PC 03-02-16 Meeting Agenda
AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
March 2, 2016
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) February 3, 2016 PC Minutes ......................................................................................... (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments ................................................................................................... (no tab)
PUBLIC HEARING
5) Rezoning #01-16 for 84 LUMBER submitted by Pierce Hardy Limited Partnership, to
rezone 10.0 acres the from B-3 (Industrial Transition) District with Proffers to the M-1
(Light Industrial) District with Proffers. The property is located at 240 Yardmaster
Court, off of Martinsburg Pike (Route 11 North) in the Stonewall Magisterial District,
and is identified by Property Identification Number 44-A-75B ..................................... (B)
6) 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.
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Frederick County Planning Commission Page 3305
Minutes of February 3, 2016
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 February 3, 2016
PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice
Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District;
Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Greg L. Unger, Back Creek
District; J. Rhodes Marston, Back Creek District; Charles F. Dunlap, Red Bud District; Christopher M.
Mohn, Red Bud District; Charles E. Triplett, Gainesboro District; Roderick B. Williams, County
Attorney; Blaine Dunn, Board of Supervisors Liaison.
ABSENT: Stanley Crockett, Stonewall District; Kevin Kenney, Gainesboro District.
STAFF PRESENT: Michael T. Ruddy, Director; Mark R. Cheran, Zoning and Subdivision
Administrator; and Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Wilmot called the February 3, 2016 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Wilmot commenced the meeting by inviting everyone to
join in a moment of silence.
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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.
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MINUTES
Upon motion made by Commissioner Oates and seconded by Commissioner Manuel, the
Planning Commission unanimously adopted the minutes of their November 18, 2015 and December 2,
2015 meetings.
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Frederick County Planning Commission Page 3306
Minutes of February 3, 2016
ELECTION OF SECRETARY
Commissioner Oates nominated Michael T. Ruddy to serve as Secretary of the Planning
Commission. This nomination was seconded by Commissioner Thomas and unanimously approved.
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COMMITTEE REPORTS
Comprehensive Plans and Programs Committee (CPPC) – Mtg. 1/11/16
Commissioner Mohn reported the committee continued discussion on the update to the
2035 Comprehensive Plan, reviewed input from the working groups, and will continue these discussions
at future meetings.
Transportation Committee - Mtg. 2/01/16
Commissioner Oates reported Supervisor Lofton is now the Chairman of the
Transportation Committee. Commissioner Oates continued there was a discussion on House Bill 2; there
are four out of the six projects the County applied for that received a positive endorsement from VDOT,
however they all go to the Commonwealth Transportation Board and funding is not definite. He
continued the second item that was discussed was the Transportation portion of the Comprehensive Plan,
a few minor things were noted and it is being forwarded to the Comprehensive Plans and Programs
Committee.
City of Winchester Planning Commission – Mtg. 2/2/16
Commissioner Smith reported a work session was held. He noted at the work session an
ordinance amendment pertaining to the maximum permitted residential density in the planned unit
development overlay district was discussed.
Board of Supervisors Report – Mtg. 1/27/16
Board of Supervisors’ Liaison, Supervisor Blaine Dunn reported the Board of
Supervisors approved REZ #12-15 for Crosspointe with modifications to the commercial and
development areas.
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CITIZEN COMMENTS
Chairman Wilmot 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 Wilmot closed the citizen comments portion of the meeting.
Frederick County Planning Commission Page 3307
Minutes of February 3, 2016
PUBLIC HEARING
Conditional Use Permit #05-15 for the Winchester Chapter of the Izaak Walton League, submitted
for an expansion of non-conforming use (outdoor recreation/shooting area). The property is
located at 2863 Millwood Pike, and is identified with Property Identification Number 77-A-72 in the
Shawnee Magisterial District.
Action – Recommend Approval
Zoning and Subdivision Administrator, Mark R. Cheran reported this property is
currently zoned RA (Rural Areas) and the current land use is Outdoor Recreation. The proposed use is
the expansion of a non-conforming use for an outdoor shotgun shooting range. Mr. Cheran continued
outdoor shotgun shooting ranges are considered as an outdoor recreation use in the RA (Rural Areas)
Zoning District with an approved Conditional Use Permit (CUP). Research of County records revealed
that a CUP had never been approved for the existing 149 +/- acre Izaak Walton facility. Mr. Cheran
noted this facility was established prior to this zoning requirement and is considered to be a legally non-
conforming use.
Mr. Cheran explained it is the Applicant’s request to expand the size and location of the
outdoor shotgun shooting range. This proposed shooting range will cover an area approximately 3 +/-
acres and will be used for clay targets launched by trained shotgun range supervisors. The Applicant has
indicated this proposed range will be used for shotguns of 12, 16, 20, 28, and .410 gauges. The only shot
size will be 7 ½ or smaller. The range will be under the supervision of the Izaak Walton appointed and
trained firearm supervisors at all times when in use. Mr. Cheran concluded this CUP will expand the
facility that currently includes a lodge building, picnic shelters, a rifle range, and fishi ng areas and access
to the property is via a key pad gate system for members only.
Ms. Joan Fine representing the Applicant reported the Izaak Walton League of
Winchester is a Virginia chapter of the National Izaak Walton League of America and was initially
formed for conservation purposes.
Mr. James Sherry, President of the Winchester Izaak Walton League reported he and the
current board of directors were elected in June 2015 and they were charged with the task of fixing what
was in disarray with the chapter. He continued one item that was not expected to be wrong is the shotgun
range. Mr. Sherry explained the chapter has been shooting clay targets since the 1970’s on land that was
acquired in 1965 or so. Mr. Sherry continued the current location is closely supervised; the park has
limited access; the chapter holds an excellent record of safe operations. Mr. Sherry reported the Izaak
Walton League submitted an application and during the process they were advised by the Winchester
Regional Airport Authority to submit to the FAA an Obstruction Evaluation/Airport Airspace Analysis
report. He noted the response was returned from the FAA indicating the shotgun range does not pose an
obstruction hazard. Mr. Sherry shared the chapter has facilitated visits by County personnel to see
firsthand the layout of the range and exactly how it is used. Mr. Sherry continued the shotgun range is
located on 3 acres, it provides a safe and secure venue for shotgun enthusiasts. He noted this is
accomplished on a range that is under chapter supervision whenever it is in use. Mr. Sherry explained a
designated range supervisor is present to ensure the equipment is operated properly, safely, and that the
shooters comply with all of the safety rules that are being implemented. Mr. Sherry continued the
members are subjected to a safety orientation before they are permitted to use and access any of the range
facilities. He noted the Izaak Walton League is protected from unauthorized use by a locked vehicle gate
that utilizes a key pad and that gate is under video surveillance.
Frederick County Planning Commission Page 3308
Minutes of February 3, 2016
Commissioner Thomas inquired what the range of the shotguns being used is and the
carrying distance on the shotgun range. Mr. Sherry noted the largest shot permitted at the shotgun range
is 7 ½ which are said to have a maximum carry distance of 209 yards at the proper elevation.
Commissioner Marston requested clarification on the operating hours of the shotgun
range. Mr. Sherry responded the hours are 1:00–3:00 p.m. on Saturdays and Sundays and this depends on
the weather and the availability of a range supervisor. Commissioner Marston then inquired what type of
training the range supervisors are provided. Mr. Sherry elaborated that the training varies; a number of
individuals are NRA certified safety officers; there are others who have been associated with the chapter
for numerous years that have helped organize the range and develop the rules of the shooting range. Mr.
Sherry concluded all keys to access equipment needed for the shotgun range are accounted for, logged,
and only range supervisors are in possession. He noted that the safety of the shotgun range is of the
upmost importance.
Commissioner Dunlap inquired has there been any communication with the Winchester
Regional Airport Authority by the chapter. Mr. Sherry commented he has unsuccessfully made contact
however; the chapter attorney Ms. Joan Fine has visited with them.
Commissioner Thomas inquired if there is electricity or any type of lighting at the
shotgun range. Mr. Sherry noted there is neither electricity nor lighting.
Chairman Wilmot called for anyone who wished to speak regarding this Public Hearing
to come forward at this time.
Citizen Edward Keenan came forward to express his opposition to the shotgun range.
Mr. Keenan is primarily concerned with the safety issues associated with this application due to the close
proximity to his property.
Citizen Carl Golightly came forward expressing his concerns of safety. Mr. Golightly
noted he is a registered gun owner, enjoys shooting however he would like to see upgrades done to the
Izaak Walton facility to improve all safety aspects and to respect the adjoining property owners.
Citizen Warren Golightly came forward; he is concerned with the safety of the adjoining
property owners. Mr. Golightly noted he feels the adjacent property values will decrease due to the
continued shooting that takes place on the Izaak Walton property.
Citizen David Praylor and a member of the Izaak Walton League spoke in favor of the
shotgun range. Mr. Praylor explained when the range was initially constructed it was positioned so the
shots would not leave the range area. He noted in regards to safety the shotgun range regulations that
have been put in place exceed what would be required by the National Skeet Shooting Association.
Citizen Loretta Barr lives near the shooting range and noted she frequently hears shooting
most of which is not on the days listed in the hours of operation.
Citizen Jent P. Mitchell III used mapping provided by Staff and pointed out the rifle
range and the shotgun range. He noted the rifle range is currently unrestricted and can be used seven days
a week. He pointed out the rifle and the shotgun ranges are two separate items and the shotgun range is
the only one being discussed in this proposed CUP.
No one else came forward to speak and Chairman Wilmot closed the public comment
portion of the hearing.
Frederick County Planning Commission Page 3309
Minutes of February 3, 2016
Commissioner Dunlap inquired why the additional parcel owned by Izaak Walton was
not included in this CUP application. Mr. Cheran explained only the parcel which includes the shotgun
range had to be listed on the application.
Commissioner Thomas inquired why there are not hours of operation listed on the CUP.
Mr. Cheran explained the hours of operation could be added as a condition however it would be very
difficult to enforce. Commissioner Thomas commented he hopes the Winchester Izaak Walton League
will hear all the citizen comments and address them accordingly.
Commissioner Oates commented he does not foresee the shotgun range being a problem
for the airport.
Upon motion made by Commissioner Manuel and seconded by Commissioner Ambrogi
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Conditional Use Permit #05-15 for the Winchester Chapter of the Izaak Walton League,
submitted for an expansion of non-conforming use (outdoor recreation/shooting area). The property is
located at 2863 Millwood Pike, and is identified with Property Identification Number 77 -A-72 in the
Shawnee Magisterial District.
(Note: Commissioner Crockett and Commissioner Kenney were absent from the meeting)
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ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner Oates to adjourn
the meeting. This motion was seconded by Commissioner Thomas and unanimously passed. The
meeting adjourned at 7:55 p.m.
Respectfully submitted,
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June M. Wilmot, Chairman
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Michael T. Ruddy, Secretary
B
REZONING APPLICATION #01-16
84 LUMBER
Staff Report for the Planning Commission
Prepared: February 17, 2016
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission: 03/02/16 Pending
Board of Supervisors: 04/13/16 Pending
PROPOSAL: Rezoning #01-16 for 84 LUMBER submitted by Pierce Hardy Limited Partnership, to
rezone 10.0 acres from the B-3 (Industrial Transition) District with Proffers to the M-1 (Light
Industrial) District with Proffers. This application proposes to revise the proffers of Rezoning #02-05 to
allow the site to be utilized for a truss manufacturing plant.
LOCATION: The property is located at 240 Yardmaster Court, at the end of the unsignalized
intersection of Yardmaster Court and Martinsburg Pike (Route 11 North).
EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR 03/02/16 PLANNING
COMMISSION MEETING:
The 84 Lumber application seeks to rezone 10.0 acres from the B-3 (Industrial Transition) District to
the M1 (Light Industrial) District with proffers to enable the operation of a truss manufacturing plant.
This 10 acre tract is a portion of a 59 acre tract originally rezoned to the B3 District in 2005 (Adams
Property).
The Northeast Land Use Plan of the 2030 Comprehensive Plan identifies this property with a business
land use designation. While the requested industrial zoning requested by the applicant is inconsistent
with the comprehensive plan, the use is generally consistent and is assured through the proffer
statement. The truss manufacturing facility is similar in nature to the 84 Lumber Facility that previously
occupied the site; however, manufacturing is not permitted in the B3 (Industrial Transition) District.
The applicant has proffered a site plan which limits the use of the site to a truss manufacturing facility
(see proffer 1). The impacts associated with the change of use have been limited by the scope of the
proffer statement. Therefore, no additional impacts to Frederick County or the surrounding property
owners are anticipated.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The Aapplicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning #01-16 – 84 Lumber
February 17, 2016
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 03/02/16 Pending
Board of Supervisors: 04/13/16 Pending
PROPOSAL: Rezoning #01-16 for 84 LUMBER submitted by Pierce Hardy Limited Partnership, to
rezone 10.0 acres from B-3 (Industrial Transition) District with Proffers to M-1 (Light Industrial)
District with Proffers.
LOCATION: The property is located at 240 Yardmaster Court, at the end of the unsignalized
intersection of Yardmaster Court and Martinsburg Pike (Route 11 North).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 44-A-75B
PROPERTY ZONING: B-3 (Industrial Transition) District to M-1 (Light Industrial) District
PRESENT USE: Old 84 Lumber Facility (Lumber Sales)
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) District Use: Residential/Agricultural
South: B3 (Industrial Transition) District Use: Vacant
East: RA (Rural Areas) District Use: Residential
B3 (Industrial Transition) District Use: Vacant
West: B3 (Industrial Transition) District Use: Vacant/Rail/I-81
Rezoning #01-16 – 84 Lumber
February 17, 2016
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Rt. 11. This route is the VDOT roadway which has been
considered as the access to the property referenced. VDOT is satisfied that the transportation proffers
offered in the 84 Lumber Truss Plant Rezoning Application dated November 24, 2015 address
transportation concerns associated with this request.
Fire Marshal: Plans Approved.
Public Works Department: The proposed rezoning has the approval of the Frederick County Public
Works Department. We respectively request that the existing storm water system including the storm
water pond be inspected and maintained prior to re-occupying the facility.
Frederick County Sanitation Authority: No Comments.
Frederick County Attorney: Please see attached letter from Roderick B. Williams, County Attorney,
dated January 12, 2016.
Planning & Zoning:
1) Site History:
The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the
zoning of the subject parcel as A-2 (Agricultural General) District. 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.
In 2004, the Board of Supervisors approved Rezoning #11-04 which rezoned the property to the
B3 (Industrial Transition District) with proffers. On May 13, 2005 the Board of Supervisors
approved Rezoning #02-05 which revised the proffers for the site to modify the proffered uses
of the site.
2) Comprehensive Policy Plan:
The 2030 Comprehensive Plan and the Northeast Frederick Land Use Plan provide guidance on
the future development of the property. The property is located within the SWSA. The 2030
Comprehensive Plan identifies this property with a business land use designation. While the
requested industrial zoning requested by the Applicant is inconsistent with the comprehensive
plan, the use is generally consistent and is assured through the proffer statement. The truss
manufacturing facility is similar in nature to the 84 Lumber Facility that previously occupied the
site; however, manufacturing is not permitted in the B3 (Industrial Transition) District. The
Applicant has proffered a site plan which limits the use of the site to a truss manufacturing
facility.
Rezoning #01-16 – 84 Lumber
February 17, 2016
Page 4
Transportation and Site Access:
Direct access to Martinsburg Pike will continue to be provided to the development through a
single shared commercial entrance which is Yardmaster Court.
4) Proffer Statement: Dated January 18, 2015:
A) General Development Plan. The applicant has proffered to develop the subject property
in substantial conformance with the attached site plan for an 84 Lumber Truss Plant
(dated January 28, 2016).
B) Vehicle Per Day (VPD) and Land Use Restrictions
1) The Applicant proffers to restrict development of the 10 acre property to an
amount not to exceed a maximum of 1,393 VPD.
2) The applicant has proffered to prohibit the following M-1 District land uses on
the site:
Local and suburban transit and interurban highway passenger
transportation
Business associations; membership organizations; and labor unions
Motor freight transportation, excluding warehousing and storage
Transportation by air
Transportation services
Truck stops
C) Transportation
1) Direct access to Martinsburg Pike will be provided through a single shared
commercial entrance (Yardmaster Court) to provide ingress and egress for the
10 acre property.
2) Turn lane – Martinsburg Pike. – completed
3) Signalization – Applicant will provide a pro rata share of the cost of
signalization if needed.
D) North Buffer. The owner shall maintain the six foot high earthen berm as the opaque
element within the 100 foot wide Category C full screen adjacent to tax parcels 44-A-
76A, 75A, and 7.
E) Monetary Contributions to Offset Impact of Development
A monetary contribution of $.015/building square foot, based on additional added
square footage.
Rezoning #01-16 84 Lumber
February 17, 2016
Page 5
STAFF CONCLUSIONS FOR 03/02/16 PLANNING COMMISSION MEETING:
The 84 Lumber application seeks to rezone 10.0 acres from the B-3 (Industrial Transition) District to
the M1 (Light Industrial) District with proffers to enable the operation of a truss manufacturing plant.
This 10 acre tract is a portion of a 59 acre tract originally rezoned to the B3 District in 2005 (Adams
Property).
The Northeast Land Use Plan of the 2030 Comprehensive Plan identifies this property with a business
land use designation. While the industrial zoning requested by the Applicant is inconsistent with the
comprehensive plan, the use is generally consistent and is assured through the proffer statement. The
truss manufacturing facility is similar in nature to the 84 Lumber Facility that previously occupied the
site; however, manufacturing is not permitted in the B3 (Industrial Transition) District. The Applicant
has proffered a site plan which limits the use of the site to a truss manufacturing facility (see proffer 1).
The impacts associated with the change of use have been limited by the scope of the proffer statement.
Therefore, no additional impacts to Frederick County or the surrounding property owners are
anticipated.
Following the required public hearing, 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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Sewer and Water Service Area
Building Footprints
Long Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
Fire & Rescue
Historic
Institutional
Planned Unit Development
Park
Recreation
School
Employment
Airport Support Area
B2 / B3
Residential, 4 u/a
High-Density Residential, 6 u/a
High-Density Residential, 12-16 u/a
Rural Area
Interstate Buffer
Landfill Support Area
Natural Resources & Recreation
Environmental & Recreational Resources
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: February 3, 2016Staff: cperkins
Stephenson
MA
R
T
I
N
S
B
U
R
G
P
I
K
E
MICHA
E
L
D
R
YARDMASTER CT
STE
P
H
E
N
S
O
N
R
D
MORELAND LN
EDW
I
N
W
A
Y
0111
REZ # 01 - 1684 LumberPIN:44 - A - 75BRezoning from B3 to M1
0 320 640160 Feet
REZ # 01 - 1684 LumberPIN:44 - A - 75BRezoning from B3 to M1
REZ #01-16