HomeMy WebLinkAbout13-99 Lenoir City Company - (Stonewall Industrial Park) - Gainesboro - BackfileCASH
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REZONING TRACKING SHEET
Date
4— 1/- q j Application received/file opened
Reference manual updated/number assigned
D-base updated
Cp • /5. 9 q kk File given to office manager to update Application Action Summary
Four sets of adjoiner labels ordered from data processing
40 color maps ordered from Mapping & Graphics
PC public hearing date ACTION: 1x-t)DrnVQL-
BOS public hearing date ACTION:dpoctwe-d
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Signed copy of resolution for amendment of ordinance, with conditions
proffered, received from County Administrator's office and placed in
Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in
Amendments Without Proffers notebook.)
V/ Action letter mailed to applicant
Vj Reference manual and D-base updated
-19 daktiFile given to office manager to update Application Action Summary (final
action)
File given to Mapping & Graphics to update zoning map
Zoning map amended
Other notes:
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0 e FILE COPY
COUNTYof FREDE-RXX
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0632
August 31, 1999
Mr. Stephen M. Gyurisin
G.W. Clifford & Associates, Inc.
200 Cameron Street
Winchester, VA 22601
RE: REZONING APPLICATION #13-99 OF LENOIR CITY COMPANY (Stonewall Industrial
Park); Property Identification Number 43-A-63
Dear Steve:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting
on August 25, 1999. The Board approved your request to rezone 7.59 acres from MH1 (Mobile Home
Community) and 25.7 acres from RA (Rural Areas) to M1 (Light Industrial). This property is located
on the west side of Welltown Pike (Rt. 661) approximately 3,100 feet north of the intersection of
Welltown Pike and McGhee Road (Stonewall Industrial Park).
The proffers that were approved as a part of this rezoning application are unique to this property and
are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your
records.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/ch
Attachment
cc: Richard Shickle, Gainesboro District Supervisor
Jane Anderson, Real Estate
*Steven Melnikoff, VDOT
*David Edwards, Dept. of Historic Resources
Lenoir City Company
(*cc's with copy of proffers)
O:WgendasWPR DEN LTR\REZ's\LmoicCty.REZ
107 North Kent Street - Winchester, Virginia 22601-3t)t)i)
0 0
PC REVIEW DATE: 07/07/99
BOS REVIEW DATE: 08/25/99
REZONING APPLICATION #13-99
LENOIR CITY COMPANY
(Stonewall Industrial Park)
To rezone 7.5 acres from MH1 (Mobile Home Community) and 25.7 acres from RA (Rural
Areas) for a total of 33.2 acres to M1 (Light Industrial)
LOCATION: This property is located on the west side of Welltown Pike (Rt. 661) approximately
3,100 feet north of the intersection of Welltown Pike and McGhee Road (Stonewall Industrial Park).
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBER: 43-A-63
PROPERTY ZONING & PRESENT USE:
Zoned: MH1 (Mobile Home Community) and RA (Rural Areas) District
Land Use: Residential and Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Zoned RA (Rural Areas) District Use: Residential
South: Zoned M1 (Light Industrial) District Use: Industrial
East: Zoned RP (Residential Performance) District Use: Residential
West: Zoned RA (Rural Areas) District Use: Agricultural
PROPOSED USE: Industrial
0 0
Lenoir City Company; REZ #13-99
Page 2
August 17, 1999
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter from Barry Sweitzer, Transportation
Roadway Engineer, dated 4112199.
Fire Marshal: Recommend plan approval; emergency access must be maintained.
County Engineer: The proposed rezoning is approved as submitted.
Sanitation Authority: No comment.
Parks & Recreation: No comment.
Frederick Co. Public Schools: We do not believe the proposed rezoning of the property listed
above will have an adverse impact on current or future school needs.
Historic Resources Advisory Board: See attached letter from Christopher M. Mohn, Planner II,
dated 3/17/99,
County Attorney: Proffer statement appears to be in proper form.
Planning & Zoning_
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the
zoning for the 33.2-acre portion of the 118.45-acre parent tract as MH (Mobile Home)
District, and R-3 (Residential General) District. The R-3 portion ofthis property was rezoned
to A-2 (Agricultural General) District by the Board of Supervisors on October 8, 1980 during
the Comprehensive Downzoning for Frederick County. The A-2 (Agricultural General)
District zoning classification was modified to RA (Rural Areas) District on February 14, 1990
during the comprehensive amendment to the county's Zoning Ordinance.
2) Location
The 33.2-acre portion of the 118.45-acre parent tract is located within the county's Urban
Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage has
road frontage along Welltown Road (Route 661) approximately 0.6 miles north of the
intersection with McGhee Road (Route F-732) and 300 feet south of the intersection with
Payne Road and Fair Lane (Route 663).
Lenoir City Company; REZ #13-99
Page 3
August 17, 1999
3) Site Suitability
The 33.2-acre portion of the 118.45-acre parent tract does not contain areas of steep slope,
woodlands, flood plain, or wetlands. The Soil Survey of Frederick County identifies several
soil types on this acreage which are classified as prime agricultural soils.
The 33.2 acres has approximately 850 feet of road frontage on Welltown Road (Route 661).
This acreage can be served by the extension of the existing eight -inch water and sewer lines
which are located within the Stonewall Industrial Park.
Potential Impacts and Issues
a) Transportation:
The applicant has prepared a traffic impact analysis for the 33.2-acre portion of the
118.45-acre parent tract. This analysis accounts for current traffic volumes on
Welltown Road from Martinsburg Pike (Route 11 North) to McGhee Road (Route
F-732), and from McGhee Road to Payne Road (Route 663), and projected trip
generations from 33.2 acres of industrial zoned land. The analysis does not provide
projected turning movements or Level of Service information.
The current traffic volumes demonstrate an average daily traffic count of 9,168
vehicle trips between Martinsburg Pike and McGhee Road, and 3,731 vehicle trips
between McGhee Road and Payne Road. The Institute of Transportation Engineers
Manual (ITE) projects that 1,709 vehicle trips will be generated from 33.2 acres of
industrial zoned land. The applicant has discounted the vehicle trips that are currently
generated from the residential uses on this site to project an average daily traffic
generation of 1,549 vehicle trips at build -out of this acreage. This would increase
traffic on Welltown Road by approximately 17% of the current volume between
Stonewall Industrial Park and Martinsburg Pike.
b) Tyson Drive Relocation:
The applicant has submitted a generalized development plan for the inclusion of the
33.2 acres into the existing Stonewall Industrial Park Master Development Plan. The
generalized development plan relocates the intersection of Tyson Drive and Welltown
Road approximately 500 feet to the north to align with Parson Court which is located
on the east side of Welltown Road. This realignment has been proposed to mitigate
the impacts of Tyson Drive traffic accessing Welltown Road directly across from
existing residential uses.
• 0
Lenoir City Company; REZ #13-99
Page 4
August 17, 1999
c) Adjoining Properties:
The relocation of Tyson Drive will assist in mitigating impacts to residential uses on
the east side of Welltown Road; however, the county's entrance spacing requirements
would allow for additional commercial entrances to be developed along Welltown
Road. It would be desirable for new development to utilize Tyson Drive for ingress
and egress into this portion of Stonewall Industrial Park, as new commercial entrances
along Welltown Road may adversely impact existing residential uses.
The properties located on the east side of Welltown Road and along Payne Road are
primarily residential in nature; therefore, the applicant will be required to provide a
buffer and screening to ensure that industrial uses meet appropriate separation
distances and screening requirements. It would be desirable to mitigate negative
impacts to the adjoining residential uses that could be realized by limiting outdoor
lighting pole heights and business sign heights in this area.
d) Historic Resources:
The Frederick County Rural Landmarks Survey identifies the Mertz House as a
potentially significant historic structure (#34-1447). This structure is at the end on
Welltown Court approximately 1,100 feet from Welltown Road. The Historic
Resources Advisory Board (HRAB) has recommended that the applicant complete
a Phase II Evaluation of the Mertz House prior to its removal in accordance to
Virginia Department of Historic Resources standards, and that the house be
advertised for sale to attempt to have it relocated.
5. Proffer Statement
The applicant has submitted a proffer statement as a part of the rezoning application which
has been signed, notarized, and reviewed by the County Attorney. The applicant has
proffered to provide necessary right-of-way along Welltown Road for road improvements,
to participate in a signalization agreement with VDOT for the placement of a traffic signal at
the intersection of Welltown Road and McGhee Road, to relocate the Tyson Drive
intersection with Welltown Road to mitigate impacts to existing residential uses located on
the east side of Welltown Road, to provide a berm that is eight feet above road grade along
the west side of Welltown Road, and to conduct a Phase II architectural study for the historic
Mertz House which will be provided to the Virginia Department of Historic Resources.
Lenoir City Company; REZ #13-99
Page 5
August 17, 1999
STAFF CONCLUSIONS FOR 07/07/99 PLANNING COMMISSION MEETING:
The 33.2-acre portion of the 118.45-acre parent tract that is proposed to be rezoned to M1 (Light
Industrial) District is located within the county's Urban Development Area, the Sewer and Water
Service Area, and is immediately adjacent to acreage within the Stonewall Industrial Park that is
zoned for industrial land use. The acreage has the ability to connect to the existing system and
existing utilities within the Stonewall Industrial Park.
The applicant has proffered to provide right-of-way necessary to improve Welltown Road and to
enter into a signalization agreement with VDOT to improve the LOS at the McGhee Road
intersection with Welltown Road. The applicant has proffered to comply with the recommendations
of the HRAB by conducting a Phase II Evaluation of the Mertz House and will provide the findings
to the VDHR office. The applicant has proffered to prepare a revised master development plan which
conforms to the proffered general development plan to relocate the Tyson Drive intersection with
Welltown Road, and to provide a berm along the west side of Welltown Road that is eight feet in
height above the road grade elevation.
The development of industrial land uses on the 33.2 acres may create negative impacts to adjoining
properties that are used for residential purposes. Some of these impacts could be mitigated further
through proffered design requirements or by restrictive covenants which could require lower outdoor
lighting structure, monument signs, strategic placement of loading and receiving bays, and greater
landscaping improvements. The applicant should address how they will mitigate impacts to adjacent
residential uses during the review of this application by the Planning Commission and the Board of
Supervisors.
PLANNING COMMISSION SUMMARY & ACTION OF 07/07/99:
One resident along Welltown Road was present to speak to the Commission concerning problems
with traffic congestion, the dust, and tractor -trailers.
Members of the Commission commented that it has always been intended that this additional portion
of the tract be included into the Stonewall Industrial Park. It was also pointed out that Mr. Gilpin
and the Lenoir City Company have established a positive track record in meeting the desires of the
County. One member of the Commission preferred to see the extension of Tyson Drive removed
from Welltown Pike because of the additional traffic impacts created by the industrial park.
Lenoir City Company; REZ #13-99
Page 6
August 17, 1999
The Planning Commission recommended approval of the rezoning, with the proffers submitted by the
applicant, by the following majority vote:
YES (To Approve): Morris, Copenhaver, DeHaven, Romine, Thomas, Ours, Stone, Miller
NO: Light
(Mr. Marker and Mr. Wilson were absent from the meeting.)
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Rezoning # 13-99 PIN: 43-A-63
Lenoir City Co. (Stonewall Industrial Park) 4%�
Produced by Frederick County Planning and Development, 06-21-99 EqW
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To he completed by Planning Staff.
Zoning Amendment Number /',3-qq Date Received IW
PC Hearing Date _,7-r7-71 130S Hearing Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the
Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent
Street, Winchester.
1. Applicant:
Name: Gilbert W. Clifford & Associates. Inc. Telephone: 667-2139
Address: c/o Stephen M. Gyurisin
200 N. Cameron St., Winchester VA 22601
2. Property Owner (if different than above)
Name: Lenoir City Company. Telephone: 678-1110
Address: 30 Ricketts Drive
Winchester VA 22601
3. Contact person if other than above
Name: Stephen M. Gyurisin
Telephone:
667-2139
4. Checklist: Check the following items that have been included with this application.
Location map X
Plat X
Deed to property X
Verification of taxes paid Y
Agency Comments X_
Fees 1<
Impact Analysis Statement X
Proffer Statement X
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5. The Code of Virginia allows us to request full disclosure of ownership in relation
to rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Lenoir City Company
6. A) Current Use of the Property: Vacant/Undeveloped /
B) Proposed Use of the Property: Industrial
7. Adjoining Property:
PARCEL ID NUMBER USE
43 -A-15 Vacant
43-A-64, 65,66 Residental
43B (lots) Residential
43 -A-1,3 8 Industrial
ZONING
M-1
RA
RA
M-1
8. Location: The property is located at (give exact location based on nearest road and
distance from nearest intersection, using road names and route numbers).
West side of VA. Secondary Route 661, Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
•
,I
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary for
the applicant to provide information concerning the specifics of the proposed use.
Otherwise, the planning staff will use the maximum possible density of intensity scenario
for the proposed Zoning District as described on page 9 of the application package.
9. Parcel Identification/Location: Parcel Identification Number 43 — A - 63
Districts
Magisterial: Gainesboro High School: James Wood
Fire Service: Stonewall Middle School: James Wood
Rescue Service: Stonewall Elementary School: Apple Pie Ridge
10. Zoning Change: List the acreage included in each new zoning category being
requested.
Acres
Current Zoning
Zoning Requested
7.5
MH-1
M-1
25.7
RA
M-1
33.2
Total acreage to be rezoned
11. The following information should be provided according to the type of rezoning
proposed:
Office
Retail
Restaurant
Square Footage of Proposed Uses *
Service Station
Manufacturing
Warehouse
Other
*Allow Impact Model to calculate maximum allowable square footage with no
proffered use.
46
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the
Frederick County Board of Supervisors to amend the zoning ordinance and to change the
zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to
enter the property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed
at the front property line at least seven days prior to the Planning Commission public
hearing and the Board of Supervisors' public hearing and maintained so as to be visible
from the road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Applicant(s)
Owner(s)
Date
/q"t
Date
03/01/1999
Date
Date 03/01/1999
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33.0 Acres
LENOIR CITY C
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L 1 S70 26'30"W 102.41
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S0�•2$ 2 33.0 Acres
Stonewall Industrial Park Addition
Gainsboro Magisterial District Frederick County, Virginia
DATE: JANUARY 21, 1998 SCALE: 1"=200' FILE#: "stonewall.dwg"
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AMENDMENT
Action:
PLANNING COMMISSION: Recommended Approval on July 7, 1999
BOARD OF SUPERVISORS: Approved August 25, 1999
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #13-99 OF LENOIR CITY COMPANY
(Stonewall Industrial Park)
WHEREAS, Rezoning 913-99 of Lenoir City Company (Stonewall Industrial Park) was submitted
to rezone 7.5 acres from MHl (Mobile Home Community) and 25.7 acres from RA (Rural Areas)
for a total of 33.2 acres to M1 (Light Industrial). This property is located on the west side of
Welltown Pike (Rt. 661) approximately 3,100 feet north of the intersection of Welltown Pike and
McGhee Road (Stonewall Industrial Park) and is identified with Property Identification Number 43-
A-63 in the Gainesboro Magisterial District; and
WHEREAS, the Planning Commission held a public hearing on this rezoning on July 7, 1999; and
WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on August
25, 1999; and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be
in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive
Policy Plan;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that
Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map
to change 7.5 acres from MHl (Mobile Home Community) and 25.7 acres from RA (Rural Areas)
for a total of 33.2 acres to MI (Light Industrial), as described by the application and plat submitted,
subject to the attached conditions voluntarily proffered in writing by the applicant and the property
owner.
PDRes #22-99
•
This ordinance shall be in effect on the date of adoption.
Passed this 25th day of August, 1999 by the following recorded vote:
James L. Longerbeam, Chairman Aye
W. Harrington Smith, Jr. Aye
Charles W. Orndoff, Sr. Aye
O:\Agendas\COMM ENTS\REZON ING\RE SOLUCMLenoriCity.RE S
Richard C. Shickle
Margaret B. Douglas
Robert M. Sager
A COPY ATTEST
Joh'nl :Riley, Jr.
Frederick County Administrator
Aye
Aye
•
•
REZONING REQUEST PROFFER
Stonewall Industrial Park
Property Identification Number 43-((A))-63
Gainesboro Magisterial District
Pursuant to Section 15.2-2296 et. sea., of the code of Virginia, 1950, as amended, and the
provisions of the Frederick County Zoning Ordinance with respect to conditional zoning,
the undersigned applicant hereby proffers that in the event the Board of Supervisors of
Frederick County, Virginia, shall approve Rezoning Application # -99 for the rezoning
of 33.20 acres from Rural Area (RA) zoning district and Mobile Home (MH-1) zoning
district to Industrial General (1VI-1) zoning district. Development of the subject property
shall be done in conformity with the terms and conditions set forth herein, except to the
extent that such terms and conditions may be subsequently amended or revised by the
applicant and such be approved by the Frederick County Board of Supervisors in
accordance with Virginia law. In the event that such rezoning is not granted, then these
proffers shall be deemed withdrawn and have no effect whatsoever.
Historic Preservation
The undersigned, who owns the above described property hereby voluntarily proffers that
if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning
for the 33.20 acres the undersigned will conduct a Phase II architectural study for the
Mertz House (Historic Landmark Survey File Number 34-1447) prior to removal of the
structure. A copy of the resulting study shall be provided to the Department of Historic
Resources.
Master Planning
A Master Development Plan is proffered to incorporate the 33.20 acres as an addition to
the existing approved Master Development Plan for the Stonewall Industrial Park. The
Plan attached and made part of this proffer statement relocates Tyson Drive to the north
to mitigate the impacts of the planned transportation network improvements upon the
existing residential uses located on the east side of Virginia Secondary Route 661
(Welltown Road). Eight foot (8') high berms will be provided along the west side
Welltown Road at road grade level during the site planning stage for the 33.2 acres.
Transportation
The undersigned, who owns the above described property hereby voluntarily proffers that
if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning
for the 33.20 acres the undersigned will:
Conduct detailed traffic studies and analysis at the site planning stage for
proposed uses on the 33.20 acres in accord with VDOT standards.
Participate in a signalization agreement with the Virginia Department of
Transportation (VDOT) for the intersection of Welltown Road and McGee Drive.
Provide necessary right-of-way along Welltown Road for road improvements.
•
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in interest of the Applicant and Owner. In the event the Frederick
County Board of Supervisors grant said rezoning and accepts these conditions; the
proffered conditions shall apply to the land rezoned in addition to other requirements set
forth in the Frederick County Code.
Respectfully submitted,
PROPERTY OWNER
(Print name)
Date:
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was
June 1999 by , % nrri 4
before me this /1 day of
My Commission expires F�7 lQ OD
r
Notary Public
0
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THIS CONTRACT made this,, /2,d` day of �� , 1997, by and between
FREDERICK COUNTY SANITATION AUTHORITY, a Virginia corporation organized and existing
under the provisions of the Virginia Water and Sewer Authorities Act (Sec. 15.1-1239, et seq., Code
of Virginia, 1950, as amended) of the one part, hereinafter called the Authority and WRIGHT'S RUN
LIMITED PARTNERSHIP, the other part, hereinafter called the Developer.
WHEREAS, the Authority owns and operates a water and sewer system in the County of
Frederick; and
WHEREAS, the Developer desires to obtain water and sewer services from the Authority for
the installation of this project.
NOW, THEREFORE, for and in consideration of the following terms, conditions and
covenants, the parties agree:
1. The Developer may connect to the water and sewer facilities of the Authority.
2. The Developer will construct at his expense the water and sewer facilities to serve said
property to include a sewage pumping station. Such facilities shall be constructed in
accordance with plans titled Eastgate Utilities dated March 1996, and in accordance
with all standards and specifications presented in the Authority's Standards and
Specifications published July, 1995.
3. The water and sewer facilities and appurtenances thereto so constructed shall become a
part of the water and sewer system of the Authority upon acceptance by the Authority.
Upon completion of construction, the Developer agrees to execute and deliver to the
Authority a Bill of Sale transferring title to said facilities to the Authority. The
signature of the Authority to said Bill of Sale indicates its acceptance thereof as of the
date of the Authority's signature thereto.
4. The Developer shall maintain and repair the said water and sewer facilities and
appurtenances at his expense for the period of one year commencing with the date of
acceptance by the Authority and that failure to do so, the Authority shall have the right
to cause such repairs to be made and to recover said costs from the Developer or his
bond.
5. The Developer will execute and record in the Office of the Clerk of the Circuit Court
of Frederick County, Virginia, easements in the form approved by the Authority
necessary to operate, maintain, repair, replace or reconstruct said facilities, and
provide a fee simple title to the parcel on which the pump station is constructed.
6. The Authority shall have exclusive right to grant permission for other service
connections and extensions to the water and sewer facilities constructed by the
Developer, as well as exclusive right to fix rates and collect all revenues derived from
said water and sewer facilities.
7. The costs incurred for the installation of the said water and sewer facilities shall not be
eligible for reimbursement from the Authority.
R Thk ('nntrnrt chnll rnntinnP in fiill fnrrP nnrl i- ft-& until nnP vPnr frnm the rintP the
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9. The Authority acknowledges that the capacity of the
system was designated in order to serve the water and
sewer needs of the Developer (205,440 gallons per
day). The Authority agrees to preserve and protect
this pipeline capacity for the Developer or their
assigns to use, pursuant to all other FCSA
regulations. The Developer understands that capacity
in other Authority systems are not set aside except
on a first come first serve basis in accord with
Authority's policies.
IN WITNESS WHEREOF, the following duly authorized signatures
of the respective parties hereto affixed upon duplicate copies hereof,
on the date first mentioned above.
FREDERICK COUNTY SANITATION AUTHORITY
. �q 1�n- �w
Ned M. Cleland, Chairman
SEAL
William F. Edmonson, Secretary/Treasurer
WRIGHT'S RUN LIMITED PARTNERSHIP
o
COMMONWEALTH ®f VIRGINIA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR EDINBURG RESIDENCY
JERRYA. COPP
COMMISSIONER 14031 OLD VALLEY PIKE
P.O. BOX 278
RESIDENT ENGINEER
EDINBURG, VA 22824-0278
TELE (540) 964-5600
FAX(540)984-5607
April 12, 1999
Mr. Stephen M. Gyurisin Ref: Lenoir City Co. — Proposed Rezoning
C/O G. W. Clifford & Associates, Inc. Stonewall Industrial Park
200 North Cameron Street Route 661 (Welltown Pike)
Winchester, VA 22601 Frederick County
Dear Steve:
The proposed rezoning of the referenced property is indicated to have 550'+ of frontage on VDOT Route
661 (Welltown Pike) as shown on Page 4 of the Impact Analysis Statement. We find the frontage to be
nearly 1,100'.
According to your ITE traffic projections the proposed rezoning would bring 1,709 trips per day onto Route
661 (Welltown Pike). A recent VDOT actual count dated 04/05/99 on this section of Route 661 reveals a
volume of 9,168 vehicles per day using this portion of roadway. When the 1,709 trips per day from
proposed rezoning are added to the current 9,168 vehicles per day, a total volume of 10,877 vehicles would
be using this facility. The rezoning would be adding approximately 16% to the traffic volume.
Furthermore, due to the intensity and diversity of ongoing commercial development taking place and
proposed in the area of and adjacent to Route 661 (Welltown Pike) from the intersection of Route 11
northward, a VDOT study is currently underway for this section of Route 661, including the intersection of
Route 661 with Route F-732. In that study signalization warrants are under review to determine the need for
traffic signals. The Lenoir City Company property owners may be required to participate in the cost of
installing a signal if warrants are found to exist, or are triggered by addition of proposed rezoning traffic
volumes.
In tho event this property is rezoned, the affect of adding the site generated traffic volume of 1,709 trips per
day to the VDOT Route 661 (Welltown Pike) facility could trigger a decline in the current level of service.
The need may arise to increase the existing Commonwealth of Virginia right-of-way, traffic lane widths and
number of lanes, left turn lanes or right turn lanes or both, an increase in pavement structure (depth & type of
asphalt), additional drainage structures and culverts and an increase in highway hardware including guardrail
and traffic signals or other traffic control devices.
All of the above will be considered when/if the property is rezoned and a detailed site plan of all or part of
the property is presented for VDOT review.
If there are any questions, please feel free to call.
BJS/rf
Enclosure
xc: Mr. Dave Heironimus
Mr. Kris Tierney
Sin ely
Gz�
Barry J. Sweitzer, Trans. Roadway Engineer
For: Steven A. Melnikoff, Transportation Engineer
WE KEEP VIRGINIA MOVING
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
17, 1999
Mr. Stephen M. Gyurisin
Gilbert W. Clifford and Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
RE: Lenoir City Company, Stonewall Industrial Park - Rezoning Application
Parcel Identi#:cation Number (PIi*11 43-A-63
Dear Steve:
The Historic Resources Advisory Board (HRAB) reviewed the above -referenced rezoning request
during their meeting on March 16, 1999, and offered the following comments:
1. Prior to removal of the Mertz House from the subject property, a Phase II Evaluation of the
resource should be completed in accordance with Virginia Department of Historic Resources
standards.
2. The applicant is encouraged to formally advertise the sale of the structure in an effort to
facilitate its relocation and preservation.
Should you have any questions or concerns regarding the HRAB's comments, please do not hesitate
to contact me.
Sincerely,
Christopher M. Mohn
Planner II
CMM/rsa
cc: Evan A. Wyatt, AICP, Department of Planning and Development
U.• lChrisl comnionWRAMLenoir City Rz. comet. wpd
107 North Kent Street • Winchester, Virginia 22601-5000
•
VIRGINIA
DIVISION OF HISTORIC LANDMARKS
I HISTORIC DISTRICT/BRIEF
SURVEY FORM
City/Town/Village/Hamlet RURAL COUNT County Frederick
Street address or route numberm
Winchester
Historic nae
Present use RESIDENTIAL
Orianaltse RESIDENTIAL
I. Construction Materials
wood frame
rick
bond: 0 English
O Flemish
O -course American
❑ stretcher
0 other
Off Rt. 661
❑ stone
❑ random rubble
0 coursed rubble
0 ashlar 0 dressed
0 rock -faced
0 log-
0 squared
notching-
0 V-notch
0 saddle
0 square
❑ concrete block
0 terra cotta
❑ steel frame
0 other
2. Cladding Material
German lap
Nz"weatherboard
O v rtical siding
0 board & batten
❑ shingle:
ED wood
0 asbestos
0 asphalt
0 bricktex
0 other
0 unsquared
❑ half dovetail
❑ full dovetail
0 diamond
0 composition sidin&
0 stucco
0 aluminum or vinyl siding
0 cast iron
❑ sheet metal
0 enameled metal
❑ glass
U.S.G.S. Quad
Common name
Building Style
Fdc no. 4-1447
Negative n s .
Vernacular I
ca.1870-1885
3. Stojies (number) 2
Flow basement split level cd basement
4. B_#ys (number): front S side (church)
symmetrical 0 asymmetrical
S. Roof Type
❑
❑ �
�Pyres dal?
,shed
a�?
`
mansard
pediment?
❑ false mansard
0 parapet?
0 gambrel
0 clipped end?
❑ fiat
❑ cross gable?
0 parapet?
0 central front gable?
0 roof not visible
0 other
6. Roofing Material
0 shingle
0 composition (asphalt, asbestos, etc.)
Mod
Mt
ing scam
❑ corrugated
0 pressed tin (simulated shingles)
0 the
❑ pantile 0 flat 0 glazed
0 slate
0 not visible
7. Dormers (number): front side
❑ gable 0 pediment?
0 shed
0 hipped
8. Porch
styletyle Folk Victorian scoria 1full height b 3
levels >�
materials wood On brick piers;
dcffgon and decorative details P
PPea roof; chamfered columns w/ doric capitals;
sawn brackets & pendants w leaf motif; scrolls
9. General supplementary description and decoration: 2/2 windows w/
ramped pedimented caps; gable end returns; 2 4-light
attic windows in gable ends- plain friezeboard; capped
cornerboards; stone foundation; 2 int. brick chimneys;
rear shed -roofed wing w/ 2/
windows & ext. end modern concrete block flue; side
rch; fine coursed stone foundation; basement entry on
east end w/ batten door; single transom over door w/
11. Outbuildings: ra?TM.pediment; 4 panel door; shutters
ins of stone building; frame outhouse; frame macnine
rn! German lap shed; concrete silo; ruins of bank
12. Landscape Features:
Set back off Rt. 661; mature trees.
13. Significance:
Large 5-bay vernacular I -house w/ fine Folk
Victorian details in very original condition.
Encroachment of industrial park is immanent.
Surveyed by:M Kalblan & J.A.H.Perkins Date: 6/92
46 0
Rezoning Comments 03/01/1999Stonewall
Virginia Department of Transportation
Mail to:
Virginia Dept. of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, VA 22824
Hand deliver to:
Virginia Dept. of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Winchester, VA 22601
Applicant: Please till out the information as accurately as possible in order to assist the
Virginia Department of Transportation with their review, Attach three copies of your
application form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name
Mailing Address
Location of Property:
Gilbert W. Clifford & Assoc. Inc.
c/o Stephen M. Gyurisin
200 N. Cameron St.
Winchester, VA 22601
Phone: (540)667-2139
West side of VA. Secondary Route 661 Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
Current Zoning: MH-1 & RA Zoning Requested: Acreage: i6.00 ± acres
Virginia Department of Transportation Comments
See attached letter from VDGT to 11r. Stephen M. Gyurisin of
G. W. Glifford & Associates dated 04/12/99.
VDOT Signature & Date: Transportation Engineer 04/l2
Notice to Advisory Board — Please Return This Form to the Applicant
4929�-acA43 q "
Rezoning Comments 03/01/1999Stonewall
Mail to:
Frederick Co. Fire Marshal
107 N. Kent St.
Winchester, VA 22601
(540) 665-6350
Frederick County Fire Maahal
Hand deliver to:
Frederick Co. Fire & Rescue Dept.
Attn: Fire Marshal
Co. Administration Bldg., I" Floor
107 N. Kent Street
Winchester, VA 22601
Applicant: Please till out the information as accurately as possible in order to assist the
Frederick County Fire Marshal with his review. Attach a copy of your application
form, location map, proffer statement, impact analysis, and any other pertinent
information.
Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139
Mailing Address: c/o Stephen M. Gyurisin
200 N. Cameron St.
Winchester, VA 22601
Location of Property:
West side of VA. Secondary Route 661, Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
M-1 33
Current Zoning: MH-I & RA Zoning Requested: ERR Acreage: 00 ± acres
Fire Marshal's Comments
Fire Marshal's Signature & Date
Notice to Marshal — P ase R urn This Form o the Applicant
0 1�
COUNTY OF FREDERICK, VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No.RZ99-0003 Date Received 3/10/99 Date Reviewed 4/8/99
Applicant G.W. Clifford & Assoc. Inc
Address 200 N. Cameron St.
Winchester, VA 22601
Project Name Lenoir City Phone No.
Type of ApplicationRezoning Current Zoning
1st Due Fire Co. 13 1st Due Rescue Co. 13 Election District Stonewall
Tax I.D. No. 43-A-15, 43-A-64,65,66 43B 43-A-1,38
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm SystemXX Other
REQUIREMENTS
Emergency Vehicle Access
Adequate Inadequate Not IdentifiedXX
Fire Lanes Required Yes XX No
Comments Emergency access must be maintained.
Roadway/Aisleway Widths Adequate XX Inadequate Not Identified
Special Hazards Noted Yes No XX
Comments
Hydrant Locations Adequate Inadequate Not IdentifiedXX
Siamese Location Adequate Inadequate Not Identified XX
Additional Comments Attached? Yes XX No
Plan Approval Recommended? Yes XX No
Signature Title
Rezoning Comments 03/01/1999Stonewall
Frederick County Department of Public Works
Mail to:
Frederick Co. Dept. of Public Works
Attn: Director of Engineering
107 North Kent Street
Winchester, VA 22601
(540) 665-5643
Hand deliver to:
Frederick Co. Dept. of Public Works
Attn: Director of Engineering
Co. Administration Bldg., 4"' Floor
107 North Kent Street
Winchester, VA 22601
Applicant: Please fill out the information as accurately as possible in order to assist the
Department of Public Works with their review. Attach a copy of your application
form, location map, proffer statement, impact analysis, and any other pertinent
information.
Applicant's Name: Gilbert W. Clifford & Assoc._ Inc. Phone: (540)667-2139
Mailing Address
Location of Property:
c/o Stephen M. Gyurisin
200 N. Cameron St.
Winchester, VA 22601
West side of VA. Secondary Route 661, Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
M -1 33
Current Zoning: MH-1 & RA Zoning Requested :ObioftI■A Acreage: *00 ± acres
Department of Public Work's Comments
Y :.
Public Works Signature & Date:
Notice to Dept. of Public Works — P e se Return This Form to the Applicant
RECEIVED
r
0 f999
1(y
0
Rezoning Com
Frederick County Sanitation Authority
Mail to:
Frederick Co. Sanitation Authority
Attn: Engineer
P.O. Box 1877
Winchester, VA 22604
(540) 868-1061
0 f499
3/01/ 9 tonewall
di..1k`' '
Hand deliver to:
Frederick Co. Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, VA
Applicant: Please fill out the information as accurately as possible in order to assist the
Sanitation Authority with their review. Attach a copy of your application form,
location map, proffer statement, impact analysis, and any other pertinent
information.
Applicant's Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-2139
Mailing Address: c/o Stephen M. Gyurisin
200 N. Cameron St.
Winchester, VA 22601
Location of Property:
West side of VA. Secondary Route 661, Welltown Pike approximately 3 100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
M-1 S3
Current Zoning: MH-1 & RA Zoning Requested: 60@104Rk Acreage: "000 ± acres
Sanitation Authority Comments
Sanitation Authority Signature & Date: -
Notice to Sanitation Autho iiy- Please Return This Form to the Applicant
14
• ConeftlftiW
a g
Amments 03/O1/199
Frederick County Department of Parks & Recreation
Mail to:
Frederick County
Dept. of Parks & Recreation
107 North Kent Street
Winchester, VA 22601
(540) 665-5678
Hand deliver to:
Frederick County
Department of Parks & Recreation
Co. Administration Bldg., 2"d Floor
107 North Kent Street
Winchester, VA 22601
Applicant: Please fill out the information as accurately as possible in order to assist the
Department of Parks & Recreation with their review. Attach a copy of your application
form, location map, proffer statement, impact analysis, and any other pertinent
information.
Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139
Mailing Address: c/o Stephen M. Gyurisin
200 N. Cameron St.
Winchester, VA 22601
Location of Property:
West side of VA. Secondary Route 661, Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
M - I 33
Current Zoning: MH-1 & RA Zoning Requested: 40010*4k Acreage: 4*00 ± acres
Dept. of Parks & Recreation Comments
NO COMMENT
Signature & Date: _ 3/10/99
Notice to Dept. of arks & Recreation — Please Return This Form to the Applicant
12
O,v
ova
s�
0 0
Frederick County Public Schools
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent March 15, 1999
Mr. Stephen M. Gyurisin
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, VA 22601
REF: Rezoning Comments
Dear Steve:
I am in receipt of your request for rezoning comments concerning several parcels of land to be
rezoned from ME-1 and RA to M-1. It is our understanding the land to be rezoned (i.e., the Stonewall
Industrial Park) is approximately 33.2 acres in size and is at the following location:
West side of VA. Secondary Route 661, Welltown Pike approximately 3,100 +/- feet North of the
intersection of Welltown Road and McGhee Road.
It is my understanding the proposed rezoning is to allow the expansion of the Stonewall Industrial
Park. We do not believe the proposed rezoning of the property listed above will have an adverse impact
on current or future school needs.
Sincerely,
Thomas Sullivan
Administrative Assistant
to the Superintendent
p.c.: Dr. William C. Dean, Superintendent, Frederick County Public Schools
a
gilbert w clifford & associates, inc.
200 N. Cameron Street
Winchester, Virginia 22601
540-667-2139 Fax.540-665-0493
e-mail: gwclifjjnnsinccom
To: Commonwealth
107 N. Kent Street
Winchester, VA 22601
We are sending you
x0 Hand Delivered
Shop Drawings
a Copy of Letter
❑ Attached
Change Order
Prints
Plats
0
LETTER OF TRANSMITTAL
Present Date Job No.
6-16-99
Attention: Jay Cook
Re: Stonewall Industrial Park
Under Separate via
Samples
Plans
Copies I Date I Description
1 I Proffer Statement for Stonewall industrial Park
x0 Are Transmitted
aFor Approval
0 For Your Use
As Requested
x0 For Review or Comment
Approved/Submitted
Approved/As Noted
Return/Corrections
the following items
Specifications
�x Other
Resubmit for Approval
a Submit for Distribution
0 Returned Corrected Prints
Loan Print/Retum
Retum/with Signatures
For Bids Due 19 r r-:-3 f F-^
Remarks
Copy To:
j9pt
Signed Stephen M. Gyurisin
Rev 3.0
3 10 97
Rezoning Comments 03/01/1999Stonewall
Historic Resources Advisory Board
Mail to:
Frederick County
Dept. of Planning & Development
107 N. Kent Street
Winchester, VA 22601
(540) 665-5651
Hand deliver to:
Frederick County
Dept. of Planning & Development
Co. Administration Bldg., 4 'Floor
107 N. Kent Street
Winchester, VA 22601
Applicant: Please till out the information as accurately as possible in order to assist the
Historic Resources Advisory Board with their review. Attach a copy of your
application form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139
Mailing Address: c/o Stephen M. Gvurisin
200 N. Cameron St.
Winchester, VA 22601
Location of Property:
West side of VA. Secondary Route 661 Welltown Pike approximately 3,100 +/- feet
North of the intersection of Welltown Pike and McGhee Road.
Stonewall Industrial Park
Current Zoning: MH-1 & RA Zoning Requested: M-1 Acreage: 33.00 ± acres
[Advisory Board Comments
Please see the attached letter,
HEUUVtU
dated March 17, 1999 addressed to Stephen MAR 1 1 1999
M. Gyurisin from Christopher M. Mohn,
Planning Department. DEPT. F
Signature & Date:
Notice to Advisory Board — Please Return This Form to the Applicant
8
FREDERICK CGOIYRURAL LANDMARKS SURVEY
CHAPTER 1 S: RECOMMENDA77ONS
LIST OF POTENTIALLY SIGNIFICANT PROPERTIES
NUMBER NAME QUAD NUMBER NAME QUAD
34 730 Mt. Prospect
Inwood
34 731 Woodside
Inwood
34 733 Hollingsworth House
Middletown
34 735 Paxton
Middletown
34 7" McILwee, Clyde W. House (barn)
Mountain Falls
34 750 Clem, Marvin House
Mountain Falls
34 751 Lyon H.W. House
34 762 Himelright,
Mountain Falls
Thomas House
34 775 Brewer, James House
Mountain Falls
Hayfield
34 780 Warehouse, Mt. Williams
Hayfield
34 731 Cammer's Store
Hayfield
34 789 Shrout House (barn)
Hayfield
34 792 Lamp's Memorial Methodist Church Hayfield
34 852 Gardner, L. House
Gore
34 860 House, Rt. 700
Gore
34 877 Whitacre Mill
Gore
34 878 Whitacre, William, C. Store
Gore
34 879 Whitacre, Mary House
Gore
34 889 Whitacre, Nimrod House
Gore
34 895 Ebenezer Christian Church
Gore
34 897 Ulmer, A.K. House
Gore
34 904 Anderson, Rual P. House
Gore
34 910 House, Rt. 522
Winchester
34 913 Sweeny, Paul A. Barn
Hayfield
34 914 Peacemaker, Adam House
Gore
34 926 Branson,Nathaniel House
Inwood
34 928 Lupton -Hodson House
Inwood
34 929 Lupton, Hugh House
Inwood
34 934 Cather App le Packing Shed
Inwood
34 935 CLearbrook Feed 8 Supply
Inwood
34 936 Dick, L.O. House
Inwood
34 950 Milburn Chapel 8 Cemetery
Stephenson
34 955 Valley School
Winchester
34 957 1113 Martinsburg Pike
Winchester
34 966 Ridgeway House
Inwood
34 968 Rubeck-DuvaLL House
Inwood
34 971 Hoge's Ordinary
Winchester
34 980 Adams, Mervel House
Winchester
34 987 Ebersole -Petrie House
Stephens City
34 990 Buena Vista
Stephens City
34 994 Martin -Hollis House
Stephens City
34 995 Hinkle -Hollis House
Stephens City
34 1003 Sycamore Hill
Stephens City
34 1004 Grand View
Stephens City
34 1011 Carbaugh, S. House
Stephens City
34 1014 Hinkle, M. Dr. House
Stephens City
34 1015 Willows, The
Stephens City
34 1022 Kiln, Rt. 11 South
Middletown
34 1023 Downes, Al House
Middletown
34 1028 Sunny Side
Middletown
34 1029 Valley View Farm
Middletown
34 1044 Grove, Will House
Winchester
34 1056 Glebe, The
Inwood
34 1061 Princess Lodge
Winchester
34 1064 Silent Mills
Stephenson
34 1065 Wood-Sibe(L House
Stephenson
34 1067 Seven Oaks
Winchester
34 1069 Carr-Brumback-Owen House
Middletown
34 1072 Brumback, Jacob H. House
Middletown
34 1081 Hansucker-Funkhouser House
Middletown
34 1085 Snapp-Fout House
Hayfield
34 1090 Glass -Rinker -Cooper Milt
Winchester
34 1094 Smith, Jeremiah House
Gore
34 1099 Glengary
Winchester
34 1101 Cedar Creek Presbyterian Church
Middletown
34 1105 Samuel Glass Mill
Winchester
34 1120 Ctevenger-Cornwell House
Stephenson
34 1124 Byers House
Stephenson
34 1129 Carper -Wynn House
Winchester
34 1131 Witt-Ounn-Arnold House
Stephenson
34 1133 Fuller -Chapman House
Stephenson
34 1136 Keyser-Edmonson House
Stephenson
34 1139 Kemp -Gruber -Jobe House
Stephenson
34 1148 Brookland
Winchester
34 1151 Ford -Braithwaite
Stephenson
34 1157 Wood, C.W. Miner's House
Stephenson
34 1159 Hayden, LeAnna House
Stephenson
34 1167 Morrison -Berg House
Stephenson
34 1180 Burgess-Beavers-Golighlty House
Boyce
34 1198 Owens House
Inwood
34 1209 Wise-Ritenour House
Stephens City
34 1239 Brown, Stuart House
Winchester
34 1243 Bageant, June House
Winchester
34 1245 Tokes' Inn
Winchester
34 1250 Belleville
Hayfield
34 1308 Hartley -Perry House
Stephens City
34
1312
Miller Farm
Winchester
34
1327
Ridings Chapel
Stephens Ci
34
1345
Sherman -Rogers -Sargent House
Stephens Ci
34
1380
Miller Farm Log House
Winchester
34
1384
Marley -Marker House
Hayfield
34
1389
Snapp -Rhodes House
Hayfield
34
1393
Snapp, Edward J. House
Hayfield
34
1402
Barley, Glenn House
Stephens Ci
34
1410
Fruit Hill Farm
Winchester
34
1423
Apple Grove Farm
Stephens Ci,
34
1429
Ginn House
Middletown
34
1431
Sour's Grocery
Middletown
34
1434
Relief School
Middletown
34
1447
Mertz House
Winchester
34
1451
Heironimus-Mauzy House (barn)
Gore
34
1457
Cochrane Dr. H. W. House
Winchester
34
1462
Round Hilt School
Winchester
34
1465
Crim, Hugh House
Inwood
34
1471
Clevenger-RusseLL House
White Halt
34
1472
Russell Tenant House
White Hall
34
1474
Snow Hill
White Hall
34
1475
Forty Oaks
White Hall
34
1479
Cedar Hill Community
Inwood
34
1484
Fries-Shockeyy House
Winchester
34
1486
Robinson -Miller House
White Hall
34
1487
Barrett -Daly House
White Hall
34
1488
Bennett -Daly House
White Hall
34
1504
Old Home Orchard
Winchester
34
1506
Siter Store
White Hall
34
1514
Smith -Fries House
Gore
34
1516
White -McKee House
Capon Bridge
34
1519
Lockhart -Morrison House
Gore
34
1522
Lockwood House
Capon Spring
34
1523
Rock Enon Church
Capon Spring
34
1525
Never Rest Farm
Gore
34
1529
Marple-Seymour-Rosenberger House
Hayfield
34
1530
Sundown
Hayfield
249
Published Sources
Plat and Massing (Note original features, additions, and alterations)
Drawing of Plan
Sketch of Site Plan
II �A
Name
Address
Phone
Date
Name
Address
Phone
Date
Name
Address
Phone
Date
tiist on cal Information
715 146 12 300000 FEET 747 78"017'30"
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0
IMPACT ANALYSIS STATEMENT
A PROPOSED REZONING
For
PARCEL ID — 43-((A))-63
Gainesboro Magisterial District
Frederick County, Virginia
February 1999
Prepared for:
Lenoir City Company. --- Property Owner
STONEWALL INDUSTRIAL PARK
Prepared by:
Gilbert W. Clifford & Associates, Inc.
200 N. Cameron St.
Winchester, VA 22601
(540) 667-2139
I
0 i
Impact Analysis Statement
Parcel ID: 43-((A))-63
Impact Analysis Statement
Table of Contents
Section page
Introduction 3
Site Suitability 3
Surrounding Properties 4
Traffic 4
Sewage Conveyance and Treatment 4
Water Supply 4
Drainage 5
Solid Waste Disposal Facilities 5
Historic Sites and Structures 5
Community Facilities 5
Impact Analysis Statement
2
0 0
Parcel ID: 43-((A))-63
Introduction
The subject parcel contains a total of 33.20 acres. The property is located on Route 661,
Welltown Pike adjoining and part of the Stonewall Industrial Park in Frederick County,
Virginia. The property is currently zoned Rural Area, RA (25.7 acres) and Mobil Home
Park MH-1 (7.5 acres). The owner desires to rezone the entire 33.2-acre parcel to M-1,
Light Industrial District. The intended purpose for the rezoning of the subject parcel is to
extend the existing Stonewall Industrial Park to the north and provide for more light
industrial area. The proximity of the parcel to roads, utilities and commercial
development creates circumstances favorable for development as allowed under the M-1
zoning category.
Site Suitability
The site is well suited for development. According to the 1998 Frederick County
Comprehensive Policy Plan, the property is within the Urban Development Area The
proximity of the property to Route 11/37 and Interstate Route 81 makes it a highly
desirable site for M-1 zoning or an industrial park use.
100 Year Flood Plain
The parcel is not within designated areas of the 100 year flood.
Wetlands
No wetlands have been identified on the site. There is no evidence of hydric soils or
plants in significant quantity to warrant delineation of wetlands.
Steep Slopes
The property generally slopes to the east. The land is situated near the top of a ridge and
is gently sloping toward Welltown Pike. Slopes are less than 15.0%.
Mature Woodlands
The site contains no mature woodlands.
Soils
There are no critical soil areas on the site.
3
t �K /1.1j'!/ y 1 i f 1 .�.' �I�.'• • � •• JAt.. ' � 'f.' •i/ i
.J 1y1�• i i��i 3�^/ ,�4M{;/2e ir%i�ILI 1� L� ; •;T.�;�C- �. �'1 �` - r"' � .
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------------
0
Impact Analysis Statement
Parcel ID: 43-((A))-63
Comprehensive Plannin
The subject property is within the Urban Development Area (UDA) as defined by the
Frederick County adopted comprehensive Plan. The 33.2-acre site is within the planning
area designated as the Sewer and Water Service Area (SWSA) and is near the designated
area of Interstate 81/37 Interchange Area. The planned zoning to Light Industrial, M-1 is
compatible with all comprehensive planning land use designations and policies.
Master Planning
A Master Development Plan is approved for the Stonewall Industrial Park. This portion
of the property requested to be zoned to M-1 is shown on the approved Master
Development Plan.
Surrounding Properties
The site to be rezoned is bordered on the north and east by residential home lots zoned
RA. To the south of the site is the existing developed Stonewall Industrial Park zoned
M-1. Along the West Side of the property requested for M-1 zoning is land currently
zoned M-1 and undeveloped.
Traffic
The property will have over +/- 550 feet of frontage on Route 661, Welltown Pike for
access and will have access to the proposed Tyson Drive as shown on the approved
Master Development Plan. Welltown Pike links with Route 37/1 Ito the south just east of
the Winchester/Stephenson exit of I-81. Route 661 at the site is a two-lane road. Traffic
data from the Virginia Department of Transportation for a 1995 count records 7229 trips
per day on Route 661 between Route 11/37 and Route 663. The average weekday 24
hour two-way traffic volume for the 33.2 acre site to be rezoned is projected at 1709 trips
(see the attached trip generation summary).
Sewage Conveyance and Treatment
There are no known limiting factors for the conveyance of sewage and sewage treatment
from this property. The Frederick County Sanitation Authority (FCSA) serves the site.
Extension of the existing eight inch sanitary sewer mains is anticipated to serve the area.
Water Supply
There are currently public water facilities available nearby in the Stonewall Industrial
Park to serve the site. The Frederick County Sanitation Authority has an eight -inch line
that would be extended to serve this area.
C�
n
Traffic
The 33+/- acre portion of Stonewall Industrial Park to be zoned from rural area (RA) to
Industrial General (M-1) has approximately 1000' of frontage along the west side of VA
Sec. Route 661 (Welltown Pike). The frontage of the property to be zoned to M-1 is
located approximately 3400' north of the intersection of McGhee Drive and Welltown
Road. McGhee Drive serves as the main access for the Stonewall Industrial Park.
The 33+/- acre site to be zoned M-1 currently has 10 residential units (1 house and 9
manufactured homes) on approximately 3 acres. Residential density permitted on the
remaining 30 acres in one unit per four acres of 6 residential units. Existing vehicle trips
from this site are estimated at 100 typed per day with projected full build out at 160 trips
per day.
Vehicle trips are estimated using ITE Trip Generation Manuel, fifth edition for the 33
acres. The average 24 hour two-way traffic volume if 1,709 trips.The average weekday
24 hours two-way traffic impacts may be estimated by subtracting volumes generated by
existing RA zoning from the projected M-2 zoning traffic volumes. Traffic projections
for the proposed rezoning would bring 1549 trips per day.
Traffic will enter and leave the site via direct access on to Welltown Road. A Master
Development Plan is approved showing proposed Tyson Drive located approximately
200' south of this site. Tyson Drive is proposed to be relocated approximately 500' to
the north through a portion of this site to Welltown Road.
According to a VDOT 04/05/99 actual count on the section of Welltown Road from
Route 37/11 to McGhee Drive a volume of 9,168 vehicles per day were reported. A
traffic count conducted on May 25, 1999 on the portion of Welltown Road where the
property is to be zoned from RA to M-1 is 3731 types per day based upon a two-way
24-hour actual count.
•
Project Name: Stonewall Industrial Park
Intersection: VA Rte 661, north of Lenoir Drive
Time Period
14:45 -
15:45
15:45 -
16:45
16:45 -
17:45
17:45 -
18:45
18:45 -
19:45
19:45 -
20:45
20:45 -
21:45
21:45
- 22:45
22:45
- 23:45
23:45
- 0:45
0:45
- 1:45
1:45
- 2:45
2:45
- 3:45
3:45
- 4:45
4:45
- 5:45
5:45
- 6:45
6:45
- 7:45
7:45
- 8:45
8:45
- 9:45
9:45
- 10:45
10:45
- 11:45
11:45
- 12:45
12:45
- 13:45
13:45
- 14:45
Trips on Route 661
Northbd Southbd Total
102
162
264
116
201
317
132
240
372
97
162
259
69
121
190
50
79
129
36
75
ill
25
31
56
10
24
34
2
11
13
6
9
15
1
6
7
9
5
14
23
3
26
78
8
86
185
28
213
212
114
326
164
60
224
110
69
179
85
70
155
71
79
150
99
103
202
76
76
152
135
102
237
Year
Total 24 hr Count = 1893 1838 3731 1999
Projected ADT = 2,248 2,183 4,431 2004
Annual Inc. = 3.5%
Peak Hour Volumes
Trips on Route 642
Northbd Southbd Total
AM Peak Hour
6:45 - 7:45
212 114 326
PM Peak Hour
16:45 - 17:45
132 240 372
r
gilbert w. clifford and associates
26 May 1999
•
Location: Frederick County
Date: Weekday, 5/25/99
0 •
Stonewall Industrial Park - Annex
Summary of Average Vehicle Trip Generation
For 33 Acres of General Light Industrial
March 04, 1999
24 Hour 7-9 AM Pk Hour
4-6 PM
Pk Hour
Two -Way
Volume Enter Exit
Enter
Exit
Average
Weekday 1709 206 42
53
187
24 hour
Peak Hour
Two -Way
Volume
Enter
Exit
Saturday 288
15
17
Sunday
146
10
11
Note:
A zero indicates no data available.
Source:
Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
Stonewall Industrial Park - Annex
Summary of Trip Generation Calculation
For 33 Acres of General Light Industrial
March 04, 1999
Average
Rate
Standard
Deviation
Adjustment
Factor
Driveway
Volume
Avg. Weekday 2-Way Volume
51.80
32.69
1.00
1709
7-9 AM Peak Hour Enter
6.23
0.00
1.00
206
7-9 AM Peak Hour Exit
1.28
0.00
1.00
42
7-9 AM Peak Hour Total
7.51
6.51
1.00
248
4-6 PM Peak Hour Enter
1.60
0.00
1.00
53
4-6 PM Peak Hour Exit
5.66
0.00
1.00
187
4-6 PM Peak Hour Total
7.26
5.99
1.00
240
AM Pk Hr, Generator, Enter
6.77
0.00
1.00
223
AM Pk Hr, Generator, Exit
1.19
0.00
1.00
39
AM Pk Hr, Generator, Total
7.96
6.46
1.00
263
PM Pk Hr, Generator, Enter
2.63
0.00
1.00
87
PM Pk Hr, Generator, Exit
6.14
0.00
1.00
203
PM Pk Hr, Generator, Total
8.77
6.74
1.00
289
Saturday 2-Way Volume
8.73
7.91
1.00
288
Saturday Peak Hour Enter
0.45
0.00
1.00
15
Saturday Peak Hour Exit
0.51
0.00
1.00
17
Saturday Peak Hour Total
0.96
1.55
1.00
32
Sunday 2-Way Volume
4.42
5.50
1.00
146
Sunday Peak Hour Enter
0.31
0.00
1.00
10
Sunday Peak Hour Exit
0.33
0.00
1.00
11
Sunday Peak Hour Total
0.64
1.06
1.00
21
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
•
Stonewall Industrial Park - Annex
Summary of Trip Generation Rates
For 33 Acres of Industrial Park
March 04, 1999
Avg.
Trip
Rate
Min.
Trip
Rate
Max.
Trip
Rate
Std.
Dev.
No.
of
Studies
Avg. Weekday 2-Way Volume
63.11
13.87
1272.63
62.04
43
7-9 AM Peak Hour Enter
8.44
2.79
34.24
0.00
0
7-9 AM Peak Hour Exit
1.73
0.57
7.01
0.00
0
7-9 AM Peak Hour Total
10.17
3.36
41.25
6.48
26
4-6 PM Peak Hour Enter
2.20
0.68
12.47
0.00
0
4-6 PM Peak Hour Exit
8.27
2.56
46.91
0.00
0
4-6 PM Peak Hour Total
10.47
3.24
59.38
7.27
26
AM Pk Hr, Generator, Enter
7.21
2.56
42.41
0.00
0
AM Pk Hr, Generator, Exit
1.08
0.38
6.34
0.00
0
AM Pk Hr, Generator, Total
8.29
2.94
48.75
6.12
35
PM Pk Hr, Generator, Enter
1.82
0.44
12.47
0.00
0
PM Pk Hr, Generator, Exit
6.85
1.67
46.91
0.00
0
PM Pk Hr, Generator, Total
8.67
2.11
59.38
7.16
35
Saturday 2-Way Volume
34.23
10.00
564.21
41.91
14
Saturday Peak Hour Enter
1.51
1.31
1.92
0.00
0
Saturday Peak Hour Exit
3.20
2.77
4.09
0.00
0
Saturday Peak Hour Total
4.71
4.08
6.01
2.23
3
Sunday 2-Way Volume
10.11
0.93
98.95
9.02
14
Sunday Peak Hour Enter
0.46
0.31
1.29
0.00
0
Sunday Peak Hour Exit
0.53
0.37
1.51
0.00
0
Sunday Peak Hour Total
0.99
0.68
2.80
1.22
3
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
•
Stonewall Industrial Park - Annex
Summary of Multi -Use Trip Generation
Saturday and Sunday Driveway Volumes
March 04, 1999
Saturday Sunday
24 Hr Peak Hour 24 Hr Peak Hour
2-Way 2-Way
Land Use Size Vol. Enter Exit Vol. Enter Exit
General Light Industrial
33 Acres 288 15 17 146 10 11
Total 288 15 17 146 10 11
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
Stonewall Industrial Park - Annex
Summary of Trip Generation Calculation
For 33 Acres of General Light Industrial
March 04, 1999
Average
Rate
Standard
Deviation
Adjustment
Factor
Driveway
Volume
Avg. Weekday 2-Way Volume
51.80
32.69
1.00
1709
7-9 AM Peak Hour Enter
6.23
0.00
1.00
206
7-9 AM Peak Hour Exit
1.28
0.00
1.00
42
7-9 AM Peak Hour Total
7.51
6.51
1.00
248
4-6 PM Peak Hour Enter
1.60
0.00
1.00
53
4-6 PM Peak Hour Exit
5.66
0.00
1.00
187
4-6 PM Peak Hour Total
7.26
5.99
1.00
240
Saturday 2-Way Volume
8.73
7.91
1.00
288
Saturday Peak Hour Enter
0.45
0.00
1.00
15
Saturday Peak Hour Exit
0.51
0.00
1.00
17
Saturday Peak Hour Total
0.96
1.55
1.00
32
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
Impact Analysis Statement
Parcel ID: 43-((A))-63
Drainage
The site has no identified drainage problems. The property slopes generally from the
west to the east and drains toward Welltown Pike. There are no streams or ponds located
on the area to be zoned to M-1.
An increase in storm water runoff can be expected with any development on the property.
Storm water management will be provided in accordance with the Frederick County
Code, Chapter 165. The approved Stonewall Industrial Park Master Plan has provisions
for a storm water management facility that may be used to serve this area.
Solid Waste Disposal Facilities
No additional solid waste disposal facilities will be required for the proposed
development. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The
annual cost project to meet waste disposal needs can be estimated by:
Cost = cost per ton Of ivaste x tonnage
Historic Sites and Structures
The site contains no known historic sites or structures as listed on the National Register.
The Virginia Division of Historic landmarks identifies a structure known as the Mertz
House a Vernacular I -house, ca. 1870-1885. This structure is listed as file number 34-
1447 (see attached survey forms) According to the Frederick County Comprehensive
Plan Battlefield inventory, the property lies outside the commonly accepted limits of the
major civil war battles.
Community Facilities
Education
No impacts to education facilities are anticipated.
Emergency Services
Police protection is provided by the Frederick County Sheriff's Department. The nearest
fire and rescue facility is the Stonewall Fire and Rescue Company located north of the
property in Clearbrook. No additional fire and rescue facilities will be required for the
area proposed to be rezoned.
Parks and Recreation
No impacts to parks and recreation facilities are anticipated.
5
At't'LK,^N I : oronewa i lno rarK
LAND USE TYPE Rezoning Casts of
Nei t-iscal impact
(Matt C_nqdrt
Ctedrts to_be TaI_e
REAL EST VAL S87,120,000
Required
(entered m
Cur_ Budget Cur. Budget Cap.
Future CIPI
FIRE & RESCUE 1
QepbI Focif4ies
col sum only)
Over Cap E ep
.EMPend/)ebt S
Taxes
Fie and Rescue DeparhT nt
E442,321
Elementary Schools
50
Middle Schooks
50
b0
$0
High Schools
$0
Parks and Recreation
SO
SO
Pubic Library
SO
$0
Sherrffs Offices
$0
$27.708
$0
$O
Administration Building
$0
$0
Other Miscellaneous FacbUes
$0
$71,785
S94,217
SUBTOTAL
$442,321
S%, .493
$94,217
$O
LESS: NET FISCAL IMPACT
$14,763,138
NET CAP. FACILITIES
IMPACT
INDEX: 'Mr If Cap. Equbp Included 10
INDEX '1.0' if Rev -Cost 84,'O.tr d Ratio to Cc Avg 0 0
PLANNING DEPT PREFERENCES 1A 1.a
Tots; Potential Adtustinent For
Tax Credrts
Revenue-
Net Capital
Net Cost Per
Unadustwdi
Cost Balance
Faciirdes Im t
Ne0_r Unit
$0
$0
$442,321
ERR
b0
$0
$0
ERR
b0
$0
S0
ERR
$0
$0
w
ERR
S27,708
S27,708
$0
ERR
50
$0
$0
ERR
$166.001
$166,001
$0
ERR
$193,710
$193,710
$248.612
ERR
$14.763,136
$14,763.138
114 763 138
ERR
0 I
EHRI
Rev -Cost Bal = 1.000
Ratio to Co Avg = 1.483
METHODOLOGY 1 Capital f-. c I t m regwrements are input to the fist column as calcuated in the model
2 Net Fnsc--ni Impact NPV from operations-Icrlabons is anput ,n nDW fatal of second ookrtnvt
(zero it nagawe); included are the on&-trne taxestfees for one year mfy at full value.
3 NPV or future open cap equip taxes pad in third column as calculated in fiscal Impacts.
4 NPV of fr&,re capital experxiM" taxes paid rn fourth od as calculated in fiscal impacts
5 NPV or fixture taxes pad to bring current county up to standard for new taciltes, as
calculated for each new facility
6 Columns tfnree through five are added as potential credrts atganst the calculated capital
facikit� nequlrerreer t . These are adjusted tar peroent of rests cawad by the revenues
from the project (actual, or as ratio to avg for all res+derr0al dw—Pir ►ent)
NOTE: Proffer calwla0one_s do not include ndude interest because they are cash payments up front Crecirts do include interest If the Protects are debt financed
ti
M
T
0
r.�
I
~' �b `♦
l� / �� ♦ 1 \ \ PRO Totd / / `♦ •� ^\\ \ cr.A^J .—
RY
\ et.numb—_
EI.ting In cRA & MH 1
E.I.tInO .. nt k Mobil. Hems P.,k
gl.t-I'lu � Ol.trlct; MP9to-011
�� `♦ / [ _ _ _� \ �_ "� APPROVED BY:
�` / �� `\� • ♦ Ol,—to, or Ploning k O.v.loPm.nt oat.
I ♦♦ . p
°o c �
STONEWALL INDUSTRIAL PARK '°'
�` •m rn 11, Im Gilbert W. Clifford and Associates, Inc. �*
CIA
=� M p; MASH DEVELOPMENT PLAN
"" me..e. (Bedsea
F, Olds Gr..n.lch Dr.
J t�'etlerkksburp, V►pYie 22401 yM nip �..��" z2601 �e , 1
a:A00 G Ie-E11e iR[/fE111G1( COON Y NRQMA
APPLICANT: Smrwwall Jn l Park Net Fiscal Impact
LAND USF TYPE Rezoryng
pact_Cneckt Credits to be Take
Costs of Irn
Total Potwytol
Adjustmera For
_
REAL EST VAL $87,12C,000
Required (errtered in Cur_ Budget Cur. Budget Cap. Future CIPI
Tax Credit;
Revenue-
Net Capital
Net Cost Per
FIRE & RESCUE 1
Qa_�tal Facil6ies col scan onty) Oiler Cap Equip E�ertdr�Cbt S . Taxes Ott pr
-
U nad u sled j
�l 1
Co6t Baia nce
Foal hies I m ?C!
-
Dwel I i ng U nTt
Fre and Rescue Depertrnent
$442.321
$0
g{}
$442,321
ERR
t•�
Elementary Schools
Wdde Schooi!s
b0
b0 b0 $0
$0
—'
$0
b0
ERR
D
High Schools
$0
Parks and Recreation
b0 b0
50
$0
SO
ERR
-I
Public Library
b0 b4
b0
$0
b0
ERR
m
Sheriffs Offices
SO $77.708 SC b0
b 7,708
527,708
SO
ERR
Adrrrinrstration 8 u i H N
$0 $0
SO
$0
SO
ERR
Other Miscelbaneous Factties
$0 $7 t , 785 $94,217
$166.001
$166,001
$0
ERR
SUBTOTAL
$442,321 $99,493 $94,217 SO
b1Q3,710
$193,710
$248,612
ERR
LESS. NET FISCAL IMPP,CT $14,763,138
NET CAP. FACILITIES IWPACT
$14,763,136
$14,763,138
4 763.138
scil
ERR
E RRI
H_
INDEX: "1.C' If Cap. Ewp Included- 10
INDEX "1.0' d Rev -Cost B4,'0.0" d Rabo to Cc Avg 00
Rev -Cast Ball =
1.000
.,
PLANN114G DEPT PREFERENCES 1-0 t.tl
Rabo to Co Avg =
1.483
M ETH000LOGY 1
Capital facilities requirwnents are input to the fr52 column as caicuiateid in the model
2
Net Fitsaii I nVact NPV from operations cal xAabons is aiput in row total of second cokxm
-
(zero d nagatrve).- included are the or e-bme taxestfees for one year onty at fUl value.
3
NPV of fixture oper rap equip tabes paid in third ciolumn as calculated in fscai impacts.
-
4
NPV or fi rho re capRal expand it ife t mm paid rn fourth ad as calcutsd in fsscai impacts
5
NPV or future taoces paid to bring currom county up to stwKiard for new tac*bas, as
calculate for Bach new facility
6
Col um ns th ree th rough fvvie are added as potirTtzal Bred its wrist the cakxiated caprtall
faakoes requirements. These are adjusted for percent of costs covered by the n3venues
•
from the project (actual, or as ratio to avg for all residerybal dw*-Ew rnerrt)
NOTE: Proffer calcvIaLons do not
include rrdude wrterest because they are cash payn-owTts up front Credirts do include rrterest if the protects are debt fn1 arced
A
y
T,
-1
ill
ID
T
ill
t.l
I •/ —I -�--
♦♦10,
♦♦ \\
i
i A
16,
No
/ ♦ ���/// \ \ PROJECT SUMMARY
♦ )4 / ♦ �__ \ Total area: 33 Acres
Identificatlan number: 43-A-63
♦ ' * \�� 1 Existing zoning: RA & MH-1
Existing use: Vacant do Mobile Home Park
\ N +an1>r ♦ Proposed use: Industrial
k� ♦ \ �' Magisterial District: Stonewall
O
�/ \♦♦ // 1 �' \ \ — _ �/ �\ �_ _ \ /' �\ -� APPROVED BY:
y
fa . \
/ ��i \ \ • Director of Planning d Development Date
AL
♦♦ \\ �� �e
♦v
I frlw �
♦♦ /
�
4 / \ .t PA \
•r ♦ \\\ ♦ \ �. J
c D
❑
oa � \ • Q ❑ f
a0� o ':3 Fz
r
.. .f >� dIL'�'�'°"` ""m '�"p'° " ° STONEWALL INDUSTRIAL PARK r2°°
DIM may 11, im ,: *� Gilbert W. Clifford and Associates, Inc. �
>�1M c E Y. _ A = DEVF�LOPYEIVT PLAN i
o axr�wh ra ..
MW N n t.*.p. i�nseze land Plenaen
yen s
V 0-C Dlde Greenwich Dr, 200 North Cameron St. 1+�� June 19�) 1
ID �, Fordericksburg, VirgNa 22401 Winchester, Virginia 22601
(140) 098-2115 (540) 667-2139 FREDER10( COUNTY. VIRGIMA
G
KIM
• \
♦ 1 eRO IcAWV
• ♦ \ \ \ c Id.ntlllcotl.n numb.r: 43-A-e7
\ E.I.tInQ zon lnq: RA & MH-1
Vacant A: Moblie H.I. Por4
ro ` � Ppo.ed u Indu.trlal
.r McOl.tlel Dbtrlct: aton.well
/ ♦ /1 \
APPROVED BY:
/ `7�[� • � • ♦ plr.ctor a! Plonnlnp h D. velapm.nt pat.
•
4
�� ♦ \\ ♦ \ �.3F O O
_` ❑ ❑
o Q-U
�r i
STONEWALL INDUSTRIAL PARK
r may11.Ian Gilbert lf. Clifford and Associates, Inc. @*
MASTER DEVELOPMENT PLAN
old. Gr..n.lch Z P000 N-It'n�c.n.non St
June 1B8B
o•�s •n f2Y. Yied-1,k,bury Vt,". 22401 V1n01.. ter, Vlydnl. 22601
0-40) l99--2115 (540) 667-2099 1fR1pERICN CQIN TT VRQMA
APPLICANT: Stcnewail Ind Park Net Fiscal Impact
LAND USE TYPE Rezoning
Costs of Irr"nact_C-rrecirt Credits Q be T
Total Pcitwrbal
Adjustment For
REAL EST VAL $87,120,000
Required (entered in Cur. Budget Cur Budget Cap FuCue CIP!
Tax Credits
Revenue`
Net Capital
Net Cast Per
D
FIRE & RESCUE 1
iqa�ital Faoiltiies col sum mty) Ooer Cap E ui F.xendlpebt S. Taxm, Other
{Unadiustedj
Est Balance
F 94r>ies Impact
Dwell'-n9-Urot
I
Fre and Rescue DepartmerTt
$442,321
s0
$0
$442,321
ERR
N
Elementary Schools
s0
--
—
Middle Schoots
s0 s0 $0
s0
$0
s0
ERR
High Schools
$0
' Parks and Recreaton
s0 50
s0
$0
s0
ERR
Public Library
$0 $0
s0
s0
s0
ERR
C
Sheriffs Offices
$0 $27,708 $0 s0
$227,708
527,708
s0
ERR
Administration Buil3ng
$0 $0
s0
s0
s0
$0
ERR
ERR
ID
Other Miscellaneous Facitibes
$0 $71,786 $94,217
$166.001
$166,001
SUBTOTAL
$442.321 $99,493 $94,217 s0
$193,710
$193.710
$248,612
ERR
UI
LESS: NET FISCAL IMPP,CT $14,763,138
$14,763,138
$14.763,138
J14763.138
ERR
NET CAP. FACILITIES
IMPACT
0
E
i
m
INDEX. '1.T If Cap. Equip Included 10
73
INDEX "1.0' if Rev -Cost fW. "�0.0' if Rabo to Cc Avg 0 0
Rev -Cost Ball =
1.000
7)
PLANNII4G DEPT PREFERENCES 1-0 1.0
Ratio to Co A `�9 =
1.463
7
METHODOLOGY 1
Capital facilities regiwrmnertts are input to the first column as caiculated in the rrrodel
-711
0
2
Net FisCra Impact NPV from operations calccdaUons is input in row total of second colkrnin
-
(zero, if nagahve); inckided are the one -Erne taxestfaes for one year onty at full Value.
3
NPV of hAure oper cap equip taxes ped in third column as calcined in fiscal impacts.
4
NPV of fittvre capital expanclitLre taxes paid in fourth col as calcuillatad in fiscal impacts
5
NPV or future taxes pad to bring currant county up to standard for n"w tacidmr as
catenated for Bach new facility
6.
Columns three through five are added as potential credits against the calctrated capital
facilities iWArernerrts. These are adjusted for percent cf costs covered by the "avenues
from the p rgect (actual. or as ratio to avg for all msrderTOal dBve4iment)
NOTE: Proffer cakvlatcxrs do not
include ndude interest because they are cash payments up front Credrts do incLxie iritBrest d the projects are debt fmanced
.-
Date: 6 /09 /99 IaM COUNTY OF FR ED ER ICI Time: 09 : 03 : 57
. - EV EL YN S . AU THH 000008582 Ciao t . Transact ions:
Trans. Type: PAY Dept/Bill#: RE1999 00185820001 P/I Date: 6/09/1999 6/09/1999
Name : I FNA TP P T T Y PPMPAN Y Bill Date: 6 /07 / 1999 Half: 1
Name 2:
Address:
i
PO BOA{ 1657
W INCH EH T ER , VA Acreage:
Zip: 22604 - 0157 Mor~tg.Co.:
Deco: 110.45 ACRES SSN:
Land:
Original Bi I I :
0 Penalty Paid:
Date T
6/07/1999 CHG
5/28/1999 PAS"
Map#: 43 A 63
MMMMMDDSSLLLLS
118.13
Status:
2 , 131, BBB I1,11pr~ove : $92,000
697.90 Credits: $697.90
. 00 Ire t Paid: . 00
Drawer~ Trans # Check Nui,iiber~ Trans.
697.90
697.90CR
ESR 553 BOC 2507
Use:
Discount:
Last Date:
Amount
144,574
.00
5/28/1999
Ba Ianoe
697.90
.00
F3 =Exit History Inquiry F 13 = Commen to /Va I sae /Refund Reason
7
•
#2808 a
A..W. BUTLER k 13RC._. INC.
THE.:ENOiR I i*COM::iYLr���:r.rrrrrrrrrr.rr.rrrr
BCOK .infi PACE . )Q
THIS DEED nude and dated this loth day of December 1964, by and
between R. W. Butler 6 Bro., Inc., party of the first part, and The Lenoir
City Co-pany, (a Tennessee Corporation), party of the second part,
WIrIESSCMi That for and in consideration of the same of Ten Dollars
010.00) cash in hand paid, and other good and valuable consideration, the
receipt of all of which is hereby acknowledged, the said party of the first
part does hereby grant, sell, and convey, with general warranty of title, unto
the party of the second part, all of that certain tract or parcel of land
containing 554.277 acres, more or less, together with all rights, rights of
ray, privileges, icprovemants and appurtenances thereto belonging, lying and
being situate along the Western aide of the Welltown Pike, Virginia State
Highway No. 661, about three miles North of Winchester, in Stonewall District,
Frederick County, Virginia, and being the remainder of three (3) contiguous
tracts of land, one known as the Nicodemus Land, originally containing 315
acres, more or lass, another known as the Recp Land, originally containing
167y acres, more or loss, both of which were conveyed to the party of the
first part by Rarry W. Butler et ux, by deed dated March 10. 1952, and of
record in the Clark'@ Office of the Circuit Court of Frederick County,
Virginia, in Dead Book No. 223, page 147, and another known as the Mats Land,
originally containing 122 acres, mote or less, that was conveyed to the party
of the first part by Allen Bond at al, by dead dated January 28, 1953, and of
record in said Clerk's Office in Deed Book No. 235. page 361. from which
original total acreage the party of the first part has heretofore conveyed
various and sundry parcels leaving a remainder of 554.277 acres, more or less,
conveyed hereby. A plat and rates and bounds description of the within con-
veyed land wade by Lee A. Ebert, Surveyor, is attached to, and by this
reference incorporated in, this deed.
It is expressly stipulated that said lend is conveyed subject to
all applicable. or legally enforceable, reservations and easements, if any,
of record affecting same.
The aforesaid greeter covenants that it has the right to convey
the said land to the aforesaid grantee; that the said grantee shall have
quiet possession of the said land, free from all encumbrances; that it has
done no act to encumber the said land; and that it will execute such further
I
•
•
BOOK :306 PAGE 255
r
assurances of the *aid land as may be requisite.
In testimony whereof, by resolution regularly adopted by its Board
+�;rw �ll.r of Directors, the party of the first part has caused these presents to be
=,'i executed for It, and on Its behalf, by N. B. Butler, its President, and its
corporate seal to be affixed hereto and attested by B. W. Butler, Jr., is
rS �
i Secretary.
+
i
'mil illy4`�:%�
+� y, y N. N. Butler 6 Bra.. Inc.,
:-4 -i 6
\ by _ %i!. �. D9...r�G� (Seal)
" President
I ..
o
A
i
/NII1� e
tO .Secretsr
S3 eta of Vir I Ia/
Ct at
�eMedakL�
C'• P� , a Notary Public In and for the
arc[ c
'@IDartT of Sn the State of Virginia, do hereby certify that H. B.
Butler, President of H. W. Butler 6 Bra., Inc., whose name is signed to the
foregoing writing bearing date of December 10th, 1964, has personally appearei
before me, in my ay aforesaid, and acknowledged the same.
Civen under m hand this / ^� y day of December. 1964�`�;r:
My commission expires Mr Commlwl.. E.plm AvAl hhh loir•,�'
flit` Y P iia
Natar Pub I 14
,• j ':
eooK 306 eacE 25G
OFF CONVEYANCES
A- SHADE EQUIP. CO. INC.
D.B.- 200-212
B - PENVIR REALTY CO.
DO. 2 1 4 -341
C-JAMES L.BOWMAN
DB. 274-592
D- CHARLES E. TAYLOR U �A
D B. 2 67 -303 RT 683
E- BUCKLEY•LAOES INC , • 2. id
D.8. 294-472 Up `p 'OjL
F- BUCKLEY-LAGES 1 0.10 '199
O -CROWN CORK &SEALCO. V �d
D.B. 256-599 INC.
\v
\ I
METI e \
I TRACT
O 0
J Q ��
z ! ;
0 ADD I
1 �1Pf` j to \ I
M NICODEMVp
1 ! \ TRACT
0�6�1 KEMP \ -�--
(' TRACT I
554�277 AC. e 1
f 1 1 4
i c �0 1 ILe a
•
e i e1 .. \ i
\ e 1 az
� ---1
r�
r 000�IJ
GRIMK LAND
J ITIN(
0 LAND 1
I �
BOYCE LAND
1 � St\a6 I
i
BOOK 3()()' PAGE P j%
The Aoocnpaning Plat is a Survey of The RorAining Portion of tho trots
Tract conveyed to H. W. Butler & Bro., Inc, by Deed dated 28 January 1955
in Deed Book/235 Page 361. The Regaining Portion of the Nioodemu■ Tract
i
lying northwest of the Railroad and the Eomp Tract conveyed to i'.. W. Butler
& Bro.. Inc. by Deed dated 10 March 1952 in reed Rook 223 Pn;e 147. The
said Land fronts the Boundary Lines of the Welltoen Pike - Rt. E61, and lios
in Stonewall District, Froderick County, Virginia)
Beginning at (1) a cornor to the Stine Land in the northwostorn R/W Line
of the Railroad, running with th• said R/W Line N 1r90 301 40" R - 323.45 ft. to
(2) a corner to the Shade Conve-anoel thence with the wnotern lino of tha eaid
Land N 230 250,,10" P - 706.15 ft. to (3) a cornor in tho soutlnreetorn line of
the Penvir Convoyanooi thence with the two following lines or t1.0 eai.l La�;d
N 550 lhl 20e W - 16.30 ft. to (4)1 thence N 220 0111 40" g - 640.00 ft. to (5)
a corner in the southwostorn lino of the Crown Cork & Rpal CorvoVrnen; '!.once
with the three following lines of the said Land N 1,40 19' Me W - 1�71.^1 ft. to
(6)1 thenoo N 4990)30, 40" E - 1673.70 ft. to (7); there* S 400 19' :0" r -
1100.00 ft. to/an iron pin in the northwestern R1W Lino of the Railroadl
thence with the said RIW Line N 490 301 40" S - 1436.17 ft. to (9) t'.e inter-
section of the said RA Line with the wootern boundary line of nt. 661; t',unoe
with the throe following boundary lines N 190 381 30" B - Yib-92 ft. to (10);
thence with the Aro Line 79.48 ft. (Chord Line N 130 53' 35" E - 71.1je ft.) to
(11)1 thence N 180 081 40" E - 1267.45 ft. to (12) it cornor to tha now..u.n Con-
veyanool thence with tho two following lines of the eaid Lnn-i and tl•e ;e;•lor
Convoyanoe N 680 491 50% W - 200.01 ft. to (13); thence N 180 lot 10" r -
200.00 ft. to (14) a corner in the southorn line of the ?,stz rotate Landi
thonoe with the said line &DAAo southarn line of tho WinZfield land :1 680
1
491 500 W - 920.85 ft. to ; thonoe with the northuaatorn lino of the said
Wingfield Land and tho Cather Lots fronting Rt. 661 - N 520 50' 50" E - 1621.14
ft. to ( corner in the wsetorn line of Rt. 6611 th th tbo five
following boundary linoo N 50 39' 40" W - 466.37 ft. to thence with the
•
u
eo 30G raa 258
bg"t �Z7�ts►�
y�
Are • 203.40 ft. (chord Line -. 0 t 0" Y - 203.19 ft.) to i = thence
N 30 281 200 E - 555,61 ft. to Xwith the Ere Line 198.95 tt. (Chord
o e ► 29 9 - 198.95 ft.) to honoo N 000 251 30• 8 - 102.41 ft.
Lin to ( 9 aorner to the Coopor Loth then th the scntL�Stera line of the
said Lot N 350 121 w � �
- 366.39 ft. to (� oornor in the southoastern Itne of
the Nakley Lagos Conveyance, thence with the ollowing lines of the said
Conveyanceso
9 r 0" w - 201.51 ft. to (2 t- honcc N c 55r 30" V -
354.0ft. to ( e oornor in the southonotorn lino of the YcEcwn Land) thence
w he eight following lines of the aaid LaWI
510 29, 10" N - 3499.07 ft. to
83
(3 thence E 690 171 10s x - 753.28 ft. to thence N 110 361 34" u -
•1100.28 ft. to (27)j thence s 830 461 15" W - 795. « ft. to (26)1 thence s 190
191 27" N - 1452.46 ft. to (29)1 th:nco 0 10a 301 ZOe V - 1161.58 ft. to (30);
thence S 680 06t 30" B - 107.15 ft. to (31); thonco 0 220 471 x - 804.29 rt.
to (32) a corner to the Grimm land in tho otrc al thonoo with the two follow-
ing lines of the said land 8 450 071 30" 8 - dr n the strecm bad - 2564.21
ft. to (33)1 thence 8 220 571 30" Y - 614.11 to (34) and iron pin corner to
the Stine Landl thence with tho eastern lino of the said Lend s 22c 421 w -
196.68 ft. to (35) an iron pin corner to the Boyoo Land) thonoe with the east-
ern line of the Said Land 8 230 211 300 w - 1262.15 ft. to (36) an iron pin
in the northern line of the Stine L&ndi thence with the said line s 690 041
15" E - 643.08 ft. to the beginning.
Containing - - 554.277 Acres.
Also Shown on the Plat is the 20.0 Ft. R/W extending from the Martins-
burg rike - U. S. Rt. 11 to the Railroad R/N Line, thru the Shade Conveyance
and the Penvir Conveyance, thru the Niobdonus Tract and thru the Grimm Land
to the southwestern line of the Kemp Tract.
Also Shown on the Plat is the Northorn Virginia Power Company R/N thru
the Nioodsmus Tract.
Surveyed - - - December 2, 1964.
L= A. L'BSHT,
Cortified Lend turvevor,
VIRNMA FRMERCK COUN", SCT. Cc:_l. of Vir 4nia 484.
This YMNmMr at writing Mar produced tome an
• and wlch oertifw.t of a 'rnwl--' .yL'rrcb .. c�_d was e'_,-:d
N r.aorl, r -
11
M
E
1�1497
L N0!R CITY COMPANY '
TO DF.M) '
LFNOIR CITYIICO. OF VA.
•e...e•••.•••.N.••.........................
3,14 235 '
'1'a11S Ut,r;U, made this L tlhy of Wild. between
fJL LLAUIit CITY CUNI•.t;\fq itcorjrorulion 1-9-3nired nder the laas of the
Slate of 'Tennessee, of the one part, hereinafter called the tirantor, .aid
I
1.L.\Ulrt CITY CUl11'.tNY of VldGI51a, u Virginia corporation and wholly -owned
subsidfury of the Grantor, of the other part, hereinafter culled the
I
Grantee.
N fl'\W:i GfII: That for and in consideratinn of the aunt of fen
I
Dollars (ilU.Utl), cash in hind pald and other vainable consideration,
I
receipt whereof is hereby acknowledged, the Grantor doth grant and con- i
vey, with General :iarranly of Title, unto the Grantee, Its succe —n-i and;
it—ignr, in fee sl:aple., nil that certain tract or parcel of land,
together with till rights, ribhls of way, privileges, appurtciaances and
improvements thereunlo belonging, lying and being situate along the
aiestern side of the Aclltown Pike (Virginia State Secondary Itoad No. (:Gl)I
about three (3) milon North of einchebter in Stonewall il.agisterial
District, Frederick County, Virginia, containing 341.497 acres, no re or
Ivan, and being all the remainder or a tract of land containing 331._77
acres conveyed to the Grantor by deed from II. a'. Butler R Bro., Inc.,
dated December lU, 1964, and duly recorded in the Clerk's ulfice, Circuit)
Court of Frederick County, Virginia , in Deed Book 3U6, at page 33•i, to
which sold deed is attached a plat and survey description of bald lend
prepared by Lee A. Lbert, C.L..i., dated December 2. 1!t64, L—S.
it portion therour eontainin;; 12.78 acres, more or less, conveyed to the !
Cummunwealth of Virginia by deed dated February 23, 19679 :and recorded
in bald Clerk'a Uffice In Deed (look 331, at page tiG. Reference to sal<1
deeds and plat and to the references contained therein is here made fur
.a further and more particular de.ieript)on of the land hereby con%eycd.
This conveyance is expressly mado nubjecl to that certain right
of way granted to cloy It. Uoycc, et ut, by deed dated April 27, 190, i
A
tact 344 236
and recorded In -,id CIvr•k's'•Uffice it, o,—i 11 It 33_, .,1 tag'. I!•., •n,!
to such other eaoentenIA, ri ghl A�of say, Condit i„u:. an,I „••.l rirti o•. .•f ,
record to the extent that thry may Ianfffly apply to the- land h,•t,•by
conveyed.
The Urantre joins in this dy,vl fnr tlb a• pnr pn,.,• of o•.:,om, n:; .md
does hereby assume that certriln'deed of ,.east ri-m 14C .rnntor h, r,•in
to Hurr 11, Harrison. cl al, 1'ruslveA, rb,ted Uec nrnbrr 1 :, 191.4, nnrl
i
recorded in said Clerk's Ulfice in Uced Honk 3Ut,, at. !•.,❑.,. _; , to .r ,•nr ,•I
the payment of the bonds de.•tcrihed 'herein In the :,,;.,rog:Ne I'vAncip.., I
I
sum of Unc Hundred Fifty 'Thousand Dollar (al :*,U,Ur7u.t,U1, ul,nn :,h l,•h d.•.d
of trust there is it balance due In the .um of tine Ilionsit-I '1.•.••nty Mo..-
.and Dollars (31:U,UUU.1At) ,utJ inferc,:t fl—m Uvr-:,h„r 11, 111;7, t•• th,
date of this cnnveynnnc in the sum of 1'wn llmtdred ':evrnl�-I•ic,• Ih.l la,:v
(5373.CtJ. �
The Grantor covenants that it hnx the nigh, to r.or.vev ..,id rv•,Ita
to tit% 64-311iv01 that the f-r•antee shall have •ptiet 1--r—i.,n t}n•t,..•!,
I
free ft••.m all uncumbruneest that it has door no art Io r•nctll 11. said
really .nsl that it rtlll ex
t•elli.e sneh further ..—tivauer• t! --f
be requisite.
I.11.0 raa the folloain., sl,;nnturos and seals: I
"I'lIM l.r.\ulit CI I'\ LUtli .,M
a: • ;1 (1, : yJohn'M., Ihoroburj;h - I tve.idr•••, ;
I
ha rrcn I', Uu6 g., t t-a—t•c �•c t.i1�._i'rcasin•cr
...roar t,adnstot. � }}
Il)
warren 1'. ugg.tn-.iecre
Lr.KU111 CI11' Cubtl�.t:.S Ub 111d:1]1.l
By
John M. I'Imrnha rgh •- 1'rr-idt•tit
`1
I
i
M1�.rtOrr { le MMSIOM
.na•.m .. u
u.unu•. mum
ear .344 237
11 or �c %J'L' - , To-i l :
—, It Notary Public in
and for tiSa :hate On aforr.inid, Jo certify th.rt
Johll M. Thornburgh and .iarrOn 1'. U ggan, whose names ail President and
5ecrotary-'treasurer of The Lenoir City Comr.:ary is si,;ned to the fnregoin14
writing, bearing date un the -L day of
, 19Gtl, prr-�
aonally appeared before too this day in rxy b.,id 1 e 04 1
and
in the name ❑nJ on behalf of the said Corporation, acl;nowlcJ,eJ the'.aiJI
writing as the act and deed of the :in►d Curpuration, and m.aJc oath that
they are President and Secretary -Treasurer of lho said Corporation and
that the seal affixed to :..rid writing is Lire true curporate seal of the
said Corporation and that it has been affixed thereto by due aulhnrit�.
Given under my hand and notarial r.•al this/1 >' Jay of .ig(( '
1968. ( s��
I
Ny cnmml.—lun oxpl ros i����J/ I
r
Nota y ,•ublie;,
of 1' To-w.i4: I
L Notat•y Public in
and for tro Stale and/•//�%�irforesaid, Jo certify that
John M. Thornburgh and warren P. U ggaS n, whose names nb i'rehiJvnt .rnJ
Secretary -Treasurer of Lenoir City Coxgrany of Cirgini.r is ii;nod to
the foregoing writing, hearing data on the J/0 d.ry of
.I
1968, personally appeared before me tills Jay in my said
r
and in the name and on behalf of the said Corporation, acknowledsed ehe
said writing as the act and deed of the said Corporation, and made oath
that they are President and Secretary -Treasurer of the said Corporation
-3-
� i 'r•ir
Fl
-- - ----------------_ _--- _ COUNTY of F REDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
MEMORANDUM
TO: Finance Department
-,ROM: Karen A. Cain, Office Assistant II�
SU13- JECT' Return Of Sign Deposit
RATE -
September 10, 1999
The amount of $25.00 was deposited in line item #10-1911-08 for the business named below as a
deposit for a sign for Rezoning Application #13-99 for Stonewall Industrial Park. The h
returned the sign and are therefore entitled to the return of their deposit. You may y anow
the regular bill cycle. y pay this thhrr ough
Please send a check in the amount of $25.00 to:
Lenoir City Company of Virginia
P.O. Box 1657
Winchester, VA 22604
RSA/kac
Ov
o.a1
107 North Kent Street • Winchester, Virginia 22bo1-5000
1
0 0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
rAX: 540/ 678-0682
1 IWIFICArl JAI Jr PUBLIC V11EA I G
August 11, 1999
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: APPLICATION OF LENOIR CITY COMPANY (STONEWALL INDUSTRIAL PARK),
REZONING #13-99
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing
being held on August 25, 1999, at 7:15 p.m., in the board room of the Frederick County
Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider
Rezoning #13-99 of Lenoir City Company (Stonewall Industrial Park), submitted by G.W. Clifford
& Associates, Inc., to rezone 7.5 acres from MH1 (Mobile Home Community) and 25.7 acres from
RA (Rural Areas) for a total of 33.2 acres to M1 (Light Industrial). This property is located on the
west side of Welltown Pike (Rt. 661), approximately 3,100 feet north of the intersection of Welltown
Pike and McGhee Road (Stonewall Industrial Park), and is identified with Property Identification
Number 43-A-63 in the Gainesboro Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. A copy of the
application will be available for review at the Handley Library (temporary Loudoun Street Mall
location) approximately one week prior to the meeting, or at the Department of Planning and
Development located at 107 North Kent Street in Winchester, Virginia.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/ch
O:\Agendm\ADIOIN GR\LenoirCilyCo. RGZ
107 North Kent Street • Winchester, Virginia 22601-5000
0
0
This is to certify that the attached correspondence was mailed to the following on
/1, 1 7 q from the Department ofPlanning and Development, Frederick
County irginia:
43 - A- - 15-
MCKOWN, BETTY G.
223 PAYNE RD
CLEARBROOK, VA. 22624.1774
43 - A- - 60-A
ADAMS, STROTHER & SUSAN S.
3500CEDAR CREEK GRADE
WINCHESTER, VA. 22602.2745
43 - A- - 61-
CROSEN, GLADSTONE D & GLORIA J
162 JESSICA LN
WINCHESTER, VA 22603.4516
43 - A- - 62-
SHANHOLTZ, HAROLD W & SANDRA D
491 WELLTOWN RD
WINCHESTER, VA 22603.4555
43 - A- - 65-
THOMPSON, CALVIN S.
133 PAYNE RD
WINCHESTER, VA 22603.4528
STATE OF VIRGINIA
COUNTY OF FREDERICK
43 - A- - 65-A
MORGAN, EMMETT FRANKLIN
127 PAYNE RD
WINCHESTER, VA 22603.4528
43 - A- - 66-
SCANNELL, THOMAS G. & WANDA P.
145 PAYNE RD
WINCHESTER, VA 22603.4528
43 - A- - 64-
HAMILTON, WALTER M.
236 BROAD AVE
WINCHESTER, VA. 22602.6707
43B -4- - 3-
YOST, EARL E
668 WELLTOWN RD
WINCHESTER, VA 22603.4545
Evan A. Wyatt, Deputy Director
Frederick Co. Planning Dept.
I, 6Lth Ann I -IQ I I a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and
Development, whose name is signed to the foregoing, dated P)• ) I •9 Cj , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this day ofAuqu-'-+19ct
My commission expires on F--C b(L« rz j a8 Q
�' — — III
'- OT ARY PUBLIC
Notary Page 2
43B - 5- - 10-
LUDWIG, ROBERT ALLEN SR
& E CHRISTINE
650 WELLTOWN RD
WINCHESTER, VA
22603-4545
43B -5-1- 9-
WILSON, JAMES W JR & CATHY L
632 WELLTOWN RD
WINCHESTER, VA 22603.4545
43B - 5. 1- 8-
HENRY, WILLARD W. & VELMA L.
616 WELLTOWN RD
WINCHESTER, VA. 22603.4545
43B - 5. 1- 6-
CROSEN, WAYNE & PHOEBE
606 WELLTOWN RD
WINCHESTER, VA 22603-4545
43B - 5. 1. 5-
HILDEBRAND, FREDERICK E.
560 WELLTOWN RD
WINCHESTER, VA. 22603.4544
43 B - 5. 1. 4-
COOPER, CHARLES E & BETTY T
586 WELLTOWN RD
WINCHESTER, VA 22603-4544
43B - 5- 1. 3-
ALDERMAN, DALE S
& NEWLIN, MARGARET J
570 WELLTOWN RD
WINCHESTER,VA 22603-4544
43B - 5- 1- 1-
STULTZ, DAVID L. JR.
552 WELLTOWN RD
WINCHESTER, VA. 22603.4544
43B - 6- - B-
MUTA, TIMOTHY C & KATHY L
532 WELLTOWN RD
WINCHESTER, VA 22603-4544
43B - 7- - 4-
GEORGE, THURMAN L & VICKI S
485 WELLTOWN RD
WINCHESTER, VA 22603-4555
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester, VA 22601
43B -7- -•
COOLEY, JAMES W.
479 WELLTOWN RD
WINCHESTER, VA
22603.4555
43B - 7- - 2-
SHIFFLETT, LOLA M
& MCBRIDE, DONALD LEE
461 WELLTOWN RD
WINCHESTER, VA 22603.4555
43B - 7- C- 5-
PARRILL, MICHAEL D & BORIS J
501 WELLTOWN RD
WINCHESTER, VA 22603.4556
43B - 7- - 6-
SIONS, ROGER K. SR. & MARY J.
515 WELLTOWN RD
WINCHESTER, VA. 22603.4556
43B - 7- - 7-
WILEY, EARL W & WENDY JO
312 SPIRIT HOLLOW DR
WINCHESTER, VA. 22603.2957
43 - A- - 63-
LENOIR CITY COMPANY
PO BOX 1657
WINCHESTER, VA 22604.8157
43 -19- - 1-A
RITE-VA2 ADMINISTRATOR, INC
CIO RITE AID OF VIRGINIA, INC
PO BOX 8431
HARRISBURG, PA 17105-0431
43B-4.- 1.
GODLOVE, JUNIOR R. & BETTY P.
688 WELLTOWN RD
WINCHESTER, VA 22603-4545
43B - 4- - 2.
HEISHMAN, WILDA M
676 WELLTOWN RD
WINCHESTER, VA 22603-4545
43-A.-91.
COFFMAN, ERMA F & ALLEN E COFFMAN S
522 WELLTOWN RD
WINCHESTER, VA. 22603.4544
43 - A. - 92.
GODLOVE, EDNA R
514 WELLTOWN RD
WINCHESTER, VA 22603.4544
0
0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
1 IU7lrICArIOl I OF PUBLIC rlEARH Ir°
June 23, 1999
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RE: APPLICATION OF LENOIR CITY COMPANY (STONEWALL INDUSTRIAL PARK),
REZONING #13-99
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing
being held on July 7, 1999, at 7:00 p.m., in the board room of the Frederick County Administration
Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #13-99
of Lenoir City Company (Stonewall Industrial Park), submitted by G.W. Clifford & Associates, Inc.,
to rezone 7.5 acres from NMI (Mobile Home Community) and 25.7 acres from RA (Rural Areas)
for a total of 33.2 acres to MI (Light Industrial). This property is located on the west side of
Welltown Pike (Rt. 661), approximately 3,100 feet north of the intersection of Welltown Pike and
McGhee Road (Stonewall Industrial Park), and is identified with Property Identification Number 43-
A-63 in the Gainesboro Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. A copy of the
application will be available for review at the Handley Library (temporary Loudoun Street Mall
location) approximately one week prior to the meeting, or at the Department of Planning and
Development located at 107 North Kent Street in Winchester, Virginia.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/cc
O:\Agencias\ADJOIN ER\LenouCilyCo.REZ
107 North Kent Street • Winchester, Virginia 22601-5000
• 0
This is to certify that the attached correspondence was mailed to the following on
tij from the Department of Planning and Development, Frederick
Co y, Virginia: 43 - A- - 66-
SCANNELL, THOMAS G. & WANDA P.
43 - A- - 15- 145 PAYNE RD
MCKOWN, BETTY G. WINCHESTER, VA 22603.4528
223 PAYNE RD
CLEARBROOK, VA. 22624.1774 43 - A- - 64-
HAMILTON, WALTER M.
43 - A- - 60-A
ADAMS, STROTHER & SUSAN S.
3500CEDAR CREEK GRADE
WINCHESTER, VA. 22602.2745
43 -A- - 61-
CROSEN, GLADSTONE D & GLORIA J
162 JESSICA LN
WINCHESTER, VA 22603.4516
43 - A- - 62-
SHANHOLTZ, HAROLD W & SANDRA D
491 WELLTOWN RD
WINCHESTER, VA
43 - A- - 65-
THOMPSON, CALVIN S.
133 PAYNE RD
WINCHESTER, VA
236 BROAD AVE
WINCHESTER, VA. 22602.6707
43B - 4- - 3.
YOST, EARL E
668 WELLTOWN RD
WINCHESTER, VA 22603-4545
43B - 5- - 10-
LUDWIG, ROBERT ALLEN SR
& E CHRISTINE
650 WELLTOWN RD
WINCHESTER, VA 22603.4545
22603.4555 43B - 5. 1- 9-
WILSON, JAMES W JR & CATHY L
632 WELLTOWN RD
WINCHESTER, VA 22603-4545
22603-4528
43 - A- - 65-A
MORGAN, EMMETT FRANKLIN
127 PAYNE RD
WINCHESTER, VA 22603.4528
STATE OF VIRGINIA
COUNTY OF FREDERICK
CL
Evan A. yatt, De ty Director
Frederick Co. Planning Dept.
I, &affi 1tHa -i i , a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning
and Development, whose name is signed to the foregoing, dated a3 •9 g , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this �3(_d_ day of cju (i , 1 '1 ` 9
My commission expires on r-f. 08 D CO3
n'v
OTARY PUBLIC
43B - 5- 1- 8-
HENRY, WILLARD W. & VELMA L. .
616 WELLTOWN RD
WINCHESTER, VA. 22603.4545
43B - 5. 1- 6-
CROSEN, WAYNE & PHOEBE
606 WELLTOWN RD
WINCHESTER, VA 22603.4545
43B -5-1. 5.ovi 4.36-5-I-27
HILDEBRAND, FREDERICK E.
560 WELLTOWN RD
WINCHESTER, VA. 22603-4544
43B - 5- 1. 4-
COOPER, CHARLES E & BETTY T
586 WELLTOWN RD
WINCHESTER, VA 22603-4544
43B - 5- 1- 3-
ALDERMAN, DALE S
& NEWLIN, MARGARET J
570 WELLTOWN RD
WINCHESTER, VA 22603-4544
43B -5- 1- 1-
STULTZ, DAVID L. JR.
552 WELLTOWN RD
WINCHESTER, VA. 22603-4544
43B - 6- - B.
MUTA, TIMOTHY C & KATHY L
532 WELLTOWN RD
WINCHESTER, VA 22603-4544
43B - 7- - 4-
GEORGE, THURMAN L & VICKI S
485 WELLTOWN RD
WINCHESTER, VA 22603.4555
43B - 7- - 3-
COOLEY, JAMES W.
479 WELLTOWN RD
WINCHESTER, VA 22603.4555
43B - 7- - 2-
SHIFFLETT, LOLA M
& MCBRIDE, DONALD LEE
461 WELLTOWN RD
WINCHESTER,VA 22603.4555
43B - 7- C- 5-
PARRILL, MICHAEL D & DORIS J
501 WELLTOWN RD
WINCHESTER, VA 22603-4556
Notary Page 2
43B 6-
SIONS, GER K. SR. & MARY J.
515 WELLTOWN RD
WINCHESTER, VA. 22603.4556
43B - 7- - 7-
WILEY, EARL W & WENDY JO
312 SPIRIT HOLLOW DR
WINCHESTER, VA. 22603.2957
43 - A- - 63-
Ova he
LENOIR CITY COMPANY
PO BOX 1657
WINCHESTER, VA 22604-8157
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
C� 200 N. Cameron Street
Winchester, VA 22601
43 -19- - 1-A
RITE-VA2 ADMINISTRATOR, INC
CIO RITE AID OF VIRGINIA, INC
PO BOX 8431
HARRISBURG, PA 17105.8431
43B -4- - 1-
GODLOVE, JUNIOR R. & BETTY P.
688 WELLTOWN RD
WINCHESTER, VA 22603.4545
43B - 4- - 2-
HEISHMAN, WILDA M
676 WELLTOWN RD
WINCHESTER, VA 22603.4545
43 -A- - 91-
COFFMAN, ERMA F & ALLEN E COFFMAN S
522 WELLTOWN RD
WINCHESTER, VA. 22603-4544
43 - A- - 92-
GODLOVE, EDNA R
514 WELLTOWN RD
WINCHESTER, VA 22603-4544
i u: tsarDara in uata Processing
FROM: Plan Department
Please print sets of labels by:
/ 9 C/ C/ THANK YOU!!
s
ADJOINING PROPERTY OWNERS FOR
STONEWALL INDUSTRIAL PARK
Property 9
Name
Address
Whitacre Enterprises, LC
683 Payne Rd, Clearbrook, VA 22624
49RW-8-
Russel D & Ilean Miller
P.O. Box 2704, Winchester, VA 22604
43-A-15
Betty G McKown
223 Payne Rd, Clearbrook, VA 22624
43-A-60A
Strother & Susan Adams
3500 Cedar Creek Grade, Winchester, VA 22602
43-A-61
Gladstone D & Gloria J Crosen
162 Jessica Ln, Winchester, VA 22603
43-A-62
Harold W & Sandra D Shanholtz
491 Welltown Rd, Winchester, VA 22603
00*19*
Not Listed
43-A-65
Calvin S Thomas
113 Payne Rd, Winchester, VA 22603
43-A-65A
Emmett Franklin Morgan
127 Payne Rd, Winchester, VA 22603
43-A-66
Thomas G & Wanda P Scannel
145 Payne Rd, Winchester, VA 22603
43-A-64
Walter M Hamilton
236 Broad Ave, Winchester, VA 22602
43B-4-3
Earl E Yost
668 Welltown Pike, Winchester, VA 22603
43B-5-10
Robert Allen Sr. & Christine E Ludwig
650 Welltown Rd, Winchester, VA 22603
43B-5-1-9
James w Jr. & Cathy L Wilson
632 Welltown Rd, Winchester, VA 22603
43B-5-1-8
Willard W & Velma L Henry616
Welltown Rd, Winchester, VA 22603
43B-5-1-7
Willard W & Velma L Henry616
Welltown Rd, Winchester, VA 22603
43B-5-1-6
Wayne & Phoebe Crosen
606 Welltown Rd, Winchester, VA 22603
43B-5-1-5
Frederick E Hildebrand
560 Welltown Rd, Winchester, VA 22603
43B-5-14
Charles E & Bewtty T Cooper
586 Welltown Rd, Winchester, VA 22603
43B-5-1-3
Dale S Alderman & Margaret J Newlin
570 Welltown Rd, Winchester, VA 22603
43B-5-1-2
Frederick E Hildebrand
560 Welltown Rd, Winchester, VA 22603
43B-5-1-1
David L Stultz Jr.
552 Welltown Rd, Winchester, VA 22603
43B-6-A
David L Stultz Jr.
552 Welltown Rd, Winchester, VA 22603
43B-6-B
Timothy C & KathyL Muia
532 Welltown Rd, Winchester, VA 22603
43B-7-4
Thurman L & Vicki S George
485 Welltown Rd, Winchester, VA 22603
43B-7-3
James W Cooley
479 Welltown Rd, Winchester, VA 22603
43B-7-2
Lola M Shifflett & Donald L McBride
461 Welltown Rd, Winchester, VA 22603
;' 43B-7-1
Lola M Shifflett & Donald L McBride
461 Welltown Rd, Winchester, VA 22603
43B-7-C-5
Michael D & Doris J Parrill
501 Welltown Rd, Winchester, VA 22603
43B-7-6
Roger K Sr. & Mary J Sions
515 Welltown Rd, Winchester, VA 22603
43B-7-7
Earl W & Wendy Jo Wiley
312 S irit Hollow Dr, Winchester, VA 22603
'w 'mww Frederick County Department of Planning and Development
DATE:
REQUESTING AGENT:
DEPARTMENT/AGENCY: _
ADDRESS:
FAX:
E-MAIL ADDRESS:
DESCRIPTION OF REQUEST:
REQUESTED COMPLETION DATE:
COST OF FINISHED PRODUCT:
PHONE:
C zo. \)j L!7
Cfy
LA;t('tC C �J a,r
- PROJECT TRACKING -
DATE INITIALS
PROJECT REQUEST RECEIVED:
PAYMENT RECEIVED:
FINAL PRODUCT DESCRIPTION:
PROJECT COMPLETION DATE:
PROJECT DELIVERY/PICK-UP :
MATERIALS AND SUPPLIES USED:
ESTIMATED STAFF WORK TIME:
NOTES:
TO
Barbara in Data Processing
FROM: Plan ni epartment
Please print sets of labels by;___=
'zl 15, rc, /THANK YOU!!
Ad.j ring Property Owners
Owners of property adjoining the land will be notified of the Planning Commission and the Board of
Supervisors meetings. For the purpose of this application, adjoining property is any property
abutting the requested property on the side or rear or any property directfly across a public
right-of-way, a private right-of-way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of Revenue.
The Commissioner of the Revenzie is located on the 2nd floor of the Frederick County
Administrative Building, 107 North Kent Street.
Name and Property Identi-fication Number
Address
Name VaraMeter, Dale
1789 Macedonia Church Road
White Post, VA 22663
/
A?roperty # 76-((A))-36
Zone: RA Use: Residential
Name Welch, Gene E..
1773 Macedonia Church Road
White Post, VA 22663
/
`,Property # 76-((A))-37
Zone: RA Use: Residential
Name Sargent, John H. Estate.
255 White Oak Road
White Post, VA 22663
/
'/Property # 76-((A))-42
Zone: RA Use: Undeveloped
Name Heflin, William E.
113 Tadpole Lane
White Post, VA 22663
,/Property # 76-((A))-44
Zone: I2.4 Use: Residential
Name William Heflin, et ux
113 Tadpole Lane
White Post, VA 22663
/
✓Property # 76-((A))-47
Zone: RA; Use: Residential
Name Tinsman, Betty J.
1804 Macedonia Church Road
White Post, VA 22663
Property # 76-((_A,))-48
Zone: RA Use: Residential
Name Jeni Company
P.O. Box 888
Winchester, VA 22604
/
,/Property # 76-((A))-48A
Zone: Ivll, Use: Undeveloped
Name Jeni Company
P.O. Box 888
Winchester, VA 22604
'1�roper�' (%
'6
ty�7((A))-49
�/
Zone: R, Use: Undeveloped
Name
Property #
a
0-/3-7y
r�
LF-mo,R C,Ty &-4#1 ►NY
APPLICATION FOR REZONING
FREDERICK COUNTY, VIRGINIA
�CPu O.AT+o.J � r�P�E'rE
® �114199
In order to rezone a parcel of land in Frederick County, an application for rezoning must be submitted
to the Department of Planning and Development. It is the responsibility of the applicant to gather
all information and materials that make up the application. Rezonings are ultimately approved or
denied by the County Board of Supervisors. This package contains instructions which must be must
be followed in order to complete an application. It is important to read these instructions carefully.
If you have questions or need assistance, please contact the Department ofPlanning and Development
at (540) 665-5651.
Application Materials
The following materials must be submitted to the Department of Planning and Development.
✓1. A completed application form (the form is attached).
2. A survey or plat of the entire parcel with the location of all proposed zoning boundary lines.
✓3. A copy of the deed to the property verifying current ownership. This may be obtained from the
Frederick County Clerk of the Circuit Court at the Joint Judicial Center, 5 North Kent Street,
Winchester.
✓4. A statement verifying that taxes have been paid. This may be obtained from the Treasurer's
Office at 107 North Kent Street, Winchester.
/5. A complete listing of adjoining property owners, including addresses and property
identification numbers. These can be obtained from the Office of the Commissioner of Revenue, Real
Estate Division, 107 North Kent Street, Winchester.
✓6. Impact analysis statement. Information concerning the projected impacts of the proposed
rezoning following the specifications beginning on Page 5.
/7. Proffer Statement. Specific conditions to be volunteered as part of the application. See
explanation and instructions on Page 10.
/8. Completed agency comment sheets. Comments sheets are attached. It may not be required
that all comment sheets be completed Check with the Department of Planning and Development
to determine which comment sheets are applicable.
,�9. Fees. There is a $550 base fee plus $35 per acre and a $25 deposit for a public hearing sign.
Checks should be made payable to "Treasurer of Frederick County."
1
UPDATCZ CaMMp rr- T;ZoM (200wry A-nZAP- y %' 1+ Ir