HomeMy WebLinkAbout02-06 LLE LLC Rt 11 Property Commercial - Back Creek - Backfile (2)r 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:
c--`- VDOT
'Fire Marshal
a/ Sanitation Authority
Ll-----Inpections Dept.
��. Health Department
County Engineer
City of Winchester
GIS (Mapping)
Parks & Recreation
Winchester Regional Airport
L-� One copy of the master development plan application.
Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings.
-----Submission Fee
Date
c
0
NOTES:
TRACKING
Application received
Qe
Fee Paid (amount: 60
Preliminary MDP heard by Planning Commission - Action taken:
Preliminary MDP heard by Board of Supervisors - Action taken:
Letter to applicant regarding Board action and revisions (if required).
Final MDP submitted with review agency, PC and BOS comments addressed.
Final MDP signed by County Administrator and Planning Director (send two
copies to applicant).
Administratively approved; letter sent to applicant.
DATE:
File opened.
c hq& Reference Manual updated/number assigned.
°V1196 D-base updated.
List of adjoiners given to staff member for verification.
lrocation map requested from Mapping &Graphics.
Four sets of labels requested from Data Processing.
I; ,/(a -0File given to Renee' to update Application Action Summary.
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Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works
and Jane Anderson in Real Estate receive a copy of the administrative approval letter.
Jane wants a copy of the final action letter even if the application was denied or
withdrawn.)
. J oG File stamped "approved"/"denied" or "withdrawn."
�11710� Reference Manual updated.
�0C D-base updated.
ven to Renee' for final update to Application Action Summary.
File in file drawer.
U \CeroI\Common\Trackmg sheets\TRACKING.MDP
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ORDER
I
Department of
May 17, 2006
Mr. Joe Knechtel, P.E.
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
ERICK
FAX: 540/665-6395
RE: MASTER DEVELOPMENT PLAN #02-06 FOR LLE, LLC (ROUTE 11 PROPERTY)
Final Master Development Plan Approval
Dear Mr. Knechtel:
Frederick County administratively approved the above -referenced final master development plan on May
17, 2006. The master development plan is approved for the potential development of 3.7 acres in the B2
(Business General) and B3 (Industrial Transition) Zoning Districts within the Shawnee Magisterial
District. This site is approved for commercial land uses as depicted on the plan. The property which
would comprise this development is located on Valley Pike (Route 11) near the intersection of Apple
Valley Road.
The Frederick County Board of Supervisors granted staff administrative approval authority on May 10,
2006. 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 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,
I
Candice E. Perkins
Planner II
CEP/bad
cc: LLE, LLC, 1830 Plaza Drive, Winchester, VA 22601
Ervin Development Corporation, 1830 Plaza Drive, Winchester, VA 22601
Gene Fisher, Shawnee Magisterial District Supervisor
June Wilmot and Robert Morris, Shawnee Magisterial District Commissioners
Jane Anderson, Real Estate
Patrick Barker, EDC
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
0 •
MASTER DEVELOPMENT PLAN #02-06
LLE, LLC ROUTE 11 PROPERTY
Staff Report for the Board of Supervisors
Prepared: April 27, 2006
Staff Contact: Candice E. Perkins — Planner II
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: 04/19/06 Recommended Approval
Board of Supervisors: 05/10/06 Pending
LOCATION: The properties are located on Valley Pike (Route 11) near the intersection of
Apple Valley Road. One of the properties is addressed as 3311 Valley Pike.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 63-A-89, 63-A-89A, 63-A-92
PROPERTY ZONING & PRESENT USE:
Zoned: B2 (General Business) Use: Vacant
B3 (Industrial Transition Business) Use: Vacant & Residential
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: B3 (Industrial Transition) Use: Commercial & Residential
South: B2 (Business General)
East: M2 (Industrial General)
Use: Commercial
Use: Rail Road & Trex Company
West: RP (Residential Performance) Use: Residential
PROPOSED USE: Commercial (Retail & Gas Station)
MDP #02-06, LLE, LLC Route 11 Property a
April 27, 2006
Page 2
REVIEW EVALUATIONS:
Virginia Department of Transportation: Your revised Master Development Plan with latest
revisions dated February 28, 2006 has been reviewed by VDOT and is acceptable. The master
development plan for this property appears to have a significant measurable impact on Route 11,
the VDOT facility which would provide access to the property. The latest revisions address all
of the previous VDOT comments in our February 15, 2006 correspondence. 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: Plan approved as submitted.
Frederick Countv Public Works: Your letter dated January 13, 2006 has adequately addressed
our previous review comments related to the proposed MDP. Therefore, we grant our approval
for the referenced MDP and reserve the right to perform a detailed review of the individual site
plans.
Frederick County Sanitation Authority: Revision 1 - 1 st review — Approved
Frederick County Inspections Department: To remove the existing structures, demolition
with asbestos inspection is required. No additional comment until site plan is submitted.
Frederick County — Winchester Health Department: No objection. Public water & sewer to
be provided.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a
master development plan can be approved, it must be reviewed by the Planning
Commission, Board of Supervisors and all relevant review agencies. Approval may only
be granted if the master development plan conforms to all requirements of the Frederick
County Zoning and Subdivision Ordinances. The purpose of the master development
plan is to promote orderly and planned development of property within Frederick County
that suits the characteristics of the land, is harmonious with adjoining property and is in
the best interest of the general public.
B) Location
The properties are located on Valley Pike (Route 11) near the intersection of Apple
Valley Road. One of the properties is addressed as 3311 Valley Pike.
MDP #02-06, LLE, LLC Route 11 Property
April 27, 2006
Page 3
C) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester, VA Quadrangle)
depicts the zoning for 63-A-89A and 63-A-89 being B2 (Business General) and 63-A-92
being zoned MH (Mobile Home). In 1980, 63-A-92 was included in the County's
comprehensive downzoning and was changed from MH to B2. Then in 1984, 63-A-92
was rezoned with Application #01-84 (Don Fowler) and the zoning of the property
changed from B2 to B3 (Industrial Transition).
D) Intended Use
Commercial uses are planned for the property, specifically two retail buildings and a
GasMart gas station per the site plan that has been submitted by the engineer.
E) 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 proposed 3.77-acre site is zoned B2 (Business General) and B3 (Industrial
Transition) and is within the SWSA (Sewer and Water Service Area). In accordance with
the Frederick County Comprehensive Policy Plan, "business and industrial areas need to
be served by public sewer and water".
The subject properties comprising this Master Development Plan are within the study
limits of the Eastern Frederick County Long Range Land Use Plan as well as the
Southern Frederick Land Use Plan. Both land use plans show these properties as located
in an area intended to remain business. Therefore, the proposed commercial use is
consistent with the goals of the Comprehensive Policy Plan.
Environment:
The subject site does not contain any known areas of environmental features.
Environmental features include areas of floodplains, lakes or ponds, wetlands, natural
waterways, riparian buffers, sinkholes, natural stormwater retention areas, and steep
slopes.
Transportation:
Access to the site is proposed via one full commercial entrance and a right -in right -out
only Valley Pike (Route 11) which is a major collector road. As required for all major
collector roads with a speed limit over 35mph, a minimum entrance separation of 150' is
required for all new entrances [Section 165-29.A (4)].
MDP #02-06, LLE, LLC Route I1 Property
April 27, 2006
Page 4
The applicant is providing a full -turn lane along the frontage of their property as well as a
10' asphalt hiker/biker path along Route 11. This Master Development Plan also shows
the future extension of Apple Valley Road that is depicted in the Frederick County
Eastern Road Plan. While the MDP shows curb and gutter located within this planned
road extension, the site plan depicts this area as "extra" parking.
Waivers:
The properties are currently zoned B2 and B3 and there is a required zoning district
buffer between these two zoning districts. The applicant is proposing to build a gas
station on the entire B3 area and a,portion of the B2 area and two retail buildings on the
remainder B2 area. Gas Stations are classified as SIC 55 and are allowed in both the B2
and the B3 zoning districts and the applicant requested a waiver of § 165-37D(7) of the
Frederick County Zoning Ordinance. This section of the ordinance states that "where B3
zoning adjoins B2 zoning on land contained within a master development plan, the
Planning Commission may allow for specific modifications in screening requirements".
The applicant for the LLE, LLC MDP received a waiver of this requirement from the
Planning Commission at their March 19, 2006 meeting. This waiver allows the zoning
district buffer required between the B2 and B3 zoned property to be shifted to the
northern property line.
PLANNING COMMISSION SUMMARY AND ACTION OF THE 04/19/06 MEETING:
A concern was raised about the left-hand turn lane at the full entrance (Entrance A) and the
obvious difficulty in making a left-hand turn onto Valley Avenue without a traffic signal. Also
recognized was the significant traffic impact this facility would have on Route 11 traffic and the
possible degradation of service. An inquiry was made about the possibility for the entrance to
line up with the traffic signal at Apple Valley.
The applicant recognized the possible difficulty for a left -out at Entrance A, but noted that a full
entrance for this site was determined to be necessary. The applicant pointed out there was a full
right -turn lane proposed along the entire frontage of this site. The applicant also noted their
failed attempt at aligning their entrance with signalized Apple Valley, because it was not an
available option with the adjacent land owner.
Mr. Lloyd Ingram with VDOT stated that the actual number of trips out of the site would not
meet the left -turn warrants for a traffic signal at the primary entrance. VDOT also determined
that the potential amount of traffic projected to be generated by this facility still resulted in a
LOS "C" at the Apple Valley intersection.
Overall, the Commission believed this was a good location for this type of project; however, the
left-hand exit remained a concern for some of the members. The Commission unanimously
voted in favor of allowing the requested waiver; they also voted unanimously to recommend
approval of the MDP.
MDP #02-06, LLE, LLC Roue I1 Property
April 27, 2006
Page 5
(Note: Commissioner Manuel abstained; Commissioner Watt was absent for this item;
Commissioners Light and Ours were absent from the meeting.)
STAFF CONCLUSIONS FOR THE 05/10/06 BOARD OF SUPERVISORS MEETING:
The preliminary master development plan for LLE, LLC depicts appropriate land uses and
appears to be consistent with the requirements of Article XVII, Master Development Plan, of the
Zoning Ordinance. The applicant has addressed all of staff s concerns and any issues brought
forth by the Board of Supervisors should be appropriately addressed by the applicant. The
Planning Commission recommended that administrative approval be authorized on March 19,
2006 and also approved the requested zoning district buffer waiver. The requested waiver only
required action by the Planning Commission; the Board of Supervisors is not required to take
action on the waiver.
The applicant is seekinm authorization of the preliminary master development plan by the
Board of Supervisors. The Board's authorization will zrant staff with administrative approval
authority for the final master development plan.
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.7
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
Department of Planning and Development Use Only.
Date application received 444
Complete. Date of acceptance.
Incomplete. Date of return.
Application # WA
LLE, LLC Route 11 Property
1. Project Title:
2. Owner's Name:
Mr. David Ervin, President of Ervin Development
3. Applicant:
Address:
Phone Number:
4. Design Company:
Address:
Phone Number:
Contact Name:
Mr. Gurcharan Lail, President of GASMART
(Please list the names of all owners or parties in interest)
LLE, LLC
1830 Plaza Drive
UTi h * v' 22Sf11
(540) 722-9799
Potesta and Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
(540) 450-0180
K. Joe Knechtel, P.E.
Page 11 - 5
0
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
3311 Valley Pike (U.S. Route 11)
5.
Location of Property:
Winchester, Virginia 22601
6.
Total
Acreage: 3.7 acres
7.
Property Information:
a)
Property Identification Number (PIN): 63-A-89, 63-A-89A, 63-A-92
b)
Current Zoning: B2 , B2 , B3
C)
Present Use: Vacant, Vacant, Occupied (Rental)
d)
Proposed Uses: Commercial (ALL)
e)
Adjoining Property Information:
Property Identification Numbers Property Uses
North 63-A-91 Business
South 63-A-88 Industrial
East 63-A-110, 63-A-87 Industrial
West 63-A-56, 63-A-55, 63-A-5A, Business, Business, Residential
63-B-1-D1, 63-B-1-C Residential
fl
Magisterial District: Back Creek
8.
Is this an original or amended Master Development Plan?
Original " Amended
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: 'q�ll --,;, X��
Date: Decenber 15, 2005
Page 12 �`
Special Limited Power of Attorney
' County of Frederick, Virginia
Planning Office, County of Frederick, Virginia,107 North Kent Street, Winchester, Virginia 22601
Phone 540-665-5651
Facsimile 540-665-6395
Know All Men By These Presents: That I (We)
(Name) Mr. Dave Ervin
(Phone) (540) 722-9799
(Address) 1830 Plaza Drive, Winchester, Virginia 22601
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. 050021884 on Page , and is described as
Property Identification Number (PIN): 63-A-89, 63-A-89A, 63-A-92
Parcel: Lot: Block: Section: Subdivision: None
do hereby make, constitute and appoint:
(Name)
Potesta & Associates, Inc.
(Phone) (540) 450-0180
(Address) 508 Front Royal Pike, Winchester, Virginia 22602
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority
I (we) would have if acting personally to file planning applications for my (our) above described Property, including:
❑ Rezoning (Including proffers)
❑ Conditional Use Permits
1K Master Development Plan (Preliminary and Final)
X Subdivision
I$( Site Plan
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�herwise rescinded or modified.
In witness thereof, I (we) have hereto set my (our) hand and seal this day of4r'o :! , 200,
Signature(s)
State of Virginia, City/Coa pty-of SAA 4,% , To -wit:
a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who
signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has
aclmowledged the same before me in the jurisdiction aforesaid this lip day of V`�� 200�.
My Commission Expires: It\kN 20-5,
Notary Public
MASTER DEVELOPMENT PLAN #02-06
LLE, LLC ROUTE 11 PROPERTY
Staff Report for the Planning Commission Public Meeting
Prepared: March 31, 2006
Staff Contact: Candice E. Perkins — Planner II
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: 04/19/06 Pending
Board of Supervisors: 05/10/06 Pending
LOCATION: The properties are located on Valley Pike (Route 11) near the intersection of
Apple Valley Road. One of the properties is addressed as 3311 Valley Pike.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 63-A-89, 63-A-89A, 63-A-92
PROPERTY ZONING & PRESENT USE:
Zoned: B2 (General Business) Use: Vacant
B3 (Industrial Transition Business) Use: Vacant & Residential
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: B3 (Industrial Transition) Use: Commercial & Residential
South: B2 (Business General) Use: Commercial
East: M2 (Industrial General) Use: Rail Road & Trex Company
West: RP (Residential Performance) Use: Residential
PROPOSED USE: Commercial (Retail & Gas Station)
MDP #02-06, LLE, LLC Rowe 11 Property •
March 31, 2006
Page 2
REVIEW EVALUATIONS:
Virginia Department of Transportation: Your revised Master Development Plan with latest
revisions dated February 28, 2006 has been reviewed by VDOT and is acceptable. The master
development plan for this property appears to have a significant measurable impact on Route 11,
the VDOT facility which would provide access to the property. The latest revisions address all
of the previous VDOT comments in our February 15, 2006 correspondence. 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: Plan approved as submitted.
Frederick County Public Works: Your letter dated January 13, 2006 has adequately addressed
our previous review comments related to the proposed MDP. Therefore, we grant our approval
for the referenced MDP and reserve the right to perform a detailed review of the individual site
plans.
Frederick County Sanitation Authority: Revision 1 - 1 st review — Approved
Frederick County Inspections Department: To remove the existing structures, demolition
with asbestos inspection is required. No additional comment until site plan is submitted.
Frederick County — Winchester Health Department: No objection. Public water & sewer to
be provided.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a
master development plan can be approved, it must be reviewed by the Planning
Commission, Board of Supervisors and all relevant review agencies. Approval may only
be granted if the master development plan conforms to all requirements of the Frederick
County Zoning and Subdivision Ordinances. The purpose of the master development
plan is to promote orderly and planned development of property within Frederick County
that suits the characteristics of the land, is harmonious with adjoining property and is in
the best interest of the general public.
B) Location
The properties are located on Valley Pike (Route 11) near the intersection of Apple
Valley Road. One of the properties is addressed as 3311 Valley Pike.
MDP #02-06, LLE, LLC A 1 Property
March 31, 2006
Page 3
C) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester, VA Quadrangle)
depicts the zoning for 63-A-89A and 63-A-89 being B2 (Business General) and 63-A-92
being zoned MH (Mobile Home). In 1980, 63-A-92 was included in the County's
comprehensive downzoning and was changed from MH to B2. Then in 1984, 63-A-92
was rezoned with Application #01-84 (Don Fowler) and the zoning of the property
changed from B2 to B3 (Industrial Transition).
D) Intended Use
Commercial uses are planned for the property, specifically two retail buildings and a
GasMart gas station per the site plan that has been submitted by the engineer.
E) 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 malting 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 proposed 3.77-acre site is zoned B2 (Business General) and B3 (Industrial
Transition) and is within the SWSA (Sewer and Water Service Area). In accordance with
the Frederick County Comprehensive Policy Plan, "business and industrial areas need to
be served by public sewer and water".
The subject properties comprising this Master Development Plan are within the study
limits of the Eastern Frederick County Long Range Land Use Plan as well as the
Southern Frederick Land Use Plan. Both land use plans show these properties as located
in an area intended to remain business. Therefore, the proposed commercial use is
consistent with the goals of the Comprehensive Policy Plan.
Environment:
The subject site does not contain any known areas of environmental features.
Environmental features include areas of floodplains, lakes or ponds, wetlands, natural
waterways, riparian buffers, sinkholes, natural stormwater retention areas, and steep
slopes.
Transportation:
Access to the site is proposed via one full commercial entrance and a right -in right -out
only Valley Pike (Route 11) which is a major collector road. As required for all major
collector roads with a speed limit over 35mph, a minimum entrance separation of 150' is
required for all new entrances [Section 165-29.A (4)].
MDP #02-06, LLE, LLC Route 11 Property
March 31, 2006
Page 4
The applicant is providing a full -turn lane along the frontage of their property as well as a
10' asphalt hiker/biker path along Route 11. This Master Development Plan also shows
the future extension of Apple Valley Road that is depicted in the Frederick County
Eastern Road Plan. While the MDP shows curb and gutter located within this planned
road extension, the site plan depicts this area as "extra" parking.
Waivers:
The properties are currently zoned B2 and B3 and there is a required zoning district
buffer between these two zoning districts. The applicant is proposing to build a gas
station on the entire B3 area and a portion of the B2 area and two retail buildings on the
remainder B2 area as indicated on the 8 %" x 11" site plan included in the agenda. Gas
Stations are classified as SIC 55 and are allowed in both the B2 and the B3 zoning
districts. The applicant is requesting a waiver of § 165-37D(7) of the Frederick County
Ordinance. This section of the ordinance states that "where B3 zoning adjoins B2 zoning
on land contained within a master development plan, the Planning Commission may
allow for specific modifications in screening requirements". The modifications are
allowed at the Planning Commission's discretion and must meet the following
conditions: (1) property line for which the modification is requested is internal to the
land and contained within the master development plan, (2) a specific use is proposed on
the parcel for which the modification is being requested, (3) the modifications shall not
involve a reduction to required buffer distances, (4) the proposed components of the
buffer are clearly indicated on a site plan for the parcel, (5) the site plan is reviewed by
the Planning Commission.
With this waiver request, the applicant in not requesting that the distance or content of the
buffer be waived. This waiver requested would simply shift the buffer from between the
B2 and B3 zoned properties which are located near the full commercial entrance, and
place it at the northern property line. A note has also been placed on the MDP that states
"only uses allowed in both the B2 and B3 zoning districts will be allowed on the B3
portion of the site". Staff would note that while this application is for a Master
Development Plan and not a Site Plan, the applicant has already submitted a site plan to
the County and is currently in review. The applicant has met conditions set forth by the
Zoning Ordinance to be considered for the modifications, with the exception of review by
the Planning Commission. At the public meeting, the Planning Commission needs to
decide if they feel the requested modification is appropriate.
STAFF CONCLUSIONS FOR THE 04/19/06 PLANNING COMMISSION MEETING:
The preliminary master development plan for LLE, LLC depicts appropriate land uses and
appears to be consistent with the requirements of Article XVII, Master Development Plan, of the
Zoning Ordinance. The applicant has addressed all of staff s concerns and any issues brought
forth by the Planning Commission should be appropriately addressed prior to a recommendation
to the Board of Supervisors. With this application the applicant is also requesting a waiver from
the Planning Commission to allow them to shift a buffer on the site. This is strictly a Planning
Commission Waiver; action from the Board of Supervisors is not required. Staff would note that
there are two actions required with this application, one for the MDP and another for the waiver
request.
MDP #02-06, LLE, LLC A 11 Property
March 31, 2006
Page 5
Following the Planning Commission discussion, it would he 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 he forwarded to the Board of Supervisors for their consideration.
OUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
January 26, 2006
Mr. Kevin J. Knechtel
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
RE: LLE, LLC Route 1 1 Property Master Development Plan (MDP)
Frederick County, Virginia
Dear Mr. Knechtel:
Your letter dated January 13, 2006, has adequately addressed our previous review
comments related to the proposed MDP for the LLE, LLC Route 11 Property. Therefore, we
grant our approval for the referenced MDP and reserve the right to perform a detailed review of
the individual site plans.
Sincerely,
Harvey E. Strawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
file
107 North Kent Street • Winchester, Virginia 22601-5000
ed** 03/09/06 LLE, L� Property - Revised Master Develop Plan Comments Page 1 of 1
Michele Wilson
From: Joe Knechtel
Sent: Thursday, March 09, 2006 3:23 PM
To: Winchester
Subject: FW: **Revised** 03/09/06 LLE, LLC Property-- Revised Master Developme nt Plan Comments
-----Original Message -----
From: Ingram, Lloyd[mailto:Lloyd.Ingram@VDOT.Virginia.gov]
Sent: Thursday, March 09, 2006 3:06 PM
To: 'kjknechtel@potesta.com'
Cc: Ingram, Lloyd; Baluch, Stephen; 'Eric Lawrence; Candice Perkins (cperkins@co.frederick.va.us)
Subject: **Revised** 03/09/06 LLE, LLC Property - Revised Master Developme nt Plan Comments
Ref: LLE, LLC
Route 11, Valley Pike
Frederick County
Your revised Master Development Plan with latest revisions dated February 28, 2006 for the referenced project
has been reviewed by VDOT and is acceptable. The master development plan for this property appears to
have a significant measurable impact on Route 11, the VDOT facility which would provide access to the
property.
The latest revisions address all of the previous VDOT comments in our February 15, 2006 correspondence.
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. If there are any questions, do not hesitate to contact me
at #540-984-5611 or Mr. Stephen Baluch of our Winchester Office at #540-535-1823.
Lloyd A. Ingram
Transportation Engineer
VDOT — Edinburg Residency
Land Development
14031 Old Valley Pike
Edinburg, VA 22824
(540) 984-5611
(540) 984-5607 (fax)
3/10/2006
•� 3-10-06;.12:42PM;FRED CO FIRE RESCUE ;1 540 678 4739 # 2/ 2
Control number
MDP05-0013
Project Name
LLE, LLC- Rt. 11 Property
Address
1830 Plaza Dr.
Type Application
Master Development Plan
Current Zoning
82,133
Automatic Sprinkler System
No
Other recommendation
Emergency Vehicle Access
Adequate
Siamese Location
Date received
12/15/2005
City
Winchester
Tax ID Number
63-A-89,63-A-89
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plan approved as submitted.
Date reviewed
12/20/2005
Applicant
LLE, LLC
State Zip
VA 22601
Fire District
11
Recommendations
Automatic Fire Alarm System
No
Requirements
Hydrant Location
Not Identified
Roadway/Alsleway Width
Adequate
Date Revised
Applicant Phone
540-722-9799
Rescue District
11
Election District
Back Creek
Residential Sprinkler System
No
Fire Lane Required
No
Special Hazards
No
Plan Approval Recommended Reviewed By Signature I
Yes Jeffrey S. Neal Title
�7Y� 1 Jtlltl R ,y�� MUNI tl t\i:
i / 3110 "2�'C OUNTY of FREDERICK
I
January 26, 2006
Mr. Kevin J. Knechtel
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
RE: LLE, LLC Route 11 Property Master Development Plan (MDP)
Frederick County, Virginia
Dear Mr, Knechtel:
Department of Public Works
5401665-5643
FAX: 540/ 678-0682
Your letter dated January 13, 2006, has adequately addressed our previous review
comments related to the proposed MDP for the LLE, LLC Route 11 Property. Therefore, we
grant our approval for the referenced MDP and reserve the right to perform a detailed review of
the individual site plans.
Sincerely,
Harvey E. Strawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
file
107 North Kent Street • Winchester, Virginia 22601-5000
From:ERVIN DEVELOPM6 CORP. 15407228116 7/2006 11:59 #422 P.002/002
i1culmnu
a
15 2005
0l1
Request for Master DevelopMent Plan QjUMgBtj
Frederick County Inspections Department
Mail to: Hand deliver to:
RECEIVED
Frederick County Inspections Department 4tb Floor
Attn: Building Official 107 N. Kent Street
107 N. Kent Street Winchester, VA
�-
Winchester, Virginia 22601 (540) 665-5650
oluio coutill
WQKK � IN5i's:CPIUtv,:
�NuG
Please fill out the information as accurately as possible in order to assist the Inspections
Department
with their review. Please attach om (1) copy of the MDP with this sheet.
Applicant's Name: LL6, LLc
Address: 1830 P1aZa Drive
Winchester, Virginia 2360!
Phone Number;
(540) '722-9799
Name of developinent and/or description of the request:
LLB, LLC Route 11 Vroperty - Master Development Plan
Location. of property: 3311 Valley Pike (US Route 11) - Winchester, Virginia 22601
At the Northeast corner of the intersection between Apple Valley Road and US
Route 11,
Frederick County Inspections Department use only
Date received Review Number:
Date reviewed DASe apotavelK
Signature and Date
Page
3 4 5 (please circle one)
�/,06 Revision required
GJ
• • REOED
A,APOTESTA Engineers and Environmental Consultants ' I,4la40
508 Front Royal Pike, Winchester, Virginia 22602 - (540) 450-0180; www.potesta.com
January 13, 2006
j JAN 17 20%
I.,
Mr. J.G. Whitacre
Frederick County Sanitation Authority
P.O. Box 1877�
Winchester, Virginia 22604
RE: Response to Review Comments - LLE, LLC Route 11 Property
Property Identification Number (PIN): 63-A-89, 89A, 92
Project No. 0103-05-0547
Dear Mr. Whitacre:
Attached please fin a copy f the revised Master Development Plan (MDP) for the above
referenced project. As esult of Frederick County Department of Planning and Development's
review of December 29, 2005, the northernmost entrance has been removed. Due to this change,
the convenience store proposed on Parcel 63-A-92 will not serve fuel for trucks. Instead, a car
wash will be proposed to the site plan. Below are remarks addressing the review listed by the
item number from your December 16, 2005 review.
Item]- Address private W & S easement (cannot connect to lines.)
The proposed water and sewer will only connect to Frederick County Sanitation
Authority water and sewer.
If you have any questions, or need any further information, please contact me.
Sincerely,
POTESTA & ASSOCIATES, INC.P - 5��
Off" /'L�t�rS •co�q RED/.��ri
K. Joe Knechtel, P.E.
Staff Engineer
KJK/mlw R4' v/S/a IV / — / 57
POTESTA & ASSOCIATES, INC.
Charleston, West Virginia • Morgantown, West Virginia • Winchester, Virginia
02/17l2006 16:23 540740479 RECENEU
RED CO EH. PAGE 01
Frederick County, 'Virginia Master Development Plan Application Package
Reuuest for Master Develonment Plan Comments
Frederick, County -Winchester Health Department
Mail to: Hand delime to-
Frederick -Winchester Z-lealth Department 2nd Floor, Suite 200
Attn: Sanitation Engineer 107 N. Kent Street r'
107 N. Kent Street, Suites YZ n 1 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 wlth'the sheet.
Applicant's Name: LL$ , LLC ,
Address: 1930 Plaza Drive
Winchester, Virginia 22602
PhoneNumber: (540) 722-9799
Name of development and/or description of the aequsst:
LLR, LLC Aoute 11 Property - Master Development Plan
i
Location of property-,. 3311 Valley Pike (US Route 11) - Winchestez, Virginia 22601
At the northeast corner of the intersection between Apple Valley Road and US Route 11_
Frederick County -Winchester Health Department's Comments- "
Frederick County - Winebester ;Health Department use only
Date received Review Number: 1 2 3 4 5 (please circle one)
Datc reviewed Date approved Revision required
Sigmmre and Date D �'
Page 29
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of Planning and Development
Mail to: Hand deliver to:
Frederick County 4th Floor
Department of Planning and Development 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-5651
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach two (2) copies of the MDP with the sheet.
Applicant's Name:
Address:
Phone Number:
LLE, LLC
1830 Plaza Drive
Winchester Virginia 22601
(540) 722-9799
Name of development and/or description of the request: _
LLE, LLC Route 11 Property - Master Development Plan
3311 Valley Pike (US Route 11) Winchester, Virginia 22601
Location of property:
At the Northeast corner of the intersection between Apple Valley Road and US Route 11.
Department of Planning and Development's Comments:
Department of Planning and Development use only
Date received Review Number: 1 2 3 4 5 (please circle one)
Date reviewed Date approved Revision required
Page 21 DEC 1 5 2005
• •
Engineers and Environmental Consultants
POTESTA508 Front Royal Pike, Winchester, Virginia 22602 - (540) 450-0180; www.potesta.com
k!AR ti
March 6, 2006
Ms. Candice E. Perkins, Planner II
County of Frederick
Department of Planning and Development
107 North Kent Street, Suite 202
Winchester, Virginia 22601-5000
RE: Response to Second Master Development Plan Review Comments
LLE, LLC Route 11 Property
Property Identification Number (PIN): 63-A-89, 89A, 92
Project No. 0103-05-0547
Dear Ms. Perkins:
Below are remarks addressing the comments listed by the item number from your February 10,
2006 review.
Item I - Waiver Request. The waiver for the placement of the buffer can only be granted when
the use being proposed is allowed in both zoning districts (B2 and B3 in this case)
Provide a statement under the waiver request that only uses allowed in both the B2
and B3 zoning districts will be utilized on the B3 portion of the site.
A note stating "ONLY USES ALLOWED IN BOTH THE B2 AND B3 ZONING DISTRICTS WILL
BE ALLOWED ON THE B3 PORTION OF THE SITE" has been added to the MDP drawing.
Item 2 - Bike Path. Clarify that the bike path along Route 11 is a 10' asphalt path. Also, on
the buffer detail for Route 11, the bike path needs to be shown.
The 10 foot wide asphalt bike path will be noted as such on the MDP. The buffer
detail along U.S. Route 11 has been revised to show the bike path.
Item 3 - Full Commercial Entrance. Revise the full commercial entrance as indicated on the
plan to ensure appropriate traffic movement.
Entrances A and B have been revised accordingly to satisfy VDOT recommendations
and your comments. Please refer to the MDP drawing.
POTESTA & ASSOCIATES, INC.
Charleston, West Virginia • Morgantown, West Virginia • Winchester, Virginia
Ms. Candice Perkins
March 6, 2006
Page 2
Item 4 - Rail Road. The rail road area is shown as a 66' buffer, the rail is not a buffer.
Clarify if the 66' is the ROW width.
The 66' shown on the railroad track is right-of-way width. The buffer should read as
71' buffer. Please refer to ROW and buffer detail along railroad.
Item 5 - Landscaping The buffer detail for Route 11 does not appear to adequately reflect 3
trees per 10 linear feet.
We revised the buffer details along Route 11 to reflect 3 trees per 10 linear feet.
Also, the Magisterial District has been changed from Back Creek to Shawnee.
If you have any questions, or need any further information, please contact me.
Sincerely,
POTESTA & ASSOCIATES, INC.
K. Joe Knechtel, P.E.
Staff Engineer
KJK/mlw
POTESTA
• •
Engineers and Environmental Consultants
APOTESTA508 Front Royal Pike, Winchester, Virginia 22602 - (540) 450-0180; WWW.pJ4AJJ I_QOb
January 13, 2006
Ms. Candice E. Perkins, Planner II
County of Frederick
Department of Planning and Development
107 North Kent Street, Suite 202
Winchester, Virginia 22601-5000
RE: Response to Review Comments - LLE, LLC Route 11 Property
Property Identification Number (PIN): 63-A-89, 89A, 92
Project No. 0103-05-0547
Dear Ms. Perkins:
Attached please find a copy of the revised Master Development Plan (MDP) for the above
referenced project. The northernmost entrance has been removed. Due to this change, the
convenience store proposed on Parcel 63-A-92 will not serve fuel for trucks. Instead, a car wash
will be proposed to the site plan. Below are remarks addressing the comments listed by the item
number from your December 29, 2005 review.
Item I - Property Uses. The uses on the plan do not match the uses provided under the
project information table.
Uses have been revised accordingly on the MDP.
Item 2 - Waiver Request. The text under the waiver request is confusing, please make it read
"to relocate buffer 'B "from between parcels 63-A-92 (Zoned B3) & 63-A-89 (Zoned
B2) to between 63-A-92 (Zoned B3) and the adjacent property 63-A-91 (Zoned B3) ".
Also, the waiver section states that the waiver can be granted only if the proposed use
is allowed in both zoning districts. Since the uses for the property are already known,
they should be labeled on the MDP.
The waiver request text has been changed per your request on the revised MDP. The
proposed uses have also been added.
Item 3 - Bike Path. The bike path along Route 11 needs to be labeled and shaded so it is
easier to see.
Bike paths have been labeled and shaded on the revised MDP.
POTESTA & ASSOCIATES, INC.
Charleston, West Virginia • Morgantown, West Virginia • Winchester, Virginia
0
E
Ms. Candice Perkins
January 13, 2006
Page 2
Item 4 - Si na e. Monument style signage is the desired type of signage along the Route 11
corridor. A statement needs to be provided on the plan that states only monument
style signs will be used on the site.
A note has been added to the revised MDP stating that monument style signs will be
used on the site.
Item 5 - Entrance Spacing. There needs to be at least 150' between the northern commercial
entrance and the Plainfield Drive intersection. The entrance either needs to be
moved away from the intersection or an agreement with the adjoining property needs
to be established to align the entrance with Plainfield Drive.
The northern commercial entrance has been removed from the revised MDP.
Item 6 - Entrances. This site should only contain one full entrance due to the limited size of
the project. If three entrance points are desired, only one full entrance should
be on the site and two right-in/right-out entrances.
, One right-in/right-out and one full entrance are proposed on the revised MDP.
Item 7 - Landscaping The buffer along Route 11 is only shown along the areas that are
directly across from the RP zoned properties. While the buffer is only required along
these properties, it should be continued along the entire site for uniformity. Also,
show all the buffers in a darker font.
Proposed buffer is shown to extend the full length of proposed site on the revised
MDP.
Item 8 - New Roads. The Southern Frederick Land Use Plan calls for Apple Valley Road to
be extended in an easterly direction. This road extension appears to be on a portion
of the property. This new road improvement needs to be accommodated on the MDP
so the alignment of the road is maintained.
The future extension of Apple Valley Road with 80' ROW is shown on the revised
MDP based on the 2005 Frederick County Comprehensive Policy Plan. To our
knowledge, there are no engineering plans provided by others for the future extension
of Apple Valley Road.
Item 9 - Zoning District Boundaries. Show the B2 and B 3 zoning district boundaries.
B2 and B3 zoning district boundaries are shown on the revised MDP.
POTESTA
0
Ms. Candice Perkins
January 13, 2006
Page 3
Item 10 - Building Restriction Lines. The BRL's need to be shown on the MDP.
Building restriction lines are shown on the revised MDP.
Item 11- Island. There is an island shown on the B2 property that needs to be removed from
the MDP.
The island has been removed from the revised MDP. A note stating that interparcel
access will be proposed between parcel 63-A-92 and 63-A-89 has been added.
Item 12 - Existing Easements. Provide the legal reference for any existing easements.
Deed of Easement descriptions have been added to the revised MDP.
If you have any questions, or need any further information, please contact me.
Sincerely,
POTESTA & ASSOCIATES, INC.
K. Joe Knechtel, P.E.
Staff Engineer
KJK/mlw
POTESTA
J
00
Mr. Kevin J. Knechtel
Potesta & Associates, Inc:
508 Front Royal Pike
Winchester, Virginia 22602,
•s
COUNTY
December 19, 2005
RE: LLE, LLC Route 11 Property Master Development Plan (MDP)
Frederick County, Virginia
Dear Mr. Knechtel:
of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
We have completed our review of the proposed MDP for the LLE, LLC Route 11
property'and offer, the following comments:
Indicate the location of the existing 15 inch CMP adjacent to Route 11. The actual
location and conditionof the outfall end of this pipe is currently questionable.
However, the final deposition of this pipe needs to be included in the site plan
submission. Based on our recent site visit, it appears that a considerable amount of
rubble fill has been placed along the eastern edge of the property. The existence of
this material plus the recent excavation for the new sewer lines may have adversely
impacted the discharge end of the 15 inch CMP.
2. The MDP proposes the use of underground Stormwater management (SWM). It
appears that the proposed SWM will span between the two (2) new lots formed by
the proposed boundary adjustments. The site plan submission shall indicate who
will be responsible for maintaining this facility. The plan shall also include the
necessary easements.
3. Offsi"te drainage easements will be required if point source discharges are created
at or near the property boundaries.
4. The pavement section proposed for the interparcel access appears to be inadequate
for heavy truck traffic.
107 North Kent Street • Winchester, Virginia 22601=5000
D EC 2 1
LLE, LLC Route 11 Property MDP Comments
2n
Page 2
December 19, 2005
I can be reached at 733-8214 if you should have any questions regarding the above
comments.
Sincerely,
Harvey E. Strawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
file.
C:\Program Riles\WordPerfect Office 11\Rhonda\TEA'IPCOAIA4ENTS\LLE,LLCRTIIPROAIDPCOM.wpd
• 0
Engineers and Environmental Consultants
JAPOTESTA508 Front Royal Pike, Winchester, Virginia 22602 - (540) 450-0180; www.potesta.com
December 15, 2005
Ms. Candice E. Perkins
Frederick County, Virginia
Department of Planning and Development
North Building, 2nd Floor
107 North Kent Street
Winchester, Virginia 22601
RE: Waiver Request for Zoning District Buffer Relocation
LLE, LLC Route 11 Master Development Plan
Project Number: 0103-05-0547
Dear Candice:
Pursuant to section 165-37-136 of the Frederick County Zoning Ordinance, a waiver is
being requested to shift a full screen class B zoning district buffer from between parcels
63-A-92 (zoned 133) and 63-A-89 (zoned 132) to the boundary between parcels 63-1-92
and 63-A-91 (zoned 133).
All proposed uses planned for the proposed development for the LLE, LLC owned Route
11 property are allowed in the B2 and B3 zoning districts, as well as the adjoining
properties zoning districts.
I thank you in advance for your attention to this matter.
Sincerely,
POTESTA & ASSOCIATES, INC.
K. Joe Knechtel, P.E.
Staff Engineer
KJK/mlw
POTESTA & ASSOCIATES, INC.
Charleston, West Virginia • Morgantown, West Virginia • Winchester, Virginia
COUNIOU F
IOR
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
February 10, 2006
Mr. Kevin J. Knechtel
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
RE: Second Preliminary Master Development Plan Review Comments
LLE, LLC Rt. 11 Property
Property Identification Numbers (PINs): 63-A-89, 89A, 92
Dear Mr. Knechtel:
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. Waiver Request. The waiver for the placement of the buffer can only be granted
when the use being proposed is allowed in both zoning districts (132 and B3 in this
case). Provide a statement under the waiver request that only uses allowed in
both the B2 and B3 zoning districts will be utilized on the B3 portion of this site.
2. Bike Path. Clarify that the bike path along Route 11 is a 10' asphalt path. Also,
on the buffer detail for Route 11, the bike path needs to be shown.
3. Full Commercial Entrance. Revise the full commercial entrance as indicated on
the plan to ensure appropriate traffic movement.
4. Rail Road. The rail road area is shown as a 66' buffer, the rail is not a buffer.
Clarify if the 66' is the ROW width.
5. Landscaping. The buffer detail for Route I does not appear to adequately
reflect 3 trees per 10 linear feet.
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
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
s
Mr. Kevin J. Knechtel
RE: Route 11 Property MDP
January 30, 2006
Page 2
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, and the Virginia
Department of Transportation. Please do not hesitate to contact me with questions
regarding this letter.
Sincerely,
0 LA
^emu (- C16;u'�Y)
Candice E. Perkins
Planner II
cc: LLE, LLC, 1830 Plaza Drive, Winchester, VA 22601
CEP/dlw
Attachment
0 o FILE COPY
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/665-6395
December 29, 2005
Mr. Kevin J. Knechtel
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, Virginia 22602
RE: Preliminary Master Development Plan Review Comments
LLE, LLC Rt. I I Property
Property Identification Numbers (PINs): 63-A-89, 89A, 92
Dear Mr. Knechtel:
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. Property Uses. The uses on the plan do not match the uses provided under the
project information table.
2. Waiver Request. The text under the waiver request is confusing, please make it
read "to relocate buffer "B" from between parcels 63-A-92 (Zoned 133) & 63-A-
89 (Zoned 132) to between 63-A-92 (Zoned B3) and the adjacent property 63-A-
91 (Zoned 133)". Also, the waiver section states that the waiver can be granted
only if the proposed use is allowed in both zoning districts. Since the uses for the
property are already known, they should be labeled on the MDP.
3. Bike Path. The bike path along Route 11 needs to be labeled and shaded so it is
easier to see.
4. Signage. Monument style signage is the desired type of signage along the Route
11 corridor. A statement needs to be provided on the plan that states only
monument style signs will be used on the site.
5. Entrance Spacing. There needs to be at least 150' between the northern
commercial entrance and the Plainfield Drive intersection. The entrance either
needs to be moved away from the intersection or an agreement with the adjoining
property needs to be established to align the entrance with Plainfield Drive.
6. Entrances. This site should only contain one full entrance due the limited size of
the project. If three entrance points are desired, only one full entrance should be
on the site and two right-in/right out entrances.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Mr. Kevin J. Knechtel
RE: Route 11 Property MDP
December 29, 2005
Page 2
7. Landscaping. The buffer along Route 11 is only shown along the areas that are
directly across from the RP zoned properties. While the buffer is only required
along these properties, it should be continued along the entire site for uniformity.
Also, show all the buffers in a darker font.
8. New Roads. The Southern Frederick Land Use Plan calls for Apple Valley Road
to be extended in an easterly direction. This road extension appears to be on a
portion of this property. This new road improvement needs to be accommodated
on this MDP so the alignment of the road is maintained.
9. Zoning District Boundaries. Show the 132 and B3 zoning district boundaries.
10. Building Restriction Lines. The BRL's need to be shown on the MDP.
11. Island. There is an island shown on the 132 property that needs to be removed
from the MDP.
12. Existing Easements. Provide the legal reference for any existing easements.
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, and the Virginia
Department of Transportation. Please do not hesitate to contact me with questions
regarding this letter.
Sincerely,
Candice E. Perkins
Planner II
Cc: LLE, LLC, 1830 Plaza Drive, Winchester, VA 22601
CEP/dlw
Attachment
w E I 11
12f,, l) AZPA�
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.
v`
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.
_
9.
A space labeled "Approved by the Director of Planning and
Development" for the approval signature and date of
approval.
r
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
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.
1/
3.
North Arrow.
4.
Legend describing all symbols.
l/"
5.
Surveyed boundaries of all lots and parcels.
6.
Acreage of all parcels included in the MDP.
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).
yJ (
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.
Page 14
9
•
Frederick County, Virginia Master Development Plan Application Package
Residential Development Information
V ne Nn
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.
V11"
Location and arrangement of street entrances, driveways,
and parking areas.
/
4.
Location of entrances to the development from public
streets.
5.
Type of road design (rural or urban).
0
Use of inter -parcel connectors.
Page 15
Frederick County, Virginia Master Development Plan Application Package
7. Traffic impact analysis. To be submitted to the Virginia
Department of Transportation.
8. Location of sewer and water mains with statements
concerning the connection with and availability of facilities.
9. Location and arrangement of electric and gas utilities.
Other Design Information
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.
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.
IJ�
4.
Amount, boundaries, and location of common open space.
(Indicate 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
Frederick County, Virginia Master Development Plan Application Package
County Health Department Information
Yes No;
1. Statements and locations pertaining to sewer and water
availability.
14 , 2� Statements and locations concerning any existing pre- or
post -water treatment facilities.. C)�,4 j ,�!) V`Al���-
�1� 3. Statements and location of any planned private treatment
facilities.
Page 17
.POTESTA TRANSMITTAL LETTER
508 Front Royal Pike, Winchester, VA 22602 • Phone: (540) 450-0180 • Fax: (540) 450-0182
To: Ms. Candice Perkins, Planner II
Frederick County Department of Planning
107 N. Kent Street, Suite 202
Winchester, West Virginia 22601
Date: March 10, 2006
Project No.: 0103-05-0547
Sent Via: ❑ Mail ❑ Federal Express ❑ United Parcel Service
�x Hand Carried Other:
Quantity
Description
44
Master Development Plan for LLE, LLC & GASMART, Inc. Route 11
Property
1 Set
Frederick County Agencies Approval Letters
❑ VDOT
❑ Inspections Department
❑ Fire Marshal
❑ Health Department
❑ Public Works
❑ Sanitation Authority
1
Special Limited Power of Attorney
1
Check from Ervin Development for $2,400.00
Remarks:
By: Michele L. Wilson
c:
MAR 1 0 2006
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
Bernie
Mark
Susan
Eric
Mike
Kevin
John
COMMENTS: I -
Received by Clerical Staff (Date & Time):
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC MEETING
April 26, 2006
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #02-06.OF LLE, LLC ROUTE 11 PROPERTY
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting
being held on Wednesday, May 10, 2006 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 #02-06 for LLE, LLC Route 11 Property, submitted by Potesta and
Associates, Inc., for commercial uses. The properties are located on Valley Pike (Route 11), near the
intersection of Apple Valley Road, and are identified with Property Identification Numbers 63-A-89,
63-A-89A and 63-A-92, in the Back Creek Magisterial District.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting, or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins
Planner II
CEP/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
This is to certify that thp attached correspondence was mailed to the following on
B from the Department of Planning and Development, Frederick
County, Virginia:
63 - A- - 89-
LLE PROPERTIES, LLC
1830 PLAZA DR
WINCHESTER, VA
63 -A- - 91-
LENGYEL,GEORGE
3283 VALLEY PIKE
WINCHESTER, VA
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, VA 22602
63 - A- - 55-
FRISTOE INVESTMENTS, LLC
22601 �w N SPO BOX TI EPHENSCITY, VA 22655-1315
63 - A- - 54-
WALKER, ROY W JR & MARY E
22602.2499 3338 VALLEY PIKE 22602 2450
WINCHESTER, VA
63 - A- - 88-
OVERSTREET, JAMES E SR & DONNA L
3383 VALLEY PIKE
WINCHESTER,VA 22602
63 - A- - 110-
TREX COMPANY, INC
160 EXETER DR
WINCHESTER, VA 22603-8614
63 - A- - 56-
BANK OF CLARKE COUNTY
2 E MAIN ST
BERRYVILLE, VA 22611-1338
63B - 1- - D1-
DORTON, THOMAS E & HELEN K
3328 VALLEY PIKE
WINCHESTER, VA. 22602.2450
63B - 1- - C-
NATES, MARGIE I ETALS
PO BOX 3032
WINCHESTER, VA. 22604-2232
cv��,U�vo �
Candice E. Perkins, Tanner II
Frederick County Planning Dept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
1, , a Notary Public in and for the State and County
aforesaid, do reby certify that Can ice E. Perkins, Planner II for the part ent of Planning and
Developmen , whose name is signed to the foregoing, dated , has
personally appeared before me and acknowledged the same in my State arifl County aforesaid.
Given under my hand this oZ day of 00�
My commission expires on oZaD
NOTARYiYUBLIC
I
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
April 5, 2006
NOTIFICATION OF PUBLIC MEETING
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #02-06 OF LLE, LLC ROUTE 11 PROPERTY
On behalf of the Frederick County Planning Commission, you are hereby notified of a public
meeting being held on Wednesday, April 19, 2006 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 #02-06 for LLE, LLC Route 11 Property, submitted by
Potesta and Associates, Inc., for commercial uses. The properties are located on Valley Pike (Route
11), near the intersection of Apple Valley Road, and are identified with Property Identification
Numbers 63-A-89, 63-A-89A and 63-A-92, in the Back Creek Magisterial District.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting, or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
r�
Candice E. Perkins
Planner II
CEP/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
This is to certify that the attached correspondence was mailed to the following on
g from the Department of Planning and Development, Frederick
County, Virginia: ------
- - -- -- - 63 - A- - 55-
63 A- - 89- FRISTOE INVESTMENTS, LLC
LLE PROPERTIES, LLC
1830 PLAZA DR PO BOX 1315
WINCHESTER, VA 22601 STEPHENS CITY, VA 22655.1315
i
Potesta & Associates, Inc.
508 Front Royal Pike
Winchester, VA 22602
63 -A- - 91-
LENGYEL,GEORGE
3283 VALLEY PIKE
WINCHESTER, VA 22602.2499
63 A• - 88-
OVERSTREET, JAMES E SR & DONNA L
3383 VALLEY PIKE
WINCHESTER, VA 22602
63 - A- - 110-
TREX COMPANY, INC
160 EXETER OR
WINCHESTER, VA 22603.8614
63 A- - 56- -
BANK OF CLARKE COUNTY
2 E MAIN ST
BERRYVILLE, VA 22611.1338
63 - A- - 54-
WALKER, ROY W JR & MARY E
3338 VALLEY PIKE
WINCHESTER, VA 22602.2450
i
` '63B • 1- - 01-
DORTON, THOMAS E'& HELEN K
3328 VALLEY PIKE
WINCHESTER, VA. 22602.2450
63B 1 C-
NATES, MARGIE I ETALS
PO BOX 3032
WINCHESTER, VA. 22604.2232
I
I
P, cat
Candice E. Perkins, Planner II
Frederick County Planning Dept.
STATE OF VIRGINIA
COUNTY OF FRE-DDE�RICK
I, !4 , 4 , a Notary Public in and for the State and County
aforesaid, do lyreby certify that Ca ice E. Perkins, Planner II for the D part ent of Planning and
Development, whose name is signed to the foregoing, dated S— 0 , has
personally appeared before me and acknowledged the same in my Sta e aA County aforesaid.
Given under my hand this �-�`— day of �cI
My commission expires on 06
NOTARY BLIC
/k P to o-)- -a6 �3 i iv "Y
TO:BARBARA-DATA PROCESSING
FROM: BEV - Planning Dept.
Please print o sets of labels by
THANKS!
Frederick County, Virginia Master Development Plan Application raMage
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location ofProperty: 3311 Valley Pike (U.S. Route 11)
Winchester, Virginia 22601
6. Total Acreage: 3.77 acres
7. Property Information:
a) Property Identification Number (PIN): 63-A-89, 63-A-89A, 63-A-92
b) Current Zoning: B2 , B2 , B3
C) Present Use: Vacant, Vacant, Occupied (Rental)
d) Proposed Uses: Commercial (ALL)
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North 63-A-91 Business
South 63-A-88 u✓ Industrial
Fast 63-A-110; 63-A-87 Industrial
West 63-A-56je63-A-55, 63-A 7, Business, Business, Residential
63-B-1-D1.k63-B-1-C r" Residential
fl Magisterial District: 94,° (VP , 6 -\"i:> I Back Creek
8. Is this an original or amended Master Development Plan?
Original X Amended
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: Deceniber 15, 2005
Page 12
Cep 3� , q � ��
�� TO:BARBARA-DATA PROCESSING
{/ /�%t FROM: BEV - Pla Wing Dept.
Please rint sets of labels by
THANKS!
Frederick County, Virginia Master Development Plan Application Pacxage
APPLICATION cont'd
MASTER DEVELOPMENT PLAN C
3311 Valley Pike (U.S. Route 11)
5. Location of Property:
Winc ester,,Virginia 22601
7
6. Total Acreage: 3.7acres
7. Property Information:
a) Property Identification Number(PIN): 63-A-89, 63-A-89A, 63-A-92
b) Current Zoning: B2 , B2 , B3
c) Present Use: Vacant, Vacant, Occupied (Rental)
d) Proposed Uses: Commercial (ALL)
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North 63-A-91 ✓ Business
South 63-A-88 v Industrial
East 63-A-110-� 63-A-87Industrial
West 63-A-56/63-A-551," 63-A -, Business, Business, Residential
63-B-1-Dl; 63-B-1'=C.� Residential
fl Magisterial District: WP�Ne� La3 6 Back Creek
8. Is this an original or amended Master Development Plan?
X
---- Original — - . _....._._Amended -- -- ---
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: Decen1ber 15, 2005
Page 12
DEC` 1 5
w
N
E
REQMTING AGENT:
DEPT. OF GEOGRAPHIC INFORMATION SYSTENB
FREDERICK COUNTY, VIRGDUA
GIS, M"PITG, GRAPHICS
WORKREQUEST
DATE RECEIVED:
REQUESTED COMPLETION DATE: �7
Department, Agency, or Company:-
MaiH g and/or Billing Address:
Telephone:
E-mail Address:
ESTIlvIATED COST OF PROTECT:
FAX:
DESCRIPTION OF REQUEST: (Write additional infotmati.on on back of request)
DIGITAL: PAPER: FAX: - E-�LAJL:
SIZES:
COLOR BLACKfWHITE: NUMBER OF COPIES:
STAFF MEMBER:
COMPLETION DATE:
MATERIALS -
DATE OF PICK-t1P/DELIVERY:
AMOUNT DUE:
AMOUNT BILLED:
METHOD OF PAYMENT:
HOURS REQUIRED:
AMOUNT PAID:
CHECK NO.#.
Frederick County GIS, 107 North Kent Street, Winchester, VA 2260 ], (540)665-5651)