PC 04-21-21 Work Session Agenda5:30 Work Session Call to Order
Discussion Item(s)
Planning Commission Application Briefing for Rezoning #01-21 for One Logistics
Park Winchester
Submitted by Gordon, to rezone 277.16+/- acres from the R4 (Residential Planned Community)
District to the B2 (General Business) and M1 (Light Industrial) Districts with proffers. The properties
are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east
of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court
and Pendleton Drive in the Shawnee Magisterial District and are identified by Property Identification
Numbers 64-A-83, 64-A-83A, 64-A-84, 64-A-85, 64-A-86, and 64-A 87.
In recognition of open meeting notification procedures, please be advised that the Board of
Supervisors has been invited to attend the Work Session.
Adjourn to Regular Meeting
AGENDA
PLANNING COMMISSION
WEDNESDAY, APRIL 21, 2021
5:30 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC04-21-21ApplicationBriefingREZ01-21.pdf
1
Planning Commission
Agenda Item Detail
Meeting Date: April 21, 2021
Agenda Section: Discussion Item(s)
Title: Planning Commission Application Briefing for Rezoning #01-21 for One Logistics
Park Winchester
Attachments:
PC04-21-21ApplicationBriefingREZ01-21.pdf
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street • Winchester, Virginia 22601-5000
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, CZA, Assistant Director
SUBJECT: April 21, 2021 Planning Commission Work Session-Application Briefing
One Logistics Winchester Rezoning Application (RZ #01-21)
DATE: April 13, 2021
Please find attached the Application Briefing Package for the One Logistics Winchester
rezoning. The Planning Commission held a public hearing for this rezoning on March 17,
2021; the rezoning was postponed for 90 days. At that meeting, the Commission
requested a work session to further discuss this application prior to its return date in
June 2021.
Enabled per the Planning Commission’s Bylaws and Roles and Responsibilities, the
application briefing is an opportunity for the Planning Commission to discuss details of
the application, any revised proffers provided or anticipated by the Applicant, and other
aspects of the application that warrant detailed analysis or explanations.
Please contact staff should you have any questions.
Attachment: One Logistics Winchester Application Briefing Package
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One Logistics Winchester – Application Briefing Work Session
Application Briefing Package Contents:
Staff Application Briefing Report:
❖ Application Overview
❖ Site History and Current Zoning
❖ 2035 Comprehensive Plan
o Land Use
o Transportation and Site Access
❖ Potential Transportation Impacts
❖ Staff Analysis – Transportation Proffers and Identified Concerns
Maps:
❖ Location and Current Zoning Map
❖ Current Comprehensive Plan Map
One Logistics Winchester Application content:
❖ Proposed Proffer Statement and Generalized Development Plan
❖ Transportation Impact Analysis
❖ Rezoning Application
❖ Impact Analysis Statement
Review Agency Comments:
❖ VDOT Comments
❖ Applicant Response Memo
Carpers Valley/Governors Hill Rezoning – current approved proffers and generalized
development plan (2014 revision)
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STAFF APPLICATION BRIEFING – ONE LOGISTICS PARK
WINCHESTER- REZONING APPLICATION #01-21
Staff Contacts: Candice E. Perkins, AICP, CZA, Assistant Director
John A. Bishop, AICP, Assistant Director - Transportation
Prepared: April 13, 2021
This work session for an application briefing, scheduled for April 21, 2021, offers an opportunity for
staff to provide the Planning Commission and Board of Supervisors with the details of a complex
application. This briefing may be beneficial, as details of the application will be reviewed and
clarified, and concerns expressed. Unresolved issues concerning this application are noted
throughout this report.
APPLICATION OVERVIEW:
This is an application to rezone a total of 277.16+/- acres from the R4 (Residential Planned
Community) District with proffers to the B2 (General Business) District and the M1 (Light Industrial)
District with proffers. The site is located east of I-81 on the south side of Millwood Pike, east of Prince
Frederick Drive and Coverstone Drive and west of Arbor Court and Pendleton Drive, in the Shawnee
Magisterial District.
The subject properties are part of the original Carpers Valley/Governors Hill Rezoning which was
approved in 2005 (revised in 2009, 2013 and 2014). Rezoning #11-05 provided for 143 acres of
commercial uses and 550 residential units on six parcels of land (Land Bay 1 – Residential, Land Bay 2
– Commercial). This application proposes to rezone the majority of the site to allow for industrial uses,
with an area of commercial remaining at the intersection of Coverstone Drive and Millwood Pike
(Route 50 East) and eliminates the residential units previously approved.
The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035
Comprehensive Plan. The Plan identifies these properties with a commercial/transition and residential
land use designation; staff would note that these designations are consistent with the current zoning of
the site. Staff has also outlined concerns with the transportation proffers proposed by the Applicant and
whether they adequately address the impacts generated by the proposal.
The following items warrant discussion during the Staff Application Briefing, and ultimately should be
addressed to the satisfaction of the Planning Commission and Board of Supervisors:
1) It should be evaluated whether the transportation improvements proffered by the
Applicant are adequate to address the impacts generated by this rezoning request.
2) Staff has identified several concerns with the layout and phasing of transportation
proffers proposed by the Applicant.
3) The proposed M1 (Light Industrial) Zoning District is generally inconsistent with the
land use depicted in the 2035 Comprehensive Plan.
4) VDOT comments remain unresolved.
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Planning Commission Work Session – Application Briefing
Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 2
Site History and Current Zoning:
The subject properties were rezoned from the RA (Rural Areas) District to the R4 (Residential Planned
Community) District in 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was
approved for the property, the Governors Hill project, in 2009. The proffers approved with Rezoning
#03-14 are attached.
Comprehensive Plan
Land Use
The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035
Comprehensive Plan. The Plan identifies these properties with a commercial/transition and residential
land use designation; these designations are consistent with the current zoning. Therefore, the
requested M1 District is generally inconsistent with the Comprehensive Plan.
The subject parcels are also located within the boundaries of the Airport Support Area that surrounds
the Winchester Regional Airport. This area comprises a zone of influence for airport operations
wherein new residential land use is discouraged due to the prevalence of aircraft noise and the
consequent potential for use incompatibilities. The development of business and industrial land uses is
supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of
future airport expansion. The elimination of the residential zoning that currently exists on the site
would further the goals of the Airport Support Area.
Transportation and Site Access
The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major
collector road system which provides for an east-west linkage (Coverstone Drive) which connects to
Millwood Pike at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick
Drive to the property boundary of the Frederick County Public Safety Center. The planned phased
connection from the existing terminus of Coverstone Drive to Millwood Pike at Inverlee Drive provides for
an important linkage that serves both this development and surrounding land uses. This connection would
offer an alternative route that would help relieve future congestion on Route 50 between Prince
Frederick Drive and I-81.
In addition, Coverstone Drive will connect with the future relocated Route 522 South, which once
approved and constructed, would connect at Prince Frederick Drive. In combination with the Crossover
Boulevard project, which is currently under construction from Airport Road into the City of
Winchester, this important network connection would allow significant traffic flow from this
development and surrounding land uses to access Route 522 and the City of Winchester without
traveling through the Exit 313 interchange area.
Potential Transportation Impacts:
While the completion of Coverstone Drive will provide an important linkage in this area, it’s important
to examine the anticipated traffic generation from this proposal and its projected impact on the greater
network that will serve this development. The current transportation assumptions for the existing
approved development anticipated a trip generation at buildout of 47,085 vehicles per day. The
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Planning Commission Work Session – Application Briefing
Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 3
proposed application being considered shows a reduction to 17,606 vehicles per day. While it is
recognized that this proposal results in a significantly reduced overall trip generation, it should be
recognized that this development would generate more tractor trailer trips and interstate-based trips.
VDOT has expressed significant concern, as outlined in their comments, that the function of the Exit
313 interchange will be negatively impacted during the peak times that were studied. Given that the
pending improvements to Exit 313 by VDOT include minimal capacity improvements, these
interchange improvements will not alleviate the impacts from this development and the concerns that
have been identified by VDOT.
Staff Analysis - Transportation Proffers and Identified Concerns:
The proposed transportation proffers associated with this rezoning application are as follows, Staff has
identified concerns with the proffers that are shown in bold italic:
Proffer Statement – Revised April 6, 2021:
2. TRANSPORTATION
2.1. The public roadways proposed on the Property shall be constructed in the locations
depicted on the GDP. Minor modifications, as necessary upon final engineering,
including but not limited to land bay ingress/egress and intersection alignments, must
meet the intent of the proffers and receive Director of Planning and VDOT approval at
site plan or road plan.
2.2. The Owners shall design, construct and dedicate Coverstone Drive as a half section of
an urban four-lane divided collector road with turn lanes as warranted within an
approximate 102' right-of-way. The road could be built as one complete operation or in
phases, not limited to the order of the following phasing schedule:
Staff Note: The updated language appears to allow a reordering of the phases of
roadway development. Staff feels that it is important that the phasing
schedule be maintained as previously proposed. Staff has no issues with
advancement of the schedule but would be concerned about a reordering
of the schedule. As established, the schedule prioritizes access to Route
50, and this should be maintained.
PHASE 1: Phase 1 shall consist of the full four-lane divided urban collector road
section, including a ten-foot shared-use asphalt trail, from Millwood
Pike to the south boundary of Land Bay 3, as depicted on the GDP. Said
roadway shall be bonded and constructed to a minimum base asphalt
prior to issuance of a certificate of occupancy for any commercial
building within Land Bay 3. Phase 1 improvements shall consist of all
necessary improvements, including signalization if or when warranted
by VDOT, to create a four way intersection, or alternative intersection,
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Planning Commission Work Session – Application Briefing
Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 4
subject to VDOT approval, at the existing intersection of Inverlee Way
and Millwood Pike as shown on the GDP. Additionally, the Owner shall
close the existing Millwood Pike crossover previously used for access to
the golf course concurrent with Phase 1 improvements.
PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of
Coverstone Drive from the south boundary of Land Bay 3 to the
Pendleton Drive intersection as depicted on the GDP, including a
shared-use asphalt trail on the east side of this roadway. Said roadway
improvements shall be completed prior to issuance of a certificate of
occupancy for any use on Land Bays 5 through 8. This two-lane half
section shall be subject to final engineering and VDOT approval and
shall include the two ultimate northbound lanes used for two-way traffic,
with a lane transition to the Phase 1 four lane section.
PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of
Coverstone Drive from the Pendleton Drive intersection to the existing
Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A)
as depicted on the GDP, including transition to the existing four-lane
section and a shared-use asphalt trail to the south/east of the roadway.
Said roadway improvements shall be completed prior to issuance of a
certificate of occupancy for any use on Land Bays 1 or 2. This two-lane
half section shall be subject to final engineering and VDOT approval
and shall include the two ultimate eastbound lanes used for two-way
traffic, with a lane transition to the existing four lane section.
2.3. If projected vehicle per day (VPD) traffic on Coverstone Drive exceeds 10,000 VPD
total or if Heavy Vehicle traffic exceeds 800 Heavy Vehicle VPD on Coverstone Drive,
south of Land Bay 3 the Owner shall expedite construction of Coverstone Drive as an
ultimate full urban four lane section, from Millwood Pike to the existing eastern terminus
of Coverstone Drive (1080 Coverstone Drive (TM 64-A-87A) (Phases 2 and 3 above).
The term “Heavy Vehicle” shall be defined as per FHWA Classification Type 4 or higher
(6 tires, or multi-axle vehicle). In order to ensure compliance with this Proffer 2.3, the
owner shall provide a vehicle classification count to Frederick County, including Heavy
Vehicle counts, not later than issuance of the certificate of occupancy for new
construction on the Property that yields a minimum cumulative aggregate of 2,400,000
square feet of new construction on the Property. Additionally, the owner shall provide a
vehicle classification count to Frederick County, including Heavy Vehicle counts, at the
issuance of the final certificate of occupancy for new construction on the Property.
Staff Note: 2.4 million square feet an advanced level of development for the overall
proposed development to start doing traffic counts. Staff would suggest
that the Applicant consider a traffic count prior to occupancy of any new
use once the two-lane section has been completed.
2.4. The Owners shall design and construct the extension of existing Pendleton Drive to
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Planning Commission Work Session – Application Briefing
Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 5
Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum
two-lane urban local roadway with an approximate right of way width of 60' to provide
access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton
Drive extension shall be constructed prior to issuance of the first occupancy permit
within Phase B.
2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP,
with the exception of the private driveway currently serving TM 64-A-83B. The Owner
shall maintain an access easement for said driveway until such time as the property
changes land use. If rezoned by others for non-residential uses, an interparcel access
linkage shall be provided. No new commercial access to Millwood Pike is proposed and
the existing driveway to 1600 Millwood Pike (TM 64-A-83B) will not be used for site
access.
2.6. Off-site road improvements shall be designed to the latest VDOT standards, unless
otherwise approved by VDOT in general conformance with the submitted impact study
Off-site improvements shall be constructed as depicted on the aforementioned plans as
follows:
2.6.1: Eastern improvements shall consist of improvements at the intersection
of Millwood Pike/Inverlee Way/Coverstone Drive and shall be
completed coincident with the Coverstone Drive construction described
in 2.2, Phase 1, and shall consist of the following improvements:
a) Eastbound Millwood Pike right turn lane to Coverstone Drive
b) Westbound Millwood Pike dual left turns to Coverstone
Drive, and
c) Northbound Coverstone Drive dual lefts to Millwood Pike
2.6.2: Western improvements shall consist of improvements at the intersection of
Prince Frederick Drive/Costello Drive and shall be completed with construction
of Phases 1-3 in accordance with Proffer 2.2 and concurrent with new
construction that yields a total aggregate new construction amount on the
Property in excess of 1,491,600 sf and shall consist of the following
improvements:
a) Northbound Prince Frederick Drive left to Costello Drive and
b) Installation of traffic signalization at the intersection of Prince Frederick
Drive and Costello Drive, if deemed warranted by VDOT and subject to
VDOT approval. If warranted, this installation will occur once Proffer
2.2 Coverstone Drive Phase 2 and Phase 3 improvements have been
completed and accepted into the State highway system. If this traffic
signalization is not warranted by VDOT at that time, the Owners will
provide a cash contribution in the amount Two Hundred Thousand
Dollars ($200,000) to Frederick County for regional roadway
improvements off-site in the Millwood Pike corridor as determined by
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Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 6
the Board of Supervisors. This cash contribution shall be escalated per
the Consumer Price Index (CPI-U) forward from the date of rezoning
approval.
Staff Note: As also noted by the County Attorney, additional clarity should be
provided that would give a more specific implementation timetable
instead of a range.
2.6.3: Northern improvements shall consist of improvements at the intersection of
Millwood Pike and Prince Frederick Drive and shall consist of the following
improvements:
a) Construct additional lane on northbound Prince Frederick Drive to
provide a dedicated left, left/through, and right turn lane, including
modifications to the existing signal and geometric improvements of the
crossover and shall be completed with the construction of Phases 1-3 in
2.2 and with site square footage in excess of 1,491,600 sf.
2.7. The Owner’s obligations to complete the off-site transportation improvements described
in Proffers 2.2 and 2.6 shall be contingent upon the acquisition of the off-site right-of-
way and necessary easements required for these improvements. The Owner shall make a
good faith effort to obtain this off-site right-of-way and necessary easements by private
means at fair market value. If the Owner is not able to acquire any of this required off-
site right-of-way and necessary easement through private means, the Owners shall
request use of eminent domain by the County. In the event that the County decides not to
exercise its power of eminent domain so as to acquire the off-site right-of-way and
necessary easements required for these improvements, the Owners shall instead provide
alternative satisfaction of its proffered obligation to construct these off-site
improvements by providing a cash contribution at that time to the County for the
estimated construction costs of those off-site transportation improvements it is not able to
construct for use by the County for regional roadway improvements off-site in the
Millwood Pike corridor as determined by the Board of Supervisors. The construction
cost estimate shall be subject to review and approval by the County. This cash
contribution shall coincide with the thresholds that triggers the off-site road improvement
as identified in Proffer 2.6.
Staff Note: This proffer would request the Board of Supervisors to use eminent
domain to acquire private land should the Applicant be unable to obtain
the needed area or easements. If this does not occur, it could leave the
County with an unacceptable traffic condition at the location identified
for an off-site improvement and no realistic way to address it.
Furthermore, this proffer does not address who would bear the cost of the
acquisition and associated fees for any right-of-way needed; only the
construction costs of the improvements are specified. The fair market
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Planning Commission Work Session – Application Briefing
Rezoning #01-21 One Logistics Park Winchester
April 13, 2021
Page 7
value (FMV) of any right-of-way acquisition should be included in
addition to construction costs.
2.8. Any future transportation analyses required for the Property shall utilize the Land Use
Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential
use. Determination on alternative land uses shall be scoped with VDOT and approved in
writing prior to submission of site plan.
2.9. In the event any proffered off-site road improvements are constructed by others, the
Owners shall contribute to Frederick County an amount equivalent to the verified actual
cost of these proffered improvement, as substantiated by paid invoices. Such
contribution shall coincide with the non-residential use threshold that triggers the off-
site road improvements as identified in Proffer 2.6. The warrant study justifying the
improvements should accompany the request for reimbursement.
Staff Note: This proffer appears unnecessary with the addition of proffer 2.7.
AGENCY REVIEW COMMENTS:
Virginia Dept. of Transportation: Please see attached letter from Pennoni dated February 12, 2021
addressed to Bradley S. Riggleman, P.E.
County Attorney: Please see attached comments dated April 12, 2021.
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511AIRPORT RD
222ADMIRALBYRD DR 200AVIATION DR
600AIRPORT RD640AIRPORT RD
211VICTORY RD
382ARBOR CT 250INDEPENDENCE DR
212INDEPENDENCE DR
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380ARBOR CT 280VICTORY RD
140INDEPENDENCE DR
220ADMIRALBYRD DR
338ARBOR CT
287VICTORY RD287VICTORY RD 320VICTORY RD
368VICTORY RD
344VICTORY RD
180ADMIRALBYRD DR
321ARBOR CT
331VICTORY RD
390AIRPORT RD 296ARBOR CT 351VICTORY RD
411VICTORY RD
181PENDLETON DR 266ARBOR CT
220ARBOR CT
119ARBOR CT290AIRPORT RD 600PEGASUS CT
220ARBOR CT
182ARBOR CT311AIRPORT RD
295AIRPORT RD 402BUFFLICK RD
140ARBOR CT352BUFFLICK RD 431BUFFLICK RD
330BUFFLICK RD
361BUFFLICK RD391BUFFLICK RD399BUFFLICK RD
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147RYCO LN 151STANLEY DR 102WINSLOW CT
1160MILLWOODPIKE 202CUSTERAVE
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14
PROGRAMMING AND PLANNING
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
SURVEY AND MAPPING
SECURITY CONSULTING
www.gordon.us.com
4501 Daly Drive, Suite 200, Chantilly, VA 20151 — Phone: (703) 263-1900
April 6, 2021
Candice Perkins, AICP, CZA
Assistant Director
Frederick County Department of
Planning & Development
107 North Kent Street
Winchester, Virginia 22601
RE: One Logistics Park Winchester – GDP Rezoning Application: RZ# 01-21
Dear Candice,
This letter is to provide you with a summary of the Rezoning Application materials based on
Planning Commission Public Hearing dated 3/17/21 and our follow up coordination meeting
from 3/29/21. Included for your review are clean and redlined versions of the proffers and GDP.
The only changed on the GDP was to show the corrected Road Efficiency Buffer on Land Bay 3
and a new revision date. The proffers have been updated to reflect language revisions as
discussed and during the meeting from March 30th. In addition to the text clarifications as
outlined in the County staff report, the highlights of the proffer revisions are as follows:
• Proffer 2.2 – Providing clarity on the phasing and construction sequence of Coverstone
Drive.
• Proffer 2.3 – Providing clarity of the terminus of Coverstone Dr. and reference to heavy
vehicle trips.
• Proffer 2.6.2 – Providing a cash contribution to the County if signalization is not
warranted.
• Proffer 2.7 – Providing clarity on contingencies regarding off-site improvements if
acquisition for ROW and easements are not feasible.
Please advise should have any questions or comments regarding the materials and feel free to
contact me at 703-889-2350 or by email at cstephenson@gordon.us.com if you should have
any further questions.
Sincerely,
WILLIAM H. GORDON ASSOCIATES, INC.
Christopher Stephenson, PLA
Planning Director
G:\project\plann\3088\0103\PLANS\PDFS\Submissions\2021-04-06\2021-04-06-ONE LOGISTICS PARK -COVERLETTER.doc
15
Page 1 of 20
PROFFER STATEMENT
REZONING: RZ #01-21 : R4 (Residential Planned Community District to
M-1 (Light Industrial) and B-2 (General Business District)
PROPERTY: 277.22 Acres
Tax Map & Parcels 64-A-83, 83A, 84, 85, 86,
and 87 (here-in after the "Property")
RECORD OWNERS: Governor’s Hill, LLC; Hockman Investments, LLC;
JGR Three, LLC; Ellen, LLC; LCR, LLC; MDC
Three, LLC; Susan Sanders, LLC; Liberty Hill, LC;
Thomas A. Dick; Timothy J. Dick; and Michael E.
Dick
APPLICANT: Wickshire Industrial, LLC
a Virginia Limited Liability Company
PROJECT NAME: One Logistics Park Winchester
ORIGINAL DATE
OF PROFFERS: September 3, 2020
December 7, 2020
January 12, 2021
February 9, 2021
April 6, 2021
The undersigned owners hereby proffer that the use and development of the subject property
("Property"), as described above, shall be in conformance with the following conditions, which shall
supersede all other proffers that may have been made prior hereto. In the event that the above
referenced rezoning is not granted as applied for by the Owners (“Owners”), these proffers shall be
deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final
rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day
upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning.
The headings of the proffers set forth below have been prepared for convenience or reference only and
shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers.
The improvements proffered herein shall be provided at the time of development of that portion of the
Property adjacent to or including the improvement or other proffered requirement, unless otherwise
specified herein. The term "Owners" as referenced herein shall include within its meaning all future
owners, assigns, and successors in interest. When used in these proffers, the "Generalized
Development Plan" shall refer to the plan entitled "Generalized Development Plan - One Logistics
Park Winchester" prepared by William H. Gordon Associates, Inc., (the "GDP") revised February 9
April 6, 2021
16
Page 2 of 20
1. LAND USE
1.1. The project shall be designed to establish interconnected commercial and light industrial Lland Bbays in conformance with the GDP, and as is specifically set forth in these proffers. Minor modifications as necessary upon final engineering, must meet the intent of the proffers and receive Director of Planning approval.
2. TRANSPORTATION
2.1. The public roadways proposed on the Property shall be constructed in the locations depicted
on the GDP. Minor modifications, as necessary upon final engineering, including but not
limited to Lland Bbay ingress/egress and intersection alignments, must meet the intent of
the proffers and receive Director of Planning and VDOT approval at site plan or road plan.
2.2. The Owners shall design, and construct and dedicate Coverstone Drive as a half section of
an urban four-lane divided collector road with turn lanes as warranted within an approximate
102' right-of-way. The road could be built as one complete operation or in phases, not
limited to the order of the utilizing the following phasing schedule:
PHASE 1: Phase 1 shall consist of the full four-lane divided urban collector road
section, including a ten-foot shared-use asphalt trail, from Millwood Pike
to the south boundary of for Land Bay 3, as depicted on the GDP. Said
roadway shall be bonded and constructed to a minimum base asphalt prior
to issuance of a certificate of occupancy for any commercial building
within Land Bay 3. Phase 1 improvements shall consist of all necessary
improvements, including signalization if or when warranted by VDOT, to
create a four way intersection, or alternative intersection, subject to VDOT
approval, at the existing intersection of Inverlee Way and Millwood Pike
as shown on the GDP. Additionally, the Owner shall close the existing
Millwood Pike crossover previously used for access to the golf course
concurrent with Phase 1 improvements.
PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of
Coverstone Drive from the south boundary of Land Bay 3 to the Pendleton
Drive intersection as depicted on the GDP, including a shared-use asphalt
trail on to the east side of theis roadway. Said roadway improvements shall
be completed prior to issuance of a certificate of occupancy for any use on
Land Bays 5 through 8. This two-lane half section shall be subject to final
engineering and VDOT approval and shall include the two ultimate
northbound lanes used for two-way traffic, with a lane transition to the
Phase 1 four lane section.
PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of
Coverstone Drive from the Pendleton Drive intersection to the existing
Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A)
17
Page 3 of 20
as depicted on the GDP, including transition to the existing four-lane
section and a shared-use asphalt trail to the south/east of the roadway. Said
roadway improvements shall be completed prior to issuance of a certificate
of occupancy for any use on Land Bays 1 or 2. . This two-lane half section
shall be subject to final engineering and VDOT approval and shall include
the two ultimate eastbound lanes used for two-way traffic, with a lane
transition to the existing four lane section.
2.3. If projected vehicle per day (VPD) traffic on Coverstone Drive exceeds 10,000 VPD total
or if Heavy Vehicle traffic exceeds 800 Heavy Vehicle VPD on Coverstone Drive, south of
Land Bay 3 Tthe Owner shall expedite construction of Coverstone Drive as an ultimate full
urban four- lane section, as provided in Proffer 2.2, from Millwood Pike to the existing
eastern terminus of Coverstone Drive (1080 Coverstone Drive (TM 64-A-87A) (Phases 2
and 3 above). if projected vehicle per day (VPD) traffic on Coverstone Drive exceeds
10,000 VPD, south of Land Bay 3. The term “Heavy Vehicle” shall be defined as per FHWA
Classification Type 4 or higher (6 tires, or multi-axle vehicle). In order to ensure
compliance with this Proffer 2.3, the owner shall provide a vehicle classification count to
Frederick County, including Heavy Vehicle counts, not later than issuance of the certificate
of occupancy for new construction on the Property that yields a minimum cumulative
aggregate of 2,400,000 square feet of new construction on the Property. Additionally, the
owner shall provide a vehicle classification count to Frederick County, including Heavy
Vehicle counts, at the issuance of the final certificate of occupancy for new construction on
the Property.
2.4. The Owners shall design and construct the extension of existing Pendleton Drive to
Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum two-
lane urban local roadway with an approximate maximum right of way width of 60' to
provide access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton
Drive extension shall be constructed prior to issuance of the first occupancy permit within
Phase B.
2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP, with
the exception of the private driveway currently serving the residentially-zoned parcel
identified as TM 64-A-83B. The Owner shall maintain an access easement for said
driveway until such time as theis property changes land use. If rezoned by others for non-
residential uses, an interparcel access linkage shall be provided. No new commercial access
to Millwood Pike is proposed and the existing driveway to 1600 Millwood Pike (TM 64-A-
83B) will not be used for site access.
2.6. Off-site road improvements shall be designed to the latest VDOT standards, unless
otherwise approved by VDOT in general conformance with the submitted impact study Off-
site improvements shall be constructed as depicted on the aforementioned plans as follows:
2.6.1: Eastern improvements shall consist of improvements at the intersection of
Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed
coincident with the Coverstone Drive construction described in 2.2, Phase
1, including: and shall consist of the following improvements:
a) Eastbound Millwood Pike right turn lane to Coverstone Drive
b) Westbound Millwood Pike dual left turns to Coverstone Drive,
18
Page 4 of 20
and
c) Northbound Coverstone Drive dual lefts to Millwood Pike
2.6.2: Western improvements shall consist of improvements at the intersection
of Prince Frederick Drive/Costello Drive and shall be completed with
construction of Phases 1-3 in accordance with Proffer 2.2 and concurrent
with new construction that yields a total aggregate new construction
amount on the Property with site square footage in excess of 1,491,600 sf
and shall consist of the following improvements including:
a) Northbound Prince Frederick Drive left to Costello Drive and
b) Installation of traffic sSignalization at the intersection of Prince
Frederick Drive and Costello Drive,, if deemed warranted by
VDOT and subject to VDOT approval., If warranted, this
installation will occur once Proffer 2.2 Coverstone Drive Phase
2 and Phase 3 improvements have been completed and
accepted into the State highway system. If this traffic
signalization is not warranted by VDOT at that time, the
Owners will provide a cash contribution in the amount Two
Hundred Thousand Dollars ($200,000) to Frederick County for
regional roadway improvements off-site in the Millwood Pike
corridor as determined by the Board of Supervisors. This cash
contribution shall be escalated per the Consumer Price Index
(CPI-U) forward from the date of rezoning approval.
2.6.3: Northern improvements shall consist of improvements at the intersection
of Millwood Pike and Prince Frederick Drive and shall consist of the
following improvements: including:
a) Construct additional lane on northbound Prince Frederick Drive
to provide a dedicated left, left/through, and right turn lane,
including modifications to the existing signal and geometric
improvements of the crossover and shall be completed with the
construction of Phases 1-3 in 2.2 and with site square footage in
excess of 1,491,600 sf.
2.7. The Owner’s obligations to complete the off-site transportation improvements described in
Proffers 2.2 and 2.6 and under the terms described in 2.2 and 2.6 shall also not vest until the
County has obtained any off-site right of way needed for completion of the obligations shall
be contingent upon the acquisition of the off-site right-of-way and necessary easements
required for these improvements. The Owner shall make a good faith effort to obtain this
off-site right-of-way and necessary easements by private means at fair market value. If the
Owner is not able to acquire any of this required off-site right-of-way and necessary
easement through private means, the Owners shall request use of eminent domain by the
County. In the event that the County decides not to exercise its power of eminent domain so
as to acquire the off-site right-of-way and necessary easements required for these
improvements, the Owners shall instead provide alternative satisfaction of its proffered
obligation to construct these off-site improvements by providing a cash contribution at that
time to the County for the estimated construction costs of those off-site transportation
improvements it is not able to construct for use by the County for regional roadway
improvements off-site in the Millwood Pike corridor as determined by the Board of
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Page 5 of 20
Supervisors. The construction cost estimate shall be subject to review and approval by the
County. This cash contribution shall coincide with the thresholds that triggers the off-site
road improvement as identified in Proffer 2.6
2.7.
2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code
per the latest version of the I.T.E. Trip Generation Manual for any non-residential use.
Determination on alternative land uses shall be scoped with VDOT and approved in writing
prior to submission of site plan.
2.9. In the event any proffered off-site road improvements are constructed by others, the Owners
shall contribute to Frederick County an amount equivalent to the verified actual cost of these
proffered improvement, as substantiated by paid invoices. Such contribution shall coincide
with the non-residential use threshold that triggers the off-site road improvements as
identified in Proffer 2.6. The warrant study justifying the improvements should accompany
the request for reimbursement.
3. PEDESTRIAN TRAIL SYSTEM
3.1. The Owner shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia
Department of Transportation (VDOT) standards, generally along the south/east side of
Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside
of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT
standards along the extension of Pendleton Drive.
4. FIRE AND RESCUE
4.1. Cash Ccontributions to support Frederick County fire and rescue services in the amount of
One Hundred Dollars of ($100) for every per 1000 square feet of commercial and/or
industrial building area shall be will be paid by the Owners to the County at time of issuances
of certificates of occupancy for each building.
5. WATER AND SANITARY SEWER
5.1. The Owners shall be responsible for connecting the Property to public water and sanitary
sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with
the requirements of the Frederick County Sanitation Authority.
5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A,
the Owners, will conform with all appropriate Frederick Water regulations at time of site
plan to address concerns regarding the inundation of three existing sanitary sewer manholes
(#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an
existing pond within the project limits. The pond is located south of Millwood Pike, west of
the proposed Coverstone entrance.
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Page 6 of 20
6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION
6.1. The Owners shall conduct, or cause to be conducted, a Phase I Archaeological Investigation
of the Property prior to the approval of the first final site plan for the Property, and shall
complete Phase II and III investigations thereof as may be demonstrated to be necessary by
the Phase I study.
7. ROAD EFFICIENCY BUFFER
7.1. The owner shall provide an addition 50’ to the Road Efficiency Buffer for the portion of the
site within Phase A as depicted on the GDP. The total width of said buffer will be 150’
containing an inactive full screen buffer.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
21
FUTURE AIRPORT EXPANSION
FUTURE AIRPORT EXPANSIONINVERLEE WAYWINCHESTER REGIONAL AIRPORT
PROPOSED
M1 - LIGHT INDUSTRIAL DISTRICT
(±264.72 AC)
PROPOSED
B2
GENERAL BUSINESS
DISTRICT
(±12.5 AC)
LIMITS OF
APPLICATION
(TYP.)
R4 DISTRICT
(NOT SUBJECT
TO APPLICATION )
COVERSTONE DRIVE
(102' ROW)
PENDLETON DRIVE
(60' ROW)
1
2
3
4
5
6
7
8
9
10
11
12
1314 15
16 17
19
20
21 22
23 24 25 26 28
29
30
31
18
27
75' INACTIVE LANDSCAPE
BUFFER
25' ACTIVE LANDSCAPE
BUFFER
PHA
S
E
A PHASE APHA
S
E
B PHASE BTREE SAVE
AREA (TYP.)
TREE SAVE
AREA (TYP.)
TREE SAVE
AREA (TYP.)
1
2
3
4
5
6
7
8
APPROX. LAND BAY
LIMITS (TYP.)
LAND BAY
NUMBER
(TYP.)
FLOODPLAIN
LIMITS (TYP.)
EXISTING
POND
10' SHARED
USE TRAIL
(TYP.)
POTENTIAL
LAND BAY
ACCESS POINTS (TYP.)
(SEE NOTE #2 THIS SHEET)
PRIMARY ACCESS
LAND BAY 3
SEE ADJOINING
PROPERTIES
TABLE (TYP.)
APPROX. LOCATION
EXISTING SANITARY
MANHOLE (TYP.)
150' INACTIVE LANDSCAPE
ROAD EFFICIENCY BUFFER
(PER PROFFER 7.1)
COVERSTONE DRIVE
PHASE 1 PER
PROFFER 2.2
COVERSTONE DRIVE
PHASE 2 PER
PROFFER 2.2
COVERSTONE DRIVE
PHASE 3 PER
PROFFER 2.2
TREE SAVE
AREA (TYP.)
PHASE A
±134.67 AC
PHASE B
±142.55 AC
LAND BAY
NUMBER
(TYP.)
APPROX. LAND BAY
LIMITS (TYP.)
POTENTIAL
LAND BAY
ACCESS POINTS (TYP.)
(SEE NOTE #2 THIS SHEET)
100' INACTIVE LANDSCAPE
ROAD EFFICIENCY BUFFER
(PER PROFFER 7.1)
100' INACTIVE LANDSCAPE
ROAD EFFICIENCY BUFFER
(PER PROFFER 7.1)
JN 3088-0103
ONE LOGISTICS PARK WINCHESTER
G:\PROJECT\PLANN\3088\0103\EXHIBITS\06 - REZONING APPLICATION EXHIBITS\3088-0201_L_GDP_PR_RZ_REV-3.DWG
04.06.2021 4501 Daly Drive
Chantilly, VA 20151
Phone: 703-263-1900
www.gordon.us.com
PROGRAMMING AND PLANNING
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
SURVEY AND MAPPING
SECURITY CONSULTING
GENERALIZED DEVELOPMENT PLAN
ADJOINING PROPERTIES
NOTES:
1.MINOR MODIFICATIONS AS NECESSARY UPON FINAL ENGINEERING, INCLUDING BUT NOT LIMITED
TO LAND BAY INGRESS/EGRESS AND INTERSECTION ALIGNMENTS, MUST MEET THE INTENT OF THE
PROFFERS, FREDERICK COUNTY AND VDOT APPROVAL.
2.THE LAND BAY ACCESS POINTS ARE SUBJECT TO FINAL APPROVAL / COORDINATION WITH VDOT
AND ARE SHOWN ON THIS PLAN FOR GRAPHIC PURPOSES ONLY.
22
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26
27
28
29
30
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Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
41
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
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Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
43
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
44
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
45
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
46
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
47
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
48
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
49
Page 12
To be completed by Planning Staff: Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name:
Specific Contact Person at Firm:
Address:
Telephone: Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
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6. Disclosure of real parties in interest.
Virginia Code § 15.2-2289 provides that localities may by ordinance require any applicant
for a zoning amendment to make complete disclosure of the equitable ownership of the real
estate to be affected including, in the case of corporate ownership, the name of stockholders,
officers, and directors, and in any case the names and addresses of all real parties of interest.
Frederick County has, by County Code § 165-101.09, adopted such an ordinance.
For each business entity that is an owner or contract purchaser of the property, please list the
name and address of each person owning an interest in, or who is an officer or director
of, any entity that is an owner or contract purchaser of the property (you need not
indicate the amount or extent of the ownership interest). Please note that this requirement
does not apply to a corporation whose stock is traded on a national or local stock exchange
and having more than 500 shareholders.
Please attach additional page(s) if necessary.
7. Checklist. Please check that the following items have been included with this application:
□ Location Map
□ Plat Depicting Metes/Bounds of Proposed Zoning
□ Impact Analysis Statement
□ Proffer Statement (if any)
□ Agency Comments
□ Fee
□ Copies of Deed(s) to Property(ies)
□ Tax Payment Verification
□ Digital copies (pdf’s) of all submitted items
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APPLICANT / CONTACT:
WICKSHIRE INDUSTRIAL LLC
C/O MR. EDWARD PODBOY
2318 RIVIERA DRIVE
VIENNA, VA 22181
EMAIL: epodboy@wickshiregroup.com
OWNERS:
JGR THREE LLC ET ALS
HOCKMAN INVESTMENTS LLC
GOVERNOR’S HILL LLC
ONE LOGISTICS PARK WINCHESTER
SHAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
REVISED 02/09/2020
PREPARED BY:
CONTACT:
CHRIS STEPHENSON
4501 DALY DRIVE
CHANTILLY, VA 20151
703-262-1900
IMPACT ANALYSIS
STATEMENT
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ONE LOGISTICS PARK
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by the
proffered rezoning of a 277.22 acre assemblage identified as Tax Map Parcels: 64-A-83, 64-A-83A,
64-A-84, 64-A-85, 64-A-86, & 64-A-87. The subject property is located on the south side of
Millwood Pike (U.S. Route 50) and on the north side of the Winchester Regional Airport. The
277.22-acre assemblage is currently zoned R4, Residential (Planned Community District). This
application proposes to rezone the 264.72 acre of the assemblage to M-1 (Light Industrial) and
12.5 acres to B-2 (General Business) Districts with up to 2,995,600 square feet of building area.
This application seeks to change the current residential zoning designation to provide land uses
that are light industrial and general business in nature which are more appropriate given the
immediate existing / surrounding uses. To further support this effort, the property is also within
the limits of the Airport Support Area where residential development is not desired. Successful
entitlement will allow the property will be marketed / developed with any of the allowed and
conditional uses as permitted by the respective zoning districts. Those types of uses supports the
business development focus goals of the Comprehensive Plan while benefiting the community by
offering viable economic development opportunities.
BASE INFORMATION
LOCATION: FRONTING ON THE SOUTHSIDE OF MILLWOOD PIKE (US ROUTE 50
EAST) AND THE NORTH SIDE OF WINCHESTER REGIONAL AIRPORT.
MAGISTERIAL DISTRICT: SHAWNEE DISTRICT
PROPERTY ID #’S: 64-A-83, 64-A-83A, 64-A-84, 64-A-85, 64-A-86 & 64-A-87
CURRENT ZONING: R4 (RESIDENTIAL PLANNED COMMUNITY DISTRICT)
CURRENT USE: VACANT
PROPOSED ZONING: M1 (LIGHT INDUSTRIAL DISTRICT) 264.72 AC
B2 (GENERAL BUSINESS) 12.5 AC
TOTAL PROPOSED SF: 2,995,600 SF
TOTAL REZONING AREA: 277.22 AC
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COMPREHENSIVE PLAN
The One Logistics Park Winchester rezoning application is within the Senseny/Eastern Frederick
Urban Area Plan per the 2035 Comprehensive Plan. Previous approvals on the properties have
designated the west side of the project as intended to be General Business and Industrial Transition
uses. The properties on the east side are currently intended to be high density residential (12-16
units/acre). The entire assemblage is within the Sewer and Water Area (SWSA) and approximately
115 acres are within the Urban Development Area (UDA). The application is also within the limits
of the Airport Support Area.
The 2035 Comprehensive Plan identifies the subject properties with a commercial/transition and
residential land use designations. While the requested M1 (Light Industrial) District is generally
inconsistent with the Comprehensive Plan, it should be noted that the proposed change of use is
consistent with the land use plan that was in effect prior to the Governors Hill rezoning. This area
is also within the limits of the Airport Support Area, where residential development is not desired
for properties in this area
This proposal supports the intended business development goals envisioned by the County for this
area. It will increase the employment potential as encouraged by the 2035 Comprehensive Plan
and provides more complimentary uses adjacent to the Winchester Regional Airport. It would also
remove residential zoned land from the Airport Support Area where it is currently discouraged.
Together these elements help support the future airport expansion and establishment of
commercial and industrial land uses on the subject parcels.
SUITABILITY OF THE SITE
The subject parcels do have environmental features such as flood plain, wetlands, and steep
slopes. These features are minimal when compared to the entirety of the 277-acre assemblage.
Through well thought out site planning, and engineering practices, land disturbance will be limited
in accordance with applicable regulatory standards.
Flood Plains
The 277.22-acre portion of the subject property does contain areas of flood plain (Sulphur Springs
Run) as demonstrated on FEMA NFIP Map #51069C0219D, Effective Date September 2, 2009, as
well as information from the Frederick County GIS Database. No proposed buildings will be located
within the limits of the flood plain. A floodplain study or alteration will be processed with Frederick
County and FEMA for improvements within the floodplain, as required.
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Wetlands
The National Wetlands Inventory Map identifies five wetland features on the site, all of which are
man-made ponds. Any disturbance will be limited in accordance with applicable regulatory
standards. More detailed environmental investigation will be completed prior to the site plan and
construction process. Any wetland impacts that are required will be processed to comply with all
County, State and Federal regulations.
Soils and Steep Slopes
Per the Soil Survey of Frederick County, Virginia, and the Frederick County GIS Database, the
parcels subject to this application contain nine soil types within the limits of the application. The
following soil types are present:
• 1B Berks Channery Silt Loams 3-8% slope
• 1C Berks Channery Silt Loams 8-15% slope
• 3B Blairton Silt Loams 2-7% slope
• 9B Clearbrook Channery Silt Loams 2-7% slope
• 36 Pits, Quarries, and dumps
• 41B Weikert-Berks Channery Silt Loams 3-8% slope
• 41C Weikert-Berks Channery Silt Loams 8-15% slope
• 41D Weikert-Berks Channery Silt Loams 15-25% slope
• 41E Weikert-Berks Channery Silt Loams 25-35% slope
The existing soils onsite are generally suitable for site construction provided the proper drainage,
grading and sloping are maintained during and after construction. The existing soil characteristics
and any implications for site development are manageable through the site engineering and
construction processes. Steep slopes (areas of 50% slope or greater) exist along the frontage of
the site and adjacent to four ravines that drain the site to Sulphur Spring Run. Some disturbance
of these areas may be necessary to implement the project grading and stormwater management
systems.
Surrounding Properties
NORTH
• U.S Route 50 (6 lanes, median divided public road)
• Existing residential (more than 500’ away)
• Zoned: RP (Residential, Performance District)
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SOUTH
• Winchester Regional Airport
• Future expansion / site access planned through subject area
EAST
• Existing light industrial / commercial uses
• Zoned: M1 (Light Industrial District)
WEST
• Existing Army Corps of Engineers Facility
• Zoned: B2 (General Business District)
TRANSPORTATION
The One Logistics Park Winchester project will be served by a transportation network designed and
constructed to accommodate automobile and truck traffic safely and efficiently. The roadway network
incorporates the general route location to extend Coverstone Drive as a collector road from Millwood
Pike to the existing road adjacent to the Sheriffs east of Prince Frederick Drive. The external road
system serving the site is comprised of Millwood Pike (Route 50/17 East), Prince Frederick Drive (Route
781), Coverstone Drive, and Pendleton Drive. Millwood Pike is a four-lane major arterial roadway,
Coverstone Drive is proposed as a two-lane major collector and Prince Frederick Drive is a two-lane
minor collector road. Pendleton Drive is a two-lane local roadway connecting to the east which provides
alternative access to Arbor Court and Victory Road (Va. Rte. 728).
The regional roadway network was planned as part of the Governors Hill approvals through 2013, which
supported residential, office, and commercial activities with Coverstone Drive planned as a four-lane
divided roadway, and off-site improvements at Millwood Pike intersections at Prince Frederick Drive
and Sulphur Springs Road. The proposed land use plan significantly reduces the site traffic potential of
the property by removing the residential use component and focusing on general industrial uses as
recommended in the County Comprehensive Plan, with the general industrial uses, and ancillary
commercial use in one land bay adjacent to the Millwood Pike/Coverstone Drive/Inverlee Way
intersection, the anticipated site Daily trips at build-out are reduced from over 46,000 Vehicles per Day
(VPD) under existing zoning with the Governors Hill uses to approximately 17,600 VPD, or a reduction
of over 60 percent. With the significant trip reduction, the on-site public roadway network maintains
the ultimate R-O-W for the four-lane extension of Coverstone Drive, but phases the construction to
provide the link connection as a two-lane road with turn lanes and widening at Millwood Pike for a four
lane section with a raised median.
The applicant has maintained off-site turn lane improvements at Costello Drive/Prince Frederick Drive
intersection as well as off-site road contributions and trip thresholds in the proffers. However, the
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biggest change in the development with the employment uses is to establish the initial construction of
Coverstone Drive as a through road to provide public street access.
The transportation improvement program proffered with this application will improve existing off-site
transportation shortfalls identified within the TIS prior to the inclusion of the proposed development
impacts to the transportation network. The implementation of this program will occur in Phase A of
the development, as specified by the Proffer Statement (see attached). The transportation proffers
included with the application mitigate all impacts of the proposed rezoning, by providing the ultimate
R-O-W for the public street network and building improvement to service the subject uses.
A traffic impact study (TIS) is under preparation for this application using the current updated land use
plan and extensive VDOT coordination on the technical scoping. Using trip generation figures from the
latest edition of I.T.E. Trip Generation Manual, the TIS projects that the proposed development will
reduce vehicle trips greater than 60% from the commercial uses assumed in the transportation studies
from the RZ#10-08 rezoning approval. The TIS further includes additional study area roads and
intersections from the Governors Hill rezoning study to reflect the regional improvement programmed
by VDOT west of the site at the I-81 interchange. The study also provides the initial on-site traffic
operations for Coverstone Drive at the proposed site entrances to verify turn lanes, which provide
guidance for future site plan reviews.
Based on the traffic forecasts, we anticipate the proposed Coverstone Drive two-lane section with turn
lanes will adequately support the build-out of the property with the general industrial uses, as well as
accommodate through traffic. The improvements also include the extension of a shared use path along
Coverstone Drive with the site build-out to provide pedestrian linkages.
The transportation network does include phasing for the local street, by connecting Pendleton Drive to
Coverstone Drive extended. The local network supports additional access to the adjacent Airport and
provide alternative access to the existing employment uses adjacent to Arbor Court. The Pendleton
Drive connection will not be completed until Phase 2 activities, so as not to overload the existing roads.
Additionally, the applicant is preparing the signal justification for the proposed US Route 50/17/Inverlee
Way/Coverstone Drive intersection. The study for the location is provided consistent with the previously
approved proffers for the intersection and the current VDOT guidance to assess alternative intersection
configurations for new signal locations. Previous approved proffers required signalization when
warranted. The analysis is accelerated to verify geometry. The significant reduction in proposed site
trips, the proposed commitment with the updated proffers to provide the ultimate R-O-W, and
construction of Coverstone Drive from US Route 50/17 (Millwood Pike) to the existing segment of
Coverstone Drive east of Prince Frederick Drive (Va. Route 781) will support the subject site with
employment uses.
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SEWAGE CONVEYANCE & WATER SUPPLY
The proposed change in zoning of the property is expected to result in a reduction to overall impact
to the water demand and the sanitary sewer discharge. This is a result of the change in use from
the higher demands of planned residential use to the proposed light industrial development.
Sanitary sewer service will be provided by Frederick Water via an existing 8” sewer line that ties
into the 12” sewer main located on the south side of Millwood Pike along the frontage of the site.
This infrastructure will be expanded pursuant to Frederick Water requirements to serve the entire
site and enable gravity flow to the existing main (where possible). A pump station or grinder pumps
may be required to serve the buildings proposed on the east side of the property.
Water is currently served by a 12” water main which currently extends through the central portion
of the site. This water main will be rerouted, as necessary, with the final engineering associated
with the site development. This infrastructure will be expanded pursuant to Frederick Water
requirements. Sufficient water capacity exists to serve the domestic and fire protection demands
of the project. The proposed land uses have a maximum sanitary estimated flow of about 390,000
GPD based on +/- 277 acres of light industrial land use. A preliminary computation is as follows:
Estimated Flow = Area * Estimated employees/acre * Flow/employee
Estimated Flow = 277.22 acres * 40 employees/acre (per section 3.2.A of Frederick Water
Standards and Specifications) * 35 gallons/employee (Table 3 of the SCAT
Regulations 9VAC25-790-490)
Estimated Flow = 388,108 GPD ~ 390,000 GPD
Actual water and sewerage flows will be determined at the time of final site engineering.
SITE DRAINAGE
The rezoning of the subject property will not result in significant changes to the existing site
drainage patterns. The site generally drains north to Sulphur Spring Run via several pronounced
drainage divides. It is anticipated that stormwater BMP’s and dry ponds will be implemented to
meet local, state and federal stormwater development requirements. Stormwater design along
with erosion control practice will mitigate adverse stormwater discharge impacts. Design of
temporary and permanent facilities will be provided with final engineering and will comply with
all County, State and Federal regulations.
SOLID WASTE DISPOSAL
The rezoning of the subject property from residential to proposed light industrial uses will not
result in an increase of solid waste and therefore will not adversely affect the County’s disposal
facilities. Solid waste from the project will be collected and deposited in the Frederick County
landfill following via private carrier(s) contracted by the individual users.
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HISTORICAL SITES AND STRUCTURES
The Senseny/Eastern Frederick Land Use Plan does not identify the subject properties with any
known historic sites or structures. The proposed rezoning will not create negative impacts
associated with any historic resources and prior to approval of first site plan a Phase 1
Archaeological Investigation will be conducted.
IMPACT ON COMMUNITY FACILITIES
The rezoning of the subject properties to the M1 and B2 districts will have a positive impact on
the community by generating economic diversity though the creation of employment
opportunities. This application will expand the commercial tax base while allowing for the
continuation of a lower residential tax rate. In addition, this project would lessen the
demands/impacts on County and community facilities such as schools and parks that would have
been typically generated if the properties were to be developed under the current zoning.
Impacts to the transportation network will be mitigated by the proffered transportation
improvements as specified in the pending proffers.
Any visual or nuisance impacts on the surrounding property are being taken into consideration.
The property will be developed in a manner that is logical, efficient and minimizes land
disturbance to greatest extent possible. Helping with the mitigation efforts, is a commitment to
providing an additional 50’ to the required full-distance buffer adjacent to Route 50. Tree save
opportunities have been incorporated where possible. The combination of the additional buffer
setback, landscape requirements and tree save together help to mitigate impacts on the Route
50 viewshed.
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