PC 03-16-16 Meeting Agenda
AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
March 16, 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 17, 2016 PC Minutes ....................................................................................... (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments ................................................................................................... (no tab)
PUBLIC HEARING
5) Conditional Use Permit #02-16 for Martha Sparkman, submitted for a Cottage
Occupation-Massage Therapy. The property is located at 1045 Valley Mill Road,
Winchester, Virginia and is identified with Property Identification Number 55-A-176A in
the Red Bud Magisterial District.
Mr. Cheran .................................................................................................................... (B)
6) Rezoning #02-16 for I-81 West Business Park, submitted by GreyWolfe, Inc., to rezone
36.676 acres from the RA (Rural Areas) District to the B-2 (Business General) District,
45.453 acres from the RA (Rural Areas) District to the B-3 (Industrial Transition) District
and 73.360 acres from the RA (Rural Areas) District to M-1 (Light Industrial) District,
with proffers. The properties are located on the west side of Interstate 81 between Cedar
Hill Road (Rt. 671) and Hopewell Road (Rt. 672) in the Stonewall Magisterial District,
and are identified by Property Identification Numbers 33-A-113, 33-A-124 and
33-A-114B.
Mrs. Perkins ................................................................................................................ ( C)
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INFORMATION/DISCUSSION ITEM
7) Master Development Plan #01-16 for Oakdale III, Raven Pointe, Raven Oaks & Raven
Wing, submitted by Pennoni Associates, Inc. This application seeks to revise the Master
Development Plan (MDP) for the Oakdale III, Raven Pointe, Raven Oaks and Raven Wing
Development to modify Raven Oaks (Phase 7 and 8). This MDP revision proposes to
change the unit types originally approved and update the road layout. The subject properties
are located between Senseny Rad (Rt. 657) and Millwood Pike (Rt. 50 East) in the Shawnee
Magisterial District, and are identified by Property Identification Numbers 64-A-119 and
64-A-117. This item is presented for informational purposes only.
Mrs. Perkins ................................................................................................................. (D)
8) 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 3310
Minutes of February 17, 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 17, 2016
PRESENT: June M. Wilmot, Chairman/Member at Large; 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; Kevin Kenney, Gainesboro District; Charles E. Triplett, Gainesboro District; Roderick
B. Williams, County Attorney; Blaine Dunn, Board of Supervisors Liaison.
ABSENT: Christopher M. Mohn, Red Bud District; Roger L. Thomas, Vice Chairman/Opequon District;
Stanley Crockett, Stonewall 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 17, 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 Manuel, 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 Dunlap, the
Planning Commission unanimously adopted the minutes of their January 6, 2016 meeting.
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Frederick County Planning Commission Page 3311
Minutes of February 17, 2016
COMMITTEE REPORTS
City of Winchester Planning Commission – Mtg. 2/16/16
Commissioner Smith reported a CUP was denied for extended stay lodging at 574 North
Loudoun Street which is zoned commercial industrial. He continued discussion was held on the
residential density for planned unit development. Commissioner Smith concluded discussion was held on
the 2015 Annual Report.
Board of Supervisors Report – Mtg. 2/10/16
Board of Supervisors’ Liaison, Supervisor Blaine Dunn reported the Board of
Supervisors approved an easement for Clearbrook Volunteer Fire Department with provisions stating the
funds for the easement would go back to the County if the property is sold within the next ten years.
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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.
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PUBLIC HEARING
Conditional Use Permit #01-16 for Sharlyn D. Moore, which was submitted for a rooming house.
The property is located at 216 Talamore Drive, Stephens City and is identified with Property
Identification Number 75O-4-6-212 in the Shawnee Magisterial District.
Action – Recommend Denial
Zoning and Subdivision Administrator, Mark R. Cheran reported this is a request for a
Conditional Use Permit (CUP) for a Rooming House. He explained a rooming house is permitted in the
RP (Residential Performance) Zoning District with an approved CUP. Mr. Cheran continued the
proposed use will take place within a four (4) bedroom house with two (2) rooms being rented at any
given time. It was noted, there will be not employees or signage associated with this CUP. Mr. Cheran
concluded the property is located within the Wakeland Manor subdivision and is surrounded by like
dwellings.
Commissioner Oates referred to the definition of a boarding or rooming house; if a family
sponsors a foreign exchange student and they receive compensation for lodging and meals would that be
Frederick County Planning Commission Page 3312
Minutes of February 17, 2016
considered a boarding/rooming house? He feels this is getting too deep into citizens privacy. Mr. Cheran
responded as the definition reads, it would be considered a boarding/rooming house.
Commissioner Kenney inquired how this CUP came about, was the applicant cited for a
violation. Mr. Cheran explained this CUP transpired in response to a zoning violation complaint of a
rooming house that was received by staff.
Commissioner Oates inquired if a CUP would be required for foster care. Mr. Cheran
noted foster care would not require a CUP and would be considered family residing there.
Commissioner Ambrogi asked how this CUP and the conditions would be monitored. Mr.
Cheran commented this would be done on a complaint basis.
Commissioner Triplett noted the conditions state two (2) rooms can be rented at a given
time, there is nothing listed citing how many people per room. Mr. Cheran responded t he conditions can
be amended to add a number of persons per room if necessary. Commissioner Oates inquired could this
turn into a by right use. Mr. Cheran noted it could and there is legislation going through the General
Assembly at this time.
Ms. Sharlyn Moore, the applicant came forward to address concerns and answer
questions. She gave a brief overview of her home and how she initially started renting a room to an
individual. Ms. Moore noted she uses Airbnb to locate renters and feels comfortable with the security
procedures they have in place. She noted that the relationships she has forged are outstanding.
Commissioner Kenney asked if Ms. Moore plans to serve meals to her renters. Ms.
Moore replied the renters have access to the kitchen to prepare their own meals. Commissioner Marston
asked what the average length of stay is for an individual. Ms. Moore responded approximately one
month. Commissioner Marston inquired if there is on-street parking or solely driveway parking. Ms.
Moore explained that both street and drive-way parking are an option and VDOT is aware of this
situation. Commissioner Unger inquired how many individual usually occupy a room. Ms. Moore noted
that one of her house rules is that only one individual can occupy a room at a time.
Chairman Wilmot called for anyone who wished to speak regarding this Public Hearing
to come forward at this time.
Ms. Julie Duke of the Shawnee District came forward and expressed her concerns for the
safety of the children in the neighborhood. She noted the property associated with this CUP is part of an
HOA and she feels the applicant should follow the HOA rules. Commissioner Oates noted an HOA is a
private issue and the County does not enforce the rules and regulations of an HOA.
Ms. Norma O’Donnell of the Shawnee District was the next to come forward. Ms.
O’Donnell explained she purchased her home after extensive research. She continued this is a safe and
respectable neighborhood. She feels having individuals in and out of this home on a regular basis will
cause a safety issue for the children in the neighborhood. Ms. O’Donnell read a letter from neighbor
Michael Payne who is also in opposition of this CUP.
Ms. Terry Settle of the Shawnee District is concerned with the safety of the children. She
noted there has been trespassing by one of the boarding individuals at this location.
Ms. Brenda Seelbach is concerned with this type of rooming house being permitted and
the outcome should more and more homeowners wish to do the same thing.
Frederick County Planning Commission Page 3313
Minutes of February 17, 2016
Ms. Karen Malinowki-Trent spoke regarding the security failures of Airbnb and having
individual in and out of the property pose a safety issue for her family.
Ms. Sherry Long noted allowing a variety of unknown individuals into the community on
a regular basis creates a tremendous safety concern.
Ms. Allison O’Leary is concerned with the safety of the children due to the constant in
and out of strangers at the property. She does not feel this CUP fits in this community and the HOA
should be considered.
No one else came forward to speak and Chairman Wilmot closed the public comment
portion of the hearing.
Chairman Wilmot noted although the Planning Commission’s decision cannot be based
on the rules and regulations of the HOA, the HOA does matter.
Commissioner Kenney asked for clarification that a CUP is for the property and it would
convey should it be sold. Mr. Cheran noted that is correct. Commissioner Oates expressed he does not
feel the County should be involved in this and he does not think the property is in a good location for this
CUP. Commissioner Unger noted he expected to hear other complaints from citizens such as traffic,
noise, etc.… none of these were mentioned. Commissioner Manuel noted that the citizens may have civil
recourse due to the HOA being in place. Commissioner Kenney agreed that this CUP is not in a good
location and he does not believe it is a good fit for the community. He reiterated that the CUP conveys
with the property and that needs to be considered.
A motion to recommend approval of CUP #01-16 for Sharlyn D. Moore, made by
Commissioner Manuel and seconded by Commissioner Ambrogi was denied by the Planning
Commission with a majority vote.
YES: Manuel, Ambrogi, Unger
No: Dunlap, Triplett, Kenney, Molden, Oates, Marston, Wilmot
Absent: Mohn, Thomas
An Alternative motion was made by Commissioner Oates and seconded by
Commissioner Dunlap
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend denial by
majority vote of Conditional Use Permit #01-16 for Sharlyn D. Moore, which was submitted for a
rooming house. The property is located at 216 Talamore Drive, Stephens City and is identified with
Property Identification Number 75O-4-6-212 in the Shawnee Magisterial District.
YES: Marston, Manuel, Oates, Molden, Kenney, Triplett, Dunlap, Wilmot
NO: Unger, Ambrogi
(Note: Commissioner Mohn, and Commissioner Thomas were absent from the meeting)
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Frederick County Planning Commission Page 3314
Minutes of February 17, 2016
OTHER
Michael T. Ruddy, Director presented an overview of the 2015 Annual Report. Mr.
Ruddy highlighted a few areas: population figures have been released and are increasing; residential new
construction building permits are gradually increasing; zoning violations are spread relatively evenly
throughout County; rezonings are at a higher number than previous years.
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 Dunlap and unanimously passed. The meeting
adjourned at 7:50 p.m.
Respectfully submitted,
____________________________
June M. Wilmot, Chairman
____________________________
Michael T. Ruddy, Secretary
B
CONDITIONAL USE PERMIT #02-16
MARTHA SPARKMAN
Staff Report for the Planning Commission
Prepared: March 3, 2016
Staff Contact: Mark Cheran, Zoning Administrator
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 request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 03/16/16 Pending
Board of Supervisors: 04/13/16 Pending
EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for a Cottage
Occupation-Massage Therapy. Should the Planning Commission find this application to be
appropriate, staff recommends that the following conditions be attached to the CUP:
1. All review agency comments shall be complied with at all times.
2. No more than one (1) customer at any given time.
3. No employees allowed with this use.
4. One business sign shall be allowed and shall conform to the Cottage Occupation sign
requirements and shall not exceed four (4) square feet in size and five (5) feet in height.
5. Any expansion or modification of this use will require the approval of a new Conditional
Use Permit.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
Page 2
CUP #02-16, Martha Sparkman
March 3, 2016
LOCATION: This property is located at 1045 Valley Mill Road
MAGISTERIAL DISTRICT: Redbud
PROPERTY ID NUMBER: 55-A-176A
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance)
Land Use: Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RP (Residential Performance) Use: Residential
South: RP (Residential Performance) Use: Open Space Use: Residential
East: RA (Rural Areas) Use: Residential
West: RP (Residential Performance) 0Use: Residential
PROPOSED USE: Cottage Occupation- Massage Therapy
REVIEW EVALUATIONS:
Virginia Department of Transportation: The existing driveway serving 1045 Valley Mill
Road does not meet the minimum required 500’ of intersection sight distance to the left required
for a Commercial Entrance. The entrance did however meet the minimum required Stopping
Sight Distance requirements needed for Low Volume Commercial Entrances. A Low Volume
Commercial Entrance can serve up to 50 total vehicle trips per day (25 entering, 25 exiting). We
request that as a condition of this permit, the County restrict this facility to a maximum of 50
vehicle trips per day combined for the home business and the residence.
Frederick County Inspections: Area shall comply with The Virginia Existing Building Code,
The Virginia Uniform Statewide Building Code and section 302-B, Business Use Group of the
International Building Code/2012. Other Code that applies is ICC/ANSI A117.1-09 Accessible
and Usable Buildings and Facilities.
Conditional Use of existing room for massage therapy. A change of use permit is required.
Please submit a detailed floor plan with your permit.
Lever type hardware shall be provided on all doors along the accessible route and business areas.
20% ANSI A117-09 rule applies.
Page 3
CUP #02-16, Martha Sparkman
March 3, 2016
Winchester-Frederick County Health Department: The Frederick County Health Department
has no objection to this facility being used as a place for massage therapy. This facility is
serviced by public water and sewer.
Frederick County Sanitation Authority: No comments.
Frederick County Fire Marshall: Plans approved.
Winchester Regional Airport: No impact-no comments needed.
City of Winchester: No comments.
Planning and Zoning: Cottage Occupations are permitted in the RP (Residential Performance)
Zoning District with an approved CUP. This proposed Cottage Occupation is for Massage
Therapy that will take place within one (1) room of the Applicant’s dwelling. The definition for a
cottage occupation is an occupation or profession customarily carried on in a dwelling unit or an
accessory building, which:
A. Actually is carried on wholly within the principal residential building or an accessory
building or structure;
B. Is carried on by no more than one person other than members of the family residing
on the premises; and
C. Is clearly incidental and secondary to the use of the dwelling unit for residential
purposes.
This proposed CUP meets the definition of a Cottage Occupation. This use will take place within
one (1) room of the Applicant’s single-family dwelling. There will be no more than one (1)
customer at any given time. There will be no employees associated with this CUP. The clientele
of this use will be via referral, phone, and internet. This property is not located in a subdivision,
and is within the Urban Development Area (UDA) as noted by the 2030 Comprehensive Policy
Plan.
STAFF CONCLUSIONS FOR THE 03/16/16 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would recommend the
following conditions:
1. All review agency comments and requirements shall be complied with at all times.
2. No more than one (1) customer at any given time.
Page 4
CUP #02-16, Martha Sparkman
March 3, 2016
3. No employees allowed with this use.
4. One business sign shall be allowed and shall conform to Cottage Occupation sign
requirements and shall not exceed four (4) square feet in size and five (5) feet in size.
5. Any expansion or change of use shall require a new Conditional Use Permit.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
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REZONING APPLICATION #02-16
I-81 WEST BUSINESS PARK
Staff Report for the Planning Commission
Prepared: March 2, 2016
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
John Bishop, AICP, Assistant Director – Transportation
Reviewed Action
Planning Commission: 03/16/16 Pending
Board of Supervisors: 04/13/16 Pending
PROPOSAL: Rezoning #02-16 for I-81 WEST BUSINESS PARK submitted by GreyWolfe, Inc., to
rezone 36.676 acres from the RA (Rural Areas) District to the B-2 (Business General District), 45.453
acres from the RA (Rural Areas) District to the B-3 (Industrial Transition) District and 73.360 acres from
the RA (Rural Areas) District to M-1(Light Industrial) District, with proffers.
LOCATION: The properties are located on the west side of Interstate 81 between Cedar Hill Road (Rt.
671) and Hopewell Road (Rt. 672).
EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR 03/16/16 PLANNING
COMMISSION MEETING:
This is an application to rezone a total of 155.489 acres of land from the RA (Rural Areas) District to
the B2, B3 and M1 Districts with proffers, to accommodate commercial and industrial uses. The
property is located within the Sewer and Water Service Area (SWSA). In general, the proposed land
use designations for these properties is consistent with the current land uses supported by the 2030
Comprehensive Plan.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the property. However, it should be noted that the proffered collector
roadway does not accommodate the ultimate goals of the Comprehensive Plan regarding right-of-way
width or road design. Items such as turn lanes at the intersections will also need to be addressed. In
addition, the Applicant has not proffered right-of-way for the future frontage road to accommodate the
split interchange that is part of the Eastern Road Plan. Staff would also suggest that increased
flexibility be built into the signalization proffers to allow for potential conversion to a cash proffer.
VDOT had significant comments on the applicant’s TIA and the applicant has submitted a response and
revisions. However, updated comments from VDOT have not been submitted by the Applicant so staff
is unable to determine if their concerns have been satisfied at this time.
Confirmation of the transportation issues identified in the staff report, and any issues raised by the
Planning Commission, should be addressed prior to a recommendation by the Planning Commission.
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.
Rezoning #02-16 I-81 West Business Park
March 2, 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. Unresolv ed issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 03/16/16 Pending
Board of Supervisors: 04/13/16 Pending
PROPOSAL: Rezoning #02-16 for I-81 West Business Park submitted by GreyWolfe, Inc., to
rezone 36.676 acres from the RA (Rural Areas) District to the B-2 (Business General District), 45.453
acres from the RA (Rural Areas) District to the B-3 (Industrial Transition) District and 73.360 acres
from the RA (Rural Areas) District to M-1(Light Industrial) District, with proffers.
LOCATION: The properties are located on the west side of Interstate 81 between Cedar Hill Road (Rt.
671) and Hopewell Road (Rt. 672).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 33-A-113, 33-A-124, and 33-A-114B
PROPERTY ZONING: RA (Rural Areas) District
PRESENT USE: Agricultural
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) District Use: Residential and Agricultural
South: RA (Rural Areas) District Use: Residential and Agricultural
East: RA (Rural Areas) District Use: Residential and Agricultural
West: RA (Rural Areas) District Use: Residential, Church, I-81
Rezoning #02-16 I-81 West Business Park
March 2, 2016
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please see the attached letter from Matthew B. Smith, P.E.
Fire Marshal: Plans Approved.
Public Works Department: Recommend approval
Frederick County Sanitation Authority: Please see attached letter from Eric R. Lawrence, Executive
Director dated January 19, 2016.
Frederick County Attorney: Please see attached letter from Roderick B. Williams, County Attorney,
dated December 18, 2015.
Frederick County Planning Department: See attached comments from Michael T. Ruddy, Deputy
Director dated January 19, 2016
Frederick County Transportation Comments: Comments incorporated into general Planning
Department Comments above.
Planning & Zoning:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the
zoning for the subject parcel as A-2 (Agricultural General) District. 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 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
Land Use.
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 Sewer and Water
Service Area (SWSA). The 2030 Comprehensive Plan identifies this property with a
combination of commercial and industrial land use designations. In general, the proposed
industrial and commercial zoning is consistent with the current land use supported by the
Comprehensive Plan.
Rezoning #02-16 I-81 West Business Park
March 2, 2016
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This rezoning is based on an amendment to the 2030 Comprehensive Plan, Appendix I - Area
Plans, The Northeast Frederick Land Use Plan. CPPA #01-14, Blain Properties Sewer and
Water Service Area (SWSA) Inclusion; Parcels 33-A-113 and 33-A-124.
Language included in the update:
The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar
Hill Road is commercial and industrial in character. In general, the north–south major
collector road that has been identified and is necessary to support this area of land use serves
as a boundary between the commercial and industrial land uses. Flexibility should be offered in
the final balance and location of land uses. Future applications for rezoning in this area shall
adequately address any potential impacts to public facilities, in particular transportation, and
shall implement any necessary transportation improvements.
Transportation in the area would be a big consideration in future land use decisions.
Site Access and Transportation.
The Eastern Road Plan and the Northeast Frederick Land Use Plan call for a new north-south
major collector roadway (UD4) that runs from Hopewell Road to Cedar Hill Road; this
proposed roadway runs through the limits of this project. The Comprehensive Plan also calls
for improvements at Exit 321 on Interstate 81 such as the Hopewell-Brucetown Road re-
alignment and the relocation of the northern Interstate 81 ramps from Hopewell Road to Cedar
Hill Road. Finally, the Eastern Road Plan calls for interchange improvements that impact this
property due to the need for frontage roads.
History.
The Rural Landmarks Survey Report for Frederick County, Virginia, identifies one potentially
significant historic structure located within the vicinity of the proposed rezoning (Robinson-
Cline House (#34-1056)). The HRAB discussed this rezoning application at their meeting on
October 20, 2015; the HRAB had no comments for the application.
3) Site Suitability/Environment
The site is not located within a 100 year floodplain. However, this area is known for karst
topography and special attention should be paid during development for potential sinkholes and
related impacts. The majority of the stormwater runoff drains to the east towards Interstate 81.
The Applicant will be required to implement BMP’s and other devices to meet the
Commonwealth of Virginia’s requirements as required by DEQ.
Soils:
The soils types determined from the USDA's "Soils Survey of Frederick County, VA" shows
Frederick-Poplimento loams (14B & 14C), Frederick-Poplimento outcrop complex (17C), and
Oaklet silt loams (32B & 32C). These soils have medium erodibility and runoff. These soil
types are clay with an abundance of limestone rock.
Rezoning #02-16 I-81 West Business Park
March 2, 2016
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Water/Sewer:
There is a pump station designed on the Open Door Baptist Church site which will receive
sewage via an existing 50’ sewer easement. This enters a force that reaches the VDOT rest area,
then Redbud Pump Station, and eventually flows into the Opequon Treatment Plant. There is an
existing 12” waterline stubbed onto the Open Door Baptist Church that is available.
4) Potential Impacts
Transportation:
With this rezoning application, the Applicant has proffered to construct a collector road between
Hopewell Road and Cedar Hill Road. It should be noted that this new major collector roadway
is shown in the Eastern Road Plan as an urban four lane divided highway, which would have an
ultimate right-of-way width of 80’. The Applicant has proffered a two lane roadway with a 60’
right-of way, constructed with shoulders. This construction and right-of-way width does not
conform to the goals of the Comprehensive Plan.
The Applicant has also proffered to enter into signalization agreements at the new roadway
(Alfalfa Lane) and Hopewell Road and the new roadway and both interchange ramps. Traffic
generation has also been limited to 6,330 average daily trips based upon the ITE Trip
Generation Manual.
The Applicant has not addressed the need for frontage roads as shown in the Eastern Road Plan.
VDOT’s review of the Applicant’s TIA resulted in significant comment which is included in
your package. The Applicant has revised the TIA and issued a response but has not submitted
an updated VDOT comment that would indicate they have been satisfied.
The TIA does indicate that the expected trip distribution places the majority of trips I-81 (80%)
so the heaviest traffic impact projected is at the intersections with the interchange ramps. With
just 6% allocated to Route 11 this does result in a relatively small additional impact on the
intersection of Hopewell and Brucetown Roads with Route 11. However, it must be noted that
the Hopewell and Brucetown Road intersections, while operating better from a safety
perspective since VDOT’s signalization of them, continue to deal with capacity issues.
According to the TIA the operations at the site entrance and the I-81 ramps remain acceptable
with the exception of the I-81 NB exit ramp which has a level of service D in the 2025 build out
year.
5) Proffer Statement:
1. Transportation - Vehicle Trips per Day to be determined at Site Plan submission utilizing the
current ITE Trip Generation Manual. The owners hereby proffer that the Average Daily Trips
shall not exceed 6,330.
a. The owners hereby proffer to construct a road to connect Cedar Hill Road (Route 671) to
Hopewell Road (Route 672) as shown on the GDP within a 60’ right-of -way. This road will
Rezoning #02-16 I-81 West Business Park
March 2, 2016
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be built to VDOT standards and dedicated to the County of Frederick. The road shall be two
lanes with shoulders. This will be completed prior to the issuance of any occupancy permits.
Staff Note: The Eastern Road Plan calls for this roadway to be a new major collector road,
constructed as an urban four-lane divided highway. This roadway would have an ultimate
right-of-way width of 80’.
b. The owners hereby proffer to dedicate an additional 5’ strip of land to the County of
Frederick along Cedar Hill Road (Route 671) for future widening as shown on the GDP. This
dedication will be prior to the issuance of any occupancy permits.
c. The owners hereby proffer three signalization agreements with VDOT at the intersections of
Alfalfa Lane, the northbound ramps, and the southbound ramps of Interstate 81 with
Hopewell Road (Route 672). These agreements shall be for the signal lights only, and not for
ramps, roads, or other improvements unless proffered herein.
Staff Note: Additional flexibility in this proffer to allow for a cash payment in lieu of signal
installation would allow the County to capitalize on other improvement opportunities that
may arise in this area such as the intersection of Hopewell and Brucetown Roads with Route
11.
d. The owners hereby proffers no commercial entrances shall be built onto Cedar Hill Road
(Route 671).
e. The owners herby proffer to dedicate 1.21 acres as shown on the GDP to the County of
Frederick. Said dedication will be within 90 days of written request from the County of
Frederick or at any time by the owners during development.
Staff Note: The Applicant has not addressed right-of-way needs for the future ramp
configuration and frontage roads as shown in the Eastern Road Plan.
2. Fire & Rescue – Monetary Contributions:
a. The owners hereby proffer a cash contribution to Frederick County for Fire and Rescue
purposes, of $0.05 per building square foot to be disbursed to the Frederick County Fire and
Rescue Department, to be paid prior to the issuance of occupancy permit. The term
“building square foot” shall be the combined floor area for each story.
3) Frederick County Sanitation Authority:
a. The owners hereby proffer to grant a temporary easement to the Frederick County Sanitation
Authority, as shown on sheet 2 of the GDP, on tax parcel 33-A-39 for a ground level water
tank. The easement shall begin upon approval of the rezoning and extinguished on
December 31, 2021. If the Frederick County Sanitation Authority has started construction
Rezoning #02-16 I-81 West Business Park
March 2, 2016
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during that time, then the 1.33 acre of land within the easement shall be dedicated to the
Frederick County Sanitation Authority in fee simple on December 31, 2021.
STAFF CONCLUSIONS FOR 03/16/16 PLANNING COMMISSION MEETING:
This is an application to rezone a total of 155.489 acres of land from the RA (Rural Areas) District to
the B2, B3 and M1 Districts with proffers, to accommodate commercial and industrial uses. The
property is located within the Sewer and Water Service Area (SWSA). In general, the proposed land
use designations for these properties is consistent with the current land uses supported by the 2030
Comprehensive Plan.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the property. However, it should be noted that the proffered collector
roadway does not accommodate the ultimate goals of the Comprehensive Plan regarding right-of-way
width or road design. Items such as turn lanes at the intersections will also need to be addressed. In
addition, the Applicant has not proffered right-of-way for the future frontage road to accommodate the
split interchange that is part of the Eastern Road Plan. Staff would also suggest that increased
flexibility be built into the signalization proffers to allow for potential conversion to a cash proffer.
VDOT had significant comments on the applicant’s TIA and the applicant has submitted a response and
revisions. However, updated comments from VDOT have not been submitted by the Applicant so staff
is unable to determine if their concerns have been satisfied at this time.
Confirmation of the transportation issues identified in the staff report, and any issues raised by the
Planning Commission, should be addressed prior to a recommendation by the Planning Commission.
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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Parcels
Sewer and Water Service Area
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: February 25, 2016Staff: mruddy
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REZ # 02 - 1681 West Business ParkPINs:33 - A - 113, 33 - A - 114B, 33 - A - 124Rezoning from RA to B2, B3, and M1
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REZ # 02 - 1681 West Business ParkPINs:33 - A - 113, 33 - A - 114B, 33 - A - 124Rezoning from RA to B2, B3, and M1
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113HOPEWELL LN
125HOPEWELL LN
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722HOPEWELL RD 3441MARTINSBURGPIKE
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School
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High-Density Residential, 12-16 u/a
Rural Area
Interstate Buffer
Landfill Support Area
Natural Resources & Recreation
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: February 25, 2016Staff: mruddy
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REZ # 02 - 1681 West Business ParkPINs:33 - A - 113, 33 - A - 114B, 33 - A - 124Rezoning from RA to B2, B3, and M1
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MASTER DEVELOPMENT PLAN #01-16
Oakdale III, Raven Pointe, Raven Oaks and Raven Wing
Staff Report for the Planning Commission
Prepared: March 4, 2016
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 03/16/16 Pending
Board of Supervisors: 04/13/16 Pending
PROPOSAL: To revise the Master Development Plan (MDP) for Oakdale III, Raven Pointe, Raven
Oaks and Raven Wing Development to modify Raven Oaks (Phase 7 and 8). This MDP revision
proposes to change the unit types originally approved and update the road layout. The original MDP
depicted Raven Oaks being developed with mixed housing types (single family, duplex, multiplex, etc).
The revised MDP proposes to develop up to 50 single family detached units and 171 attached
(townhouse) units on the 42.40 acre portion of the development (density of 5.2 units per acre) that
makes up Raven Oaks. This revised MDP is consistent with the overall unit maximum approved for the
development with the original MDP.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 64-A-119 and 64-A-117
LOCATION: The properties are located between Senseny Road (Rt.657) and Millwood Pike (Rt. 50
East) and accessed via Inverlee Way.
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: RP (Residential Performance) Use: Residential
South RA (Rural Areas) Use: Residential
East: RA (Rural Areas) Use: Agricultural
West: RP (Residential Performance) Use: Residential
STAFF CONCLUSIONS FOR THE 03/16/16 PLANNING COMMISSION MEETING:
The Master Development Plan for Oakdale III, Raven Pointe, Raven Oaks and Raven Wing
Development appears to be consistent with the requirements of Article VIII, Master Development Plan,
of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. All of the
issues brought forth by the Planning Commission should be appropriately addressed by the Applicant.
It appears that the application meets all requirements. Following presentation of the application to the
Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is
prepared to proceed to approval of the application.
MDP #01-16 Ravens (Revised)
March 4, 2016
Page 2
REVIEW EVALUATIONS:
Virginia Department of Transportation: The revised Master Development Plan for this property
appears to have measurable impact on Route 1520, the VDOT facility which would provide access to
the property. The MDP is acceptable.
Before making any final comments, this office will require a complete set of site plans, drainage
calculations 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. Prior to construction on the
State’s right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire Marshal: Plans approved.
Frederick County Public Works: We have no comments regarding the proposed Master Development
Plan for Hiatt Run Apartments.
Frederick County Inspections: No comments required at this time, shall comment on site plan review.
Frederick County Sanitation Authority: Please see attached letter dated April 13, 2015, from Uwe E.
Weindel, PE.
Frederick County Parks and Recreation: Revisions added on 6/15/15 appear to satisfy Parks and
Recreation concerns regarding Recreation Unit requirements. Revisions appear to meet Parks and
Recreation requirements.
Virginia Department of Health: Health Department has no objection so long as public water and
sewer are utilized.
Frederick County Public School: Please see attached letter dated April 21, 2015, from K. Wayne Lee,
Jr., LEED AP.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commiss ion, Board of
Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
B) Site History
The original Zoning Map for Frederick County (U.S.G.S. Winchester Quadrant) depicts the
parcel as being zoned R2 (Residential General) District. These parcels were reclassified to the
MDP #01-16 Ravens (Revised)
March 4, 2016
Page 3
RP (Residential Performance) District on September 28, 1983 when this zoning district replaced
the R1, R2, R3, and R6 zoning districts.
The Board of Supervisors approved Master Development Plan #02-99 for Oakdale Crossing III,
Raven Pointe, Raven Oaks and Ravenwing on July 14, 1999. This MDP was approved for the
development of 720 residential units on 270 acres of land and revised in 2002. An
administrative MDP revision was also approved on October 18, 2013.
C) Site Suitability & Project Scope
Comprehensive Plan:
The 2030 Comprehensive Plan is an official public document that serves as the community's
guide for making decisions regarding development, preservation, public facilities and other key
components of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
Land Use Compatibility:
The 2030 Comprehensive Plan and the Senseny/Eastern Frederick Urban Areas Plan (Appendix
I) provides guidance on the future development of the property. The property is located in the
UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The 2030
Comprehensive Plan identifies the general area surrounding this property with a residential and
urban center land use designation.
Site Access and Transportation:
Access to Raven Oaks Phase 7 and 8 will be via two entrances on Inverlee Way which is a major
collector roadway that intersects with Millwood Pike (Route 50).
STAFF CONCLUSIONS FOR THE 03/16/16 PLANNING COMMISSION MEETING:
The Master Development Plan for Oakdale III, Raven Pointe, Raven Oaks and Raven Wing
Development appears to be consistent with the requirements of Article VIII, Master Development Plan,
of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. All of the
issues brought forth by the Planning Commission should be appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to the
Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is
prepared to proceed to approval of the application.
GOVERNORSHILLSubdivision
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64 A 86
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64 7 1
64 7 264 7 3
64A 71 764A7 1 8
64G 21 63A
64A 7 1064A 7 1164A 71 11A 64A 71 14
64G 21 59
64G 21 60 64G 21 58
64A A 1264A 71 164A 71 2 64A 71 3
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64G 21 61
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64G 21 63 64G 21 55 64G 21 56 64G 21 57
64 A 119
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64A6 2 1 64G 21 66 64G 21 64
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64G 21 5364G 21 54
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64A6 2 9 64A6 2 10 64A A 8
64G2 1 67
64G 21 70
64G 21 45
64G 21 4764G 21 68
64G 21 69 64G 21 20
64G 21 21
64G2 1 6
64G 21 50
64G2 1 1 64G 21 2
64G2 1 3
64G 3 5164C64A 62 11
64A 62 1264A 62 13 64A A 6
64A A 7 64G 21 71
64G 21 72 64G 21 44 64G 21 22
64G 21 7
64G 21 9
64G 21 5
64G 35 13264G 35 133
64G 21 4
64G 35 130
64G 35 131 64G 3 5129
64A 52 1764A 52 18 64A A 5
64A A 6A64G 21 74
64G 21 75 64G 21 4164G 21 42
64G 21 1264G 21 25 64G 21 11
64G3 5136 64G 35 134
64G 3 6107A
64G 3 5125
64G 35 127
64G 3 5128
64A 52 19
64A 52 20
64G 21 76
64G 21 77
64G 21 78
64G 21 27
64G 21 28
64G 21 2964G 21 3864G 21 3964G 21 40
64G 21 13
64G 21 14
64G 35 137
64G 35 138
64G 35 122
64G 3 5124
64G 22 81
64G 22 82 64A A 1
64A A 264G 21 79
64G 21 80 64G 21 3164G 21 37 64G 21 15
64G 21 17
64G 35 140
64G 3 5141 64G 3 511964G 3 5120
64G 35 116
64G 36 37
64G 36 49
64G 36 3564G 36 36
64G 36 107A
64G2 3186A
64G 22 191A
64G 23 14964G 23 150 64G2 3152
64G 23 153
64G 21 32
64G 21 33
64G 21 34
64G2 1 18
64G 35 144
64G 35 143
64G 35 145
64G 35 118
64G 35 14764G 3 5148
64G 3 5149
64G 35 150
64G 35 11464G 35 115
64G 35 112
64G 36 80
64G 36 81 64G 36 50
64G 36 5164G 36 79 64G 36 3264G 36 33
64G 36 34
64 A 120
64G 23 147 64G 2 3148
64G 23 154
64G2 3156
64G 21 19
64G 23 173
64G 13 134 64G 1 3135 64G 35 151
64G 35 152
64G 35 10964G 3 5110
64G 36 10664G 36 83
64G 36 84
64G 36 7664G 36 77
64G 36 53
64G 36 28
64G 36 30
64G 22 124
64G 22 125 64G 23 14464G 2 314564G 2 3146
64G 23 158
64G 23 159 64G 23 16864G 23 169
64G 23 170
64G 23 177
64G 23 175
64G 23 176
64G1 3129 64G 13 13164G 13 133 64G 13 137
64G 1 3138
64G 1 313964G 35 155
64G 35 157 64G 35 103
64G 35 108
64G 36 85
64G 3 6105 64G 36 74
64G 36 73 64G 36 2664G 36 27
64G 23 140
64G 23 186A
64G 23 14164G 23 142
64G2 316264G 2 3161
64G 23 163 64G 23 16564G 23 166
64G 23 178
64G 23 179 64G 13 127
64G 13 12364G 13 124
64G 13 125 64G 1 3140
64G1 3142 64G 35 159 64G3 5102 64G 36 87
64G 36 89
64G 36 57
64G 36 58
64G 36 5964G 36 7164G 36 72
64G 36 2364G 36 24 64G 36 25
64G 24 240 64G 23 185
64G 2 3164
64G 23 183
64G 23 180
64G 23 181 64G 12 114
64G1 2115
64G1 2116
64G 12 9264G 12 93
64G1 2117
64G1 2118
64G 12 91
64G1 2119
64G 12 8064G 12 81
64G 12 121
64G1 3144
64G 35 161
64G 35 162
64G 35 163 64G 35 9864G 35 9964G3 5100
64G 24 236 64G 24 241
64G 24 242 64G 24 257
64G 12 111
64G 24 25464G 24 255
64G 1 2110
64G 12 112
64G 12 113 64G 12 94
64G 12 90
64G 12 78
64G 12 7964G 12 82
64G 12 83 64G1 2 74 64G 3 5164 64G 35 97
64G 2 4226
64G 24 234
64G 24 233
64G 24 244
64G 24 245
64G 2 4246
64G 24 247
64G 24 25264G 2 4253
64G 12 106
64G 1 2109
64G 2 4251
64G 12 108
64G 12 96
64G 12 8764G 12 8864G 12 89
64G 12 7764G 12 84
64G 12 85
64G 12 73
64G1 2 72 54E 8 44
54E 7 1364G 2 4228
64G 2 4229 64G 2 423064G 2 4231 64G 2 4249 64G1 210564G 24 250
64G 12 99 54I2 2864G 12 97
64G 12 98 54I 2 2764G 12 86 64G 12 76
64G 12 69
64G 12 71
54E 8 4154E 8 42
54E 8 43
54E 7 16 54E 7 1154E 7 12
BING CT
WINSLOW CT
CUSTE
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CARNMO
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B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: February 24, 2016Staff: cperkins
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MDP # 01 - 16RavensPINs:64 - A - 117, 64 - A - 119
0 625 1,250312.5 Feet
MDP #01-16
MDP # 01 - 16RavensPINs:64 - A - 117, 64 - A - 119
0150
MDP #01-16
MDP #01-16
MDP #01-16
GOVERNORSHILLSubdivision
PROSPECT HILLSSubdivision
0150
64 A 86
64 A 84
64 A 83
64 A 85 64 A 83A
64 A 122
64 A 129
64 A124A
64 A 116 64 A122A
65 A 2
64A 71 15
64G 21 52A
64 A 117
64 A 117
64 7 1
64 7 264 7 3
64A 71 764A7 1 8
64G 21 63A
64A 7 1064A 7 1164A 71 11A 64A 71 14
64G 21 59
64G 21 60 64G 21 58
64A A 1264A 71 164A 71 2 64A 71 3
64A 71 4
64A 71 5
64A A11A
64G 21 61
64G 21 62
64G 21 63 64G 21 55 64G 21 56 64G 21 57
64 A 119
64 A 119
64A 62 2
64A 62 3
64A A 11
64A6 2 1 64G 21 66 64G 21 64
64G 21 48
64G 21 49
64G 21 5364G 21 54
64G 21 5164G 21 52
64G 2 180A
64A6 2 9 64A6 2 10 64A A 8
64G2 1 67
64G 21 70
64G 21 45
64G 21 4764G 21 68
64G 21 69 64G 21 20
64G 21 21
64G2 1 6
64G 21 50
64G2 1 1 64G 21 2
64G2 1 3
64G 3 5164C64A 62 11
64A 62 1264A 62 13 64A A 6
64A A 7 64G 21 71
64G 21 72 64G 21 44 64G 21 22
64G 21 7
64G 21 9
64G 21 5
64G 35 13264G 35 133
64G 21 4
64G 35 130
64G 35 131 64G 3 5129
64A 52 1764A 52 18 64A A 5
64A A 6A64G 21 74
64G 21 75 64G 21 4164G 21 42
64G 21 1264G 21 25 64G 21 11
64G3 5136 64G 35 134
64G 3 6107A
64G 3 5125
64G 35 127
64G 3 5128
64A 52 19
64A 52 20
64G 21 76
64G 21 77
64G 21 78
64G 21 27
64G 21 28
64G 21 2964G 21 3864G 21 3964G 21 40
64G 21 13
64G 21 14
64G 35 137
64G 35 138
64G 35 122
64G 3 5124
64G 22 81
64G 22 82 64A A 1
64A A 264G 21 79
64G 21 80 64G 21 3164G 21 37 64G 21 15
64G 21 17
64G 35 140
64G 3 5141 64G 3 511964G 3 5120
64G 35 116
64G 36 37
64G 36 49
64G 36 3564G 36 36
64G 36 107A
64G2 3186A
64G 22 191A
64G 23 14964G 23 150 64G2 3152
64G 23 153
64G 21 32
64G 21 33
64G 21 34
64G2 1 18
64G 35 144
64G 35 143
64G 35 145
64G 35 118
64G 35 14764G 3 5148
64G 3 5149
64G 35 150
64G 35 11464G 35 115
64G 35 112
64G 36 80
64G 36 81 64G 36 50
64G 36 5164G 36 79 64G 36 3264G 36 33
64G 36 34
64 A 120
64G 23 147 64G 2 3148
64G 23 154
64G2 3156
64G 21 19
64G 23 173
64G 13 134 64G 1 3135 64G 35 151
64G 35 152
64G 35 10964G 3 5110
64G 36 10664G 36 83
64G 36 84
64G 36 7664G 36 77
64G 36 53
64G 36 28
64G 36 30
64G 22 124
64G 22 125 64G 23 14464G 2 314564G 2 3146
64G 23 158
64G 23 159 64G 23 16864G 23 169
64G 23 170
64G 23 177
64G 23 175
64G 23 176
64G1 3129 64G 13 13164G 13 133 64G 13 137
64G 1 3138
64G 1 313964G 35 155
64G 35 157 64G 35 103
64G 35 108
64G 36 85
64G 3 6105 64G 36 74
64G 36 73 64G 36 2664G 36 27
64G 23 140
64G 23 186A
64G 23 14164G 23 142
64G2 316264G 2 3161
64G 23 163 64G 23 16564G 23 166
64G 23 178
64G 23 179 64G 13 127
64G 13 12364G 13 124
64G 13 125 64G 1 3140
64G1 3142 64G 35 159 64G3 5102 64G 36 87
64G 36 89
64G 36 57
64G 36 58
64G 36 5964G 36 7164G 36 72
64G 36 2364G 36 24 64G 36 25
64G 24 240 64G 23 185
64G 2 3164
64G 23 183
64G 23 180
64G 23 181 64G 12 114
64G1 2115
64G1 2116
64G 12 9264G 12 93
64G1 2117
64G1 2118
64G 12 91
64G1 2119
64G 12 8064G 12 81
64G 12 121
64G1 3144
64G 35 161
64G 35 162
64G 35 163 64G 35 9864G 35 9964G3 5100
64G 24 236 64G 24 241
64G 24 242 64G 24 257
64G 12 111
64G 24 25464G 24 255
64G 1 2110
64G 12 112
64G 12 113 64G 12 94
64G 12 90
64G 12 78
64G 12 7964G 12 82
64G 12 83 64G1 2 74 64G 3 5164 64G 35 97
64G 2 4226
64G 24 234
64G 24 233
64G 24 244
64G 24 245
64G 2 4246
64G 24 247
64G 24 25264G 2 4253
64G 12 106
64G 1 2109
64G 2 4251
64G 12 108
64G 12 96
64G 12 8764G 12 8864G 12 89
64G 12 7764G 12 84
64G 12 85
64G 12 73
64G1 2 72 54E 8 44
54E 7 1364G 2 4228
64G 2 4229 64G 2 423064G 2 4231 64G 2 4249 64G1 210564G 24 250
64G 12 99 54I2 2864G 12 97
64G 12 98 54I 2 2764G 12 86 64G 12 76
64G 12 69
64G 12 71
54E 8 4154E 8 42
54E 8 43
54E 7 16 54E 7 1154E 7 12
BING CT
WINSLOW CT
CUSTE
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B
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REMEY AVE
CARNMO
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FAIR
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: February 24, 2016Staff: cperkins
MILLW
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0150
MDP # 01 - 16RavensPINs:64 - A - 117, 64 - A - 119
0 625 1,250312.5 Feet
MDP #01-16
MDP # 01 - 16RavensPINs:64 - A - 117, 64 - A - 119
0150
MDP #01-16
MDP #01-16
MDP #01-16