Loading...
HomeMy WebLinkAbout02-15 Blackburn Commerce Center Warehousing (Light Manufacturing) - PIN 63-A-80I & 58C - Back Creek - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted, but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT County Engineer Fire Marshall City of Winchester Sanitation Authority GIS Inspections Dept. Parks & Recreation Health Dept. Winchester Regional Airport V One copy of the master development plan application. Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings Submission Fee I (` Application received �I 15 5 Fee Paid ($ b, I i Preliminary MDP heard by Planning Commission ACTION: J �Preliminary MDP heard by Board of Supervisors j S Administratively approved; letter sent to applicant, copy to file and cc's Sys ID # OPEN FILE: 15 j S File opened Reference Manual updated/number assigned 4" 15 5 D-base updated List of adjoiners given to staff member for verification Location maps requested from Mapping Application Action Summary updated CLOSE FILE: I Ct Approval (or denial) letter mailed to applicant, copy for file, cc's Public Works and Real Estate ' ot File stamped "approved", "denied" or "withdrawn" lei I �s Reference Manual updated 50 1),r, D-base updated Application Action Summary updated Revised 3/10/14 RECEIPT DATE LA 1I5115 NO. 583230 RECEIVED FROM ADDRESS FOR ACCOUNT HOW PAID AMT. OF CASH ACCOUNT AMT. PAID � 5 CHECK CS BALANCE MONEY DUE ORDER BY t4a 1 j� CU2001 REoFORM. ® 8L818 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 May 19, 2015 Mr. Timothy Stowe, PE Stowe engineering, PLC 103 Heath Court Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #02-15 FOR BLACKBURN COMMERCE CENTER Final Master Development Plan Approval Property Identification Numbers (PINs): 63-A-80I and 63-A-58C Dear Tim: Frederick County administratively approved the above -referenced final Master Development Plan (MDP) on May 15, 2015. This MDP is approved for the potential development of 139.96 acres of land zoned RA (Rural Areas) District and M1 (Light Industrial) District with industrial land uses on the Ml zoned portion of the site. On May 13, 2015, the Frederick County Board of Supervisors approved a waiver request for the Blackburn Commerce Center development to be served by a complete network of private roads. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. I am providing you with five (5) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Perkins, AICP Senior Planner Attachments CEP/pd cc: Blackburn Limited Partnership, 458 Devon Drive, Warrenton, VA 20186 Gary Lofton, Back Creek District Supervisor J. Rhodes Marston and Greg Unger Back Creek District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Joe Wilder, Public Works 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 L-J MASTER DEVELOPMENT PLAN #02-15 Blackburn Commerce Center Staff Report for the Board of Supervisors Prepared: May 7, 2015 Staff Contact: Candice E. Perkins, AICP, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/06/15 Reviewed *Recommended approval of the private street waiver Board of Supervisors: 05/13/15 Pending PROPOSAL: To develop 139.96 acres zoned RA (Rural Areas) District and M1 (Light Industrial) District with industrial land uses. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-80I and 63-A-58C LOCATION: The properties are located adjacent to Apple Valley Road, Dawson Drive and Route 37. PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) and RA (Rural Areas) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) RP (Residential Performance) South: Ml (Light Industrial) East: RP (Residential Performance) M1 (Light Industrial) West: N/A Use: Kernstown Battlefield, Church Residential Use: Industrial Use: Residential Industrial Use: Route 37 WAIVER: The applicant is requesting to utilize private roads within the Blackburn Commerce Center development, therefore a waiver of § 144-24C of the Frederick County Subdivision Ordinance to allow the subdivision of lots on private roads has been requested. The Planning Commission recommended approval of the waiver request at their May 6, 2015 meeting. A decision from the Board of Supervisors on this waiver request is necessary. • MDP #02-15Blackburn Commerce Center May 7, 2015 Page 2 STAFF CONCLUSIONS FOR THE 05/13/15 BOARD OF SUPERVISORS MEETING: The Master Development Plan for the Blackburn Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. This MDP is in a form that is administratively approvable once Rezoning #01-1 S for the Blackburn Property is approved and if the requested wavier for private streets is approved. The MDP is also in conformance with the proffers for Rezoning #01-15 (pending) and Rezoning #04-98. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP #02-15B1ackburn Commerce Center May 7, 2015 Page 3 REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted for the Blackburn Commerce Center Preliminary Master Development Plan dated April 8, 2015 which was received in our office on April 10, 2015. We have no objections to this plan as submitted. Frederick County Fire Marshal: Plans approved. Frederick County Public Works: Plans approved. Frederick County Inspections: No comments required at this time, shall comment on site plan review. Frederick County Sanitation Authority: Please see attached letter dated April 13, 2015, from Uwe E. Weindel, PE. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were 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 properties and all other A-1 and A-2 zoned land to the RA District. Parcel 63-A-58C was rezoned to the M1 District with proffers as part of the Coca-Cola Business Center application (Rezoning #04-98). C) Site Suitability & Project Scope Comprehensive Policy Plan: The 2030 Comprehensive Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Land Use Compatibility: The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, designates this property for planned industrial land uses. The parcels comprising this MDP application are also located within the County's Sewer and Water Service Area (SWSA). • MDP #02-15Blackburn Commerce Center May 7, 2015 Page 4 Site Access and Transportation: Parcel 63-A-58C currently has an existing entrance on Apple Valley Road which will serve this parcel as well as provide for an interparcel connection into 63-A-80I. A connection with Dawson Drive is also proposed and shown on the MDP. No additional access. points on Apple Valley Road are permitted for the M1 zoned portion of the Blackburn property. Landscaping and Buffers: The MDP shows the continuation of the full screen along Apple Valley Road (berm and landscaping), that is present on the Coca-Cola Business Park properties as well as greenspace buffers around the existing pond and between the proposed MI zoning boundary of the Blackburn property and the retained RA zoning of the remainder of the site. Interpretative Pull Off.• There is an interpretative pull off shown on 63-A-58C for the Kernstown Battlefield foundation that overlooks the battlefield and the existing pond on the Blackburn property. _ Private Road Waiver: The applicant is requesting to utilize private roads within the Blackburn Commerce Center development, therefore a waiver of § 144-24C of the Frederick County Subdivision Ordinance to allow the subdivision of lots on private roads has been requested. A recommendation from the Planning Commission to the Board of Supervisors on this waiver is necessary. ON S MEETING: Staff presented an overview of MDP #02-15 Blackburn Commerce Center to develop 139.96 acres zoned RA (Rural Areas) and M1 (Light Industrial) Districts with industrial land uses. Staff noted the MDP is in a form that is administratively approvable once Rezoning #01-15 for the Blackburn Property is approved and the requested waiver for private streets is approved. A motion was made, seconded, and unanimously passed to recommend approval of the waiver request. (Note: Commissioner Oates and Marston abstained from discussion; Commissioners Triplett and Molden were absent.) STAFF CONCLUSIONS FOR THE 05/13/15 BOARD OF SUPERVISOR MEETING: The Master Development Plan for the Blackburn Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. This MDP is in a form that is administratively approvable once Rezoning #01-I5 for the Blackburn Property is approved and if the requested wavier for private streets is approved The MDP is also in conformance with the proffers for Rezoning #01-15 (pending) and Rezoning #04-98. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. f 62�6 i 2 1 81 99 62� 629a 62IA '62�97yA 6295A 1,1 . 62 9.1 1 3 12 62A 1 • 0 3 33 3 34 62'9 2 62A i 1— -1319 ^6�3 62A 3 1It3� 111 A 4162A 4 MARSHALLACRES Subdivision (f?G1CA C�c mQ6)0 OApplications Parcels Sewer and Water Service Area Q Building Footprints 131 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) 41110 EM (Extractive Manufacturing District) 40 HE (Higher Education District) 40' M1 (Industrial, Light District) M2 (Industrial, General District) tie MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) "63A15 63 A 18D 63 A 6A UA111.adiatl�-u 63r 15B� f 63 A 7A ■ . 14 63 A 1 SC � • �rA'16 r • 6f18_ .� 63 A 15A 63A'I Ia fp r'�rrts;- iti? .7 63A 63A 63A h9 .ni .`.•,.,,. 63A 1.7. 63A S,r�A{�� 63A 1�13 63A•1-1 T=.`•ii." � �, .,' 63A 1,19 3At1 21 �63A 1 23 63 A 18A 63A'�1 29 63A 1 33 636 3 2.27 r 63 A 801 `Y7. I638 72A �287A� +� 63A 58C � ,638�3789 63 A�1 � 6B 3 63638�31+�638 3 172A 1511'Vg5 638; J 1 • d67 bi 638,3� � 63 A 588 1 71 63 A 44 �635 • 4 631A�4 (3llG1Efl �- Winchester 63 A 59D111F.1 01� '' A w a �4� MDP # 02 - 15 Note: Frederick County Dept of Blackburn Planning & Development 107 N Kent St Commerce Center Suite 202 PINS: Winchester, VA 22601 63 - A - 58C, 63 - A - 801 540 - 665 - 5651 Warehousing/Light Manufacturing Map Created: April 15, 2015 Staff: cperkins 0 495 990 1.980 Feet • • • RESQNING REQU -FER r„p.lr w.,nel,.p �rr„me., IyAI I e,n op.A .«maM a,Ma Nxwncwnn.m, c.ntn R.[we wnx aa+a.n unnr Pnu.[,nd oaan+ ad a Rm.v: w,[a m. ro,sls sllO�n M„'�n �. Baron ,s.z use M.tea. aar, rm, d vn�v. uso, x.w.we..w „! x R,ar+[a cWdr up:na aa..d,+aM rxwn M<arRlw,lenn, ar< vPm� avY[ad Meat' p•d4, �M R,tr e,:+p one Pma d L•d•ann ci feaerrc+ rrvpvpanA nrop a«an. bm<�,lpnnaTa. M�d<« 6}4m1, 3x811�x ! pql u nt,NN stole y� nn a uaR w,r[w. IA}4 .lym.vin,ne.u.Tsl./-ur.[dw,n.r<.laV xw+,v,.,rm. Dr.. 9i OF4./au•uM lM,mullwtl xp.ly lM.htlw«na,r rMxrr rca ne'Ropn,re. wrpon a Mp rd M,p p,mN 6}waa YNII W eo<e n [mbrm,R,•ar Me qrm W <a,aYpP, vn brtn M<m.,a,pttoaN!«art tM uY1, qmt W [o+a�oera mM w ea Wv,ar.,..ne.e w n.n.a a rnp,Papdia.,a,uM tr •pP•o+.a,v a. R,a.,<r ear. Mm MPw wa„n MY treeen<e wme,.w,.naa w,n<a.n.v«vw. n.[n wolkn,eaF tr hi�6nwo, Itr owm n,e MNr nal.,¢ena, w a,«E�n >a,mww,mav w.nr•m.,tr wp•dd w, <on[roa.m raan,<a cp„av+mvn,n a:a n,rdp.r rR•Mr n+. rrow<e «+e DO/lm m vn;sf:s.oao 7d, w,.n w, tr a,pr MMe ro.Y�d dMp <w!q[u a d[vw�.v pn,na b. m e.+wa[ avx peMap,a on tM 7,o0,mr. fdA pMmt,t, tnYl tr M poporJo,'a au w,n,<raa.R. a M<wopwr <dned:lo, w M<+•w<m [wa:vpd r„,tr aP..,W m,nr ap,paw� In an rI+n..q.[: vwr..n.n,mwnu w sam7 ,War, rod a binary twnwY e.+«wxYa. s,<n Heaton x wa era. m,a •r<n NMy b (W,<y'Nvmo• SM„4 Rq•an pmw[a. M �n.ru,• ae trwvtrwnM�n um a rw 3)' erxr,nrn. a,e I,1 mr�+w• r.E r«•-1Mp.ao O+n,en 0 M lmm[. i.o:li r, ur,N e..,:Na a-rrarce on,o App4 v«Nr br MwuFn part« f3F5pC ,. m!p»�,vn.nv wawmwo•<lbrxc.:«<dw<mnt «an�. Ropey M,de peaeN,o n«pu v,ropm«,m mpr„ ma en«omn<, dme uqr noonp Yr ndd. nv ab,w�i W b.�i imruan,. t IMm,v,•.nMa[b+a w�m+ry nl n+oR,ry a-u:ppx ra tr,ry;W_ ...pion. .N,n..a I:M.oI �M a Mpl, v.q w,e Aod wP mm�nlol w�wn.n a -a „e,«, u a.,rr lam r,or I.s+mY.-ten. 3 v«N aMV Ma,tru.ewalmr Nrn nwn«nA+r,•'l P,apn,wn:M W n, Ana IMI w Wnami«PMwn+,we IR,I xp<ry aWeb tlr ap Nc«ea on ,. u w�.k.K..«.mtrpnY,.[lr w.r-a.>w,e ndn l.dsNanve,:m I.Yl�pM•axq,aw•o-•PPn,.a�pn. m, e...ipwnw, am• [pwa RpP,m.,,a a„ rm,evawaYNMr P.wNw,.n: R.n. .bl m[stle a. hw.nR Mnev,w a•va� M«un 11 rnn, .:r tr aann w.n wpo enn.., yPe vs...pr.r,Reemnwnp oar 110q,nr[ n.�m gin. <a,: p"wwv..r�pa.au: �•:,n�::w ,n," a.n w„lnya,na�.na., n lnw:w« Tlr ae•n pn. earn rvv mn wartverp br ns,r«v,N SIT,. pyn�+•P•I .,xp,m,n a.4...ma ax<.pww,l dn. .v,wpM a,.Mwar.n. xl rnM<nP tr, ae.p sp. gnrn p,naFe,IwSN �M•.m„or.. d,n. pw+,n wnxnn .a w ,c,v a+m,r,n�bw•awS.,W«+. �,. Mx m..�emm w u, rwsnL Tr aw^,w<• ear. pa a rnr Ism r.n wM n. tt.vnP wa b M. ann ,.ew dY rw m>mw.Y M3 P..M,wN�,w. tr.,.InaM•e.nna.,.�,.�,I,n •..,,.,,,,,,.,,..,ep,,.r T+. awn ww eaaw nYrpnr w pe:pe,e b r„nNew xe ,n[, a aN.wwl,m. I,n v vp.n pn M.�.rxde I,xvPn.,r Ro «,uMaroMx,P•ara, vdv,.ry cdRHau MDmw n ,n. pr•:wda. I.,.pr wlpndav wonnt M« n a+, mwp a sw•�p,w, b,ne CwnR a •rerkY, vYEYI,+Ogae, M• wrorp,abrM 93OW1,:m aonlpn aTa Ny NSW 6}A m„o Ina lNM r WN IM�,ISwmP am•a, Ib pnpn,la�ee w« p,r Feaen4 Cesar. p�+P� M a. ew,a,asc ,daoaw«.v p..nprd M,r,w tvamPponwn[:r opM. uap nap,v«Fµll role DUMa Pwaw� aMpwcµ Me vim atd awvr eor..n :flo.am.�01 b p:e M ae Rpda n Iaaxrc[an b M1P+Ia reaa< Wromn nS �alne nw�e[nr.�l•Wanw bMn,ne Rare srwenwn re wY�o r�nbiA a •pnwnl,Ri ^a+n+a'nr,raw« a Im re<mnL x appf<e,n p M, ApPYuai„b oamganm �.i tr n mn,Irpua, [, Y«r M«,. Arty np�ernR <Wlrbulbro,« bIn �n INs earn St«w�r+t nI+IM ae wtl [p ��e Cann+nn •:p..en i,al manse loRowa4 M• aPwp•Y a a+,.•!mn Na, tr qmr r YParaa�v wI„n• urea Cpmumw red •tl,. l'o,V'7 wbMnre b a+, u,Mrv«x ],wrbmma Ww. M arr w, tr q..Ne N a! p,r<ea�, rMn �n ,ti aEu I1pw nw a,N.,anwn,vl •nnMt.nn a„ slEapY a,N.,npm,P m M. nw[ ;Mtl p,+ res. mn [p+,onu,een wweanMsowmlr. «xw. ur[r nnn.,«ap m.b.Enn ,Yr.m.rt.«,cno..paFle ead. m• o nR Sr My cpnn.r,ugm - nwr Pw•[ DEVELOPMENT NOTES UTILITIES r+1,j 1. WATER AND SANITARY SEWER AVAILABLE PER FCSA ./ 2. THERE ARE NO PRE-TREATMENT OR POST -TREATMENT WASTEWATER SYSTEMS '. EXISTING OR PLANNED. N 3. THERE ARE NO PRIVATE WASTEWATER TREATMENT FACILITIES PLANNED. - A 4` O 4. UnLrrY SERVICE UNES ARE TO BE CONSTRUCTED UNDERGROUND FROM THE UTILITY DISTRIBUTION LINES. 1! tir N TRANSPORTATION ,•`. ., �+ 1. ALL ON -SITE ROAD WILL BE PRIVATE ROADS AND WILL BE DESIGNED USING -- ] O URBAN DESIGN STANDARDS. rz,c j W 2. VMERE PRACTICAL INTER -PARCEL CONNECTIONS WILL BE UTILIZED WITHIN ref u_ U en p EASEMENTS Q- N V 3. A TRAFFIC IMPACT ANALYSIS IS NOT BEING PROVIDED. 4. CONNECTIONS TO THE STATE HIGHWAY SYSTEM WILL OCCUR AT THE EXISTING +? Z C v as sn NORTHERN MOST ENTRANCE ON APPLE VALLEY ROAD AND DAWSON DRIVE. STORM WATER PROJECTXf N N 1 STORMWATER MANAGEMENT SHALL COMPLY WITH THE GUIDELINES INCLUDED N yI IN CHAPTER 143 OF THE FREDERICK COUNTY ORDINANCE LOCATION 2. TO THE EXTENT POSSIBLE, STORM WATER MANAGEMENT BASINS USED TO I Fl^ MANAGE THE QUANTITY OF POST -DEVELOPMENT STORM WATER DISCHARGED ••+�� FROM THE SITE WILL BE DESIGNED TO SERVE MORE THAN ONE PARCEL 3. TO THE EXTENT POSSIBLE, STORM WATER MANAGEMENT FACILITIES USED TO MANAGE THE QUALITY OF STORM WATER BEING DISCHARGED FROM THE SITE WILL BE DESIGNED TO SERVE ONE OR MORE PARCELS. } DEVBOPMENT -�' �_ • ,Ili CO 1. THE POND AND ASSOCIATED WETLANDS AREA IN THE SOUTH EAST CORNER ARE ENVIRONMENTALLY SENSITIVE AREAS AND WILL BE PROTECTED WITH A GREEN 0 KernsO SPACE BUFFER IN ACCORDANCE WITH THE LANDSCAPE DESIGN FEATURES PROFFER 1. 2. THE PROJECT WILL BE DEVELOPED IN A SINGLE PHASE. 3. THERE HAVE BEEN NO PRIOR MASTER DEVELOPMENT PLANS FOR THIS PROPERTY. 4 THERE HAVE BEEN NO RECENT LAND DIVISONS IN RELATION TO THESE TRACTS. Q) 5. THERE ARE NO STANDING HISTORIC STRUCTURES ON THE SITE THERE ARE 2 cl- PORTIONS OF THE KERNSTOVM CIVIL WAR BATTLEFIELD WITHIN THE PROJECT U AREA BASED ON INFORMATION FROM THE KERNSTOOW BATTLEFIELD . ASSOCIATION THE CORE BATTLEFIELD AREAS ARE EAST AND NORTH OF THE W SITE WITH TROOP MOVEMENTS OCCURRING ON THE SITE PROJECT SUMMARY TOTAL AREA: 139.96 ACRES EXISTING ZONING: M1 and RA EXISTING USE: UNDEVELOPED PROPOSED USE: WAREHOUSING AND LIGHT INDUSTRIAL MAGISTERIAL DISTRICT: BACK CREEK PINS: 63-A-801,63-A-53C BUSINESS AND INDUSTRIAL ZONING DISTRICT DIMENSIONAL AND INTENSITY REQUIREMENTS FOR M-1 Front yard setback on primary or arterial highways (ft) 75 Front yard setback on minor streets (ft) 75 Side yard setbacks (ft) 25 Rear yard setbacks (ft) 25 Floor Area to lot Ratio (FAR) 1.0 Minimum landscaped area (% of lot area) 25 Maximum height (ft) 601 ' Height exceptions shall comply with section 201 of the Frederick County Zoning Ordinance. ENVIRONMENTAL FEATURES SUMMARY TAME FEATURE EXISTING ACREAGE DISTURBED ACREAGE APPROX.% DISTURBED FLOODPULINS 0.0 0.0 O.D% LAKES & PONDS"' 3.2S 0.0 0.0% WETLANDS''' 1SAR 1.70 10.0% NATURAL DETENTION 0.0 0.0 OA11 SINKHOLES' 0.020 0A20 100.0% STEEP SLOPES(50%+) _ 0.0 _ 0.0 ALL POND DISTURBANCES ASSOCIATED WITH FUTURE SITE DEVELOPMENT SHALL BE APPROVED BY FREDERICK COUNTY PUBLIC WORKS DEPT. 3 ALL WETLAND DISTURBANCES ASSOCIATED WITH FUTURE SITE DEVELOPMENT ARE TO BE PERMITTED BY THE ARMY CORPS OF ENGINEERS AND/OR THE VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY, AS REQUIRED. ' THE ACTUAL DISTURBED AREAS WILL BE SHOWN ON THE SITE PLANS UPON COMPLETION OF THE DETAILED SITE ENGINEERING AND FINAL DESIGN OF THE PRIVATE ROADS. SCALE: 1" = 1000i WAIVER REQUEST THE APPLICANT IS REQUESTING A WAIVER OF SECTION 144-24C OF THE COUNTY CODE TO ALLOW FOR THE SUBDIVISION OF LOTS WITH ACCESS PROVIDED BY PRIVATE STREETS EXTENDING FROM APPLE VALLEY ROAD AND DAWSON DRIVE. MEET BOlMO LNE FMi RGIIEC UhE 105% 2.On Qt ?'ASRIALT CONCRETE SURFACE COURSE, TYPE SIF125A © 31rl ASRNLT MSE COURSE TYPE 11U25.M © r AoGREGATE BASE MATERIAL TYPE 1, Na. 21.8 EXAMPLE PRIVATE ROAD SECTION INDIVIDUAL DETAILED ROADWAY SECTIONS WILL BE DEVELOPED WITH INDIVIDUAL SITE PLANS FOR EACH LOT AND MAY VARY DEFENDING ON THE INDUSTRY NEEDS AND TRAFFIC. OWNER AND DEVELOPER, Panel SWIM OMER AND DEVELOPER, Parcel 6&Aal GRAYSTMECORPORATK OFVIRG,NM IKA IIURNLAa7EDPARTNERSHIP C•O SNOCKEY COMPANIES CA] TM1 STONE IM7IMRTINS RG NKE VMCHESTER. VA?2aW 1W HFATH COURT. WNCHESTER, VA 2ffitt PHONE 15M W7-1W R E154a)aa nn GRAYSTONE CORPORATION OF VIRGINIA DATE BLACKBURN LIMITED PARTNERSHIP DATE APPROVED BY THE DIRECTOR OF PAWNING AND DEVELOPMENT DIRECTOR OF PLANNING AND DEVELOPMENT DATE APPROVED BY THE COUNTY ADMINISTRATOR COUNTY ADMINISTRATOR DATE W ZUj H U >. � L) co_ W Q W 0 Q � Z0UJ 2 P z CC LD� G ij0QO _j LU W IO�wOf IU��w WmUUj vLL �i co Co 4444A4444a4N0 4 �TH OF «i �O �y O M190TIY 3. SMV9 Uc.Nw 21924 S p4P4jO 14N 4444R DATE: Apr8,2015 SCALE: A53HOWN DESKRNEDBY: TS DRAWN BY: TS CHECKED BY: TS PROJECTC 1115.1 SHEET 1 OF 2 I• � 0 I* rr r r \, � L�+, '��: `\v.`C` , � i Ill •- � ' • • R • • ' ' • / / / //���/ice; 1//� � �=� !�• +ii�`�`= ;�✓/�����%%%;c,/ (.1 `.,,�a,. ��. 'BAY .�y�j% //�%/ •��I •,fir. ` ,3 `�\\\ \ � y , .. ■ 1 .,r@BBeartPa>z1!#l%n.. Y�:1 , m 41 . •�AND %(.,- 5 ` Y CONNECTION TO EXISTING FCSA w SANITARY SEWER. YWATERSEWER. NNECTION TO EXISTING FCSA \ / LINE TABLE z •/r r LINE BEARING DISTANCE !/ Li N 06'52'35' W 17 3T L2 N 364W48' E 63.52' L3 N41'25'14'E 125.40' • i'y CS LL L4 N66°4350"E 76.34' ~ , r TURES (TY L5 S 8W43'S0• E 50.25' _ r L6 N 45°3348' E 20.W 1-7 S 43.477V E 4 88' CURVETABLE CI.RVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE `e \ c, 259916' 251.04' 250.81' S46°33'23`E s°3rsr PRIVAT RO YSTEM CONNECTION TO ST E ROAD VIA DAWSON DRIVE. 4 GRAPHIC SCALE M IN FECr ) 1 Inch = 2m it ADJOINING OWNER INFORMATION 8 PIN Owner Use1 s63 62 A 7S ROY L Mikins Jr. rle A 14 Fell wship Bible Church rch3 63 A 16 Dou lase Methen idential4 63 A 15C Ronald V and Patrlw W Fox cultural5 63 A 15A Ronald V and Patricia W Fox IF idential6 fi3A 1 1 63A 1 3 Helen L Fox Samuel C and Robin M. Jones idential7 idential8 63A 1 5 Allsa C and Jonathan M. K idential9 63A 1 7 Melvin W. and Krlsti D. McDonald sidential10 63A 1 9 Alice B. Banks sidential11 63A 1 31 mes C. and Deborah L Turner sidential 12 63A 1 13 Sharon 1. and Larry O. Phillips RP Residential 13 14 63A 125 63A 1 17 Michael R. Young _ _ _ _ _ Robin R and Russel W. Creswell RP Residential RP _ Residential 15 63 A 17 Donna Wilkins Downing, C/O ion P. and Edward W Downing RA Residential 16 171 63A 1 29 63A 1 21 Apple Valley LLC Carol Ann Davis Martinez RP ResideMral RP Residential 18 63A 1 23 George and Barbara Hostler RP Residential 19 20 63A 125 GM 13 27 Christine E. and Richard _L_WMtacre Sr. Penning Rhodes Marston _ RP RA Residential _ Residential I1 63A 1 29 Betz A. Nicholson RP Residential 22 63A 1 31 Anton and Patricia D. Weizel RP Residential 23 63A 1 33 Anton and Patricia D. Weizel RP Residential 24 63 A 18A Kemstown Battlefield Association RA Preservation 25 63 A SBC Grayztone Corporation of Virginia MI vacant 26 63 A 58B Cabot IV-VA11101, LLC, C/O Patrick Ryan, Sr. VP of Investments Ml Warehousing 27 63 A SSA DirecTV Operations, LLC M1 Industrial 28 63 8 2 Echostar Brwd sti -Corporation M3 Industrial 29 - 30 63 8 3 - - 62 A 8O The Dawson Group, LLC _ Blackburn Umited Partnership;- Barbara Lewis Mi RA vacant ultural DRY UTILFFIES 1. ELECTRIC SERVICE TO BE PROVIDED BY SHENANDOAH VALLEY ELECTRIC COOP. UNDERGROUND SERVICE CONNECTION WILL EXTEND FROM THE DISTRIBUTION LINES TO THE STRUCTURE BEING SERVED. 2. NATURAL GAS WILL BE PROVIDED BY WASHINGTON GAS FROM THEIR EXISTING FACILITIES, ROAD LOCATIONS 1. THE LOCATIONS OF THE PRIVATE INTERNAL ROADWAYS WILL BE DETERMINED AT THE SITE PLAN STAGE. 2. CONNECTIONS TO THE STATE ROADWAY SYSTEM WILL BE THROUGH THE EXISTING ENTRANCE ON APPLE VALLEY ROAD AND DAWSON DRIVE. o a 7 V7 N pD U N 'D 01 Q rD � 4 on d 1a � �• r,.1 m u (J m O di w v ar HLx N o. d N N T O O � LO W rY 3 s � V 0 _7_� A-o N � O Z F.W., I— U UJ �UU� W o QWUQ> cZ OrLwZ G IjOC70 Win z UJ Ir LUmU W a CnLL �MJ CO W x`:�Z.TH 00 4 o? y 16 0 u 11YOTHY 8. mis �- LI Na 21924 i q��y, DATE: Apr 8,2015 SCALE: AS SHOWN DESIGNED BY: TS DRAWN BY: TS CHECKED BY: TS PROJECT!: 1115.1 SHEET 2 OF 2 MASTER DEVELOPMENT PLAN MAPPLICATION FORM Department of Planning & Development Use Only — Application # Q a' 1 S Date Application Received: (4 q i 5 PC Meeting Date I ��=' i S BOS Meeting Date 1 i --2 Fee Amount Paid Initials: U Receipt # c' 1. Project Title: Blackburn Commerce Center 2. Applicant: Name: Timothy Stowe Telephone: 540.686.7373 Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com 3. Property Owner (if different than above): Name: Blackburn Limited Partnership Telephone: Address: c/o Barbara Lewis 458 Devon Drive, Warrenton, VA 20186 4. Design Company: Name: Stowe Engineering, PLC Telephone: 540.686.7373 Address: 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com 5. Please list names of all owners, principals, and/or majority stockholders: Blackburn Limited Partnership, Graystone Corporation of Virginia 6. Magisterial District: Back Creek 9 7. Property Location:. (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original Amended �, Previous MDP# 9. Property Information: x a) Property Identification Number (PIN): 63-A-8 is sac b) Total Acreage: 139.96 c) Current Zoning: RA and M1 d) Present Use: agriculture e) Proposed Uses: warehousing, Light Manufacturing 10. If residential uses are proposed, provide the following: a) Density: b) Number of Units: c) Housing Types: 11. Adjoining Property use and zoning: USE ZONING Now residential, church RA/RP East South West Residential, warehouse/distribution RPIRA/M1 Buisiness, warehouse/distribution M1 Route 37, agriculture RA I h ave r ead t he m aterial i ncluded i n t his pa ckage a nd unde rstand w hat i s r equired b y t he Frederick County Department of Planning and Development. I also understand that the master development pl an s hall include a 11 c ontiguous 1 and unde r single o r c ommon ow nership. A 11 required material w ill b e c omplete pr for to the s ubmission of m y ma ster de velopment pl an application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s)-Date: Owner(s): 10 Date: Date: Date: • ADJOINING OWNER INFORMATION k PIN Owner 1 62 A 75 Roy L Wilkins Jr. Address Zoning Use / Z 63 A 14 Fellowship Bible Church 3322 Middle Rd., Winchester, VA 22602 RA Comercial 3217 Middle Rd., WinchesterVA 22602 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., W, RA Church inchester, VA 22602 RA Residential 4 63 A 15C Ronald V. and Patricia W. Fox 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Agricultural 632 Apple Valley Rd., Winchester, VA 22602 RA Resid 6 63A 1 1 Helen L Fox ential610 Apple Valley Rd., Winchester, VA 22602 RP Residential 7 63A 1 3. Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP Residential 8 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP Residential 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 A le Valle Rd., Winchester, VA 22602 RP 10 63A 1 9- Alice B. Banks pp Y Residential 11 63A 1 11 James C. and Deborah L. Turner 7000 Valley Pike, Middletown, VA 22645 RP Residential 564 Apple Valley Rd., Winchester, VA 22602 RP -Residential 12 63A 1 13 Sharon J-_:a nd Larry O. Phillips 554 Apple Valle Rd., Winchester, VA 22602 RP 13 63A 1 15 Michael . Youn pp y Residential g 544 Apple Valley Rd., Winchester, VA 22602 RP Residential 14 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valle Rd., Winchester, VA 22602 RP pP y Residential 11 Donna Wilkins Downing, C/O Jon P. and 15 63 A 17 Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 16 63A 1 19 Apple Valley LLC. RA Residential 17 63A 1 21 Carol Ann Davis Martinez 478 E. Washington St., Strasburg, VA 22657 RP Residential 512 Apple Valley Rd., Winchester, VA 22602 RP Residential 18 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP Residential 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP Residential 0 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 11 63A 1 29 Betty A. Nicholson RA Residential 472 Apple Valley Road, Winchester, Va. 22602 22 63A 1 31 Anton and Patricia D. Welzel RP Residential 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 24 63 A 18A Kernstown Battlefield Association RP Residential PO Box 2720, Winchester, Va. 22604 25 63 A 58C Graystone Corporation of Virginia RA Preservation g PO Box 2530, Winchester, VA 22604 Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. M1 vacant 26 63 A S86 VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 Ml Warehousing 17 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway,EI Se undo, Ca. 90245 28 6382 Echostar BroadcastingCor eg M1 Industrial poration 90 Inverness Circle E., Englewood, Co. 80112 29 63 8 3 The Dawson Group, LLC M1 Industrial 1833 Handley Avenue, Winchester, Va. 22601 Blackburn limited Partnership; C/O Barbara M1 vacant 30 62 A 80 Lewis 458 Devon Drive, Warrenton, Va. 20186 31 7-/}- RA Agricultural C� 1] • • Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) Blackburn Limited Partnership,C/O Barbara Lewis (Phone) (Address) 458 Devon Drive, Warrenton, VA 20186 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. DB 812 on Page 70 , and is described as Parcel: 63 Lot: Block: A Section: 801 Subdivision: do hereby make, constitute and appoint: (Name) Timothy S. Stowe (Address) 103 Heath Court, Winchester, VA 22602 (Phone) To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including. Rezoning (including proffers) _Conditional Use Permit _Master Development Plan (Preliminary and Final) _Subdivision _Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows. - This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and sea] this 16 "", day of 20 / E , Signature(s) .............. State of Virginia, City/C-mrtty of Zlb C.k � , To -wit: I, (f-, cr c � G '� z � Oi CC--, a Notary Public in and for the juri f�oi` Cores il, certify that the person(s) who igned to the foregoing instrument ersonally a peared be '� n f,' acknowled ed the same before me in the jurisdiction aforesaid this day of 12 fy Y�'••!29''•�� My Commission Expires: J ' 3 l Notary Public 0 0 0 Action: AMENDMENT PLANNING COMMISSION: Recommended Approval on April 1, 1998 BOARD OF SUPERVISORS: Approved April 22, 1998 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP Rezoning 4004-98 of Central Coca-Cola Bottling Company WHEREAS, Rezoning Application #004-98 of Central Coca-Cola Bottling Company, was submitted by Triad Engineering, Inc., to rezone 63.5 acres from RA (Rural Areas) District to M 1 (Industrial Light) District. This property is located west of the intersection of Shady Elm Road (Route 651) and Apple Valley Road (Route 652), and is identified with Property Identification Numbers 63-A-58 and 63-A-59 in the Back Creek Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 1, 1998, and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on April 22, 1998; 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 63.5 acres currently zoned RA (Rural Areas) to M1 (Light Industrial) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. This ordinance shall be in effect on the date of adoption. Passed this 22nd day of April, 1998 by the following recorded vote: James L. Longerbeam, Chairman W. Harrington Smith, Jr. Charles W. Orndoff, Sr. O',kGEI,DAS\UMNMSOLL7%XOCACOLA.RES PDRa 10012.98 Aye Richard C. Shickle Aye Margaret B. Douglas Aye Robert M. Sager A COPY ATTEST r Joh uey, Jr. Frederick County A-rustrator _Ay_ Aye Aye 17A is • REZONING REQVEST PROFFER Property Identification Number 63- ((A)) -58 and 63- ((A)) 59 Back Creek Magisterial District COCA -COLA BOTTLING FACILITY Preliminary Matters Pursuart to Section 15.2-2296 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 Rezcning Application #6016 for the rezoning of 63.5052 acres from Rural Area (RA) Zoning District to the Light Industrial (M-1) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, • excep c to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. Site Imorovements 1. The Applicant proffers that it shall design and construct a realignment to Route 652 at the intersection of Route 651 and Route 652. The realignment shall consist of shifting Route 652 to the southwest to intersect Route 651 at a ninety (90) degree angle and adding turn lanes on Route 652 as required by VDOT. Right-of- way for the realignment of Route 652 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 2. The Applicant further agrees to dedicate a thirty-five (35; foot right'-of-wav along the south side of Route 652 for the entire parcel frontage that is not included in the realignment of Route 651. Right-of-way for Route 652 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 3. The Applicant agrees to dedicate a sixty (60) foot right- of-way alono the west side of Route 651 for the entire parcel RE OAV REQUEST PROFFER COCA -COLA BOTTLING FACILITY Page Z frontage. Right-of-way for Route 651 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 4. The applicant agrees to participate in the signalization at the intersection of Route 11 and Route 652. When requested by VDOT, the applicant will pay twenty thousand (20, 000) dollars or twenty-five (25) percent of the cost of the new traffic signal, whichever is less. 5. The applicant agrees to limit: the number of entrances along the south side of Route 652 into this property to a maximum of four (4) entrances. Two (2) entrances will be used by the Coca- Cola Bottling facility. One (1) entrance will be used for each separate parcel created by the subdivision of this property with frontages along Route 652. All entrances along Route 652 will be the width required by VDOT for two-way traffic based on the proposed use of the parcel. The entrance for the western parcel of land will be located at least sixty (6o) feet east and not more than 250 feet east of the western property line. The entrance for the central parcel of land will be located at least thirty (30) feet west and not more than 200 feet west of the western Coca-Cola Bottling facility property line. Building Restrictions • The development of the subject property shall include the following building restrictions provided in these proffers. 1. The maximum height for all primary and ancillary structures will be sixty (60) feet. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. However, all roof cop mechanical equipment will be screened from all adjacent properties. 2. All loading docks shall be screened from view from all adjacent Rural Area (RA) or Residential Performance (RP) Zoning Districts. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan, shall include the following landscape design features provided in these proffers . .� full screen earth berm will be provided between all developed parts of the subject property and all Rural Area (RA) and Residential Performance (RP) Zoning Districts, except where entrances are required for the Coca-Cola Bottling facility. The top of the berm will be a minimum of six (6) feet higher than Route 652, with a minimum top width of four (4) feet and maximum side • slopes of four horizontally to one vertically. During 0 REZO::: REQUEST PROFFER • COCA-COL.y BOTTLING FACILITY Page 3- the development of the future parcels of land adjacent to the earth berm, the berm shall only be removed to the extent required to accommodate the new entrance to the site from Route 652. If during construction the berm is removed in excess of that required to accommodate the entrance, the berm will be replaced to the maximum extent possible by the developer of the parcel of land. 2. Landscape screening shall be provided in accordance with the Frederick County Zoning Ordinance and in conjunction with the full screen earth berm. Landscaping in conjunction with the earth berm will consist of a mixture of evergreen and deciduous trees. At least two thirds (213) of the trees shall be evergreens. All trees shall be of the type that will thrive within the Shenandoah valley. Evergreens shall be at least six (6) feet in height at planting. Deciduous trees shall have a calliper of at least two (2) inches at a height of one (1) foot above root ball. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions as submitted with the Impact Analysis Statement and these Proffers. Monetary Contributions to Offset Impact of Development The undersigned, who has a contract to purchase the subject parcel of land, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 63.5052 acre tract, lying on the west side of Route 651 and the south side of Route 652 in the Back Creek Magisterial District of Frederick County, Virginia from Rural Area (RA) .Zoning District to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, at the time of the issuance of the first grading permit, the sum of nineteen thousand four hundred forty-four dollars and seventy-four cents l$19,441.74) to be allocated to the Stephens City volunteer Fire & Rescue Company. 0 0 • Respectfully Submitted, CONTRACT OWNERS: REzON: REQUEST PROFFEER COCA -COLA BOTTLING FACILITY . Page 4- By: 6&§,Z �jC7 Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this �_7A day of L1At 1998, by ?�a44Vl S+ SAAAS CAKr_A!� My Commission expires A VeAA ne'�_ 3a, ) 9 9 9 r Notary Public • is REZO. !G REQUEST PRCFFER COCA -COLA BOTTLING FAC=i.:TY: Page 5 OWNER: By: Q 2� Date. _d �� STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this gtk day of kqqe , 1998, by ► " My Commission expires _ J,)L4 Zoo: Notary Public • 0 0 • r� PROTECTIVE COVENANTS AND RESTRICTIONS FOR COCA -COLA. BOTTLING FACILITY RECTMLS Whereas, the contract owner desires to create on the property and any additions thereto an area of mixed business and light industrial uses, and the desire to provide for the preservation and enhancement of the property values, amenities and opportunities within the property and for the maintenance of the real estate and improvements thereon, and to this end desires to subject the property to the covenants, restrictions, easements, charges and liens hereinafter set forth. ARTICLE I PURPOS It is the purpose of this Declaration to assure the orderly and attractive development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities wi Chin the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural topography thereon. This declaration is designed to complement the Frederick County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED? AND PROHIBITED USE PROHIBITED USES Approval from any public agency notwithstanding, no operation will be permitted which creates objectionable noise, smoke, odor or which in any other way, in the opinion of the Board, will constitute a nuisance or degrade the values of the real estate within or adjacent to the property No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers. 0 • 0 PROTECTIVE COVENANT I%T RESTRICTIrONS COCA -COLA BOTTLING FACILITY Page 2 ARTICLE III DEVELOPMENT STANDARDS BUILDING MATERIAL AND DESIGN Exterior Walls Exterior wall material shall be either pre -cast concrete, cold storage panels or brick. LANDS�NG Landscape Plan All open areas on each lot not occupied by buildings and paved areas shall be suitably graded and drained and shall be landscaped with lawns, trees, shrubs or ground cover. The landscape plan shall be submitted with the site plan for each planned development within the subdivided parcel and shall show such things as the planting of trees, shrubs, ground cover and grass and the installation of earth berms and screens and optional underground sprinkler systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN) . Landscaping, as approved, shall be installed within one planting season of occupancy or within six months of substantial completion of any building, whichever occurs first, provided that an extension may be granted in the event of inclement weather. The date of substantial completion shall mean the date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall be done in a good and workmanlike manner. Maintenance All landscaping on each lot shall be properly maintained by the owner of the lot. Maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning and required replacement. Dead or damaged planting material shall be promptly replaced. EXZUIOR LIGHTI. G All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by Frederick County. Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. On -site lighting shall be directed away from all uses within the Rural Area (RA) or Residential Performance (RP) Zoning Districts. Light sources shall be screened to reduce visible glare from all adjacent properties and public streets. All outside wiring for exterior lights shall be installed underground. 0 • PROTLI.TI r COVEN" :AND RESTRICTIONS COCA -COLA BOTTLING FACILITY Page 3 UTILITIES All new utility lines, including electrical and telecommunication lines shall be installed and maintained underground. CONSTRUCTION Once commenced, construction shall be diligently pursued to completion. No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights - of -way. During construction the owner shall be responsible for keeping the premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or public rights -of -way. MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvements shall at all times be kept in good condition and repair, properly maintained and adequately painted or otherwise finished, clean and safe. All asphalt or concrete paved surfaces shall be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAT WAGE S STEMS Property owners will participate in any storm water management program established or to be established for the property by the declarant. Property owners shall contribute to the cost of maintaining a common retention area and other shared storm water management facilities on a contractual basis, as set forth in the written agreements between the owner and the declarant. ENVIRONMENTAL PROTECTION Owners and occupants shall comply with all federal, state and local government statutes, ordinances and regulations relating to environmental protection, in relation to the property. 0 U REZONING REQUEST PROFFER Property Identification Number 63-((A))--801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 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 Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building 0 Proffer Statement Page 1 of 4 • 0 structures developed on the Property. Each payment shall be in proportion to the is square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. 2. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and Proffer Statement Page 2 of 4 • maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- • 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. 9 Proffer Statement Page 3 of 4 Respectfully Submitted, Blackburn Limited Partnership 7'PiMM, By: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknowledged before me t s �a day of 2015, by 4,t f/l[' � Z � My Commission expires ��``''►��pLEY Notary Publics /� �Cii��O .``��`j`.•Y"p _ ��� • o�` pf1� �FC �229ti �rTH 'Ni Proffer Statement Page 4 of 4 0 FREDERICK COUNTY SANITATION AUTHORITY Post Office Box 1877 Winchester Virginia 22604-8377 April 13, 2015 Mr. Timothy Stowe Stowe Engineering, PLC 103 Heath Court Winchester, Virginia 22602 Ref.: Master Development Plan Comments Blackburn Commerce Center Tax Map # 63-A-801 & 63-A-53C Dear Sir: PH. — (540)868-1061 Fax — (540)868-1429 www.ksa-water.com 11we E. Weindel, P.E. Engineer -Director Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. • The parcels are in the water and sanitary sewer area served by the Authority. Based on the location both water and sanitary sewer service is available within a reasonable distance from the site. Sanitary sewer treatment capacity at the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity of both the potable water system and the ability to provide fire protection. Water and sanitary sewers are to be constructed in accordance with the FCSA standards specifications. Dedicated easements may be requires and based on the layout vehicular access will need to be incorporated into the final design. All easements should be free from any encumbrance including permanent structures (fences, signs, etc.) and landscaping (trees, shrubs, etc.). Please be made aware that the Authority does have existing easements along Apple Valley Road on the proposed property being considered. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this plan, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Thank you; Uwe E. Weindel, PE Engineer -Director WATER'S WORTH 1T MASTER DEVELOPMENT PLAN #02-15 Blackburn Commerce Center Staff Report for the Planning Commission Prepared: April 21, 2015 Staff Contact: Candice E. Perkins, AICP, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Planning Commission: 05/06/15 Board of Supervisors: 05/13/15 Action Pending Pending PROPOSAL: To develop 139.96 acres zoned RA (Rural Areas) and M1 (Light Industrial) Districts with industrial land uses. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-80I and 63-A-58C LOCATION: The properties are located adjacent to Apple Valley Road, Dawson Drive and Route 37. PROPERTY ZONING & PRESENT USE: Zoned: Ml (Light Industrial) and RA (Rural Areas) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) Use: Kernstown Battlefield, Church RP (Residential Performance) Residential South: M1 (Light Industrial) Use: Industrial East: RP (Residential Performance) Residential M1 (Light Industrial) Use: Industrial West: N/A Use: Route 37 STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: The Master Development Plan for the Blackburn Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. This MDP is in a form that is administratively approvable once Rezoning #01-I5 for the Blackburn Property is approved and if the requested wavier for private streets is approved. The MDP is also in conf6rmance with the proffers for Rezoning #01-15 (pending) and Rezoning #04-98. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. 0 0 MDP #02-15Blackburn Commerce Center April 21, 2015 Page 2 Virginia Department of Transportation: A VDOT review has been conducted for the Blackburn Commerce Center Preliminary Master Development Plan dated April 8, 2015 which was received in our office on April 10, 2015. We have no objections to this plan as submitted. Frederick County Fire Marshal: Plans approved. Frederick County Public Works: Plans approved. Frederick County Inspections: No comments required at this time, shall comment on site plan review. Frederick County Sanitation Authority: Please see attached letter dated April 13, 2015, from Uwe E. Weindel, PE. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general.public. B) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were 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 properties and all other A-1 and A-2 zoned land to the RA District. Parcel 63-A-58C was rezoned to the M1 District with proffers as part of the Coca-Cola Business Center application (Rezoning #04-98). C) Site Suitability & Project Scope Comprehensive Policy Plan: The 2030 Comprehensive Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. 0 0 MDP #02-15Blackburn Commerce Center April 21, 2015 Page 3 Land Use Compatibility: The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, designates this property for planned industrial land uses. The parcels comprising this MDP application are also located within the County's Sewer and Water Service Area (SWSA). Site Access and Transportation: Parcel 63-A-58C currently has an existing entrance on Apple Valley Road which will serve this parcel as well as provide for an interparcel connection into 63-A-80I. A connection with Dawson Drive is also proposed and shown on the MDP. No additional access points on Apple Valley Road are permitted for the M1 zoned portion of the Blackburn property. Landscaping and Buffers: The MDP shows the continuation of the full screen along Apple Valley Road (berm and landscaping), that is present on the Coca-Cola Business Park properties as well as greenspace buffers around the existing pond and between the proposed MI zoning boundary of the Blackburn property and the retained RA zoning of the remainder of the site. Interpretative Pull Off.• There is an interpretative pull off shown on 63-A-58C for the Kemstown Battlefield foundation that overlooks the battlefield and the existing pond on the Blackburn property. Private Road Waiver: The applicant is requesting to utilize private roads within the Blackburn Commerce Center development, therefore a waiver of § 144-24C of the Frederick County Subdivision Ordinance to allow the subdivision of lots on private roads has been requested. A recommendation from the Planning Commission to the Board of Supervisors on this waiver is necessary. STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: The Master Development Plan for the Blackburn Commerce Center depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. This MDP is in a form that is administratively approvable once Rezoning #01-I5 for the Blackburn Property is approved and if the requested wavier for private streets is approved. The MDP is also in conformance with the proffers for Rezoning #01-15 (pending) and Rezoning #04-98. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. u r if uz- - i z) ackburn Commerce Center 63Ar15 63 A 18D 63 A 6A Is. 63r 150- s -A-58C,63-A-801 (rehousing/Light Manufacturing "4 �p 63 A s' 15C 62 6 1 62.I B 1 - 6299 6298 1 1 46296 62 1 P. 63�A 16'" 62 9, 7A 62 9'd' 6? A 625A �� 63 A 15A 97 62A 1 T31 *62A 1 62 9 3 62 9 1 63A 1 1 62A,1. 3 32 62A 1 "gph 63A? 63 A 10 �� v 63A k5 �• ;430 �A�yy3 34 62 9 2 ® IY63A 1 9 2A I 6 36 613�A IAA 1 91 z 63 A 18C + J A- ix @ft�tLZ ,I� 62 A 78 ♦ 3A 1 15 '62A 3 62A�3✓�� 63A IR/3 • atl 4a 63A-1 17. z�+ M3 1 5` ♦ 63Ay>1*11 3 L9 g AT,1�21 l slil", 4 3��62A 3� 4 �63Ay1 23 ;6�A33- 63 A 18A .63A 1 29 63 A 188 ^67� 89 � �� � 63Af131 63A 9 �` 63A 1 33 636 3 i•^ 62A 79 6F8.2f A • � ... m. `+22� t2J6 < Ii 2 2 63 A 801 6 B 3 1'Ij,63B��i, 'r2B 62 A 80 63 A 58E 638°3 2 89 ` � 63 A 42Ar638 3\�� 636.3�.638 3 12 10 2 �j�•A�� 1 511: �1155 a 638 3 • 62A41 '. �41 Applications Parcels Sewer and Water Service Area Building Footprints s, B1 (Business, Neighborhood District) 410 B2 (Business, General Distrist) _ B3 (Business, Industrial Transition District) 4W EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) _ MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) COCA COLA t BUSINESS PARK d; Subdivisions R * e ♦i MDP # 02 - 15 Note: Frederick County Dept of Blackburn Planning & Development 107 N Kent St e Commerce Center suite 202 PINS: Winchester, VA 22601 63 - A - 58C, 63 - A - 801 540 - 665 - 5651 Warehousing/Light Manufacturing Map Created: April 15, 2015 Staff: cperkins 0 495 990 1,980 Feet • • • REEONING REgIIFST MIOiFFR r•nou•nr meddKrlm Yumbn .311AII-a m oe.s MabtenN JYY:r. slrupn eemnwre. E.mr R.ce.e Dwtwr. Nrmwn uaxtl rrYwrtnb AMYwnu nmemn uown AeM�YnN o.M dd nwnnv M..a ss'�zau Aeumm9n�1N]E6 0.rwarrt to Spw,15.211%NAe0.. nlme Code d Wenu. 3950, a YMrdee, aW me wovebrY d tx e,exaa cnnmv un-ry oreNn,m wNnroRmt m <peRRn.l mrN:{. aN ep,:{�tl neYlR,nr M.NN R•dtp, mn b tM ««n rM eYNe d 3,rPerb!er. erenbe.�ev ranM1. Vne,w. Ne:wpoe Mmnry Auu wNbre rottM'eonb{diu 1. a llu2�N�n PYaI m n<abYNr 91gle N-+m, e1tyM RavmN� pall M•!ryOu+Keab rA.tL./-,m3et Rural erM lW 1p!IN RNIM. WVe erYdtM 9}.066 •/svt LPn IM:.mul1u11 zo• \ Gcvkt MNnYtw refarne m �9 •hoP.M. el d<rr Nae rartN l34a Y,el M done N cenbrmuV WM mY urrr! ti <nr44ar, M Mn open. emN.mme eaxrrt tort nYn tpeN Yb mrbnMn ma a subxartnay emended w tnYtl M1MadYad.!a auN M trpoae M are Ftlpkc <evm. eo.d d sra+�,ep n ewww� w, YrPnb uw. I, , men mex pdtert Ywl xeeenrea wna..!.nnorrero�.•ne�twn,e�.temr'•< The�poRcr, +ndi bu tir3rd roe, rM owrrp re IM bPl wr¢n-aa u n,yrri iMowrw,Pep m wn�rb+en b rM <mt at Ympwutbn Ynpovemprn M me Meth em. M aoW x rnl cmntuM m creeerul. CourYV a mawmum d5n NVMrce emTw+�nR.. rIYRn.na eM aazm JoIun;%zs.JJO Jm. whm.alM avgatm nw areebr! d.w mn:!tl n nxee nrdbn sua Rrmep wR M mtle Rnp ro me Mv,rne dme tenmc.ro doccvP.MY RermR ror a ee:aN{ <bn eeVeboeO on IM heper:V. ENA urrrunt Y+YI M N paporAn m me dere ecpap d me popvoE cae utbn on tM n.op•ty roenvem Mtn Ix .bwmpt po;wbn In u,e rr,Mc R,wN: v:mv. wnKN ..vmu ro sJ.tn/ ,mNre rant d na�e.R nrvmYN ee.NnPmpN. srr<, one, e.n M m.e w me hoed son;.a. le M .ore n bJ mdm hrWN b Cw+tv.mru."Sn+nr� Vq'Nn pvaru iM.wnm n M hopn!v'o M mrrwrd!n Ne. [nvame lwa li; W: uN tM a-,rM{ e�tran an!o Aupb VNltr Rotl tMw{n panl63�A-5% :�MNy pnRen m pwae lu mp9r:Y cprM.tYmw.m:! Ix wne.e,m,mbmm,�,e�.�Rn.!etbn:nPa.. The dnNoprwet dIM ruYYN rronpry iluu Mluee tM ro{owYr{ Wbn{.eetiu�m,: Inc maunum MRm Iw r prYnpV ane rwwry N•umre. wnlM YNv IMn lep aun�tox emab I:rtWI he! d eYub vary xead. Reolmu me,-Mnul pu bop wMamtM.wvlsJl loq M:prt rtgrYron. ,.a.{bn.w.M,<..r.we nerr we. na+Ni aek<n•n peP.•ne,b�M Rue e.n u 'MI w ReVdenaNPplwmNYe IRnI Imry O�m�cb mN an b<Ntl a,t '. "e.ro!neN, n. m"r.<np,. P ,drrm..t-.nl{rydn.r�nbn m. ae.enRrrwrr den. ngat nawrM1, re aw n4mdamn d.rwwen'2ewwpnp!:Inen, •Mn m<Rree rM trwern Ynevnw eeePr Naoa, u,Mr, a M, P•-n.n.v wR.• n«w..,.Pm..+lln NNe."e:M rn.M.v.na e" 12dRI rrer Inv:nn neye e'APNRYAyRu0. iM {ror!."act buM•n! A4ll ueuuoaa me nman - uu.TM Peen rpmodlr neV mrVwdnumeo rw b,taWbn end rY. d m ue,. wNumn rb nwntprrN. a w..e.•rl enr.,pt p.,. w .we d rM w{dN�ur. rni. n,nor! � IM 4e+e,uleM 0e..iuune"1 rM N"u'i "eMc to mw aM m.e. wn dtxN pnele•t a, rM.e w. M .4M1en w.. ,�. Pmweee � drn ,�m•.n M.em d rM .�, !n M retwN Mt nr prrri,Pae wRp wN run abrb lM nartMm YnVnuen vwrNr�{ m-MMrM ISJI ren+w. . n+nM`Wwbilr puller"�`:Irr. N,: ::b Mm tlMlrxp,.nd.M=W. reen,RNal,�e.,�,"pY,Mn btla. {Nnr,etl tid„r�Rb,,uMN�nron anem,bteMm.d:nr-e,.olmaw<nen,,eM ,rwn d m. wpwnn. tm v own an a,. aextNwe un.l,vnr.,, Nr N en9u pnm �Il,n imnendDerekpnmx the ubeiynr, b<,em WuprM preeen mN K rM Re.m d Seem,en b VN Canty d erlce, vY{He aupwet tM tnonMMtne 9106N/-pre pmb• dTa Meu rertN 61A b:!o Inc tyrY <e WtY IM�11 Ran�Hatl•N, tM uMra1�N nR M FedY4A rUYnryu•b� uamdOmwNYV rank btM me rtmmmm�bmatlmaw upY ma,..tnY 1•a_�rrYn Jma RreMr daNprce tMNrm dan ewwtl mrn ,EIJ.JJR ]ro. Ip �x m TIN emre N m dbanrnn ror Me aM renN autumn. ENNemr rdrn NnN eyYsnit{; oven d Malvo.d d •nN�ivnn!{ea eeu.ee Iw b � rtru dPp{Ild,.elemnl,Wbm Yua 4 m �x aman!n n Nab nerel,. ArM1 menNry mnmAutioro,e Irm er tNn ndlp w:�rwnl.n:rn r: wb m;M<paM1,nr pyKerr Ilm mrrtbbbwn{ me gormN d tnu.amry Yull M Nluntl m apYer!n wY, tM un.! cox.mp.nn.bp rm.u-I wdnMe a m..wRtl stNa �wr,m.,t a ud>. ab m.n maenM�.,t w t3xJ nen,Mr ap epum:2al•v, ..r a. orna reronM{mrM mrmrn IY94 � pp. nerrzonvwrnere rpen-N s.M+r.d tletlMnu llrrittl RenrurddR M VTAf! O<VIKeV11A Al1INf TM ems. FaryoY�.1%b atwn rnrneee{tlnnMle me mra_ ry M n3'I Cam,etYon enem nntrrnAM _ _ _ DEVELOPMENT NOTES UTILITIES 1, WATER AND SANITARY SEWER AVAILABLE PER FCSA. 2 THERE ARE NO PRE-TREATMENT OR POST -TREATMENT WASTEWATER SYSTEMS EXISTING OR PLANNED. 3 THERE ARE NO PRIVATE WASTEWATER TREATMENT FACILITIES FUNNED. 4. UTILITY SERVICE LINES ARE TO BE CONSTRUCTED UNDERGROUND FROM THE UTILITY DISTRIBUTION LINES. TRANSPORTATION 1. ALL ON -SITE ROAD WILL BE PRIVATE ROADS AND WILL BE DESIGNED USING URBAN DESIGN STANDARDS. 2 WHERE PRACTICAL INTER -PARCEL CONNECTIONS WALL BE UTILIZED WITHIN EASEMENTS- 3 A TRAFFIC IMPACT ANALYSIS IS NOT BEING PROVIDED. 4. CONNECTIONS TO THE STATE HIGHWAY SYSTEM WILL OCCUR AT THE EXISTING NORTHERN MOST ENTRANCE ON APPLE VALLEY ROAD AND DAWSON DRIVE. STORM WATER 1 STORMWATER MANAGEMENT SHALL COMPLY WITH THE GUIDELINES INCLUDED IN CHAPTER 143 OF THE FREDERICK COUNTY ORDINANCE 2 TO THE EXTENT POSSIBLE, STORM WATER MANAGEMENT BASINS USED TO MANAGE THE QUANTITY OF POST -DEVELOPMENT STORM WATER DISCHARGED FROM THE SITE WALL BE DESIGNED TO SERVE MORE THAN ONE PARCEL. 3, TO THE EXTENT POSSIBLE, STORM WATER MANAGEMENT FACILITIES USED TO MANAGE THE QUALITY OF STORM WATER BEING DISCHARGED FROM THE SITE WILL BE DESIGNED TO SERVE ONE OR MORE PARCELS. DEVELOPMENT 1. THE POND AND ASSOCIATED WETLANDS AREA IN THE SOUTH EAST CORNER ARE ENVIRONMENTALLY SENSITIVE AREAS AND WILL BE PROTECTED WITH A GREEN SPACE BUFFER IN ACCORDANCE WITH THE LANDSCAPE DESIGN FEATURES PROFFER I. 2. THE PROJECT WILL BE DEVELOPED IN A SINGLE PHASE. 3. THERE HAVE BEEN NO PRIOR MASTER DEVELOPMENT PLANS FOR THIS PROPERTY. 4. THERE HAVE BEEN NO RECENT LAND DIVISIONS IN RELATION TO THESE TRACTS. 5. THERE ARE NO STANDING HISTORIC STRUCTURES ON THE SITE. THERE ARE PORTIONS OF THE KERNSrOVvN CIVIL WAR BATTLEFIELD WITHIN THE PROJECT AREA BASED ON INFORMATION FROM THE KERNSTOWN BATTLEFIELD ASSOCIATION THE CORE BATTLEFIELD AREAS ARE EAST AND NORTH OF THE SITE WITH TROOP MOVEMENTS OCCURRING ON THE SITE PROJECT SUMMARY TOTAL AREA: 139.96 ACRES EXISTING ZONING: M3 and RA EXISTING USE: UNDEVELOPED PROPOSED USE: WAREHOUSING AND LIGHT INDUSTRIAL MAGISTERIAL DISTRICT: BACK CREEK PINS: 63-A-901, 63-A-53C BUSINESS AND INDUSTRIAL ZONING DISTRICT DIMENSIONAL AND INTENSITY REQUIREMENTS FOR M-1 Front yard setback on primary or arterial highways (ft) 75 Front yard setback on minor streets (ft) 75 Side yard setbacks (ft) 25 Rear yard setbacks (ft) 25 Floor Area to lot Ratio (FAR) 1.0 Minimum landscaped area (%of lot area) 25 Maximum height (ft) 601 ' Height exceptions shall comply with section 201 of the Frederick County Zoning Ordinance. ENVIRONMENTAL FEATURES SUMMARY TABLE FEATURE EXISTING ACREAGE DISTURBED ACREAGE APPROX-% DISTURBED FLOODPLAINS 0.0 0.0 0.0% LAKES & PONDS'" 3.25 0.0 0.0% WETLANDS2•1 15.6E 1.70 10.0% NATURAL DETENTION 0.0 0.0 0.0% SINKHOLES' 0.020 0A20 100.0% STEEP SLOPES (5094.) - 0.00.0 0.0% ' ALL POND DISTURBANCES ASSOCIATED WrTH FUTURE SITE DEVELOPMENT SHALL BE APPROVED BY FREDERICK COUNTY PUBUC WORKS DEPT. 2 ALL WETLAND DISTURBANCES ASSOCIATED WITH FUTURE SITE DEVELOPMENT ARE TO BE PERMITTED BY THE ARMY CORPS OF ENGINEERS AND/OR THE VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY, AS REQUIRED. 3 THE ACTUAL DISTURBED AREAS WILL BE SHOWN ON THE SITE PLANS UPON COMPLETION OF THE DETAILED SITE ENGINEERING AND FINAL DESIGN OF THE PRIVATE ROADS. SCALE: 111= 1009 WAIVER REQUEST THE APPLICANT IS REQUESTING A WAIVER OF SECTION 144-24C OF THE COUNTY CODE TO ALLOW FOR THE SUBDIVISION OF LOTS WITH ACCESS PROVIDED BY PRIVATE STREETS EXTENDING FROM APPLE VALLEY ROAD AND DAWSON DRIVE. aA vA:ar wLND I.vaE EAQT eovo u L z 81L - zm 2AB% (D 2 ASPHALT CONCRETE SURFACE COURSE, TYPE 9 6-125A © 3lfl ASRMLT BASE MUM TYPE BM-2SM © r AGGREGATE RASE MATERIAL TYPE 1, N. 21A EXAMPLE PRIVATE ROAD SECTION INDIVIDUAL DETAILED ROADWAY SECTIONS WILL BE DEVELOPED WITH INDIVIDUAL SITE PLANS FOR EACH LOT AND MAY VARY DEPENDING ON THE INDUSTRY NEEDS AND TRAFFIC. OWNER AND DEVELOPER, Pamal6BA 01C OWNER AND DEVELOPER, Palcel68-A-8131 GRAYSTONE CORPOMTION OF VIRGINIA BIACKBURN LMRED PARTNER-P CN SHOCKEY COMPANIES CA TM STOW£ 105TAN NSEURGRKEWNCHESTER. VA2 1m HFATHCOURT, V ESTER,VA2 PHONE(M0)9AT-1. PVIONE ISe014B nn GRAYSTONE CORPORATION OF VIRGINIA- DATE BLACKBURN UMITED PARTNERSHIP DATE APPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENT DIRECTOR OF PLANNING AND DEVELOPMENT DATE APPROVED BY THE COUNTY ADMINISTRATOR COUNTY ADMINISTRATOR DATE O N S YaYei ado? r0 Za aU "MOT'RY S. SMVI Deno. 21924 a i rV t DATE: Apr S•2015 SCALE: AS SHOWN DESIGNED BY: TS DRAWN BY: TS CHECKED BY: TS PROJECT /: 1115.1 SHEET 1 OF 2 r . .A �1► N 1. 60 L.CF. OTRTHEN BE PI AL PLANT CpAP04PON SMALL R Roy t N / _ \\ 1/3 DEODUOUS. 1/3 EvERGREENS, AND 1/3 3 W \ � I 2. A6" OPAWE FENCE NAY BE SUBSPPIIED N Nco BY THE APPLICANT FOR THE EARTHEN BERM. ; sCBUFFER - FULL SCREEN a>10 u^a x F4 N i ss 2 _ PRIVATE ROAD SYSTEM CONNECTION a li y�c n LANDSCAPE DESIGNER TO STATE ROAD AT EXISTING 4} O PROFFER 1 CONNECTION. CO u p a v _ r 2 T GRE P E BUF �yC 9� INTERPRETIVE PULL OFF FOR z a o KERNSTOWN BATTLEFIELD ASSOCIATION S. w - ' 35 6382w _ i - ..°• '- ` �r V :. iG I �.••-»: DRY UTILITIES 1. ELECTRIC SERVICE TO BE PROVIDED BY SHENANDOAH VALLEY ` I ELECTRIC COOP. UNDERGROUND SERVICE CONNECTION WILL =ND ND TRI L \ EXTEND FROM THE DISTRIBUTION LINES TO THE STRUCTURE O Y /) %/ - BEING SERVED. N Z / �'t4. �� 2. NATURAL GAS WILL BE PROVIDED BY WASHINGTON GAS FROM / `~�E THEIR EXISTING FACILITIES. f 'yb 044rbY �" i '�'!�. —`�• '� �''>,-�,�I as ,j1�°°F- ROAD LOCATIONS i +°°rasa • 1. THE LOCATIONS OF THE PRIVATE INTERNAL ROADWAYS WILL BE DETERMINED AT THE SITE PLAN STAGE. _ --• 2. CONNECTIONS TO THE STATE ROADWAY SYSTEM WILL BE `� THROUGH THE EXISTING ENTRANCE ON APPLE VALLEY ROAD AND Z W F- 1 DAWSON DRIVE. Q Z U N j� • '2 A` CONNECTION TO EXISTING FCSA SANITARY SEWER. Z W � J Q � U Q > CONNECTION TO EXISTING FCSA Z_ f1 W LLU F WATER SEWER. 5 O (j z � \ ` LLJ 0 0 U.1 �noLYU LINE TABLE >o W = L1J a yYY� S L Q� Q �'L GS�Fti F 7ES ffY �' � g m m � 0(/3' 0 3 9` / O CURVE TABLE CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE (� m CI 2599. 76' 251.04' 250.94' S 46°33'23" E 5°31,57' ai ��tH111a.�r PRIVAT RO YSTEM CONNECTION ,.•r4121LTH OA A' ' TO ST E ROAD VIA DAWSON DRIVE. ?° ti �o Uc Nn B2192B': MAL DATE: Apra, 2015 SCALE: AS SHOWN DESIGNED BY: TS GRAPHIC SCALE DRAWN BY: TS ar �\ CHECKED BY: TS \ PROJECT M: 1115.1 �( IN FEET 1 �\ SHEET 2 OP 2 I Inch = 200 R \ r22 e ADJOINING OWNER INFORMATION 8 PIN Owner Zoning Use 1 62 A 75 L Wilkins Jr. RA Comercial 2 63 A 14 Fellowship Bible Church RA Church 3 63 A I6 Douala G. Methen RA Residential 4 fd A 15C Ronald V. and Patricia W. Fox RA uhural 5 63 A ISA Ronald V. and Patricia W. Far RA Residential 6 7 63A 1 1 _ 63A 1 3 Helen L Fox ___ Samuel C and Robin M.lones RP _Residential RP Residential 8 63A 1 5 Iisa C. and Jonathan M. K RP [Residential 9 63A 1 7 McMn W. and Kristi D. McDonald RP Residential 10 63A 1 9 lice B. Banks RP Residential 11 63A 1 11 James C. and Deborah L Turner RP Residential ?2 fi3A 1 13 Sharon J. and tarry O. Philips RP Residential 13 21 63A 115 63A 1 17 Michael0.Young _ Robin R. and Russel W. Creswell RP RP Residential Residential IS 63 A 17 Donna Wilkins Downing, C/Dion P. and Edward W. Downing RA Residential 26 63A 1 19 Valley LLC. RP__ RP Residential Residential 17 -Apple 63A 1 21 Carol Ann Davis Martinez 28 63A 1 23 George and Barbara Hostler RP Residential 19 63A 1 25 Christine E. and Richard L Whitac LINE BEARING DISTANCE L7 NOB°52'35'W 173T L2 N 3B'S0'/B' E 83.57 L3 NIt'25'11'E 725.10 L4 NBB°13'1SE 78.31' LS S 50'OB'50' E 50.25' L6 N l5'37'IB' E 20.00' L7 S 13°4728' E 1.8E MASTER DEVELOPMENT PLAN APPLICATION FORM - Department of Planning & Development Use Only — Application # C D, - 15 Date Application Received: q 9 15 PC Meeting Date Si &- l S BOS Meeting Date 5 Fee Amount Paid $ 5.° Initials: U Receipt # 1. Project Title: Blackburn Commerce Center 2. Applicant: Name: Timothy Stowe Telephone: 540.686.7373 Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com 3. Property Owner (if different than above): Name: Blackburn Limited Partnership Telephone: Address: c/o Barbara Lewis 458 Devon Drive, Warrenton, VA 20186 4. Design Company: Name: Stowe Engineering, PLC Telephone: 540.686.7373 Address: 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com 5. Please list names of all owners, principals, and/or majority stockholders: Blackburn Limited Partnership, Graystone Corporation of Virginia 6. Magisterial District: Back Creek 9 qb s 7. Property Location: (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original .� Amended �Previous MDP# 9. Property Information: a) Property Identification Number (PIN): b) Total Acreage: c) Current Zoning: d) Present Use: e) Proposed Uses: Jr X 63-A-80%& "-� 139.96 RA and M1 agriculture Warehousing, Light Manufacturing 10. If residential uses are proposed, provide the following: a) Density: b) Number of Units: _ c) Housing Types: _ 11. Adjoining Property use and zoning: USE North residential, church East South West Residential, warehouse/distribution Buisiness, warehouse/distribution Route 37, agriculture ZONING RA/RP RP/RA/M 1 M1 RA I h ave r ead t he m aterial i ncluded i n t his pa ckage a nd unde rstand w hat i s r equired b y t he Frederick County Department of Planning and Development. I also understand that the master development pl an s hall include a 11 c ontiguous 1 and unde r single o r c ommon ow nership. A 11 required material w ill b e c omplete pr for to the s ubmission of in y ma ster de velopment pl an application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Date: 4 !� /r Date: Owner(s): 10 Date: Date: v i L L r I 7 ADJOINING OWNER INFORMATION # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 0 21 22 23 24 257AS8B PIN 62 A 75 63 A 14 63'A 16 63 A 15C 63 A 15A 63A 1 1' 63A 1 3• 63A 1.5 • 63A 1 7 - 63A 19- 63A i 11 63A 1 13' 63A 1 15 63A 1 17• 63 A 17 63A 1 19 63A 1 21 63A 1 23 63A 1 25 63A 13 27 63A 1 29 63A 1 31 63A 1 33 63 A 18A , Owner Roy L Wilkins Jr. Fellowship Bible Church Douglas G. Metheney Ronald V. and Patricia W. Fax Ronald V. and Patricia W. Fox Helen L Fox Samuel C. and Robin M. Jones Alisa C. and Jonathan M. Kelley Melvin W. and Kristi D. McDonald Alice B. Banks James C. and Deborah L. Turner Sharon J. and Larry O. Phillips Michael R. Young Robin R. and Russel W. Creswell Donna Wilkins Downing, C/O Jon P. and Edward W. Downing Apple Valley LLC. Carol Ann Davis Martinez George and Barbara Hostler Christine E. and Richard L. Whitacre Sr. Jenning Rhodes Marston Betty A. Nicholson Anton and Patricia D. Welzel Anton and Patricia D. Welzel Kernstown Battlefield Association Graystone Corporation of Virginia Address 3322 Middle Rd., Winchester, VA 22602 3217 Middle Rd., Winchester, VA 22602 652 Apple Valley Rd., Winchester, VA 22602 632 Apple Valley Rd., Winchester, VA 22602 632 Apple Valley Rd., Winchester, VA 22602 610 Apple Valley Rd., Winchester, VA 22602 602 Apple Valley Rd., Winchester, VA 22602 592 Apple Valley Rd., Winchester, VA 22602 582 Apple Valley Rd., Winchester, VA 22602 7000 Valley Pike, Middletown, VA 2264S 564 Apple Valley Rd., Winchester, VA 22602 554 Apple Valley Rd., Winchester, VA 22602 544 Apple Valley Rd., Winchester, VA 22602 536 Apple Valley Rd., Winchester, VA 22602 520 E. Stewart St., Winchester, VA 22601 478 E. Washington St., Strasburg, VA 22657 512 Apple Valley Rd., Winchester, VA 22602 502 Apple Valley Rd., Winchester, VA 22602 492 Apple Valley Rd., Winchester, VA 22602 108 Forest Ridge Road, Winchester, Va. 22602 472 Apple Valley Road, Winchester, Va. 22602 452 Apple Valley Road, Winchester, Va. 22602 452 Apple Valley Road, Winchester, Va. 22602 PO Box 2720, Winchester, Va. 22604 PO Box 2530, Winchester, VA 22604 Zoning RA RA RA RA RA RP RP RP RP RP RP RP RP RP RA RP RP RP RP RA RP RP RP RA M1 Use Comercial Church Residential Agricultural Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Preservation vacant 26VP Cabot W-VA1B01, LLC, C/O Patrick Ryan, Sr. of Investments1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 Warehousing 27 28 29 63 8 2 63 8 3 DirecTV Operations, LLC Echostar Broadcasting Corporation The Dawson Group, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 90 Inverness Circle E., Englewood, Co. 80112 1833 Handley Avenue, Winchester, Va. 22601 M1 M1 Mi Industrial Industrial vacant 30 31 62 A 80 Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA Agricultural 32 33 34 9 0 0 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) Blackburn Limited Partnership,C/0 Barbara Lewis (Phone) (Address) 458 Devon Drive, Warrenton, VA 20186 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. DB 812 on Page 70 , and is described as Parcel: 63 Lot: Block: A Section: 801 do hereby make, constitute and appoint: (Name) Timothy S. Stowe (Address) 103 Heath Court, Winchester, VA 22602 Subdivision: (Phone) To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit F✓ _Master Development Plan (Preliminary and Final) ✓Subdivision _Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this /6 -t" day of 20 1=L , Signature(s) State of Virginia, City/C-ounty of ZQ C-x , To -wit: I, a -4-a P—Q Cam, a Notary Public in and for the jur certify that the person(s) who igned to the foregoing instrument personally a peared t acknowled ed the same before me in the jurisdiction aforesaid this day of 20 My Commission Expires: 3 otary Public 2L go) & It 1l '�,,,�NITH����� 0 • AMENDMENT Action: PLANNING COMMISSION: Recommended Approval on April 1, 1998 BOARD OF SUPERVISORS: Approved April 22, 1998 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP Rezoning #004-98 of Central Coca-Cola Bottling Company WHEREAS, Rezoning Application #004-98 of Central Coca-Cola Bottling Company, was submitted by Triad Engineering, Inc., to rezone 63.5 acres from RA (Rural Areas) District to M1 (Industrial Light) District. This property is located west of the intersection of Shady Elm Road (Route 651) and Apple Valley Road (Route 652), and is identified with Property Identification Numbers 63-A-58 and 63-A-59 in the Back Creek Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 1, 1998, and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on April 22, 1998; 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 63.5 acres currently zoned RA (Rural Areas) to M1 (Light Industrial) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. 0 • This ordinance shall be in effect on the date of adoption. Passed this 22nd day of April, 1998 by the following recorded vote: James L. Longerbeam, Chairman Aye W. Harrington Smith, Jr. Aye Charles W. Orndoff, Sr. Aye O:� 1GEN'DAS\REZANFIRESOLL-IN",COCACOLA.RES PDRu 4012.98 Richard C. Shickle Margaret B. Douglas Robert M. Sager A COPY ATTEST r Joh 'ley, Jr. Frederick County AdListrator Aye Aye Aye REZONING REQUEST PROFFER Property Iden ti.fica Lion Number 63-((A))-58 and 63-((A))59 Back Creek Magisterial District COGA.-CO.LA. BOTTLING FACr.LITY Preliminary Matters Pursuant to Section 15.2-2296 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 #044-U for the rezoning of 63.5052 acres from Rural Area (RA) Zoning District to the Light Industrial (M-1) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that: such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. Site Improvements 1. The Applicant proffers that it shall design and construct a realignment to Route 652 at the intersection of Route 651 and Route 652. The realignment shall consist of shifting Route 652 to the southwest to intersect Route 651 at a ninety (90) degree angle and adding turn lanes on Route 652 as required by VDOT. Right-of- way for the realignment of Route 652 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 2. The Applicant further agrees to dedicate a thirty-five (35; foo� r-'ght-of-way along the south side of Route 652 for the entire parcel frontage that is not included in the realignment of Route 651. Right-of-way.for Route 652 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 3. The Applicant agrees to dedicate a sixty (60) foot right- of-way along the west side of Route 651 for the entire parcel RE. OM REQUEST PROFFER COCA -COLA BOTTLING FACILITY Page Z frontage. Right-of-way for Route 651 will be dedicated to VDOT upon approval of a site plan for the first building, or at the time the property is subdivided. 4. The applicant agrees to participate in the signalization at the intersection of Route 11 and Route 652. When requested by VDOT, the applicant will pay twenty thousand (20, 000) dollars or twenty-five (25) percent of the cost of the new traffic signal, whichever is less. 5. The applicant agrees to limit the number of entrances along the south side of Route 652 into this property to a maximum of four (4) entrances. Two (2) entrances will be used by the Coca- Cola Bottling facility. One (1) entrance will be used for each separate parcel created by the subdivision of this property with frontages along Route 652. All entrances along Route 652 will be the width required by VDOT for two-way traffic based on the proposed use of the parcel. The entrance for the western parcel of land will be located at least sixty (60) feet east and not more than 250 feet east of the western property line. The entrance for the central parcel of land will be located at least thirty (30) feet west and not more than 200 feet west of the western Coca-Cola Bottling facility property line. Building Restrictions The development of the subject property shall include the following building restrictions provided in these proffers. I. The maximum height for all primary and ancillary structures will be sixty (60) feet. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. However, all roof top mechanical equipment will be screened from all adjacent properties. 2. All loading docks shall be screened from view from all adjacent Rural Area (RA) or Residential Performance (RP) Zoning Districts. ,landscape Design Features The development of the subject property, and the submission of any Afaster Development Plan, shall include the following landscape design features provided in these proffers. A full screen earth berm will be provided between all developed parts of the subject property and all Rural Area (RA) and Residential Performance (RP) Zoning Districts, except where entrances are required for the Coca-Cola Bottling facility. The top of the berm will be a minimum of six (6) feet higher than Route 652, with a minimum top width of four (4) feet and maximum side sIo.oes of four horizontal?y to one vertically. During 0 0 RE'ZOPJ_ REOL'EST PROFFER COCA -COLA BOTTLING FACILITY Page 3- the development of the future parcels of land adjacent to the earth berm, the berm shall only be removed to the extent required to accommodate the new entrance to the site from Route 6.52. If during construction the berm is removed in excess of that required to accommodate the entrance, the berm will be replaced to the maximum extent possible by the developer of the parcel of land. 2. Landscape screening shall be provided in accordance with the Frederick County Zoning Ordinance and in conjunction with the full screen earth berm. Landscaping in conjunction with the earth berm will consist of a mixture of evergreen and deciduous trees. At least two thirds (213) of the trees shall be evergreens. All trees shall be of the type that will thrive within the Shenandoah Valley. Evergreens shall be at least six (6) feet in height at planting. Deciduous trees shall have a calliper of at least two (2) inches at a height of one (1) foot above root ball. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions as submitted with the .Impact Analysis Statement and these Proffers. Monetary Contributions to Offset Impact of Development The undersigned, who has a contract to purchase the subject parcel of land, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 63.5052 acre tract, lying on the west side of Route 651 and the south side of Route 652 in the Back Creek Magisterial District of Frederick County, Virginia from Rural Area (RA) zoning District to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, at the time of the issuance of the first grading permit, the sum of nineteen thousand four hundred forty-four dollars and seventy-four cents ($19,441.74) to be allocated to the Stephens City Volunteer Fire & Rescue Company. �J 0 Respectfully Submitted, REZON! REQUEST PROFFEt2 COCA -COLA BOTTLING FACZ'LITY Page 4- CONTRACT OWNERS: By . ICJ rn.d l.-__ f 9 Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this �_%-n' day of G 6 XvAlk 1998, by 13 �� U CMS 04 4j'S T 1 "Aq / My Commission expires r2 30, 1 9 q Notary Public �--- 11 REZO. :G REQUEST PROFFER COCA -COLA BOTTLING FAC.:. -T' Page 5 OWNER By:P t a_e" Date: tuy$ulw-- j t t?i STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of kj%_C144-- 1998, by /T My Commission expires 1yL14DOO Notary Public PROTECTIVE COVENANTS AND RESTRICTIONS FOR COCA -COLA BOTTLING FACILITY Whereas, the contract oti and any additions thereto industrial uses, and the desi enhancement of the property within the property and for t improvements thereon, and property to the covenants, liens hereinafter set forth. RECITALS ner desires to create on the property to area of mixed business and light re to provide for the preservation and values, amenities and opportunities he maintenance of the real estate and �_o this end desires to subject the restrictions, easements, charges and ARTICLE I PURPOSE It is the purpose of this Declaration to assure the orderly, and attractive development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities within the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural topography thereon. This declaration is designed to complement the Frederick County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED AND PROHIBITED USES PROHIBITED USES Approval from any public agency notwithstanding, no operation will be permitted which creates objectionable noise, smoke, odor or which in any other way, in the opinion of the Board, will constitute a nuisance or degrade the values of the real estate within or adjacent to the property - No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers. PROTECTIVE COVEN_ . AND RESTRICTIONS COCA -COLA BOTTLING FACILITY Page _ ARTICLE III DEVELOPMENT STANDARDS BUILDING MATERIAL AND DESIGN Exterior Waj1s Exterior wall material shall be either pre -cast concrete, cold storage panels or brick. LANDSCAPING Landscal2e Plan All open areas on each lot not occupied by buildings and paved areas shall be suitably graded and drained and shall be landscaped with lawns, trees, shrubs or ground cover. The landscape plan shall be submitted with the site plan for each planned development within the subdivided parcel and shall show such things as the planting of trees, shrubs, ground cover and grass and the installation of earth berms and screens and optional underground sprinkler systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN) . Landscaping, as approved, shall be installed within one planting season of occupancy or within six months of substantial completion of any building, whichever occurs first, provided that an extension may be granted in the event of inclement weather. The date of substantial completion shall mean the date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall be done in a good and workmanlike manner. Maintenance All landscaping on each lot shall be properly maintained by the owner of the lot. Maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning and required replacement. Dead or damaged planting material shall be promptly replaced. EXTERIOR LIGHTING All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by Frederick County. Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. on -site lighting shall be directed away from all uses within the Rural Area (RA) or Residential Performance (RP) Zoning Districts. Light sources shall be screened to reduce visible glare from all adjacent properties and public streets. All outside wiring for exterior lights shall be installed underground. • 0 PROTECTIVE COVENAPi AND RESTRICTIONS COCA -COLA BOTTLING FACILITY Page 33 UTILITIES All new utility lines, including electrical and telecommunication lines shall be installed and maintained underground. CONSTRUCTION Once commenced, construction shall be diligently pursued to completion. No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights - of -way. MAINTENANCE DURING CONSTRUCTION During construction the owner shall be responsible for keeping the premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or public rights -of -way. MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvements shall at all times be kept in good condition and repair, properly maintained and adequately painted or otherwise finished, clean and safe. All asphalt or concrete paved surfaces shall, be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAINAGE SYSTEMS Property owners will participate in any storm water management program established or to be established for the property by the declarant. Property owners shall contribute to the cost of maintaining a common retention area and other shared storm water management facilities on a contractual basis, as set forth in the written agreements between the owner and the declarant. ENVIRONMENTAL PROTECTION Owners and occupants shall comply with all federal, state and local government statutes, ordinances and regulations relating to environmental protection, in relation to the property. 0 0 REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se . 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 Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building Proffer Statement Page 1 of 4 0 0 structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. 2. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. 3. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and Proffer Statement Page 2 of 4 0 maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CP1-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 Respectfully Submitted, Blackburn Limited Partnership OWNER: Date: 15 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknow edged before me t 's a� day of 2015, byoe My Commission expires Notary Public ivy/ ZALTHuaa�� Proffer Statement Page 4 of 4 0 FREDERICK COUNT' SANITATION AUTHORITY Post Office Box 1877 Winchester Virginia 22604-8377 April 13, 2015 Mr. Timothy Stowe Stowe Engineering, PLC 103 Heath Court Winchester, Virginia 22602 Ref.: Master Development Plan Comments Blackburn Commerce Center Tax Map # 63-A-801 & 63-A-53C Dear Sir: PH. — (540)868-1061 Fax — (540)868-1429 www.fcsa-water.com Uwe E. Weindel, P.E. Engineer -Director Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcels are in the water and sanitary sewer area served by the Authority. Based on the location both water and sanitary sewer service is available within a reasonable distance from the site. Sanitary sewer treatment capacity at the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity of both the potable water system and the ability to provide fire protection. Water and sanitary sewers are to be constructed in accordance with the FCSA standards specifications. Dedicated easements may be requires and based on the layout vehicular access will need to be incorporated into the final design. All easements should be free from any encumbrance including permanent structures (fences, signs, etc.) and landscaping (trees, shrubs, etc.). Please be made aware that the Authority does have existing easements along Apple Valley Road on the proposed property being considered. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this plan, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Thank you; Uwe E. Weindel, PE Engineer -Director WATER'S WORTH IT • COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-15 OF BLACKBURN COMMERCE CENTER You are hereby notified of a Frederick County Planning Commission Public Meetilzg being held on Wednesday, May 6, 2015 at 7. 00 P.m. and a Board of Supervisors Public Meeting being held on Wednesday, May 13, 2015 at 7.00 P.tn., in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Master Development Plan #02-15 for Blackburn Commerce Center, submitted by Stowe Engineering, PLC to develop 139.96 acres of land zoned RA (Rural Areas) and M1 (Light Industrial) District with industrial uses. The subject properties are located adjacent to Dawson Drive, Apple Valley Road and Route 37 and are identified by Property Identification Numbers 63-A-80I and 63-A-58C in the Back Creek Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.fiederick.va.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-15 OF BLACKBURN COMMERCE CENTER You are hereby notified of a Frederick County Planning Commission Public Meeting being held on Wednesday, May 6, 2015 at 7.00 pan. and a Board of Supervisors Public Meeting being held. on Wednesday, May 13, 2015 at 7.00 P.ni., in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Master Development Plan #02-15 for Blackburn Commerce Center, submitted by Stowe Engineering, PLC to develop 139.96 acres of land zoned RA (Rural Areas) and M1 (Light Industrial) District with industrial uses. The subject properties are located adjacent to Dawson Drive, Apple Valley Road and Route 37 and are identified by Property Identification Numbers 63-A-80I and 63-A-58C in the Back Creek Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.fiederick.va.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd 107 North Kent Street, Suite 202 ® Winchester, Virginia 22601-5000 I Yt I.) I— I— v V ADJOINING OWNER INFORMATION # PIN Owner Address Zoning Use 75 Roy L. Wilkins Jr. 3322 Middle Rd.,Winchester, VA 22602 RA Comercial 2 63,A 44 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA Church 3 63 .A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA Residential 4 63 ,A,'15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Agricultural 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Residential 6 '63A i. 1-' Helen L Fox 610 Apple Valley Rd., Winchester, VA 22602 RP Residential 7 63A 1' 3- ,. Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP Residential 8 63A 1 S - Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP Residential 9 63A 1 7 * Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP Residential 10 63A.-1'.9:. Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP Residential 11 63A,1-.11=,. James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP Residential 12 ' 63A 1;13-, Sharon J. and Larry O. Phillips 554 Apple Valley Rd., Winchester, VA 22602 RP Residential 13 63A' I' `15. Michael R. Young 544Apple Valley Rd., Winchester, VA 22602 RP Residential 14 63A 1'17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP Residential 15- _. 61.A.17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA Residential 16 63A 1-19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP Residential 17. :63A�-'1.21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP Residential 18 > 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP Residential 19 63A° 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP Residential 0 _63A4-,3 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA Residential 21= 63A--1 -29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP Residential 22_ ­ :63A".i, 31 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 23 63A 1 33 Anton and Patricia D. Welzei 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 24 -63--A;-18A Kemstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA Preservation 25 " '63" A-58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 vacant 26 "61 A' 58B. Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 Warehousing 27 63--A--58A DirecTV Operations, LLC 2260 East ImpePial Highway, El Segundo, Ca. 90245 M1 Industrial 28 63 --& 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 MI Industrial 29 `63" 8'3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 vacant 30 31" 62 A 80" Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA Agricultural 32 33 34 To: Barbara -Data Processing From: Pam -Planning Dept. Please print D- sets of labels by 1 5 Thanks! 0 This is to certify that the attached correspondence was mailed to the following on �2_ / S from the Department of Planning and Development, Frederick County, Vir inia: 63 - A- - 15-C 63 -A- - 18-B FOX RONALD V KERNSTOWN BATTLEFIELD ASSOCIATION FOX PATRICIA W INC 632 APPLE VALLEY RD PO BOX 2720 WINCHESTER VA 22602.2405 WINCHESTER VA_ 22604.1920 63 - A- - 80-1 BLACKBURN LIMITED PARTNERSHIP CIO BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186.3055 63 - A- - 58-C GRAYSTONE CORPORATION OF VIRGINIA PO BOX 2530 WINCHESTER VA 22604 -- 62 - A- - 75- WILKINS ROY L JR TRUSTEE WILKINS BETTY J TRUSTEE 3322 MIDDLE RD WINCHESTER VA 22602.5104 63 - A- - 14- FELLOWSHIP BIBLE CHURCH 3217 MIDDLE RD WINCHESTER VA 22602-5100 63 - A- - 16- MATHENEY DOUGLAS G 652 APPLE VALLEY RD WINCHESTER VA 22602.2405 63A -1- - 1- FOX HELEN L 610 APPLE VALLEY RD WINCHESTER VA 22602.2405 63A 1- - 3- - JONES SAMUEL C JONES ROBIN M 602 APPLE VALLEY RD WINCHESTER VA -_ 22602.2405 63A -1- - 5- KELLEY ALISA C KELLEY JONATHAN M 592 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 7- MCDONALD MELVIN W MCDONALD KRISTI D 582 APPLE VALLEY RD WIIAUESTER VA 22602.2404 Candice E. Perkins, Senior Planner - Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK 1, VL �o�' (),--Q—e_. ,, I , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated -q , has personally appeared before me and acknowledged the same in my State and County aforesaid. ,,A - Given under my hand this 6;�z� day of a f s My commission expires on V.-a" �" t, a C� NOTARY PUBLIC REGISTRATION # 354474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMBER 31, 2017 0 U.R ✓ 63A - 1- - 9- BANKS ALICE B 7000 VALLEY PIKE MIDDLETOWN VA 22645-1710 63A - 1- - 11- TURNER JAMES C TURNER DEBORAH L 564 APPLE VALLEY RD WINCHESTER VA 22602-2404 63A - 1- - 13- PHILLIPS LARRY 0 PHILLIPS SHARON J 554 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 15- YOUNG MICHAEL R 544 APPLE VALLEY RD WINCHESTER VA 22602-2404 63A -1- - 17- CRESWELL RUSSELL W CRESWELL ROBIN R 536 APPLE VALLEY RD WINCHESTER VA 22602.2404 63 - A- - 17- DOWNING DONNA WILKINS CIO JOHN P & EDWARD W DOWNING 520 S STEWART ST WINCHESTER VA 22601.4021 63A - 1- - 19- APPLE VALLEY LLC 478 E WASHINGTON ST STRASBURG VA 22657-2354 63A -1- - 21- MARTINEZ CAROLE ANN DAVIS 512 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A -1- - 23- HOSTLER GEORGE HOSTLER BARBARA 502 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 25- WHITACRE RICHARD L SR CHRISTINE E 492 APPLE VALLEY RD WINCHESTER VA 22602.2403 63A - 1- 3- 27- MARSTON JENNINGS RHODES 108 FOREST RIDGE RD WINCHESTER VA 22602.6600 63A -1- - 29- NICHOLSON BETTY A 472 APPLE VALLEY RD WINCHESTER VA 22602.2403 63A - 1- - 31- WELZEL ANTON WELZEL PATRICIA D 452 APPLE VALLEY RD WINCHESTER VA 22602-2403 63 A- - 18-A ICTOWN BATTLEFIELD ASSOCIATION ` PO BOX 2720 WINCHESTER VA 22604-1920 63 - A- - 58-C GRAYSTONE CORPORATION OF VIRGINIA PO BOX 2530 WINCHESTER VA 22604 63 - A- - 58-B CABOT IV-VA1 B01 LLC CIO PATRICK V RYAN SR VP INVESTM 1 BEACON ST STE 1700 BOSTON MA 021OB-3106 63 - A- - 58-A DIRECTV OPERATIONS LLC CAILA51A130 2260 E IMPERIAL HWY EL SEGUNDO CA 90245-3501 63 -8- - 2- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 63 -8- - 3- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 62 - A- - 80- BLACKBURN LIMITED PARTNERSHIP CIO BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186.3055 0) � From: Funkhouser, Rhonda (VDOT) on behalf of Smith Matthew P.E. (VDOT) To: Tim Stowe Cc: John Bishop; Smith, Matthew. P.E. (VDOT) Subject: Blackburn Commerce Center - VDOT Comments to Master Development Plan Date: Tuesday, April 14, 2015 12:41:29 PM Attachments: VDOT Comments.odf DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 A VDOT review has been .conducted for the Blackburn Commerce Center Preliminary Master Development Plan dated April 8, 2015 which was received in our office on April 10, 2015. We have no objections to this plan as submitted. Please provide a digital copy of the plan in PDF format for our files. If you have any questions or need further information, please do not hesitate to contact this office. Matthew B. Smith, P.E. I Area Land Use Engineer Virginia Department of Transportation Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 voice: 540/984-5615 fax: 540/984-5607 e-mail: Matthew.Smith@vdot.virginia.gov 0 • REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Virginia Department of Transportation matt to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 2275 Northwestern Pike Edinburg, Virginia 22824 Winchester, Virginia 22603 Phone: (540) 984-5600 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three(3) copies of the Master Develoi)ment Plan with this sheet , Applicant's Name: Timothy Stowe Telephone: 540_336-0656 Mailing Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com Name of development and/or description of the request: Blackburn Commerce Center Review of the proposed Master Development Plan Location of Property: The site is located southwest of Winchester, between Route 37 and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park, Virginia Department of Transportation Comments: ee a �aed . f f -VDOT USE ON�- Date Received//P/! Review Numb 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved-4.../67 . VDOT Signature & Date: ** Please Return Form to Applicant** 18 - Frederick CountyFire and Rescue Department Office i e of the Fire Marshal Plan Review and Comments Control number Date received MDP15-0003 4/9/2015 Project Name Blackburn Commerce Center Address City 103 Health Ct Winchester Type Application Tax ID Number Maste Development Plan Current Zoning MI & RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments !'Aran Apprt)`e' ( Date reviewed 4/10/2015 Applicant Timothy Stowe State Zip VA 22602 Fire District 11 Recommendatians Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-336-0656 Rescue District 11 Election District Back Creek Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Plan Approval Recommended Reviewed By Signature Yes Kenneth Scott Title RECEI V ED REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Fire Marshal Comment Mail to: Frederick County Fire Marshal Attn: Fire Marshal 1080 Coverstone Drive Winchester, Virginia 22602 Hand deliver to: Public Safety Building 1080 Coverstone Drive Winchester, Virginia 22602 Phone: (540) 665-6350 APR 09201:5 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) codes of the Master Development Plan with this sheet. Applicant's Nanle: Timothy Stowe Telephone: 540-336-0656 Mailing Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com Name of development and/or description of the request: Blackburn Commerce Center Review of the proposed Master Development Plan Location of Property: The site is located southwest of Winchester, between Route 37 and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. Fire Marshal Comments: PLANS APPROVED FIRE MA Please Return Form to Applicant** 22 0 0 Mr. Tim Stowe, P. E. L. S. 220 Serviceberry Court Stephens City, Virginia 22655 April 16, 2015 Department of Public Works 5401665-5643 FAX.. 5401678-0682 RE: Final Approval of Blackburn Commerce Center Master Development Plan Frederick County, Virginia Dear Mr. Stowe: Your letter dated April 15, 2015 and the corresponding revised master development plan for the Blackburn Commerce Center have adequately addressed our previous review comments. Therefore, I approve the referenced plan on behalf of the public works department. Sincerely, Harvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Planning and Development 107 North Kent Street, Second Floor, Suite 200 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Public Works 5401668-5643 FAX: 540/678-068Z April 14, 2015 Mr. Tim Stowe, P. E. L. S. 220 Serviceberry Court Stephens City, Virginia 22655 RE: Blackburn Commerce Center Master Development Plan Review Comments Frederick County, Virginia Dear Mr. Stowe: We have completed our review of the proposed master development plan for the Blackburn Commerce Center and offer the following comments: 1. Refer to Sheet 1, Waiver Request: The proposed waiver request should be revised to reflect a state road much closer to the actual site.. It may prove cost prohibitive to extend private streets to Snowden Bridge Boulevard. 2. Refer to Sheet 2, Road Locations: Note #2 references road connections through the existing entrance on Apple Valley Road and Dawson Drive which complies with the generalized development plan included in the previous rezoning request. However, connection to the Apple Valley Road location is not shown on the master development plan. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, Harvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Planning and Development 107 North Kent Street, Second Floor, Suite 200 • Winchester, Virginia 22601-5000 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Frederick County Inspections Department Comment Mail to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, Winchester, Virginia 212601 Hand deliver to: Frederick County Inspections Dept. 107 North Kent Street, 2 nd Floor Winchester, Virginia 22601 Phone: (540) 665-5650 Applicant; It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Master Development Plan with this sheet. Applicant's Name: Timothy Stowe Telephone: 540.336-0656 Mailing Address: Stowe Engineering, PLC 103 Heath Court, Winchester, NIA 22602 timstawe@sl,owecompanies.com Nanne of development and/or description of the request: Blackburn Commerce Center Review of the proposed Master Development Plan Location of Property: The site is located south west of Winchester. between Route 37 and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. Inspections Comments: r f,!4 I -t ills V -FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY - Date Received Review Numberd) 2 3 4 5 (circle one) Date Reviewed Revision Required Date :approved %4//*73x2t_/5_ Signature & Date: ** Please Returoorm to Applicant" Tim Stowe From: John Trenry » Swot Monday, April 1l2O152:24PK4 To: Tim Stowe (timstowe@stowecompanies.com) Cc: Candice Perkins Subject: Blackburn K4DPInspections Dept. comments Attachments: 8iackburnK4DPOOD1'pg Tim, Attached isthe comment sheet for the WYDP The original with the plans will beavailable topick upetour front desk today also. Regards, John S.Trenan6C80 Building Code Official April 15, 2015 Ms. Candice E. Perkins, AICP Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Master Development Plan for Blackburn Commerce Center Dear Candice: The Master Development Plan for the referenced project has been revised to incorporate the review comments contained in your letter dated April 10, 2015. Specifically, the following items have been revised: 1. PIN Numbers —the PIN Numbers have been updated to reflect 68-A-801. 2. Private Roads — The private road note on the cover sheet has been revised. 3. Location Map —The aerial photo image has been lightened. 4. Labeling — the font size for Route 37 and Apple Valley Road has been increased. 5. BRLs —The BRLs have been relabeled to include the RA portion of the property. 6. Road Access — Arrows have been added to previously provided notes identifying the access points. 7. Survey Boundaries —The text identifying the property metes and bounds and easements has been enlarged and lightened for easier reading. 8. Zoning District Buffer —The zoning district buffer along Apple Valley Road has been shown with a heavy line that is labeled in multiple locations. Due to the utility easement hatching it will be difficult to add another hatch pattern and keep the text notes legible. 9. Sidewalk —Sidewalk was discussed in our recent meeting and it was decided that due to the nature of the RA a sidewalk is not to be shown at this time. Should the owner wish to change the use at a future time, the sidewalk will be required. 10. Interpretative Pull Off —The interpretative pull off for the KBA has been shown on sheet 2. 11. In the scoping meeting for the MDP the Dept. of GIS was not included in the agency list you asked me to obtain comments from. However it is included in the list in your letter. Review comments have not been obtained from GIS at this time. We look forward to moving this document to the Planning Commission for Public Hearing. Si ly, Timothy S. Stowe, P.E.,.. President 103 Heath Court o Winchester, Virginia 22602 • (540) 686.7373 • fax: (540) 301.1100 Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of pr operty a dj oining t he 1 and w ill be not ified of t he P lanning C ommission a nd t he Board of Supervisors meetings. Forthe 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. T he a pplicant i s r equired t o obt ain t he f ollowing i nformation on e ach a djoining 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 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name See Attached List Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # 11 7 0 U Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Checklist 1. Name of proposed development. 2. Name, address, and telephone number of owner. �✓ 3. Name, address, and telephone number of developer. �v L 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. iy i 6. Date plan prepared and date of revisions. F7. A lis ting of a 11 c onditions pl aced on the s ite a s a r esult of a conditional zoning approval. Rezoning file number should be cited. W8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. —F7 10. Magisterial District. 11. Sheet size less than 42 inches. 12. Description of any changes made since approval of any prior MDP's. 13. A conceptual plan, showing the location and arrangement and approximate boundaries of all proposed land uses 13 General Information Checklist �✓ 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. Iy l 4. Legend describing all symbols. I v l 5. Surveyed boundaries of all lots and parcels, certified by a certified Virginia surveyor, architect or engineer, with all dimensions in feet and decimals of feet. t v i 6. Acreage of all parcels included in the MDP. �✓ 7. Topography contour lines at acceptable intervals. 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties, including parcels across road right of ways. 10. Location of proposed uses (location, boundaries, arrangement). 11. The location and treatment proposed for all historical structures and sites recognized as significant by the Frederick County Board of Supervisors or as identified on the Virginia Historical Landmarks Commission Survey for Frederick County. 12. History of all land divisions in relation to this tract. ✓�, 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. �✓ 14. Amount and percentage of disturbed and protected land in common open space. Residential Development Information Checklist 1. The 1 ocation a nd a pproximate bounda ries of p roposed hous ing t ypes conceptually shown in accord with residential p erformance dimensional requirements. Residential Performance (RP) dimensional requirements should be indicated. 14 0 . 2. The I ovation a nd e xtent of pr oposed buf fers, w ith statements, profiles, cross sections or examples clearly specifying the screening to be provided. 3. The approximate acreage in common open space, in each use and housing type a nd i n r oads, s treets or r ights-of-way for e ach ph ase and t he t otal development. 4. The proposed number of dwelling units of each type in each phase and in the total development. 5. The location and general configuration of recreational facilities, with a general statement of the types of recreational facilities to be provided. 6. Calculations describing all proposed TDR bonus factors with the location of and specifications for bonus improvements, when proposed. Infrastructure Information Checklist Iy I 1. Location of adjoining streets and utilities. 2. Location, a rrangements, a nd r ight-of-way widths of r oads a nd pr operty access. The proposed location, arrangement, and right-of-way widths of roads and streets, including roads and streets providing access to adjoining parcels, shall be in accordance with § 165-202.04. 3. Location a nd a rrangement of s treet e ntrances, dr iveways, a nd parking areas. 4. All existing, approved or planned public roads, streets or rights -of -way on the project or within 2,000 feet of the boundaries of the project. 5. Location of entrances to the development from public streets. -lam 6. Type of road design (rural or urban). 7. Use of inter -parcel connectors. 8. Traffic impact analysis. To be submitted to the Frederick County Deputy Director — Transportation. 9. Location of s ewer a nd w ater ma ins w ith statements c oncerning the connection with and availability of facilities. lV a 10. Location and arrangement of electric and gas utilities. 15 Other Design Information Checklist 1. The location and extent of proposed buffers required by this Chapter, with statements, profiles, cross s ections or ex amples cl early s pecifying t he screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. 3. The 1 ocation a nd a pproximate bounda ries of e xisting e nvironmental features, i ncluding f loodplains, I akes a nd po nds, w etlands, na tural stormwater detention areas, steep slopes and woodlands, as defined, and the approximate acreage of each type of environmental feature, including the amount and percentage of each type that is to be disturbed and the amount and p ercentage of e ach type t o b e pi aced i n open or 1 andscaped areas (in a table format). 4. Location of environmental protected areas to be included in common open space. �✓ 5. Amount, boundaries, and location of common open space. ( Indicate the percentage of the entire site to be placed in common open space.) R6. A conceptual pl an f or s tormwater m anagement and de scription a nd the location of all s tormwater f acilities de signed to serve mor e tha n one parcel. Sanitation Authority and/or Health Department Information Checklist I r l L Statements and locations pertaining to sewer and water availability. Iy l 2. Statements and locations concerning any existing pre- or post -water treatment facilities. LyJ3. Statements and location of any planned private treatment facilities. Iy l 4. The approximate location of sewer and water mains with statements concerning the connection with and availability of existing facilities. 16 0 0 PLEASE REVIEW THE, ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE fNrTIAL ANR pRoVIn�E THE DATE AND TIME OF YOUR APPROVAL. IF THISDOMAMATDOES MOTA-METI'P UR,4PPROfj,14 PLE,49EPl OME COMMENTS,4S TC WII,4T YOU WOULD LIKE TO H,4 VE COMPLETED Initial Date & Time Candic Mark Dave Eric Mike John 11 �—A k- ,�R U. \tip Received by Clerical Staff (Date & Time): (S:Office on BlackboxWormsMocument Approval Form 07/16/2014) 6 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Department of Planning & Development Mail to: Frederick County Department of Planning & Development 107 North Kent Street, Winchester, Virginia 22601 Phone: (540) 665-5651 Hand deliver to: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Master Development Plan with this sheet. G Applicant's Name: Timothy Stowe Telephone: 540-336-0656 Mailing Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 timstowe@stowecompanies.com Name of development and/or description of the request: Blackburn Commerce Center Review of the proposed Master Development Plan Location of Property: The site is located southwest of Winchester, between Route 37 and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. Department of Planning & Development Comments: Date Received _ Date Reviewed _ Revision Required -PLANNING DEPARTMENT USE ONLY - Review Number 1 2 3 4 5 (circle one) Date Approved Signature & Date: ** Please Return Form to Applicant** '•�-�' _a IN p M@MWER APR 9 2015 IF DERICK COUNTY PLANNING AND DEVELOPMENT ;. COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Email: www.fcva.us April 10, 2015 Mr. Tim Stowe, PE Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 RE: Master Development Plan for Blackburn Commerce Center Property Identification Numbers (PINS): 68-A-53C, 68-A-801 Dear Tim: Thank you for providing me with the opportunity to review the master development plan for the development referred to as Blackburn Commerce Center. Please adequately address each of the comments listed below: Preliminary Review Comments: 1. PIN Number. Update the PIN for the Blackburn property to show 68-A-801. 2. Private Roads. Update the note on the coversheet as indicated. 3. Location Map. Lighten the aerial map on the coversheet if possible. 4. Labeling. Label Route 37 and Apple Valley Road (enlarge text). 5. BRL's. Clearly label all BRL's on sheet 2, update the RA portion of the Blackburn property to show RA setbacks. 6. Road Access. Provide arrows for the access points as indicated on sheet 2. 7. Surveyed Boundaries. The text used for the boundaries is thick and cannot be read. 8. Zoning District Buffer. Clearly delineate the buffer along Apple Valley Road, possibly include the hatching used adjacent to the detail as indicated on sheet 2. 9. Sidewalk. A sidewalk is required along Apple Valley Road. 10. Interpretative Pull Off. The interpretative pull off area for the Kernstown Battlefield needs to be shown on 58-A-53C. 11. Fees and Public Meeting. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre for the first 150 acres and $50.00 per acre for the remainder. This is based on fees as of April 23, 2008. Fees may change. In order to continue the review of this Master Development Plan, you will need to submit a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. A disk with a pdf of the Master Development Plan, once ready for submission, is also required. Once this information is received, and all review 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Tim Stowe, PE RE: Blackburn Commerce Center April 10, 2015 Page 2 comments addressed, staff will schedule the application for review by the Planning Commission. Approval comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd cc: Graystone Corporation of Virginia, 1057 Martinsburg Pike, Winchester VA 22603 Attachment mD y6(P, (_KW,vvi VXNS, Co3 A--s-of LP ADJOINING OWNER INFORMATION 11 PIN Owner Address Zoning Use 1 62 A 75 Roy L. Wilkins Jr. 3322 Middle Rd., Winchester, VA 22602 RA Comercial 2 63 A 14 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA Church 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA Residential 4 63 A 15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Agricultural 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Residential 6 63A 1 1 Helen L. Fox 610 Apple Valley Rd., Winchester, VA 22602 RP Residential 7 63A 1 3 Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP Residential 8 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP Residential 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP Residential 10 63A 1 9 • Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP Residential I1 63A 1 11 James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP Residential 12 63A 1 13 Sharon J. and Larry O. Phillips 554 Apple Valley Rd., Winchester, VA 22602 RP Residential 13 63A 1 15 Michael R. Young 544 Apple Valley Rd., Winchester, VA 22602 RP Residential 14 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP Residential 15 63 A 17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA Residential 16 63A 1 19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP Residential 17 63A 1 21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP Residential I8 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP Residential 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP Residential 0 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA Residential 21 63A 1 29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP Residential 22 63A 1 31 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 24 63 A 18A Kernstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA Preservation 25 63 A 58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 vacant 26 63 A 58B Cabot IV-VA1601, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 Warehousing 27 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 Mi Industrial 28 63 8 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 M1 Industrial 29 63 8 3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 vacant 30 62 A 80 Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA Agricultural 31—/�- 32 33 34 To: Barbara -Data Processing From: Pam -Planning Dept. Please print sets of labels by y a 15 Thanks! ADJOINING OWNER INFORMATION # PIN Owner Address Zoning Use 1 62 A 75 Roy L. Wilkins Jr. 3322 Middle Rd., Winchester, VA 22602 RA Comercial 2 63 A 14 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA Church 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA Residential 4 63 A 15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Agricultural 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA Residential 6 63A 1 1 Helen L. Fox 610 Apple Valley Rd., Winchester, VA 22602 RP Residential 7 63A 1 3 Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP Residential 8 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP Residential 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP Residential 10 63A 1 9 Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP Residential 11 63A 1 11 James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP Residential 12 63A 1 13 Sharon J. and Larry 0. Phillips 554 Apple Valley Rd., Winchester, VA 22602 RP Residential 13 63A 1 15 Michael R. Young 544 Apple Valley Rd., Winchester, VA 22602 RP Residential 14 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP Residential 15 63 A 17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA Residential 16 63A 1 19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP Residential 17 63A 1 21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP Residential 18 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP Residential 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP Residential 20 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA Residential 21 63A 1 29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP Residential 22 63A 1 31 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP Residential 24 63 A 18A Kernstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA Preservation 25 63 A 58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 vacant 26 63 A 58B Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 Warehousing 27 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 M1 Industrial 28 63 8 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 M1 Industrial 29 63 8 3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 vacant 30 62 A 80 Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA Agricultural 31 32 33 34 r1 U • w N S REQUESTING AGENT: M RLE (OPY DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: l s REQUESTED COMPLETION DATE: k � 1 1 5 Department, Agency, or Company:_ Mailing and/or Billing Address: Telephony: E-mail Address: ESTIMATED COST OF PROJECT: R- i) FAX: DESCRIPTION OF REQUEST: (Write additional information on back of request) Q­tw�( rn z)Y oa-15 &, kbv-rn -A - �b DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACKIWHITE: NUMBER OF COPIES: STAFF MEMBER: COMPLETION DYNE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)