054-15 (RezoningCrosspointeCenter)
REZONING APPLICATION #12-15
CROSSPOINTE CENTER
Staff Report for the Board of Supervisors
Prepared: January 8, 2016
Staff Contacts: Michael T. Ruddy, AICP, Deputy Director
John Bishop, AICP, Deputy Director - Transportation
Reviewed Action
Planning Commission:
01/06/16 Recommended Approval
Board of Supervisors:
01/27/16 Pending
PROPOSAL:
To rezone 58.30+/- acres from RP (Residential Performance) District to B2 (General
Business) District and 72.47+/- acres from B2 (General Business) District to RP (Residential
Performance) District within the Crosspointe Center development, Rezoning #13-03, and to amend the
proffers associated with Rezoning #13-03.
Please see the enclosed plat of rezoning which identifies the location of the modified zoning areas
within the property.
LOCATION:
The property is located east and adjacent to I-81 Exit 310 Interchange, and adjacent to
Tasker Road and Hillandale Lane.
EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE
01/27/16 BOARD OF SUPERVISORS MEETING:
The commercial and residential zoning proposed for this property with the rezoning and proffer
amendment is consistent with the current land use supported by the Comprehensive Plan. The original
rezoning for Crosspointe Center, Rezoning #13-03, was
use plan. This current request, Rezoning #12-15, remains consistent with the approved rezoning from a
land use perspective.
The Planning Commission recommended approval of this request and also, as noted in the meeting
summary, discussed this item thoroughly. Those items discussed included: the transportation
components of the request, details of the continued approach to address community facility impacts of
the residential development through the commercial credit, the Planning that
the land identified for Government Services should be dedicated rather than reserved, and the potential
to mix the type of residential units. Ultimately, the Planning Commission recommended approval of
this request.
The Applicant has provided a revised proffer statement dated January 4, 2016 that includes minor
adjustments to address the legal comments provided by the County Attorney.
With regards to the impacts associated with this request, it has been demonstrated that transportation
improvements will be in place to support this additional development. VDOT has expressed their
approval of the revised proffers that ensure the improvements will be secured.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 2
While the reorganization of the land uses within the development could lead to additional traffic
generation compared to what is currently approved, the resulting difference is not enough to trigger a
Chapter 527 evaluation. This application retains a three phase development and associated
transportation improvement program, similar to the current proffers. However, the new proposal moves
much more of the transportation impacts into Phase One. That is offset by an agreement to complete a
Traffic Impact Analysis (TIA) upon the completion of 370,000 square feet of commercial and accelerate
transportation improvements or make modifications if needed. Ultimately, the project will be
responsible for extending Tasker Road, construction of a portion of Warrior Drive, Future Route 37,
bridges over Tasker Road, and demolition of the temporary ramps to Tasker Road being constructed by
VDOT.
Staff has continued to point out in the report that the original proffer which provided for the dedication
of area for Government Services has been modified to provide for the reservation of area for
government services. The County should determine if such a modified approach is acceptable.
The items identified throughout the Staff Report, and those issues discussed by the Planning
Commission should be evaluated by the Board of Supervisors prior to a decision on this rezoning
request.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 3
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 Action
Planning Commission:
01/06/16 Recommended Approval
Board of Supervisors:
01/27/16 Pending
PROPOSAL:
To rezone 58.30+/- acres from RP (Residential Performance) District to B2 (General
Business) District and 72.47+/- acres from B2 (General Business) District to RP (Residential
Performance) District within the Crosspointe Center development, Rezoning #13-03, and to amend the
proffers associated with Rezoning #13-03.
Please see the enclosed plat of rezoning which identifies the location of the modified zoning areas
within the property.
LOCATION:
The property is located east and adjacent to I-81 Exit 310 Interchange, and adjacent to
Tasker Road and Hillandale Lane.
MAGISTERIAL DISTRICT
: Shawnee
PROPERTY ID NUMBERS
: 75-A-89, 75-A-89A, 75-A-91, 75-A-92, 75-A-95, 75-A-96, and a
portion 75-A-90 and 75-A-94.
PROPERTY ZONING:
B2 (General Business) District and RP (Residential Performance) District
PRESENT USE:
Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Vacant
M1 (Light Industrial) Washington Gas
South: RP (Residential Performance) Use: Residential (Lakeside/Village at Artrip)
B2 (General Business) Private School/FCSA
East: RA (Rural Areas) Use: Vacant/Agricultural
West: B2 (General Business) Use: Commercial
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 4
REVIEW EVALUATIONS:
Virginia Dept. of Transportation:
Please see attached email from Jeff Lineberry dated December 11,
2015 and most recently from Matthew Smith dated December 21, 2015.
Frederick County Fire Marshal:
Plans approved.
Public Works Department:
Please see attached letter from Harvey Strawsnyder, Jr., P.E., Director of
Public Works dated August 17, 2015.
Frederick County Sanitation Authority:
Please see attached letter from Uwe E. Weindel, PE,
Engineer-Director dated August 14, 2015.
Frederick County Parks & Recreation:
The proposed proffer does not appear to meet the monetary
contributions necessary to satisfy the Parks and Recreation impacts of this development. Parks and
Recreation recommends adjusting the monetary contributions proffer to meet the current impact model
standards.
Winchester Regional Airport:
The proposed Proffer Amendment for Crosspointe Center review has
been completed. While the site is within the airspace of the Winchester Regional Airport the proposed
proffer amendment will not impact operations at the Winchester Regional Airport.
Frederick County Public School:
Frederick County Public Schools has reviewed the Crosspointe
Center proffer amendment application submitted to us on August 12, 2015. We offer the following
comment:
1.The change from 200 age-restricted units to 200 possibly age restricted units is noted. This
could have an impact on FCPS of as many as 80 additional students. Eighty students would
increase our costs $927,000 annually and necessitate a one-time capital cost of $3,306,000.
Frederick County Attorney:
Please see attached letter from Roderick B. Williams, County Attorney,
Final legal review of the proffer statement dated December 15, 2015 was
dated September 24, 2015.
provided prior to the 1/6/16 Planning Commission meeting. The Applicant provided a revised proffer
statement dated January 4, 2016 that addressed the comments made by the County Attorney.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 5
Planning & Zoning:
1)Site History
Rezoning #13-03, Crosspointe Center, was approved by the Frederick County Board of
Supervisors on February 11, 2004. This application was to rezone 574 acres from RA (Rural
Areas) and B2 (General Business) to RP (Residential Performance) and B2 (General Business).
More specifically, the rezoning approved 175.62 acres from RA to B2, 381.8 acres from RA to
RP, and 16.95 acres from B2 without proffers to B2 with proffers. The proffers that were
approved with this rezoning request are unique to the properties contained in the Crosspointe
Center rezoning application (Rezoning #13-03).
The current rezoning request (Rezoning #12-15) seeks to modify the proffers associated
with the original rezoning and adjust the general locations of the RP and B2 areas of
zoning.
2)Comprehensive Policy Plan
The 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
Land Use.
The 2030 Comprehensive Plan and the Senseny/Eastern Frederick Area Plan provides guidance
on the future development of the property. The property is located within the UDA and SWSA.
The 2030 Comprehensive Plan identifies this property with an Urban Center land use
designation. This land use designation supports commercial and residential development. The
Urban Center designation is envisioned to be a more intensive, walkable urban area with a
larger commercial core, higher densities, and designed around some form of public space or
focal point, located in close proximity to major transportation infrastructure.
In general, the proposed commercial and residential zoning for this property is consistent
with the current land use supported by the Comprehensive Plan.
It is recognized that the
future land use would support a greater mixing and intensity of land uses, supported by a robust
pported in the
current zoning and approved proffers for the property. The original rezoning, Crosspointe
Center, Rezoning #13-
current request remains consistent with the approved rezoning from a land use perspective.
Transportation.
important is the Route 37 extension, followed by Warrior Drive and Tasker Road. Each of
these roads are critical to the Co Implementation of these
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 6
major roads is essential to accommodating local and regional traffic at acceptable level of
service (LOS) conditions throughout the study area.
The original rezoning addressed these key transportation components through the approved
proffer statement. It is important to evaluate this current request in light of agreements that have
been made since the approval of the original rezoning (Three-Party Agreement with VDOT and
Frederick County), and the need to ensure the transportation commitments made to address the
needs of the local and regional traffic are maintained and improved upon.
Currently, VDOT is constructing improvements to the Interstate 81 Exit 310 Interchange.
Referred to as Phase One improvements, construction includes the relocation of Tasker and
Hillandale Roads to accommodate exit ramp improvements for the interchange. These
improvements will enable the future extension of Route 37 east of its current terminus through
the Crosspointe property as a limited access, grade separated, roadway, pursuant to the Three-
Party Agreement.
With regards to transportation, the rezoning and proffer amendment seeks to clarify the
remaining road improvements within the property required for the completion of the project.
The rezoning and proffer amendment continues to promote a three phased approach to
implementing the transportation network that is generally consistent with the original rezoning.
However, the request increases the amount of commercial land use that may be developed and
increases the amount of development that may be included in the first phase. To offset this
increase in the first phase, the Applicant
above 370,000 square feet (the original parameters of Phase One) and the completion or
advancement of improvements identified by the TIA and the proffers.
In addition to adjusting the transportation commitments required for the completion of the
project, the rezoning and proffer amendment modifies the locations of the commercial and
residential land bays and increases the maximum commercial floor area from 960,000 square
feet to 1,088,000 square feet.
3) Potential Impacts
The Impact Analysis prepared for this rezoning application addresses the impacts associated
with, among other things, the increased intensity of the project, the relocation of the various
commercial and residential land bays, and the proposed modification of the developer obligated
transportation improvements.
The amount of commercial land use that may be developed on the property has increased by
128,000 square feet, from 960,000 to 1,088,000 square feet. In addition, the location of the
commercial land uses has been adjusted to predominately the western portion of the property.
This provides greater visibility from the Interstate 81 right-of-way.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 7
An additional 240,000 square feet and an additional 322 residential units are proposed in Phase
One. This represents a larger amount of development in Phase One than the current zoning.
Consequently, Phase Two and Phase Three have been reduced in scope.
The revised land use proffer addressing residential development would enable an additional 200
non-age restricted housing units to be developed on the property. This has the potential of
introducing additional impacts on the County should the age restricted units not be constructed
in favor of non-age restricted units.
The value of the proffers aimed at mitigating the impacts associated with the development of
this property are the same as the original proffer statement for this project which was approved
in 2004. It should be recognized that the Development Impact Model projects a much higher
amount in 2015. As proposed, the residential land use changes may allow an additional 200
residential units that are not age restricted, thus potentially creating additional impacts on
schools.
will offset the impacts to capital facilities caused by the residential development. It is
recognized that the Applicant may still utilize age restricted units within the project.
It has been demonstrated that transportation improvements will be in place to support
this additional development. Coordination with VDOT and the County in achieving
agreement on the transportation approach has been very important. It has ensured that
the proposed land uses and land use phasing, with the improvements made by VDOT in
fulfillment of the Three-Party Agreement, are coordinated and acceptable.
The cap of
370,000 square feet of commercial land uses triggering additional TIA and improvements, if
warranted, is consistent with the current rezoning and provides a mechanism for addressing the
impacts to the satisfaction of VDOT.
Site Access and Transportation.
The current proffer statement directly ties the amount of development, the phasing of the land
uses, to road improvements. Previously, the Applicant demonstrated that the transportation
improvements would be completed with the appropriate amount of development. The proposed
proffer statement continues to tie the land use to the needed transportation improvements. The
addition of a proffer tying the increased development in the first phase to a TIA, with the
guarantee that additional transportation improvements would be provided to support this
development, maintains a level of consistency with the original proffers and ensures the
development remains tied to the road improvements. This addresses the question of what is
stopping the next phase of development from not touching or necessitating the necessary
transportation improvements. The application therefore links the land use to the transportation
improvements to a greater extent.
Environment.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 8
The application continues to provide for a comprehensive trail network linking the development
land bays with historic park areas and stream corridors within the site and adjacent
developments. The Stream Preservation Buffer Areas have been identified as in the approved
rezoning and GDP. Particular attention has been paid to the stream buffer area and potential trail
connectivity along the Opequon Creek. This linear feature is supported in the Senseny/Eastern
Frederick Area Plan.
Historical.
The area identified as Historic Park in the western part of the property, north of future Route 37
has been modified and is smaller than in the original five acres identified in the original GDP.
This historic preservation parcel immediately surrounds the Hillandale House. The change was
necessitated by the additional right-of-way VDOT required for the completion of the Interstate
81, Exit 310 Interchange. The proffer has been further modified to allow for the adaptive reuse
of the structure which may include a commercial type use.
The other commitments made in the original rezoning from a historical perspective, the
preservation of Camp Russell and the Carysbrook Redoubt, remain consistent.
Community Facilities.
The application addresses the potential impact to community facilities by maintaining the
proffer values of the original rezoning for Fire and Rescue, Schools, Parks, Libraries, Sheriff,
and Administration.
It is important for Staff to point out that the original proffer which provided for the
dedication of area for Government Services has been modified to provide for the reservation
of area for government services. The difference between dedication and reservation is
significant.
The area for government services is nine acres in size and would be located within
the Phase One commercial area. The reservation is for a period of five years. No value has been
attributed to the acreage and the cost to the County has not been determined. Previously, the
dedication was at no cost to the County, it was for three years with an additional two year
extension. Further, in lieu of the dedication, the Applicant would pay to the County $200,000.
The County should determine if such a modified approach is acceptable.
has
consistently recognized the need for a new fire and rescue station (#22) in the immediate
vicinity of the Crosspointe Center project.
4) Proffer Statement
Original Date of Proffers August 27, 2003 (Revised and Approved January
23, 2004). Revised proffers dated August 7, 2015, December 15, 2015, and most recently,
January 4, 2015.
Final legal review of the proffer statement dated December 15, 2015 was provided prior to the
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 9
1/6/16 Planning Commission meeting. The Applicant provided a revised proffer statement
dated January 4, 2016 that addressed the comments made by the County Attorney.
In general, the proffer statement;
provides for the phased development of land use and transportation with provisions that the
project shall be developed in three phases;
includes a Generalized Development Plan (GDP) that illustrates the phased development;
provides for development related items such as architecture, signage, and landscaping, a
pedestrian trail system and recreation areas, environmental and cultural resource preservation;
provides for community facility impacts by continuing to proffer amounts consistent with the
original rezoning; and
As pointed out in the report, it should
proposes an area of reservation for government services.
be determined if the change from dedication to reservation of this area is acceptable.
STAFF CONCLUSIONS FOR THE 01/06/16 PLANNING COMMISSION MEETING:
The commercial and residential zoning proposed for this property with the rezoning and proffer
amendment is consistent with the current land use supported by the Comprehensive Plan. The original
rezoning for Crosspointe Center, Rezoning #13-
use plan. This current request, Rezoning #12-15, remains consistent with the approved rezoning from a
land use perspective.
With regards to the impacts associated with this request, it has been demonstrated that transportation
improvements will be in place to support this additional development. VDOT has expressed their
approval of the revised proffers that ensure the improvements will be secured.
While the reorganization of the land uses within the development could lead to additional traffic
generation compared to what is currently approved, the resulting difference is not enough to trigger a
Chapter 527 evaluation. This application retains a three phase development and associated
transportation improvement program similar to the current proffers. However, the new proposal moves
much more of the transportation impacts into Phase One. That is offset by an agreement to complete a
traffic impact analysis (TIA) upon the completion of 370,000 square feet of commercial and accelerate
transportation improvements or make modifications if needed. Ultimately, the project will be
responsible for extending Tasker Road, construction of a portion of Warrior Drive, Future Route 37,
bridges over Tasker Road, and demolition of the temporary ramps to Tasker Road being constructed by
VDOT.
Staff has pointed out in the report that the original proffer which provided for the dedication of area for
Government Services has been modified to provide for the reservation of area for government services.
The County should determine if such a modified approach is acceptable.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 10
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 01/06/16 MEETING:
Deputy Director, Michael T. Ruddy and Deputy Director of Transportation, John A. Bishop, presented
the staff report to the Planning Commission.
Commissioner Thomas inquired is it a comparable value of having VDOT do the work at Exit 310 to
what the developer has offered for going to a limited access for Route 37 and the bridges. Mr. Bishop
noted it appears to be comparable. Commissioner Thomas noted it does not appear we will be getting
much of Warrior Drive completed. Mr. Bishop highlighted we will actually be getting a significant
portion of this road completed.
Mr. Ruddy presented the additional impacts associated with this request: recognizes the DIM
(Development Impact Model) values and the Applicans approach; consistent with the original
rezoning; commercial revenue more than offsets the residential units especially with the additional
commercial square footage allowances; 200 residential units with age restricted condition has been
removed.
Mr. Ruddy reported the original proffer statement included a proffer which provided for the dedication
of an area for Government Services. This proffer has been modified from a dedication of nine acres to
Government Services to a reservation of an area within a specific location for Government Services.
Mr. Ruddy concluded an additional review document from the County Attorney is available for review
if needed.
Commissioner Oates inquired about the reservation for Government Services and will the County be
obligated to pay. Mr. Ruddy explained the reservation area is located in Phase One; the details are yet
to be determined and would put the County in the position to negotiate.
Commissioner Marston inquired if the nine acres ended up being five acres because of the right-of-way
for the Exit 310 ramps. Mr. Ruddy explained that is a slightly different component because there are
two historical sites one being around the Hillendale House which was reduced from five aces to three
acres for the right-of-way that was needed.
Commissioner Thomas noted in 2003/2004 the impact model was much different and if the current
proposed rezoning were ran under the current model would the monetary contributions being provided
be similar or be adequate with the current model. Mr. Ruddy explained it would most likely be a little
different but would estimate the commercial contribution would still turn out to be a positive, however
it is important to recognize we do not run the DIM when we compare the residential to the commercial.
He
an amount per unit, and then the Applicant has to demonstrate why their project would provide that
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 11
offset. Commissioner Thomas noted originally the housing types were a little more specific and now it
appears to be a little more wide open and does that cause Staff any concern. Mr. Ruddy responded it
does not cause concern and the flexibility in the housing types is appropriate.
Mr. John Foote representing the Applicant came forward and began by noting VDOT has come
through with the funds for the Exit 310 interchange and this undertaking by VDOT has taken the initial
burden off the Applicant of the upfront costs associated with the development. Mr. Foote continued
this presented an opportunity due to the layout of the property to increase the amount of commercial
development that would be permissible. Mr. Foote noted the changes to this rezoning versus the
previous rezoning are relatively small. He elaborated that some commercial has been moved from the
back of the project to the front and the Applicant has eliminated the mandatory assisted living/age
restricted housing and made it a market option. Mr. Foote addressed the traffic impacts and he noted a
specific item to observe is the 370,000 square foot completion agreement and there will be a re-study at
that point to see if the triggers are functioning or not and how they can be improved. Mr. Foote
continued with this agreement VDOT determined it was satisfied and this will be what protects the
road connection and also protects the Exit 310 interchange.
Commissioner Oates inquired as to why the switch from dedication to reservation? Mr. Foote
explained the dedication provision in the previous rezoning proffers was time restricted and expired at
the five year limitation. He noted the other reason the Applicant has gone with a reservation versus the
dedication has to do with what VDOT requested of the A
design of the Exit 310 interchange which has taken a substantially larger amount of right-of-way off
this project than what was originally anticipated. He noted the concern was that the Applicant was not
recovering that value in some way, therefore rather than making an absolute dedication they chose the
reservation route because they need to recapture some of the lost land value.
Commissioner Thomas inquired if mixed housing is planned or when will that be determined. Mr.
Foote responded no, the market will determine this and nothing has been decided at this point.
Commissioner Oates noted he is concerned with the reservation and believes it needs further
discussion. Commissioner Thomas agreed with Commissioner Oates and he would like to have more
specifics on housing. Commissioner Manuel supports this proposal and feels the commercial versus
residential is a positive factor. Commissioner Mohn commented he is generally comfortable with this
rezoning; he recognized the reasoning behind the change from dedication to reservation and is
comfortable with giving flexibility to the residential component. Commissioner Mohn asked his
fellow Commissioners what type of housing they would prefer. Commissioner Thomas commented he
would like to see a mix and would like a commitment on this from the developer. Commissioner
Dunlap commented based on the presented documents he is in favor of this project and he is not
concerned with the dedication versus reservation. Commissioner Unger commented the market will
dictate what type of housing will be needed in this area and he is in support of this rezoning.
A motion was made, seconded, and passed unanimously to recommend approval of this rezoning.
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 12
Abstain: Kenney
Absent: Crockett
EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE
01/27/16 BOARD OF SUPERVISORS MEETING:
The commercial and residential zoning proposed for this property with the rezoning and proffer
amendment is consistent with the current land use supported by the Comprehensive Plan. The original
rezoning for Crosspointe Center, Rezoning #13-
use plan. This current request, Rezoning #12-15, remains consistent with the approved rezoning from a
land use perspective.
The Planning Commission recommended approval of this request and also, as noted in the meeting
summary, discussed this item thoroughly. Those items discussed included: the transportation
components of the request, details of the continued approach to address community facility impacts of
the residential development through the commercial credit, the Planning
the land identified for Government Services should be dedicated rather than reserved, and the potential
to mix the type of residential units. Ultimately, the Planning Commission recommended approval of
this request.
The Applicant has provided a revised proffer statement dated January 4, 2016 that includes minor
adjustments to address the legal comments provided by the County Attorney.
With regards to the impacts associated with this request, it has been demonstrated that transportation
improvements will be in place to support this additional development. VDOT has expressed their
approval of the revised proffers that ensure the improvements will be secured.
While the reorganization of the land uses within the development could lead to additional traffic
generation compared to what is currently approved, the resulting difference is not enough to trigger a
Chapter 527 evaluation. This application retains a three phase development and associated
transportation improvement program, similar to the current proffers. However, the new proposal moves
much more of the transportation impacts into Phase One. That is offset by an agreement to complete a
Traffic Impact Analysis (TIA) upon the completion of 370,000 square feet of commercial and accelerate
transportation improvements or make modifications if needed. Ultimately, the project will be
responsible for extending Tasker Road, construction of a portion of Warrior Drive, Future Route 37,
bridges over Tasker Road, and demolition of the temporary ramps to Tasker Road being constructed by
VDOT.
Staff has continued to point out in the report that the original proffer which provided for the dedication
of area for Government Services has been modified to provide for the reservation of area for
Rezoning #12-15 Crosspointe Center
January 19, 2016
Page 13
government services. The County should determine if such a modified approach is acceptable.
The items identified throughout the Staff Report, and those issues discussed by the Planning
Commission should be evaluated by the Board of Supervisors prior to a decision on this rezoning
request.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
3425245 Winchester 130
CALDWELL LN
CALDWELL LN
324
CAPITOL LN
HARRISON LN
125332
REZ # 12 - 15 VALLEY
CALDWELL LN
237
3464
APPLECALDWELL LN
PIKE332
CALDWELL LN
329
170
VALLEY
VALLEY RD
CALDWELL LN
123
CALDWELL LN
PIKEHARRISON LN
Crosspointe Center
HARRISON LN
3463
165
221
3500
VALLEY
HARRISON LN
PASTURE LN
VALLEY
148
PIKE
PINs:
PIKE
PASTURE LN
200
285
180
3540PASTURE LN
75 - A - 89, 75 - A - 89A, 75 - A - 91,
CALDWELL LN
HOOD
VALLEY
296
WAY
204PIKE
75 - A - 92, 75 - A - 95, 75 - A - 96,
PASTURE LN
FROGALE CT
3578
portion of 75 - A - 90 and 75 - A - 94
VALLEY
404
3583
PIKE
296
HILLANDALE LN
Rezoning 58.30 acres from RP to B2,
VALLEY
PASTURE LN
PIKE
161
72.47 acres from B2 to RP, and Proffer
3632
COMMONWEALTH CT
COPP TRACTS
104
VALLEY
FAY ST
Subdivision
Amendment
PIKE
201
332
106
COMMONWEALTH CT
CALDWELL LN
FAY ST
3661
3790
221
350
VALLEY
01
PAPERMILL RD
COMMONWEALTH CT
KING LN
HILLANDALE LN
PIKE
11
75 A 94
190
3790
KING LN
COMMONWEALTH CT75 A 91
PAPERMILL RD
REZ 12-15
REZ 12-15
251
75 A 92
COMMONWEALTH CT
REZ 12-15
COMMONWEALTH
BUSINESS CENTER
Subdivision
01
37
§
¨¦
81
121
KERNSTOWN
COMMONS
REZ 12-15
REZ 12-15
75 A 90
75 A 94
KERNSTOWN
187
COMMONS
KERNSTOWN
COMMONS
3951
75 A 89A
VALLEY
REZ 12-15
PIKE
CROSSPOINTE
CENTER
Subdivision
REZ 12-15
130
CARRIEBROOKE DR
75 A 89
315
TASKER RD
REZ 12-15
TASKER RD
REZ 12-15
176
PICKET LN
75 A 95
1726
266
369FRONT
PICKET LN
ROYAL PIKE
TASKER RD
75 A 96
216
THE TOWNES
244
PICKET LN
AT TASKER PICKET LN
Subdivision
345
TASKER RD
220
214
LAKERIDGE DR
163
LAKERIDGE DR
RUTHERFORD LN 01
106
522
LAKERIDGE CT
VILLAGES
323
01
218
37
CHINKAPIN DR
AT ARTRIP
330
106
SOMERSET DR
PARADISE CT
107208
227
315
Subdivision
CHINKAPIN DR
SUGAR
LAKERIDGE DRFALABELLA DR
PARADISE CT
SOMERSET DR
CHINKAPIN DR
CREEK CT
PARADISE CT
102
122
114303
103
LIPIZZANER CT
WOODRIDGE CT
102TIMBERLAKECHINKAPIN DR
JADE CT
127
101
TER
LEGACY CT
126
BELL HAVEN
MYSTIC CT
104
CALEDON CT
CIR
102
§
CASCADE CIR¨¦
105
81
MYSTIC CT
CANAAN CT115
01
1285
217 11
LIPIZZANER CT
104
MACEDONIA
106
143
126106102
108101
SURREY
LAKEVIEW CTCH RD
REZ # 12 - 15
Note:
Crosspointe Center
Frederick County Dept of
Planning & Development
I
PINs:
107 N Kent St
75 - A - 89, 75 - A - 89A, 75 - A - 91,
Suite 202
75 - A - 92, 75 - A - 95, 75 - A - 96,
Winchester, VA 22601
Applications
portion of 75 - A - 90 and 75 - A - 94
540 - 665 - 5651
Parcels
Rezoning 58.30 acres from RP to B2,
Map Created: December 16, 2015
72.47 acres from B2 to RP, and Proffer
Sewer and Water Service Area
Staff: mruddy
Amendment
Building Footprints
06501,3002,600Feet
3425245 Winchester 130
CALDWELL LN
CALDWELL LN
324
CAPITOL LN
HARRISON LN
125332
REZ # 12 - 15 VALLEY
CALDWELL LN
237
3464
APPLECALDWELL LN
PIKE332
CALDWELL LN
329
170
VALLEY
VALLEY RD
CALDWELL LN
123
CALDWELL LN
PIKEHARRISON LN
Crosspointe Center
HARRISON LN
3463
165
221
3500
VALLEY
HARRISON LN
PASTURE LN
VALLEY
148
PIKE
PINs:
PIKE
PASTURE LN
200
285
180
3540PASTURE LN
75 - A - 89, 75 - A - 89A, 75 - A - 91,
CALDWELL LN
HOOD
VALLEY
296
WAY
204PIKE
75 - A - 92, 75 - A - 95, 75 - A - 96,
PASTURE LN
FROGALE CT
3578
portion of 75 - A - 90 and 75 - A - 94
VALLEY
404
3583
PIKE
296
HILLANDALE LN
Rezoning 58.30 acres from RP to B2,
VALLEY
PASTURE LN
PIKE
161
72.47 acres from B2 to RP, and Proffer
3632
COMMONWEALTH CT
COPP TRACTS
104
VALLEY
FAY ST
Subdivision
Amendment
PIKE
201
332
106
COMMONWEALTH CT
CALDWELL LN
FAY ST
3661
3790
221
350
VALLEY
01
PAPERMILL RD
COMMONWEALTH CT
KING LN
HILLANDALE LN
PIKE
11
75 A 94
190
3790
KING LN
COMMONWEALTH CT75 A 91
PAPERMILL RD
REZ 12-15
REZ 12-15
251
75 A 92
COMMONWEALTH CT
REZ 12-15
COMMONWEALTH
BUSINESS CENTER
Subdivision
01
37
§
¨¦
81
121
KERNSTOWN
COMMONS
REZ 12-15
REZ 12-15
75 A 90
75 A 94
KERNSTOWN
187
COMMONS
KERNSTOWN
COMMONS
3951
75 A 89A
VALLEY
REZ 12-15
PIKE
CROSSPOINTE
CENTER
Subdivision
REZ 12-15
130
CARRIEBROOKE DR
75 A 89
315
TASKER RD
REZ 12-15
TASKER RD
REZ 12-15
176
PICKET LN
75 A 95
1726
266
369FRONT
PICKET LN
ROYAL PIKE
TASKER RD
75 A 96
216
THE TOWNES
244
PICKET LN
AT TASKER PICKET LN
Subdivision
345
TASKER RD
220
214
LAKERIDGE DR
163
LAKERIDGE DR
RUTHERFORD LN 01
106
522
Applications
LAKERIDGE CT
VILLAGES
323
01
218
Parcels
37
CHINKAPIN DR
AT ARTRIP
330
106
SOMERSET DR
PARADISE CT
107208
Sewer and Water Service Area 227
315
Subdivision
CHINKAPIN DR
SUGAR
LAKERIDGE DRFALABELLA DR
PARADISE CT
SOMERSET DR
CHINKAPIN DR
CREEK CT
Building Footprints
PARADISE CT
102
122
114303
103
B1 (Business, Neighborhood District)
LIPIZZANER CT
WOODRIDGE CT
102TIMBERLAKECHINKAPIN DR
JADE CT
127
101
B2 (Business, General Distrist)
TER
LEGACY CT
126
BELL HAVEN
MYSTIC CT
104
CALEDON CT
CIR
B3 (Business, Industrial Transition District)
102
§
CASCADE CIR¨¦
105
81
MYSTIC CT
EM (Extractive Manufacturing District)
CANAAN CT115
01
1285
217 11
LIPIZZANER CT
HE (Higher Education District)
104
MACEDONIA
106
143
126106102
108101
SURREY
LAKEVIEW CTCH RD
M1 (Industrial, Light District)
REZ # 12 - 15
Note:
M2 (Industrial, General District)
Crosspointe Center
Frederick County Dept of
MH1 (Mobile Home Community District)
Planning & Development
I
PINs:
MS (Medical Support District)
107 N Kent St
75 - A - 89, 75 - A - 89A, 75 - A - 91,
Suite 202
OM (Office - Manufacturing Park)
75 - A - 92, 75 - A - 95, 75 - A - 96,
Winchester, VA 22601
R4 (Residential Planned Community District)
portion of 75 - A - 90 and 75 - A - 94
540 - 665 - 5651
R5 (Residential Recreational Community District)
Rezoning 58.30 acres from RP to B2,
Map Created: December 16, 2015
72.47 acres from B2 to RP, and Proffer
RA (Rural Area District)
Staff: mruddy
Amendment
RP (Residential Performance District)
06501,3002,600Feet
131125VALLEY170HARRISON LN
DAWSON DRCALDWELL LN
CALDWELL LN
FROGALE CT
3463
221
148
PIKE
REZ # 12 - 15
HARRISON LN
APPLE
3526
131
VALLEY
PASTURE LN
PASTURE LN
VALLEY RD
VALLEY
DAWSON DRPIKE
285
200
PIKE
CALDWELL LN
PASTURE LN
Crosspointe Center
3578
180
296
VALLEY
130
3583HOOD
404PASTURE LN
296
PIKE
FROGALE CTWAY
VALLEY
PINs:
HILLANDALE LN
PASTURE LN
PIKE
3595
01
332
204
VALLEY
75 - A - 89, 75 - A - 89A, 75 - A - 91,
CALDWELL LN
FROGALE CT
37
139
PIKE
104
COMMONWEALTH CT185
75 - A - 92, 75 - A - 95, 75 - A - 96, 3632
FAY ST3790
COMMONWEALTH CT
175
VALLEY
PAPERMILL RD
121124
COMMONWEALTH CT
350
portion of 75 - A - 90 and 75 - A - 94
PIKE
106
DEVELOPMENT LNFAY ST
221
HILLANDALE LN
3688
75 A 94
128KING LN
COMMONWEALTH CT
Rezoning 58.30 acres from RP to B2,
190
VALLEY
FAY ST3790
103
75 A 91
COMMONWEALTH CT
REZ 12-15
PIKE
PAPERMILL RD
FAY ST
72.47 acres from B2 to RP, and Proffer
REZ 12-15
25175 A 92
01
REZ 12-15
COMMONWEALTH CT
Amendment
11
100
DEVELOPMENT LN
01
121
37
553
KERNSTOWN
SHADY
COMMONS
ELM RD3862
141
180
REZ 12-15
VALLEY
REZ 12-15
KERNSTOWN
PROSPERITY DR
PIKE
3880
COMMONS
222
PROSPERITY DR
VALLEY
170
75 A 94
KERNSTOWN
PIKE
PROSPERITY DR
220
75 A 90
COMMONS
PROSPERITY DR
161
187
PROSPERITY DR
240
KERNSTOWN
125
PROSPERITY DR
COMMONS
PROSPERITY DR
251
3951
PROSPERITY DR
3951
VALLEY
§75 A 89A
¨¦
4046
VALLEY PIKE
REZ 12-15
PIKE 81
VALLEY
PIKE
4017
4050
130
VALLEY
VALLEY
4118
REZ 12-15
PIKECARRIEBROOKE DR
PIKE
VALLEY
315
PIKE
4118
200
75 A 89
TASKER RD
VALLEY
SULKY DR
4110
PIKE
REZ 12-15
211
358
REZ 12-15
VALLEY
176
SULKY
TASKER RD
PIKE
75 A 95
PICKET LN
266
41841726
DRIVE
369
Applications
PICKET LN
VALLEYFRONT
111
TASKER RD
75 A 96
PIKEROYAL PIKE
216
MUSKET DR Parcels
143
244
142
PICKET LN
SCHRAMM
Sewer and Water Service Area
PICKET LN
136
MUSKET DR
LOOP
MUSKET DR
345
Building Footprints
239
120
TASKER RD
4227
SCHRAMM
220
Long Range Land Use
SUMMER
4273
VALLEY
LOOP
LAKERIDGE DR
163
225
LAKE DR
VALLEY
PIKE
Residential
RUTHERFORD LN
LAKERIDGE DR
PIKE
107
232
521
Neighborhood Village
324
SUMMER
SOMERSET DR
TASKER RD
133
Urban Center
330
CHINKAPIN DR
208
LAKE DR
107
PARADISE CT
223
CHINKAPIN DR
FALABELLA DR
120
LAKERIDGE DR
127
126
Mobile Home Community
SOMERSET DR
119
GOLDEN
PARADISE CT
NATURE DR
CASCADE
Business
FALABELLA DR
118
POND CIR319
110
106
112
CIR103
FALABELLA DR
WOODRIDGE CT
115
HACKBERRY DR
103
Highway Commercial
PARADISE CT
LIPIZZANER CT
TIMBERLAKE
FAIR
BELL
GOLDEN
126
106TER114CAMARUGE CT
109
LAWN CT
Mixed-Use
HAVEN CIR
POND CIR
107
183
CALEDON CT
TIMBERLAKELIPIZZANER CT
HONEY
114
Mixed Use Commercial/Office
LAKEVIEW CT
204
EQUESTRIAN DR
111
TER
CREEK CIR
100119
111
FAIR
CAMELLIA CT
212CLEARWATER CT
Mixed Use Industrial/Office TIMBERLAKELIPIZZANER CT
SOMERSET DR
LAWN CT
SURREY
TER
230
107CAMARUGE CT
Industrial
117
1285
386
CLUB LN
134
HACKBERRY DR
ROSEDALE DR
CHINKAPIN DR
MACEDONIA
SURREY
Warehouse
FAIR
113
112
128
102
CH RD
124
CLUB LN
243
LAWN CT
Heavy Industrial
AUBURN
BUTTERNUT DR
AUBURN
WILLOW107
HACKBERRY DR
113
BRANDYLION DR
92
111
HILL CT
HILL CT
OAK CIR
LAKEWOOD DR
Extractive Mining ALDIE
1285
106
CHINKAPIN
POCONO PL
126
237
BURN CT
MACEDONIAPENDERBROOK CT
BUTTERNUT DR
DR
Commercial Rec
103
107
110
POCONO PL
LAKESIDE DR
100
227
CH RD
219
AUBURN
TATTERSALL CT
WHITE
SOMERTON CT
Rural Community Center
ALDIE
LAKESIDE DR 01
101
WAKELAND DR
HILL CT
NIGHTINGALE
102
PINE CIR
BURN CTSOMERTON CT
BUTTERNUT DR 522
871
Fire & Rescue
216
VINCENT DR
NIGHTINGALE
118
329
01
105
127
TASKER RD
124WAKELAND DR
116
100
NIGHTINGALE
312HICKORY
CHELTENHAM DR
Historic
37
IVY
VINCENT DR
LANE ST
117
MIMOSA DR
108BRIGATINE DR
HILL DR
213BLUEBIRD DR
112
HILL CT
208
Institutional
106
LANE ST
302LAKESIDE DR431
WARBLER DR
110
414
VINCENT DR103
113
WAKELAND DR
MULBERRY
BLUEBIRD DR Planned Unit Development TALAMORE DR
209HICKORY
KINTYRE LN
RICHWOOD CT
102
103AYRSHIRE CT
104
100
CIR
208
NIGHTINGALE
HILL DR
ROBIN
TALAMORE DR
CRAIG DR
HICKORY
LAUREL104
Park
LAUREL
307
BRANDYLION DR
AVE
101
113
HILL DR108
HILL DR419
BRISTOW
HILL DR
RAVEN RD201
226
Recreation
KILLDEER RD
109WORTHINGTON CT
115
LANE ST
MANOR LNTALAMORE DR
1075
303
LAUREL
BLUEBIRD DR
BRANDYLION DR
KILLDEER RD
School
212213
201
TASKER RD
CHELTENHAM DR
HILL DR
412
§
¨¦
108
213
974
107
NIGHTINGALELAUREL
QUINTON
81
TALAMORE DR
Employment 405
BOWLING
KILLDEER RD
TASKER RD
01
DORNACH CT
AVEHILL DR
OAKS CIR
112
302
1187
CRAIG DR
GREEN CIR
100 11
Airport Support Area
ROBIN223
211111103101
212LAUREL106101
215208306
MACEDONIA
MOUNTAIN
B2 / B3
REZ # 12 - 15
Note:
Residential, 4 u/a
Crosspointe Center
Frederick County Dept of
High-Density Residential, 6 u/a
Planning & Development
I
PINs:
High-Density Residential, 12-16 u/a
107 N Kent St
75 - A - 89, 75 - A - 89A, 75 - A - 91,
Suite 202
Rural Area
75 - A - 92, 75 - A - 95, 75 - A - 96,
Winchester, VA 22601
Interstate Buffer
portion of 75 - A - 90 and 75 - A - 94
540 - 665 - 5651
Rezoning 58.30 acres from RP to B2,
Landfill Support Area
Map Created: December 16, 2015
72.47 acres from B2 to RP, and Proffer
Natural Resources & Recreation
Staff: mruddy
Amendment
Environmental & Recreational Resources
08501,7003,400Feet