007-16 (RezoningSnowdenBridgeStation)
REZONING APPLICATION #04-16
SNOWDEN BRIDGE STATION
Staff Report for the Board of Supervisors
Prepared: July 15, 2016
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission:
06/15/16 Public Hearing Held; Recommended Approval
Board of Supervisors:
07/27/16 Pending
PROPOSAL: Rezoning #04-16 for Snowden Bridge Station
submitted by GreyWolfe, Inc., to
rezone 11.340 acres from the M1 (Light Industrial) District to the B2 (General Business) District, and
2.629 acres from the M1 (Light Industrial) District to the B3 (Industrial Transition) District with
proffers.
LOCATION:
The properties are located on the southeastern side of Martinsburg Pike (Route 11) and
southern side of Snowden Bridge Boulevard.
EXECUTIVE SUMMARY & CONCLUSIONS FOR THE 07/2716 BOARD OF SUPERVISORS
MEETING:
This is an application to rezone a total of 13.9 acres of land, from the M1 (Light Industrial) District to
the B2 (General Business) and B3 (Industrial Transition) Districts with proffers. This property is
located within the Sewer and Water Service Area (SWSA) and is located within the limits of the
Northeast Land Use Plan of the 2030 Comprehensive Plan.
The Comprehensive Plan identifies these properties with an industrial land use designation which is
consistent with the current zoning of the properties. In general, the proposed commercial zoning is
inconsistent with the current land use supported by the Comprehensive Plan. However, considering the
visibility of this site, its location on Martinsburg Pike and the I-81 interchange and the amount of
commercial land in close proximity to this site, the requested commercial may be acceptable.
With this rezoning, the Applicant has proffered to limit the number of restricted entrances on
Martinsburg Pike to two and one on Snowden Bridge Boulevard and limit the maximum vehicle trips
for the site to 6,303. The entrance locations shown on the proffered GDP are conceptual in nature the
proffer states that the final design and location of these entrances will need to be approved by VDOT
and the County. The A-of-way dedication for Martinsburg Pike
as well as corridor enhancements such as a split rail fence, and increased parking setbacks. The
Applicant has also provided a monetary contribution of $0.10 per building square foot for Fire and
. The Planning Commission did not identify any issues or concerns with the request and
Rescue
recommended approval of the application at their June 15, 2016 meeting.
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 #04-16 Snowden Bridge Station
July 15, 2016
Page 2
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:
06/15/16 Public Hearing Held; Recommended Approval
Board of Supervisors:
07/27/16 Pending
PROPOSAL: Rezoning #04-16 for Snowden Bridge Station
submitted by GreyWolfe, Inc., to
rezone 11.340 acres from the M1 (Light Industrial) District to the B2 (General Business) District, and
2.629 acres from the M1 (Light Industrial) District to the B3 (Industrial Transition) District with
proffers.
LOCATION:
The properties are located on the southeastern side of Martinsburg Pike (Route 11) and
the southern side of Snowden Bridge Boulevard.
MAGISTERIAL DISTRICT:
Stonewall
PROPERTY ID NUMBERS:
43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43-A-150, 43-A-151A, and 43-A-
151B
PROPERTY ZONING
: M1 (Light Industrial)
PRESENT USE:
Industrial, Residential and Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: B2 (General Business) District Use: Commercial
South: M1 (Light Industrial) District Use: Industrial/Vacant
East: M1 (Light Industrial) District Use: Vacant/Snowden Bridge Boulevard
West: M1 (Light Industrial) District Use: Industrial/Vacant
Rezoning #04-16 Snowden Bridge Station
July 15, 2016
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation:
Please see the attached email from Matthew Smith dated May 6,
Frederick-Winchester Service Authority:
No comments.
Frederick County Sanitation Authority:
Please see the attached letter from Eric Lawrence dated
April 9, 2016.
Public Works Department:
Public Works has no comments on the proposed rezoning.
Frederick County Fire Marshall:
Plans approved.
Winchester Regional Airport:
Rezoning is compatible with airport operations and should not impact
continued operations of airport.
Frederick County Attorney:
Please see the attached letter from Roderick B. Williams dated April 26,
2016.
Frederick County Planning Department:
Please see attached letters from Candice Perkins dated
April 5, 2016 and John Bishop dated
2016.
Planning & Zoning:
1)Site History:
The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies
the majority of the subject property as being zoned A-2 (Agriculture General).
agricultural zoning districts were combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The
corresponding zoning map resulted in the re-mapping of this portion of the subject property and
all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was
identified as being zoned R-3. The R-3 (Residential General) District zoning classification was
modified to RP (Residential Performance) District on February 14, 1990, during the
comprehensive amendment to the C
rezoned to the M1 (Light Industrial) Zoning District with rezoning #03-05 for North
Stephenson which was approved by the Board of Supervisors on April 27, 2005.
2)Comprehensive Policy Plan:
The 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2030 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
Rezoning #04-16 Snowden Bridge Station
July 15, 2016
Page 4
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.
The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The 2030 Comprehensive Plan identifies these properties with an industrial land use
designation. In general, the proposed commercial zoning is inconsistent with the current land
use supported by the Comprehensive Plan. However, considering the visibility of this site, its
location on Martinsburg Pike and the I-81 interchange and the amount of commercial land in
close proximity to this site, the requested commercial may be acceptable.
Transportation and Site Access
According to the the site could generate up to 6,303
daily trips if developed with restaurants and the existing warehouse based on the existing M1
zoning of the site. The Applicant further stated that the site would generate a lower volume of
5,572 trips per day if developed with a mix of warehouse/hotel/restaurant/gasoline station.
Therefore the Applicant has proffered that the site would not exceed 6,303 vehicle trips per day.
-in /right-out and
one right-in only on Martinsburg Pike, as well as one right-in only off of Snowden Bridge
Boulevard. The entrance locations shown on the proffered GDP are conceptual in nature the
proffer states that the final design and location of these entrances will need to be approved by
VDOT and the County. The site would also have access to Ezra Lane, which is proposed to be
constructed as a private road (Rezoning #03-05 called for Ezra Lane to become a public street).
3)Site Suitability/Environment:
The subject property does not contain any areas of floodplain, wetlands or other environmental
features. This area is, however, known for karst topography and special attention should be
paid during development for potential sinkholes and related impacts.
4)Potential Impacts:
A.Sewer and Water
The property owner previously constructed a sanitary force main, gravity lines with
manholes and a pump station which has been dedicated to the FCSA.
Impact Analysis Statement projects that the site would require 14,000 gallons per day of
water. The Sanitation Authority has indicated that there are currently adequate water and
sewer services available for the site.
B.Use
According to the
development consists of a gas station, restaurants, hotel, pharmacy and small market. It
Rezoning #04-16 Snowden Bridge Station
July 15, 2016
Page 5
should be noted that these uses are not proffered. The Applicant has only proffered a
maximum number of vehicles per day for the site.
5)Proffer Statement, Dated March 22, 2016, revised May 17, 2016:
1.Transportation- vehicle trips per day shall not exceed 6,303, to be determined at
site plan stage.
a.The owners have proffered to construct one right-in only entrance on Snowden
Bridge Boulevard as shown on the GDP. Final design and location to be
approved by VDOT and the County.
b.The owners have proffered to construct one right-in/right-out entrance and one
right-out entrance onto Martinsburg Pike as shown on the GDP. Final design
and location to be approved by VDOT and the County.
c.The owners have proffered a private road (Ezra Lane) within the property as
shown on the GDP. This road shall serve as the internal road system for
development. Neighboring parcels (43C-5-15, 16, 17, 43C-6-A) and the
Electric Substation will also be granted access over Ezra Lane should Redbud
Road be closed. This proffer takes the place of proffer 1g that was proffered
with Rezoning #03-05.
d.The parcel to the south (43C-3-5) shall be granted an inter-parcel connection
the location shall be determined at site plan approval.
e.-of-way
improvement.
2.Corridor Enhancements along Route 11 Martinsburg Pike:
a.
setback.
b.The parking setback along Route 11 shall be consistent with the front building
setback per the Zoning Ordinance.
c.Only one freestanding monument style sign shall be allowed along the
Martinsburg Pike frontage.
3.Fire and Rescue Monetary Contributions:
a.The owners have proffered a cash contribution to Fire and Rescue of $0.10 per
building square foot.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 06/15/16 MEETING:
Commissioner Oates abstained from this item for a possible conflict of interest.
Staff reported this application is to rezone a total of 13.9 acres of land from the M1 (Light Industrial)
District to the B2 (General Business) and B3 (Industrial Transition) Districts with proffers. Staff
continued this property is located within the Sewer and Water Service Area (SWSA) and is located
within the limits of the Northeast Land Use Plan of the 2030 Comprehensive Plan. Staff explained the
Comprehensive Plan identifies these properties with an industrial land use designation which is
consistent with the current zoning of the properties. Staff continued the proposed commercial zoning is
inconsistent with the current land use supported by the Comprehensive Plan. They noted considering
Rezoning #04-16 Snowden Bridge Station
July 15, 2016
Page 6
the visibility of this site, its location on Martinsburg Pike and the I-81 interchange, and the amount of
commercial land in close proximity to this site, the requested commercial use may be acceptable.
Staff reported with this rezoning the Applicant has proffered to limit the number of restricted entrances
on Martinsburg Pike to two and one on Snowden Bridge Boulevard and limit the maximum vehicle
trips for the site to 6,303. Staff continued the entrance locations shown on the proffered GDP are
conceptual in nature; the proffer states that the final design and location of these entrances will need to
-of-
way dedication for Martinsburg Pike, as well as corridor enhancements such as a split rail fence,
increased parking setbacks, and has provided a monetary contribution of $0.10 per building square foot
for Fire and Rescue.
The representative for the Applicant noted the traffic number Staff mentioned was based on existing
zoning which includes restaurants.
A Commission Member commented it appears the Planning Commission is handling these types of
rezonings more frequently. Another Member noted he feels this is market driven. A Commission
, however he feels at this time and this location it
is appropriate planning.
A motion was made, seconded, and unanimously recommended approval of REZ #04-16 Snowden
Bridge Station.
Absent: Dunlap, Triplett, Kenney
EXECUTIVE SUMMARY & CONCLUSION FOR THE 07/27/16 BOARD OF SUPERVISORS
MEETING:
This is an application to rezone a total of 13.9 acres of land from the M1 (Light Industrial) District to
the B2 (General Business) and B3 (Industrial Transition) Districts with proffers. This property is
located within the Sewer and Water Service Area (SWSA) and is located within the limits of the
Northeast Land Use Plan of the 2030 Comprehensive Plan.
The Comprehensive Plan identifies these properties with an industrial land use designation which is
consistent with the current zoning of the properties. In general, the proposed commercial zoning is
inconsistent with the current land use supported by the Comprehensive Plan. However, considering the
visibility of this site, its location on Martinsburg Pike and the I-81 interchange and the amount of
commercial land in close proximity to this site, the requested commercial may be acceptable.
With this rezoning, the Applicant has proffered to limit the number of restricted entrances on
Martinsburg Pike to two and one on Snowden Bridge Boulevard and limit the maximum vehicle trips
for the site to 6,303. The entrance locations shown on the proffered GDP are conceptual in nature the
proffer states that the final design and location of these entrances will need to be approved by VDOT
and the County. -of-way dedication for Martinsburg Pike
as well as corridor enhancements such as a split rail fence, increased parking setbacks. The Applicant
The
has also provided a monetary contribution of $0.10 per building square foot for Fire and Rescue.
Rezoning #04-16 Snowden Bridge Station
July 15, 2016
Page 7
Planning Commission did not identify any issues or concerns with the request and recommended
approval of the application at their June 15, 2016 meeting.
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.
191
REZ # 04 - 16
MARKET ST
1912
Snowden Bridge Station
MARTINSBURG
PIKE
PINs:
1876
43 - A - 150, 43 - A - 151A, 43 - A - 151B,MARTINSBURG
111
PIKE
MERCHANT ST
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
1864
MARTINSBURG
43C - 3 - 4A
PIKE
Rezoning from M1 to B2 and B3
141
1854
NULTON LN
MARTINSBURG
111
PIKE
MERCHANT ST
149
1840
NULTON LN
MARTINSBURG
112
PIKE
MARKET ST
163
NULTON LN
REZ #04-16
43 A 150
REZ #04-16
220
EZRA LN
REZ #04-16
43C 3 2
REZ #04-16
01
43C 3 3
REZ #04-16
11
REZ #04-16
43C 3 4
43C 3 4A
43 A 151B
1744
1754
MARTINSBURG
MARTINSBURG
PIKE
PIKE
REZ #04-16
1734
MARTINSBURG
PIKE
43 A 151A
1724
MARTINSBURG
PIKE
220
EZRA LN
Applications
Parcels
Sewer and Water Service Area
01
11
Building Footprints
185
REDBUD RD
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
§
¨¦
B3 (Business, Industrial Transition District)
81
EM (Extractive Manufacturing District)
361
MILBURN RD
HE (Higher Education District)
M1 (Industrial, Light District)
REZ # 04 - 16
Note:
M2 (Industrial, General District)
Frederick County Dept of
Snowden Bridge Station
MH1 (Mobile Home Community District)
Planning & Development
I
MS (Medical Support District)
107 N Kent St
PINs:
Suite 202
OM (Office - Manufacturing Park)
43 - A - 150, 43 - A - 151A, 43 - A - 151B,
Winchester, VA 22601
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
R4 (Residential Planned Community District)
540 - 665 - 5651
43C - 3 - 4A
R5 (Residential Recreational Community District)
Map Created: May 19, 2016
Rezoning from M1 to B2 and B3
RA (Rural Area District)
Staff: cperkins
RP (Residential Performance District)
0125250500Feet
191
REZ # 04 - 16
MARKET ST
1912
Snowden Bridge Station
MARTINSBURG
PIKE
PINs:
1876
43 - A - 150, 43 - A - 151A, 43 - A - 151B,MARTINSBURG
111
PIKE
MERCHANT ST
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
1864
MARTINSBURG
43C - 3 - 4A
PIKE
Rezoning from M1 to B2 and B3
141
1854
NULTON LN
MARTINSBURG
111
PIKE
MERCHANT ST
149
1840
NULTON LN
MARTINSBURG
112
PIKE
MARKET ST
163
NULTON LN
REZ #04-16
43 A 150
REZ #04-16
220
EZRA LN
REZ #04-16
43C 3 2
REZ #04-16
01
43C 3 3
REZ #04-16
11
REZ #04-16
43C 3 4
43C 3 4A
43 A 151B
1744
1754
MARTINSBURG
MARTINSBURG
PIKE
PIKE
REZ #04-16
1734
MARTINSBURG
PIKE
43 A 151A
1724
MARTINSBURG
PIKE
220
EZRA LN
01
11
185
REDBUD RD
§
¨¦
81
361
MILBURN RD
REZ # 04 - 16
Note:
Frederick County Dept of
Snowden Bridge Station
Planning & Development
I
107 N Kent St
PINs:
Suite 202
43 - A - 150, 43 - A - 151A, 43 - A - 151B,
Winchester, VA 22601
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
Applications
540 - 665 - 5651
43C - 3 - 4A
Parcels
Map Created: May 19, 2016
Rezoning from M1 to B2 and B3
Sewer and Water Service Area
Staff: cperkins
Building Footprints
0125250500Feet
REZ # 04 - 16
1912
191
MARTINSBURG
MARKET ST
PIKE
Snowden Bridge Station
1876
1864
MARTINSBURG
MARTINSBURG
PINs:
PIKE
111
PIKE
MERCHANT ST
43 - A - 150, 43 - A - 151A, 43 - A - 151B,
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
141
43C - 3 - 4A
1854
NULTON LN
MARTINSBURG
111
Rezoning from M1 to B2 and B3
PIKE
MERCHANT ST
1840
151
MARTINSBURG
MARKET ST149
PIKE
NULTON LN
112
MARKET ST
163
NULTON LN
REZ #04-16
43 A 150
REZ #04-16
220
EZRA LN
REZ #04-16
43C 3 2
REZ #04-16
43C 3 3
REZ #04-16
REZ #04-16
43C 3 4
43C 3 4A
43 A 151B
01
1744
11
MARTINSBURG
1754
PIKE
MARTINSBURG
1734
PIKE
MARTINSBURG
REZ #04-16
PIKE
1724
MARTINSBURG
PIKE
43 A 151A
Applications
Parcels
Sewer and Water Service Area
Building Footprints
Long Range Land Use
Residential
Neighborhood Village
220
EZRA LN
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
185
REDBUD RD
Fire & Rescue
Historic
Institutional
01
11
Planned Unit Development
Park
361
Recreation
MILBURN RD
§
¨¦
School
81
Employment
Airport Support Area
B2 / B3
REZ # 04 - 16
Note:
Residential, 4 u/a
Frederick County Dept of
Snowden Bridge Station
High-Density Residential, 6 u/a
Planning & Development
I
High-Density Residential, 12-16 u/a
107 N Kent St
PINs:
Suite 202
Rural Area
43 - A - 150, 43 - A - 151A, 43 - A - 151B,
Winchester, VA 22601
43C - 3 - 2, 43C - 3 - 3, 43C - 3 - 4,
Interstate Buffer
540 - 665 - 5651
43C - 3 - 4A
Landfill Support Area
Map Created: May 19, 2016
Rezoning from M1 to B2 and B3
Natural Resources & Recreation
Staff: cperkins
Environmental & Recreational Resources
0140280560Feet