PC 06-16-21 Meeting Agenda1.Call to Order
2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting.
3.Committee Reports
4.Citizen Comments
5.Public Hearings
5.A.Rezoning #03-21 for CRT Properties, LLC - (Ms. Perkins)
Submitted by Painter-Lewis, P.L.C., to rezone .75 acres from the RA (Rural Areas)
District to the B2 (General Business) District with proffers, and 3.09 acres from the B2
(General Business) District to the B2 (General Business) District with revised proffers,
totaling 3.84 acres. The properties are located at the corner of Northwestern Pike
(Route 50 W) and Botanical Boulevard in the Gainesboro Magisterial District and are
identified by Property Identification Numbers 53-A-73, 53-A-74, 53-A-75, 53-A-76, and
53-A-77.
5.B.Conditional Use Permit #03-21 for Winchester Cold Storage - (Mr. Cheran)
Submitted to construct a tractor truck and tractor truck trailer parking facility for the
adjacent warehouse and storage facility. The subject property is located on Brooke
Road and is identified with Property Identification Number 54-4-4 in the Stonewall
Magisterial District.
5.C.Conditional Use Permit #04-21 for C Clan, LLC - (Mr. Cheran)
Submitted to construct a tractor truck and tractor truck trailer parking facility. The
AGENDA
PLANNING COMMISSION
WEDNESDAY, JUNE 16, 2021
7:00 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC06-16-21REZ03-21.pdf
PC06-16-21CUP03-21.pdf
1
subject properties are located on Ebert Road and are identified with Property
Identification Numbers 43-21-7 and 43-21-8 in the Stonewall Magisterial District.
5.D.Conditional Use Permit #05-21 for Corey Garrison - (Mr. Cheran)
Submitted for the establishment of a boat repair shop. The subject property is located at
7341 Northwestern Pike, Gore and is identified with Property Identification Number 27-
A-93 in the Gainesboro Magisterial District.
6.Information/Discussion Items
6.A.Clarke County Request for Water and Sewer Service - Double Tollgate
Area - (Ms. Perkins)
7.Other
8.Adjourn
PC06-16-21CUP04-21.pdf
PC06-16-21CUP05-21.pdf
PC06-16-2021ClarkeCountyRequestforWaterandSewerService.pdf
2
Planning Commission
Agenda Item Detail
Meeting Date: June 16, 2021
Agenda Section: Public Hearings
Title: Rezoning #03-21 for CRT Properties, LLC - (Ms. Perkins)
Attachments:
PC06-16-21REZ03-21.pdf
3
REZONING APPLICATION #03-21
CRT Properties LLC
Staff Report for the Planning Commission
Prepared: June 7, 2021
Staff Contacts: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission: 06/16/21 Pending
Board of Supervisors: 07/14/21 Pending
PROPOSAL: To rezone .75 acres from RA (Rural Areas) District to the B2 (General Business) District
with proffers, and 4.09 acres from the B2 (General Business) District to the B2 (General Business) District
with revised proffers, totaling 4.84 acres.
LOCATION: The subject properties are located at 194 Echo Lane and 118 Echo Lane, Winchester, in
the Gainesboro Magisterial District.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 06/16/21 PLANNING
COMMISSION MEETING:
This is a proposal to rezone five parcels of land from the RA and B2 Zoning Districts to the B2 District
with proffers. Four of the subject parcels were rezoned to the B2 District with Rezoning #08-08 for
Botanical Square; this proposal would rezone parcel 53-A-73 to the B2 District and bring all five parcels
under one proffer statement.
The site is located within the limits of the Round Hill Land Use Plan of the 2035 Comprehensive Plan.
The Plan identifies this property with a commercial land use designation; the properties are also within the
limits of the Sewer and Water Service Area (SWSA). The requested B2 Zoning for parcel 53-A-73 and
the current existing B2 zoning of parcels 53-A-74, 53-A-75, 53-A-76, and 53-A-77 are consistent with the
goals of the Comprehensive Plan. The transportation and corridor enhancement proffers associated with
this rezoning are also consistent with the Comprehensive Plan.
The impacts associated with this requested rezoning appear to be addressed by the scope of the proffer
statement; there appears to be no additional impacts that are anticipated to Frederick County or the
surrounding properties.
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.
4
Rezoning #03-21 CRT Properties, LLC.
June 7, 2021
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by Staff where relevant throughout this Staff report.
Reviewed Action
Planning Commission: 06/16/21 Pending
Board of Supervisors: 07/14/21 Pending
PROPOSAL: To rezone .75 acres from RA (Rural Areas) District to the B2 (General Business) District
with proffers, and 4.09 acres from the B2 (General Business) District to the B2 (General Business) District
with revised proffers, totaling 4.84 acres.
LOCATION: The subject properties are located at 194 Echo Lane and 118 Echo Lane, Winchester
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBER: 53-A-73, 53-A-74, 53-A-75, 53-A-76, and 53-A-77
PROPERTY ZONING: RA (Rural Areas) and B2 (Business General) Districts
PRESENT USE: Residential and Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Residential
South: RA (Rural Areas) Use: Vacant
B2 (General Business) Commercial
East: B2 (General Business) Use: Commercial
West: B2 (General Business) Use: Commercial
5
Rezoning #03-21 CRT Properties, LLC.
June 7, 2021
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have little measurable impact on Route 50. This route is the VDOT roadway, which has been
considered as the access to the property. VDOT is satisfied that the transportation proffers offered in the
CRT Properties rezoning application dated August 25, 2020, address transportation concerns associated
with this request. Before development, this office will require a complete set of construction plans
detailing entrance designs, drainage features 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 improvements and drainage. Any work performed on the State’s right-of-way must be
covered under a land use permit.
Frederick-Winchester Health Department: This office has no objections to the zoning requested.
The existing septic system & cistern must be properly abandoned/demolished per VDH guidelines prior
to business Commercial development.
Frederick -Winchester Service Authority: FWSA defer to Frederick Water.
Frederick Water: Water and Sewer facilities are available in the vicinity of the site. The rezoning
application is silent on projected water and sanitary sewer demands, so no comment is offered on water
and sanitary sewer treatment and conveyance available capacities. The property owner/developer is
responsible for extending water and sewer facilities to/onto the site.
Frederick County Department of Public Works: A comprehensive review shall be performed at the
time of site plan submission.
Frederick County Fire Marshall: Plan approved.
Frederick County Park & Recreation: Parks and Recreation recommends a sidewalk along the west
side of Botanical Blvd. to connect development to the 10’ trail along Northwestern Pike (Route 50).
Planning & Zoning:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies these
properties as being zoned A-2 (Agriculture General). The County’s agricultural zoning districts
were combined to form the RA (Rural Areas) District upon adoption of an amendment to the
Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the
zoning map resulted in the re-mapping of the subject properties to the RA District. Parcels 53-
A-74, 53-A-75, 53-A-76, and 53-A-77 were rezoned from the RA District to the B2 (Business
General) District with proffers with the approval of Rezoning #08-08 for Botanical Square.
6
Rezoning #03-21 CRT Properties, LLC.
June 7, 2021
Page 4
2) Comprehensive Plan Analysis
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
guide the future 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.
Comprehensive Plan
The Round Hill Land Use Plan of the 2035 Comprehensive Plan provides guidance on the
future development of the property. The Plan identifies this property with a commercial land
use designation; the properties are also within the limits of the Sewer and Water Service Area.
The requested B2 Zoning for parcel 53-A-73 and the existing B2 zoning of parcels 53-A-74, 53-
A-75, 53-A-76, and 53-A-77 are consistent with the goals of the Comprehensive Plan.
The Plan also outlines a number of design principles that are encouraged for the Route 50
Corridor. A 50’ landscaped buffer area with a 10’ trail is identified along Route 50, building
placement closer to Route 50 and architectural standards are also encouraged. With this
proposal, the applicant has proffered to provide the landscaped buffer and 10’ asphalt trail along
Route 50, proffers pertaining to architectural standards and parking limitations between
buildings and Route 50 are also provided. The corridor enhancement components of this
rezoning are consistent with the goals of the Comprehensive Plan.
The transportation network of the Round Hill Land Use Plan encourages consolidated
entrances, interparcel connections, and connections to Route 50 at signalized entrances. The
subject rezoning prohibits direct access to Route 50; access will only be provided via Botanical
Boulevard which has a signalized intersection with Route 50. The transportation component of
this rezoning is consistent with the goals of the Comprehensive Plan.
3) Proffer Statement – Dated December 7, 2020:
Generalized Development Plan
The applicant agrees to proffer the Generalized Development Plan (GDP) dated 12/07/20,
identified as “CRT Properties, LLC Exhibit 1”, and which is attached to the Proffer Statement,
for the purpose of identifying the general configuration of the proposed commercial
development, the location of the principal site access, the location of parking areas, the location
of a 50’ landscaped buffer along Route 50, and transportation improvements. Please refer to the
attached drawing named “GDP”.
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Rezoning #03-21 CRT Properties, LLC.
June 7, 2021
Page 5
Route 50 Right of Way Improvements
The applicant will make the necessary road frontage improvements, as required by the Virginia
Department of Transportation, to Route 50 in support of the proposed development. The
improvements will be designed and submitted for approval to the Virginia Department of
Transportation and Frederick County Planning during the site plan review process.
Improvements to Botanical Boulevard and Traffic Signalization
The applicant will make the necessary road frontage improvements including pedestrian
facilities, as required by Virginia Department of Transportation and Frederick County, to
Botanical Boulevard in support of the proposed development. The improvements will be
designed and submitted for approval to the Virginia Department of Transportation and
Frederick County during the site plan review process. In anticipation of the warrant for a traffic
signal, the applicant will enter into a signalization agreement with the Virginia Department of
Transportation providing for payment by the applicant for the cost of the design and installation
of the traffic signalization at the intersection of Botanical Boulevard and the site entrance when
warranted by VDOT. The agreement will be executed prior to the receipt of the first building
permit issued for the site, subsequent to the approval of this rezoning. In the event that traffic
signalization is not warranted by VDOT and no signalization agreement is executed, the
applicant agrees to pay $150,000.00 for future transportation improvements within the Route 50
and Botanical Boulevard rights-of-way. This sum will be paid to the Treasurer of Frederick
County prior to the occupancy of any structure on the property excluding, however, occupancy
of the existing structures on the property which are currently occupied for residential use.
Monetary Contributions to Frederick County Service Organizations
The applicant will donate or will cause to be paid to the Treasurer of Frederick County for Fire
and Rescue services the sum of $5,000.00 for impacts to fire and rescue services. This sum will
be paid upon receipt of the first building permit issued for the site, subsequent to the approval of
this rezoning.
Route 50 Buffer
The applicant agrees to construct a ten (10) foot wide pedestrian trail running parallel with
Route 50 within a fifty (50) foot wide buffer running concurrently with the Route 50 right-of-
way. The trail will be paved with an all-weather surface acceptable to the Frederick County
Department of Planning and Development. The buffer will contain no permanent surface
improvements with the exception of the pedestrian trail, landscape elements, means of access,
and utility riser structures. The trail will be owned and maintained by the property owner(s).
The buffer will be landscaped by the inclusion of one shade tree per 40 linear feet of road
frontage (minimum 10 trees) and one ornamental shrub per 5 linear feet of road frontage
(minimum 80 shrubs) or the applicant will preserve a roughly equivalent amount of existing
vegetation, or a combination thereof. A landscape/buffer plan will be submitted along with the
first site plan for the site or any portion thereof. The trail and buffer will be completed prior to
the occupancy of any structure on the property excluding, however, occupancy of the existing
structures on the property which are currently occupied for residential use.
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Rezoning #03-21 CRT Properties, LLC.
June 7, 2021
Page 6
Building Design
The proposed buildings shall be constructed using compatible architectural style and materials.
Design elements shall be compatible with Frederick County and will respect the continuity and
character of the existing architectural fabric of the surrounding community. The principal
façade in addition to any façade facing Route 50 and Botanical Boulevard shall be limited to
one or a combination of the following materials: cast stone, stone, brick, glass, wood, stucco, or
other high quality, long lasting masonry materials.
Location of Parking
The owner agrees that the development of the site will include no more than one (1) row of
parking and one access aisle between any building and the Route 50 front yard of the property.
This will be shown on the site plan as part of the development requirements.
Maximum Floor Area
The applicant agrees to limit the gross commercial floor area that will be built on the 4.9 acres
to 36,000 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.
9
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53 A 76
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53 A 75
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11
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2035NORTHWESTERNPIKE 1997NORTHWESTERNPIKE
208CROCKWELLS MILL
300MARRIOT DR
300MARRIOT DR
230CROCK WELLSMILL
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1998NORTHWESTERNPIKE
501WALMART DR
501WALMART DR
501WALMART DR
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Planning Commission
Agenda Item Detail
Meeting Date: June 16, 2021
Agenda Section: Public Hearings
Title: Conditional Use Permit #03-21 for Winchester Cold Storage - (Mr. Cheran)
Attachments:
PC06-16-21CUP03-21.pdf
77
CONDITIONAL USE PERMIT #03-21
Winchester Cold Storage-Parking Facility
Staff Report for the Planning Commission
Prepared: June 4, 2021
Staff Contact: Mark R. Cheran, Zoning Administrator
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 06/16/21 Pending
Board of Supervisors: 07/14/21 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer
parking located within the Fort Collier Industrial Park. This CUP use would not have any
significant impacts on the adjoining properties. The 2035 Comprehensive Plan identifies this
property within an area of the County intended to remain industrial in nature. Should the
Planning Commission find this application to be appropriate, Staff recommends that the
following conditions be attached to the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. A site plan shall be submitted and approved by Frederick County prior to the establishment
of this use.
3. No new entrance shall be constructed from Brook Road (Route 1328) for this Conditional
Use Permit.
4. The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section
165-204.24 Tractor truck and tractor truck trailer parking.
5. Any expansion or change of use shall require a new Conditional Use Permit.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
78
Page 2
CUP #03-21, Winchester Cold Storage
June 4, 2021
LOCATION: The subject property is located on Brooke Road.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 54-4-4
PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial)
Land Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: M1 (Light Industrial) Use: Warehouse
South: M2 (General Industrial) Use: Fueling station
East: M1 (Light Industrial) Use: Warehouse
West: M1 (Light Industrial) Use: Warehouse
PROPOSED USE: Request for a Conditional Use Permit (CUP) for tractor truck and tractor truck
trailer parking use.
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 1322 (Brooke Road), the VDOT
facility providing access to the property. The existing entrance on Route 1322 appears adequate
for the proposed CUP. Should the use ever expand in the future, the entrance will need to be
reviewed to determine if additional improvements may be required.
Frederick County Inspections: No comments for trailer parking.
Frederick County Fire Marshall: Approved
Frederick Water: The subject parcel is in the SWSA. Frederick Water will provide comments
at the site plan submission.
City of Winchester: No comments.
Planning and Zoning: The Frederick County Zoning Ordinance allows for tractor truck and
tractor truck trailer parking use as a conditional use in the M1 (Light Industrial) Zoning District
with an approved Conditional Use Permit (CUP). This proposed tractor truck and tractor truck
trailer parking lot will be located within the Fort Collier Industrial Park.
79
Page 3
CUP #03-21, Winchester Cold Storage
June 4, 2021
The 2035 Comprehensive Plan of Frederick C ounty (“Comprehensive Plan”) is a guide for
making decisions regarding land use actions. The Northeast Land Use Plan (“Area Plan”) of the
Comprehensive Plan identifies this property within an area of the County intended to remain
industrial in nature. This is a request for a Conditional Use Permit (CUP) for a tractor truck and
tractor truck trailer parking located within the Fort Collier Industrial Park and is surrounded M1
zoned properties and uses. Therefore, this proposed use would not have any significant impacts
on the adjoining properties.
STAFF CONCLUSIONS FOR THE 06/19/21 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer
parking. Should the Planning Commission find this application to be appropriate, Staff
recommends that the following conditions be attached to the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. A site plan shall be submitted and approved by Frederick County prior to the
establishment of this use.
3. No new entrance shall be constructed from Brooke Road (Route 1328) for this
Conditional Use Permit.
4. The site plan shall meet the requirements of the Frederick County Zoning Ordinance
Section 165-204.24 Tractor truck and tractor truck trailer parking.
5. Any expansion or change of use shall require a new Conditional Use Permit.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
80
54 4 4
305BRICKKILN RD
774SMITHFIELDAVE
281BRICKKILN RD
779SMITHFIELDAVE
828SMITHFIELDAVE
860SMITHFIELDAVE
255FORTCOLLIER RD
811SMITHFIELDAVE
214FORTCOLLIER RD
143FORTCOLLIER RD
188BROOKE RD
212FORTCOLLIER RD
210FORTCOLLIER RD
150FORTCOLLIER RD 156FORTCOLLIER RD
156FORTCOLLIER RD
120FORTCOLLIER RD
209BROOKE RD
259BROOKE RD
323BROOKE RD
131W BROOKE RD 411BROOKE RD
186W BROOKE RD
W BROOKE RDFORT COLLIER RDSMITHFIELD AVEBROOKE RD
Application
Sewer and Water Service A rea
Parcels
M1 (Light Industrial District)
M2 (Industr ial General Distr ict)µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 10, 2021
Winchester BROOKE RDN KENT STFORT COLLIER RDSMITHFIELD AVEBRICK KILN RD
BAKER LNN LOUDOUN STMUSE DRW BROOKE RDHAMPTON CT
0 250 500125 Feet
CUP # 03 - 21: Winchester Cold StoragePIN: 54 - 4 - 4Parking FacilityZoning Map
CUP #03-21
81
54 4 4
305BRICKKILN RD
774SMITHFIELDAVE
281BRICKKILN RD
779SMITHFIELDAVE
828SMITHFIELDAVE
860SMITHFIELDAVE
255FORTCOLLIER RD
811SMITHFIELDAVE
214FORTCOLLIER RD
143FORTCOLLIER RD
188BROOKE RD
212FORTCOLLIER RD
210FORTCOLLIER RD
150FORTCOLLIER RD 156FORTCOLLIER RD
156FORTCOLLIER RD
120FORTCOLLIER RD
209BROOKE RD
259BROOKE RD
323BROOKE RD
131W BROOKE RD 411BROOKE RD
186W BROOKE RD
W BROOKE RDFORT COLLIER RDSMITHFIELD AVEBROOKE RD
Application
Sewer and Water Service A rea
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 10, 2021
Winchester BROOKE RDN KENT STFORT COLLIER RDSMITHFIELD AVEBRICK KILN RD
BAKER LNN LOUDOUN STMUSE DRW BROOKE RDHAMPTON CT
0 250 500125 Feet
CUP # 03 - 21: Winchester Cold StoragePIN: 54 - 4 - 4Parking FacilityLocation Map
CUP #03-21
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Planning Commission
Agenda Item Detail
Meeting Date: June 16, 2021
Agenda Section: Public Hearings
Title: Conditional Use Permit #04-21 for C Clan, LLC - (Mr. Cheran)
Attachments:
PC06-16-21CUP04-21.pdf
94
CONDITIONAL USE PERMIT #04-21
CClan LLC
Staff Report for the Planning Commission
Prepared: June 4, 2021
Staff Contact: Mark R. Cheran, Zoning Administrator
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 06/16/21 Pending
Board of Supervisors: 07/14/21 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer
parking on two (2) parcels located within the Carroll Industrial Park. These proposed uses would
not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan
identifies these properties within an area of the County intended to remain industrial in nature.
This CUP should implement the policies expressed in the Comprehensive Plan, in particular,
addressing future Route 37, which is a feature of the County’s Eastern Road Plan.
Should the Planning Commission find this use appropriate, Staff would recommend the following
conditions be placed on the CUP:
1.All review agency comments and requirements shall be complied with at all times.
2.A site plan shall be submitted and approved by Frederick County prior to the establishment
of this use on these properties. The site plan for the property identified as 43-21-7 shall be
designed to accommodate the future Route 37 ROW.
3.The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section
165-204.24 Tractor truck and tractor truck trailer parking.
4.Any expansion or change of use shall require a new Conditional Use Permit.
Relative to the Comprehensive Plan, however, Staff notes that the conditions do not otherwise
provide for the acquisition of the future Route 37 ROW.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
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CUP #04-21, CClan LLC
June 4, 2021
LOCATION: The subject properties are located on Ebert Road.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 43-21-7 & 43-21-8
PROPERTY ZONING & PRESENT USE: Zoned: M2 (General Industrial)
Land Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: M2 (Industrial General) Use: Vacant
South: M2 (Industrial General) Use: Vacant
East: M2 (Industrial General) Use: Industrial
West: Interstate 81 Use: Interstate Highway
PROPOSED USE: This is a request for a Conditional Use Permit (CUP) for tractor truck and
tractor truck trailer parking use on the properties.
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 837 (Ebert Road), the VDOT facility
providing access to the property. The existing entrance on Route 837 appears adequate for the
proposed CUP. Should the use ever expand in the future, the entrance will need to be reviewed
to determine if additional improvements may be required.
Frederick County Fire Marshall: Approved
Planning and Zoning: This Conditional Use Permit (CUP) has been applied for in response to a
zoning violation for operating a tractor truck and tractor truck trailer parking an on these
properties without an approved CUP. An approved CUP is one avenue to abate this violation.
The Frederick County Zoning Ordinance allows for tractor truck and tractor truck trailer parking
use as a conditional use in the M2 (Industrial General) Zoning District with an approved
Conditional Use Permit (CUP). These proposed tractor truck and tractor truck trailer parking lots
will be located on two (2) parcels within the Carroll Industrial Park.
The 2035 Comprehensive Plan of Frederick County (“Comprehensive Plan”) is a document that
serves as the Community's guide for making decisions regarding land use actions. The Northeast
Land Use Plan (“Area Plan”) and the Eastern Road Plan of the Comprehensive Plan depicts
future Route 37 on the western boundary of this property. The Area Plan is the primary
implementation tool and will be instrumental to the future planning efforts of the County. A goal
of the Area Plan and the County’s Eastern Road Plan is the implementation of Route 37.
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CUP #04-21, CClan LLC
June 4, 2021
The Frederick County Zoning Ordinance (“Ordinance”) addresses a CUP as a land use action,
(Sections 165-103.01 and 165-103.04), and as with any land use action the goals of the
Comprehensive Plan should be implemented. Relative to the Comprehensive Plan, however,
Staff notes that the conditions do not provide for the acquisition of the future Route 37 R-O-W.
STAFF CONCLUSIONS FOR THE 06/16/21 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer
parking on two (2) parcels located within the Carroll Industrial Park. These proposed uses would
not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan
identifies these properties within an area of the County intended to remain industrial in nature.
This CUP should implement the policies expressed in the Comprehensive Plan, addressing future
Route 37, which is a feature of the County’s Eastern Road Plan.
Should the Planning Commission find this application to be appropriate, Staff recommends that
the following conditions be attached to the CUP:
1.All review agency comments and requirements shall be complied with at all times.
2.A site plan shall be submitted and approved by Frederick County prior to the
establishment of this use on these properties. The site plan for the property identified as
43-21-7 shall be designed to accommodate the future Route 37 ROW.
3.The site plan shall meet the requirements of the Frederick County Zoning Ordinance
Section 165-204.24 Tractor truck and tractor truck trailer parking.
4.Any expansion or change of use shall require a new Conditional Use Permit.
Relative to the Comprehensive Plan, however, Staff notes that the conditions do not otherwise
provide for the acquisition of the future Route 37 ROW.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
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11.Please use this page for your sketch of the property. Show proposed and/or existing
structures on the property, including measurements to all property lines.
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Planning Commission
Agenda Item Detail
Meeting Date: June 16, 2021
Agenda Section: Public Hearings
Title: Conditional Use Permit #05-21 for Corey Garrison - (Mr. Cheran)
Attachments:
PC06-16-21CUP05-21.pdf
111
CONDITIONAL USE PERMIT #05-21
Corey Garrison-Boat Repair Shop
Staff Report for the Planning Commission
Prepared: June 4, 2021
Staff Contact: Mark R. Cheran, Zoning Administrator
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 06/16/21 Pending
Board of Supervisors: 07/14/21 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for a boat repair shop. This CUP use would
not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan
identifies this property within an area of the County intended to remain rural in nature. Should
the Planning Commission find this application to be appropriate, Staff recommends that the
following conditions be attached to the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. An illustrative sketch plan shall be submitted to and approved by Frederick County and
all improvements completed prior to the establishment of the use.
3. This use shall meet the requirements of the Frederick County Zoning Ordinance Section 165-
204.33. Boat repair shop.
4. Hours of operation shall not exceed 8 a.m. to 8 p.m. Monday through Sunday.
5. Any proposed business sign shall be monument style not to exceed twenty-five (25)
square feet in size and ten (10) feet in height.
6. No more than two (2) employees with this CUP.
7. Conditional Use Permit #04-01 shall be void upon approval of this Conditional Use
Permit.
8. Any expansion or change of use shall require a new Conditional Use Permit
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
112
Page 2
CUP #05-21, Corey Garrison Boat Repair Shop
June 4, 2021
LOCATION: The subject property is located at 7341 Northwestern Pike, Gore, Virginia.
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBER: 27-A-93
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use: Shop
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Vacant
South: RA (Rural Areas) Use: Residential
East: RA (Rural Areas) Use: Vacant
West: RA (Rural Areas) Use: Residential
PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to establish a boat
repair shop.
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 50, the VDOT facility providing
access to the property. The existing entrance on Route 50 is in need of minor repair to bring it
up to VDOT standards for the proposed use. Should the use ever expand in the future, the
entrance will need to be reviewed, to determine if additional improvements may be required.
Frederick County Inspections: Please see the Mark Fleet, Building Official, comment sheet
dated December 3, 2020.
Frederick County Fire Marshall: Approved
Winchester-Frederick County Health Department: Please see the Jim Davis, Environmental
Health Supervisor, letter dated November 20, 2020.
Planning and Zoning: This proposed Conditional Use Permit (CUP) is for a boat repair shop.
The Applicant notes customers may drop off their boat and pick up the boat when the work is
complete. No customer waiting area is proposed with this use. The Frederick County Zoning
Ordinance defines a “Boat Repair Shop” as A structure or portion thereof, designed or used for
servicing, repairing or equipping boats. The proposed use take place entirely within an existing
building on-site.
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Page 3
CUP #05-21, Corey Garrison Boat Repair Shop
June 4, 2021
The property is surrounded by other RA (Rural Areas) zoned property, which includes 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
rural/agricultural in nature and is not part of any land use study.
STAFF CONCLUSIONS FOR THE 06/16/21 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for a boat repair shop. Should the Planning
Commission find this application to be appropriate, Staff recommends that the following
conditions be attached to the CUP:
1. All review agency comments and requirements shall be complied with at all
times.
2. An illustrative sketch plan shall be submitted to and approved by Frederick
County and all improvements completed prior to the establishment of the use.
3. This use shall meet the requirements of the Frederick County Zoning Ordinance
Section 165-204.33 Boat repair shop.
4. Hours of operation shall not exceed 8 a.m. to 8 p.m. Monday through Sunday.
5. Any proposed business sign shall monument style not to exceed twenty-five (25)
square feet in size and ten (10) feet in height.
6. No more than two (2) employees with this CUP.
7. Conditional Use Permit #04-01 shall be void upon approval of this Conditional
Use Permit.
8. Any expansion or change of use shall require a new Conditional Use Permit.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
114
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The application for a Conditional Use Permit for this property appears to have little
measurable impact on Route 50, the VDOT facility providing access to the property. The
existing entrance, on Route 50, is in need of minor repair to bring it up to VDOT standards
for the proposed use. Should the use ever expand in the future, the entrance will need to be
reviewed, to determine if additional improvements may be required.
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REQUEST FOR COl\roITIONAL USE PERMIT COMMENTS Frederick Cou.nty Inspections Department Mail to: -FI"ooerick-Ceunty Jiti~sDepamnent 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 (540) 665-5650 Hand deliver to: .Frederick-County· Inspec.tums Depamnent Attn: Building Official 107 North Kent Street, 2nd Floor Winchester, Virginia J AJJpUc~ilt:· 1t is your resportsibility to complete thls• :tori» $ a~~~tel~ ~ po~ib.le ~ order to a$ist the · · agency with iheir review. A.18o, ~ attaeh two {.?) copies of your application form, location map and attefher~~ . . Applicant's Name: _c_or_ey_G_a_m_·s_on _______ _ 7 42 Parishville Rd Mailing Address: --·--··--·--·CA .. ~h" .. -"-~-··--------Gore, VA 22637 Name of development and/or description of the request: Use of the existing shop for boat repair/ supplies ------------·-·-·-·····-···--· ··-·-------·----Location of Property: 7:J4'f Nbrtflwestem Pike Gore VA 2263'7 · ·-------'--~-·-··---···· ·-----· ····-·--------------··----·--------------·-,,-·-·-·-·-F=-O=ffi=1c=ial='s=C=o=m=m=e=n~t~s-:-_-_-_-_-_=_ -.., .. ,_,.,,,==-==== .. ~-~= .. ~-:= ___ = ____ =···-= ___ =·-... =~=--· ·========;; ____ ,, _____ > '. i ·, .:...' ..:_'··_.:..\ __ °'-"-L::,.___--"'(fY\.'-'--__ . __,_·,__,· ·:. il Ii -t ! I rl Building Official's Signature & Date: -~' _ __.t)J,;}~---~---;_~_;__1• _____ ?_1_ ( 2-}~2p20 t Notice to Inspections Department -Please Return This Form to the Applicant 10:i ===========-· ·-==-'=·· -=========s,,..c,. ·.:-=··======== ----··------122
Conditional Use request to use existing residential garage for commercial use. The area utilized shall comply with the 2015 Virginia Uniform Statewide Building Code, Virginia Mechanical Code 2015, and ANSI Al 17.1-09 -Accessible and Usable Buildings and Facilities. Electrical Permits and Plumbing Permits are required. Mechanical Permits are required for heating appliances. Energy requirements shall comply with the Virginia Existing Building Code. Please submit a permit application for the proposed alterations, including the demolition of noncompliant framing. Please include a floor plan of the current garage layout and a future floor plan of the proposed layout. An accessible entrance shall be provided. Existing two rise stair shall be provided with handrails on both sides as required. Accessible route shall be provided from parking area and unloading area to main entrance per ANSI All 7.1-09. Future pavement shall maintain 2% slope at parking/wiloading and 5% for route. An accessible entrance shall be provided. Restrooms provided inside facility. Restrooms shall be made accessible to fullest extend possible. 20% ANSI rule applies. The storage and use of flanunable and combustible liquids shall comply with the Virginia Building Code, T307 .1.1. Waste oil, motor oil and other Class nm liquids shall be stored in approved tanks or containers as permitted. Interior framework for unknown purposes shall provide headroom/ceiling clearances. Mezzanine storage shall be designed to accommodate the per square floor loading as required. Existing noncompliant stairs shall be blocked off"no public access" Final inspection/approval with certificate of occupancy shall be issued prior to new use of the facility. 123
REQUEST FOR COJ''if:OITIONAL USE PERJVHT COMMENTS .. . ..,1\1 i · ~derick County Fire l\farsiud ~JJ?~\~ ()(il !.~rm.iJ .. ~!_ljjJfK..!!!! ftullffld'k:County Eire Marshal .Eredct"HdcCout,r:; ;.:;,t .3, 1800 Coverstone Drive A.ttn: Fire rvfarsirni vVinchester, Virginia 22602 Public Safoty (540) 665-6350 1800 Coverstone Winchester, Virg1ni,1 f-A~_.;;,i1c_ ~n~'; It iS"_Yotrr_ic_s~bm;;;;p1;;ii;,~;;;:-_:t~ aiti;;;f,tely· as ll~:Wj W1th tbe'.tf review. Al$0r, ,tease att:ach two (1.; CQ).11'tI:l tlEI rn,.,r,i,.;,,,h.,·,.c; l ,:il'f ,,.;i,,-l''f;' r_.,.;,,;t,/,li,~,..i,,.t ;,,-rf/•v-l .. ,~,ti,('<-,;,; • f. f,tl• \JiW~:J 1~f~;11,.~t~~~ ~\ .. :\,d.:~l..~ .. Wf.'~,.~.,,. t..if,..~lil'~,._~,~~~~""''~----·'··•~'!~~--~-~-c-:1"1i;;~,.~---~"'~J!,~~"-"'~-••·,-~~-,...-£:,c"11,~:,,;::.,".ll.<)c>',-.·,-.-,~-'°''°'"'2""""'"''"'"''.·i·;O;~,,,..,_.,:}• .. ~,.,,;, 742 Parishville Rd Mailing Address: -·'"'·-------~• v•-•-·-.... ~.,,__,_~~-~.-,•·----,,-·-•-•'" --~----·---.-.-.---.-··--·---.~ Gore, VA 22637 Name of development and/or description of the request Use of the existing shop for boat repair/ supplies ,,_ -·-··· • ... ·•• . ------•••·-···-·-.. ·----r.~, .• ,.,¥,•.•• ·-~,,,·--·····---·~•••"----·"' ••-·' """'" -•••·-•-Location of Property: 7341 Northwestern Pike Gore VA 22637 .Fire Marshal's Comments: .,./ ,<,-1· &i Notice to Fire Marsha! -.Please Return This .Form t;} l!,.=;==='-r=··--·~··=.=-·:·= ______ ......,,_.,. 11 124
Frederick County Fire and Rescue Department Office of the Fire Marshal 1080 Coverstone Drive Winchester, VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 fmo@fcva.us Plan Review Other Corey Garrison 7341 Northwestern Pike Gore, Virginia 22637 Phone: 540-931-4876 Conditional Use General Information Status: Approved with Conditions Printed Date: 05/11/2021 . . Received Date: Review Begin Date: Review End Date: ! Hours: 1. _ _,.,,., .• ,_. __ ~-~---·-·····---,,.~------Activity Details Project Name Comments· 11/19/2020 11/20/2020 11/20/2020 1.0000 Existing building to be used for boat repair. Occupancy Type: Property Use: Activity Number: 111 BJ033 F3eyJ!=!~_c_~_u,5.~: .... _ .. ~~m_o~:.'·-···-~---·-·-----·· _I Boat repair/supplies Smoke detector(s) shall be present. A minimum of 2/ 10-B or 1/ 20-B portable fire extinguisher shall be present and properly installed. Adam Hounshell LieutenanUAssistant Fire Marshal Page 1 of 1 125
cJi-f\-qJ G~1.;:>~~ '1 <1 REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester-Frederick County Health Department Mail to: Frederick-Winchester Health Department . Attn:Banitation Engineer 107 North Kent Street Winchester, Virginia ·22601 (540) 722-3480 Hand deliver to: Frederick-Winchester Health Department Am: 8 anitatien Eng-ineer 107 North Kent Street, Suite 201 Winchester, Virginia ~~!i&l&i~B~l&VJE;E~) Applicant's Name: _c_or_e_y_G_ar_ri_so_n _______ _ Telephone: _54_0_9_3_14_8_76 ____ _ Mailing Address: 742 Parishville Rd Gore, VA 22637 Name of development and/or description of the request: Use of the existing shop for boat repair/ supplies Location of Property: . 7341' Northwestern Pike Gore VA ZZoJT" Frederick-Winchester Health Department's Comments: Health Dept. Signature & Date:----------------------N otice to Health Department -Please Return This Form to the Applicant 13 126
~LORD ~FAIRFAX HEALTH DISTRICT Lord Fairfax Health District Frederick/ Winchester Environmental Health 107 North Kent Street-Suite# 201 Winchester, Virginia 22601 Tel. (540) 722-3480 -Fax (540) 722-3479 www.vdh.virginia.gov November 24, 2020 Corey Garrison 742 Parishville Rd. Gore, Virginia 22637 1'''D· . HVIRGINFA ~ I . DEPARTMENT · . OFHEALTH p..,.~ --.I 16.,..; • • ................ ,~ lbrl'@iv .fWJ fm,~ RE: Request for Conditional Use Permit Comments for use of an existing structure for boat repair/supplies. Frederick County Tax Map 27-A-93. Dear Corey Garrison, I have eva!uated your request for a Conditional Use Permit to use an existing structure for boat repair/supplies at the property designated as 7341 Northwestern Pike Gore, VA 22637. Frederick/Winchester Environmental Health would have no objection to this request provided the following parameters are met. 1. According to available well and septic records, the existing garage and a separate dwelling are connected to a conventional gravity fed onsite sewage system designed to accommodate a one (1) bedroom dwelling with a maximum of two (2) occupants with a peak daily flow of 150 gallons per day. The existing garage is limited to an additional 50 gallons per day flow or two (2) employees at 25 gallons per day each. The total system design is limited to 200 gallons per day. 2. The facilities at the garage should be for employee use only and not offered for use to the public. 3. Although the separate dwelling is described as not currently occupied, the system design limitations as described above remain until such time one or both structures are disconnected form the septic system or other minor modifications are proposed. Prior approval from this department is required. The existing garage may be designated as #7339 and the separate dwelling as #7341 but it is unclear. Please contact me at (540) 722-3480 if you have further questions about this project. Jim is, REHS Envir nmental Health Supervisor 127
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Planning Commission
Agenda Item Detail
Meeting Date: June 16, 2021
Agenda Section: Information/Discussion Items
Title: Clarke County Request for Water and Sewer Service - Double Tollgate Area - (Ms.
Perkins)
Attachments:
PC06-16-2021ClarkeCountyRequestforWaterandSewerService.pdf
130
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, CZA, Assistant Director
RE: Discussion – Clarke County Request for Water and Sewer Service for the
Double Tollgate Area
DATE: June 7, 2021
Frederick County has received a request from Clarke County to authorize Frederick Water to provide
public water and sewer service for approximately 350+/- acres (zoned Highway Commercial) in the
Double Tollgate area. Specifically, this area is located at the intersection of Stonewall Jackson
Highway (Route 522), Lord Fairfax Highway (Route 340) and Fairfax Pike (Route 277). The requested
water and sewer capacity is 150,000 gallons per day. Currently, Frederick Water provides public
water service to the former “Camp 7 State Correction Facility” property in Clarke County.
Frederick County’s Sewer and Water Service Area (SWSA) is a growth boundary, and as outlined in
the 2035 Comprehensive Plan, it designates the limit of where public water and sewer could be
extended. The County’s current SWSA boundary for this area surrounds only the Lake Frederick
development. The Crooked Run Wastewater Treatment Plant (CR-WWTP) provides sewer service to
Lake Frederick and is located within this development. A 12” water main currently exists along Route
277 to the Clarke County line and the new elevated water tank is also located in the vicinity.
The Double Tollgate area requested by Clarke County is not adjacent to the limits of the SWSA, as
shown in the Southern Frederick Land Use Plan (SFLUP). There are approximately 200 acres at the
corner of Route 522 and Route 277 in Frederick County that are outside the current limits of the
SWSA which lie between the Crooked Run SWSA and the requested Clarke County properties. The
properties in Frederick County are planned for future mixed use and industrial.
Staff has received comments from Frederick Water (attached) pertaining to this request; three
scenarios are outlined below.
Scenario 1: Only the requested properties in Clarke County– 350 acres at Double Toll Gate, 150,000
GPD – utilizing the CR-WWTP.
Scenario 1 addresses Clarke County’s request for 150,000 gallons per day (GPD) of Frederick
Water’s water and sewer services.
Water service is available via a 12-inch water main adjacent to Route 277.
131
Discussion: Clarke County – Double Toll Gate
Water and Sewer Request
June 7, 2021
Page 2
The limited 150,000 gallons per day (GPD) sanitary sewer flow requested and proximity of the
CR-WWTP would suggest that Clarke County sanitary flows could be accommodated most
easily at CR-WWTP.
Sanitary sewer infrastructure would need to be constructed to convey the flows from the
Clarke County properties to CRWWTP; this is a financial responsibility of Clarke County and/or
the property owners and developers.
The CR-WWTP would need to be upgraded/expanded to accommodate the additional
wastewater flows. The developer of Lake Frederick, by existing agreement, would be the
party responsibility for granting permission to utilize the CR-WWTP as well as for the financing
for upgrading the CR-WWTP.
If this scenario is selected, Clarke County and Lake Frederick’s developer will need to achieve
agreement regarding access to CR-WWTP and funding the treatment plant upgrade to
accommodate the 150,000 GPD.
Scenario 2: Clarke County properties and the area south of Route 277 that adjoins the Crooked Run
SWSA (approx. 200 acres).
Scenario 2 addresses Clarke County’s request for 150,000 gallons per day (GPD) of Frederick
Water’s water and sewer services and includes a potential for up to 100,000 GPD of water
and sewer to support approximately 200-acres of SWSA-expansion within Frederick County.
Water service is available via a 12-inch water main adjacent to Route 277.
The expanded SWSA when combined with Clarke County’s flow brings additional demands to
250,000 GPD. This sanitary sewer flow increase may be too much for an expanded CR-WWTP
to accommodate due to the plant’s limited discharge abilities; too much discharge could
overwhelm the existing receiving creek. Further studies, DEQ discharge permit amendments,
and an agreement with Lake Frederick’s developer and Clarke County would be necessary.
CRWWTP upgrade would be needed. CR-WWTP would presumably operate more efficiently
with the increased sanitary flows.
The alternative wastewater treatment solution for Scenario 2 would be at the Parkins Mill
Wastewater Treatment Plant (PM-WWTP). PM-WWTP has adequate available treatment
capacity. Although the limited projected sanitary sewer flows (250,000 GPD) would probably
not support the necessary financial investment to construct the sanitary sewer pump station,
force main, and gravity line needed to convey the wastewater to PM-WWTP.
Scenario 3: Clarke County properties and the entirely of the Route 277 triangle area – all effluent
would go to the PM-WWTP.
Scenario 3 addresses Clarke County’s request for 150,000 gallons per day (GPD) of Frederick
Water’s water and sewer services and includes a potential for up to 1.3 MGD of water and
sewer to support an approximately 700-acres of SWSA-expansion within the 277-triangle
area of Frederick County. This would result in nearly 1.5MGD of water and sewer demands.
132
Discussion: Clarke County – Double Toll Gate
Water and Sewer Request
June 7, 2021
Page 3
The expanded SWSA when combined with Clarke County’s flow brings additional wastewater
treatment demands to 1.5 MGD. This sanitary sewer flow increase would be too much for an
expanded CR-WWTP. The sanitary sewer flows would need to be conveyed to PM-WWTP.
PM-WWTP has adequate available treatment capacity in the short term but would require
an expansion in the future.
At least two sanitary sewer pump stations, force mains, and a gravity sewer line would need
to be constructed to convey the wastewater to PM-WWTP. These significant improvements
would be funded by the benefiting developers and property owners. As this will result in
significant economic development and tax revenue opportunities for both Counties, County
contributions – possibly utilizing American Rescue Plan Act of 2021 funds – could be
considered.
Application History:
The Comprehensive Plans and Programs Committee (CPPC) discussed this request at their meeting
on May 10, 2021. The CPPC discussed the three scenarios presented and the consensus of the
committee was support for Scenario 3 which would potentially facilitate future growth in an area
designed in the SFLUP for industrial uses (Route 277 Triangle area). The Committee, while it did
support the provision of services to Clarke County, felt that opportunities for properties in Frederick
County should also be a focus. With Scenario 1, the Crooked Run Plant even if expanded, could only
accommodate the acreage of the Clarke County properties. The Committee felt that Scenario 2, for
service to Clarke County and the 200 acres at the corner of Route 522 and Route 277 in Frederick
County that are outside the current limits of the SWSA, would not be a viable option due to the cost
to extend lines to the Parkins Mill Treatment Plant. The Committee acknowledged that Scenario 3,
while having a large associated cost, is the preferred option due to the potential for economic
opportunities that could be developed in an area that has been planned for industrial uses for many
years.
Staff Conclusion:
This amendment is presented to the Planning Commission for discussion. Staff is seeking comments
and a recommendation from the Commission to the Board of Supervisors on the request and the
outlined scenarios.
Please find attached the following:
1. Location maps depicting the Lake Frederick SWSA and the location of the Clarke County
properties – Aerial Map and 2035 Comprehensive Plan- Long-Range Land Use Plan Map.
2. Comments from Frederick Water.
3. Correspondence from Clarke County.
133
£¤522
CLARKECOUNTYVIRGINIA
WARRENCOUNTYVIRGINIA
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Wate r and Sewer Extens ion Re quest - Clarke County
Scenario 1
Map Produced by Frederick County Planning and Development Dept.May 11, 2021 0 0.4 0.80.2 Miles
I
SWSA Extension - Clarke County
SWSA
Clarke County Parcels
ParcelsZoning
B2 (G eneral Business District)
M1 (Light Industrial District)
MH1 (Mobile Home Community District)
R5 (Residential Recreational Community District)
LORD FAIRFAX HWY
FAIRFAX PIKE
STONEWALL JACKSON HWYFREDERICK COUNTYCLARKE COUNTY134
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Virginia Geographic Information Network (VGIN)
Map Produced by Frederick County Planning and Development Dept.May 11, 2021 0 0.25 0.50.125 Miles
I
New SWS A Area
Curre nt SWSA
Proposed SWSA
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STONEWALL JACKSON HWYFREDERICK COUNTYCLARKE COUNTYWate r and Sewer Extens ion Re quest - Clarke County
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Virginia Geographic Information Network (VGIN)
Map Produced by Frederick County Planning and Development Dept.May 11, 2021 0 0.25 0.50.125 Miles
I
Curre nt SWSA
Proposed SWSA
SWSA Extension Parcels
SWSA Extension - Clarke County
Clarke County Parcels
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LORD FAIRFAX HWY
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STONEWALL JACKSON HWYFREDERICK COUNTYCLARKE COUNTYWate r and Sewer Extens ion Re quest - Clarke County
Scenario 2 - with Lon g Rang e L and Use
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Wate r and Sewer Extens ion Re quest - Clarke County
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Map Produced by Frederick County Planning and Development Dept.May 11, 2021 0 0.8 1.60.4 Miles
I
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Wate r and Sewer Extens ion Re quest - Clarke County
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Map Produced by Frederick County Planning and Development Dept.May 11, 2021 0 0.8 1.60.4 Miles
I
Curre nt SWSA
Proposed SWSA
SWSA Extension - Clarke County
Clarke County Parcels
ParcelsLong Range Land Use
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Mo bile Home Community
Business
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