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HomeMy WebLinkAbout07-08 Rt 50 Assisted Living Facility - 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 t✓ Fire Marshall City of Winchester r/ Sanitation Authority a/ GIS Inspections Dept. i- Parks & Recreation ✓ Health Dept. v Winchester Regional Airport One copy of the master development plan application. Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings Submission Fee b A g0o� Application received/ `0 ® Fee Paid ($ y,a Preliminary MDP heard by Planning Commission ACTION:A5A&j - t Preliminary MDP heard by Board of Supervisors ACTION: 4200h zk9_101(l % C? Letter to applicant regarding Board action (if required) Final MDP submitted with review agency, PC & BOS comments addressed (� Administratively approved; letter sent to applicant, copy to file and cc's Sys ID 9 OPEN FILE: fD mot File opened %0A q p f Reference Manual updated/number assigned lo D-base updated List of adjoiners given to staff member for verification 1p /c2 ® Location maps requested from Mapping , KOPLApplication Action Summary updated CLOSE FILE: Approval (or denial) letter mailed to applicant, copy for file, cc's Public Works and Real Estate DATE RECEIVED FROM d ADDRESS 400 ❑FOR RENT ❑FOR _ Iloilo • • AMT OF CASH ACCOUNT AMT. PAID P i Q�U CHECK BALANCE MONEY DUE ORDER BY S/ No. 0631 ! WI,.ARS $U ya- � � .F.., YDERICK o Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 27, 2000 Mr. Michael Pointer, ASLA Bowman Consulting Group 124 East Cork Street Winchester, Virginia 22601 RE: MASTER DEVELOPMENT PLAN #07-08 FOR ROUTE 50 ASSISTED LIVING Final Master Development Plan Approval Property Identification Numbers (PINS): 53-A-81, 53-A-82, 5311-3-24 and 5311-3-25 Dear Michael: Frederick County administratively approved the above -referenced final master development plan on January 26, 2009. This master development plan is approved for the potential development of 10.47 acres in the B2 (Business General) Zoning District within the Back Creek Magisterial District. This site is approved for an assisted living facility up to 75,000sf in size as depicted on the plan. The properties which would comprise this development are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50. The Frederick County Board of Supervisors granted staff administrative approval authority on January 14, 2009. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a site plan is required prior to the subdivision or development of this parcel. I am providing you with three (3) 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 CEP/bad cc: Gary Lofton, Back CreekDistrict Supervisor Cordell Watt and Greg Unger, Back Creek District Planning Commissioners Jane Anderson, Real Estate Patrick Barker, EDC Commissioner of Revenue Public Works HH Hunt Corporation, 117 Edinburgh South, Suite 100, Cary, NC 27511 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #07-08 ROUTE 50 ASSISTED LIVING FACILITY Staff Report for the Board of Supervisors Prepared: January 6, 2009 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: 12/03/2008 Recommended Approval Board of Supervisors: 01/14/2009 Pending LOCATION: The subject properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 53-A-81, 53-A-82, 53B-3-24 and 53B-3-25 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) B2 (Business General) South: RA (Rural Areas) East: RA (Rural Areas) B2 (Business General) West: RA (Rural Areas) Use: Residential Commercial Use: Candy Hill Campground Use: Residential/vacant Bank Use: Residential PROPOSED USE: Assisted Living Facility (up to 75,000 square feet) MDP #07-08, Route 50 Ass* Living Facility January 6, 2009 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted on the attached revised master development plan for the Route 50 Assisted Living Facility. This master development plan appears to have a measurable impact on Route 50 and Route 1317, Ward Avenue. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT approves this revised master development plan. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Access and fire hydrant placement will need to be addressed in the site plan phase. Plan approval recommended. Frederick County Public Works: The revised MDP for the proposed Route 50 Assisted Living Facility dated October 27, 2008, has adequately addressed our previous review comments. Frederick County Inspections Department: Comments shall be made at site plan submittal phase. Frederick County -Winchester Health Department: The Health Department has no objection. According to the "Sewer & Water Exhibit", public water & sewer are to be provided. Permits from this office will be required for food preparation facilities. Frederick County Sanitation Authority: There should be sufficient sewer capacity and sufficient water pressure and capacity to serve this project. GIS Department: A new road name is required for the right-of-way. Echo Lane is not available for use in the Frederick County system. Parks and Recreation Department: Plan appears to meet open space requirements. 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. MDP #07-08, Route 50 Ass* Living Facility 00 January 6, 2009 Page 3 B) Location The subject properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies these properties as being zoned A-2 (Agriculture 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 property and all other A-1 and A-2 zoned land to the RA District. The Board of Supervisors approved Rezoning Application #06-08 for the Route 50 Assisted Living Facility on October 22, 2008. This action rezoned the 10.47 acres of land to the B2 (Business General) Zoning District with proffers. D) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The property is located within the County's Sewer and Water Service Area (SWSA). Sewer and Water Service Area defines the general area in which more intensive forms of planned commercial, and industrial development will occur. The property is also located in the area covered by the Round Hill Land Use Plan which was most recently updated on November 11, 2007 and is designated for commercial land use. Transportation: With the rezoning application the applicant proffered to dedicate a 25 foot right-of-way along the rear of the property to allow for the future construction of the Round Hill Road extension as well as a dedication on Ward Avenue to allow for the primary entrance for the site. The applicant has proffered a contribution to the County in the amount of $25,000 for additional road improvements in the vicinity of the development. Site Access: Entrances on the site are limited to three as shown on the proffered GDP from the rezoning and as shown on the MDP. Primary access to the site is via a full entrance on Ward Avenue and a secondary limited access point is proposed on Route 50 (Northwestern Pike) via a right -in right - out only entrance. It has been proffered that the egress from the Route 50 entrance would be restricted to Allegheny Power vehicles. A third access point would be permitted to the rear of this property in the future once the future collector road is constructed. MDP #07-08, Route 50 Assised Living Facility January 6, 2009 Page 4 Buffers and Screening: The Round Hill Land Use Plan addresses the corridor appearance elements of the Round Hill Community along Route 50. Along Route 50 the Round Hill Land Use Plan recognizes a 50 foot landscaped buffer that promotes the corridor appearance goals of the Comprehensive Plan. The Zoning Ordinance requires that a road efficiency buffer be provided for assisted living facilities located in the B2 Zoning District. With the rezoning for this development, the applicant proffered to provide an "enhanced" road efficiency buffer along Route 50 to implement these requirements. Proffers: See Attached proffers Dated February 22, 2008, revised October 22, 2008. STAFF CONCLUSIONS FOR THE 12/03/2008 PLANNING COMMISSION MEETING: The master development plan for the Route 50 Assisted Living Facility depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance and this MDP is in a form that is administratively approvable. The MDP is also in accordance with the proffers for Rezoning #06-08. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. PLANNING COMMISSION SUMMARY AND ACTION OF THE 12/03/08 MEETING: There were no public comments. The staff was satisfied the applicant had met all of the conditions of the zoning ordinance and the approved rezoning. No issues or concerns were raised by the Planning Commission. The Planning Commission unanimously recommended approval of the MDP. (Note: Commissioner Mohn abstained; Commissioners Manuel and Ours were absent from the meeting.) STAFF CONCLUSIONS FOR THE 01/14/2009 BOARD OF SUPERVISORS MEETING: The master development plan for the Route 50 Assisted Living Facility depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance and this MDP is in a form that is administratively approvable. The MDP is also in accordance with the proffers for Rezoning #06-08. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. The applicant is seeking- authorization of the preliminary master development plan by the Board of Supervisors The Board's authorization will grant staff with administrative approval authority for the final master development plan. 53 A 74 52 A M� z ■ o 53 A TS SJ A h Q 2 53 A 76 ■ ■ -•��a 'RN PIKE 60 ■ ■ m m m ■ 53B 3 5 53B 3 1 ■ ao 53B 3 24 ■ N - S3B 3 26 3 1f0 $3@ 3 ?7■ ■53@ 3 28 IF38 3 13 S3@ 3 � ■ 29 @ 3 14 $30 3 30 �@ 3 15 N m a S38 3 M p@ 3 1S �0 3 ■53@3 1) r? 538 3 33 3 53 A 83 S383 3! l_@ 3 19 a1@ 3 3y, NOR 3 20 Q 53800 36 $39 3 21 ^r, % 3 37 S38 3 22 ■ S3B 3 36 BIB 3 23 53 A 86 53 A BIB /r Ii• 53 \36A 4 Jy�4�.��� 0 250 500 1,000 Fee WYJC 7E Y�c RT 50 Assisted Living Facility (Call Master Development Plan MDP 07 - 08 PIN: 53-A-81, 53-A-82, 53B-3-25, 5313-3-24 P°" I Case Planner: Candice Future Rt37 Bypass Zoning M2 (Industrial, General District) QApplication • BI (Business, Neighborhood District) - MHI (Mobile Home Community District) OUrban Devdopmcm Area - B2 Business, General District) _ MS (Medical Support District) ` SWSA • B3 (Business, Industnal Transition District) - R4 (Residential Planned Community District) • EM (Extractive Manufacnuing District) • RS (Residential Recreational Community District) • HE (Higher Education District) RA (Rural Area Dumnct) 4& MI (Industrial, Light District) RP (Residential Performance District) Map Document (FA _1_Locator_Mps120081Rt50_Assisted_Living_Facility_MDP0708_111708.mxd) 11/18/2008 -- 9.40 32 AM Frederick Count 0 Master Development Plan Application Packa APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received �� a✓� Pp / Application h Complete: Date of acceptance. Incomplete`. Date of return. 1. Project Title: Route 50 Assisted Living EAcility 2. Owner's Name: ( See Attached) (Please list the names of all owners or parties in interest) 3. Applicant: HHHunt Corporation (W. R. Cook Jr.) Address: 117 Edinburgh South, Suite 100 Cary, NC 27511 Phone Number: (919) 461-0587 4. Design Company: Bowman Consulting Group Address: 124 East Cork Street Winchester, VA 22601 Phone Number: f 540) 722-2343 Contact Name: Michael P. Pointer, ASLA Page 11 Frederick Count Matr Development Plan Abnlication APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property The property is: Ioeated between the intersections of ] 50 (to the east), and Round Hill Rd and Rte 50 (to the west) on the south side of Rte 50. 6. Total Acreage: 10.47 Ac 7. Property Information: a) Property Identification Number (PIN): 53 A-81/53 A-82/53B-3-25 /53B-3-24 b) Current Zoning: B2 c) Present Use: • open Space d) Proposed Uses: Assisted Living Facility e) Adjoining Property Information: ( See Attached) Property Identification Numbers North South East West f) Magisterial District: 8. Is this an original or amended Master Development Plan? Original — Amended X Property Uses Back Creek I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: Page 12 Adjacent Owners/ Farce! Numbers Route 50 Assisted Living Facility West: Parcel ID #: 53B-2-24 Zoned: RA Owner: Judy N. Puffinberger PO Box 113 Winchester, VA 22604 Parcel ID #: 53B-1-1 Zoned: RA Owner: Barbara A. Hahn 2117 Northwestern Pike Winchester, VA 22603 Parcel ID #: 53B-2-29 Zoned: RA Owner: Timothy S. Butcher 113 Stonewall Drive Winchester, VA 22602 Parcel ID #: 53-A-81A Zoned: RA Owner: Patricia M. Smith 116 Stonewall Drive Winchester, VA 22602 South: Parcel ID #: 53-A-86 Zoned: RA Owner: Trudy Poe O'Donnell 200 Ward Avenue Winchester, VA 22602 On -Site Easement The Potomac Edison Company DB 783, PG 941 Allegheny Power Service Corp. West Winchester Substation Address: 882 Baker Lane Winchester, VA 22603 Location: Echo Lane off of Route 50w East: Parcel ID #(s): 53B-3-5, 5313-3-24 Zoned: RA Owner: The (Marathon Bank PO Box 189 Dunbar, WV 25064 Parcel ID #(s): 53B-3-26, 53B-3-27, 53B-3-28 Zoned: RA Owner: Guy W. & Armitha Wolford 108 Ward Avenue Winchester, VA 22602 Parcel ID #: 53B-3-29, 53B-3-30, 53B-3-31, 53B-3-32 Zoned: RA Owner: Calvin Lee Ritter 152 Linden Drive Winchester, VA 22601 Parcel ID #: 53B-3-35, 53B-3-33, 53B-3-34 Zoned: RA Owner: Joseph I. Scruggs PO Box 243 Winchester, VA 22604 Parcel ID #: 53B-3-36, 53B-3-37, 53B-3-38 Zoned: RA Owner: Nanbodan Properties LLC 2054 Northwestern Pike Winchester, VA 22603 0 • PROPERTY OWNERS Darla Poe Funkhouser 165 Jennings Farm Court Front Royal, Virginia 22630 and/or 272 Hilda Drive Clear Brook, Virginia 22624 Sharon S. Poe 2840 Back Mountain Road Winchester, Virginia 22602 PHTH Properties, LLC 1151 Cedar Creek Grade Winchester, Virginia 22602 United Bank c/o Donald L. Unger President, Shenandoah Valley Region 2252 Valley Avenue Winchester, Virginia 22601 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: r� �v�rcc�.t`�edet iek.v:3.us ..... .......... ............. ----__..._..._.. _ ........... ....... ..... ...... . Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By Those Present: That I (We) (Name) Darla Poe Funkhouser (Phone)�t1��`l.a�, (Address) tl� - ,mb , C. - N_N �t 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 clot q-OA Instrument No. on Page 4\`1 �-� , and is described as Parcel, , Lot:`% -). Block: ( Section: Subdivision: , do hereby make, constitute and appoint: (Name) W.R. "Bo" Cook, Jr. (Phone) (919) 461-0587 HH Hunt Corporation (Address) 117 Edinburgh South, Suite 100, Cary, NC 27511 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: X Rezoning (including proffers) Conditional Use Permit X Master Development Plan (Preliminary and Final) X Subdivision X Site PIan X Variance or Appeal X Comprehensive Policy Plan Amendment 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 _,F_' day of 200 ? , Signatures) :�:)-o � a i State of Virginia., City/County of�,�/t(�((' Ut Giv - , TO -Wit: I, Qa Notary Public in and for the, jurist ' afores i , certify that the -son(s) who signed to the foregoing instrument personally a eared bed • r *6 POJ�,I IG 4 and acknowledged the same before the in the jurisdiction aforesaid this Y-day of 80 � : REG• ��ggo9$ I MY [;oMM�S10t� ' My Commissiott Expires' `0/�! (o5 � E, aPIR o • c; Nata Public � O :; . ':�qj '••.. .•• '• Jam. Revi d 3/I7108 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: r� r� r�ec►.t'► edericic,� a.uy _....................... -- --..._..... ... ....... ..... ... .......... - ... _._..._- ....... ....... Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By Those Present: That I (We) (Name) Sharon S . Poe (Phone) (Address) j f EDA )�Q\4- \N-1i�J Z 7'�51L-�i 1 �� the owners) 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 I . tiNo• c'1 on Page NNnIzII , and is described as q... Parcel: Lot: %�- Block: ,R Section: Subdivision: do hereby make, constitute and appoint: (Name) W-R. "Bo" Cook, Jr. (Phone) (919) 461-0587 HH Hunt Corporation (Address) 117 Edinburgh South, Suite 100, Cary, NC 27511 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 (rve) would have if acting personally to file planning applications for my (our) above described Property, including: g Rezoning (including proffers) Conditional Use Permit X Master Development Plan (Preliminary and Final) X Subdivision X Site Plan X Variance or Appeal X Comprehensive Policy Plan Amendment 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, r(we) have hereto set my (our) hand and seal this day of 200Q , ` State of Virginia, CityfCouu.ty off J,1J(14 , To -wit: I, a Notary Public ira and for the jurisdZ ty T afores i , certi that tl person(s) s. who signed to the foregoing instrument personally a eared bef&e'ie` �T-y`' f3 P () g► g g P y p eUBIIG; and has acknowledged the same before ine in the jurisdiction aforesaid this '? day of , REG. #184098 MY COMMISSION My Commissions Expires %Z �3 l �d y �EXP19 s 4 1�Iota Public �— Revis 3I17/08 ''•, N F •,, SEA tTH ��dlllllll`1 i Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: �r ��r et:►.f`redei ick.v:�.us :.....__ ................ -----.......... .... ... .__I...._....----- --- .. ...... _ _._._ . Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By Those Present: That I (We) (Name) PHTH Properties,LLC (Phone) (Address) � Cam` 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,Qj2: . 7 �L%L% on Page OP')1A , and is described as Parcel �� Lot: Block: Section: Subdivision: 5 do hereby make, constitute and appoint: (Name) W.R. "Bo" Cook, Jr. (Phone) (919)461-0587 HH Hunt Corporation (Address) 117 Edinburgh South, Suite 100, Cary, NC 27511 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: x Rezoning (including proffers) Conditional Use Permit X Master Development Plan (Preliminary and Final) X Subdivision X Site PIan X Variance or Appeal X Comprehensive Policy Plan Amendment 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, Tn witness thereof, I (we) have hereto set my (our) hand and seal this /fL' day of 7_ _, 240-g-, Signature(s) State of Virginia, City/Cs of N , To -wit: I, IW- La de- rl a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me, and has ack wledged e same before the in the jurisdiction aforesaid this /5 day of �� 2001_1 My Comtnissioit Expires: AD y3/ /0 Notary 1 3/!c `3 RevlRevised3t7100 _38 fJ Bowman C O N 5 U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Frederick County Planning Dept 107 North Kent Street Suite 202 Winchester, VA 22601 Attn: Diane L. Walsh LET*_R OF TRANSMITTAL Date: 12/30/2008 Project Name: Rt 50 Assisted Living Facility Project No: 5132-01-003 Re: Maps Via: Hand -Delivery We are forwarding: Documents QUANTITY DESCRIPTION 30 24"x36" Route 50 Maps COMMENTS Urgency: Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Christopher Mohn, AICP 3 Recipient Copy Confirmation of Receipt Required: Yes rd by: nature) nt Name) (Date) 1213012008 0 i MASTER DEVELOPMENT PLAN #07-08 ROUTE 50 ASSISTED LIVING FACILITY Staff Report for the Planning Commission Prepared: November 17, 2008 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: 12/03/2008 Board of Supervisors: 01/14/2009 Action Pending Pending LOCATION: The subject properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 53-A-81, 53-A-82, 53B-3-24 and 53B-3-25 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) B2 (Business General) South: RA (Rural Areas) East: RA (Rural Areas) B2 (Business General) West: RA (Rural Areas) Use: Residential Commercial Use: Candy Hill Campground Use: Residential/vacant Bank Use: Residential PROPOSED USE: Assisted Living Facility (up to 75,000 square feet) MDP #07-08, Route 50 Ass ss�ed Living Facility November 17, 2008 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted on the attached revised master development plan for the Route 50 Assisted Living Facility. This master development plan appears to have a measurable impact on Route 50 and Route 1317, Ward Avenue. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT approves this revised master development plan. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Access and fire hydrant placement will need to be addressed in the site plan phase. Plan approval recommended. Frederick County Public Works: The revised MDP for the proposed Route 50 Assisted Living Facility dated October 27, 2008, has adequately addressed our previous review comments. Frederick County Inspections Department: Comments shall be made at site plan submittal phase. Frederick County -Winchester Health Department: The Health Department has no objection. According to the "Sewer & Water Exhibit", public water & sewer are to be provided. Permits from this office will be required for food preparation facilities. Frederick County Sanitation Authority: There should be sufficient sewer capacity and sufficient water pressure and capacity to serve this project. GIS Department: A new road name is required for the right-of-way. Echo Lane is not available for use in the Frederick County system. Parks and Recreation Department: Plan appears to meet open space requirements. 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. MDP #07-08, Route 50 Assisted Living Facility November 17, 2008 Page 3 B) Location The subject properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies these properties as being zoned A-2 (Agriculture 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 property and all other A-1 and A-2 zoned land to the RA District. The Board of Supervisors approved Rezoning Application #06-08 for the Route 50 Assisted Living Facility on October 22, 2008. This action rezoned the 10.47 acres of land to the B2 (Business General) Zoning District with proffers. D) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The property is located within the County's Sewer and Water Service Area (SWSA). Sewer and Water Service Area defines the general area in which more intensive forms of planned commercial, and industrial development will occur. The property is also located in the area covered by the Round Hill Land Use Plan which was most recently updated on November 11, 2007 and is designated for commercial land use. Transportation: With the rezoning application the applicant proffered to dedicate a 25 foot right-of-way along the rear of the property to allow for the future construction of the Round Hill Road extension as well as a dedication on Ward Avenue to allow for the primary entrance for the site. The applicant has proffered a contribution to the County in the amount of $25,000 for additional road improvements in the vicinity of the development. Site Access: Entrances on the site are limited to three as shown on the proffered GDP from the rezoning and as shown on the MDP. Primary access to the site is via a full entrance on Ward Avenue and a secondary limited access point is proposed on Route 50 (Northwestern Pike) via a right -in right - out only entrance. It has been proffered that the egress from the Route 50 entrance would be restricted to Allegheny Power vehicles. A third access point would be permitted to the rear of this property in the future once the future collector road is constructed. MDP #07-08, Route 50 Assisted Living Facility November 17, 2008 Page 4 Buffers and Screening: The Round Hill Land Use Plan addresses the corridor appearance elements of the Round Hill Community along Route 50. Along Route 50 the Round Hill Land Use Plan recognizes a 50 foot landscaped buffer that promotes the corridor appearance goals of the Comprehensive Plan. The Zoning Ordinance requires that a road efficiency buffer be provided for assisted living facilities located in the B2 Zoning District. With the rezoning for this development, the applicant proffered to provide an "enhanced" road efficiency buffer along Route 50 to implement these requirements. Proffers: See Attached proffers Dated February 22, 2008, revised October 22, 2008. STAFF CONCLUSIONS FOR THE 12/03/2008 PLANNING COMMISSION MEETING: The master development plan for the Route 50 Assisted Living Facility depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance and this MDP is in a form that is administratively approvable. The MDP is also in accordance with the proffers for Rezoning #06-08. All of the issues brought forth by ' the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. Staff is ultimately seeking administrative approval authority of the Master Development Plan. Bowman C 0 h\\A S U L T H Ci November 13, 2008 County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 RE: Route 50 Assisted Living Facility Master Development Plan (MDP) BCG Project'#5132-01' 003 To Whom It May Concern: On Thursday, November 13, 2008, I spoke with Mr. Michael Pointer of Bowman Consulting regarding the referenced project. Specifically, we reviewed the Master Development Plan (MDP), and a detailed explanation was provided concerning the type, quantity, and configuration of the plants comprising the landscape screen proposed along the west boundary of the property. Based upon this discussion, I am comfortable with the proposed landscape screen and do not object to the Master Development Plan (MDP) proceeding for formal review by the Planning Commission and Board of Supervisors. Respectfully Submitted, Q AQ'L ) r ('-YJ/0 g/ Barbara A. Hahn Date 2117 Northwestern Pike Winchester, VA 22603 Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsultidg.com Bowman C O N S U L T I N G • LETTER OF TRANSMITTAL To: Frederick County Date: November 24, 2008 Dept of Planning & Development Project Name: Rte 50 Assisted Living Facility 107 North Kent Street Project Number: 5132-01-003 Winchester, VA 22601 Re: Master Development Plan (MDP) Attn: Eric Lawrence, Director WE ARE FORWARDING THE FOLLOWING ITEMS: X ORIGINALS ❑ REPRODUCIBLES ❑ SPECIFICATIONS ❑ DISKETTE ❑ PRINTS ❑ SHOP DRAWINGS ❑ COPY OF LETTER ❑ OTHER VIA: Hand -Delivery DESCRIPTION Signed MDP Letter from Barbara Hahn Bowman Consulting Group, Ltd. expressly reserves its common law copyright and other property rights in plans transmitted herewith. Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission of Bowman Consulting Group, Ltd. Comments: Attached is a letter signed by Barbara Hahn acknowledging our discussion regarding the proposed buffer landscaping, and approving same. Please advise if you have any questions or concerns. Transmitted by: Rec'd By: BOWMAN CONSULTING GROUP, LTD. (Signature) Michael P. Pointer, ASLA Principal (Printed Name) (Date) 124 East Cork Street, Winchester, VA 22601 Phone: (540) 722-2343 • Fax: (540) 722-5080 • www.bowmanconsulting.com T-7w61I°1el"kr—'�71gN4 1 Yki L1 • COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING December 31, 2008 TO: THE APPLICANT(S) AND/OR. ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #07-08 OF ROUTE 50 ASSISTED LIVING FACILITY On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 14, 2009 at 7:15 p.m, in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #07-08 for Route 50 Assisted Living Facility, submitted by Bowman Consulting Group, for an Assisted Living Facility. The properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and. Route 50, in the Back Creek Magisterial District, and are identified by Property Identification Numbers 53-A-8 i, 53-A-82, 5313-3-24 and 53B-3-25. 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.frederick.va.us. Sincerely, 41, Candice E. Perkins, AICP Senior Planner CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 This is to " certify that the attached correspondence was mailed to the following on { ?, from the Department of Planning and Development, Frederick County, Virginia: - -- - -_- - ---- - -- -- ---- - 53 -A• • 81-A -- - -- 53 A . 81- SMITH PATRICIA M FUNKHOUSER DARLA POE & POE:SHARON S 116 STONEWALL OR 22602.2276 272 HILDA DR WINCHESTER VA CLEARBROOK VA 22624.1475 . .5 - - - - - -- - ------ -- - - - 3 - A- - 86- - -- - 53B �3 - 24 - - O'DONNELL TRUDY POE THE MARATHON BANK 200 WARD AVE WINCHESTER VA 22602 2249 CIO UNITED BANK ATTN ANGIE BOA 514 MARKET ST PARKERS"BURG WV 26101 1 53 -A- - 76- -_ _ - - - - - -- JOHNSON ROBERT B 53B - 3- - 25-PHT�! PROPERTIES LLCI HC 2054 NORTHWESTERN PIKE 115 CEDAR CREEK GRADE j I WINCHESTER VA 22603-3947 WINCHESTER VA 22602.2359 1 52 A L FIRST BANK Bowman 'Consulting 124 East Cork St. - _Winchester, VA 22601L 53B - 1- 1- HAHN BARBARA A i l 2117 NORTHWESTERN PIKE WINCHESTER VA 22603.3954 I 53B 229- BUTCHER TIMOTHY S 113 STONEWALL DR 112 W KING ST STRASBURG VA 22657.2220 53B - 3- - z16- WOLFORR €';UY W & ARMITHA 10F, !T,9i� AVE WINCHESTER VA 22602.2248 Candice E. Perkins, Senior Planner WINCHESTER VA 22602.2277 Frederick County Planning Dept. COUNTY 'OF FREDERIC�K 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 I D__ I 3,t 10 y has personally appeared before me and acknowledged the same in my State and d County aforesaid. Given under my hand this { day of My commission expires on NOTARY PUBLIC "k 3 5 � q `7 q- o4..a. 53B - 3- - 29- • • RITTER CALVIN LEE 152 LINDEN OR WINCHESTER VA 22601.2818 53B - 3- - 35- SCRUGGS JOSEPH I CIO SCRUGGS JOSEPH I PO BOX 243 WINCHESTER VA 22604.0243 53B - 3- - 36- NANBODAN PROPERTIES LLC 2054 NORTHWESTERN PIKE WINCHESTER VA 22603.3947 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING November 21, 2008 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #07-08 OF ROUTE 50 ASSISTED LIVING FACILITY On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, December 3, 2008 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan 907-08 for Route 50 Assisted Living Facility, submitted by Bowman Consulting Group, for an Assisted Living Facility. The properties are located on the south side of Northwestern Pike (Route 50), west of the intersection of Ward Avenue and Route 50, in the Back Creek Magisterial District, and are identified by Property Identification Numbers 53-A-81, 53-A-82, 5313-3-24 and 5313-3-25. 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.frederick.va.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • This is to certi late/the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick Count, Virg•nia: ----��� - - ---- - - - -------- - 53 A 81 A � -- - - -- 53 -A- • 81- FU0:II0LISER DARL! i JE & POE SHARON S 272 HILDA OR 226241475 CLEARBROOK VA - - _ 53B - 3• - 24- THE MARATHON BANK CIO UNITED BANK ATTN ANGIE BOA 514 MARKET ST PARKERSBURG WV 26101 53B .3- 25- PHTH PROPERTIES LLC 1151 CEDAR CREEK GRADE WINCHESTER VA 22602.2359 Bowman Consulting -' 124 E. Cork St. Winchester, VA 22601 i I SMITH PATRICIA M 116 STONEWALL DR WINCHESTER VA 22602-2276 53 A- 86- O'DONNELL TRUDY POE 200 WARD AVE WINCHESTER VA 22602-2249 53 -A- - 76- JOHNSON ROBERT B 2054 NORTHWESTERN PIKE WINCHESTER VA 22603-3947 52 - A- - L- FIRST BANK 112 W KING ST STRASBURG VA 22657.2220 53B -1- - 1- HAHN BARBARA A 2117 NORTHWESTERN PIKE WINCHESTER VA 22603.3954 2.. 24. B ITCHF7. `;,iM677IY S 1 113 STONEWALL DR WINCIyF:STEIi VA 22602 2277 Candice E. Perkins, Senior Planner Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do reby certify that Can ' e E. Perkins, Senior Planner fort e Department of Planning and Development, whose name is signed to the foregoing, dated at - , has personally appeared before me and acknowledged the same in iny Sta e and County aforesaid. Given under my hand this 2�Id— day of zi�__ ��e2? My commission expires on�lj,,-,3J Emy� BEVERLY H. DELLINGER NOTARYID # 331878 NOTARY PUBLICNOTARY BLIC MMONWEALTH OF VIRGINIACOMMISSION EXPIRES JULY 31, 2011 u».1.� �3 - 20- 'tr, " fORD GUY W a AWAITHA 108 WARD AVE WINCHESTER VA 22602-224^ 53B - 3- - 29- BITTER CALVIN LEE 152 LINDEN OR WINCHESTER VA 22601-2818 53B - 3- - 35- SCRUGGS JOSEPH I CIO SCRUGGS JOSEPH I PO BOX 243 WINCHESTER VA 22604.0243 53B - 3- - 36- NANBODAN PROPERTIES LLC 2054 NORTHWESTERN PIKE WINCHESTER VA 22603.3947 Y 4 TO:BARBARA-DATA PROCESSING A-1) 538 3-`1 FROM: BEV - Pla ning Dept. Please print sets of by P/(lisass 1�ii i7 �HANK3� Agiac6nt Owners/ Par6el Numbers Route 50 Assisted Living Facility est. _ Pa ID #: 53B-2-24 Zoned: Owner: Judy Puffinberge`_ PO Box 113 Winchester, VA 22604 Parcel ID #: 53B-1-1 Zoned: RA Owner: Barbara A. Hahn 2117 Northwestern Pike Winchester, VA 22603 Parcel ID #: 53B-2-29 Zoned: RA Owner: Timothy S. Butcher 113 Stonewall Drive Winchester, VA 22602 Parcel ID #: 53-A-81A Zoned: RA Owner: Patricia M. Smith 116 Stonewall Drive Winchester, VA 22602 V South: Parcel ID #: 53-A-86 ✓ Zoned: RA____ Owner: Trudy Poe O°Bonaell 200 Ward Avenue Winchester, VA 22602 On -Site Easement The Potomac Edison Company DB 783, PG 941 Allegheny Power Service Corp. West Winchester Substation Address: 882 Baker Lane Winchester, VA 22603 Location: Echo Lane off of Route 50w 1444 (�4 5� • • East: Parcel ID #(s) /Coned: ✓ Owner: Parcel ID #(s) Zoned: Owner: 53 B-3- RA The Marathon Bank PO Box 189 Dunbar, WV 25064 53B-3-26, 53B-3-27, 53B-3-28 RA Guy W. & Armitha Wolford 108 Ward Avenue Winchester, VA 22602 Parcel ID #: 53B-3-29, 53B-3-30, 53B-3-31, 53B-3-32 Zoned: RA Owner: Calvin Lee Ritter 152 Linden Drive Winchester, VA 22601 Parcel ID #: 53B-3-35, 53B-3-33, 53B-3-34 ✓ Zoned: RA Owner: Joseph I. Scruggs PO Box 243 Winchester VA 22604 ` Parcel ID #: 53B-3-36, 53B-3-37, 53B-3-38 V Zoned: RA Owner: Nanbodan Properties LLC 2054 Northwestern Pike Winchester, VA 22603 0 • COUNTY of FREDERICK Department of Public Works 5401665-5643 FAX: 540/678-0682 November 6, 2008 Mr. Christopher Oldham Bowman Consulting Group, Ltd. 124 East Cork Street Winchester, Virginia 22601 RE: Master Development (MDP) Plan for Route 50 Assisted Living Facility Frederick County, Virginia Dear Mr. Oldham: The revised MDP for the proposed Route 50 Assisted Living Facility dated October 27, 2008, has adequately addressed our previous review comments. Sincerely, Harvey E. Strawsnyder, Jr., P.E. ICAO Director of Public Works HES/rls cc: Mike Ruddy, Planning and Development file T:\rsargent\Rhonda\TEMPC bftKl&"ffDj,'yMRfi TCI" i0a 22601-5000 0 BowmanNOV , 2 200$ C O N S U L T I N G November 12, 2008 Mr. Eric R. Lawrence, AICP Planning Director County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 RE: Route 50 Assisted Living Facility Master Development Plan (MDP) BCG Project #5132-01-003 Dear Mr. Lawrence: This correspondence is in follow-up to our conversation on November 10, 2008 concerning the referenced Master Development Plan (MDP) application, and more particularly our efforts to reach Ms. Barbara Hahn, a nearby property owner, to obtain her acknowledgement of the landscaping proposed along the west project boundary. As per our discussion, Ms. Hahn does not have a listed phone number, and attempts to reach her by visiting her property have thus far been unsuccessful. Due to the unlisted status of her phone number, initial contact was made with Ms. Hahn by letter sent via certified mail, which included a copy of the MDP and proposed landscaping plan. The letter and MDP were delivered on November 5, 2008, per the return receipt signed by Ms. Hahn. A copy of this letter is attached for your records. Note that the intent of the letter was to initiate a meeting with Ms. Hahn to discuss the MDP and buffer yard plantings in greater detail; however, no response was received from Ms. Hahn subsequent to her receipt of the letter and MDP. In follow-up to delivery of the certified mail letter, I conducted two visits to Ms. Hahn's property in an effort to discuss the MDP and secure her consent to the proposed buffer landscaping. These visits occurred on Saturday, November 8, 2008, and Monday, November 10, 2008. No one answered the door in either instance. I placed business cards in the storm doors on both the front and side entrances to the dwelling, with a note requesting that Ms. Ilahn contact me. I further attempted to visit Ms. Hahn's neighbors (Smith and Whitacre) in an effort to gather information concerning her likely availability, but was unable to obtain any feedback of value. I intend to continue my efforts to contact Ms. Hahn to discuss the application with her. I will keep you updated on my progress, and will submit any formal response received from Ms. Hahn to you for inclusion with the official record of the MDP. Bowman Consulting Group, Ltd. 124 East Cork Street • Winchester,VA 22601 Phone: 540.722.2343 • Fax: 540.722.5080 • www.bowmanconsulting.com Mr. Eric R. Lawrence, AIC0 November 12, 2008 Page 2 of 2 I appreciate your agreement to include the MDP application on the Planning Commission's December 3, 2008 agenda. Should you have any questions or require additional information, please do not hesitate to contact me. Sincerely, BOWM CONSUL NG GROUP Michael P. Pointer, AS A Principal Attachments cc: Mr. Bo Cook, Jr. — HHHunt Mr. Thomas M. Lawson — Lawson & Silek Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsultiniz.com To: Frederick County Dept of Planning & Development 107 North Kent Street Winchester, VA 22601 Attn: Eric R. Lawrence, AICP LETAR OF TRANSMITTAL Date: 1 1 / 12/2008 Project Name: Rt 50 Assisted Living Facility Project No: 5132-01-003 Re: Master Development Plan (MDP) Via: Hand -Delivery We are forwarding: Documents QUANTITY DESCRIPTION I Letter to Eric Lawrence dated November 12, 2008 Copy of Letter to Barbara Hahn dated November 3, 2008 I Copy of Certified Mail Return Receipt dated November 5, 2008 COMMENTS cc: W. R. "Bo" Cook, Jr., HHHunt Corporation; Thomas "Ty" Lawson, Lawson & Silek, PLC Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Michael P. Pointer, ASLA Confirmation of Receipt Required: Yes received by: (Signature) (Print Name) (Date) Recipient Copy 1111212008 9 LAWSON AND SILEK, P.L.C. 120 EXETER DRIVE, SUITE 206 POST OFFICE BOX 2740 wiNcHEsTERAA 22664 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 Nov 1 0 2008 THOMAS MOORE LAWSON • TLAWSON(R7.LSPLC.COM November 10, 2008 Eric R. Lawrence, AICP, Deputy Director Candice E. Perkins, AICP, Senior Planner The Department of Planning and Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Re: Route 50 Assisted Living Facility Our File No. 877.002 Dear Candice and Eric: As you know, I represent HH Hunt, who is the contract purchaser for the assisted living facility, which was approved for rezoning on October 22°d. The master development plan has been submitted to the County by Bowman Engineering, and I understand it fully complies with all administrative requirements for master development plans. Further, as I understand it, the next step is to put this matter before the Planning Commission for their recommendation. It is also my understanding that the next available Planning Commission date is December 3, 2008. Kindly place this matter on the December 3`d Planning Commission agenda. Thank you for your attention to these matters. We look forward to receiving a favorable report from Staff and seeing you at the December 3`d public meeting. If you should have any questions, please do not hesitate to give me a call. V trul urs, L�'�� Th as oore Lawson TML:sih cc: HH Hunt FRONT ROYAL AROWs: rosy OrrlcE BOX 603, FRONT RorAL, VnclNu 226", TELErHONE: (50) 635-%13, FACSIMILE: (50) 635-4M31, X MA1L: 61LERJ*LYNXCONNECT.COM F"RrAx AnnRERS: 1"" MAIN STREET, SUITE 200, FAWAE, VIRGINIA 22930, TnzrxoNE: (763) 352-2615, FACsmuLE: (707) 352-41M E-MAIL: THOMA60.LAW9ON*VE1IZON.NET 0 Bowman C O N S U L T I N G • LETTER OF TRANSMIMAL 2003 Ta: Frederick County Date: November 10, 2008 Dept of Planning & Development Project Name: Rt 50 Assisted Living Facility 107 North Kent Street Project Number: 5132-01-003 Winchester, VA 22601 Re: MDP Sets Candice Perkins WE ARE FORWARDING THE FOLLOWING ITEMS: ❑ ORIGINALS X PRINTS VIA: Hand -Delivery ❑ REPRODUCIBLES ❑ SHOP DRAWINGS ❑ SPECIFICATIONS ❑ COPY OF LETTER ❑ DISKETTE ❑ OTHER QUANTITY DESCRIPTION 44 Sets MDP Sets for December 3, 2008 Planning Commission Agenda. 1 VDOT approval. 1 Public Works approval. Bowman Consulting Group, Ltd. expressly reserves its common law copyright and other property rights in plans transmitted herewith. Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission of Bowman Consulting Group, Ltd. Comments: The attached MDP sets have been revised pursuant to all review agency approvals, and replace those originally submitted on 10/27/08. Transmitted by: Rec'd By: BOWMAN CONSULTING GROUP, LTD. Michael P. Pointer, ASLA Principal (Printed Name) (Signature) 124 East Cork Street, Winchester, VA 22601 Phone: (540) 722-2343 • Fax: (540) 722-5080 - www.bowmanconsulting.com (Date) 0 / -6Lr-01-003 ? �COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 BOWMAN CONSULTING November 6, 2008 NOV 0 7 2008 RECEDED Mr. Christopher Oldham Bowman Consulting Group, Ltd. 124 East Cork Street Winchester, Virginia 22601 RE: Master Development (MDP) Plan for Route 50 Assisted Living Facility Frederick County, Virginia Dear Mr. Oldham: The revised MDP for the proposed Route 50 Assisted Living Facility dated October 27, 2008, has adequately addressed our previous review comments. Sincerely, Harvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Mike Ruddy, Planning and Development file T:\rsargent\Rhonda\TEMPO+I NWJMKVM'RDI,I'M6faf,C pia 22601-5000 • CJ From: Smith, Matthew, P.E. NOV 1 0 2008 To: Chris Oldham; cc: Candice Perkins; Michael Pointer; Chris Mohn; Smith, Matthew, P. Subject: Route 50 Assisted Living Facility - VDOT Comments to Revised MDP Date: Monday, November 03, 2008 11:33:01 AM Attachments: 10-31-2008-Rt. 50 Asst living fac MDP Sheet 3.pdf 10-31-2008-Rt. 50 Asst living fac MDP Sheet 4.pdf A VDOT review has been conducted on the attached revised master development plan for the Route 50 Assisted Living Facility. This master development plan appears to have a measurable impact on Route 50 and Route 1317, Ward Avenue. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT approves this revised master development plan. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. Matthew B. Smith, P.E. Residency Staff Engineer VDOT - Edinburg Residency 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540) 984-5615 Fax # (540) 984-5607 Bowman CON Sc,LriNc Nov 52008 November 3, 2008 Ms. Barbara Hahn 2117 Northwestern Pike Winchester, VA 22603 Delivered via Certified Mail RE: Route 50 Assisted Living Facility - Master Development Plan (MDP) Poe — Funkhouser Property BCG Project #5132-01-003 Dear Ms. Hahn, Bowman Consulting represents the HHHunt Corporation in the development of an assisted living facility on the Poe — Funkhouser property, which fronts Route 50 and adjoins the United Bank parcel. The subject site is virtually adjacent to property of which you are the record owner, and is separated from your property by a twenty (20) foot wide reserve strip. The rezoning enabling development of the assisted living facility was approved by the Frederick County Board of Supervisors on October 22, 2008. We have recently submitted the Master Development Plan (MDP) for the project to the Frederick County Planning Department, and were asked to provide you with a copy to ensure your awareness of the project. This stage of the development review process includes an increased level of detail regarding the site improvements associated with the planned facility, and ensures that the commitments made through the rezoning are properly implemented. Included with this letter is a copy of the MDP for your reference, to include the proposed buffer and landscaping plan. The building will be a one-story structure that will be situated at an elevation (ground level) that is approximately the same as your dwelling. A buffer area fifty (50) feet in width will be provided along the length of the property boundary (25 feet of which must be preserved as "inactive" open space). Consistent with the buffer and screening requirements of the Frederick County Zoning Ordinance, a board on board (opaque) fence six (6) feet in height will be installed along the boundary, and a landscape screen consisting of a mix of deciduous and evergreen plant materials will also be provided within the buffer area. At maturity, these plants will reach heights of approximately twelve (12) to fifteen (15) feet. Bowman Consulting Group, Ltd. 124 East Cork Street * Winchester,VA 22601 Phone: 540.722.2343 R Fax: 540.722.5080 © www.bowmanconsulting.com l Ms. Barbara Hahn • • November 3, 2008 Page 2 of 2 Note that all plantings located within the buffer will be installed internal to the site, on the opposite side of the fence from the reserve strip and your properties. Of course, the existing mature trees located on your parcel as well as on the subdivision's reserve strip will not be impacted by the planned development. As noted above, we want to ensure that you are fully aware of the planned assisted living facility on the Poe — Funkhouser property, and particularly informed about the landscaping and other buffer features proposed with the project. Such landscaping and buffering is intended to minimize the visual impact of the planned facility on you and your neighbors, and we are confident that the combination of plantings, fencing, and open space will achieve this goal. I would welcome the opportunity to meet with you to review these features in greater detail and discuss any questions or concerns you may have about the planned facility. Should you desire such a meeting, please contact me at your earliest convenience and we will make arrangements accordingly. I can be reached by phone at (540) 722-2343, or by email at mpointerkbowmancg com. Sincerely, BOWMAN CONS TING GROUP Mi hael P. Pointer, ASLA Principal Attachment cc: W. R. `Bo" Cook, Jr. Candice Perkins, Frederick County Planning P:\5132 - Route 50 Assisted Living\5132-01-003 (PLN)\Admin\Correspondence\Sent\November 3, 2008 to Barbara Hahn.doc • 0 ■ Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. ■ Print your name and address on the reverse so that we can return the card to you. ■ Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: ins . B1e,6'qRfi //gHN 011 NaRTNW& sT�R4 >I � iNC�Ht=�TE/P, V'4 � �o A. Sq' nnature �[) 6 / ❑ Agent 1/ (J ❑Addressee B. Received by (Printed Name) C. Date of Delivery Y4 A A / (A D. Is delivery address different from item 1? ❑ Yes if YES, enter delivery address p No 3. Service Type Certified Mail ❑ Express c� ❑ Registered ❑ Retu r Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number (Transfer from service label) j 7003 0500 0004 3012 5909 7 PS Form 3811, August 2001 Domestic Return Receipt 2ACPRI-03-P-4081 UNITED STATES POSTAL SERVICE First -Class Mail Postage & Tees Paid USPS Permit No. G-10 • Sender: Please print your name, address, and ZIP+4 in this box • �pWmpAl C GdsuLrNq �/QUuP /'? / EAsr COAK S'��Er Soa3 V1q I t,rtltrtirtrtirrll,�rrr,tl,I,trllr,�,�i�trrll�rrl,lit, 1,11111 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 24, 2008 Mr. Michael Pointer, ASLA Bowman Consulting Group 124 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Route 50 Assisted Living Facility Property Identification Numbers (PINs): 53-A-81, 53-A-82, 53B-3-25 Second Review Dear Mr. Pointer: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as the Route 50 Assisted Living Facility. Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Site and Zoning Data. On the coversheet, note 11 needs to be revised to remove the statement about open space not being required. 2. Site Tabulation. On the coversheet, under the site tabulation the total allowed building area (per proffer 1.1) needs to be provided. 3. Owner Signature. Signature blocks for the owners need to be provided on the coversheet. 4. Parcel 53B-3-24. Until the lot consolidation is completed for the 5' strip this entire parcel and its owners need to be included with the MDP application. 5. Proffers. On sheet 3 all the proffered improvements need to reference their proffer number. 6. Environmental Features. The environmental features table on sheet 2 needs to include the total and percentage of any features being removed. 7. Proffers. The approved proffers and GDP need to be provided on sheet 4. 8. Road Efficiency Buffer. The road efficiency buffer needs to be expanded as indicated on sheet 3. 9. Parking Lot Outline. While the previous comments stated that all proposed improvements needed to be removed, the parking lot/driving lane outline should be provided on the MDP. 10. Underground Electric Lines. Indicate how the required buffer plantings will be installed within the inactive buffer area that also contains the underground electric lines. Provide clarification that the plants allowed by Allegheny Power are consistent with County required trees. 11. Plant List. Remove the plant list from sheet 3. 12. Power Line. There is a power line running through the property, indicate on the MDP if this will be removed or relocated. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Michael Pointer RE: Route 50 Assisted Living MDP October 24, 2008 Page 2 13. Interparcel Connections Proffer 3.3. Indicate on the MDP how proffer 3.3 will be implemented. It appears that the potential connection points shown on the previous draft of the MDP need to be shown on the revised MDP. In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review 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 Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Ca-'Ince E. Perkin4s,A I 4C Senior Planner CEP/pd Attachment V Ml=ERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 July 21, 2008 Mr. Michael Pointer, ASLA Bowman Consulting Group 124 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Route 50 Assisted Living Facility Property Identification Numbers (PINS): 53-A-81, 53-A-82, 5313-3-25 First Review Dear Mr. Pointer: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as the Route 50 Assisted Living Facility. Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: l . MDP Application. The MDP application needs to be revised to reflect that this is an "original" application, not amended. 2. B2 Requirements. The requirements for the B2 Zoning District need to be provided on the coversheet. 3. Site and Zoning Data. On the coversheet, some of the notes need to be removed as indicated. A note needs to be added that states that all utilities must be underground. 4. Environmental Features. Note 14 needs to be shown in a table on sheet 2. 5. Proffers. A proffers sheet needs to be included in the MDP. 6. MDP Detail. The Master Development should only show items like access points, buffers, road improvements, utilities and the like. The buildings and parking areas need to be removed from the plan as those will be determined at the site plan stage. 7. Ward Avenue. Any improvements being made to Ward Avenue need to be shown on this MDP. 8. Route 50 Buffer. The Route 50 buffer needs to meet the requirements of a road efficiency buffer in accordance with § l 65-48.5. 9. Sidewalk. The sidewalk needs to be shown on the Route 50 buffer detail. 10. Easements. The existing access easements located on the property need to be vacated. 11. Setbacks. The driveway entrance located on 53B-3-25 needs to be located at least five feet from property lines. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 i Mr. Michael Pointer* RE: Route 50 Assisted Living MDP July 21, 2008 Page 2 12. Suffers. The buffers are listed as "enhanced" buffers, but the term enhanced is not explained. The number of trees and shrubs and the types need to be specified in the detail. Also, the zoning district buffer is required to have a six foot opaque element (fence, wall, berm). 13.Interparcel Connections. There are various locations labeled as "possible Interparcel connections", these Interparcel connections should be provided with this master development plan. In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review 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 Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, I l Candice E. Perkins, AICP Senior Planner CEP/bad Attachment 0 Bowman June 26, 2008 Ms. Candice Perkins, AICP Senior Planner Frederick County Dept. of Planning & Development 107 North Kent Street Winchester, Virginia 22601 RE: Route 50 Assisted Living Facility Master Development Plan Agency Review BCG Project #5132-01-003 Dear Ms. Perkins, Attached, please find our submission of the Route 50 Assisted Living Facility Master Development Plan (MDP) for Frederick County Department of Planning & Development agency review. This package includes a three sheet plan set that coincides with a Rezoning submission package in final review (post - agency review) co -delivered with this application to Michael Ruddy. As discussed with Mr. Ruddy, our intention is to be able to have both applications reviewed together by the Planning Commission and the Board. We submitted both applications in January to all review agencies but were asked to hold the Planning Development copy until we addressed rezoning application review comments. We have incorporated all revisions based on all review agency comments in both applications. Please do not hesitate to contact us with any questions and thank you for your assistance with this project. Sincerely, BOW T ONS G GROUP Michael P. Pointer, ASLA Principal cc: Mr. Bo Cook, HHHunt Corporation Mr. Thomas Lawson, Lawson & Silek Attachments P:\5132 - Route 50 Assisted Living\5132-01-003 (PLN)\Admin\Correspondence\SentVune 26, 2008 to Candice Perkins.doc Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com cod - Aw COUNTY. of FREDERICK " Department of Public Works ® 5401665-5643 FAX: 540/678-0682 1738 April 10, 2008 S RECEIVED Mr. Christopher Oldham Bowman Consulting Group, Ltd. 124 East Cork Street Winchester, Virginia 22601 RE: Rezoning Application and Master Development (MDP) Plan for Route 50 Assisted Living Facility Frederick County, Virginia Dear Mr. Oldham: We have completed our review of the rezoning application and MDP for the proposed Assisted Living Facility located off of Route 50 in Frederick County, Virginia and offer the following comments: 1. Refer to the Impact Analysis under suitability of the site: The discussion of the bedrock should be expanded to address the potential for sinkhole development within the limestone which underlies the entire site. 2. Refer to the Impact Analysis under drainage: Indicate if there are sufficient off -site drainage channels and/or culverts to accommodate the storm flows derived from the proposed stormwater management facility. Also, indicate if the proposed stormwater pondwill be designed as a BMP facility to attenuate storm flows and maximize nutrient removal. 3. Refer to Impact Analysis under Solid Waste Disposal Facilities: Expand the narrative to include an estimate of the yearly solid waste in tons produced by the proposed development. 4. Refer to Impact Analysis under Impact on Community Facilities: Explain the reference to the impact on the City of Winchester when Frederick County provides all the services required by the proposed development. 107 North Kent Street • Winchester, Virginia 22601-5000 Route 50 Rezoningtp,__ation and Master Development On Page 2 April 10, 2008 Refer to the Wetland Assessment prepared by ECS: This assessment indicates a topographic high of 825 MSL with approximately 20 feet of total relief. This observation is in conflict with the plan of the existing natural conditions prepared by Bowman Consulting which indicates a topographic high of 843.6 with approximately 35 feet of relief. This conflict needs to be corrected. 6. Refer to the MDP, sheet 2 of 3: Delineate any karst features which could impact the site development. 7. Refer to the MDP, sheet 2 of 3: Indicate the locations of any existing wells and/or drainfields which will need to be properly abandoned to accommodate development. These features currently exist on the property identified as Map I.D: 5313-3-25. 8. Refer to the MDP, sheet 3 of 3: Any site development should be designed to insure that storm runoff is diverted to the proposed stormwater management/BMP facility and away from the single family residences fronting on Ward Avenue. I can be reached at 722-8214 if you have any questions concerning the above comments. Sincerely, Harvey E. Strawsnyder, Jr., P.E. Xk Director of Public Works HES/rls Cc: Mike Ruddy, Planning and Development file U:\rsargent\Rhonda\TEMPCOMMENTS\RT50WASSISTEDLIVINGREZ&MDPCOM.doc �-4 Frederick County, Virginia Master Development Plan Application Package 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 Yes No -%/— 1. Name of proposed development. ✓ 2. Name, address, and telephone number of owner. ✓ 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. ✓ (0 Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should — — be cited. f 8. 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. 10. Magisterial District. 1� 11. Sheet size less than 42 inches. Page 13 1 0 0 Frederick County, Virginia Master Development Plan Application Package General Information Yes No ✓ 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. ✓ 3. North Arrow. ✓ 4. Legend describing all symbols. . ✓ 5. Surveyed boundaries of all lots and parcels. ✓ 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. 10. Location of proposed uses (location, boundaries, arrangement). r-J IA' 11. Location and treatment of historic structures and sites. /J ( _ 12. History of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental features: floodpla.ins, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 44. Amount and percentage of disturbed and protected land in common open space. Page 14 Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. 4. Number of dwelling units (by type, phase, and in total). Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No ✓ 1. Location of adjoining streets and utilities. ✓ 2. Location, arrangements, and right-of-way widths of roads and property access. -- if"u- ce, l 3. Location and arrangement of street entrances, driveways, and parking areas. ✓ 4. Location of entrances to the development from public streets. Type of road design (rural or urban). 6. Use of inter -parcel connectors. Page 15 0 Frederick County, Virginia Master Development Plan Application Package 7 Other Design Information Traffic impact analysis. To be submitted to the Virginia Department of Transportation. Location of sewer and water mains with statements concerning the connection with and availability of facilities. Location and arrangement of electric and gas utilities. Yes No ✓ 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. ✓ 2. Plan for stormwater management. Location of stormwater facilities. ✓ Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) S.i Location of environmental protected areas to be included in common open space. Page 16 0 0 Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 0 0 Frederick County, Virginia Master Development Plan Application Package Request far Master Development Plan Comments Virginia Department of Transportation Mail t Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicants Name: HHHunt Corporation _ Address: 117 Edinburarh South, Suite 100 Cary, NC 27511 Phone Number: (919) 4 61- 0 5 8 7 Name of development and/or description of the request: Route 50 Assisted Living Facility Location of property: The property is located between the intersections of Ward Ave and Rte _50_(to the east) and Round Hill Rd and Rte 50 (to the west) on the south side of Rte 50. Virginia Department of Transportation's Comments: See attached email from VDOT to Bowman Consulting Group dated may . Page 20 Route 50 Assisted Living Facility - HHHunt Corporation - VDOT Comments to MDP Page 1 of 2 .. • • Chris Oldham From: Cody Francis Seat: Thursday, May 15, 2008 10:47 AM To: Chris Oldham; Michael Pointer; Eric Meske Subject: FW: Route 50 Assisted Living Facility - HHHunt Corporation - VDOT Comments to MDP Attachments: SCN_20080512122158_001.pdf J.W. Cody Francis, P.E. Bowman Consulting Group 571-436-1002 cell From. Funlchouser, Rhonda [mailto:Rhonda.Funl<houser@VDOT.Virginia.gov] On Beha9f Of Ingram, Lloyd Seat: Monday, May 12, 2008 12:25 PM To. Cody Francis Cc: Ingram, Lloyd; Eric Lawrence Subject: Route 50 Assisted Living Facility - HHHunt Corporation - VDOT Comments to MDP The Master Development Plan for this property appears to have a measurable impact on Route 50, the VDOT facility which would provide access to the property. VDOT has the following comments: ® Cross section of internal and external roadway does not show improvements to Route 50. ® Plan does not reflect Comprehensive Plan Road Improvements. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. <<S C N_20080512122158_001. pdf>> Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike 5/20/2008 Route 50 Assisted Living Facility - HHHunt Corporation - VDOT Comments to MDP Page 2 of 2 ! • Edinburg, Virginia 22824 Thane #(540) 984-5611 Fax #(540) 984-5607 5/20/2008 From LIFESAFE 4 00/2008 16:08 #807 P.001/002 Fredeftk County Fire and Rsscue",-,'., Office t the Five Ngaysshai Flee Review and CommsnL-, Control number Date received Date reviewed Date Revised MO P08 - 000 3 2/19/2008 2/2012008 Project Name Applicant Route 50 Assisted Living Facility HHHunt Corporation Address City State Zip Applicant Phone 117 Edinburgh South. Suite 100 Cary NC 27511 919-461-0587 Type Application Tax ID Number Fire District Rescue District Master Development 53-A-81, etc. 15 15 Current Zoning Election District RA Recommendations Back Creek Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes No Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified Not Identified Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Not Identified No Emergency Vehicle Access Comments Access Comments Additional Comments Access and fire hydrant placement will need to be addressed in the site plan phase. Plan Approval Recommended Reviewed By Signature Yes J. Neal Title ����'%-. �--........... Bowmm CONSULTING FEE, 2 0 2008 REU r V E© • 9 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department RECEIVED Mail to: Hand deliver to: FEB Frederick County Inspections Department 4th Floor 9 Z008 Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VANORI;j Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: HHHunt Corporation Address: 117 Edinburgh, Sputh, Suite 100 Cary, NC 27511 Phone Number: (919) 4 61- 0 5 8 7 Name of development and/or description of the request: Route 50 Assisted Living Facility Location of property: The property is located between the intersections of Ward Ave and Rte 50 (to the east) and Round Hill Rd and Rte 50 (to the west) on the south side of Rte 50. Frederick County Inspections Department's Comments: 7-N&110 Frederick County Inspections Department use only Date received Review Number: 1 2 3 5 (please circle one) Date reviewed Date awroved XRevision required Page 23 0 i DI I Frederick County, Virginia Master Developmen�q66P lain Application Package Request for Master Development Plan Comments 5-A— � I Frederick County -Winchester Health Department D Mail to: Hand deliver to: o 21'2- Frederick-Winchester Health Department 2nd Floor, Suite 200 Attn: Sanitation Engineer 107 N. Kent Street 107 N. Kent Street, Suite 200 Winchester, Virginia Winchester, Virginia 22601 (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: HHHunt Corporation Address: 117 Edinburgh South, Suite 100 Cary, NC 27511 Phone Number: (919) 4 61- 0 5 8 7 Name of development and/or description of the request: Route 50 Assisted Living Facility ) Location of property: The property is located between the intersections of Ward Ave and Rte 50 (to the east) and Round Hill Rd and Rte 50 (to the west) on the -;south side of Rte 50. Freyerick County -Winchester Health Department's Comments: D . _ .. n -4 . I tin - i 'Y-- Frederick County - Winchester Health Department use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date 2 Q 0 Page 29 RECEIVED ft9 19 `1008 1. • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City,'Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: HHHunt Corporation Address: 117 Edinburgh South, Suite 100 Cary, NC 27511 Phone Number: (919) 4 61— 0 5 8 7 Name of development and/or description of the request: Route 50 Assisted Living Facility Locationofproperty: The property is located between the intersections of Ward Ave and Rte 50 (to the east) and Round Hill Rd and Rte 50 o the west) on the south side of Rte 50. Frederick County Sanitation Authority's Comments: Tii�16— "OULd AA.FSSol4 7 SFRyF cr�n WMD FEB 19 2 8 I�q V FCSA Page 22 0 • ------------------- �� 8 Request Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensdre their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: HHHunt Corporation Address: 117 Edinburgh South, Suite 100 Cary, NC 27511 Phone number: (919) 461-0587 Name of development and/or description of the request: Route 50 Assisted Living Facility Location of property: The property is located between the intersections of Ward Ave and Rte 50 (to the east) and Rn„nd N; i i u,a —i r>4-- an (to the west) on the south side of Rte 50. GIS Dept. Comments: h ',I(y�,*1�.D.. 0 and- nI •s � nil ._.A.l II . n _ 1 I___I 1.' • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency,with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: HHHunt Corporation Address: 117 Edinburgh South, Suitt 100 Cary, NC 27511 Phone Number: (919) 4 61— 0 5 8 7 Name of development and/or description of the request: Roy 0 A listed Living Facility Location of property: The property islocated between bhe intersections of Ward Ave and Rte 50 (to the east) and Round Hill Rd and Rte 50 (to the west) on the south side of Rte 50. Department of Parks and Recreation's Comments: Plan appears to meet open space requirements. Page 28 2008-Mar-13 08:24 AM Frederick County Public School 5406624237 3/3 I • is Request Master Development Plan Comments Superintendent of Frederick County Public Schools Mail to: Frederick County Public Schools Attn: Superintendent P.P. Box 3508 Winchester, Virginia 22604 (540) 662-3888 Hand deliver to; Frederick County Public Schools Attn: Superintendent School Administration Building 1415 Amherst Street Winchester, Virginia Please fill out the information as accurately as possible to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. s Name: HHHunt Corporation 117 Edinburgh South, Suite 100 arv. NC 27511 ne number: _(919) 461.-0587 ie of development and/or description of the request: oute 50 Assisted Living Facili �J Lora#ion of property_ The property is loeati?d between the intersections oA Waxd Ave and Rte 50 (to th c� east )• and Round Hill Rd and late 50 (to the west) on the south side of Rte 50. Co {unty Public School Comment: (,Q)e-- 6g�A- VLO fV l I7iilei)cce' ec� �' r Date'revisiou rcceivei%;: b'ate'a "rori6d : ` i rricvul �let'e'iicon7! Iei)e Dire icvycd. Be " - i.• :fir : .%I_a ..•::'' _ • Slgu�tureand.Dafe: ,�: `r• -.:� r; -.:': - JUN-03-2008 15:12 Lard Fairfax Health Uistr 540 722 3479 �j P.01/02 - `�+� . +1�%,.&&w"K A-Lgw JLL ll lu10Zk ?off 0�- v03 107 N. Kent St. Winchester, Virginia 22601 BOVV A, AA! CO'V;3ULTING (540) 722-3480 FAX (540) 722,3479 JUN p 3 2008 Counties of Clarke. Frrederick Page, Shenandoah, 6Yar7,en, and City of Winchester RECEIVED TO: FAX #: FROM: THE TOTAL, NUMBER OF PAGES YOU SHOULD] RECEIVE INCLUDING THIS COVED SHEET IS FWA i A 1„ . '.JUfN-03-2008 15 : 12 FA.IRF.AX ALTH DISTRICT Lord Fairfax Health•, Distr i .. ua.iu�.J �41 ilVtiJ LJi 1141J�4111V1L6 taztix IC,eot Street �- Suite 2b 1 inchester, Virginia 22601 Tel. (540) 722-3480 - Fax (540) 722-3479 . www.vdh,virainia.gov Prospective Pro. 540 722 3479 P.02/02 i fO�W'l I YJJ Y V. WARNENT 116T HWTH 'pmWi7. YW: eWro Mon, J Me Search of .Records me of Person Requesting Information:., _j�5h .n.� ❑ Owner ❑ Agent :et: City: State: Virginia Zip: ne Pllone #: `� - �2� -:)-3'5Cell Phone #: xse Read and &?,, t Below: i requesting the Information listed above form the health department pules under the FREEDOM OF ORM.ATION ACT. I understand that the fee will be $5.00 foreach nroyerty searched... I understand that this Th may not be completed at the time of request; I will receive the requested iuforumtion within five (S) business 9 if we have th ueste jAformatlon on file. . aature: rch For (check all that annlv): Septic Permit Records Cerdfication Letter Plats/Drawings Soil Work IMap#: CMap #: cMap #: tr septictwell installed: 11 "i ❑ Completion Statements Operations Permit ❑ As Built Drawing ❑ Correspondence :ords under the names) of; Will Date: 11� - 3-cF/e &Well Permit Records � ❑ Well Driller's Report ❑ Water Vest Report F Other: - - - - - - ^S7ecfion7B16ck7'Lof - - - - - - - - - - -- Section /BlockALot #: Section /Bllock/Lot #: Section /Block/Lot #: Subdivision Name: ase Note: L septic system was installed between 1948 and 1981, please provide the name(s) of the person who had system installed or a list of owner's dating back to when the house was built. No records prior to 1948 available from the health department .MQ'r �rs ceived by: �4evlcd- mpleted by: ked Up By, t74rW%T. `tom+ Vogl No Matching Information Found. � .� Date: Total Pa s. Y Date: Amount Due $ Ilri, r � A! /R .r *.. J TOTAL P.O2 �D 15 �,'-ol vas October 24, 2008 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 BOWMAN 0MAULIVO Mr. Michael Pointer, ASLA OCT 2 4 2000 Bowman Consulting Group 124 East Cork Street RECLAVED Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Route 50 Assisted Living Facility Property Identification Numbers (PINS): 53-A-81, 53-A-82, 53B-3-25 Second Review Dear Mr. Pointer: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as the Route 50 Assisted Living Facility. Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Site and Zoning Data. On the coversheet, note 11 needs to be revised to remove the statement about open space not being required. 2. Site Tabulation. On the coversheet, under the site tabulation the total allowed building area (per proffer 1.1) needs to be provided. 3. Owner Signature. Signature blocks for the owners need to be provided on the coversheet. 4. Parcel 5311-3-24. Until the lot consolidation is completed for the 5' strip this entire parcel and its owners need to be included with the MDP application. 5. Proffers. On sheet 3 all the proffered improvements need to reference their proffer number. 6. Environmental Features. The environmental features table on sheet 2 needs to include the total and percentage of any features being removed. 7. Proffers. The approved proffers and GDP need to be provided on sheet 4. 8. Road Efficiency Buffer. The road efficiency buffer needs to be expanded as indicated on sheet 3. 9. Parking Lot Outline. While the previous comments stated that all proposed improvements needed to be removed, the parking lot/driving lane outline should be provided on the MDP. 10. Underground Electric Lines. Indicate how the required buffer plantings will be installed within the inactive buffer area that also contains the underground electric lines. Provide clarification that the plants allowed by Allegheny Power are consistent with County required trees. 11. Plant List. Remove the plant list from sheet 3. 12. Power Line. There is a power line running through the property, indicate on the MDP if this will be removed or relocated. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Michael Pointer RE: Route 50 Assisted Living MMP October 24, 2008 Page 2 13. Interparcel Connections Proffer 3.3. Indicate on the MDP how proffer 3.3 will be implemented. It appears that the potential connection points shown on the previous draft of the MDP need to be shown on the revised MDP. In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review 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 Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, andice eE Perkins, AICP Senior Planner CEP/pd Attachment COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 July 21, 2008 Mr. Michael Pointer, ASLA JUL 2 12006 Bowman Consulting Group 124 East Cork Street RECEIVED Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Route 50 Assisted Living Facility Property Identification Numbers (PINS): 53-A-81, 53-A-82, 5313-3-25 First Review Dear Mr. Pointer: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as the Route 50 Assisted Living Facility. Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. MDP Application. The MDP application needs to be revised to reflect that this is an "original" application, not amended. V2. B2 Requirements. The requirements for the B2 Zoning District need to be provided on the coversheet. ,3. Site and Zoning Data. On the coversheet, some of the notes need to be removed as indicated. A note needs to be added that states that all utilities must be underground. 4. Environmental Features. Note 14 needs to be shown in a table on sheet 2. 5. Proffers. A proffers sheet needs to be included in the MDP. 6. MDP Detail. The Master Development should only show items like access points, buffers, road improvements, utilities and the like. The buildings and parking areas need to be removed from the plan as those will be determined at the site plan stage. 7. Ward Avenue. Any improvements being made to Ward Avenue need to be shown on this MDP. 8. Route 50 Buffer. The Route 50 buffer needs to meet the requirements of a road efficiency buffer in accordance with § 165-48.5. 9. Sidewalk. The sidewalk needs to be shown on the Route 50 buffer detail. 10. Easements. The existing access easements located on the property need to be vacated. 11. Setbacks. The driveway entrance located on 53B-3-25 needs to be located at least five feet from property lines. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Michael Point RE: Route 50 Assisted Living MDP July 21, 2008 Page 2 12. Buffers. The buffers are listed as "enhanced" buffers, but the term enhanced is not explained. The number of trees and shrubs and the types need to be specified in the detail. Also, the zoning district buffer is required to have a six foot opaque element (fence, wall, berm). 13.Interpareel Connections. There are various locations labeled as "possible Interparcel connections", these Interparcel connections should be provided with this master development plan. In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review 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.LS, Frederick County Health Department, Frederick County Parks" & Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, 6r�� � -,a, /, Candice E. Perkins, AICP Senior Planner CEP/bad Attachment Bowman 0 CONS U LTH H G October 27, 2008 Ms. Candice Perkins, AICP Senior Planner Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Route 50 Assisted Living Facility Master Development Plan (MDP) BCG Project #5132-01-003 Dear Ms. Perkins, We have received comments from the following agencies and offer the following in response. Frederick County Sanitation Authority Comments dated February 19, 2008 1. "There should be sufficient sewer capacity, and sufficient water pressure and capacity to serve this project. " Response: Acknowledged. Frederick County Department of Parks and Recreation Comments dated February 20, 2008 1. "Plan appears to meet open space requirements. " Response: Acknowledged. Department of GIS (Geographic Information Systems) Comments dated February 20, 2008 1. "A new road name is required for the right of way. Echo Lane is not available for use in the Frederick County system. " Response: Acknowledged. Folkstone Way has been chosen as the new road name. Frederick County Fire Marshal Comments dated February 20, 2008 "Plan Approval Recommended — Yes. "Access and fire hydrant placement will need to be addressed in the site plan phase. " Response: Acknowledged. Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com Ms. Candice Perkins October 27, 2008 Page 2 of 6 Frederick County -Winchester Health Department Comments dated February 21, 2008 "The health dept has no objection. According to the "Sewer & Water Exhibit" public water & sewer are to be provided. Permits from this office will be required for food preparation facilities. " Response: Acknowledged. Frederick County Inspections Department Comments dated February 23, 2008 "Comments shall be made at site plan submittal phase. " Response: Acknowledged. Superintendent of Frederick County Public Schools Comments dated March 12, 2008 1. "We offer no comments. " Response: Acknowledged. Frederick County Department of Public Works Comments dated April 10, 2008 6. "Refer to the MDP, sheet 2 of 3: Delineate any karst features which could impact the site development. " Response: Per a "Preliminary Geotechnical Evaluation" by ECS Mid -Atlantic, LLC (see Rezoning Report titled "Preliminary Geotechnical Evaluation", dated October 27, 2007) "it is difficult to determine the exact location of sinkholes. ECS subsequently supplied a series of customary precautions to observe to "reduce the risk of a sinkhole, collapse feature, or other karst impact. These will be placed on the site plan as noted to be included as construction techniques to be performed. "Refer to the MDP, sheet 2 of 3: Indicate the locations of any existing wells and/or drainfields which will need to be properly abandoned to accommodate development. These features currently exist on the property identified as Map I.D: 52B-3-25. " Response: Per coordination with Donna Colebank at the Department of Health, the property was too old for official well location records. Wells were not regulated at that time. See attached note. Should a well or septic system be found, it will be properly abandoned. 8. "Refer to the MDP, sheet 3 of 3: Any site development should be designed to insure that storm runoff is diverted to the proposed storm water management/BMP facility and away from the single family residences fronting on Ward Avenue. " Response: Appropriate storm water design will be considered at final engineering that will divert runoff to the proposed SWM/BMP facility or appropriate storm inlets and away from the adjacent single family residences. Ms. Candice Perkins October 27, 2008 Page 3 of 6 Virginia Department of Transportation Comments dated May 12, 2008 1. "The Master Development Plan for this property appears to have a measurable impact on Route 50, the VDOT facility which would provide access to the property. VDOT has the following comments: • Cross section of internal and external roadway does not show improvements to Route 50. • Plan does not reflect Comprehensive Plan Road Improvements." Response: Pursuant to the proffers of the approved rezoning, this project provides several improvements intended to facilitate implementation of applicable comprehensive plan policies, to include: Route 50 frontage improvements, $25,000.00 contribution for future road improvements in the vicinity of the project, and right-of-way dedication for future extension of Round Hill Road. Frederick County Department of PlanninLx and Development Comments dated July 21, 2008 "MDPApplication. The MDP application needs to be revised to reflect that this is an "original" application, not amended. " Response: The application has been revised to properly identify this as an "original" MDP. 2. "B2 Requirements. The requirements for the B2 Zoning District need to be provided on the coversheet. " Response: The requirements for the B2 Zoning District are now provided on the cover sheet as illustrated. 3. "Site and Zoning Data. On the coversheet, some of the notes need to be removed as indicated. A note needs to be added that states that all utilities must be underground. " Response: Per notes on the accompanying staff mark-up, the notes have been shifted to be included within the site tasks. Note 16 under "Site and Zoning Data" reflects utilities to be underground. 4. "Environmental Features. Note 14 needs to be shown in a table on sheet 2. " Response: Note 14 has been moved to Sheet 2 and changes have been made to table format, as requested. 5. "Proffers. A proffers sheet needs to be included in the MDP. " Response: A proffer sheet has been added (see Sheet 4). 6. "MDP Detail. The Master Development should only show items like access points, buffers, road improvements, utilities and the like. The buildings and parking areas need to be. removed from the plan as those will be determined at the site plan stage. " Ms. Candice Perkins October 27, 2008 Page 4 of 6 Response: The MDP was initially prepared using the level of detail suggested by staff during the rezoning process. Per your instruction, an appropriate level of detailing concerning proposed site development has been shown on the MDP. 7. "Ward Avenue. Any improvements being made to Ward Avenue need to be shown on this MDP. " Response: Ward Avenue improvements reflect a 5' right-of-way (ROW) dedication to allow for a 25' half -section of an ultimate 50' ROW (the other 25' to be completed by others). The MDP specifies that curb and gutter improvements will be completed along the entire Ward Avenue frontage (Parcels 5313-3-24 and 5313-3-25), and will tie into the existing United Bank improvements. 8. "Route 50 Buffer. The Route 50 buffer needs to meet the requirements of a road efficiency buffer in accordance with §165-48.5. " Response: The requirements of Section 165-48.5 will be met. The intent is to allow maximum visibility of this B2 use while still supplying the full amount of plants required. In addition, we will also supply the street trees and shrubs listed as a suggested guideline per the Round Hill Land Use Plan. 9. "Sidewalk. The sidewalk needs to be shown on the Route 50 buffer detail. " Response: The sidewalk is now shown on the detail, as requested. 10. "Easements. The existing access easements located on the property need to be vacated. " Response: The 20' & 50' access easements are shown on the plan to be vacated. However, an access easement must be created to allow continual access to the existing Allegheny Power West Winchester Substation. IL "Setbacks. The driveway entrance located on 53B-3-25 needs to be located at least five feet from property lines. " Response: The required 5' setback will be provided pursuant to a pending boundary line adjustment involving the adjacent United Bank parcel, and is shown on the MDP accordingly within the site tabs and in plan view. 12. "Buffers. The buffers are listed as "enhanced" buffers, but the term enhanced is not explained. The number of trees and shrubs and the types need to be specified in the detail. Also, the zoning district buffer is required to have a six foot opaque element (fence, wall, berm). " Response: An explanation of these enhanced buffers has been supplied on Sheet 3 of the MDP. A six (6) foot board -on -board fence has been added to the buffer detail to satisfy the opaque element requirement. 13. "Interparcel Connections. There are various locations labeled as 'possible Interparcel connections", these interparcel connections should be provided with this master development plan. " Ms. Candice Perkins • • October 27, 2008 Page 5 of 6 Response: Interparcel connections with existing residential uses are undesirable as such connectivity will promote cut -through traffic that is incompatible with the planned use. However, the Applicant will allow for interparcel connections to correspond with future redevelopment of adjoining properties with commercial uses. As per the approved proffer statement, such connections will be negotiated with adjoining property owners at the time of such redevelopment, and the MDP has been revised to reflect this commitment. Frederick County Department of Planning and Development Comments dated October 24, 2008 1. "Site and Zoning Data. On the coversheet, note 11 needs to be revised to remove the statement about open space not being required. " N 3. 9 5 W 7 Response: The statement on Note 11 regarding open space not being required has been removed. "Site Tabulation. On the coversheet, under the site tabulation the total allowed building area (per proffer 1.1) needs to be provided. " Response: The site tabulations on the cover sheet have been revised to reflect a maximum building square footage of the site to be 75,000 sf. "Owner Signature. Signature blocks for the owners need to be provided on the coversheet. " Response: A signature block for United Bank has been provided. As having Power of Attorney for the other three owners, a signature block has been provided for W.R. `Bo" Cook, Jr. as a representative of HHHunt, the applicant of this submittal, to sign on their behalf. "Parcel 53B-3-24. Until the lot consolidation is completed for the 5' strip this entire parcel and its owners need to be included with the MDP application. " Response: Parcel 53B-3-24 has been included throughout this submittal as an additional owner in interest within plan views and site tabulations. "Proffers. The approval proffers and GDP need to be provided on sheet 4. " Response: Sheet 3 now includes the referenced proffers, as shown on Sheet 4, to their accompanying improvements. "Environmental Features. The environmental features table on sheet 2 needs to include the total and percentage of any features being removed. " Response: The environmental features table now shows the total and percentage of any features being removed. "Proffers. The approved proffers and GDP need to be provided on sheet 4. " Response: The approved proffers and GDP are now shown on Sheet 4. Ms. Candice Perkins • October 27, 2008 Page 6 of 6 8. "Road Efficiency Buffer. The road efficiency buffer needs to be expanded as indicated on sheet 3." Response: The road efficiency buffer as reduced, is now shown and labeled to the western- most property line. 9. "Parking Lot Outline. While the previous comments stated that all proposed improvements needed to be removed, the parking lot/driving lane outline should be provided on the MDP. " Response: The parkiong lot lines is now reflected as proposed on Sheet 3. 10. "Underground Electric Lines. Indicate how the required buffer plantings will be installed within the inactive buffer area that also contains the underground electric lines. Provide clarification that the plants allowed by Allegheny Power are consistent with County required trees. " Response: Per Note #3, Sheet 3, of the Category `B" buffer notes: Plant material located within the power company easement shall be consistent with Allegheny Power recommended plant types and meeting the intent and purpose of the buffer and screening requirements of the Frederick County Zoning Ordinance. 11. "Plant List. Remove the plant list from sheet 3. " Response: The plan list has been removed. 12. "Power Line. There is a power line running through the property, indicate on the MDP if this will be removed or relocated. " Response: The power line running through the property is now shown as being relocated. 13. "Interparcel Connections Proffer 3.3. Indicate on the MDP how proffer 3.3 will be implemented. It appears that the potential connection points shown on the previous draft of the MDP need to be shown on the revised MDP. " Response: The asterisks, as previously shown, have been re-inserted on Sheet 3 to show potential interparcel connections. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CO TING GROUP Michael P. Pointer, ASLA Principal P:\5132 - Route 50 Assisted Living\5132-01-003 (PLN)\Admin\Comment-Response\October 27, 2008 to Candice Perkins.doc 0 • Frederick County, Virginia Master Development Plan Application Package 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 Yes -ram No 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. 8. 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. 10. Magisterial District. 11. Sheet size less than 42 inches. Page 13 0 11 Frederick County, Virginia Master Development Plan Application Package General Information Yes No ✓ 1. Location map (scale 1:2000). ✓ 2. Scale of the MDP is not to exceed 1:100. ✓ 3. North Arrow. 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. 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. 10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. _ 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. M, ... Page 14 0 Frederick County, Virginia Master Development Plan Application Package a Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. 2. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. / ✓ 4. Number of dwelling units (by type, phase, and in total). 5. Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No 1. Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads and / property access. ✓ 3. Location and arrangement of street entrances, driveways, and parking areas. 4. Location of entrances to the development fiom public streets. 5. Type of road design (rural or urban). 6. Use of inter -parcel connectors. ✓ 7. Traffic impact analysis. To be submitted to the Virginia Department of Transportation. Page 15 r • Frederick County, Virginia Master Development Plan Application Package 1 8. Location of sewer and water mains with statements concerning Other Design Information Yes No 1 the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. l . Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. 3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (h-idicate the percentage of the entire site to be placed in common open space.) 5. Location of environmental protected areas to be included in common open space. Page 16 0 0 Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post - water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Frederick County Dept of Planning and Development 107 North Kent Street Winchester, VA 22601 Attn: Candice Perkins, AICP, Sr. Planner LETAR OF TRANSMITTAL Date: 10/27/2008 Project Name: Rt 50 Assisted Living Facility Project No: 5132-01-003 Re: Master Development Plan (MDP) Application Package Via: Hand -Delivery We are forwarding: Documents QUANTITY DESCRIPTION 44 Copies of Master Development Plan I MDP Application Form/Checklist I Power of Attorney Forms Each Comment -Response Letter per Bowman Consulting (includes Well Letter from Health Dept) Original Comment -Response Letters per Agency Review I Fee Check COMMENTS Urgency: Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Christopher T. Oldham, C.A., C.L.A. Confirmation of Receipt Required: Yes Received by: I' (Signature) (Date) L . _.4 i T_ � i �rS D 1, f 1012712008 Orr 2 7 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TIME Candice Mark Dana Eric Mike John Amber COMMENTS: Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd