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Fee & Sign Deposit
Application Form
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Proffer Statement
Pla.tlsurvey
Impact Analysis
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Taxes Paid Statement
Adjoiner Lost
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Reference manual updated/number assigned
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Copy of adjoiner list given to staff member for verification
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Four sets of adjoiner labels ordered from data processing
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8 • I'S - 06 QUk_-File given to office manager to update Application Action Summary
p _ PC public hearing date ACTION: / ►�G
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BOS public hearing date ACTION:
Ion Signed -copy -of resolution -for -amendment ofordinance, with conditions proffered
[if applicable], received from County Administrator's office and given to office
manager for placement in the Proffers Notebook. (Note: If rezoning has no
proffers, resolution goes in Amendments Without Proffers Notebook.)
10 p Action letter mailed to applicant
l p /.3 p Reference manual and D-base updated
/U• /S • 05 iQ1A, File given to office manager to update Application Action Summary (final action)
/C • /F , 6. S File given to Mapping/GIS to update zoning map
Zoning map amended
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Department of Planning and Development
540/665-5651
FAX: 540/665-6395
October 13, 2005
Mr. Robert Marano
JCA IV White Hall, LLC
8531 Pulaski Highway
Baltimore, MD 21237
RE: REZONING 9014-05, JCA IV WHITE HALL, LLC
Dear Mr. Marano:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of October 12, 2005. The above -referenced application was approved to rezone5 acres from
RA (Rural Areas) District to M 1 (Light Industrial) District and 15 acres from M I District to M 1
District with modified proffers. The properties are located 950 feet west from Interchange 323 off I-
81, approximately 2,560 feet south of Rest Church Road, along proposed Zachary Arai Lane, in the
Stonewall Magisterial District, and are identified by Property Identification Numbers (PINS) 33-9-6,
33-9-7 and 33-9-8.
The proffer that was approved as a part of this rezoning application is unique to this property and is
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. The Department looks forward to working with you and the applicants during
the development of this project.
Sincerely,
Michael T. Rudd /
Y
Deputy Planning Director
MTRJbad
cc: Lynda J. Tyler, Stonewall District Supervisor
John H. Light, Stonewall District Plam-ring Commissioner
Jane Anderson, Real Estate
em: Charles S. DeHaven, Jr., Stonewall District Planning Commissioner
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
r
Department of Planning and Development
540/ 665-5651
FAX: 540/ 665-6395
October 13, 2005
Mr. Robert Marano
JCA IV White Hall, LLC
8531 Pulaski Highway
Baltimore, MD 21237
RE: REZONING #014-05, JCA IV WHITE HALL, LLC
Dear Mr. Marano:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of October 12, 2005. The above -referenced application was approved to rezone5 acres from
RA (Rural Areas) District to M1 (Light Industrial) District and 15 acres from M1 District to M1
District with modified proffers. The properties are located 950 feet west from Interchange 323 off I-
81, approximately 2,560 feet south of Rest Church Road, along proposed Zachary Aim Lane, in the
Stonewall Magisterial District, and are identified by Property Identification Numbers (PINS) 33-9-6,
33-9-7 and 33-9-8.
The proffer that was approved as a part of this rezoning application is unique to this property and is
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. The Department looks forward to working with you and the applicants during
the development of this project.
Sincerely,
Michael T. Ruddy
Deputy Planning Director
MTR/bad
cc: Lynda J. Tyler, Stonewall District Supervisor
John H. Light, Stonewall District Plamling Commissioner
Jane Anderson, Real Estate
em: Charles S. DeHaven, Jr., Stonewall District Planning Commissioner
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
REZONING APPLICATION #14-05
JCA IV WHITEHALL, LLC
Staff Report for the hoard of Supervisors
Prepared: September 30, 2005
Staff Contact: Michael T. Ruddy, Deputy Director
This report is prepared by the Frederick County Planning Stuff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 09/21/05 Recommended Approval
Board of Supervisors: 10/12/05 Pending
PROPOSAL: To rezone 5.00 acres from RA (Rural Areas) District to M 1 (Light Industrial) District
and 15 acres from MI (Light Industrial) District to M1 (Light Industrial) District with modified
proffers.
LOCATION: The property is located approximately 950 feet west from interchange 323 off I-81,
approximately 2,560 feet south of Rest Church Road, along proposed Zachary Ann Lane.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 33-9-8, 33-9-7, and 33-9-6
PROPERTY ZONING: RA (Rural Areas) District and M1 (Light Industrial) District.
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: B3 (Industrial Transition)
South: RA (Rural Areas)
East: Interstate 81 /M l /RA
West: RA (Rural Areas)
Use: Vacant
Use: Residential
Use: Business Park/Residential/Vacant
Use: Orchard
PROPOSED USES: M1 (Light hldustrial) District Uses - Caterpillar Maintenance and Sales Facility
Rezoning #14-05 - JCA IV Whitehall, LLC
September 30, 2005
Page 2
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Routes 669 and Rest Church Road. This route is the VDOT
roadway which has been considered as the access to the property referenced. VDOT is satisfied that the
transportation proffers offered in the JCA IV Whitehall, LLC Rezoning/TIA application dated July 18,
2005, revised August 5, 2005, addresses transportation concerns associated with this request. Before
development, this office will require a complete set of construction plans detailing entrance designs,
drainage features, and traffic flow data from the I.T.E Trip Generation Manual, Seventh Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, and off -site roadway improvements and drainage. Any work
performed on the State's right-of-way must be covered tinder a land use permit. This permit is issued
by this office and requires an inspection fee and surety bond coverage.
Fire Marshal: Water Supply (i.e. fire hydrants) will need to be addressed when site plan is submitted.
Plan approval recommended.
Public Works Department: Please see attached letter dated July 26, 2005 and signed by Harvey E.
Straivsnyder, Jr., P.E., Director of Public Works.
Frederick County Inspections: (No comment sheet received)
Frederick -Winchester Service Authority: Water and sewer must be brought to the site from the east
side of I-81.
Sanitation Authority: No comment.
Frederick -Winchester Health Department: The Health Department has no objection to the request as
long as public water and sewer are provided.
Department of Parks & Recreation: No comment.
Department of GIS: (No comment sheet received)
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon build -out.
Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it
will not impact operations at the Winchester Regional Airport.
Frederick County Attorney: (No comment sheet received)
Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the
proposal does not significantly impact historic properties and it is not necessary to schedule a formal
review of the rezoning application by the I-IRAB.
0 0
Rezoning #14-05 — JCA IV Whitehall, LLC
September 30, 2005
Page 3
Planning & Zoning:
1) Site History
On December 12, 1990, the Frederick County Board of Supervisors approved Rezoning
application #009-90 of Whitehall Business Park for the rezoning of 15.03 acres from RA (Rural
Area) to M-1 (Light Industrial) and 34.25 acres from RA (Rural Areas) to B-3 (Industrial
Transition). This was a proffered rezoning application (a copy of the original proffers is
included in this agenda package). A Master Development Plan, MDP #003-96, was
subsequently approved for the development of the Whitehall Business Park on June 6, 1996.
The Master Development plan identified the development of the Whitehall Business Park within
two phases and also envisioned the creation of eight lots. The first five lots were identified as
being within the B3 (Industrial Transition) District and the remaining three lots, lots six, seven,
and eight, within the MI (light Industrial) District. Lots six, seven, and eight totaling 15.03
acres are one part of this rezoning application. It is the applicants desire to modify the proffers
associated with these three parcels and is therefore requesting a rezoning from M1 (Light
Industrial) to M1 (Light Industrial) with modified proffers.
In addition, the applicant -s requesting the rezoning of five acres from RA (Rural Areas) to M1
(Light Industrial) District with proffers. On July 8, 2005, a Boundary Line Adjustment Plat was
approved by Frederick County that added five acres to lot 8 of the Whitehall Business Park. The
five acres was adjusted from the adjoining parcels 33-A-89 and 33-A-90 owned by Fruit Hill
Orchard, LLC. As shown on the exhibits accompanying this rezoning application, the addition
of this five acre piece of land created a more regularly shaped lot and a lot which is more
developable under the M 1 (Light hldust•ial) zoning classification. The net result of this rezoning
application would be a 20.035 acre parcel that is zoned M 1 (light Industrial) with new proffers.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living enviroru-nent within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
Land Use
The parcels comprising this rezoning application are located within the County's Sewer and
Water Service Area (SWSA). The Sewer and Water Service Area defines the general area in
which more intensive forms of planned commercial, and industrial development will occur. In
addition, the JCA IV Whitehall, LLC property is located within the area encompassed by the
Northeast Frederick Land Use Plan.
Rezoning 414-05 — JCA IV Whitehall, LLC
September 30, 2005
Page 4
The Northeast Frederick Land Use Plan envisions commercial land uses on the property. The
JCA IV Whitehall, LLC Property application proposes a rezoning of light industrial/commercial
land use which provides for a large area of commercial opportunity in conjunction with the
Interstate 81 and Exit 323. A goal of the Northeast Frederick Land Use Plan is to provide for
interstate business development opportunities to take advantage of the interstate and its
interchanges. In addition, the Plan encourages industrial uses to locate within master planned
areas. The Comprehensive Plan further identifies that new industrial uses should be located near
interchanges and in the vicinity of existing industrial areas and parks where appropriate access
and facilities are available. The Comprehensive Plan seeks to provide for quality business and
industrial areas.
The addition of the five acres of RA (Rural Areas) land into the Whitehall Business Park under
the M I (Light Industrial) zoning classification would be consistent with the existing Whitehall
Business Park development and would further the land use goals of the Comprehensive Plan.
Transportation
The Frederick County Northeast Land Use Plan provides the guidance regarding future arterial
and collector road connections in the Northeastern portion of the County by identifying needed
connections and locations. Plans for new development should provide for the right-of-ways
necessary to implement planned road improvements and new roads shown on the road plan
should be constructed by the developer when warranted by the scale, intensity, or impacts of the
development. Existing roads should be improved as necessary by adjacent development to
implement the intentions of the plan (Comprehensive Plan 7-6).
3) Site Suitability/Environment
The 20-acre site has approximately 1940 feet of frontage along Interstate 81. Located about 350
feet south of the intersection of Rest Church Road (Route 669) and Zachary Ann Lane, and in
the immediate vicinity of Exit 323 of Interstate 81, the subject property is ideally located to take
advantage of the business development opportunities provided by the interstate. The
development of such an opportunity is an objective of the Northeast Land Use Plan.
The acreage that makes up this property does not contain areas of steep slopes. The property
does contain areas of mature woodlands, primarily on lot 8. Efforts have been made by the
applicant in the Proffer Statement to minimize the disturbance of areas of mature woodlands
along the southern perimeter of the property and along the Interstate 81 frontage.
The Frederick County Rural Landmarks Survey does not identify potentially significant historic
resources or historic district on, or within, the proximity of this acreage.
Rezoning 414-05 — JCA IV Whitehall, LLC
September 30, 2005
Page 5
4) Potential Impacts
Potential Impact Summary.
In evaluating the JCA IV Whitehall, LLC rezoning application it is very important to recognize
that 15.03 acres are presently zoned M1 (Light Industrial). The impacts associated with this
acreage were generally addressed with the County's approval of Rezoning Application #009-90
for the Whitehall Business Park and the subsequent development of the 52 acre Whitehall
Business Park. The applicant is proposing to construct a Caterpillar Maintenance and Sales
Facility which will be located on the area of the property that is presently zoned M1 (Light
hldustrial). The addition of the five acres would enable a greater amount of flexibility in the
design and layout of the site and facility.
While the impacts associated with the entire project should be evaluated, the greatest change in
land use is with the proposed change of five acres from RA (Rural Areas) to MI (Light
hldustrial). The application does not specifically proffer a use or building square footage for the
five acres. With this in mind, the maximum possible business and industrial intensity, based on
trip generation and fiscal impact on capital facilities identified in the rezoning application
package that could be generated by this five acre parcel is approximately 24, 750 square feet of
general office use per acre of use. This would total 123,750 square feet of General Office Use.
The Fiscal impact model was run based upon the development of the twenty acre parcel in its
entirety to provide the County and the applicant with an overall understanding of the impact of
the project. Consideration should be given to the impacts of this rezoning request with
particular attention to the five acres that is requested to be modified from RA(Rural Areas) to
M1 (Light Industrial).
A. Transportation
The applicant has evaluated the transportation impacts associated with this rezoning application
and the development of the property. In conjunction with the Virginia Department of
Transportation it was determined that a more detailed Traffic analysis would not be required.
This determination was primarily based upon the limited scope of the rezoning application, the
improvements provided with the development of the Whitehall Business Park, and the recently
completed improvements to Rest Church Road (Route 669) and its interchange with Interstate
81. The applicant has addressed the intersection of Rest Church Road (Route 669) and Zachary
Ann Lane. In addition, the applicant has identified improvements that will be made to Zachary
Ann Lane to address the concerns of the Virginia Department of Transportation. All of the
transportation improvements identified in the proffer statement will be implemented prior to the
issuance of an occupancy permit for the proposed facility.
The Master Development Plan for the Whitehall Business Park envisions Zachary Ann Lane
running to the northern limits of Lot 8. The development of the rezoned property will involve
extending Zachary Ann Lane to their property which is at the northern limits of Lot 6. This
modification to Zachary Ann Lane proposed by the applicant will be achieved in conjunction
with the Master Development Plan process. The addition of this acreage to the Whitehall
Business Park will entail a modification to the Master Development Plan.
Rezoning #14-05 — JCA IV Whitehall, LLC
September 30, 2005
Page 6
B. Sewer and Water
New commercial land uses located within the Northeast Frederick Land Use Plan are
recommended to be developed with public water and sewer service. Individual package
treatment plants are prohibited as a means to accommodate new commercial development.
Unlike the original Whitehall Business Park rezoning application for this property, this current
application, RZ14-05, provides for the development of, and connection to, the public water and
sewer system in a manner consistent with the Comprehensive Plan.
The applicant has been participating with the Sanitation Authority to make the extension of
water and sewer to the Whitehall Business Park possible. It is anticipated that the five acre
portion of the rezoning application could generate approximately 18,595 gallons per day of
sewage flow and 37,190 gallons per day of water usage. However, it should be recognized that
the building that is anticipated to be constructed on the site will be located entirely on the
portion of the property that is currently zoned M 1 (Light Industrial). Wastewater generated by
this project will be treated at the Opequon Waste Water Treatment Plant. The applicant has
stated that they will be using a water reclamation system for operations associated with this
development.
C. Community Facilities
The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs
associated with various types of development proposals presented to the County. The projected
costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff s Office and for
the Administration Building are calculated and provided to the applicant for their consideration.
As noted previously, the Fiscal impact model was run based upon the development of the
twenty acre parcel in its entirety to provide the County and the applicant with an overall
understanding of the impact of the project. The Fiscal Impact Model output for this project
indicates a net positive fiscal impact. However, in recognition of the impacts that may be
realized by the community to the Fire and Rescue services, the applicant has proffered a
contribution in the amount of $0.015 per square foot of structural development on the property.
5) Proffer Statement — Dated August 8, 2005 (Revised August 18,2005)
The proffers provided with the .1VA IV Whitehall, LLC. rezoning application replace those
which previously applied to the 15.03 acres presently zoned M 1 (Light Industrial). The original
proffers were previously proffered with Rezoning #009-90. This proffer statement is applicable
to the entire 20.035 acres, including the five acres of RA (Rural Areas) zoned land.
A) Transportation
The applicant has not provided a generalized development plan for this application as no new
road connections are to be provided. However, an exhibit has been offered that illustrates the
proffers in general. The applicant has proffered to address the road configuration at the
intersection of Rest Church Road and Zachary Ann Lane to the satisfaction of VDOT, to
0
Rezoning #14-05 — JCA IV Whitehall, LLC
September 30, 2005
Page 7
construct and pave Zachary Ann Lane from Rest Church Road to Lot 6 of the Whitehall
Business Park, and to add additional improvements to Zachary Ann Lane.
LOU
Water and Sewer
The applicant has proffered to extend public water and sewer service from the east side of
Interstate 81 to their development to the satisfaction of the Frederick County Sanitation
Authority.
C) Landscaping and Tree Preservation
The applicant has proffered to provide a 50'woodlands buffer along the southern property line
of the property to be rezoned. In addition, the applicant has proffered to maintain a variable
width buffer for the purpose of maintaining existing trees along the Interstate 81 frontage of Lot
8.
D) Monetary Contribution
The applicant has proffered a monetary contribution in the amount of $0.015 per building
square foot to Frederick County to offset the impacts generated on Frederick County's Fire and
Rescue Services.
STAFF CONCLUSIONS FOR 09/21/05 PLANNING COMMISSION MEETING:
The JCA IV Whitehall, LLC. rezoning application is generally consistent with the goals of the
Comprehensive Plan as described in the staff report. The Planning Commission should ensure that any
impacts associated with this rezoning request have been fully addressed by the applicant.
PLANNING COMMISSION SUMMARY AND ACTION OF THE 09/21/05 MEETING:
The applicants provided a powerpoint presentation highlighting their company and the proposed project.
Commission members inquired about the water reclamation system and how it would function; they
also asked how the residue, such as oil skim or other by-products, would be accumulated and disposed.
The applicants described the water reclamation system they anticipate installing, noting that
approximately 50-60% of wash water will be recycled within the truck wash and almost 100% of the
wash -pit water for heavy equipment will be recycled. The applicants commented that their wash -pit
water is tested every 18 months for contaminants. They said that primarily dirt and mud comes off of
the tractors, which is non -hazardous and can be disposed of normally. The applicants stated that an oil -
water separator will be internal to the building within the truck wash. A Commission member asked
about oil -water separators in the parking lot area. The applicants said they had considered it, but were
not that far along in the design process.
There were no public comments. The Planning Commission unanimously recommended approval of
the rezoning with the proffers offered by the applicant.
(Note: Commissioners Straub and Triplett were absent from the meeting.)
OUTPUT MODULE
APPLICANT: Albin Tractor
LAND USE TYPE Industrial
REAL EST VAL $8,133,927
FIRE & RESCUE = 1
Fire and Rescue Department ---
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
Public Library
Sheriffs Offices
Administration Building
Other Miscellaneous Facilities
SUBTOTAL
LESS: NET FISCAL IMPACT
NET CAP. FACILITIES IMPACT
Net Fiscal Impact
Costs of
Impact Credit:
Required
(entered in
Capital Faciltiies
col sum only)
$43,318
$0
$0
$0
$0
$0
$0
$0
$0
$43,318
$778,163
Credits to be Taken for Future Taxes Paid (NPV)
Total Potential
Adjustment For
Cur. Budget
Cur. Budget Cap.
Future CIP/
Tax Credits
Revenue-
Net Capital
Net Cost Per
Oper Cap Equip
Expend/Debt S.
Taxes. Other
(Unadiusted)
Cost Balance
Facilities Impact
Dwelling Unit
$0
$0
$43,318
#DIV/0!
$0
$0
$0
$0
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$1,870
$0
$0
$1,870
$1,870
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$4,483
$4,949
$9,432
$9,432
$0
#DIV/01
$6,352
$4,949
$0
$11,302
$11,302
$32,016
#DIV/0!
$778,163
$778,163
($778.163)
#DIV/01
$0
#DIV/0!
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal =
PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
METHODOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
(zero if negative); included are the one-time taxes/fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg. for all residential development).
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
NOTES: Model Run Date 08/05/05
Project Description: Assumes 120,000 square feet on 20 acres zoned M1 District.
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
1.000
1.342
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0 •
COUNTY of FREDERICK
Department of Public Works
540/665-5643
July 26, 2005 FAX: 540/678-0682
Mr. David E. Lellock, P.E., L.S.
Urban Engineering and Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, Virginia 22602
RE: Rezoning Application for JCA IV Whitehall, LLC
Frederick County, Virginia
Dear Mr. Lellock:
We have completed our review of the proposed rezoning of approximately five (5) acres from RA
to M-1 and offer the following comments:
Refer to page 1, Introduction: Indicate who will be responsible for improving Zachary
Ann Lane from Route 669 (Rest Church Road) to Lot 6. These improvements shall be
implemented prior to granting a building permit for the proposed facility.
2. Refer to page 2, Sewage Conveyance and Water Supply: The discussion indicates that
Urban Engineering will design an eight (8) inch sanitary sewer line and a 12 inch water
line to serve the proposed site. Indicate who will be responsible for constructing these
utility lines.
3. Refer to page 2, Drainage: Indicate if oil separators will be implemented as part of the
stormwater collection system to prevent the off -site migration of petroleum products.
4. Refer to page 2, Solid Waste Disposal Facilities: Complete the calculation to determine the
impact on our regional landfill facility. Also, indicate who will be responsible for the
collection and transport of the solid waste.
I can be reached at 722-8214 if you have any questions regarding the above comments.
Sincerely,
C "
Harvey . trawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
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BURKHART PROPERTIES, LLC R
33A 1 8
COOK, MICHAEL 0. & BETTY L
33 A 104
33A 1 7 DEHAVEN, MANUELC
DAUGHERTY, WILLIAM B JR
33A
DAUGHERTY, WILLIAM B JR
33A 1 5
SCRIVENER, ANNIE B
13 A 133A / 4
R& ELLIS ST
CLARK, PAUL E SR 8 SHIRLEY (WART 0
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WH?SNACK, SMIRL EY
DARK.33 PqU A 1010 M_
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33 A 100 I
YEN, M DO C 33 A 101 O'DONNELL, WILLIAM E a BRENDAG
DEHAVEN, MANUEL C.
I 31 A 101
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03/11/2005 14: 53
54045610
URBAN ENGINEING
PAGE 02/05
REZONING APPLICATION FORM
f REDERICK COUNTY, VIRGINI.A
he completed by Planning SIq#' co
Fee Amount Paid S 2 5" 0
ling Amendment N tuber Date Received
Hearing Date .� BOS Hearing Date>O ba
The r)ilo»•in,�r injormation.hall he provided by the appliram.
AUG 12 2005
All parcel idti:nti 1 ication 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:
ani; JCA IV White Hall, LLC.
Address: 8531 Pulaski Highway
Baltimore_ , MD 21237
Contacts Robert Marano
2. Property (honer (if different than above)
Name.
Address:
3. Contact person if other than above
Telephone: 410-780-7200
Telephone:
Nailze: David E. Lellock _ � elcphnnc: 540-450-0211
4. Checklist: Check the following items that have been included with this application.
Location map Agency (-omments
I'lat ---- Pecs --_
Deed (o property _..._ impact Analysis Statement -__-_--
Verification of taxes paid Proffer Statement
0
108/11/2005 14:53
54045Ft�210
URBAN ENGINEI JG
PAGE 03/05
5. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list helow all owners or parties in intere..st of the land to be rezoned:
JCA IV Whitehall, LLC.
6. A) Current Use of the Property: Vacant; Zoned RA
B) Proposed Use of the Property: Caterpillar Maintenance and Sales Facilit)
7. Adjoining Property:
PARCEL 11) N -1 NIBER
See Attachment "A"
USE
ZONING
8. Location: The property is located of (give exact location based on nearest road and distance
from rieare:st intersection, using road names and route numbers):
Approximately 950 feet west from interchange 323 on 1.81 then_
approximately 2560 south along proposed Zachary Ann Lane
�08/11/2005 14:53
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URBAN ENGINE#G
PAGE 04/05
nformation to he 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 willuse the maximum possible density or intensity scenario for the proposed Zoning
District as described on Page y of the application package.
1.
9. Parcel identification/Location: Parcel Identification Number 33 U 6,7,8
Districts
33� g
Magisterial: Stonewall___.__—____
Fire Set-, ice. Clearbrook_ _.-.
Rcscue yen icc: Clearbrook
lligh School; James Wood
Middle School: James Wood
f?lementary School: Stonewall
10. Zoning Change: List the acreage included in each new zoning category heing requested.
Acres
Current Zoning
"toning Requested
5.00
RA
M-1
15.035
M-1
M-1 / No Change
20.035
Total acreage to be rezoned
i I. The folio,-N ins( info►r►nation should be provided according to the type of rezoning
proposed:
Number of Units Promised
Single Fancily homes: _ Townhome-: -_ Multi -Family:
Non -Residential Lots: Mobile llome: hotel Rooms:
Marc Footauc. of Proposed Uses
Ofiicc: _ SctA-iceStation:
Retail. _ __—.-_- Manu('acluring:
Restaurant: Warehouse: 120,000
01 her:
13
�08/11/2005 14:53 54045W U I_RBAH ENGINE#G PAGE 05/05
12. Signature:
I (eve.), the undersigned, do hereby respecifully mare appheation and petition the. Fkedm%
Aunty Board of Supervisors to amend the zoning ordinance and to change the zoning neap
of 1-`rcderick County, Virginia. I (\vc) au0iorize Frederick County officials to enter the
property fc)r site inspection purposes.
I understand that the sign issued when this application is subm.itted must be placed at
the front propci-ty We at least seven days prier to the Planning Commission, public hearing
and the board of'Supervisors` p"blic hearing and mahitalned so as to be Visible .front the road
right-ol=way llnt.il the hearing,.
I (wc) hereby certify that this applieatlon and its accompanying malerials are (rue alld
acl'.1ume to the best ofilly (9111-) knowledge.
Date:
Date:
Owner(sy _ Date:
Date:
ATTACMENT "A"
Adjoining Property Informatio
JCA IV White Hall, LLC
Parcel ID Number
Use
Zoning
Name
Address
33-A-88
RA
David K. & Brenda S. Gray
P.O. Box 40
Clearbrook, VA 22624
33-A-89 & 33-A-90
RA
Fruit Hill Orchard, Inc.
P.O. Box 2368
Winchester, VA 22604
33-9-1
B3
CFJ Properties - DBA Flying J Travel
Attn: Tax Dept.
P.O. Box 150310
O den, UT 84415
33-9-4
M1
A B White Hall, LLC
% 8531 Pulaski Highway
33-9-6; 33-9-7
& 33-9-8
M1
JCA IV White Hall, LLC
8531 Pulaski Highway
Baltimore, MD 21237
33-5-21 & 33-5-22
RA
Robin L.V. & Joan F. Kibler
172 Ruebuck, Road
Clearbrook, VA 22624
33-5-23
RA
Roy A. Cooper
224 Ruebuck Road
Clearbrook, VA 22624
33-5-24
RA
Greggory S. Grove
280 Ruebuck Road
Clearbrook, VA 22624
23-A-17
RA
The Interstate Orchard, Inc.
P.O. Box 2368
Winchester, VA 22604
23-A-14
RA
Edward L., Jr. & Nancy Lee Bulter
1333 Rest Church Road
Clearbrook, VA 22624
23-A-13
RA
Edward L. Butler, Jr. & ETAL
1333 Rest Church Road
Clearbrook, VA 22624
23-8-14
RA
Basma Khalid
1287 Rest Church Road
Clearbrook, VA 22624
23-8-15
RA
Kevin L. & Tammy F. Enns
114 Ruebuck Road
Winchester, VA 22624
33-A-100
RA
Manuel C. Dehaven
4273 Martinsburg Pike
Clearbrook, VA 22624
33-A-101 D
& 33-A-101 C
RA
Paul E., Sr. & Shirley Clark
4317 Martinsburg Pike
Clearbrook, VA 22624
33-A-101 B
RA
Burkhart Properties, LLC
P.O. Box 37
Clearbrook, VA 22624
Sheet 1 of 2
0 ATTACMENT "A" 0
Adjoining Property Information
JCA IV White Hall, LLC
Parcel ID Number
Use
Zoning
Name
Address
33-A-97; 33-A-98;
33-A-99 &
33-A-101 A
M1
Riemer Electra Steam, Inc.
P.O. Box 37
Clearbrook, VA 22624
33-A-96 & 33-A-96A
RA
Robert W. & Virginia G. Compton
4455 Martinsburg Pike
Clearbrook, VA 22624
33-A-95
RA
Timothy William Johnson
4469 Martinsburg Pike
Clearbrook, VA 22624
33-9-5
B3
Professional Mobile Home Brokers
1790 Berryville Pike
Winchester, VA 22603
Sheet 2 of 2
REZONING APPLICATION 914-05
JCA IV WHITEHALL, LLC
Staff Report for the Planning Commission
Prepared: September 8, 2005
Staff Contact: Michael T. Ruddy, Deputy Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 09/21/05 Pending
Board of Supervisors: 10/12/05 Pending
PROPOSAL: To rezone 5.00 acres from RA (Rural Areas) District to M1 (Light Industrial) District
and 15 acres from M1 (Light Industrial) District to M1 (Light Industrial) District with modified
proffers.
LOCATION: The property is located approximately 950 feet west from interchange 323 off I-81,
approximately 2,560 feet south of Rest Church Road, along proposed Zachary Aml Lane.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 33-9-8, 33-9-7, and 33-9-6
PROPERTY ZONING: RA (Rural Areas) District and M1 (Light Industrial) District.
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: B3 (Industrial Transition)
South: RA (Rural Areas)
East: Interstate 81 /M 1 /RA
West: RA (Rural Areas)
Use: Vacant
Use: Residential
Use: Business Park/Residential/Vacant
Use: Orchard
PROPOSED USES: M 1 (Light Industrial) District Uses - Caterpillar Maintenance and Sales Facility
Rezoning # 14-05 - JCA IV Whitehall, LLC
September 8, 2005
Page 2
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Routes 669 and Rest Church Road. This route is the VDOT
roadway which have been considered as the access to the property referenced. VDOT is satisfied that
the transportation proffers offered in the JCA IV Whitehall, LLC Rezoning/TIA application dated July
18, 2005, revised August 5, 2005, addresses transportation concerns associated with this request.
Before development, this office will require a complete set of construction plans detailing entrance
designs, drainage features, and traffic flow data from the I.T.E Trip Generation Manual, Seventh
Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-
way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work
performed on the State's right-of-way must be covered under a land use permit. This permit is issued
by this office and requires an inspection fee and surety bond coverage.
Fire Marshal: Water Supply (i.e. fire hydrants) will need to be addressed when site plan is submitted.
Plan approval recommended.
Public Works Department: Please see attached letter dated July 26, 2005 and signed by Harvey E.
Strawsnyder, Jr., P.E., Director of Public Works.
Frederick County Inspections: (No comment sheet received)
Frederick -Winchester Service Authority: Water and sewer must be brought to the site from the east
side of I-81.
Sanitation Authority: No comment.
Frederick -Winchester Health Department: The Health Department has no objection to the request as
long as public water and sewer are provided.
Department of Parks & Recreation: No comment.
Department of GIS: (No comment sheet received)
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon build -out.
Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it
will not impact operations at the Winchester Regional Airport.
Frederick County Attorney: (No comment sheet received)
Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the
proposal does not significantly impact historic properties and it is not necessary to schedule a formal
review of the rezoning application by the HRAB.
0 i
Rezoning #14-05 — JCA IV Whitehall, LLC
September 8, 2005
Page 3
Planning & Zoning:
1) Site History
On December 12, 1990, the Frederick County Board of Supervisors approved Rezoning
application #009-90 of Whitehall Business Park for the rezoning of 15.03 acres from RA (Rural
Area) to M-1 (Light Industrial) and 34.25 acres from RA (Rural Areas) to B-3 (Industrial
Transition). This was a proffered rezoning application (a copy of the original proffers is
included in this agenda package). A Master Development Plan, MDP #003-96, was
subsequently approved for the development of the Whitehall Business Park on June 6, 1996.
The Master Development plan identified the development of the Whitehall Business Park within
two phases and also envisioned the creation of eight lots. The first five lots were identified as
being within the B3 (Industrial Transition) District and the remaining three lots, lots six, seven,
and eight, within the M1 (light Industrial) District. Lots six, seven, and eight totaling 15.03
acres are one part of this rezoning application. It is the applicants desire to modify the proffers
associated with these three parcels and is therefore requesting a rezoning from M1 (Light
Industrial) to Ml (Light Industrial) with modified proffers.
In addition, the applicant is requesting the rezoning of five acres from RA (Rural Areas) to M1
(Light Industrial) District with proffers. On July 8, 2005, a Boundary Line Adjustment Plat was
approved by Frederick County that added five acres to lot 8 of the Whitehall Business Park. The
five acres was adjusted from the adjoining parcels 33-A-89 and 33-A-90 owned by Fruit Hill
Orchard, LLC. As shown on the exhibits accompanying this rezoning application, the addition
of this five acre piece of land created a more regularly shaped lot and a lot which is more
developable under the M 1 (Light Industrial) zoning classification. The net result of this rezoning
application would be a 20.035 acre parcel that is zoned M1 (light Industrial) with new proffers.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
I mid T No
The parcels comprising this rezoning application are located within the County's Sewer and
Water Service Area (SWSA). The Sewer and Water Service Area defines the general area in
which more intensive forms of planned commercial, and industrial development will occur. In
addition, the JCA IV Whitehall, LLC property is located within the area encompassed by the
Northeast Frederick Land Use Plan.
•
Rezoning #14-05 — JCA IV Whitehall, LLC
September 8, 2005
Page 4
The Northeast Frederick Land Use Plan envisions commercial land uses on the property. The
JCA IV Whitehall, LLC Property application proposes a rezoning of light industrial/commercial
land use which provides for a large area of commercial opportunity in conjunction with the
Interstate 81 and Exit 323. A goal of the Northeast Frederick Land Use Plan is to provide for
interstate business development opportunities to take advantage of the interstate and its
interchanges. In addition, the Plan encourages industrial uses to locate within master planned
areas. The Comprehensive Plan further identifies that new industrial uses should be located near
interchanges and in the vicinity of existing industrial areas and parks where appropriate access
and facilities are available. The Comprehensive Plan seeks to provide for quality business and
industrial areas.
The addition of the five acres of RA (Rural Areas) land into the Whitehall Business Park under
the M1 (Light Industrial) zoning classification would be consistent with the existing Whitehall
Business Park development and would further the land use goals of the Comprehensive Plan.
Transportation
The Frederick County Northeast Land Use Plan provides the guidance regarding future arterial
and collector road connections in the Northeastern portion of the County by identifying needed
comnections and locations. Plans for new development should provide for the right-of-ways
necessary to implement planned road improvements and new roads shown on the road plan
should be constructed by the developer when warranted by the scale, intensity, or impacts of the
development. Existing roads should be improved as necessary by adjacent development to
implement the intentions of the plan (Comprehensive Plan 7-6).
3) Site Suitability/Environment
The 20-acre site has approximately 1940 feet of frontage along Interstate 81. Located about 350
feet south of the intersection of Rest Church Road (Route 669) and Zachary Am-1 Lane, and in
the immediate vicinity of Exit 323 of Interstate 81, the subject property is ideally located to take
advantage of the business development opportunities provided by the interstate. The
development of such an opportunity is an objective of the Northeast Land Use Plan.
The acreage that makes up this property does not contain areas of steep slopes. The property
does contain areas of mature woodlands, primarily on lot 8. Efforts have been made by the
applicant in the Proffer Statement to minimize the disturbance of areas of mature woodlands
along the southern perimeter of the property and along the Interstate 81 frontage.
The Frederick County Rural Landmarks Survey does not identify potentially significant historic
resources or historic district on, or within, the proximity of this acreage.
Rezoning #14-05 — JCA IV Whitehall, LLC
September 8, 2005
Page 5
4) Potential Impacts
Potential Impact Summaiv.
In evaluating the JCA IV Whitehall, LLC rezoning application it is very important to recognize
that 15.03 acres are presently zoned M1 (Light Industrial). The impacts associated with this
acreage were generally addressed with the County's approval of Rezoning Application #009-90
for the Whitehall Business Park and the subsequent development of the 52 acre Whitehall
Business Park. The applicant is proposing to construct a Caterpillar Maintenance and Sales
Facility which will be located on the area of the property that is presently zoned M1 (Light
Industrial). The addition of the five acres would enable a greater amount of flexibility in the
design and layout of the site and facility.
While the impacts associated with the entire project should be evaluated, the greatest change in
land use is with the proposed change of five acres from RA (Rural Areas) to M1 (Light
Industrial). The application does not specifically proffer a use or building square footage for the
five acres. With this in mind, the maximum possible business and industrial intensity, based on
trip generation and fiscal impact on capital facilities identified in the rezoning application
package that could be generated by this five acre parcel is approximately 24, 750 square feet of
general office use per acre of use. This would total 123,750 square feet of General Office Use.
The Fiscal impact model was run based upon the development of the twenty acre parcel in its
entirety to provide the County and the applicant with an overall understanding of the impact of
the project. Consideration should be given to the impacts of this rezoning request with
particular attention to the five acres that is requested to be modified from RA(Rural Areas) to
M1 (Light Industrial).
A. Transportation
The applicant has evaluated the transportation impacts associated with this rezoning application
and the development of the property. In conjunction with the Virginia Department of
Transportation it was determined that a more detailed Traffic analysis would not be required.
This determination was primarily based upon the limited scope of the rezoning application, the
improvements provided with the development of the Whitehall Business Park, and the recently
completed improvements to Rest Church Road (Route 669) and its interchange with Interstate
81. The applicant has addressed the intersection of Rest Church Road (Route 669) and Zachary
Ann Lane. In addition, the applicant has identified improvements that will be made to Zachary
Ann Lane to address the concerns of the Virginia Department of Transportation. All of the
transportation improvements identified in the proffer statement will be implemented prior to the
issuance of an occupancy permit for the proposed facility.
The Master Development Plan for the Whitehall Business Park envisions Zachary Ann Lane
running to the northern limits of Lot 8. The development of the rezoned property will involve
extending Zachary Ann Lane to their property which is at the northern limits of Lot 6. This
modification to Zachary Ann Lane proposed by the applicant will be achieved in conjunction
with the Master Development Plan process. The addition of this acreage to the Whitehall
Business Park will entail a modification to the Master Development Plan.
0 !
Rezoning #14-05 — JCA IV Whitehall, LLC
September 8, 2005
Page 6
B. Sewer and Water
New commercial land uses located within the Northeast Frederick Land Use Plan are
recommended to be developed with public water and sewer service. Individual package
treatment plants are prohibited as a means to accommodate new commercial development.
Unlike the original Whitehall Business Park rezoning application for this property, this current
application, RZ14-05, provides for the development of, and connection to, the public water and
sewer system in a manner consistent with the Comprehensive Plan.
The applicant has been participating with the Sanitation Authority to make the extension of
water and sewer to the Whitehall Business Park possible. It is anticipated that the five acre
portion of the rezoning application could generate approximately 18,595 gallons per day of
sewage flow and 37,190 gallons per day of water usage. However, it should be recognized that
the building that is anticipated to be constructed on the site will be located entirely on the
portion of the property that is currently zoned M1 (Light Industrial). Wastewater generated by
this project will be treated at the Opequon Waste Water Treatment Plant. The applicant has
stated that they will be using a water reclamation system for operations associated with this
development.
C. Community Facilities
The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs
associated with various types of development proposals presented to the County. The projected
costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for
the Administration Building are calculated and provided to the applicant for their consideration.
As noted previously, the Fiscal impact model was run based upon the development of the
twenty acre parcel in its entirety to provide the County and the applicant with an overall
understanding of the impact of the project. The Fiscal Impact Model output for this project
indicates a net positive fiscal impact. However, in recognition of the impacts that may be
realized by the community to the Fire and Rescue services, the applicant has proffered a
contribution in the amount of $0.015 per square foot of structural development on the property.
5) Proffer Statement — Dated August 8, 2005 (Revised August 18,2005)
The proffers provided with the JVA IV Whitehall, LLC. rezoning application replace those
which previously applied to the 15.03 acres presently zoned M1 (Light Industrial). The original
proffers were previously proffered with Rezoning 4009-90. This proffer statement is applicable
to the entire 20.035 acres, including the five acres of RA (Rural Areas) zoned land.
A) Transportation
The applicant has not provided a generalized development plan for this application as no new
road connections are to be provided. However, an exhibit has been offered that illustrates the
proffers in general. The applicant has proffered to address the road configuration at the
intersection of Rest Church Road and Zachary Ann Lane to the satisfaction of VDOT, to
0
0
Rezoning # 14-05 — JCA IV Whitehall, LLC
September 8, 2005
Page 7
construct and pave Zachary Ann Lane from Rest Church Road to Lot 6 of the Whitehall
Business Park, and to add additional improvements to Zachary Ann Lane..
B) Water and Sewer
The applicant has proffered to extend public water and sewer service from the east side of
Interstate 81 to their development to the satisfaction of the Frederick County Sanitation
Authority.
C) Landscaping and Tree Preservation
The applicant has proffered to provide a 50'woodlands buffer along the southern property line
of the property to be rezoned. In addition, the applicant has proffered to maintain a variable
width buffer for the purpose of maintaining existing trees along the Interstate 81 frontage of Lot
8.
D) Monetary Contribution
The applicant has proffered a monetary contribution in the amount of $0.015 per building
square foot to Frederick County to offset the impacts generated on Frederick County's Fire and
Rescue Services.
STAFF CONCLUSIONS FOR 09/21/05 PLANNING COMMISSION MEETING:
The JCA IV Whitehall, LLC. rezoning application is generally consistent with the goals of the
Comprehensive Plan as described in the staff report. The Planning Commission should ensure that any
impacts associated with this rezoning request have been fully addressed by the applicant.
Following the requirement for a public hearing, a recommendation
by the Planning Commission to the Board of Supervisors concerning this rezonin
application would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Planning Commission.
AMENDMENT
Action:
PLANNING COMMISSION: September 21, 2005 - Recommended Approval
BOARD OF SUPERVISORS: October 12, 2005 ID APPROVED ❑ DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING 414-05 OF JCA IV WHITEHALL, LLC
WHEREAS, Rezoning #14-05 of JCA IV Whitehall, LLC, was submitted to rezone 5 acres from RA
(Rural Areas) District to M1 (Light Industrial) District and 15 acres from M1 (Light Industrial) District to
Ml (Light Industrial) District with modified proffers for Caterpillar Maintenance and Sales Facility. The
properties are located approximately 950 feet west from interchange 323 off I-81, approximately 2,560 feet
south of Rest Church Road, along proposed Zachary Ann Lane, in the Stonewall Magisterial District, and
are identified by Property Identification Numbers (PINS) 33-9-6, 33-9-7 and 33-9-8.
WHEREAS, the Planning Commission held a public hearing on this rezoning on September 21, 2005:
and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on October 12, 2005;
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 5 acres from RA (Rural Areas) District to M1 (Light Industrial) District and 15 acres from M1
(Light Industrial) District to M1 (Light Industrial) District with modified proffers for Caterpillar
Maintenance and Sales Facility, 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 442-05
This ordinance shall be in effect on the date of adoption.
Passed this 12th day of October, 2005 by the following recorded vote:
Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye
Gina A. Forrester Aye Gary Dove Aye
Lynda J. Tyler Ayi�__ Bill M. Ewing Aye
Gene Fisher Ayt
A COPY ATTEST
�,l A
114 Jolm' iley, Jr.
Frederick County Administrator
PDRes #42-05
•
Alban Tractor Proffer Statement
REZONING: RZ# 014-05
Rural Area District (RA) to Light Industrial District (M1) with proffers
Light Industrial District (M-1) to Light Industrial District (M1) with Modified
Proffers
PROPERTY: 5 Acres
Portion of Tax Parcels 33-((A))-89 and 33-((A))-90
15.035 Acres Tax Parcels Portion of 33-((9))-8, 33-((9))-7, 33-((9))-6
RECORD JCA IV White Hall, LLC.
OWNERS:
APPLICANT: James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
PROJECT NAME: Alban Tractor White Hall
ORIGINAL August 8, 2005
PROFFER DATE:
REVISION DATES: August 18, 2005
Preliminary Matters
Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the
provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional
zoning, the undersigned applicants hereby proffer that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application #014-05 for the rezoning of 5.0-acres+/- from the
Rural Areas (RA) District to Light Industrial (Ml) District and 15.035 acres from M1 to M1 with
modified proffers. With modified proffers for lots 6, 7 and 8 (previous RZ# 009-90 Dated November 21,
1990). Development of the subject property shall be done in conformity with the terms and conditions set
forth herein, except that such term 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 the said
Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be
deemed withdrawn and have no bonding effect whatsoever. Upon approval of such rezoning, these
proffers shall be binding upon applicants and their successors and assigns.
Prepared by: " Urban Engineering 8L Associates
The subject property, identified as White Hall business Park, and more particularly described as the lands
owned by JCA IV White Hall, LLC. Previously, a portion of Tax Maps 33-((A))-89 and 90 obtained by
friendly boundary line adjustment from Fruit Hill Orchard, LLC and further described by Instrument
#050015193. This is adjacent to 3 lots currently owned by JCA IV located in the White Hall Business
Park currently zoned M-l. These lots are more particularly identified as Tax Map # 39-((9))-6, 7 & 8.
Transportation
The applicant hereby proffers to work with VDoT to develop a lane striping plan to improve traffic
conditions at the existing entrance at Rest Church Road and Zachary Ann Lane. Also, the developer
agrees to the following improvements to Zachary Ann Lane:
1) Construct and pave Zachary Ann Lane from Rest Church Road (Rt.669) to Lot 6 of the White
Hall Business Park. This is to be accomplished according to plans prepared by Ebert and
Associates and approved by VDoT in 1997 to current VDoT standards.
2) Add curb and gutter to the edge of pavement shown on the plans prepared by Ebert &
Associates from the intersection of Rest Church road to a point to be determined by VDoT to
help discourage truck parking and not require the addition of storm drain structures.
3) Place No Parking signs along both sides of Zachary Ann Lane from the entrance on Rest
Church Road south to the end of the adjacent property currently owned by Flying J.
These improvements shall be implemented prior to issuance of occupancy of the proposed facility.
Water and Sanitary Sewer
The Applicant hereby proffers to extend public water and sewer services from a point on the eastern side
of interstate 81 near Duncan run to their area of development. These services have been designed by
Urban Engineering and approved by the Frederick County Sanitation Authority.
Landscapin6 and Tree Preservation
The Applicant agrees to continue the 50' buffer previously shown on Lot 8 of the Preliminary Master
Development plan prepared for the White Hall Business Park along the southern 50' of the property to be
rezoned. In addition the applicant agrees to leave an additional tree buffer along lot 8 abutting Interstate
81. This buffer would be a minimum of five feet to a maximum of twenty feet wide. The actual width
will be determined during final engineering of the site so as to obtain a 3:1 slope and without the use of
retaining walls to allow maximum utilization of storage area.
Monetary Contribution to Offset Impact of Development
The Applicant herby proffers that in the event rezoning application # 014-05 is approved, the applicant or
his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia the following
amount:
$0.015/building square foot
This payment, potentially totaling $1,950 is intended to offset the additional cost to Frederick County, and
more specifically Frederick County Fire and Rescue, due to an increased demand on public services.
August 18, 2005 Alban Tractor Proffer Statement 2 of 3
Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and
successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of
Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land
rezoned in addition to other requirements set forth in the Frederick County Code.
Respectfully Submitted
By: Date: a�
James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
State of Maryland
City/County of To Wit:
The foregoing instrument was acknowledged before me this day of
20b'D by
Notary Public
My Commission Expires �-. - i ^ 0 ('-(,
August 18, 2005 Alban Tractor Proffer Statement 3 of 3
N/F DAVID K. k
BRENDA S. GRAY
33 ((A)) 88
N/F FRUIT HILL ORCHARD, INC.
33 ((A)) 89
— —
/ PROPOSED 35 ACRES TO BE REZONED FROM RA TO MI /--
N/F FRUIT HILL ORCHARD. INC.
33 ((A)) 90
32560' TO REST CHURCH ROAD
�0—
N1154 47-W 1918.53
E 0 1
1 G d
PROPOSED ZACHERY ANN I�
_ 1I LANE DEDICATION
4.
P 1I P
u 1I 1�
i
EXISTING 0 1I 1I LOT61
C EXISTING EXISTING
= LOT B LOT 7
Z I I
VARIABLE BUFFER AREA TO MAINTAIN EXISTING WOODLANDS
(5' MINIMUM TO 20' MAXIMUM)
_.._.._.._ ._.._.._.._.._.._ _. _. _ ._.._.._.._.._.._.._.._..�..._.._.._.._.._.._.._..J
519'26'2O'W 1436.OB' S1926'2O'W 505.69'
INTERSTATE 81 R/W
N/F
PROFESSIONAL MOBILE HOME
BROKERS, INC.
33 ((9)) 5 •
JCA IV WHITE HALL, LLC.
Rezonin Plat
Proffer l xhibit
August 10, 2005 •
GRAPHIC SCALE PREPARED BY
Urban Engineering & Associates, Inc.
( IK BeT) C[VR, ENGINEERS- LANDSCAPE ARCHTTECTS LANDSURVEYORS
1 I-h - IN IL W-h—. VA Ph— (540) 450 0211
FA
PROPOSED 35 ACRES TO BE REZONED FROM RA TO MI /
ZACHARY
I
— _ — _ — EXISTING 60' ZACHARY ANN LANE 1I I
EMENT (31.722 AC.)
TO BE VACATED
'I AT A LATER DATE) '
EXISTING PROPERTY LINES
TO BE VACATED
(AT A LATER DATE) I EXISTING
EXISTING EXISTING PROPERTY LINES I EXISTING LOT 6
LOT 6 TO BE VACATED LOT 7
AT A LATER DATE) I I
JCA IV WHITE HALL,
Items to vacated
Exhibit
•
LLC.
August 10, 2005
GRAPHIC SCALE PBFPARw BY
Urban Engineering & Associates, Inc.
( IN ren) CIVIL EHGR>M-LANDSCAPE ABCHnBCIS LANDSIIBVEYOBS
i 0
Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and
successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of
Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land
rezoned in addition to other requirements set forth in the Frederick County Code.
Respectfully Submitted
By: Date:
James C.'Alban IV
Managing Member
JCA IV White Hall, LLC.
State of Maryland
City/Coin of s�To Wit:
The foregoing instrument was acknowledged before me this day of
20by y.0-4 �- . eS rE.X
Notary Public
My Commission Expires �'-- l— GQk
August 18, 2005 Alban Tractor Proffer Statement 3 of 3
OUTPUT MODULE
APPLICANT: Albin Tractor
LAND USE TYPE Industrial
REAL EST VAL $8,133,927
FIRE & RESCUE = 1
Fire and Rescue Department —
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
Public Library
Sheriffs Offices
Administration Building
Other Miscellaneous Facilities
SUBTOTAL
LESS: NET FISCAL IMPACT
NET CAP. FACILITIES IMPACT
Net Fiscal Impact
Costs of Impact Credit:
Required (entered in
Capital Faciltiies col sum only)
$43,318
$0
$0
$0
$0
$0
$0
$0
$0
$43,318
$778,163
Credits to be Taken for Future Taxes Paid (NPV)
Total Potential
Adjustment For
Cur. Budget
Cur. Budget Cap.
Future CIP/
Tax Credits
Revenue-
Net Capital
Net Cost Per
Oper Cap Equip
Expend/Debt S.
Taxes, Other
(Unadjusted)
Cost Balance
Facilities Impact
Dwelling Unit
$0
$0
$43,318
#DIV/0!
$0
$0
$0
$0
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$1,870
$0
$0
$1,870
$1,870
$0
#DIV/0!
$0
$0
$0
$0
#DIV/0!
$4,483
$4,949
$9,432
$9,432
$0
#DIV/0!
$6,352
$4,949
$0
$11,302
$11,302
$32,016
#DIV/0!
$778,163
$778,163
778 163
#DIV/0!
$0 1
#DIV/07
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX: 1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal =
PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg
--------------------------------------------------------------------------------------------------------------------------- ---------------------------------------------------------------------------
METHODOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
(zero if negative); included are the one-time taxes/fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg. for all residential development).
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
NOTES: Model Run Date 08/05/05
Project Description: Assumes 120,000 square feet on 20 acres zoned M1 District.
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
1.000
1.342
0
0
Alban Tractor Proffer Statement
REZONING: RZ# 014-05 i.I' k;f-
Rural Area District (RA) to 1 District (M1) with proffers
n4wring District (M-1) to 1Viair�rfacturi��istrict (M1) with Modified
Proffers
PROPERTY: 5 Acres
Portion of Tax Parcels 33-((A))-89 and 33-((A))-90
15.035 Acres Tax Parcels Portion of 33-((9))-8, 33-((9))-7, 33-((9))-6
RECORD JCA IV White Hall, LLC.
OWNERS:
APPLICANT: James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
PROJECT NAME: Alban Tractor White Hall
ORIGINAL August 8, 2005
PROFFER DATE:
REVISION DATES: August 18, 2005
Preliminary Matters
Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the
provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional
zoning, the undersigned applicants hereby proffer that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rez ni licattiion #014-05 for the rezoning of 5.0-acres+/- from the
Rural Areas (RA) District to 9n�ritg (M 1) District and 15.035 acres from M 1 to M 1 with
modified proffers. With modified proffers for lots 6, 7 and 8 (previous RZ# 009-90 Dated November 21,
1990). Development of the subject property shall be done in conformity with the terms and conditions set
forth herein, except that such term 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 the said
Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be
deemed withdrawn and have no bonding effect whatsoever. Upon approval of such rezoning, these
proffers shall be binding upon applicants and their successors and assigns.
Prepared by: _fT7 Urban Engineering & Associates
0 •
The subject property, identified as White Hall business Park, and more particularly described as the lands
owned by JCA IV White Hall, LLC. Previously, a portion of Tax Maps 33-((A))-89 and 90 obtained by
friendly boundary line adjustment from Fruit Hill Orchard, LLC and further described by Instrument
#050015193. This is adjacent to 3 lots currently owned by JCA IV located in the White Hall Business
Park currently zoned M-1. These lots are more particularly identified as Tax Map # 39-((9))-6, 7 & 8.
Transportation
The applicant hereby proffers to work with VDoT to develop a lane striping plan to improve traffic
conditions at the existing entrance at Rest Church Road and Zachary Ann Lane. Also, the developer
agrees to the following improvements to Zachary Ann Lane:
1) Construct and pave Zachary Ann Lane from Rest Church Road (Rt.669) to Lot 6 of the White
Hall Business Park. This is to be accomplished according to plans prepared by Ebert and
Associates and approved by VDoT in 1997 to current VDoT standards.
2) Add curb and gutter to the edge of pavement shown on the plans prepared by Ebert &
Associates from the intersection of Rest Church road to a point to be determined by VDoT to
help discourage truck parking and not require the addition of storm drain structures.
3) Place No Parking signs along both sides of Zachary Ann Lane from the entrance on Rest
Church Road south to the end of the adjacent property currently owned by Flying J.
These improvements shall be implemented prior to issuance of occupancy of the proposed facility.
Water and Sanitary Sewer
The Applicant hereby proffers to extend public water and sewer services from a point on the eastern side
of interstate 81 near Duncan run to their area of development. These services have been designed by
Urban Engineering and approved by the Frederick County Sanitation Authority.
Landscaping and Tree Preservation
The Applicant agrees to continue the 50' buffer previously shown on Lot 8 of the Preliminary Master
Development plan prepared for the White Hall Business Park along the southern 50' of the property to be
rezoned. In addition the applicant agrees to leave an additional tree buffer along lot 8 abutting Interstate
81. This buffer would be a minimum of five feet to a maximum of twenty feet wide. The actual width
will be determined during final engineering of the site so as to obtain a 3:1 slope and without the use of
retaining walls to allow maximum utilization of storage area.
Monetary Contribution to Offset Impact of Development
The Applicant herby proffers that in the event rezoning application # 014-05 is approved, the applicant or
his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia the following
amount:
$0.015/building square foot
This payment, potentially totaling $1,950 is intended to offset the additional cost to Frederick County, and
more specifically Frederick County Fire and Rescue, due to an increased demand on public services.
August 18, 2005 Alban Tractor Proffer Statement 2 of 3
Alban Tractor Proffer Statement
REZONING: RZ# 014-05
Rural Area District (RA) to General Industrial District (M 1) with proffers
Manufacturing District (M-1) to Manufacturing District (M1) with Modified
Proffers
PROPERTY: 5 Acres
Portion of Tax Parcels 33-((A))-89 and 33-((A))-90
15.035 Acres Tax Parcels Portion of 33-((9))-8, 33-((9))-7, 33-((9))-6
RECORD JCA IV White Hall, LLC.
OWNERS:
APPLICANT: James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
PROJECT NAME: Alban Tractor White Hall
ORIGINAL August 8, 2005
PROFFER DATE:
REVISION DATES: August 18, 2005
Preliminary Matters
Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the
provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional
zoning, the undersigned applicants hereby proffer that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application #014-05 for the rezoning of 5.0-acres+/- from the
Rural Areas (RA) District to General Manufacturing (M1) District and 15.035 acres from M1 to M1 with
modified proffers. With modified proffers for lots 6, 7 and 8 (previous RZ# 009-90 Dated November 21,
1990). Development of the subject property shall be done in conformity with the terms and conditions set
forth herein, except that such term 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 the said
Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be
deemed withdrawn and have no bonding effect whatsoever. Upon approval of such rezoning, these
proffers shall be binding upon applicants and their successors and assigns.
Prepared by: m Urban Engineering & Associates
The subject property, identified as White Hall business Park, and more particularly described as the lands
owned by JCA IV White Hall, LLC. Previously, a portion of Tax Maps 33-((A))-89 and 90 obtained by
friendly boundary line adjustment from Fruit Hill Orchard, LLC and further described by Instrument
#050015193. This is adjacent to 3 lots currently owned by JCA IV located in the White Hall Business
Park currently zoned M-1. These lots are more particularly identified as Tax Map # 39-((9))-6, 7 & 8.
Transportation
The applicant hereby proffers to work with VDoT to develop a lane striping plan to improve traffic
conditions at the existing entrance at Rest Church Road and Zachary Ann Lane. Also, the developer
agrees to the following improvements to Zachary Ann Lane:
1) Construct and pave Zachary Ann Lane from Rest Church Road (Rt.669) to Lot 6 of the White
Hall Business Park. This is to be accomplished according to plans prepared by Ebert and
Associates and approved by VDoT in 1997 to current VDoT standards.
2) Add curb and gutter to the edge of pavement shown on the plans prepared by Ebert &
Associates from the intersection of Rest Church road to a point to be determined by VDoT to
help discourage truck parking and not require the addition of storm drain structures.
3) Place No Parking signs along both sides of Zachary Ann Lane from the entrance on Rest
Church Road south to the end of the adjacent property currently owned by Flying J.
These improvements shall be implemented prior to issuance of occupancy of the proposed facility.
Water and Sanitary Sewer
The Applicant hereby proffers to extend public water and sewer services from a point on the eastern side
of interstate 81 near Duncan run to their area of development. These services have been designed by
Urban Engineering and approved by the Frederick County Sanitation Authority.
Landscaping and Tree Preservation
The Applicant agrees to continue the 50' buffer previously shown on Lot 8 of the Preliminary Master
Development plan prepared for the White Hall Business Park along the southern 50' of the property to be
rezoned. In addition the applicant agrees to leave an additional tree buffer along lot 8 abutting Interstate
81. This buffer would be a minimum of five feet to a maximum of twenty feet wide. The actual width
will be determined during final engineering of the site so as to obtain a 3:1 slope and without the use of
retaining walls to allow maximum utilization of storage area.
Monetary Contribution to Offset Impact of Development
The Applicant herby proffers that in the event rezoning application # 014-05 is approved, the applicant or
his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia the following
amount:
$0.015/building square foot
This payment, potentially totaling $1,950 is intended to offset the additional cost to Frederick County, and
more specifically Frederick County Fire and Rescue, due to an increased demand on public services.
August 18, 2005 Alban Tractor Proffer Statement 2 of 3
Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and
successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of
Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land
rezoned in addition to other requirements set forth in the Frederick County Code.
Respectfully Submitted
By Date: — 05
James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
State of Maryland
City/Cotes of 4 1, ,., &,N g To Wit:
The foregoing instrument was acknowledged before me this �7 day of
20 0 by ,�.1. o C , (� Q JU-r, ,. _ —1V—
My Commission Expires
r&--\-09
Notary Public
August 9, 2005 Alban Tractor Proffer Statement 3 of 3
r
N/F FRUIT HILL ORCHARD. INC. / N/F FRUIT HILL ORCHARD. INC.
33 ((A)) 89 33 ((A)) 90
�ROPOSED 25 ACRES TO BE REZONED FROM RA TO MI�
_____— /, 12560• TO REST CHURCH ROAD
ZACHARY
N1134'47'W TyAB'S3' �
5I E
I I�
PROPOSED ZACHERY ANN
zIC _ I LANE DEDICATION h PROFESSIONAL MOBILE H�
BROK S) INC.
33 9 5
N/F DAVID K. a
BRENDA S. GRAY ;�� •J
33 ((A)) 88 r g o �I EXISTING '
i [ EXISTING I EXISTING LOT 6
oZ LOT 8 LOT 7
N ' i= VARIABLE BUFFER AREA TO MAINTAIN EXISTING WOODLANDS
Z (5- MINIMUM TO 20' MAXIMUM)
S19i6'20'W 11J6.08'� S19'26'20'W 505.69
INTERSTATE 81 R/W
JCA IV WHITE HALL, LLC.
Rezonin Plat
Proffer L xhibit
August 10 , 2005
GRAPHIC SCALE PREPARED BY
Urban Engineering & Associates, Inc.
( IN FLAT I CIVIL ENGINEERS. LANDSCAPE ARCIRIECIS LANDSURVEYORS
I Imh - IN rL WirclK .YA - PMR(540)450-0211
ROPOSED t5 ACRES TO BE REZONED FROM RA TO M1 /
r.._.._.._.._.._.._ _.._.._. _%. _.._.._ _.._.._.._.._.._.._ _.._.._.._ZAC.RY777
/• • . LANE
I _ I
I -----� ------ / EXISTING 60' ZACHARY ANN LANE 'I I
EMENT (11.722 AC.)
TO BE VACATED
'I AT A LATER DATE)
EXISTING PROPERtt LINES t1
TO BE VACATED
I (AT A LATER DATE) I EXISTING '
EXISTING EXISTING PROPERTY LINES EXISTING LOT 6
LOT B TO BE VACATED LOT 7
(AT A LATER DATE)
GRAPHIC SCALE
( IM I6C! )
I m•n . 16I n
JCA IV WHITE HALL, LLC.
Items to vacated
Exhibit
August 10, 2005
PREPARIDBY
Urban Engineering & Associates, Inc.
CIRTL ENGINEERS. LANDSCAPE ARCTRIECTS LANDSURVEYORS
W.b—, VA - M—(540)IXF0211
REZONING:
PROPERTY:
RECORD
OWNERS:
APPLICANT
PROJECT NAME:
ORIGINAL
PROFFER DATE:
REVISION DATES:
Preliminary Matters
Alban Tractor Proffer Statement
RZ#
Rural Area District (RA) to General Industrial District (M1) with proffers
5 Acres
Portion of Tax Parcels 33-((A))-89 and 33-((A))-90
JCA IV White Hall, LLC.
Jamie C. Alban IV
Managing Member
JCA IV White Hall, LLC.
Alban Tractor White Hall
August 8, 2005
Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the
provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional
zoning, the undersigned applicants hereby proffer that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application # for the rezoning of 5.0-acres+/-
from the Rural Areas (RA) District to General Manufacturing (Ml) District, development of the subject
property shall be done in conformity with the terms and conditions set forth herein, except that such term
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 the said Code and Zoning Ordinance. In the
event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no
bonding effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon
applicants and their successors and assigns.
Prepared by: FTA Urban Engineering & Associates
0 0
The subject property, identified as White Hall business Park, and more particularly described as the lands
owned by JCA IV White Hall, LLC. A portion of Tax Maps 33-((A))-89 and 90 obtained by friendly
boundary line adjustment from Fruit Hill Orchard, LLC and further described by Instrument #050015193.
This is adjacent to 3 lots currently owned by JCA IV located in the White Hall Business Park currently
zoned M-1. These lots are more particularly identified as Tax Map # 39-((9))-6, 7 & 8.
Transportation
The applicant hereby proffers to work with VDoT to develop a lane striping plan to improve traffic
conditions at the existing entrance at Rest Church Road and Zachary Ann Lane. Also, the developer
agrees to the following improvements to Zachary Ann Lane:
1) Construct and pave Zachary Ann Lane from Rest Church Road (Rt.669) to Lot 6 of the White
Hall Business Park. This is to be accomplished according to plans prepared by Ebert and
Associates and approved by VDoT in 1997.
2) Add curb and gutter to the edge of pavement shown on the plans prepared by Ebert &
Associates from the intersection of Rest Church road to a point to help discourage truck
parking and not require the addition of storm drain structures.
3) Place No Parking signs along both sides of Zachary Ann Lane from the entrance on Rest
Church Road south to the end of the adjacent property currently owned by Flying J.
These improvements shall be implemented prior to issuance of occupancy of the proposed facility.
Water and Sanitary Sewer
The Applicant hereby proffers to extend public water and sewer services from a point on the eastern side
of interstate 81 near Duncan run to their area of development. These services have been designed by
Urban Engineering and approved by the Frederick County Sanitation Authority.
Landscaping and Tree Preservation
The Applicant agrees to continue the 50' buffer as shown on Lot 8 of the Preliminary Master
Development plan prepared for the White Hall Business Park along the southern 50' of the property to be
rezoned.
Monetary Contribution to Offset Impact of Development
The Applicant herby proffers that in the event rezoning application # /4 - Gs is approved, the
applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia the
following amount:
$0.015/building square foot
This payment, potentially totaling $1,950 is intended to offset the additional cost to Frederick County, and
more specifically Frederick County Fire and Rescue, due to an increased demand on public services.
August 9, 2005 Alban Tractor Proffer Statement 2 of 3
Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and
successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of
Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land
rezoned in addition to other requirements set forth in the Frederick County Code.
Respectfully Submitted
BY: Date: D `i
James C. Alban IV
Managing Member
JCA IV White Hall, LLC.
State of Maryland
City/Cotes of .q I - a-A-SZ To Wit:
The foregoing instrument was acknowledged before me this � day of
200'5by
Notary Public
My Commission Expires
August 9, 2005 Alban Tractor Proffer Statement 3 of 3
a-- r
COUNTY of FREDERICK
Department of Public Works
540/665-5643
July 26, 2005 FAX: 540/678-0682
Mr. David E. Lellock, P.E., L.S.
Urban Engineering and Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, Virginia 22602
RE: Rezoning Application for JCA IV Whitehall, LLC
Frederick County, Virginia
Dear Mr. Lellock:
We have completed our review of the proposed rezoning of approximately five (5) acres from RA
to M-1 and offer the following comments:
Refer to page 1, Introduction: Indicate who will be responsible for improving Zachary
Ann Lane from Route 669 (Rest Church Road) to Lot 6. These improvements shall be
implemented prior to granting a building penult for the proposed facility.
2. Refer to page 2, Sewage Conveyance and Water Supply: The discussion indicates that
Urban Engineering will design an eight (8) inch sanitary sewer line and a 12 inch water
line to serve the proposed site. Indicate who will be responsible for constructing these
utility lines.
Refer to page 2. Drainage: Indicate if oil separators will be implemented as part of the
stormwater collection system to prevent the off -site migration of petroleum products.
4. Refer to page 2, Solid Waste Disposal Facilities: Complete the calculation to determine the
impact on our regional landfill facility. Also, indicate who will be responsible for the
collection and transport of the solid waste.
I can be reached at 722-8214 if you have any questions regarding the above comments.
Sincerely,
Harvey trawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development ✓
C AProgram Flles\word Perfect Office 11\RliondaW('AIvwIIITEHALL('ATEPILLARREZC'ONI.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
7-13-05; 1 1 :40AM
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540450021-0; ,k 4
Rezoning Comments A ED
AUG - 8 2005
Virginia ]Department of Transportation
Mail to: Hand deliver to:
Virginia Department of Transportation Virginia Department of Transportation
Attn: Resident Engineer Attu. Resident Engineer,
14031 Old Valley Pike 2275 Northwestern 1?i.k(
Edinburg, Virginia 22824 Wi.11.cliester, Virgi.ni �;:
(540) 984-5600 %W- Ed1W")tt.,„;.
Applicant's Name: JCA IV Whitehall, LLC Telephone: 410-780-7200
Mailing Address: 8531 Pulaski Highway
Baltimore 7
n: Robert Marano
Location of property: Approximately 950 feet west from Interchange 323
on 1-81 then approximately 2560 south along
proposed Zachary Ann Lane
Current zoning: RA
Zoning requested: M-1
Notice 1:o VDOT - Please Return Form to .Applicant
c( A 1 v� c9 \,�
Acreage: 5.000
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VDOT COMMENTS
Note: The comments received from VDOT were difficult to read. We contacted VDOT
on August 9, 2005 to have them dictate what the comments were and they are as follows:
The documentation within the application to rezone this property appears to have a
measurable impact on RT. 669, Rest Church Road. This route is the VDOT roadway
which has been considered as the access to the property referenced. VDOT is satisfied
that the transportation proffers offered in the JCA IV Whitehall, LLC Rezoning/TIA
application dated July 18, 2005, revised August 5, 2005 addresses transportation concerns
associated with this request.
Before development, this office will require a complete set of construction plans detailing
entrance designs, drainage features, and traffic flow data from the ITE Trip Generation
Manual, 7"' edition for review. VDOT reserves the right to comment on all right of way
needs, including right of way dedications, traffic signalization, and off site roadway
improvements and drainage. Any work performed on the state's right of way must be
covered under a land use permit. This permit is issued by this office and requires an
inspection fee and surety bond coverage.
Rezoning Comments
Frederick. County Fire Marshal
Mail to:
Hand deliver to:
Frederick County Fire Marshal
Frederick County Fire & Rescue Dept.
Attn: Fire Marshal
Attn: Fire Marshal
107 North Kent Street
County Administration Bldg., 1 st Floor
Winchester, Virginia 22601
107 North Kent Street
(540) 665-6350
Winchester, Virginia
Applicant: Please fill 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: JCA IV Whitehall, LLC
Mailing Address: 8531 Pulaski Highway
Baltimore,
Atten: Robert Marano
Telephone: 410-780-7200
Location of property: Approximately 950 feet west from Interchange 323
on 1-81 then approximately 2560 south along
proposed Zachary Ann Lane
Current zoning: RA
Fire Marshal's Comments:
Fire Marshal's Signature & Date:
Zoning requested: M-1 Acreage: 5.000
Notice to Fire Marshal - Please Return This Form to the Applicant
22
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VIRGINIA
Control number
RZ05-0006
Project Name
Alban Tractor Company
Address
600 Pegasus Ct.
Type Application
Rezoning
Current Zoning
Automatic Sprinkler System
No
Other recommendation
Emergency Vehicle Access
Not Identified
Siamese Location
Not Identified
Emergency Vehicle Access Comments
Access Comments
Frederick County Fire and Rescue
Department
Office of the Fire Marshal
Man Review and Comments
Date received Date reviewed Date Revised
7/8/2005 7/12/2005
Applicant
Urban Engineering & Associates
City State Zip Applicant Phone
Winchester VA 22602 540-450-0211
Tax ID Number Fire District Rescue District
33-9-8 13 13
Recommendations
Automatic Fire Alarm System
No
E"egUirenflents
Hydrant Location
Not Identified
Roadway/Aisleway Width
Not Identified
Election District
Stonewall
Residential Sprinkler System
No
Fire Lane Required
No
Special Hazards
No
Additional Comments
Water supply(e.l. Fire hydrants) will need to be addressed when site plan is submitted.
Plan Approval Recommended Reviewed By Signature
Yes John J. Bauserman
Title
07/26/2005 09:46 5406572260 PAGE 02
46
ROzonin9 Cornnaents
Fire and Rescue Company
Comments on rezouings will be needed frorn the f1re and rescue company servi>ag the location in
question. Please fill in the attached comment sheet with the name of the fire and rescue squad
serving the location and obtain the comment .from that squad. A List of the County Fire and
Rescue Company follows the'comrxmont sheet.
Fire and Rescue Company
Name of Fire & Rescue Company:
Volunteer Fire &Rescue Co.
Address &'hne
moo. &"
Z3
Applicant's Name: JCA 1V Whitehall, LLC
"Telephone: 410-780-7200
Mailing Address: 8531 Pulaski Highway
a t more, 37
Atten; Robert Marano
Location of property: Approximately 950 feet west from interchange 323
n- e app xlma e y t5o af ff MTO—n-g—
Proposed-ac ary nn ane
Current zoning: RA Zoning requested: M-1 Acreage: 5.000
1 VAAAP11UJ' ju tebse nerurn 1 nis t''orm to the Applicant
31
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Mr. David E. Lellock, P.E., L.S.
Urban Engineering and Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, Virginia 22602
COUNTY of FREDERICK
Department of Public Works
540/665-5643
July 26, 2005 FAX: 540/678-0682
RE: Rezoning Application for JCA IV Whitehall, LLC
Frederick County, Virginia
Dear Mr. Lellock:
We have completed our review of the proposed rezoning of approximately five (5) acres from RA
to M-1 and offer the following conunents:
Refer to page 1, Introduction: Indicate who will be responsible for improving Zachary
Alai Lane from Route 669 (Rest Church Road) to Lot 6. These improvements shall be
implemented prior to granting a building permit for the proposed facility.
Refer to page 2, Sewage Conveyance and Water Supply: The discussion indicates that
Urban Engineering will design all eight (8) inch sanitary sewer line and a 12 inch water
line to serve the proposed site. Indicate who will be responsible for constructing these
utility lines.
Refer to page 2, Drainage: Indicate if oil separators will be implemented as part of the
stormwater collection system to prevent the off -site migration of petroleum products.
4. Refer to page 2, Solid Waste Disposal Facilities: Complete the calculation to determine the
impact on our regional landfill facility. Also, indicate who will be responsible for the
collection and transport of the solid waste.
I can be reached at 722-8214 if you have any questions regarding the above conunents.
Sincerely,
Harvey . trawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
CAProgram Filcs\wordPcrfcct Orrice 11\Rhonda\J(:AIN'w1IITLIIALLC:k'rLPILLe1RR1 ZCOINI.�r,pd
107 North Kent Street • Winchester, Virginia 22601-5000
• 0
Rezoning Comments
Frederick County Sanitation Authority
Mail to: Hand deliver to:
Frederick County Sanitation Authority Frederick County
Sanitation Authority
Attn: Engineer Attn: Engineer
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
315 Tasker Road
Stephens City, Virginia
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 i7iori- ation.
Applicant's Name: JCA IV Whitehall, LLC
Mailing Address: 8531 Pulaski Highway
Baltimore, MD 21237
Atten: Robert Marano
Telephone: 410-780-7200
Location of property: Approximately 950 feet west from Interchange 323
on 1-81 then approximately 2560 south along
proposed Zachary Ann Lane
Current zoning: RA
Zoning requested: M-1 Acreage: 5.000
Sanitation Authority Comments:
/c/` 0/0
317 5' /4i�"
Sanitation Authority Signature & Date:
V
Notice to Sanitation Authority - Please Return This Form to the Applicant
25
Jul 12 05 11.25a
FRED WINC
•
SERV
AUTHOR I TY ---* 722 1 1-0-3 ------
p.2
Rezoning Comments
Frederick-Win chester Service Authority
Mail to: Hand deliver to:
Fred -Wine Service Authority Fred -Wine Service Authority
Attn: Jesse W. lioffett, Executive Director Attn: Jesse W, Moffett
P.O. Box 43 107 North Kent Street
Winchester, Virginia 22604 Winchester, Virginia
(540)722-3579
Applicant: Please fill out the information as accurately as possible in order to assist the
Fred-Winc Service. Authority with their review. Attach a copy of your application form, location map,
proffer statement, impact analysis, and any other pertinent information.
Applicant's Maine: JCA IV Whitehall, LLC
Railing Address: 8531 Pulaski Highway
Baltimore, MD 21237
Atten: Robert Marano
Telephone: 410-780-7200
Location ofprop,:rty: Approximately 950 feet west from Interchange 323
on 1-81 ten approxima e y 2560 Bout a ong
pr67p-osed Zachary Ann Lane
Current zoning: RA
Zoning requested: M-1 Acreage: 5.000
Fred-181inc Service Authority's Comments:
comynent
Fred-Winc Service Authority's rlc'l`_�"'"
Signature & Date: �c'I` ,-, L4A^.-
"7
Notice to Fred-Winc Service Authority - Please Return Form to Applicant
32
0(o9D5 09 5-7 � D
Rezoning Comments
Frederick -Winchester Health Department
Mail to: Hand deliver to:
Frederick -Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Winchester, Virginia 22601
(540) 722-3480
Frederick- Winchester Health Department
Attn: Sanitation Engineer
107 North Kent Street
Suite 201
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Frederick -Winchester Health Department with their review. Attach a copy of your
application form, location map, proffer statement, impact analysis, and any other
pertinent information.
Applicant's Name: JCA IV Whitehall, LLC
Mailing Address: 8531 Pulaski Highway
Baltimore, MD 21237
Atten: Robert Marano
Telephone: 410-780-7200
Location of property: Approximately 950 feet west from Interchange 323
on -81 then approximately 2560 sodduffi a ong
proposed Zachary Ann Lane
Current zoning: RA Zoning requested: M-1 Acreage: 5.000
Frederick -Winchester Health Department's Comments:
/ U�' G'-�71zC�.v, G'G� . �v�i �✓1 i�i� C�fJ�'��. c� �-Uv-2--�.. � �c�b%/
Health Dept. Signature & Dater
Notice to Health Department - Please Return This Form to the Applicant
26
0 •
Rezoning Comments
Frederick County Department of Parks & Recreation
Mail to: Hand deliver to:
Frederick County Frederick County
Department of Parks & Recreation Department of Parks & Recreation
107 North Kent Street County Administration Bldg., 2nd Floor
Winchester, Virginia 22601 107 North Kent Street
(540) 665-5678 Winchester, Virginia
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 snap, proffer statement, impact analysis, and any other pertinent
information.
Applicant's Name: JCA IV Whitehall, LLC
Mailing Address: 8531 Pulaski Highway
Baltimore, MD 21237
Atten: Robert Marano
Telephone: 410-780-7200
Location of property: Approximately 950 feet west from Interchange 323
on -81 then approximately 2560 sout a ong
proposed Zachary Ann Lane
Current zoning: RA
Zoning requested: M-1 Acreage: 5.000
Department of Parks & Recreation Comments:
Pks. & Rec. Signature & Date:
Notice to Department Parks & Recreation - Please Return This Form to the Applicant
23
Administrative Assistant to
the SuperintendenL
Mr. Robert Nla.rano
JCA IV Whitehall, LLC.
8531 Pulaski Highway
Baltimore, hID 21237
Dear Mr. Marano:
•
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off': P
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Fxedefick County Public Schools
Visit 'us at www.frederick.k12.va.us
July 25, 2005
RE: Rezoning comments for JCA IV White Hall, LLC.
e-mail:
kapocsisu?frederick.kl 2 va.us
This letter is in response to your request for comments concerning the zoning application
for the proposed JCA IV White Hall Property project. Based on the information provided that
states no residential units will be part of the rezoning, there will be no impact to the school
population upon build -out.
Respectfully yours,
W
Stephen Kapo
Administrative Assistant to the Superintendent
SMK/dkr
cc: William C. Dean, Ph.D., Superintendent of Schools
540-662-3889 Ext 112 1415 Autherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890
0
Rezoning Comments
Winchester Regional Airport
Mail to: Hand deliver to:
Winchester Regional Airport Winchester
Regional Airport
Attn: Executive Director Attn: Executive Director
491 Airport Road 491 Airport Road
Winchester, Virginia 22602 (Rt. 645, off of Rt. 522 South)
(540) 662-2422 Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the
Winchester Regional Airport with their review. Attach a copy of your application form,
location map, proffer statement, impact analysis, and any other pertinent information.
Applicant's Name: JCA IV Whitehall, LLC
Mailing Address: 8531 Pulaski Highway
Baltimore, MD 21237
Atten: Robert Marano
Telephone: 410-780-7200
Location of property: Approximately 950 feet west from Interchange 323
on -81 t en approximately 2560 south along
proposed Zachary Ann Lane
Current zoning: RA Zoning requested: M-1 Acreage: 5.000
Winchester Regional Airport's Comments:
Winchester Regional Airport's
.Signature & Date:
Notice to Winchester Regional Airport - Please Return Form to Applicant
30
•
•
y�
SERVING THE
TOP OF VIRGINIA /
July 18, 2005
WINCHESTER REGIONAL AIRPORT
491 AIRPORT ROAD
WINCHESTER, VIRGINIA 22602
(540) 662-2422
Dave Lellock
Urban Engineering & Associates, Incorporated
600 Pegasus Court #101
Winchester, Virginia 22602
Re: Rezoning Comment - RA to M-1
JCA IV White Hall, LLC
Stonewall Magisterial District
Dear Mr. Lellock:
The proposed rezoning request has been reviewed and it appears that it will not
impact operations at the Winchester Regional Airport.
Thank you for the opportunity to review this request.
Sincerely,
S. R. Manuel
Executive Director
0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
July 11, 2005
Mr. David Lellock
Urban Engineering & Associates, Inc.
600 Pegasus Court #101
Winchester, VA 22602
RE: Request for Historic Resources Advisory Board (HRAB) Comments
JCA, IC Rezoning; PIN# 33-A-89, 33-A-90
Dear Mr. Lellock:
Upon review of the proposed rezoning, it appears that the proposal does not significantly impact
historic properties and it is not necessary to schedule a formal review of the rezoning application by
the HRAB. As you have indicated in your impact statement, according to the Rural Landmarks
Survey, there are no significant historic structures located on the property nor are there any possible
historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War
Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning
would directly impact.
Thank you for the chance to comment on this application. Please call if you have any questions or
concerns.
Sincerely,
Candice E. Perkins
Planner II
CEP/bad
107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000
Rezoning Corttments
City of Winchester
Hand deliver to:
t1l:ai1 tn: Winchester City Planning Department
Winchester City Planning Department Attn: Planning Director
Attn: Planning Director Rouss City Hall
15 North Cameron Street 15 North Cameron Street
Winchester, Virginia 22601
Winchester, Virginia
(540) 667-1815
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JCA IV Whitehall, LLC
Telephone, 410-780-7200
Apglicanfs Name:
Mailing Address: 8531 Pulaski Highway
a timore, . 21 3
tten: o ert arano
Location of property: Approximately 950 feet west from Interchange 323
on - ten approximate y sou c a ng
proposea 4EIG,ary nn ane
Current :_on'r'J:�—
Zoning requested: M-1 Acreage: 5.000
st��,--
_rice to City of Winchester - Please
29
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NOTARY
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VICINITY MAP
SCALE : 1'=2000'
ACKNOWLEDGED BEFORE ME
THIS DA" OF 2005-
MY COMMISSION EXXP!RES:L :$D -O`%
NO. TAR
NOTARY:
�CKNOWLEDGfCI HFFORE MZ
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AREA TABULATION:
(ORIGINAL AREA) LOT 8 - 5.03564 ACRESt(219,352 SO.FT.t)
(ADJUSTED AREA) PARCEL 89 = 3.43400 ACRESt(149,585 SO.FT,t)
(ADJUSjED AREA) PARCFI go 15660D �rarc�e-21
LOT 8 TOTAL AREA = 10.03564 ACRESS(437,152 SS S
OWNERS CERTIFICATE
FRUIT HILL ORCHARD, INC. (GRANTOR) DOES HEREBY GRANT AND CONVEY ONTO
JCA IV WHITE HALL, LLC. (GRANTEE) THE FIVE (5) ACRE BOUNDARY LINE
ADJUSTMENT HEREIN DESCRIBED. THIS BOUNDARY LINE ADJUSTMENT OF THE LAND
OF JCA IV WHITE HALL, LLC. AS SHOWN ON THIS PLAT IS WITH FREE CONSENT Al
IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS.
FRUIT HILL ORRC.H,ARJD�INC. C.ROBERT SOLENBERGER (OFFICER)DATE
JCA Iv ITE HALL, LLC, DATE
APPROVALS-
Q. -WB REVIEWED AND CERTIFIED AS EXEMPT FROM FREDERICK COUNTY, VIRGINIA
SUBDIVISION ORDINANCE , ALLOWING BOUN�DAR ADJUSTMENTS AND MAY BE
COMMITTED ip
0 RECORD
. oe
SUBDIVISION ADMINISTRATOR DATE
SURVEYOR'S CERTIFICATE
HEREBY CER' -r. INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY MADE UNDER
IY SUPERVISIC'• _.LMBER 3, 2004, AND THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF. IT IS THE SAME LAND
:ONVEYED Ta ^,ti+!TE HALL. LLC. AS RECORDED AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA, IN
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AT SHObVING DATE ,P.LTH pF/ /e.
BOUNDARY LINE ADJUSTMENT
LAND OF
JCA IV WHITE HALL, LLC.
;NS =;.T r050002524
(g) 8
STONEW-- _ ^MAGISTERIAL DISTRICT
FREDC,,:::'CK COUNTY, VIRGINIA
ALE: 1' _
aTE: 5/9/20
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CHECKED BY: DEL
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CIVIL RNC'NsaBs • LANLAWAps ARCHITELIS a LAND SVRvWYOW
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(ORIGINAL AREA) I r yFR�Ty rn t W
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iEREON,'WAS TAK,_ 1 -ROM "ALTA/ASCM {c170NE LINE:\RA- t\ \ PROPERTY uNE�•
AND ',ITLc SURVE" THE RAINBOW 1 � HEREBY
-ROUE, A b!RvINi- rAR"NERSHIP" 1'1 VACATED 1
ERFORMED BY Tim - CFFICE AND DATED
ECEMBER 6, 2004� \ tt
THE PROPERTY SHC'WN HEREON IS `
i DCATED WITHIN 3 `r;F 'C" AREAS ROPERTY LIN6 t
FMINIMAL=LOOCIr:;, AS SHOWN ON HEREBY ` RF
LOODINSURAN:E Fa7E MAP OF t REATED
REDER CK COUNT' v R;INIA. 1 �, t
OMMl1Nl?Y PANEL N'_MEcR 5'0063C
050 B. EFF_CTIVF -A-E ILLY 17, 1975 N
RGN =IPtS W1 ' ;c SET AT ALL 227J1 IP.F J
ORNERS NOT DR- SL` `.+:NUM.NTED TS►1 ot• W srcrtC.'
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FRONT = 60'
SIDE = 50'
REAR - 50'
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OUNDARY L':r ADJUSTMENT
OF
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INSTRUM'_-:N' #05CO02524
IAX M = #33 (M) 8
3TONEWALL N1rai_STERIAL DISTRICT
FREDF9ICK 7 _ NTY. VIRGINIA
,ALE: I" _
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INSTRU.-MENT #050002524
TAX NIAP #33 ((9)) 8
TONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
ALE 1 " -,20'
TE: 4/9/20C
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can PWAsu9 Coultr 5UrrE la,
hRJ3TER VA 22eoz
• � ..y � may„
VM( lrn,%: MEDERICK MUNTY. SC -
M3)s ioetntmmt of writing_ produwd to the on
and with ccrti5csre of acknowledgement thereto annexe)
waa admitted to reatrd. T iluptxed iry ScG 58.1.802 of
3 . aciJ j --/ROl have been paid, if a.s a sablc
aetk
November 21,1990
Frederick County Board of Supervisors
Frederick County Planning Commission
9 Court Square
Winchester, Virginia 22601
Reference: Whitehall Business Park
Rainbow Group Property
I-61 & Rt. 669
Frederick Co., Va.
We the undersigned, sole .owners of land to be rezoned under
rezoning request number 0.09-90, referred to as the. Whitehall
Business Park rezoning, and the applicant for said rezoning,
hereby, voluntarily -proffer the following conditions. The
conditions proffered shall be binding upon the heirs, executers.
administrators, assigns, and successors in interest of both the
applicant and owners. In the event the Frederick County Board of
Supervisor's grants said rezoning and accepts these conditions, the
following proffered conditions shall- apply to the.land rezoned in
addition t'o other requirements set forth in the Frederick County.
Code:
1. There will be two ponds provided to serve as -sources of water
supply for fire protection; one towards the norther-n portion
.and one'towards the southern portion of the property. An
easement will be provided to guarantee access of the local
fire departments to the water supply. One well shall be
provided with'eachi porid'to maintain'a-yeaT=round water level.
The design of easements and ponds shall be agreed to by the
Fire Marshal and The Rainbow.Group.for adequacy as a source of
water for fire protection. The approximate location of ponds
shall be shown on the master development plan before any
site plan is approved. At least one pond shall be provided
before any occupancy permit is issued on the site. The second
pond shall be provided as shown on the master development plan
when the site containing said pond is developed.
2. Deeds shall specify -that property owners will maintain ponds
for fire protection.
3, The Rainbow Group and/or"Assigns will record architectural and "
development standards/restrictions/covenants and enforce all
recorded standards. These shall include provisions for minimum
Architectural standards, site maintenance, landscaping and
facility.maintenance. These will include a requirement for
an architecturally designed front facade visible'from
Interstate 81. Loading areas shall be on the west side of
buildings:
4. A storm water management system will be described on the master
development plan. The ponds may be -used for detention if
appropriate.
5. Buildings shall be shown on the site plans lodated between
outdoor storage areas and boundaries of the property adjacent
to Interstate 81.
6. A master development plan will be submitted for approval by
the County before any rite plans or subdivisions are submitted.
7. A complete opaque vegetative -or other screen shall be provided,
before any'occupancy permit is issued';"on the site between.
the primaiy entrance from Route 669 and adjoining properties
containing residential uses. The screening shall be,dezigned
to not interfere with sight distance on Route 669.
8. Each separate lot shall be provided direct access to a road
dedicated for state main.fpriaace. ' Thb-access--rnad- or- roads '
shall'be constructed"at the,time each lot is developed. No
occupancy permit shall be approved on any lot until plans for
e the road have been approvd'by the'Virgiriia Department of
Transportation, the road has been constructed to said lot and
the road has been dedicated to said lot for acceptance by .the
Virginia Department of Transportation.
9. Deeds for each lot shall. establish a property owners
association according to the requirements of the Frederick
County Code.
THE RAINBOW GROUP:
Henry Buettner, Jr.
Ronald S. Simkhovitch
0
i
c_ g_.�-r: ! i : LI:
f5- 9-05;10:56AM
r• _
540 667 2167;# 1
6
a:
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w
THIS BOUNDARY LINE ADJUSTMENT AGREEMENT made and dated
this �-k day of June, 2005, by and between FRUTT HILL,
ORCHARD INC. , a Virginia corporation, party of tt'1L firs t
paxt; and, JCA IV WHITE HAZ,L . LLC, a limited lzabil_ity
company, party of the second part.
WHEREAS, the parties to this agreement: desire to
adjust the boundary lines between their properties 1.11
accordance with that certain "130UNDP,Ry I,,INZ AL)LAISTHI] ,NT"
Fiat prepared by David E. Lellock, L.5., dated Jijnc 15,
2005, said plat attached hereto and as a part hereof_'
NOW, THERE 'ORE, WITNESSE1118; That fC>r and in
consideration of the suin of Ten DoIjars
good and valuable consideration, Lhe receipt of which is
hereby acknowledged, the undersigned parties do hereby now
and forever agree and adjust the boundary lines of thez.t
aforementioned properties as reflected and set forth On the
aforesaid plat titled. "Boundary Line AdjustlReilt", said plat
:�ttac;�ed hereto and as a part hereof, so that latid of, ljle
Party of the second part will ]low be designated as LOT 8
acid contain an adjusted 10.03561 Acres, more or less
(7.'1 -�-� ((9) } 8.} . Reference is here made to the attached
p.l al_ for a more particular description and derivati ot, of
t._i-file of the aforesaid properties.
1
15
a- 9-06; 0: �-iAL�
540 bbf 2167;1P
• ..a ., vim.. �. � .... � ..� ....-. i � � �..��, �1 � oy
(7)
WITNESS the followj-119 9ignaLures and seals:
FRUIT HILL ORCHARD, ioc.
BY4;
C. Robert Sol,Tbecler __ (SEAL
President
JCA IV WHITE HALL, LLC
BY:
James C. Alban
_
Member -Manager,
VIRGINIA,
OF WINCHESTER, Lo-wit:
The toreq?-i�q
instrument was acknowledged
before ii�e
this day of
by C. Robert
- 2005, by Fruit Hill
WolenberT ger as PrG3jderjt.
o'
charct,
My Corlunission
expires
�J4
_Y�
r
No ib
SITATL OF VIRGINIA,
CITY OF WINCHESTER,
to -wit:
The fore S'ru"'ent was acknowledged
this day
before me
_j_L_,_ of
ALLC, Ly Jaine* C.
, 2005, by JCA IV White
asMember-1-tanager.
j er.
4
Hall,
MY commission
expires
1j)
:�'•f �b'ION.��
j
Land:
Original Bill:
Date: 8/12/05 - - COUNTY OF FREDERICK Time: 14:32:45
LAURA J. TURNER 000101016455 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2005 00112470001 P/I Date: 8/12/20015 8/12/20015
Name: FRUIT HILL ORCHARD INC Bill Date: 6/06/2005 Half: 1
Name 2:
Address: Map#: 33 A 89
PO BOX 2368 MMMMMDDSSLLLLSS
WINCHESTER VA Acreage: 110.00 Dist/Cls 05 / 01
Zip: 22604 - 1568 Mortg.Co.:
Desc : 110.00 ACRES SSN : 0001 - Hg - HHBH
000 - HH - OHHO
Land:
Original Bill:
Status:
$447,500 Improve: $1018,200 Use:
. $503 . 1 9 Credits: $503 . 1 9 Discount:
$83 , 4901
$ . 001
Date Type Drawer Trans# Check Number Trans. Amount Balance
6/05/201015 CHG $503.19 $5013.19
s / OIR / 9030J5 PAY LBX 12432 BB&T - VA 16003 03 $503 . 19CR $ . 00
F3=Exit
F13=Comments/Value/Refund Reason
Date: 8/12/05 - - COUNTY OF FREDERICK Time: 14:32:19
LAURA J. TURNER 000034110 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2005.00282270001 P/I Date: 8/12/2005 8/12/20015
Name: JCA IV WHITE HALL, LLC Bill Date: 6/06/2005 Half: 1
Name 2:
Address: Map#: 33 9 8
8531 PULASKI HWY
BALTIMORE, MD
Zip: 21237 - 30015
Desc: WHITEHALL BUSINESS PRK L8
5-03 ACRES
Status:
$251,500 Improve: $0 Use:
$6601.19 Credits: $6601.19 Discount:
..............
MMMMMDDSSLLLLSS
Acreage: 5.03 Dist/Cls 05 / 01
Mortg.Co.:
SSN: 0001 - 00 - OHOO
000 - go - 00001
$0
$ . 00
Date Type Drawer Trans# Check Number Trans. Amount Balance
6/016/2005 CHG $660.19 $660.19
5/31 /2005 PAY BHH 12266 M&T 40000119951 $660.19CR $.00
F3=Exit F13=Comments/Value/Refund Reason
0
Date: 8/12/05 M11- - COUNTY OF FREDERICK Time: 14:32:45
LAURA J. TURNER - 000006465 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2005 00112470001 P/I Date: 8/12/2005 8/12/2005
Name: FRUIT HILL ORCHARD INC Bill Date: 6/06/2005 Half: 1
Name 2:
Address: Map#: 33 A 89
PO BOX 2368
WINCHESTER VA
Zip: 22604 - 1568
Desc: 110.00 ACRES
Land:
Original Bill:
...............
MMMMMDDSSLLLLSS
Acreage: 110.00 Dist/Cls 05 / 01
Mortg.Co..
SSN: 000 - 00 - 0000
000 - 00 - 0000
Status:
$447,500 Improve: $108,200 Use: $83,490
$503.19 Credits: $503.19 Discount: $.00
............................................
Date Type Drawer Trans# Check Number Trans. Amount Balance
6/06/2005 CHG $503.19 $503.19
6/08/2005 PAY LBX 12432 BB&T-VA 16003 $503.19CR $.00
F3=Exit F13=Comments/Value/Refund Reason
Date: 8/12/05 W.M.- - COUNTY OF FREDERICK Time: 14:32:19,
LAURA J. TURNER 000034110 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2005 00282270001 P/I Date: 8/12/2005 8/12/2005
Name: JCA IV WHITE HALL. LLC Bill Date: 6/06/2005 Half: 1
Name 2:
Address: Map#: 33 9 8
8531 PULASKI HWY MMMMMDDSSLLLLSS
BALTIMORE. MD Acreage: 5.03 Dist/Cls 05 / 01
Zip: 21237 - 3005 Mortg.Co.:
Desc: WHITEHALL BUSINESS PRK L8 SSN: 000 - 00 - 0000
5.03 ACRES 000 - 00 - 0000
Status:
Land: $251,500 Improve: $0 Use: $0
Original Bill: $660.19 Credits: $660.19 Discount: $.00
..............................................................................
Date Type Drawer Trans# Check Number •Trans. Amount Balance
6/06/2005 CHG $660.19 $660.19
5/31/2005 PAY BHH 12266 M&T 4000019951 $660.19CR $.00
F3=Exit F13=Comments/Value/Refund Reason
r1
rJ
0 0
Impact Analysis Statement
JCA IV
Stonewall Magisterial District
Frederick County, Virginia
Tax Map Parcels 33-((A))-89, 33-((A))-90
33-((9))-6, 33-((9))-7, & 33-((9))-8
5.000 Acres+/- (To Be Rezoned)
15.035 Acres +/- Modified Proffers
Total Site Area 20.035 Acres
Applicant: James C. Alban IV
President — Alban Tractor
Managing Member of LLC.
Owner•: JCA IV White Hall, LLC.
Submitted: July 8, 2005
Revised: August 5, 2005
August 9, 2005
August 18, 2005
Prepared By:
Urban Engineering & Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, VA 22602
Contact Person: David E. Lellock, PE, LS
Phone: 540-450-0211
0 Impact Analysis statement- JCA IV 0
Tntroduction
The purpose of this Impact Analysis is to assess the impacts resulting from the rezoning
of 5.00 acres+/- parcel from RA (Rural Areas) to M1 (Industrial — Light District) and
15.035 acres+/- from M1 (Industrial — Light District) to M1 (Industrial — Light Industrial)
with modified proffers. This rezoning is a portion of property obtained by friendly
boundary line adjustment from two parcels of land, a 107.67 acre site (33-A-90) and a
110.00 acre site (33-A-89), owned by Fruit Hill Orchard, LLC. (Owner) and lots 6, 7 & 8
owned by JCA IV White Hall, LLC. A Caterpillar Maintenance & Sales Facility is
proposed by Alban Tractor Co. Inc.; James C. Alban (Applicant) for this site and the
adjoining site, already zoned M1. This site is located within the county's Sewer and
Water Service Area (SWSA) and adjacent to the approved White Hall Business Park.
Please see attached Alban Tractor Co. letter for additional back ground.
This site is located within the county's Sewer and Water Service Area (SWSA) and
adjacent to the approved White Hall Business Park.
Access to the site will be provided from Zachary Arun Lane, approximately 950 feet west
of Interchange 323 on I-81 then approximately 2560 feet south along Zachary Ann Lane
The location of the site and the area to be rezoned are shown on the attached "Location
Map".
Site Suitability
The 5.00 acre+/- parcel (hereby referred to as "site") is primarily open fields with
approximately 1.4 Acres of woodland. The attached "Suitability Map Exhibit" shows
soil types and locations of nearby streams and wetlands.
According to Frederick County GIS Data, Tax Maps 33, there are no flood plains or
wetlands on the site. The slopes on the site range from 1%-12.5%. Therefore, the site
contains no steep slope areas greater than 15
Surrounding Properties
North: RA (Rural Areas), Orchard
South: RA (Rural Areas), Residential
East: M1 (Industrial — Light District); Business Park
West: RA (Rural Areas), Orchard
2of5
0 Impact Analysis statement- JCA IV 0
The site is surrounded by parcels zoned RA (Rural Areas), M1 (Industrial — Light
District) and B-3 (Business Industrial Transition District). One of the RA zoned parcels
to the south is used for residential purposes. The RA parcels to the West and North are
used for an orchard. The distances between the boundary of the site and nearby
residences and other structures are shown on the attached "Existing Building Location
Map".
A Caterpillar Maintenance Sales Facility is proposed for this site and the adjoining
15.035 acre M1 parcel to the east. It is expected that impacts from this use on adjacent
properties will be minimal. Expected impacts may include noise from users of the
facility and glare from site lighting. Noise impacts could be minimized by keeping the
shop bay doors closed in the climate controlled facility. Glare impacts could be
minimized by providing proper screening and careful selection and arrangement of
lighting. Lighting shall be arranged and hooded to confine all light rays entirely within
the site boundaries. Final details of these measures will be determined at Site Plan
Review.
Traffl c
The current entrance on Rest Church Road has approximately 64' of pavement at the
entrance onto the approved plans for Zachary Ann Lane. The total original approved area
for White Hall Business Park was +/- 52 acres. With the addition of the 5 acres to be
rezoned, the total acreage will be +/- 59 acres, and increase of only approximately 9%.
Also, since this facility deals with a specific type of client, it is not expected to generate
large volumes of traffic on a daily basis.
The developer would agree to work with VDOT to develop a lane striping plan to help
improve the traffic condition at the existing entrance on Rest Church road and Zachary
Ann Lane. Also, the developer would agree to pave Zachary Ann Lane as shown on the
approved plans to the property being rezoned. In addition curb and gutter will be
provided to a point to help discourage truck parking and not require the addition of storm
drain inlets. Finally, the developer would agree to place No Parking signs along both
sides of Zachary Ann Lane from the entrance onto Rest Church Road south to the end of
the property currently owned by Flying J. These improvements shall be implemented
prior to issuance of an occupancy permit.
Sewage Conveyance and Treatment
This site will be served by an 8" sanitary sewer line designed by Urban Engineering and
approved by all agencies and to be constructed by developer of this project. The total site
of development is +/- 20 Acres. The maximum square footage allowed for the M-1
zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 150
gpd/1,000sq.ft. of floor space the projected maximum sewer flow may be 74,380 gpd.
The portion of the site currently zoned M-1 (+/-15 acres) would contribute approximately
3 of 5
0 Impact Analysis statement - JCA IV •
55,785 gpd based on maximum floor area and the area requested to be rezoned to M-1
(+/-5 acres) would contribute approximately 18,595 gpd. The potential building that will
be constructed on this site will be located entirely on the portion that is currently zoned
M-1. and may be as large as 140,000 sq.ft. Using the same assumptions as above this
facility may produce approximately 14,000 gpd of sewage flow. This is less that. what
could be expected from a maximum density for the +/-5 Acres requested to be rezoned.
Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per
day. The developer will also be using a water reclamation system for a potential truck
wash building and other washing operations associated with this development. Therefore,
additional reduction of sewage flows could be expected. Finally, the applicant will install
public sewer to this facility with a potential cost of approximately $250,000.
Water Supply
The site will be served by a 12" water line designed by Urban Engineering and approved
by all agencies and to be constructed by the developer of this facility. . The total site of
development is +/- 20 Acres. The maximum square footage allowed for the M-1 zoning
is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 300 gpd/1,000sq.ft.
of floor space the projected maximum water usage may be 148,760 gpd. The portion of
the site currently zoned M-1 (+/-15 acres) would contribute approximately 111,570 gpd
based on maximum floor area and the area requested to be rezoned to M-1 (+/-5 acres)
would contribute approximately 37,190 gpd. The potential building that will be
constructed on this site will be located entirely on the portion that is currently zoned M-1
and may be as large as 140,000 sq.ft. Using the same assumptions as above this facility
may produce approximately 28,000 gpd of sewage flow. This is less than what could be
expected from the +/-5 Acres requested to be rezoned. Additional, similar Alban Tractor
Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be
using a water reclamation system for a potential truck wash building and other washing
operations associated with this development. Therefore additional reduction in water
consumption could be expected.. Finally, the applicant will install public water to this
facility with a potential cost of approximately $250,000.
Drainage
The site currently drains to a point on Duncan Run where it intersects I-81. Storm Water
Management Facilities will be designed per Frederick County standards to reduce post
development flows to pre -development flows. A water reclamation system will be used
for wash operation on site as well as an oil recycling program will be implemented. An
oil separator will be used in the equipment and truck wash areas.
Solid Waste Disposal Facilities
The impact on solid waste disposal can be projected from an average annual business
consumption of landfill volume figure of 5.4 cubic yards per 1,000 sq. ft. of commercial
floor area. (This number can be found in the Civil Engineering Reference Manual, 41n
edition)
4 of 5
• Impact Analysis Statement - JCA IV •
The maximum allowable floor area is 495866 Sq.Ft. Based on the production stated
above the total site could produce 2678 CY per year. This would break down to 2008
CY for the area currently Zoned M-1 and 670 CY for the 5.0 Acres+/- for area requested
to be rezoned.
By applying the 5.4 CY per 1000 Sq.Ft. to the potential floor area proposed with floor
area of 130, 000 Sq.Ft. an annual production of 702 CY of solid waste could be expected.
This is less than what could be expected by the total site and even the 5.0 Acres+/-.
Furthermore the current facility operated by Alban Tractor in Frederick County currently
has a 6 CY dumpster that is emptied every week by Allied Waste. Projecting this out
over 52 weeks per year, the total expected would be approximately 312 CY. This is less
than what could potentially be expected from a maximum development, based on the
allowable square footage per the current zoning regulations. Alban will transfer their
contract for the current facility to the proposed facility for this rezoning.
Historic Sites and Structures
According to information obtained from the National Register of Historic Places and the
Virginia Division of Historic Resources websites, there are no historic sites or structures
on the parcel to be rezoned or on adjacent parcels.
Impact on Community Facilities
Based on fiscal impact model run by the Frederick County Planning and Zoning
Department is was found that the development of this project would have a net positive
effect on the economy of Frederick County. Even though the model run by Frederick
County shows no need for cash proffers, the applicant is willing to make a contribution to
the Frederick County Fire and Rescue to offset initial costs incurred by this development.
The applicant plans to preserve a buffer of existing trees on the south and southeastern
portion of the property to reduce the visual impacts of an outdoor storage area.
Finally, sales are projected to be approximately $31 million and employment of
approximately 55 people. Since we are proposing no residential use, impact to schools
will be minimal.
5 of 5
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LEGEND P
INFORMATION TAKEN FROM FREDERICK COUNTY CIS INFO AREA TO BE REZONED
�? EXISTING FLYI'NG J
FACILITY
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Impact Analysis Statement
JCA IV
Stonewall Magisterial District
Frederick County, Virginia
Tax Map Parcels 33-((A))-89, 33-((A))-90
33-((9))-6, 33-((9))-7, & 33-((9))-8
5.000 Acres+/- (To Be Rezoned)
15.035 Acres +/- Modified Proffers
Total Site Area 20.035 Acres
Applicant: James C. Alban IV
President — Alban Tractor
Managing Member of LLC.
Owner: JCA IV White Hall, LLC.
Submitted: July 8, 2005
Revised: August 5, 2005
August 9, 2005
August 18, 2005
Prepared By:
Urban Engineering & Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, VA 22602
Contact Person: David E. Lellock, PE, LS
Phone: 540-450-0211
0
Impact Analysis Statement - JCA IV
Introduction
The purpose of this Impact Analysis is to assess the impacts resulting from the rezoning
of 5.00 acres+/- parcel from RA (Rural Areas) to M1 (Industrial — Light District). This
parcel is a portion of two parcels of land, a 107.67 acre site (33-A-90) and a 110.00 acre
site (33-A-89), owned by Fruit Hill Orchard, LLC. (Owner). A Caterpillar Maintenance
& Sales Facility is proposed by Alban Tractor Co. Inc.; James C. Alban (Applicant) for
this site and the adjoining site, already zoned M1. This site is located within the county's
Sewer and Water Service Area (SWSA) and adjacent to the approved White Hall
Business Park.
Please see attached Alban Tractor Co. letter for additional back ground.
This site is located within the county's Sewer and Water Service Area (SWSA) and
adjacent to the approved White Hall Business Park.
Access to the site will be provided from Zachary Ann Lane, approximately 950 feet west
of Interchange 323 on I-81 then approximately 2560 feet south along Zachary Ann Lane
The location of the site and the area to be rezoned are shown on the attached "Location
Map".
Site Suitability
The 5.00 acre+/- parcel (hereby referred to as "site") is primarily open fields with
approximately 1.4 Acres of woodland. The attached "Suitability Map Exhibit" shows
soil types and locations of nearby streams and wetlands.
According to Frederick County GIS Data, Tax Maps 33, there are no flood plains or
wetlands on the site. The slopes on the site range from 1%-12.5%. Therefore, the site
contains no steep slope areas greater than 15
Surrounding Properties
North: RA (Rural Areas), Orchard
South: RA (Rural Areas), Residential
East: M1 (Industrial —Light District); Business Park
West: RA (Rural Areas), Orchard
The site is surrounded by parcels zoned RA (Rural Areas), M1 (Industrial — Light
District) and B-3 (Business Industrial Transition District). One of the RA zoned parcels
to the south is used for residential purposes. The RA parcels to the West and North are
2 of 5
0 0
Impact Analysis Statement - JCA IV
used for an orchard. The distances between the boundary of the site and nearby
residences and other structures are shown on the attached "Existing Building Location
Map".
A Caterpillar Maintenance Sales Facility is proposed for this site and the adjoining
15.035 acre M1 parcel to the east. It is expected that impacts from this use on adjacent
properties will be minimal. Expected impacts may include noise from users of the
facility and glare from site lighting. Noise impacts could be minimized by keeping the
shop bay doors closed in the climate controlled facility. Glare impacts could be
minimized by providing proper screening and careful selection and arrangement of
lighting. Lighting shall be arranged and hooded to confine all light rays entirely within
the site boundaries. Final details of these measures will be determined at Site Plan
Review.
Traffic
The current entrance on Rest Church Road has approximately 64' of pavement at the
entrance onto the approved plans for Zachary Ann Lane. The total original approved area
for White Hall Business Park was +/- 52 acres. With the addition of the 5 acres to be
rezoned, the total acreage will be +/- 59 acres, and increase of only approximately 9%.
Also, since this facility deals with a specific type of client, it is not expected to generate
large volumes of traffic on a daily basis.
The developer would agree to work with VDOT to develop a lane striping plan to help
improve the traffic condition at the existing entrance on Rest Church road and Zachary
Ann Lane. Also, the developer would agree to pave Zachary Ann Lane as shown on the
approved plans to the property being rezoned. In addition curb and gutter will be
provided to a point to help discourage truck parking and not require the addition of storm
drain inlets. Finally, the developer would agree to place No Parking signs along both
sides of Zachary Ann Lane from the entrance onto Rest Church Road south to the end of
the property currently owned by Flying J. These improvements shall be implemented
prior to issuance of an occupancy permit.
Sewage Conveyance and Treatment
This site will be served by an 8" sanitary sewer line designed by Urban Engineering and
approved by all agencies and to be constructed by developer of this project. The total site
of development is +/- 20 Acres. The maximum square footage allowed for the M-1
zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 150
gpd/1,OOOsq.ft. of floor space the projected maximum sewer flow may be 74,380 gpd.
The portion of the site currently zoned M-1 (+/-15 acres) would contribute approximately
55,785 gpd based on maximum floor area and the area requested to be rezoned to M-1
(+/-5 acres) would contribute approximately 18,595 gpd. The potential building that will
be constricted on this site will be located entirely on the portion that is currently zoned
M-1. and maybe as large as 140,000 sq.ft. Using the same assumptions as above this
facility may produce approximately 14,000 gpd of sewage flow. This is less that what
3 of 5
0 0
Impact Analysis Statement - JCA IV
could be expected from a maximum density for the +/-5 Acres requested to be rezoned.
Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per
day. The developer will also be using a water reclamation system for a potential truck
wash building and other washing operations associated with this development. Therefore
additionally reduction of sewage flows could be expected. Finally, the applicant will
install public sewer to this facility with a potential cost of approximately $250,000.
Water Supply
The site will be served by a 12" water line designed by Urban Engineering and approved
by all agencies and to be constructed by the developer of this facility. . The total site of
development is +/- 20 Acres. The maximum square footage allowed for the M-1 zoning
is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 300 gpd/1,000sq.ft.
of floor space the projected maximum water usage may be 148,760 gpd. The portion of
the site currently zoned M-1 (+/-15 acres) would contribute approximately 111,570 gpd
based on maximum floor area and the area requested to be rezoned to M-1 (+/-5 acres)
would contribute approximately 37,190 gpd. The potential building that will be
constructed on this site will be located entirely on the portion that is currently zoned M-1
and may be as large as 140,000 sq.ft. Using the same assumptions as above this facility
may produce approximately 28,000 gpd of sewage flow. This is less than what could be
expected from the +/-5 Acres requested to be rezoned. Additional, similar Alban Tract
Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be
using a water reclamation system for a potential truck wash building and other washing
operations associated with this development. Therefore additional reduction in water
consumption could be expected.. Finally, the applicant will install public water to this
facility with a potential cost of approximately $250,000.
Drainage
The site currently drains to a point on Duncan Run where it intersects I-81. Storm Water
Management Facilities will be designed per Frederick County standards to reduce post
development flows to pre -development flows. A water reclamation system will be used
for wash operation on site as well as an oil recycling program will be implemented. An
oil separator will be used in the equipment and truck wash areas.
Solid Waste Disposal Facilities
The impact on solid waste disposal can be projected from an average annual business
consumption of landfill volume figure of 5.4 cubic yards per 1,000 sq. ft. of commercial
floor area. (This number can be found in the Civil Engineering Reference Manual, 41h
edition)
The maximum allowable floor area is 495866 Sq.Ft. Based on the production stated
above the total site could produce 2678 CY per year. This would break down to 2008
CY for the area currently Zoned M-1 and 670 CY for the 5.0 Acres+/- for area requested
to be rezoned.
4 or5
0 •
Impact Analysis Statement - JCA IV
By applying the 5.4 CY per 1000 Sq.Ft. to the potential floor area proposed with floor
area of 130, 000 Sq.Ft. an annual production of 702 CY of solid waste could be expected.
This is less than what could be expected by the total site and even the 5.0 Acres+/-.
Furthermore the current facility operated by Alban Tractor in Frederick County currently
has a 6 CY dumpster that is emptied every week by Allied Waste. Projecting this out
over 52 weeks per year, the total expected would be approximately 312 CY. This is less
than what could potentially be expected from a maximum development, based on the
allowable square footage per the current zoning regulations. Alban will transfer their
contract for the current facility to the proposed facility for this rezoning.
storic Sites and Structures
According to information obtained from the National Register of Historic Places and the
Virginia Division of Historic Resources websites, there are no historic sites or structures
on the parcel to be rezoned or on adjacent parcels.
Impact on Community Facilities
Based on fiscal impact model run by the Frederick County Planning and Zoning
Department is was found that the development of this project would have a net positive
effect on the economy of Frederick County. Even though the model run by Frederick
County shows no need for cash proffers, the applicant is willing to make a contribution to
the Frederick County Fire and Rescue to offset initial costs incurred by this development.
Finally, sales are projected to be approximately $31 million and employment of
approximately 55 people. Since we are proposing no residential use, impact to schools
will be minimal.
5 ors
ED t5 ACRES TO BE REZONED FROM RA TO M1 /
..i...�..�..�..�..�i. ............ ..................
ZACHARY
LANE
_ / I
■ - - /��// —� EXISTING 60' ZACHARY ANN LANE
i� EASEMENT (t 1.722 AC.) I
TO BE VACATED '
- ' (AT A LATER DATE)
■ I
EXISTING PROPERTY LINES ■
TO BE VACATED , ■
�I (AT A LATER DATE) EXISTING
EXISTING EXISTING PROPERTY LINES EXISTING
LOT 6
LOT 8 TO BE VACATED ; LOT 7
(AT A LATER DATE) I I
■
GRAPHIC SCALE
( IN FEET )
I Inch = 150 M
JCA IV WHITE HALL, LLC.
Items to vacated
Exhibit
August 10 , 2005
PREPARED BY
Urban Engineering & Associates, Inc.
-y CIVIL ENGINEERS • LANDSCAPE ARCHITECTS LAND SURVEYORS
Winchester, VA - Phone (540) 450-0211
0
0
00
Impact Analysis Statement
JCA IV
Stonewall Magisterial District
Frederick County, Virginia
Tax Map Parcels 33-A-89 & 33-A-90
5.000 Acres+/- (To Be Rezoned)
20.0 Acres+/- Total Site Area
Applicant: James C. Alban IV
President — Alban Tractor
Managing Member of LLC.
Owner: JCA IV White Hall, LLC.
Submitted: July 8, 2005
Revised: August 5, 2005
August 9, 2005
Prepared By:
Urban Engineering & Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, VA 22602
Contact Person: David E. Lellock, PE, LS
Phone: 540-450-0211
0
COUNTY of FREDERICK
Department of Planning and Development
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Telephone: 540/665-5651 FAX:540/665-6395
FAX TRANSMISSION
TO: a 13. rv) A- N
COMPANY:
FAX 4: 4(o) $0 " -2
L; /-7 _ -7 -70 5
Remarks:
Date:
Number of Pages (including cover sheet)
From the desk of:
0 • P. ,
Immediate TX Result Report ( Aug, 17, 2005 1:54PM) x
Fax Header)
File
Date Time Destination Mode TXtime Page Result User Name No.
----------------------------------------------------------------------------------------------------
Aug. 17. 1 : 53PM 1 G3TES 0' 26" P. 2 OK 1961
# Batch M Memory L Send later @ . Forwarding
E ECM S Standard D Detail F Fine
Reduction x LAN —Fax + Delivery 0 RX Notice Req.
A RX Notice
Impact Analysis Statemel
JCA IV
Stonewall Magisterial District
Frederick County, Virginia
Tax Map Parcels 33-((A))-89, 33-((A
33-((9))-6, 33-((9))-7, & 33-((9))-,
5.000 Acres+/- (To Be Rezoned)
15.035 Acres +/- Modified Proffer
Total Site Area 20.035 Acres
Applicant: James C. Alban IV
President — Alban Tractor
Managing Member of LLC.
Owner: JCA IV White Hall, LLC.
Submitted: July 8, 2005
Revised: August 5, 2005
August 9, 2005
August 18, 2005
Prepared By:
Urban Engineering & Associates, In
600 Pegasus Court, Suite 101
Winchester, VA 22602
Contact Person: David E. Lellock, PE
Phone: 540-450-0211
Impact Analysis Statement -JCA IV
0
Introduction
The purpose of this Impact Analysis is to assess the impacts resulting from the rezoning
of 5.00 acres+/- parcel from RA (Rural Areas) to M1 (Industrial — Light District) and
15.035 acres+/- from M1 (Industrial — Light District) to M1 (Industrial — Light Industrial)
with modified proffers. This rezoning is a portion of property obtain by friendly
boundary line adjustment from two parcels of land, a 107.67 acre site (33-A-90) and a
110.00 acre site (33-A-89), owned by Fruit Hill Orchard, LLC. (Owner) and lots 6, 7 & 8
owned by JCA IV White Hall, LLC. A Caterpillar Maintenance & Sales Facility is
proposed by Alban Tractor Co. Inc.; James C. Alban (Applicant) for this site and the
adjoining site, already zoned M1. This site is located within the county's Sewer and
Water Service Area (SWSA) and adjacent to the approved White Hall Business Park.
Please see attached Alban Tractor Co. letter for additional back ground.
This site is located within the county's Sewer and Water Service Area (SWSA) and
adjacent to the approved White Hall Business Park.
Access to the site will be provided from Zachary Ann Lane, approximately 950 feet west
of Interchange 323 on I-81 then approximately 2560 feet south along Zachary Ann Lane
The location of the site and the area to be rezoned are shown on the attached "Location
Map".
Site Suitability
The 5.00 acre+/- parcel (hereby referred to as "site") is primarily open fields with
approximately 1.4 Acres of woodland. The attached "Suitability Map Exhibit" shows
soil types and locations of nearby streams and wetlands.
According to Frederick County GIS Data, Tax Maps 33, there are no flood plains or
wetlands on the site. The slopes on the site range from 1%-12.5%. Therefore, the site
contains no steep slope areas greater than 15
SurroundinfZ Properties
North: RA (Rural Areas), Orchard
South: RA (Rural Areas), Residential
East: M1 (Industrial —Light District); Business Park
West: RA (Rural Areas), Orchard
2 ors
0 Impact Analysis statement - JCA IV 0
The site is surrounded by parcels zoned RA (Rural Areas), M1 (Industrial — Light
District) and B-3 (Business Industrial Transition District). One of the RA zoned parcels
to the south is used for residential purposes. The RA parcels to the West and North are
used for an orchard. The distances between the boundary of the site and nearby
residences and other structures are shown on the attached "Existing Building Location
Map".
A Caterpillar Maintenance Sales Facility is proposed for this site and the adjoining
15.035 acre M1 parcel to the east. It is expected that impacts from this use on adjacent
properties will be minimal. Expected impacts may include noise from users of the
facility and glare from site lighting. Noise impacts could be minimized by keeping the
shop bay doors closed in the climate controlled facility. Glare impacts could be
minimized by providing proper screening and careful selection and arrangement of
lighting. Lighting shall be arranged and hooded to confine all light rays entirely within
the site boundaries. Final details of these measures will be determined at Site Plan
Review.
Traffic
The current entrance on Rest Church Road has approximately 64' of pavement at the
entrance onto the approved plans for Zachary Ann Lane. The total original approved area
for White Hall Business Park was +/- 52 acres. With the addition of the 5 acres to be
rezoned, the total acreage will be +/- 59 acres, and increase of only approximately 9%.
Also, since this facility deals with a specific type of client, it is not expected to generate
large volumes of traffic on a daily basis.
The developer would agree to work with VDOT to develop a lane striping plan to help
improve the traffic condition at the existing entrance on Rest Church road and Zachary
Am1 Lane. Also, the developer would agree to pave Zachary Ann Lane as shown on the
approved plans to the property being rezoned. In addition curb and gutter will be
provided to a point to help discourage truck parking and not require the addition of storm
drain inlets. Finally, the developer would agree to place No Parking signs along both
sides of Zachary Ann Lane from the entrance onto Rest Church Road south to the end of
the property currently owned by Flying J. These improvements shall be implemented
prior to issuance of an occupancy permit.
Sewage Conveyance and Treatment
This site will be served by an 8" sanitary sewer line designed by Urban Engineering and
approved by all agencies and to be constructed by developer of this project. The total site
of development is +/- 20 Acres. The maximum square footage allowed for the M-1
zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 150
gpd/1,OOOsq.ft. of floor space the projected maximum sewer flow may be 74,380 gpd.
The portion of the site currently zoned M-1 (+/-15 acres) would contribute approximately
3 of 5
Impact Analysis Statement - JCA IV
55,785 gpd based on maximum floor area and the area requested to be rezoned to M-1
(+/-5 acres) would contribute approximately 18,595 gpd. The potential building that will
be constructed on this site will be located entirely on the portion that is currently zoned
M-1. and may be as large as 140,000 sq.ft. Using the same assumptions as above this
facility may produce approximately 14,000 gpd of sewage flow. This is less that what
could be expected from a maximum density for the +/-5 Acres requested to be rezoned.
Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per
day. The developer will also be using a water reclamation system for a potential truck
wash building and other washing operations associated with this development. Therefore
additionally reduction of sewage flows could be expected. Finally, the applicant will
install public sewer to this facility with a potential cost of approximately $250,000.
Water Supply
The site will be served by a 12" water line designed by Urban Engineering and approved
by all agencies and to be constructed by the developer of this facility. . The total site of
development is +/- 20 Acres. The maximum square footage allowed for the M-1 zoning
is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 300 gpd/1,000sq.ft.
of floor space the projected maximum water usage may be 148,760 gpd. The portion of
the site currently zoned M-1 (+/-15 acres) would contribute approximately 111,570 gpd
based on maximum floor area and the area requested to be rezoned to M-1 (+/-5 acres)
would contribute approximately 37,190 gpd. The potential building that will be
constructed on this site will be located entirely on the portion that is currently zoned M-1
and may be as large as 140,000 sq.ft. Using the same assumptions as above this facility
may produce approximately 28,000 gpd of sewage flow. This is less than what could be
expected from the +/-5 Acres requested to be rezoned. Additional, similar Alban Tract
Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be
using a water reclamation system for a potential truck wash building and other washing
operations associated with this development. Therefore additional reduction in water
consumption could be expected.. Finally, the applicant will install public water to this
facility with a potential cost of approximately $250,000.
Drainage
The site currently drains to a point on Duncan Run where it intersects I-81. Storm Water
Management Facilities will be designed per Frederick County standards to reduce post
development flows to pre -development flows. A water reclamation system will be used
for wash operation on site as well as an oil recycling program will be implemented. An
oil separator will be used in the equipment and truck wash areas.
Solid Waste Disposal Facilities
The impact on solid waste disposal can be projected from an average annual business
consumption of landfill volume figure of 5.4 cubic yards per 1,000 sq. ft. of commercial
floor area. (This number can be found in the Civil Engineering Reference Manual, 4t"
edition)
4of5
0 Impact Analysis statement - JCA IV
The maximum allowable floor area is 495866 Sq.Ft. Based on the production stated
above the total site could produce 2678 CY per year. This would break down to 2008
CY for the area currently Zoned M-1 and 670 CY for the 5.0 Acres+/- for area requested
to be rezoned.
By applying the 5.4 CY per 1000 Sq.Ft. to the potential floor area proposed with floor
area of 130, 000 Sq.Ft. an annual production of 702 CY of solid waste could be expected.
This is less than what could be expected by the total site and even the 5.0 Acres+/-.
Furthermore the current facility operated by Alban Tractor in Frederick County currently
has a 6 CY dumpster that is emptied every week by Allied Waste. Projecting this out
over 52 weeks per year, the total expected would be approximately 312 CY. This is less
than what could potentially be expected from a maximum development, based on the
allowable square footage per the current zoning regulations. Alban will transfer their
contract for the current facility to the proposed facility for this rezoning.
Historic Sites and Structures
According to information obtained from the National Register of Historic Places and the
Virginia Division of Historic Resources websites, there are no historic sites or structures
on the parcel to be rezoned or on adjacent parcels.
Impact on Community Facilities
Based on fiscal impact model run by the Frederick County Planning and Zoning
Department is was found that the development of this project would have a net positive
effect on the economy of Frederick County. Even though the model run by Frederick
County shows no need for cash proffers, the applicant is willing to make a contribution to
the Frederick County Fire and Rescue to offset initial costs incurred by this development.
The applicant plans to preserve a buffer of existing trees on the south and southeastern
portion of the property to reduce the visual impacts of an outdoor storage area.
Finally, sales are projected to be approximately $31 million and employment of
approximately 55 people. Since we are proposing no residential use, impact to schools
will be minimal.
5 ors
Impact Analysis Statement
JCA IV
Stonewall Magisterial District
Frederick County, Virginia
Tax Map Parcels 33-((A))-89, 33-((A))-90
33-((9))-6, 33-((9))-7, & 33-((9))-8
5.000 Acres+/- (To Be Rezoned)
15.035 Acres +/- Modified Proffers
Total Site Area 20.035 Acres
Applicant: James C. Alban IV
President — Alban Tractor
Managing Member of LLC.
Owner: JCA IV White Hall, LLC.
Submitted: July 8, 2005
Revised: August 5, 2005
August 9, 2005
August 18, 2005
Prepared By:
Urban Engineering & Associates, Inc.
600 Pegasus Court, Suite 101
Winchester, VA 22602
Contact Person: David E. Lellock, PE, LS
Phone: 540-450-0211
Impact Analysis Statement - JCA IV
Tntroductinn
The purpose of this Impact Analysis is to assess the impacts resulting from the rezoning
of 5.00 acres+/- parcel from RA (Rural Areas) to M1 (Industrial — Light District) and
15.035 acres+/- from M1 (Industrial — Light District) to MI (Industrial — Light Industrial)
with modified proffers. This rezoning is a portion of property obtain by friendly
boundary line adjustment from two parcels of land, a 107.67 acre site (33-A-90) and a
110.00 acre site (33-A-89), owned by Fruit Hill Orchard, LLC. (Owner) and lots 6, 7 & 8
owned by JCA IV White Hall, LLC. A Caterpillar Maintenance & Sales Facility is
proposed by Alban Tractor Co. Inc.; James C. Alban (Applicant) for this site and the
adjoining site, already zoned M1. This site is located within the county's Sewer and
Water Service Area (SWSA) and adjacent to the approved White Hall Business Park.
Please see attached Alban Tractor Co. letter for additional back ground.
This site is located within the county's Sewer and Water Service Area (SWSA) and
adjacent to the approved White Hall Business Park.
Access to the site will be provided from Zachary Ann Lane, approximately 950 feet west
of Interchange 323 on I-81 then approximately 2560 feet south along Zachary Ann Lane
The location of the site and the area to be rezoned are shown on the attached "Location
Map".
Site Suitability
The 5.00 acre+/- parcel (hereby referred to as "site") is primarily open fields with
approximately 1.4 Acres of woodland. The attached "Suitability Map Exhibit" shows
soil types and locations of nearby streams and wetlands.
According to Frederick County GIS Data, Tax Maps 33, there are no flood plains or
wetlands on the site. The slopes on the site range from 1%-12.5%. Therefore, the site
contains no steep slope areas greater than 15
Surrounding Properties
North: RA (Rural Areas), Orchard
South: RA (Rural Areas), Residential
East: M1 (Industrial —Light District); Business Park
West: RA (Rural Areas), Orchard
2of5
• •
Impact Analysis Statement - JCA IV
The site is surrounded by parcels zoned RA (Rural Areas), Ml (Industrial — Light
District) and B-3 (Business Industrial Transition District). One of the RA zoned parcels
to the south is used for residential purposes. The RA parcels to the West and North are
used for an orchard. The distances between the boundary of the site and nearby
residences and other structures are shown on the attached "Existing Building Location
Map".
A Caterpillar Maintenance Sales Facility is proposed for this site and the adjoining
15.035 acre MI parcel to the east. It is expected that impacts from this use on adjacent
properties will be minimal. Expected impacts may include noise from users of the
facility and glare from site lighting. Noise impacts could be minimized by keeping the
shop bay doors closed in the climate controlled facility. Glare impacts could be
minimized by providing proper screening and careful selection and arrangement of
lighting. Lighting shall be arranged and hooded to confine all light rays entirely within
the site boundaries. Final details of these measures will be determined at Site Plan
Review.
Traffic
The current entrance on Rest Church Road has approximately 64' of pavement at the
entrance onto the approved plans for Zachary Ann Lane. The total original approved area
for White Hall Business Park was +/- 52 acres. With the addition of the 5 acres to be
rezoned, the total acreage will be +/- 59 acres, and increase of only approximately 9%.
Also, since this facility deals with a specific type of client, it is not expected to generate
large volumes of traffic on a daily basis.
The developer would agree to work with VDOT to develop a lane striping plan to help
improve the traffic condition at the existing entrance on Rest Church road and Zachary
Ann Lane. Also, the developer would agree to pave Zachary Ann Lane as shown on the
approved plans to the property being rezoned. In addition curb and gutter will be
provided to a point to help discourage truck parking and not require the addition of storm
drain inlets. Finally, the developer would agree to place No Parking signs along both
sides of Zachary Arm Lane from the entrance onto Rest Church Road south to the end of
the property currently owned by Flying J. These improvements shall be implemented
prior to issuance of an occupancy permit.
Sewage Conveyance and Treatment
This site will be served by an 8" sanitary sewer line designed by Urban Engineering and
approved by all agencies and to be constructed by developer of this project. The total site
of development is +/- 20 Acres. The maximum square footage allowed for the M-1
zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 150
gpd/1,OOOsq.ft. of floor space the projected maximum sewer flow may be 74,380 gpd.
The portion of the site currently zoned M-1 (+/-15 acres) would contribute approximately
3 of 5
0 •
Impact Analysis Statement - JCA IV
55,785 gpd based on maximum floor area and the area requested to be rezoned to M-1
(+/-5 acres) would contribute approximately 18,595 gpd. The potential building that will
be constructed on this site will be located entirely on the portion that is currently zoned
M-1. and may be as large as 140,000 sq.ft. Using the same assumptions as above this
facility may produce approximately 14,000 gpd of sewage flow. This is less that what
could be expected from a maximum density for the +/-5 Acres requested to be rezoned.
Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per
day. The developer will also be using a water reclamation system for a potential truck
wash building and other washing operations associated with this development. Therefore
additionally reduction of sewage flows could be expected. Finally, the applicant will
install public sewer to this facility with a potential cost of approximately $250,000.
Water Supply
The site will be served by a 12" water line designed by Urban Engineering and approved
by all agencies and to be constructed by the developer of this facility. . The total site of
development is +/- 20 Acres. The maximum square footage allowed for the M-1 zoning
is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 300 gpd/1,000sq.ft.
of floor space the projected maximum water usage may be 148,760 gpd. The portion of
the site currently zoned M-1 (+/-15 acres) would contribute approximately 111,570 gpd
based on maximum floor area and the area requested to be rezoned to M-1 (+/-5 acres)
would contribute approximately 37,190 gpd. The potential building that will be
constructed on this site will be located entirely on the portion that is currently zoned M-1
and may be as large as 140,000 sq.ft. Using the same assumptions as above this facility
may produce approximately 28,000 gpd of sewage flow. This is less than what could be
expected from the +/-5 Acres requested to be rezoned. Additional, similar Alban Tract
Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be
using a water reclamation system for a potential truck wash building and other washing
operations associated with this development. Therefore additional reduction in water
consumption could be expected.. Finally, the applicant will install public water to this
facility with a potential cost of approximately $250,000.
Drainage
The site currently drains to a point on Duncan Run where it intersects I-81. Storm Water
Management Facilities will be designed per Frederick County standards to reduce post
development flows to pre -development flows. A water reclamation system will be used
for wash operation on site as well as an oil recycling program will be implemented. An
oil separator will be used in the equipment and truck wash areas.
Solid Waste Disposal Facilities
The impact on solid waste disposal can be projected from an average amlual business
consumption of landfill volume figure of 5.4 cubic yards per 1,000 sq. ft. of commercial
floor area. (This number can be found in the Civil Engineering Reference Manual, 4"'
edition)
4of5
Impact Analysis statement - JCA IV
The maximum allowable floor area is 495866 Sq.Ft. Based on the production stated
above the total site could produce 2678 CY per year. This would break down to 2008
CY for the area currently Zoned M-1 and 670 CY for the 5.0 Acres+/- for area requested
to be rezoned.
By applying the 5.4 CY per 1000 Sq.Ft. to the potential floor area proposed with floor
area of 130, 000 Sq.Ft. an annual production of 702 CY of solid waste could be expected.
This is less than what could be expected by the total site and even the 5.0 Acres+/-.
Furthermore the current facility operated by Alban Tractor in Frederick County currently
has a 6 CY dumpster that is emptied every week by Allied Waste. Projecting this out
over 52 weeks per year, the total expected would be approximately 312 CY. This is less
than what could potentially be expected from a maximum development, based on the
allowable square footage per the current zoning regulations. Alban will transfer their
contract for the current facility to the proposed facility for this rezoning.
Historic Sites and Structures
According to information obtained from the National Register of Historic Places and the
Virginia Division of Historic Resources websites, there are no historic sites or structures
on the parcel to be rezoned or on adjacent parcels.
Impact on Community Facilities
Based on fiscal impact model run by the Frederick County Planning and Zoning
Department is was found that the development of this project would have a net positive
effect on the economy of Frederick County. Even though the model run by Frederick
County shows no need for cash proffers, the applicant is willing to make a contribution to
the Frederick County Fire and Rescue to offset initial costs incurred by this development.
The applicant plans to preserve a buffer of existing trees on the south and southeastern
portion of the property to reduce the visual impacts of an outdoor storage area.
Finally, sales are projected to be approximately $31 million and employment of
approximately 55 people. Since we are proposing no residential use, impact to schools
will be minimal.
5 ors
9
a
Michael T. Ruddy
Deputy Director
Deptment of Panning and Development
17 N. Kent Street
Suite 202
Winchester. VA 22601
August 18, 2005
RE: Alban Tractor Rezoning (RZ# 014-05)
Dear Mr. Ruddy,
Henry C. Buerttner, Jr
1908 S. Loudoun St.
Winchester, VA 22601
I am in full support of the requested modification of the original proffers (RZ# 009-90)
for lots 6, 7 and 8 of the White hall Business Park. The subject modifications are part of
RZ# 014-05
Sincerely
Henry C. Buettner, Jr.
Managing Member
Rainbow Group, LLC
Cc: Robert Marano — Alban Tractor Co. Inc.
David E. Lellock — Urban Engineering & Assoc.
7- 7-OE: 47�:'t,J:
v u I. ( L V V J L, I `r 1 I11 V t I v Y, l I I u I 1 I u V l u u I v J 1 L l U.
• I Y U. VJJ I I L
Street Traffic Studies, Ltd.
May 13, 2002
I-4
Alban Tractor
8531 Pulaski aghway
Baltimore, Maryland 21237
Dear Mr. Marano:
RE: Westphalia Road @ MD 4
Based on our discussions, it is our understanding that Alban - Cat is proposed to construct
a new truck service faulity on the property located in the northeast quadrant of the MD 4 /
Westphalia Road intersection in Prince Georges County, Maryland. The site will access
directly to 'Westphalia Road which in turn connects to MD 4 by way of an existing signalized
intersection -
As you are aware, the development density ofthe subject property has been limited as detailed
within the Preliminary Plan resolution (Prelirninary Plat 4-93085, PGCPB No. 94-1S8) to
"980,000 square feet fight service industrial space and 35,000 squarefeet commercial office
space or different uses generating no more than 974 AM peak hour trips and 974 PM peak
hour trips as specified in PGCPB Resolution No. 94-158." Because the proposed truck
service facility is a use that has not been previously studied, additional studies are necessary
in order to predict the expected trip generation characteristics, as they would apply to the trip
cap placed on the property.
Based on our discussions, the existing ALBAN site in Sterling, Virginia was identified as a
faces very similar in size and use to the one proposed for the Westphalia Road site. A traffic
data collection program was developed to analyze the Sterling site which include mechanical
counts for the each of the two driveways serving the site along with peak period manual
classification counts for the driveways. Copies of the data summaries are included for your
review and use_
It was anticipated that the ALBAN facility would be a relatively low peak period traffic
genes -tor. 'Phis assumption was confirmed through the data collection process_ Based on our
review of the data collected, averaged over a two day period, the AL13AN site was found to
generate 61 morning and 22 evening peak hour trips. This morning site traffic was evenly split
between inbound and outbound traffic while the evening pear hour traffic was predominantly
outbound in nature.
400 Crain Highway, N.W, - GIen Burnie, Maryland 21061
meto.,h.Ytio A I A con <cnn . FAX AIO COn <A-A7
7— 7-01
VU 1, f, LV VJ L-17I n1
V l I V V l I I U I I I V V l V V I V J L L V,
0
0
11v- VJJ I I J
Bob 'LvIaTano
May 13, 2002
Page Two
Further review of the data collection confirm that the majority of the morning traffic
associated with the site occurs early, beginning as early as 5:00AM and declines prior to the
morning peak hour of the adjoining roadways. The evening peak traffic pear for the site
actually occurs in the early afternoon, again prior to the peak hour peaks of the adjoining
highway.
The classification counts conducted for the Sterling site confirmed that the majority of the
vehicles accessing the site were passenger vehielesy small trucks, or the tractor portion of a
tractor trailer rig. Very few large trucks, less than eight during the peak period study period,
were recorded as part of the vehicle classification studies.
In summary, based on the studies conducted, the proposed ALBAN truck facility at the
Westphalia Road site would be expected to generate relatively low pear hour traffic volumes,
on the order of 65 morning and 25 evening peak hour trips -
If you have any questions or require additional information, please let me know.
Sincerely,
vid A_ Nelson, P.E.
President
CC: Thomas Haller - Gibbs and Haller
Attachments
7- 7-05: e.: 47PI,1:
V4 I. LV VJ L I I* V t I V 1.1 1 I u I
Iv v. UJJ 1 I L
Street Traffic Studies, Ltd.
May 13, 2002
Bob Marano
Alban. Tractor
8531 Pulaski FEgh;way
Baltimore, Maryland 21237
RE: Westphalia Road @ MD 4
Dear Mr. Marano:
Based on our discussions, it is our understanding that Alban - Cat is proposed to construct
a new truck service fatality on the property located in the northeast quadrant of the MD 4 /
Westphalia Road intersection in Prince Georges County, Maryland, The site will access
directly to 'Westphalia Road which in turn connects to MD 4 by way of an existing signalized
intersection.
As you are aware, the development density ofthe subject property has been limited as detailed
within the Preliminary Plan resolution (Preliminary Plat 4-93095, PGCPB No. 94-158) to
"980,000 square feet light service industrial space and 35,000 square feet commercial office
space or different uses generating no more than 974 AM peak hour trips and 974 PM peak
hour trips as specified in PGCPB Resolution No. 94-158." Because the proposed truck
service facility is a use that has not been previously studied, additional studies are necessary
in order to predict the expected trip generation characteristics, as they would apply to the trip
cap placed on the property.
Based on our discussions, the existing ALBAN site in Sterling, Virginia was identified as a
facility very similar in size and use to the one proposed for the Westphalia Road site. A traffic
data collection program was developed to analyze the Sterling site which, include mechanical
counts for the each of the two driveways serving the site along with peak period manual
classification counts for the driveways. Copies of the data suminAries are included for your
review and use.
It was anticipated that the ALBAN facility would be a relatively low peak period traffic
generator. This assumption was confirmed through the data collection process_ Based on our
review of the data collected, averaged over a two day period, the ALBAN site was found to
generate 61 morning and 22 evening peak hour trips. This morning site traffic was evenly split
between inbound and outbound traffic while the evening pear hour traffic was predominantly
outbound in nature.
400 Crain Highway, N.'VV. • Glen Burnie, Maryland 21061
'P-1—h—A "A con <Gnn . FAX d7 a Con (.(z7
7- 7-05: 1-PIv1:
UU I, I, 4 V V J L I-T V
V l I U. L I I U I I 1 11 V l U V I U J1 L l U,
0
# 2ki 3
IV V. VJJ I I J
Bob 1r3aY ano
May 13, 2002
Page Two
Further review of the data collection confims that the majority of the morning traffic
associated with the site occurs early, beginning as early as 5:OOAM and declines prior to the
morning peak hour of the adjoining roadways. The evening peak traffic peals for the site
actually occurs in the early afternoon, again prior to the peak hour peaks of the adjoining
highway.
The classification counts conducted for the Sterling site confirmed that the majority of the
vehicles accessing the site were passengervehicles, smelt trucks, or the tractor portion of a
tractor trailer rig_ 'Very few large trucks, less than eight during the peak period study period,
were recorded as part of the vehicle classification studies.
In summary, based on the studies conducted, the proposed ALBAN truck facility at the
Westphalia Road site would be expected to generate relatively low peak hour traffic volumes,
on the order of 65 morning and 25 evening peak hour trips_
Ifyou have any questions or require additional information, please let me know.
Sincerely,
vid A Nelson P.E.
President
CC: Thomas Haller - Gibbs and Haller
Attachments
JOB #:
PRINT TICKET #: �A
Urban Engineering & Associates, Inc.
600 PEGASUS COURT #101 Telephone: (540) 450-0211
WINCHESTER, VIRGINIA 22602 Facsimile: (540) 450-0210
TO:
DATE: C:!) I i � -D '�
ATTENTION: `� 1 `J " ��'� RE:
TRANSMITTED HEREWITH:
XORIGINALS ❑ PHOTOCOPIES ❑ CD ❑ BLACKLINE PRINTS
❑ SPECIFICATIONS ❑ COMPUTATIONS ❑ INVOICE ❑ MYLAR PRINTS
❑ COLOR PRINTS ❑ SITE NOTICES ❑ OTHER
QUANTITY
DRAWING NO.
DATE
DESCRIPTION
C k1
-C LA C.- ' �i ,�� t' � ��' � 'F � '' 4-N'A
c
FOR: APPROVAL
❑ FIELD USE
SENT BY: ❑ FIRST CLASS MAIL
PLEASE: ❑ RETURN
COMMENTS:
❑ RESUBMISSION
❑ YOUR FILES
❑ COMMENTS
❑ OTHER
OUR MESSENGER ❑ PICKUP ❑ COURIER
❑ SUBMIT _ ❑ OTHER
❑ OVERNIGHT
RECEIVED BY:
SENT BY:
��AVMAN
•
Alban Tractor Co. Inc.
Robert A. Marano
8531 Pulaski Highway
Vice President
Baltimore, Maryland 21237
410.686.7777
800.492.6994
July 6, 2005
Ms. Lynda J. Tyler
Supervisor, Stonewall District
Frederick County Virginia
438 Devil's Backbone Overlook
Stephenson, VA 22656
Dear Lynda:
It was nice meeting you yesterday. Thank you for taking time from
your busy schedule to visit our current facility in the Stonewall
Industrial Park.
As you saw first hand, we are literally "bursting at the seams." We
currently have 26 employees working in and out of the Branch. In
1999, we had 16 employees. Our space constraints are limiting our
ability to continue to grow our business.
Our new facility at the White Hall Business Park will allow us to grow
with the County. We expect to gradually expand to approximately 50-
60 employees within two years after occupying the new facility. Sales
volume in the current facility was about $21.2M in 2004. We expect
our volume to grow to about $31M several years after moving into the
new facility.
The new facility will be on 20 acres (15 purchased from the Rainbow
Group and 5 acres recently annexed from Fruit Hill Orchards). The
facility will be approximately 85,000 sq. ft. with machines sales and
rental, parts, and service operations.
We are currently preparing our rezoning application for the acreage
recently annexed.. David Lellock of Urban Engineering is preparing
the applications and hopes to have the impact statement and comment
sheets submitted this week. Hopefully, we will have the comments
returned in time to submit our applications by 7/22/05.
1
Alban Tractor Co. Inc.
8531 Pulaski Highway
Baltimore, Maryland 21237
410.686.7777
800.492.6994
Ms. Lynda J. Tyler
Supervisor, Stonewall District
Frederick County, VA
0
Robert A. Marano
Vice President
Lynda, we appreciate your time, interest and support of our project. I
will keep you posted as we progress.
Sincerely,
ALBAN TRACTOR CO., INC.
Robert A. Marano
V.P. Facilities & Development
Cc: Jamie Alban
James Drown, Larrick, Larrick & Dro
David Lellock, Urban Engineers
ON
ALBAN TRACTOR CO., INC.
WINCHESTER, VA.
Alban Tractor Co., Inc. was established as a Caterpillar Dealer in 1927 by Jim Alban.
The business remains a family business and has grown to over 700 employees with
locations in Virginia, Maryland and Delaware. James C. Alban IV (Jamie) assumed
ownership in 1994 and is the only U.S. Caterpillar Dealer in the fourth generation of
family ownership.
Alban has been in Frederick County since 1984 with current operations in the Stonewall
Industrial Park and has grown from 16 employees in 1999 to 26 current employees. Sales
in 2004 were approximately $21.2M. The rapid growth in business has caused Alban to
outgrow its current facility. Alban looked at sites in both West Virginia and Virginia
before settling on the new site in the White Hall Business Park.
The new facility will be 85,000 square feet on 20 acres and will have machine sales and
rental service (truck and earthmoving) and parts operations. Sales are expected to
increase to approximately $31M within several years as employment grows to
approximately 55 people.
7/6/05
Alban Family History. 7/6/05.doc.
0 0
AUG 2 2005
Document Approval Form
PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR
APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR
APPROVAL.
IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE
COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED.
INITIALS DATE & TIME
Candice
Bernie
Mark
Susan
Eric
Mike 5 / Z o S Z
Kevin
John
COMMENTS:E% �C
o2�tJ o-a
-3� 5 CjCJ
/h
b w�- o
l7> GGw,4 6, EGG -7� --� / R0 . 1-, 64 Z,, �L
Received by Clerical Staff (Date & Time): S P50
t
N/F FRUIT HILL ORCHARD, INC.
33 ((A)) 89
N/F FRUIT HILL ORCHARD, INC.
33 ((A)) 90
PROPOSED t5 ACRES TO BE REZONED FROM RA TO MI�
NII
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PROPOSED ZACHERY ANN
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ARY
ZACH
— LANE , —
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n
N/F DAVID K. k ?A •�'
BRENDA S. GRAY
33 ((A)) 88 Ni gy EXISTING
c. r v I I LOT 6
i C EXISTING EXISTING
vt LOT 8 LOT 7
Z VARIABLE BUFFER AREA TO MAINTAIN EXISTING WOODLANDS
n
_ (5' MINIMUM TO 20' MAXIMUM)
.._.._..—•--•--.._.._.._.._..----.._.._. _.36,08' ._.._.._..--•---�.._..--6*20'W ._--- --.J
SL9'26'2O'W 1a36.O8' S19'26'2O'W 505.69'
INTERSTATE 81 R/W
GRAPHIC SCALE _
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1 WcA - IMI M1
N/F
PROFESSIONAL MOBILE H'!�
BROKERS, INC
33 ((9)) 5 4
JCA IV WHITE HALL, LLC.
Rezoning Plat
Proffer Exhibit
August 10, 2005
PREPARED BY
Urban Engineering & Associates, Inc.
CMLENGLNFERS•LANDSC.APE .UtCHIIEC(5 LANDSURVEYORS
W-h,.,,, VA P6m•(5W)45MII
PROPOSED AREA TO BE REZONED FROM RA TO M1
T � -
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- - -- - - - - -
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1
P,AL TENT
FUTURE UTILITY CONNECTIONS
UNDER SEPARATE PLAN
ALBAN TRACTOR
WHITEHALL BUSINESS PARK
EXHIBIT
July 7, 2005
Not To Scale
GRAPHIC SCALE PREPARED BY
Urban Engineering & Associates, Inc.
(INFED(') CIVIL ENGINEERS • LANDSCAPE ARCHPPECPS • LAND SURVEYORS
I Inch m 60 a Winchester, VA - Phone (540) 450-0211
01,
November 21,1990
Frederick County Board of Supervisors
Frederick County Planning Commission
9 Court Square
Winchester, Virginia 22601
Reference: Whitehall Business Park
Rainbow Group Property
I-81 & Rt. 669
Frederick Co.. Va.
We the undersigned, sole owners of land to be rezoned under
rezoning request number 009-90, referred to as the Whitehall
Business Park rezoning, and the applicant for said rezoning,
hereby, voluntarily proffer the following conditions. The
conditions proffered shall be binding upon the heirs, executors,
administrators, assigns, and successors in interest of both the
applicant and owners. In the event the Frederick County Board of
Supervisors grants said rezoning and accepts these conditions, the
following proffered conditions shall apply to the land rezoned in
addition to other requirements set forth in the Frederick County
Code:
1. There will be two ponds provided to serve as sources of water
supply for fire protection; one towards the northern portion
G> and one towards the southern portion of the property. An
easement will be provided to guarantee access of the local
fire departments to the water supply. One well shall be
few provided with each pond to maintain a year=round water level.
The design of easements and ponds shall be agreed to by the
Fire Marshal and The Rainbow Group for adequacy as a source of
water for fire protection. The approximate location of ponds
shall be shown on the master development plan before any
site plan is approved. At least one pond shall be provided
before any occupancy permit is issued on the site. The second
pond shall be provided as shown on the master development plan
when the site containing said pond is developed.
2. Deeds shall specify that property owners will maintain ponds
ok ✓ for fire protection.
o.
3, The Rainbow Group and/or assigns will record architectural and
development standards/restrictions/covenants and enforce all
recorded standards. These shall include provisions for minimum
architectural standards, site maintenance, landscaping and
facility maintenance. These will include a requirement for
an architecturally designed front facade visible'from
Interstate 81, Loading areas shall be on the west side of
buildings.
4, A storm water management system will be described on the master
development plan. The ponds may be used for detention if
appropriate.
S. Buildings shall be shown on the site plans located between
outdoor storage areas and boundaries of the property adjacent
to Interstate 81.
6. A master development plan will be submitted for approval by
he County before any ::i to plans or subdivisions are submitted.
7. A complete opaque vegetative or other screen shall be provided,
,v' before any occupancy permit is issued;` -on the site between.
the primary entrance from Route 669 and adjoining properties
containing residential uses. The screening shall be designed
to not interfere with sight distance on Route 669.
8. Each separate lot shall be provided direct access to a road
dedicated for state maintenance. The access --road or roads
shall be constructed at the time each lot is developed. No
occupancy permit shall be approved on any lot until plans for
the road have been approved by the Virginia Department of
Transportation, the road has been constructed to said lot and
the road has been dedicated to said lot for acceptance by the
Virginia Department of Transportation.
9, Deeds for each lot shall establish a property owners
association according to the requirements of the 'Frederick
County Code. 4
THE RAINBOW GROUP:
�Ld 2 _-
Henry Buettner, Jr.
Ronald S. Simkhovitch
s u scr�
NOTARY:
ACKNOWLEDGED BEFORE ME
THIS DAY OF
MY COMMISSION EXPIRES:
NOTARY
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ROUTE 671
h
EDAR HILL ROAD
t�
AREA TABULATION:
(ORIGINAL AREA) LOT 8 = 5.03564 ACRES±(219,352 SQ.FT.±)
(ADJUSTED AREA) PARCEL 89 = 3.43400 ACRES±(149,585 SQ.FT.±)
(ADJUSTED AREA) PARCEL_00 = 1,56600 ACRES± (68,215 SQ.FT.±)
LOT 8 TOTAL AREA = 10.03564 ACRES±(437,152 SQ.FT,±)
OWNERS CERTIFICATE
FRUIT HILL ORCHARD, INC. (GRANTOR) DOES HEREBY GRANT AND CONVEY ONTO
JCA IV WHITE HALL, LLC. (GRANTEE) THE FIVE (5) ACRE BOUNDARY LINE
NOTARY: ADJUSTMENT HEREIN DESCRIBED. THIS BOUNDARY LINE ADJUSTMENT OF THE LAND
ACKNOWLEDGED BEFORE ME OF JCA IV WHITE HALL, LLC. AS SHOWN ON THIS PLAT IS WITH FREE CONSENT Al'
IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS.
THIS DAY OF 2005.
MY COMMISSION EXPIRES:
FRUIT HILL ORCHARD, INC. C.ROBERT SOLENBERGER (OFFICER) DATE
NOTARY JCA IV WHITE HALL, LLC. DATE
APPROVALS:
REVIEWED AND CERTIFIED AS EXEMPT FROM FREDERICK COUNTY, VIRGINIA
SUBDIVISION ORDINANCE, ALLOWING BOUNDARY ADJUSTMENTS AND MAY BE
COMMITTED TO RECORD.
SUBDIVISION ADMINISTRATOR DATE
SURVEYOR'S CERTIFICATE:
I HEREBY CERTIFY THAT THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY MADE UNDER MY
SUPERVISION ON DECEMBER 3, 2004, AND THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF, IT IS THE SAME LAND
CONVEYED TO JCA IV WHITE HALL, LLC. AS RECORDED AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA, IN
IN-STRU.MENZ- #0561002524-
C. J. RIRKER, JR., L.S.
PLAT SHOWING
BOUNDARY LINE ADJUSTMENT
LAND OF
JCA IV WHITE HALL, LLC.
INSTRUMENT #050002524
TAX MAP #33 ((9)) 8
STONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 120'
DATE: 5/9/2005 REVISED: 6/16/05, 6/28/05
DRAWN BY: M TD CHECKED BY: DEL
TAX MAP #33 ((9)) 8
PLAT @ DEED BOOK 750 PAGE 1813
ZS 05 444444#0000
DATE ``� '*s 1,TH OF G a
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SHEET 1 OF 3
URBAN ENGINEERING & ASSOC., INC.
CIVIL ENGINEERS o LANDSCAPE ARCHITECTS o LAND SURVEYORS
600 PEGASUS COURT SUITE 101
WINCHESTER, VA 22602
(540) 450-0211
ti? '86Q0MAT \HLINE S E SHEET WbF 3
6 �
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1 IRF
FRUIT HILL ORCHARD, INC. 1
PORTION OF \\ IRF I Nino A -,g
TAX MAP #33 ((A)) 89 1 ,o \
2 ✓�
DEED BOOK 373 PAGE 496 QO9
ra
o _ , ��/ N
110.00000 ACRES±
(ORIGINAL AREA) II�gc,
106.56600 ACRES±
(REMINDER AREA) 1 \ ' 1� Z a o
1 \ LOT 8 1
TAX MAP #33 ((9)) 81 ?
5.03564 ACRES± 1
(219,352 SQ.FT.±)
c�AC, rn, 11 \ \\ (ORIGINAL AREA)
N
1 \�• \ 10.03564 ACRES± 1 0,
s \ADJUSTED AREA) 1�
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(ADJUSTED AREA) s\ 11
oll \\ J ZONE LINE: M-ll
NOTES: \ \ 1
1. BOUNDARY INFORMATION, AS SHOWN it ZONE LINE:\RA \ PROPERTY LINEI
HEREON, WAS TAKEN FROM "ALTA/ASCM AI 1
LAND TITLE SURVEY - THE RAINBOW HEREBY
` �1 \\ VACATED 1
GROUP, A VIRGINIA PARTNERSHIP" �1 \
PERFORMED BY THIS OFFICE AND DATED zl
DECEMBER 6, 2004. z l \\ \\ 1 1
2. THE PROPERTY SHOWN HEREON IS pl \ \
LOCATED WITHIN ZONE "C", AREAS ROPERTY LINE\ \
OFMINIMAL FLOODING, AS SHOWN ON HEREBY
FLOODINSURANCE RATE MAP OF , CREATED
FREDERICK COUNTY,VIRGINIA,
COMMUNITY PANEL NUMBER 510063C 'So lead N 15
0050 B. EFFECTIVE DATE: JULY 17, 1978 IRF
3. IRON PIPES WILL BE SET AT ALL U, tl
CORNERS NOT PREVIOUSLY MONUMENTED N �3 ^F3`:�` �;':;, .t:;`• ".x
UPON APPROVAL OF THIS PLAT.
4. NO BUILDINGS ARE LOCATED UPON
LOT 8.
LEGEND
IRF IRON ROD FOUND
IPF IRON PIPE FOUND
IPS IRON PIPE SET
.� tiati;
IPS
832 9�
BUILDING SETBACKS
ZONE: RA
FRONT = 60'
SIDE = 50'
REAR = 50'
BUILDING SETtsAU&b
ZONE: M— I
FRONT = 75'
SIDE = 25'
REAR = 25'
0' 100' 200' 300' v4pp ��0.
PLAT SHOWING SCALE: 1 " = 100' : Z
BOUNDARY LINE ADJUSTMENT : o
LAND OF U C. RINKER J v
JCA IV WHITE HALL, LLC. : o. 1058
INSTRUMENT #050002524 l 0 CP12wos
TAX MAP #33 ((9)) 8 •,���L`�ND �v, °ta �
STONEWALL MAGISTERIAL DISTRICT 000###��4���x
FREDERICK COUNTY, VIRGINIA SHEET 2 OF 3
SCALE: 1 " = 120'
DATE: 5/9/2005 REVISED: 6/16/05, 6/28/05
DRAWN BY: MTD CHECKED BY: DEL
TAX MAP #33 ((9)) 8
PLAT @ DEED BOOK 750 PAGE 1813
URBAN ENGINEERING & ASSOC., INC.
CIVIL ENGINEERS o LANDSCAPE ARCHITECTS o LAND SURVEYORS
800 PEGASUS COURT SUITE 101
WINCHESTER, VA 22802
(540) 450-0211
IRF
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1.56600ACRES±
(68,215 SQ.FT.±)
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(ADJUSTED AREA)
1
ZONE LINE: RA
FRUIT HILL ORCHARD, INC.
'zlul 'yy
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PORTION OF
1 v
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9�'�t'pd\'�j
TAX MAP #33 ((A)) 90
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DEED BOOK 365 PAGE 242
J�a �,�
TAX MAP #33 ((9))
7 1�
ZONE: RA
107.67000 ACRES±
a
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(REMINDER AREA)
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0' 100' 200' 300'
SCALE: 1" = 100'
PLAT SHOWING
BOUNDARY LINE ADJUSTMENT
LAND OF
JCA IV WHITE HALL, LLC.
INSTRUMENT #050002524
TAX MAP #33 ((9)) 8
STONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 120'
MAT"C�LINE\SEE SHEET
o.
\
� l
\� IRF
\� �RF
1 ` 10
I DATE: 4/9/2005 I REVISED: 6/16/05, 6/28/05
DRAWN BY: M TD CHECKED BY: TJS
2 OF 3 J R
31
IRF S 14Sp53�" �� ti5 lgR\1 1
lk ��,LTH'pp 000�i
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♦ •
No. 1058
lw 0a/05
/000,OSLJRV #04444,SHEET 3 OF
URBAN ENGINEERING & ASSOC., INC.
CIVIL ENGINEERS - LANDSCAPE ARCHITECTS e LAND SURVEYORS
600 PEGASUS COURT SUITE 101
WINCHESTER, VA 22602
(540) 450-0211
31
TAX MAP #33 ((9)) 8
PLAT @ DEED BOOK 750 PAGE 1813
•
AUG 2 5 2005
ALBAN
Robert A. Marano Alban Tractor Co. Inc.
Vice President
8531 Pulaski Highway
Baltimore, Maryland 21237
410.780.7200 tel
410,687.7708 fax
bmarano@albancat.com
V\ G ,
(-�) - - - 7-�,zz-,,
! •
ATTACMENT "A"
Adjoining Property Information
JCA IV White Hall, LLC
TO:BARBARA-DATA PROCESSING
FROM:Bev - Planning Dept.
Please print sets of labels by
THANKS!!
�_J
�r!��
Parce er
Use
Zonin
Name
Address
33-A-88
RA
David K. & Brenda S. Gray
P.O. Box 40
Clearbrook, VA 22624
33-A-89 & 33-A-90
RA
Fruit Hill Orchard, Inc.
P.O. Box 2368
Winchester, VA 22604
33-9-1
B3
CFJ Properties - DBA Flying J Travel
Attn: Tax Dept.
-
P.O. Box 150310
Ogden, UT 84415
33-9-4
M1
A B White Hall, LLC
% 8531 Pulaski Highway
33-9-6; 33-9-7
M1
JCA IV White Hall, LLC
8531 Pulaski Highway
& 33-9-8
Baltimore, MD 21237
33-5-21 & 33-5-22
RA
Robin L.V. & Joan F. Kibler
172 Ruebuck, Road
V
Clearbrook, VA 22624
33-5-23
RA
Roy A. Cooper
224 Ruebuck Road
Clearbrook, VA 22624
33-5-24
RA
Greggory S. Grove
280 Ruebuck Road
Clearbrook, VA 22624
23-A-17
RA
The Interstate Orchard, Inc.
P.O. Box 2368
Winchester, VA 22604
23-A-14
RA
Edward L., Jr. & Nancy Lee Bulter
1333 Rest Church Road
Clearbrook, VA 22624
23-A-13
RA
Edward L. Butler, Jr. & ETAL
1333 Rest Church Road
Clearbrook, VA 22624
23-8-14
RA
Basma Khalid
1287 Rest Church Road
Clearbrook, VA 22624
23-8-15
RA
Kevin L. & Tammy F. Enns
114 Ruebuck Road
Winchester, VA 22624
33-A-100
RA
Manuel C. Dehaven
4273 Martinsburg Pike
Clearbrook, VA 22624
33-A-101 D
RA
Paul E., Sr. & Shirley Clark
4317 Martinsburg Pike
& 33-A-101 C
Clearbrook, VA 22624
33-A-101 B
RA
Burkhart Properties, LLC
P.O. Box 37
Clearbrook, VA 22624
Sheet 1 of 2
V"
I/
ATTACMENT "A"
Adjoining Property Information
JCA IV White Hall, LLC
Parcel ID Number
Use
Zoning
Name
Address
33-A-97; 33-A-98;
33-A-99 &
33-A-101 A
M1
Riemer Electra Steam, Inc.
P.O. Box 37
Clearbrook, VA 22624
33-A-96 & 33-A-96A
RA
Robert W. & Virginia G. Compton
4455 Martinsburg Pike
Clearbrook, VA 22624
33-A-95
RA
Timothy William Johnson
4469 Martinsburg Pike
Clearbrook, VA 22624
33-9-5
B3
Professional Mobile Home Brokers
1790 Berryville Pike
Winchester, VA 22603
Sheet 2 of 2
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC HEARING
September 28, 2005
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION 414-05 FOR JCA IV WHITE HALL, LLC
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing
being held on Wednesday, October 12, 2005, at 7:15 p.m. in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following
application:
Rezoning 914-05 of JCA IV White Hall, LLC, to rezone 5 acres from RA (Rural Areas) District to
MI (Light Industrial) District and 15 acres from M1 District to MI District with modified proffers. The
properties are located 950 feet west from Interchange 323 off I-81, approximately 2,560 feet south of
Rest Church Road, along proposed Zachary Ann Lane, in the Stonewall Magisterial District, and are
identified by Property Identification Numbers (PINS) 33-9-6, 33-9-7 and 33-9-8.
Any interested parties having questions or wishing to speak may attend this public hearing. A copy of
the application will be available for review at the Handley Library and the Bowman Library the week of
the hearing, or at the Department of Planning and Development located at 107 North Kent Street in
Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at:
www.co.frederick.va.us.
Sincerely,
Michael T. Ruddy
Deputy Planning Director
MTPJbad
107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000
-'a .
This is to certify that the attached correspondence was mailed to the following on
from the Department of Planning and Development, Frederick
County, Virginia:
33 -A- -101•D
33 •9• 8-
CLARK, PAUL E SR & SHIRLEY
JCA IV WHITE HALL, LLC 4317 MARTINSBURG PIKE
8531 PULASKI HWY �� CLEARBROOK, VA 22624-1531
BALTIMORE, MD 21237
33 - A- - 101•B
BURKHART PROPERTIES, LLC
33 - A- - 88-
GRAY, DAVID K. & BRENDA S.
332 THISTLE LN
CLEARBROOK, VA.
33 • A- • 89-
FRUIT HILL ORCHARD, INC
PO BOX 2368
WINCHESTER, VA
PO BOX 37
CLEARBROOK, VA. 22624-0037
33 - A- - 97-
22624 REIMERS ELECTRA STEAM, INC.
PO BOX 37
CLEARBROOK, VA. 22624.0037
33 - A- - 96-
COMPTON, ROBERT W & VIRGINIA G
22604.1568
33 -9- - 1-
CFJ PROPERTIES
DBA FLYING J TRL PLZ CIO BURR
PO BOX 1108
HOUSTON, TX 77251.1105
33 - 9- - 4-
AB WHITE HALL, LLC
CIO 8531 PULASKI HWY
BALTIMORE, MD 21237
33 - A- - 100-
DEHAVEN, MANUEL C.
4273 MARTINSBURG PIKE
CLEARBROOK, VA. 22624.1532
COUNTY OF FREDERICK
4455 MARTINSBURG PIKE
CLEARBROOK, VA 22624-1528
33 - A- - 95-
JOHNSON, TIMOTHY WILLIAM
C/O HAWN, DARIEN R
4469 MARTINSBURG PIKE
CLEARBROOK, VA 22624.1528
vt/G•-a�c�c.-�
Michael T. Ruddy, Deputy Planning Di ector
Frederick County Planning Department
a Notary Public in and for the State and County
aforesaid, do l4eby certify that hael T. Ruddy, Deputy Planning Director for the Department of
Plaid' lg �nd Development, whose name is signed to the foregoing, dated
C`� has personally appeared before me and acknowledged the same in my
State and County aforesaid.
Given under my hand this ��lC day of / "�c��s
My commission expires on
33 •9 5
NC PROFESSIONAL MOBILE HOME BROKERS
1790 BERRYVILLE PIKE
WINCHESTER, VA 22603.4802 NOTARY IWBLIC
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC HEARING
September 7, 2005
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION 414-05 FOR JCA IV WHITE HALL, LLC
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing
being held on Wednesday, September 21, 2005, at 7:00 p.m. in the Board Room of the Frederick
County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the
following application:
Rezoning #14-05 of JCA IV White Hall, LLC, to rezone 5 acres from RA (Rural Areas) District to
MI (Light Industrial) District and 15 acres from M1 District to MI District with modified proffers. The
properties are located 950 feet west from Interchange 323 off I-81, approximately 2,560 feet south of
Rest Church Road, along proposed Zachary Ann Lane, in the Stonewall Magisterial District, and are
identified by Property Identification Numbers (PINS) 33-9-6, 33-9-7 and 33-9-8.
Any interested parties having questions or wishing to speak may attend this public hearing. A copy of
the application will be available for review at the Handley Library and the Bowman Library the week of
the hearl►lg, or at the Department of Plannitlg and Develop111ent located at 107 North Kent Street In
Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at:
www.co.frederick.va.us.
Sincerely,
Michael T. Ruddy
Deputy Planning Director
MTR/bad
107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000
0 0
This is to certify that the attached coiTespondence was mailed to the following on
9 from the Department of Planning and Development, Frederick
County, Virginia: 33 - A- -101-D
CLARK, PAUL E SR & SHIRLEY
33 - 9- - 8-
JCA IV WHITE HALL, LLC
8531 PULASKI HWY
BALTIMORE, MD 21237
33 - A- - 88-
GRAY, DAVID K. & BRENDA :.i,
332 THISTLE LN
CLEARBROOK, VA. 624
33 - A- - 89-
FRUIT HILL ORCHARD, INC
PO BOX 2368
WINCHESTER,VA 22604-1568
33 - 9- - 1-
CFJ PROPERTIES
DBA FLYING J TRL PLZ CIO BURR
PO BOX 1100
HOUSTON, TX 77251.1105
33 - 9- - 4-
AB WHITE HALL, LLC
CIO 8531 PULASKI HWY
BALTIMORE, MD
33 - A- - 100-
DEHAVEN, MANU EL C.
4273 MARTINSO JRG PIKE
CLEARBROOK, V/;.
STATE OF VIRGINIA
21237
4317 MARTINSBURG PIKE
CLEARBROOK, VA 22624.1531
33 - A- - 101-B
BURKHART PROPERTIES, LLC
PO BOX 37
CLEARBROOK, VA. 22624.0037
33 - A- - 97-
REIMERS ELECTRA STEAM, INC.
PO BOX 37
CLEARBROOK, VA. 22624.0037
33 - A- - 96-
COMPTON, ROBERT W & VIRGINIA G
4455 MARTINSBURG PIKE
CLEARBROOK, VA 22624.1528
33 - A- - 95-
JOHNSON, TIMOTHY WILLIAM
CIO HAWN, DARIEN R
4469 MARTINSBURG PIKE
CLEARBROOK, VA 22624-1528
22624.1532 Michael T. Ruddy, Deputy Planning Director
Frederick County Planning Department
COUNTY OF FREDERICK
a Notary Public in and for the State and County
aforesaid, do he by certify that Mich9l T. Ruddy, Deputy Planning Director for the Department of
Pla n*/ ,and Development, whose name is signed to the foregoing, dated
S has personally appeared before me and acknowledged the saine in my
State and County aforesaid.
Given under my hand this --� day of �/. .l f1 t>� Gl S
My cominission expires on Q,2e
33 - 9- - 5-
PROFESSIONAL MOBILE HOME BROKERS
INC
1790 BERRYVILLE PIKE NOTARY UBLIC
WINCHESTER,VA 22603-4802
0
•
ATTACMENT "A"
Adjoining Property Information
JCA IV White Hall, LLC
TO:BARBARA-DATA PROCESSING
FROM:Bev - Planning Dept.
Please print sets of labels by
—�L z �L' g4—
THANKS!!
Par-c-617TID-Numt765rr
Use
Zoning
Name
Address
33-A-88
RA
David K. & Brenda S. Gray
P.O. Box 40
Clearbrook, VA 22624
33-A-89 & 33-A-90
RA
Fruit Hill Orchard, Inc.
P.O. Box 2368
Winchester, VA 22604
33-9-1
B3
CFJ Properties - DBA Flying J Travel
Attn: Tax Dept.
P.O. Box 150310
O den, UT 84415
33-9-4
M1
A B White Hall, LLC
% 8531 Pulaski Highway
33-9-6; 33-9-7
M1
JCA IV White Hall, LLC
8531 Pulaski Highway
& 33-9-8
Baltimore, MD 21237
33-5--21 33-5-22
RA
Robin L.V. & Joan F. Kibler
172 Ruebuck, Road
`&
Clearbrook, VA 22624
33-5-23` j
RA
Roy A. Cooper
224 Ruebuck Road
V
Clearbrook, VA 22624
33-5-24 f
RA
Greggory S. Grove
280 Ruebuck Road
Clearbrook, VA 22624
23-A 17 f
RA
The Interstate Orchard, Inc.
P.O. Box 2368
t/
Winchester, VA 22604
23-A-14
RA
Edward L., Jr. & Nancy Lee Bulter
1333 Rest Church Road
Clearbrook, VA 22624
23-A-13
RA
Edward L. Butler, Jr. & ETAL
1333 Rest Church Road
Clearbrook, VA 22624
23-8-14
RA
Basma Khalid
1287 Rest Church Road
Clearbrook, VA 22624
23-8-15
RA
Kevin L. & Tammy F. Enns
114 Ruebuck Road
Winchester, VA 22624
33-A-100 `
`✓
RA
Manuel C. Dehaven
4273 Martinsburg Pike
Clearbrook, VA 22624
33-A-101 D /
RA
Paul E., Sr. & Shirley Clark
4317 Martinsburg Pike
& 33-A-101 C a/
Clearbrook, VA 22624
33-A-101 B
RA
Burkhart Properties, LLC
P.O. Box 37
Clearbrook, VA 22624
���,- Sheet 1 of 2
V
IFA
0 0
ATTACMENT "A"
Adjoining Property Information
JCA IV White Hall, LLC
Parcel ID Number
Use
Zoning
Name
Address
' 33-A-97; 33-A-98;
33-A-99 &
33-A-101 A ✓
M1
Riemer Electra Steam, Inc.
P.O. Box 37
Clearbrook, VA 22624
33-A-96 & 33-A-96A
\/
RA
Robert W. & Virginia G. Compton
4455 Martinsburg Pike
Clearbrook, VA 22624
33-A-95 /
V
RA
Timothy William Johnson
4469 Martinsburg Pike
Clearbrook, VA 22624
33-9-5
B3
Professional Mobile Home Brokers
1790 Berryville Pike
Winchester, VA 22603
Sheet 2 of 2
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX:540/665-6395
NOTIFICATION OF PUBLIC HEARING
August 24, 2005
TO: THE APPLICANT(S) AND/OR ADJOINING PROPER,-WZY_O"WNER(S)
RE: REZONING APPLICATION #14-05 FOR JCA IV�WIfIJFE HALL, LLC
On behalf of the Frederick County Planning i mission, you are hereby notified of a public hearing
being held on Wednesday, September 0 5,,t 7:00 p.m. in the Board Room of the Frederick
County Administration Building a 1,7 rth ent Street, Winchester, Virginia to consider the
following application: n
Rezoning#14-05 of JCA IV White �1,�LO to rezone 5 acres from RA Rural Areas District to
( )M1 (Light Industrial) District or repoS ses. The property is located 950 feet west from
Interchange on 1-81, appro rm t ly 2,560 ft south along proposed Zachary Ann Lane, in the
Stonewall Magis�ial Di >Ct, And i identified by Property Identification Number (PIN) 33-9-8.
Any intereAed parties�having�gtl stions or wishing to speak may attend this public hearing. A copy of
the applicatf-1 will be available f review at the Handley Library and the Bowman Library the week of
the hearing, r\1�li
he epartm t of Planning and Development located at 107 North Kent Street in
Winchester, \ ia or by calling (540) 665-5651. You can also visit us on the web at:
www.co.frederKai is.
Sincerely, I
Michael T. Ruddy
Deputy Planning Director
MTR/bad
107 North I£ent Street, Suite 202 • Winchester, Virginia 22601-5000
Impression antibourrage et a sechage rapide ® www.avery.com n AVERY® 51610
Utilisez le gabarit 51610 1-800-GO-AVER IJ
33 -9- - 8-
JCA IV WHITE HALL, LLC
8531 PULASKI HWY
BALTIMORE, MD 21237
33 -9- - 8-
JCA IV WHITE HALL, LLC
8531 PULASKI HWY
BALTIMORE, MD 21237
33 -5- - 21-
KIBLER, ROBIN L V & JOAN F
172 RUEBUCK RD
CLEARBROOK, VA 22624.1420
33 -5- - 21-
KIBLER, ROBIN L V & JOAN F
172 RUEBUCK RD
CLEARBROOK, VA 22624.1420
33 -5- - 23-
COOPER, ROY A
224 RUEBUCK LN
CLEARBROOK, VA 22624.1521
33 -5- - 24-
GROVE, GREGORY S
280 RUEBUCK RD
CLEARBROOK, VA 22624.1425
33 -5- - 24-
GROVE, GREGORY S
280 RUEBUCK RD
CLEARBROOK, VA 22624.1425
A213AV-O9-008-6
®1.91•S ®AU3AH ® woJyAA9Ae'AAMM
33 -9- - 8-
JCA IV WHITE HALL, LLC
8531 PULASKI HWY
BALTIMORE, MD 21237
33 - 9- - 8-
JCA IV WHITE HALL, LLC
8531 PULASKI HWY
BALTIMORE, MD 21237
33 -5- - 21-
KIBLER, ROBIN L V & JOAN F
172 RUEBUCK RD
CLEARBROOK, VA 22624.1420
33 -5- - 21-
KIBLER, ROBIN L V & JOAN F
172 RUEBUCK RD
CLEARBROOK, VA 22624.1420
33 -5- - 23-
COOPER, ROY A
224 RUEBUCK LN
CLEARBROOK, VA 22624.1521
33 -5- - 24-
GROVE, GREGORY S
280 RUEBUCK RD
CLEARBROOK,VA 22624.1425
33 -5- - 24-
GROVE, GREGORY S
280 RUEBUCK RD
CLEARBROOK, VA 22624-1425
OL9LS 31bfldW3l @AAeAv ash
Bul}ulad aaaJ aBpnwS pue weF
N
W
S
E
REQUESTING AGENT:
PIN
DEPT. OF GE0GRAPH3C rNFOfPAAT1,0N1 SYSTEMS
FREDEI2ICK COUNTY,,VTRGINIA
GIS, M PPITG, GRAPHICS
WORKREQUEST
DATE RECEIVED: 9_l L O
REQUESTED COMPLETION DATE: Z-
Department, Agency, or Company: -
Mailing and/or Billing Address:
Telephone:
E-mail Address:
BSTE, ATED COST OF PROJECT:
FAX:
DESCRIPTION OF REQUEST: (Write additional information on back of request)
PK
J �f
DIGITAL: PAPER: FAX: E-'MAM:
SIZES:
COLOR: BLACKIR�IIITE: NUMBER OF COPIES:
STAFF MEMBER:
COMPLETION DATE:
MATERIALS-.
DATE OF PICK-UP/DELIVERY:
AMOUNT DUE:
AMOUNT BILLED:
METHOD OF PAYMENT:
HOURS REQUIRED:
AMOUNT PAID:
CHECK NO.#
Frederick County GIS, 107 North Kr-nt Street, NN%chester, VA 22601, (540)W)-7b_) t )