044-17 (RezoningCarbaughBusinessCenter)REZONING APPLICATION #04-17
CARBAUGH BUSINESS CENTER
Staff Report for the Board of Supervisors
Prepared: November 28, 2017
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
John Bishop, AICP, Assistant DirectorTransportation
Reviewed Action
Planning Commission:
11/01/17 Public Hearing Held; Recommended
Approval
Board of Supervisors:
12/13/17 Pending
PROPOSAL:
To rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M1 (Light Industrial) District with proffers.
LOCATION:
The site has an address of 831 Shady Elm Road (Route 651) and is located on the
southeastern side of Shady Elm Road, approximately 1.11 miles southwest of the intersection of Shady
Elm Road and Apple Valley Road (Route 652). The southeastern portion of the site is bounded by the
CSX Railroad.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 12/13/17 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M1 (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Service Area (SWSA) and are within the limits of the Kernstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the requested M1 zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation improvements to Renaissance Drive (up to a maximum of $1,080,000.00), right-of-way
dedications for Renaissance Drive and Shady Elm Road, limits on the number of access points for the
site, and proffers for inter-parcel connections for all new parcels. The Applicant has also provided
proffers for the screening of loading docks, landscaping, signage, documentation of the Carbaugh House
The Planning Commission recommended
and monetary proffers for fire and rescue purposes.
approval of the rezoning application at their November 1, 2017 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 #03-17 Carbaugh Business Center
November 28, 2017
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:
11/01/17 Public Hearing Held; Recommended
Approval
Board of Supervisors:
12/13/17 Pending
PROPOSAL:
To rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M1 (Light Industrial) District with proffers.
LOCATION:
The site has an address of 831 Shady Elm Road (Route 651) and are located on the
southeastern side of Shady Elm Road, approximately 1.11 miles southwest of the intersection of Shady
Elm Road and Apple Valley Road (Route 652). The southeastern portion of the site is bounded by the
CSX Railroad.
MAGISTERIAL DISTRICT:
Back Creek
PROPERTY ID NUMBER:
74-A-68 and 74-A-69
PROPERTY ZONING
: RA(Rural Areas) District
PRESENT USE:
Vacant/Agricultural
ADJOINING PROPERTY ZONING & PRESENT USE:
North: M1 (Light Industrial) District Use: Vacant
RA (Rural Areas) District Residential, Agriculture
South: RA (Rural Areas) District Use: Residential, Agriculture
East: B3 (Industrial Transition) District Use: Commercial
RA (Rural Areas) District Railroad
West: RA (Rural Areas) District Use: Residential, Agriculture
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation (VDOT):
Please see the attached email from Matthew Smith, P.E.,
dated September 7, 2017.
Frederick County Fire Marshall:
Approved
Frederick Water:
Please see the attached letter from Eric R. Lawrence, Executive Director dated
August 18, 2017.
Frederick County Department of Public Works:
A comprehensive review shall occur at time of site
plan submission. We offer no additional comments at this time.
Virginia Department of Health:
This Health Department has reviewed the request for comments for
the Rezoning of property located at 831 Shady Elm Road, in the Back Creek Magisterial District, Tax
Map #74-A-68 & 74-A-69 from RA to M1. Based upon information provided by the Applicant, this
Health Department has no objection to the rezoning of the subject property. However, it is the
recommendation of this Health Department that any know or discovered sewage disposal systems or
private water wells on the property be properly abandoned, per Health Department Regulations or best
practice policies. In the event that it is determined that there are sewage disposal systems or private
water wells on the property, please notify this Health Department immediately for proper abandonment
procedures.
Frederick County Planning Department:
Please see the attached letter from Candice E. Perkins,
Assistant Director dated August 7, 2017.
Frederick County Transportation Comments:
Please see the attached letter from John A. Bishop,
Assistant Director-Transportation dated August 7, 2017.
Historic Resources Advisory Board:
The Historic Resources Advisory Board (HRAB)
recommended approval of the Rezoning with the condition that the Applicant perform an intensive level
survey on the historic structure located on-site (Henry Carbaugh House - #34-1040) prior to its
demolition.
Planning & Zoning:
1)Site History
The original Frederick County Zoning Map (U.S.G.S. Quadrangle) depicts the
Winchester
subject properties as being zoned A-2 (Agricultural General) District.
zoning districts were subsequently combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 4
2)Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 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
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 2035 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The subject properties are located within the limits of the Sewer and Water Service Area
(SWSA) and are within the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan.
The Kernstown Area Plan identifies these properties with an industrial land use designation as
outlined in the Shady Elm Economic Development Area, which is generally consistent with the
requested M1 zoning designation.
The Shady Elm Economic Development Area is designed to be a significant area of industrial
and commercial opportunity that is fully supportive of the County Economic Development
ted goals and strategies. The intent of the industrial designation is to further
future regional employment centers.
Transportation and Site Access
The Eastern Road Plan of the 2035 Comprehensive Plan and the Kernstown Area Plan both call
for the extension of a new major collector roadway though parcel 74-A-68, which is adjacent to
the Artillery Business Center Development which was rezoned in 2007 and revised in 2015.
This new major collector roadway, Renaissance Drive, has been constructed from Valley Pike
(Route 11) to the limits of the CXS Railroad. The Comprehensive Plan calls for this roadway to
be extended to Shady Elm Road. The plan also calls for Shady Elm Road to be improved four
lane divided collector roadway. Site access to the subject property will be provided via two
entrances on Renaissance Drive.
3)Site Suitability/Environment:
The site is not located within or near any 100-year floodplains. The site has some wetlands in
the form of two small farm ponds and a spring. The spring feeds one of the ponds and drains
via a culvert under the CSX railroad; the Applicant intends on preserving the spring and lower
pond while removing the upper pond. There are no areas of mature woodlands. The site does
contain 46 acres of prime agricultural farmland and 59 acres of farmland of statewide
importance.
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 5
4)Potential Impacts:
Existing Residential Uses:
This application recognizes the existing residential land uses that are zoned RA (Rural Areas)
District that are located adjacent to and across Shady Elm Road from the Carbaugh Property by
providing buffering and landscape screening (full screen) consistent with the Zoning Ordinance
to screen the development and loading docks from Shady Elm Road. This buffer consists of
Historic Resources:
The Study of Civil War Sites in the Shenandoah Valley published by National Park Service
Study of Civil War Sites in the Shenandoah Valley does not identify a core battlefield on the
stnd
site. The battle maps for the 1 and 2 Battles of Kernstown show that troops might have
marched across the subject property on their way to the battles, no fighting is recorded on the
property. The Historic Resources Advisory Board recommended that the Applicant conduct an
intensive level survey on the historic structure located on-site (Henry Carbaugh House - #34-
1040) prior to its demolition; the Applicant included this in their proffer statement.
Frederick County Transportation Comments:
The A
46.9 acres of warehousing uses. This results in average weekday vehicle trips totaling 4,820
which the Applicant proposes to address via transportation proffers of right-of-way and funding
toward the Renaissance Drive project. The proffered funding amount allows the County to fully
match revenue sharing funds that have been awarded to the project.
5)Proffer Statement
Dated October 6, 2017, Revised October 19, 2017
Site Improvements:
1.The owner agrees to participate in the cost of transportation improvements in the nearby
area, up to a maximum of $1,080,000.00. Such payment shall be made either within 30
calendar days after the start of the Renaissance Drive extension or prior to the issuance
of the certificate of occupancy for all buildings developed on the Property, whichever
comes first.
2.The owner agrees to dedicate 6-of-
shall be used for construction of a pedestrian trail.
3.-of-way along its northeast boundary for the
extension of Renaissance Drive from Valley Pike to Shady Elm Road.
4.
construction and maintenance of a bridge over the CSX rail line that will be part of the
extension of the Renaissance Drive.
5.The owner agrees to limit the number of commercial entrances for the property to a
maximum of two along Renaissance Drive.
a.In the event that the property is developed prior to the completion of
Renaissance Drive, the owner may build a portion of the road from Shady Elm
Road to the first entrance to the site to enable use of the site.
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 6
b.In the event that Frederick County requests that the owner not build a portion of
the extension, the owner may build a temporary entrance onto Shady Elm Road
for commercial use. The temporary entrance will be permanently closed
immediately after Renaissance Drive is available for use by the applicant.
6.The owner proffers to provide for inter-parcel connections for all new lots to provide
access to the access points on Renaissance Drive.
Building Restrictions:
The development of the subject Property shall include the following building restrictions:
1.All loading docks shall be screened from view from all adjacent properties in the RA
(Rural Areas) Zoning District that are located west of Shady Elm Road. The owner will
2.Individual business signs will be prohibited along Shady Elm Road.
3.The owner will perform an intensive level survey on the Henry Carbaugh House prior to
its demolition.
Landscape Design Features
1.The
Drive road extension.
Monetary Contributions to Offset Impact of Development:
The owner proffers to pay $30,000.00 prior to the issuance of the Certificate of Occupancy for
the first structure constructed on the property for fire and rescue purposes.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/1/17 MEETING:
Staff reported this is an application to rezone two (2) parcels of land that total 107.21 +/- acres from the
RA (Rural Areas) District to the M1 (Light Industrial) District with proffers. Staff further stated that
the properties are located within the limits of the Sewer and Water Service Area (SWSA) and are within
the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan. Ms. PerkinsShe noted the plan
identifies these properties with an industrial land use designation as outlined in the Shady Elm
Economic Development Area and the Comprehensive Plan calls for the extension of a new major
collector roadway, Renaissance Drive.
A Commission Member inquired about the monetary transportation proffer and what it would provide
and about improvements to Shady Elm Road. Staff stated that the monetary proffer would be for the
construction of Renaissance Drive and noted that the application proffers right-of-way for future
widening of Shady Elm Road.
Mr. Tim Stowe of Stowe Engineering, P.L.C. representing the Applicant came forward. Mr. Stowe
reported there are benefits of this project that he feels should be highlighted and are: the project builds
on the work the Planning Commission has done over the past two years when the Comprehensive Plan
and the Kernstown Area Plan were updated, the transportation improvements will be critical to that
local area, t-of-way on Shady Elm
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 7
Road to satisfy requirements of the Comprehensive Plan and a multi-use trail along Shady Elm Road
and proffered inter-parcel connectors. The Applicant also stated they have taken steps to protect
neighbors with buffers and screening and that there will be no signs placed on Shady Elm Road.
During the public hearing three citizens came forward to speak. Concerns were expressed about traffic
safety, the potential for large trucks along Shady Elm Road, and Springdale Road and the proffered
monetary contribution to Fire and Rescue.
Mr. Stowe addressed the concerns pertaining to truck traffic; he empathizes with the citizens that came
forward regarding Springdale Road
Springdale Road may eventually be closed with the bridge crossing at Renaissance Drive taking shape.
Regarding the Fire and Rescue proffer, Mr. Stowe reported over a million dollars is being invested in
Renaissance Drive to make emergency access to this area much easier and faster for emergency vehicles
to be able to get to the residences, businesses, and the surrounding area. Mr. Stowe concluded, they feel
that is a significant contribution to help with the needs of Fire and Rescue.
A motion was made, seconded, and unanimously recommended approval of REZ #04-17 for Carbaugh
Business Center.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 12/13/17 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M1 (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Service Area (SWSA) and are within the limits of the Kernstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the requested M1 zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation improvements to Renaissance Drive (up to a maximum of $1,080,000.00), right-of-way
dedications for Renaissance Drive and Shady Elm Road, limits on the number of access points for the
site, and proffers for inter-parcel connections for all new parcels. The Applicant has also provided
proffers for the screening of loading docks, landscaping, signage, documentation of the Carbaugh House
The Planning Commission recommended
and monetary proffers for fire and rescue purposes.
approval of the rezoning application at their November 1, 2017 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.
229161121
225
DEVELOPMENT LN
INDUSTRIAL DR
REZ # 04 - 17
SOLDIERS
SOLDIERS
110
REST LN
REST LN
INDUSTRIAL DR
Carbaugh Business Center
PINs:
74 - A - 68, 74 - A - 69
160
INDUSTRIAL DR
Rezoning from RA to M1
690
561
SHADY
SHADY
Zoning Map
ELM RD
ELM RD
100
DEVELOPMENT LN
190
HOCKMAN CT
188
HOCKMAN CT
166
553
HOCKMAN CT
SHADY
750
130
3862
ELM RD
SHADY
HOCKMAN CT
VALLEY
ELM RD
PIKE
180
114
PROSPERITY DR
171
HOCKMAN CT
210
HOCKMAN CT
ST
PROSPERITY DR
170
191
651
834
PROSPERITY DR
HOCKMAN CT
220
SHADY
PROSPERITY DR
113
ELM RD
147
161
HOCKMAN CT
HOCKMAN CT
PROSPERITY DR
201
180
240
REZ #04-17
PROSPERITY DR
SKYJES LN
133PROSPERITY DR
125
HOCKMAN CT
4046
74 A 68
PROSPERITY DR
164
VALLEY
251
138
SKYJES LNPIKE
4006
PROSPERITY DR
SKYJES LN
VALLEY
PIKE
183
SKYJES LN
4046
161
VALLEY
SKYJES LN
PIKE
121
SKYJES LN
141
SKYJES LN
4050
VALLEY
PIKE
957
4095
4118
REZ #04-17
SHADY
VALLEY
970
VALLEY
ELM RD
PIKE
SHADYPIKE
74 A 69
ELM RD
983
4110
SHADY
VALLEY
ELM RD1006
PIKE
126
4168
01
4184
SHADY
ST
MARATHON DR
VALLEY
VALLEY
ELM RD
651
4141
11
PIKE
224
PIKE
316
VALLEY
1043
SPRINGDALE RD
SPRINGDALE RD
PIKE
111
SHADY
MUSKET DR
ELM RD
131
4200
222
MUSKET DR
364
634
VALLEY
SPRINGDALE RD
400
SPRINGDALE RD
SPRINGDALE RD
PIKE
ST
SPRINGDALE RD
649
385
140
01
136
SPRINGDALE RD
37
SPRINGDALE RD
MUSKET DR
421
142
01
117
Applications
385
37
SPRINGDALE RD
MUSKET DR
SPRINGDALE RD
SPRINGDALE RD
4227
Sewer and Water Service Area
VALLEY
Parcels
507
PIKE
SPRINGDALE RD
Building Footprints
579
124
371
4273
SPRINGDALE RD
SPRINGDALE RD
B1 (Neighborhood Business District)
SPRINGDALE DR
VALLEY
4324
B2 (General Business District)
PIKE
4330
VALLEY
§
¨¦
B3 (Industrial Transition District)
VALLEY
PIKE
81
PIKE
EM (Extractive Manufacturing District)
01
§
¨¦
11
HE (Higher Education District)
115
81
M1 (Light Industrial District)
Note:
REZ # 04 - 17
M2 (Industrial General District)
Frederick County Dept of
MH1 (Mobile Home Community District)
Carbaugh Business Center
Planning & Development
I
MS (Medical Support District)
107 N Kent St
PINs:
Suite 202
OM (Office - Manufacturing Park)
74 - A - 68, 74 - A - 69
Winchester, VA 22601
Rezoning from RA to M1
R4 (Residential Planned Community District)
540 - 665 - 5651
Zoning Map
R5 (Residential Recreational Community District)
Map Created: October 10, 2017
RA (Rural Areas District)
Staff: cperkins
RP (Residential Performance District)
04208401,680Feet
229161121
225
DEVELOPMENT LN
INDUSTRIAL DR
REZ # 04 - 17
SOLDIERS
SOLDIERS
110
REST LN
REST LN
INDUSTRIAL DR
Carbaugh Business Center
PINs:
74 - A - 68, 74 - A - 69
160
INDUSTRIAL DR
Rezoning from RA to M1
690
561
SHADY
SHADY
Location Map
ELM RD
ELM RD
100
DEVELOPMENT LN
190
HOCKMAN CT
188
HOCKMAN CT
166
553
HOCKMAN CT
SHADY
750
130
3862
ELM RD
SHADY
HOCKMAN CT
VALLEY
ELM RD
PIKE
180
114
PROSPERITY DR
171
HOCKMAN CT
210
HOCKMAN CT
ST
PROSPERITY DR
170
191
651
834
PROSPERITY DR
HOCKMAN CT
220
SHADY
PROSPERITY DR
113
ELM RD
147
161
HOCKMAN CT
HOCKMAN CT
PROSPERITY DR
201
180
240
REZ #04-17
PROSPERITY DR
SKYJES LN
133PROSPERITY DR
125
HOCKMAN CT
4046
74 A 68
PROSPERITY DR
164
VALLEY
251
138
SKYJES LNPIKE
4006
PROSPERITY DR
SKYJES LN
VALLEY
PIKE
183
SKYJES LN
4046
161
VALLEY
SKYJES LN
PIKE
121
SKYJES LN
141
SKYJES LN
4050
VALLEY
PIKE
957
4095
4118
REZ #04-17
SHADY
VALLEY
970
VALLEY
ELM RD
PIKE
SHADYPIKE
74 A 69
ELM RD
983
4110
SHADY
VALLEY
ELM RD1006
PIKE
126
4168
01
4184
SHADY
ST
MARATHON DR
VALLEY
VALLEY
ELM RD
651
4141
11
PIKE
224
PIKE
316
VALLEY
1043
SPRINGDALE RD
SPRINGDALE RD
PIKE
111
SHADY
MUSKET DR
ELM RD
131
4200
222
MUSKET DR
364
634
VALLEY
SPRINGDALE RD
400
SPRINGDALE RD
SPRINGDALE RD
PIKE
ST
SPRINGDALE RD
649
385
140
01
136
SPRINGDALE RD
37
SPRINGDALE RD
MUSKET DR
421
142
01
117
385
37
SPRINGDALE RD
MUSKET DR
SPRINGDALE RD
SPRINGDALE RD
4227
VALLEY
507
PIKE
SPRINGDALE RD
579
124
371
4273
SPRINGDALE RD
SPRINGDALE RD
SPRINGDALE DR
VALLEY
4324
PIKE
4330
VALLEY
§
¨¦
VALLEY
PIKE
81
PIKE
01
§
¨¦
11
115
81
Note:
REZ # 04 - 17
Frederick County Dept of
Carbaugh Business Center
Planning & Development
I
107 N Kent St
PINs:
Suite 202
74 - A - 68, 74 - A - 69
Winchester, VA 22601
Rezoning from RA to M1
Applications
540 - 665 - 5651
Location Map
Sewer and Water Service Area
Map Created: October 10, 2017
Parcels
Staff: cperkins
Building Footprints
04208401,680Feet
SOLDIERS161
INDUSTRIAL DR
229
INDUSTRIAL DR
REZ # 04 - 17
REST LN121
SOLDIERS
DEVELOPMENT LN
REST LN
110
Carbaugh Business Center
225INDUSTRIAL DR
SOLDIERS
REST LN
PINs:
74 - A - 68, 74 - A - 69
160
Rezoning from RA to M1
INDUSTRIAL DR
690
561
Long Range Land Use Map
SHADY
SHADY
ST
ELM RD
ELM RD
651
100
DEVELOPMENT LN
190
HOCKMAN CT
188
HOCKMAN CT
553
166
SHADY
HOCKMAN CT
750
ELM RD
130
SHADY
180
HOCKMAN CT
ELM RD
PROSPERITY DR
191
114
HOCKMAN CT
210
HOCKMAN CT
PROSPERITY DR
171
220
HOCKMAN CT
PROSPERITY DR
147
HOCKMAN CT
133
240
REZ #04-17
HOCKMAN CT
834
PROSPERITY DR
PROSPERITY DR
180
SHADY
113
PROSPERITY DR
SKYJES LN
4046
ELM RD
74 A 68
HOCKMAN CT
VALLEY
251
164
138
PIKE
PROSPERITY DR
SKYJES LN
SKYJES LN
4006
ST
VALLEY
651
PIKE
4046
161
VALLEY
SKYJES LN
4118
PIKE
Applications
121
VALLEY PIKE
SKYJES LN
183
141
Sewer and Water Service Area
4050
SKYJES LN
SKYJES LN
Parcels
VALLEY
PIKE
Building Footprints
Long Range Land Use
957
SHADY
Residential REZ #04-17
ELM RD
970
Neighborhood Village
74 A 69
SHADY
983
Urban Center
ELM RD
SHADY
Mobile Home Community
ELM RD
4125
ST
4168
Business
1006
4184
VALLEY
651
VALLEY
SHADY
VALLEY
PIKE
1043
Highway Commercial
PIKE
224
ELM RD
PIKE
316
SHADY
Mixed-Use
SPRINGDALE RD
111
SPRINGDALE RD
ELM RD
MUSKET DR
Mixed Use Commercial/Office
400
140
MUSKET DR
4200
SPRINGDALE RD
Mixed Use Industrial/Office
364
SPRINGDALE RD
634
VALLEY
SPRINGDALE RD
ST
SPRINGDALE RD
222
Industrial PIKE
649
SPRINGDALE RD
Warehouse
385
136
01
421
SPRINGDALE RD
Heavy Industrial MUSKET DR
SPRINGDALE RD
117
11
Extractive Mining
385
SPRINGDALE RD
SPRINGDALE RD
Commercial Rec
4227
507
MUSKET DR
01
VALLEY PIKE
Rural Community Center
37
SPRINGDALE RD
01
124
Fire & Rescue
37
SPRINGDALE RD
Sensitive Natural Areas
579
4273
115
SPRINGDALE RD
Institutional
VALLEY
371SPRINGDALE RD
4330
Planned Unit Development
PIKE
SPRINGDALE DR
4324
VALLEY
Park
VALLEY
PIKE
PIKE
Recreation
§
¨¦
School
81
§
Employment¨¦
01
81
11
Airport Support Area
B2 / B3
Note:
REZ # 04 - 17
Residential, 4 u/a
Frederick County Dept of
High-Density Residential, 6 u/a
Carbaugh Business Center
Planning & Development
I
High-Density Residential, 12-16 u/a
107 N Kent St
PINs:
Suite 202
Rural Area
74 - A - 68, 74 - A - 69
Winchester, VA 22601
Rezoning from RA to M1
Interstate Buffer
540 - 665 - 5651
Long Range Land Use Map
Landfill Support Area
Map Created: October 10, 2017
Natural Resources & Recreation
Staff: cperkins
Environmental & Recreational Resources
0462.59251,850Feet