HomeMy WebLinkAbout10-05 ApplicationAugust 12, 2005
Mr. Charles E. Maddox, Jr.
Patton Harris Rust Associates
11 E. Piccadilly Street, Suite 200
Winchester, VA 22601
RE: REZONING 1410 -05, WAKELAND PROPERTIES
Dear Chuck:
Sincerely,
Susan K. Eddy
Senior Planner
SKE/bhd
Encl osure
ef9AJ
C
107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000
Department of Planning and Development
540/665 -5651
FAX: 540 /665 -6395
cc: Wakeland Manor Land Trust, 300 Craig Dr., Stephens City, VA 22655
Gene Fisher Shawnee Magisterial District Supervisor
June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners
Jane Anderson, Real Estate
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of August 10, 2005. The above referenced application was approved to rezone 7.26 acres
from RA (Rural Areas) District to B2 (General Business) District, with proffers. The subject
properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet
south of the Papermill Road intersection, and are identified with Property Identification Numbers 64-
A-29 and 64 _A -30, in the Shawnee Magisterial District.
The proffer that was approved as a part of this rezoning application is unique to this property and is
binding regardless of ownership. Enclosed is a copy of the adopted proffer statement, dated and
signed on June 10, 2005, for your records.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
RICK
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
Planning Commission: 0' /06/05
Board of Supervisors: 08/10/05
PROPOSAL: To rezone 7.26 acres from RA (Rural Areas) District to 132 (General Business) District
for commercial uses.
LOCATION: The properties are located east and adjacent to Front Royal Pike (Route 522).
approximately 350 feet south of the Papermill Road intersection.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 64 -A -29 and 64 -A -30
PROPERTY ZONING: RA (Rural Areas) District.
PRESENT USE: Residential
ADJOINING PROPERTY ZONING PRESENT USE:
North:
South:
East:
West:
RA (Rural Area)
MH 1 Mobile Home Community
MH 1 Mobile 1 -tome Community
RA (Rural Area)
PROPOSED USES: Commercial
Use:
Use:
Use:
Use:
REZONING APPLICATION #10 -05
WAKELAND PROPERTIES
Staff Report for the Board of Supervisors
Prepared: July 21, 2005
Staff Contact: Susan K. Eddv, Senior Planner
Action
Recommended Approval
Pending
Residential
Residential
Residential
Vacant
Rezoning #10 -05 Wakeland Properties
July 21, 2005
Page 2
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Route 522. This route is the VDOT roadway which has been
considered as the access to this property. VDOT is satisfied that the transportation proffers offered in
the Wakeland Properties rezoning application dated April 15, 2005 addresses transportation concerns
associated with this request. Before development, this office will require a complete set of construction
plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E Trip Generation
Manual, Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs,
including right -of -way dedications, traffic signalization, and off -site roadway improvements and
drainage. Any work performed on the State's right-of-way must be covered under a land use permit.
This permit is issued by this office and requires an inspection fee and surety bond coverage.
Fire Marshal: The proffer model indicates a $37,571 impact to Fire Rescue. The tax credits that
cover this amount go directly to the general fund and are distributed without regard to the impact to fire
and rescue. Plan approval recommended.
Millwood Station Fire Rescue: Proper hydrant space. if the site develops into self storage, we will
need 24 hour access by way of Knox Box.
Public Works Department: We recommend that the generalized development plan be revised to
reflect the location of Justes Drive and the proposed realignment of Papermill Road.
Frederick County Inspections: No comment required at this time.
Frederick- Winchester Service Authority: No comments.
Sanitation Authority: No comment.
Frederick Winchester Health Department: The Frederick County Health Department has no
objection to the proposed rezoning providing the zoning and any proposed construction does not impact
any existing or proposed drainfields.
Department of Parks Recreation: No comment.
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon build -out.
Winchester Regional Airport: The proposed rezoning request for Wakeland Properties is in
conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is
compatible with airport operations. It appears that this rezoning will not impact business operations of
the Winchester Regional Airport.
Rezoning #10-05 Wakeland Properties
July 21, 2005
Page 3
Planning Zoning:
Frederick County Attorney: Please see the attached letter dated January 24, 2005, signed by Robert
T. Mitchell. Jr.
Historic Resources Advisory Board: The proposal does not significantly impact historic resources
and it is not necessary to schedule a formal review of the rezoning application by the 1 -IRAB.
According to the Rural Landmarks Survey, there are no significant historic structures located on the
properties nor are there any possible historic districts in the vicinity. It was also noted that the National
Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields
that this rezoning would directly impact. These properties are within the study area of the Second Battle
of Kernstown; however, due to the development in the area, they have been deemed to have lost their
integrity.
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this
property as being zoned A -2 (Agriculture General). The County's agricultural zoning districts
were combined to form the RA (Rural Areas) District upon adoption of an amendment to the
Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the
zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned
land to the RA District.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1 -17
Land Use
The parcels comprising this rezoning application are located within the County's Sewer and
Water Service Area (SWSA), and the Urban Development Area (UDA).
This site is within the boundaries of the Southern Frederick Land Use Plan of the
Comprehensive Policy Plan. The Southern Frederick Land Use Plan does not identify any
specific land use for this site. The plan identifies industrial uses to the east and south. However,
a new middle school is under construction east of this site and a new elementary school is
planned for the same area. The Southern Frederick Land Use Plan identifies a Planned Unit
Development to the west. No land use has been designated to the north. At present the site is
immediately surrounded to the north, south and east by residential development.
The Southern Frederick Land Use Plan seeks to concentrate industrial and commercial uses near
and around interstate, arterial, and major collector interchanges and intersections. Since the
Rezoning #10 -05 Wakeland Properties
July 21, 2005
Page 4
adoption of the Southern Frederick Land Use Plan in 1999, Justes Drive has been partially
constructed and it will eventually form a major collector road linked to Airport Road. In
addition, the relocation of Papermill Road south to the intersection with Justes Drive has been
added to the County' s Draft Six Year Road Plan. Therefore that intersection, located
approximately 300 feet south of this site, is evolving into a major intersection suitable for
commercial development as per the land use plan. However, given that the site is surrounded
on three sides by existing residences, staff and the County Attorney had suggested to the
applicant that he consider restricting some B2 uses that might otherwise be allowed on the
property.
The Comprehensive Policy Plan promotes quality design along business corridors. In particular
the size, number and spacing of signs are highlighted for further consideration. Given the
prominent location of this site, reduced signage warrants further consideration.
7 ransportal ion
The Eastern Road Plan of the Comprehensive Policy Plan calls for a new major collector
between Papermill Road and Airport Road. The new Justes Drive, in coordination with a re-
routed Papermill Road, will form this connection. The Southern Frederick Land Use Plan seeks
signalization at major intersections to promote efficient traffic movement and specifically
encourages intermodal opportunities including bicycle and pedestrian systems. The Frederick
County Bicycle Plan designates Route 522 as a short -term designated route.
3) Site Suitabilitv /Environment
The site does not contain any environmental features that would either constrain or preclude site
development. In particular, there are no identified areas of steep slopes, floodplain or
wetlands /hydrologic soils on the parcels identified in this application.
The General Soil Map of the Soil Survey of Frederick County. Virginia indicates that the soils
comprising the subject parcel fall under the Weikert- Berks- Blairton soil association. The
predominant soil type on the site is Clearbrook channery silt loam, 2 to 7 percent slopes (map
symbol 9B), as shown on map sheet number 42 of the survey. An area of Berks channery silt
loam, 2 to 7 percent slopes (map symbol 1B), also exists along the frontage of the site. These
soil types are not considered prime farmland. The characteristics of these soil types and any
implications for site development are manageable through the site engineering process.
4) Potential Impacts
A. Transportation
Traffic Impact Analysis.
The traffic impact analysis (TIA) prepared for this application assumed a maximum land use
intensity of 80,000 square feet of general retail uses. Using trip generation figures from the
I.T.E. Trip Generation Manual. 7 Edition. the proposed rezoning is projected to generate 5,874
average daily trips (ADT). The TIA prepared for this application evaluated the impacts of the
project generated traffic on two distinct road configuration scenarios. The first scenario reflects
the existing external road network,_ with Papermill Road intersecting Route 522 immediately
Rezoning #10 -05 Wakeland Properties
July 21, 2005
Page 5
north of the site. The second scenario assumes the future relocation of Papermill Road to align
with Justes Drive at its intersection with Front Royal Pike south of Shenandoah Mobile Horne
Park. The TIA indicates that Level of Service C conditions or better will be maintained on
study roads and intersections, regardless of the ultimate road configuration scenario.
As the applicant did not proffer to limit the floorspace of mini- warehouse /self storage facilities.
Patton Harris Rust and Associates provided supplemental information, not included in the TIA,
on trip generation from the I.T.E. Trip Generation Manuel, 7 Edition. Development of the
entire 7.26 acre site with mini- warehouse /self storage uses would produce approximately 442
trips per day (ADT). Peak trips are estimated to total 30 at AM peak hour (18 in/ 12 out) and 45
at PM peak hour (23 in/22 out). The acreage based projection equates to approximately 180,000
square feet of mini warehouse /self storage uses on the site (0.57 FAR).
B. Sewer and Water
A 12" water main extends across the frontage of the subject property adjacent to the Front Royal
Pike right of way. The subject site is further traversed by an 8" gravity sewer main.
Applying the standard water consumption rate for general commercial /retail uses of 200 GPD
per 1,000 square feet of floor area, the proposed use of the project is expected to consume
approximately 16,000 GPD of water and produce equivalent sewer flows. The Sanitation
Authority and Service Authority offered "no comment" for this rezoning.
C. Community Facilities
The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs
associated with various types of development proposals presented to the County. The projected
costs to Fire and Rescue.. Public Schools, Parks and Recreation, Library, Sheriff's Office and for
the Administration Building are calculated and provided to the applicant for their consideration.
The Fiscal Impact Model output for this project indicates a net positive fiscal impact at the build
out of the project. However, in recognition of the impacts that may be realized by the
community to the Fire and Rescue services and Sheriffs office, the applicant has proffered a
contribution in the amount of $2,000 to Frederick County for Fire and Rescue purposes and
$2,000 to Frederick County for Sheriffs office purposes. The timing of this contribution is
dependant upon future site development activity.
5) Proffer Statement Dated .tune 10, 2005
A) Generalized Development Plan
The applicant has proffered a Generalized Development Plan (GDP dated June 10, 2005) for the
site. The GDP shows a single entrance on Route 522 and a 20' landscaped corridor buffer along
Route 522.
B) Land Use
The applicant has proffered to develop the site with 32 land uses not to exceed 80,000 square
feet of gross floor area, excluding the floor area of mini warehouse /self storage facilities, which
shall be permitted on the site without restriction to floor area, except as otherwise governed by
Rezoning #10 -05 Wakeland Propert ies
July 21, 2005
Page 6
the Frederick County Zoning Ordinance.
(Staff Note: While the proffered maximum square footage is 80,000 square feel, plus mini
warehouse /self storage facilities, the applicant will still be required to meet all criteria in the
Zoning Ordinance and may not be able lo accommodate 80,000 square feet of B2 uses. In
addition, restricting uses within the B2 District should be considered as per the comments of
staff and the County Attorney.)
C) Site Development
The applicant has proffered to limit site entrances to one as shown on the GDP. Also proffered
is a 20' landscaped corridor buffer along the Route 522 frontage which will include mixed
ornamental plantings consistent with good site line characteristics for highway entrances. This
buffer will be in addition to the buffering and landscaping requirements of the Zoning
Ordinance. The applicant has further proffered to limit freestanding signs in the buffer area to
one.
(SLuffNote: The term "mixed ornamental plantings" is imprecise. Stgffreview ofthe landscape
plan, as per the attorney's comments, should he considered.)
D) Transportation
The applicant has proffered $19,000 for signalization of the intersection of Justes Drive and
Front Royal Pike and /or future design and construction of the re- aligned Papermill Road. The
applicant has proffered to install turn lane improvements on Front Royal Pike. The applicant
has proffered to identify and reserve locations for inter- parcel pedestrian and vehicular access
during the master development plan (MDP) and or site development plan (SDP) process.
(Staff Note: Given this sites proximity to two .schools it might be appropriate to establish the
applicant's commitment to pedestrian facilities, such as sidewalks and bicycle trails at the
rezoning stage. The master development plan (MDP) and site development plan (SDP) stages
are administrative processes.)
E) Monetary Contribution
The applicant has proffered a monetary contribution in the amount of $2,000 to Frederick
County for Fire and Rescue purposes and $2,000 to Frederick County for Sheriff's Office
purposes. Both of the above contributions shall be made at the time of issuance of the first
commercial building permit for the site.
STAFF' CONCLUSIONS FOR 07/06/05 PLANNING COMMISSION MEETING:
The use of the Wakeland Properties site is generally consistent with the goals of the Frederick County
Comprehensive Policy Plan. Elements ofthe rezoning application have been identified that should be
carefully evaluated to ensure that they fully address specific components ofthe Comprehensive Plan, in
particular the Southern Frederick Land Use Plan. Attention should he paid to the provision of a
sidewalk and bicycle lane along Route 522 and corridor appearance standards for enhanced landscaping
Rezoning #10 -05 Wakeland Properties
July 21, 2005
Page 7
and reduced signage. The applicant should carefully examine uses allowed in the B2 District which may
not be appropriate given the adjoining residences.
Confirmation of the issues identified in the staff report, and any issues raised by the Planning
Commission, should be addressed prior to the decision of the Planning Commission.
PLANNING COMMISSION SUMMARY AND ACTION OF 07/06/05 MEETING:
Three area residents spoke in opposition to the approval of this rezoning at this time. They believed
there were too many unanswered questions regarding the uses and the location of roads, especially in
light of the new school sites. They also spoke about the problems they were experiencing in this area
with drainage, with tractor trailer movement, with the volume of traffic and congestion, and noise; they
were concerned about public safety.
Mr. Mark Smith said he was representing the Shenandoah Mobile Home Court and that he was not
opposed to the proposed rezoning. but he wanted to clarify the entrance issue. Mr. Smith said that his
remaining existing entrance is too close to Justes Drive and will need to be moved up. He wanted to
work with the representatives of the adjoining Wakeland Properties on the coordination and spacing of
their entrance and right -turn lane dedication so that he has enough available room to make a safe
entrance and a viable corner for the possibility of commercial use.
Mr. Lloyd Ingram of VDOT was available to answer questions from the Commission. Mr. Ingram said
the minimum distance requirement between entrances in a 55 mph speed zone is 200 feet; he explained
that once the schools are up and running, VDOT would be able to do a traffic count and conduct a study
to determine if a reduction in speed limit in this area is warranted.
One Commissioner considered this to be spot zoning and that a precedent for commercial uses would be
set. He predicted that the entire area between Justes Road and this development would experience a
commercial domino affect. Other Commissioners, however, preferred to see this site developed with
commercial, rather than residential. They encouraged the developer to establish RP- friendly uses that
were aesthetically pleasing, rather than the typical strip mall.
The Planning Commission voted unanimously to recommend approval of the rezoning, with the proffers
as submitted by the applicant. (Commissioner Manuel and Ours were absent from the meeting.)
STAFF CONCLUSIONS FOR 08/10/05 BOARD OF SUPERVISORS MEETING:
The use of the Wakeland Properties site is generally consistent with the goals of the Frederick County
Comprehensive Policy Plan. Attention should be paid to the provision of a sidewalk or multi purpose
trail along Route 522 and corridor appearance standards for enhanced landscaping and reduced signage.
Following the required public hearing, a decision regarding this rezoning application by the Board
of Supervisors would he appropriate. The applicant should he prepared to adequately address all
concerns raised by the Board of Supervisors.
F.i
r-
a -z.41,
a 91anand03f
1Aleme0 13l
c�vrr9�`'
c u
h'Nh .f
v
=t.
kQ'
v
if t'
sr
i i
w^ Y�xl,•�
•:fr
t
1
p,
`J
4
A Y
�h
c•
1
t 2# v x n Y 1�
XfY
`f
S '1 T° E -P 1 Y6.1.� a l Y
``SFr! v pz
j M f bf fi l A 41 1 fS, �i X14 Ev'#
T P `!+'4 it
lY t �.1.1 L
°z �x Gi a'�
C
y -it fi 'S`� t bX x
'r3 r T i�..L.
yp'1" t ih' 4 t t f a.
ry2 Ya r �'b M I, -0' "0
,p 1 Ii. k d V
Y
i L t{ (S
CTliilll d �i T f V >`it J
R s Y rgp
if .1.p,ry.'y, a 1:�
"n _4y \F �F '{�.kw'IY
1 'L �t t d
a '�p t• y.. `'t x� F. 1 +r
f r te Y hj'
r�w N f i.
f.u.. a °ej!,• ^�..,k��
r-'4 t
s'
.Z r 3L'�y a 1G' l r;;v h l
d: r
y �y�
T sr 1 r:Ri Y.} %A' l 5
,�c g,_ Y a�? 7ksae�+'E l' 1
$y} J i'�S i M1 Soh �xi t f 7
,4 s r x t 5 4 Y }may
i ki Cii s b
i;
f �9 r,. Ci �S 1 F I Sa
1} P
f+
`*cif„ �n5 4 S °'4 w 4sd, l� li 'p 1
i" s �x 1l �F tt �Y` t"�
t 4
t i s r 1
k ti'.^ i^ d1 y
y 5 I
a 4 X134 P
y i
,r+,d,'".'` e A o 1�, a ,1,
F
i s
r l S 4
o �jA
'k 'c
14 (t x,�t, A. 5 4` `r" i e
f
aF t R p
y A `"1A i t.. F"'§ f ly n A •k "bA
4 J j
f. t l .Nd �1 d A'f`r' �'b• 2� J
ziNI
i r i f j•4
M1TF'. \t�f q d'A'f��`y(h��£ 5S q•i yi�l 4� J Y'�'f�'p+uiY S'�`K�
•'.Rl m X N S n `F IT J f S`^i
d
u �.''�s�
f n lT"L F I k �s§F y *F7
Tmw it A .i 3 dd n:
Yi y.� y, as b
ZC o S 'ie• °±4. Y 'I+� 4' -t p' .ii.. k �a G� M Nr�•
a 4 m eF It
S.
'4C`i S R;
,.l.r y
+rl n s'- `N�K^ .ny d '""3 u a ,y�i �l1
.y. p q
de 't r $H �i .9.,r i s iTR .r �.,,'n'}�i �Y1'�•
1 2 f}��
,j q' S P 1 u
M.:�� �rn Y M 'k "-i I S
sY 4. ^r M .f i7T'•'"' e 6,'F`�'4
6 a. yi��
f• r;, tl, i:.. Y y e '.e Y Se at
a 'F`lt {�}r
l A C'
t SA.�;r t K 3
h s"i k Tf" r- Y rT .as i
P f
_'y'ff -f AK+ Q l'
T fA., 1 7 1P..+Rt!!}' S'
m-g,SraS" r .R
;t n •.1..
n u e n
c rs -+l^ Y. a' Jd yf nF
7 1-
.e• °Ye
FG S7i x> e -i i�E'+dr� C
'r i'�� t� rr,r I r
cw N1 r
e s .r.G�'4, �a.... Y rFF
r n
.u ff� r �r�
,n
�q r yt
'4i,�Y,44 "a n'.f�' F it s f, w 'J P p i a s9
h 7 l' Y01 "l
Jos es U
sp'rtr'�'s r
t+ C. ''l `"x.: r'K. ,y., -ty
.aaa r
t
v f
q fi '_G •'$P'�sr. C "5 �A' Ii� �9
'`+x: 4f C" }cii""-.py� y �j 4 X1
�1 .i Y ..1� �v•s. L y
REZ #10 -05
Wakeland Properties
(64 -A- 29,30)
64 A 31
TEVALT, PATRICK H
64 A 28
WALLACE, RANDALL S
Map Features Zoning REZ 10 05
Anikaron Brdpea O
.,Business. Neighborhood Distil) MS (Me dical Support Disnlcl)
Wakeland Properties
Ined+ °um Wms O B3 (Business, General USlnp) O R4 (ResbenCal, Planned Community PSNtl)
s. Streams ,e0 Renvvrp N4h 6) Business, IMUSNel Transiton District) R5(Residenoal Recreational Community USttlq(
Buildings Road Centerlines O EM (Extractive Manufacturing District) 0 RA (Rural Areas DisNCI) 64 A 29 30
reeM O HE (Higher Education District) Q RP (Residential Performance District)
O M1 (Industrial, Might District) p'
Q M2 Home 0 75 150 30(
SvSA UOa MHI (Motile Home munity District) N' E
WILLIAMS, ESTHER T
rr.
GRIFF
F4yrn rvCiRSkkX>euar..-
ALLA�E RANDALL Uysi' t i A
0
r® ®ke
t §F WAKEL�AN LAND TRUSTi' i y `a t+«
.°�a•L ����IY.r J v c t G y ��,(Nz- r5 A A' t rc^� I'"
ft't'Y -x•�"� �.'M )V J t.�hT Atn 4Xt' i 1 d v�f �WAWA VA INr
%*1144`• a °std >4.• 410itif spa rt.. o 4.
r I (1 �'�.�.E� 4' e `G' RUSSELL DARYL CO TRUSTEES
41 14 1 10016 Ge y D L �fr r r 9��� �'y G MAPS"
000"' p
�4 S HENANDOAH MOBILE COURT ry S. e� 1 �d'• 4
T el..- 4 z r s `4} t� 'sv t
4 �P 0� "4,0 l .4`,404> ig e apt
4 7,341,SO41***0 Ma.matif:itterstr: essieetst.
t Q fl At. Ahltatte....4 Vas... J -.t ra ,nt( ':i'#ko�l ends' S, `''r' ,.F. ��r
O aweings
Tanks
Paeels
O SWSA
Map Features Zoning
Po%iaoan Bridges 31 (Business, Neighborhood District) Q MS (Medical Support District)
""s/""s gams O Sz (Business, General District) O 34 Residential, Planned Comm District) Wakeland Properties
.n.-. Steams /3./ Retaining w.», O B3 (Business. Industrial Transition District) 35 (Residential Recreational Community District)
Road Centerlines Q EM (Extractive Manufacturing DisMct) Q RA (Rural Areas District) (64 A 29, 30
AP O HE (Higher Education District) Q RP (Residential Performance District)
IN., Mt (Industrial, Light District) ,,1
Trans 0 Ml, (Industrial, General District) J I'] 0
•e USA O MHt (Mobile Home Community District)
75
REZ #10 -05
150
300
Feet
WAKELAND PROPERTIES
GENERAL /ZED DEVELOPMENT PLAN
FREDERICK COUNTY, NRC /NW
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
OFFICE: (540) 667 -2139 FAX: (540) 665 -0493
To be completed by Planning Staff' e'
Zoning Ainendment Number
PC Hearing Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the Office of
the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicant:
2. Property Owner (if different than above)
Name: Wakeland Manor Land Trust
Address: 300 Craig Drive
Stephens City, Virginia 22655
3. Contact person if other than above
4. Checklist:
Name: Wakeland Manor Land Trust Telephone: 540- 869 -3644
Address: 300 Craig Drive
Stephens City, Virginia 22655
Name: Charles E. Maddox, Jr., P.E., Sr. VP (PHR +A) Telephone: 540 -667 -2139
Location Map
Plat
Deed of property
Verification of taxes paid
Check the following items that have been included with this application.
&Jos 0 S Nub
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
Fee Amount Paid 7 .00R
Date Received 1 Fi o$—
BOS' Hearing Date
Telephone: 540-869-3644
Agency Comments
Fees
Impact Analysis Statement
Proffer Statement
1
5. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Wakeland Manor Land Trust
Rex Wakeman
6. A) Current Use of the Properties: Residential
B) Proposed Use of the Properties: Self Storage; General Commercial
7. Adjoining Property: See Attached
PARCEL ID NUMBER USE ZONING
64 -A -24 Unimproved RA (Rural Areas)
64 -A -28 Residential RA (Rural Areas)
64 -A -31 Residential RA (Rural Areas)
64 -A -32 Residential RA (Rural Areas)
76 -A -1 Residential MH1 (Mobile Home Comm.)
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers).
The properties are located east and adjacent to Front Royal Pike (U.S. Route
522), approximately 280 feet south of the Papermill Road intersection.
2
Acres
Current Zoning
Zoning Requested
7.26
RA
B2
7.26
Total acreage to be rezoned
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary for the
applicant to provide information concerning the specifics of the proposed use. Otherwise, the
planning staff will use the maximum possible density of intensity scenario for the proposed Zoning
District as described on page 9 of the application package.
9. Parcel Identification /Location: Parcel Identification Number: 64 -A -29 30
Magisterial: Shawnee
Fire Service: Millwood
Rescue Service: Millwood
WAKELAND PROPERTIES FRONT ROYAL PIKE
10. Zoning Change: List the acreage included in each new zoning category being requested.
11. The following information should be provided according to the type of rezoning proposed:
Single Family Horne 0 Townhome 0 Multi- Family 0
Non Residential Lots 0 Mobile Home 0 Hotel Rooms 0
Office
Retail
Restaurant
0
80,000
0
Districts
High School: Sherando
Middle School: James Wood
Elementary School: Armel
Number of Units Proposed
Square Footage of Proposed Uses
Service Station
Manufacturing
Warehouse
Other
0
0
0
0
3
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick County
Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick
County, Virginia. 1 (we) authorize Frederick County officials to enter the property for site
inspection purposes.
1 (we) understand that the sign issued when this application is submitted must be placed at the front
property line at least seven days prior to the Planning Commission public hearing and the Board of
Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the
hearing.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s)
Owner(s)
Rex Wakeman
Date 6/10/05
Wakeland Manor Land Trust
Rex Wakeman
Wakeland Manor Land Trust
Date 6/10/05
4
Name and
Property Identification Number (PIN)
Address
Name: Paul M. Haldeman, Jr. Trust
Property 64 -A -24
CIO BB &T Trust
38 Rouss Avenue
Winchester, Virginia 22601
Nance: Randall S. Wallace
Property 64 -A -28
1375 Front Royal Pike
Winchester, Virginia 22602
Name: Patrick H. Tevalt
Property 64 -A -31
1351 Front Royal Pike
Winchester, Virginia 22602
Name: Margaret C. Willis et al
Property 64 -A -32
735 Red Bud Road
Winchester, Virginia 22603
Name: Shenandoah Mobile Court, Inc.
Property 76 -A -1
1405 Front Royal Pike
Winchester, Virginia 22602
Name:
Property
Name:
Property
Name:
Property
Name:
Property
Name:
Property
Adjoining Property Owners
Rezoning
Owners of property adjoining the land will be notified of the Planning Commission and the Board
of Supervisors meetings. For the purpose of this application, adjoining property is any property
abutting the requested property on the side or rear or any property directly across a public
right -of -way, a private right -of -way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of
Revenue. The Commissioner of the Revenue is located on the 2 floor of the Frederick County
Administrative Building, 107 North Kent Street.
5
4/4�
Jg
(R /W c
qR 5 2
FRONT R No5 3 p 3 W
Ro F_ YA pi 14,
PROPERTY OUTLINE
PROPERTY OF:
WAKELAND MANOR
lRF LAND TRUST
DEED BOOK 776, PAGE 685
OPEOUON MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: 1 A 100' DATE: JUNE 10. 2005
PATTON HARRIS RUST ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING LAND SURVEYING PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667 -2139 SHEET 1 OF 1
I -'A
Si 1F2 2'
Hayfield
7
0 s 3'i
n l%
I r
N b
Yr
l,-
Ibi
t
Wain
S
Ai f is
42'
ul
in
r
y
i
ki
z
r E
teP
IY
iR
/7 7
/7 /4/
r
J r.
R
r
I ri
Yr3 to
I
.1_,\.,
d mt
y
2
T
Y te �•,f\.
r
f� y'/
Y. XT 5,�,W
r` 5 .Y' a
O D' `J
7
n A
J l
2,:.®
j a6f
6 w
y i l
Oar.
"roject
ite h
(1, „7
r
p S 1
f
A`
{i re-,
N.
ly 4
gaY.' b� i
r i�i
4
s
e.
76
\L 7
t
mei
Armel
r Double Tollgate
1 4
h's ra.
Z
?y-
X 84
8b N
i�
+S i 86 t
6/10/05
Revised
WAKELAND PROPERTIES
ZONING CONTEXT MAP
FREDERICK COUNTY, VIRGINIA
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
OFFICE: (540) 667 -2139 FAX: (540) 665 -0493
'VA }rr
Hayfield J 4 r
1 "c
L
s
Ibl
N am
S �i
A
-Leeto
Jordan S
4 2 f
3
,J
4
0 L/
7 1/
7
Gv
2
i 4i.. ice..
v r R o und
It
I
s ki ff
Y
1�4., a .-i
P
i f,
a
mt
2
7r 53tl� i
ilt
0petlu t 6
js
i.
1 l C "4a'�
4
if `ar
F
'lf ,Y iii j
k rams
c' 1'S'
S DK
L6
a 76
rr
P
ite 1
C
r
Ir e v, r f
rf °H �4'__ Y
4 3 1 N �a
m 7"
7
'or
y4* -58- 6 s.
y7
AmI
84 i
Arm el i
�g
t
y Double Tollgate
6/10/05
Revised
WAKELAND PROPERTIES
ZONING CONTEXT MAP
fREDER/CK COUNTY, 19RCINM4
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
OFFICE: (540) 667 -2139 FAX: (540) 665 -0493
La
m
WAKELAND PROPERTIES
GENERALIZED DEVELOPMENT PLAN
FREDERICK COUNTY, NRC /M4
Patton, Harris, Rust Associates, pc
117 E. Picadilly St Winchester, Virginia 22601
OMCE: (540) 667 -2139 FAX: (540) 665 -0493