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MASTER DEVELOPMENT PLAN #04-20
Stonewall 4 Industrial
Staff Report for the Planning Commission
Prepared: November 10, 2020
Staff Contact: M. Tyler Klein, AICP, Senior 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 in the review of this application.
It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 11/18/20 Pending
Board of Supervisors: 12/09/20 Pending
PROPOSAL: To develop approximately 88.91 acres of land zoned M1 (Light Industrial) for the
purposes of developing light industrial and warehousing uses. This Master Development Plan
also includes 17.05-acres that are to be dedicated for the future Route 37 right-of-way (ROW).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 43-A-21
LOCATION: The property is located on the west side of the terminus of Lenoir Drive (Route
5732), approximately 0.6 miles south of its intersection with McGhee Road (Route 861), and
immediately north of Route 37.
PROPERTY ZONING & PRESENT USE:
Zoned: M1 (Light Industrial) Use: Agricultural
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: M1 (Light Industrial) Use: Truck Parking/Warehouse/Vacant
South: RA (Rural Areas) Use: Residential
East: M1 (Light Industrial) Use: Warehouse
West: RA (Rural Areas) Use: Vacant
STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING:
The Master Development Plan for Stonewall 4 Industrial appears to be consistent with the
approved proffers for Rezoning #01-18 for Stonewall IV, and with the requirements of Article
VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that
is administratively approvable. All issues brought forth by the Planning Commission should be
appropriately addressed by the Applicant.
It appears that the application meets all requirements. Following presentation of the application
to the Planning Commission and the Board of Supervisors, and the incorporation of your
comments, staff is prepared to proceed to approval of the application.
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MDP #04-20, Stonewall 4 Industrial
November 10, 2020
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REVIEW EVALUATIONS:
Virginia Department of Transportation: The proposed Master Plan for this property appears
to have some measurable impact on Route F-732, the VDOT facility which would provide access
to the property. While the submitted MDP appears acceptable, it should be noted when the “slip
ramps” are constructed, there may be some negative/restrictive impacts on the proposed entrance
location. Before making any final comments, this office will require a complete set of site plans,
drainage calculations and traffic flow data for review. VDOT reserves the right to comment on
all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site
roadway improvement.
Please see attached letter dated September 28, 2020.
Frederick County Fire Marshal: Approved
Please see attached letter dated August 28, 2020.
Frederick County Inspections: Comments will be made at site plan submittal. Removal of
buildings require permit.
Please see attached letter dated September 3, 2020.
Frederick County Public Works: A comprehensive review shall be performed at the time of
site plan submission.
Please see attached letter dated September 8, 2020.
Virginia Department of Health: A well abandonment permit from Frederick/Winchester E.H.
is required. Septic tanks and drainfields are to be closed in accordance with VDH Guidelines per
note 5 on the plan.
Please see attached letter dated August 27, 2020.
Frederick Water: Frederick Water has reviewed and approved the MDP submission, signed and
sealed by Dennie Dunlap on August 24, 2020. Please note that a detailed review will be conducted
with the site plan submission.
Please see attached letter dated September 11, 2020.
Planning & Zoning:
A) Master Development Plan Requirement
A Master Development Plan is required prior to development of this property. Before an
MDP can be approved, it must be reviewed by the Planning Commission, Board of
Supervisors and all relevant review agencies. Approval may only be granted if the MDP
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MDP #04-20, Stonewall 4 Industrial
November 10, 2020
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conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances.
The purpose of the MDP is to promote orderly and planned development of the property
within Frederick County that suits the characteristics of the land, is harmonious with
adjoining property and is in the best interest of the general public.
B) Site History
The property subject to the MDP was part of Rezoning (REZ) application #01-18,
approved August 18, 2018, with proffers. The approved proffer statement limits future
development to 820,000 square feet (SF) to be used “solely for warehousing, high-cube
transload and short-term storage” land uses and further specifies dedication of future
Route 37 right-of-way (“Future Route 37 Bypass) and right-of-way for a slip ramp from
the terminus of Lenoir Drive to Route 37.
C) Site Suitability & Project Scope
Comprehensive Plan:
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.
Land Use Compatibility:
The parcel comprising this MDP, Stonewall 4 Industrial, is located within the County’s
Sewer and Water Service Area (SWSA) and the limits of the Northeast Frederick Land
Use Plan (NFLUP) of the 2035 Comprehensive Plan. The NELUP identifies this property
with an industrial land use designation. The proposed MDP is generally consistent with
the goals of the NELUP.
Site Access and Transportation:
The transportation sections of the 2035 Comprehensive Plan and the NEFLUP identifies
two (2) transportation improvements on the subject property: a “ramp” to Route 37 from
Lenoir Drive and “Future 37 Bypass.” Access to the site, as shown on the MDP, will be
provided from Lenoir Drive. Future dedications (as proffered and shown on the MDP
Sheet 1) for “Future Route 37 Bypass” and “Future Route 37 Slip Ramp” are consistent
with planned future connections identified in the Comprehensive Plan.
Zoning Ordinance:
The site is in general conformance with the applicable Zoning Ordinance standards for
the M1 (Light Industrial) Zoning District. The MDP also addresses the required setbacks
(i.e. building restriction lines) and zoning district buffers (Category C Zoning District
Buffer with full landscape screen) required by the Code. Site Plans for individual uses
within the development will need to be submitted and reviewed by Frederick County prior
to the establishment of the particular uses.
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MDP #04-20, Stonewall 4 Industrial
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STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING:
The Master Development Plan for Stonewall 4 Industrial appears to be consistent with the
approved proffers for Rezoning #01-18 for Stonewall IV, and with the requirements of Article
VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that
is administratively approvable. All issues brought forth by the Planning Commission should be
appropriately addressed by the Applicant.
It appears that the application meets all requirements. Following presentation of the application
to the Planning Commission and the Board of Supervisors, and the incorporation of your
comments, staff is prepared to proceed to approval of the application.
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