PC 05-15-13 Meeting Agenda
AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
May 15, 2013
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) April 3, 2013 Minutes ...................................................................................................... (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments .................................................................................................... (no tab)
PUBLIC HEARING
5) Rezoning #02-13 of Fairfax Pike/VDOT Lane Commercial, submitted by Greenway
Engineering, to rezone 3.61 acres from B1 (Neighborhood Business) District to B2 (General
Business) District with proffers. The properties are located on the north side of Fairfax Pike
(Route 277) adjacent to VDOT Lane (Route 1018), approximately ½ mile east of Interstate
81 Exit 307, and are identified by Property Identification Numbers 86-A-14 and 86-A-15 in
the Opequon Magisterial District.
Mr. Ruddy ........................................................................................................................ (B)
6) Draft Update of the 2013-2014 Frederick County Primary and Interstate Road
Improvement Plans - The Primary and Interstate Road Improvement Plans establish priorities for improvements to the Primary and Interstate road networks within Frederick County.
The Virginia Department of Transportation and the Planning Commission of
Frederick County, in accordance with Section 33.1-70.01 of the Code of Virginia,
will conduct a joint public hearing. The purpose of this public hearing is to
receive public comment on the proposed Six Year Plan for Secondary Roads for
Fiscal Year 2014.
Mr. Bishop ....................................................................................................................... (C)
INFORMATION / DISCUSSION ITEMS
7) Transfer of Development Rights (TDR) Density Table Revisions – Revision to the
Frederick County Zoning Ordinance to update TDR density rights table.
Mrs. Perkins ..................................................................................................................... (D)
8) Temporary Family Health Care Structure Addition. Revision to the Frederick County
Zoning Ordinance to include standards for the inclusion of temporary family health care
structures (MEDCottage) as a permitted use.
Mrs. Perkins ..................................................................................................................... (E)
9) Other
10) Adjourn
Frederick County Planning Commission Page 2959
Minutes of April 3, 2013
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 April 3, 2013.
PRESENT: Brian Madagan, Opequon District; Gary R. Oates, Stonewall District; J. Stanley Crockett,
Stonewall District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Kevin
Kenney, Gainesboro District; Charles E. Triplett, Gainesboro District; Greg L. Unger, Back Creek
District; Christopher M. Mohn, Red Bud District; Roderick B. Williams, County Attorney; Robert Hess,
Board of Supervisors Liaison; and Steve Slaughter, Jr., Winchester Planning Commission Liaison.
ABSENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice Chairman/
Opequon District; and Kevin O. Crosen, Back Creek District
STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Planning
Director; Mark R. Cheran, Zoning & Subdivision Administrator; Dana M. Johnston, Zoning Inspector;
and Renee’ S. Arlotta, Clerk.
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CALL TO ORDER
Secretary Lawrence called the meeting to order at 7:00 p.m.
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ELECTION OF PRO-TEM CHAIRMAN FOR THIS MEETING
Secretary Lawrence announced that a pro-tem chairman for tonight’s Planning
Commission would need to be elected, due to the absence of the Chairman and Vice Chairman.
Election of Gary Oates, Pro-Tem Chairman for the April 3, 2013 Meeting
Secretary Lawrence declared nominations open for Pro-Tem Chairman.
The nomination of Commissioner Gary Oates for Pro-Tem Chairman was made by
Commissioner Crockett and seconded by Commissioner Triplett.
A motion was made by Commissioner Triplett, seconded by Commissioner Crockett, and
unanimously passed to close nominations for Chairman.
BE IT RESOLVED, by a unanimous vote, the Frederick County Planning Commission does hereby elect
Commissioner Gary Oates as Pro-Tem Chairman for the meeting of April 3, 2013.
Frederick County Planning Commission Page 2960
Minutes of April 3, 2013
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CHAIRMAN WELCOMES NEWLY-APPOINTED COMMISSIONER REPRESENTING THE
RED BUD DISTRICT, MR. CHARLES F. DUNLAP
Chairman Oates introduced the newly-appointed commission member representing the
Red Bud District, Mr. Charles F. Dunlap. Chairman Oates welcomed Mr. Dunlap to the Planning
Commission.
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ADOPTION OF AGENDA
A motion was made by Commissioner Crockett, seconded by Commissioner Manuel, and
unanimously passed to adopt the agenda for this evening’s meeting as presented.
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MINUTES
Upon motion made by Commissioner Crockett and seconded by Commissioner Manuel,
the minutes of February 20, 2013 were unanimously approved as presented.
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COMMITTEE REPORTS
Transportation Committee
– 3/25/13 Mtg.
Commissioner Oates reported the Transportation Committee did not have enough
member attendance for a quorum due to the snow. He said two items were discussed, but those items will
have to come back to the Transportation Committee’s next meeting. Commissioner Oates said those two
items were the realignment of Aylor Road with the Route 277 Project; and funding for the bicycle and
pedestrian trail along Senseny Road. He said the County may end up losing the funding, since there are
no County matching funds to proceed; he said the State is looking to take their money back for other
projects.
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Development Review & Regulations Committee (DRRC)
– 3/19/13 Mtg.
Commissioner Unger reported the DRRC did not have a meeting; however, there was one
review item emailed to committee members. He said the staff had received a request to increase the set-
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Minutes of April 3, 2013
aside by more than the required 60%. Commissioner Unger said all DRRC members replied back and no
one had a problem with this modification request.
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City of Winchester Planning Commission
– 3/11/13 Mtg.
Commissioner Steve Slaughter, Jr., the City Planning Commission Liaison, reported the
City Planning Commission is currently working on an ordinance for temporary signage within the City.
In addition, they are working on an ordinance to better regulate restaurants and entertainment
establishments in the downtown area. Commissioner Slaughter said the City Planning Commission has
scheduled their retreat for this Saturday, April 6, 2013.
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Citizen Comments
Chairman Oates called for citizen comments for any subject not currently on the Planning
Commission’s agenda. No one came forward to speak and Chairman Oates closed the citizen comments
portion of the meeting.
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PUBLIC HEARING
Conditional Use Permit #02-13 of Fred Sabia for a Cottage Occupation-Home Office at 102 Caliber
Court (Rt. 1396). This property, zoned RP (Residential Performance), is identified with P.I.N. 54N-
2-5-82 in the Stonewall Magisterial District.
Action – Recommended Approval with Conditions
Zoning Inspector, Dana M. Johnston, reported the applicant is requesting a conditional
use permit (CUP) to allow a marriage and family counseling office within his residence. Mr. Johnston
said cottage occupations are allowed within the RP (Residential Performance) Zoning District with an
approved CUP and at least two parking spaces will be required for this use. He reported the proposed use
is located within the Star Fort Subdivision and has direct access off of Caliber Court on an existing
driveway. Mr. Johnston stated the applicant wishes to have no more than six clients per day and has
requested the hours of operation be limited to Monday through Friday, 9:00 a.m. to 6:00 p.m., with one
additional Saturday per month from 9:00 a.m. to 3:00 p.m. He said the applicant has opted to have no
signs with this use and no additional employees. Mr. Johnston said the property is surrounded by
residential properties and based on the limited scale of the proposed use and the evaluation of the
property, it appears this proposed use would not have any significant impact on the adjoining properties.
Mr. Johnston next read a list of recommended conditions, should the Planning Commission find this use
to be appropriate.
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Minutes of April 3, 2013
Commissioner Kenney referred to the applicant’s request to have no more than six clients
per day. He asked if the appointments are staggered so there will not be an overflow of cars and parking.
Commissioner Kenney inquired how many vehicles the applicant owns and how many vehicles will the
driveway accommodate. Mr. Johnston replied the house has a two-car garage and a driveway to
accommodate four vehicles; therefore, parking should not be an issue for this use.
Mr. Fred Sabia, the applicant and owner of the property, stated he was a marriage and
family therapist. Mr. Sabia said he owns two vehicles; however, they often park on the street for various
reasons. He said there is plenty of room to accommodate parking. Mr. Sabia said his in-laws live next
door and he often parks there. Mr. Sabia said he has situations when he is with a client and the next client
will arrive and be in the waiting room, so there will be two vehicles; however, there should be sufficient
room.
Chairman Oates called for anyone in the audience who may wish to speak regarding the
proposed CUP. No one came forward to speak and Chairman Oates closed the public comment portion of
the hearing.
No other issues were raised by the Commission and no further discussion ensued.
Commissioner Crockett made a motion to recommend approval with the conditions
recommended by the staff. This motion was seconded by Commissioner Manuel and unanimously
passed.
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend approval of
Conditional Use Permit #02-13 of Fred Sabia for a Cottage Occupation-Home Office at 102 Caliber Court
(Rt. 1396) with the following conditions:
1. All review agency comments and requirements shall be complied with at all times.
2. No more than six clients per day.
3. The applicant shall provide two parking spaces for this use.
4. Hours of operation shall be Monday through Friday, 9:00 a.m. to 6:00 p.m., and one additional
Saturday a month from 9:00 a.m. to 3 p.m.
5. No signage permitted.
6. Other than those residing on the property, there shall be no additional employees.
7. Any expansion or change of use shall require a new conditional use permit.
(Note: Commissioners Wilmot, Thomas, and Crosen were absent from the meeting.)
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Frederick County Planning Commission Page 2963
Minutes of April 3, 2013
INFORMATION/ DISCUSSION ITEMS
Discussion of a Comprehensive Policy Plan Amendment (CPPA) for Lord Fairfax Community
College (LFCC)/ Middletown Sewer and Water Service Area (SWSA) Future Expansion Area.
Subsequent to the recently-approved LFCC/Middletown SWSA, which created a 138-acre SWSA in
the area surrounding and including the LFCC, the proposed future expansion area, previously
identified as Phase 2, includes an additional 100 acres of business development land uses in support
of the LFCC and a potential expansion of the Middletown/ Lord Fairfax SWSA. The LFFCC/
Middletown SWSA is located within the Back Creek Magisterial District.
Deputy Planning Director, Michael T. Ruddy, reported the Middletown/ Lord Fairfax
SWSA (Sewer and Water Service Area) is an area plan approved by the Board of Supervisors in
November of 2012. Mr. Ruddy said it created a SWSA just north of the Town of Middletown to
accommodate public water and sewer for Lord Fairfax Community College (LFCC) and surrounding
properties which were a part of the college foundation. He said at that time, the direction was to move
forward with that project, but also, in due course, to examine the surrounding area and evaluate it for
potential inclusion and incorporation into this land use plan. Mr. Ruddy noted the Comprehensive Plans
and Programs Committee (CPPC) has studied the areas surrounding the LFCC over the recent few
months.
Mr. Ruddy stated the future expansion area (or Phase 2 Area) is approximately 100 acres
in size and is contiguous to the existing Middletown/Lord Fairfax SWSA. He said the future land use in
this area is envisioned to promote areas of business development in support of the adjacent land use,
LFCC. The business development land uses may include a variety of support services to programs
offered at the college, including but not limited to, Health Care, Life Sciences, and Technology. Other
independent business development land uses may promote the mixed use industrial/office land use
classification of the Comprehensive Plan, the OM Park District, which is designed to provide for areas for
research-and-development centers, office parks, and minimal impact industrial and assembly uses. He
said zoning districts other than OM may be proposed which support business development and the
college. Mr. Ruddy noted all of these uses would provide opportunities for workforce development
associated with LFFC. He pointed out that residential land uses are not proposed in this area.
Commissioner Crockett commented that Frederick County Sanitation Authority (FCSA)
does not have infrastructure in this area; he inquired if Middletown had the capacity to serve the area.
Mr. Ruddy replied that the Town of Middletown purchases water through an agreement
with the City of Winchester; however, they have their own wastewater treatment facility. Mr. Ruddy said
Middletown has anticipated growth within the town boundaries and in addition, they have been looking to
the east of the town, in the Reliance Road area. He said that while Middletown is aware of this area and
have commitments to serve the community college, their future planning would have to take into account
this location in addition to other areas. He said the Town of Middletown has stated that although they
presently have capacity, they will have to be very thoughtful about how they would serve these areas and
which areas would be prioritized.
Commissioner Crockett commented the Town of Middletown would have to limit or put
restrictions on what type of business or industry goes in there, depending on their water usage or what
type of sprinkler systems they have. Mr. Ruddy clarified that the Town of Middletown has stated they
would be willing to serve this area, but they would have to be thoughtful about how they planned their
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Minutes of April 3, 2013
infrastructure. Mr. Ruddy said the Town’s infrastructure may be sufficient to serve this area presently,
but they may also have to grow their system abilities for the future.
Commissioner Unger commented if this is something that would enhance the college and
hopefully it will, he thought it was an excellent idea. Commissioner Unger believed it would help the
college to grow and also help the Town of Middletown.
Mr. Even Wyatt with Greenway Engineering was representing Mr. Jeff Hester, who was
the owner of the adjacent property to the north. Mr. Wyatt stated the primary concern is for this area to
be placed within the SWSA. He said the relationship the Hesters have with LFCC is such that if an
opportunity presents itself, they want to be in a position to be able to go straight to rezoning and not to
have to come back for a second Comprehensive Policy Plan amendment because the business opportunity
would most likely not be able to sustain that time frame. Mr. Wyatt said they have engaged both the City
of Winchester and the Town of Middletown with the question of water and sewer service and, at this
point in time, they have received a letter from the City advising their willingness to serve with water. He
said they also met with the mayor of Middletown and he is ready to provide the applicant with a letter as
well. He said both groups are ready, willing, and able to provide service if the Sanitation Authority and
the Board of Supervisors will allow it.
No action was taken or needed by the Planning Commission at this time.
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Discussion of the Northeast Land Use Plan Update and the Sewer and Water Service Area (SWSA)
Expansion Area. As a result of a SWSA Expansion Study in the vicinity of the Light family
properties near the intersection of Woodbine and Woodside Roads in the Stonewall Magisterial
District, an amendment to the Northeast Land Use Plan (NELUP) is proposed which supports
business development land uses and opportunities and adds approximately 530 acres into the
SWSA.
Deputy Planning Director, Michael T. Ruddy, reported that the Northeast Land Use Plan
(NELUP) approved in 2010 identified a number of different land uses developing in the northeast part of
the County and Interstate 81 and Route 11 provide the framework for this area. Mr. Ruddy stated that in
light of the County’s recent business development efforts and study, this Comprehensive Plan
Amendment request was brought forward. Initially, the request revolved around several properties,
known as the Light Properties, consisting of approximately 400 acres, which were located in the northeast
portion of the NELUP. Mr. Ruddy said that presently, half of the Light Properties are within the SWSA
and half are outside of the SWSA.
Mr. Ruddy stated that in looking at the broader area, the Comprehensive Plans &
Programs Committee (CPPC) evaluated the existing land uses proposed, which were Industrial, Light
Industrial, Heavy Industrial, and Warehouse Distribution, and were supportive of continuing those land
uses and also opening the area up a little more to a broader industrial designation. Mr. Ruddy showed the
potential SWSA boundary modification with land uses. He pointed out the existing SWSA boundary and
the location of the proposed extension of the SWSA. He said the extension picks up the land uses that are
currently identified within the Comprehensive Policy Plan and the NELUP as a variety of different
industrial uses. He said this proposal moves the SWSA boundary in support of those land uses and
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Minutes of April 3, 2013
provides them with an industrial designation. Mr. Ruddy said industrial designation would indeed cover
both the heavier industrial and the warehouse distribution land uses currently within the NELUP.
Mr. Ruddy said this is a very straight-forward change to the NELUP as far as the land use
designations because it is consistent with the industrial designation and it is a slightly larger expansion of
the SWSA of approximately 530 acres. Mr. Ruddy said the CPPC looked beyond the Light Properties
and took this all the way to the West Virginia State Line and down to a logical topographical divide,
which is Turkey Run, to the south. He said the Sanitation Authority’s input was with the Business
Development Advancement Study (BDAS), which identified their ability to serve in this area. The CPPC
believed expanding the industrial designation and the SWSA at this time was an appropriate
recommendation.
No issues were raised and no action was required at this time. Mr. Ruddy said this would
be forwarded to the Board for their discussion and consideration.
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OTHER
Cancelation of the April 17, 2013 Meeting
Chairman Oates announced there were no pending action items for the Commission’s
April 17, 2013 meeting.
Upon motion made by Commissioner Crockett and seconded by Commissioner Manuel,
the Commission unanimously voted to cancel the April 17, 2013 meeting.
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ADJOURNMENT
No further business remained to be discussed and upon motion by Commissioner Oates
and second by Commissioner Crockett, the meeting adjourned at 7:30 p.m. by a unanimous vote.
Respectfully submitted,
____________________________
June M. Wilmot, Chairman
____________________________
Eric R. Lawrence, Secretary
REZONING APPLICATION #02-13
FAIRFAX PIKE/VDOT LANE COMMERCIAL
Staff Report for the Planning Commission
Prepared: April 29, 2013
Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director
Reviewed
Planning Commission: 05/15/13 Pending
Action
Board of Supervisors: 06/12/13 Pending
PROPOSAL
: To rezone 3.61 acres from B1 (Neighborhood Business) District to B2 (General
Business) District with proffers.
LOCATION
: The properties are located on the north side of Fairfax Pike (Route 277) adjacent to
VDOT Lane (Route 1018), approximately ½ mile east of Interstate 81 Exit 307.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 05/15/13 PLANNING
COMMISSION MEETING:
This is an application to rezone a total of 3.61 acres of land from the B1 (Neighborhood Commercial)
District to the B2 (Business General) with proffers, to accommodate commercial uses.
The B2 (Business General) land use proposed in this rezoning is generally consistent with the Route
277 Urban Center Plan and the 2030 Comprehensive Plan. The impacts associated with this request
have generally been addressed by the Applicant and the adjacent properties have been considered in this
rezoning application. With this rezoning, the applicant has proffered to dedicate the necessary right-of-
way to enable the Route 277 improvement project to occur and has coordinated the access to this
development to further implement the Route 277 plan. In addition, the Applicant has proffered a
monetary contribution in the amount of $35,000 to assist in other transportation improvements.
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 #02-13 Fairfax Pike/VDOT Lane Commercial
April 29, 2013
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
Planning Commission: 05/15/13 Pending
Action
Board of Supervisors: 06/12/13 Pending
PROPOSAL
: To rezone 3.61 acres from B1 (Neighborhood Business) District to B2 (General
Business) District with proffers.
LOCATION
: The properties are located on the north side of Fairfax Pike (Route 277) adjacent to
VDOT Lane (Route 1018), approximately ½ mile east of Interstate 81 Exit 307.
MAGISTERIAL DISTRICT
: Opequon
PROPERTY ID NUMBERS
: 86-A-14 and 86-A-15
PROPERTY ZONING
: B1 (Neighborhood Business)
PRESENT USE
: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE
:
North: RP (Residential Performance) Use: Residential
B1 (Neighborhood Business) Residential
South: B2 (Business General) Use: Commercial
East: B1 (Neighborhood Business) Use: Commercial
West: B2 (Business General) Use: Residential
B1 (Neighborhood Business) VDOT Headquarters
Rezoning #02-13 Fairfax Pike/VDOT Lane Commercial
April 29, 2013
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation:
We have reviewed the revised rezoning application for the Fairfax
Pike/VDOT Lane Commercial Properties as received by this office on April 11, 2013, for impacts to the
local transportation system. VDOT supports this rezoning in its current format.
Fire and Rescue:
Plan approved.
Public Works Department:
We have completed our review of the rezoning application for the
proposed commercial development at the intersection of Fairfax Pike and VDOT Lane. Based on this
review, we offer the following minor comments: 1. Refer to Site Drainage on Page 8. Change east to
west of the Food Lion Plaza development. 2. At the site plan design phase, include an analysis of the
downstream stormwater conveyance system until the runoff reaches the drainage channel on the south
side of Fairfax Pike. Alternative stormwater management systems should be considered in future site
plan designs.
Department of Inspections:
N/A
Frederick County Sanitation Authority:
Per your request, a review of the proposed rezoning has
been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated
impact/effect upon the Authority’s public water and sanitary sewer system and the demands thereon.
The parcel is in the water and sanitary sewer area served by the Authority. Based on the anticipated
usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water
treatment plant is also presently available. Conveyance capacity and layout will be contingent on the
applicant performing a technical analysis the existing sanitary sewer system within the area to be served
and the existing collection main. Both water and sanitary sewer facilities are located within a
reasonable distance from this site. Please be aware that the Authority does not review or comment upon
proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with
this application for rezoning, nor does the Authority assume or undertake any responsibility to review or
comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to
Frederick County.
Service Authority:
N/A
Frederick-Winchester Health Department
: N/A
Parks & Recreation:
N/A
Winchester Regional Airport:
Proposed rezoning should not have an impact on operations at the
Winchester Regional Airport.
Frederick County Attorney:
Please see attached letter dated March 12, 2013, from Roderick B.
Williams, County Attorney.
Rezoning #02-13 Fairfax Pike/VDOT Lane Commercial
April 29, 2013
Page 4
Planning Department:
Please see attached memo dated March 22, 2013, from Michael T. Ruddy,
AICP, Deputy Planning Director.
Planning & Zoning:
1) Site History
The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the
subject parcels as being zoned B-1 (Neighborhood Business). The intent of this district is to
provide small business areas to serve the daily household needs of surrounding residential
neighborhoods. Uses allowed primarily consist of limited retailing and personal service uses.
Business uses in this district should be small in size and should not produce substantial vehicle
traffic in excess of what is usual in the residential neighborhoods.
2) Comprehensive Policy Plan
The 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
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.
The 2030 Comprehensive Plan and the Route 277 Triangle and Urban Center Land Use Plan
provide guidance on the future development of the property. The property is located within the
UDA and SWSA. The 2030 Comprehensive Plan identifies the general area surrounding this
property with an Urban Center land use designation. In general, the proposed commercial land
use designation for this property is consistent with this land use designation of the
Comprehensive Plan as the urban center designation promotes both commercial and residential
land uses in a mixed use environment. This general area contains both uses.
Land Use.
Route 277 is identified as a minor arterial road. Transportation improvements to Route 277,
Fairfax Pike, are planned on the VDOT Six-Year Improvement Plan. Therefore, it is not
anticipated that this project constructs improvements to Route 277, rather, dedicates appropriate
right-of-way, designs access to this site that is consistent with those improvements anticipated
with the VDOT Six-Year Plan Project, and provides some contribution to transportation
improvements resulting from the impacts of this new development; further, that the value of any
contribution has a nexus to the project and its impacts.
Site Access and Transportation.
Rezoning #02-13 Fairfax Pike/VDOT Lane Commercial
April 29, 2013
Page 5
The provision of a shared right-in-right-out entrance is proposed. Given the anticipated
separated median design for Route 277, such an approach may work in this location. In general
additional entrances on Route 277 are to be avoided. Inter parcel connectivity has been provided
between the two properties.
The proposed relocation of VDOT Lane to the west to align with the existing entrance to the
shopping center will not have an impact to the entrance proposed on VDOT Lane. The
Applicant has worked with VDOT and Mr. Bishop, Frederick County Transportation Planner, to
ensure that the proposal fits in with the preliminary engineering and design work for the Route
277 improvement project.
3)
Site Suitability/Environment
The site does not contain any environmental features that would either constrain or preclude site
development. There are no identified areas of steep slopes, floodplains or woodlands. The
Frederick County Engineer has requested that an analysis of the downstream stormwater
conveyance system until the runoff reaches the drainage channel on the south side of Fairfax
Pike will be needed as part of the detailed site plan design.
4)
Potential Impacts
The subject properties are currently zoned B1 (Neighborhood Business). Therefore, the
rezoning of these properties to the B2 (Business General) district will have the potential to
generate additional impacts. However, it is recognized that the impacts associated may not be
as significant as if this property was zoned RA (Rural Areas). The Applicant has made
commitments to address the additional impacts associated with this request.
5) Proffer Statement – Dated January 25, 2013 and revised on April 11, 2013
A)
The Applicant has proffered a Generalized Development Plan. The Plan identifies the
properties to be developed and recognizes the transportation and access related
commitments made with this rezoning application; including the Route 277 right-of-
way dedication area, access to and from the site via a right-in-right-out entrance on
Route 277 and a full entrance on VDOT Lane, and the inter parcel ingress/egress
easement.
Generalized Development Plan
B) Land Use
The application’s proffer statement does not place any limitation on the amount of
commercial development that may occur on this property.
Rezoning #02-13 Fairfax Pike/VDOT Lane Commercial
April 29, 2013
Page 6
C)
Access to the property will be via a right-in-right-out entrance on Route 277 and a full
commercial entrance on VDOT Lane. A 50 foot ingress/egress easement will be
located at this full commercial entrance and will ensure inter parcel access to the
eastern parcel, Parcel 86-A-14.
Access Management.
D)
The proffer statement provides for 20 foot of right-of-way dedication along Route 277
in support of the Route 277 Improvement Project.
Transportation
As noted previously, transportation improvements to Route 277, Fairfax Pike, are
planned on the VDOT Six-Year Improvement Plan. Therefore, it is important that the
access to this site reflects the design of the improvements anticipated with the VDOT
Six-Year Plan Project. The above proffered access improvements are consistent with
this project.
The application addresses the relocation of VDOT Lane in the future by ensuring the
entrance to this property is located so as to fit in with the design for the realignment.
In addition, this application has proffered a monetary contribution in the amount of
$35,000.00 to transportation improvements elsewhere in the County. More
specifically, for the off-site transportation improvements associated with the
Renaissance Drive – Phase 2 Revenue Sharing Project. The Applicant believes that the
value of this contribution has a nexus to the project and its impacts.
E) Community Facilities
This application proffers a monetary contribution in an amount of $0.05 per building
square foot for Fire and Rescue Services.
STAFF CONCLUSIONS FOR THE 05/15/13 PLANNING COMMISSION MEETING:
This is an application to rezone a total of 3.61 acres of land from the B1 (Neighborhood Commercial)
District to the B2 (Business General) with proffers, to accommodate commercial uses.
The B2 (Business General) land use proposed in this rezoning is generally consistent with the Route
277 Urban Center Plan and the 2030 Comprehensive Plan. The impacts associated with this request
have generally been addressed by the Applicant and the adjacent properties have been considered in this
rezoning application. With this rezoning, the applicant has proffered to dedicate the necessary right-of-
way to enable the Route 277 improvement project to occur and has coordinated the access to this
development to further implement the Route 277 plan. In addition, the Applicant has proffered a
monetary contribution in the amount of $35,000 to assist in other transportation improvements.
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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FAIRFAX PIKE
86 A 2A
86 A 6
86 A 14
86 A 15A
86D4 9
86D 4 12
86D 4 17
86D 418A
86 A 2
86 A 15
86 A 17 86 A 18
74B 51 15
74B 102 82
86D 4 10
86 A 1
86 A 12
86 A 13
86 A 18A
74B 51 16
74B 51 17
74B 51 18
86D4 1
86D 4 286D 4 6
86D 4 8
86D 4 11
86D 4 13
86D 4 16
86 A 3
86 A 7
86 A 10
86 A 10A
86 A 14
86 A 16
75 A 60
86D 4 3
86D4 486D4 586D 4 7
86D 4 14
86D 4 15
86D 4 18
REZ0213
REZ0213
Applications
Parcels
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)
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 24, 2013Staff: mruddy
FAIRFAX PIKE
D
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01277
PLYMN OWENS ESTATESSubdivision
FREETONSubdivision
THE MEADOWSSubdivision
REZ # 02 - 13Fairfax Pike / VDOT Lane CommercialPINs:86 - A - 14, 86 - A - 153.61 Acres B-1 to B-2
REZ # 02 - 13Fairfax Pike / VDOT Lane CommercialPINs:86 - A - 14, 86 - A - 153.61 Acres B-1 to B-2
0 160 32080 Feet
A
86 A 15
86 A 14
ELIZA
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277FAIRFAX PIKE
Map Data Source: Frederick County, Va. GIS Department, November 2012 Data; Aerial Photo from 2010
RE
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Legend
Fairfax Pike/ VDOT Lane Commercial Properties
Parcel Boundary
200 0 200 400
Feet
FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESAERIAL OVERVIEW
FA
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18.148808486 A 18B2
16.086566886 A 10B2
8.1372086 A 1B1
12.67085 A 146B2
2.97300085 3 1B2
2.97085 3 2B2
2.35458885 A 149B2
2.822132285 A 148EB2
2.22346286 A 13B1
2.02085 A 148B2
2086 A 17B1
1.96086 A 15B1
2.52430885 A 148CB2
2.01086 A 10AB2
1.65086 A 14B1
1.439074 A 105B1
1.5074B 7 2 CB2
0.75374286 A 16B2
1.1085 A 152B2
1.331118086 A 82AB2
1.24286186 A 18AB2
1.51085 A 149BB1
1.523553085 A 146AB2
1.041232286 A 12B2
0.8425086 A 15AB1
0.98074 A 104B1
1.0456859.574B 7 2 D2B2
1.091358874B 7 2 D1B2
1.1725486 A 10BB2
0339685B 1 AB2
1281074B 7 2 BB2
0.71615686 A 14B1
0.87500074B 7 2 D3B2
0.878547085 4 5AB1
1512085 A 148FB2
0.61312085 4 1B1
1.78235274B 7 2 DB2
0.9291285 A 148AB1
0.41085 4 4B1
1.0591541.585 A 149CB1
0.48074B 5 1 AB10.57265274B 5 1 BB10.57369674B 5 1 DB1
0.43409285B 1 BB2
0.57177685 A 148DB2
0.57085B 1 B1B2
0.34085 4 3B1
0.62085 A 148BB2
FAIRFAX PIKE
MAIN
S
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8181
277
11
641647
AY
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300 0 300150
Feet
Legend
Building Footprint
Parcel Boundary
Zoning
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
M1 (Industrial, Light District)
M2 (Industrial, General District)
RA (Rural Area District)
RP (Residential, Performance District)
Fairfax Pike & Adjoining Roads B1 & B2 District FAR Data Map and Table Exhibit
Fairfax Pike Adjoining Roads B1 B2 District FAR Data Map and Table Exhibit Greenway File 5510
Source: Frederick County GIS, 2012 Data Data Sorted by Zoning/FAR
Tax Map Acreage Zoning Building Square Ft Parcel Square Feet FAR
86 A 1 8.13 B1 720 354142.8 0.00
85 A 149C 1.059 B1 1541.5 46130.04 0.03
86 A 13 2.22 B1 3462 96703.2 0.04
85 A 148A 0.9 B1 2912 39204 0.07
74B 5 1 B 0.57 B1 2652 24829.2 0.11
85 4 1 0.61 B1 3120 26571.6 0.12
86 A 15A 0.8 B1 4250 34848 0.12
85 4 5A 0.878 B1 5470 38245.68 0.14
74B 5 1 D 0.57 B1 3696 24829.2 0.15
86 A 14 0.71 B1 6156 30927.6 0.20
85 3 1 2.97 B2 3000 129373.2 0.02
74B 7 2 D 1.78 B2 2352 77536.8 0.03
85 A 149 2.35 B2 4588 102366 0.04
86 A 18A 1.24 B2 2861 54014.4 0.05
74B 7 2 B 1 B2 2810 43560 0.06
85 A 148D 0.57 B2 1776 24829.2 0.07
74B 7 2 D1 1.091 B2 3588 47523.96 0.08
85B 1 A 0.98 B2 3396 42688.8 0.08
86 A 10 16.08 B2 65668 700444.8 0.09
86 A 18 18.14 B2 88084 790178.4 0.11
86 A 16 0.75 B2 3742 32670 0.11
85 A 148F 1 B2 5120 43560 0.12
74B 7 2 D3 0.87 B2 5000 37897.2 0.13
74B 7 2 D2 1.045 B2 6859.5 45520.2 0.15
86 A 10B 1.1 B2 7254 47916 0.15
85 A 148E 2.82 B2 21322 122839.2 0.17
86 A 82A 1.33 B2 11180 57934.8 0.19
85B 1 B 0.43 B2 4092 18730.8 0.22
85 A 148C 2.5 B2 24308 108900 0.22
86 A 12 1.04 B2 12322 45302.4 0.27
85 A 146A 1.52 B2 35530 66211.2 0.54
I-81EXIT 307
OUTS
I
D
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SWSA
&
UDA
INSID
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SWSA
&
UDA
8" FM
8"
8"
8"
8"
8"
12
"
6
"
3
"
8"8"
1
2
"
86 A 15 86 A 14
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277
8181
FAIRFAX PIKE
Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
RE
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Legend
Fairfax Pike/VDOT Lane Commercial Properties
Parcel Boundary
Urban Development Area (UDA) Boundary
Sewer Water Service Area (SWSA) Boundary
Water Line
Sewer Line
300 0 300 600
Feet
FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESUDA AND SWSA MAP WITH WATER AND SEWER LINES
FA
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86 A 15
86 A 14
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LINWOOD CT
277FAIRFAX PIKE
Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
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Fairfax Pike/VDOT Lane Commercial Properties
Parcel Boundary
Lake or Pond
Wetland
100 Year Floodplain
Stream
5 Foot Intermediate Contour
25 Foot Index Contour
200 0 200 400
Feet
FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESENVIRONMENTAL FEATURES MAP
FA
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1C
86 A 15
86 A 14
ELIZ
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277 FAIRFAX PIKE
Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
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F
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Legend
Fairfax Pike/VDOT Lane Commercial Properties
Parcel Boundary
Soils
1C, BERKS CHANNERY SILT LOAM, 7 TO 15 PERCENT SLOPES
3B, BLAIRTON SILT LOAM, 2 TO 7 PERCENT SLOPES
44B, ZOAR SILT LOAM, 2 TO 7 PERCENT SLOPES100 0 100 200
Feet
FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESSOILS MAP
FA
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86 A 1586 A 14
BRA
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RIDGEFIELD AVE
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Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
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FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESHISTORIC FEATURES MAP
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277FAIRFAX PIKE
Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
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Fairfax Pike/VDOT Lane Commercial Properties
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Parcel Boundary
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FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESADJOINING PROPERTIES MAP
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FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIES ADJOINING PROPERTIES LISTING
Sorted by Tax Map Number Source: Frederick County GIS, November 2012
Tax Map Number Owner Mailing Address City State ZIP Zoning Land Use Improvements Land Total Assessment Deed Book Page Inst. Year Inst. Number
86 A 1 COMMONWEALTH OF VIRGINIA PO BOX 2249 STAUNTON VA 24402 B1 72 $165,900 $782,700 $948,600 0 0 0
86 A 14 BOWMAN-SHOEMAKER - COMPANIES INC PO BOX 480 STEPHENS CITY VA 22655 B1 4 $0 $618,100 $618,100 634 499 0 0
86 A 14A CHU'S STEPHENS CITY LLC 5851 SADDLE DOWNS PL CENTREVILLE VA 20120 B1 4 $381,400 $397,100 $778,500 0 2007 9301
86 A 15 ELIZABETH PROPERTIES LC PO BOX 480 STEPHENS CITY VA 22655 B1 4 $2,000 $677,000 $679,000 0 2007 2101
86 A 15A YATES WILLOWS APARTMENTS LLC 111 DEVILS BACKBONE OVERLOOK STEPHENSON VA 22656 B1 4 $168,700 $125,500 $294,200 0 2002 7623
86 A 16 ORNDORFF THOMAS D 1015 OLD GRADE RD STRASBURG VA 22657 B2 4 $67,400 $204,400 $271,800 685 386 0 0
86 A 18 WINCITY REALTY ASSOCIATES-DE LLC - C/O WIN PROPERTIES INC 10 RYE RIDGE PLZ STE 200 RYE BROOK NY 10573 B2 4 $6,270,100 $3,058,000 $9,328,100 0 2009 10425
86D 4 5 RIDINGS BRIAN D 208 FREETON CT STEPHENS CITY VA 22655 RP 2 $72,100 $29,500 $101,600 0 2008 2679
86D 4 6 CHAMBERS JOSHUA - CHAMBERS KATE 206 FREETON CT STEPHENS CITY VA 22655 RP 2 $62,800 $29,500 $92,300 0 2006 23456
86D 4 7 SLAUGHTER DONALD G - SLAUGHTER VICKY S 1049 LAUREL GROVE RD WINCHESTER VA 22602 RP 2 $66,400 $29,500 $95,900 0 2010 12466
86D 4 8 ANDERSON JON E 2130 SCARLET OAK CT HARRISONBURG VA 22801 RP 2 $62,800 $29,500 $92,300 0 2008 11373
86D 4 9 LARKIN SHANE 119 SEDGWICK AVE APT 3B YONKERS NY 10705 RP 2 $71,300 $29,500 $100,800 0 2008 12444
86D 4 18A BOWMAN-SHOEMAKER - COMPANIES INC PO BOX 480 STEPHENS CITY VA 22655 RP 77 $0 $1,500 $1,500 822 1477 0 0
I-81EXIT 307 86 A 15 86 A 14
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Map Data Source: Frederick County, Va. GIS Department, November 2012 Data
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FAIRFAX PIKE/VDOT LANE COMMERCIAL PROPERTIESLOCATION AND ZONING MAP
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SITESTEPHENS CITY
WINCHESTER
27711
37
37
522
81
81 FAIRFAX PIKE
c
2013-2014
INTERSTATE ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 04/22/2013
Frederick County Planning Commission:
Frederick County Board of Supervisors:
I-81 Improvements
:
Provide additional travel lanes on the main line, collector-distributor lanes adjacent to the
main line, modifications to existing interchange areas, and develop new interchange areas
and bridge crossings of the main line as recommended by the WinFred MPO Long Range
Plan.
In addition, as the State continues to work toward an ultimate plan for the I-81 widening,
the County of Frederick continues to support the study of Eastern Route 37 as a potential
corridor on new location as an alternative for that effort.
Moreover, the County of Frederick supports exploration of the potential for rail
transportation as a component of the Interstate 81 Corridor improvements.
A) Progress to Phase 1 of the FHWA approved interchange modification to Exit 310
(as illustrated on map as priority A)
B) Relocate Exit 307 further south to alleviate existing and future congestion on
Route 277. There is an urgent need to begin increased study of this project.
(as illustrated on map as priority B)
C) Widen I-81 from Fairfax Pike to Route 37 North. This should include the
relocation of the 277 Interchange.
From: Route 277, Exit 307
To: Route 37 North, Exit 310
(as illustrated on map as priority C)
D) Widen Remainder of I-81 in Frederick County
From: West Virginia line
To: Warren County line
(as illustrated on map as priority D)
E) Spot Improvements on I-81 in Frederick County. Provide spot improvements at
various interchanges to increase capacity and/or enhance safety for the motoring
public.
§¨¦81
§¨¦66
§¨¦81
£¤11
£¤11
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£¤522
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£¤7
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£¤37
£¤37 Winchester
Middletown
StephensCity 2013 - 2014Interstate RoadImprovement Plan
0 12,500 25,0006,250 Feet
Priority A
Priority B
Priority C
Make Safety & Operational Improvements at Exit 310!(
Widen I81 fromRt277 N to Rt37 N
Widen Remainder of I81Priority D
!(Urgent Need for Increased StudyRelocate Exit 307 at RT 277
2013-2014
PRIMARY ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 04/22/2013
Frederick County Planning Commission:
Frederick County Board of Supervisors:
1) Route 37 Bypass
A. Route 37 - Phase 1
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the southern segment of the Route 37 Eastern Bypass from Interstate
1-81 to Front Royal Pike (Route 522 South).
(As illustrated on map as priority 1A)
B. Route 37 - Phase 2
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the preferred alternative between existing Route 37 around Stonewall
Industrial Park and Route 7.
(As illustrated on map as priority 1B)
C. Route 37 - Phase 3
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the preferred alternative between Route 7 and Route 522.
(As illustrated on map as priority 1C)
2) Route 277 (East of Stephens City)
From: I-81/Route 277/Route 647 Intersection (East of Stephens City)
To: Route 340/Route 522 South Intersection (East of Double Toll Gate)
Phase 1: From the 1-81/277 Interchange to Route 636
(As indicated under note for priority 1B)
Phase 2: From Route 636 to Route 340/Route 522
(As indicated on map as priority 2)
Improve to a four lane divided roadway with County staff to work with site developers to
acquire dedicated right-of-way and achieve grading, drainage, and construction
improvements in conjunction with development projects which occur along the corridor
until such time that funding is available for construction.
Establish a construction schedule for the phased improvement of Fairfax Pike (Route
277).
Program funding for the completion of right-of-way acquisition and construction of each
phase as described above.
3) Route 11 (North and South of Winchester)
A) Establish an Urban Divided Four Lane System
From: Southern limits of the City of Winchester
To: 0.4 miles south of intersection of Route 37 South, Exit 310
(As illustrated on map as priority 3A)
B) Establish an Urban Divided Four Lane System
From: Northern limits of the City of Winchester
To: Intersection of Merchant Street
(As illustrated on map as priority 3B)
C) Establish an Urban Divided Four Lane System
From: Intersection of Merchant Street
To: West Virginia line
(As illustrated on map as priority 3C)
4) South Frederick County Parkway
From: Relocated Exit 307
To: Intersection with Route 277 approximately 1 Mile west of the intersection of
Route 277 and Route 522
This is a planned new roadway with limited access points serving a mixture of
predominantly commercial and industrial development.
There is need to study this project in conjunction with the Exit 307 relocation and
planning for Route 277 improvements noted in item 3.
Phasing of this project is not yet clearly defined, however general phasing would be from
West to East with the clear first phase being from relocated Exit 307 to Warrior Dr.
(As illustrated on map as priority 4)
5) Commuter Park and Ride Lots
Establish a new park and ride facility along the Berryville Pike (Route 7) corridor.
Work with the Northern Shenandoah Valley Regional Commission to determine
appropriate locations for park and ride facilities at other strategic locations within
the County’s Urban Development Area. For Park and Ride locations in Frederick
County the primary goal should be that they are situated in such a manner that
they reduce traffic in Frederick County in addition to adjacent localities.
(As illustrated on map as priority 5)
1A
2
3C
3B
3A
4
1B
1B
1C
2
Winchester
Stephens City
£¤37
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§¨¦81
§¨¦81
§¨¦81
§¨¦81
§¨¦81
2013 - 2014Primary RoadImprovementPlan
Commuter - Park & Ride Lots
!(Priority 5
South Frederick County Parkway
Priority 4
Rt37 Bypass Phases
Priority 1A
Priority 1B
Priority 1C
Rt277 East of StephensCity
Priority 2
Rt11 North & South
Priority 3A
Priority 3B
Priority 3C
0 1 20.5 Miles
2013/14-2018/19
SECONDARY ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 04/22/2013
Frederick County Planning Commission:
Frederick County Board of Supervisors:
2
FREDERICK COUNTY
MAJOR ROAD IMPROVEMENT PROJECTS
2013/2014 through 2018/2019
Major road improvement projects command the reconstruction of hardsurfaced roads to
enhance public safety. Improvements required for road width, road alignment, road strength,
and road gradient are considered major road improvements projects.
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1) 655 Sulphur Springs
Road
Route 50 .30 Mi East
Rt. 656
6000 1.1 miles SH $7,505,445 2013 $5,798,052
Allocated
2) 661 Red Bud Road .47 Mi
South
Route 11
Int.
Snowden
Bridge
Blvd.
1300 0.5 miles ST $2,000,000 UN/SH Partial
Funded
Relocation
3)
672
Brucetown Road
Route 11
.35 Mi East
3200
0.35 miles
ST
$1,500,000
Significantly
Variable
UN/SH
Partial
Funded
$100,000
Thru Plan
4)
788
East Tevis Street
Route 522
Winchester
City Limit
N/A
0.44 miles
SH
$10,414,000
Revenue
Sharing
UN/SH
Appited for
R/S Funds
5)
788
East Tevis Street
Route 522
I-81
N/A
0.40 miles
SH
$1,400,000
Revenue
Sharing
UN/SH
Cover Overall
Project Needs
6)
Renaisance Drive
Route 11
.24 Mi.
West of
Rt. 11
N/A
.24 Mi.
BC
$2,001,000
Revenue
Sharing
UN/SH
Locally Adm.
Connector
Road Through
Commercial/
Industrial Area
7)
11
Valley Pike
Intersection
Rt. 706
17000
N/A
BC
$100,000
Revenue
Sharing
UN/SH
VDOT ADM
8)
11
Martinsburg Pike
Under 81
Overpass
Exit 317
16000 0.2 Mi ST
$1,621,808
Revenue
Sharing
UN/SH
LF Turn Lns
SBound @
I-81 Overpass
9) 642 Tasker Road &
White Oak
0.10 Mi
West
Route 636
0.10 Mi.
East
Route 636
7600 0.2 Mi OP $751,000 Const.
Spring
2011
Install Left
Turn Lanes
COMPLETED
10) 723 Carpers Valley Road At Clarke
County line
1100 N/A SH $1,262,327 Beyond
2013
Federal
Bridge
Replacement
Funding
11) 788 Renaissance .24 Mi
West
Route 11
Int.
Shady Elm
Road
N/A .18 Mi BC $1,635,658 2013 R/S
Funds
£¤50
£¤11
£¤7
£¤522
£¤37 £¤522
£¤11
£¤11
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£¤522
§¨¦81
§¨¦81
§¨¦81
Winchester
Stephens City
Frederick CountyMajor RoadImprovement Projects2013/2014 thru 2018/2019
0 1 20.5 Milesµ
1
2
3
4
5
6
7
8
1. Sulpher Springs Rd
2. Redbud Rd
3. Brucetown Rd
4. East Tevis Street
11. Renaisance Dr
10. Tasker Rd / White Oak Rd
9. Carpers Valley Rd
8. Martinsburg Pike
7. Valley Pike
6. Renaisance Dr
5. East Tevis Street10
9
11
3
FREDERICK COUNTY
HARDSURFACE ROAD IMPROVEMENT PROJECTS
2013/2014 through 2018/2019
Hardsurface road improvement projects provide impervious resurfacing and reconstruction of
non-hardsurfaced secondary roads. Hardsurface improvement projects are prioritized by an
objective rating system, which considers average daily traffic volumes; occupied structures;
physical road conditions including geometrics, drainage, and accident reports; school bus
routing; and the time that project requests have been on the Secondary Road Improvement
Plan.
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671
Woodside Road
Route 11
0.4 East of
Route 11
50
0.4 miles
ST
$144,000
UN/SH
$20,000
Allocated
Potential Rural
Rustic/Funding
by Others
676 Warm Springs Road Route 677 0.83 Mi N 310 0.83 miles ST $253,150 04/30/2015 CTB Unpaved
Roads Funding
671 Woodside Road Route 669 WV Line 270 0.30 miles ST $91,500 04/28/2018 CTB Unpaved
Roads Funding
661 Wright Road Route 669 WV Line 240 1.84 miles ST $561,200 04/30/2018 CTB Unpaved
Roads Funding
629 Carter Lane Route 631 Route 625 220 1.8 miles BC $549,000 04/30/2019 CTB Unpaved
Roads Funding
692 Pack Horse Road 1.2 Mi NE
of Rt. 600
Route 671 210 1.4 miles GA $427,000 04/30/2020 CTB Unpaved
Roads Funding
629 Laurel Grove Road Route 622 2.5 Mi W of
Rt. 622
200 2.5 miles BC $762,000 04/30/2021 CTB Unpaved
Roads Funding
£¤522
£¤37
£¤259
£¤277
£¤55
£¤50
£¤11
£¤127
£¤522
£¤7
£¤11
£¤37
£¤50
£¤522
§¨¦66
§¨¦81
§¨¦81
§¨¦81
Winchester
Stephens City
Middletown
Frederick CountyHardsurface RoadImprovement Projects2013/2014 thru 2018/2019
µ
0 4 82 Miles
3. Woodside Rd
1. Woodside Rd
2. Warm Springs Rd
4. Wright Rd
5. Carters Ln
6. Pack Horse Rd
7. Laurel Grove Rd
1
2 3
4
5
6
7
4
FREDERICK COUNTY
UNSCHEDULED
HARDSURFACE ROAD IMPROVEMENT PROJECTS
RATINGS UPDATED
2013/2014 through 2018/2019
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1) 709 Ridings Mill Road 1.30 Mi S
Route 735
Route 636 130 1.40
miles
OP
2) 707 Hollow Road WV Line Route 610 190 1.6
Miles
BC/GA 74
3) 734 North Sleepy
Creek Road
1.27 Mi S W of
Route 522
2.27 Mi S W of
Route 522
150 1.0
mile
GA 73
4) 730 Babbs Mountain
Road
Route 654 Route 677 130 0.9
miles
GA 72
5) 677 Old Baltimore
Road
Route 676 Route 672 170 1.2
miles
GA 70
6) 607 Heishman Road Route 600 End of State
Maintenance
150 0.78
miles
BC 68
7) 695 Middle Fork
Road
2.3 Mi N of
Route 522
WV Line 30 0.9
miles
GA 68
8) 733 Fletcher Road Route 50 Route 707 150 1.3
miles
GA 67
9) 636 Canterburg Road Route 640 Route 641 170 1.5
miles
OP 66
10) 634 Cougill Road Route 635 Route 11 200 0.25
miles
BC 64
11) 612 Fishel Road Route 600 Route 600 40 1.6
miles
BC 64
12) 638 Clark Road Route 625 Route 759 90 0.8
miles
BC 63
13) 644 East Parkins Mill
Road
Route 50 End of State
Maintenance
140 0.81
miles
SH 61
14) 811 Timberlakes
Lane
Route 671 End of State
Maintenance
290 0.25
miles
ST 61
15) 682 Glaize Orchard
Road
Route 608 Route 671 240 1.54
Miles
GA 57
16) 636 Huttle Road Route 709 Route 735 140 1.1
miles
OP 53
17) 616 McDonald Road Route 608 Mid-
Int.
0.44 Mile N
Route 608
150 0.45
miles
BC 53
18) 696 South Timber
Ridge Road
Route 522 Route 694 120 1.3
miles
GA 53
19) 685 Light Road Route 600 Route 681 130 1.3
Miles
GA 47
20) 731 Cattail Road Route 608 Route 654 130 1.7
Miles
GA 46
21) 608 Hunting Ridge
Road
Route 682 2.41 Miles West
Of 682
100 2.41 GA 46
£¤522
£¤50
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!(13
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!(3
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!(16
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!(1
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£¤259
£¤277
£¤55
£¤50
£¤11
£¤127
£¤522
£¤7
£¤11
£¤37
£¤37
£¤50
£¤522
£¤522
§¨¦81
§¨¦66
§¨¦81
Winchester
Stephens City
Middletown
Frederick CountyUnscheduledHardsurface RoadImprovement ProjectsRatings Updated April 20132013/2014 thru 2018/2019
µ
0 4 82 Miles
1, Ridings Mill Rd
2, Hollow Rd
3, North Sleepy Creek Rd
4, Babbs Mountain Rd
5, Old Baltimore Rd
6, Heishman Rd
7, Middle Fork Rd
8, Fletcher Rd
9, Canterburg Rd
10, Cougill Rd
11, Fishel Rd
12, Clark Rd
13, East Parkins Mill Rd
14, Timberlakes Ln
15, Glaize Orchard Rd
16, Huttle Rd
17, McDonald Rd
18, South Timber Ridge Rd
19, Light Rd
20, Cattail Rd
21, Hunting Ridge Rd
D
ARTICLE III
Transfer of Development Rights (TDR) Program
Part 302 – Sending and Receiving Properties
§165-302.03. Calculation of development rights.
H. A sending property transferee may extinguish TDR density rights, sever and hold TDR density rights,
sever and sell TDR density rights, or apply TDR rights to a receiving property in a receiving district in
order to obtain approval for development at a density greater than would otherwise be allowed on
the land in the receiving district, up to the maximum density or intensity outlined in the table below:
Table 1
Maximum Density Allowed in Zoning Districts through Transfer of
Development Rights (TDR) Program
Zoning District
And Land Use
Property
Size
In Acres
Maximum
Density in
Dwelling
Units per
Acre
Without
TDRs
Maximum Density
Dwelling Units per Acre with TDR
Transfers
for
RA
(Rural Areas)
RA
Receiving
Property
1 Unit Per 5
Acres
Maximum Density allowed in the
RP District within the UDA per § 165-
402.05
Density for qualified RA Receiving
Properties in the UDA shall be
consistant with the allowable RP
Density Utilizng TDR’s (see below)
RA
(Rural Areas)
RA
*For Designated Rural Community Centers
Receiving
Property
1 Unit Per 5
Acres
1 Unit Per Acre in Designated Rural
Community Centers served by
Community Septic Systems
RP
(Residential Performance)
*Density by parcel size for all other housing
types and developments with mixed housing
types)
<10
*See § 165-402.05 for maximum percentage
of multifamily housing
10-100
>100
0-10
10.1-25
25.1 -50
10
50.1 +
5.5
4
10
6
6
6
15
8
6
15
10
10
10
RP
(Residential Performance)
Multifamily Residential Buildings & Age
Restricted Multifamily
Garden Apartments
Townhouse (single family attached)
N/A
20
10
10
24
15
15
R4
(Residential Planned Communtiy)
>100
4
6 10
Adopted RP Table for reference:
Density by Land Use Density (Units/Acre) Maximum Percentage of
Multifamily Housing
Multifamily Residential Buildings and Age
Restricted Multifamily (excluding garden
apartments)
20 Units/Acre 100%
Garden Apartments 10 Units/Acre 100%
Townhouse (single family attached) 10 Units/Acre N/A
(for all other housing types and
Density by Parcel Size
development with mixed housing types)
Density (Units/Acre) Maximum Percentage of
Multifamily Housing
0-10 acres 10 Units/Acre 100%
10.1-25 acres 6 Units/Acre 100%
25.1 -50 acres 6 Units/Acre 60% 75%
50.1 + acres 6 Units/Acre 50%
E
Attachment 1
ARTICLE I
GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS
Part 101 – General Provisions
§ 165-101.02 Definitions & word usage.
CAREGIVER - An adult who provides care for a mentally or physically impaired person within the
Commonwealth. For purposes of the placement of a temporary family health care structure, a
caregiver shall be either related by blood, marriage, or adoption to or the legally appointed guardian
of the mentally or physically impaired person for whom they are providing care for.
MENTALLY OR PHYSICALLY IMPAIRED PERSON - A person who is a resident of Virginia and who
requires assistance with two or more activities of daily living, as defined in § 63.2-2200, as certified in
a writing provided by a physician licensed by the Commonwealth.
TEMPORARY FAMILY HEALTH CARE STRUCTURE - A transportable residential structure, providing an
environment facilitating a caregiver's provision of care for a mentally or physically impaired person,
that (i) is primarily assembled at a location other than its site of installation, (ii) is limited to one
occupant who shall be the mentally or physically impaired person, (iii) has no more than 300 gross
square feet, and (iv) complies with applicable provisions of the Industrialized Building Safety Law (§
36-70 et seq.) and the Uniform Statewide Building Code (§ 36-97 et seq.). Placing the temporary family
health care structure on a permanent foundation shall not be required or permitted.
Article II
SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES
Part 204 – Additional Regulations for Specific Uses
§ 165-204.27. Temporary family health care structures.
Where allowed, temporary family health care structure, shall meet the following requirements:
A. A temporary family health care structure shall be permitted for use by a caregiver in providing care
for a mentally or physically impaired person on property owned or occupied by the caregiver as his
residence as a permitted accessory use.
B.
No temporary family health care structure shall be installed without first obtaining a permit. The
permit holder shall provide the County with evidence of compliance on an annual basis as long as
the temporary family health care structure remains on the property;
C. Only one temporary family health care structure shall be placed on a lot or parcel of land. Such
structure shall meet the primary setbacks for the applicable Zoning District;
Attachment 1
D.
Any temporary family health care structure shall connect to the water, sewer, and electric utilities
serving the primary residence on the property and shall comply with all applicable requirements of
the Virginia Department of Health;
E.
No signage advertising or otherwise promoting the existence of the temporary family health care
structure shall be permitted either on the exterior of the structure or elsewhere on the property;
F.
Any temporary family health care structure shall be removed within 30 days in which the mentally
or physically impaired person is no longer receiving or is no longer in need of the assistance
provided by the structure;
G.
The Zoning Administrator may revoke the permit granted pursuant to subsection A above if the
permit holder violates any provision of this section or the Code of Virginia. Additionally, the local
governing body may seek injunctive relief or other appropriate actions or proceedings in the circuit
court of that locality to ensure compliance with this section. The Zoning Administrator is vested
with all necessary authority on behalf of the governing body of the locality to ensure compliance
with this section.
ARTICLE IV
AGRICULTURAL AND RESIDENTIAL DISTRICTS
Part 401 – RA Rural Areas District
§ 165-401.02 Permitted uses.
Structures and land shall be used for one of the following uses:
Part 402 – RP Residential Performance District
DD. Temporary family health care structure.
§ 165-402.02 Permitted uses.
A. All uses shall be developed in accordance with an approved master development plan unless
otherwise waived under Article VIII of this chapter.
B. Structures and land shall be used for one of the following uses:
(15) Temporary family health care structure.
*By adding temporary family health care structure as a permitted use in the RP District it is also
automatically a permitted use in the R4 and R5 Districts