING APPLICATION 415-05
LEON LARGENT ESTATE
Staff Report for the Planning Commission
Prepared: September 19, 2005
Staff Contact: Michael T. Ruddy, Deputy Planning Director
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: 10/05/05 Pending'<:;,i;?!`I
Board of Supervisors: 10/26/05 Pending
PROPOSAL: To rezone 30.01 acres from RA (Rural Areas) District to M1 (Light Industrial) District
with proffers.
LOCATION: The property is located off Airport Road (Route 645), approximately 1.2 miles from the
intersection of Airport Road and Front Royal Pike (Route 522), directly southeast of the Airport
property.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 64-5-1
PROPERTY ZONING: RA (Rural Areas) District.
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
RA (Rural Area)
Use:
Winchester Regional Airport
South:
RA (Rural Area)
Use:
Residential
East:
M1 (Light Industrial)
Use:
Vacant
West:
M1 (Light Industrial)
Use:
Light Industrial / Vacant
PROPOSED USE: M1 (Light Industrial) Industrial warehouse
0 •
Rezoning #15-05 — Leon Largent Estate
September 19, 2005
Page 2
REVIEW EVALUATIONS:
Virginia Dent. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Routes 645 and 728. These routes are the VDOT roadways
which have been considered as the access to this property. VDOT is satisfied that the transportation
proffers offered in the Largent Property rezoning application dated June 22, 2005 addresses
transportation concerns associated with this request. Before development, this office will require a
complete set of construction plans detailing entrance designs, drainage features, and traffic flow data
from the I.T.E Trip Generation Manual, Seventh Edition for review. 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. 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: Extension of municipal water supplies for firefighting. The Proffer model indicates an
impact of $94,166 for Fire & Rescue services. The tax credit potential goes directly into the General
Fund and is not distributed to the impacted agency. Plan approval recommended.
Millwood Station Volunteer Fire & Rescue: Ensure proper hydrant space. 24 hour access to facility
by way of KNOX Box system. Donation check would be nice!
Public Works Department: Please see letter dated May 9, 2005, from Harvey K Strawsnyder, Jr.,
P.E., Director of Public Works
Frederick -Winchester Service Authority: Wastewater treated at Opequon Water Reclamation
Facility capacity demand = 3,000 gallons/day
Sanitation Authority: No comment.
Frederick -Winchester Health Department: Health Department has no objection to the request as
stated as long as public water and sewer are utilized.
Department of Parks & Recreation: No comment.
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon build -out
Winchester Regional Airport: The proposed rezoning request for the Largent Property is in
conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is
compatible with airport operations. It appears that this rezoning will not impact business operations of
the Winchester Regional Airport.
Frederick County Attorney: Comment to be provided.
Rezoning #15-05 — Leon Largent Estate
September 19, 2005
Page 2
Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the
proposal does not significantly impact historic properties and it is not necessary to schedule a formal
review of the rezoning application by the HRAB. The National Park Service Civil Ware Sites Study,
the Rural Landmarks Survey and the Comprehensive Policy Plan do not identify any significant historic
structures or battlefields located on or adjacent to the property.
Planning & Zoning:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this
property as being zoned R-1 (Residential Limited). The parcels were re -mapped from R-1 to A-
2 (Agricultural General) 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 A-1 and A-2 zoned land to the RA District.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 14]
Land Use
The parcel for which this rezoning is being requested is located within the County's Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban
Development Area and Sewer and Water Service Area define the general area in which more
intensive forms of planned commercial and industrial development will occur. In addition, the
Largent property is located within the area encompassed by the Route 50 East Corridor Land
Use Plan and is located within the Airport Support Area.
The Route 50 East Corridor Land Use Plan envisions office and industrial land uses on the
property and recognizes the potential for additional commercial growth in the vicinity of the
Winchester Regional Airport and Interstate 81. The Airport Support Area discourages further
residential rezoning and seeks to ensure the feasibility of continued airport use and future airport
expansion. Business and industrial uses should be the primary uses in the airport support area.
The Largent property application proposes a rezoning of light industrial uses. The addition of
the approximately thirty acres of light industrial land is consistent with the land use plan and
would further the goals of the Comprehensive Plan.
• 0
Rezoning #15-05 — Leon Largent Estate
September 19, 2005
Page 4
3) Site Suitability/Environment
The Route 50 East Corridor Land Use Plan recognizes the need to address stormwater
management and protect the environmental features associated with drainage ways, steep slopes,
and existing woodlands. The site is located south of the recently relocated Airport Road, Route
645, and north of Buffalo Lick Run. A portion of the property actually crosses Buffalo Lick
Run. The site contains areas of steep slopes and drainage associated with Buffalo Lick Run. The
applicant has made efforts with this rezoning application to address the environmental feature
associated with Buffalo Lick Run by designating and proffering a conservation area on the
southern portion of the property. This has been done in a manner consistent with the
environmental easement that presently exists on the property to the west which contains a
similar environmental corridor easement provided with the development of the Airport Business
Park.
The Frederick County Rural Landmarks Survey does not identify any potentially significant
historical resources or historic district on, or within, the proximity of this acreage.
4) Potential Impacts
A. Transportation
The applicant has evaluated the transportation impacts associated with the development of the
property. In conjunction with the Virginia Department of Transportation it was determined that
the level of analysis provided by the applicant in evaluating the transportation elements of this
rezoning was appropriate. The applicant has estimated that the project could result in 1378
vehicle trips per day. As the applicant has not proffered any specific uses with this rezoning
application, the potential exists for a greater trip generation which the applicant has addressed in
the form of a proffer described below.
The Virginia Department of Transportation recently completed the Airport Road, Route 645,
relocation project which realigned and improved Airport Road in the vicinity of the Largent
Property. In addition, the intersection of Airport Road, Route 645, and Victory Lane, Route 728,
was improved significantly with the provision of a roundabout to effectively and safely move
traffic at that location. In looking beyond the transportation enhancements in the immediate
vicinity of the project, the applicant considered the intersection of Airport Road, Route 645, and
Route 522 and the intersection of Victory Lane, Route 728, and Route 50. The applicant has
proffered a $20,000 contribution for signalization construction and road improvements that may
be utilized at the aforementioned intersections and roadways in the vicinity of the project. The
applicant has further committed to providing additional traffic analysis should the traffic volume
from the project exceed 1500 vehicle trips and to implementing any improvements identified in
the future TIA. This proffer addresses the potential for a user that would generate additional
trips by ensuring any additional impacts could be mitigated.
Rezoning 415-05 — Leon Largent Estate
September 19, 2005
Page 5
Presently, access to the Largent property is provided over property currently owned by the
Airport Authority. This property was obtained to facilitate the Airport Road, Route 645,
relocation project and is partially encumbered with a stormwater management facility. It is
anticipated by VDOT that the ownership of this portion of land will be deeded to VDOT as part
of the completion of the road project and as surplus to the needs of the Airport Authority. At
such time that this occurs the applicant will have direct access to Airport Road and will have the
ability to construct the required commercial entrance to facilitate the development of the
Largent rezoning. The proffered commitment to provide the commercial entrance that meets
VDOT standards ensures that the appropriate access to the site would be secured prior to the
development of the site. The provision of this access will likely include the modification of the
stormwater management facility adjacent to Airport Road.
B. Sewer and Water
It is anticipated that the thirty acre site would generate approximately 15,000 gallons per day of
sewage flow and 30,000 gallons per day of water usage. Water would be provided by the
Frederick County Sanitation Authority and wastewater generated by the development of this site
would be treated at the Opequon Water Reclamation Facility.
C. Community Facilities
The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs
associated with various types of development proposals presented to the County. The projected
costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for
the Administration Building are calculated and provided to the applicant for their consideration.
The Fiscal impact model was rum based upon the development of the thirty acre parcel in its
entirety to provide the County and the applicant with an overall understanding of the impact of
the project. The Fiscal Impact Model output for this project indicates a net positive fiscal
impact. However, in recognition of the impacts that may be realized by the community to the
Fire and Rescue services, the applicant has proffered a contribution in the amount of $0.015 per
square foot of structural development on the property.
5) Proffer Statement — (Dated 09/02/05)
The Applicant has not provided a generalized development plan as no new road improvements
are to be provided. The Applicant has provided an exhibit that identifies the site and the
Conservation Area described in the Proffer Statement.
A) Transportation.
The applicant has proffered a monetary contribution in the amount of $20,000 for signalization
construction and road improvements in the vicinity of this project. The applicant has proffered
an additional TIA, and the construction of improvements necessary to implement the TIA,
should the initial site development plan for the property include a land use that would generate
0 0
Rezoning #15-05 — Leon Largent Estate
September 19, 2005
Page 6
more than 1500 vehicle trips per day. Finally, the applicant has proffered the construction of a
commercial entrance to the property which ensures that any access issues pertaining to the land
located between Airport Road and the Largent property are addressed.
B) Conservation Area
The applicant has proffered that a strip of land that contains a portion of Buffalo Lick Run and
its associated floodplain will be preserved as a conservation area providing a continuation of the
environmental stream corridor established with the Airport Business Park. The conservation
area is identified on the map attached to the Proffer Statement.
C) Monetary Contribution.
The applicant has proffered a monetary contribution in the amount of $0.015 per building
square foot to Frederick County to offset the impacts generated on Frederick County's Fire and
Rescue Services.
STAFF CONCLUSIONS FOR THE 10/05/05 PLANNING COMMISSION MEETING:
The Largent Property rezoning application is generally consistent with the goals of the Comprehensive
Plan as described in the staff report. The Planning Commission should ensure that the impacts
associated with this rezoning request have been fully addressed by the applicant.
Following the required public hem•ink, a recommendation regarding this r ezonina
application to the Board of Supervisors would be appropriate. The applicant should
be prepared to adequately address all concerns raised by the Planning Commission.
AMENDMENT
Action:
PLANNING COMMISSION: October 5, 2005 - Recommended Approval
BOARD OF SUPERVISORS: October 26, 2005 ❑ APPROVED ❑ DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #15-05 OF LEON LARGENT ESTATE
WHEREAS, Rezoning #15-05 of the Leon Largent Estate, was submitted to rezone 30.01 acres from
RA (Rural Areas) District to MI (Light Industrial) District for warehouse use. The property is located off
Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal
Pike (Route 522), directly southeast of the Airport property, and is identified by Property Identification
Number (PIN) 64-5-1.
WHEREAS, the Planning Commission held a public hearing on this rezoning on October 5, 2005; and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on October 26, 2005;
and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in
the best interest of the public health, safety, welfare, and in conformance with the Comprehensive
Policy Plan;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that
Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to
change 30.01 acres from RA (Rural Areas) District to M 1 (Light Industrial) District for warehouse use,
as described by the application and plat submitted, subject to the attached conditions voluntarily
proffered in writing by the applicant and the property owner.
PDRes #44-05
• •
This ordinance shall be in effect on the date of adoption.
Passed this 26th day of October, 2005 by the following recorded vote:
Richard C. Shickle, Chairman Ave Barbara E. Van Osten Aye
Gina A. Forrester Aye Gary Dove Aye
Lynda J. Tyler Aye Bill M. Ewing Aye
Gene Fisher Aye
A COPY ATTEST
John R. Aey, Jr.
Frederick County Administrator
PDRes 444-05
•
REZONING: RZ# I5 05-
Rural Areas District (RA) to General Industrial (Ml) with Proffers
PROPERTY: 30.01+/- acres
Tax Parcel #64-((5))-1
APPLICANT: Robert Largent, Max Largent, & Romona Largent Hines
Preliminary Matters
Pursuant to Section 15.2296 Et. Seq. 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 30.01+/- acres from the Rural Areas District (RA) to the General Industrial District
(Ml) with Proffers, development of the subject property shall be done in conformity with
the teens 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 the said Code
and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers
shall be deemed withdrawn and have no effect whatsoever. These proffers shall be
binding upon this Applicant and their legal successors, heirs, or assigns.
Transportation
A. The Applicant hereby proffers a contribution of $20,000 for signalization
construction and road improvements to be paid at the time of the first issuance of
a building permit.
B. The Applicant hereby proffers to provide a Traffic Impact Analysis (TIA)
meeting all requirements of the Virginia Department of Transportation (VDOT),
should the initial site plan provide for a land use(s) with traffic generation
projections exceeding 1500 vehicles per day (VPD). Any road improvements
deemed necessary by the TIA to maintain acceptable levels of service will be
detennined between the Applicant, VDOT, and Frederick County prior to site
plan approval.
C. The Applicant hereby proffers to coordinate with VDOT to determine the best
design for the construction of a commercial entrance to the property. The
Applicant hereby proffers to construct a 30 ft. wide (minimum) commercial
entrance as part of the development of this property. This entrance will be a part
of the site plan for this property. The entrance will be constructed to all VDOT
design standards.
0 0
Stormwater Management
The Applicant hereby proffers to preserve the overall retention volumes of the
stormwater management basin as designed for VDOT for the designated drainage area.
Monetary Contribution to Offset Impact of Development
The Applicant hereby proffers that in the event rezoning application # j. o-i-is approved,
the Applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick
County, Virginia the following amount:
$.015/building square foot
This payment, potentially totaling $2,970 is intended to offset the additional cost to
Frederick County, and more specifically the Frederick County Department of Fire and
Rescue.
Conservation Area
The Applicant hereby proffers that in the event rezoning application # 5 is approved,
the southwest strip of land that contains a portion of Buffalo Lick Run and its floodplain
will be preserved as a conservation area and an environmental stream corridor. This area
of land is labeled on Conservation Area Map #8 (see attached) as the "Conservation
Area" and is approximately 1.369 acres.
Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in the interest of the Applicant and owner. In the event the
Frederick County Board of Supervisors grants this rezoning and accepts the conditions,
the proffered conditions shall apply to land rezoned in addition to other requirements set
forth in the Frederick County Code.
0
•
By: �
Max Largent
Commonwealth of Virginia,
Date: 9- a -
CitgfCounty of ',,9AkO To Wit: ,p
The foregoing instrument was acknowledged before me this d y of
20jQ�by
/ No ar Public
My Commission Expires
0
Respectfully Submitted:
Date:
D-
Rob rtLargen
Commonwealth of Virginia,
C-ity/County of To Wit:
Ot
The foregoing instrument was acknowledged before me thisa day of
20 06by
Not y Public
My Commission Expires
i
0
,
By: 1e9'6__
Rol ona Largent Hinds
State of Florida,
City/County of �� %� 2 ? To Wit:
i
The foregoing instrument was acknowledged before me this 7 day of
-fLm.
My Commission Expires 696 /or/
Notary Public
pQ� pO� DEBORAH L HIMMELRICH
"A Notary Public, State of Florida
My comm. expires June 23, 2009
No. DD 432080
Conservation Area o,-o The Largent Prope
71%
Conservation Area
1.369+/- Acres
Eff, The Largent Property
Conservation Area
Streams
Parcel lines
The Largent Property
SCALES
0 100200 400 600 800 1,000
"6 6� Feet
1:4800 1" = 400'
=1
�ql
M
M
0
ir I
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Map 8
OUTPUT MODULE
I
1
APPLiCANT Largent
LAND USE TYPE M1 Industrial
Net Fiscal Impact
Costs of Impact Credit.
Credits to be Taken for Future 1 axes Paid {NPV1
Total Potential
Adjustment For
Net Capital
Net Cost Per I
REAL EST VAL S6 891.301
Required (entered in
Cur. Budget
Over Cap Equip
Cur. Budget Cap
ExpendlDebl S
Future CIPI
Taxes Other
Tax Cred is
(Unadwsted)
Revenue
Cost Balance
Facilities Impact
Dwelling Unit
FIRE & RESCUE = 6
Capital Facilbres col sum only)
SO
so
$94,166
#DIVl0! I
Fire and Rescue Department
$94,166
Elementary Schools
SO
SO
$0
SO
$0
so
#DIV/o! I
Middle Schools
so
I
High Schools
so
so
so
So
so
#DIV/01 I
Parks and Recreabon
s0
SO
SO
$0
so
#DIV/0' I
Public Library
SO
So
55.141
so
So
$5,141
$5,141
so
#DIV/01 I
Sheriffs Offices
s0
SO
SO
$0
#DIV/0' I
Administration Building
So
$12,328
513.610
$25,938
525,93E
SO
#DIV101
Other Miscellaneous Facilities
$D
SUBTOTAL
S94.166
$17.469
513,610
s0
531,079
$1.501,498
$31,079
51.501,498
563,087
($1 501,4�
#DIV/O! I
#DIV/01 I�
LESS NET FISCAL IMPACT
S1.501,49B
SO
#UIVl0' l
NET CAP FACILITIES IMPACT
I
INDEX '1.0' If Cap. Equip Included
10
0 0
Rev -Cost Bat =
1.000
I
INDEX "1.0' if Rev -Cos; Bal 0 0" if Ratio
to Co Avg'
1.0
Ratio to Co Avg
1.342
PLANNING DEPT PREFERENCES
1.0
----- - _ ------------------------------ _-------------------------- _ --•----•-------------•------.........
---------------
METHODOLOGY 1 Capital facilities requirements are input to the first column 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-time taxes/fees for one year only at full value
3 NPV of future oper cap equip taxes paid in Mild column as calculated in fiscal impacts
4 NF'V of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts
5 NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility
6 Columns three through five are added as potential credits against the calculated capital
facilities requirements These are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg 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 11/15/04 MTR
I
I Project Desrnptinn: Assumes 198.000 square feet of M1 Industrial (manufacturing) on 30 01 acres zoned M1 District
I Due to changing conditions associated with development in the County, the results of this
l Output Module may not be va!id beyond a period of 90 days from the model rim date
I
i
I
I
I
I
I
I
I
----- 1
I OUTPUT MODULE
APPLICANT
LAND USE TYPE
REAL EST VAL
I FIRE & RESCUF =
L argent
M1 Industrial
S13,420979
6
Fire and Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
Public t ibrary
Sheriff's Offices
Administration Building
Other Miscellaneous Facilities
Net Fiscal Impact
Costs of Impact Credit
Credits to be Taken for Future Taxes Paid (NEV)
Total Potential
Adjustment For
Net Cost Per
Required (entered in
Cur Budget
Cur Budget Cap
S
Future CIP1
Taxes. Other
Tax Credits
(Unadiusled)
Revenue-
Cost Balance
Net Capital
Facilities Impact
Qweltin Unit
Capital Facilites col sum only)
Oper Gap Equip
ExpendlDebt
SO
$0
$94.166
#0IV/0!
$94.166
SO
SO
SO
$0
50
SO
$0
_
#DIV/01.
SO
$0
So
SO
So
#DIV101
$0
$0
So
$o
So
#DIV101
S0
SO
$3.085
SO
SO
53,0B5
$3.085
$0
#DIVlO!
SO
$0
SO
SO
#DIV10'
So
SO
$7,397
$8.166
$15.563
S15,563
SO
#DIV101
SUBTOTAL
S94.166 S10481 $B,166
LESS NET FISCAL IMPACT
$1 281.878
NET CAP FACILITIES IMPACT
INDEX " 1.0" If Cap Equip Included 1.0
INDEX " 1.0" if Rev -Cost Bat "0 0" if Ratio to Co Avg 0.0
PLANNING DEPT PREFERENCE: 1.0 1.0
................-.
ML THODOLOGY 1
........ -----------. --- -------------------- --------------------------------
Capital facilities requirements are input to the first column 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-time taxesltees for one year only at full value.
3.
NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts
4.
NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts
5.
NPV of future taxes paid to bring current county up to standard for new facilities as
calculated for each new facility
6.
Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual or as ratio to avg for all residential development)
$0 $18,648
$1,281,878
Rev -Cost Hal =
Ratio to Go Avg
$18.648 S75.518 #DIW0'
$1.281,878 1($28187_8-) #DIV/O'
r SO #DIV/0'
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 11/15/04 MTR
Project Description Assumes 198.000 square feet of M1 Industrial (Warehouse) on 30.01 acres zoned M1 District
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.
1 000
1 342
-
----------- ----
I
I
I
I
I
f
I
I
I
1
I
I
I
I
I
I
I�
I
I
I
I
I
I
I
I
I
I
I
I
I
I
t
I
I
I
I
I
I
I
I
I
I
I
1
I OUTPUT MODULE
I APPLICANT Laigent
Net Fiscal Impact
'
LAND USE I YPE M1 Industrial
Costs of Impact Credo Credits to be Taken for Future Taxes Paid (NPV)
Total Potential
Adjustment For
i
REAL EST VAL 513,287,609
Required (entered in Cur. Budget Cur Budget Cap Future CIPI
Tax Credits
Revenue-
Net Capital
Net Cost Per
I
FIRE & RESCUE = 6
Capital Faciltdes cot sum only) Over Cap Equip ExpendJDebt S, Taxes. Other
(Unadjusted)
Cost Balance
Facilities Impact
Dwelling Unit
I
I
I
Fire and Rescue Department
594.166
S0
$0
594,166
#DIV10!
I
Elementary Schools
SO
----
....
Middle Schools
$o $G SO
$0
SO
$0
#DIV/01
I
High Schools
$0
---
----
Parks and Recreation
$0 50
$0
s0
So
#DIV/01
I
Public Library
$0 So
$0
$0
$0
#DIV10!
I
Sheriffs Offices
$0 $4,242 $0 SO
$4,242
$4,242
$0
#DIV/O!
I
Administration Building
$0 So
$0
$0
$0
#DIV/0!
I
Other Miscellaneous Facilities
$0 $10.170 511.229
$21,399
521,399
SO
#DIV/01
I
SUBTOTAL
$94,166 $14,412 $11,229 $0
$25.640
525,640
$68,525
#DIV/O!
I
•
LESS. NET FISCAL. IMPACT
53.228.666
$3,228.666
$3,228.666
$3 228.666)
#DIV/0!
I
NET CAP FACILITIES IMPACT
I
SO 1
UJIVl0!
I
I
I
INDEX 1.0' if Cap Equip Included 1.0
I
INDEX 1 O if Rev -Cost Ba' 0 0" if Ratio to Co Avg 0.0
Rev -Cast Bat =
1.000
I
i
PLANNING DEPT PREFERENCES 1.0 1.0
Ratio to Co Avg
1 342
---
---------------•---- -
I
METHODOLOGY 1
Capital facilities requirements are input to the first column as calculated in the model.
I 2
Net Fiscal Impact NPV from operations calculations is input in row total of second column
I
(zero it negative► included are the one-time taxes/fees for one year only at full value
I 3
NPV of future open cap equip taxes paid in third column as calculated in fiscal impacts
4.
NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5
NPV of future taxes paid to br ng current county up to standard for new faclities. as
I
calculated for each new facility
I 6
Columns three through five are added as potential credits against the calculated capital
facilities requirements These are adjusted for percent of costs covered by the revenues
I
from the project (actual or as ratio to avg for all residential development)
I
I
I
NOTE Proffer calculations do not include
include interest because they are cash payments upfront Credits do include interest if the projects
are debt financed
I--------- -------------- -- --------- -------
--•---------------------------------------•-- ............. .......... .--------------------------------------------
---------------------
----------------- ----
--- . .-------------
--
I
I
NOTES Model Run Date 1t/15l04 MTR
I
Project Description Assumes 198,000 square feet of M1 Industrial (flex 49 500 Retail/148.500 Warehouse) on 30.01 acres zoned M1 District
I
I
I
I
I
Due to changing conditions associated wilh 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
I
I----------------------------------------------------------------------- ------------------------------------------------------------------------------------- ------------- -----
6 4,
May 9, 2005
Triad Engineering, Inc.
200 Aviation Drive
Winchester, Virginia 22602
RE: Largent Rezoning
Frederick County, Virginia
Dear Sirs:
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
We have completed our review Of the proposed Largent rezoning and offer the following
comments:
Refer to Location and Site Bacl<gl'OLlild/SLII'I'oLllldlilg Properties: The 30.01 ± acres
proposed for rezoning is located southeast of a parcel owned by the regional airport. This
parcel contains a stormwater management basin and a limited access drive 12 feet wide
from Airport Road to the property under consideration. Indicate how the applicant plans
to construct an acceptable access road from Airport Road to the proposed property.
2. Refer to Site Suitability - Wetlands: The statement indicates that no wetlands have been
identified on the site. However, previous wetland delineation studies performed for
adjacent properties have identified wetlands within the Buffalo Lick Run Flood Plain.
Indicate if a wetland study has been performed or if a wetland study will be performed
prior to submittal of a master development plan.
Refer to Site Suitability - Steep Slopes: The narrative indicates that steep slopes have
been identified on the site. Provide a topographic map delineating these areas.
4. Refer to Water Supply: Provide an estimate Of water usage based on the anticipated
development highlighted in the proffer model (198,000 square feet).
Refer to Drainage: The discussiOn Of stormwater design indicates that the proposed
stormwater facility will be designed and engineered to meet available quality and quantity
standards. Based on this statement, we will expect the stormwater facility to be designed
using a BMP approach. This design approach should be highlighted in the master
development plan.
107 North Dent Street ® Winchester, Virginia 22601-5000
a 0
Largent Rezoning Comments
Page 2
May 9, 2005
6. Refer to Solid Waste Disposal Facilities: The narrative states that "no additional solid
waste disposal facilities will be required for the proposed development". However, the
discussion does not indicate an estimate of the solid waste generated by the project nor a
comparison with the available capacity of the regional landfill. These issues should be
included in the revised rezoning analysis and based on the maximum anticipated
development. The rezoning model indicated that 198,000 square feet of development will
occur on the approximate 30 acre parcel.
I can be reached at 722-8214 if you have any questions regarding the above comments.
Sincerely,
Harvey E. trawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
File
AALargentrezcom.wI)d
I
May 9, 2005
Triad Engineering, Inc.
200 Aviation Drive
Winchester, Virginia 22602
RE: Largent Rezoning
Frederick County, Virginia
Dear Sirs:
COUNTY of FREDRRICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
We have completed our review of the proposed Largent rezoning and offer the following
continents:
Refer to Location and Site Background/Surrounding Properties: The 30.01 ± acres
proposed for rezoning is located southeast of a parcel owned by the regional airport. This
parcel contains a stormwater management basin and a limited access drive 12 feet wide
from Airport Road to the property under consideration. Indicate how the applicant plans
to construct an acceptable access road from Airport Road to the proposed property.
2. Refer to Site Suitability - Wetlands: The statement indicates that no wetlands have been
identified on the site. However, previous wetland delineation studies performed for
adjacent properties have identified wetlands within the Buffalo Lick Run Flood Plain.
Indicate if a wetland study has been performed or if a wetland study will be performed
prior- to submittal of a master development plan.
3. Refer to Site Suitability - Steep Slopes: The narrative indicates that steep slopes have
been identified on the site. Provide a topographic map delineating these areas.
4. Refer to Water Supply: Provide an estimate of water usage based on the anticipated
development highlighted in the prof -Ter model (198,000 square feet).
5. Refer to Drainage: The discussion of stormwater design indicates that the proposed
stormwater facility will be designed and engineered to meet available quality and quantity
standards. Based on this statement, we will expect the stormwater facility to be designed
using a BIvIP approach. This design approach should be highlighted in the master
development plan.
107 North Kent Street 0 'Winchester, Virginia 22601-5000
�J
f 0 "ate
•
s
MAY 10 2005
Urgent Rezoning Comments
Page 2
May 9, 2005
6. Refer to Solid Waste Disposal Facilities: The narrative states that "no additional solid
waste disposal facilities will be required for the proposed development". However, the
discussion does not indicate an estimate of the solid waste generated by the project nor a
comparison with the available capacity of the regional landfill. These issues should be
included in the revised rezoning analysis and based on the maximum anticipated
development. The rezoning model indicated that 198,000 square feet of development will
occur on the approximate 30 acre parcel.
I can be reached at 722-8214 if you have any questions regarding the above comments.
Sincerely,
HES/rls
cc: Planning and Development
File
AM,ar entreuom.wpd
Harvey E. trawsnyder, Jr., P.E.
Director of Public Works
FA�
Rezoning Comments
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
(540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: Please fill out the information as accurately as possible in order to assist the
Virginia Department of Transportation with their review. Attach three copies of your application
form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name: Robert Largent, Max Largent, et. al
Mailing Address: c/o Triad Enclineerina. Inc.
200 Aviation Drive
Winchester, VA 22602
Location of property:
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that front the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M 1 Acreage: 30.01
Virginia Department of Transportation Comments:
The documentation within the application to rezone this property appears to have a measurable impact on Routes 645 and
728.
These routes are the VDOT roadways which has been considered as the access to the property referenced.
VDOT is satisfied that the transportation proffers offered in the Largent Property rezoning application datprl Ina
22,
2005 addresses transportation concerns associated with this request.
B
nd
traffic Flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. 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.
Any
right -of
and
--Way
requires an inspection fee and surety b nd coverage.
n
VDOT Signature & Date: a,, o '(
Notice to VDOT - Please Return Form to Applicant
20
Rezoning Comments
• Frederick County Fire Marshal
Mail to:
Frederick County Fire Marshal
107 North Kent Street
Winchester, Virginia 22601
(540) 665-6350
Hand deliver to:
Frederick County Fire & Rescue Dept.
Atha: Fire Marshal
County Administration Bldg., 1st Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible tin order to assist the
Frederick County Fire Marshal with his review. Attach a copy of your application form, location mad
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent Telephone: (540) 667-2424 (Adams -Nelson)
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
• Location of The property is located off Airport Road (Rt. 645), approximately 1.2 miles
property:
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
•
Current zoning: RA
Fire Marshal's Continents:
Zoning requested: M 1
Acreage: 30.01
sa,2 CAlCyAl-I�A c(3 M M O_J
Fire Marshal's Signature & Date:
Notice to Fire Marshal - Please Return This Form to the :1pplica111
22
! 0
�tC 8 cO
A d
•{w x
P'i H
lW �
i
VIRGINIA
Control number
RZ04-0020
Project Name
Largent Property
Address
200 Aviation Drive
Type Application
Rezoning
Current Zoning
RA
Automatic Sprinkler System
No
Other recommendation
• Emergency Vehicle Access
Not Identified
Siamese Location
Not Identified
Fli°ederick County Fire and Rescue
Department
Office of the Fire Marshal
Plan Review and Comments
Date received
11 /30/2004
City
Winchester
Tax ID Number
64-5-1
Date reviewed
12/9/2004
Applicant
Triad Engineering
State Zip
VA 22602
Fire District
21
Recommendations
Automatic Fire Alarm System
No
Requirerrnents
Hydrant Location
Not Identified
Roadway/Aisleway Width
Not Identified
Emergency Vehicle Access Comments
Extension of municipal water supplies for firefighting.
Access Comments
Date Revised
Applicant Phone
540-667-9300
Rescue District
21
Election District
Shawnee
Residential Sprinkler System
No
Fire Lane Required
No
Special Hazards
No
Additional Comments
The Proffer Model indicatesan impact of $94,166 for Fire & Rescue services. The tax credit potential
goes directly into the General Fund and is not distributed to the impacted agency.
• Plan Approval Recommended
Reviewed By Signature
Yes Timothy L. Welsh
Title li�'a8 nNM[I(', st
mmmcz-
Rezoning Comments
Fire and Rescue Company
Name of Fire & Rescue Company: Address & Phone
Millwood Station Volunteer Fire & Rescue PO Box 3037
Winchester, VA 22604
540) 667-1535
Applicant: Please fill out the information as accurately as possible in order to assist the
Fire and Rescue Squad with their review. Attach a copy of your application form, location map,
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
'10 Winchester, VA 22602
•
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M1
Acreage: 30.01
Fire and Rescue Company's Comments:
Y h.rJr•L. P�O �'l d9V/ /.f/�i�. � ��r.. c2 .
C 1-
� � �l�' C<GGG S1' � 'T� ��`E1'�y WN fn1G.1!
SUC�ciy,_--
Fire & Rescue Coi pany's
Signature & Date:
32
•
r�
U
Rezoning Comments
Frederick County Sanitation Authority
Mail to:
Frederick County Sanitation Authority
Attn: Engineer
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
Hand deliver to:
Frederick County Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Sanitation Authority with their review. Attach a copy of your application form, location
map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address:
Location of property:
c/o Triad Engineering, Inc
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA
Sanitation Authority Comments:
Zoning requested: M 1
Acreage: 30.01
Sanitation Authority Signature & Date: �� Jt����.�
Notice to Sanitation,iuthority - Please Return I his I'm in to iiic �i>phcitu;
25
0
L�
CJ
•
i
Rezoning Comments
Frederick -Winchester Service Authority
Mail to:
Fred -Wine Service Authority
Attn: Jesse W. Moffett, Executive Director
P.O. Box 43
Winchester, Virginia 22604
(540) 722-3579
Nand deliver to:
Fred-Winc Service Authority
Attn: Jesse W. Moffett
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Fred-Winc Service Authority with their review. Attach a copy of your application form, location map
proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Wine. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M1 Acreage: 30.01
Fred-Winc Service Authority's Comments:
WASTE as IR %Q AT OPMU l WATER Rr—CUAWtIITrN FACiUN
Fred -Wine Set -vice Auth , r' 's
Signature & Date: I .— I L.1 01104
i'vu-c tv rt Ut- rt utt_ ,xt t jtt rluunn !l t - , 11, 1 . I,I, ...
34
• �(� 1o`i IIZ3 J�
•
•
•
Frederick -Winchester Health Departmentt���,'/
Mail to:
Frederick -Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Winchester, Virginia 22601
(540) 722-3480
Hand deliver to:
Frederick -Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Suite 201
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Frederick -Winchester Health Department with their review. Attach a copy of your
application form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: clo Triad Engineering, Inc
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road
Current zoning: RA Zoning requested: M 1
Frederick -Winchester Health Department's Comments:
Acreage: 30.01
I'�i .�i1a I;�r�nr�Mr�f 'I•H .'1.' �'b�.r}"I JAI f.` r{�2 !'t':7UfiY ..� '�h'�'Fc1/w� l.'.'l.l n� rJ rl�l.f w�:��- 4nci 9�.:n-/
Lire o>,
Health Dept. Signature & Date: 12 y
Notice to Ilealth Deparinunt I'lea"c Ilclurn I Ilk I'm Ili III !h. %I)l.li..�;.
26
•
•
•
•
Rezoning Comments
Winchester Regional Airport
Mail to:
Winchester Regional Airport
Atkin: Executive Director
491 Ali -port Road
Winchester, Virginia 22602
(540) 662-2422
Hand deliver to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
(Rt. 645, off of Rt. 522 South)
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Winchester Regional Airport with their review. Attach a copy of your application form, location
map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent Telephone: (540) 667-2424 (Adams -Nelson)
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zonung: RA Zoning requested: M1
N,'innchester Regional Airport's Comments:
Acreage: 30.01
(� C C1,0 ry,\ M-
Winchester Regional Airport's /
Signature & Date: �_5 %lom k is i 2A R I 0 if
Notice to Winchester lZogional Airport - Please Return Form to Applicant
30
•
•
WINCHESTER REGIONAL AIRPORT
SERVING THE
TOP OF VIRGINIA /
December 8, 2004
491 AIRPORT ROAD
WINCHESTER, VIRGINIA 22602
(540) 662-2422
Triad Engineering, Incorporated
200 Aviation Drive
Winchester, Virginia 22602
Re: Rezoning Comment — RA to M1
Largent Property
Shawnee Magisterial District
Dear Mr. Maddox:
The proposed rezoning request for The Largent Property is in conformance with
the Frederick County Comprehensive Policy Plan and the proposed zoning is
compatible with airport operations. It appears that this rezoning will not impact
business operations of the Winchester Regional Airport.
Thank you for the opportunity to review this request.
Sincerely,
S. R. Manuel
Executive Director
1]
•
Rezoning Comments
0 Frederick County Department of Parks & Recreation
•
•
Mail to:.
Frederick County
Department of Parks & Recreation
107 North Kent Street
Winchester, Virguua 22601
(540) 665-5678
Hand deliver to:
Frederick County
Department of Parks & Recreation
County Administration Bldg., 2nd Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Department of
Parks & Recreation with their review. Attach a copy of your application
form, location map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: r1n Trind Fnginepring, Inc.
200 Aviation Drive
Winchester, VA 22602
Location of property:
Telephone: (540) 667-2424 (Adams -Nelson)
The property is located off Airport Road (Rt. 645), approximately 1.2 miles
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA Zoning requested: M 1
Department of Parks & Recreation Comments:
Acreage: 30.01
No Comment
�� ?/Y��/,�/ %� , %. /I >���- 11 / 3 0 / 04
Pks. & Rec. Signature &Date: � !r'•� � .
Y
'r
Notice to Department o$arks & Recreation - Please Return This Fol-111 to thr �pi�lir.uit
23
10
•
•
U
Rezoning Comments
Historic Resources Advisory Board
Mail to:
Frederick County
Department of Planning & Development
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5651
COUNTY
Hand deliver to: & DEVELOPME
Frederick County
Department of Planning & Development
Co. Administration Building, 4th Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Historic Resources Advisory Board with their review. Attach a copy of your application form,
location map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: Leon Largent c/o Robert Largent
Mailing Address: c/o Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Telephone: (540) 667-2424 (Adams -Nelson)
Location of property: The property is located off Airport Road (Rt. 645), approximately 1.2 miles
p
from the intersection of Airport Road and Front Royal Pike (US Route 522). The property is located
directly southeast of the Winc. Reg. Airport property that fronts the eastbound lane of Airport Road.
Current zoning: RA
HRAB Comments:
Zoning requested: M1
Acreage: 30.01
1
Signature & Date:
Notice to .kd isor.N Board - Please Return 1 ui n► t(i \1)l)li:.: t
19
0 •
pEcEE wE
�.�,. 2 o
FREDERICK COUNTY
PLANNING & DEVELOPMENT
�J
•
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
December 1, 2004
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Largent Property Rezoning
Dear Sir/Madam:
Upon review of the proposed rezoning, it appears that the proposal does not significantly impact
historic resources and it is not necessary to schedule a formal review of the rezoning application by
the HRAB. The National Park Service Civil War Sites Study, the Rural Landmarks Survey and the
Comprehensive Policy Plan do not identify any significant historic structures or battlefields located on
or adjacent to the property.
Thank you for the chance to comment on this application. Please call if you have any questions or
concerns.
Sincerely,
Candice E. Mills
Planner II
CEM/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
9 0
•
TO: Andy Weinmann, Triad Engineering
FROM: Michael T. Ruddy, AICP 1 .
Deputy Director l
RE: Preliminary Points — Largent Rezoning
DATE: March 17, 2005
The following points are offered regarding the Largent Rezoning application. Please
consider them as you continue your work preparing the application for submission to
Frederick County.
. • A Proffer Statement should be provided with this application that would address
the impacts on community facilities and the transportation needs identified as a
result of the application.
• In the absence of proffers the application would have to be evaluated based upon
the greatest impacts associated with the M1 District as identified in the Rezoning
Application (24,750 Square feet of General Office Use per acre).
• Please clarify the statements regarding the property not fronting on Airport Road.
It is my understanding that with the relocation of Airport Road, frontage is
provided.
• Airport Road is designated as a major collector road. Please provide detail
regarding the existing, and future right-of-way needs, associated with Airport
Road and its major collector road designation.
• Additional information should be provided in the Site Suitability section of the
Impact Analysis Statement to demonstrate the existing conditions on the site.
Areas of environmental features could be identified on an exhibit.
• Consideration should be given to extending the environmental corridor
designation provided on adjacent industrial properties. Please see attached sheet.
• Water, sewer, and solid waste impacts should be calculated in the impact
statement to provide an understanding of the impacts associated with this request
in relationship to the community facilities responsible for these services.
r�
U
wdents MF cp
�c
Et
F, a
•
Frederick County Public Schools
Admiiustrative Assistant to Visit us at wwwSrederick.1<12.va.us
the Superintendent
January 5, 2005
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
Dear Sir:
RE: Largent Rezoning Project
e-mail:
kapocsis@frederick.k12.va.us
This letter is in response to your request for comments concerning the rezoning
application for the proposed Largent Rezoning project located off Airport Road (Rt. 645)
• approximately 1.2 miles from the intersection of Airport Road and Front Royal Pike (U.S. Route
522). The property is located directly southeast of the Winchester Regional Airport property that
fronts the eastbound lane of Airport Road. Based on the information provided that states no
residential units will be part of the rezoning, there will be no impact to the school population
upon build -out.
•
Respectfully yours,
Stephen Kapocsi
Administrative Assistant to the Superintendent
SMK/dkr
cc: William C. Dean, Ph.D., Superintendent of Schools
540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890
0 0
REVIEW AGENCY
COMMENT SHEETS
• 9
Su.nr.afy of Trip Generation Calculation
FcL iy8 Ti,.Gr.Sq.Ft. of Industrial Park
2c C.-
Average
Rate
Standard Adjustment
Deviation
Factor
Driveway
Volume
Avg. Weekday 2-Way Volume
6.96
5.64
1.00
1378
7-9 AM Peak Hour Enter
0.69
0.00
1.00
137
7-9 AM Peak Hour Exit
0.15
0.00
1.00
30
7-9 AM Peak Hour Total
0.84
1.03
1.00
166
4-6 PM Peak Hour Enter
0.18
0.00
1.00
36
4-c rti Zeak Hour Exit
0.68
0.00
1.00
135
4-6 PM Peak Hour Total
0.86
1.07
1.00
170
AM Pk Hr, Generator, Enter
0.71
0.00
1.00
141
AM Pk Hr, Generator, Exit
0.11
0.00
1.00
22
AM Pk Hr, Generator, Total
0.82
1.03
1.00
162
PM Pk Hr, Generator, Enter
0.18
0.00
1.00
36
PM Pk Hr, Generator, Exit
0.68
0.00
1.00
135
FM Pk Hr, Generator, Total
0.86
1.09
1.00
170
Saturday 2-Way Volume
2.49
3.28
1.00
493
Saturday Peak Hour Enter
0.11
0.00
1.00
22
Saturday Peak Hour Exit
0.24
0.00
1.00
48
Sa-a-4a- Peak Hour Total
0.35
0.60
1.00
69
Sunday 2-Way Volume
0.73
1.03
1.00
145
Sunday Peak Hour Enter
0.03
0.00
1.00
6
Sunday Peak Hour Exit
9.04
0.00
1.00
8
Sunday Peak Hour Total
0.07
0.28
1.00
14
Note: A zero indicates no
data available.
Source: Institute of Transportation
Engineers
Trip Generation, 7th
Edition,
2003.
TRIP GENERATION
BY MICROTRANS
•
•
Summary of Average Vehicle Trip Generation
For 198 Th.Gr.Sa.Ft. of Industrial Park
24 Hour 7-9 AM Pk Hour 4-6 PM Pk Hour
Two -Way
Volume Enter Exit Enter Exit
Average Weekday 1378 137 30 36 135
24 hour Peak Hour
Two -Way
Volume Enter Exit
Saturday 493 22 48
Sunday 145 6 8
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Tr-p Generation, 7th Edition, 2003.
TRIP GENERATION BY MICROTRANS
•
•
5uir.r-y o- Trip Cer.erat-on Calculation
For 198 Th.Gr.Sq.Ft. of Industrial Park
January 26, 2005
Avg. weekday 2-Way Volume
7-9 AM Peak Hour Enter
7-y AM Peak Hour Exit
7-9 AM Peak Hour. Total
4-6 PM Peak Hour Enter
4-6 PM Peak flour Exit
4-6 PM Peak Hour Total
Saturday 2-Way Volume
Saturday Peak Hour Enter
Saturday Peak Hour Exit
Saturday Peak dour Total
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
6.96
5.64
1.00
1378
0.69
0.00
1.00
137
0.15
0.00
1.00
30
0.84
1.03
1.00
166
0.18
0.00
1.00
36
0.68
0.00
1.00
135
0.86
1.07
1.00
170
2.49
3.28
1.00
493
0.11
0.00
1.00
22
0.24
0.00
1.00
48
0.35
0.60
1.00
69
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 7th Edition, 2003.
TRIP GENERATION BY MICROTRANS
•
Surraaary of Trip Generation Rates
cr i)S---%.Gr.Sq.F�. of Induscr;al Park
January 26, 2005
Avg.
Trip
Rate
Min.
Trip
Rate
Max.
Trip
Rate
Std.
Dev.
No.
of
Studies
Avg. Weekday 2-Way Volume
6.96
0.91
36.97
5.64
49
7-9 At Peak Hour Enter
0.69
0.10
1.87
0.00
0
7-9 AM Peak Hour Exit
0.15
0.02
0.41
0.00
0
7-9 AM Peak Hour Total
0.B4
0.12
2.28
1.03
40
4-6 PM Peak Hour Enter
0.18
0.03
0.60
0.00
0
4-6 PM Peak Hour Exit
0.68
0.10
2.25
0.00
0
4-6 PM Peak Hour Total
0.86
0.13
2.85
1.07
42
AM Pk Hr, Generator, Enter
0.71
0.10
1.96
0.00
0
AM Pk Hr, Generator, Exit
0.11
0.02
0.32
0.00
0
AM Pk Hr, Generator, Total
0.82
0.12
2.28
1.03
36
PM Pk Hr, Generator, Enter
0.18
0.03
0.62
0.00
0
PM Pk Hr, Generator, Exit
0.68
0.10
2.33
0.00
0
PM ={ Hr, Generator, Total
0.86
0.13
2.95
1.09
36
Saturday 2-Way Volume
2.49
0.18
43.00
3.28
14
Saturday Peak Hour Enter
0.11
0.10
0.19
0.00
0
Saturday Peak Hour Exit
0.24
0.21
0.41
0.00
0
Saturday Peak Hour Total
0.35
0.31
0.60
0.60
3
Sunday 2-Way Volume
0.73
0.07
2.49
1.03
14
Sunday Peak Hour Enter
0.03
0.02
0.13
0.00
0
Sunday Peak Hour Exit
0.04
0.03
0.15
0.00
0
Sunday Peak. Hour Total
0.07
0.05
0.28
0.28
3
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 7th Edition, 2003.
TRIP GENERATION BY MICROTRANS
•
0
APPENDIX A
TRAFFIC IMPACT FIGURES
Largent Property Impact Analysis Statement September 2005
A. Location and Site Background
The following Impact Analysis Statement is provided in summary form for the proposed
development of the property referred to as the "Largent Property". The property is
located in the Shawnee Magisterial District. The property is situated along Airport Road
(VA Sec. Rt. 645), approximately 1.2 miles from the intersection of US Route 522 and
Airport Road. The property does not front Airport Road. The property is directly
southeast (behind) of the Winchester Regional Airport property that fronts Airport Road
(see Maps 1, 2 & 3). The parcel to be rezoned totals 30.01+/- acres. The parcel is
currently zoned Rural Areas (RA).
The requested rezoning is to change the current 30.01+/- acres from Rural Areas (RA) to
Light Industry (M-1).
There are no residential units proposed as part of this rezoning. A site development plan
for the proposed use will be prepared in accord with all local and state regulations. ,
The property proposed for rezoning is located within the Urban Development Area
(UDA) and inside the Sewer and Water Service Area (SWSA). Currently, the Frederick
County Sanitation Authority (FCSA) maintains a 12" water main and a 6" sewer force
main along Airport Road (VA Sec. Rt. 645) to serve this area.
Comprehensive Plan, Route 50 East Corridor Land Use Plan
The Land Use Plan for this area is contained within the Frederick County Comprehensive
Plan. This document is the most important tool that guides development in Frederick
County and specifically, in the area of this requested rezoning. The Comprehensive Plan
designates this area as a "Proposed Office/Industrial" area. The Comprehensive Plan
refers to this area's proximity to the Winchester Regional Airport as well as its easy
access to Interstate 81.
VHAD
Triad Engineering, Inc.
Largent Property 0 Impact Analysis Statement 0 September 2005
B. Site Suitability
The site is well suited for the intended development. It is estimated that 60% of the
property is suitable for actual construction and development due to steep slope areas.
These areas will be specifically addressed at the time of a site plan submission.
Access
On 22 March 2005 representatives from Triad Engineering, Inc. met with representatives
from VDOT and Frederick County Planning at the VDOT facility in Edinburg, VA. It
was agreed by all parties that a reconfiguration of the existing detention basin would be
required in order to provide an adequate area for the drive entrance in the Largent
property. In essence, the drive entrance will be created by an area swap that will be
addressed at the time of site plan submission.
100 Year Flood Plain
A portion of the parcel is within the designated areas of the 100-year flood. This area is
located along Buffalo Lick Run. No structures are planned within the flood area. A
portion of the area contained within the floodplain will be put placed in a conservation
area/stream preservation corridor (see proffer statement and Map 8).
Wetlands
No wetlands have been identified on the site. The area contained of the property through
which Buffalo Lick Run flows will be preserved as a `Conservation Area' (see proffer
statement and Map 8). On the remaining portion of the property there is no evidence of
soils or plants in significant quantity to warrant delineation of wetlands.
Steep Slopes
The property generally slopes to the south and east. Steep slopes areas have been
identified on the site (see Map 6). These steep slope areas are generally the areas of
natural drainage into Buffalo Lick Run.
Mature Woodlands
The site contains no known mature woodlands.
Soils
There are no known critical soil areas on the site (see Map 7).
Comprehensive Planning
In the Frederick County Comprehensive Plan, the site is identified as part of a proposed
area of office and industrial growth.
V31AD
Triad Engineering, Inc.
Largent Property
Impact Analysis Statement 0 September 2005
C. Surrounding Properties
The site to be rezoned is bordered by Rural Areas (RA) zoning and Light Industrial (M-1)
Zoning. The adjoining properties to the west are all zoned Light Industrial (M-1). The
property to the east is shown on the zoning map as being zoned Light Industrial (M-1),
however, the parcel information for this parcel (64-((5))-3) states that it is currently zoned
RA/M-l. The property to the south is zoned Rural Areas (RA) (see Maps 3 & 4).
The property to the northeast is owned by the Winchester Regional Airport and is the site
of the recent relocation of Airport Road (Rt. 645). This property now contains a
stormwater management basin (please see the Transportation section for more
information).
iRIda
Triad Engineering, Inc.
Largent Property 6
Impact Analysis Statement 0 September 2005
D. Transportation
Traffic
A Summary of Trip Generation Rates was calculated using the ITE Trip
Generation Manual, 7ch Edition. The results show an average weekday 24 hour 2-
Way volume of approximately 1378 trips. The full summary of these rates is
shown in APPENDIX A. A summary of the average peak hour trips breaks down
as follows:
7-9 AM Peak Hour Enter: 137.0
60 % from US Route 522: 82.2
40% from US Route 50: 54.8
7-9 AM Peak Hour Exit: 30.0
60% exit to US Route 522: 18.0
40% exit to US Route 50: 12.0
4-6 PM Peak Hour Enter: 36.0
60% from US Route 522: 21.6
40% from US Route 50: 14.4
4-6 PM Peak Hour Exit: 135.0
60% exit to US Route 522: 81.0
40% exit to US Route 50: 54.0
Entrance
There are two main challenges to the planned construction of a commercial
entrance to the Largent property: 1) acquiring the necessary land to construct the
entrance on and 2) ensuring that the volume of the stormwater management pond
remains the same.
With the relocation of Airport Rd. (Rt. 645), the Winchester Regional Airport
Authority acquired a 5+/- acre parcel from the Largent property. The new section
of Airport Rd. and a stormwater management pond were created on this 5+/- acre
parcel. To provide access to the Largent property, VDOT constructed an
approximately 12 ft. wide gravel entrance across the Airport property. An
easement was not created. According to VDOT, it is the intention of the
Winchester Regional Airport Authority to deed to VDOT the surplus property on
the parcel adjacent to the Largent property. Once this is completed, VDOT will
be in a position to sell the property or a portion of the property for the
construction of a commercial entrance (see Map 9). As of 16 June 2005, VDOT's
rough estimate is that they will be in a position to sell within six months to a year.
L-11AD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement is September 2005
In order to construct a commercial entrance to this property, a larger allocation of
land will be needed. VDOT has stated that there are several options to explore in
order to provide enough land for a commercial entrance:
1) A permanent easement for the entrance
2) Partial sale of the entrance area
3) Sale of the entire parcel but preserving a VDOT maintenance easement
for the stormwater management pond
4) Other options
With regard to the stormwater management pond, VDOT has stated that it would
"...generally not have an objection to the applicant modifying the pond to install
the entrance, provided the stage/storage/discharge relationships are preserved
and road safety not affected"
It is the sincere intention of the property owner to work with VDOT to determine
the best course of action for both parties regarding the construction of a
commercial entrance and preserving the overall retention volumes of stormwater
from Airport Rd.
ZRUD
Triad Engineering, Inc.
Largent Property 0 Impact Analysis Statement • September 2005
E. Sewage Treatment
There are no known limiting factors for the conveyance of sewage and sewage treatment
from this property. Capacity and daily usage will be addressed at the time of site plan
submission.
The site is located within the Sewer and Water Service Area (SWSA). A 6" sewer force
main exists along Airport Road and can service the site with an extension to the site of
approximately 350'.
%IIdD
Triad Engineering, Inc.
Largent Property •
Impact Analysis Statement 9 September 2005
F. Water Supply
There are no known limiting factors for supplying this site with water. Capacity and
daily usage will be addressed at the time of site plan submission.
The site is located within the Sewer and Water Service Area (SWSA). A 12" water main
exists along Airport Road and can service the site with an extension to the site of
approximately 300'.
%IIAD
Triad Engineering, Inc.
Largent Property 0 Impact Analysis Statement • September 2005
G. Drainage
The site has no identified drainage problems. There are no streams or ponds located on
the site, except Buffalo Lick Run that briefly crosses the southern property line. Due to
the on -site slopes, drainage can be expected to flow south and east and enter into Buffalo
Lick Run.
An increase in storm water runoff can be expected with any development on the property.
Storm water management will be provided in accordance with the Frederick County
Code, Chapter 165. Further, the stormwater facility will be designed and engineered
using a Best Management Practice (BMP) approach so that the u� alitX and u� antitX of
stormwater retained and discharged will meet all applicable environmental and
development standards.
VRIAD
Triad Engineering, Inc.
Largent Property 10 Impact Analysis Statement • September 2005
H. Solid Waste Disposal Facilities
No additional solid waste disposal facilities will be required for the proposed
development. Tipping fees are $38.00 per ton. A private solid waste hauler will handle
collection.
VIIA7
Triad Engineering, Inc.
Largent Property 10 Impact Analysis Statement 10 September 2005
I. Historic Sites and Structures
The site contains no known historic sites or structures as listed on the National Register
or according to Frederick County GIS data.
%1IdD
Triad Engineering, Inc.
Largent Property Impact Analysis Statement • September 2005
J. Community Facilities
Education
A positive fiscal impact to education facilities is anticipated.
Emergency Services
The Frederick County Sheriff's Department provides police protection. The fire and
rescue facility designated to serve this site is the Millwood Fire and Rescue Company
located north of the site on Costello Drive. No additional fire and rescue facilities will be
required for the area proposed to be rezoned.
Parks and Recreation
A positive fiscal impact to parks and recreation facilities is anticipated.
%IIda
Triad Engineering, Inc.
domed Locationtl Map
Largent Property
US Route 50
O
01
Airport Road (VA Sec. Rt. 645)
3
trlr;;nchester M ��ca Pa L� -
Airwirl
Airport Road (VA Sec. Rt. 645)
(this section now abandoned)
61,ti,�y
to
SITE 4r
fRoundabout
o `�- �\ `�! �:= Approximate Location
New Airport Road l_ \� ` _`` r f , ♦A'
Completed OCT 2004
a -
SCALES
0 0.05 0.1 0.2 0.3 0.4 0.5
Miles
1:12,000 1 "=1,000' N
07 April 2005
Map 3
ars
Triad Engineering, Inc.
www.triad-winc.com
The Largent Property SCALES
Parcel lines 0 105 210 420 630 840 1,050
M1 (Industrial, Light District) Feet
RA (Rural Areas District) 1:4800 1" = 400'
RP (Residential Performance District) 07 April 2005
afs
Triad Engineering, Inc.
www.triad-winc.com Map 4
Floodplain �- The rgent Property
` � c
c
The Largent Property
m
�! PIN# 64-((5))-1
o
l/
•
The Largent Property -/\ - Streams CRIAD
Parcel lines Floodplain SCALES ol, als
Conservation Area 5' Contours 0 100200 400 600 800 1,000
Feet Triad Engineering, Inc.
Please note that the floodplain depicted on this
jw
map is an approximation of the extents of the actual 1:4800 1 " = 400' www.triad-winc.com
Map 5 floodplain. 07 April 2005
Slope Map--- The Largent Property
s
R ISO
C
4
O
t
O
a
i
� I
The Largent Property Parcel lines Contours CRIAD
Slopes
SCALES als
0�11
Triad Engineering, Inc.
_ 0.00 - 5.00% 15.01 - 20.00% 0 105 210 420 630
5.01 - 10.00% 20.01 - 25.00% Feet
10.01 - 15.00% - 25.01 - 90.00% 1:3600 1" = 300' www.triad-winc.com
07 April 2005 Map 6
Soil Formation Slope Shrink/Swell Permeability SCALES
cRIAD igs
9B Clearbrook 2-7% Moderate Moderately Slow je
9C Clearbrook 7-15% Moderate Moderately Slow 0 105 210 420 630 840 1,050
41 E Weikert-Berks 25-65% Low Moderately High Feet Triad Engineering, Inc.
1:4800 1 " = 400' www.triad-YAnc.com
Map 7 16 November 2004
0
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JUSTIS J. RUSSELL, JR.
ROSA L RUSSELL
O.B. 271 PC. J71
PARCEL ONE
TAX PARCEL 64 (A) J7
UV
Cl
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VIRGINIA R. LARCENT
0. B. 508 PC. 280
4 TAX PARCEL 64(5) 1 do 2
d
h
h
REAWINING AREA = J0.018 AC
= 1307584.05 SOFT.
I
1<
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L.� = 221197.68 SO.FT.
.t
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0
CURIE Da TA •NASD EN --TN 00R0
CI 0672J2 S 60'049" E 5191 1164,55.181)01.81 l07,84
TGt' 44
M7IES:
I. T1tT5 PLAT LS TNF RESULT OF A TEAL SL7,tifY
CotaCTED 6r Af D06ON A ASSXHIES a JUN£ AHD
ro �'LlY 1996.
FO,q OHE 2. TIC PROPERTY TO BE ACIWJffD BY Tit` KV0951M
RE1710tM AIRPORT DOE5 hVI LIE 1.1 A 100 TEAR TLOOD
7&,T AS 9DKN ON T7RU UAP COULIUN71Y PANE1 /
51006J 0115 EL
J. • - ROD SET
4. 90DDED AREA TO EE ACOVRED BY TK MaCVIR
RFL1010i AIRPORT.
5, RETUOYCM FRMMf X COUNTY TAX PARCEL 64
• (5) 1 A Z LLB. 5W PC, 260. MIL WfLVT PREPARED
By TITLES PCORPORATED REPRESLMM LAKTERS 7711F I
h I4SURAICE CORPORAn&4 R1aa/0N0, vw
6. TICS PROPERTY WY BE SU&TUT TO EASEUEMS OR
Roar or 11'4r WP ml) TD: (A) C A P TEIEPN'xd
COuPANr RECORDED IN O.B. J37 PC, 5J4 APO (8)
hURRTIJ RN ►V?CT.SA P00TR COUPANY RfrORS D IN Of
184 fr- 153
7. RQa OF KAr DEDICATE) TO III[ COUWONWEN DT Of
wahu w LLB. 567 PC. 5a
& PROPERTY ADARM' 730 A PORT RD, MT VIfSMR
wRL:LI�u ,
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THOMAS A GROVE, SR. "5S,�1A,0"'�:�a++'
0 7 HELEN S. CROVE �vy� 5
e O.B. 535 PG. 346
SEE PLAT O.B. 608 PG. 557
q TAX PARCEL 64 (5) .39 EXPIS17 "A"
PLAT OF SURVEY OF
TENT ROO 5.078 ACRE PARCEL
�D MR TO 6E ACQUIRED BY
b4J 3o t!L- THE WINCHESTER REGIONAL AIRPORT
2 �, To alsm OR SHAWNEE AAGISTERK DISTRICT
FREDERICK COUNTY, NRGINLA SHUT 2 OF 2
ANOERSON ' RRISION DATE: 06 OCT96 OJ DEC 96, 10 JUN 98
Qn�\ Enq nacre ` ..4DATE DOCUMENT NO.
A1JDASSOCIATESsS 1 -,,..T�., ��, ni Y, MJE 1'=300' 25 SEPT 9 13281-002
., InC. 1'tanau
1-120IP44 1 961001.1020 1 ERNST
VIROISM FREDERICK mUNTY, SCT.
This Instrument of writing wig Product'j w me on
pre wrlh artiticn{c of dctnUwlcdgemcnt lhcrclu anncu-d
w21'odmltled to/ntecotd. Tax Impaled by Sea Se.1401 Of
i I t �.12d 5P.I-PL11 hove bent Paid. If asw imNo
>°
Clef
b IV
260
LEON W. LARGENT, ET UX
:0: DEED
UON W. I.ARI;ENT, ET UX
THIS DSID made and dated thts tad day of April, 1979. by and Letwea
I
Lama W. Largest and Virginia R. UrSsat, his wifs, parties of the first part,
mad Laon W. Largent and Virginia R. Largest, hts wife, parties of the saco'.d
part.
WITHISSLTH; That for and in consideration of the gust of Ter. Dollare
(/Io,00) cash in hand paid, and other good and valuable consideration, the
receipt of all of which is hereby acknowledged„ the said parties of the first
part do hereby grant, sell, mad convey, with Seneral warranty o! title, unto
the parties of the second part. as tenants by the entirety, with common law
riott of survivorship, all that certain tract or parcel as land containing
73.50 acres, more or lass, together with all rights, privileges, lagrovemapts
and eppurta,.aacas thereto belonging, lying and bsi.,g situate slung the i
Southern side of the Buffalo Lick Road, in Shawnee District, /roderick County,
Virginia, and being the aggregate of two coutiguoaa tract• of land, oas con-
taLeingn 18 pergg, ) roads led 21 sgori -0166, rage of less, tlst was awarded
to the said �..os N. Largest by decree duly made and entered in the Circuit
Court of Vr.derick County, Virginia, in "a Chancery Cause of C:enn 14..
urgent v, &dos L. urgent, at al, which is of record in the Clatk's Offic-
of said Court In dead Book No. 188. page 427. orA further being the eame land
ideatifiod as Tract 2 on the Plat of the Albert No Lara+nt land, which is ..f
record in said Clark's Office to Dead gook No, 16E9 page 472, and the other
sustaining 16 acres, 5 roods and 13 square poles, more or less, and beinP
the sue land idostifivl as Tract l on the aforesaid Plat. and further being
the same land that was conveyed to the said Leon W. urgent by Dalmas N.
Largest, at ux, by dead dated August 26th, 1944, and of Tecord in said
Clert'e 4tf1c4 is Peed gook No. 190, page 152. A reference to all of the
aforesaid records, and to the references thereto contained, is here made
for a further and more parts, —or description of said land.
It is expressly atipolated that said land to cooveyed subject to
all applicable, or ls,.11y onforcaabla, easements, it an7, of record atlect-
ins aanm.
lxcept as noted above the aforesaid grantors covenant that they
have the right to convey the eaLd lad to the aforesaid grantees; that the
said grantees shall have quiet possession of the said land, free from all
encumbrances; that they have done no act to encumber the said land; and that
1
1
281
7
'OGK 508 me 281
they vill ssesute such further aesuraseas of the said land as soy he requi-
eats.
Witness the (olloviag signatures and aaals.
,+ Zteal)
C v!� (Seal)
r
State of Virginia
County of Tr744
tat, to -wit t�//}
Z, a Rotary Public in and for the
County of rrederiek. in the State of Virginia, do hereby cartify that Leon
W. Largest sa6 Virgin" R. Largest, his Vita. Whose nags are elgned to the
foregoing vritini ►wjgi dato vt Apra tad, 1979, have ereonally cpptud
before sr, is b County afereaatd, and acknovledged the sane.
ow
Given wdar ZW huod this day of na�oi 1r'9�9.
1V commission movires
Rotary PubLic
�MnrxwuvK Omm wr. /
1 r �leatruery �wiil Pea eA�e r 4 r M ��'yM a/ � /![ J
r �+� eloarsle yD �� ea��mei ewmteeM
LISA HUMMER Register: •'
Drawer: LKH Register ID: LKHS3
Customer Tranuactions: (F5=Revie14) Total Transactions: 468
X=Select
B=Billable
Address
Add Amount
X B Dept
ep
Ticket No.
F Name
Map
Number
Acreacte
RE2002
00185610002
2 LARGENT,
LEO
64
5
1
30.01
_
RE2003
00189020001
1 LARGENT,
LEO
64
5
1
30.01
_
RE2003
00189020002
2 LARGENT,
LEO
64
5
1
30.01
_
RE2004
00195100001
1 LARGENT,
LEO
64
5
1
30.01
25• 99
_
_ RE2004
00195100002
2 LARGENT,
LEO
64
5
1
30.01
100.00-
LUAF
00008970001
0 LARGENT,
LEO
64
5
1A
Bottom
Position To: Search Total: -mmz-mm
F1=Goto Amt tendered F3=Exit F10=Functions Menu F15=Show Orig. Amounts
F16=StrAddr F18=Desc F19=14ap# F20=Soc# F21=CmdLine
T A X R E C E I P T - Y E A R 2 0 0 4
FREDERICK COUNTY
C. WILLIAM ORNDOFF, JR
P.O. BOX 225
WINCHESTER VA 22604-0225
2004 REAL ESTATE TAXES
30.01 ACRES 64 5
Acres:
Land: 7122 Imp:
LARGENT, LEON W.
% ROBERT LARGENT
141 WESTWOOD DR
WINCHESTER, VA
22602 4464
Ticket #:00195100001 as
Date
5/26/2004
Register:
LKH/LK
Trans.
07821
Dept #
RE200401
ACCT#
20842
Previous
1 Balance $ 26.00
30.01
Principal Being Paid $ 26.00
0 Penalty $ •00
Interest $ •00
Amount Paid $ 26.00
*Balance Due
as of 5/26/2004$ •00
Check 1535.22 # WACH 195
Pd by LARGENT, PATSY
ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE)
is
•
0
•
DEED
TEMENT
WHO
TO: Finance Department
0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
MEMORANDUM
FROM: Pam Deeter, Office Assistant II
SUBJECT: Return Of Sign Deposit
DATE: November 7, 2005
The amount of $50.00 was deposited in line item #3-010-019110-0008 for the company named
below had a deposit for one sign for Rezoning #15-05 for Leon Largent Estate. The company
has returned the sign and is therefore entitled to the return of the deposit. You may pay this
through the regular bill cycle.
Please send a check in the amount of $50.00 to:
Land Quest Incorporation
721 Lawton St
McLean, VA 22101
RSA/pd
610" [1-�'06
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
RECEIVED Fnof, , rlv
A
Pd by PLANNING & DEVELOPMENT 9/9/05
BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MUN1a,
1210001
13/200`
JT/LJ
36249
AS P
1.00
1.00
.00
1.00
.00
.kRIOUS
A
sioner of the t
I
t
urer
0225
::va.us
n-a�ments.
-VA.US
Io_rs
m to 5:00 pm
ig peak times, Watch
edia.
i��rfr«►r�•A+A
STRATION
iereon are true, f/ '
belief.' T A X R E C E I P T
�`
Yes ' EWILLIAMRICK CORNDOFOUNTY F
C , JR
P.O. BOX 225
VA 22604-0225
4%
Ticket #:00005140001
Date 9/13/2005
Register: L06249
LJ
Trans. #: 102
Dept #
Acct#
WINCHESTER Previous
SIGN DEPOSITS PLANNING Balance $ 50.00
Principal BeipePaid 50.00
nalt
Interes .00
Amount Paid $ 50.00
*Balance Due $ .00
Cash
Pd by PLANNING & DEVELOPMENT 9/9/05 U Check
kONTH9631.00VARIOUS
005
BALANCE DUE INCLUDES PENALTY/INTEREST THR
L F_T T E R O F T IR AN S M ITTA L •
Y
TRIAD ENGINEERING, INC.
Civil, Geotechnical, Environmental,
Survey, Land Planning and
Construction Consultants
To : Frederick Co. Dept. of Planning & Dev
107 North Kent Street
Winchester, VA 22601
200 Aviation Drive
P.O. Box 2397
Winchester, VA 22604
(540) 667-9300
(540) 667-2260 f-aw
office@triad-winc.com
Date : 09 September 2005
Attention: Michael Ruddy
Job No: 07-04-0535
Re: Largent Rezoning Application
WE ARE SENDING YOU Z Attached ❑ Under separate cover via
❑ Shop Drawings Q Prints ❑ Plans
❑ Copy of letter ❑ Change Order ❑
❑ Samples
the following items
❑ Specifications
COPIES
DATED
NUMBER
DESCRIPTION
1
Sept. '05
Largent Rezoning Application (originals without color maps)
1
Sept. '05
Largent Rezoning Application (copy w/ maps in 3-ring binder)
44
1-8
Color Map Exhibits (Maps 1-8)
1
04-15-05
1277
Check in the amount of $6051.00 for rezoning and sign fees
THESE ARE TRANSMITTED as checked below:
R1 For Approval
❑ Approved as submitted ❑ Resubmit
❑ Samples
❑ Approved as noted ❑ Submit _
❑ As Requested
❑ Returned for corrections ❑ Submit _
❑ For review and comment
❑
❑ FOR BIDS DUE:
❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS:
COPY TO:
copies for approval
copies for distribution
copies for distribution
SIGNED: � 777—
9 �1
`� C P ��lJ If enclosures are not as noted, kindly notify us at once
;7
0
Frederick County, Virginia
Rezoning Application Materials
1 1-
Impact Analysis Statement
for
The Largent Property
Shawnee Magisterial District
September 2005
Prepared by:
a HAP
Triad Engineering, Inc.
200 Aviation Drive
P.O. Box 2397
Winchester, Virginia 22604
Project No. 07-04-0535
Phone: (540) 667-9300 Fax: (540) 667-2260
Email: office a triad-winc.com
SEP 9 2005 www.triadeiig.com
I
• 0
Document Approval Form
• � II
S i= P 0 2005
PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR
APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR
APPROVAL.
IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE
COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED.
INITIALS
Candice
Bernie
Mark
Susan
Eric
Mike
Kevin
John
DATE & TIME
COMMENTS: 3c>"�v a cro
CaC�/ ' " �C7•fs/ �.�
�o' s
Received by Clerical Staff (Date & Time): �� J ��c� C
i
-.: '-f- /
LI
Rezoning Fees:
$3000.00 base fee
$100.00 per acre
$100.00 per acre
x 30.01 acres
$3001.00
$3000.00 base fee
3001.00 acreage fee
+ 50.00 refundable fee for sign (see note below)
$6051.00 total fee for rezoning
Note: There is a $50.00 refundable fee for the `Rezoning Hearing' sign that must be
placed on the property as soon as the application is filed.
FEES
•
ADJOINING PROPERTY OWNERS
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX:540/665-6395
NOTIFICATION OF PUBLIC HEARING
October 12, 2005
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #15-05 FOR LEON LARGENT ESTATE
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing
being held on Wednesday, October 26, 2005, at 7:15 p.m. in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following
application:
Rezoning 415-05 of Leon Largent Estate, submitted by Triad Engineering, Inc., to rezone 30.01
acres from RA (Rural Areas) District to Ml (Light Industrial) District with proffers. The property is
located off Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road
and Front Royal Pike (Route 522), directly southeast of the Airport property, in the Shawnee Magisterial
District, and is identified by Property Identification Number 64-5-1.
Any interested parties having questions or wishing to speak may attend this public hearing. A copy of
the application will be available for review at the Handley Library and the Bowman Library the week of
the hearing, or at the Department of Planning and Development located at 107 North Kent Street in
Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at:
www.co.frederick.va. us.
Sincerely,
Michael T. Ruddy
Deputy Planning Director
MTR/bad
107 North Dent Street, Suite 202 - Winchester, Virginia 22601-5000
This is to certify that the attached correspondence was mailed to the following on
ZOAQ kfrom the Department of Planning and Development, Frederick
County, Virgin 37 B
64 - 5- - 1-
LARGENT, LEON W.
% ROBERT LARGENT
141 WESTWOOD DR
WINCHESTER, VA
TRIAD Engineering, Inc.
c/o Stephen M. Gyurisin
P.O. Box 2397
Winchester, VA 22604
64F - 1- - 5-
CHAVEZ, ROGER J
PO BOX 343
MILLWOOD, VA
64 - A -
SMITH, MARK D & ARLENE D
/ 540 LAURELWOOD DR
WINCHESTER, VA 22602
L�
22602.4464 ! 64 - A- - 39-
WILSON PROPERTY, LLC
22646
150 TAILSPIN CIRCLE
WINCHESTER, VA 22602
(� 64 - A- - 39-C
\` BSW INVESTMENTS, L L C
PO BOX 3731
WINCHESTER,VA 22604-8264
64 -5- - 1-A
WINCHESTER REGIONAL AIRPORT AUTH
491 AIRPORT RD
WINCHESTER, VA 22602.4517
64 -5- - 3-
DOVE FAMILY COMPANY, LLC
209 SUNSET CIR
CROSS JUNCTION, VA 22625-2464
64 - A- - 37-A
RUSSELL, DARYL R & CHRISTOPHER B
ET ALS, TRUSTEES
211 LAURELWOOD DR
WINCHESTER, VA 22602.4437
STATE OF VIRGINIA
COUNTY OF FREDERICK
Michael T. Ruddy, Deputy Planning Di ector
Frederick County Planning Department
Q
I, / a Notary Public in and for the State and County
aforesaid, do 1 -eby certify that Migli -el T. Ruddy, Deputy Planning Director for the Department of
Planning and Development, whose name is signed to the foregoing, dated
I D / �� , has personally appeared before me and acknowledged the same in my
State and County aforesaid.
I l
Given under my hand this % day of
My commission expires on
• G, / .
NOTARY PUBLIC eu
f-* -C71; E
.r//U * 61C f - --- / L /
Adjoining Property Owners
Rezoning
•TO:BARBARA-DATA PROCESSINC
FROM: Bev - PI nning Dept.
Please print sets of labels b,
THANKS!
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 any property directly across a public right-of-way,
a private right-of-way, or a watercourse from the requested property. The applicant is required to
obtain the following information on each adjoining property including the parcel identification number which
may be obtained from the once of the Commissioner of Revenue. The Commissioner of the Revenue
is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street.
Name and Property Identification Number
I Address
Name Herman & Elizabeth Rubenstein
PO Box 257
Clarksville, MD 21029
Property # 64-((1))-4
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property # 64F-((1))-5 V/
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property# 64F-((1))-5A
Name see note --»
This property is identified as an individual
property on the tax maps, but no owner is
identified.
Pro e # 64F-((1))-6A
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Pro e # 64-((5))-lA
Name Dove Family Company, LLC
209 Sunset Circle
Cross Junction, VA 22625
Pro e # 64-((5))-3
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
Pro e # 64-((5))-3A l%
Name Daryl R. & Christopher B. Russell et als
211 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37A L-11-�
Name Mark D. & Arlene D. Smith
540 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37B L%
Name Wilson Property LLC
3076E Shawnee Drive
Winchester, VA 22601
Property # 64-((A))-39
15
O
Name and Property Identification Number I Address
Name Ray L. Fadley 18442 Senedo Rd.
Property # 64-((A))-39C Edinburg, VA 22824
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
16
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
NOTIFICATION OF PUBLIC HEARING
September 21, 2005
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION 415-05 FOR LEON LARGENT ESTATE
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing
being held on Wednesday, October 5, 2005, at 7:00 p.m. in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following
application:
Rezoning #15-05 of Leon Largent Estate, submitted by Triad Engineering, Inc., to rezone 30.01
acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers. The property is
located off Airport Road (Route 645), approximately 1.2 miles from the intersection of Airport Road
and Front Royal Pike (Route 522), directly southeast of the Airport property, in the Shawnee Magisterial
District, and is identified by Property Identification Number 64-5-1.
Any interested parties having questions or wishing to speak may attend this public hearing. A copy of
the application will be available for review at the Handley Library and the Bowman Library the week of
the hearing, or at the Department of Planning and Development located at 107 North Kent Street in
Winchester, Virginia, or by calling (540) 665-5651. You can also visit Lis on the web at:
www.co.frederick.va.us.
Sincerely, --
Michael T'. Ruddy
Deputy Planning Director
MTR/bad
107 North Kent Street, Suite 202 v Winchester, Virginia 22601-5000
k
This is to certify that he attached correspondence was mailed to the following on
G' l from the Department of Planning and Development, Frederick
County, Virginia:
64 - A- - 37-B
64 -5- - 1- SMITH, MARK D & ARLENE D
LARGENT, LEON W. 540 LAURELWOOD DR
% ROBERT LARGENT w/u, �' WINCHESTER, VA 22602
141 WESTWOOD DR
WINCHESTER, VA 22602.4464 64 - A- - 39-
WILSON PROPERTY, LLC
TRIAD Engineering, Inc.
c/o Stephen M. Gyurisin
P.O. Box 2397
Winchester, VA 22604
64F - 1- - 5-
CHAVEZ, ROGER J
PO BOX 343
MILLWOOD, VA 22646
150 TAILSPIN CIRCLE
WINCHESTER, VA
64 - A- - 39-C
I, I BSW INVESTMENTS, L L C
PO BOX 3731
WINCHESTER,VA
64 -5- - 1-A
WINCHESTER REGIONAL AIRPORT AUTH
491 AIRPORT RD
WINCHESTER, VA 22602.4517
64 - 5- - 3-
DOVE FAMILY COMPANY, LLC
209 SUNSET CIR
CROSS JUNCTION, VA 22625.2464
64 - A- - 37-A
RUSSELL, DARYL R & CHRISTOPHER B
ET ALS, TRUSTEES
211 LAURELWOOD DR
WINCHESTER, VA 22602.4437
STATE OF VIRGINIA
COUNTY OF FREDERICK
22602
22604.8264
Michael T. Ruddy, Deputy Plamiing Director
Frederick County Planning Department
a Notary Public in and for the State and County
aforesaid, do g reby certify that Mi A ael T. Ruddy, Deputy Planning Director for the Department of
Plain ii = nd_Development, whose name is signed to the foregoing, dated
1 � , has personally appeared before me and acknowledged the same in my
State and County aforesaid.
Given under my hand this day of
My commission expires on C) 0
NOTARY ITBLIC
Adjoining Property Owners
Rezoning
• TO: BARBARA-DA TA PROCESSING
FROM : Bev - P19nning Dept.
Pleaseprint� sets of labels b3
THANKS!'
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 any property directly across a public right-of-way,
a private right-of-way, or a watercourse from the requested property. The applicant is required to
obtain the following information on each adjoining property including the parcel identification number which
may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue
is located on the 2nd floor of the Frederick County Administrative Building, 107North Kent Street.
Name and Property Identification Number
I Address
Name Herman & Elizabeth Rubenstein
PO Box 257
Clarksville, MD 21029
Property# 64-((1))-4
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property# 64F-((1))-5
Name Roger J. Chavez
PO Box 343
Millwood, VA 22646
Property # 64F-((1))-5A
Name see note —>>
This property is identified as an individual
property on the tax maps, but no owner is
identified.
property # 64F-((1))-6A
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
property# 64-((5))-lA
Name Dove Family Company, LLC
209 Sunset Circle
Cross Junction, VA 22625
property # 64-((5))-3
Name Winchester Regional Airport
491 Airport Road
Winchester, VA 22602
property # 64-((5))-3A
Name Daryl R. & Christopher B. Russell et als
211 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37A
Name Mark D. & Arlene D. Smith
540 Laurelwood Drive
Winchester, VA 22602
Property # 64-((A))-37B
Name Wilson Property LLC
3076E Shawnee Drive
Winchester, VA 22601
Property # 64-((A))-39
15
• 0
16
W
N
S
E
REQUESTING AGENT:
0
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
GIS, MAPPING, GRAPHICS
WORKREQUEST
DATE RECEIVED:
REQUESTED COMPLETION DATE:
Department, Agency, or Company:_
Mailing and/or Billing Address:
Telephone:
E-mail Address:
ESTIMATED COST OF PROJECT:
FAX:
DESCRIPTION OF REQUEST: (Write additional information on back of request)
P-)
DIGIT_A. : PAPER: FAX: E-MAIL:
SIZES:
COLOR: BLACKlWI-HTE: NUMBER OF COPIES:
STAFF MEMBER: HOURS REQUIRED:_
COMPLETION DATE:
MATERIALS:
DATE OF PICK-UP/DELIVERY:
AMOUNT DUE:
AMOUNT BILLED:
METHOD OF PAYMENT:
AMOUNT PAID:
CHECK NO.#
Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)