PC 08-07-19 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
August 7, 2019
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)Committee Reports .................................................................................................. (no tab)
3)Citizen Comments .................................................................................................... (no tab)
PUBLIC HEARING
4)Rezoning #01-19 for Off Road Innovations, submitted by Potesta & Associates, Inc., to
rezone 1.56+/- acres from the B2 (General Business) District to the B3 (Industrial
Transition) District with proffers. The property is located at the southeastern corner of
Martinsburg Pike (Route 11) and Park Center Drive in the Stonewall Magisterial District
and is identified by Property Identification Number 54A-1-A.
Mrs. Perkins .................................................................................................................... (A)
5)Rezoning #02-19 for CB Ventures, LLC., submitted by Greenway Engineering, Inc. to
rezone 1.04+/- acres from the B2 (General Business) District to the B3 (Industrial
Transition) District with proffers. The property is located on the south side of Martinsburg
Pike (Route 11) and the northeast side of Amoco Lane (Route 839) at the southwest
quadrant of Interstate 81 in the Stonewall Magisterial District and is identified by Property
Identification Number 43-A-48E.
Mrs. Perkins ..................................................................................................................... (B)
6)Conditional Use Permit #06-19 for Landfall Lodge, submitted for establishment of a
special event facility in the RA (Rural Areas) Zoning District. The property is located at
350 Chestnut Grove Road, Winchester, Virginia and are identified with Property
Identification Numbers 30-A-50 and 30-A-50D in the Gainesboro Magisterial District.
Mr. Klein .......................................................................................................................... (C)
Other
Adjourn
POSTPONED
Commonly Used Planning Agenda Terms
Meeting format
Citizen Comments – The portion of the meeting agenda offering an opportunity for the public to provide
comment to the Planning Commission on any items not scheduled as public hearing items.
Public Hearing– A specific type of agenda item, required by State law, which incorporates public comment as
a part of that item prior to Planning Commission or Board of Supervisors action. Public hearings are held for
items such as: Comprehensive Plan policies and amendments; Zoning and Subdivision Ordinance amendments;
and Rezoning and Conditional Use Permit applications. Following the Public Hearing, the Planning
Commission will take action on the item (see below).
Action Item–There are both public hearing and non-public hearing items on which the Planning Commission
takes action. Depending on the actual item, the Planning Commission may approve, deny, table, or forward a
recommendation to the Board of Supervisors regarding the agenda item. No public comment is accepted during
the Action Item portion of the agenda.
Information/Discussion Item– The portion of the meeting agenda where items are presented to the Planning
Commission for information and discussion. The Planning Commission may offer comments and suggestions,
but does not take action on the agenda item. No public comment is accepted during the Information/Discussion
Item portion of the agenda.
Planning Terminology
Urban Development Area or UDA – The UDA is the county’s urban growth boundary identified in the
Comprehensive Plan in which more intensive forms of residential development will occur. The UDA is an area
of the county where community facilities and public services are more readily available and are provided more
economically.
Sewer and Water Service Area or SWSA – The SWSA is the boundary identified in the Comprehensive Plan
in which public water and sewer is or can be provided. The SWSA is consistent with the UDA in many
locations; however the SWSA may extend beyond the UDA to promote commercial, industrial, and institutional
land uses in area where residential land uses are not desirable.
Land Use – Land Use is the nomenclature which refers to the type of activity which may occur on an area of
land. Common land use categories include: agricultural, residential, commercial, and industrial.
Zoning District - Zoning district refers to a specific geographic area that is subject to land use standards.
Frederick County designates these areas, and establishes policies and ordinances over types of land uses,
density, and lot requirements in each zone. Zoning is the main planning tool of local government to manage the
future development of a community, protect neighborhoods, concentrate retail business and industry, and
channel traffic.
Rezoning – Rezoning is the process by which a property owner seeks to implement or modify the permitted
land use activities on their land. A rezoning changes the permitted land use activities within the categories
listed above under Land Use.
Conditional Use Permit or CUP - A CUP allows special land uses which may be desirable, but are not always
appropriate based on a location and surrounding land uses. The CUP requested use, which is not allowed as a
matter of right within a zoning district, is considered through a public hearing process and usually contains
conditions to minimize any impacts on surrounding properties.
Ordinance Amendment – The process by which the County Code is revised. Often the revisions are the result
of a citizen request with substantial justification supporting the change. Amendments ultimately proceed
through a public hearing prior to the PC forwarding a recommendation to the Board of Supervisors.
County Bodies Involved
Board of Supervisors or BOS - Frederick County is governed by an elected Board of Supervisors composed of
seven members, one from each magisterial district, and one chairman-at-large. The Board of Supervisors is the
policy-making body of the county. Functions of the Board of Supervisors related to planning include making
land use decisions, and establishing growth and development policies.
Planning Commission or PC - The PC is composed of 13 members, two from each magisterial districts and one
at-large, appointed by the Board of Supervisors. The Planning Commission serves in an advisory capacity to the
Board of Supervisors which then takes final action on all planning, zoning, and land use matters.
Comprehensive Plans and Programs Committee or CPPC – The CPPC is a major committee of the PC whose
primary responsibility is to formulate land use policies that shape the location and timing of development
throughout the County. Included in the work are studies of specific areas to develop guidelines for future land
use within those areas. The CPPC also considers requests for amendments to the Comprehensive Plan.
Decisions by CPPC are then forwarded to the PC for consideration.
Development Review and Regulations Committee or DRRC – The DRRC is the second major committee of the
PC whose primary responsibilities involve the implementation of the Comprehensive Plan in the form of
Zoning and Subdivision ordinance requirements. Requests to amend the ordinances to the DRRC are made by
the Board of Supervisors, Planning Commission, local citizens, businesses, or organizations. DRRC decisions
are also forwarded to the PC for consideration.
A
REZONING APPLICATION #01-19
OFF ROAD INNOVATIONS
Staff Report for the Planning Commission
Prepared: July 25, 2019
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission: 08/07/19 Pending
Board of Supervisors: 09/11/19 Pending
PROPOSAL: To rezone 1.56+/- acres from the B2 (General Business) District with proffers to the B3
(Light Industrial) District with proffers.
LOCATION: The subject property is located at the southeastern corner of Martinsburg Pike (Route 11)
and Park Center Drive.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 08/07/19 PLANNING
COMMISSION MEETING:
This is an application to rezone 1.56+/- acres from the B2 (General Business) District with proffers to
the B3 (Light Industrial) District with proffers. The subject property was rezoned from the B3
(Industrial Transition) District to the B2 (General Business) District with proffers in 2003. The site is
located within the limits of the Northeast Land Use Plan of the 2035 Comprehensive Plan. The Plan
depicts the subject property with a commercial and industrial land use designations. The requested B3
Zoning is consistent with the Comprehensive Plan.
The proffers associated with this rezoning request are as follows:
Proffer Statement – Dated June 24, 2019:
•Monument Style Sign:
1.The Owner shall comply with the rezoning application #04-03 proffer of one
monument style sign along Martinsburg Pike, located on Parcel 54A-1-A.
•Street Connections:
1.Ingress and egress to this portion of the property shall only be accessed through
the existing entrances off of Martinsburg Pike and Park Center Drive.
•Parking:
1.Parking for this property will be available onsite and with a shared parking
agreement with the adjacent parcels.
•Maximum Building Size:
1.The owner shall comply with the rezoning application #04-03 proffer that the
owner’s building shall be included in the development’s combined square footage of
buildings to not exceed 100,000 square feet.
A recommendation regarding this rezoning application to the Board of Supervisors would be
Rezoning #01-19 Off Road Innovations
July 25, 2019
Page 2
appropriate. The Applicant should be prepared to adequately address all concerns raised by the
Planning Commission.
Rezoning #01-19 Off Road Innovations
July 25, 2019
Page 3
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by Staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 08/07/19 Pending
Board of Supervisors: 09/11/19 Pending
PROPOSAL: To rezone 1.56+/- acres from the B2 (General Business) District to the B3 (Industrial
Transition) District with proffers.
LOCATION: The subject property is located at the southeastern corner of Martinsburg Pike (Route 11)
and Park Center Drive.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 54A-1-A
PROPERTY ZONING: B2 (General Business) District
PRESENT USE: Vacant/Parking
ADJOINING PROPERTY ZONING & PRESENT USE:
North: M2 (Industrial General) District Use: Industrial
South: B2 (General Business) District Use: Commercial
East: M2 (Industrial General) District Use: Industrial
B3 (Industrial Transition) District Industrial
West: B2 (General Business) District Use: Commercial/Vacant
Rezoning #01-19 Off Road Innovations
July 25, 2019
Page 4
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have little measurable impact on Route 1323 (Park Center Drive). This route is the VDOT
roadway, which has been considered as the access to the property referenced. The existing entrance is
adequate for the proposed use.
Frederick Water: Please see letter from Eric R. Lawrence, AICP, Executive Director dated May 28,
2019.
Frederick County Department of Public Works: We offer no comments at this time.
Frederick County Fire Marshall: Plan approved.
County of Frederick Attorney: Please see letter from Roderick B. Williams, County Attorney, dated
May 31, 2019.
Winchester City: Please see letter from Kelly B. Henshaw, PE, CFM , City Engineer dated February
15, 2019.
Planning & Zoning:
1)Site History
The Board of Supervisors approved Rezoning #04-03 on April 9, 2003. This rezoning approved a
change in zoning from the B3 (Industrial Transition) District the B2 (General Business) District with
proffers.
2)Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
components of Community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The site is located within the limits of the Northeast Land Use Plan of the 2035 Comprehensive
Plan. The Plan depicts the subject properties with commercial and industrial land use
designations. The requested B3 Zoning is consistent with the Comprehensive Plan.
Rezoning #01-19 Off Road Innovations
July 25, 2019
Page 5
3) Proffer Statement – Dated June 24, 2019:
• Monument Style Sign:
1. The Owner shall comply with the rezoning application #04-03 proffer of one
monument style sign along Martinsburg Pike, located on Parcel 54A-1-A.
• Street Connections:
1. Ingress and egress to this portion of the property shall only be accessed through
the existing entrances off of Martinsburg Pike and Park Center Drive.
• Parking:
1. Parking for this property will be available onsite and with a shared parking
agreement with the adjacent parcels.
• Maximum Building Size:
1. The owner shall comply with the rezoning application #04-03 proffer that the
owner’s building shall be included in the development’s combined square footage of
buildings to not exceed 100,000 square feet.
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.
54A 1 A
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1182MARTINSBURGPIKE
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Parcels
B2 (General Business District)
B3 (Industrial Transition District)
M1 (Light Industrial District)
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RP (Residential Performance District)µ
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REZ # 01 - 19: Off Road InnovationsPIN: 54A - 1 - ARezoning from B2 to B3Zoning Map
REZ #01-19
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Application
ParcelsLong Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
Fire & Rescue
Sensitive Natural Areas
Institutional
Planned Unit Development
Park
Recreation
School
Employment
Airport Support Area
B2 / B3
Residential, 4 u/a
High-Density Residential, 6 u/a
High-Density Residential, 12-16 u/a
Rural Area
Interstate Buffer
Landfill Support Area
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REZ #01-19
B
REZONING APPLICATION #02-19
CB VENTURES, LLC.
Staff Report for the Planning Commission
Prepared: July 25, 2019
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission: 08/07/19 Pending
Board of Supervisors: 09/11/19 Pending
PROPOSAL: To rezone 1.04+/- acres from the B2 (General Business) District to the B3 (Industrial
Transition) District with proffers. The subject property was rezoned from the B3 District to the B2
District in 2016 with the approval of Rezoning #05-16.
LOCATION: The subject property is located at the south side of Martinsburg Pike (Route 11) and the
northeast side of Amoco Lane (Route 839) at the southwest quadrant of Interstate 81.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 08/07/19 PLANNING
COMMISSION MEETING:
This is an application to rezone 1.04+/- acres from the B2 (General Business) District to the B3
(Industrial Transition) District with proffers. The subject property was rezoned from the B3 District to
the B2 District in 2016 with the approval of Rezoning #05-16. The site is located within the limits of
the Northeast Land Use Plan of the 2035 Comprehensive Plan and depicts the subject property with
commercial land use designation. The existing B2 Zoning as well as the requested B3 Zoning are
consistent with the Comprehensive Plan.
The proffers associated with this rezoning request are as follows:
Proffer Statement – Dated June 25, 2019:
A) Land Use Restrictions: - The Applicant has proffered to prohibit the following uses:
• Truck Stops
• Drive-in Motion Picture Theaters
• Golf Driving Ranges and Miniature Golf Course
• Fire and Rescue Stations
• Tractor Truck and Tractor Trailer Parking
*Staff Note: The Applicant has removed the proffer that prohibited the construction of metal
buildings on the site. This proffer still applies to the remainder of the site rezoned with Rezoning
#05-16.
B) Transportation Enhancements:
1) The Applicant has proffered to design and construct improvements to Amoco
Lane within the existing right-of-way to include pavement mill and overlay to
the existing centerline from the limits of the pavement mill and overlay
Rezoning #02-19 CB VENTURES, LLC.
July 25, 2019
Page 2
improvements performed by Parcel 43-A-48 (Sheetz property); and for the
installation of curb and gutter along the frontage of the Property to the limits of
the southeastern most commercial entrance serving the Property that is
developed along Amoco Lane. These improvements will be designed and
constructed by the Owner concurrent with the development of the first approved
Site Development Plan for the Property and will be completed prior to the
issuance of the first Certificate of Occupancy Permit associated with the
Property.
2) The Applicant has proffered to provide inter-parcel connection to Parcel 43-A-
48E that will continue into the Property from the limits of the inter-parcel
connection stub within the 30’ ingress/egress easement on the adjoining
properties. This improvement will be designed and constructed by the Owner
concurrent with the development of the Site Development Plan for the Property
and will be completed prior to the issuance of the Certificate of Occupancy
Permit associated with this Site Development Plan.
*Staff Note: The Applicant has removed the proffer pertaining to the construction of a pump station
with a SCADA System. This proffer still applies to the remainder of the site rezoned with Rezoning
#05-16.
C) Off-Site Residential Buffer: The Owner hereby proffers to provide a landscape buffer
on the properties fronting along Amoco Lane (Route 839) that are improved as
residential land use if desired by the individual off-site owners. The Owner shall
provide a letter to each property owner within 30 days of final approval for the first Site
Plan proposed for the Property, which advises of the Owner’s offer to pay the cost for
the installation of a single row of evergreen trees that are a minimum of four feet in
height and planted on 10-foot centers in a location acceptable to each property owner.
The letter will require the off-site property owners to respond in writing within 90 days
of receipt of the letter advising the Owner of the desire to have the landscape buffer
installed within a landscape easement provided on the off-site property. The Owner
shall install the proffered landscape buffer during the next appropriate planting season
and shall be responsible for the replacement of any trees that does not survive for a
period of one year from the date of installation.
D) Monetary Contributions to Offset Impact of Development. A monetary contribution of
$0.10 per developed building square foot for County Fire and Rescue Services.
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 #02-19 CB VENTURES, LLC.
July 25, 2019
Page 3
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 08/07/19 Pending
Board of Supervisors: 09/11/19 Pending
PROPOSAL: To rezone 1.04+/- acres from the B2 (General Business) District to the B3 (Industrial
Transition) District with proffers. The subject property was rezoned from the B3 District to the B2
District in 2016 with the approval of Rezoning #05-16.
LOCATION: The subject property is located at the south side of Martinsburg Pike (Route 11) and the
northeast side of Amoco Lane (Route 839) at the southwest quadrant of Interstate 81 (Exit 317).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 43-A-48E
PROPERTY ZONING: B2 (General Business) District
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: B2 (General Business) District Use: Commercial
South: B2 (General Business) District Use: Commercial & Residential
East: M1 (Light Industrial) District Use: Industrial & Interstate I81
West: B2 (General Business) District Use: Commercial
Rezoning #02-19 CB VENTURES, LLC.
July 25, 2019
Page 4
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: A VDOT review has been conducted on the CB Ventures, LLC
Commercial Rezoning received May 29, 2019. The rezoning of this 1.04+/- acre parcel from B-2,
Business General District, with proffers to establish 1.04+/- acre of B-3, Industrial Transition District
with proffers, has the potential to create less traffic. Also, existing proffers are not changing.
Therefore, since there is no negative impact on the current transportation system, VDOT has no
objections to this rezoning.
Frederick -Winchester Service Authority: FWSA defers comments to Frederick Water.
Frederick Water: Please see letter from Eric R. Lawrence, AICP, Executive Director dated June 18,
2019.
Frederick County Department of Public Works: We offer no comments at this time.
Frederick County Fire Marshall: Plan approved.
County of Frederick Attorney: I’ve reviewed the revised proffer statement dated June 25, 2019, and
it resolves my previous comments.
Planning & Zoning:
2) Site History
The subject property was rezoned from the B3 District to the B2 District in 2016 with the
approval of Rezoning #05-16.
3) Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
components of Community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The site is located within the limits of the Northeast Land Use Plan of the 2035 Comprehensive
Plan and depicts the subject property with commercial land use designation. The existing B2
Zoning as well as the requested B3 Zoning are consistent with the Comprehensive Plan.
Rezoning #02-19 CB VENTURES, LLC.
July 25, 2019
Page 5
3) Proffer Statement – Dated June 25, 2019:
A) Land Use Restrictions: - The Applicant has proffered to prohibit the following uses:
• Truck Stops
• Drive-in Motion Picture Theaters
• Golf Driving Ranges and Miniature Golf Course
• Fire and Rescue Stations
• Tractor Truck and Tractor Trailer Parking
*Staff Note: The Applicant has removed the proffer that prohibited the construction of metal
buildings on the site. This proffer still applies to the remainder of the site rezoned with Rezoning
#05-16.
B) Transportation Enhancements:
1) The Applicant has proffered to design and construct improvements to Amoco
Lane within the existing right-of-way to include pavement mill and overlay to
the existing centerline from the limits of the pavement mill and overlay
improvements performed by Parcel 43-A-48 (Sheetz Property); and for the
installation of curb and gutter along the frontage of the Property to the limits of
the southeastern most commercial entrance serving the Property that is
developed along Amoco Lane. These improvements will be designed and
constructed by the Owner concurrent with the development of the first approved
Site Development Plan for the property and will be completed prior to the
issuance of the first Certificate of Occupancy Permit associated with the
Property.
2) The Applicant has proffered to provide inter-parcel connection to Parcel 43-A-
48E that will continue into the Property from the limits of the inter-parcel
connection stub within the 30’ ingress/egress easement on the adjoining
properties. This improvement will be designed and constructed by the Owner
concurrent with the development of the Site Development Plan for the Property
and will be completed prior to the issuance of the Certificate of Occupancy
Permit associated with this Site Development Plan.
*Staff Note: The Applicant has removed the proffer pertaining to the construction of a pump station
with a SCADA System. This proffer still applies to the remainder of the site rezoned with Rezoning
#05-16.
C) Off-Site Residential Buffer: The Owner hereby proffers to provide a landscape buffer
on the properties fronting along Amoco Lane (Route 839) that are improved as
residential land use if desired by the individual off site owners. The Owner shall
provide a letter to each property owner within 30 days of final approval for the first Site
Plan proposed for the Property, which advises of the Owner’s offer to pay the cost for
the installation of a single row of evergreen trees that are a minimum of four feet in
Rezoning #02-19 CB VENTURES, LLC.
July 25, 2019
Page 6
height and planted on 10-foot centers in a location acceptable to each property owner.
The letter will require the off-site property owners to respond in writing within 90 days
of receipt of the letter advising the Owner of the desire to have the landscape buffer
installed within a landscape easement provided on the off-site property. The Owner
shall install the proffered landscape buffer during the next appropriate planting season
and shall be responsible for the replacement of any trees that does not survive for a
period of one year from the date of installation.
D) Monetary Contributions to Offset Impact of Development. A monetary contribution of
$0.10 per developed building square foot for County Fire and Rescue Services.
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.
§¨¦81
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REZ #02-19
CB VENTURES, LLC
COMMERCIAL DEVELOPMENT
IMPACT ANALYSIS STATEMENT
Tax Parcel 43-A-48E
Stonewall Magisterial District
Frederick County, Virginia
May 10, 2019
Current Owner: CB Ventures, LLC
Contact Person: Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
2
CB VENTURES, LLC
COMMERCIAL DEVELOPMENT
IMPACT ANALYSIS STATEMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 1.04±-acre subject property owned by CB Ventures LLC and
identified as Tax Parcel 43-A-48E. The subject property is located in the southwest quadrant
of Interstate 81 Exit 317, on the south side of Martinsburg Pike (U.S. Route 11) and the
northwest side of Amoco Lane (Rt. 839).
Tax Map Parcel 43-A-48E is currently zoned B-2, Business General District with proffers.
The Owner proposes to rezone the 1.04±-acre subject property to B-3, Business Industrial
Transition District with proffers to allow for the development of the 1.04±-acre subject as an
automotive tire and battery service facility. The County Planning Department identifies this
type of facility under SIC Major Group 75 – Automotive Repair, Services, and Parking;
therefore, the rezoning of the subject property from the B-2, Business General District to the
B-3, Business Industrial Transition District is required to allow for this land use on the
subject property.
Basic information
Location: Fronting on the south side of Martinsburg Pike (U.S.
Route 11) and the west side of Interstate 81, at the
southwest quadrant of Interstate 81 Exit 317.
Magisterial District: Stonewall District
Property ID Numbers: 43-A-48E
Current Zoning: B-2, Business General District with proffers
Current Use: Undeveloped
Proposed Zoning: B-3, Industrial Transition District with proffers
Proposed Use: Automotive Tire and Battery Service Facility
Total Rezoning Area: 1.04±-acres with proffers
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
3
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential,
commercial, industrial and institutional land use development is encouraged in the County.
The 1.04±-acre subject property is currently located within the UDA; therefore, expansion of
the UDA boundary to accommodate the proposed development of an automotive tire and
battery service facility or other commercial land uses is not required for this rezoning
application.
Sewer and Water Service Area
The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also
extends outside of the UDA to accommodate areas of the County in which commercial and
industrial land use development is only desired. The 1.04±-acre subject property is currently
located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the
proposed development of an automotive tire and battery service facility or other commercial
land uses is not required for this rezoning application.
Comprehensive Plan Conformity
The 1.04±-acre subject property is located in the UDA and the SWSA and is within the study
area boundary of the Northeast Frederick Land Use Plan. The Northeast Frederick Land Use
Plan is a large-area plan that identifies land uses, transportation networks, and other matters
that are recommended for consideration for future land use and development within this
geographic area of the County. The 1.04±-acre subject property is identified for business
land use; therefore, the proposed B-3, Business Industrial Transition District rezoning to
accommodate the proposed development of an automotive tire and battery service facility or
other commercial land uses is in conformance with the Comprehensive Policy Plan.
SUITABILITY OF THE SITE
Access
The 1.04±-acre subject property is located on the south side of Martinsburg Pike (U.S. Route
11), adjacent to the Interstate 81 Exit 317 interchange. Access to the subject property will be
provided through internal private service drives through adjoining propert ies that will allow
for traffic to utilize the existing right in/right out commercial entrance along Martinsburg
Pike (U.S. Route 11) and the existing full access commercial entrances along Amoco Lane
(Route 839) that will allow for protected left-turn movements at the signalized intersection
with Martinsburg Pike. Inter-parcel ingress and egress is permitted through easements
identified in section(s) 3.3, 3.4, and 3.5(e), and 3.6 of the “Declaration of Condominium for
CB Ventures Land Condominium” recorded as instrument number 160011322.
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
4
Flood Plains
The 1.04±-acre subject property does not contain areas of floodplain as demonstrated on
FEMA NFIP Map #51069C0209D, Effective Date September 2, 2009.
Wetlands
The 1.04±-acre subject property does not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map information or from information identified in the
Frederick County GIS Database.
Soil Types
The 1.04±-acre subject property contains one soil type as demonstrated by the Soil Survey of
Frederick County, Virginia and the Frederick County GIS Database. The following soil type
is present on site:
32B Oaklet Silt Loams 2-7% slope
The Oaklet Silt Loam is identified as a prime agricultural soil and has high shrink/swell
properties. The subject property has the same soil type as adjoining parcels that are
developed or are currently being developed. The site soil type is conducive for commercial
development of the subject property.
Other Environmental Features
The 1.04±-acre subject property does not contain areas of steep slope, lakes or ponds or
natural stormwater retention areas as defined by the Frederick County Zoning Ordinance.
The subject property is located in the geographic portion of the County that is underlain by
karst geology. Frederick County has reviewed and approved SP #07-17 for the entirety of
the Owner’s parcels owned which includes the 1.04±-acre subject property. The Owner has
obtained a Land Disturbance Permit from Frederick County and is currently performing
major infrastructure improvements. No development issues specific to the karst geology
have been encountered during current construction activities. There are no known
environmental features present that create development constraints for the proposed
commercial development project.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: B-2, Business General District Use: Hotel and Restaurant
South: B-2, Business General District Use: Unimproved
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
5
East: M-1, Light Industrial District Use: Unimproved
(across Interstate 81)
West: B-2, Business General District Use: Convenience Store
TRANSPORTATION
The 1.04±-acre subject property was a portion of the 4.98± acres owned by CB Ventures,
LLC that was rezoned by the Frederick County Board of Supervisors on July 27, 2016 to the
B-2, General Business District with proffers (RZ #05-16). Subsequent to this approval,
Greenway Engineering processed Site Plan #07-17 for the 4.98± acres owned by CB
Ventures, LLC which was approved by the County on June 20, 2017. Construction has
commenced for the on-site and off-site improvements identified on the approved site plan.
The approved proffer statement specific to RZ #05-16 Applicant provided for two
transportation enhancements which included the installation of curb and gutter along the
property frontage along Amoco Lane (Route 839); milling and overlay asphalt improvements
to the Amoco Lane centerline; and for inter-parcel connections to adjoining properties. Site
Plan #07-17 provided for all applicable transportation enhancements identified in the proffer
statement specific to RZ #05-16 and the Owner has obtained a Land Disturbance Permit from
Frederick County and is currently performing major infrastructure improvements that
includes the installation of curb and gutter and milling/overlay work on Amoco Lane. The
inter-parcel connection to the adjoining property that will provide access to the 1.04±-acre
subject property is intended to be installed during the development of this parcel. Therefore,
the proffer statement prepared for the proposed rezoning maintains this proffer from the
previous rezoning application and does not include the previous proffer associated with the
Amoco Lane improvements as these improvements are currently under construction.
The proposed rezoning of the 1.04±-acre subject property to the B-3, Industrial Transition
District is to allow for the development of an automotive tire and battery service facility. The
Owner is not proffering this as a specific use for the subject property; therefore, Greenway
Engineering has analyzed uses permitted in the B-3 District that are not otherwise permitted
in the B-2 District to determine what use represents the greatest impact on traffic generation.
Of those potential land uses, the “Automotive Repair; Services, and Parking” (SIC 75), was
determined to have the highest potential traffic generation impact.
The ITE Manual of Trip Generation, 9th Edition, Land Use 943 “Automobile Parts & Service
Center”, identifies a Saturday Peak Hour of Generation of 6.61 per 1,000 sq. feet of gross
floor area, as the greatest traffic generation factor for this land use. It is anticipated that the
proposed automotive tire and battery service facility will be approximately 6,500 square feet,
which would yield approximately 43 peak hour trips. This traffic generation would be less
than permitted land uses in the B-2 District that the subject parcel is currently zoned;
therefore, the proposed rezoning does not create additional traffic impacts than were
determined to be mitigated under the previous rezoning application.
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
6
SEWAGE CONVEYANCE AND TREATMENT
The 1.04±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public sewer based on County
Policy. Frederick Water (FW) is the provider of public sewer service within this area of the
County but does not currently have sewer infrastructure within, or adjacent to the subject
property. The subject property was part of RZ #05-16 that was rezoned by the Board of
Supervisors on July 27, 2016. FW issued a letter dated March 23, 2016 in conjunction with
RZ #05-16 advising that there was adequate capacity at the Opequon Wastewater Treatment
Facility to accommodate the 22,000 gpd proposed sanitary flows projected for the buildout of
the 4.98±- acre project and the Red Bud Pump Station could accommodate the added flows
from this project. However, FW advised that sewer conveyance for the 4.98±- acre project
could potentially be challenged due to nearby sewer force main capacities.
Greenway Engineering worked with FW to determine the appropriate approach for the
development of sewer infrastructure to provide sewer service for the 4.98± acre project and
for the properties along Amoco Lane (Route 839). In accordance with the proffer statement
approved July 1, 2016 (RZ #05-16), Greenway Engineering submitted a public improvement
plan, for a new pump station, with a SCADA system, to be located at the terminus of Amoco
Lane that was approved by FW. Through additional coordination with FW, it was determined
that a more mutually beneficial plan was available, and that sewer capacity for the overall
project could be obtained through the construction of an 8” gravity sewer line to an existing
sewer manhole located near the rail spur serving the Kingspan facility.
Greenway Engineering has designed a gravity sewer system that collects effluent from the
4.98± acre project area (which includes the 1.04± acre subject property proposed for
rezoning) that has been sized to allow for off-site land uses to connect to this system. The
gravity sewer system design includes the sewer collection system within the subject project
and along the Amoco Lane frontage to allow for on-site and off-site connections. The gravity
sewer system will terminate at the existing sewer manhole located near the rail spur serving
the Kingspan facility, which ties into the Red Bud Pump Station to direct effluent to the
Opequon Water Treatment Facility. The CB Ventures Gravity Sewer Plan has been designed
and submitted for review and approval to FW and the County Public Works Department.
Both agencies have approved this design plan and the approved improvements will be
installed prior to development of the subject property. FW has determined that this approach
is appropriate for addressing sewer impacts associated with the 4.98± acre project; therefore,
the sewer requirements associated with proposed rezoning of the 1.04± acre subject property
have been adequately addressed.
WATER SUPPLY
The 1.04±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public water based on County
Policy. Frederick Water (FW) is the provider of public water service within this area of the
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
7
County and has an existing 10” water line located along Martinsburg Pike (U.S. Route 11)
and Amoco Lane (Route 839) that provides public water to the property. Frederick County
approved SP #07-17 for the CB Ventures 4.98± acre project area on July 24, 2017, which
includes the 1.04± subject property proposed for rezoning. SP #07-17 was reviewed and
approved by FW on April 24, 2017 as part of the site plan approval process and they
determined that adequate water pressure and capacities were available for service to this
property.
Additionally, the water system design for the build-out of commercial land use on the 4.98±
acre project included the connection of a temporary bypass of the existing 2” water line to
connect the 2” water line to the newly installed 10” water main after it is constructed and
fully tested. The newly installed 10” waterline will connect to a newly installed 8” water line
that will be located throughout the 4.98± acre project, which will terminate at the 1.04± acre
subject property. As part of County’s review process of RZ #05-16, the maximum anticipated
flow for build out of the 4.98± acre area was projected by FW at 50,000 gpd. Greenway
Engineering has utilized 2015 FW water meter for these land uses and has applied a 1.5
calculation factor of safety to develop a conservative water demand projection of 22,000 gpd
for the buildout of the 4.98± acre project area. The projected water demand of 22,000 gpd
falls well below the available water supply identified by FW for this site; therefore, there is
adequate supply and pressure that will be available for the buildout of commercial land use
for the proposed development project.
SITE DRAINAGE
The topographic relief on the 1.04±-acre subject property generally follows a north to east
pattern, which directs drainage from the subject property towards the rear of the property
adjacent to Interstate 81. The applicant has provided stormwater management through a
design, which has been approved by Frederick County as part of SP #05-17. This stormwater
management includes two detention areas, one of which is in the southeast portion of the
subject property. The proposed rezoning of the subject property will not affect the existing,
approved stormwater management design of the site. The stormwater quantity and quality
measures have been designed in conformance with all applicable state and local regulations;
therefore, site drainage and stormwater management impacts to adjoining properties and the
community have been mitigated.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities associated with the redevelopment of the 1.04±
subject site can be projected from an average annual commercial consumption of 5.4 cubic
yards per 1,000 square feet of structural area (Civil Engineering Reference Manual, 4th
edition). It is anticipated that the proposed automotive tire and battery service facility will be
approximately 6,500 square feet. Therefore, solid waste disposal impacts are based on the
following figures that provide the increase in average annual solid waste volume based on the
anticipated 6,500 square feet of commercial land use:
Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning
File #2022C Impact Statement/JRM
8
AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial
AAV = 5.4 cu yd. x 6.5 (1,000 sq. ft)
AAV = 35.1 cu. yd. at build-out, or 24.57 tons/yr. at build-out
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. The projected commercial development will generate
approximately 24.57 tons of solid waste annually on average. This represents a 0.017%
increase in the annual solid waste received by the Municipal Solid Waste area of the
Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by
the commercial development will be disposed at the Regional Landfill by a commercial
waste hauler; therefore, the County will receive tipping fees associated with this land use to
mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid
waste impacts associated with this proposal.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify structures deemed to be
historically significant on the 1.04±-acre subject property, nor does the survey identify
properties within proximity of this site that are deemed potentially significant. The National
Park Service Study of Civil War Sites in the Shenandoah Valley identifies t he 1.04±-acre
subject property as being located within the Second Winchester – Stephensons Depot study
area boundary; however, the subject property is located well outside of the defined core
battlefield area and is also defined as having lost integrity due to existing development
patterns. Therefore, the commercial development plan for the property will not create
negative impacts associated with historic resources.
OTHER POTENTIAL IMPACTS
The commercial development of the 1.04±-acre subject property will provide new economic
development opportunities for Frederick County, which has been recognized by the County
to be positive in the consideration of fiscal impacts to County Capital Facilities. It is
understood that the development of commercial land use has the potential to increase service
demands on fire and rescue services; therefore, the Owner’s Proffer Statement provides a
monetary contribution of $0.10 per developed building square foot to the County to provide
additional revenues that are specifically directed to County fire and rescue services.
C
CONDITIONAL USE PERMIT #06-19
Landfall Lodge - Special Event Facility
Staff Report for the Planning Commission
Prepared: July 25, 2019
Staff Contact: M. Tyler Klein, AICP, Planner
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: 08/07/19 Pending
Board of Supervisors: 09/11/19 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for a special event facility in the RA (Rural
Areas) Zoning District. Should the Planning Commission find this application for a special event
facility 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. An illustrative sketch plan, in accordance with the requirements of Article VIII of the
Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick
County prior to the establishment of the use.
3. Building permits are required for any new building or structures.
4. Special events shall start no earlier than 8 a.m. and all events and related activities shall
conclude by midnight.
5. Special events may accommodate up to and not to exceed 250 persons.
6. Only the “main entrance” driveway associated with the address 350 Chestnut Grove
Road, shall be open to special event traffic. All other entrances to the property should be
restricted for private/residential/agricultural traffic only.
7. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF)
and not to exceed 10 feet (FT) in height is permitted.
8. Any expansion or modification of this use will require the approval of a new CUP.
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 #06-19, Landfall Lodge – Special Event Facility
July 25, 2019
LOCATION: The subject properties are located .6 miles off Route 522 North (North Frederick
Pike) onto Route 681 (Chestnut Grove Road).
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBERS: 30-A-50 and 30-A-50D
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use:
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Residential (single-family detached)
South: RA (Rural Areas) Use: Residential (SFD)
East: RA (Rural Areas) Use: Vacant/Agricultural
West: RA (Rural Areas) Use: Residential (SFD)/Agricultural
PROPOSED USE:
This is a request for a Conditional Use Permit (CUP) to enable the establishment of a
special event center for weddings, business meetings, birthday parties, showers, reunions, charity
events, and other similar type events.
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have no measurable impact on Route 681, the VDOT facility which would
provide access to the property. The existing entrance is adequate for proposed use. However,
should use ever expand in the future, the entrance may have to be upgraded to VDOT
commercial standards.
See original comment email dated July 10, 2019.
Frederick County Inspections: Conditional Use Permit for use of existing structures associated
with an operational farm for events.
2015 Virginia Construction Code exempts-
Farm buildings and structures, except for a building or a portion of a building located on a farm
that is operated as a restaurant as defined in Section 35.1.1 of the Code of Virginia and licensed
as such by the Virginia Board of Health pursuant to Chap 2 (Section 35.1-11 et seq.) of Title
35.1 of the Code of Virginia. However, farm buildings and structures lying within a flood plain
or in a mudslide prone area shall be subject to floodproofing regulations or mudslide regulations
Page 3
CUP #06-19, Landfall Lodge – Special Event Facility
July 25, 2019
as applicable (USBC Sec 102.3)-
Farm Buildings or Structure. A building or structure not used for residential purposes, located
on property where farming operations take place and sued primarily or any of the following uses
or combination thereof.
1. Storage, handling, production, display, sampling or sale of agricultural, horticultural,
floricultural or silvicultural products produced in the farm.
2. Sheltering, raising, handling, processing or sale of agricultural animals or agricultural
animal products.
3. Business or office uses relating to the farm operations.
4. Use of farm machinery or equipment or maintenance or storage of vehicles, machinery or
equipment on the farm.
5. Storage or use of supplies and materials used on the farm.
6. Implementation of best management practices associated with farm operations.
See original comment letter dated April 18, 2019.
Winchester-Frederick County Health Department: This Health Department has reviewed the
request for comments for issuing a Conditional Use Permit for operating a proposed Special
Event Facility located at Landfall Farm, 350 Chestnut Grove Rd., Winchester, VA 22603; Tax
Map #30-A-50 & 50D. Information provided by the Applicant indicates that the facility was
open to the public in 2018, hosting six weddings with an average of 70 guest each. Additional
venues are scheduled for 2019. The Applicant anticipates that guest at any one event will
average about 50-125. The operating season will occur April 15th through November 15th. The
Applicant states that meals will not be prepared on-site, but that food will be provided by
caterers. No dishwashing will take place on premises, as caterers will remove all dishes form
premises when event is over and carry back to their permitted facilities for washing. In addition,
Applicant states that portable toilets will be used for larger events. However, during a phone
conversation the Applicant says that he intends to work toward working with the private sector
(OSE or PE) to locate an on-site sewage disposal system that will serve the sewage disposal
needs of the proposed facility. Applicant is welcome to contact this Health Department at (540)
722-3480 about any part of this correspondence.
See original comment letter dated April 18, 2019.
Frederick County Fire Marshall: Approve.
CUP approved provided that all structures/buildings/facilities that fall within the scope of this
CUP comply with the Frederick County Fire Prevention Code unless
structures/buildings/facilities have an Agricultural Exception from the Frederick County
Building Official.
See original comment letter dated April 24, 2019.
Page 4
CUP #06-19, Landfall Lodge – Special Event Facility
July 25, 2019
Historic Resources Advisory Board: Approve.
See comment letter dated April 11, 2019.
Planning and Zoning:
This application for a Conditional Use Permit (CUP) to permit the establishment of a special
event facility for private events such as weddings or other similar type events (birthday parties,
charity events, family reunions, etc.). A special event facility is a permitted use in the RA (Rural
Areas) Zoning District with an approved CUP. The Zoning Ordinance defines “special event
facility” as a facility or site utilized for events that are typically conducted on a single day, but
which may be conducted for up to three consecutive days, for which attendance is permitted only
by invitation or reservation; special events include, but are not limited to, meetings, conferences,
banquets, dinners, weddings and private parties.
The proposed use will take place on a 188-acre property consisting of two (2) parcels, which
includes a single-family detached residence and detached structures including a barn and cottage.
The property also includes two (2) ponds, Hogue Creek frontage, and 150-wooded acres
protected in a conservation easement. The application notes the property is a working farm and
timber operation. The Applicants also reside on the premise in the single-family detached
residence.
The special event center will be accessed via the “main entrance” to the property (addressed 350
Chestnut Grove Road), all other entrances to the property are “private” and not open to special
event traffic to minimize impacts to private driveways and adjoining residences. Portable
restroom facilities will also be provided for special events. The Applicant states there is a
“catering kitchen” for use during special events (warming and cooling for prepared food only).
The property is surrounded by RA (Rural Areas) zoned property, which includes open space,
agricultural uses, and single-family detached residences. The 2035 Comprehensive Policy Plan
of Frederick County (Comprehensive Plan) identifies this area of the County as “rural” and is to
remain agricultural in nature and is not part of any land use study. The Board of Supervisors
added “special event facilities” to the conditional use list for the County’s Rural Areas Zoning
District in 2017 to support additional opportunities for agribusiness and agritourism. The
proposed use is consistent with the goals and strategies expressed in the 2035 Comprehensive
Plan and the surrounding properties.
Page 5
CUP #06-19, Landfall Lodge – Special Event Facility
July 25, 2019
STAFF CONCLUSIONS FOR THE 08/07/19 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for a special event facility in the RA (Rural
Areas) Zoning District. Should the Planning Commission find this application for a special event
facility 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. An illustrative sketch plan, in accordance with the requirements of Article VIII of the
Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick
County prior to the establishment of the use.
3. Building permits are required for any new building or structures.
4. Special events shall start no earlier than 8 a.m. and all events and related activities shall
conclude by midnight.
5. Special events may accommodate up to and not to exceed 250 persons.
6. Only the “main entrance” driveway associated with the address 350 Chestnut Grove
Road, shall be open to special event traffic. All other entrances to the property should be
restricted for private/residential/agricultural traffic only.
7. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF)
and not to exceed 10 feet (FT) in height is permitted.
8. Any expansion or modification of this use will require the approval of a new CUP.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
£¤522
30 A 50
30 A 50D
366QUIETMEADOW LN
366QUIETMEADOW LN
492QUIETMEADOW LN
4309N FREDERICKPIKE
4048N FREDERICKPIKE
3906N FREDERICKPIKE
329HUNTINGRIDGE RD
329HUNTINGRIDGE RD
151HUNTINGRIDGE RD
328QUIETMEADOW LN
4242N FREDERICKPIKE216QUIETMEADOW LN
180QUIETMEADOW LN 4323N FREDERICKPIKE
4493N FREDERICKPIKE
327HUNTINGRIDGE RD
4651N FREDERICKPIKE
106CHESTNUTGROVE RD
4523N FREDERICKPIKE
139CHESTNUTGROVE RD
104CHESTNUTGROVE RD
220CHESTNUTGROVE RD 331HUNTINGRIDGE RD
4502N FREDERICKPIKE
4502N FREDERICKPIKE
146CHESTNUTGROVE RD
240CHESTNUTGROVE RD
4544N FREDERICKPIKE
4508N FREDERICKPIKE
177CHESTNUTGROVE RD
178CHESTNUTGROVE RD
422MYERS LN
4580N FREDERICKPIKE4564N FREDERICKPIKE
198CHESTNUTGROVE RD
222CHESTNUTGROVE RD
4608N FREDERICKPIKE
4598N FREDERICKPIKE
4570N FREDERICKPIKE
201CHESTNUTGROVE RD 243CHESTNUTGROVE RD
236CHESTNUTGROVE RD
279CHESTNUTGROVE RD
278CHESTNUTGROVE RD
238CHESTNUTGROVE RD
4600N FREDERICKPIKE
297CHESTNUTGROVE RD
301CHESTNUTGROVE RD 314CHESTNUTGROVE RD
333CHESTNUTGROVE RD
321CHESTNUTGROVE RD
492CHESTNUTGROVE RD
443CHESTNUTGROVE RD
415CHESTNUTGROVE RD
575CHESTNUTGROVE RD
520CHESTNUTGROVE RD520CHESTNUTGROVE RD
520CHESTNUTGROVE RD
488CHESTNUTGROVE RD 404MYERS LN
488CHESTNUTGROVE RD
581CHESTNUTGROVE RD
581CHESTNUTGROVE RD
356MYERS LN
339MYERS LN
1011HUNTINGRIDGE RD674CHESTNUTGROVE RD
260MYERS LN 263MYERS LN
633CHESTNUTGROVE RD
247MYERS LN
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Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: July 12, 2019
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£¤522
CUP #06-19
£¤522
CUP # 06 - 19: Landfall LodgePINs: 30 - A - 50, 30 - A - 50DSpecial Event FacilityZoning Map
CUP #06-19
£¤522
30 A 50
30 A 50D
366QUIETMEADOW LN
366QUIETMEADOW LN
492QUIETMEADOW LN
4309N FREDERICKPIKE
4048N FREDERICKPIKE
3906N FREDERICKPIKE
329HUNTINGRIDGE RD
329HUNTINGRIDGE RD
151HUNTINGRIDGE RD
328QUIETMEADOW LN
4242N FREDERICKPIKE216QUIETMEADOW LN
180QUIETMEADOW LN 4323N FREDERICKPIKE
4493N FREDERICKPIKE
327HUNTINGRIDGE RD
4651N FREDERICKPIKE
106CHESTNUTGROVE RD
4523N FREDERICKPIKE
139CHESTNUTGROVE RD
104CHESTNUTGROVE RD
220CHESTNUTGROVE RD 331HUNTINGRIDGE RD
4502N FREDERICKPIKE
4502N FREDERICKPIKE
146CHESTNUTGROVE RD
240CHESTNUTGROVE RD
4544N FREDERICKPIKE
4508N FREDERICKPIKE
177CHESTNUTGROVE RD
178CHESTNUTGROVE RD
422MYERS LN
4580N FREDERICKPIKE4564N FREDERICKPIKE
198CHESTNUTGROVE RD
222CHESTNUTGROVE RD
4598N FREDERICKPIKE
4608N FREDERICKPIKE 4570N FREDERICKPIKE
201CHESTNUTGROVE RD 243CHESTNUTGROVE RD
236CHESTNUTGROVE RD
279CHESTNUTGROVE RD
278CHESTNUTGROVE RD
238CHESTNUTGROVE RD
4600N FREDERICKPIKE
297CHESTNUTGROVE RD
301CHESTNUTGROVE RD 314CHESTNUTGROVE RD
333CHESTNUTGROVE RD
321CHESTNUTGROVE RD
492CHESTNUTGROVE RD
443CHESTNUTGROVE RD
415CHESTNUTGROVE RD
575CHESTNUTGROVE RD
520CHESTNUTGROVE RD520CHESTNUTGROVE RD
520CHESTNUTGROVE RD
488CHESTNUTGROVE RD 404MYERS LN
488CHESTNUTGROVE RD
581CHESTNUTGROVE RD
581CHESTNUTGROVE RD
356MYERS LN
339MYERS LN
1011HUNTINGRIDGE RD674CHESTNUTGROVE RD
260MYERS LN 263MYERS LN
633CHESTNUTGROVE RD
247MYERS LN
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CUP #06-19
£¤522
CUP # 06 - 19: Landfall LodgePINs: 30 - A - 50, 30 - A - 50DSpecial Event FacilityLocation Map
CUP #06-19