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09-06 Wakeland Properties Self-Storage, Gen. Commercial Shawnee - 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 Fire Marshal Sanitation Authority Inspections Dept. Health Department County Engineer City of Winchester GIS (Mapping) L/ Parks & Recreation -� Winchester Regional Airport 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 TRACKING Date - o4 f�o Application received ©b Fee Paid (amount: 1/co/o(a Preliminary MDP heard by Planning Commission - Action taken:` 06 Preliminary MDP heard by Board of Supervisors -Action taken: l D 10-6 Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. f b ( Final MDP signed by County Administrator and Planning Director (send two copies to applicant). 110t,"' Administratively approved; letter sent to applicant. NOTES: 0 � N O O N cc LC cC O - ISO c Q In. u N N 4� Q Q O cn U 81� III ��lff .� •� � O � I N cd O RECEIVED FROM -) ADDRESS-3 �� ❑FOR 11 FOR DATE kriJu- d -iz AMT. OF • CASH ACCOUNT AMT. PAID „Z ?O8 CHECK BALANCE MONEY DUE ORDER BY`YU ee� rio. 9031 N DATE: i% File opened. Reference Manual updated/number assigned. 4a440-,6 D-base updated. i& O� List of adjoiners given to staff member for verification. � One hack- from O & w4ite location map requested Mapping & Graphics. Four sets of labels requested from Data Processing. PkA -- File given to Renee' to update Application Action Summary. CLOSE OUT FILE: l7 n� 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 Jane wants a copy of the final action letter even if the application was denied or withdrawn.) /6 e6 File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. 0 D-base updated. �Q • �7 0�0 File given to Renee' for final update to Application Action Summary. File in file drawer. U \Cwol\Common\Tr=kmg sheds\TRACKING.MDP R- OIRI/03 7"RACK E High-perjoimo�te Diivi�g' 103 Perryville Court Stephens City, VA 22666 540-539-2548 www_trackdaze. com To: Frederick County Zoning From: Eric Campbell Fax: LS4 0> lXlP-5-- -1 Pagess 2 Phone: Date: February 21, 2008 Re: Zoning Approval CC: ❑ Urgent X For Review ❑ Please Comment 17 Please RePly ❑ Please Recycle Hello, attached if my form for Zoning approval. The business is an Internet based registration service for High Performance Driving and Instruction. The physical locations of our events vary, but are at venues such as Summit Point Motorsports Park No actual physical business or equipment takes place at my home, I simply use the address for the official business address and mail. If you have any questions please feel free to give me a call at 64OM9-2548 Regards, Eric L. Campbell 100 'd I Z : S 1 fln 800Z-H-9Hd 60 rM 7 Oil 921 "1 ISTORMwq / •� TT PIDN O / i- 64-A-30 / ' ' J f' / K lam/ Zyj iv �� ! q1- SAC / . - i - 11 STRUCTURES TO REMAIN �+ UNTIL FRGNTAGE USER STARTS CONSiRUPTION. 20LANDSCAPED I I W rc 11 I,._ Ap I� CORRIDOR BUFFER (SEE DETAIL) SIDEWALK 1, I I ti GI 1 1r SE9 PROP. WATER MAIN a� Buff I Nj r I,�' J / _�pQ _�r,}AVO. ,e�r(Nyt�EgN Ili i,I _l ..!,/ I - ' / _ ` 1i t I I _g_. �,'. _:'.< ,�_.'. -..r _aI 'I I 1 • 0' -�.� -F '� _� /���J�- � � pI . �BA_UfFfeF V7 IL/4t j1f SINGLE gu COMMERCIAL ENTRANCE Th :51; Etc. URE TD � STRUCT--- r r�'ss w T�•76'L_II �I I} Tn� I '�_j I i I �i I �� ) 1 }i 1 C / /.. `'J / BE REMOVED I I I I CI 1 L I-�L...', p (� (ROAD RI�iHT-OF-WAY Tp DE EtENPED 1� `- I _I-�--� _�L _1 J I q I'I") I 'DEPENDI IG GNj Pl1,TE T1 11�SE�.��-'I._.-1- 790ID i ENTE_` ! tsE� l\.i_..L...L" ENTRANCE SPACING AS REQUIRED PER SECTION I65-29 A(6) , I iMs,� Tf\ i rn, ,.M1 OF THE FREOERICK COUNTY ZONING ORDINANCE WHICH READS n [." ;yk:er;4."}Vi =; ,-,<E+,<1....5�-:j-n, AS FOLLOVSr THE HSNIMUH $PACING FOR ACCESS ON I ` ^I / MINOR COLLEC70R ROADS SHALL BE 70 FEETf_aa1321 Pia. BB3 BETWEEN DRIVEWAYS AND BETWEEN DRIVEWAYS U: AND INTERSECTIONS r, Md& Ham, Pak I I 1 I 1 , 1 I 111 / 111 � 1 „1 tic '1 � 1 , II i I I' ,AS JID I Site PIQns, for sites AU acconodat. Interprirc� se o Access to'\adjacent-sttes-as generatty s)iowm PS _ _ o ik \Jl ` I 1 .. L, E_. Y:, ;�: .i.y ::..-:•,\ 11 1 ;/Uee Rae�MnldaDel ...._. r., < ::•2:.;u-: , I i � a I(_ Da zi9 yi sI } I 1 I /'�P / li1N51. NO. 010000281 I I O Zoned: RA 1gTdtE fOUNO 'I WAKELAND'"MANOR Use: vaeoat II 1 f , r -Lpkyp TRUSTel m k 6a-n-z4 1 I + I ga li3 Dew R°s.1°oi Ia -Ja �"`/N WAKELA�ID� N1AN-- I �l _ ID / f - 'E LAND TRUST1 '' I I 1 Ep 30B-�8 SQ. FL B707 OR 7.OAAAAA�C.�- \ _ j \ P�ROPOSUSA-CO MMERCIAL \ 5' SIDEVALK TEMPORARY 'TURN -AROUND \ 3 FT I L '.- U L.J -_Lj.. .141 1 W4 VICINITY MAP LEGEND --- PROJECT BWNDMY UNE M NER PROPEiTY UNE -- EY SM. SEWER --- PROP. WAIER MAIN NOTE: UTILITY LOCATIONS ARE SUBJECT TO CHANGE WITH FINAL CONSTRUCTION PLANS SCALE 1" = 1000' PROJECT SUMMARY TOTAL AREA: 7.08307 ACRES EXISTING ZONING 82 EXISTING USE: VACANT PROPOSED USE: COMMERCIAL TAX ID NO. 64-A-29 AND 64-A-30 MAGISTERIAL DISTRICT: SHAWNEE OPEN SPACE REQ'D: 1.06 Ac (15% OPEN SPACE PROVIDED: EACH INDIVIDUAL COMMERCIAL LOT WILL BE REQUIRED TO PROVIDE 15% OPEN SPACE ALL PROPOSED UTILITIES ARE TO BE . CONSTRUCTED UNDERGROUND, SEWER AND WATER AVAILABLE PER FCSA RgatroF-Way 1},e - 30" High Berm I�K T .. of Low Spromng JUN ern • -l.k Barberry ap aeed5 Apart 20' LANDSCAPE CORRIDOR BUFFER NOT MWa ATE "B„ ZONING CATEGORY DISTRICT BUFFER wNk w nro o / _ __-_y �'---..•�-��. �.1_ _ ( 1 NOT TO SOAIE TYPICAL STREET SECTION f/ - _- NOT TO SCALE fvs n tc� mac\ - -. ----- --- ---- _ ��iFwLV w7V� 'fTO - DISTRICT o 0 0 ui ti B 2 ZONING DIMENSIONAL REQUIREMENTS OWNER/DEVELOPER N N (AV FMr ! A: // 300 CRAI MANOR UND TRUST a v N I + " e / Front Yore Setback an 0.11 y Highways: SO' -"' 300 CRAIG DRIVE �..._ .- _..- . -.- - Front Yob Setback Call Pry smnmw W keta^dpr7<mer 'Ile headings of the proffers stt " blow hale been prepared for convenience or y, TnnSparorinn p, ,,wnra,AeAJ PROPOSED PROFFER STATE.1'IPN'1' reference only and shall not control or aff<tt the meaning ar be takeW as an inmrptetaduu of my pr iion of the proffers. 1Le term "Applcwt" rcfemnced herein sh.0 include vridun icy I g d (unve Owners and suotesors m mt<rest When aced in these prof(eu, the "Gevesafeed 3.1 The Appli-ant sbaB place the am°unt of $19.000 in an escrow account for siynaliwni°n the inusseedon REZO+'�A'G: RZ-5 1DOi Deveioptacnt PLs , dull refer m the plan entitled `Gmeuhred Development , Wakeland Propentes" dated Jam 10, 2005 (the "GDP'), and shall include dre fogowieg: of of Juste Ddve end From Royal Pike (Route 522) anei, future dnsib and construction of re -el,; Pepe i, Rand, SuehRout funds Rail Aress (net) m Business General (82) 1. Land Use shall be uerowed within six (G) moatbs of tnooiag approval, and shall he -to" to the County ssid:in 90 days of a wrineo rcgm hydro Cones, RosprcduDysubecived, PROPERTY: 726 «rat +y-; Tax Map Parre61H-A19&30 (the"Property) Ls lrhoed prmmof the sire whh B2land uses shag a«exceed 80,000 square feet of 32 The Applicant shall insult turn lave' lnarionoandpdesi�Oof WAKECAIVD MANOR 17iSIST RECORD OWNER: WakelandMamrLand Tntst g area, excbrding the Door area of mini eetrehouse/self-sronge fads, bkh dull be pertained op the site Without resoiction m Door ssn except u wemum safe and rfbcem she attei. 1her .act such improv re, shall of derue sk col u file g" Pon ngineeaiog dtireof, and shall he in BY othnrai. governed bythe F.&,irkCountyZoning O,dinsnca a ccodanro wit Virginia Depann stu of T sporndon (VDCM spttjFw ions. Darr. 6J -/O - Os- APPL[CA'N'I': Wakeia°dMan°sIaad Trent 3.3 ltu Appli' nt shall identify and rererve I«a' for io:eopatael pedessrian and PRO CCNAIv1E: WakelandP Front Pax '� %.",•` > 2. Site Duvrloorvent vehicular tees doting the muru do p wp) and/or she Pam I'° development Fix. (SDP) GE ODE ATo- ORTGINAERS. OF PROiFERS: Iuae I0, ZOCS 2.1 She dammed shill be limited m om (I) u shown on dse Gencruly i Devebpm;m 4. M process. C� wit H to tl fr>,-< 'td CKCOUN Thcfom th going inmrvrxnt was aclmoaledy2d hefvre rL:s REVISIONDATE(S): N/A Plan (GDP), iha exact siesV and I«adon of which shag be demoniad upon foul engineering thereof pursuam to the speeifeeuimes -d approval of the Virginia Departmnt T 4.1 Tire Appp6nnt shill contribute the smonnt of two thounud dollars (f2,0G0.00) e Ftedrnck County for fire 2005, by i�ae wo I'PSOo4Vl Ibe -,I.. ustd hereby ffers dot the me and development of due subxt property he of Ponndon (VDOT). (See 1 on GDP) and rescue purpose. Said contribsdnn shall be made ss the titm of issmnce of the first eommereul building permit forrhu site. woo cxp' s \ c"iQ 2G•O-1 ("Property+7, u described above, shall nr mitt confomn,sce whir the (on°wivg maiiriom, which a6an supersede all otherpm(ters dot tnayhave bew wade prwr herein. in the event riot the above B2 for by 2-2 A 2W landscaped corridor buff shall be pprovided along the From Ropl Pr3s (Route 522) frontage of tie sire, which v,i l include mixed omataenul 111:1 gs 4.2 The AppBnnt than rnwibsm the armunt o[ tau drousand dolls (S?,0;q.00) w Pa''leMk Cnuaty'for friisnsion NonryPnblie `-n-Ll� inQl , ygf,a referenced 'ondi. to mcg ss rot gtmted u appked the apPBcant ("Applic '), these proffers than be dmmd widtdrawn aad shall 6e null avd said. Pun6eq t6ee proffers ate talent whh gcod sight line c6aneretisvcs f« 6ighaay entunces. Said buffer shall be insndled prior m issuance of the f r certificate of «cupmcy for the site, Sheriff's O(Gce purpose. Said conaibnsmn shall be vole at the tl°re °f uscsa'sc° of the hat conus:ercial building pcmut for dte site. con,rt upon flail rezoning of the Propertytvhh'Railrezoning" defmrA as the remaang which k io effiec, n the day foVowivg the Tut day upon which the Prederick County Board of Runty and stall 6e provided in addhion m the buffering and/or hudyeaping requirermnts of she Farderick CouotyZ°ning Otdinanm ot6erwisc appBes6k to the,ire. One (1) Supervisors (the "Board') decnron grmdngthe mAoniug snry e,1. subtul in the appropd,<"ware If. decsion is conresred, and the elppbeant elects rot to su6m¢ development plces uvdl fio utg ing sign shall bi permirtei s,% c the buff area ss the project entrance. No oduer smucmms or imperv6+m surfaces shag be Inch contsst is resolved, t6e term revving than include the day following entry of a ('mat coon pertained aidan the condor buft'er, except those required for udl6ies and sirs access. (See 1 on GDP) �, order affvmingg dte decision of the Bond vAuich hss rot been appoded, or, if appealed, the day fanning which dredeasf- hu been dflovedon appeal . on ector or Minor Streets: 35 STEPHENS CITY, VIRGWIA 22655 Sid. Setbacks: 0 C/o RL'X WAKEMAN rco Rear Setbacks: 0 540.8EWA4 Floor Area to Lot ARatio.1.0 Min. Landscaped Area. 15R Maximum Height: 35' OWNER'S SIGNATURE DATE ENVIRONMENTAL FEATURES AREA IN ACRES TOTAL DISTURBED X DISTURBED R IN O.S. IN"O.S. FLOODPLAINS 0.00 0.00 0.00 OR 0.00 LAKES Jk PONDS 0.00 0.00 Q00 OR 0.00 NATURAL RETENTION AREAS 0.00 0.00 0.00 0% 0,00 STEEP SLOPES(+50%) COO 0.00 0.00 OR 0.00 WETLANDS 0.00 0.00 0.00 OR 0.00 TH Of APPROVED BY: 0 RaJA1D A YIELOWR(Y, JR Z p xo. oaaT� U a DIRECTOR OF PLANNING AND OEVELOPMECJT pgTE C� H0a COUNTY ADMINISTRATOR A DATE Z O O o F OC pQ r N C V z K N z a AO w z QQ o V s N p a LL rc a_ a Od M M z CO n N ,- z w 0 Z Q 0- C_ O G J w Iz C) 0- lY L1 I- (n Q CL W v) z o (Ld s O v Y W Ea U E o U V O U to O Of CO CO N z 1N91'. NO. 010009261 Zoned: RA Use: Vacant ID 1: 64—A-24 60.0' 5' SIDEWALK 20' LANDSCAPED C❑RRID❑R BUFFER (SEE DETAIL) SINGLE C❑MMERCIAL ENTRANCE EX. STRUCTURE TO BE REMOVED NOTE b I ENTRANCE SPACING AS REQUIRED PER SECTION 165-29 - A(6) OF THE FREDERICK COUNTY ZONING ORDINANCE WHICH READS AS FOLLOWS THE MINIMUM SPACING FOR ACCESS ON MINOR COLLECTOR ROADS SHALL BE 70 FEET BETWEEN DRIVEWAYS AND BETWEEN DRIVEWAYS AND INTERSECTIONS. + + t t N e�,a„ 7ao�r to Routs 644 �'— INTERPARCEL CONNECTION NOTE, Site Plans for sites will accoModate Interparcel Access to adjacent sites as generally shown. ;?q 30 posp ® r i avow mm am ® MONO PROPOSED STORM% IPS S MANAGEMENT PONE 7 T�_ PF RAZoned: :..: Use. Residential 13 . 1170 PG. ID f 64-A-31 s 60.5 i IPF I W W a U N Q WAKELAND MANOR LAND TRUSTZonc _ Use: Residential Z "'— RA 64-A-28 IPs _ WAKELAND MANOR N 84'03'28" E 200.01 LAND TRUST W 308,539 SO. FT. OR 7.08307 AC. _ PROPOSED USE: COMMERCIAL am�E1) EX. STRUCTURES TO REMAIN UNTIL FRONTAGE USER STARTS CONSTRUCTION. 5' SIDEWALK N&AM sew TEMPORARY TURN -AROUND / N \ & CUL-DE-SAC DER xg / QOS�U PROP. WATER MAIN / 70 _ SEWER OT� CA►. PR P0= , p� SAN• S 83�� W I To 877.75 ROAD RIGHT-OF-WAY TO BE EXTENDED DEPENDING ON POTENTIAL USES m.5. 321 PG. 693 Zoned: MH-1 1,35 Use: Mobile Home Park to f. 76-A-1 i 00009z61 I ! I I Zoned: RA i Use: Vacant i ID it 64-A-24 !i! I I f i 5' SIDEWALK ! I jll 20' LANDSCAPED Ij ORRIDOR BUFFER (SEE DETAIL) I I i` I I SINGLE COMMERCIAL ,ENTRANCE 11 5' SIDEWALK 60.0' 60.5' 1` \ r NLn \ n t�. !t I � J INTERPARCEL `m (� CONNECTION _ S i Zoned: RA I Usm Residential 2 9 FG_'I7 jj-64=A-31 3 I I 11 Z / STONE FOUN—". Dx;;�_.K'1='=•"`�' Zoned: RA ID 0: 64-A-0 Usx Residential g - — �N 84-W028-* E 200.04� tB — 2 PS i LANDSCAPED BERM REQUIRED 4 i EX. STRUCTURE§ TO REMAIN 1+ UNTIL FRONTAGE USER r STARTS CONSTRUCTION: �� TEMPORAR U N-AROUND , L CU 7 E SAC ! i Z i 1 -0 I I Zoned: Mi 4A ca I i % I Use: Vncontt gn I J < /ID � 6�f •A-3 . / / rn I , IRMW `TER MANAGEMENT POND 64 . W KEL-ND�[i�ANOR i LAND/TRUST\ 308.539 SQ/FT. OR-X 30T Ate_ 1 /64 Ld MAIN .t.: E PROP. V/yiERCUL SA� \ Buffer Y .B• ZONING D;STRICT BUFFER CkTEGOR -- - ! T ❑ u r g .755 r-- E I 3S 77 !__ I � j-- L_ r-{ t r ! (_1- �% �Z ! RIGH1 -�AY TO B , EXIENDE ' IaSI 1 I ! f ' I �, - i �! USES`VARRP T i WARDS TF�E Epp TFRN__J_l- i I�t _L -� I---} -- "_ / 1' -� �j-----PROPERTY LINE. TQ-- ; _�1$ ' ` - STRUCTURE 3 ` 1 I ` j 1 -'- - -- IT I� BE REMOVD�,` I 4 N A 0 I. No. 010000261 Znuad: RA Ua Va. t it 111 W SIDEWALK I l i 20' LANDSCAPED - 'I CORRIDOR BUFFER (SEE DETAIL) t SINGLE COMMERCIAL it ENTRANCE STRUCTURE To Dr. REHOVED A =I;;MIlIN NOTE, Will A=ss to''Acklacerl'i sites �ocv wi&otty slin. I I I I ; I t �% 'Y.141�-� M blT rOND/ 06. 64-A-30 :,,:.ad•. tic -7' OR ad'. XV/ H -IWXKELA� D,4ANqR \�AND 11RUST, -A-29 64 MON SM Fr. OR 7M3D? 'COM ER f 01`0qqE. t�D CIAL - \�T ORARY-TURN-AROUND _A,WL-DE-SAC TI •3, j WAGE %EWAG USER CONSTRUPTION. it PROP, WATER _j v MIEVALK VICINITY MAP LEGEND -7% MICT C.11. Ur %tE I Q, E. -7 1 CATIEUM" 11-41 CI U, P=� "A. IMIl �IlROAD' RI�HT-Gl`-' I . I I q WAY TO !,E IEXJENPED�, t:1'zb DEPENDING ON: P[3TE4TjIAL U 60.5 j Fil L-11- 1 1-7 -21 OUIPED IN! IF THECPREPDEARCICK COUNTY ZONING ORDINANCE WHICH READ, -1 .13 1 \ : - T. - - - -1:'14- * ! I \ . / NO UTIUTY LOCATIONS ARE SUBJECT TRAN E SPACING AS RE Lz I , .1 �t'h\ -� PER SECTION 16!529 - A,(? 1 `1 1 / TO CHANGE WITH FINAL CONSTRUCTION PLANS S H. -ENN. AIN 1.-,;At-1'\ ii-vi 01 - 31 - Ij=E M 9"CLEN&THE R RIVIDS'HaRSAPLAPYGE FOR FEAECfESS ON j U140 COLLECTOR 'VEWAY AND BETWEEN DRIVEWAYS �21 M !ET ffi� BRI S RSECTIONS, Us, b SCALE 1" = 1000' PROJECT SUMMARY TOTAL AREA: 7.08307 ACRES EXISTING ZONING, B2 EXISTING USE: VACANT PROPOSED USE: COMMERCIAL TAX ID NO. 64-A-29 AND 64-A-30 MAGISTERIAL DISTRICT, SHAWNEE OPEN SPACE REVO: 1.06 Ac (157) OPEN SPACE PROVIDED: EACH INDIVIDUAL COMMERCIAL LOT WILL BE REQUIRED TO PROVIDE 157 OPEN SPACE ALL PROPOSED UTILITIES ARE TO BE CONSTRUCTED UNDERGROUND. SEWER AND WATER AVAILABLE PER FCSA J L211 L J . . ...... . L-j-, 30' High Berm rJ tit11 0 ul I - dnbloR.. of L- rreading JuNtle. Sol "y 'P.-' Apart coeApr."no, as- 7 cq CORRIDOR BUFFER 2Q' LANDSCAPE NOT 70 SCAM -T Cq IQ O� wR as-lcta� C8JEGORY "B" ZONING wee DISIRICT BUFFER NOT TO eoNLE -7 TYPICAL STREET SECTION 77 f NOT TO SCALE -T DIMENSIONAL IONAL REQUIREMENTS NTSB2ZONING DISTRICT OWNEIO i blh = 60 ft. Front Yard Setback on Printer Highways, 50' WA14ELAND MANOR LAND TRUST Front Yard SHI, L n y 300 CRAI W�w-dp"V"v" 11e: haaeliag, 4 &, proffers �ji forth LJ- b.,ra 3. I'Mmil.fttion rcf"��' only dt at be Wren it' of fnly provision. z"'2so, mtlz herein shall include n�lh re 3.1 The Applicant suall place the mount of $19 000 PROPOSEDPROFFER, STATEMENT IT f.- -. and -,- I, lacewer, 11� reffars,the"Goneatilvad , ill an tclu- account for "a signali"llul Offile Intersection Of!uqm Drive and Front: Royal Pill. (Route 522) R-7- lo�03 grtp- cLU refer . Ell, plan atnirlad a. W.Ileland 11. fb- dettigi, and .-tructiou rfra.aU..,,d papannill R KZ -nics"da,td .'ad. General shall be cac-ej sIj% (6) 'NeCtla, -i-9 -PPI-1.1 .8d IZIIIII he Rp.-fdIrc.banned, R-1 -Are. tEA) to R.I.- G jur, of "' r-da PROPERTY' 716.,= /-; 1. Land 1,15c ral..-d to the County oidur, 90 dyo.f. aA- -I.- I'yda, county, WAKELANDI&ANOR. T=MapParaaL64-A-29&" (the-Pwp-rty) 3.2 Th. Applic-aletil ittsc,11- I- lF-T.- an Foult, R.)A P24 (Route 522 9 f nC6ir-h-/S.1f--:;1-1 �elc and affiai�at, ai. -1. , DI. = Ear Iub anualea. a- 1--cill. d design of c.2 rue RECORD OIX-MR. Ta6bd Manor Land I- I, wkb- retrilad.. . Ran, --cept Rap- d shill be in fuld APPLICI-11T Walalaucl M-nr Ld True, oal-i. S--d bytha PradadLCo-,yZ..ii;0nIi.-ca. accordance �id' T_,P. cificeri- Do. 33 111 Appli-I shall Identify .,d rea-L lz""" I PRC§ECTNAME: 10 7 at I- d P to p F rent R Tal P i Ite ticl. - during d. de 'I i-11-Proll Pad-" -d In "'up-' plan (1,011) .,V., she STATECINVISCINLAATLARGE ORIGIM�L DATE sift-UL-lopligs. daZpnac. plin (SDP) p- PREDERICIC COU'ITY T_ia Or PROFFERS: junna 10, 2065 4. de; ei, catlilce cl� Ill Genem;ncralized Th aalmo r4adsa d b A. m tWz JLL--d a I _Q �f waidr '035, by 2611-6. cludl �pp-al of 'bt vjqjuL -M The REVISIONDNIB(i): N/A I thereof p --'t . dla'071 d�ria afTlrauapcadaa, (M01). (Scx I on GDP) I -'C'na for fire and a:sR=purpose;. Sid cornsiL•udaR sell au lul-CE of the au ��-i p 63 -'de -iti.d. Itiaf 22 A 20'b.&�?,SJnuPubpe myco, ol -idor beff, th.1 J,,,j.,id.d along al. Fr-, Doyll �0. 'ffia It- alld] &a -.t d t- d.,.-d dall. p000col, de suPerse.1 oth.,trproffer, t . hat . ulay,haceb-inatleplia,hereo. TAjL-tncwd.,,h.aboeo (Route 32-1) -p of dic aile, vj,.h jd.& i_.d _-.I 4.2 rY 2. coClicional the ppliallat (Applkant'), challMeet vrrth good sigh[ lice WE Nadi- c, It', I, Office Said caavujba�.,Ila'�3 ¢eda of roffers are "'u' ' i�ull lan" "t�4. ..Ppncabhhalha'ja� One(l) and �611 C11111,110,111:1-5f a.-T, of d -; p to fl- shall L- d a rd z1b, I v PIM lflll� chid. nNoning-d-flact pus, be Is l.&.-tine &yk9cYu-,,he Lqdlq..-Ikkd. Fm&fidaGb-yB..d d6ann- 1,he Pred-C!, or fi-reli.S �iva shall! be pajao at atnoacl. 11o". "0= id I c t = i . ea . i - ni t If ti I .;h a"'a L reso!ced, tiro ff. t14 d-doc, 4= hnvn0 chap ! an Collector or Minor Stractee 35' Side S.tb..k. 0 Racr Setbacks: 0 Floor Also to Let Area R.W-. 1.0 Min.Lit.d..p.d Arco: 15- Mommu,rn Hoght: 35 F L STEPHEN$ CITY, MRGM41A 22655 cc/oREX WAKEMAN 540.869.3644 OWNER'S SIGNATURE DATE LL DO ENVIRONMENTAL FEATURES AREA IN ACRES TOTAL DISTURBED DISTURBED I r IN O.S. IANREA TODPLAINS 0.00 0.00 0 .00 07 0.00 XES & PONDS 0.00 0.00 0.00 - 0.00 %TURAL RETENTION AREAS 0.00 0.00 0100 07 0100 EEF1 SLOPES(+50z) 0.00 0.00 0.00 W. 0.00 iTLANOS 0.00 0.00 0.00 Of. 0.00 APPROVED BY: Cti 1- DIRECTOR Or PLANNING AND DEVELOPMENT DATE rOiRITY AillwaFFA�Tor DATE z Ctf LLI C/) z r') Ld 0 < 0 01 Ld 0 0 U) Ir 0 LLB 0 0 C) z 0 O Epp z an an z z I N I.j n IN51'. NO. 010009261 Zoned: RA Use: Vacant ID is 64—A-24 60.6 5' SIDEWALK 20' LANDSCAPED CORRIDOR BUFFER (SEE DETAIL) SINGLE COMMERCIAL ENTRANCE EX. STRUCTURE TO BE REMOVED NOTE 1, ENTRANCE SPACING AS REQUIRED PER SECTION 165-29 - A(6) OF THE FREDERICK COUNTY ZONING ORDINANCE WHICH READS AS FOLLOWS THE MINIMUM SPACING FOR ACCESS ON MINOR COLLECTOR ROADS SHALL BE 70 FEET BETWEEN DRIVEWAYS AND BETWEEN DRIVEWAYS AND INTERSECTIONS. .•. i + ,, t t N to Route 644 INTERPARCEL CONNECTION NOTEt Site Plans for sites will accomodate Interparcel Access to adjacent sites as generatty shown, PON— Zoned: RA Use: Residential D.PG. V' -A-31 WAKELAND MANOR LAND TRUSTZoned: RA 4-A-28 Use: Reaidentiol �84'03'28" E 200.01— 60.5' o C-) i © mo...�.. Gomm PROPOSED STORMW o ...• S MANAGEMENT PONC T I I � SAS Li WAKELAND MANOR LAND TRUST w 308,539 SQ. FT. OR 7.08307 AC. a PROPOSED USE: COMMERCIAL / N TEMPORARY TURN -AROUND N 1 & CUL-DE-SAC EX. STRUCTURES TO REMAIN 1 S� UNTIL FRONTAGE USER STARTS CONSTRUCTION. / �x I y 5' SIDEWALK 0 130 n� t=><HlB17 M Ilk I � SPN1 WATER MAIN 70 SEWER C� i ED 10 SAN. S 83V3 35 W 877•75 ROAD RIGHT-OF-WAY TO BE EXTENDED I DEPENDING ON POTENTIAL USES PG. 693 Zoned: MH-1 130 Use: Mobile Home Park ID f. 76-A-1 ..Mo. O 10009261 I Zoned: RA I Use: Vacant { ID it 64-A-24 i� I i i I 5' SIDEWALK---. I I I` CO' LANDSCAPED ❑RRIDOR BUFFER ! (SEE DETAIL) { I I I SINGLE COMMERCIAL ENTRANCE 5' SIDEWALK CV LiJ w-$ it ro Ln { \ I \ M to to N� /' INTERPAEL RC �✓ CONNECTION-. _ _ S \ PIP Zoned• RA ; Uso: Residential S 7 At �iD-64=A-31 rSTONEFOUND. ...� i ` bj) ID164-A-2S Use: Residentiol -'N 84mS2,r E 200.OtL z �s i LANDSCAPED BERM REQUIRED o! 4 _ W -- EX. rSTRtiCTUR6 TO REMAIN 1 UNTIL FRONTAGE USER — -� STARTS -(CONSTRUCTION. �� TEMPORAR ]UIN—AROUND i i g, r11 E SAC , --► I� •\i ;I �. f .........t:. ©� R .. :: '::.: �. N z �� zr i � I � zoned: �A u,� sse ID: vacan , I I 7MrZAI41"AoGswEDENT PONIST%wD `IER � I /1 UI�K ELAN D�1.�4N OR LAND T RUST 3mi M SQ/FT. OR 7.0M7 Ate. / / \ e Ic PROP, w(y1'ER MAIN a SP� �\ r 25' Active Buffer ---- 0 64 ' STRICT BUFFER _ �_/_ CATEGORY 'B, ZONING D;I I i RIGHT-OF-WfkY TO BEi , E& USES`VARRAVET MVARDS THE MI PRnPEarN BE REMQ�VED y f-! ❑ ' �V, 11 M h, 'ERI�__� "1 , ; I �i-i_-� L-Zi{, —' n COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING September 13, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN 409-06 OF WAKELAND PROPERTIES On behalf of the Frederick County Board of Supervisors, you are hereby notified of apublic meeting being held on Wednesday, September 27, 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 #09-06 for Wakeland Properties, submitted by Patton Harris Rust & Associates, for Commercial Uses. The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection, and are identified with Property Identification Numbers 64-A-29 and 64-A-30, in the Shawnee 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 certhat the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 76 -A- - 1- 64 - A- - 29- SHENANDOAH MOBILE COURT, INC. WAKELAND MANOR LAND TRUST 300 CRAIG DR �� 1405 FRONT ROYAL PIKE STEPHENS CITY, VA 22655.2367 i9� WINCHESTER, VA 22602.4427 Patton Harris Rust Associates, PC Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 64 - A- - 24- HALDEMAN, PAUL M JR, TRUST CIO FIRST BANK - TRUST DIVISIO 1835 VALLEY AVE WINCHESTER, VA 22601-6303 64 - A- - 28- WALLACE, RANDALL S 1375 FRONT ROYAL PIKE WINCHESTER, VA 22602-4426 64 -A- - 31- TEVALT, PATRICK H 1351 FRONT ROYAL PIKE WINCHESTER, VA 22602-4426 64 - A- - 32- WILLIS, MARGARET C ETALS 735 REDBUD RD WINCHESTER, VA 22603.4754 �-'b X" Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK A I, a Notary Public in and for the State and County aforesaid, do reby certify that C ice E. Perkins, Planner II for the Depart ent of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this My commission expires of COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING August 23, 2006 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-06 OF WAKELAND PROPERTIES On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, September 6, 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 #09-06 for Wakeland Properties, submitted by Patton Harris Rust & Associates, for Commercial Uses. The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection, and are identified with Property Identification Numbers 64-A-29 and 64-A-30, in the Shawnee 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, aeLit Pd&v Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify tat t e attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 64 - A- - 29- WAKELAND MANOR LAND TRUST b (J,6t�— 300 CRAIG DR STEPHENS CITY, VA 22655-2367 Patton Harris Rust Associates, PC. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 PpL c 64 - A- - 24- HALDEMAN, PAUL M JR, TRUST C10 FIRST BANK - TRUST DIVISIO 1835 VALLEY AVE WINCHESTER, VA 22601-6303 64 - A- - 28- WALLACE, RANDALL S 1375 FRONT ROYAL PIKE WINCHESTER, VA 22602.4426 64 -A- - 31- TEVALT, PATRICK H 1351 FRONT ROYAL PIKE WINCHESTER, VA 22602-4426 64 - A- - 32- WILLIS, MARGARET C ETALS 735 REDBUD RD WINCHESTER, VA 22603.4754 STATE OF VIRGINIA COUNTY OF FREDERICK 76 -A- - 1- SHENANDOAH MOBILE COURT, INC. 1405 FRONT ROYAL PIKE WINCHESTER, VA 22602.4427 Candice E. Perkins, Planner II Frederick County Planning Dept. a Notary Public in and for the State and County aforesaid, d9f ereby certify that 66bice E. Perkins, Planner II for the De art t of Planning and Developmehf, whose name is signed to the foregoing, dated 4 has personally appeared before me and acknowledged the same in my State and County aforesaid. 11 Given under my hand this �/�.G�ay of My commission expires on NOTARY/, l�`UBLIC p A�O *- 69-0� i^ Name and Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust Property #: 64-A-24 Name: Property #: 64-A-28 Name: Patrick H. Tevalt Property #: 64-A-31 Name: Margaret C. Willis et al Property #: 64-A-32 t--' Name: Shenandoah Mobile Court, Inc. Property #: 76-A-1 Name. Properly #: Name: Property #: Name: Property #: Name: Property #: Name: Property #: TO:BARBARA-DATA PROCESSING FROW BEV - Pla ning Dept. Please prit sets of labrAs by HANKS! Address C/O First Bank 1835 Valley Avenue Winchester, Virginia 22601 1$7„5 iWo t R/i ,APa,,, 1351 Pront Royal Pike Winchester, Virginia 22602 735 Red Bud Road Winchester, Virginia 22603 1405 Front Royal Pike Winchester, Virginia 22602 TO:BARBARA-DATA PROCESSING FROW BEV - Pla ning Dept. Please print sets of la by 9 !lHANKS Name and Address Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust C/O First Bank Property #: 64-A-24 ✓ 1835 Valley Avenue Winchester, Virginia 22601 Name: 17 o R a ik Property #: 64-A-28 ✓ e a Name: Patrick H. Tevalt 1351 Pront Royal Pike Property #: 64-A-31 ✓ Winchester, Virginia 22602 Name: Margaret C. Willis et al 735 Red Bud Road Property #: 64-A-32 Winchester, Virginia 22603 Name: Shenandoah MoJaile Court, Inc. 1405 Front Royal Pike Property #: 76-A-1 .� Winchester, Virginia 22602 Name: Property #: Name: Property #: Name: Property #: Name: Property #: Name: Property #: R C o PIRICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 October 17, 2006 Patton Harris Rust & Associates Attn: Mr. Tom Price 117 N. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #09-06 FOR WAKELAND PROPERTIES Final Master Development Plan Approval Property Identification Number (PIN): 64-A-29, 64-A-30 Dear Tom: Frederick County administratively approved the above -referenced final master development plan on October 16, 2006. The master development plan is approved for the potential development of 7.08 acres in the B2 (Business General) District within the Shawnee Magisterial District. The properties which would comprise this development are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection. This site is approved for commercial land uses as depicted on the plan. This MDP also indicates the location of required interparcel connections and zoning district buffers. The Frederick County Board of Supervisors granted staff administrative approval authority on September 27, 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 subdivision or development of this parcel. I am providing you with four (4) 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, r� Candice E. Perkins Planner Il CEP/bad cc: Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate Patrick Barker, EDC Joe Wilder, Public Works Commissioner of the Revenue Wakeland Manor Land Trust, 300 Craig Dr., Stephens City, VA 22655 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #09-06 WAKELAND PROPERTIES Staff Report for the Board of Supervisors Prepared: September 18, 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: 09/06/06 Recommended Approval Board of Supervisors: 09/27/06 Pending LOCATION: The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-29 and 64-A-30 PROPERTY ZONING & PRESENT USE: Zoned: B2 (General Business) District Use: Residential and Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Area) Use: Residential South: MH1 Mobile Home Community Use: Residential East: MH1 Mobile Home Community Use: Residential West: RA (Rural Area) Use: Vacant PROPOSED USE: Commercial MDP 909-06, Wakeland Properties September 18, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: Previous VDOT comments have been addressed. The Master Development Plan is acceptable to VDOT. Frederick County Fire Marshal: Roadways must remain clear for emergency vehicles during and after construction. Water supply for firefighting purposes must be in place prior to construction materials arriving. Plan approval recommended. Frederick County Public Works: The revised MDP dated March 26, 2006 has adequately addressed our review comments dated March 8, 2006. Consequently, we grant our approval of the subject MDP assuming that comments #3 and 4 will be incorporated in the site plan design. Frederick County Sanitation Authority: There is adequate water and sewer capacity to serve this site. 2nd review Frederick County Inspections Department: Demolition permit required prior to removing structures. No additional comments required at this time. Frederick County — Winchester Health Department: Health Dept. has no objections so long as public water and sewer are utilized. GIS Department: The road name "Crossroads Drive" has been added to the Frederick County Road Naming and Structure Numbering System. Winchester Regional Airport: The proposed Master Plan for Wakeland Properties appears to be in conformance with the Frederick County Comprehensive Policy Plan which is compatible with airport operations. It appears that this master plan will not impact business operations of the Winchester Regional Airport. Department of Parks and Recreation: No comment. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the master plan, there will be no impact on the school division. 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 #09-06, Wakeland Properties September 18, 2006 Page 3 B) Location The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this property 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. These two parcels were then rezoned by the Frederick County Board of Supervisors to the B2 (Business General) District on August 10, 2005 (REZ# 10-05) with proffers. D) Intended Use — Commercial E) Site Suitability & Proiect 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 parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA), and the Urban Development Area (UDA). This site is within the boundaries of the Southern Frederick Land Use Plan of the Comprehensive Policy Plan. The Southern Frederick Land Use Plan does not identify any specific land use for this site. Environment: The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, floodplain or wetlands/hydrologic soils on the parcels identified in this application. Transportation: This site will be accessed via one entrance off of Route 522 (Front Royal Pike) as depicted on the MDP. The road shown on the MPD (Crossroads Drive) is shown with a temporary cul-de-sac which could be removed and the road extended when warranted by development of the site. This MDP also shows locations for interparcel connections into three adjacent properties. MDP #09-06, Wakeland Properties September 18, 2006 Page 4 Proffers: The following list is a summary of the proffered conditions associated with the approved Rezoning 410-05 (Dated June 10, 2005): Land Use • The site shall not contain more than 80,000 square feet of gross floor area, excluding any self storage areas on the site which may have an unrestricted square footage. Site Development • The site is limited to one entrance onto Route 522. • A 20' landscaped corridor (mixed ornamental plantings) will be provided along Route 522. Transportation • $19,000 will be provided for the signalization of Justus Drive and Route 522. • Right turn lane improvements on Route 522 will be provided. • Locations for interparcel pedestrian and vehicular connections will be shown and preserved. Monetary Contribution • $2,000 to Fire and Rescue • $2,000 to the Sheriffs Office Waivers With this MDP application, the applicant is requesting a waiver of §165-37D(3) of the Frederick County Zoning Ordinance to waive the 50' distance of the required zoning district buffer against parcel 64-A-28, which is zoned RA (Rural Areas) and has a residential use, since the applicant now owns this adjacent property. This adjacent property is located to the north of the subject site. Section 165-371)(3) states that when B2 land is developed against RA land used for residential purposes, a Category B (traditionally a 50' full screen buffer) is required. The waiver option of this section states that the Board of Supervisors may grant a waiver to reduce the required buffer distance requirements with the consent of the adjacent (affected) property owners. The Board of Supervisors may reduce the distance of the distance of the buffer but not the content. The applicant is providing the required full screen landscaping against 64-A-28 (six foot berm and three trees per ten linear feet) per the ordinance. The Planning Commission at their September 6, 2006 meeting recommended approval of this waiver. PLANNING COMMISSION SUMMARY & ACTION OF THE 09/06/06 MEETING: The owner of the adjoining Shenandoah Mobile Court, Mr. Mark Smith, said that if the applicant was willing to revise the location of the inter -parcel connection to enable Shenandoah Mobile Court to have a state road connection, then he was in full support of the MDP. MDP 909-06, Wakeland Properties September 18, 2006 Page 5 Regarding the requested waiver of the 50' distance buffer, a Commissioner expressed concern that if the adjacent RA -zoned property was sold at some future time, it would not have the benefit of a buffer between the properties. The applicant agreed to show the relocation of the inter -parcel connection on the MDP to provide Shenandoah Mobile Court with a state road connection. The applicant also commented that the adjacent RA -zoned property would be limited with regard to future use because of its small size and non -conforming status. The Planning Commission recommended approval of the waiver for the 50-foot distance buffer requirement against Parcel 64-A-28 by a majority vote, as follows: YES (TO REC. APPROVAL OF WAIVER): Triplett, Kerr, Mohn, Wilmot NO: Thomas Unger, Manuel, Morris, Oates, Ours, Kriz, Also by a majority vote, the Planning Commission recommended approval of the Wakeland Properties MDP with the relocated inter -parcel connector to Parcel 64-A-29 to provide a state road connection, as follows: YES (TO REC. APPROVAL OF MDP): Unger, Manuel, Morris, Oates, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Thomas (Note: Commissioner Watt was absent from the meeting; Commissioner Light was absent for this item.) STAFF CONCLUSIONS FOR THE 09/27/06 BOARD OF SUPERVISORS MEETING: The preliminary master development plan for Crossroads Commercial Center (Wakeland Properties) depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance with the exception of the requested waiver. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. Staff would note that two actions are required for this application, one for the waiver and the other for the MDP. The applicant is seeking authorization of the Preliminary master development plan by the Board of Supervisor as well as approval of a waiver to enable a private street network for the commercial Portion of the development. The Board's authorization will grant staff with administrative approval authority for the final master development plan. OApplication ~ Ur ll Development Area b&SWSA Zaninp • B1 (Business. Neigh'oorhood D,str ) • B2 (Business. General District) • B3 (Business. Industrial Transition District) — EM (Emwtve Manufam-g District) — HE (Higher Education District) - Mt (Industrial, Light District) M2 (Industrial. General Dlsmct) • MM1 (MONO Home Community District) - MS (Medical Support District) — RC (R—dental, Planned Community District) • R5 (Residendal Recreational Community District) RA (Rural P — District) RP (Residential Performance District) MDP#09-06 Wakeland Properties (64-A-29,30) e 0 0.025 0.05 0.1 Miles �-- ry 4 - - .t Ws`atw I 622 w � - y � _ • 4' _ BEEKMAN, EVERT JR. 64� A 36 64 40 snEwurooiwYEYORUILPARK 64 3 A �t 64 A 35 3 BURGMC • _ 64 4 B 4a4°rmi�\cpd" 64 4'.A 64 A 25 =64 A 29 d� 7fi A 1 64 A 25 SHENANDOAH MOBILE COURT; IIJi 7ustes Dr/ • •• ?4 76-..A 2_ 76 A 3A r 76 A• • 4 YYILDEYAN; PAUL Y:pi, TIWST 64 A 24"'1 ' • u^D DOUGLAS E J 76 76? A 8 ,.,. 622 SHOCKLEY? LINDA B 1 nnrinP,wF ne 76 A 13 i 7 JIB. .. raw- y • 0 ...... — ry� ey'V � 6ryry 64 A 37A pco^' s-+a On • • Q �• 64 ,' A 37 r PINE IYIl FARIA, LLC ` J f x a , OAw1U11011 MDP#09-06 Wakeland Properties (64-A-29,30) �um-, D.W.p-tama e 0.025 0.05 0.1 SWSA Miles 09 Frederick County, Virginia Master Development Plan Application PackW 20 20 APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only Date application received Complete - Date of acceptance Incomplete - Date of Return 1. Project Title: Wakeland Properties Application # D q—p 2. Owner's Name: Wakeland Manor Land Trust 300 Craig Drive Stephens City, Virginia 22655 *Please list the names of all owners or parties in interest: Rex L. Wakeman 3. Applicant: Patton Harris Rust & Associates, pc Address: c/o Tom Price 117 E. Piccadilly St., Winchester, VA 22601 Phone: (540) 667-2139 4. Design Company: Patton Harris Rust & Associates, pc Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Contact Name: Tom Price I Frederick County, VirEinia Master Development Plan Application Packap_e APPLICATION, cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: The properties is located east and adjacent Front 6. Total Acreage: Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. 7.08307 Acres 7. Property Information: a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Use: 64-A-29 & 64-A-30 B2 Residential and Vacant Self -Storage, General Commercial e) Adjoining Property Information: See Attached 64-A-24 64-A-28 64-A-31 64-A-32 76-A-1 Unimproved Residential Residential Residential Residential RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) MH1 (Mobile Home Comm.) 0 Magisterial District: Shawnee 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 compl Al prior�to the s90mission of my master development plan application. Signature: Date: K r r Name and Address Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust C/O First Bank Property #: 64-A-24 1835 Valley Avenue Winchester, Virginia 22601 Name: Randall S. Wallace 1375 Front Royal Pike Property #: 64-A-28 Winchester, Virginia 22602 Name: Patrick H. Tevalt 1351 Front Royal Pike Property #: 64-A-31 Winchester, Virginia 22602 Name: Margaret C. Willis et al 735 Red Bud Road Property #: 64-A-32 Winchester, Virginia 22603 Name: Shenandoah Mobile Court, Inc. 1405 Front Royal Pike Property #: 76-A-1 Winchester, Virginia 22602 Name: Property #: Name: Property #: Name: Property #: Name: Property #: Name: Property #: r Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Rex L. Wakeman (Phone) 540-869-3644 (Address) Wakeland Manor Inc. 300 Cram Drive Stephens City Virginia 22655 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 Deed Book 776 Parcel: 29 & 30 Lot: do hereby make, constitute and appoint: on Page 685 and is described as Block: A Section: 64 Subdi (Name) Chuck Maddox, Patrick Sowers, John Callow, Tom Price, Ron Mislowsky (Phone) 540.667.2139 (Address) PHRA 117 East Piccadilly Street Winchester, Va 22601 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 X Master Development Plan (Preliminary and Final) _ Subdivision X 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 otherwise rescinded or modified. In ,vitness thereof; I (we),Aave hereto set my (our),Pand and seal this day o200 161, Sigp tture(s) State of Virginia, City/County of_To-wit: Q_&J L. , 1n/i4k --MAN I, J JJ n h A C ( , RioYn M r dQ a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument persona 11•y appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this `� �h day of r—L �. , 200 �. e My Commission Expires: .9, D O Y NoVary Public MASTER DEVELOPMENT PLAN #09-06 WAKELAND PROPERTIES Staff Report for the Planning Commission Prepared: August 18, 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: 09/06/06 Pending Board of Supervisors: 09/27/06 Pending LOCATION: The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-29 and 64-A-30 PROPERTY ZONING & PRESENT USE: Zoned: B2 (General Business) District Use: Residential and Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Area) Use: Residential South: MHl Mobile Home Community Use: Residential East: MHl Mobile Home Community Use: Residential West: RA (Rural Area) Use: Vacant PROPOSED USE: Commercial MDP #09-06, Wakeland Properties August 18, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: Previous VDOT comments have been addressed. The Master Development Plan is acceptable to VDOT. Frederick County Fire Marshal: Roadways must remain clear for emergency vehicles during and after construction. Water supply for firefighting purposes must be in place prior to construction materials arriving. Plan approval recommended. Frederick County Public Works: The revised MDP dated March 26, 2006 has adequately addressed our review comments dated March 8, 2006. Consequently, we grant our approval of the subject MDP assuming that comments #3 and 4 will be incorporated in the site plan design. Frederick County Sanitation Authority: There is adequate water and sewer capacity to serve this site. 2nd review Frederick County Inspections Department: Demolition permit required prior to removing structures. No additional comments required at this time. Frederick County — Winchester Health Department: Health Dept. has no objections so long as public water and sewer are utilized. GIS Department: The road name "Crossroads Drive' has been added to the Frederick County Road Naming and Structure Numbering System. Winchester Regional Airport: The proposed Master Plan for Wakeland Properties appears to be in conformance with the Frederick County Comprehensive Policy Plan which is compatible with airport operations. It appears that this master plan will not impact business operations of the Winchester Regional Airport. Department of Parks and Recreation: No comment. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the master plan, there will be no impact on the school division. 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 #09-06, Wakeland Properties August 18, 2006 Page 3 B) Location The properties are located east and adjacent to Front Royal Pike (Route 522) approximately 280 feet south of the Papermill Road intersection. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this property 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. These two parcels were then rezoned by the Frederick County Board of Supervisors to the B2 (Business General) District on August 10, 2005 (REZ# 10-05) with proffers. D) Intended Use — Commercial E) Site Suitability & Proiect 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 parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA), and the Urban Development Area (UDA). This site is within the boundaries of the Southern Frederick Land Use Plan of the Comprehensive Policy Plan. The Southern Frederick Land Use Plan does not identify any specific land use for this site. Environment: The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, floodplain or wetlands/hydrologic soils on the parcels identified in this application. Transportation: This site will be accessed via one entrance off of Route 522 (Front Royal Pike) as depicted on the MDP. The road shown on the MPD (Crossroads Drive) is shown with a temporary cul-de-sac which could be removed and the road extended when warranted by development of the site. This MDP also shows locations for interparcel connections into three adjacent properties. MDP 409-06, Wakeland Properties August 18, 2006 Page 4 Proffers: The following list is a summary of the proffered conditions associated with the approved Rezoning #10-05 (Dated June 10, 2005): Land Use • The site shall not contain more than 80,000 square feet of gross floor area, excluding any self storage areas on the site which may have an unrestricted square footage. Site Development • The site is limited to one entrance onto Route 522. • A 20' landscaped corridor (mixed ornamental plantings) will be provided along Route 522. Transportation • $19,000 will be provided for the signalization of Justus Drive and Route 522. • Right turn lane improvements on Route 522 will be provided. • Locations for interparcel pedestrian and vehicular connections will be shown and preserved. Monetary Contribution • $2,000 to Fire and Rescue • $2,000 to the Sheriffs Office Waivers With this MDP application, the applicant is requesting a waiver of §165-37D(3) of the Frederick County Zoning Ordinance to waive the 50' distance of the required zoning district buffer against parcel 64-A-28, which is zoned RA (Rural Areas) and has a residential use, since the applicant now owns this adjacent property. This adjacent property is located to the north of the subject site. Section 165-37D(3) states that when B2 land is developed against RA land used for residential purposes, a Category B (traditionally a 50' full screen buffer) is required. The waiver option of this section states that the Board of Supervisors may grant a waiver to reduce the required buffer distance requirements with the consent of the adjacent (affected) property owners. The Board of Supervisors may reduce the distance of the distance of the buffer but not the content. The applicant is providing the required full screen landscaping against 64-A-28 (six foot berm and three trees per ten linear feet) per the ordinance. STAFF CONCLUSIONS FOR THE 09/06/06 PLANNING COMMISSION MEETING: The preliminary master development plan for Crossroads Commercial Center (Wakeland Properties) depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance with the exception of the requested waiver. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the MDP #09-06, Wakeland Properties August 18, 2006 Page 5 Board of Supervisors. Staff would note that two actions are required for this application, one for the zoning district buffer waiver and the other for the MDP. 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 as well as a recommendation on the requested waiver. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. COUNTY of FREIDERICK Department of Planning and Development 540/665-5651 iv, FAX: 540/ 665-6395 February 17, 2006 � ®� Mr. Tom Price Patton Harris Rust and Associates. PCB®� o 117 E. Piccadilly Street Winchester, Virginia 22601 AV RE: Preliminary Master Development Plan Review Comments Jp U ��ieep Crossroads Commerce Center (Wak land Properties) Property identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: .. 14. Location Map. The location map is very dark and hard to read; please lighten the map. Owner/Developer. The developer of the site needs to be listed and a name for the owner needs to be provided (Rex Wakeman); 63'. 20' Landscape Corridor. The proffer for this landscaping calls for mix of ornamental plantings and the buffer detail provided only shows Junipers. The landscaping needs to contain various plant types; small ornamental trees are recommended to be mixed with the shrubs. W. Building Restriction Lines. The BRL off of 522 needs to be shown on the plan. 6'5. Crossroads Drive. A right-of-way width of Crossroads Drive needs to be provided along with road details. The path of this road through the property needs to be provided on the MDP as well. a-(r Graphic Scale. Provide a graphic scale for the plan. W7. Adjoining Properties. The Property Identification Number (PIN) needs to be included for all adjoining properties. Also, the property shown as Pine Hill Farm is incorrect; this area is part of Shenandoah Mobile Courts. ✓8. Buffers. There is a Category B buffer required along the adjacent RA residential properties. Also, the road/entrance cannot be located within the inactive portion of the buffer. The rear (eastern) property line requires a zoning district buffer because it is adjacent to the Shenandoah Mobile Courts property (MH- I). ✓9. Interparcel Connections. Proffer 3.3 states that interparcel connections for pedestrian and vehicular access will be identified during the MDP. This MDP does not contain any interparcel connections; some possible locations have been provided on the plan. P IAR 2 3 2006 Mr. Tom Price %A® s' ,oev/v AA- 4 /N g RE: Crossroads Commerce Center 1144)'- Aw,,A-®� February 17, 2006 Page 2 L4. Entrance Spacing. Entrance spacing for Front Royal Pike (major arterial) is 200' from any entrance or driveway; the entrance shown on the MDP does not meet the minimum entrance spacing from the adjacent residential driveways. This entrance needs to be �I _/ relocated or a shared entrance with the adjacent properties needs to be established See C t!�?0 d.l . Utilities. The location of any utilities (gas/electric) needs to be shown on the property.d The location of the sewer main has Wt. WgL p)a -Mem op 4A iVe 3 'ia". 9-2. Sidewalk. A five foot sidewalk needs to be shown along Route 522. 96. Existing Structures. If the structures that are currently on the property are going to be removed, please label them as TBR. PC- � j dN s" 14. Signalization. Proffer 3.1 from the rezoning states that $19,000 would be placed in escrow for when the County requests the funds for the Justes Drive si nil. Please let this letter serve as a request for the funds to be provided to the County. e-4, ?, 44W-Ar 40, 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 Count} Department of Public Works, Frederick County Department of G.LS., Frederick County Heald Department, Frederick County Parks & Recreation, Frederick County -Sanitation Authority, an( the Virginia Department of Transportation. Please do not hesitate to contact me ,with question: regarding this letter. Sincerely, 4D,;�.�..� Candice E. Perkins Planner 11 CEP/bad k rJ Orly D-� ,D 14 A1A.0 Attachment � ®� Frederick County, Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4` Floor Dept. of Planning & 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 this sheet. Applicant's Name: Patton Harris Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadillv Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Department of Planning & Development's Comments: Department of Planning and Development use only Date received Date reviewed Signature and Date Review Number: 12 3 4 5 (Please circle one) Date approved: Revision required 11 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Plarming and Development Use Only Date application received Complete - Date of acceptance Incomplete - Date of Return Application # 1. Project Title: Wakeland Properties 2. Owner's Name: Wakeland Manor Land Trust 300 Craig Drive Stephens City, Virginia 22655 *Please list the names of all owners or parties in interest: Rex L. Wakeman 3. Applicant: Patton Harris Rust & Associates, pc Address: c/o Tom Price 117 E. Piccadilly St., Winchester, VA 22601 Phone: (540) 667-2139 4. Design Company: Patton Harris Rust & Associates, pc Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Contact Name: Tom Price 1 C Frederick Countv, Virginia Master Development Plan Application Package APPLICATION, cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: The properties is located east and adjacent Front 6. Total Acreage: Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. 7.26 Acres 7. Property Information: a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Use: 64-A-29 & 64-A-30 Residential and Vacant Self -Storage, General Commercial e) Adjoining Property Information: See Attached 64-A-24 Unimproved 64-A-28 Residential 64-A-31 Residential 64-A-32 Residential 76-A-1 Residential f) Magisterial District: Shawnee RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) MH1 (Mobile Home Comm.) 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. i Signature: �� ��� Date: ' — 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 No i✓ 1. Name of proposed development. Name, address, and telephone number of owner. q2. (3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. ✓ Signed certificate of surveyor, engineer, or architect. b. 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. "Approved 9. A space labeled by the County Administrator" for the approval signature and date of approval. / V 10. Magisterial District. ✓ 11. Sheet size less than 42 inches. Page 13 Frederick County, Virginia Master Development Plan Application Package _ General Information Yes No ; '. , 0 o o _ t-L, 1. Location map (scale 1:2000). ✓ 2. Scale of the NIDP is not to exceed 1:100. t� � S c L, _VII 3. North Arrow. 4. Legend describing all symbols. v 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. ,J for 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. �✓10. 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 Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. 2. Acreage in co� n open space, in housing type, in road rights-o� y, and for the entire development (by Phase). 3. L ation 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 requi ed and type of facilities to be provided. Infrastructure Information Yes No 1. Location of adjoining streets and utilities. �✓ Location, arrangements, and right-of-way widths of roads and property access. / 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). ✓ G) Use of inter -parcel connectors. Page 15 Frederick County, Virginia Master Development Plan Application Package / 7 �9 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 ✓ Ol 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. (Indicate the percentage of the entire site to be placed in common open space.) N 1 N 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. ✓ Statements and locations concerning any existing pre- or post -water treatment facilities. k&, a Y--, () "-,-e ,�L _Pra► CK 3. Statements and location of any planned private treatment facilities. Page 17 i I. n 1 COUNTY I Mr. Tom Price Patton Harris Rust & Associates. P.C. 117 E. Piccadilly Street Winchester, Virginia 22601 of FREDERICK Department of Public Works 540/665-5643 March 8. 2006 FAX: 540/678-0682 RE: Crossroads Conunerce Center (Wakeland Properties) Master Development Plan (MDP) Frederick County, Virginia Dear Tom: We have completed our review of the proposed MDP for the Crossroads Conunerce Center and offer the following continents: Provide this office with a copy of the wetlands study. Indicate the width of the utility easement associated with the existing sanitary sewer which crosses the site. Ali offsite storinwater easement will be required if a point source discharge is created at the property line inunediately downstream of the proposed stornlwater management pond. Based on the location of the entrance to Crossroads Drive, it is anticipated that some demolition will be required to remove existing structures. Demolition pennits will be required for these structures. Depending on the age of these structures, asbestos inspections and possible re►nediation may be required prior to demolition. These instructions should be included on the intial site plan design. I can be reached at 722-8214 if you should have an\' questions regarding the above continents. Sincerely. HarvlErawsil-vder, Jr.. P.E. Director of Public Works HES/rls cc: Planning and Development file C':\Prograni Files\WordPerfect Office I1\RLonda\TE\IPCO\u\1E\7'S\CROSSRDSCO\1C.*TR(NNAKELA\DPROP)\IDPCO\l.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development February17, 2006 Mr. Tom Price Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments Crossroads Commerce Center (Wakeland Properties) Property Identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: 540/665-5651 FAX: 540/665-6395 MAR 2 2 "OAS 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. Location Map. The location map is very dark and hard to read; please lighten the map. Owner/Developer. The developer of the site needs to be listed and a name for the owner needs to be provided (Rex Wakeman).6kAtEtL /S 7-At' DEVE�ER- L--3� 20' Landscape Corridor. The proffer for this landscaping calls for mix of ornamental plantings and the buffer detail provided only shows Junipers. The landscaping needs to contain various plant types; small ornamental trees are recommended to be mixed with the shrubs. &4. Building Restriction Lines. The BRL off of 522 needs to be shown on the plan. .J5. Crossroads Drive. A right-of-way width of Crossroads Drive needs to be provided along with road details. The path of this road through the property needs to be provided on the MDP as well. ✓6. Graphic Scale. Provide a graphic scale for the plan. Adjoining Properties. The Property Identification Number (PIN) needs to be included for all adjoining properties. Also, the property shown as Pine Hill Farm is incorrect; this area is part of Shenandoah Mobile Courts. Buffers. There is a Category B buffer required along the adjacent RA residential properties. Also, the road/entrance cannot be located within the inactive portion of the buffer. The rear (eastern) property line requires a zoning district buffer because it is adjacent to the Shenandoah Mobile Courts property (MH-1). ✓9. Interparcel Connections. Proffer 3.3 states that interparcel connections for pedestrian and vehicular access will be identified during the MDP. This MDP does not contain any interparcel connections, some possible locations have been provided on the plan. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Tom Price RE: Crossroads Commerce Center February 17, 2006 Page 2 10. Entrance Spacing. Entrance spacing for Front Royal Pike (major arterial) is 200' from any entrance or driveway; the entrance shown on the MDP does not meet the minimum entrance spacing from the adjacent residential driveways. This entrance needs to be relocated r a shared entrance with the adjacent properties needs to be established. SEE vAOT C-Ofhl"C^17 11. Utilities. The location of any utilities (gas/electric) needs to be shown on the property. Ate' The location of the sewer main has CASISE MIZ-1 L "• Z be. 4041 W evv S'!%E P4q,v 12. Sidewalk. A five foot sidewalk needs to be shown along Route 522. 7b WHERE ? dJOT' PRor- E2fp 1 3. Existing Structures. If the structures that are currently on the property are going to be removed, please label them as TBR.SCE PL")'v 14. Signalization. Proffer 3.1 from the rezoning states that $19,000 would be placed in escrow for when the County requests the funds for the Justes Drive signal. Please let this letter serve as a request for the funds to be provided to the County. PA / D /A/ r-44t( Z wee �. q �a, 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, 4 ti;�-k Candice E. Perkins Planner II CEP/bad Attachment Thomas W. Price From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram @VDOT.Virginia:gov] Sent: Thursday, March 16, 2006 2:43 PM To: 'tom.price@phra.com' Cc: Ingram, Lloyd; Baluch, Stephen Subject: Wakeland Properties, Crossroads Commerce Center (MDP Comments) MAR 2 2 19005 Ref: Wakeland Properties, Crossroads Commerce Center Route 522, Frederick County Your preliminary Master Development Plan dated February 2006 for the referenced project has been reviewed by VDOT. The master plan for this property appears to have a measurable impact on Front Royal Pike, Route 522, the VDOT facility which would provide access to the property. We have the following comment on the preliminary Master Development Plan: * The location of the proposed commercial entrance would interfere with the existing taper for the left turn lane approaching the intersection of Papermill.Road. If the commercial entrance were moved further south along Route 522 toward the southern property line, left turning traffic could utilize the center left turn -lane to access the property from southbound Route 522. The maximum length of left turn storage would only be about 100 feet. 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 signalizat'ion, 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 << ... OLE_Obj ... >> Transportation Engineer VDOT - Edinburg Residency _ l Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) . 7Z� 1 Thomas W. Price crom: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia:gov] —Sent: Thursday, March 16, 2006 2:43 PM To: 'tom.price@phra.com' Cc: Ingram, Lloyd; Baluch, Stephen Subject: Wakeland Properties, Crossroads Commerce Center (MDP Comments) Ref: Wakeland Properties, Crossroads Commerce Center Route 522, Frederick County Your preliminary Master Development Plan dated February 2006 for the referenced project has been reviewed by VDOT. The master plan for this property appears to have a measurable impact on Front Royal Pike, Route 522, the VDOT facility which would provide access to the property. We have the following comment on the preliminary Master Development Plan: * The location of the proposed commercial entrance would interfere with the existing taper for the -left turn lane approaching the intersection of Papermill.Road. If the commercial entrance were moved further south along Route 522 toward the southern property line, left turning traffic could utilize the center left turn lane to access the property from southbound Route 522. The maximum length of left turn storage would only be about 100 feet. 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 <<... OLE Obj ... >> Transportation Engineer VDOT - Edinburg Residency `/ J Land Development 14031 Old Valley Pike _ Edinburg, VA 22824/n (I�R[rS (540) 984-5611 ,DD�1!l�FF (540) 984-5607 (fax) CIT 7 1 RE: WAKEMAN - CROSSROADS COMMERCE CENTER Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER From: "Ingram, Lloyd"<L1oyd.Ingram@VDOT.Virginia.gov> Date: Thu, 4 May 2006 10:26:00 -0400 To: "'tom.price@phra.com"' <tom.price@phra.com> CC: "Ingram, Lloyd" <Lloyd. Ingram@VDOT.Virginia. gov>, "'Patrick R. Sowers"' <Patrick.Sowers@phra.com>, "Copp, Jerry" <Jerry. Copp@VDOT. Virginia. gov>, "Candice Perkins (cperkins@co.frederick.va.us)" <cperkins@co.frederick.va.us> Tom, I reviewed the left turn taper and storage areas required for this site with Jerry. It appears your storage area will not even meet half the required length once you exceed 300 vpd. Therefore, we cannot support the issuance of an entrance permit under the current submitted design. Should you have any questions, do not hesitate to give me a call. Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) -----Original Message ----- From: Thomas W. Price [maiIto: Thomas. PriceAphra.com] Sent: Wednesday, May 03, 2006 4:21 PM To: Ingram, Lloyd Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER Any word from Jerry Copp on Crossroads - Wakeman? Thanks Tom -----Original Message ----- From: Ingram, Lloyd[mailto:Lloyd.IngrampVDOT.Virginia.govi Sent: Thursday, April 27, 2006 4:36 PM To: 'Thomas W. Price' Cc: Baluch, Stephen Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER Tom, I need a detail depicting your proposed entrance and its relationship to the pavement markings currently on Route 1 of 2 5/8/2006 10:57 AM RE: WAKEMAN - CROSSROADS COMMERCE CENTER 522. In order for VDOT to support this entrance location it must be shown that the Rt. 522 SB left turn and storage into the new entrance will not adversely impact the Rt. 522 NB left turn transition and storage lane onto Rt. 644. Please contact me if you have any questions. Thanks, Lloyd From: Thomas W. Price[maiIto: Thomas. Price(cbphra.com� Sent: Wednesday, April 26, 2006 10:30 AM To: Ingram, Lloyd Subject: WAKEMAN - CROSSROADS COMMERCE CENTER Lloyd - County Staff made us shift the entrance 25' north in order to get the Right -of -Way for Crossroads Drive out of the 25' Active Buffer along the Mobile Home Park. We have no choice for County Staff will not give us a waiver. I have never seen such problems with a commercial development trying to get a commercial entrance. See attached PDF Thanks Tom Thomas W. Price Patton Harris Rust & Associates, pc 117 East Piccadilly Street Winchester, Virginia 22601 P 540.667.2139 F 540.665.0493 www.phra.com <http://www.phra.com/> 2 of 2 5/8/2006 10:57 AM RE: WAKEMAN - CROSSROADS COMMERCE CENTER Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER From: "Thomas W. Price" <Thomas.Price@phra.com> Date: Thu, 4 May 2006 12:32:13 -0400 To: "'Ingram, Lloyd"' <Lloyd.Ingram@VDOT.Virginia. gov>, "'Candice Perkins"' <cperkins@co. frederick. va.us> CC: "'Patrick R. Sowers"' <Patrick.Sowers@phra.com>, "'Copp, Jerry"' <Jerry. Copp@VDOT. Virginia. gov>, "Ron Mislowsky" <Ron. mislowsky@phra. com>, "Charles Maddox" <cmaddox@shentel.net> Candice Where do we go from here? VDOT approved the Entrance 25' farther south which puts The Entrance into the 25' Active Buffer, which the County ordinance does not allow. There are currently three entrances from this property onto Route 522. We are reducing that down to one and providing Interparcel connections to adjoining properties in order to reduce further entrance on Route 522 as required. This is B-2 property fronting on Route 522. The owner has a right to an entrance into this site. Sight Distance is not an issue. What do we do??? Thanks Tom Price -----Original Message ----- From: Funkhouser, Rhonda [mailto:Rhonda.Funkhouser@VDOT.Virginia.gov] On Behalf Of Ingram, Lloyd Sent: Thursday, May 04, 2006 10:26 AM To: 'tom.price@phra.com' Cc: Ingram, Lloyd; 'Patrick R. Sowers'; Copp, Jerry; Candice Perkins (cperkins@co.frederick.va.us) Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER Tom, I reviewed the left turn taper and storage areas required for this site with Jerry. It appears your storage area will not even meet half the required length once you exceed 300 vpd. Therefore, we cannot support the issuance of an entrance permit under the current submitted design. Should you have any questions, do not hesitate to give me a call. Lloyd A. Ingram Transportation Engineer VDOT - Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) -----Original Message ----- From: Thomas W. Price [mailto:Thomas.Price@phra.com] Sent: Wednesday, May 031 2006 4:21 PM To: Ingram, Lloyd Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER Any word from Jerry Copp on Crossroads - Wakeman? 1 of 2 5/4/2006 1:20 PM RE: WAKEMAN - CROSSROADS COMMERCE CENTER Thanks Tom -----Original Message ----- From: Ingram, Lloyd[mailto:Lloyd.Ingram@VDOT.Virginia.gov] Sent: Thursday, April 27, 2006 4:36 PM To: 'Thomas W. Price' Cc: Baluch, Stephen Subject: RE: WAKEMAN - CROSSROADS COMMERCE CENTER Tom, I need a detail depicting your proposed entrance and its relationship to the pavement markings currently on Route 522. In order for VDOT to support this entrance location it must be shown that the Rt. 522 SB left turn and storage into the new entrance will not adversely impact the Rt. 522 NB left turn transition and storage lane onto Rt. 644. Please contact me if you have any questions. Thanks, Lloyd From: Thomas W. Price [mailto:Thomas.Price@phra.com] Sent: Wednesday, April 26, 2006 10:30 AM To: Ingram, Lloyd Subject: WAKEMAN - CROSSROADS COMMERCE CENTER Lloyd - County Staff made us shift the entrance 25' north in order to get the Right -of -Way for Crossroads Drive out of the 25' Active Buffer along the Mobile Home Park. We have no choice for County Staff will not give us a waiver. I have never seen such problems with a commercial development trying to get a commercial entrance. See attached PDF Thanks Tom Thomas W. Price Patton Harris Rust & Associates, 117 East Piccadilly Street Winchester, Virginia 22601 P 540.667.2139 F 540.665.0493 www.phra.com <http://www.phra.com 2 of 2 P I 4 Frederick County. Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 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 this sheet. Applicant's Name: Patton Hams Rust & Associates, pc — ATTN• Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: FORMERLY WAKELAND PROPERTIES MASTER PLAN (CROSSROADS COMMERCE CENTER) _Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Virginia Department of Transportation's Comments: J[a�li�l�fi+1�1�1i�(�111111I-111�-:IIYNLs�Is:��f%I�UIC�-'f-Y::�1���["�'�Ct�7t�'��h+L�(�1�111[�II��GI��{.`rl�[«:J�lIG1U(�11Itt, -_.......... ... .... ................_.............. .._...__.......... Thomas W. Price From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram@VDOT.Virginia.gov] Sent: Thursday, March 16, 2006 2:43 PM To: 'tom.price@phra.com' Cc: Ingram, Lloyd; Baluch, Stephen Subject:, Wakeland Properties, Crossroads Commerce Center (MDP Comments) Ref: Wakeland Properties, Crossroads Commerce Center Route 522, Frederick County Your preliminary Master Development Plan dated February 2006 for the referenced project has been reviewed by VDOT. The master plan for this property appears to have a measurable impact on Front Royal Pike, Route 522, the VDOT facility which would provide access to the property. We have the following comment on the preliminary Master Development Plan: * The location of the proposed commercial entrance would interfere with the existing taper for the left turn lane approaching the intersection of Papermill.Road. If the commercial entrance were moved further south along Route 522 toward the southern property line, left turning traffic could utilize the center left turn lane to access the property from southbound Route 522. The maximum length of left turn storage would only be about 100 feet. 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 << ... OLE_Obj ... >> Transportation Engineer VDOT - Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 1 Frederick County, Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal 1"Floor c Attn: Fire Marshal 107 N. Kent St. pz$ 0 107 N. Kent St. Winchester, VA ,y Winchester, VA 22601 (540) 665-6350 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 this sheet. Applicant's Name: Patton Harris Rust & Associates, pe — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Marshal' Frederick Count- Fire Jlarshal use only I Date received Reviex; \umber: 1 = 4 5 1Peease circle one) Date reviell�ed- Revision required Sig mature and Date a L, /� tF, �cx 'Frederick Countly Fire and Rescue q F . Department a; Office of the Fire Mlrshcl Plan Review and 'Comments vzx+JzWIA Control number Date received Date reviewed Date Revised MDP06-003 2/9/2006 2/13/2006 Project Name Applicant Wakeland Properties PHR&A Address City State Zip Applicant Phone 117 E. Piccadilly St. Winchester VA 22601 540-667-2139 Type Application Tax ID Number Fire District Rescue District MDP 64-A-29 21 21 Current Zoning Election District B2 Recommendations Shawnee Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Access Comments Roadways must remain clear for emergency vehicles during and after construction. Fire Lane Required Yes Special Hazards No Additional Comments Water supply for firefighting purposes must be in place prior to construction materials arriving. Plan Approval Recommended Reviewed By Signature _ �— Yes J. Bauserman 4AMAO Title =M,D.XOM April 19, 2006 Mr. Tom Price Patton Harris Rust & Associates, p.c. 117 E. Piccadilly Street Winchester, Virginia 22601 COUNTY of FREDERICK Department of Public Works 540/ 665-5643 FAX: 540/ 678-0682 RE: Crossroads Commerce Center (Wakeland Properties) Master Development Plan. (MDP) Frederick County, Virginia Dear Tom: The revised MDP dated March 26, 2006, has adequately addressed our review comments dated March 8, 2006. Consequently, we grant our approval of the subject MDP assuming that comments # 3 and 4 will be incorporated in the site plan design. Sincerely, 4W Harvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Planning and Development file CAProgram Files\WordPerfect Office 11\Rhonda\TEMPCOMMENTS\CROSSRDSCOMCTR(WAKELANDPROP)RE VMDPCOM.w pd 107 North Kent Street • Winchester, Virginia 22601-5000 Frederick Countv, Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 4t Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. Winchester, VA Winchester, VA 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: Patton Harris Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: P-e�c- I The properties is located east and adjacent Front Royal Pike (U.S. Route 522), Fl approximately 280 feet south of the Papermill Road intersection. V Frederick County Inspections Department use onl. Date received Res,ie« M ib r: Date revi-- ed 1�rVe ay / ` Si;nature and Danz � v 1 ? , 4 (Please circle one) Frederick County, Virginia WAKELAND PROPERTIES MASTER PLAN 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, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 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 this sheet. Applicant's Name: Patton Harris Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: FORMERLY WAKELAND PROPERTIES MASTER PLAN (CROSSROADS COMMERCE CENTER) Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Frederick County Sanitation Authority's Comment: TffFi�F l S 406 t904 7F Y*lf7FR f 51-C-1411,--cil ��P ctty 7-o S,,4 Yam' 7-ois 517�- Frederick County Sanitation Authority use only Date received Review Number: 12 3 4 5 (Please circle one) Date reviewed DaV appro ecl Revision required gy, Signature and Date 12 Frederick County, Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 2° Floor, Suite 200 107 N. Kent Street Winchester, VA (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 this sheet. Applicant's Name: Patton Hams Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Frederick County - Winchester Health Department's Comments: geti(A DFpf�-erL-wvi i, ra. io_y� es sr4Lc 4-4or' anrl�srxv _w 7�— Frederick Co. - Winchester Health Dept. use only Dat r ceivcd F dumber. 1 ? 4 5 (Please"circle one) Dat2 r r � iL �, cd h rot ed: Rey ision Tequired Si_ aIL-Fz n3I?et< Frederick County, VirLinia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) IMCM71 M f^ Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS B Y' 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5651 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure 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: Patton Harris Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. GIS Manager Comments: 1-7(e A?Cr}z1 Ah�e `e- � ,44S b p4,c7E Ak-5 -?A5 .F� Department of Planning and DeN elopment use onlv I_�au rcceiv ed OXy,'VG ReN iew -Number': 1 3 4 5(Plea e circle one) Date zc , i_°,j cJ ;�Date ap roe ed: / Revision required Sid=nano e and Data 3 �1 M ' 0 WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 (540) 662-2422 February 23, 2006 Tom Price Patton Harris Rust & Associates 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Master Plan Comments Wakeland Properties Shawnee Magisterial District Dear Mr. Price: The proposed Master Plan for Wakeland Properties appears to be in conformance with the Frederick County Comprehensive Policy Plan which is compatible with airport operations. It appears that this master plan will not impact business operations of the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, n � 1K. Serena R. Manuel Executive Director delltr, An Frederick County Public Schools Administrative Assistant to Visit us at www.frederick.kl2.va.us e-mail: the Superintendent kapocsis@frederick.k12.va.us March 3, 2006 Mr. Tom Price Patton, Harris, Rust & Associates, pc 117 E. Piccadilly Street Winchester, VA 22601 Dear Mr. Price: RE: Wakeland Properties Master Plan This letter is in response to your request for comments regarding the master development plan application for the Wakeland Properties Master Plan project. Based on the information provided that states no residential units will be part of the master plan, there will be no impact on the school division. Respectfully yours, Stephen M. Kapocsi Administrative Assistant to the Superintendent cc: William C. Dean, Ph.D., Superintendent of Schools Al Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County, Virginia WAKELAND PROPERTIES MASTER PLAN Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2na Floor 107 N. Kent St. Winchester, VA Winchester, VA 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: Patton Harris Rust & Associates, pc — ATTN: Tom Price Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: WAKELAND PROPERTIES MASTER PLAN Location of Property: The properties is located east and adjacent Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Department of Parks and Recreation's Comments: Department of Parks and Recreation use only Date receiv E d Revie«- - urnher: 1 2 3 4 d (please circle one) Date revieva--d �" Date approved Revision required f Signature --nd Dated COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 24, 2006 Mr. Tom Price Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Third Preliminary Master Development Plan Review Comments Crossroads Commerce Center (Wakeland Properties) Property Identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: 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. Active Buffers and Road Location. In accordance with §168-37A(2), road right-of-ways cannot be iocated within the active buffer. Please do not hesitate to contact me with questions regarding this letter. Sindrely, eb Candice E. Perkins Planner II CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 28, 2006 Mr. Tom Price Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Second Preliminary Master Development Plan Review Comments Crossroads Commerce Center (Wakeland Properties) Property Identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: 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. Interparcel Connections. Proffer 3.3 states that interparcel connections for pedestrian and vehicular access will be identified during the MDP. The revised MDP shows some potential locations for interparcel connections but it is unclear how they will be accessed. Two of the connections do not have access to the state road being built and would have to access through parking lots which would dependant on the permissibility of that site plan's design. A note needs to be placed on the MDP that states the site plan for this site will accommodate interparcel access to these sites. Also, there has been no attempt at pedestrian access. 2. Sidewalk. Route 522 is classified as an arterial road and in accordance with §144-18, a sidewalk is required along Route 522. While this sidewalk currently would go nowhere, once other properties in this area begin to develop they would link up with each other. You also stated in your response letter that the sidewalk was not proffered. Please note that the County does not accept proffers that are already ordinance requirements. 3. Active Buffers and Road Location. There is a note next to the cul-de-sac that states that the active buffer will be adjusted accordingly. The active buffer is fixed and cannot be adjusted. If you are referring to the road being adjusted accordingly depending on potential location, then revise the note accordingly. Also, if the intent is for the road to be flexible, a note on the plan needs to be _ provided to that effect. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Tom Price RE: Crossroads Commerce Center March 28, 2006 Page 2 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, J Candice E. Perkins Planner II CEP/bad Attachment JUL 2 4 2006 AP��-i06 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. Candic Bernie Mark Susan Eric Mike Kevin John COMMENTS: INITLALS c�, O Received by Clerical Staff (Date & Time): DATE & TIME W W A E REQUESTING AGENT: DEFY'. OF GEOGRAPHIC INFORMATION SYS����� FREDERICK COUNTY, VIRGINU . v GIS, MEAPPITG, GRAPHICS WORKREQUEST DATE RECEIVED: -7a �k REQUESTED COMPLETION DATE: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION OF REQUEST: (Write additional information on back- �� in BPS % ip --ki D_- cips 6V-A-I-w &q-19-30 DIGITAL: PAPER: FAX: ---- SIZES: COLOR: BLACKJWHITE: NUMBER OF COPIES: STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) EJ 1 February17, 2006 Mr. Tom Price Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments Crossroads Commerce Center (Wakeland Properties) Property Identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: 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. Location Map. The location map is very dark and hard to read; please lighten the map. 2. Owner/Developer. The developer of the site needs to be listed and a name for the owner needs to be provided (Rex Wakeman). 3. 20' Landscape Corridor. The proffer for this landscaping calls for mix of ornamental plantings and the buffer detail provided only shows Junipers. The landscaping needs to contain various plant types; small ornamental trees are recommended to be mixed with the shrubs. 4. Building Restriction Lines. The BRL off of 522 needs to be shown on the plan. 5. Crossroads Drive. A right-of-way width of Crossroads Drive needs to be provided along with road details. The path of this road through the property needs to be provided on the MDP as well. 6. Graphic Scale. Provide a graphic scale for the plan. 7. Adjoining Properties. The Property Identification Number (PIN) needs to be included for all adjoining properties. Also, the property shown as Pine Hill Farm is incorrect; this area is part of Shenandoah Mobile Courts. 8. Buffers. There is a Category B buffer required along the adjacent RA residential properties. Also, the road/entrance cannot be located within the inactive portion of the buffer. The rear (eastern) property line requires a zoning district buffer because it is adjacent to the Shenandoah Mobile Courts property (MH-1). 9. Interparcel Connections. Proffer 3.3 states that interparcel connections for pedestrian and vehicular access will be identified during the MDP. This MDP does not contain any interparcel connections; some possible locations have been provided on the plan. 107 North Kent Street, Suite 202 m Winchester, Virginia 22601-5000 Mr. Torn Price RE: Crossroads Commerce Center February 17, 2006 Page 2 10. Entrance Spacing. Entrance spacing for Front Royal Pike (major arterial) is 200' from any entrance or driveway; the entrance shown on the MDP does not meet the minimum entrance spacing from the adjacent residential driveways. This entrance needs to be relocated or a shared entrance with the adjacent properties needs to be established. I L Utilities. The location of any utilities (gas/electric) needs to be shown on the property. The location of the sewer main has 12. Sidewalk. A five foot sidewalk needs to be shown along Route 522. 13. Existing Structures. If the structures that are currently on the property are going to be removed, please label them as TBR. 14. Signalization. Proffer 3.1 from the rezoning states that $19,000 would be placed in escrow for when the County requests the funds for the Justes Drive signal. Please let this letter serve as a request for the funds to be provided to the County. 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 )Varshal, 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, �l Candice E. Perkins Planner II CEP/bad Attachment COUNftlof FREDERICK Department of FAX: 28, 2006 Mr. Tom Price Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Second Preliminary Master Development Plan Review Comments Crossroads Commerce Center (Wakeland Properties) Property Identification Numbers (PINs): 64-A-29 & 30 Dear Mr. Price: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan refer !mced above: Preliminary Review Comments: 1. Interparcel Connections. Proffer 3.3 states that interparcel connections for pedestrian and vehicular access will be identified during the MDP. The revised MDP shows some potential locations for interparcel connections but it is unclear how they will be accessed. Two of the connections do not have access to the state road being built and would have to access through parking lots which would dependant on the permissibility of that site plan's design. A note needs to be placed on the MDP that states the site plan for this site will accommodate interparcel access to these sites. Also, there has been no attempt at pedestrian access. 2. Sidewalk. Route 522 is classified as an arterial road and in accordance with §144-18, a sidewalk is required along Route 522. While this sidewalk currently would go nowhere, once other properties in this area begin to develop they would link up with each other. You also stated in your response letter that the sidewalk was not proffered. Please note that the County does not accept proffers that are already ordinance requirements. 3. Active Buffers and Road Location. There is a note next to the cul-de-sac that states that the active buffer will be adjusted accordingly. The active buffer is fixed and cannot be adjusted. If you are referring to the road being adjusted accordingly depending on potential location, then revise the note accordingly. Also, if the intent is for the road to be flexible, a note on the plan needs to be provided to that effect. 107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000 0 Mr. Tom Price RE: Crossroads Commerce Center March 28, 2006 Page 2 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.IS., 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 CEP/bad Attachment