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HomeMy WebLinkAbout11-07 ApplicationCOU4 v EDERICK Department of Planning and Development 540/665 -5651 FAX: 540/665-6395 January 24, 2008 John C. Lewis Painter - Lewis, PLC 116 S. Stewart St. Winchester, VA 22601 RE: REZONING #11 -07 OF 1932 SENSENY ROAD PHARMACY Dear John: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on January 23, 2008. The Board denied the request to rezone 2.2 acres from RP (Residential Performance Areas) District to B2 (General Business) District, with proffers. The properties are located at 1932 Senseny Road (Route 657) at the intersection with Greenwood Road (Route 656), and are identified by Property Identification Numbers 55 -A -196 and 65A -2 -1 in the Red Bud Magisterial District. Section 165 -11 of the Frederick County Zoning Ordinance requires a minimum period of 12 months to elapse before the consideration of another application for rezoning of substantially the same land to the same zoning district designation. Please do not hesitate to contact this office if you have any questions regarding the denial of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director cc: Philip A. Lemieux, Red Bud Magisterial District Supervisor Gregory Kerr and Christopher Mohn, Red Bud Magisterial District Commissioners Jane Anderson, Real Estate Commissioner of Revenue Sandra Love, 503 Old Kitchen Rd., White Post, VA 22663 MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000 i f REZONING APPLICATION #11 -07 1932 SENSENY ROAD PHARMACY Staff Report for the Board of Supervisors Prepared: January 9, 2008 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist then" in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted hp staff where relevant throughout this staff report. Reviewed Action Planning Commission: 11/07/07 Tabled 45 days 01/02/08 Recommended Approval Board of Supervisors: 01/23/08 Pending PROPOSAL To rezone 2.2 acres from RP (Residential Perforniance) District to B2 (General Business) District, with proffers specifically for a pharmacy with drive through window. LOCATION The properties are located at 1932 Senseny Road (Route 657) at the intersection with Greenwood Road (Route 656). MAGISTERIAL DISTRICT Red Bud PROPERTY ID NUMBERS 55 -A -196 and 65A -2 -1 PROPERTY ZONING RP (Residential Performance) PRESENT USE Residential ADJOINING PROPERTY ZONING & PRESENT USE North: B2 (Business General) Use: Retail South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: RP (Residential Performance) Use: Residential B2 (Business General) Use: Retail PROPOSED USES Retail Use; Pharmacy with drive through window. • 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 657 and 656. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT has reviewed the transportation proffers offered in the rezoning application. While the applicant has attempted to mitigate the traffic impacts, there still is the possibility that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual. Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshall: Plan approval recommended. Department of Inspections: No comments. Department of Public Works: We have no comments regarding the proposed rezoning. We do, however, reserve the right to perform a detailed review of the site plan. Frederick - Winchester Service Authority: No comment. Sanitation Authority Department: We have adequate sewer and water facilities to serve this site. Department of Parks & Recreation: No comment. Health Department: Health Dept. has no objection to rezoning, as public water and sewer services to be provided. Winchester Regional Airport: While the proposed development lies within the airport's Part 77 surfaces and airspace, it appears that the proposed site plan should not impact operations at the Winchester Regional Airport. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Historic Resources Advisory Board: The HRAB considered the rezoning proposal during their meeting of February 20, 2007 and again on April 17, 2007 to discuss the proposed historical monument on the property. The HRAB reviewed the generalized development plan and proposed marker provided by your office and offered no additional comments. The I-IRAB has endorsed the proposed rezoning i Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 3 with the historic monument to the Greenwood School House (DHR #34 -421). Attorney Comments: In my opinion, all proffers are in proper legal form. However, I would recommend that the language of #3 be modified to make it clear the $1,000 "cash contributions" relates to each permit. Planning Department: Please see attached correspondence from Mike Ruddy doled April 12, 2007 Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identifies this property as being rezoned from A -2 (Agricultural General) to R -3 (Residential) with rezoning application 01 8 -78. Subsequently, the residential zoning classifications were consolidated into the RP (Residential Performance) zoning district, the zoning which the property currently retains. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -1] Land Use The site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is not within the limits of any small area plans in the Comprehensive Policy Plan. The land use plan identifies the entire Senseny Road corridor for residential uses. However, the Plan (6 -72) does call for neighborhood business uses in the vicinity of residential areas. Given this key intersection of Senseny Road and Greenwood Road, and the existing B2 zoned properties at this intersection, developing the south eastern portion of the intersection for neighborhood commercial development, if done in a compatible manner, would be consistent with the Comprehensive Policy Plan. While Senseny Road is not specifically a business corridor, the business design standards in the Comprehensive Plan are relevant to this application. The Plan calls for landscaping along the roadway, screening adjoining uses, and controlling the size number and location of signs. 0 0 Rezoning #11 -07— 1932 Senseny Road Pharmacy January 9, 2008 Page 4 Recently, The Frederick County Board of Supervisors approved the land use proposal for the urban areas of the County. This alternative form of land use provides a desirable choice for properties located within areas identified as potential neighborhood villages and urban centers. This property is located in an area designated as a potential neighborhood village. Staff has encouraged this applications consideration of the neighborhood village concept and the principles of new urbanism to the greatest extent practical. However, this is a not a requirement of the Comprehensive Plan, rather a choice that may be utilized by the applicant when considering the future development of a property. Regardless of the above comment, this property is located in a developing area that contains a number of established residential properties. Special consideration should be provided to ensure that the impacts to the adjacent residential properties are considered. The general policies in the existing Comprehensive Plan, which call for high quality design and compatibility between uses and housing types, need to be followed. Given the lack of details concerning the physical construction of the property, the County should be confident that the commercial use of this property will be complementary with area and adjacent residential uses. Transporlalion The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road as an improved major collector. This translates to a four -lane divided urban section, such as is being implemented with Warrior Drive within the Wakeland Manor development. The idealized intersection design in the Comprehensive Plan (6 -15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge ofthe right -of -way, and sidewalks. Greenwood Road adjacent to this property is designated as an improved minor collector road. The Frederick County Bicycle Plan designates Senseny Road as a short-term designated route. The applicant is implementing the Eastern Road Plan. On Senseny Road an additional lane is being provided as is a raised median across the frontage of the property providing additional access management. Greenwood Road is being improved to the standard identified in the Eastern Road Plan. However, the improvements do not fully address the turning movements identified in the Applicant's TIA. Sile Access and design. Access to the site is proposed via a right in, right out only entrance on Senseny Road. This restricted movement is further promoted with the construction of a raised median within Senseny Road that extends from Greenwood Road to beyond the eastern property line of the property. The Applicant is proposing a full commercial entrance on Greenwood Road at the southern most point of their property. As noted elsewhere in this report, concerns have been expressed regarding the limited ability to accommodate a critical left turn movement on northbound Greenwood Road at its intersection with Senseny Road. This issue was highlighted by V DOT during their review of the TIA. • • Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 5 3) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There arc no identified areas of steep slopes, floodplains or woodlands. The property is the site of the historical Greenwood School House (DHR #34 -421), one of only a few schools constructed of formed rusticated concrete block. Some other attributes of the school included a bell tower that sat on the roof as well as serving as a public school in the "Modern Expansion Era." The site has been used as a residence since the schools closure in 1942. The initial review of this application by the I -IRAB offered several suggestions to be considered to mitigate impacts on historic resources. Please see the attached letter dated February 26, 2007 which describes the original recommendations of the HRAB. The Applicant returned to the HRAB on April 17, 2007 and obtained their endorsement of the proposed rezoning with the construction of a historic monument to the Greenwood School House. A historical monument has been proffered by the Applicant. The construction will generally conform to the sketch included as part of this application (Exhibit 8). 4) Potential Impacts Proposed Uses: The application is very specific with the use proposed; a pharmacy with a drive through window has been proffered. Therefore, the potential impacts can be easily evaluated. A. Transportation Traffic Impact Analysis. The TIA prepared for this application was based upon the development of a 13,000 square foot phannacy with a drive through window and evaluated the functionality of the Greenwood Road and Senseny Road intersection. It is anticipated that the use would generate 1,146 vehicle trips per weekday with a weekday p.m. peak hour of 124 vehicle trips. It was projected that the background traffic, in addition to the traffic generated by the proposed rezoning, would degrade the intersection. The Applicant's transportation program seeks to address the impacts identified in the TIA. However, careful consideration should be given to the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better. This is a goal of the Comprehensive Policy Plan. Overall, the intersection does not achieve this goal due to the northbound left turn movement on Greenwood Road. VDOTreviewed the application and transportation proffers offered in the rezoning application and offered the following comment: While the applicant has attempted io mitigate the traffic impacts, (here still is the possibility that (here is insufficient left turn stacking room on north 0 0 Rezoning 411-07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 6 bound Route 656 at the intersection gfRoute 657. The applicant's parcel lacks sqfficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Transportation Program. The Applicant's transportation program provides for the construction of improvements to Route 656, Greenwood Road, and Route 657, Senseny Road, across both road frontages of the property. This is to include right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. As depicted on the Generalized Development Plan, the proposed improvements to Senseny Road implement the County' s Eastern Road Plan. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. It is at this location that the possibility exists that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. In relation to this issue and the request in general_ the applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right - of -ways. The Applicant has sought to address inter- parcel circulation and access by proffering a fifty foot easement at the south east corner of the site to allow for access for future redevelopment on the properties to the east of this parcel. B. Design Standards Particular effort should be made to provide for enhanced design of the project to facilitate improved corridor appearance and the sensitive integration of the project into the surrounding community. Signage, landscaping, lighting, and building layout and form should be carefully planned to ensure that this is achieved. Such design elements should seek to exceed those provided on other similar developments (Orrick Commons) to ensure that this project fits in with the surroundings and context of this particular location. The above could be done in context with the historical character of the property and could also recognize the location as a potential neighborhood center. The application provides for a limitation on the commercial signage to a single monument sign. The maximum height of the sign has been proffered at 20 feet. The current ordinance proposal under evaluation for signage may restrict the height of monument signs along collector roads to 15 feet. This application should seek to be consistent with the proposed ordinance. The historical monument provides context as to the historic use of the property and is a positive design element. 0 0 Rezoning 411 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 7 C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. 5) Proffer Statement— Dated .lanuary 24, 2007; revised February 22, 2007, April 13, 2007, .Iuly 19, 3007, August 20, 2007, September 21, 2007. Final revision dated December 13, 2007. A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan for the purpose of identifying the general configuration of the proposed commercial development and locations of site access. B) Land Use The Applicant has proffered that the only permitted use on the property will be a pharmacy with drive through windows. A five foot sidewalk has been proffered parallel to Senseny and Greenwood Roads. Signage has been limited to a single monument sign. The maximum height of the sign has been proffered at 20 feet. Staff note: The current ordinance proposal under evaluation for signage may restrict the height of monument signs along collector roads to 15 feet This application should seek to be consistent with the proposed ordinance. The building is proffered to be constructed using compatible building architectural style and materials and has limited the facades of the building to certain materials. Staff note: A specific design, including building orientation, has not been provided. C) Transportation The Applicant has proffered frontage improvements on Route 656, Greenwood Road, and Route 657, Senseny Road, including right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. Staff note: It is at this location that the possibility exists that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. The Applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right of ways. The Applicant has proffered a fifty foot easement at the south east corner of the site to allow for inter - parcel circulation and access for future redevelopment on the properties to the east of this parcel. 0 0 Rezoning 411 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 8 The final revision, dated December 13, 2007, provides for the ability to close the proposed entrances in favor of improved access and circulation south of the entrance on Greenwood Road and in a location directly across from the signalized entrance to the Orrick Commons project. Both scenarios could only occur with the development of adjacent properties and the provision of inter parcel connectivity. This is an attempt to provide a long term solution to address the concerns over access to and from the site. In addition, this final statement has committed the Applicant to providing pedestrian signalization with the crossing of Senseny Road. Ultimately, this would be done with the approval of VDOT in accordance with their requirements. D) Community Facilities The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. E) Historical The Applicant has agreed to construct a monument on the site commemorating the Greenwood School. This monument will be constructed of materials from the original Greenwood School and generally conform to the sketch shown in Exhibit 8 of the rezoning application. STAFF CONCLUSIONS FOR 11/07/07 PLANNING COMMISSION MEETING: This rezoning application is generally consistent with the Comprehensive Policy Plan, in particular, the long range transportation elements of the plan. However, careful consideration should be given to the impacts generated by this request, in particular, the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better and that is not accomplished with this application. PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/07/07 MEETING Three local residents and the owner of the Greenwood Grocery and Deli came forward to speak regarding this rezoning application. Two of the residents inquired about provisions for pedestrian and bicycle mobility and if crosswalks would be available. They also asked about landscaping for the site. The third citizen was a homeowner whose house and driveway were located directly across from the pharmacy entrance. She said she would be directly impacted by the traffic, and by vehicle headlights and parking lot lighting shining into her home and onto her property. She inquired about the hours of operation and the appearance of the structure. She talked about the traffic congestion at all hours ofthe day and said her mailbox was located across the street, next to the pharmacy entrance. The owner of the Greenwood Grocery and Deli asked if the proposed median would block left -turn traffic from going into his main entrance on Senseny Road. 0 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 9 Commission members commented that this was a low- intensity business and would provide a neighborhood service. They recognized efforts by the applicant to improve the transportation problems at this location, particularly with the expansion of the intersections, the right -in and right -out, and the median strip. However, they agreed there would be some imperfect traffic issues remaining on Greenwood Road. Additionally, given the location within an established neighborhood, they wanted the applicant to go further in providing some comfort to the community in terms of the appearance of the structure and site. They believed more information was needed regarding the structure's appearance and how it will tit onto the site and possibly, the submission of a rendering. Commissioners also requested the applicant provide additional information on pedestrian connectivity. The Commission voted to table the rezoning application for 45 days to allow the applicant an opportunity to provide additional information concerning building design, site layout, and pedestrian connectivity. The majority vote was as follows: YES (TO TABLE) Mohn, Kerr, Triplett, Kriz, Ours, Wilmot, Light, Oates, Morris, Manuel, Watt, Unger NO: Thomas STAFF UPDATE FOR 01/02/08 PLANNING COMMISSION MEETING: The Applicant has provided the Planning Commission with a revised version of the Proffer Statement dated December 13, 2007. In an effort to address some of the comments made during the Planning Commission meeting Proffer Number 12 has been added which attempts to provide a long term solution to address the concerns over access to and from the site. Ultimately, the ability has been provided through this proffer to close the proposed entrances in favor of improved access and circulation south of the entrance on Greenwood Road and in a location directly across from the signalized entrance to the Orrick Commons project. Both scenarios could only occur with the development of adjacent properties and the provision of inter parcel connectivity. Proffer Number 13 has been added which commits the Applicant to providing pedestrian signalization with the crossing of Senseny Road. Ultimately, this would be done with the approval of VDOT in accordance with their requirements. The Applicant has also provided a series of renderings of the building elevations for the Commission's review. Please recognize that these renderings are not proffered. Rather, they have been provided to represent the prototype that the Applicant believes will be constructed on this property. Staff had discussed the possibility of providing additional architectural detail along the road frontages of this property. At this time, the Applicant has not modified the details of the building further. 0 • Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page 10 PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/02/08 MEETING During the public comment portion of the hearing, the homeowner on Greenwood Road, directly across the street from the pharmacy's proposed entrance, stated she had met with the applicant's representative to discuss screening of her property, although issues had not yet been resolved. She had concerns about the placement of proposed landscaping on her property. She wanted assurances that the height of the proposed landscaping would be sufficient to shield her home from headlights and parking lot lighting. She expressed her concerns about existing traffic congestion on Greenwood Road and the difficulty exiting her driveway. In addition, she did not think the appearance of two -story pharmacy would fit in with the surrounding neighborhood, which consisted of single- family, one -story residences. Commission members inquired of the applicant whether he would be able to address the homeowners concerns. They questioned the applicant about why the renderings and site layout had not been submitted as proffers. Commission members also pointed out a pending revision to the County's sign ordinance which will restrict sign heights along collector roads to 15 feet; they asked the applicant about reducing the monument sign height from 20 to 15 feet. The applicant stated that while the rendering of the building and site layout had not been proffered, he was confident this was how the site and structure would look upon construction, based on the monetary investment in the project. The applicant commented on the submittal of a pedestrian crossing plan for Senseny Road, noting their proffer for its implementation. The applicant also spoke about the proffered resolution recognizing that entrances may be too close to the intersections and noting their long -term plan for improved access with inter - parcel connections, once commercial development occurs along the Greenwood and Senseny Road corridors. He also mentioned their intent to dedicate right -of -way, to construct turn lanes, and to provide transportation funds. In addition, the applicant commented on the productive dialogue with the property owner on Greenwood Road; the applicant agreed to plant whatever the homeowner desired in that area, within reason. He noted that the homeowner had suggested the possibility of a one -year window after the pharmacy is in operation to see what the impacts will actually be. The applicant also agreed to meet with his client to consider reducing the sign height to 15 feet. Commission members recognized the transportation issues in this area, but were satisfied with the applicant's willingness to close the existing entrances, if and when the surrounding properties develop commercially, in favor of improved access and circulation south of the entrance on Greenwood Road. Commission members also recognized efforts by the applicant to work with the adjoining homeowners, particularly with landscaping, and the pedestrian crossing. A member ofthe Commission recommended the applicant consider stronger language concerning design standards. By a unanimous vote, the Planning Commission unanimously recommended approval of the rezoning. (Note: Commissioner Mohn abstained from voting and discussion.) 0 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy January 9, 2008 Page II STAFF UPDATE AND CONCLUSION FOR 01/23/08 BOARD OF SUPERVISORS MEETING: The Applicant has not modified their Proffer Statement since the Planning Commission's recommendation of approval of the rezoning application. Therefore, the additional design standards language for the building and the sign height reduction to 15 feet from 20 feet discussed during the Commission's 01/02/08 meeting is not reflected in the final version of the Proffer Statement dated December 13, 2007. This was not a condition oftlie Commission's recommendation. rather a request by the Commission for further consideration. This rezoning application is generally consistent with the Comprehensive Policy Plan, especially the long range transportation elements of the plan. The Commission carefully considered the impacts generated by this request, in particular, the transportation impacts of the request. This rezoning does not fully achieve an acceptable level of service at the intersection of Greenwood Road and Senseny Road due to their being an insufficient left turn stacking room on north bound Greenwood Road at the intersection of Senseny Road. However, the Applicant's proffer (Proffer #12) to provide for the potential closure of the proposed entrances in favor of improved access and circulation south of the entrance on Greenwood Road and in a location directly across from the signalized entrance to the Orrick Commons project was considered an acceptable long term approach to this issue by the Planning Commission. Ultimately, the Planning Commission favorably recommended this request. 0 0 REZONING APPLICATION #11 -07 1932 SENSENY ROAD PHARMACY Staff Report for the Planning Commission Prepared: October 23, 2007 (Updated December 14, 2007) Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planting Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 11/07/07 Tabled 45 days 01/02/08 Pending Board of Supervisors: 02/13/08 Pending PROPOSAL To rezone 2.2 acres from RP (Residential Performance) District to B2 (General Business) District, with proffers specifically for a pharmacy with drive through window. LOCATION The properties are located at 1932 Senseny Road (Route 657) at the intersection with Greenwood Road (Route 656). MAGISTERIAL DISTRICT Red Bud PROPERTY ID NUMBERS 55 -A -196 and 65A -2 -1 PROPERTY ZONING RP (Residential Performance) PRESENT USE Residential ADJOINING PROPERTY ZONING & PRESENT USE North: B2 (Business General) Use: Retail South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: RP (Residential Performance) Use: Residential B2 (Business General) Use: Retail PROPOSED USES Retail Use: Pharmacy with drive through window. Rezoning 411 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 657 and 656. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT has reviewed the transportation proffers offered in the rezoning application. While the applicant has attempted to mitigate the traffic impacts, there still is the possibility that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. 'rhe applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. V DOT reserves the right to comment on all right -of -way needs, including right -of -way dedications traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshall: Plan approval recommended. Department of Inspections: No comments. Department of Public Works: We have no comments regarding the proposed rezoning. We do, however, reserve the right to perform a detailed review of the site plan. Frederick - Winchester Service Authority: No comment. Sanitation Authority Department: We have adequate sewer and water facilities to serve this site. Department of Parks & Recreation: No comment. Health Department: Health Dept. has no objection to rezoning, as public water and sewer services to be provided. Winchester Regional Airport: While the proposed development lies within the airport's Part 77 surfaces and airspace, it appears that the proposed site plan should not impact operations at the Winchester Regional Airport. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Historic Resources Advisory Board: The HRAB considered the rezoning proposal during their meeting of February 20, 2007 and again on April 17, 2007 to discuss the proposed historical monument on the property. The HRAB reviewed the generalized development plan and proposed marker provided by your office and offered no additional comments. The HRAB has endorsed the proposed rezoning Rezoning 411-07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 3 with the historic monument to the Greenwood School House (DHR #34 -421). Attorney Comments: In my opinion, all proffers are in proper legal form. However, I would recommend that the language of #3 be modified to make it clear the $1,000 "cash contributions' relates to each permit. Planning Department: Please see attached correspondence from Mike Ruddy dated April 12 2007 Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identifies this property as being rezoned from A -2 (Agricultural General) to R -3 (Residential) with rezoning application 018 -78. Subsequently, the residential zoning classifications were consolidated into the RP (Residential Performance) zoning district, the zoning which the property currently retains. 2) Comprehensive Policv 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 The site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is not within the limits of any small area plans in the Comprehensive Policy Plan. The land use plan identifies the entire Senseny Road corridor for residential uses. However, the Plan (6 -72) does call for neighborhood business uses in the vicinity of residential areas. Given this key intersection of Senseny Road and Greenwood Road, and the existing B2 zoned properties at this intersection, developing the south eastern portion of the intersection for neighborhood commercial development, if done in a compatible manner, would be consistent with the Comprehensive Policy Plan. While Senseny Road is not specifically a business corridor, the business design standards in the Comprehensive Plan are relevant to this application. The Plan calls for landscaping along the roadway, screening adjoining uses, and controlling the size, number and location of signs. Rezoning 411 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 4 Recently, The Frederick County Board of Supervisors approved the land use proposal for the urban areas of the County. This alternative form of land use provides a desirable choice for properties located within areas identified as potential neighborhood villages and urban centers. This property is located in an area designated as a potential neighborhood village. Staff has encouraged this applications consideration of the neighborhood village concept and the principles of new urbanism to the greatest extent practical. However, this is a not a requirement of the Comprehensive Plan, rather a choice that may be utilized by the applicant when considering the future development of a property. Regardless of the above comment, this property is located in a developing area that contains a number of established residential properties. Special consideration should be provided to ensure that the impacts to the adjacent residential properties are considered. The general policies in the existing Comprehensive Plan, which call for high quality design and compatibility between uses and housing types, need to be followed. Given the lack of details concerning the physical construction of the property, the County should be confident that the commercial use of this property will be complementary with area and adjacent residential uses. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road as an improved major collector. This translates to a four -lane divided urban section, such as is being implemented with Warrior Drive within the Wakeland Manor development. The idealized intersection design in the Comprehensive Plan (6 -15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge of the right -of -way, and sidewalks. Greenwood Road adjacent to this property is designated as an improved minor collector road. The Frederick County Bicycle Plan designates Senseny Road as a short-term designated route. The applicant is implementing the Eastern Road Plan. On Senseny Road an additional lane is being provided, as is a raised median across the frontage of the property providing additional access management. Greenwood Road is being improved to the standard identified in the Eastern Road Plan. However, the improvements do not fully address the turning movements identified in the Applicant's TIA. Site Access and design. Access to the site is proposed via a right in, right out only entrance on Senseny Road. This restricted movement is further promoted with the construction of a raised median within Senseny Road that extends from Greenwood Road to beyond the eastern property line of the property. The Applicant is proposing a full commercial entrance on Greenwood Road at the southern most point of their property. As noted elsewhere in this report, concerns have been expressed regarding the limited ability to accommodate a critical left turn movement on northbound Greenwood Road at its intersection with Senseny Road. This issue was highlighted by VDOT during their review of the TIA. 0 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 5 3) Site SuitabilitylEnvironment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The property is the site ofthe historical Greenwood School House (DHR 434 -421), one ofonly a few schools constructed of formed rusticated concrete block. Some other attributes of the school included a bell tower that sat on the roof as well as serving as a public school in the "Modem Expansion Era." The site has been used as a residence since the schools closure in 1942. The initial review ofthis application by the HRAB offered several suggestions to be considered to mitigate impacts on historic resources. Please see the attached letter dated February 26, 2007 which describes the original recommendations of the HRAB. The Applicant returned to the HRAB on April 17, 2007 and obtained their endorsement of the proposed rezoning with the construction of a historic monument to the Greenwood School House. A historical monument has been proffered by the Applicant. The construction will generally conform to the sketch included as part of this application (Exhibit 8). 4) Potential Impacts Proposed Uses: The application is very specific with the use proposed; a pharmacy with a drive through window has been proffered. Therefore, the potential impacts can be easily evaluated. A. Transportation Traffic Impact Analysis. The TIA prepared for this application was based upon the development of a 13,000 square foot pharmacy with a drive through window and evaluated the functionality of the Greenwood Road and Senseny Road intersection. It is anticipated that the use would generate 1,146 vehicle trips per weekday with a weekday p.m. peak hour of 124 vehicle trips. It was projected that the background traffic, in addition to the traffic generated by the proposed rezoning, would degrade the intersection. The Applicant's transportation program seeks to address the impacts identified in the TIA. However, careful consideration should be given to the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better. This is a goal of the Comprehensive Policy Plan. Overall, the intersection does not achieve this goal due to the northbound left turn movement on Greenwood Road. V DOT reviewed the application and transportation proffers offered in the rezoning application and offered the following comment: While the applicant has attempted to mitigate the iraffrc impacts, (here still is the possibility that there is insufficient left turn stacking room on north 0 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 6 bound Route 656 at the intersection ofRoute 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Transportation Program. The Applicant's transportation program provides for the construction of improvements to Route 656, Greenwood Road, and Route 657, Senseny Road, across both road frontages of the property. This is to include right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. As depicted on the Generalized Development Plan, the proposed improvements to Senseny Road implement the County' s Eastern Road Plan. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. It is at this location that the possibility exists that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. In relation to this issue and the request in general, the applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right - of -ways. The Applicant has sought to address inter - parcel circulation and access by proffering a fifty foot easement at the south east corner of the site to allow for access for future redevelopment on the properties to the east of this parcel. B. Design Standards Particular effort should be made to provide for enhanced design of the project to facilitate improved corridor appearance and the sensitive integration of the project into the surrounding community. Signage, landscaping, lighting, and building layout and form should be carefully planned to ensure that this is achieved. Such design elements should seek to exceed those provided on other similar developments (Orrick Commons) to ensure that this project fits in with the surroundings and context of this particular location. The above could be done in context with the historical character of the property and could also recognize the location as a potential neighborhood center. The application provides for a limitation on the commercial signage to a single monument sign. The maximum height of the sign has been proffered at 20 feet. The current ordinance proposal under evaluation for signage may restrict the height of monument signs along collector roads to 15 feet. This application should seek to be consistent with the proposed ordinance. The historical monument provides context as to the historic use of the property and is a positive design element. 0 0 Rezoning #11 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 7 C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on cormnunity facilities through the additional generation of tax revenue. The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. 5) Proffer Statement —Dated January 24, 2007; revised February 22, 2007, April 13, 2007, July 19, 3007, August 20, 2007, September 21, 2007. A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan for the purpose of identif the general configuration of the proposed commercial development and locations of site access. B) Land Use The Applicant has proffered that the only permitted use on the property will be a pharmacy with drive through windows. A five foot sidewalk has been proffered parallel to Senseny and Greenwood Roads. Signage has been limited to a single monument sign. The maximum height of the sign has been proffered at 20 feet. Staff note: The current ordinance proposal under evaluation for Signage may restrict the height of monument signs along collector roads to 75 feet. This application should seek to be consistent with the proposed ordinance. The building is proffered to be constructed using compatible building architectural style and materials and has limited the facades of the building to certain materials. Staff irate: A specific design, including building orientation, has not been provided C) Transportation The Applicant has proffered frontage improvements on Route 656, Greenwood Road, and Route 657, Senseny Road, including right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. Staff note: It is at this location that the possibility exists that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. The Applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right of ways. The Applicant has proffered a fifty foot easement at the south east corner of the site to allow for inter - parcel circulation and access for future redevelopment on the properties to the east of this parcel. 0 0 Rezoning 911 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 8 D) Community Facilities The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. E) Historical The Applicant has agreed to construct a monument on the site commemorating the Greenwood School. This monument will be constructed of materials from the original Greenwood School and generally conform to the sketch shown in Exhibit 8 of the rezoning application. STAFF CONCLUSIONS FOR 11/07/07 PLANNING COMMISSION MEETING: This rezoning application is generally consistent with the Comprehensive Policy Plan, in particular, the long range transportation elements of the plan. However, careful consideration should be given to the impacts generated by this request, in particular, the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better and that is not accomplished with this application. PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/07/07 MEETING Three local residents and the owner of the Greenwood Grocery and Deli came forward to speak regarding this rezoning application. Two of the residents inquired about provisions for pedestrian and bicycle mobility and if crosswalks would be available. They also asked about landscaping for the site. The third citizen was a homeowner whose house and driveway were located directly across from the pharmacy entrance. She said she would be directly impacted by the traffic, and by vehicle headlights and parking lot lighting shining into her home and onto her property. She inquired about the hours of operation and the appearance of the structure. She talked about the traffic congestion at all hours of the day and said her mailbox was located across the street, next to the pharmacy entrance. The owner of the Greenwood Grocery and Deli asked if the proposed median would block left -turn traffic from going into his main entrance on Senseny Road. Commission members commented that this was a low - intensity business and would provide a neighborhood service. They recognized efforts by the applicant to improve the transportation problems at this location particularly with the expansion of the intersections, the right -in and right -out, and the median strip. However, they agreed there would be some imperfect traffic issues remaining on Greenwood Road. Additionally, given the location within an established neighborhood, they wanted the applicant to go further in providing some comfort to the community in terms of the appearance of the structure and site. They believed more information was needed regarding the structure's appearance and how it will fit onto the site and possibly, the submission of a rendering. Commissioners also requested the applicant provide additional information on pedestrian connectivity. • 0 Rezoning 411 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 9 The Commission voted to table the rezoning application for 45 days to allow the applicant an opportunity to provide additional information concerning building design, site layout, and pedestrian connectivity. The majority vote was as follows: YES (TO TABLE) Mohn, Kerr, Triplett, Kriz, Ours, Wilmot, Light, Oates, Morris, Manuel, Watt, Unger NO: Thomas STAFF UPDATE FOR 01/02/08 PLANNING COMMISSION MEETING: The Applicant has provided the Planning Commission with a revised version of the Proffer Statement dated December 13, 2007. In an effort to address some of the comments made during the Planning Commission meeting Proffer Number 12 has been added which attempts to provide a long term solution to address the concerns over access to and from the site. Ultimately, the ability has been provided through this proffer to close the proposed entrances in favor of improved access and circulation south of the entrance on Greenwood Road and in a location directly across from the signalized entrance to the Orrick Commons project. Both scenarios could only occur with the development of adjacent properties and the provision of inter parcel connectivity. Proffer Number 13 has been added which commits the Applicant to providing pedestrian signalization with the crossing of Senseny Road. Ultimately, this would be done with the approval of VDOT in accordance with their requirements. The Applicant has also provided a series of renderings of the building elevations for the Commission's review. Please recognize that these renderings are not proffered. Rather, they have been provided to represent the prototype that the Applicant believes will be constructed on this property. Staff had discussed the possibility of providing additional architectural detail along the road frontages of this property. At this time, the Applicant has not modified the details of the building further. Following the requirement for a public /rearing, a recommendation by the Planing Commission to the Board ofSuperyisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. 932 sen 1241 c� °° ` Frederick County, VA Crreen�ParkDr ,� x ' l � eh'9ve , Rezoning 55 A 201 REZ # 11 - 07 ORRICK CEMETERY COMPANY, INC. Application 1932 Senseny Rd 55 TCG MANAGEMENT, LLC 656 GrP�,9 Pharmacy ■ '0 a Parcel ID: i! fi e' ' ♦ 55 A 2011A Location in the County 55 - A - 196; 65A - 2 657 ORRICK CEMETERY COMPANY, INC ° Map Features n O Hamlets • 657 2 M Future R137 Bypass ° . REZ11 W_ 1932SensenyRGPham,ady U4 8 LekeslPOnds — — Streams Sensepy Rd . / � Bulldu,ea svans 55 A 196 O Primar LOVE, SANDRA ro y �. secondary Tertiary 1279 ♦� • \ 0 Winchester Rds urban Development Area .1 656 J �� rn c ti SWSA !: B 65Ca mpe9rapM (5' intermit �0 1 O Wry OgR ♦ 5 y CF . r • ¢4 ■ Q Z y VANG o � o Greenv!(♦d 1277 ° a . a reenwood•Ave 65G 1 30 ' Z CESNIK,JEFFREYT , �� y a 4 Location in Surrounding Area C' 656 ■ ■ �� �x cK ¢m � Case Planner: Mike Map Document: (WPlanning_And_Development \_1 Locator _ Mps\ 1932SensenyRdPharmacy _REZ1107_092807.mxd) 9/28/2007 -- 4:13:58 PM 1932 Senseny Rd - Pharmae_ Frederick County, VA o tai ,t. Location in the Lountq Map Features Rezoning REZ # 11 - 07 Application 1932 Senseny Rd Pharmacy Parcel ID: 55 - A - 196; 65A - 2 O Hamlets �M Future Rt37 Bypass - REZ1107_1932SensenyREPhartnacy D LataVPands -- Streams streets r Pinny '�. Secondary Winche .- rban Da Deve Rds 1• Urban lopment Area N SWSA ToPOArepbY f5'Interva1) O Greensad Location in Surrounding Area K � 0 25 SG 10 � l aet � y a ® Case Planner: Mike all Map Document: (N: \Planning_ And _ Development \_1_ Locator_ Mps\ 1932SensenyRdPharmacy _REZ1107_092807.mxd) 9/28/2007 -- 4:13:58 PM Frederick County, VA ■ 1279 Q ■ 1277 v zoning - B2 zoning ■ 1 � , ci U p� b 'ilk i 40 Greenvad I f 656 ® ■ a ■ p D O ■ ® Case Planner: Mike Map Document: (N:\ Planning _And_Development \_l_Locator Mps\ 1932SensenyRdPharmacy _REZ1107_092807.mxd) 9/28/2007 -- 4:13:58 PM Rezoning REZ # 11 - 07 Application 1932 Senseny Rd Pharmacy Parcel ID: 55 - A - 196; 65A - 2 Location in the County Map Features O Hamlets zoning M Future Rt37 Bypass -'• 31 (Business, Neighborhood District) - RE 1107 1932SaosenyRdPharmacy - By (Business General Giisirist) C Lakdoroonds B3 (Business, Industrial Transition Dish Streams : EM (Enoch. Manufacturing District) s Buildings Oe HE (Higher Education Distinct) Streets � MI (Industrial, Light Dlsirict) '�- Primary M2 (Industrial, General District) — Secondary 00 MH1(Mobile Home Community District — Terdary till, MS(Medlcal Support District) Winchester Red m R4 (Residential Planned Community Di ,e 0 Urban Development Area 40e Rd(Resitlential Recreational COmmunt O RA (Rural Area District) RP (Residential Performance District) ti SWSA Topography (5 interval) Greenvad I f 656 ® ■ a ■ p D O ■ ® Case Planner: Mike Map Document: (N:\ Planning _And_Development \_l_Locator Mps\ 1932SensenyRdPharmacy _REZ1107_092807.mxd) 9/28/2007 -- 4:13:58 PM 02[ /!/y< u c 0 0 REZONING APPLICATION 911 -07 1932 SENSENY ROAD PHARMACY Staff Report for the Planning Commission Prepared: October 23, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Planning Commission: 11/07/07 Board of Supervisors: 12/12/07 Action Pending Pending PROPOSAL To rezone 2.2 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers specifically for a pharmacy with drive through window. LOCATION The properties are located at 1932 Senseny Road (Route 657) at the intersection with Greenwood Road (Route 656). MAGISTERIAL DISTRICT Red Bud PROPERTY ID NUMBERS 55 -A -196 and 65A -2 -1 PROPERTY ZONING RP (Residential Performance) PRESENT USE Residential ADJOINING PROPERTY ZONING & PRESENT USE North: B2 (Business General) Use: Retail South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: RP (Residential Performance) Use: Residential B2 (Business General) Use: Retail PROPOSED USES Retail Use; Pharmacy with drive through window. 0 9 Rezoning 911 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 657 and 656. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT has reviewed the transportation proffers offered in the rezoning application. While the applicant has attempted to mitigate the traffic impacts, there still is the possibility that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual. Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshall: Plan approval recommended. Department of Inspections: No comments. Department of Public Works: We have no comments regarding the proposed rezoning. We do, however, reserve the right to perform a detailed review of the site plan. Frederick - Winchester Service Authority: No comment. Sanitation Authority Department: We have adequate sewer and water facilities to serve this site. Department of Parks & Recreation: No comment. Health Department: Health Dept. has no objection to rezoning, as public water and sewer services to be provided. Winchester Regional Airport: While the proposed development lies within the airport's Part 77 surfaces and airspace, it appears that the proposed site plan should not impact operations at the Winchester Regional Airport. Frederick Countv Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Historic Resources Advisory Board: The HRAB considered the rezoning proposal during their meeting of February 20, 2007 and again on April 17, 2007 to discuss the proposed historical monument on the property. The HRAB reviewed the generalized development plan and proposed marker provided by your office and offered no additional comments. The HRAB has endorsed the proposed rezoning Rezoning 911-07— 1932 Senseny Road Pharmacy October 23, 2007 Page 3 with the historic monument to the Greenwood School House (DHR #34 -421). Attorney Comments: In my opinion, all proffers are in proper legal form. However, I would recommend that the language of #3 be modified to make it clear the $1,000 "cash contributions' relates to each permit. Planning Department: Please see attached correspondence from Mike Ruddy dated April 12, 2007 Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identifies this property as being rezoned from A -2 (Agricultural General) to R -3 (Residential) with rezoning application 018 -78. Subsequently, the residential zoning classifications were consolidated into the RP (Residential Performance) zoning district, the zoning which the property currently retains. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] La nd Use The site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is not within the limits of any small area plans in the Comprehensive Policy Plan. The land use plan identifies the entire Senseny Road corridor for residential uses. However, the Plan (6 -72) does call for neighborhood business uses in the vicinity of residential areas. Given this key intersection of Senseny Road and Greenwood Road, and the existing B2 zoned properties at this intersection, developing the south eastern portion of the intersection for neighborhood commercial development, if done in a compatible manner, would be consistent with the Comprehensive Policy Plan. While Senseny Road is not specifically a business corridor, the business design standards in the Comprehensive Plan are relevant to this application. The Plan calls for landscaping along the roadway, screening adjoining uses, and controlling the size, number and location of signs. Rezoning #11 -07 —1932 Senseny Road Pharmacy October 23, 2007 Page 4 Recently, The Frederick County Board of Supervisors approved the land use proposal for the urban areas of the County. This alternative form of land use provides a desirable choice for properties located within areas identified as potential neighborhood villages and urban centers. This property is located in an area designated as a potential neighborhood village. Staff has encouraged this applications consideration of the neighborhood village concept and the principles of new urbanism to the greatest extent practical. However, this is a not a requirement of the Comprehensive Plan, rather a choice that may be utilized by the applicant when considering the future development of a property. Regardless of the above comment, this property is located in a developing area that contains a number of established residential properties. Special consideration should be provided to ensure that the impacts to the adjacent residential properties are considered. The general policies in the existing Comprehensive Plan, which call for high quality design and compatibility between uses and housing types, need to be followed. Given the lack of details concerning the physical construction of the property, the County should be confident that the commercial use of this property will be complementary with area and adjacent residential uses. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road as an improved major collector. This translates to a four -lane divided urban section, such as is being implemented with Warrior Drive within the Wakeland Manor development. The idealized intersection design in the Comprehensive Plan (6 -15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge of the right -of -way, and sidewalks. Greenwood Road adjacent to this property is designated as an improved minor collector road. The Frederick County Bicycle Plan designates Senseny Road as a short-term designated route. The applicant is implementing the Eastern Road Plan. On Senseny Road an additional lane is being provided, as is a raised median across the frontage of the property providing additional access management. Greenwood Road is being improved to the standard identified in the Eastern Road Plan. However, the improvements do not fully address the turning movements identified in the Applicant's TIA. Site Access and design. Access to the site is proposed via a right in, right out only entrance on Senseny Road. This restricted movement is further promoted with the construction of a raised median within Senseny Road that extends from Greenwood Road to beyond the eastern property line of the property. The Applicant is proposing a full commercial entrance on Greenwood Road at the southern most point of their property. As noted elsewhere in this report, concerns have been expressed regarding the limited ability to accommodate a critical left turn movement on northbound Greenwood Road at its intersection with Senseny Road. This issue was highlighted by VDOT during their review of the TIA. Rezoning 911 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 5 3) Site Suitability /Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The property is the site of the historical Greenwood School House (DHR #34 -421), one of only a few schools constructed of formed rusticated concrete block. Some other attributes of the school included a bell tower that sat on the roof as well as serving as a public school in the "Modern Expansion Era." The site has been used as a residence since the schools closure in 1942. The initial review of this application by the HRAB offered several suggestions to be considered to mitigate impacts on historic resources. Please see the attached letter dated February 26, 2007 which describes the original recommendations of the HRAB. The Applicant returned to the HRAB on April 17, 2007 and obtained their endorsement of the proposed rezoning with the construction of a historic monument to the Greenwood School House. A historical monument has been proffered by the Applicant. The construction will generally conform to the sketch included as part of this application (Exhibit 8). 4) Potential Impacts Proposed Uses: The application is very specific with the use proposed; a pharmacy with a drive through window has been proffered. Therefore, the potential impacts can be easily evaluated. A. Transportation Traffic Impact Analysis. The TIA prepared for this application was based upon the development of a 13,000 square foot pharmacy with a drive through window and evaluated the functionality of the Greenwood Road and Senseny Road intersection. It is anticipated that the use would generate 1,146 vehicle trips per weekday with a weekday p.m. peak hour of 124 vehicle trips. It was projected that the background traffic, in addition to the traffic generated by the proposed rezoning, would degrade the intersection. The Applicant's transportation program seeks to address the impacts identified in the TIA. However, careful consideration should be given to the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better. This is a goal of the Comprehensive Policy Plan. Overall, the intersection does not achieve this goal due to the northbound left turn movement on Greenwood Road. VDOT reviewed the application and transportation proffers offered in the rezoning application and offered the following comment: While the applicant has attempted to mitigate the traffic impacts, there still is the possibility that there is insufficient left turn stacking room on north Rezoning #11 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 6 bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. All other impacts appear to have been adequately addressed. Transportation Program. The Applicant's transportation program provides for the construction of improvements to Route 656, Greenwood Road, and Route 657, Senseny Road, across both road frontages of the property. This is to include right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. As depicted on the Generalized Development Plan, the proposed improvements to Senseny Road implement the County' s Eastern Road Plan. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. It is at this location that the possibility exists that there is insufficient left turn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. In relation to this issue and the request in general, the applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right- of-ways. The Applicant has sought to address inter - parcel circulation and access by proffering a fifty foot easement at the south east corner of the site to allow for access for future redevelopment on the properties to the east of this parcel. B. Design Standards Particular effort should be made to provide for enhanced design of the project to facilitate improved corridor appearance and the sensitive integration of the project into the surrounding community. Signage, landscaping, lighting, and building layout and form should be carefully planned to ensure that this is achieved. Such design elements should seek to exceed those provided on other similar developments (Orrick Commons) to ensure that this project fits in with the surroundings and context of this particular location. The above could be done in context with the historical character of the property and could also recognize the location as a potential neighborhood center. The application provides for a limitation on the commercial signage to a single monument sign. The maximum height of the sign has been proffered at 20 feet. The current ordinance proposal under evaluation for signage may restrict the height of monument signs along collector roads to 15 feet. This application should seek to be consistent with the proposed ordinance. The historical monument provides context as to the historic use of the property and is a positive design element. i Rezoning 411 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 7 C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. 5) Proffer Statement — Dated January 24, 2007; revised February 22, 2007, April 13, 2007, July 19, 3007, August 20, 2007, September 21, 2007. A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan for the purpose of identifying the general configuration of the proposed commercial development and locations of site access. B) Land Use The Applicant has proffered that the only permitted use on the property will be a pharmacy with drive through windows. A five foot sidewalk has been proffered parallel to Senseny and Greenwood Roads. Signage has been limited to a single monument sign. The maximum height of the sign has been proffered at 20 feet. Staff note: The current ordinance proposal under evaluation for signage may restrict the height of monument signs along collector roads to 15 feet. This application should seek to be consistent with the proposed ordinance. The building is proffered to be constructed using compatible building architectural style and materials and has limited the facades of the building to certain materials. Staff note: A specific design, including building orientation, has not been provided C) Transportation The Applicant has proffered frontage improvements on Route 656, Greenwood Road, and Route 657, Senseny Road, including right -of -way dedication and construction generally consistent with that identified on the Generalized Development Plan and required by VDOT. Access to and from Senseny Road has been restricted to a right in and right out only entrance with additional median separation as identified on the Generalized Development Plan. A full commercial entrance is proposed on Greenwood Road. Staff note: It is at this location that the possibility exists that there is insufficient leftturn stacking room on north bound Route 656 at the intersection of Route 657. The applicant's parcel lacks sufficient depth to allow for adequate right -of -way dedication to elevate the stacking situation. This entrance should be carefully evaluated. The Applicant has proffered to provide $25,000.00 for future transportation improvements within the Route 657 and Route 656 right-of-ways. The Applicant has proffered a fifty foot easement at the south east corner of the site to allow for inter - parcel circulation and access for future redevelopment on the properties to the east of this parcel. • i Rezoning #11 -07 — 1932 Senseny Road Pharmacy October 23, 2007 Page 8 D) Community Facilities The Applicant has proffered a monetary contribution in the amount $1,000.00 for impacts to fire and rescue services for the benefit of the Greenwood Fire and Rescue Company. E) Historical The Applicant has agreed to construct a monument on the site commemorating the Greenwood School. This monument will be constructed of materials from the original Greenwood School and generally conform to the sketch shown in Exhibit 8 of the rezoning application. STAFF CONCLUSIONS FOR 11/07/07 PLANNING COMMISSION MEETING: This rezoning application is generally consistent with the Comprehensive Policy Plan, in particular, the long range transportation elements of the plan. However, careful consideration should be given to the impacts generated by this request, in particular, the transportation impacts of the request as they pertain to Greenwood Road and its intersection with Senseny Road. All intersections should reflect a LOS C or better and that is not accomplished with this application. Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: :Lhn C. 1eiuhs P LC &L11 Ci/Y ! OCVOp 1 Name: ICinte�' Ltwis i LC Telephone: - Wod 5 g c / J Address 6 S- lste 2. Property Owner (if different than above) Name: Co < - CA V C lo- r K Address: ) l 3a 0C1d Telephone: 3. Contact person if other than above Name: ' b-YYd I'CL /-O vc Telephone: 53 (c - `f30 Dower of AHorney 4. Checklist: Check the following items that have been included with this application. Location map / Agency Comments ✓ Plat ✓ Fees ✓ Deed to property ✓ Impact Analysis Statement ✓ Verification of taxes paid ✓ Proffer Statement 11 0 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: f rVin DC- VCIOPMe.nt, CA+r 6. A) Current Use of the Property: ICI pe—i- Forr'1once. � : �U sin ess �r�- ze���l Drs tric f B) Proposed Use of the Property: 7. Adjoining Property: PARCEL ID NUMBER SS - A -a-ol ss -A - iRI ss -A -Iq g 55 -a -iq4 b5 A -"1- bsA -� ( osA 3 - J 69A-3 -L /4 1 USE Cvmmei eat/ Nesicienfirt-/ ms ;denfrI Commerci&I Comm el I I'r✓5ideh�Q- I res;d en /ia l �srelent7zL1 i ^CSi� er�ha- i�s rcien t� i are PP 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): (q ,32 Sensei� 2cucl Intcv'secfior or Serlilnny Road ai'ic C J ^eCn L\; ROad (Sootheclsf quadr ZONING gz RAF PA- (3 2 i3a Kp RP 12 9. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed Single Family homes: Non - Residential Lots: Townhome: Mobile Home: Multi - Family: Hotel Rooms: Square Footage of Proposed Uses Office: Service Station: Retail: I;�,q00 uyr Manufacturing: Restaurant: Warehouse: Other: 10. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): u ��(� Date: 0 Date: Owner(s): A W Date: 1 " d 7 Date: 13 0 0 as I. - -- Planning Office, County of Frederick,_ Virginia,_ 107_ Nort Ke Phone 540 -665 -5651 Facsimile 540- 665 -6395 Know All Men By These Presents: That I (We) (Name) Special Limited Power of Attorney County of Frederick, Virginia 22601 (Phone) 3/0 ��q ' 3 6VO (Address) 7(}) OLO� IC11 /7 / wlu/t F '"1 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, i Virginia, by �� �' ftMtrMTTMrtft, on Page V6 and is described as a ��+ Parcel: Lot li ll Block: f� Section: SS Subdivision: do hereby make, constitute and appoint: (Name) Painter Lewis FLC (Phone)( S` 6 �(Oa_ 5 ' 7 9a (Address) X16 S. St St. V110611(fSEer, VA �a ta0 i 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) G Conditional Use Permits G Master Development Plan (Preliminary and Final) G Subdivision G 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 witness thereof, I (we) have hereto set my (our) hand and seat this 26 day of j26 , 2002, Signature(s) State of Virginia, City/Goof ¢mot To -wit: 1 .� I � WtL Fl- l �_ 1 , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 2 �- day of Scn f+ , 2003. 7 My Commission Expires: tary Publi 0 0 Adjoining Property Owners - 1932 Senseny Road Rezoning Name and Property Identification Number Address Name: Orrick Cemetery Company, Inc. 501 S. Braddock Street c/o R.W. Burks Admin. Winchester, VA 22601 Property # 55 -A -201 Name: Stafford, Timothy V. & Mary McHale 8705 C Street Property # 55 -A -197 Chesapeake Beach, VA 20732 Name: Green Sen, LLC c/o Greenwood Grocery 1893 Senseny Road Property # 55 -A -198 Winchester, VA 22602 Name: TCG Management, LLC 847 Lake St. Clair Property # 55 -A -194 Winchester, VA 22603 Name: Stafford Timothy V. & Mary McHale 8705 C Street Property # 65A -7 -8 Chesapeake Beach, VA 20732 Name:Kerns, Kathy S. 918 Greenwood Road Property # 65A -7 -7 Winchester, VA 22602 Name: Shields, Robert J. & Carolyn L. 927 Greenwood Road Property # 65A -3 -39 Winchester, VA 22602 Name: Gum, David C. Jr. & Paige E. 3026 Woodside Road Property # 65A -3 -44 Clearbrook, VA 22624 Name: Mason, Kenneth L. & Shirley A. 1930 Senseny Road Property # 65A -2 -1 -2 Winchester, VA 22602 14 / \ / NM 9 11 I I -- I � I ! � p e I I II I � I I I .i I I I I 1 I 411 1 . 1 1 _�__� I I I I l i I I I ICI I I I ( n r l l L --- I I zl I cf)I 1 z j �I I I I <1 [; 1 70 I I o I - I I CJ I _I 1�3D1 =_ — 1 4 �;0l 1 of I 1r Cl aS I I —II I III I I 7: AA `�I I I I IC I I ICI 1 I' I I I I _ I I I I I I II I f'I a M I i I� r -- I _ i -o Z N I A r � 12 n z D" PROJECT: PAINTER- LEWIS, P.L.C SENSENY ROAD CROSS 116 South Stewart Street ERVIN DEVELOPMENT Winchester, Virginia 22601 1932 SENSENY R' Telephone (540)662 - 579 2 Facsimile (540)662 -5793 CVS PHARMACI CONSULTING ENGINEERS Email: office@painterlewis.com S m IIA � O L O D 00 J M N :. I A r � 12 n z D" PROJECT: PAINTER- LEWIS, P.L.C SENSENY ROAD CROSS 116 South Stewart Street ERVIN DEVELOPMENT Winchester, Virginia 22601 1932 SENSENY R' Telephone (540)662 - 579 2 Facsimile (540)662 -5793 CVS PHARMACI CONSULTING ENGINEERS Email: office@painterlewis.com - �I I 'i41i� y l + i i' r I� 1" L r -/'� S` J fir'.' K - 1 i L •7 .� f ' •y ' U L���iy �r 1 I I I -P NI IN L} 1 li °. �� �r���Vi':L. 'fin +',I 1r V i+IN Ni }+ 'J 4 y {'r �_• • +II � li�.i ` 1 I'' - 1�'`4� I�_ _.. y� - i5i�' — `, -- �i � i Y ...�.� I .1 r •. ^ �tiil -1i riV rrr�l' >>!_ X i {' Y r r L r {� 1 r.r N� F' ��r�L iyri it I' II 41j r iS .�: f ^' S •l 5. ill,S F IiL �� " S�4 ILr.•ti r�14r.a`{'Ir: r S1i '1�! �f1n tiST L iY L Il J V I I. 1. Ile �� T .4 " �5 L L� NI tl� t sit it 1 n Z O O D D C r / i f Z m J I c c rnW / Y /OP D / o o n CONSULTING i f i f v l r a /// 1 11 l ENGINEERS l�l 1 I f/ ;;hds i n Z O O D D C r Elm Z m c rnW D o o n CONSULTING a - ENGINEERS PAINTER- LEWIS, P ■L.0 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 E mail: office ®painterlewis.com i I e !w, y . PROJECT: ■ NEIGHBORHOOD OVERVIEW ERVIN DEVELOPMENT CORP. 1932 SENSENY ROAD CVS PHARMACY MIN uJ� l�`'. ,� 'lil' - • n 1p J MIN r,i f ', �•'�'ty l.• R. �." r LL,� * i .IN ma r ` 7 r'Ji LT fi ll �I r l f �� 4.� '•FI�. L'�r } *`?-3 11'o- r ' £ ,� •Yf � Y±?rJP L1 �.5�� �t�__�Y•._�Iii tiI -,,' ����• LL ��� I '{ IV �i'. ll ICI I• _ I L r . Y��_ 'L.'L� -� .- fl L, ,.i LL iL }I �r'+Yt��..,L L •}+. L ��ti 'I L r '-:+ .L .�''�,• r L T,`�.tl• r� �L 71_: { � •L.� � I. L�"__KI .• 1L _ . —.- � �1r_.�__ I �f •_1 •_.._ _ _ II .� t_ .— _LI.. ' .J� '' ,L 4' }J: �,a I 1 I 1 I 1 1 1 1 I I 1 1 1 1 I n0a 31 a-408 GOOMN33 959 31 CO - � P / N t7 i / � A ° / �► Ty OCn� a •`� co z O I n N rn m co / � N � N i % Y %I I / 0 m Il 0 w `_. IA / R / y D I PAINTER- LEWIS, P.L.C. PROJECT: o m z GENERALIZED DEVELOPMEI C • m 116 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT C m Telephone (540)662 -5792 1932 SENSENY ROA ' / o z �_ / CVS PHARMACY 0 0 o a ENGINEERS Email: office @painterlewis.com C , A N (n N D '. 0 m Il 0 w `_. IA / R / U) D I PAINTER- LEWIS, P.L.C. PROJECT: / /4 r Ln / /;t r If / n \z -- J— — R U) D o PAINTER- LEWIS, P.L.C. PROJECT: o m z GENERALIZED DEVELOPMEI C • m 116 South Stewart Street \z -- J— — U) D o PAINTER- LEWIS, P.L.C. PROJECT: o m z GENERALIZED DEVELOPMEI C • m 116 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT C m Telephone (540)662 -5792 1932 SENSENY ROA °> o z �_ CONSULTING Facsimile (540)662 - 5793 CVS PHARMACY 0 0 o a ENGINEERS Email: office @painterlewis.com \z -- J— — I I I 4`d0?1 QOOMN33? _ -� - - - - -- 959 31f10?1 31 I-S — - - -- - -- - - 4' 00 I - / o0 CA Ln t=) N Z Z u, MUU) N� O n r N n a co o y r'M / N N , / N I 1 / / / / I , C7 Ln cn "' cn n 07 j"j \ m m N N \ V1 / / / o � i I I N M p �o� m z { L H! m oZ 1 00 I CONSULTING ENGINEERS 1' /i I / f l l� l if � Uii Ln 1 1 d f� If Col I / fo l fc f aN it /b Ip /i t If if � I / ! I /f It i If l /A f I �' 1 /! i t / f PAINTER- LEWIS, P.L.C.I GENERALIZED 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email: office ®pointerlewis.com DEVELOPMENT PL ERVIN DEVELOPMENT CORP 1932 SENSENY ROAD CVS PHARMACY l PAINTER- LEWIS, P.L.C.I GENERALIZED 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email: office ®pointerlewis.com DEVELOPMENT PL ERVIN DEVELOPMENT CORP 1932 SENSENY ROAD CVS PHARMACY 0 IM i1 V W 20 n,:0 cz 0 G N O II N 0 0 N O 0 ox: Y ` ON zrn F.1 02 ' J j n a � r / ~ •, IN o �, WIIIIIIII O 0 n 00 N O co \D OZ z O O y 09 O Ot f?1 N .. z CONSULTING ENGINEERS i ,� ywz x aj O z y � C n K D z r y Z D N O z M D O K D A N N D Cn Z O O o� m D � r N OD M W N O O W J M En A W I I I I I I I I I I I I I I I OS CD;r�m2 C7 D20 L)m y 2 CO M M;00 D K:ODDD D O m00 (nD In ,�.'0 fn rm r C � m r � 11 fT1 z L13 A .Z7 A IT1 x D I D O O m A p p g y ou p O z- y AD ( V 2 *M to m m .-I O C O* >0z 2 M: z m Or y c 2 O v o 1Z 0 a LO O C m C * N M m a W. PAINTER- LEWIS, P.L.C.1 PROJECT: 116 South Stewart Street Winchester, Virginia 22601 r Telephone (540)662 -5792 Facsimile (540)662 -5793 Email : off ice @painterlewis.com ERVIN DEVELOPMENT 1932 SENSENY R0, HISTORICAL PROP. N FREDERICK COUNTY, Y` k d 1� .. _ i .. d 1� .. _ i .. � A DO / tr f h I`µ I I I I I I I I f I I{ I I I r I I II I >�• 1 I PAINTER- LEWIS, P.L.C. PROJECT: SENSENY ROAD CROSSI� 116 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT Telephone (540)662 -5792 1932 SENSENY RO Facsimile (540)662 -5793 CVS PHARMACY Email: office ®painterlewis.com m \\ 1 Y2 �< n m 1 � t ' \ J c °m i 'o z 0 CONSULTING o .. ^�' Il l f h I`µ I I I I I I I I f I I{ I I I r I I II I >�• 1 I PAINTER- LEWIS, P.L.C. PROJECT: SENSENY ROAD CROSSI� 116 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT Telephone (540)662 -5792 1932 SENSENY RO Facsimile (540)662 -5793 CVS PHARMACY Email: office ®painterlewis.com m Il v �< n m 1 \ J c °m 'o z 0 CONSULTING o .. ^�' a ENGINEERS f h I`µ I I I I I I I I f I I{ I I I r I I II I >�• 1 I PAINTER- LEWIS, P.L.C. PROJECT: SENSENY ROAD CROSSI� 116 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT Telephone (540)662 -5792 1932 SENSENY RO Facsimile (540)662 -5793 CVS PHARMACY Email: office ®painterlewis.com x` E ;DFVELOPMENT CORPORATION 5 40 - 7 22 -9799 WLVC111, FUR, 17K AMA k '.4 F I 0 8 C .J AN 0^ n 0 W C W N H m N Z 9 9 y 0 a n y N A y A Z y n O T O T a N m; O m u N A y m A O y o m a= A a O 3 m r A m N m m m n , y 0, D O m Z 3: n Z 3 O Oy x O Oy x < a D s P N m N m m m n , y 0, D O m Z 3: n Z 3 O Oy x O Oy x < a D s P N . : tiL F 1 F� r +r IN � Y . 11 IN I Z I NN 11 �' rL• • °fir �< ti:.:y1 Y •r.' rr � i IN 0 }'• IN', •+I �1 �.:... Il ry I , r��L +r 1 I r e ' � ' n.�r " • 11 .,''•:, n ' • •.5 L f� "•r 5. �q . r li ' "1• r IN ,i y . • I i i u' _ ��. ' I i NNO IN STO PREMIERE STO PREMIERE CEMEX SYSTEM SYSTEM IMETRONO' NA06 -0029 NA05 -0001 TERRACO PEACHY BEIGE RAFTERTAIL PE CVS /Pharmacy BENJAMIN MOORE COLOR CEMEI 2120 -30 TO MATCH IMETRONO' SEDONA CLAY RAFTERTALL SOFT WE Carter =E � REAR ELEVATION r. FRONT ELEVATION 3 RIGHT SIDE ELEVATION 4 LEFT SIDE ELEVATION