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HRAB 07-19-22 Meeting Agenda1.HRAB Business - Election of Chairman and Vice Chairman 2.Minutes 2.A.Meeting Minutes - November 16, 2021 3.Review of Fruit Hill Rezoning Application 3.A.This Rezoning is for 220.06 acres of land generally located on the south side of Rest Church Road (Route 669), west of Zachary Ann Lane (Route 825), in close proximity to the exit 323 I-81. The site is located in the Stonewall Magisterial District and identified by Property Identification Numbers (PINs): 33-A-90, 33-A-89 and 33-9-1A. 4.Review of Metromont Rezoning Application 4.A.This Rezoning is for two parcels of land totaling 44.74 acres with the south parcel located northeast of North Frederick Pike (Route 522) and West of the City of Winchester, and the north parcel is adjacent and south of VA Route 37 and north of Stine Lane. The sites are located in the Stonewall Magisterial District and identified by Property Identification Numbers (PINs): 54-A-11 & 43- A-22. 5.Other AGENDA HISTORIC RESOURCES ADVISORY BOARD TUESDAY, JULY 19, 2022 6:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA HRAB07-19-22MeetingMinute November2021.pdf HRAB 07-19-22RezFruithill_Redacted.pdf HRAB07-19-22RezMetromont _Redacted.pdf 1 Historic Resources Advisory Board Agenda Item Detail Meeting Date: July 19, 2022 Agenda Section: Minutes Title: Meeting Minutes - November 16, 2021 Attachments: HRAB07-19-22MeetingMinute November2021.pdf 2 Frederick County Historic Resources Advisory Board (HRAB) November 16, 2021 First Floor Conference Room of the County, Administrative Building 107 North Kent Street, Winchester, VA Members Present: Oldham, Crawford, Powers, Cantu, Newcomb, Molden, Straub, Rush, Meadows Members Absent: Staff Present: Candice Perkins and Maral Kalbian Agenda Items: Call to order at 6:00 p.m. Item 1: Meeting minutes for November 16, 2021. Item 2: Review of a Conditional Use Permit for Redbud Run Utility Scale Solar Project. The HRAB considered the above referenced Conditional Use Permit application during their meeting on November 16, 2021. The HRAB reviewed information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to construct a utility scale solar project located on three parcels of land that total 264 acres. The site is located on the eastern side of Woods Mill Road (Route 660), north of Pine Road (Route 661), approximately 0.5- mile north of Berryville Pike (Route 7) in Winchester. After reviewing the provided information, the Historic Resources Advisory Board (HRAB) recommended approval of the Conditional Use Permit as presented. The HRAB did recommend the Applicant consider the utilization of methods such as ground penetrating radar (GPR) or terrestrial light detection and ranging (LiDAR) to document the presence of archeological objects or sites. Meeting was adjourned at 6:45 p.m. 3 Historic Resources Advisory Board Agenda Item Detail Meeting Date: July 19, 2022 Agenda Section: Review of Fruit Hill Rezoning Application Title: This Rezoning is for 220.06 acres of land generally located on the south side of Rest Church Road (Route 669), west of Zachary Ann Lane (Route 825), in close proximity to the exit 323 I-81. The site is located in the Stonewall Magisterial District and identified by Property Identification Numbers (PINs): 33-A-90, 33-A-89 and 33-9-1A. Attachments: HRAB 07-19-22RezFruithill_Redacted.pdf 4 Item # 3 Fruit Hill Rezoning Application The Historic Resources Advisory Board (HRAB) has been asked to provide a review agency comment pertaining to a Rezoning application for properties generally located on the south side of Rest Church Road (Route 669), west of Zachary Ann Lane (Route 825), in close proximity to I-81, Exit 323. The subject property is 220.06 acres in size, and the applicant is proposing to rezone undeveloped agricultural land, currently zoned Rural Areas (RA), to Light Industrial (M1) 189.08 acres, General Business (B2) 10.34 acres, and Office-Manufacturing Park (OM) 20.64 acres with proffers. The Study of Civil War Sites in the Shenandoah Valley published by National Park Service does not identify a core battlefield on the site, and the site is not within reasonable proximity to any other documented battlefields. The mapped sites identified by The Virginia Department of Historic Resources are: • 034-1464 – Payne House • 034-1463 – Lewis-Solenberger House Please find the following attachments for your information: • Location Map • HRAB & Rezoning Application • DHR Surveys and Site Photographs • DHR Maps • Impact Statement • Proffers • GDP The Applicant will be available at the HRAB meeting to provide additional information on the proposed Rezoning. Staff will be seeking comments from the HRAB on the historical elements possibly impacted by the proposed use. The comments will be included in the Rezoning application package. **If you have any questions prior to the meeting please forward them to me and I will relay them to the Applicant. 5 # # £¤11 §¨¦81 §¨¦81 §¨¦81 RidgewayHouse WOODBINERD WINESAPCT J O N A TH A N D R S T AY MAN DR H A U P T M A N C TTIMBERLAKES LNRUEBUCK RDR U E B U CK L N REST CHURCH RD ZACHARY ANN LNJOLINE DR M A C BETH LN MARTINSBURGPIKEFruit Hill #Historic Rural Landmarks Sewer and Water Service A rea Parcels Map Produced by Frederick County Planning and Development Dept.July 7, 2022 0 0.15 0.30.075 Miles F r u i t H i l l I 6 7 Page 1 To be completed by Planning Staff:Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date Date Received Anticipated BOS Hearing Date REZONING APPLICATION FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT 1. Property Owner(s) (please attach additional page(s) if more than two owners): Name: Specific Contact Person if Other than Above: Address: Telephone: Email: Name: Specific Contact Person if Other than Above: Address: Telephone: Email: 2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s) if necessary): Name: Specific Contact Person if Other than Above: Address: Telephone: Email: 3. Law firm, engineering firm, or other person, if any, serving as the primary contact person for this application: Firm Name: Specific Contact Person at Firm: Address: Telephone: Email: Please note that, if a law firm, engineering firm, or other person, other than the owner of the property, will be acting on behalf of the owner and/or executing papers on behalf of the owner in connection with the rezoning, the owner will need to execute a power of attorney form granting the firm or person such authority. DTS LC Diane Kearns 766 Echo Lane, PO Box 2368, Winchester, VA 22604-1568 d t Equus Capital Partners, Ltd. (Contract Purchaser) Bob Dwyer 3843 West Chester Pike, Newtown Square, PA 19073 (610) 996-6600 b m Walsh, Colucci, Lubeley & Walsh John H. Foote 4310 Prince William Parkway, Suite 300, Prince William, Virginia 22192 703-680-4664 jf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irginia Department of Historic Resources DHR ID: 034-1464 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 1 of 4 Property Information Property Names Name Explanation Name Historic Payne House Current Cather House Property Addresses Current - Route 670 County/Independent City(s):Frederick (County) Incorporated Town(s):No Data Zip Code(s):No Data Magisterial District(s):No Data Tax Parcel(s):No Data USGS Quad(s):INWOOD (WV) Property Evaluation Status Not Evaluated Additional Property Information Architecture Setting:No Data Acreage:No Data Site Description: No Data Surveyor Assessment: Undergoing a major renovation... nice colletion of outbuildings Surveyor Recommendation:No Data Primary Resource Information Resource Category:Domestic Resource Type:Single Dwelling NR Resource Type:Building Historic District Status:No Data Date of Construction:Ca 1800 Date Source:Site Visit Historic Time Period:Early National Period (1790 - 1829) Historic Context(s):Domestic Other ID Number:No Data Architectural Style:Other Form:No Data Number of Stories:2.0 Condition:Good Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: vernacular Exterior Components Component Component Type Material Material Treatment Windows Sash, Double-Hung Wood 1/1 Roof Gable Metal Standing Seam Porch 1-story, 3-bay Wood Other 12 Virginia Department of Historic Resources DHR ID: 034-1464 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 2 of 4 Chimneys Exterior End Brick No Data Structural System and Exterior Treatment Log Wood Siding, Vinyl Secondary Resource Information Secondary Resource #1 Resource Category:DSS Legacy Resource Type:Shed Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: machine Number of Stories:No Data Secondary Resource #2 Resource Category:DSS Legacy Resource Type:Shed Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: frame Number of Stories:No Data Secondary Resource #3 Resource Category:Domestic Resource Type:Privy Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data 13 Virginia Department of Historic Resources DHR ID: 034-1464 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 3 of 4 Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: outhouse Number of Stories:No Data Secondary Resource #4 Resource Category:Agriculture/Subsistence Resource Type:Corncrib Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: No Data Secondary Resource #5 Resource Category:DSS Legacy Resource Type:Shed Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: large packing shed Number of Stories:No Data Secondary Resource #6 Resource Category:Agriculture/Subsistence Resource Type:Smoke/Meat House Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data 14 Virginia Department of Historic Resources DHR ID: 034-1464 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 4 of 4 Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: German lap meathouse with side wood shed Number of Stories:No Data Historic District Information Historic District Name:No Data Local Historic District Name:No Data Historic District Significance:No Data CRM Events Event Type: Survey:Phase I/Reconnaissance Project Review File Number:No Data Investigator:Kalbian, M. Organization/Company:Unknown (DSS) Photographic Media:No Data Survey Date:6/1/1992 Dhr Library Report Number:No Data Project Staff/Notes: No Data Bibliographic Information Bibliography: No Data Property Notes: No Data 15 Virginia Dept. of Historic Resources Legend Architecture Resources Architecture Labels Individual Historic District Properties Archaeological Resources Archaeology Labels DHR Easements USGS GIS Place names County Boundaries Title: Architecture Labels Date: 6/1/2022 DISCLAIMER:Records of the Virginia Department of Historic Resources (DHR) have been gathered over many years from a variety of sources and the representation depicted is a cumulative view of field observations over time and may not reflect current ground conditions.The map is for general information purposes and is not intended for engineering, legal or other site-specific uses. Map may contain errors and is provided "as-is". More information is available in the DHR Archives located at DHR’s Richmond office. Notice if AE sites:Locations of archaeological sites may be sensitive the National Historic Preservation Act (NHPA), and the Archaeological Resources Protection Act (ARPA) and Code of Virginia §2.2-3705.7 (10). Release of precise locations may threaten archaeological sites and historic resources.16 Virginia Department of Historic Resources DHR ID: 034-1463 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 1 of 3 Property Information Property Names Name Explanation Name Historic Carter, Josh, House Current Lewis-Solenberger House Property Addresses Current - Route 670 County/Independent City(s):Frederick (County) Incorporated Town(s):No Data Zip Code(s):No Data Magisterial District(s):No Data Tax Parcel(s):No Data USGS Quad(s):INWOOD (WV) Property Evaluation Status Not Evaluated Additional Property Information Architecture Setting:No Data Acreage:No Data Site Description: No Data Surveyor Assessment: Unfortunately this early log dwelling has been renoivated and given new siding, windows and the interior logs exposed and partitions removed Surveyor Recommendation:No Data Primary Resource Information Resource Category:Domestic Resource Type:Single Dwelling NR Resource Type:Building Historic District Status:No Data Date of Construction:Ca 1785 Date Source:Site Visit Historic Time Period:Colony to Nation (1751 - 1789) Historic Context(s):Domestic Other ID Number:No Data Architectural Style:Other Form:No Data Number of Stories:2.0 Condition:Good Interior Plan:Hall-Parlor Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: vernacular hall/parlor Exterior Components Component Component Type Material Material Treatment 17 Virginia Department of Historic Resources DHR ID: 034-1463 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 2 of 3 Windows Sash, Double-Hung Wood 1/1 Roof Gable Metal Standing Seam Foundation Solid/Continuous Stone Rubble, Random Structural System and Exterior Treatment Log Wood Siding, Vinyl Porch 1-story, 3-bay Wood Other Secondary Resource Information Secondary Resource #1 Resource Category:Agriculture/Subsistence Resource Type:Barn Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: small frame Number of Stories:No Data Secondary Resource #2 Resource Category:Domestic Resource Type:Garage Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: Architecture Summary: frame Number of Stories:No Data Historic District Information Historic District Name:No Data Local Historic District Name:No Data Historic District Significance:No Data 18 Virginia Department of Historic Resources DHR ID: 034-1463 Architectural Survey Form Other DHR ID: No Data June 01, 2022 Page: 3 of 3 CRM Events Event Type: Survey:Phase I/Reconnaissance Project Review File Number:No Data Investigator:Kalbian, M. Organization/Company:Unknown (DSS) Photographic Media:No Data Survey Date:6/1/1992 Dhr Library Report Number:No Data Project Staff/Notes: No Data Bibliographic Information Bibliography: No Data Property Notes: No Data 19 Virginia Dept. of Historic Resources Legend Architecture Resources Architecture Labels Individual Historic District Properties Archaeological Resources Archaeology Labels DHR Easements USGS GIS Place names County Boundaries Title: Architecture Labels Date: 6/1/2022 DISCLAIMER:Records of the Virginia Department of Historic Resources (DHR) have been gathered over many years from a variety of sources and the representation depicted is a cumulative view of field observations over time and may not reflect current ground conditions.The map is for general information purposes and is not intended for engineering, legal or other site-specific uses. Map may contain errors and is provided "as-is". More information is available in the DHR Archives located at DHR’s Richmond office. Notice if AE sites:Locations of archaeological sites may be sensitive the National Historic Preservation Act (NHPA), and the Archaeological Resources Protection Act (ARPA) and Code of Virginia §2.2-3705.7 (10). Release of precise locations may threaten archaeological sites and historic resources.20 21 22 23 24 Page 1 of 6 IMPACT ANALYSIS STATEMENT Fruit Hill Rezoning PINs: 33-(9)-1A; 33-(A)-89; 33-(A)-90 Contract Purchaser/Applicant: Equus Capital Partners, Ltd. May 19, 2022 Introduction. The Applicant is the contract purchaser of properties identified as PINs 33-(9)-1A; 33-(A)-89; 33-(A)-90 (collectively the “Property”). The Property consists of approximately 220.06 acres of contiguous land to the west and southwest of Interchange 323 on I-81, immediately south of Rest Church Road, east of Ruebuck Lane, and west of Zachary Ann Lane. The Property is undeveloped agricultural land, currently zoned RA, Rural Agricultural. The Applicant is seeking a rezoning of the land to M1, B2, and OM for the development of light industrial and related uses. The Applicant intends to construct five buildings of varying sizes, totaling approximately 2,425,500 sq. ft. of space, as well as a 5,000 sq. ft. restaurant and a hotel containing up to 100 rooms (the “Proposed Use”). A portion of that square footage will be reserved for the potential location of a data center should that use become viable. Specific end users have not yet been selected at this time, and the Applicant therefore seeks a reasonable degree of flexibility with respect to the final details of this plan, in order to accommodate market trends, and the specific needs of the end users ultimately selected. Notwithstanding this, the Applicant will commit to substantial conformance with the submitted Generalized Development Plan. The Applicant is well known to the County, having already developed almost 2,000,000 square feet of industrial space in Frederick, and it enjoys both a national and local reputation for high quality work and adhering to its commitments. When it commences the process of identifying end-users for the site it will undertake outreach to existing businesses in the Winchester/Frederick County market that are in need of expansion, or for facilities built to their purpose. While no Applicant can prudently commit to limit its potential sales to a single market, there are local users that have expressed, or will express, live interest in development at this location. When engaging with this Applicant, the County should be aware from experience that the Applicant will approach issues of concern with flexibility and diligence. Suitability of the Site The Applicant has analyzed the following categories, identified by the County, to address the suitability of this site for the proposed rezoning and development. 25 Page 2 of 6 A. 100 Year Floodplains This Property is bisected by a floodplain (approximately 31.54 acres). Due regard has been given to this, and development in that area is limited. Extensive storm water management controls will be required to minimize downstream impacts from the Proposed Use. Please see the attached Generalized Development Plan for more information. B. Wetlands Duncan Run crosses the middle portion of the Property. A recent environmental study of the site, conducted by ECS Mid-Atlantic, LLC, entitled “Waters of the U.S. Study: Fruit Hill Property,” and dated November 23, 2021, indicates that there are no wetlands on the Property. C. Steep Slopes According to the elevations depicted on the Frederick County Tax Map, there are no steep slopes on the Property (over 15%). D. Mature Woodlands The Property has been used as a working farm for many years. The Property contains roughly 53.87 acres of woodlands. The Virginia Department of Forestry’s Forest Conservation Value model designates the bulk of the forested areas on the Property as having only average conservation value and the remainder of the forested areas are not designated as having meaningful conservation value. Additionally, no portion of this Property falls within an ecological core according to the Virginia Natural Landscape Assessment map. E. Prime Agricultural Soils The majority of this Property contains soils designated “Oaklet” and “Frederick” on County Mapper. More specifically those soils consist of Frederick Poplimento Loams (2-15% slopes), Oaklet Silt Loams (2-15% slopes), and Carbo-Oaklet Silt Loams, very rocky (2-15% slopes). According to the Virginia Agricultural Model map, these areas are labeled as prime farmland and farmland of statewide importance. The Property also contains Pagebrook Silty Clay Loam, which tracks the eastern portion of Duncan Run and a narrow segment of Pagebrook Silt Loam that extends across the Property farther north. According to the Virginia Agricultural Model map, these areas are less suitable for agriculture. There is also a stretch of Massanetta Loam that tracks the western portion of Duncan Run and there are a few other soil varieties around the exterior of the Property, although their intrusion onto the Property is relatively minor. 26 Page 3 of 6 F. Soil or bedrock conditions which would create construction difficulties or hazards No significant soil or bedrock conditions have been identified that would result in construction difficulties or hazards associated with the development of the Proposed Use. Surrounding Properties The surrounding properties to the north, west, and south are zoned RA, Rural Agricultural. According to the Frederick County Mapper, those properties appear to be used for agricultural and residential uses. One subdivision, Carrollton, is located to the northwest and another, Ridgewood Estates, is located to the southwest. To the east, however, are properties zoned B-3, Industrial Transition, and M-1, Light Industrial. Among the industrial uses in this area are a heavy equipment rental facility, and a Flying J facility. The properties to the east belong to the Whitehall Business Park subdivision. The development deriving from this rezoning will transition land that is currently vacant or being used for agricultural purposes to Light Industrial (M1), hotel and restaurant, (B2 General Business), and potentially data center (OM Office- Manufacturing Park) uses. This increase in intensity was contemplated and accepted in the Northeast Land Use Plan element of the County Comprehensive Plan, as can be seen by the Property’s existing Mixed Use Industrial/Office designation. The Applicant will commit to measures for the reduction of impacts associated with an increase in intensity of use.1 Traffic The Proposed Use would occur in an area with a mature road network, and the Applicant has analyzed its potential impact on those roads. It is proposing a number of actions that would align existing conditions with the transportation element of the Comprehensive Plan, and accommodate additional traffic from the development. This includes relocating Zachary Ann Lane to correct the inadequate spacing between its existing intersection with Rest Church Road and the nearby I- 1 The Applicant is aware that the Northeast Land Use Plan is a part of the Comprehensive Plan currently under consideration for revision during the 2022 Comprehensive Plan review cycle. The Committee appointed to make recommendations to the Planning Commission with respect to the NELUP has recommended that the Applicant's Property be designed for light industrial uses, and that property on the north side of Rest Church Road be designated mixed-use office industrial. The Applicant further recognizes that the final version of the NELUP has not yet been presented to the Board of Supervisors for consideration and action. The Applicant supports the designation of the Property as light industrial. 27 Page 4 of 6 81 interchange. It would also include the construction of a new major collector road, referred to in this application as Fruit Hill Road, which would connect to Rest Church Road in the manner that is contemplated in the Comprehensive Plan. The Applicant's Traffic Analysis confirms that the road network can adequately support the development of the proposed Fruit Hill Property with the recommendations noted in that Analysis. In addition to the Zachary Ann relocation and interconnection with the major connector contemplated in the Comprehensive Plan, the TIA recommends the following improvements: 1) Convert the eastbound through lane at the US 11/Rest Church Road intersection to a shared left-through lane. Appropriate adjustments to signal timing and coordination along the Rest Church corridor will be required, including converting the Rest Church Road approaches at US 11 to split-phased. 2) Widen Route 11 to add a second northbound lane north of its intersection with Rest Church Road that ends/merges a minimum of 495 feet north of the existing commercial entrance to the property identified as PIN #34-A-4B. ● The need for these first two mitigation strategies is shown to be warranted under existing conditions. The Proposed Use adds only 880 trips which represents approximately 1.5 percent of the total vehicles upon build- out in year 2028. 3) Construct a northbound left-turn lane with at least 300 feet of storage and a 200-foot taper on the northbound off-ramp of I-81 at Rest Church Road. ● The need for this mitigation strategy was shown to be warranted under year 2028 background (pre-build-out) traffic conditions. The site-related trips added to the network at this intersection represent approximately 16.5 percent of the total entering vehicles upon build-out in year 2028. 4) Construct a westbound left-turn lane with at least 200 feet of storage, and a 200-foot taper on Rest Church Road at the relocated Zachary Ann Lane. Please see the attached TIA for more information. 28 Page 5 of 6 The Applicant will offset its impacts on the County’s existing traffic infrastructure with a combination of contributions and construction as described in the attached proffers. The contributions are calculated based on the Applicant’s pro rata share of the cost of those improvements that it need not itself construct, plus additional funds to alleviate existing and future traffic issues. Sewage Conveyance and Treatment According to the Frederick County Mapper, this Property falls within the Sewer and Water Service Area. The Applicant will connect to public sanitary sewer at its expense. The Applicant has undertaken an analysis of the existing system and will work with Frederick Water to address any issues related to the Proposed Use. Water Supply According to the Frederick County Tax Map, this Property falls within the Sewer and Water Service Area. The Applicant will connect to public water at its expense and it will work with Frederick Water throughout this process to address any concerns related to the Proposed Use. Drainage and Stormwater Management Duncan Run crosses the midsection of the Property. The Frederick County Mapper does not recognize any other streams, rivers, lakes, or ponds on the Property. The Applicant will manage development in accordance with all applicable requirements. Solid Waste Disposal Facilities All end users will be required to comply with all federal, state, and local laws and regulations regarding the disposal of solid waste. Historic Sites and Structures After reviewing the Frederick County Rural Landmarks Survey Report, the Virginia Division of Historic Resources, and the State and National Registers, the only historical resources located on the Property that have been previously identified are DHR #034-1464 consisting of the Cather House, listed as current, and the Payne House, listed as historic, and DHR 034-1463 consisting of the Carter, Josh house, listed as historic, and the Lewis-Solenberger house, listed as current. The Applicant has proffered to conduct an Architectural Resources Survey as a part of this rezoning. All discoveries will be reported to the County, and appropriate steps taken should consequential resources be recovered. Impact on Community Facilities Because no end user has been identified for this project, the Applicant is not able to project the exact amount of tax revenue that will be generated by the Proposed Use. The Applicant’s proposal, however, to construct approximately 2,425,500 sq. ft. of warehouse/distribution space plus, a hotel, and a restaurant on the Property, will 29 Page 6 of 6 necessarily result in more economically productive uses than currently exist. The rezoning would serve the County’s planned goal of increasing its tax base and preliminary projections, based on other projects completed by the Applicant, suggest that the Proposed Use could contribute over $1,000,000 per year in new revenue. Education. The proposed rezoning would have no impact on education. Police Protection. This rezoning is not likely to have significant impact upon level of service standards for the Sheriff’s Department. The Applicant will coordinate with that Department in the development of the Property. Fire and Rescue Protection. The Property falls within the Clear Brook First Due Boundary, and would be served by the Clear Brook Volunteer Fire and Rescue Station. According to the station’s website, it houses two pumpers, a tanker, a brush truck, and two ALS units. The Applicant will coordinate with the Chief of that Station. The Applicant proposes a contribution to fire and rescue services in order to offset the impacts associated with the Proposed Use. Parks and Recreation. The proposed rezoning would have no impact on parks and recreation. 30 CADD FILE: GDP-1.DWG 05-10-2022 DATE: 1"= 500' SCALE: JOB NO: 21-04 GENERALIZED DEVELOPMENT PLAN SITE DEVELOPMENT PLAN FRUIT HILL REZONING FREDERICK COUNTY, VAJOB NO.: 21-04 SHEET NUMBER:GDP-1DDD DRAWN BY:CHECKED BY: DDD1 inch = ft.( IN FEET )GRAPHIC SCALE500101 SHELBY CT. WINCHESTER, VA 22602 PHONE: 540.974.5157 FAX: 540.723.4868 EMAIL: OFFICE@DICE-ENG.COMI-81 (S)PROP. BLDG.471,500 SQ. FT.(410' x 1150')PROP. BLDG.328,000 SQ. FT.(410' x 800')REST CHURCH RD.ZACHARY ANN LANERUEBUCK LANE SWMPROPOSEDTECHNOLOGY /DATA FACILITY300,000 SQ. FT.PROPOSED BUILDING754,000 SQ. FT.(520' x 1450')PROPOSED BUILDING572,000 SQ. FT.(520' x 1100')SWMSWMSWMSWMSWMSWMSWMLOCATION MAP:SCALE: 1" = 5000'SITE1234567891011121314151617181920212223272829242526REST CHURCH RD.PROPOSED HOTEL& RESTAURANTPROPOSED B2ZONING (10.34 AC.)PROPOSED OMZONING (20.64 AC.)PROPOSED M1ZONING (189.08 AC.)JOLINE DR.PROPOSED FRUIT HILLROAD (COLLECTOR)I-81 (N)RUEBUCK RD.PROJECT INFORMATION:APPLICANT:CURRENT OWNER:REFERENCE:PROPOSED USE:ACREAGE:CURRENT ZONING:PROPOSED ZONING:FLOODPLAIN:EX. WOODLANDS:EQUUS CAPITAL PARTNERS, LTD.DTS, LCTM 33-(A)-89, 33-(A)-90, 33-(9)-1ASTONEWALL MAGISTERIAL DISTRICTWAREHOUSING (M1)HOTEL & RESTAURANT (B2)TECHNOLOGY / DATA FACILITY (OM)AND/OR AS PROFFERED220.06 AC.RAM1 (189.08 AC.), B2 (10.34 AC.), OM (20.64 AC.)31.54 ACRES (+/-) WITHIN ZONE 'A' PER FEMAFIRM NO. 51069C0150E, DATED 01/29/202153.87 ACRES (+/-)RTE. 114BUSINESS BLVD.MACBETHLANEMONUMENT SIGNS(FINAL LOCATIONTBD DURING SITEPLAN PERMITTING)31 CADD FILE: GDP-2.DWG 05-10-2022 DATE: 1"= 500' SCALE: JOB NO: 21-04 GENERALIZED DEVELOPMENT PLAN TRANSPORTATION PLAN FRUIT HILL REZONING FREDERICK COUNTY, VAJOB NO.: 21-04 SHEET NUMBER:GDP-2DDD DRAWN BY:CHECKED BY: DDD1 inch = ft.( IN FEET )GRAPHIC SCALE500101 SHELBY CT. WINCHESTER, VA 22602 PHONE: 540.974.5157 FAX: 540.723.4868 EMAIL: OFFICE@DICE-ENG.COMI-81 (S)REST CHURCH RD.ZACHARY ANN LANERUEBUCK LANE PROPOSEDB2 ZONINGPROPOSEDOM ZONINGPROPOSEDM1 ZONINGJOLINE DR.PROPOSED FRUITHILL ROAD(COLLECTOR)I-81 (N)RUEBUCK RD.RTE. 11RELOCATEDZACHARY ANN LANERELOCATED ACCESSTO TM 33-(9)-1REMOVE & RELOCATEEXISTING ZACHARYANN LANE ENTRANCEWESTBOUND LEFTTURN LANE W/ TAPERSEE NOTE #1SEE NOTE #2SEE NOTE #325' R/W DEDICATIONFOR RUEBUCK LANENOTES:1.APPLICANT TO MAKE PRO-RATA CONTRIBUTION TO CONVERTEASTBOUND THROUGH LANE TO SHARED LEFT THROUGH LANE.2.APPLICANT TO MAKE PRO-RATA CONTRIBUTION TO WIDEN RTE. 11 TOPROVIDE ADDITIONAL NORTHBOUND THROUGH LANE BEGINNING ATBUSINESS BLVD. AND TERMINATING AT A MINIMUM LENGTH OF 495'.3.APPLICANT TO MAKE PRO-RATA CONTRIBUTION TO CONSTRUCTNORTHBOUND LEFT TURN LANE WITH AT LEAST 300' OF STORAGE ANDA 200' TAPER AT NORTHBOUND OFF-RAMP OF I-81.4.APPLICANT TO MAKE PRO-RATA CONTRIBUTION TO REPLACE EXISTINGSIGNAL HEAD AT THE INTERSECTION OF RTE. 11 AND REST CHURCHROAD.PROPOSEDM1 ZONINGBUSINESS BLVD.APPLY FOR VACATION OF EXISTING30' PRESCRIPTIVE EASEMENT OFRUEBUCK LANE BEYOND ACCESSTO TM 33-(5)-24MACBETHLANESEE NOTE #432 CADD FILE: GDP-3.DWG 05-10-2022 DATE: 1"= 500' SCALE: JOB NO: 21-04 GENERALIZED DEVELOPMENT PLAN LANDSCAPE PLAN FRUIT HILL REZONING FREDERICK COUNTY, VAJOB NO.: 21-04 SHEET NUMBER:GDP-3DDD DRAWN BY:CHECKED BY: DDD1 inch = ft.( IN FEET )GRAPHIC SCALE500101 SHELBY CT. WINCHESTER, VA 22602 PHONE: 540.974.5157 FAX: 540.723.4868 EMAIL: OFFICE@DICE-ENG.COMI-81 (S)REST CHURCH RD.ZACHARY ANN LANERUEBUCK LANE PROPOSEDB2 ZONINGPROPOSEDOM ZONINGPROPOSEDM1 ZONINGJOLINE DR.PROPOSED FRUITHILL ROAD(COLLECTOR)I-81 (N)RUEBUCK RD.RTE. 11PROPOSEDM1 ZONINGBUSINESS BLVD.100' BUFFER W/ FULL SCREEN (C A T EGOR Y 'C ' )100' BUFFER W/ FULLSCREEN (CATEGORY 'C')100' BUFFER W / FULL SCREEN (CATEGORY 'C ' )100' BUFFER W/ FULL SCREEN(CATEGORY 'C')100' BUFFER W/ FULL SCREEN(CATEGORY 'C')75' BRL50' BRL50' BRL35' BRL75' BRL25' BRL75' BRL15' BRL25' BRL100-YR FLOODPLAIN(PER FEMA FIRM NO. 51069C0150E,DATED 01/29/2021, SUBJECT TO CHANGE)NOTES:1.SUBJECT TO FINAL ENGINEERING, EXISTING WOODLANDS WITHIN THETYPE 'C' SCREENING AREA WILL BE PRESERVED IN LIEU OF ANEARTHEN BERM, WHERE SUCH WOODLANDS ARE SUFFICIENT TOMEET THE TYPE 'C' SCREENING REQUIREMENTS.2.A 200' BUFFER AND LANDSCAPE SCREEN IS PROPOSED AND WILL BEUTILIZED WHERE THE 100-YEAR FLOODPLAIN PREVENTS THE GRADINGCOMPONENT OF THE FULL SCREEN BUFFERING.3.THE FULL SCREEN BUFFER TO INITIALLY EXTEND ALONG THE ENTIRESOUTHERN PROPERTY BOUNDARY, BUT A PORTION WILL BE REMOVEDTO ALLOW FOR ANY FUTURE ROAD CONNECTION TO THE SOUTH.4.SETBACKS PROVIDED HEREON BASED ON PROPOSED ZONINGDESIGNATIONS FOR PROJECT DEVELOPMENT.SEE NOTE #3200' BUFFER W/ LANDSCAPE SCREEN (CATEGORY 'C')MACBETHLANESEE NOTE #1SEE NOTE #1TYPICAL CATEGORY 'C' FULL SCREEN DETAILTYPICAL CATEGORY 'C' LANDSCAPE SCREEN DETAIL100' BUFFER W/ FULL SCREEN (CATEGORY 'C')TYPICAL CATEGORY 'B' FULL SCREEN DETAIL50' BUFFER W/ FULLSCREEN (CATEGORY 'B')50' BUFFER W/NO SCREEN(CATEGORY 'A')SEE NOTE #233 Historic Resources Advisory Board Agenda Item Detail Meeting Date: July 19, 2022 Agenda Section: Review of Metromont Rezoning Application Title: This Rezoning is for two parcels of land totaling 44.74 acres with the south parcel located northeast of North Frederick Pike (Route 522) and West of the City of Winchester, and the north parcel is adjacent and south of VA Route 37 and north of Stine Lane. The sites are located in the Stonewall Magisterial District and identified by Property Identification Numbers (PINs): 54-A-11 & 43-A-22. Attachments: HRAB07-19-22RezMetromont _Redacted.pdf 34 Item # 4 Metromont Rezoning Application The Historic Resources Advisory Board (HRAB) has been asked to provide a review agency comment pertaining to a Rezoning application for two parcels of land with the south parcel located northeast of North Frederick Pike (Route 522) and West of the City of Winchester, and the north parcel is adjacent and south of VA Route 37 and north of Stine Lane. The subject properties total 44.74 acres in size, and the applicant is proposing to rezone undeveloped land, currently zoned General Business (B2) and Rural Areas (RA), to Industrial General (M2) with proffers. The Study of Civil War Sites in the Shenandoah Valley published by National Park Service shows the site within the study area boundary of the Second & Third Winchester Battlefield, with portions of the properties being within the core area of both battles. The mapped sites identified by The Virginia Department of Historic Resources are: • 034-0524 – Liberty Hall • 034-034-5023-0001 – Star Fort 2 • 034-5023 – Second Winchester Battlefield Please find the following attachments for your information: • Location Map • HRAB Application • DHR Surveys and Site Photographs • DHR Maps • Impact Statement • Rezoning Exhibit Maps The Applicant will be available at the HRAB meeting to provide additional information on the proposed Rezoning. Staff will be seeking comments from the HRAB on the historical elements possibly impacted by the proposed use. The comments will be included in the Rezoning application package. **If you have any questions prior to the meeting please forward them to me and I will relay them to the Applicant. 35 # # # # £¤11 £¤522 ¬«37 ¬«37 Winchester ThirdWinchesterBattlefield Fort Collier Liberty Hall Star Fort BRENDACTMO R E L A N D D R S AL V OCI R FAIRMONTAVERICHARDSAVE CALIBERCT THOMASCTMORNINGSIDEDR SENTRYCT STARFORT DR N B R A D D O C K STSENTINELDRPURCELL LNW BROOKE RDG L E N T A W B E R R D JA C KSO N A VE LOCUST AVESCARLETMAPLE DRN LOUDOUN STBROOKE RDPENNSYLVANIAAVELEE AVEFOREMAN LNBRICK KILN RDFORTRESS DRMARTINSBURGPIKEN F R E DE R I CK P I K ELAUCK DRSTINE LNRT 3 7 N RT 3 7 S Me tromont LLC #Historic Rural Landmarks Civil War Battlefields Sewer and Water Service A rea Parcels Future Rt 37 Bypass Map Produced by Frederick County Planning and Development Dept.July 7, 2022 0 0.1 0.20.05 Miles M e t r o m o n t L L C I 36 37 38 39 40 Virginia Department of Historic Resources DHR ID: 034-0524 Architectural Survey Form Other DHR ID: No Data June 21, 2022 Page: 1 of 3 Property Information Property Names Name Explanation Name Historic Captain John Glaize House Historic Liberty Hall Property Addresses Current - Route 522 County/Independent City(s):Frederick (County) Incorporated Town(s):No Data Zip Code(s):No Data Magisterial District(s):No Data Tax Parcel(s):No Data USGS Quad(s):WINCHESTER Property Evaluation Status Not Evaluated Additional Property Information Architecture Setting:No Data Acreage:No Data Site Description: No Data Surveyor Assessment: No Data Surveyor Recommendation:No Data Primary Resource Information Resource Category:Domestic Resource Type:Single Dwelling NR Resource Type:Building Historic District Status:No Data Date of Construction:Ca 1871 Date Source:Site Visit Historic Time Period:Reconstruction and Growth (1866 - 1916) Historic Context(s):Domestic Other ID Number:No Data Architectural Style:Victorian, Folk Form:No Data Number of Stories:2.0 Condition:Good Interior Plan:Central Passage, Double Pile Threats to Resource:None Known Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: No Data Exterior Components Component Component Type Material Material Treatment Windows Sash, Double-Hung Wood 2/2 41 Virginia Department of Historic Resources DHR ID: 034-0524 Architectural Survey Form Other DHR ID: No Data June 21, 2022 Page: 2 of 3 Roof Hipped Metal Standing Seam Structural System and Exterior Treatment Frame Wood Other Chimneys Other Brick Cap, Corbeled Foundation Solid/Continuous Stone Rubble, Coursed Secondary Resource Information Secondary Resource #1 Resource Category:Agriculture/Subsistence Resource Type:Cistern Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: No Data Secondary Resource #2 Resource Category:Domestic Resource Type:Ice House Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: No Data Number of Stories:No Data Secondary Resource #3 Resource Category:Other Resource Type:Other Date of Construction:Ca Date Source:No Data Historic Time Period:No Data Historic Context(s):Domestic Architectural Style:No Data Form:No Data Condition:No Data 42 Virginia Department of Historic Resources DHR ID: 034-0524 Architectural Survey Form Other DHR ID: No Data June 21, 2022 Page: 3 of 3 Threats to Resource:No Data Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: No Data Historic District Information Historic District Name:No Data Local Historic District Name:No Data Historic District Significance:No Data CRM Events Event Type: Survey:Phase II/Intensive Project Review File Number:No Data Investigator:Giles, Leslie Organization/Company:Unknown (DSS) Photographic Media:No Data Survey Date:8/1/1989 Dhr Library Report Number:No Data Project Staff/Notes: No Data Bibliographic Information Bibliography: No Data Property Notes: No Data 43 Rural Landmarks Survey Report Frederick County,Virginia Phases I-III '_1988-1992 +Preparedby: _MaralS_Kalbian, AvehReetural Historian j'. ". , 44 RUR_LANT)MARES SUR-_Y REPORT OF FREDERICK COUNTY, VIRGINIA PHASE III FALL 1991*FALL 1992 INCLIJT_ING PHASE I FALL 1988-S[_I_'lER 1990 AND PtLa_SE II SPRING 1990-SUMMER 1991 Prepared for: Frederick County Board of Supervisors & Virginia Department of Historic Resources Prepared by: Haral So Kalbian, Architectural Historian Winchester-Frederick County Historical. Society_ Sponsor The Rural Lar_d_'mrks S_rve:y of F,-¢defick County wa_ _.,r_ded i_ par_.by the Vi,_giaia Departmen_,af His_o,,% Reso_._¢_s m_,iet _.he.%_'_y _ad Plarm{r_g G_nt Proagr_m. The draw{_g on _e cove_ is of the OW Frederick Coom_ Cour_h_:a_ae. located iv Wi_c.heaer. II was drawu by M_ek Ler,_ste_,Frederick Cottony Graphic De.,.qg_Techgb_am ,and b _ed wkh hispermiasio=. 45 FI{EDERICK COUNTY RURALb£,_TAMABKSSUR _'TY CHAPTEt{2: DOMESTIC ARCHITECTURE SITE NAME NUMBER Ruins off Rto 604 34-768 Gano Ruins 34-848 Stotlemeyer-McCann House #2 34-1126 Carpenter House 34-I134 Browns Mary House 34-1164 Hartley-Madigan House 34-1273 Hartley-Perry House 34-1308 Canter_ Isaac House 34-1367 Craig-Miller House 34-1404 Buckley Outbuildings 34-1453 Leight, Richard House 34-1466 Pannett-Whitacre House 34-1481 Cold Spring Lodge 34-1528 Shanholtz, L_ House 34-1531 E. FREDERICK COUNTY AND THE CIVIL WAR 18_0_1865 During the Civil War there was little,if any_ new construction in Frederick County. There are no known examples of dwellings dating from this period. .Raiding Federal troops severely damaged several houses such as Hackwood 34-134 but there was no widespread, concerted destruction of dwellings in the county during the war. Hewever_ many of the outbuildings, especially barns, and fences were destroyed by the Union forces. F. RECONSTRUCTION AND GROWTH 1865-1914 There was very little growth in the period immediately following the Civil War. Some restoration of buildings damaged during the war was paid for with funds from the Federal Government. Due to economic hardships,most of the domestic architecture constructed soon after the war tended to be modest_ By the 1880s, economic stability was returning to the region and there was a tremendous building boom in the county. A total of 502 domestic resources were identified for this time period. Modern balloon framing quickly replaced older heavy-frame building techniques_ The Z-house (central-passage plan) grew in popularity; now they were built of frame and less often of log. Many older houses were enlarged during this period by adding a rear ell or enclosing a rear two-story porch_ They were also {_updated _ by adding elements such as porches with spindlework detailing, brackets in the eaves_ protruding bays, wooden shingle in the gable ends, and other Victorian decorative details_ When several of these decorative elements are applied to a simple folk house form, it is termed a Folk Victorian styler (McAlester, p_309) A large 54 46 FREDEMCK COUNTf_U_LL4_%©MARKSS_Y (_APTER2:DOMESTIC_CHITEC_]RE number of vernacular dwellings in Frederick County from this period had some Folk Victorian details,but there were very few that had enough to be categorized as Folk Victorian° As .in earlier periods_ this again reflects the innate conservativism of the people of the region_ Nearly all of the agriculturally-related domestic resources discussed, in this chapter were accompanied by farm and dwelling related outbuildings such as meathouses_ root cellars_ barnss machine sheds_ corn cribs_ and chicken coops. Thirty-six Folk Victorian-style dwellings were identified. All are of frame construction except 34-32 which is brick° FOLK VICTORIAN SITE NAME NUMBER Richards House 34-32 Zea House 34-65 Deerfield Acres 34-76 Gardner House 34-172 Echo Ridge Farm & Nursery 34-248 House near Hite_s Chapel 34-252 Detra House 34-298 Ash_ The 34-350 House_ Route 600 34-357 Houses Route 604 34-379 House_ Route 603 34-390 Carmen House 34-420 _L°J°G._ House 34-443 Funkhouser Farm 34-444 House_ Route 522 34-451 Beaver House 34-464 Folk Victor.Farmhse,_ Rt, 50 34-469 Houses Rt_ 679 34-559 Kackley House 34-679 Locke-Gordon House 34-683 Slayden House 34-869 House_ Rt_ 701 34-873 Rice_ Niel House 34-881. Beirer-Robinson House 34-953 Ebersole-Petrie House 34-987 Funk Farm 34-988 Combs, Donald House 34-1002 Groves Will House 34-1044 Red Star Farm 34-1138 Green House 34-1317 Pritchard-Singhas house 34_1385 Mertz House 34-1447 Clevenger-McKown House 34-1448 Crim_ Hugh House 34-1465 Yeakley-Carpenter House 34-1502 Giffin-Watt House 34-1.520 The Cleven_er-McKown House 34-1448 is an excellent example of an early-twentieth century Folk Victorian farmhouse in 55 47 FREDEMCKCOUNTYRURALA4AFDMARKSSURVEY C{L4PTE.R2:DOMES_CARCH1TECTURE excellent condition that represents the regional tendency of builders to interpret current architectural styles into established building forms. (Fig.25) The house is of the common I-house form_ but is exceptional for its fine combination of !talianate and Folk Victorian architectural• details. Some of these include altermating large and small brackets in the eaves,segmentally_arched attic windows in the gable ends,two-over-two-sash windows with ramped- pediment surrounds_ a decorative vergeboard, and gable end returns. The house is fronted by a one-story,three-bay, porch with decorative brackets in a leaf motifs scrolls, pendants_ and chamfered supports. The high styles most often used in domestic architecture of this period include the Italianate,Queen Anne_ and Colonial Revival_ •It was surprising to find some earlier styles still being used in the county during this period. Five examples of houses using the Greek Revival style were identified. All are of brick except for 34-831 which is frame construction. The brick dwellings are very similar architecturally_but Fort Collier 34-165 is by far the most refined and ornate of the four_ GREEK REVIVAL SXTE NAME NUMBER Fort Collier 34-165 Jobe House and Woolen Mill 34-345 Willows_ The 34-831 909 N. Loudoun Street 34-962 Brumback_ Jacob H_ House 34-1072 One example of a Federal-style dwelling was identified. The Brow____Stua_t House 34-1239 is a frame,two-story_ five-bay dwelling that was constructed shortly after the Civil War. Four examples of the Italianate style were identified during this period. This is about twenty years later than the peak of the style in areas on the Atlantic Seaboard. All are frame except for 34-74 which is brick_ and all aye fairly subdued in their use of the style_ ITALIAMATE SITE NAME NUMBER Cooley House 34-74 Liberty Hall 34-524 Cochran House 34-677 Byers House 34-1124 The Byers House 34-1124 is an illustration of the Italianate style applied to an I-house form° (Fig. 2_) It is a two- story, three-bay_ symmetrical_ frame, hipped-roofed_ dwelling with a rear central wing. The Italianate details 56 48 F_DER1CK COUN_TRURALL4_MARKSSUR_Y CHAPTER2:DOMES_CARCH1TEC_IRE include paired bracket_ in the eaves a low-pitched hipped roofs and the decorative details on the porches. It is also notable for the attached 1 I/2-story, rears log kitchen wing_ Thirteen examples of the Queen Anne style were identified_ All are of frame construction except for 34-92_______99_which is .brick and 34-1223 which is of rusticated, concrete block. QUEEN ANNE SITE NAME NUMBER House off Route 600 34-356 House_ Route 604 34-367 Lamp-Holliday House 34-651 Fishel House 34-875 Lupton_ Hugh House 34-929 Cochran_ Dr. House (2)34-931 •Bayliss-Seaman House 34-1026 Valley View Farm 34-1029 Curry-Harter House 34-1219 Snapp_ J_A.R. House 34-1223 Ebert-Gunter House 34-1456 Russell Tenant House 34-1472 McVey-Happ House 34-1473 The Sn_%oR_House 34-1223 is a good example of the Queen Anne style in Frederick County_ (Fig_27) The dominant feature is the protruding two-story front bay which creates asymmetry and visual interest.The use of rusticated concrete block,concrete blocks formed to look like rusticated cut stone_ is one of the earliest in the county. This new material gained popularity during the next period° The cornice of the house also uses the formed concrete blocks_ but are finished smoothly and given a laurel-wreath design for added visual interest_ Four examples of the Gothic Revival were identified. All are of frame construction.The most common features of these buildings are steeply-pitched gable roofs,double- front gables_ gothic-arched windows and decorative vergeboards. As with the Queen Anne and Italianate styles_ the use of Gothic Revival elements is subdued° GOTHIC REVIVAL SITE NAME NUMBER Double-gable House_ Rt_ 522 34-446 Gothic Revival Cot._Beav. Prop_34-465 Orndorff_ V_ House 34-771 Meadow Brook Farm 34-1038 The Colonial Revival style was one of several styles that were part of the Eclectic Movement_ which drew inspiration from pure copies of traditional architectural styles. This differed from the Victorian styles that freely mixed styles_ 57 49 .FRF_ERI_C K COUNq'YRURAL Ld N©.MARKSSURVEY Ctb_._R 3: AGRICULTURE G_ WORLD WAI_ I TO THE PRESENT 1914_1%92 This period in Frederick County's agricultural history is marked by a dramatic increase in apple production_ Frederick County was the biggest producer in the state with 351_000 bushels of apples in 1910, I_020_000 bushels in 1920_ 2_125_000 bushels in 1930_ and 2_034,000 bushels in 1940_ Because of new varieties of apples and modern production techniques_ the amount of land in orchards has decreased during recent years_ while crop productivity has increased. The largest crop on record was in. 1982 with 4_710_000 bushels of apples_ (Ebert, Lazazzera_ po133) There was a decrease in the total amount of land in farms in the county between the years of 1910 and 1940_ which was accompanied by a sharp decrease in improved farmland. (Pezzoni_1910-1950_ pol) There was_ however_ an increase in the number of farms in the early twentieth century_ This meant that the average farm size in the region decreased from 154.6 acres in 1910 to 129_2 acres in 1935; a decrease of 16 percent over 1910 and 67 percent over 1860_ (Pezzoni, 1910-1950_p.6)Apple production is still the largest single agricultural enterprise in the county. Map 9 identifies i14 orchards in Frederick County_ Wheat,cattle,sheep_ oats and corn continued to be raised during this period,although many of these experienced a decline in production° Before the advent of farm trucks_ horses_ cattle and sheep were driven by foot to market in Baltimore. Prefabricated barns and metal silos began to appear on farms in the 1930s_ These buildings often took on new forms. In. addition_ gambrel-roofed barns were introduced into the area_ The machine storage shed,usually a metal clad pole building_ emerged as a new building type on most farms_ because of the increased presence of modern agricultural equipment_ Packing sheds were also introduced to the areas in and around orchards_ Agricultural organizations such as the Gran_L9 began meeting throughout the county during this period, In additions agricultural, fairs and cooperative organizations such as Farm Bureau and Southern States were formed. These organizations are still an important element of the agricultural tradition in FrederickCounty. One hundred and ninety-two properties with agricultural outbuildings from this period were identified in the county during this survey_ Many were farms that were built during this periods but the majority are examples of older farms whose outbuildings were remodeled_ updated_ or rebuilt during this period. SIT_NAME NUMBER McKay House 34-20 136 50 FtLEDER.[CKCOUNTY RURAL L4NDMAJ_KS"SURVEY CHAPTER 3: AGRJCUL.TURE SITE NAME NUMBER Easter House 34-45 Lewis House 34-68 Rice-Robinson House 34-71 Carter Hall 34-83 Glass-Rinker House 34-86 Stoney Acres 34-88 Cleridge 34-ii1 Cloverdale 34-116 Shady Oak 34-129 Waverly 34-136 Valerie Hill 34-139 Bailey-Fries House 34-150 Biggert-ZeppHouse 34-171 :Hovermale House 34-183 i Log House at Smith Mill 34-200 Houses Route llS 34-202 Stone House near Belle Grove 34-213 ...........Clarke House 34-221 House_ Route 625 34-228 Houses Route 625 34-234 Cooke House 34-240 Kline_ Mildred House 34-262 Lindamood House 34-268 House s Route llS 34-271 House_ Route 735 34-290 Grimbrook Farm 34-297 Abandoned House,Rt_ 636 34-304 Pinetop Tree Farm 34-323 White House 34-341 Nail House 34-343 Homestead 34-355 House off Route 600 34-356 Snapp_s Shop 34-.358 House at Bloom 34-361 House s Route 606 34-365 Linnaberger-Richard House 34-372 House_ Route 600 at Route 55 34-377 Cooper_ Ernest House 34-391 Shirley_ A1 House 34-404 Ri.ley-Adams-Whitlock House 34-404 Carper_ John House 34-417 Houses Route 657 34-422 Conard Houses Route 633 34-428 Meridian Farm 34-437 House off Route 522 34_457 Folk Vict. Farmhouse,Route 50 34-469 House off Route 50 34-472 House near Gore_ Route 50 34-478 Anderson-Pugh House 34-484 Ramey_ Russell House 34-488 Ramey House_ Indian Hollow 34-490 Liberty Hall 34-524 Yeakley House 34-532 137 51 FREDERICK COUNTY RUP_L L4NDM_,_KS SURVEY CHAPTER 3: AGRICULTURE SITE NAMZ NUMBER Solenberger Orchard 34-534 Greystone Farm 34-546 Brown_ Lula House 34-563 House_ Route 522N 34-577 Jolley_Jack Farm 34-592 Gleason House 34-603 House_ Rt. 671 34-604 House, Rt_ 654 34-618 Park House 34-620 Stimmel-Milburn House 34-625 Griffith-Ritter House 34-673 Brumley House 34-704 O'Connell House 34-709 Hallam House 34-724 Mt_ Prospect 34-730 Paxton 34-735 Barn off Rt_ 604 34-760 Cedar Lane Farm 34-787 Abandoned House_ off Rt. 608 34-790 Outbuildings, off Rt. 608 34-794 Rosenberger House 34-796 Merica_ Kila House 34-807 Miller,Co House 34-812 Braithwaite, Paul Wo House 34-821 Lizer House 34-832 Rockhouse Farm 34-843 Gano_ Timothy House 34-845 Gano Ruins 34-848 Kline_ Lowell S_ House 34-864 Duckworth House 34-882 Summit Office Building 34-883 House, Rt. 703 34-886 Williams House 34-898 Twin Pines Kennel 34-901 Jolliffe_ Edward House 34-930 Hiett_ Grover House.34-938 Ridgeway House 34-966 Adams_ Mervel House 34-980 Conner-Bolen House 34-1001 Longcreek Farm 34-1010 Hinkle_ M_ Dr_ House 34-1014 Downes_ A1 House 34-1023 Jenkins, Warden House 34-I043 Grant,E_W_ House 34-1059 Oak Shade Farm 34-1068 Rudolph_ Ella House 34-1075 Cherry Dale 34-1078 Greenwood H.omesite 34-I091 Clayton House 34-i092 Retirement 34-1098 Owens_ CoJ_ House 34-1106 House_ Rt_ 664 34-1110 Carper-Wynn House 34_i129 138 52 FREDERICK COUNTY RURALL4_MARKS SURVEY CHAPTER 3: AGRICULTURE SITE NAME NUMBER Keyser-Edmonson House 34-1136 Kemp-Gruber-Jobe House 34-1139 Culp House 34-I140 Miller, Charles House 34-1141 Brookland 34-1148 Ford-Braithwaite 34-1151 Outbuildings,Rt_ 657 34-i152 House_ Off Rt_ 657 34-1155 Hayden, LeAnna House 34-1159 House_ Rt. 664 34-1166 Creamer-Gordon House 34-i172 Fauver House 34-1181 Hancock-Van Meter Property 34-1183 Crosen House 34-1187 Grove-Derry House 34-I189 Calthorne-Grove House 34-1190 Russell House #2 34-1191 Russell House #I 34-1192 Slatefield Farm 34-1193 Shaol-Stimmel House 34-1194 Noland_Snapp-Wright House 34-1195 Esteppe, Virginia House 34-1.205 Matin Hill 34-1212 Snapp-Melby House 34-1224 Snapp-Fawcett House 34-1235 Abandoned House_ Rt_622 34-1240 House_ Rto 641 34-1261 Kitchen-Conner House 34-1267 Clevenger_ Nelson House 34-1272 Windy Hill Farms 34-1276 Orndorff-Wright House 34-1280 DeHaven_ Conrad House 34-3283 Hogue Creek Farm 34-1285 WeeNeeda Farm 34-1289 Hart Place House 34-1296 Ritenour_ Elwood House 34-1297 Ritenour-Bates House 34-1300 Lille-White-Garber House 34-1301 White_ John E_ House 34-1303 Mumaw-Kettlewell House 34-1306 Russell_ D.H_ House 34-1307 Miller Farm 34-1332 Hammock-Thiem House 3491325 Steele-Teets House 34-1332 Patterson House 34-1336 Plasters_ Sam House 34-1340 Craig-Wakeman House 34-1341 Smith-Wakeman House 34-1342 Sherma-Rogers-Sargent House 34-1345 Huber-Stotler House 34-1346 Newell-Scothorn House 34-1354 Sandy_ Melvin House 34-1356 Outbuildings_ Rt. 636 34-1359 139 53 FREDERICK COUNTY RUle, LANDMARKSSU_ _EY C_P.TER 3: AGRIC_ZTUP_ SITE NAME NUMBER Madigan-Fansler House 34-1363 Huntsberry_ John House 34-1378 Heishman-Snapp House 34-1386 Snapp-Rhodes House 34-1388 Fawcett_ Denzell House 34-1395 Rothgeb-Morgan House 34-1406 Fruit Hill Farm 34-1410 Ogden-Hanslacker House 34-1412 Malick House 34-1425 Racey-White House 34-1428 Fetzer-Branner House 34-1430 Miller-Branner House 34-1432 Graves-Snapp House 34-1435 Snapp-Massie House $4-1437 Richards-Fauble House 34-1438 Sunnyside Farm 34-1439 Tewalt-Solenberger House 34-1440 Rogers-Solenberger House 34-1441 Hook-Keckley House 34-1459 Lewis-Solenberger House 34-1463 Cather House 34-1464 Larew House 34-1469 Forty Oaks 34-1475 Poplar Hill 34-1482 Robinson-Miller House 34-1486 Yeakley-Unger House 34-1500 Yeakley-Carpenter House 34-1502 Smith-Fries House 34-1514 Lockhart-Morrison House 34-1519 Cold Spring Lodge 34-1528 Sundown 34-1530 DeHaven House 54-1533 The barns from the early part of this period resemble those from the Reconstruction period in form and. construction material.However_ formed concrete, instead of stones was often used for the foundation of bank barns of this period_ A large number of small frame barns on low foundations were also identified during this period_ This reflects the decrease in the size of farms. It was surprising to find only a handful of fruit packing sheds in Frederick County that date prior to 1942. The vast majority are modern metal-pole buildings. The Cather Apple Packin s Shed 34-934 is the largest historic packing shed. surveyed in the county. {Fig. 60) Located in the community of Clearbrook in northern Frederick County, it sits right off of the railroad tracks. Although it has been vacant for many years, this two-story,five-bay_ gable-roofed building with sliding doors is i.n fairly original condition. During this period several very large cold-storage buildings and packing sheds opened in Winchester. As it was probably cheaper for orchardists to transport and store their fruit 140 54 FREDEPdCK COUN'_ _RUKdL LA2_©M._KS SUR_Y CtL4.PTER 3: AGRICUL TZ:RE in Winchester than to construct and maintain their own facilities, packing sheds i.n remote, rural, areas became obsolete_ The raising of chickens for private consumption was a common practice for the citizens of Frederick County since the early nineteenth century. Chicken coops were often located very close to the main houses usually near the meathouse. Large-scale production became popular in the mid-twentieth century_ The typical form for a chicken house found on a Frederick County property was a shed-roofed frame building with windows and doors on one side. During this period_ several brooder houses for raising chicks were also identified. Usually these were just smaller-sized chicken coops. Several examples of round brooder houses were also identified_ The brooder house at Journez's End 34-1311 is one of the finest of this type identified_ (Fig_ 61) This rounds pyramidal-roofed_ frame building has vertical siding_ a two-over-two-sash double-hung window,and sits on wooden piers. The reason for the circular shape of these buildings was to prevent the chicks from piling up in the corners and su.ffocating_ Other building types identified from this period included concrete and terra-cotta silos_ frame circular grain bins_ frame stables_ frame machine sheds_ and cattle sheds_ By the 1960s_ pre-fabricated agricultural buildings_ pole barns_ and pole sheds were popular and replaced these vernaculars often unique structures. 141 55 Virginia Department of Historic Resources DHR ID: 034-5023-0001 Architectural Survey Form Other DHR ID: No Data June 21, 2022 Page: 1 of 2 Property Information Property Names Name Explanation Name Historic Star Fort 2 Property Addresses Current - Fortress Drive Route 1376 County/Independent City(s):Frederick (County) Incorporated Town(s):No Data Zip Code(s):22603 Magisterial District(s):No Data Tax Parcel(s):54-A-1 USGS Quad(s):WINCHESTER Property Evaluation Status Not Evaluated This Property is associated with the Second Battle of Winchester. Additional Property Information Architecture Setting:Suburban Acreage:No Data Site Description: 2020: Located on the northside of Frederick Pike (Route 522) and east of Fortress Drive, in the Sunnyside area of Frederick County, on the northern outskirts of the city of Winchester. The tract is primarily wooded. Surveyor Assessment: 2020: The Star Fort 2 tract is located adjacent to Star Fort, within the core and study areas for both the Second Winchester Battlefield and the Opequon Battlefield. Surveyor Recommendation:Recommended for Further Survey Ownership Ownership Category Ownership Entity Private No Data Primary Resource Information Resource Category:Defense Resource Type:Battle Site NR Resource Type:Site Historic District Status:Contributing Date of Construction:1863 Date Source:Written Data Historic Time Period:Civil War (1861 - 1865) Historic Context(s):Landscape, Military/Defense Other ID Number:No Data Architectural Style:No discernible style Form:No Data Number of Stories:No Data Condition:Good Threats to Resource:None Known Cultural Affiliations:No Data Cultural Affiliation Details: No Data Architectural Description: 2020: Open tract of land. 56 Virginia Department of Historic Resources DHR ID: 034-5023-0001 Architectural Survey Form Other DHR ID: No Data June 21, 2022 Page: 2 of 2 Secondary Resource Information Historic District Information Historic District Name:Second Battle of Winchester Local Historic District Name:No Data Historic District Significance:After the Battle of Brandy Station, June 9, 1863, Lee ordered the II Corps, Army of Northern Virginia, under Lt. Gen. Richard S. Ewell, to clear the lower Shenandoah Valley of Union opposition. Ewell's columns converged on Winchester's garrison commanded by Brig. Gen. Robert Milroy. After fighting on the afternoon of June 13 and the capture of West Fort by the Louisiana Brigade on June 14, Milroy abandoned his entrenchments after dark in an attempt to reach Charles Town. "Allegheny" Johnson's division conducted a night flanking march and before daylight of the 15th cut off Milroy's retreat just north of Winchester at Stephenson's Depot. More than 2,400 Federals surrendered. This Confederate victory cleared the Valley of Union troops and opened the door for Lee's second invasion of the North. CRM Events Event Type: DHR Staff Site Visit Project Review File Number:No Data Investigator:Karri Richardson Organization/Company:DHR Photographic Media:Digital Survey Date:3/21/2018 Dhr Library Report Number:No Data Project Staff/Notes: Shell record created for a proposed easement tract; this record should be updated once site visits are completed and the Baseline Documentation Report is drafted for the property. Bibliographic Information Bibliography: No Data Property Notes: No Data 57 Virginia Dept. of Historic Resources Legend Architecture Resources Architecture Labels Individual Historic District Properties Archaeological Resources Archaeology Labels DHR Easements USGS GIS Place names County Boundaries Title: Architecture Labels Date: 6/21/2022 DISCLAIMER:Records of the Virginia Department of Historic Resources (DHR) have been gathered over many years from a variety of sources and the representation depicted is a cumulative view of field observations over time and may not reflect current ground conditions.The map is for general information purposes and is not intended for engineering, legal or other site-specific uses. Map may contain errors and is provided "as-is". More information is available in the DHR Archives located at DHR’s Richmond office. Notice if AE sites:Locations of archaeological sites may be sensitive the National Historic Preservation Act (NHPA), and the Archaeological Resources Protection Act (ARPA) and Code of Virginia §2.2-3705.7 (10). Release of precise locations may threaten archaeological sites and historic resources.58 Photo 1: Liberty Hall entrance to site Photo 2: Liberty Hall approaching barn structure 59 Photo 3: Liberty Hall front of barn structure Photo 4: Liberty Hall side of barn structure facing Rt. 522 60 Photo 5: Liberty Hall rear of barn structure 61 Photo 6: Entrance to adjoining battlefield property Photo 6: Star Fort Battlefield property Photo 7: Star Fort Battlefield Park Photo :7 Star Fort Battlefield property 62 METROMONT REZONING IMPACT ANALYSIS STATEMENT Tax Parcels 54-A-11 and 43-A-22 Stonewall Magisterial District Frederick County, Virginia July 1, 2022 Current Owner: Metromont LLC KSS, L.C. Contact Person: Christopher Mohn, AICP Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 63 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 2 METROMONT REZONING IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of two parcels totaling approximately 44.72± acres to the M2, Industrial General District. The subject property includes a 24.72±-acre parcel owned by Metromont LLC (Metromont) on identified as Tax Parcel 54-A-11 (South Parcel) and a 20.00±-acre parcel owned by KSS, L.C. identified as Tax Parcel 43-A-22 (North Parcel). The South Parcel is adjacent and northeast of North Frederick Pike (U.S. Route 522) and immediately west of the City of Winchester. The North Parcel is adjacent and south of VA Route 37 and north of Stine Lane (see the Location Exhibit included with this report). The South Parcel and North Parcel are located immediately south and north of Metromont’s existing pre-cast concrete manufacturing facility, which occupies approximately 113.29± acres comprised of multiple parcels. These parcels, identified as Tax Map # 54-A-12, 54-A- 13, 54-A-14, 54-A-15, 54-A-15A, are owned by Metromont Corporation and zoned M-2 District. A pre-cast concrete manufacturing facility is classified under SIC Major Group 32 - Manufacturing of Stone, Clay, Glass and Concrete Products, which the Frederick County Zoning Ordinance identifies as a permitted use in the M-2 District. The proposed rezoning will enable inclusion of the subject parcels in the facility’s operations (see the Zoning Exhibit included with this report). The South Parcel is currently zoned B-2, Business General District, and is therefore already entitled to develop with general commercial uses. Upon rezoning to the M-2 District, Metromont intends to use the parcel for trailer parking and miscellaneous outdoor storage. The North Parcel is currently zoned RA, Rural Area District. Upon rezoning to the M-2 District, Metromont plans to use the parcel for storage of finished pre-cast concrete product awaiting delivery. Inclusion of the North Parcel as part of the facility will also enable access to an existing right-of-way across the adjoining Cives Steel property. This right-of-way will be used exclusively for trucks delivering loads of finished pre-cast concrete product to exit the facility and reach Martinsburg Pike (U.S. Route 11) via Cives Lane, which will improve truck access to VA Route 37 and Interstate 81. 64 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 3 General Site Information Location: The South Parcel (Tax Map #54-A-11) fronts on northeast side of North Frederick Pike (U.S. Route 522), immediately west of the City of Winchester. The North Parcel (Tax Map # 43-A-22) fronts on the southwest side of U.S. Route 37 and is north of Stine Lane. Magisterial District: Stonewall District Tax Map Numbers: 54-A-11 and 43-A-22 Current Zoning: South Parcel, B-2, Business General District North Parcel, RA, Rural Area District Current Use: Undeveloped Proposed Zoning: M-2, Industrial General District with proffers Proposed Use: Concrete Manufacturing (inclusion of subject parcels in existing Metromont facility; intended activities include trailer parking and storage of finished pre-cast concrete product awaiting delivery to customer sites) Total Rezoning Area: 44.72±-acres with proffers 65 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 4 COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land use development is encouraged in the County. The entirety of the 44.72±-acre subject property is located within the UDA. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally aligned with the UDA, but also extends outside of the UDA to accommodate areas of the County in which commercial and industrial land use development is only desired. The entirety of the 44.72±-acre subject property is located within the SWSA. Comprehensive Plan Conformity The Eastern Frederick County Long Range Land Use Plan applicable to the County’s Urban Areas designates the South Parcel for future Business use. The South Parcel is not located within the boundaries of an areas-specific land use plan and has therefore not been considered in the context of a more focused land use study. Given the adjoining manufacturing use as well as its proximity to rail access, the South Parcel is ideally situated for general industrial use, and its development pursuant to the proposed M-2 District aligns with the goals of the Frederick County Comprehensive Plan, notably by promoting the desired ratio of commercial and industrial development to residential and other uses. The North Parcel is located within the study area boundary of the Northeast Frederick Land Use Plan (NELUP). The NELUP is a large-area plan that identifies land uses, transportation networks, and other matters that are recommended for consideration for future land use and development within this geographic area of the County. The NELUP designates the North Parcel for future Industrial land use. The proposed rezoning to the M-2 District is therefore in conformance with the Frederick County Comprehensive Plan. SUITABILITY OF THE SITE Access The South Parcel fronts on the northeast side of North Frederick Pike (U.S. Route 522), and an existing full-movement commercial provides direct vehicular access to the property. Internal access to and from the existing manufacturing facility will occur through the extension of private service drives. Metromont envisions limited use of the North Frederick Pike to trucks/tractor trailers returning from delivery of finished pre-cast concrete product and those of local suppliers delivering aggregate materials to the facility. The North Parcel fronts on the southwest side of U.S. Route 37 and is north of Stine Lane. Access to the subject property will occur through the extension of private service drives from 66 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 5 the existing facility. An existing right of way across the adjoining Cives Steel property will provide a connection from the North Parcel to Cives Lane, which intersects with Martinsburg Pike. Metromont intends to use this right of way exclusively for trucks/tractor trailers leaving the site for delivery of finished pre-cast concrete product (e.g., egress only). This egress arrangement will minimize the distance trucks/tractor trailers with heavy loads must travel on Martinsburg Pike enroute to VA Route 37 and Interstate 81. Currently, access to the Metromont facility occurs exclusively via Stine Lane from its intersection with Martinsburg Pike, to include all truck traffic entering and leaving the site. While employees and visitors will continue to use Stine Lane for access, the proposed rezoning of the South and North Parcels will enable alternatives for heavy truck access that will improve Metromont’s traffic management and, in so doing, promote better conditions on Martinsburg Pike. Flood Plains The South Parcel contains areas of floodplain per FEMA NFIP Map #51069C0208E, Effective Date January 29, 2021. The mapped floodplain is depicted on the Natural Features Exhibit included with this report. All such areas will be properly managed at the time of final engineering design in accordance with applicable ordinances and regulations. The North Parcel does not contain areas of floodplain per FEMA NFIP Map #51069C0209E Effective Date January 29, 2021. Wetlands The South Parcel contains wetland areas as identified on the National Wetlands Inventory (NWI) Map information and the Frederick County GIS Database. The mapped wetland areas are depicted on the Natural Features Exhibit included with this report. All such areas will be properly managed at the time of final engineering design in accordance with applicable ordinances and regulations. The North Parcel does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database. Soil Types As per the Soil Survey of Frederick County, Virginia and the Frederick County GIS Database, the following soil types are present on the South Parcel:  14B - Frederick Poplimento loams 2 to 7 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. 67 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 6  14C - Frederick Poplimento loams 7 to 15 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission.  16B - Frederick Poplimento, very rocky loams 2 to 7 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission.  16B - Frederick Poplimento, very rocky loams 7 to 15 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. As per the Soil Survey of Frederick County, Virginia and the Frederick County GIS Database, the following soil types are present on the North Parcel:  17C – Frederick Poplimento Rock 2 to 15 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission.  17E - Frederick Poplimento Rock 15 to 45 percent slopes: these soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deed or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission.  29 – Massanetta loam: these soils are described as having a slow filtration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils moderately fine texture or fine textures. These soils have a slow rate of water transmission.  35 – Pagebrook silty clay loam: these soils are described as having a very slow infiltration rate (high runoff potential) when wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material These soils have a very slow rate of water transmission. 68 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 7 Other Environmental Features The South Parcel contains areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. The subject property is also located in the geographic portion of the County that is underlain by karst geology. These environmental features will not constrain development of future M-2 uses and will be managed during final engineering design in accordance with all applicable ordinances and regulations. The North Parcel does not contain areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. However, like the South Parcel, the subject property is located in the geographic portion of the County that is underlain by karst geology. This environmental feature will not constrain development of future M-2 uses and will be managed during final engineering design in accordance with all applicable ordinances and regulations. SURROUNDING PROPERTIES Adjoining property zoning and present use Parcel 54-A-11: North: M-2, Industrial General District Use: Industrial and Battlefield B2-RP, Business General and Residential Performance Districts South: B2, Business General District Use: Residential East: LR, Low Density Residential Use: Railroad and Residential (City of Winchester across railroad) West: RA, Rural Area District Use: Undeveloped (Across U.S. Route 522) Adjoining property zoning and present use Parcel 43-A-22: North: RA, Rural Area District Use: Residential (Across U.S. Route 37) South: M-2, Industrial General District Use: Industrial East: M-1, Light Industrial District Use: Industrial West: RA, Rural Area District Use: Undeveloped 69 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 8 TRANSPORTATION An analysis of the access and traffic conditions anticipated with the proposed M-2 rezoning is currently being developed by Kittelson & Associates, Inc., with input from VDOT and Frederick County Planning. This section of the report will be updated upon completion of this analysis. In the interim, the access conditions anticipated with the proposed M-2 rezoning are restated below. The South Parcel fronts on the northeast side of North Frederick Pike (U.S. Route 522), and an existing full-movement commercial provides direct vehicular access to the property. Internal access to and from the existing manufacturing facility will occur through the extension of private service drives. Metromont envisions limited use of the North Frederick Pike to trucks/tractor trailers returning from delivery of finished pre-cast concrete product and those of local suppliers delivering aggregate materials to the facility. The North Parcel fronts on the southwest side of U.S. Route 37 and is north of Stine Lane. Access to the subject property will occur through the extension of private service drives from the existing facility. An existing right of way across the adjoining Cives Steel property will provide a connection from the North Parcel to Cives Lane, which intersects with Martinsburg Pike. Metromont intends to use this right of way exclusively for trucks/tractor trailers leaving the site for delivery of finished pre-cast concrete product (e.g., egress only). This egress arrangement will minimize the distance trucks/tractor trailers with heavy loads must travel on Martinsburg Pike enroute to VA Route 37 and Interstate 81. Currently, access to the Metromont facility occurs exclusively via Stine Lane from its intersection with Martinsburg Pike, to include all truck traffic entering and leaving the site. While employees and visitors will continue to use Stine Lane for access, the proposed rezoning of the South and North Parcels will enable alternatives for heavy truck access that will improve Metromont’s traffic management and, in so doing, promote better conditions on Martinsburg Pike. SEWAGE CONVEYANCE AND TREATMENT As previously stated, both the South Parcel and North Parcel are located wholly within the Sewer and Water Service Area (SWSA) and are therefore entitled to be served by public sewer based on County Policy. Frederick Water (FW) is the provider of public sewer service within this area of the County. The activities proposed by Metromont for these parcels (e.g., trailer parking, outdoor storage) does not require water or sewer connectivity. WATER SUPPLY As previously stated, both the South Parcel and North Parcel are located wholly within the Sewer and Water Service Area (SWSA) and are therefore entitled to be served by public water based on County Policy. Frederick Water (FW) is the provider of public sewer service within this area of the County. The activities proposed by Metromont for these parcels (e.g., trailer parking, outdoor storage) does not require water or sewer connectivity. 70 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 9 SITE DRAINAGE Topographic relief on the South Parcel generally follows a southwest to northeast pattern that directs drainage towards the rear of the property. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. Topographic relief on the North Parcel generally follows a west to east pattern which directs drainage towards the east side of the property. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. HISTORICAL SITES AND STRUCTURES The South Property is indicated by Virginia Department of Historic Resources (DHR) and Frederick County GIS records as containing a resource identified as Liberty Hall (DHR ID 034-0524). This dwelling was surveyed in 1989 (survey record attached) and is described as an example of the Italianate style of architecture by the Rural Landmarks Survey Report of Frederick County, Virginia (Phases I-III, 1988-1992). The dwelling itself no longer exists on the property. Through research of historical aerial imagery, it appears the dwelling was removed from the site sometime between 1997 and 2002, although the circumstances of the removal are unknown. The only structure remaining on the Liberty Hall site is a cinderblock accessory structure, which appears to be more than 50 years old, but otherwise does not have any historical or architectural significance (images attached). To the northwest of the South Parcel is a preserved Civil War resource known as Star Fort (DHR ID 034-0322) and the adjoining Star Fort 2 tract (DHR ID 034-5023). Star Fort played a role in both the Second Battle of Winchester and Third Battle of Winchester (Opequon) and is within the study areas of each battlefield. The site has been preserved as a battlefield park open to the public that is owned and maintained by Shenandoah Valley Battlefields Foundation. The site is largely wooded but has cleared areas for public access/walking. The existing Metromont facility is in the viewshed of these resources, as are other areas of suburban style development. As noted previously, the South Parcel is already entitled to develop under the B-2 District, and rezoning to the M-2 District is therefore consistent with development expectations for the area adjoining the Star Fort sites. The South Parcel and North Parcel are located within the study areas of the Third Battle of Winchester and Second Battle of Winchester study areas, respectively, as identified by the National Park Service Study of Civil War Sites in the Shenandoah Valley. However, the parcels are located outside of the defined core battlefield areas and, due to their location south of VA Route 37, are within portions of the study areas identified as having lost historic 71 Greenway Engineering July 1, 2022 Metromont Rezoning File #3952HB Impact Statement/MMW 10 integrity due to existing development patterns. As such, the proposed M-2 rezoning will not create any negative impacts to identified resources. 72 SCARLETMAPLEDRAUTUMNVIEWLNPRECISIONDRFOREMAN LNSUNNYSIDE DRFULLHOUS EDRGLENTAWBER R D CARPERS DRSTINE LNCIVES LN S A L V O CIR W ILLIAM SCIRCALIBER CT DARLINGTON DR SENTRYCT SENTINEL DR STARFORT DRLAUCK DRPARK CENTER DR F OR T C OL L I E R R D LEE AVE BRICK KILN RDPURCELLLNFORTRESS DRBROOKE RDW BROOKE RDrs783 rs764 rs783 rs721 rs832 ËÊ11 ËÊ522 ËÊ11 ËÊ522 ËÊ37ËÊ37ËÊ37 THOMASCTRICHA RDS AVE N BRADDOCK STPENNSYLVANIAAVERT 522 S MORNINGSIDE DR NLOUDOUNSTMARTINSBURGPIKE JACKSON AVE LOCUST AVE RT 522 N RT 37 S RT 37 N Consolidated RRBaltimore & Ohio RR54 A 11 43 A 22 54 A 13 54 A 12 54 A 15 54 A 14 54 A 15A 54 A 17 Map D ata Source: Frederick County, Va. GIS Department, 2022 Data LOCATION EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLe gend Prop osed M2 Parcels Metromont Existin g M2 Parcels Winche ster Limits Railro ads Future Pro posed Rt37 Bypass 600 0 600 Feet µMETROMONT CORPORATIONREZONINGLOCATION EXHIBITSITE äSITEä ËÊ7 £¤522 ËÊ37 £¤1 1 §¨¦81 £¤17 £¤50 WIN CHESTER LOCATION MAP REZONING73 ELDERBERR Y DRSCARLETMAPLEDRHANDLEYDRAUTUMNVIEWLNFOREMAN LNSUNNYSIDE DRFULLHOUS EDRCARPERS DRGLENTAWBER R D STINE LNRIVENDELL CTHICKORY LNBROOKE RDWE S T M I N S T E R - C A N T E R B U R Y D R CIVES LN CLARK-VILLE DR OAK SIDE LNS A L V O CIR W ILLIAMS CIRCALIBER CT SENTRYCT SENTINEL DR STARFORT DR LENOIRDRF OR T C OL L I E R R DRUGBYPLLAUCK DRREDWOODLNBRICK KILN RDLEE AVE D A R L IN G T O N D R AMBROSE DRPURCELLLNFORTRESS DRPARK CENTER DR G L E N T A W B E R R D W BROOKE RDrs783 rs764 rs721 rs832 ËÊ11 ËÊ522 ËÊ11ËÊ37 ËÊ37 ËÊ522 ËÊ37ËÊ37 THOMASCTN BRADDOCK STPENNSYLVANIAAVERT 522 S MARTINSBURGPIKENLOUDOUNSTJACKSON AVE LOCUST AVE RT 522 N W ESTMI NSTERC A N TERBURYDRRT 37 S RT 37 N Consolidated RRBaltimore & Ohio RR54 A 11 43 A 22 54 A 13 54 A 12 54 A 15 54 A 14 54 A 15A 54 A 17 Map D ata Source: Frederick County, Va. GIS Department, 2022 Data ZONING EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend Proposed M2 Parcels Metromont Existing M2 Parcels Winchester Limits Future Proposed Rt37 Bypass Rail roads Frederick County Zoning B2 (Business, General Distrist) B3 (Business, Industrial Transition District) M1 (Industrial, Light District) M2 (Industrial, General District) RA (Rur al Area District) RP (Residential, Performance District)600 0 600 Feet µMETROMONT CORPORATIONREZONINGZONING EXHIBITREZONING74 780 770 750 7407307207507 4 0 740730760750710 7 4 0 7 2 0730730 ELDE R BERRYDRSCARLETMAPLEDRHANDLEYDRPRECISIONDRAUTUMNVIEWLNFOREMAN LNSUNNYSIDE DRFULLHOUS EDRCARPERS DRGLENTAW B E R R D STINE LNHICKORY LNCIVES LN CLARK-VILLEDR OAK SIDE LNS A L V O CIR LENOIRDRW ILLIAMS CIRCALIBER CT SENTRYCT SENTINEL DR PARK CENTER DR STARFORT DRLAUCK DRREDWOODLNF OR T C OL L I E R R D LEE AVEDARLINGTON DRBRICK KILN RDAMBROSE DRPURCELLLNFORTRESS DRG L E N T A W B E R R D BROOKE RDW BROOKE RDrs764 rs783 rs721 rs832 ËÊ11 ËÊ522 ËÊ37 ËÊ11 ËÊ522 ËÊ37ËÊ37 RICHARDS AVE N BRADDOCK STPENNSYLVANIAAVERT 522 S NLOUDOUNSTJACKSON AVE LOCUST AVE RT 522 N MARTINSBURG PIKERT 37 S RT 37 N Consolidated RRBaltimore & Ohio RR54 A 11 43 A 22 54 A 13 54 A 12 54 A 15 54 A 14 54 A 15A 54 A 17 Map D ata Source: Frederick County, Va. GIS Department, 2022 Data NATURAL FEATURES EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-27-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend Proposed M2 Parcels Metromont Existing M2 Parcels Winchester Limits Rail roads 100 Year Floodplain Wetlands PONDS Future Proposed Rt37 Bypass STREAM CENTERLINE 2 FOOT CONTOURS 600 0 600 Feet µMETROMONT CORPORATIONREZONINGNATURAL FEATURES EXHIBITREZONING75 [e [e[e[e[e [e[e[e[e [e [e [e[e [e [e[e[e [e [e[e[e [e[e [e [e [e[e [e [e [e [e [e [e [e [e [e [e [e [e [e [e[e[e[e[e[e[e [e [e [e [e [e [e [e [e [e [e [e [e[e[e[e[e [e [e[e[e [e [e [e[e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e[e[e [e [e [e [e [e [e[e[e [e[e [e [e [e [e [e [e [e [e [e [e [e [e[e[e[e[e [e [e[e [e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e[e [e[e [e[e [e[e [e [e [e[e [e [e [e [e[e [e[e[e[e [e [e [e [e [e[e [e[e[e[e[e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e[e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e [e[e [e [e [e [e [e [e [e [e [e[e [e [e [e [e[e[e [e [e [e [e [e [e[e [e [e [e [eSCARLETMAPLEDRHANDLEYDRAUTUMNVIEWLNELDERBERRYDR PRECISIONDRFOREMAN LNSUNNYSIDE DRFULLHOUS EDRCARPERS DRGLENTAW B ER R D STINE LNStar Fort Stine H ouse Fort CollierLiberty Hall Valley School HICKORY LNCIVES LN CLARK-VILLE DR OAK SIDE LNS A L V O CIR W ILLIAMS CIRCALIBER CT SENTRYCT SENTINEL DR STARFORT DR PARK CENTER DRLENOIR DRLAUCK DRREDWOODLNBRICKKILN RDLEE AVE D A R L IN G T O N D R AMBROSE DRPURCELLLNG L E N T A W B E R R D FORTRESS DRBROOKE RDW BROOKE RDrs783 rs764 rs721 rs832 ËÊ37 ËÊ11 ËÊ522 ËÊ11 ËÊ522 ËÊ37ËÊ37 MARTINSBURGPIK E THOMASCTN BRADDOCK STPENNSYLVANIA AVERT 522 S NLOUDOUNSTJACKSON AVE LOCUST AVE RT 522 N RT 37 S RT 37 N Consolidated RRBaltimore & Ohio RR54 A 11 43 A 22 54 A 13 54 A 12 54 A 15 54 A 14 54 A 15A 54 A 17 Map D ata Source: Frederick County, Va. GIS Department, 2022 Data HISTORIC FEATURES EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend Third Battle of Winchester /National Registry Landmarks [e Landmark Proposed M2 Parcels Metromont Existing M2 Parcels Winchester Limits Rail roads Future Proposed Rt37 Bypass 600 0 600 Feet µMETROMONT CORPORATIONREZONINGHISTORIC FEATURES EXHIBITREZONING76 77