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Home My WebLink About14-10 Comments & CorrespondenceRECOPY COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540 /665 -6395 September 7, 2010 Mr. Eric S. Meske, P.E. Bowman Consulting Group Ltd. 124 East Cork Street Winchester, Virginia 22601 RE: Approval of Site Plan #66 -08; Route 50 Assisted Living Facility Property Identification Number (PIN): 53 -A -82 Dear Eric: The above- referenced site plan was approved on September 7, 2010. The site plan is approved for revisions to Site Plan #66 -08, which was approved for the construction of a new assisted living facility located on Northwestern Pike (Route 50W) and Ward Avenue (Route 1317) in the Back Creek Magisterial District. Revisions include: shifting the dumpster area, revised drop off area for Building 2, sidewalk modifications, revised landscaping, addition of signage, and gazebo additions. All requirements of the Frederick County Zoning Ordinance have been met in the approved site plan, including review agency comments from all relevant review agencies. I am providing you with three (3) copies of the approved site plan. Please forward these copies to the appropriate representative(s). Furthermore, advise the owner(s) that a copy should be kept for future reference, and an approved copy must be kept on the construction site throughout the development process. Once site development is complete, the owner(s) should contact this office to schedule an on -site inspection. Do not hesitate to contact me if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP Senior Planner Attachments CEP /bad cc: Jane Anderson, Real Estate Gary Lofton, Back Creek District Supervisor Greg Unger and Kevin Crosen, Back Creek District Planning Commissioners Commissioner of Revenue HH Hunt Corporation, 117 Edinburgh South, Suite 100, Cary, NC 27511 107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000 • 101 South Street, S.E. Leesburg, Virginia 20175 Phone(703)443 -2400 Fax (703) 443 -2425 www.bowmanconsulting.com To: Frederick County Planning Department 107 N. Kent St. Winchester, VA 22601 Attn: Candice Perkins LET -NR OF TRANSMITTAL Date: 9/7/2010 Project Name: Route SO Assisted Living Facility Project No: 5132 -01 -005 Re: Signature Sets Via: Hand Delivery We are forwarding: Plans QUANTITY DESCRIPTION 5 Sets of Site Plan for Signature Sets L COMMENTS SEP 7 2010 ij:. ;u u =v LcPra r�T Transmitted by: BOWMAN CONSULTING GROUP, LTD. Eric S. Meske, P.E. Recipient Copy Confirmation of Receipt Required: No Received by: (Signature) (Print Name) (Date) 91712010 0 Bowman C® N S U L T I N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443 -2400 Fax (703) 443 -2425 www.bowmanconsulting.com (-To: Frederick County Planning and Development 107 North Kent Street, North Bldg 2nd Fl Winchester, VA �_Attn: Ms. Candice Perkins 0 LETTER OF TRANSMITTAL Date: September 2, 2010 Project Name: Rte. 50 Assisted Living Project No: 5132 -01 -005 Re: Site Plan Revision Via: Hand Delivery We are forwarding: QUANTITY. ".wDESCRIP -TION 2 Copies of Revised Site Plan I Request for Site Plan Comments I Comment Response Letter to Candice Perkins I Copy of GIS Department Approval Letter COMMEN Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Eric S. Meske, P.E., CFM, Project Manager Binder Copy Confirmation of Receipt Required: no 0 0 Bowman C O N S U L T I N G September 2, 2010 Ms. Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 RE: Route 50 Assisted Living Facility (Spring Arbor) SP #14 -10 BCG Project #5132 -01 -005 Dear Ms. Perkins: We have received your comments dated August 16, 2010 and offer the following in response. 1. "Proposed Changes. The coversheet shows that only sheets 1, 6, 8, 24 and 25 are being modified, however there are changer also shown on sheets 4, 5, 7, and 26. The revised coversheet shows changes 98 -11 which were not part of the approved site plan which shows revisions 41 -7. Indicate if the revisions completed after the approval date (July 2, 2009) have been reviewed and approved by all applicable County agencies. - Response: We will be resubmitting to Inspections, Fire Marshall, FSCA, Health Department, and Public Works along with this submission. We will forward approval letters from all agencies as we receive them. 2. "Landscapinf,, Note. On sheet 24, revise note 91 to change §165 -36B to §165 - 203.01 B. " Response: Note #1 on Sheet 24 has been revised. 3. AQeney Approvals. Agency approval sheets are required from the Frederick County Inspections Department and the Frederick county Fire Marshal. Agency approvals for the revisions prepared after the approval date need to be provided as well. " Response: We will be resubmitting to Inspections, Fire Marshall, FSCA, Health Department, and Public Works along with this submission. We will forward approval letters from all agencies as we receive them. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING G OUP �- Eric S. Meske, P.E., CFM Project Manager Bowman Consulting Group, Ltd. 101 South Street SE a Leesburg,VA 20175 Phone: 703.443.2400 a Fax: 703.443.2425 a www.bowmanconsulting.com La 0 0 Ace Tree hovers, Inc. 621201 Zion Road 6 Brookeville, Maryland 208334 301 -519 -0008 6 800 - 258 -4-ACE 6 Fax 301 - 216 -0099 www.acetreemovers.com *sales nacetreemovers.com September 1, 2010 Planting and Zoning Re: Spring Arbor of Winchester HH Hunt Inc. Dear Mrs. Candice Perkins, We are writing this letter in careful consideration in changes to species to be planted at the Spring Arbor of Winchester site, located at 106 Ward Avenue, Winchester, VA. Provided below are the details of our intentions. Interior Parking Lot Landscaping: Deleted (8) Tilia cordata 2" caliper and (4) Zelkova serrata 2" caliper and substituting (12) 5" caliper Zelkova serrata. Perimeter Parking Lot Landscaping: Canopy Trees: Reducing the number of Acer rubrum `October Glory 2" caliper from (6) trees to (4) trees @ 2" caliper and upsizing the (2) remaining trees from 2" caliper to 5" caliper. Keeping the (4) Quercus palustris @ 2" caliper. Deleting the (11) Tilia cordata 2" caliper and the (7) Zelkova serrata 2" caliper and substituting (18) Zelkova serrata 5" caliper. Ornamental Trees: Keeping the (22) Prunus x yedoensis 2" caliper, and substituting the Amelanchier, Cercis candesis, Crataegas plaenopyrum, and magnolia stellata, with (3) different varieties of Flowering Crab apples. The crab apples have a better flower display; will be pink, white, and rose colored. They have some winter characteristics enjoyable to the eye such as long lasting fruit, and handsome exfoliating bark, which the other ornamentals we are deleting do not have. The fruit is eaten by the birds during the winter, an added benefit to the elderly residence to enjoy. • Ace Tree Movers Page 3 9/1/10 Evergreen Trees: The plan calls for (10) Arborvitae to be planted in a narrow space of about 5' wide. Unfortunately a gas line runs in the center of the planting area prohibiting any tree planting. We would like to incorporate these (10) trees into the burm buffer planting. Shrubs: There are 103 shrubs in this area. Substituting Nellie Stevens Holly, Euoymus, and Viburnum rhytidophilloides versus the Ilex glabra, Ilex comuta, and Ilex Dr. Kassab, as they will accept the heat from the parking lot better, and more capable of withstanding salt from snow and ice treatments. Zoning District Buffer Landscaping: Canopy Trees: Substituting (41) 2" caliper Acer rubrum, already up graded to (11) 5" caliper Acer rubrum, keeping the Platanus x acerfolia @ 2" caliper and reducing the number of Quercus palustris to (6). Ornamental Trees: Deleting the Amelanchier arborea and Cercis candensis and substituting with Flowering Crab Apple and Flowering Pear. Evergreen Trees: We already graded to (22) 8' -10' tall Thuja plicata and (16) Cryptomeriajaponica. Deleting the Juniperus virginiana, Cupressocyparis leylandii, and Thuja occidentalis and substituting with Picea abies and Pinus strobes. The Picea abies have more of a stately look, and have fewer pest problems than ones we are deleting. Also, the ones we are deleting grow very dense and require a lot of air circulation, which they will not get due to the number of plants within the planting area. This lack of air circulation will cause death of plants and become a home to insect infestations which will affect other trees on the site. The Pinus strobes grow more openly, and do not require the same amount of air circulation and over the long term will perform better. Shurbs: Doing away with all of the Hollies except the Ilex Nellie Stevens Holly and substituting Euonoymus, Forsyhtia, and Viburnum. These species will not only look more natural but will also perform better under tightly planted conditions. Road Efficiency Buffer: Canopy Trees: Substituted (8) Nyssa slyvatica and (3) Acer rubrum October Glory 5" caliper in lieu of (I1) Acer fremanii 2" caliper. Substituting (2) Prunus yedoensis for (2) Cercis candensis. 0 0 Ace Tree Movers Page 4 9/1/10 Substituting (14) Viburnum and (10) Euonymus for (14) Ilex verticillata, and (10) Fothergilla gardenli. We greatly appreciate your acceptance of all substitutions. Our goal is to have a site that is not only pleasing to the eye, but also maximizes short term and long term survivability. President •S p r i n �w ester • Plant Schedule Key Qty Botonical Name Common Name Size Interior Parking Lot Landscaping Canopy Trees 12 Zelkova serrata Japanese Zelkova 5" caliper Perimeter Parking Lot Landscaping Canopy Trees Ar 4 Acer rubrum Red Maple 2" caliper Ar 2 Acer rubrum Red Maple 5" caliper Qp 4 Quercus palustris Pin Oak 2" caliper Zs 18 Zelkova serrata Japanese Zelkova 5" caliper Ornamental Trees Ma 36 Malus Flowering Crab Apple 2" caliper Py 22 Prunus yedoensis Yoshino Cherry 2" caliper Ps 6 Prunus serrulata Kwanzan Cherry 5" caliper ^N 1q N Shrubs In 34 Ilex Nellie Stevens Nellie Stevens Holly 26 " -30" tall Ea 42 Euoymus alatus Winged Euonymus 26 " -30" tall Vr 27 Viburnum rhytidophlloides Allegany Viburnum 26 " -30" tall Zoning District Buffer Landscaping Canopy Trees Ar 41 Acer rubrum Red Maple 2" caliper Ar it Acer rubrum Red Maple 5" caliper Lp 20 Platanus x acerfolia London Planetree 2" caliper Qp 6 Quercus palustris Pin Oak 2" caliper Ornamental Trees Pc 25 Pyrus calleryana Aristocrat Pear 2" caliper Ma 69 Malus Flowering Crab Apple 2" caliper Evergreen Trees Tp 22 Thuja plicata Green Giant Arborvitae 8'- 10'tall Cl 16 Cryptomeria japonica Japanese Cedar 8' -10' tall Pa 191 PiceaAbies Norway Spruce 4'tall Ps 121 Pinus strobus Eastern White Pine 4'tall Shrubs Ea 85 Euoymus alatus Winged Euonymus 26 " -30" tall Fi 91 Forsythia intermedia Forsythia 26 " -30" tall In 85 Ilex Nellie Stevens Nellie Stevens Holly 26 " -30" tall Vr 29 Viburnum rhytidophlloides Allegany Viburnum 26 " -30" tall Road Efficency, Buffer Landscaping Canopy Trees Ns 8 Nyssa sylvatica Black Gum 5" caliper Ar 3 Acer rubrum October Glory Red Maple 5" caliper 4 Ornamental Trees P 2 Prunus yedoensis Yoshino Cherry 2" caliper Shrubs -V Vr 14 Viburnum rhytidophlloides Allegany Viburnum 26 " -30" tall Ea 10 Euoymus alatus Winged Euonymus 26 " -30" tall 17,-Z • Mm- "rift') U ppmcewam clwur ,k- Spring Arbor of Winchester Key Quantity Bontanical Name Common Name Size INTERIOR PARKING LOT LANDSCAPING rANnoV rorcc Tc 8 Tilia cordata'Greenspire' Greenspire Littlelaf Linden 2" caliper Zs 4 Zelkova serrata'Green Vase' Green Vase Japanese Zelkova 2 11 caliper rtrumt I tK VAKKING LOT LANDSCAPING rANnPV TRFFG Ar 6 Acer rubrum 'October Glory' October Glory Red Maple 2" caliper Qp 4 Quercus palustris Pin Oak 2" caliper Tc 11 a cordata'Greenspire' Greenspire Littlelaf Linden 2" caliper Zs 7 Zelkova serrata'Green Vase' Green Vase Japanese Zelkova 2" caliper Aa 3 Amelanchier arborea Downy Serviceberry 2" caliper Cc 5 Cercis candensis'Forest Pansy' Forest Pansy Redbud 2" caliper Cp 11 Crataegas Plaenopyrum Washington Hawthorne 2" caliper Ms 24 Magnolia Stellata Star Magnolia 2" caliper Ply 21 Prunus x yedoensis Yoshino Cherry 2" caliper 91 \D 1� 5 1� tVERGKEEN TREES occidentalis 'Smaragad' I Emerald Green Arborvitae cttvtnae Ig 7 Ilex glabra InkberryHolly —24'-30--tall Ic 30 Ilex cornuta 'Dwarf Burford' Dwarf Burford Chinese Holly 24 " -30" tall Ik 27 Ilex x Dr. Kassab Dr. Kassab Holly 24 " -30" tall Ea 12 Euonymus Alatus Winged Euonymus 24 " -30" tall Vr 27 Viburnum rhytidophllodes Allegany Viburnum 24 " -30" tall curvmw U15TRICT BUFFER LANDSCAPING rnNnoV Torre Ar 9 Acer rubrum 'October Glory' October Glory Red Maple 2" caliper Ns 13 Nyssa Slyvatica Blackgum 2" caliper Lp 22 Platanus x acerfolia London Planetree 2" caliper Qp 27 Quercus palustris Pin Oak 2" caliper Zs 7 Zelkova serrata 'Green Vase' Green Vase Japanese Zelkova 2" caliper Aa 50 Amelanchier arborea Downy Serviceberry 2" caliper Cc 44 Cercis candensis'Forest Pansy' Forest Pansy Redbud 2" caliper Cl 59 Cupreeocyparis leylandii Leyland Cypress 4' ht. Jv 42 Juniperus virginiana Eastern Red Cedar 4' ht. Pa 84 Picea abies Norway Spruce 4' ht. Ps 97 Pinus strobus Eastern White Pine 4' ht. To 58 Thuja occidentalis'Smaragad' Emerald Green Arborvitae 4' ht. %MKIM% Ig 85 Ilex glabra InkberryHolly 24 " -30" tall Ic 91 Ilex cornuta 'Dwarf Burford' Dwarf Burford Chinese Holly 24 " -30" tall Ik 85 Ilex x Dr. Kassab Dr. Kassab Holly 24 " -30" tall In 29 Ilex x Nellie Stevens Nellie Stevens Holly 24 " -30" tall nUiaU CMILUMLT t5U"1:M LANDSCAPING �'�-ff' • Spring Arbor of Winchester • r CANOPY TREES .�;_,;x,.'`/ Af it Acer Freemanii'Jefferesred' Autum Blaze Maple 2" 4 ORNAMENTAL TREES Cc 2 Cercis candensis'Forest Pansy' I Forest Pansy Redbud 2" caliper SHRUBS Iv 14 Ilex verticillata Winterberry Holly 24 " -30" tall Fg 10 Fothergillia gardenli Dwarf Fothergilla 24 " -30" tall 0 0 Ge ®Forestry, Inc. Forestry, A rboriculture, and Natural Resource Consulting Via Email and First Class Mail Eric R. Lawrence Planning Director Frederick County 107 North Kent Street Winchester. VA 22601 4031 University Drive, Suite 200 Fairfax, VA 22030 www.GeoForestry.com office: 703 -251 -0402 fax: 703 - 251 -0413 July 26, 2010 Re: Request for Planning Commission Approval of Alternative Landscape Design Dear Eric: We appreciate your meeting with us the other day regarding the Roadside Efficiency Buffer. I thought that our meeting was insightful and beneficial in understanding the code requirements and provisions. On behalf of our client, HHHunt Corporation, we request that the Frederick County Planning Commission approve an alternative landscape design for the Route 50 Assisted Living Facility /Spring Arbor site located in the Back Creek Magisterial District. Citing Zoning Ordinance Sec 165 - 203.02.E(3). "The Planning Commission may allow for alternative designs which meet the intent of the section in the event of topography or sight distance constraints." We request that an alternative design be approved in lieu of the required planting of a double row of evergreens for the Road Efficiency Buffer. The site is located along Route 50 near the entrance to the western side of the City of Winchester. The B -2 business district has a mix of retail, banks and hotels in this area. Stoplights, traffic controls and connecting walking paths are now in place, signaling a transition from the more rural divided highway character of the roadway further west. The building on the subject site is set back approximately 220 -250 feet from the roadway. The closest parking is located 130 feet from the roadway. The 27.5 foot tall building is sited approximately 15 feet above the roadway with a stepped tiered landscape including walkway, berm, storm water pond and parking lot landscaping extending between the building to the roadway edge. The combination of the topography, landscaping and total distance will soften the impact of the building to the road and adjacent parcels. A review of the landscape buffers installed on the adjacent developed parcels in this B -2 District reveals aesthetically pleasing landscapes planted with a mixture of planting materials that provides visual interest in both texture and height. The subject site will have a walking path within the Road Efficiency Buffer connecting to the walkways of the adjacent parcels as well. We propose to landscape the area with the proffered planting material, which consists of a mixture of canopy trees, small to midsize trees and shrubs similar to the plantings found in the surrounding developed parcels. G e ®F ®re s t ry, I 4031 University Drive, Suite 200 Fairfax, VA 22030 • www.GeoForestry.com office: 703 -251 -0402 Forestry, Arboriculture, and Natural Resource Consulting fax: 703 -251 -0413 Planting all of the required material within the narrow swath along the roadway would create a densely packed planting that would inhibit the growth and long term viability of the planting material. The required single row of evergreens "to grow to a minimum of 20ft tall" would effectively create a solid green wall that would not be aesthetically pleasing or in keeping with the landscaping installed on the surrounding developed parcels. The placement of large evergreens would also be inappropriate for this site as they could pose the risk of interference with the existing overhead electric primaries. The proffered shrub plantings and a few small ornamental trees appropriate for placement beneath the existing overhead utility lines are proposed to be relocated and interspersed along the path in a similar fashion to the surrounding parcels. Relocating the shrub and small ornamental trees to the area around the walking path is intended to alleviate the stress caused by dense planting. The plantings would also create a perceived buffer from the street and result in a safer more welcoming environment for pedestrians. The intent of this alternative landscape design is to provide for an effective and aesthetically pleasing landscape buffer within this B -2 Zoning District. While an unbroken wall of evergreens may be appropriate for a site located along a divided limited access highway such as Interstate 81 or Route 37, this particular site is in an area where businesses and pedestrians are to be considered. As the County's Business District, it is appropriate to provide for landscaping that is in conformance with the types of uses and end users contemplated by the B -2 district regulations. The submitted plan also depicts a reduced number of trees along the rear portion of the property in Enhanced Category `B" Buffer. The large berm that is located along the rear property line provides a more than sufficient screen between the adjacent properties. The plan as presented includes many specimen trees that have been upsized from what is typically required. Many eight to ten foot screening evergreens and five inch caliper shade trees are to be planted on site. Thank you for your consideration of this request, and please inform us when this matter is scheduled for a Planning Commission meeting. Sincerely yours, Geoforestry, Inc Samuel W. Doan ,— mr / r/ SWM /BMP V�NTWG SPECIFACA 1. S ]EGENB: a. ....,., ...�w.rc. IMP @ _ ca...a.., \ � L I 1 6 O `o Y, 771Ee 1. �O ,— mr / r/ SWM /BMP V�NTWG SPECIFACA 1. S ]EGENB: a. ....,., ...�w.rc. IMP @ _ ca...a.., \ � L I 1 6 �r J • • hi � W • '�' ��'"�w, ��„� ! fir � � i A+ � qqq■q■ r•� liJ � i� ly��g ,— mr / r/ SWM /BMP V�NTWG SPECIFACA 1. S ]EGENB: a. ....,., ...�w.rc. IMP @ _ ca...a.., \ � L I Plan View !, Route 50 - WBL j median 1 Route 50 - EBL +50 Bowman co N uli l N0 RAN 100'Road 50'Inaalive 100 Buffer 50'Attive 5wM Facility Perspective View Parking Lot Open Space Assisted Living Facility +50 200 +50 / 300 l Rand Buffer EW !! •��kY�' I5� MCr ✓f�NN� '�' Plan View !, Route 50 - WBL j median 1 Route 50 - EBL +50 Bowman co N uli l N0 RAN 100'Road 50'Inaalive 100 Buffer 50'Attive 5wM Facility Perspective View Parking Lot Open Space Assisted Living Facility +50 200 +50 / 300 l Rand Buffer EW !! Bowman Road Blfjil?. Pospective C 0 N S U L T I N G Eric Lawrence From: Eric Lawrence Sent: Wednesday, June 16, 2010 1:54 PM To: 'sdoan @geoforestry.com' Cc: Eric Meske Subject: Spring Arbor landscape alternative request Hi Sam and Eric. In following up on your email regarding the request for alternative landscape design along the Spring Arbor road frontage, I noted that my department did not receive a formal submission of the request as I'd understood would be coming to us. So I offer to questions: Are you still interested in this request for an alternative landscape design along Route 50? And if so, please forward the signed /executed request to my department for processing. In terms of scheduling the request for review /consideration by the Planning Commission, it looks like the next Planning Commission meeting with be on July 21, 2010. (the PC meetings for June 16th and July 7`h have been canceled). I presume you will be available to represent the request at the July 21" meeting? The PC will have agenda items for their July 21st meeting, and I'd like to add your request to that agenda. It should be noted the ordinance required buffer is actually a double row of evergreens, rather than the single row you reference in your email correspondence. You may want to clarify if you are seeking to reduce the buffer to a single row of evergreen trees, or to eliminate the evergreen trees entirely. Please advise of the status of this request, when I should expect to receive the signed request, and if placement on the July 21't PC agenda works for your schedules. Thank you. -Eric Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540 - 665 -5651 540 - 665 -6395 (fax) elawrencn co.frederick.va.us www.FrederickCountvVa.gov/Planning www. F rederickCountvVa. gov `YYY86�,c A UU _ -) 0 Eric Lawrence 0 From: Eric Lawrence Sent: Friday, May 28, 2010 2:40 PM To: 'sdoan @geoforestry.com' Cc: Eric Meske Subject: RE: Rt. 50 Assisted Living Facility Request for Planning Commission Approval of Alternative Landscape Design Hi Sam The Planning Commission is not meeting on June 16`h; so the next available agenda is their July 2nd meeting. I would note that I've yet to receive the hard copies of this request, but once received, I will schedule the item for the next available Planning Commission meeting. -Eric From: Sam Doan [mailto:sdoan @geoforestry.com] Sent: Monday, May 24, 2010 2:27 PM To: Eric Lawrence Cc: Eric Meske Subject: Rt. 50 Assisted Living Facility Request for Planning Commission Approval of Alternative Landscape Design Dear Mr. Lawrence, Attached you will find the the submission for Planning Commission Approval of Alternative Landscape Design for the RL 50 Assisted Living Facility. Hard copies of the attached letter and associated exhibits are being sent to your attention as well. Thank you for meeting with us regarding this project. Please let us know if this matter can be included on the docket for the upcoming .Tune 16th Planning Commission meeting. Sam Doan GeoForestry, Inc. Forestry, Arboriculture & Natural Resource Consulting 4031 University Drive, Suite 200 Fairfax, Va. 22030 (703) 251 -0402 office (703) 251 -0413 fax (703) 505 -3422 cell sdoanggeoforestr wwwgeoforestr, 0 • Ge®F®restry, Inc. Forestry, rboriculture and Natural Resource Consulting Y. � 9 Samuel W. Doan 703 251 -0402 sdoanr,geoforestn.corn Fax (703) 251 -0413 Via Email and First Class Mail Eric R. Lawrence Planning Director Frederick County 107 North Kent Street Winchester, VA 22601 4031 University Drive, Suite 200 Fairfax, VA 22030 www.GeoForestry.com office: 703 - 251 -0402 fax: 703 - 251 -0413 May 20, 2010 Re: Request for Planning Commission Approval of Alternative Landscape Design Dear Eric: We appreciate your meeting with us the other day regarding the Roadside Efficiency Buffer. I thought that our meeting was insightful and beneficial in understanding the code requirements and provisions. On behalf of our client, HHHunt Corporation, we request that the Frederick County Planning Commission approve an alternative landscape design for the Route 50 Assisted Living Facility /Spring Arbor site located in the Back Creek Magisterial District. Citing Zoning Ordinance Sec 165 - 203.02.E(3). "The Planning Commission may allow for alternative designs which meet the intent of the section in the event of topography or sight distance constraints." We request that an alternative design be approved in lieu of the required planting of a single row of evergreens for the Road Efficiency Buffer. The site is located along Route 50 near the entrance to the western side of the Town of Winchester. The B -2 business district has a mix of retail, banks and hotels in this area. Stoplights, traffic controls and connecting walking paths are now in place, signaling a transition from the more rural divided highway character of the roadway further west. The building on the subject site is set back approximately 220 -250 feet from the roadway. The closest parking is located 130 feet from the roadway. The 27.5 foot tall building is sited approximately 15 feet above the roadway with a stepped tiered landscape including walkway, berm, storm water pond and parking lot landscaping extending between the building to the roadway edge. The combination of the topography, landscaping and total distance will soften the impact of the building to the road and adjacent parcels. A review of the landscape buffers installed on the adjacent parcels in this B -2 District reveals aesthetically pleasing landscapes planted with a mixture of planting materials that provides visual interest in both texture and height. The subject site will have a walking path within the Road Efficiency Buffer connecting to the walkways of the adjacent parcels as well. We propose to landscape the area with the proffered planting material, i 4031 University Drive, Suite 200 tG eo Fo rest ry, Inc. wwwGe Foresrycom office: 703 -251 -0402 Forestry, Arboriculture, and Natural Resource Consulting fax: 703 -251 -0413 which consists of a mixture of canopy trees, small to midsize trees and shrubs similar to the plantings found in the surrounding developed parcels. Planting all of the required material within the narrow swath along the roadway would create a densely packed planting that would inhibit the growth and long term viability of the planting material. The required single row of evergreens "to grow to a minimum of 20ft tall" would effectively create a solid green wall that would not be aesthetically pleasing or in keeping with the landscaping installed on the surrounding developed parcels. The placement of large evergreens would also be inappropriate for this site as they could pose the risk of interference with the existing overhead electric primaries. The proffered shrub plantings appropriate for placement beneath the existing overhead utility lines are proposed to be relocated and interspersed along the path in a similar fashion to the surrounding parcels. Relocating the shrubs to the area around the walking path is intended to alleviate the stress caused by dense planting. The plantings would also create a perceived buffer from the street and result in a safer more welcoming environment for pedestrians. The intent of this alternative landscape design is to provide for an effective and aesthetically pleasing landscape buffer within this B -2 Zoning District. While an unbroken wall of evergreens may be appropriate for a site located along a divided limited access highway such as Interstate 81 or Route 37, this particular site is in an area where businesses and pedestrians are to be considered. As the County's Business District, it is appropriate to provide for landscaping that is in conformance with the types of uses and end users contemplated by the B -2 district regulations. Thank you for your consideration of this request, and please inform us when this matter is scheduled for a Planning Commission meeting. Sincerely yours, Geoforestry, Inc. Samuel W. Doan 1 100' Road Effi iency Buffer )ute 50 - EBL R /,W 50'Inactive 50'Active Parking Lot SWM Facility 100 +50 200 +50 OA Plan View Perspective View Assisted Living Route 50 -WBL Median Route 50 -EBL 100' Road Efficiency Buffer R 101-- � so'Aom. r. Parking Lo[ Open Space Facility lSWM ILI, 4.1 �Y +50 100 +50 200 +50 300 +� ij,,,�, ��16.1�L'C!-- i ✓, _.= LL�!/LFIL' .)(% G..t1�1. ?7C /- e /CCL'!C!% Bowman cal Road Buffer ExM C0 n 5 VLi1 N I VQ COC. ... ... -1 0— /h, X 3 --g E -V P-11 c: Z > V —Vta- ON f n n, 1..- = -�y —le jjj u > > z -low! C, . ....... . ... F�. 42 'Iffy, 7 rz, mr A Uk 31 r 1. NP j aaa �J. I j 8 NY Og %A�N 0 0 GeoForestry, Inc. Forestry, Arboriculture and Natural Resource Consulting Samuel W. Donn 703 251 -0402 sdoanOeeoforestn.com Fax (703) 251 -0413 Via Email and First Class Mail Eric R. Lawrence Planning Director Frederick County 107 North Kent Street Winchester, VA 22601 4031 University Drive, Suite 200 Fairfax, VA 22030 www.GeoForestry.com office: 703 - 251 -0402 fax: 703 -251 -0413 July 9, 2010 Re: Request for Planning Commission Approval of Alternative Landscape Design Dear Eric: We appreciate your meeting with us the other day regarding the Roadside Efficiency Buffer. I thought that our meeting was insightful and beneficial in understanding the code requirements and provisions. On behalf of our client, HHHunt Corporation, we request that the Frederick County Planning Commission approve an alternative landscape design for the Route 50 Assisted Living Facility /Spring Arbor site located in the Back Creek Magisterial District. Citing Zoning Ordinance Sec 165 - 203.02.E(3). "The Planning Commission may allow for alternative designs which meet the intent of the section in the event of topography or sight distance constraints." We request that an alternative design be approved in lieu of the required planting of a double row of evergreens for the Road Efficiency Buffer. The site is located along Route 50 near the entrance to the western side of the City of Winchester. The B -2 business district has a mix of retail, banks and hotels in this area. Stoplights, traffic controls and connecting walking paths are now in place, signaling a transition from the more rural divided highway character of the roadway further west. The building on the subject site is set back approximately 220 -250 feet from the roadway. The closest parking is located 130 feet from the roadway. The 27.5 foot tall building is sited approximately 15 feet above the roadway with a stepped tiered landscape including walkway, berm, storm water pond and parking lot landscaping extending between the building to the roadway edge. The combination of the topography, landscaping and total distance will soften the impact of the building to the road and adjacent parcels. A review of the landscape buffers installed on the adjacent developed parcels in this B -2 District reveals aesthetically pleasing landscapes planted with a mixture of planting materials that provides visual interest in both texture and height. The subject site will have a walking path within the Road Efficiency Buffer connecting to the walkways of the adjacent parcels as well. We propose to landscape the area with the proffered planting 4031 University Drive, Suite 200 Fairfax,VA 22030 G e o F o re s t ry, Inc a www.GeoForestry.com office: 703 - 251 -0402 Forestry, Arboriculture, and Natural Resource Consulting fax: 703- 251 -0413 material, which consists of a mixture of canopy trees, small to midsize trees and shrubs similar to the plantings found in the surrounding developed parcels. Planting all of the required material within the narrow swath along the roadway would create a densely packed planting that would inhibit the growth and long term viability of the planting material. The required single row of evergreens "to grow to a minimum of 20ft tall" would effectively create a solid green wall that would not be aesthetically pleasing or in keeping with the landscaping installed on the surrounding developed parcels. The placement of large evergreens would also be inappropriate for this site as they could pose the risk of interference with the existing overhead electric primaries. The proffered shrub plantings and a few small ornamental trees appropriate for placement beneath the existing overhead utility lines are proposed to be relocated and interspersed along the path in a similar fashion to the surrounding parcels. Relocating the shrub and small ornamental trees to the area around the walking path is intended to alleviate the stress caused by dense planting. The plantings would also create a perceived buffer from the street and result in a safer more welcoming environment for pedestrians. The intent of this alternative landscape design is to provide for an effective and aesthetically pleasing landscape buffer within this B -2 Zoning District. While an unbroken wall of evergreens may be appropriate for a site located along a divided limited access highway such as Interstate 81 or Route 37, this particular site is in an area where businesses and pedestrians are to be considered. As the County's Business District, it is appropriate to provide for landscaping that is in conformance with the types of uses and end users contemplated by the B -2 district regulations. Thank you for your consideration of this request, and please inform us when this matter is scheduled for a Planning Commission meeting. Sincerely yours, Geoforestry, Inc. Samuel W. Doan Route50 -WBL I Median I Route 50 -EBL +50 D.ne 5 -13 -10 S:x4.- oor m nn4 Bowman C 0 N 5 V L i I N 6 100' Road Efficiency Buffer 100 +50 two Faukl Parking Lot 200 +50 ,1GtittlG .O c�'y�lltdCGCG . Open Space Assisted Living Facility 300 Road 13reffer Bowman Road B;(fler Perspective C 0 N 5 U L i 1 N G Bowman C 0 N I . L T 1 . 6 Road k6'�r Pcr.rRcahjc Ev/j Assisted Living R� R� Road Efficiency Buffer Route 50 -WBL Median Route 50 - EBL 50 Active Parking Lot Open Space Facility 0 SWIM Facility 0 +50 100 +50 200 +50 300 Bowman t�l' Road Bi�lfrr Eck SWN /BMP PI AN �STOWND ATIWV �eccnm 50— zi� I - 36n. q�� r�vg , 91 =47 IF - al =T- It III RrE 48 R11 IE Z' I � r �� /r (� �� / � — � �� ^dos . e.,_�._.°,a.»� T., —M74- Al-IN-1 P— LEGEND x-x 711 L 7i 0 m GRAP111C S(l EI liii O Candice Perkins From: Eric Lawrence Sent: Monday, May 03, 2010 5:18 PM To: Eric Lawrence; Candice Perkins Subject: HHHunt site plan For File E Representative from HHHunt design team met with planning department staff today to discuss modifications to: (1) road efficiency buffer /landscaping, (2) relocating dumpster, and (3) creation of a resident drop -off canopy at the facility's SE corner. Those in attendance were Eric Lawrence, Eric Meske, Ron Peterman, and Sam Doan. (1) The representatives desired a reduction in the landscaping along the Route 50 frontage. Current plan provides a full Distance Road Efficiency Buffer and the proffered enhanced landscaping. Initially sought was an ordinance amendment to enable a PC granted modification to the REB. After extensive discussions about their request, the enhanced landscaping to be provided, and the post- construction resulting topography, it was believed that they could request of 165- 203.02.E(3) — PC waiver if topography warrants modifications. Post- construction topography results in a loft differential from road ROW to building pad grade, and structure setback exceeds 200 ft. Any modification requests should be supported with illustrative depicting planned landscaping if modification to evergreen tree plantings is granted. (2) The representatives indicated an interest in relocating the dumpster pad /enclosures approximately 50 ft. New site warrants a slight deviation to the sidewalk system and shrubs. Would require site plan modification (3) The representatives sought the ability to create a covered resident drop -off at the SE corner of facility. Appears to be enabled with a site pan modification. Design team will seek modification from REB enabled by 165- 203.02.E(3). Once completed (granted or denied), a site plan modification will be submitted to address these issues. It was also noted by Mr. Meske that Candice had previously permitted deviations to the various landscape screens around the site's perimeter. Total plantings would not be reduced, but location deviations were permitted. Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540 - 665 -5651 540 - 665 -6395 (fax) elawrenc(o'-co.frederick.va. us www.FrederickCountyVa.gov/Planning www.FrederickCountyVa.gov E Bowman C O N S U L T I N G July 8, 2010 Ms. Candice E. Perkins, AICP Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 0 RE: Route 50 Assisted Living Facility — STPL #66 -08 Revision BCG Project #5132 -01 -005 Dear Ms. Perkins: Ir fi JUL 9 2010 I I am providing this letter to explain the revisions made to the Route 50 Assisted Living Facility Site Plan approved July 2, 2009. The attached submission includes all of the minor revisions that have been made to date during construction for your records. The main revision that we are submitting for your review is denoted as revision 12 dated July 9, 2010. Below is a summary of each revision that has been made along with the corresponding Sheet #. Sheets 6 and 8: Per client request, the dumpster pad was shifted west closer to the breezeway between the two buildings. In addition, the sidewalks around the dumpster area have been revised along with the location where it passes thm the breezeway. The access between Building I and Building 2 is now being shown in the Architectural plans and this grading has been removed from the site plan. Also, per client request the drop off area to Building 2 at the southeast corner has been modified to go underneath of the overhang instead of adjacent to it as previously proposed. No easements or utilities were revised in either of these revisions, just curb and gutter, pavement, and sidewalks. Sheets 24 and 25: The landscaping has been revised per discussions with the County to show an evergreen hedge along the southwest portion of the site to remove the need for the fence. Also some of the plantings in the zoning district buffer have been removed along the property line that parallels Ward Avenue, as previously discussed. These plantings along with the majority of the "enhanced" portions of the plantings for the zoning district buffer have been located at the rear of the property. I wish to note that my client will be presenting a revised buffer planting for several portions of the project to the Planning Commission for their review at a later date. A subsequent plan revision will be provided to you at that time should their proposal be found acceptable. Please contact me if you have any questions or require additional information on the plan revision provided to you as attached. Sincerely, BOWM�A CO LTIN GROUP Enc S. Meske, P.E., CFM Project Manager cc: Bo Cook, HHHunt Corporation Bowman Consulting Group, Ltd. 101 South Street SE a Leesburg,VA 20175 Phone: 703.443.2400 o Fax: 703.443.2425 • www.bowmanconsulting.com To: Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 Attn: Mc. Candice E. Perkins, AICP u LETTER OF TRANSMITTAL Date: 7128/10 Project Name: Route 50 Assisted Living Facility Project No: 5132 -01 -005 Re: STPL #66 -08 Revision Via: Hand - Delivery We are forwarding: PQUANTITYN �(1'rvAt �di! °5t}t84� hd�h'r " F P }h m F DESCRIPTIOIVw 2 Copies of Revised Plan Sets Transmitted by: BOWMAN CONSULTING GROUP, LTD. Eric S. Meske, PE, CFM, Project Manager Binder Copy Confirmation of Receipt Required: No Received by: (Signature) - - -- - --- (Print Name) j! 5', j (Date) i.. JUL 2 9 24QM08 I To: Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 Attn: Ms. Candice E. Perkins, AICP 0 LETTER OF TRANSMITTAL Date: July 8, 2010 Project Name: Route 50 Assisted Living Facility Project No: 5132 -01 -005 Re: STPL #66 -08 Revision Via: Hand Delivery We are forwarding: a QUAN TINS t >..w,......�. ti:Et4b ��H .�°H�L.'. R'i'b ,�: yR,N tNl h' {t�� o a n.0 t' t py h*rv��+ 86�jM1 8.e p t . 'HR Sd ".7774777777 µ aax.�, SNOW' ,i ?'I7:. -'a"., ': "�3�DE;S,i'RIPTIOIN4r 4;a�.j?" h..�..` �tR'.`' .p.....�'e JS. Z Copies of Revised Plan Sets I Revision Narrative to Candice Perkins cc: Be Cook, HHHunt Bond McCamy, JDavis Architects Kyle Luttrell, Howard Shockey & Sons Transmitted by: BOWMAN CONSULTING GROUP, LTD. Eric S. Meske, P.E., CFM, Project Manager Confirmation of Receipt Required: Received by: (� ( n (rl JUL 9 2010 _ (Date) -