HomeMy WebLinkAbout08-22 Impact Analysis
METROMONT REZONING
COMMERCIAL DEVELOPMENT
IMPACT ANALYSIS STATEMENT
Tax Parcels 54-A-11 and 43-A-22
Stonewall Magisterial District
Frederick County, Virginia
August 26, 2022
Current Owner: Metromont Corporation
KSS, LC
Contact Person: Christopher Mohn, AICP
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
2
METROMONT REZONING
COMMERCIAL DEVELOPMENT
IMPACT ANALYSIS STATEMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of two parcels totaling approximately 44.72± acres to the M2,
Industrial General District. The subject property includes a 24.72±-acre parcel owned by
Metromont Corporation identified as Tax Parcel 54-A-11 (South Parcel) and a 20.00±-acre
parcel owned by KSS, L.C. identified as Tax Parcel 43-A-22 (North Parcel). The South
Parcel is adjacent and northeast of North Frederick Pike (U.S. Route 522) and immediately
west of the City of Winchester. The North Parcel is adjacent and south of VA Route 37 and
north of Stine Lane (see the Location Exhibit included with this report).
The South Parcel and North Parcel are located immediately south and north of Metromont’s
existing pre-cast concrete manufacturing facility, which occupies approximately 113.29±
acres comprised of multiple parcels. These parcels, identified as Tax Map # 54-A-12, 54-A-
13, 54-A-14, 54-A-15, 54-A-15A, are owned by Metromont Corporation and zoned M-2
District. A pre-cast concrete manufacturing facility is classified under SIC Major Group 32 -
Manufacturing of Stone, Clay, Glass and Concrete Products, which the Frederick County
Zoning Ordinance identifies as a permitted use in the M-2 District. The proposed rezoning
will enable inclusion of the subject parcels in the facility’s operations (see the Zoning Exhibit
included with this report).
The South Parcel is currently zoned B-2, Business General District, and is therefore already
entitled to develop with general commercial uses. The South Parcel is further served by an
existing full movement entrance on North Frederick Pike with dedicated right and left turn
lanes. Upon rezoning to the M-2 District, Metromont intends to use the parcel for trailer
parking and miscellaneous outdoor storage. The North Parcel is currently zoned RA, Rural
Area District. Upon rezoning to the M-2 District, Metromont plans to use the parcel for
storage of finished pre-cast concrete product awaiting delivery.
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
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Site Information
Location: The South Parcel (Tax Map #54-A-11) fronts on
northeast side of North Frederick Pike (U.S. Route
522), immediately west of the City of Winchester. The
North Parcel (Tax Map # 43-A-22) fronts on the
southwest side of U.S. Route 37 and is north of Stine
Lane.
Magisterial District: Stonewall District
Tax Map Numbers: 54-A-11 and 43-A-22
Current Zoning: South Parcel, B-2, Business General District
North Parcel, RA, Rural Area District
Current Use: Undeveloped
Proposed Zoning: M-2, Industrial General District with proffers
Proposed Use: Concrete Manufacturing (inclusion of subject parcels in
existing Metromont facility; intended activities include
trailer parking and storage of finished pre-cast concrete
product awaiting delivery to customer sites, and will
further enable relocation of existing facility components
to improve operational efficiency)
Total Rezoning Area: 44.72±-acres with proffers
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
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COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential,
commercial, industrial, and institutional land use development is encouraged in the County.
The entirety of the 44.72±-acre subject property is located within the UDA.
Sewer and Water Service Area
The Sewer and Water Service Area (SWSA) is generally aligned with the UDA, but also
extends outside of the UDA to accommodate areas of the County in which commercial and
industrial land use development is only desired. The entirety of the 44.72±-acre subject
property is located within the SWSA.
Comprehensive Plan Conformity
The Eastern Frederick County Long Range Land Use Plan applicable to the County’s Urban
Areas designates the South Parcel for future Business use. The South Parcel is not located
within the boundaries of an areas-specific land use plan and has therefore not been
considered in the context of a more focused land use study. Given the adjoining
manufacturing use as well as its proximity to rail access, the South Parcel is ideally situated
for general industrial use, and its development pursuant to the proposed M-2 District aligns
with the goals of the Frederick County Comprehensive Plan, notably by promoting the
desired ratio of commercial and industrial development to residential and other uses.
The North Parcel is located within the study area boundary of the Northeast Frederick Land
Use Plan (NELUP). The NELUP is a large-area plan that identifies land uses, transportation
networks, and other matters that are recommended for consideration for future land use and
development within this geographic area of the County. The NELUP designates the North
Parcel for future Industrial land use. The proposed rezoning to the M-2 District is therefore
in conformance with the Frederick County Comprehensive Plan.
SUITABILITY OF THE SITE
Access
Primary access to the existing Metromont facility occurs via Stine Lane from its intersection
with Martinsburg Pike (U.S. Route 11). The South Parcel fronts on the northeast side of
North Frederick Pike (U.S. Route 522), and an existing full-movement commercial entrance
provides direct vehicular access to the property. Internal access to and from the existing
manufacturing facility will occur through the extension of private service drives. The existing
North Frederick Pike entrance is currently used by trucks/tractor trailers returning from
delivery of finished pre-cast concrete product as well as local suppliers delivering aggregate
materials to the facility. Metromont envisions that the existing use of this entrance will
continue upon rezoning of the South Parcel to the M-2 District. The North Parcel fronts on
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
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the southwest side of U.S. Route 37 and is north of Stine Lane. Access to the subject property
will occur through the extension of private service drives from the existing facility.
Flood Plains
The South Parcel contains areas of floodplain per FEMA NFIP Map #51069C0208E,
Effective Date January 29, 2021. The mapped floodplain is depicted on the Natural Features
Exhibit included with this report. All such areas will be properly managed at the time of
final engineering design in accordance with applicable ordinances and regulations.
The North Parcel does not contain areas of floodplain per FEMA NFIP Map #51069C0209E
Effective Date January 29, 2021.
Wetlands
The South Parcel contains a stream and wetland areas as identified on the National Wetlands
Inventory (NWI) Map information and the Frederick County GIS Database. The mapped
stream and wetland areas are depicted on the Natural Features Exhibit included with this
report. All such areas will be properly managed at the time of final engineering design in
accordance with applicable ordinances and regulations, to include provision of the required
riparian buffer.
The North Parcel does not contain wetland areas as demonstrated on the National Wetlands
Inventory (NWI) Map information or from information identified in the Frederick County
GIS Database.
Soil Types
The North Parcel, subject property contains soil types as demonstrated by the Soil Survey of
Frederick County, Virginia and the Frederick County GIS Database. The following soil
types are present on site:
17C – Frederick Poplimento Rock 2 to 15 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
17E - Frederick Poplimento Rock 15 to 45 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
6
29 – Massanetta loam
These soils are described as having a slow filtration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or soils
moderately fine texture or fine textures. These soils have a slow rate of water transmission.
35 – Pagebrook silty clay loam
These soils are described as having a very slow infiltration rate (high runoff potential) when
wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a
high water table, soils that have a claypan or clay layer at or near the surface, and soils that
are shallow over nearly impervious material These soils have a very slow rate of water
transmission.
The South Parcel, subject property contains soil types as demonstrated by the Soil Survey of
Frederick County, Virginia and the Frederick County GIS Database. The following soil
types are present on site:
14B - Frederick Poplimento loams 2 to 7 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
14C - Frederick Poplimento loams 7 to 15 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
16B - Frederick Poplimento, very rocky loams 2 to 7 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
16B - Frederick Poplimento, very rocky loams 7 to 15 percent slopes
These soils are described as having a moderate infiltration rate when thoroughly wet. They
consist chiefly of moderately deed or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a moderate rate
of water transmission.
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
7
Other Environmental Features
The South Parcel contains areas of steep slope, lakes or ponds or natural stormwater retention
areas as defined by the Frederick County Zoning Ordinance. The subject property is also
located in the geographic portion of the County that is underlain by karst geology. These
environmental features will not constrain development of future M-2 uses and will be
managed during final engineering design in accordance with all applicable ordinances and
regulations.
The North Parcel does not contain areas of steep slope, lakes or ponds or natural stormwater
retention areas as defined by the Frederick County Zoning Ordinance. However, like the
South Parcel, the subject property is located in the geographic portion of the County that is
underlain by karst geology. This environmental feature will not constrain development of
future M-2 uses and will be managed during final engineering design in accordance with all
applicable ordinances and regulations.
SURROUNDING PROPERTIES
Adjoining property zoning and present use, South Parcel (Tax Map #54-A-11):
North: M-2, Industrial General District Use: Industrial/Preserved Open Space
B2, Business General District
RP, Residential Performance District
South: B2, Business General District Use: Residential
East: LR, Low Density Residential Use: Railroad/Residential
(City of Winchester)
West: B2, Business General District Use: Undeveloped
RA, Rural Area District
Adjoining property zoning and present use, North Parcel (Tax Map #43-A-22):
North: RA, Rural Areas District Use: Residential
South: M-2, Industrial General District Use: Industrial
East: M-1, Light Industrial District Use: Industrial
West: M-2, Industrial General District Use: Undeveloped
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
8
TRANSPORTATION
The proposed rezoning will enable increased land area for operation of the existing facility,
primarily for expansion of outdoor storage and trailer parking. The additional M-2-zoned
acreage will also provide Metromont greater flexibility in the configuration of the facility’s
existing components, enabling complementary elements to be moved in proximity of each
other, which will enhance overall operational efficiency. However, the proposed rezoning
will not result in any intensification of traffic generated by the facility, as it will generally
maintain existing production capacity, employee counts, and delivery schedules, which are
ultimately driven by prevailing market conditions.
As outlined previously, primary vehicular access to the existing Metromont facility occurs
via Stine Lane, which is a private access easement road that extends to the site from its
intersection with Martinsburg Pike (U.S. Route 11). Additionally, the South Parcel has an
existing full movement entrance on North Frederick Pike (U.S. Route 522) with dedicated
right and left turn lanes, which is currently used by local suppliers for delivery of aggregate
materials to the facility as well as trucks returning to the facility following delivery of
finished product to customer locations. These existing entrances will continue to be provide
vehicular access to the facility consistent with current practices. Vehicular access between
the multiple parcels comprising the existing facility occurs via a network of internal private
travel ways, which already interconnect with the South Parcel and will be extended to the
North Parcel.
Based on the conditions described above, the proposed rezoning will not have any
measurable impact on the external road network serving the subject property.
SEWAGE CONVEYANCE AND TREATMENT
As previously stated, both the South Parcel and North Parcel are located wholly within the
Sewer and Water Service Area (SWSA) and are therefore entitled to be served by public
sewer based on County Policy. Frederick Water is the provider of public sewer service
within this area of the County. The activities proposed by Metromont for these parcels (e.g.,
trailer parking, outdoor storage, relocation of existing facility components) does not require
new sewer connectivity.
WATER SUPPLY
As previously stated, both the South Parcel and North Parcel are located wholly within the
Sewer and Water Service Area (SWSA) and are therefore entitled to be served by public
water based on County Policy. Frederick Water is the provider of public sewer service
within this area of the County. The activities proposed by Metromont for these parcels (e.g.,
trailer parking, outdoor storage, relocation of existing facility components) does not require
new water connectivity.
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
9
SITE DRAINAGE
Topographic relief on the South Parcel generally follows a southwest to northeast pattern that
directs drainage towards the rear of the property. A complete stormwater management plan
will be designed at the time of final engineering design. All associated stormwater quantity
and quality measures will be designed in conformance with all applicable state and local
regulations; therefore, site drainage and stormwater management impacts to adjoining
properties and the community will be mitigated.
Topographic relief on the North Parcel generally follows a west to east pattern which directs
drainage towards the east side of the property. A complete stormwater management plan will
be designed at the time of final engineering design. All associated stormwater quantity and
quality measures will be designed in conformance with all applicable state and local
regulations; therefore, site drainage and stormwater management impacts to adjoining
properties and the community will be mitigated.
HISTORICAL SITES AND STRUCTURES
The South Property is indicated by Virginia Department of Historic Resources (DHR) and
Frederick County GIS records as containing a resource identified as Liberty Hall (DHR ID
034-0524). This dwelling was surveyed in 1989 (survey record attached) and is described as
an example of the Italianate style of architecture by the Rural Landmarks Survey Report of
Frederick County, Virginia (Phases I-III, 1988-1992). The dwelling itself no longer exists
on the property, as it was relocated to accommodate expansion of North Frederick Pike (U.S.
Route 522). The only structure remaining on the Liberty Hall site is a cinderblock accessory
structure, which appears to be more than 50 years old, but otherwise does not have any
historical or architectural significance.
To the northwest of the South Parcel is a preserved Civil War resource known as Star Fort
(DHR ID 034-0322) and the adjoining Star Fort 2 tract (DHR ID 034-5023). Star Fort
played a role in both the Second Battle of Winchester and Third Battle of Winchester
(Opequon) and is within the study areas of each battlefield. The site has been preserved as a
battlefield park open to the public that is owned and maintained by Shenandoah Valley
Battlefields Foundation. The site is largely wooded but has cleared areas for public
access/walking. The existing Metromont facility is in the viewshed of these resources, as are
other areas of suburban style development. As noted previously, the South Parcel is already
entitled to develop under the B-2 District, and rezoning to the M-2 District is therefore
consistent with development expectations for the area adjoining the Star Fort sites.
The South Parcel and North Parcel are located within the study areas of the Third Battle of
Winchester and Second Battle of Winchester study areas, respectively, as identified by the
National Park Service Study of Civil War Sites in the Shenandoah Valley. The South Parcel is
within the core area of the Third Battle of Winchester battlefield, and both parcels are outside
but adjacent to the core area of the Second Battle of Winchester battlefield. However, the
NPS Study indicates that the subject parcels are within portions of the study areas that have
Greenway Engineering August 4, 2022 Metromont Rezoning
File #3952HB – Impact Analysis Statement
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lost historic integrity due to existing development patterns. As such, the proposed M-2
rezoning will not create any negative impacts to identified resources.
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Map D ata Source: Frederick County, Va. GIS Department, 2022 Data LOCATION EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLe gend
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Map D ata Source: Frederick County, Va. GIS Department, 2022 Data ZONING EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend
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Map D ata Source: Frederick County, Va. GIS Department, 2022 Data NATURAL FEATURES EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-27-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend
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54 A 14
54 A 15A 54 A 17
Map D ata Source: Frederick County, Va. GIS Department, 2022 Data HISTORIC FEATURES EXHIBITSTONEWALL MAGISTERIAL DISTRICTMETROMONT CORPORATIONFREDERICK COUNTY, VIRGINIADATE: 06-22-2022PROJECT ID: 3952HBDESIGNED BY: DJCSCALE:1 Inch = 600 FeetLegend
Third Battle of Winchester
/National Registry Landmarks
[e Landmark
Proposed M2 Parcels
Metromont Existing M2 Parcels
Winchester Limits
Rail roads
Future Proposed Rt37 Bypass 600 0 600
Feet
µMETROMONT CORPORATIONREZONINGHISTORIC FEATURES EXHIBITREZONING