HomeMy WebLinkAboutPC 11-07-18 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
November 7, 2018
7:00 P.M. CALL TO ORDER TAB
1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting ................................................................ (no tab)
2) August 15, 2018 and September 19, 2018 Meeting Minutes ........................................... (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments ................................................................................................... (no tab)
PUBLIC HEARING
5) Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates,
Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the
M1 (Light Industrial) District with proffers. The properties are located approximately one
mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick
Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are
identified by Property Identification Numbers 64-A-86 and 64-A-87.
Mr. Ruddy ........................................................................................................................ (B)
Other
Adjourn
Commonly Used Planning Agenda Terms
Meeting format
Citizen Comments – The portion of the meeting agenda offering an opportunity for the public to provide
comment to the Planning Commission on any items not scheduled as public hearing items.
Public Hearing– A specific type of agenda item, required by State law, which incorporates public comment as
a part of that item prior to Planning Commission or Board of Supervisors action. Public hearings are held for
items such as: Comprehensive Plan policies and amendments; Zoning and Subdivision Ordinance amendments;
and Rezoning and Conditional Use Permit applications. Following the Public Hearing, the Planning
Commission will take action on the item (see below).
Action Item–There are both public hearing and non-public hearing items on which the Planning Commission
takes action. Depending on the actual item, the Planning Commission may approve, deny, table, or forward a
recommendation to the Board of Supervisors regarding the agenda item. No public comment is accepted during
the Action Item portion of the agenda.
Information/Discussion Item– The portion of the meeting agenda where items are presented to the Planning
Commission for information and discussion. The Planning Commission may offer comments and suggestions,
but does not take action on the agenda item. No public comment is accepted during the Information/Discussion
Item portion of the agenda.
Planning Terminology
Urban Development Area or UDA – The UDA is the county’s urban growth boundary identified in the
Comprehensive Plan in which more intensive forms of residential development will occur. The UDA is an area
of the county where community facilities and public services are more readily available and are provided more
economically.
Sewer and Water Service Area or SWSA – The SWSA is the boundary identified in the Comprehensive Plan
in which public water and sewer is or can be provided. The SWSA is consistent with the UDA in many
locations; however the SWSA may extend beyond the UDA to promote commercial, industrial, and institutional
land uses in area where residential land uses are not desirable.
Land Use – Land Use is the nomenclature which refers to the type of activity which may occur on an area of
land. Common land use categories include: agricultural, residential, commercial, and industrial.
Zoning District - Zoning district refers to a specific geographic area that is subject to land use standards.
Frederick County designates these areas, and establishes policies and ordinances over types of land uses,
density, and lot requirements in each zone. Zoning is the main planning tool of local government to manage the
future development of a community, protect neighborhoods, concentrate retail business and industry, and
channel traffic.
Rezoning – Rezoning is the process by which a property owner seeks to implement or modify the permitted
land use activities on their land. A rezoning changes the permitted land use activities within the categories
listed above under Land Use.
Conditional Use Permit or CUP - A CUP allows special land uses which may be desirable, but are not always
appropriate based on a location and surrounding land uses. The CUP requested use, which is not allowed as a
matter of right within a zoning district, is considered through a public hearing process and usually contains
conditions to minimize any impacts on surrounding properties.
Ordinance Amendment – The process by which the County Code is revised. Often the revisions are the result
of a citizen request with substantial justification supporting the change. Amendments ultimately proceed
through a public hearing prior to the PC forwarding a recommendation to the Board of Supervisors.
County Bodies Involved
Board of Supervisors or BOS - Frederick County is governed by an elected Board of Supervisors composed of
seven members, one from each magisterial district, and one chairman-at-large. The Board of Supervisors is the
policy-making body of the county. Functions of the Board of Supervisors related to planning include making
land use decisions, and establishing growth and development policies.
Planning Commission or PC - The PC is composed of 13 members, two from each magisterial districts and one
at-large, appointed by the Board of Supervisors. The Planning Commission serves in an advisory capacity to the
Board of Supervisors which then takes final action on all planning, zoning, and land use matters.
Comprehensive Plans and Programs Committee or CPPC – The CPPC is a major committee of the PC whose
primary responsibility is to formulate land use policies that shape the location and timing of development
throughout the County. Included in the work are studies of specific areas to develop guidelines for future land
use within those areas. The CPPC also considers requests for amendments to the Comprehensive Plan.
Decisions by CPPC are then forwarded to the PC for consideration.
Development Review and Regulations Committee or DRRC – The DRRC is the second major committee of the
PC whose primary responsibilities involve the implementation of the Comprehensive Plan in the form of
Zoning and Subdivision ordinance requirements. Requests to amend the ordinances to the DRRC are made by
the Board of Supervisors, Planning Commission, local citizens, businesses, or organizations. DRRC decisions
are also forwarded to the PC for consideration.
A
Frederick County Planning Commission Page 3572
Minutes of August 15, 2018
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on August 15, 2018.
PRESENT: Kevin Kenney, Chairman; Gary R. Oates, Stonewall District; William H. Cline,
Stonewall District; Greg L. Unger, Back Creek District; J. Rhodes Marston, Back Creek District;
Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Charles E. Triplett,
Gainesboro District; June M. Wilmot, Member at Large; Christopher M. Mohn, Red Bud District;
Kathleen Dawson, Red Bud District; Roderick B. Williams, County Attorney.
ABSENT: Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District.
STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; Mark A.
Cheran, Zoning and Subdivision Administrator; Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Kenney called the August 15, 2018 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to
join in a moment of silence.
ADOPTION OF AGENDA
Upon motion made by Commissioner Oates and seconded by Commissioner Cline, the
Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Oates and seconded by Commissioner Manuel, the
Planning Commission unanimously adopted the minutes from the June 6, 2018 and June 20, 2018
meetings.
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Frederick County Planning Commission Page 3573
Minutes of August 15, 2018
COMMITTEE REPORTS
Transportation Committee – Mtg. 07/23/18
Commissioner Oates reported the Committee discussed three items: Hayfield Road truck
restriction (not warranted at this time); information on the Transportation Forum; and an update of the
County projects, primarily the Tevis Street bridge.
City of Winchester – Mtg. 08/07/18
Commissioner Eaton, Winchester City Planning Commission Liaison, reported the
Commission discussed at a work session: and Ordinance Amendment pertaining to outdoor dining areas
in the Primary and Secondary Assessment Districts; and a CUP for a Telecommunication Facili ty at the
BMX track in Jim Barnett Park.
Board of Supervisors – Mtg. 08/08/18
Board of Supervisors’ Liaison, Supervisor Trout reported the Board approved REZ #01-
18 for Stonewall IV; Ordinance Amendment for Shipping Containers was directed back to Co mmittee;
and an Ordinance Amendment for Storage Facilities, self-service will not be moving forward at this time.
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CITIZEN COMMENTS
Chairman Kenney called for citizen comments on any subject not currently on the
Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one
came forward to speak and Chairman Kenney closed the citizen comments portion of the meeting.
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Frederick County Planning Commission Page 3574
Minutes of August 15, 2018
PUBLIC HEARING
Rezoning #02-18 for St. Paul on the Hill, submitted by Greenway Engineering, Inc., to rezone
4.971+/- acres from the RP (Residential Performance) District to the RP (Residential Performance)
with proffers. The property is located at 1527 Senseny Road in the Red Bud Magisterial District
and is identified by Property Identification Number 54-A-128.
Action – Recommend Approval
Candice E. Perkins, Assistant Director, reported this is a request to rezone 4.971 +/-
acres from the RP (Residential Performance) to the RP District with proffers. She continued, the property
is located at 1527 Senseny Road, is located within the SWSA and UDA, and is currently designated in the
Senseny/Eastern Frederick Urban Area Plan for institutional uses. Ms. Perkins noted, while the current
designation is inconsistent with the land use plan, the Applicant is also seeking a Comprehensive Plan
Amendment to change the designation from institutional to urban center. Ms. Perkins p resented a
location map of the property. She explained, with this rezoning the Applicant has proffered:
• Development on the Property shall be limited to a Church, and to Housing for
Older Persons as that term is defined in 42 USC § 3607(b)(2) and regulations
issued thereunder, and any applicable state law or local ordinance; and provided
further that as to 100% of the housing units, each unit shall be rented or sold such
that at least one resident in each unit is a person at least age 55 or over.
Ms. Perkins concluded, the agenda item following this rezoning addresses the request to
change the designation from institutional to urban center; this rezoning request seeks to address the
Planning Commission’s concerns regarding the Comprehensive Plan amendment request, specifically the
limitation of the property to age restricted residential units.
Mr. Evan Wyatt, of Greenway Engineering, representing the Applicant reported, at the
last Planning Commission meeting the concern was heard to try and control the land use through a private
covenant; the response is a proffer being presented that accomplishes that.
Commissioner Oates commented he is supportive of this request and it now becomes a
clean project. Commissioner Mohn agreed; this satisfies the concerns raised previously.
Chairman Kenney called for anyone who wished to speak regarding this Public Hearing
to come forward at this time. No one came forward to speak and Chairman Kenney closed the public
comment portion of the hearing.
Upon motion made by Commissioner Mohn and seconded by Commissioner Dawson
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning #02-18 for St. Paul on the Hill, submitted by Greenway Engineering, Inc., to rezone
4.971+/- acres from the RP (Residential Performance) District to the RP (Residential Performance) with
proffers. The property is located at 1527 Senseny Road in the Red Bud Magisterial District and is
identified by Property Identification Number 54-A-128.
(Note: Commissioner Molden and Commissioner Thomas were absent from the meeting.)
Frederick County Planning Commission Page 3575
Minutes of August 15, 2018
CPPA #01-18 St. Paul on the Hill – Land Use Designation Amendment Request (Non-Public
Hearing Action Item) – This is a request to change the land use designation for one parcel of land
that totals 4.971 acres. The Property is identified by Property Identification Number 54-A-128 and
is located at 1527 Senseny Road in the Red Bud Magisterial District. The Property is located within
the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The
Property is currently designated in the Senseny/Eastern Frederick Urban Area Plan of the 2035
Comprehensive Plan for Institutional land use with environmental resources. The Applicant is
requesting to change the current Institutional designation to Urban Center.
Action – Recommend Approval
Candice E. Perkins, Assistant Director, reported this is a requested amendment to the
Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan for 4.971 acres zoned RP
(Residential Performance) located within the SWSA and UDA. Ms. Perkins continued, the current plan
designation of institutional land use is reflective of the existing church located on the subject property; the
site is surrounded by institutional, residential and the Greenwood Urban Center. She noted, the Applicant
is seeking to amend the Comprehensive Plan from Institutional to Urban Center. Ms. Perkins provided a
visual of the Frederick Eastern Plan identifying the property. Ms. Perkins shared, the current by-right
density for this property if developed with townhouses or garden apartments would be 10 units per acre
(4.971 acres = current by- right units of 49); the urban Center designation would double the by-right
density and would allow up to 99 units.
Ms. Perkins concluded, the Planning Commission held a public hearing for this item at
the June 6, 2018 meeting at which time it was postponed for 45 days to provide the Applicant time to
address limiting the use of the property to housing for older persons.
Mr. Evan Wyatt of Greenway Engineering and representing the Applicant commented the
purpose of the Comprehensive Plan Amendment request is to allow the property which is zoned
residential to be developed as multi-family structure which is needed for the population that St. Paul’s
plans to serve.
Upon motion made by Commissioner Mohn and seconded by Commissioner Dawson
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of CPPA #01-18 St. Paul on the Hill – Land Use Designation Amendment. This is a request to
change the land use designation for one parcel of land that totals 4.971 acres. The Property is identified
by Property Identification Number 54-A-128 and is located at 1527 Senseny Road in the Red Bud
Magisterial District. The Property is located within the Sewer and Water Service Area (SWSA) and the
Urban Development Area (UDA). The Property is currently designated in the Senseny/Eastern Frederick
Urban Area Plan of the 2035 Comprehensive Plan for Institutional land use with environmental resources.
The Applicant is requesting to change the current Institutional designation to Urban Center.
(Note: Commissioner Molden and Commissioner Thomas were absent from the meeting.)
Conditional Use Permit #13-96 (Hogue Creek Country Market) for Winchester 101 LLC –
Revocation. This Conditional Use Permit is proposed to be revoked due to violations of conditions
4 and 7 from Conditional Use Permit #13-96 which pertains to buffers, lighting pollution, noise,
debris and hours of operation. The property is located at 4780 Northwestern Pike, Winchester,
Frederick County Planning Commission Page 3576
Minutes of August 15, 2018
Virginia and is identified with Property Identification Number 40-A-66D in the Gainesboro
Magisterial District in the RA (Rural Areas) Zoning District.
Action – Recommend Not to Revoke
Mark A. Cheran, Zoning and Subdivision Administrator, reported at the July 25, 2018
Board of Supervisors meeting, it was directed that CUP #13 -96 be scheduled for potential revocation;
reason for revocation – site plan violation, hours of operation, light pollution, and blowing debris. Mr.
Cheran continued, CUP #13-96 was approved on December 11, 1996 to allow for an expansion of the
country market on parcel 40-A-66D in the Gainesboro Magisterial District. He noted, CUP #13-96 was
approved with the following conditions:
1. A site plan must be submitted and approved for the proposed addition prior to
any construction activity.
2. Any future expansion of this facility or change of use will require a new
conditional use permit.
3. All review agency comments and requirements must be complied with at all
times.
4. At the time of site plan submittal, a buffer shall be considered along the property
line of the adjoining residence which would reduce light pollution, sound
pollution, and be able to catch blowing debris.
5. If an external speaker is used for the drive-in window, the volume must be
controlled so it is not a noise nuisance to adjoining residences.
6. The required screening to the east of the store site may be dense low screen that
would capture any blowing paper or debris that escapes from the market site.
7. The permitted hours of operation of the market will be from 5:00 a.m. to
Midnight.
Mr. Cheran presented a location map and site plan of the property. He explained, Staff
had received a complaint regarding a violation of the hours of operation; the property owner was cited on
April 2, 2018 for violating condition #7 – hours of operation (5 a.m. to midnight). Mr. Cheran noted, the
property owner applied to amend condition #7 to change the hours of operation to allow for 24 hours; the
Planning Commission recommended denial of this revision on June 6, 2018 and the Board of Supervisors
denied this change on July 25, 2018. Mr. Cheran concluded, the violations identified have been addressed
by the Applicant including the hours of operation, screening, trash, and lighting.
Commissioner Oates inquired, is the site currently adhering to the site plan. Mr. Cheran
noted, as of August 10, 2018 the site plan is being adhered to. Commissioner Oates stated in the
ordinance it reads there are three conditions for revocation; one is failure to establish or discontinue a
conditional use for more than two years; the second is repeated or continued violations on the conditions
of the CUP; the third is fraudulent or misleading information supplied by the Applicant. He asked if this
is the first violation for the current owner. Mr. Cheran explained, the current owner has been cited for
one violation; Staff has worked with him regarding site plan issues that the owner has addressed.
Commissioner Oates noted, at best there is possibly two conditions for revocation, is that enough to pull
Frederick County Planning Commission Page 3577
Minutes of August 15, 2018
the CUP. Mr. Cheran commented that is a decision for the Planning Commission and the Board of
Supervisors.
Commissioner Triplett commented since the last Planning Commission meeting he has
seen action taken by the Applicant to correct some of the issues discussed.
Mr. Gifford Hampshire, Attorney with the law firm of Blankenship & Keith, representing
the Applicant came forward. Mr. Hampshire began by emphasizing the owner has been working
diligently to address the complaints brought forth by the neighbors. He presented photos that addressed
the concerns such as: fencing, signs for no parking, lighting shields put in place. Mr. Hampshire noted, a
lot has been done to address neighbor complaints and the Applicant is adhering to the midnight closure
time. He concluded, the only violation that the current owner was cited for was the excessive hours; there
may have been other complaints but only one violation, therefore the revocation is unfounded. The
Applicant wants to be a good neighbor and if any complaints arise in the future he is willing to address
them promptly.
Chairman Kenney called for anyone who wished to speak regarding this Public Hearing
to come forward at this time.
Mrs. Robin Menefee, the adjacent property owner came forward and shared her concerns
and thoughts. She explained, she has spent 18 months reporting the violation of hours, the fence was
broken for a long time allowing the trash to enter her property and her husband has spent 4 hours cleaning
up the property. Mrs. Menefee continued, after the first meeting the store continued to operate after
midnight and the trucks entering at night were not fuel trucks but customers coming in. She noted, they
are not advocating the store be closed; they feel the business and the conditions of the CUP should be
closely monitored. Mrs. Menefee concluded, she and her husband are requesting the CUP be revoked due
to the conditions being violated and recommend the adoption of a new CUP with conditions.
Ms. Tonya Elliott, an employee of the store for 3 years commented the owners are truly
nice people and are trying to comply and work with everyone on resolving the issues at hand.
Mr. James Bucher commented he lived on the adjacent property for a period of time and
the lights, noise, and trash were not major issues. He requests the store remain open for business.
Mr. Edward Menefee, the adjoining property owner commented, it took him 4 hours to
clean up trash; the noise is an ongoing issue. He noted, he has been to the store on three occasions to
address the issues and concerns and has not gotten any results. Mr. Menefee concluded, he would like to
see the business operated better so not to impact the neighbors.
Mr. Ray Hiner, a store customer commended the integrity of the store employees and
owners. He noted, being a truck driver, this store and its location offers a great service to the community.
Mr. Alan Morrison speaking on behalf of Mr. and Mrs. Charles and Brenda Newcome
thanked the Applicant for the replacement lighting shields. He continued, late night braking remains an
issue; the Newcome’s do not want this store to be a truck stop and are opposed to it being open 24 hours.
Ms. Beth Potts who owns a vacation home in Capon Bridge, WV and frequents the store
would like to see it remain open.
Frederick County Planning Commission Page 3578
Minutes of August 15, 2018
Mr. Darrin Derflinger a customer commented he supports the store; he has been to other
locations these owners have and likes all of the stores. He noted this CUP should not be revoked since
the owner is making an honest effort to comply with the conditions.
Mrs. Robin Menefee commented again she is not advocating the store be closed but is
asking the conditions within their control be monitored.
No one else came forward to speak and Chairman Kenney closed the public comment
portion of the hearing.
Mr. Hampshire commented, the Applicant will continue to address any concerns and
complaints from the neighbors or Staff.
Commissioner Oates shared, he does not feel one citation warrants revocation of the
CUP. He suggested to Mr. Morrison that Mr. and Mrs. Newcome contact Mr. John Bishop to recommend
the Transportation Committee take a look and possibly get signs from VDOT for “No Jake Brakes” being
placed in the area.
Commissioner Triplett commented he is a customer of the store; he appreciates the store
being there and the owners have done a lot to correct the concerns and complaints brought forth.
Upon motion made by Commissioner Triplett and seconded by Commissioner Mohn that
CUP #13-96 not be revoked at this time, and the Board of Supervisors direct County Staff to monitor the
store for a minimum of 60 days.
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
Conditional Use Permit #13-96 (Hogue Creek Country Market) for Winchester 101 LLC –Not Be
Revoked At This Time and the Board of Supervisors direct County Staff to monitor the store for a
minimum of 60 days. This Conditional Use Permit is proposed to be revoked due to violations of
conditions 4 and 7 from Conditional Use Permit #13-96 which pertains to buffers, lighting pollution,
noise, debris and hours of operation. The property is located at 4780 Northwestern Pike, Wi nchester,
Virginia and is identified with Property Identification Number 40-A-66D in the Gainesboro Magisterial
District in the RA (Rural Areas) Zoning District.
(Note: Commissioner Molden and Commissioner Thomas were absent from the meeting.)
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ACTION ITEM
Conditional Use Permit #08-18 for Trailer Drop, LLC – submitted by Greywolfe, Inc., for a tractor
truck and tractor truck trailer parking use as a Conditional Use in the M1 (Light Industrial)
District. The property is in the Stonewall Industrial Park at the end of McGhee Road (Route 861),
Winchester, Virginia and is identified with Property Identification Number 43-19-64 in the
Stonewall Magisterial District.
Action – Recommend Approval
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Minutes of August 15, 2018
Mark A. Cheran, Zoning and Subdivision Administrator, reported this is a request for a
tractor truck and tractor truck trailer parking use, as a Conditional Use in the M1 (Light Industrial)
District. He presented a location map of the property. Mr. Cheran continued, this item was postponed for
45 days at the June 6, 2018 meeting to allow the Applicant the opportunity to work with Staff on
additional conditions to address construction of structures within the Route 37 ROW. He explained, a
goal of the area plan and the Eastern Road Plan is the implementation of Route 37; the Zoning Ordinance
addresses a CUP as a land use action and as with any land use action the goals of the Comprehensive Plan
should be implemented. Mr. Cheran noted, the Application does not provide for the acquisition of the
future Route 37 ROW. Mr. Cheran presented the following conditions recommended by Staff:
1. All review agency comments and requirements must be complied with at all
times.
2. The site plan for this property shall be designed to accommodate the future Route
37 ROW. No structures shall be located within the future Route 37 ROW.
3. The site shall meet the requirements of the Frederick County Zoning Ordinance
Section 165-204.24 Tractor truck and truck trailer parking.
4. At such time this property develops with a by-right M1 (Light Industrial) use,
this conditional use permit shall be null and void.
5. Any expansion or change of use shall require a new CUP.
Mr. Tim Stowe of Stowe Engineering, PLC commented, the property owner has reviewed
the conditions and is satisfied and will comply with them.
Commissioner Kenney shared, he remains concerned why Route 37 is not being
dedicated on this.
Upon motion made by Commissioner Cline and seconded by Commissioner Manuel
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Conditional Use Permit #08-18 for Trailer Drop, LLC – submitted by Greywolfe, Inc., for a
tractor truck and tractor truck trailer parking use as a Conditional Use in the M1 (Light Industrial)
District. The property is in the Stonewall Industrial Park at the end of McGhee Road (Route 861),
Winchester, Virginia and is identified with Property Identification Number 43 -19-64 in the Stonewall
Magisterial District.
(Note: Commissioner Molden and Commissioner Thomas were absent from the meeting.)
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Minutes of August 15, 2018
ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Cline to adjourn the meeting. This motion was seconded by Commissioner Oates and unanimously
passed. The meeting adjourned at 8:00 p.m.
Respectfully submitted,
____________________________
Kevin W. Kenney, Chairman
____________________________
Michael T. Ruddy, Secretary
Frederick County Planning Commission Page 3581
Minutes of September 19, 2018
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on September 19, 2018.
PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Gary R.
Oates, Stonewall District; William H. Cline, Stonewall District; Greg L. Unger, Back Creek District; J.
Rhodes Marston, Back Creek District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel,
Shawnee District; Charles E. Triplett, Gainesboro District; Christopher M. Mohn, Red Bud District;
Kathleen Dawson, Red Bud District; Roderick B. Williams, County Attorney.
ABSENT: Robert S. Molden, Opequon District.
STAFF PRESENT: Candice E. Perkins, Assistant Director; Mark A. Cheran, Zoning and Subdivision
Administrator; M. Tyler Klein, Senior Planner; Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Kenney called the September 19, 2018 meeting of the Frederick County
Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting
everyone to join in a moment of silence.
ADOPTION OF AGENDA
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the
Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Triplett and seconded by Commissioner Oates, the
Planning Commission unanimously adopted the minutes from the July 18, 2018 meeting.
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Frederick County Planning Commission Page 3582
Minutes of September 19, 2018
COMMITTEE REPORTS
Frederick Water – Mtg. 09/18/18
Commissioner Unger reported the DEQ (Virginia Department of Environmental Quality)
and VMRC (Virginia Marine Resources Commission) have both issued their approvals enabling the
Opequon Water Supply Plan’s Opequon Creek Water withdrawal, which enables Frederick Water to
withdraw water from the creek. He noted, the Opequon Water Supply Plan continues to advance through
design process, with 60% design drawings to be submitted by the engineer to Frederick Water by August
31 and water source testing has been successful; an indication that the proposed water treatment design
will be effective at treating the water sources and mirroring the system’s existing water quality and taste .
Commissioner Unger continued, Frederick Water is nearly complete with designing the new ballfields to
be constructed at the Frederick Water park on Stephenson Road; construction should begin this fall with
the fields being ready for play during the Spring 2020 season. Commissioner Unger presented the July
operations report: customer base is over 15,800 connections; monthly water production averaged 6.56
mgd, a typical summer demand; in Stephens City, Diehl’s North and South Quarries continue to enjoy the
seasonal recharge and benefits from Frederick Water’s efficient water source management; the quarries
are nearly full and in excellent shape.
City of Winchester – Mtg. 09/18/18
Commissioner Wolfe, Winchester City Planning Commission Liaison, reported the
Commission discussed and moved forward three Conditional Use Permits.
Board of Supervisors – Mtg. 09/12/18
Board of Supervisors’ Liaison, Supervisor Trout reported the Board approved the
following: REZ #05-17 for O.N. Minerals; REZ #02-18 St. Paul’s on the Hill; CPPA #01-18 St. Paul’s
on the Hill; CUP #08-18 for Trailer Drop LLC; Pump and Haul for 165 Caldwell Lane. She noted CUP
#13-96 for Hogue Creek Country Market for Winchester 101 LLC was not revoked. Ms. Trout concluded
CPPA #02-18 for the Carter Tract Proposal was moved forward and the CPPA #03-18 for Waverly Farm
was not moved forward.
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CITIZEN COMMENTS
Chairman Kenney called for citizen comments on any subject not currently on the
Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one
came forward to speak and Chairman Kenney closed the citizen comments portion of the meeting.
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Frederick County Planning Commission Page 3583
Minutes of September 19, 2018
PUBLIC HEARING
Conditional Use Permit #09-18 for Carrie Myers and Matthew Gambino, submitted for
establishment of a special event facility in the RA (Rural Areas) Zoning District. The property is
located at 233 Burnt Factory Road, Stephenson, Virginia and is identified with Property
Identification Number 55-A-152 in the Stonewall Magisterial District.
Action – Recommend Approval
M. Tyler Klein, Senior Planner, reported this is a request for a Conditional Use Permit at
233 Burnt Factory Road; the property is currently zoned RA (Rural Areas) District and the current land
use is residential. He continued, the proposed use is for a Special Event Facility for weddings and other
similar type events. Mr. Klein presented a locations map of the property. He explained this property is
45 acres with a single-family residence, detached garage, tennis court, and a gate/private entrance. Mr.
Klein reported the Applicant is seeking: Use of temporary tents for special events; portable restroom
facilities; outside catering and no alcohol sales (alcohol may be brought by those renting the facility); a
designated gravel parking area. He noted, this Special Event Facility may accommodate up to 200
persons. Mr. Klein shared a sketch identifying the location of the Special Event Facility on the property.
He continued the proposed conditional use is consistent with the 2035 Comprehensive Plan; which
supports opportunities for agritourism and agribusiness. He noted, the Applicant has addressed all review
agency comments, including site access, compliance with the building and fire safety code; and the
proposed use is consistent with the County’s policies and regulations. Mr. Klein presented the conditions
as recommended by Staff:
1. All review agency comments shall be complied with at all times.
2. An illustrative sketch plan, in accordance with the requirements of Article
VIII of the Frederick County Zoning Ordinance, shall be submitted to and
approved by Frederick County prior to the establishment of the use.
3. An engineered commercial entrance site plan shall be submitted to and
subject to approval by BDOT, prior to the establishment of the use.
4. Events shall start no earlier than 10 a.m. and all events and related activities
shall conclude by midnight.
5. Events may accommodate up to and not to exceed 200 persons.
6. One (1) monument style sign with a maximum sign area not to exceed 50
square feet (SF) and not to exceed 10 feet (FT) in height is permitted.
7. Any expansion or modification of this use will require the approval of a new
CUP.
The Applicants, Ms. Carrie Myers and Mr. Matthew Gambino came forward and
explained: they will not be putting an entrance on Pine Road; they intend to use the existing private drive
which will expand to meet the commercial requirements.
Frederick County Planning Commission Page 3584
Minutes of September 19, 2018
Commissioner Thomas inquired if the Applicants understand and agree with the
conditions brought forth. Ms. Myers responded yes, they do understand and agree with the conditions.
Chairman Kenney asked if they will be living at the residence on the property. Ms.
Myers stated they currently live there and intend to do so.
Chairman Kenney called for anyone who wished to speak regarding this Public Hearing
to come forward at this time.
Mr. Paul McGuire of 295 Pine Road came forward with questions: will the signage for
the Special Event Facility be placed on Burnt Factory Road; will the people renting the facility have
access to the pond on the property. He noted, he is concerned with alcohol consumption and traffic on the
road.
Ms. Susan Adamkiewicz of 319 Pine Road shared her concerns: the facility is not
appropriate for this neighborhood; noise will be an issue; traffic safety; feels this is a commercial use.
She suggested the following changes if this CUP were to be approved: events end at 10:00 p.m.; the
entrance be cleared and not on Pine Road; the music level kept at a reasonable level.
Ms. Dawn Baker of 425 Pine Road shred her concerns of the noised music will create;
the traffic and the roads not being accommodating, the alcohol consumption and driving afterwards. She
concluded, this is not a good location for this type of facility.
Ms. Heather Miller of 417 Pine Road voiced her concerns on the alcohol consumption,
the noise this will generate, the roads are too narrow for a lot of traffic, and the effects on the water table.
Mr. Michael Balling of 111 Burnt Factory Road commented the character of the area will
be disrupted. He stated a special district was established some time ago that included this property for
preservation. Mr. Balling concluded he does not support a commercial establishment coming into this
district on a narrow road.
No one else came forward to speak and Chairman Kenney closed the public comment
portion of the hearing.
Mr. Klein commented regarding the sign concerns; the monument style sign would be
located at the entrance to the property at their private gated entrance from Burnt Factory Road. He
continued, VDOT would require a commercial site plan for review and approval that will ensure there is
adequate site distance in both directions.
Commissioner Oates commented regarding the special district in question which is the
Red Bud Agricultural District; he does not believe it extends as far as Pine Road. Mr. Klein noted he will
check and confirm this.
Ms. Myers responded to a number of comments and concerns. She noted the Special
Event Facility guests will not have access to the pond on the property.
Commissioner Oates asked if the Applicants would consider having the music stop at
9:00 p.m. and/or what hours they would be comfortable with. Ms. Myers stated the hours can certainly be
adjusted; initially they were thinking the music could stop at 10:00 p.m. and then allow for property
clearing 10:30 – 11:00 p.m. would be reasonable.
Frederick County Planning Commission Page 3585
Minutes of September 19, 2018
Commissioner Unger stated he does not feel it is fair to assume everyone leaving the
venue will be drinking. He does think the noise will result in complaints and feels 10:00 p.m. would be
fine to end the music. Ms. Myers noted their intention is not to ruin the neighborhood, and they will
certainly consider the noise concerns. She explained regarding the sign concerns; they are not intending
to put up a sign but if they do it will be hung on their existing gate entrance. Ms. Myers continued, they
have no plans of accessing Pine Road; there is a good number of trees and brush between their property
and Pine Road which will serve as a good noise barrier and provides privacy. She addressed the
commercial entrance concerns, noting VDOT is requiring the existing entrance be widened and angled
back by 8 feet and brush and tree clearing for site distance. She stated in regard to alcohol consumption,
she does not foresee this being an issue and if it does become one it will be addressed at that time.
Commissioner Oates asked if the Applicants would consider placing a sign on the
property for guests to exit to the right heading toward Route 7 and not toward Pine Road. Ms. Myers
responded they can do that. She noted, the intent is strictly for weddings and having one event per
weekend. Commissioner Oates asked if she would be willing to offer this as a condition. Ms. Myers
stated they could possibly do this.
Mr. Klein commented regarding the question of the property being part of the Red Bud
Agricultural District; the property for the facility is part of the district; the adjoining properties and the
properties on Pine Road are not.
Chairman Kenney requested clarification from Commissioner Oates if he is seeking to
add conditions of right turn only and amended hours. Commissioner Oates confirmed yes; a right turn
only and limit the hours to 10:00 p.m. for music and limit the entrance to Burnt Factory Road only (the
existing entrance). Commissioner Oates asked the Applicants if they would be comfortable with
operating only 1 night a week. Ms. Myers stated her preference would be that one night a week not be a
condition; she would be more comfortable with 1 to 2 nights per week.
Commissioner Thomas inquired is they are planning to do week night events or just
weekends. Ms. Myers confirmed just weekends. Commissioner Thomas noted he would like the
condition to read events only on weekends rather than restrict the numb er of events; he suggested events
could be held on Friday – Sunday. Ms. Myers concluded that would be ideal and agreed to this.
Mr. Klein reiterated the revised conditions:
#3 An engineered commercial entrance site plan shall be submitted to and
subject to approval by VDOT, prior to the establishment of the use. Entrance
to the subject property for events shall be limited to the existing private drive
from Burnt Factory Road.
#4 Events shall start no earlier than 10 a.m., all music should end by 10 p.m. and
all events and related activities shall conclude by 11 p.m. Events shall be
limited to weekends only (i.e. Friday through Sunday).
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas
with revised conditions
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend approval
of Conditional Use Permit #09-18 for Carrie Myers and Matthew Gambino, submitted for establishment
Frederick County Planning Commission Page 3586
Minutes of September 19, 2018
of a special event facility in the RA (Rural Areas) Zoning District. The property is located at 233 Burnt
Factory Road Stephenson, Virginia and is identified with Property Identification Number 55-A-152 in the
Stonewall Magisterial District.
Yes: Dawson, Unger, Marston, Ambrogi, Manuel, Cline, Oates, Thomas
No: Kenney, Mohn, Triplett
(Note: Commissioner Molden was absent from the meeting.)
Conditional Use Permit #10-18 for Diana C. Kilmer, for a dog-kennel. The property is located at
161 Sorrel Lane, Winchester, Virginia and is identified with Property Identification Number 77-1-4
in the Shawnee Magisterial District.
Action – Recommend Denial
Mark A. Cheran, Zoning and Subdivision Administrator, reported this application was
submitted for the establishment of a dog kennel in the RA (Rural Areas) Zoning District; the property is
zoned RA (Rural Areas) and the current land use is residential. Mr. Cheran present ed a locations map of
the property. He continued, kennels are a permitted use in the RA Zoning District with an approve
Conditional Use Permit. Mr. Cheran noted, the Zoning Ordinance defines a Kennel as a place prepared to
house, board, breed, handle or otherwise keep or care for dogs for sale or in return for compensation. Mr.
Cheran explained, the proposed use will take place on a 5-acre parcel; the properties immediately adjacent
to this proposed CUP are currently zoned RA Zoning District, with the ne arest residential dwelling being
approximately 119 feet to the west from this proposed kennel; the adjacent property is owned by the
Applicant. He continued, the property to the north is 514 feet from this proposed kennel and is
surrounded by natural woodlands.
Mr. Cheran concluded the Applicant is proposing to construct a 25’ x 55’ enclosed
kennel with a fenced area to house 18 dogs; this structure could be expanded, or a new structure added to
allow for the boarding of up to 36 dogs. He presented the conditions as recommended by Staff:
1. All review agency comments shall be complied with at all times.
2. This CUP is solely to enable the boarding of dogs.
3. No more than 36 dogs shall be permitted on the property at any given time.
4. No employees shall be permitted with this CUP.
5. All dogs shall be controlled so as not to create a nuisance to any adjoining
properties by roaming free or barking.
6. All dogs must be confined indoors by 9 p.m.
7. Hours of operation for the public shall be 8 a.m. – 9 p.m.
8. Any expansion or modification of this use will require the approval of a new
CUP.
Frederick County Planning Commission Page 3587
Minutes of September 19, 2018
Commissioner Manuel inquired if there had been any discussion about the early hours of
letting the dogs out. Mr. Cheran noted there had not been any discussion.
Commissioner Marston asked how long dogs can be boarded at this facility. Ms. Diana
Kilmer, the Applicant came forward to offer her requests and address questions and concerns: she would
like to have to dogs confined indoors at 10:00 p.m. rather than 9:00 p.m.; would prefer to let the dogs out
at 6:00 a.m. Ms. Kilmer noted, her intent is to be a good neighbor and she will work to keep the baking at
a minimum. She stated, she is interested in the concerns of all her neighbors.
Commissioner Thomas inquired if there will be any type of sound insulation on the
building and what type of construction it will be. Ms. Kilmer explained she has not met with any
contractors yet however; her intent is for a cinder block building with insulation and climate controlled.
Commissioner Thomas asked what type of barrier or fencing will be between the dogs inside the kennel.
Ms. Kilmer responded, there will be a fight guard between the dogs and the site distance between dogs
will be very limited.
Commissioner Unger inquired if the Applicant will be boarding a specific breed of dog.
Ms. Kilmer stated she will not be boarding a specific breed and intends to meet the needs of those who
are looking for a place for their dog.
Chairman Kenney called for anyone who wished to speak regarding this Public Hearing
to come forward at this time.
Mr. Roger Dick of 294 Sorrel Lane commented he has lived at this location since 1978
and has enjoyed the quiet neighborhood. He continued, the people of the neighborhood continually
maintain the roads in this development and is fearful of the additional traffic impacts this will have. He
stated his other concerns: negative impacts on property values; noise from barking dogs; additional
traffic. He concluded this is a residential subdivision and is not a place for a dog kennel therefore
recommends this CUP not be granted.
Mr. Ronnie Nichols came forward and shared his concerns of the noise this kennel will
generate and the increase in traffic. He noted from his property he would be able to view the kennel as
there are not trees.
Mr. Donald Dick voiced his concerns and noted a kennel is not appropriate for a
subdivision.
Ms. Brenda Mesich has concerns regarding the waste disposal and the environmental
impacts, and the noise from barking dogs.
Ms. Margi Galderisi shared her concerns and comments: the noise impacts; runoff from
waste; traffic on the road which the homeowners work hard to maintain. She concluded, she would like
to see the subdivision remain private.
Mr. Chris Barltrop of Izaak Walton League is concerned with the runoff that will make
its way to their lake.
Ms. Amy VanMeter of Airport Road is concerned with the noise impacts. She continued,
the times the dogs will be let out and the frequency should be addressed. Ms. VanMeter noted, this is a
rural area, and this will affect the property values.
Frederick County Planning Commission Page 3588
Minutes of September 19, 2018
Ms. Kathleen Rivera voiced her concerns with the number of dogs the kennel could
house (36), the early and late hours of operation, the noise of barking dogs, and the impacts on nearby
property values.
Ms. Judy Timble feels the kennel is not appropriate in a subdivision. She shared her
concerns with the waste disposal and increased traffic on their road.
No one else came forward to speak and Chairman Kenney closed the public comment
portion of the hearing.
Commissioner Unger commented he cannot support this CUP with 36 dogs possibly
being on 5 acres. Commissioner Oates is concerned with bringing in a commercial use on a private road.
Commissioner Thomas stated 36 dogs is intensive and the kennel only being 40 feet off the property line
could become a problem. He noted, he cannot support this CUP.
Ms. Diana Kilmer, the Applicant came forward to address concerns. She began with the
waste disposal; the proper disposal is to remove it from the property and she will use environmental
cleanser with a power sprayer. She explained, she owns the property that the kennel sits 40 feet off the
property line. Regarding traffic, Ms. Kilmer noted she does not foresee an abundance of vehicles coming
in to the property. She continued, there will be no public restrooms on site. Ms. Kilmer concluded, her
intent is to keep the dogs indoors more than outside and the dogs will be kept on a schedule.
Commissioner Mohn noted the intensity of 36 dogs and he asked the Applicant if she
would consider a smaller number of dogs. Ms. Kilmer stated she would consider 18 dogs.
Commissioner Manuel commented 36 dogs is too many and he feels the hours of
operation conflict with the zoning ordinance. He stated he would like to see a design of the building. Ms.
Kilmer verified she can provide a design. Commissioner Manuel stated he cannot support 36 dogs.
Chairman Kenney noted the Applicant is willing to go with 18 dogs and to have the hours
of operation as 8:00 a.m. – 5:00 p.m. He noted the times the dogs will be let out is a different time than
the hours of operation and this needs to be addressed
Commissioner Thomas stated he is still concerned with 18 dogs and that the CUP
conveys with the 5-acre property. Commissioner Unger agrees with Commissioner Thomas and this CUP
would not be fair to the neighbors. Commissioner Mohn stated he would like to see the neighbors and
Ms. Kilmer negotiate and he would be supportive of postponement.
Upon motions made by Commissioner Manuel and seconded by Commissioner Ambrogi
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend denial
of Conditional Use Permit #10-18 for Diana C. Kilmer, for a dog-kennel. The property is located at 161
Sorrel Lane, Winchester, Virginia and is identified with Property Identification Number 29-A-55 in the
Gainesboro Magisterial District.
(Note: Commissioner Molden was absent from the meeting.)
Frederick County Planning Commission Page 3589
Minutes of September 19, 2018
Conditional Use Permit #11-18 for the Broadway Group, LLC, submitted for a country general
store. The property is located at 4736 North Frederick Pike (Route 522), Winchester, Virginia and
is identified with Property Identification Number 29-A-55 in the Gainesboro Magisterial District.
Action – Postponed 90 days
Commissioner Manuel would abstain from all discussion on this item for a possible
conflict of interest.
M. Tyler Klein, Senior Planner, reported this is a request for a country general store in
the RA (Rural Areas) Zoning District, the current land use is residential, and the proposed use is for a
9,100 SF country general store. He presented a locations map of the property and shared; A country
general store is defined by the Frederick County Zoning Ordinance as a retail business allowed where
specified in the rural zoning districts which sells groceries along with a variety of other retail goods. Mr.
Klein explained this CUP application proposes: An approximately 9,100 SF country general store for a
national retailer; 37 parking spaces; A new well and a new commercial septic system; and site access
improvements as required and approved by VDOT for a commercial entrance from Route 522. He
presented a preliminary site plan provided by the Applicant.
Mr. Klein continued, this proposed use is generally consistent with the goals and
strategies expressed in the 2035 Comprehensive Plan which supports the development of commercial type
uses in the Rural Areas where they are clustered within our rural community centers (in this case the site
is within the Gainesboro Community Center). He noted, the proposed use is generally complementary in
character and scale to the surrounding uses and structures. Mr. Klein presented the conditions
recommended by Staff:
1. All review agency comments shall be complied with at all times
2. An engineered site plan, in accordance with the requirements of the Zoning
Ordinance, shall be submitted to and subject to approval by Frederick County
prior to the establishment of the use. The site plan shall address site access,
site lighting, screening, landscaping, signage and trash collection. Building
permits are also required for all buildings and structures.
3. The following items shall be submitted to and subject to approval by VDOT
prior to issuance of site plan approval:
a. An intersection analysis of Route 522 (North Frederick Pike) and
Route 684 (Gainesboro Road);
b. A warrant analysis for signalization or alternative intersection
design;
c. Any agreement needed to address future intersection needs;
d. A completed VDOT commercial Entrance Site Plan Checklist; and
e. A site plan addressing any intersection and signalization
improvements as determined by the above analysis.
4. Hours of operation for the general public shall be limited to 8 a.m. to 9 p.m.,
seven days a week.
5. Any expansion or modification of this use will require the approval of a new
CUP.
Frederick County Planning Commission Page 3590
Minutes of September 19, 2018
Commissioner Thomas commented he likes the idea of the store but not as a CUP; he
would like to see this come through as a Rezoning which makes it more permanent. Mr. Klein noted that
a Rezoning is certainly an option.
Ms. Alyssa Carter of the Broadway Group gave a brief presentation of the store; she
presented a preliminary site plan; noted a traffic study is underway with VDOT. Commissioner Marston
asked if the Applicant is willing to put in traffic signals. Ms. Carter stated if these are needed they will
look into it and possibly share the cost. Commissioner Thomas commented he feels the language of
“Country General Store” is being taken advantage of and reminded the Applicant that a CUP can be
revoked.
Chairman Kenney asked when the photos presented were taken. Ms. Carter noted the
photos were taken during school hours. Chairman Kenney noted it is difficult to get someone to share the
cost of traffic signals.
Chairman Kenney called for anyone who wished to speak regarding this Public Hearing
to come forward at this time. No one came forward to speak and Chairman Kenney closed the public
comment portion of the hearing.
Commissioner Oates commented this property should be rezoned to B1. Commissioner
Unger stated he likes the idea of the store just not submitted as a CUP. Commissioner Thomas stated this
needs to be a rezoning with a proffer of a signal; he cannot support this application as CUP.
Commissioner Dawson agreed, traffic signals must be implemented.
Commissioner Mohn commented a rezoning would be more appropriated but they do
have determination and can be here; without a complete traffic study he cannot move this forward.
Commissioner Oates noted he would be more comfortable with proffers of a rezoning than conditions of a
CUP. Commissioner Dawson stated the traffic study needs to be complete.
Upon motions made by Commissioner Triplett and seconded by Commissioner Thomas
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend postponement
for 90 days of Conditional Use Permit #11-18 for the Broadway Group, LLC, submitted for a country
general store. The Property is located at 4736 North Frederick Pike (Route 522), Winchester, Virginia
and is identified with Property Identification Number 29-A-55 in the Gainesboro Magisterial District.
(Note: Commissioner Molden was absent from the meeting.)
-------------
OTHER
Chairman Kenney announced June Wilmot will no longer be serving on the Planning
Commission.
-------------
Frederick County Planning Commission Page 3591
Minutes of September 19, 2018
ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Manuel to adjourn the meeting. This motion was seconded by Commissioner Ambrogi and unanimously
passed. The meeting adjourned at 8:50 p.m.
Respectfully submitted,
____________________________
Kevin W. Kenney, Chairman
____________________________
Michael T. Ruddy, Secretary
B
REZONING APPLICATION #03-18
CARPERS VALLEY INDUSTRIAL PARK
Staff Report for the Planning Commission
Prepared: October 30, 2018
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
John Bishop, AICP, Assistant Director – Transportation
Reviewed Action
Planning Commission: 11/07/18 Pending
Board of Supervisors: 12/12/18 Pending
PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the
M1 (Light Industrial) District with proffers.
LOCATION: The subject properties are located approximately one mile east of I-81 on the south side
of Millwood Pike (Route 50), proceed right on Prince Frederick Drive (Route 781) left on Coverstone
Drive.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 11/07/18 PLANNING
COMMISSION MEETING:
This is an application to rezone a total of 122.18+/- acres from the R4 (Residential Planned
Community) District to the M1 (Light Industrial) District with proffers. The subject property is part of
the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009,
2013 and 2014). Rezoning #11-05 provided for 143 acres of commercial uses and 550 residential units
on six parcels of land (Land Bay 1 – Residential, Land Bay 2 – Commercial).
The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of 2035
Comprehensive Plan and depicts the subject properties with a commercial land use designation. This
commercial land use designation is reflective of the commercial component of the approved mixed-use
project approved for this site. The requested M1 (Light Industrial) District is inconsistent with the
Comprehensive Plan.
Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved
proffered rezoning and rezone them to the M1 District with a separate set of proffers. The primary
changes proposed with this rezoning include modifications to the overall transportation network
approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of
Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This
rezoning removes the commitment for Coverstone Drive’s completion with Land Bay 2 (commercial)
and places this commitment solely on Land Bay 1 (residential).
This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great
deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also
removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2
consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to
industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have
commercial areas and would therefore also not trigger its completion.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 2
Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the
impacts of the 550 residential units within the development. The monetary proffers for the residential
units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time
of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed
with this rezoning will adequality offset the impacts the residential units will place on the County. The
approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning
allows up to 805,000 SF of High-Cube Warehouse or other industrial uses. The total credit utilized to
offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as
opposed to the currently approved commercial revenue.
Staff has outlined concerns that should be considered by the Planning Commission in their review of
this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows,
Staff comments are shown in bold italic:
Proffer Statement – Dated August 8, 2018, Revised October 12, 2018:
1. LAND USE
1.1 The Owner intends to develop the Property with a density of 405,000 SF of any uses
allowed within the M1 Zoning District and 805,000 SF of High-Cube Warehouse and
any land uses provided in 1.1.2 below. The project shall be designed to establish these
industrial uses in general conformance with the GDP.
Staff Note: There is no proffer 1.1.2
Staff Note: This proposed rezoning removes the commercial square footage trigger for the
completion of Coverstone Drive. Land Bay 2 consisted of the commercial area
and Land Bay 1 the residential portion. The proposed change to industrial
would not trigger the completion of Coverstone Drive and Land Bay 1 does not
have commercial areas and would therefore also not trigger its completion.
1.2 Pursuant to the Frederick County Zoning Ordinance, the following M1 § 165-606.02
permitted and § 165-606.03 Conditional uses are allowed:
Landscape and horticultural services (without retail services)
Offices and storage facilities for building construction contractors, heavy construction
contractors and special trade contractors
Motor freight transportation and warehousing
Communication facilities and offices, including telephone, telegraph, radio, television
and other communications (without offices)
Electric, gas and other utility facilities and offices and trucking and warehousing
Public utility distribution facilities (without offices)
Business signs
Signs allowed in § 165-201.06B
Freestanding building entrance signs
Multi-tenant complex signs
Tractor truck and tractor truck trailer parking § 165-606.03. Conditional uses.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 3
Staff Note: The approved rezoning approved the subject properties for
commercial/employment land uses which is supported by the Comprehensive
Plan. This proposed rezoning for industrial land uses is not supported by the
Comprehensive Plan.
1.3 The Frederick County Board of Supervisors agrees to allow future uses that are
subsequently added to the M1, Light Industrial District, to be developed on the Property
without the need for zoning amendments provided the maximum daily vehicle trips do
not exceed the Traffic Impact Study – Revision I (as prepared by Pennoni July 2018).
Staff Note: This proffer negates Proffer 1.1 and Proffer 1.2 which restrict the use of the
property as outlined. Proffer 1.3 allows the developer to develop any use in the
M1 Zoning District.
1.4 High-Cube Warehouse, and uses listed in 1.1.2 above, floor area can be increased up to
an additional 500,000 SF, for a total of 1,305,000 SF with a new Traffic Impacts
Analysis Study (“TIA”) demonstrating that the increased floor area density does not
increase the traffic impacts studied and proposed with the TIA submitted and approved
with these proffers and titled “Traffic Impact Study – Revision I” (as prepared by
Pennoni July 2018).
2. ARCHITECTURE AND SIGNAGE:
2.1 All buildings on the Property shall be constructed using similar architectural styles and
building materials for a more uniform appearance. Site signage shall be uniform and
in compliance with the Frederick County ordinances.
Staff Note: This proffer removes the approved design modification package for the overall
development “Design and development Standards for Carpers Valley”. The
design modification package contained an overall streetscape design standards,
landscaping/screening/open space standards, architectural standards and an
architectural review board, height maximums, and street design standards.
This proposed rezoning would separate the proposed industrial area from the
residential design standards.
3. PEDESTRIAN TRAIL SYSTEM
3.1 The Owner shall design and build a public pedestrian-bicycle trail system to Virginia
Department of Transportation standards that links to the adjoining properties adjacent
Coverstone Drive. Said trails shall be in the location generally depicted on the GDP.
Sidewalks shall be constructed on public streets to VDOT standards. The combined
pedestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 4
4. WATER & SEWER:
4.1 The Owner shall be responsible for connecting the Property to public water and sewer.
It shall further be responsible for constructing all facilities required for such connection
at the Property boundary. All water and sewer infrastructure shall be constructed in
accordance with the requirements of the Frederick Water.
Staff Note: This proffer is unnecessary as it is already required.
5. CULTURAL RESOURCES:
5.1 The Owner shall conduct or cause to be conducted a Phase I Archeological Investigation
of the Property, prior to the approval of the first site or public improvement plan for the
property and shall complete Phase II and II investigations thereof as may be
demonstrated to be necessary by the Phase I study.
6. FIRE & RESCUE:
6.1 The Applicant shall contribute to the Millwood Fire and Rescue Company in the sum of
$15,000 for fire and rescue purposes, payable upon the issuance of the first occupancy
permit.
Staff Note: Past rezonings have provided a monetary contribution in the amount of $0.10
per building square foot; this proposed proffer is drastically less.
7. TRANSPORTATION:
7.1 The Owner shall dedicate, design and construct Coverstone Drive, in the general
location shown on the GDP, with reasonable adjustments permitted for final
engineering, as a full section with raised medians on a minimum 94’ right-of-way, all in
accordance with Virginia Department of Transportation specifications, according to the
following phasing schedule:
PHASE 1: Phase 1 shall consist of a full four lane section including a ten-foot trail from
Point A at its terminus and end of existing right-of-way to Point B the
second proposed entrance as depicted on the GDP. Said roadway shall be
constructed to base asphalt prior to issuance of a certificate of occupancy for
any Industrial building up to 405,000 square feet on the Property.
Staff Note: The approved rezoning allowed for up to 300,000 SF of office land
use prior to the completion of Coverstone Drive from point A to B which
is the connection of Coverstone Drive to Route 50/Inverlee Way
intersection (base asphalt section). The approved proffer also required
the completion of all necessary improvements (including signalization of
Route 50/Inverlee Way if warranted). The proposed revision only
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 5
proposes a connection from the existing terminus of Coverstone to the
limits of the first proposed industrial intersection for up to 405,000 SF.
PHASE 2: Phase 2 shall consist of construction of a full four lane section of Coverstone
Drive, including a ten-foot pedestrian/bicycling trail from Point B the second
proposed entrance to Point C the future intersection of Tazewell Road as
depicted on the GDP. Said roadway improvements shall be completed prior
to issuance of a certificate of occupancy for any use that would cause the
Property to exceed 405,000 square feet of Industrial building area. Final top
courses of asphalt for Phase 1 of Coverstone shall be completed with the
completion of Phase 2.
Staff Note: Phase 2 from the original rezoning completed the roadway for
Coverstone Drive from the segment completed with Phase 1
(Route 50 intersection) to the completed section of Coverstone
Drive (two lane section) prior to an issuance of occupancy that
caused the development to exceed 400,000 SF of commercial area.
This proposed rezoning removes this commitment and only
constructs a portion from their proposed Phase 1 (existing
Coverstone to their first commercial entrance) to the limits of their
second proposed commercial entrance. This proposed revision
shifts responsibly of the construction of Coverstone Drive from the
commercial site solely onto the residential area.
Staff Note: Phase 3 from the original rezoning completed the full four lane section
of Coverstone Drive once the development exceeds 800,000 SF of
commercial area. This rezoning does not account for this improvement.
Staff Note: Phase 4 from the original rezoning proffered the design of Coverstone
Drive extended as a four-lane section from Prince Frederick Drive to the
proposed limits of the future Route 522 Realignment. In the event that
this alignment has not been determined by June 30, 2018, the Applicant
is proffered to pay $20,000 for transportation improvements. The
Applicant has not paid the $20,000 proffer and is therefore in violation of
Proffer 15 from the approved rezoning.
PHASE 3: Phase 3 shall consist of bonding or construction of Coverstone Drive to be
installed at the same time as the Coverstone Drive construction is dedicated
and installed from Route 50 to the northern property line Point D. It is the
intent of this proffer that the through connection of Coverstone shall be
completed simultaneous with the dedication and construction of Coverstone
Drive by the adjoining property owner.
Staff Note: Based on the Phase 1 and Phase 2 proffers, the proposed development is
expected to be built out prior to Phase 3. If this improvement is to be
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 6
bonded it needs to be done in Phase 1 or Phase 2 to avoid a potentially
unenforceable proffer.
Staff Note: Proffer 15.3 from the approved rezoning requires the completion of
Coverstone Drive as a full four-lane section from Millwood Pike to Prince
Frederick Drive prior to November 1, 2025. In addition,Pproffer 15.3
requires the completion of the median break and eastbound left turn lane
at the Inverlee intersection to be completed prior to November 1, 2015.
The Applicant has not completed this and therefore is in violation of
Proffer 15.3. The proposed rezoning removes the commitment for the
completion of Coverstone Drive and the Inverlee intersection
improvements.
Staff Note: Proffer 15.6 from the approved rezoning proffered $175,000 for
signalization or other road improvements at the intersection of Costello
Drive and Prince Frederick Drive within 60 days of written request by the
County and VDOT after the acceptance of Phase 2 Coverstone
Improvements (15.2). This proffer has been removed and would place this
requirement on the residential section (Land Bay 1).
7.2 The Coverstone Drive public right-of-way shall be dedicated to Frederick County as
part of the Site Plan approval process, consistent with applicable Virginia law. Right-
of-Way dedication shall be provided to adjacent owners in Governors Hill or another
entity if the design, funding and construction Coverstone Drive occurs prior to Carpers
Valley Industrial Park executing the proffered improvements above.
7.3 All public streets and roads shall be designed in accordance with the Virginia
Department of Transportation specifications, subject to review and approval by
Frederick County and VDOT.
7.4 The design of off-site road improvements shall be in general conformance with the plan
entitled “Off-Site Improvements Exhibit” Sheets 1-3, as prepared by Pennoni
Associates Inc., dated August 2018. Off-site improvements shall be constructed in two
(2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 6.2 above;
Intersection 1: Road improvements as described in “Off-Site Improvements Exhibit
Sheet 1 of 3 Route 522 @ Costello Drive” shall be completed in Phase 1.
Staff Note: The approved rezoning proffered improvements (Phase A) that included
improvements at the intersection of Coverstone/Millwood/Inverlee. This
improvement is not accounted for in the proposed rezoning and would be
required by Land Bay 1 (residential).
Intersection 2: Road improvements as described in “Off-Site Improvements Exhibit
Sheet 2 of 3 Prince Frederick Drive at Costello Dr” shall be completed in
Phase 1.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 7
Staff Note: This proffer amounts to a restriping to extend the left turn lane to
accommodate conditions that already exist and does not add any actual
capacity.
Intersection 3: Road improvements as described in “Off-Site Improvements Exhibit
Sheet 3 of 3 Route 50 at Prince Frederick Dr” shall be completed in Phase 1.
7.5 Public right-of-way of Tazewell Road shall be dedicated to the property lines of the
adjacent parcel with the construction and dedication of the Coverstone Drive extension
Phase 2, to allow further construction of the future roadway by others.
Staff Note: While the Applicant has provided for the ROW to construct Tazewell
Road, all other commitments for Coverstone Drive would need to be
completed by Phase 1 of the development prior to the construction of
any residential units.
7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or
regional transportation improvements, all property of PIN# 64A87 south and west of
the Coverstone Drive and Prince Frederick Drive Intersection.
Staff Note: Language for this proffer should be modified to ‘upon request’.
7.7 The Owner shall make good faith efforts to obtain any off-site right-of-way needed to
complete any proffered off-site transportation improvements. In the event that the
Owner is not able to obtain the right-of-way and, further, the County and/or State of
Virginia do not obtain the necessary right-of-way in lieu of constructing the road
improvement, the Owner shall provide a monetary contribution to Frederick County
that is equivalent to the estimated construction cost of those road improvements that
could not be implemented. The construction cost estimate shall be subject to review
and approval by VDOT.
Staff Note: While a cash proffer in lieu of construction in a scenario where right-of-
way is not available could possibly be acceptable it should be noted that if
right-of-way is not available this could still leave the County with an
unacceptable traffic condition at the location where this occurred and no
realistic way to address it. It would also be appropriate for the Applicant
to analyze this issue more closely to determine where right-of-way may
actually be required as this is somewhat of a speculative proffer. It should
be determined now whether or not this is an issue and where it is an issue.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 8
8. AIRPORT OPERATIONS:
8.1 The Owner shall consult with the Executive Director of the Winchester Regional
Airport with respect to the granting of a reasonable avigation easement to provide
further protection for airport operations, and shall dedicate such easement, as the
Airport and Owner shall mutually agree. Said avigation easement shall be dedicated
prior to issuance of the 1st occupancy permit for the property.
8.2 The Owner shall file an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA)
in accordance with the Code of Virginia, Section 15.2-2294. The OE/AAA filing shall
occur a minimum of 45 days prior to the expected start of any site plan or public
improvement plan construction.
A recommendation regarding this rezoning application to the Board of Supervisors would be
appropriate. The Applicant should be prepared to adequately address all concerns raised by the
Planning Commission.
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 9
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 11/07/18 Pending
Board of Supervisors: 12/12/18 Pending
PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the
M1 (Light Industrial) District with proffers.
LOCATION: The subject properties are located approximately one mile east of I-81 on the south side of
Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 64-A-86 and 64-A-87
PROPERTY ZONING: R4 (Residential Planned Community) District
PRESENT USE: Undeveloped/Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RP (Residential Performance) Use: Single Family Residential
South: RA (Rural Areas) Use: Regional Airport
East: M1 (Light Industrial) Use: Industrial and Residential
MH1 (Mobile Home Community)
West: RA (Rural Areas) Use: Regional Airport and Office
B2 (General Business)
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 10
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please see summary of VDOT review comments dated July 5,
2018.
Frederick County Department of Public Works: We will perform a comprehensive review of the
site plan to ensure compliance with applicable County Codes. All Stormwater design shall comply with
State and County Code. All environmental permit requirements shall be complied with prior to site
plan approval.
Frederick County Fire Marshall: Plan approved.
Frederick County Attorney: Please see Mr. Roderick B. Williams County Attorney, comment letter
dated October 30, 2018.
Frederick Water: Please see Mr. Eric Lawrence, Executive Director, letter dated August 27, 2018.
Winchester Regional Airport: Please see Mr. Nick Sabo, A.A.E., Executive Director, letter dated
September 7, 2018.
Frederick-Winchester Service Authority: No comments.
Planning & Zoning:
1) Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the
subject parcels as being zoned R1 (Residential Limited). The parcels were re-mapped from R1
to A2 (Agricultural General) pursuant to the County’s comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County’s
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re-mapping of the subject property
and all other A1 and A2 zoned land to the RA District. The subject properties were rezoned to
the R4 (Residential Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A
Master Development Plan was approved for the property, the Governers Hill project, in 2009.
2) Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
components of Community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 11
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide
guidance on the future development of the property. The property is located within the SWSA.
The 2035 Comprehensive Plan identifies these properties with a B2/B3 land use designation
(commercial/transition uses). The requested M1 (Light Industrial) District is inconsistent with
the Comprehensive Plan.
The subject parcels are also located within the boundaries of the Airport Support Area that
surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport
operations wherein new residential land use is discouraged due to the prevalence of aircraft
noise and the consequent potential for use incompatibilities. The development of business and
industrial land uses is supported within the Airport Support Area to minimize such use conflicts
and ensure the feasibility of future airport expansion.
Transportation and Site Access
The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies
a major collector road system which provides for an east-west linkage (Coverstone Drive) which
connects to Route 50 East at Inverlee Drive. A portion of Coverstone Drive currently exits from
Prince Frederick Drive to the property boundary of the Frederick County Public Safety
Center. The connection from existing Coverstone Drive to Inverlee Drive offers an important
major collector for the approved development as well as significant residential development
north of Route 50. This connection offers an alternative to and relieves future congestion on
Route 50 between Prince Frederick Drive and I-81.
In addition, Coverstone Drive will connect with the future relocated Route 522 South once it is
connected to Prince Frederick Drive. In combination with the soon to be bid Crossover
Boulevard project from Airport Road into the City of Winchester, this important network
connection will allow significant traffic flow from the residential area and the approved
development to Route 522 south and the City of Winchester without traveling through the Exit
313 interchange area.
3) Potential Impacts
Development Coordination:
Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved
proffer and rezone them to the M1 District with a separate set of proffers. The primary changes
proposed with this rezoning include modifications to the overall transportation network
approved with the Governors Hill Rezoning. The approved rezoning provided for the
completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood
Pike (Route 50). This rezoning removes the commitment for Coverstone Drive’s completion
Rezoning #03-18 Carpers Valley Industrial Park
October 30, 2018
Page 12
with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential).
This rezoning has not provided for any coordination between the parties of Land Bay 1 and
places a great deal of the road construction responsibilities on other parties.
With this proposed change, it also removes the commercial square footage trigger for the
completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1
the residential portion. The proposed change to industrial would not trigger the completion of
Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not
trigger its completion.
Residential Monetary Proffers:
The overall rezoning utilized the tax revenue generated to offset the impacts of the 550
residential units within the development. The monetary proffers for the residential units are
$2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of
rezoning. The Applicant has not demonstrated that the proposed industrial square footage
proposed with this rezoning will adequality offset the impacts the residential units will place on
the County. The approved rezoning projected up to 1,285,000 SF of commercial building area.
The proposed rezoning allows up to 805,000 SF of High-Cube Warehouse or other industrial
uses. The total credit utilized to offset the residential units totals $1,289,750. It is unclear what
the proposed industrial use will offset as opposed to the currently approved commercial
revenue.
Transportation:
It is recognized that while the trip generation for the development is significantly reduced with
the change in land use, the truck portion of that trip generation slightly increases from
approximately 916 (based on 2%) to 1,010.
Of significant concern from a transportation perspective is the implementation of the
comprehensive planned road network which is proffered in the approved rezoning. The
approved rezoning provides a coordinated development that implements the connection to
Route 50 at Inverlee Drive from Coverstone Drive. The Applicant’s new proposal builds a
portion of that roadway but shifts the remainder to the other land bays and there is no evidence
that it is feasible for the remaining landbays to address this. The connection from Route 50 to
Coverstone and eventually Route 522 (and its ultimate) is important to improving the long-term
traffic congestion on Route 50 from Prince Frederick Drive to I-81.
This proposal also shifts the cash proffers for future improvements or signalization at the
intersection of Prince Frederick and Costello to the other land bays. In addition, the proposed
improvements at Route 522 and Costello Drive do not improve level of service or add capacity.
A recommendation regarding this rezoning application to the Board of Supervisors would be
appropriate. The Applicant should be prepared to adequately address all concerns raised by the
Planning Commission.
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Application
Parcels
Sewer and Water Service Area
B2 (General Business District)
B3 (Industrial Transition District)
M1 (Light Industrial District)
M2 (Industrial General District)
MH1 (Mobile Home Community District)
R4 (Residential Planned Community District)
RP (Residential Performance District)µ
Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: October 18, 2018
Winchester
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112CAHILLE DR 243SUMMERFIELD DR
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Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: October 18, 2018
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128ELMWOOD RD
222ADMIRALBYRD DR
200AVIATION DR
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580AIRPORT RD
382ARBOR CT 320INDEPENDENCE DR
220ADMIRALBYRD DR
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380ARBOR CT 280VICTORY RD
170MUSKOKA CT
338ARBOR CT
331VICTORY RD
310VICTORY RD
320VICTORY RD
368VICTORY RD
321ARBOR CT
390AIRPORT RD 296ARBOR CT 351VICTORY RD161MUSKOKA CT
141MUSKOKA CT 266ARBOR CT
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230AIRPORT RD 290AIRPORT RD
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301BUFFLICK RD317BUFFLICK RD339BUFFLICK RD
1828MILLWOODPIKE277BUFFLICK RD287BUFFLICK RD
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223BUFFLICK RD 262BUFFLICK RD
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Sewer and Water Service AreaLong Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
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Industrial
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Rural Area
Interstate Buffer
Landfill Support Area
Natural Resources & Recreation
Environmental & Recreational Resources µ
Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: October 18, 2018
Winchester
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