HomeMy WebLinkAbout04-00 Mid - Atlantic Industrial & Tech Center (Shockey Industries) - BackfileTHE SHOCKEY COMPANIES
Project Background Information
for the
Board of Supervisors
of Frederick County
Mr. John R. Riley, Jr.
County Administrator
Rezoning Hearing
June 12, 2001
•
THE SHOCKEY COMPANIES
P. O. BOX 2530, WINCHESTER, VIRGINIA 22604-1730
(540) 667-7700 FAX (540) 665-3211
May 25, 2001
Mr. Richard Shickle, Chairman
Frederick County Board of Supervisors
Frederick County. VA
Dear c e:
Since you last toured the site for the Mid -Atlantic Industrial & Tech Center, the
project has been in the forefront resulting in much public debate and a lot of
misinformation.
The Shockey Companies respectfully submits this binder to you in an effort to
provide the most complete and factual information regarding the project and related
rezoning request.
It will serve as detailed background and enable us to concentrate on the most
pertinent highlights of our rezoning request in our presentation to you at the June 12
public hearing.
There are several items I would like to point out:
• Traffic studies indicate that the projected traffic counts for the Center are
significantly less than originally indicated in our rezoning filing. (See
• "Transportation.")
• Further study of water consumption also indicates a greatly reduced impact as
compared to original projections. (See water consumption chart under
"Supplemental.")
The section, "Neighbors," contains accounts of face-to-face meetings we have had
with residents who live in the immediate vicinity of our property subject to
rezoning. Interestingly, most have expressed to us that they do not oppose the
project.
If, after reviewing this binder, you have any questions, concerns, input or issues that
you may have that we need to address, we would appreciate the opportunity to address
them before the hearing date. .
While maps of the site are enclosed, seeing the site again may trigger additional
questions. You will be contacted shortly to determine if you are interested in taking a tour
of the site again.
Until then, please feel free to contact me with any questions or concerns.
S1 er y ::
5 dt
Don Shockey
cc/enc: Members of the Board of Supervisors, Riley, Tierney, Wyatt, Ambrogi
��Fff
THE PARTNER OF CHOICE
•
This binder has been prepared expressly for members of the Frederick
County Board of Supervisors and administrators. Requests for copies or
certain contents of this binder should be directed to John Good, The
Shockey Companies.
0
Mid -Atlantic Industrial & Tech Center
Executive Summary
Introduction
The rezoning request brought before the Frederick County Board of Supervisors by The
Shockey Companies involves 404 acres in the Stephenson area south of Old Charles
Town Road and east of Milburn Road.
The proposed Mid -Atlantic Industrial & Tech Center will represent a forward -thinking,
sensible development that incorporates more contemporary development projects
representative of a 21st century business center. It will serve to create a balance among
the diverse interests of the community, preserve historical sites and help sustain local
economic growth. In summary, it will have a positive benefit to the health, safety and
general welfare of the county and its citizens.
Merits of the Project are High
Following are important points that should be considered when determining the value of
this rezoning request:
• The site is consistent with the Frederick County comprehensive plan. It was
earmarked by the county for industrial use in the plan as adopted in 1996 and has
continued to be recommended for industrial use in each plan since.
• It is in direct response to the county's need for large sites served by rail, as initially
announced publicly in 1995 and re -affirmed by county economic development
officials in 2000 and 2001.
• The center will act as a catalyst to revitalize the expansion of the county sewer system
in the Stonewall District. This will help mitigate current sewage problems that have
been costly to individuals, particularly in the Stephenson area.
• The center will help stabilize the growing tax obligation carried by citizens of
Frederick County and enhance the community's opportunity for employment and
fiscal growth as a hedge against future economic uncertainty, thereby creating a
positive tax base for the county.
• The development exhibits historic sensibility for our County's Civil War
heritage. Approval of this rezoning request will, in effect, pave the way for
establishing the resources for preserving 70 acres of Civil War land.
• The center is consistent and compatible with the characteristics of the area.
This area already possesses a mixture of business and residential uses.
• Rail service is an amenity of this site that is not only important to the Center,
but to the neiglibors and residents in the area. If developed, rail service should
• significantly reduce truck traffic. Furthermore, industrial sites serviced by rail
typically generate greater tax revenues for the county on a per -acre basis.
• As a good corporate neighbor, The Shockey Companies has elected to
identify and proffer out undesirable industries, by SIC code, which will not be
permitted in the center that otherwise are allowable under Frederick County
ordinance.
• The Shockeys have identified ways in which landscaping buffers and screens
can be constructed around the center to mitigate views and noise.
The Stakes are High
Frederick County is at a crossroads on the issue of how it expects to proceed in
accommodating and planning for growth.
• Few large tracts of land remain in the county zoned for industry.
• We have a growing population that is demanding better schools, good sheriff
and fire protection, better roads, and quality water and sewer systems and
other public services.
• The county is faced with the challenge of creating revenue streams to meet
these demands and yet balance the interests of all citizens.
• Individuals in our community would have to bear a huge tax burden if the county
were to turn in the direction of "no growth."
Disapproval of this rezoning request isn't simply disapproval of this project. The
implications are much more.
• Disapproval would send a clear signal to economic development prospects that they
aren't welcome in Frederick County, and that the county has chosen not to compete
for the best industries available.
• Disapproval would reverse the 9 to 1 favorable vote of the Planning Commission for
this rezoning.
• Disapproval would be a vote against the county's own comprehensive plan, one that
has been well thought-out and one that has sustained even legal scrutiny.
• Disapproval would be a vote against the positive benefits of the Mid -Atlantic
Industrial & Tech Center, namely, a better economic future for Frederick County.
The Shockey Reputation Speaks For Itself
• The Shockey Companies is local with more than 100 years longevity, and has
a reputation for fair business practices both locally and regionally.
• Shockey officials have been respectful and forth right throughout this
rezoning request process.
• The county has assurance that this site will be developed with sensitivity and
high standards.
Evolution
Upon review of the chain of events leading up to the early development and adoption of
the industrial area in Stephenson as part of the Frederick County comprehensive plan, as
well as the efforts of the Frederick County Economic Development Commission, two
themes continue to run through the chronology:
• Theme 1
County officials have been clear from the beginning that Frederick County needs to
attract industry, preferably those served by rail, because these companies represent
the best possibility for maximizing the county's tax revenue stream to support
growth.
• Theme 2
Without fail during the past 10-12 years, the Rt. 11 North corridor has been the
subject of study for industrial development and eventually earmarked for industrial
development. This was made official in the 1996 comprehensive plan and has not
changed since that time. The property now designated for the Mid -Atlantic Center,
("Mid -Atlantic property"), has been at the center of this industrial area.
•
• • •
Chronology of Events
Following are news reports, documents and The Shockey Companies notations related to the formation of the
Frederick County Comprehensive Plan and leading up to The Shockey Companies' filing for rezoning of the project
site.
November 17, 1988 The Winchester Star, `Big Building Project Unveiled"
Frederick County Planning Commission considers a developer's proposal that included a mix of
residential, commercial and industrial development in the Stephenson area with industry -concentrated
on battlefield areas.
January 7, 1992 The Winchester Star. "Another Battlefield Site May Be Developed"
Frederick County Comprehensive Plan Subcommittee considers developer's plans to create an industrial
park on a tract of land that includes Stephenson Depot area. Article cites a previous controversy in 1990
when another developer wanted to build residential homes on a portion of the Third Winchester Battle.
November 7, 1995 Memorandum, Commonwealth of Virginia. Office of the Governor
Shockeys were requested as part of the governor's Economic Development Department network, to
assist in locating a large tract of land for a manufacturing plant providing an initial investment in excess
of one-half billion dollars and 1,500 jobs.
January 20, 1996 The Winchester Star. "Area Increasing Manufacturing Jobs"
Frederick County Economic Develop Commission reports benefits of increasing manufacturing, but
sites the lack of available industrial sites in the county as an impediment.
February 17, 1996 The Winchester Star. "Better Rail Service Must Come to Area Before Industry Will. EDC Director
Says"
The Economic Development Commission announces to a group of county and community officials the
need for industrial development sites with rail access because "they are the biggest revenue producers."
The announcement precipitated discussion regarding interest in the U.S. 11 North corridor as a location
for such sites as well as requirements for major infrastructure in that area to attract industry.
• • •
March 11, 1996 The Washington Post, "Choosing a Valley Strategy"
June Wilmot, of the Economic Development Commission, states that the manufacturing surge is
beginning to slow down primarily because the city and surrounding Frederick County have filled most
of the prime industrial sites available.
July 2, 1996 The Winchester Star, "Committee Endorses U.S. 11 Land Plan"
Frederick County Comprehensive Plans and Programs Subcommittee announces a Land Use Plan for the
U.S. 11 North corridor that will be presented to the public on July 16, 1996. The plan identifies
industrial development while allowing access to rail service and other transportation systems. (The now
"Mid -Atlantic property" is part of this area.)
July 13, 1996 The Winchester Star. "Sewer Not Top Focus of U.S. 11 Land Plan"
Article reports that the plan emphasizes industrial sites with rail access and that the Frederick County
Board of Supervisors and Planning Commission agreed to focus on developing industrial sites along the
U.S. 11 corridor before looking at the entire northeastern section of the county.
July 16, 1996 Public Meeting Notice and Meeting Materials
A public meeting, sponsored by the Frederick County Comprehensive Plans and Programs
Subcommittee (CPPS), was held at the Stonewall District Ruritan Club. The public notice for the
meeting stated, "The plan was prepared by the county planning staff and members of the CPPS in
response to a need for industrial sites with rail access and numerous requests for sewer service
extension." The proposed Land Use Plan for Rt. 11 North was presented. Two focal points of the plan
were indicated as industrial development sites with rail access and sewer service. (The now "Mid -
Atlantic property" was one such site.) Elements taken into consideration by the planning staff in the
Route 11 North Study included historical features, environmental features, availability of public utilities
and transportation systems.
• • •
July 17, 1996 The Winchester Star. "Landowners Balk at U.S. 11 Land Use Plan"
Nearly 100 people attended the public meeting on the Land Use Plan for Rt. 11 North. Citizens who
spoke wanted sewer service.
Summer 1996 John Good, the Shockey Companies, attended Stephenson community meetings regarding
comprehensive planning updates. Sewer service in the area was consistently a big concern to residents.
County staff in attendance said a catalyst was needed, i.e. a large industrial user to pay the lions share of
the cost. (The now "Mid -Atlantic property" was shown as industrial.)
July 20, 1996 The Winchester Star. "U.S. 11 Land Use — Where to Strike the Proper Balance?"
This publisher's editorial suggested a resolution that created a balance between the needs of citizens and
the needs of the county for industrial development.
August 13, 1996 The Winchester Star. "Group Moves Ahead with U.S. 11 Land Plan"
Frederick County Comprehensive Plans and Programs Subcommittee decide to move forward with the
plan. (The now "Mid -Atlantic property" was a focal point of the plan.) A planner pointed out that
buffers are key in the coexistence between industry and residents.
August 29, 1996 The Winchester Star. "Plan Provides Industry Options with Rail Lines"
In a joint work session between Frederick County Board of Supervisors and Frederick County Planning
Commission, most officials voice their satisfaction that the U.S. 11 North Land Use Plan provides the
county with what it needs: industrial development sites with rail access. W. Harrington Smith was
paraphrased as having said that the plan is a good start and that the county now needs to turn its attention
to the land north of Clearbrook along U.S. 11. Officials grappled over the cost of providing sewer
service in the area.
•
September 16, 1996 The Winchester Star, "Sewer to Stephenson Estimate: $1.3 Million"
In a Planning Commission meeting the cost estimate for providing sewer service to the Stephenson
community is discussed. The estimate provided by The Frederick County Sanitation Authority averages
to $7,200 per home.
September 27, 1996 The Shockey Companies purchases 459-acre Bailey Farm.
October 3, 1996 The Winchester Star, "Step to Open U.S. 11 Development Endorsed"
The Frederick County Planning Commission endorses the Route 11 North Land Use Plan and indicates
it is the "first step" in establishing new industrial sites in the county. (The now "Mid -Atlantic property"
is at the center of this industrial area.) At the October 2, 1996 meeting, Commissioners voted
unanimously with Commissioners John Light and Chairman John Dehaven abstaining because they own
property in the study area.
October 18, 1996 Shockey officials learned from the executive director of Shalom et Benedictus, which formerly occupied
the old Jordan Springs Hotel property, that they faced approximately $200,000 in costs to upgrade their
lagoon sewage treatment system to meet minimum standards. He suggested that a Shockey industrial
project would serve as the catalyst for sewer service in the area. This would allow his historic property
to be utilized again for some purpose without the burden of $200,000 in upgrades to an old fashioned
lagoon system. Otherwise, such a burden might make the reuse and preservation of the facility cost
prohibitive.
November 14, 1996 The Winchester Star. "U.S. 11 North Plan for Industrialization OK'd"
The Frederick County Board of Supervisors voted at their November 13, 1996 meeting to approve the
Route 11 North Land Use Plan. (The now "Mid -Atlantic property" remained at the center of the
industrial area.) Only one county resident spoke against the plan.
1996-1999 John Good, The Shockey Companies, worked extensively with the Route 11 North Sewer Organizing
Committee, Inc. The group was an independent, not -for -profit organization interested in bringing the
sewer system to the Stephenson and Clearbrook areas.
March 4, 1997
March 24, 1997
April 15, 1997
April 23, 1997
October 30, 1997
June Wilmot of the EDC calls The Shockey Companies. She is seeking a 500-acre site for a user lead
from CSX.
June Wilmot of EDC encourages Shockey officials to develop plans for their property in Stephenson.
She indicates that the Virginia EDC also needs to be aware of the plans.
June Wilmot of EDC calls The Shockey Companies. She noted that the CSX lead visited the 500-acre
site. The prospect needs heavy electric, gas and M2 zoning.
June Wilmot of EDC calls The Shockey Companies. She is seeking a 400- to 800-acre site for another
prospective lead. The prospect would need a facility that would begin at 1.5 million square feet and
expand to 3.0 million square feet.
June Wilmot of EDC Calls The Shockey Companies. She needs a price per acre for a prospect.
January 19, 1999 John Good, The Shockey Companies, attended a Battlefield Study meeting at Redbud Elementary
School. Thirty-six citizens were in attendance including Mark Stivers and Rick Posey. Comments
expressed disfavor of proposed Rt. 37.
February 1, 1999 The Shockey Companies confirmed with June Wilmot and Garland Miller of the EDC that the McCann
industrial area is still on the list for both local and state marketing of industrial sites.
December 30, 1999 Countv of Frederick. Department of Planning and Development notice
The Frederick County Comprehensive Plans and Programs Subcommittee notify the public that they will
be holding, public information meetings on January 13, 2000 and January 18, 2000 regarding the
Comprehensive Plan and preparations for a Land Use Study in the northeast area of the county.
January 16, 2000 John Good, The Shockey Companies, attended a Planning Commission work session at the Stonewall
School. The 30-some citizens at the meeting expressed their disfavor regarding growth in the area.
0
January, 2000 John Good, The Shockey Companies, attended a second Planning Commission work session at the
Stonewall School. The 30-some citizens in attendance expressed a much more positive attitude toward
growth in the area.
May 24, 2000 John Good, The Shockey Companies, attended a Board of Supervisors working session with the
Comprehensive Plans and Programs Subcommittee. The Board of Supervisors indicated to the
subcommittee that they wanted the area that is earmarked for industrial development to remain industrial
and in the sewer and water service district.
June 12, 2000 County of Frederick. Department of Planning and Development notice
The Frederick County Comprehensive Plans and Programs Subcommittee notify the public that they will
be holding public information meetings on June 26, 2000 and July 10, 2000 regarding a recommended
land use plan and associated policy text. (The now "Mid -Atlantic property" was earmarked as industrial
in this plan.)
June 19, 2000 The Virginia Economic Development Partnership and Frederick County EDC hosts a broker for a
prospect to see The Shockey Companies property. The broker represents an international
telecommunications client needing 50 acres for a 115,000-square-foot data center with a large inventory
of equipment. The prospect represents possible substantial growth in the future.
June 26, 2000 John Good, The Shockey Companies, attends a northeast Frederick County comprehensive plan
meeting at the Stonewall School. (The now "Mid -Atlantic property" is part of the plan shown as
industrial.)
August 17, 2000 June Wilmot of EDC calls The Shockey Companies. The Shockey Companies works closely with EDC
officials for several weeks regarding a "European Mystery Company" that needs 60 acres for its United
States headquarters and a $100 million manufacturing plant. The initial plant may double in size later.
The Shockey Companies surveyed a proposed site for viewing, which was part of an offer package that
made the client's list of final three. Frederick County lost the client to another site, in part, because the
site was not yet rezoned and "ready to go." The Shockey Companies promised county officials that they
would begin the rezoning process right away to remove this impediment.
• • •
September 20, 2000 The Winchester Star. "Industrial Park Plans Receive Favorable Reaction"
Frederick County Historic Resources Advisory Board reviewed proposed Shockey development. The
Board expressed concern regarding the impact of a possible rail spur on the site, but generally `'felt
comfortable" and were "impressed" with the thought and planning by the Shockeys for the site's
developmentally sensitive areas.
September 30, 2000 The Northern Virginia Daily. "Fourth Winchester? Rezoning raises concern —Revised plan that allows
development on Stephenson's Depot area concerns Civil War preservation group"
The Board of Supervisors, in their September 29, 2000 meeting, approve revisions to the county's
comprehensive plan. In spite of the misleading headline, the revisions made to the plan did not involve
any of the Shockey property already earmarked for industrial development in the plan. Preservationists
expressed grave concern that the Shockeys were proposing a development where part of the Third Battle
of Winchester was fought.
October 4, 2000 The Shockey Companies purchases 313 acres of McCann property after "off and on negotiations" for
roughly five years.
October 17, 2000 The Shockey Companies filed an application with the Frederick County Department of Planning to
rezone a *447-acre tract in the Stephenson area consistent with the county's comprehensive plan while
being sensitive to the historic portion of the property. (See The Shockey Companies news release.)
*Note: In response to concerns raised by citizens and Commissioners at the initial Commission public
hearing on November 15, 2000, Shockey officials elected to revise their proffers. The revised zoning
request, representing 404 acres of land, received approval by the Planning Commission on February 7,
2001.
See the resolution recommending approval by the Planning Commission at the back of the "Project
Overview" section.
• The W1611CITester Star
93rd Year No 116 46 PAGES/4 SECTIONS WINCHESTER , VIRGINIA 22601. THURSDAY , NOVEMBER 17, 196A
Big Building Project Unveiled
2,400 Homes, Stores, Motels, Golf Course in the Works
By PETER KROUSE
A plan to develop 1,400 acres of
Frederick County, north o/ Vs 7-o include
about 2,400 homes, additional multi faatily
Dousing. a ►bopping roan, a golf coax,
motels, restaurants, and l4bt industry over
a ll year perwdwas presented m the
Frederick County Planning Commission
Wednesday night
Representatives of the developer, JJJA
Associates, brought an unexpected addition
to the meetings agenda, arriving with
seven charts, an aerial photograph rtlh
overlays• and several planning consultanLs
Representing JJJA were c"wners Allen
Kichcus, who awns Kicholls Construcuoo
Co to Front Royal, and James Marlow,
manages of the Regency LAkes subdivison
ow Va 7 and brother of Floot Royal Mayor
John Marlow
The other owners of JJJA are
Washurigton arc" developer John Driggs.
who IS marred to the Marlow)' sister• and
ha sori Jeffrey Dnggs.
Project LL4inevr Chuck Maddox of G W
Clifford A Araacutes acid the plan was
brought before the commission now
because it is adopting a new comprehensive
plan for Use County
Project
■d stover InslaFatmi and srwrt
Irea(n.ent tacitiltes needeJ even d
it is detennnned b) the county that
an expsansio, of the new regional
sewage treatment plant oa Opequon
('reek is necessary
A network of roads, bulb on and
off site, would be constructed by Use
developers, and right of way would
b. provided to the state when it
derides when and wyerr to extend
Va. 37 from Inlenlale II to Va 7
JAM would also be net aside liar
Schools
The project is designed to be a
Del positive." Maddox said,
crra(ing more tax revenue than
would be required to provide Uw
area'ssesvices
The presentation Wednesday was
to snake the commission aware of
what was being planned, but Com
nisstaner Kenneth Stiles, who u
also chairman of the BosI'd of
Supervisors, said Ube plan is "not at
od&" with whul has bern &missed
for that area In the" run
In "general lei -ins,' the plan is
"table, be said 'hail just
any persuLal opinion "
Stiles said it would prrotiabl) take
a full year to analyze the proposal
before on) rezonurgs could occur or
addttnons to the nntnprrhrnsne
The 1,4m acres, which includes the
Hackwood Farm and property formerly
owrwd by Mae Bailey and the McCaw
family, is zoned now for agricultural roe
ibe acreage is south of Route 761 (Cbarles
7bwn Road) and east of Intestate It and
US I I North
O rJy the I%phis acre Hackwood Farm is
in the urban development area established
is the proposed comprehensive plan.
But all the land JJJA owns is within the
geologic re" known as Mar(irsburg
Shale, which his been designated for eve9
teal de ve lopmeot
Don Heine, a consultant for Drillgs
plan s urban development area
cotdd le made
llownrl udiulrial deielopment
along U S 11 Ill. and the Norfolk
Southern Railroad that bisects the
western p.ortiou of err propel)
could begin Bl on)Irene
Maddox acid the lint phase of
project, which is anticipated during
the next year or Iwo, would be in
dustnal development of about Moor
lot, acres &tong the western edge of
the land
Commission Chairman Frank
Brumbadk did not comment an the
ments of the proposal, but remind
ed Use commission that the devel
"pers of lAkeside, east of Stephens
(fly. also grid heir development
wradd requii i 10 yean
It look three years, and the awn
tp was snsble to provide adequate
services to (lie residents
"As long as this old buy sits on
Ws commission," Brumback said,
it's gong to be a ihlfereot
wol ld "
Planning Director Robert
Watkins said it is possible ■ new
zoning classllsalion can be devel
Aped that will preside lot planned
development
Socha zoning categar) would also
allow the cx)witl In control the pace
Associates, said the area north of Va 7 has
beer, targeted by JJJA as a regional devet
opmeat area to handle the wave of growth
moving west from Washington,
To dramatim the need for such a devel
opov nt, He" said that suhce 19112, wberi
Apple Blossom Mall opened, 55,0oo peopha
have moved to an am within a )S mile ra
digs cur W incbester
He also predicted based oa stude", that
the county will average rougky 3K new
Domes annually during the next several
)'ears
Maddox said JJJA is prepared to pay for
See Pr jers rnge io
of tl,.e deveiopnnenl W ensure it dcsts
not outnce U.e counih's abr)rty to
pro i sde ser vic es
Watllas said be was surprised to
see JJJA rtpresewatsves at the
meeting because he bad not
raeiv'ed ooldiubun from the com
pan).
„They showed up lonigbi and 1
sa;A 'W'by are you beres' "
W atkun said
According to WaWns, JJJA said
a request to be on the agenda had
been sent to his otLct
"I never taw fthe letter)," be
said, but be added that sine his
department is short handed, the
letter may But have reached his
beck
The co mmiL ian a6o
• Tabled approval of a final suer
divuion plat of Penibndge Heghts
(formerly Grove Heights) a
V S 50 East behind College Pan
subdivision because the developer,
Brownell hoc of Leesburg, was
pruee>ding with develupim"l coo
trary to oounty's gundelines
One particular concern were the lot
sizes being developed adjactol to
College Park arks the use of Purdue
Drive to bririg heavy egwpinenl to
the site
College Park residrnl le,,narrl
•
667-3200 25 CENTS
/ruin Pot. I
Newcane said the lots were much;
smaller than the developer had
agreed to make them
Fight people spoke to opposhon to
tie pr oposed subdi onion plat
" Ahal it appears to ere they are
ramming this down the citizens of
Frederick C4unty'6 Ihroal," College
Park resident Wayne Nicholson
said
Conkpany ironer Bruce Brownell
said he wasn't await of the for mu
shpuls4oa witil Wednesday night
Brownell bought the property
him another company that imli
sled the development
• Endorsed a prehmitury master
deilopmenf plan for Oakdale Crass
long a planned 6&home subdivision
on 08 68 act" owned by James
Bowman beside F'airwa) Estates on
Senseny Road
• Approved a heal subdivision
Plat of Winchester Frederick Coup
ty bndustnal t evrloprneol Cusp for
two Des south of Vs 77 and east of
pout a 651
Member$ present were Brum
back, James GoJladay, Stiles,
Geroge Romine, Manuel De Haven,
Marjorie Copenhaver, Carl
MClbnalJ, and Beverly Sherwood
Blaine H nlson was absent
• • •
Area
'1114a Winf•Iwsh.r Star,
Tuesday, January 7. 1992 S.:.1:' f B
Another Battlefield Site May Be Developed
By TERRIE MAHONEY
Sur Staff wntrr
The Stephenson Depot Civil War battlefield
site north of Winchester is being considered for
development
Developer James Marlow told the Frederick
County Comprehensive Plan Subcommittee on
Monday, during its meeting in the boardroom of
the former Frederick County Courthouse, that
he and his partners want to create an industrial
and business park on a 436acre tract that in
eludes the Stephenson Depot area.
The tract is adjacent to Fort Collier Industrial
Park and is bordered by Routes 661, 761. and
662
About 140 acres of the tract is the site where
Union troops led by Col Robert If. Milroy lost a
skirmish in 1863 with Confederate troops led by
Gen. Richard Ewell. "A smaller skirmish."
Marlow said
J.LIA Associates —a partnership of Marlow.
John Marlow, Allen Nicholls. and Maryland de-
veloper John Driggs—wants the county gov
JJJA Associates plans to
build an industrial and
business park on a 436-
acre tract that includes the
Stephenson Depot Civil
War battlefield.
ernment to expand its urban development area
and extend water and sewer service to the
property, James Marlow said
County Planning Director Robert Watkins
suggested that the county government consider
designating the property as a business corridor
and extend water and sewer service for
business but not residential use
Before the subcommittee makes a recom
mendation, the developers must answer several
questions about potential traffic problems and
the possible development of the battlefield site,
he said
Unless an individual or group purchases a
battlefield site and is willing to preserve it.
compromises must usually be made between
the county government and the developer,
Watkins -,at(].
In 199q a fierce battle was waged between
developer Dave Holliday, who wanted to build
more than 6rM1 homes on a portion of the Third
Battle of Winchester site, and preservation ad
vocates
The Board of Supervisors approved the rezon
ing of the property after Holliday agreed to
several concessions —including setting aside F2
acres for a battlefield park and giving $1 million
to the county school system.
JAAA Associates also owns a portion of the
Third Battle of Wincester site, surrounding the
historic Hackwood mansion
In December 1990. the property was offered
for sale, for a reported $2 million Marlow said
on Monday that the property is still for sale, but
declined further comment
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DATM November 71 f9"
SU 3JI Assistance Lflcating Lame Site
We require your assistance to quickly locatis a large site for a high quality, diverse,
world-cl.'�s3, one„million square Rea .heavy:m anufacturing_.plaint pivv' rig:
'myrst¢te;::.t M czcess tif`'one�ti, ' b Ilion dollars aM 1,500 jobs.
Itiumems sites have been submitted and subsequently rejected, Th= is zero
• tole=ce by the consi%mt for sites that do not meet the following criteria;
* Ei&-haur truck drive to Nurfalk, at I= thirty miles inland from Wt water,
trongly prefer 1,0 acres. An id&MY configured, A ly buildable site of goo acres
may be acceptable. ,
J'ghly desj le to have an addidowt1500 acres in close pradmity to the main plant R- 5
site (=y be in several parcels) for deve opim—m iota a supplier' park, of which 200�
aeteg are physic I]y ac_LAgnt to the main site so unatb ials can be directly conwyed.
fh bales is"bavt~igocxltVorraphy and suitable in all ways for industrial
deweloprr=t. Owuiership of the site must be such "t it may be made available in
ac:: xd with this projeot's rapid development schedule.
* "i .irainment" status is strongly preferred, an existing Phase I environmental audit is
bUily desirable, and proximity to trines, quarries, cestAin chemical plants, dust,
PankWAM matters, Of acidic. =issions is un4es4tble.
Site must f=t Derr M Highway with high vilibility desirable.
Two hours from large hub airport or me hour from medjum or small hub airport.
Rail is preIeT6d, and we suspect this may change to mandatary.
gale 'Aw ooaeected load; 15,000 MWmoath use• Natural gas pre&rred 0nu
million 84110ns water per day obuffi ek One million 9211009 waste witaz per day.
As some know, we have submitted all siioa on file resembling the above criteria and
have been unsuceesgW. It .is believed that the beat site may not be "on the shelf . and will
require an exhaoardinary effort by comm=ity members to shop for and assemble same in a
• short PEdW of time, Your efforts in this regard are g=dy appreciated.
If 1 ou believe you have a potradal opporturdty, Please contact me on November 8, at
MA) 371-8182 or fax at 371-8860. Thanks for tho MP and best regatxls,
• • •
THE WINCHESTER STAR
SATURDAY, JANUARY 20, 1996
Area Increasing Manufacturing Jobs.,
By DAVID FOREMAN
— — — The Winchester star --
Winchester and Frederick County are buck-
ing slate and national trends by increasing the
number of manufacturing jobs in the area.
Winchester -Frederick County Economic De-
velopment Commission Executive Director
June Wilmot told the EDC on Fridny in her
annual report that's a notable factor.
"Manufacturing generates more income than
anything else, and with the multiplier effects it
means a great deal to a community," she said.
According to figures provided by the Virginia
Employment Commission, in the second quar-
ter of 1995 Winchester and Frederick County
had 9,828 manufacturing jobs (25.7 percent)
out of a total of 38,190 jobs.
The national percentage of manufacturing
jobs is approximately 15 percent of all jobs.
The national average reached 35 percent at its
high-water mark.
The local percentage of jobs in the man-
ufacturing sector was at 33.7 percent in 1980
and 26.5 in 1990.
Wilmot said the percentage of jobs in the
manufacturing industry has stabilized locally
and the number of manufacturing jobs has in-
creased, despite no major plant -opening an-
nouncements or expansions in the past two
years.
She said a key factor that shows how much
of an impact n►nnufach►ring has on Winchester
and Frederick County is the average weekly
wages and per -capita income of the work force.
"The highest weekly wages are paid to the
manufacturing sector. The manufacturing aver-
age in Winchester and Frederick County is
higher than the state average. It's not just the
job, bud the types of jobs that is driving that
figure," Wihnot said.
She said the per capita income in Winchester
and Frederick County is $18,787. That's 86.8
percent of the state average of $21,653. Per
capita income is income from wages, salaries,
dividends, rents, imputed rents of home owner-
ship, interest income, and any other sources for
people who reside in the community, regardless
of their place of employment.
Wilmot said the state per capita figure can
be deceiving because of the Northern Virginias'
high-technology industries.
"It's not that they have better or more jobs,
but we know their service industry jobs are by -
far the highest -paying in the state," she said.
Wilmot pointed out some "mixed" factors the
EDG' encountered for 1995.
In her report, she cited an increase of project'
inquiries (130, up from 83 for 1994), but a.
dwindling supply of available industrial sites
She also said the office building inventory for
any company that needs more than 10,000
square feet of space is non-existent.
Attending the meeting in the conference
room of the Winchester Regional Airport were:
John S. Campbell, George Romine, David
Chandler, James Golladay Jr., and Joseph Kal-
bach. W. Harrington Smith Jr., Eleanor Casey,
Robert Solenberger, and Doug Rinker were
absent.
•
THE WINCHESTER STAR FEBRUARY 17, 1996
BetterMust Come to Area
Before Industry Will, EDC Director Says
04
By DAVID FOREMAN
The onchester Star
Winchester and Frederick Coun-
ty need more industrial develop-
ment sites with rail access if the
communities hope to attract high -
revenue industry.
That's one of the two major
challenges facing the Winchester/
Frederick County Economic Devel-
opment Commission for the com-
ing year. ,
The other is fully, supporting
the area's existing industry, EDC
Executive Director June Wilmot
told the commission Wednesday
as' she presented them with ,the
,;EDC's development„ strategy for
'1996=97.
"The important issue is not only
rail sites. Rail service sites are
some of the fewest we have, but
they are the biggest revenue pro-
ducers," Wilmot said.
Wilmot said new rail sites with
existing infrastructure (roads,
water, and sewer service) are
needed. She said the EDC has a
dwindling supply of industrial
sites with infrastructure already
iii place.
EDC member and Frederick
County Supervisor W. Harrington
Smith Jr. said there's a great deal
of interest in developing new in-
dustrial sites along the U.S. 11
North corridor because rail lines
run along both sides of the road.
He said several people recently
held an informal meeting at Wam-
pler's Trailer Court to discuss, the
issue.
111'he key to the whole area will
be sewer service," Smith said;
The U.S. 11 corridor already
has water service.
Wilmot said the community
made major infrastructure' I im-
provements in the 1980s. But she
said additional improvements will
have to be made to entice new
industries to locate in the com-
munity.
She said there also has to be
better communication between the
local government organizations.
Wilmot said Winchester and
Frederick County come across as a
"community in confusion" when
trying to explain sewer and water
service to prospective industry.
Commissioner and Winchester
City Councilman John S. Camp-
bell said there aren't any city ver-
sus county problems when it
comes to who provides water or
sewer service to a certain site.
"It seems the Sanitation Au.
thority is trying to weigh in on
these matters," he said.
Campbell said he thought the
city would support, consolidating
water and sewer into one service
authority. The city and county,
have independent water systems .
and jointly use the Opequon
Wastewater Treatment Facility to
treat sewage. Campbell said the
localities could agree on some
form of revenue sharing if one has
to provide services for the other as
one way to streamline the process.
"It's not all shaking hands and
cutting red ribbons when these
companies come to town," Camp-
bell said.
Commissioner George Romine
suggested holding a meeting of
the EDC, the Frederick County
Board of Supervisors, the Win-
chester City Council, the Service
Authority, and the Sanitation
Authority to try and formulate a
common plan on industrial site
development.
In other action, the commission
elected James Golladay Jr. to a
two-year term as chairman and
Campbell to a two-year term as
vice chairman.
Attending the meeting in the
conferent6 room of the Winchester
Regional Airport were: Wilmot,
Campbell, Golladay, Romine,
Smith, Doug Rinker, Eleanor
Casey, and Joseph Kalbach.
4r, %
WASHINGTON POST
MARCH 11, 1996
*Choosinga Valley Strategy
Industry Is Conquering the area South of jTinchester, hilt the Growth Has Just Begun
Annette Campbell Inspects spaghetti at Nerehey Pasta Group's three year old Winchester plant
By Peter Behr and R.N. Melton home buyers and retirees from the Wash -
WEST VIRG,nIA D. µ,,_,., inglon area and trxtre distant sues.
\ ►M.J_ bung Isrrlalr,l tram each other by geogra-
WEST VIRGINM 1. \ RAen WINCHESTER phy, culture alhl uaditlon, Winchester and
� �1 _ or most residents of the ration's Northern Virginia were content to develop
' in separate ways. They even sprang from
j \ capital, the Shenandoah Valley that
different roots: Winchester was settled pn-
t (�C unrolk suuN t( Winchester is out �y by Pennsvlvanafts nugrating south
%waxt».f.nX \ • '% of sight behind the Blue Ridge and west into the Shenandoah Valley, not
Mountains and out of nwrd as well.
uenanonan Virginia coktntsts
Rne+ But you aught thinit of Winchester the lately, however, the Northern Virginia
r./ ��� �� J next tune you open a soda bottk. polish off a and Winchester areas have grown so rapidly
F.om 4o,a VIRGINIA plate of fettucruw. screw in a light bulb or that their etx>rxxrues are beginning to touch
. dig through the advertsmg asserts In the in many places. vniewhat like mature trees
o to Sunday newspaW-'Q0a3+der It when you whoee spreading branches finally meet.
w•tcs lean on your car's armrest as you dnve by Siff experts see the beginning of a new
the arched steel superstructure of the new current of econorrui growth in Virguw rurr,
M.Y. Nauunal Airport terminal.nulg from the Dillies area through Winches -
There's a good chance that most of those ter and down the Shenandoah Valley, a cor-
PENh$YLVANU �c� were nude in the northern She-ridor that may rival the Northern
andoah Valley. a little more than an hour's VirgtnwRichmond-Norfolk aus.
OHIO NJ dnve from Washington. Better known for -f a Wester -Valley area, from Nlar-
apples and Crvti War battles, the region has tmsburg, West Virginia, to Harrisonburg, is
�' bloeisomed over the past decade into a titan- going to be a has continuinggrowth re -
WEST C.
ufactunng hub that ships Its products along gm' Iamben said
VIRGINIA Mao ar.a the East Coast and abroad. 'It may be thus new valley udustry that's
-it's an indtistral revofuuon in its udan- beginning to emerge and get legs will link us
KY. R-cZ na * cy.' said J. Hamilton lambert, a former more dosely with Roanoke and BJacksbcug;
VIRGINIA Fairfax County execuaw who Dow is an ex- the site of Virginia Tech, forma Vwpw
ecvbve month a Winchester firm transportation —retuy John G. Milliken
TE}Ut. NORTH CAROU Without much fanfare, the Winchester- said.
Dortbesn ShertandoA Yalley Area hm.be, , For valley•re�fshqusrrlyintlte pith
$ I � tmne ane- ar the hueSt-Qtomw rtootd of- - of groatlit+bdk�q Ntftloeit iq' !"le
r• aw: �++ rK .•y...ro..osr the state, attIacting businesses, investors, rosy.
MADE IN WINCHESTO
These are some r,/ the products
made in the Winchester area:
e App-es ana apple products
. Auto pa,,5
•Comovters and components
is
Fumiture
eL,gnt ttuIos
+ y • Magat,nes, newsletters
and advert sing inserts
■ Marine sir Doilies
• Pasta
■ Piasuc son drink bottles
t■Shim DOOM
. Stee teams
,r
r_I. A,
'mot wwy...4%, •+Y.r
'A lot of what we are is because d our
proxumty to Northern Virgma,' said Tom
Chnstoffel. executive director of the Lord
Fairfax Planning District Cotnnussion, an
economic development agency covering five
northern valley counties as well as Winches
ter and Front Royal.
But as the connecuom between Northern
Virgmia and the valley expand and growth
accelerates, housing prices rise and cadges
bon increases.
'We live under the economic shadow of
Northern Virginia.' CSnstoffel said. 'It
skews our economy gwte a lit and skews
our housing market."
Valley residents are ncreasingly house
rich but cash poor, as incomes lag behind
rLwng housing costs. While the media[ in-
come of area residents is U9,000, the medi-
an -priced house costs 5106,000.'Housing in'.
the northern valley is mare expensive than
Richmond.' Chmtofiel saad.'We're the mid- r
the child, not that rich• not that poor. The .
uraffordabtl,ty of the Washington am rip-�:'.
pies out to us. The valley has not moveit but
the metropobtan area has moved ouL'
Marty residents describe a'vaBry version
of the good life, built an ana6•town r NUMS, ~
Chrutaffel said. "Ide is good the LsalrIit
...They jam want betIa�pr=zq
tittle more amenities-ehopp ig and
-rafts When'1-aslk'
don't want to "b
corridor for other people's growth' said
Chris Mill, president of the Piedmont Emi-
ronmental Council.
But few we a way of avoiding this desti-
rry.
The valley is going to fill up. Nothing is
Omg that from happening. What I keep
ch-JIR is we've got to prepare for that
The Winchester area gained
30 new companies or major
expansions In the 1970s,
34 In the 1980s and 23 In
Just the first half of the
1990s.
growth,' said Alum H. Smith Jr., a food
wholesaler magnate who represented Win-
chester in the House of Delegates for two
decades before retiring three years ago.
'Young retirees are getting out of the
Washington area and coming here," said
Marilyn Beck, president of Lord Fairfax
Community College lust south of Winches-
ter.
'We're going to have growth," said Beck.
w• iose institution's enrollment has soared by
70 percent since 1988 and has steadily ex-
panded lob -training courses tailored to the
needs of valley employers. "We are an at-
tractive area. It's coning.'
An example of the new linkages between
Northern Virginia and the valley is Lam-
bert's company. He is semr vice president
for operations at Seaward International Inc.,
a Winchester area company that makes
mooring buoys, dock pilings, ship bumpers
arid other marine -related equipment.
Thecompany, which has been in Win-
chester for 22 years. has created markets
marine products made from new and re-
Wd plastics and now has 100 employees
e
nchester, taking in $10 million in sales
annually. Its growth has attracted Northern
V-Irpua residents i➢te Lambert, who still
lives in Great Falls. Frank March, president
of Seaward International, commutes from
Leesburg. Marie Colton, the company's
marketuig director. drives in three tunes a
week from her home in Reston.
Though they are the exception, these
{ands of commutes are increasing. In this
part of the valley, there are four commuters
heading eastward each workday for every
westward -bound vehicle, but the east-gdrig,
traffc is increasing, particularly along Inter-
state 66.
A similar story comes from Michael
Todd, an official of Sysorrit Information Sys-
tems Inc., which builds special-purpose com-
puters for the Pentagon.
In most ways, Sysorex is a typical Belt-
way contractor, with its obscure, high-tech
name and its Tysons Corner headquarters
address. But the company chose to do its
manufacturing in Winchester rather than
Northern Virginia because labor costs are
about 30 percent less and construction costs
are significantly lower, Sysorex Executive
Vice President Robert J. Guerra said.
"With today's technology, we're net-
worked back to corporate headquarters, so
distance is really no problem,' said Todd,
who has kept his family's home in Wood-
bridge, south of Alexandria. "We could be
most anywhere, frankly."
They chose Winchester for the same rea-
sons that other companies have for the past
had century: a high-q-hty work force and a
strategic location.
Winchester sits on the western fringe of
the Washington -Baltimore metropolitan ar-
ea, the nation's fourth -largest consumer
market. Straddling 1-81, it is within 24
hours by truck of nearly half the nation's
population.
South of Winchester, near Front Royal, is
the Virginia Inland Port, a $10 million,
�tate•nwned train and truck terminal opened
in 1989 that speeds the movement of goods
to Virginia ports and domestic markets.
The valley has attracted some of the na-
tion's largest manufacturers, such as Gener-
al Electric Co., which be
a light bulb plant
in Winchester in 1975 and expanded it a de-
cade later. Today the plant turns out 2 mil-
lion incandescent bulbs each workday, one -
quarter of the company's U.S. sales.
Plant Manager Carl Mosher said the 500
employees air "the most mechanical work
force I've ever worked with. It seems every-
body grew up tearing down a farm tractor, a
sports car, the family car." But now, in GE's
highly automated plant, brainpower !s more
critical than mechanical know-how.
Like many Winchester area employers.
GE has worked with Lord Fairfax Communi-
ty College. Shenandoah University and vrr
B#eM�Tt1r�,M•lIMTMt 161gtniaU9e STsteRss. - dct+sMw toCedo*MsarrrraKc>,.. iw
iw 01I.- I Rinaasa tabor and construction cents are relativerl' now.
ational educational programs to upgrade
skins,
Hershey Pasta Group, a division of the
Pennsylvania -based chocolate maker, serves
much of the eastern United States from a
three -year -old Winchester plant.
"We're very proud of that plant.' said
Burton R. Freeman, vice president for man-
ufacturing for Hershey Pasta. "If we need
additional capacity, Winchester would be
where we would go.'
At the other end of the spectrum is Rei-
mers Electra Steam Inc., with 30 employees
in a gntty, hands{xi factory that seems a
throwback to an earlier manufacturing age.
Established early in the century by a col-
league of Thomas A. Edison to manufacture
electric steam irons, Reimers sells almost
none of those today, but has survived by
finding new niches, owner Roger Burkhart
said.
It produces electric boilers that generate
steam to clean jewelry, sterilize surgical in-
struments, press clothes and put a crisp
crust on bakery products.
Costing twice the price of Asian -made
boilers, Burkhart's products continue to sell
here and abroad because of his employees'
skill in welding and assembly that enable
Reimers to meet tough quality standards —a'
key consideration for a potentially danger-
ous piece of equipment.
Add in the valley's other manufacturers,
led by plastics manufacturing and pnntmg,
and the result is a work force that bears no
resemblance to Washington's. Nearly 30
percent of nonagncultural jobs in the valley
are in manufacturing, compared with less
than 13 percent for all of Virginia and 4 per-
cent for the Waslungton metropolitan area.
The Winchester area gained 30 new com-
panies or major expansions in the 1970s, 34
in the 1980s and 23 in just the first half of
the 1990s, according to the Winchester -
See WINCHESTER. page 16
Different From D.C.
In jf inchester, Manufacturing Is at the Heart
WINCHESTER
E
acauh workday, Dorothy Bolyard
takes her place in front of a
large, oven -like container and
pulls out newly molded plastic
tomobile parts, two of them
every 45 seconds until quitting time.
In time, the pieces will make their
way from the Winchester division of
Lear Seating Corp., where Bolyard
works, to automobile plants in Georgia.
Canada and elsewhere, where they will
be snapped and screwed into the intern -
ors of some of Detroit's newest models.
At 70, Bolyard has been doing work
like this for a long time, and says she
isn't anxious to stop. 'I'll keep on as
long as 1 feel all right. I just like to
work. 1 enjoy the people.'
There are plenty of workers like
Dorothy Bolyard in the Winchester ar-
ea, which has become a center of small'
and large -style manufacturing along I-
81—a transportation artery that links
the Shenandoah Valley with consumer
markets from Maine to Florida.
Nearly three out of 10 workers in the
northern Shenandoah Valley are em-
ployed in manufacturing.
A few comparisons show how differ-
ent Winchester is in that way from the
Washington metropolitan area and the
rest of Virginia. About 13 percent of
Virginia workers are employed in man-
ufacturing, a little less than the national'"-,
average. Only 4 percent of the Wash-
ington area work force makes thirfgiffor-
a living.
Despite its popularity as a manufac-
turing address, workers like Bolyard
can't rest on their laurels. Lear, a major
automotive equipment manufacturer
based in Southfield. Mich., is the third
company to own her factory in less than
a year.
For three decades, the plant be-
`ionged-to 'o6e"of Wfnchestrr's:.oldest4
employers, the O'Sullivan Corp: in late
1994, it was sold to Automotive Indus-
tries Holding Inc., a bigger, better -con-
nected auto parts manufacturer.
Then Lear —an even larger manufac-
turer—amved to gobble Automotive
Industries last August.
Bolyard and other equipment opera-
tors got a 3.5 percent raise last year
and were pleased, she said, with the im-
provements Al made in working condi-
tiorm
She hopes it will continue under
Lear —and that robots don't arrive too
soon to automate her -bakery' chores.
—By Peter Behr
BY THE NUMBERS —___
WASHINGTON METROPOLrTAN AREA — - WiNCHBM-SHENANDOAH VALLEY
Manufactunng 4 C : t ' ki,n rg 0 0%
"reaiw ewirw�c tom. wow, ear
s� wr m& rr wr s
souea "" tw ow -a C-1-1w
Manufacturing 29.2%
ing 0.4%
r ..
•
•
is
Owner Dave Grim and Tammy Russell
at the Snow White Grill.
Winchester Enters
New Industrial Age
ware and electronics used in the val'
WINCHESTER from page 15
ley's udustn al plants. Wilmot said.
Frederick County Economic f)evel-
Winchester has ambitiously re-
opment Cornmisvon.
There are clear signs, however,
named an aged pedestrian shopping
mall in its hastornc city core `Cyber-
that at least in Winchester, the man-
street —a step to dramatize the stet-
ufacturing surge is beguiling to slow
egy Wilmot has in mind.
down, said commission Executive
$o far the street boasts a federally
Director June Wilmot, prtrmanly be-
funded telecrorumutmg exults stocked
cause the city and surrounding Fred-
with personal computers that are e"-
enck County have filled most of the
lY networked to federal agencues m the
prune industrial sates. After adding
Dhstrxt or elsewhere. As many as 27
1,000 manufacturing pbs in 1993
federal employees can spend their
and 1994, the northern valley had a
workdays in the center. avoadutg the
net decrease in that lob category last
lung commute to the District.
year.
A second feature of Winchester's
Wilmot is still seething over the
fledging teduv logy infrastructure is a
loss of a Japanese auto parts rnariu-
local access cotunectiort to the Inter-
facturer, Toray Plastics (Amerxah
net. pemuttmg valley bUSu>esses and
Eric, which passed up Winchester for
hexrr computer users to ink up to the
a plant site in Front Royal, farther
down the valley. Winchester couldn't
global information exchange without
bavmg to pay for a long-tho ce call to
thatch the tax incentives offered by
neighboring Warren County, Wilmot
tiltis Washington start. Wilmot said, but it is
said.
The region's strategy must evolve
a vital way for Wmi to begin to
develop rts own technology industries.
from the purswt of manufacturing
plus to a quest for more technology
Aid d that means catching a ode on
based compan= that produce soft-
Northern Virginia's watll l so be d. as
r
r
THE NEW EMPLOYERS
The l4'inchester area has added more companles
and ma/or e_rpanstorrs in each recent decade. Employees
�
Now companies and major upanafeea 1to19
25 sY rt 20 to 49
0501099
20 100 to 299
` M ❑ 300 to 500
15 ►► 2 600 and above
10
5 �� - •� 'fl .., �� r. I
0
1%0s 1970s 19" 19901495
16 SCE:pet wrrnniarrer «Co�.ry Ecarom<ps wrpwerte�Th��
•
THE WINCHLSTER SPAR JULY 2, 1996
Committee Endorses U.S.
By LISA J. DAVIS
The Winchester Star
The Frederick County Comprehensive Plans
and Programs Subcommittee decide Monday
night on a proposed Land Use Plan for the
U.S. 11 North corridor.
The plan, which will be presented to the pub-
lic July 16, provides for about 670 acres of
available land. More than 1,200 acres were
excluded from the plan when constraints, such
as environmental and developmental concerns,
were taken into consideration, according to
Planner I Eric Lawrence of the Frederick
County Planning Department.
The public meeting will be from 7:30-9:30
p.m. July 16 at the Stonewall District Ruritan
Club at the Frederick County Fairgrounds.
The plan, Lawrence said, attempts to confine
industrial developments while allowing access
to transportation systems, such as rail service
1 1 r r
11 Land Plan
� <
and U.S. 11. Lawrence told the committee that d striiaall area couldn't/be a "good neighbor" to
the plan also will discourage industrial uses the historical areas surrounding the/farm such
near existing residential areas. as Stephenson Depot. Not to designate the area
Planning Commission member John Light as industrial would essentially sabotage any
expressed his concern to the committee about marketing efforts, he said.
the portion of land between Route 837 and the Wellington Jones, executive director of the
Clearbrook exit of Interstate 81. The proposed Frederick County Sanitation Authority, pre -
land -use plan provides for industrial and busi- sented the committee with water and sewage
ness use, but there are existing homes in the options. Water is not a - problem, Jones said,
area, he said. but the sewer lan h ral d'fi'
"It doesn't seem like good planning to pu
houses and industrial in the same area."
Light said the traffic created by business an
industry will adversely affect surrounding rest
dential areas, and the community will react
negatively to that portion of the plan.
Committee member Jimmie Ellington said he
questioned developing the area around the
McCann farm, just north of Winchester.
Frederick County Interim Planning Director
Kris Tierney said there was no reason an in
-
11 as seve t Brent op-
t tions that can be explored later.
Jones did not provide cost estimates of ex-
tending water and sewer to the area covered by
the plan.
Tierney said the important thing is that
there is a way to implement a sewer plan in
the area and the capacity at the Opequon
Wastewater Treatment Facility will be there.
The next step, Tierney said, is to get public
input, then recommend a final plan to the
Planning Commission and Board of Supervi-
sors.
•
THE WINCHESTER STAR
OSATURDAY, JULY 13, 1996
Sewer Not
Top Focus
Of U.S. I I
Land Plan
By DAVID FOREMAN
The Winchester Star
Frederick County residents who
plan on attending the public meet-
ing on the extension of water and
sewer service along U.S. 11 North
need to understand one important
item:
"The main focus of this part of
the study is for industrial develop-
ment sites with rail access. We
understand that some ,people in
the community centers might need
sewer service, but we can't get
there yet," Frederick County
Board of Supervisors Chairman
James ,L. Longerbeam said.
The proposed Land Use Plan for
U.S. 11 North will be presented to
the public at 7:30 p.m. Tuesday at
the' Stonewall District Ruritan
Club adjacent to the Frederick
County Fairgrounds.
Winchester/Frederick County
Economic Development Commis-
sion Chairman James Golladay
said, that while developing indus-
trial sites is the priority of the
plan, there is an underlying con-
cern that will govem it.
"The key is to not expand resi-
dential growth up there. Some of
those folks need help, but it is a
balancing act not to open it up
and to pay for sewer and water
See U.S. 11 Page B4
unsm 11 from Page B1
service. I've heard the comment
'Don't Stephens City Stephenson.'
Well, once you put sewer 'and
water there it's hard to stop. For
the people who need sewer ser-
vice, maybe the thing to tell them
is to wait, because if we don't wait
and do it right, Stephens City will
happen again," Golladay said.
The proposed U.S. 11 North
Land Use Plan was narrowed
from the original Northeastern
Frederick County Study —from
14,700 acres to 1,890 acres along
the U.S. 11 North corridor.
The area stretches from the In-
terstate 81Na. 37 interchange to
Clearbrook.
The area was narrowed after
Frederick County's Board of Su-
pervisors and Planning Commis-
sion agreed to focus on developing
industrial sites along the U.S. 11
corridor before looking at the en-
tire northeastern section of the
county.
Frederick County Interim Plan-
ning Director Kris Tierney said
the county is sensitive to the
needs of the community centers,
but the proposed plan probably
won't help them much at its start.
"The area we're looking at
doesn't really deal with the com-
munity centers. This study will
focus on economic development
and we may just touch on the
community centers," Tierney said.
The northeastern area stretches
from Winchester's northern'
boundary to the West Virginia•
line along U.S. 11 and from In=.,
terstate 81 east to Opequonl:
Creek.
Two factors that will greatly,
influence the study are water and',
sewer service. Water is currently„;
available in all three communi-'
ties, but sewer is not available in:
any of the three.
Frederick County Sanitatioa _
Authority Executive Director
Wellington Jones told the county's
Comprehensive Plans and Pro-
grams Committee this month that
extending water and sewer to the
U.S. 11 North corridor would not
be a problem, however Jones did
not provide any costs estimates on
the project.
He said one way to control
growth is to expand the county's
Sewer and Water Service Area
(SWSA) to include the U.S. 1f
North area, but not extend the
Urban Development Area (UDA).'
The SWSA provides water and:
sewer service, but the density of,
the development is far less than
what is allowed in the UDA.
"Even if the plan is adopted and
development starts and you get
sewer to Clearbrook, you've still
got to decide if you viant ad-
ditional growth. Ultimately the
Board of Supervisors is going to
be the one that makes that deci-
sion," Tierney said.
•
PUBLIC MEETING NOTICE
Presentation of Proposed
Land Use Plan for Route 11North
date: Tuesday, July 16, 1996
time: 7:30 - 9:00 P.M.
place: Stonewall District Ruritan Club
Route 11 North, adjacent to the Fairgrounds
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) is sponsoring
a Public Meeting to present a proposed Land Use Plan for the Route 11 North area of Frederick
County. This plan will incorporate the Route 11 North corridor between the Route I I/Interstate
81 intersection and Clearbrook.
The plan was prepared by the county planning staff and members of the CPPS in response to a
need for industrial development sites with rail access and numerous requests for sewer service
extension.
The Committee is seeking input on the plan prior to making any formal recommendations to the
Planning Commission and Board of Supervisors. Additional public hearings will be held by.
both bodies before adopting a plan for the community.
When, and if, the plan is adopted, it will guide growth and development in the Route 11 North .'
area for years to come. All interested individuals are urged to attend and voice their opinions.,
If you have questions on the plan or the meeting, please contact the Department of Planning "and
Development at 665-5651. ';t •,;,
The VWchester Star
Wednesday, July 17, 1996 Oft B
Landowners Balk at U.S. 11 Land Use Plan
By DAVID FOREMAN
The winch"« stm
Frederick County officials predicted
that some residents wouldn't be happy
with the proposed U.S. 11 North Land
Use Plan presented Tuesday night at a
public meeting in the Stonewall Ruritan
building at the Frederick County fair-
grounds.
The officials were right.
Nearly 100 people crowded into the
building to hear Frederick County Plan-
ner I Eric Lawrence describe the pro-
posed land use plan.
Former Frederick County Board of
Supervisors Chairman Kenneth Y. Stiles
led the charge in opposition.
The people up there were promised
more than 20 years ago that when water
(-'-The people up there were promised more than 20 years ago that when water
went to Stephenson, they would get sewer. I think it's immoral to open land for
new development, when you don't address the concerns of those who already
live in Stephenson. I think the proposed plan is flat wrong.11
went to Stephenson, they would get
sewer. I think it's immoral to open land
for new development, when you don't
address the concerns of those who al-
ready live in Stephenson. I think the pro-
posed plan is flat wrong," Stiles said.
The plan was narrowed from the origi-
nally proposed Northeastern Frederick
County Study —from 14,700 acres to
1,890 acres along the U.S. 11 North cor-
ridor.
—Kenneth Y. Stiles,
Former Frederick County Board of Supervisors Chairman
The area stretches from the Interstate
81Va. 37 interchange to Clearbrook.
The number of developable acres in the
study is 670, Lawrence said. Steep
slopes, flood plain, historical sites, and
existing houses and industry make up
the remaining portion of the study area.
The area was narrowed after Frederick
Count a Board of Supervisors and Plan-
ning commission agreed to focus on de-
veloping industrial sites along the U.S.
11 corridor before looking at the entire
northeastern section of the county. The
northeastern area of the county includes
the community centers of Clearbrook,
Brucetown, and Stephenson.
Two factors that will greatly influence
the study' are water and sewer service.
Water is currently available in all three
communities, but sewer is not available
in any of the three.
Frederick County Sanitation Authority
Executive Director Wellington Jones told
the county's Comprehensive Plans and
Programs Committee earlier this month
that extending water and sewer to the
U.S. 11 North corridor would not be a
problem. However, Jones did not provide
any costs estimates on the project.
Raymond Fish, a former Stonewall Dis-
trict Supervisor, owns land near the
along 1.81 and is one of the landowners
who are trying to have sewer brought
north towards Clearbrook.
Fish read a letter that Jones sent to a
woman telling her that sewer was going
to be brought to the Stephenson area.
The letter was dated Nov. 23, 1977.
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0
ROUTE 1 1 NORTH
" 1996 STUDY AREA"
PUBLIC MEETING
Planning for The Future...
... and Beyond
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V-►rJ6, Coi m r - -
Location: Stonewall District Ruritans Club rj of �Ad 040
Route 11 North G C Akc,— LAO /J, vF c ,-AQS t< F : wA'C'�Idc--
Frederick County, Virginia �,tiCU ��2 t�� — Prep
5:-AZILA� 0 e i^7 f W 7t1�
Time: 7:30 PM - 9:OO.PM --jqsf..c(&D j
Date: Tuesday, July 16, 1996
Meeting Agenda
7:30 PM Welcome
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7:35 PM Introduction
7:45 PM Presentation c-S
QuT
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8:10 PM Question and Answer 0o tjc,-( P/`i `A--c
8:50 PM Summary
,W C;c,� ' (;q
9:00 PM Departure
(1x1vtS, ��
Studies Conducted in Recent Years.
>- Route 7 Corridor
>P- Route 11 South Corridor
>- Route 50 East Corridor
>- Round Hill Rural Community Center
• • •
Northeastern Frederick County
Boundary: West Virginia State Line
Clarke County Line
Route 7 and the northern edge of
Route 7 Corridor Study
Interstate 81
Total Area. 14,700 Acres
North Stu
Boundary:
Total Area:
Emcompasses:
1996 Study Area
Initial Concentration
Interstate 81
Drainageshed Boundaries
1,890 Acres
Route 1 1 /3 7/1-81 intersection to Clearbrook
CSX and the Winchester & Western Railroads
to 1 1 N
Elements taken into Consideration:
Go 4C V� "c7 r � _I 41,0
> Existing Conditions AL-r 7"'0660"
Historical Features
Environmental Features
Availability of Public Utilities AM
> Transportation Systems
> Community Pride
> Aesthetics
> Solid Planning Practices
Route
Proposed Land Use Plan
Land Use Concepts:
Discourage industrial uses in close proximity to existing residential uses
Encourage industrial uses within planned industrial parks
Concentrate industrial uses near transportation systems,
including road and rail
Concentrate business uses around existing and proposed intersections
Discourage spot business and industrial uses along Route 11
• G.
il
11 No
Proposed Land Use Plan
Transportation Concepts:
Provide for additional traffic control by proposing
six signalized intersections
Encourage central access points to industrial areas,
minimizing new driveways and intersections with Routes 1 1, 761, 664
Encourage the expansion of Route 11 to a 4-lane roadway
Provide connector roads within industrial areas to minimize
raffic impacts on Route 1 1
7c� C&OXt L>c, <Z t r
1'
Route 1
Proposed Land Use Plan
Historic Preservation Concepts:
Protect rural landmark sites as identified by the Rural Landmarks Survey
Protect the historic areas and corridor as identifed
by the Battlefield Network Plan
l 1 C C oo-r S L ipe y7r 4oCs -750,4° s S TY�-- �
Environmental Protection Concept:
Identify environmentally sensitive areas based on floodplains
and steep slopes rvw.s< AO�w5- a,-W�� .c orop/-�
W-C) c 10 &-vjS, 70 i � Z l F�. Co wte2 17 � . P�4'Cr
THE WINCHESTER STAR SATURDAY, JULY 20, 1996
•
•
U.S. I I Land Use
Where to Strike the Proper Balance?
hat it all comes down to, this
recently unveiled U.S. 11
North Land Use Plan, is the
age-old dilemma (and
desirability) of growth. And when
you're talking about growth, two
questions immediately come to 'mind:
Do we want it and, if so, how much?
And can the area's natural and
technological resources sustain such
growth?
There's no small amount of irony
here: The first question is often
addressed through pure emotion,
while in the second, reason and raw
logic determine the response. Such a
combination renders effective
resolution of such thorny issues
decidedly ticklish. Such was the case
Tuesday night when the land use plan
was first presented to the public.
The emotion was understandable.
For upwards of 20 years, the citizenry
of those communities straddling the
L.S. 11 North corridor — Stephenson,
Brucetown, and Clearbrook — have
anticipated the arrival of sewer
service. Some day, they are told —
but some day never comes. This land
use plan fails to address the patient
desires of these people, despite laying
the groundwork for the future
development of industrial sites along
the corridor. These folks feel left out
— strangers in their own land, so to
speak — and for good reason.
However, as Kris Tierney, Frederick
Counts interim planning director,
noted Tuesday night, the extension of
sewer lines north to Clearbrook would
not only be costly in terms of hookup,
but it would also throw open. the
entire area to future residential
development as well. Is that what the
denizens of this corridor truly want —
Fredericktowne North?
The adage "Be careful what you
wish for, you just may get it" comes
into play here. In beating the drum
for that long -desired sewer line, these
people may also unknowingly be
advocating an end to a rural way of
life long cherished in northern
Frederick. Water and sewer lines,
after all, are like the railroads of old:
Build them, and people — lots of
people — are bound to follow.
However, as Mr. Tierney also
pointed out, this need not be the case
along the U.S. 11 corridor. Growth
can be controlled, or even minimized,
by expanding the county's Sewer and
Water Service Area (SWSA) to include
the corridor, but not the Urban
Development Area (UDA). The
difference between these two planning
entities? The SWSA provides water
and sewer (thus, in theory, satisfying
the needs of the long-suffering
residents of the corridor), but the
density of permitted development is
far less than that allowed in the UDA.
A far more prosaic and practical
concern is the capacity of the
Winchester -Frederick County area's
natural and man-made resources.
First, there's the matter of water. The
homes in the land use study area
(1,890 acres along U.S. 11) are served
by municipal water, but what of
prospective industry? Will the capacity
of the current delivery system meet
the needs of such new development?
Also, need it be said that the "top of
Virginia" lost out on the proposed
Frito-Lay plant largely over concerns
about water and sewer?
As for sewer, the extension of lines
up U.S. 11, as well as west along U.S.
50 in Round Hill, will more than
likely necessitate the expansion of the
Opequon Wastewater Treatment
Facility. Such an expansion, on the
mind's drawing board for quite some
time, is currently the subject of a
consultant's study. This plant, which
opened in 1987, boasts an official flow
capacity of 6.25 million gallons per
day. Expectations indicate that it will
either be enlarged or substantially
improved (although, as Winchester
Public Utilities Director Jesse'bioffett
says, the facility, as it is, is operating
at high efficiency). In any event, or in
any scenario, a cost element is
involved, a variable that 'must be
factored into any discussion of this
region's future direction.
At the U.S. 11 North land use
meeting Tuesday night, Charles
DeHaven Jr., who chairs the
Frederick County Planning
Commission and just happens to live
in the corridor under consideration,
did his utmost to place the entire
situation in perspective.
"Anyone who has been in the area i
for 20 years knows what the problems
are and what the solutions are," Mr.
DeHaven said. "The key is finding a
balance."
Precisely — but easier said than
done.
• • 0
AREA ____
-- — Tuesday, August 13, 1996 Section B
The Winchester Star
Group Moves Ahead with U.S. 11 Land Plan
Planner Says Buffers Key to Industry Coexistence with Highway's North Corridor Homes
By DAVID FOREMAN
It,. Wt,"t*, SIR,
The Frederick County Comprehensive
Plans & Programs Subcommittee is mov-
ing forward with a U.S. 11 North land
Use Plan similar to what was presented
last month at a public hearing. I
Frederick County Planner I Eric Law-
rence told the subcommittee Monday the
keys to the plan are the buffer and
screening requirements and the road sys-
tem.
"By controlling the buffers and dis-
tance between industrial and existing
residential uses, we can lessen the im-
pact of the new industry wm that people
wnn't even know (tile industry) is there
in some cnses,' Lawrence said.
Howmer, al lencl one subcommittee
member said the plan, which identifies
670 developable acres in the U.S. 11
North corridor, doesn't cover enough
ground.
1 still think we're not scratching the
surface. For what all we're going
through, I don't think were getting our
nickels worth," subcommittee member
George Hughes said.
The plan was narrowed from the origi-
nally proposed Northeastern Frederick
County Study —from 14,700 acres to
1.890 acres along the U S. II North cor.
rldor.
The area stretches from the Inlerstale
RINa. 37 interchange to Clembnaok.
The number of developable acres in the
study is limited and steep slopes, flooll
plain, historical sites, and existing hous-
es and industry make up.the remaining
portion of the study area. The area was
narrowed after Frederick County's Board
of Supervisors and Planning Commission
agreed to focus on developing industrial
sites along the U.S. 11 corridor before
looking at the entire northeastern section
of the county.
Hughes illustrated his point by telling
North corridor would not be a
problem. However, Jones did not
provide any costs estiniates on the
project.
Interim Frederick County Plan-
ning Director Kris 'rierney said by
expanding the county's Sewer and
Water Service Area (SWSA) to
include the U.S. 11 North area,
but not extending the Urban De-
velupinent Area (UDA), would
the atory of the chirken and the pig
lie on Ill the pair were arguing alxlut
who dtwq more fur the fonner's brenklnsl.
Ilughes said the chicken said it did he
cause it gave the farmer an egg every
dal' Hughes said the pig said that he
was the one who wns truly "committed"
to the fnnuer's breakfast.
"We're not committed to industrial de-
velopment, wP re just waving a wand
over it. The prime area is north of where
we're cutting it off," Hughes snid.
Lawrence said that was because south
of Clearbrook was as far as the supervi-
sors wanted to go.
"I understand the politics, but I still
until any new residential develop-
ment. The SWSA provides water
and sewer service, but the density
of the developnient is far less than
what is allowed in the UDA.
Tierney said the plan doesn't
bring sewer to the rural coin-
inunity centers, but gets it a lot
closer than it was.
I'icrntw said (.'learbiouk, liruce-
town, and Stephenson are the
think we're playing the chicken rather
than tile pig," 1111g11es gall.
The northenstern area of the county
inrindes the community eentera of Clear -
brook, Brucetown, and Stephenson.
Two factors that greatly influenced the
study were water and sewer service.
Water is currently available in ail three
communities, but sewer is not available
in any of the three.
Frederick County Sanitation Authority
Executive Director Wellington Jones told
the county's Comprehensive Plans and
Programs Committee last month that
extending water and sewer to the U.S. I
if Poe* BY
front Page U1
next logical area of Frederick
County to study for sewer and
water service, but he said that
depends on what the Board of
Supervisors wants to do.
Attending the meeting in the
rut n►er Frederick County Court-
house were: Golladay, Ellington,
Hughes, Chairwoman Marjorie
Copenhaver, David Ganse, George
Huinine, .Jay Banks, and Sue 'Peal.
AREA
The Winchester Star
Plan Provides Industry
Options with Rail Lines
Officials Agree Sewer to Clearbrook Is Vital Step
By DAVID FOREMAN
The Winchester Star
Frederick County officials agreed Wednesday that
sewer needs to be extended up U.S. 11 to Clearbrook
before considering extending sewer service to the
community of Stephenson.
At a joint work session of the Frederick County
$oard of Supervisors and Frederick County Planning
Xommission, most officials said the U.S. 11 North
Z.and Use Plan provides the county with what. it
Needs: industrial development sites with rail access.
However, several others said something. needs to
le done to help the residents in community centers
-$vith failing septic systems.
"I believe this is a good plan," Planning Commis-
%ioner Jimmie Ellington said. "We set out to estab-
'7ish industrial sites and this identifies them."
Shawnee District Supervisor W. Harrington Smith
`j1r. said the plan is a good start and that the county
Zpow needs to turn its attention to the land north of
learbrook along U.S. 11.
The 1,890-acre study area lies entirely in Stone -
all ,Supervisor Charles Orndoff Sr.'s district. The
urea stretches from the Interstate 81Na. 37 inter -
to Clearbrook.
doff said he has received numerous calls from
stdents of Stephenson who need help with their
ailing septic systems.
He asked if the county could get estimates on how
much it would cost to run a sewer line from the
Stonewall Industrial Park the 2.8 miles to Clear -
brook and how much it would cost to run a line to
Stephenson from U.S. 11.
Running the line north isn't the problem, paying
for it is, Interim Frederick County Planning Director
Kris Tierney said. "I think it is very cost prohibitive
to run the line out to Stephenson. I think the only
way you can afford to do it is to allow more residen-
tial growth in the area," he said.
Planning Commissioner John Light said the coun-
ty at least owes the residents the chance to see how
much it would cost them to connect to the sewer
system.
Planning Commissioner Roger Thomas said the
residents, not the county, can decide if they can af-
ford the cost.
"If you have a choice between hooking up for
$5,000 or are trying to sell your home with a failing
septic system, I think you'll hook up to the system. I
really think we are not being fair to the residents if
we don't allow them to hook up to the system," Tho-
mas said.
Several officials have been concerned extending
sewer service will open up new areas of the Lounty to
residential growth.
Tierney said expanding the county's Sewer and
Water Service Area (SWSA) to include the U.S. 11
North area, but not extending the Urban Develop -
See U.S. 11 t .Ke a )
Thursday, Ai
.. �� •err
i
ttrrrrr�
r rr r,
G,,phK Rovlded by frederKY County W.nn,ng rind Development Cor—W651on
This shows the area along U.S. 11 North. that has been studied to
determine how best to entice industry and extend water and
sewer service.
• • •
U.S. 11---
ment Area tUDA), would limit any new residential
development. The SWSA provides water and sewer
service, but the density of the development is far less
than what is allowed in the UDA.
The number of developable acres in the study is
limited and steep slopes, flood plains, historical sites,
and existing houses and industry make up the re-
maining portion of the study area. The area was
narrowed after Frederick County's Board of Supervi-
sors and Planning Commission agreed to focus on
developing industrial sites along the 11.S. I corridor
before hooking at the entire northeastern section of
the county.
Two factors that greatly influenced the study were
water and sewer service. Water is currently available
in Clearbrook, Brucetown, and Stephenson communi-
ties, but sewer is not available in any of the three.
Board of Supervisors Chairman James L. Longer -
beam said he had no problems with extending the
sewer lines to the communities.
"But we need to have a dollar figure, because if we
run the line and then tell the people it's $6,000, they
won't hook up," he said.
Planning Commissioner Robert Morris said the
plan is only half it plan without a guarantee that the
sewer will be installed.
"1 have a fear that the first business is going to
come in and want to develop on a site next to the
rail line and then say 'Wait a minute. There's no
sewer yet,'" Morris said.
from Page B 1
Frederick County resident Raymond Fish, a former
supervisor, said he and a group of land owners had
developed a proposal five years ago that would ex-
tend sewer to Clearbrook for $1.2 to $1.3 million.
Fish said he could put the group together again
and said the money was still there to do the project.
Fish owns land in the study area. ,
Despite all the work on the plan, Light questioned
if there was any real benefit to the county.
Light questioned the total acres available for in-
dustrial development under the plan. Light said the
size of the lots available and the topography of the
larger tracts limits developable acreage to ap-
proximately 300 acres.
"I don't think anyone will be able to make enough
money to cover their costs from just 300 acres," Light
said.
lie said the area north of Clearbrook is much bet-
ter suited for development.
Tierney said cost estimates for the sewer lines
would be developed and another works session would
be held to discuss the results.
Attending the meeting in the former Frederick
County Courthouse were: supervisors Longerbeam,
Smith, Orndof, Robert Sager, Richard Shickle, and
Margaret Douglas and Planning Commissioners El-
lington, Morris, Thomas, light, Terry Stone, Marjo-
rie Copenhaver, John Marker, and George Romine.
S. Blaine Wilson, Richard Ours, and Chairman
Charles Dellaven were absent.
THE WINCHESTER STAR SEPTEMBER 16, 1996
•
Sewer to'S t-ep'henson
Estimate: $1.3 Million
By DAVID FOREMAN
The Winchester Star
The cost of running sewer ser-
vice from U.S. 11 North to the
180 homes in the Stephenson com-
munity is estimated at $1.3 mil-
lion.
That s according to an estimate
provided to the Frederick County
Planning Commission in a letter
from Frederick County Sanitation
Authority Executive Director
Wellington Jones.
The planning commissioners
Wednesday discussed the implica-
tions of the cost per house, $7,200,
and whether the estimate is just
to run the line to the community
or includes individual hookups.
Planning Commissioner Roger
Thomas* said the commission
needs to not give up on extending
sewer to Stephenson because of
the high cost. Thomas said what
costs $ 7.200 per home now, might
cost only $5,000 per home 10
years from now.
"Our responsibility is to plan for
0
all uses of the land. We need to
explore all options of how the
sewer could get to Stephenson and
how we can serve different uses
along (U.S.) 11," Thomas said.
Commissioner Robert Morris
said he felt that, by just coming
up with a dollar figure, the Plan-
ning Commission wasn't doing
enough.
But. Interim Planning Director
Kris Tierney said the Planning
Department's responsibility is not
to design and build sewage sys-
tems.
"When and how that will get
there is driven by the market. The
economic factors will drive that.
We can't, and I feel shouldn't try
to figure that out," Tierney said.
"Thank you," Planning Commis-
sioner S. Blaine Wilson said to
Tierney. "That's one of the best
things I've heard out of a Plan-
ning Commission meeting in a
long time."
• THE WINCHESTER STAR T*DAY, NOVEMBER 1 4 , 1996 •
U.S. 11 North Plan for Industrialization OK'd
By DAVID FOREMAN '• county officials Winchester/Frederick Economic
The w,6„ch"Jer Sta,
Development Commission Executive Director
Even as the Frederick County Board of Su-'
June Wilmot has long said the county needs to
develop new industrial sites with rail access to
pervisors voted Wednesday to approve the
help attract new industry.
Route 11 North Land Use Plan, they were.
The plan was narrowed from the originally
looking north to West Virginia. ' e. ,'
proposed Northeastern Frederick County
The approved plan only provides for indusi•
Study —from 14,700 acres to 1,890 acres along
trial development from Winchester to Clear.
the U.S. 11 North corridor.
brook. .. • I -
The study area stretches from the northern
"I said from the beginning that we needed to
Interstate 81/Va."37 interchange to Clearbrook.
look at the whole area, because they are tied
Thp number of developable acres in the study
together. What we do south of Clearbrook ae
, is limited to approximately 650. Steep slopes,
fects the land north of the town and .vicLl
flood plains, historical sites, and existing hous-
versa," Supervisor W. Harrington Smith IJ5
ei and industry make up the remaining portion
said.
of the study area. The area was narrowed after
The U.S. 11 North corridor from Winchestgr
the Board of Supervisors and Planning Com-
to Clearbrook is attractive for industrial d -'
mission agreed to focus on developing indus-
velopment because it has two railroad lime
trial sites along the U.S. 11 corridor before
that run parallel to each other, according
looking at the entire northeastern section of
US. 1 'Plan _
`We're going to run sewer down
the road to let the county grow,
grow, grow, but we're doing noth-
ing for the residents," Webber
said.
Stonewall District Supervisor
Charles W. (lrndoff Sr. abstained
from voting because he lives in
the area encompassed by the plan.
In other action Wednesday, the
supervisors-, , *, -'
• Approved the 1996-97 Fred-
erick County Secondary Road
Improvement Plan.
The only changes to the plan
from last year is,that the widen-
ing of Middle Road has vaulted to
the top of the Frederick County
road improvement Plan, bypassing
work on Greenwood Road.
Frederick County Planner II
Evan Wyatt said the Greenwood
project is taking longer for the
engineering work than originally
planned by the Virginia Depart-
ment of Transportation.
According to VDOT officials IN)
miles of roads in the county quali-
fy to be hardsurfaced, but there
isn't money to pave them. It costs
approximately $500,000 to hard.
surface one mile of road.
For fiscal 1996-97, the county
has only $2.6 million from the
state for road imprnvements.
Of that money, $500,000 will be
used for hardsurfacing roads, $1.6
million for major projects, and the
remaining $500,000 for incidental
construction projects.
• Tabled a request from Peggy
Ruble for a Conditional Use Per-
mit to operate a shale mining
business at her farm on Hayfield
Road.
Ruble said last month she want-
ed to mine the shale from the 8.19
scres of land to help her make a
living. She said raising cattle isn't
as profitable as it used to be and
she needs the money from shale
mining.
Six people spoke against the
CUP, prompting Gainesboro Dis-
trict Supervisor Richard Shickle to
ask for the measure to be tabled
Shickle said he thought since
there was hardly„any opposition
at the Planning Commission
meeting earlier this month that
there were no problems with the
request.
Dwight Deffaven lives right
next to the shale ridge that Ruble
wants to mine. He said the runoff
from the existing shale is ruining
the county.
Mother major limiting factor to any develop-
ment along U.S. 11 North is the available ca-
pacity in the sewer line of 400,000 gallons per
day.
Only one county resident, Mike Webber,
spoke against the plan.
Webber said the county still hasn't fulfilled
the promise it made to the residents of Clcar-
brook and Stephenson 20 years ago to extend
water and sewer to help the residents
The estimate from Frederick County Sanita-
tion Authority Executive Director 'Wellington
Jones to extend sewer frorq U S. 11 to Stephen-
son is $1.3 million. That translates into about
$7,200 for each of the 180 houses'in the com-
munity. Adding the cost of hooking each house
up to the sewer increases the cost to ap-
proximately $10,000 per house. 4--
S- U.S. JI Plan Page 87
.. ,.. 44
from Page AI
his pond and hurting the value of
his property.
Peggy Ruble's son Fred said he
wants to run a small operation
with only 4 or 5 truck loads of
shale going out each day.
"If it's an environmental hazard
we'll shut it down. If it runs the
wildlife off, we'll shirt it down,"
Ruble sail
• Officially designated a 16-acre
site in Lakeside as the future
home of 6 branch of Handley Re-
gional Library.
• Designated the National Wild-
life Federation as a charitable and
benevolent organization.
Attending the meeting in the
former Frederick County Court-
house were: Shickle, Orndoff,
Smith, Board of Supervisor Chair-
man .lames L. Longerbeam, Marg-
aret Douglas, and Robert Sager.
ARE
-rhe Winchester Star Thursdiy, October 3, 1996 Section B
Endorsed
Step to Open U.S. 11 Development
By FOREMAN
The Some planning commissioners and residents speaking at the meetings said they
na WW— �ncnester Star
-- - feel the Route 11 North Land Use Plan doesn't adequately plan for the future,
The Frederick County Planning Com-
mission on Wednesday endorsed a plan because it doesn't provide enough sewer capacity to the study area.
that would begin to open up the U.S. 11
North corridor to industrial development.
However, the commissioners all agree
that the Route 11 North Land Use Plan
is ust a "first step" in establishing new
i ustrial sites in the county.
•'this is not the answer to all of our
industrial site needs. We will need to
continue looking for additional sites," In-
t4hrn Frederick County Planning Direc-
toi Kris Tierney said.
tiThe`US 11 North corridor from Win-
cltesteii to Clearbrook is attractive for
iridustnal development, because it has
two railroad lines that run arallel to
P
each other according to county officials.
Winchester/Frederick Economic Develop-
ment Commission Executive Director
June Wilmot has long said the county
needs to develop new industrial sites
with rail access to help attract new in-
dustry.
The plan was narrowed from the origi-
nally proposed Northeastern Frederick
County Study —from 14,700 acres to
1,890 acres along the U.S. 11 North cor-
ridor.
The studv area stretches from the
U.S. 11
Tieraey �aiu contuning up U.S.
11 North to the West Virginia line
is the next logical area of Fred-
erick County to study for sewer
and water service, but he said
that depends on what the Board
of Supervisors wants to do.
The estimate from Frederick
County Sanitation Authority Ex-
ecutive Director Wellington Jones
to extend sewer from U.S. 11 to
Stephenson is $1.3 million. That
translates into $7,200 for each of
the 180 houses in the community.
Adding the cost of hooking each
house up to the sewer increases
northern Interstate 81Na. 37 inter-
change to Clearbrook. The number of
developable acres in the study is limited
to approximately 650. Steep slopes, flood
plains, historical sites, and existing hous-
es and industry make up the remaining
portion of the study area. The area was
narrowed after Frederick County's Board
of Supervisors and Planning Commission
agreed to focus on developing industrial
sites along the U.S. 11 corridor before
looking at the entire northeastern section
of the county.
the cost to approximately $10,000
per house.
Planning Commissioner Jimmie
Ellington said he thought the plan
is better than anything that the
county had in place and repre-
sents .progress.
1 don't think it goes far
enough, but again, it's a start."
The commissioners voted unani-
mously for the plan, with commis-
sioners John Light and Chairman
Charles Dellaven Jr. abstaining
because they own property in the
study area.
The Route 11 Land Use flan
Another major limiting factor to any
development along U.S. I North is the
available capacity in the sewer line of
400,000 gallons per day.
Planning Commissioner Robert Morris
supports the plan, but said it falls short
of finding new industrial sites for the
county.
1 think it's a false assumption to
think this solves the problem. Four -
hundred -thousand gallons can be wiped
out with one major industry. If anything,
this is simply the beginning and some-
now goes to the Board of Supervi-
sors for approval.
As soon as the supervisors ap-
prove the plan, it will become part
of the county's Cnrmphrehensive
Plan for development.
In other action, the Planning
Commission unanimously recom-
mended approval of a conditional
use permit for Peggy Ruble to op-
erate a shale mining business at
her farm on Hayfield Road.
Ruble said she wanted to mine
the shale from the 8.19 acres of
land to help her make a living.
She said raising cattle isn't as
where along the line the county has to
address the issue of sewer and coming up
with additional capacity," Morris said.
Stonewall District resident George
Sempeles agreed with Morris, saying the
plan doesn't do enough for the county.
"As it stands, this plan has a lot of
shortcomings. Who pays for the infra
structure in the plan? Setting aside the
ground is not enough. If you have a hot
tleneck and can only get 400,000 gallons
of sewer per day out of Clearbrook,
you've got a problem. You need a couple
of million gallons to serve that area,"
Sempeles said.
Tierney said the plan doesn't bring
sewer to the rural community centers of
Clearbrook, Brucetown, and Stephenson,
but gets it a lot closer than it was.
See U.& 11 Pate 83
from Page BI
profitable as it used to be and she
needs the money from shale min-
ing.
Tina Dellaven was the only per-
son who spoke against the re-
quest, saying she was concerned
about her pond near the proposed
mine.
Attending the meeting in the
former Frederick County Court-
house were: Morris, Dellaven,
Light, Ellington, Marjorie Copen-
haver, John Marker, Richard
Ours, Roger Thomas, Terry Stone,
and George Romine. S. Blaine
Wilson was absent.
C0U, r, T1Y of FREDERI'CK
• J �i Departrnent of Funning ar•d Development
d r 540/665-5651
���°'", FAX: 540/ 673-0632
December 30, 1999
TO: Property Owners and Interested Citizens
RE: Land Use Study for the Northeastern Frederick County Area
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) has initiated the
process to prepare a land use study for the referenced area. The general boundary of the Northeastern
Frederick County Area includes Interstate 81 to the west, Berryville Pike (Route 7 East) to the south,
the Opequon Creek to the east, and the West Virginia state line to the north. The CPPS will conduct two
public information meetings in January 2000. The purpose of these meetings is to educate the general
public about the Comprehensive Policy Plan, to demonstrate the benefits of guiding future land use
decisions through the use of an adopted land use plan, and to determine the issues associated with this
geographic area that are important to property owners and citizens within the study area.
is
The dates, times, and location of the public information meetings are as follows:
January 13, 2000: Stonewall Elementary School Cafeteria
3165 Martinsburg Pike
7:00 p.m. - 9: 00 p.m.
January 18, 2000: Stonewall Elementary School Cafeteria
3165 Martinsburg Pike
7:00 p.m. - 9: 00 p.m.
Inclement weather date should 1/13/2000 or 1/18/2000 meetings be canceled:
January 27, 2000: Stonewall Elementary School Cafeteria
3165 Martinsburg Pike
7: 00 p. m. - 9: 00 p. m.
'S`M\.\'":?.n;C..;n;.:?t:3?:fir???i:i•:4:.
On behalf of the CPPS, I would like to invite you to attend these meetings to participate in the creation
of this land use study. Please do not hesitate to contact our department at 665-5651, Monday through
Friday from 8:00 a.m. to 5:00 p.m., if you have any questions regarding this information, or if you need
• detailed directions to any of the meeting sites.
Evan A. Wyatt, AICP
Deputy Planning Director
U.\Evan\Common\Compplan\Smdi�WotOteut Land Use StudyU tnuuy2000pubhclnfonn&6onMeeWsgNo6ce.svpd
107 North Kent St:let - Winchester, Virginia 22601-5000
COUNTY of FREDERICK
�a
• Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
June 12, 2000
TO: Property Owners and Interested Citizens
RE: Northeast Land Use Plan for Frederick County
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be conducting
two public information meetings to present a recommended land use plan and associated policy text for
the referenced project. The general boundary of the Northeast Land Use Plan includes Interstate 81 to
the west; Berryville Pike (Route 7 East) to the south; the Opequon Creek to the east; and the West
Virginia state line to the north. The purpose of these meetings is to discuss the issues that were
identified during the public visioning meetings in January 2000; present the recommended land use plan
and policy text which addresses these issues; and to provide an opportunity to address questions and
comments of the meeting participants. Formal public hearings will be conducted by the Planning
Commission and the Board of Supervisors in the Fall of 2000 during the annual update of the County's
Comprehensive Policy Plan.
The dates, times, and location of the public information meetings are as follows:
June 26, 2000: Stonewall Elementary School Cafeteria
3165 Martinsburg Pike
7: 00 p. m. - 9: 00 p. m.
July 10, 2000: Stonewall Elementary School Cafeteria
3165 Martinsburg Pike
7:00 p.m. - 9:00 p.m.
On behalf of the CPPS, I would like to invite you to attend these meetings to participate in the
discussion regarding the recommended land use plan and associated policy text. Please do not hesitate
to contact our department at 665-5651, Monday through Friday from 8:00 a.m. to 5:00 p.m., if you have
any questions regarding this information, or if you need detailed directions to any of the meeting sites.
• Evan A. Wyatt, AICP
Deputy Planning Director
U.1Evan\Common\CompPlan\StudiuWortheast Land Use StudyVuneAJuly2000PuhliclnfotmidorkNiceungNodcc.wpd
107 North Kent Street - Winchester, Virginia 22601-5000
• l�Vli'1'llLlilJ VLK��1l�1N UH1LY • ;�H'1'U1tUNY� 6LVT1:1•I1SLK Sll� uUu •
Fourth Whichestei ? Rezoningraises concern
Revised plan that allows devell)pmelll on Slepliell';l►ll's
Depot Area concerns Civil War preservation Proill)
By Charlotte J. Eller
The head of the nation's largest Civil War
preservation group takes "great exception" to
the Frederick County Board of Supervisors'
approval of a revised comprehensive plan
that allows industrial development in die
nationally significant 5`lephenson's Depot
area.
The board's endorsement of the county's
revised 2000 comprehensive plan followed
about 90 minutes of intense debate and public
comment Wednesday, with preservationists
saying that industrial development on the
Stephenson's Depot battlefield would destroy
its historic character.
Ovil War Preservation Taut president
James l.ighlhizer said Friday he also is con-
cerned about The Shockey Companies' pro-
t►osal to rezone about 447 acres from nlral to
Industrial Ise in Slephenson's Depot, where
part of Second Battle of Winchester was
Night.
"f don't know what we're going to do, but
we certainly intend to he beard," 1.1ghlhizer
said.
"This is an important resource that is
threatened, and the Civil War Preservation
Trust is not going to stand by and just watch
it happen."
The lnst, whose largest membership is in
Virginia, also will notify its 32,000 nationwide
members of the issue, he said.
Shockey's request to rezone the land was
ollllined Tuesday at a Historic Resources
Advisory Board meeting where Don Shockey,
the firm's chief executive officer, promised to
consider lhe.MIAB's concerns.
REZONING, A4
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THE SHOCKEY COMPANIES
• P. O. BOX 2530, WINCHESTER, VIRGINIA 22604-1730
(540) 667.77CO FAX (540) 665.3211
FOR IMMEDIATE RELEASE
CONTACT: Don Shockey
or John Good
(540) 667-7700
Shockey Companies Files Rezoning Application
Seeks Balance in Community Interests
WINCHESTER, Virginia (October 18, 2000) —Today, The Shockey Companies
announced the filing of an application with the Frederick COunty Department of Planning and
• Development with regard to the rezoning of 447 acres for development of an industrial and tech-
nology center. The property is located cast of Milburn Road and south of Old Charles Town Road.
The rezoning application Is consistent with the county's comprehensive plan and does not conflict
with the property that has been designated by the National Parks Service as a core battlefield area.
Shockey Companies officials believe that the proposed development represents a balance
among the diverse interests of the community, preserving an historical site and sustainiIhg local eco-
nomic growth. The industrial and technology center will help stabilize the growing tax obligation
carried by citizens of Frederick County and enhance the community's opportunity for employment
and fiscal growth.
"We are listening to people in the neighborhood adjacent to this property, as well to those
who have interest in the historic nature of the area," said Don Shocicey, chairman of the Shockey
Companies. "We believe there can be a balance achieved among residential, commercial and histori-
cal needs of this community with an open and respectful dialogue. As a local company, whose roots
run over a century deep, it is our obligation to be sensitive to the concerns of the community while
• engaging in what we consider to be forward -looking, sensible development."
(MORE)
SHOCKEY
THE PAR T11 ER OF C11010E
• SHOCKEY COMPANIES FILES REZONING APPLICATION, ADD ONE
Shockey pointed out several examples of `sensible development' which represent benefits
that the industrial and technology center will bring to the area.
First, development of die center will act as a catalyst to revitalize the expansion of the coun-
ty sewer system in die Stonewall District. This will help mitigate current sewage problems which
have been costly to individual residents.
Secondly, Shockey's rezoning request seeks to change its property fronh an agricultural dis-
trict to a light and general industrial district. The center's concept will incorporate more contempo-
rary development projects representative of a 21 st century business center.
"We are committed to being highly selective regarding the uses of the center," said Shockey.
"We are interested in attracting businesses that develop or use advanced technology, such as data
centers or companies which use robotics as part of their manufacturing processes. We do not want
• companies that arc typically surrounded by environmental concerns, nor do we want companies
that are not representative of die high standards we have in the community," he added.
Industries which will not be permitted at the center, as designated in the Shockey rezoning
application are: Meat Packing Plant; Poultry Slaughtering and Processing; Animal and Marine Fats
and Oils; Logging; Wood Preserving; Pulp Mills; Paper Mills; Paperboard Mills; Cellulosic
ivlanmade Fibers; Leather Tanning and Finishing; Glass Manufacturing; Cement; Hydraulic;
Ordnance and Accessories; Refirse Systems; Junkyards; and Consumer Recycling.
Shockey officials also pointed out that tlhe portion of land which is subject to die rezoning
request is riot part of the core battlefield area, as designated by the National Parks Service.
"We have studied die boundaries set forth by the National Parks Service in identifying the
core battlefield area, and have made certain that the rezoning request we have filed does not include
that portion of die property," said Shockey. "In addition, our rezoning request complies with the
recommendations set forth by the Frederick County Historic Resources Advisory Board.
0 ( 010
• SHOCKEY COMPANIES FILES REZONING APPLICATION, ADD TWO
"As we plan die development of this 21 st century business center we are interested in strik-
ing a balance among die diverse interests of our community. The center represents an opportunity
to expand the economic infrastructure of the area and stabilize a growing tax burden in Frederick
County. We have historic sensibility for our Civil War heritage," explained Shockey. "We consider
this forward -looking, sensible development," lie added.
0
0
Project Overview
Scope of Project
The rezoning request involves a 404-acre plot in the Stephenson area located south of Old
Charles Town Road and east of Milburn Road. (See detailed "Zoning Map Exhibit.")
Comprehensive Plan
The proposed land use for the Mid -Atlantic Industrial & Tech Center is consistent with
the Frederick County comprehensive plan as adopted in 1996 and updated in 2000. (See
"Frederick County Comprehensive Planning" visual.)
•
•
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Frederick County Comprehensive Plan
1996 Land Use Plan
Project Location
t pdated 2000 Land Use Plan
Northeast land Use flan
Pictured above are Frederick County Planning Department maps which
show that the land at the Stephenson site was earmarked by the county for
industrial use in 1996 and that it remained earmarked as industrial in the
updated 2000 plan.
• F- -
0
DSA
B-3, INDUSTRIAL
TRANSITIONAL
INIlINTRIAT. PARK
Proposed uses shown here are in general conformance with
Frederick County Comprehensive Plan and subject to
modification by individual zoning request.
Purpose of this exhibit is to indicate possible uses of the 960
• acres owed by The Shockey, Companies.
;NTIAL
•
Following is a complete copy of the Mid -Atlantic Industrial & Tech
Center Rezoning Proffers.
Also, at the back of certain sections are
portions of the proffers that correspond with the topics.
•
Green -way Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
MID -ATLANTIC INDUSTRIAL & TECH CENTER
REZONING
Tax Parcels 44-A-311 444-292, 44-A-293
Stonewall Magisterial District
Preliminary Matters
Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional
zoning, the undersigned applicant hereby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 04-00
for the rezoning of approximately 404 acres from the Rural Area (RA) zoning district to
206 acres Light Industrial (M1) and 198 acres General Industrial (M2) zoning district.
Development of the subject property shall be done in conformity with the terms and
conditions set forth herein, except to the extent that such terms and conditions may be
subsequently amended or revised by the applicant and such be approved. by the Frederick
County Board of Supervisors in accordance with 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 effect whatsoever.. These proffers shall be binding upon this
applicant and their legal successors, heirs, or assigns.
• The subject property, more particularly described as the lands owned by Crider and
Shockey, Inc. of West Virginia, being all or part of Tax Map Parcels 44-A-31, 44-A-292,
and 44-A-293, and further described by zoning plat prepared by Mark D. Smith, P.E.,
L.S., dated December 9, 2000, Exhibit B.
A.) Prohibited Uses
The following uses shall not be permitted on the proposed Industrial Park:
Description
Sic
Meat Packing Plant
2011
Poultry Slaughtering and Processing
2015
Animal and Marine Fats and Oils
2077
Logging
241
2491
Wood Preserving
Pulp Mills
261
Paper Mills
262
' Paperboard Mills
263
Cellulosic Manmade Fibers
2823
Leather Tanning and Finishing
311
Glass Manufacturing
321-322
• Cement, Hydraulic
324
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
• Ordnance and Accessories 348
Refuse Systems 4953
Junkyards
Consumer Recycling
Stand-alone Incinerators
Fuel Dealers 598
B.) Transportation
1.) Access
a. Industrial road access is hereby prohibited along Milburn Road to access
the portions of the properties rezoned.
b. An industrial access entrance is proposed on Old Charles Town Road
(Route 761) approximately 300 feet east of the intersection of Milburn Road
and Old Charles Town Road. Frontage improvements, such as widenings,
turn lanes, and shoulder improvements, shall be installed by the applicant
when determined by the Virginia Department of Transportation to maintain a
level of service of C or better.
c. A secondary emergency access will be incorporated into the master
. development plan at approximately 700 feet southeast of.the intersection of
Stephenson Road and Old Charles Town Road. This access will be gated and
only used for emergency purposes.
2.) Traffic Signalization
a. A traffic signal will be installed at the time determined by VDOT at the
intersection of the proposed Industrial Park entrance and Old Charles Town
Road in the configuration and design as approved by the Virginia Department
of Transportation. The applicant shall pay 100% for the cost of said traffic
signal as determined by a traffic impact study conducted using VDOT
procedures. This study will be required at the time of the first site plan
submission.
b. The applicant will participate in the installation of a traffic signal at the
intersection of U.S. Route 11 and Old Charles Town Road. A VDOT traffic
signalization agreement shall be executed and monies will be paid to VDOT
as determined by a traffic impact study conducted using VDOT procedures.
3.) Intersection Improvements
Right turn lane and radius widening improvements shall be installed and paid
• for by the applicant at the intersection of U.S. Route 11 and Old Charles Town
Grcenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
• Road as necessary as determined by the Virginia Department of
Transportation to maintain level of service C or better.
4.) Right of Way Dedication
The applicant hereby agrees to dedicate right of way to the Commonwealth of
Virginia along existing roads adjacent to the property as determined by the
Virginia Department of Transportation. Right of Way Dedication along.
Milburn Road is hereby prohibited unless agreed to and consented to by the
Frederick County Board of Supervisors.
5.) Progressive Improvements
At the time of the Master Development Plan submission, a detailed traffic
study will be performed in accordance with the Virginia.Department of
Transportation's guidelines and procedures. If determined by VDOT, the
traffic study may be waived. As determined by VDOT, the traffic study will
include:
• The Industrial Park entrance at Old Charles Town Road
• The intersection of Old Charles Town Road and Route 11
• A link analysis between Industrial Park entrance and Route 11
• • Interstate 81 interchange at Stephenson (interchange #317)
• Interstate 81 interchange at Clearbrook (interchange #320)
• Interstate 81 interchange at Whitehall (interchange #323)
• The intersection of Woodsmill Road and Route 7
• A link analysis on Route 11 from Route 761 south to Exit 317 at
Stephenson & north to Exit 320 at Clearbrook
All site plan submissions thereafter shall include a traffic study update of the
original study unless waived by VDOT. Any improvements deemed
necessary by the Virginia Department of Transportation to maintain a level of
service of C will be incorporated into the traffic study. Prior to VDOT
approving and signing the Frederick County comment document:
• An engineering cost estimate for the right-of-way improvements identified
as being affected through the traffic study will be calculated.
• The estimate will be prepared showing the percentage of cost impact
caused by each individual site plan submittal.
• These percentage impact improvements will be bonded, built or escrowed
to Frederick County for use in the transportation network system. Any
monies, bonds or escrows may be used by Frederick County in the
Transportation Matching Fund Program.
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
• The approval of each site plan will be contingent on satisfying the above
conditions in this proffer (#5, Progressive Improvements).
6.) Comprehensive Plan Road Construction
The applicant hereby agrees to coordinate, set aside right of way, and
construct the portion of the major collector road traversing on the land herein
to be rezoned and developed and as outlined in the Frederick County
Comprehensive Plan Northeast Land Use Study adopted by the Frederick
County Board of Supervisors on September 27, 2000.
Said collector road will be incorporated in and constructed with each site plan
submission that is adjacent to or part of the site plan.
7.) Rail Spur
The rail spur construction from the existing CSX rail line traversing easterly
to the Mid -Atlantic Industrial and Tech Center shall be built as an at grade
crossing with existing Milburn Road elevation.
C.) Development Sensitive Area Restriction
• The Development Sensitive Area, as outlined on the Northeast Land Use Study as
adopted by the Frederick County Board of Supervisors on September 27 2000,
specifically in the area adjacent to Milburn Road and lying on the subject property
Tax Map Parcel 44-A-31, is hereby restricted by permanent easement from the use of
industrial and commercial enterprises.
•
The said easement restriction will not prohibit development of infrastructure for such
items as rail access, underground utilities, or any credit allowances for zoning district
buffers.
D.) Byers House
This Sam Byers House, file #34-1124 as inventoried by the Virginia Department of
Historic Resources, is hereby made available upon the appropriate executed release
agreements for research, inventorying, cataloging, dismemberment, and relocation by
a designated Historic Society as sanctioned by the Frederick County Board of
Supervisors for a period of 12 months with an extension of an additional 6 months if
deemed necessary by the Frederick County Board of Supervisors. This period shall
commence at the date of rezoning for subject property.
4
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
• E.) Viewshed
Buildings, signs, and lightpoles shall be prohibited above the viewshed ceiling
projecting from Milburn Road to infinity. The viewshed ceiling is hereby described
by the following data set of positional coordinates. The line through these
coordinates will be extended easterly to infinity. The base data and positional
coordinates is as follows:
• Viewshed lines are from the centerline of Milburn Road extending easterly.
• Positional coordinates are based on Virginia State Plain coordinates NAD 83 and
NAVD 88.
• Height of eye will be 5.50 feet.
• Landscape buffer along the ridgeline is 10 feet high, setback 50 feet from the
ridgeline.
• See Exhibit C and Exhibit D for graphical illustrations.
Positional coordinates sets following:
SECTION
AT MILBURN ROAD
AT 50' EAST OF
RIDGELINE
Northing
Eastina
Elevation
Northing
Eastin
Elevation
• 2
7131333.6
11593524.1
647.5
7131185.4
11593830.1
658.8
4
7131153.2
11593437.7
640.9
7130993.7
11593760.5
657.9
7
713880.4
11593318.0
631.5
7130699.3
11593680.9
655.7
11
7130515.6
11593148.8
622.1.
7130331.8
11593559.6
652.4
15
7130151.5
11592982.2
607.5
7124916.9
11593489.7
648.0
19
7129790.7
11592810.6
614.0
7129473.6
11593462.5
651.7
22
7129519.3
11592682.9
614.0
7129102.5
11593569.9
655.8
To insure compliance all site development plans within the industrial park shall provide
an analysis indicating conformance with the viewshed positional coordinate proffer.
F.) Buffering
1.) Additional buffering and screening shall be provided along the zoning line of the
western most zoning line of MI and RA paralleling Milburn Road from Old
Charles Town Road to the McCann property line Tax Map Parcel #44-A-29. The
buffering shall be placed at a distance of approximately 50 feet from the zoning
line and maintained in its natural condition. Landscaping, consisting of
tall grasses, trees, small berming, and evergreens, will be placed adjacent to said
setback buffer which will have a minimum height of 10 feet at maturity. This
landscape will be planted in such a manner that an opaque buffering and
screening will be fully developed at maturity. The buffering and screening at the
5
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
• time of installation will consist of a berm of 6' in height or more and a double row
of evergreens planted 10' on center with a minimum height of 4'. Said screening
and buffer may be modified to provide a greater amount of screening as stated
above and shall be approved and made a part of any adjacent site plan submission.
These additional screenings may include a variety of evergreens, dogwoods;
crabapples, tall grasses, shrubs, or other trees.
The said buffering will not prohibit development of infrastructures for such items
as rail access, drainage, and utilities.
2.) An intense buffering and screening element will be provided along the northern
property line of the proposed MI zoning that is adjoining the residents along Old
Charles Town Road. This buffering and screening will be provided adjacent to
Tax Map Parcels #:
44-A-147, 44-A-148, 44-A-149, 44-A-150, 44-A-151, 44-A-153, 44-A-154, 44-
A-155, 44-A-156, 44-A-157, 44-A-158, 44C-2-A, 44C-2-B, 44C-2-D, 44-A-161,
44-A-162, 44-A-163, 44-A-164, 44-A-165, 44-A-166.
This buffer will consist of landscaping as shown.'in Exhibit A attached to and
made part of this proffer statement. The quantity and height of trees at time of
planting.is outlined below:
•
Name
Quantity per 200'
Height
Acer Saccaharum
3
2-2.5'
Cornus Serica
8
18-24"
Forsythia Intermedia
7
18-24"'
Ilex Nellie Stevens
2
7-8'
Lonicera fragmentissima
15
18-24"
Malus
6
1.75-2"
Pinus Nigra
3
8-10'
Pinus Strobus
3
8-10'
Quercus Shumardii
1
2-2.5'
Viburnum Burkwoodi
7
18-24"
Zelkova Serrata
1
2-2.5'
•
Maintenance of the buffering as described in items 1 and 2 above will be the
responsibility of the Mid -Atlantic Industrial and Tech Center Association.
G.) Lighting
Building mounted lights and pole -mounted lights will be of a downcast nature and
shielded and directed away from adjacent properties surrounding the proposed
6
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 9, 2001 and Tech Center
project. Lighting plans will be submitted as a separate attachment for review and
approval by the Frederick County Planning Department prior to installation.
H.) Signage
All freestanding signs shall be limited to 12 feet in height.
I.) Loading Docks
Loading docks will be oriented away from the northern property line of the proposed
M1 zoning that is adjoining all parcels located on Old Charles Town Road. These
parcels are listed as Tax Map Parcels #:
44-A-13 8, 44-A-13 9, 44-A-140, 44-A-141, 44-A-142, 44-A-143, 44-A-144, 44-A-145,
44-A-146, and those parcels included in Section G
J.) Stormwater Management/Best Management Practices
Regional stormwater management will be implemented in natural low lying and
ravine areas. Presediment fore bays in combination with any onsite stormwater
management will be incorporated into the Master Development Plan and individual
site plans. Additionally, as part of the overall stormwater management and water
quality network, the applicant will institute best management practices, BMPs in the
form of structural and non-structural practices. These BMP procedures will be
prepared as outlined in the Northern Virginia BMP Handbook, A Guide to Planning
and Designing Best Management Practices.
K.) Industrial and Tech Center Covenants
Industrial and Tech Center Covenants will be used to control, unify, and guide the
following items but in no way will be limited to:
• Lighting
• Noise
• Speakers
• Trash disposal/screening
• odors
• prorata stormwater/best management practice
L.) Recycling Proffer
Recycling programs will be implemented with each Industrial and Tech Center user
to ensure appropriate waste reduction, disposal, and recycling of any waste or
byproduct material. This program will be reviewed and approved by the Frederick
• County Recycling Coordinator prior to final occupancy permit.
10
� 0
Plant List section
435
Botanic Name
Common Name
Plan: -,pe
Height ISpreac
Notes
5
Acer 3accanarurr,
Sugar Maple
Shade -ree
60-715'
40-50'
Brilliant Yellow Omrge =ali Color
CS
Cornus Senca
Red Osier Dogwood
Shrug
,-9
'0-
Red Fail Color red -:ngs in *inter
-
Fors',Thia nteimedia
Border Forsythia
Shrub
10'
12'
Extremely Harey =ast :3rowmg and ;^Ick ;ancr.ing 'e,c;. = o,;ets,r: --pr;-g
NS
ilex News Slavers
Nellie Stevens Holly
Evergreen, 7-ee
15-25'
10.
Thick Broadleaved -oil.: Red Berries n vVin,er
LF
Lonce•a rregmerassima
Fragrant Honeysuckle
Shrug
? 0-15
10 ' S'
Flowers Marcth -Aonl cast, Grovnng chic{ uranched and tough
M
Malus
Crabapple
Smaii T-ee
10-15
10'
Spring = owerrern.,ioer of e-chard species iu oe selected
PN
Pinus q,gra
Austrian Pine
Evergreen: -ree
50-60'
20-40'
Hardy Evergreer good screen ,ree
PS
Pinus S;robus
White Pine
Evergreen Tree
50-60'
20-40'
Hardy Evergreer. good screen Tree
as
Ouercus Shumardri
Shumard Oak
Shade 'ree
60-70'
60-70'
Red Fall Color , good substitute and nardie; for Red Oak
VB
Viburnum Bumwoodi
Burkwood Viburnum
Shrub
"ree
8-10,
8-10'
Red Fall Color. 'White !=±over Red Berries. ,.catch For drought
Fal• Ccior Tolerant io Prot, ,i Elm Shaped
ZS
i
Zelkova Ser�ata
Japanese Zetkova
Shade
50-80
50-80'
Reddish Purpte
-
Landscape Screen Planting Scherrat4•y
I
For i
Mid .Atiantic industrial and Tech Center
Greenway r;lgllaeering and J Duggan Assoir,
By J Duggan CLA ASLA
Date ,4ovembe( 29 ft00
Scale As Shown,
Iz-
44-7-15
14
4-A-25
/DOTTED PORTION
OF T.M. 44-A-31
PROFFERED AS A
D.SA EASEMENT
CONTAINS 31.8 ACRES
TO REMAIN ZONED RA
T.M. 44-A-29
T.M. 44 -A-294
SUR_.IFCT PRQPERTY
M1 ZONE
PART OF T.M. 44-A-31 =
PART OF T.M. 44-A-292 =
PART OF T.M. 44 -A-29J =
TOTAL M 1 ZONE = 206.0 ACRES±
iP4/(ROMD
T.M. 44-A-4a4
MIL BURN ROAD RTE. 662
M2 ZONE
PART OF T M. 44-A-31 =
PART OF T.M. 44-A-292 =
PART OF TM. 44-A-293 =
TOTAL M2 ZONE _
114. J ACRES±
90.7 ACRES±
1.0 ACRE ±
28.7 ACRES±
1.3,3.4 ACRES±
J5.9 ACRES±
198.0 ACRES±
ZONING PLAT
OF A PORTION OF THE LAND OF
O'VQ
o
ROTE /SONS R
1000 0 1000
GRAPHIC SCALE (IN FEET)
CRIDER & SHOCKEY OF WEST VIRGINIA, INC.
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 1000' 1 DATE: DECEMBER 9, 2000
GREENWAY ENGINEERING
151 Wuu y Hill Lane
Engineers Wmcheiter, VrrWw 22602
Surveyors Telephone: (540) 662-4185
FAX (540) 722-9528
Founded in 1971 E-mail_' grrmwrry@ &ua&nk com
`yTH pF vlIN
MARK D. SMITH
No.002009
F'21760 SHEET 1 OF 1
EXHIBIT B
0
VIEWSHED PLAN VIEW PROFFER DATE: 1/10/01
MID —ATLANTIC INDUSTRIAL & TECH CENTER
STONEWALL MAGISTERIAL DISTRICT SCALE: N/A
GREENWAY
5
ENGINEERING
151 WINDY
HILL LANE
Engineers WINCHESTER.
VA. 22602
Surveyors TELEPHONE: (540)
0)
662-4185
722-9528
—T FAX. ( 4
Founded in 1971 www.greenwayeng.com
LTH OF �
.
2
MARK D. SMITH 9
No.022837
10
�15��IONAI,
EXHIBIT C
� 0
N33808
3dVOSaNVI iOl
=:JVIo =v ay.L
VIEWSHED PLAN VIEW PROFFER DATE: 1/10/01
MID -ATLANTIC INDUSTRIAL & TECH CENTER
STONEWALL MAGISTERIAL DISTRICT SCALE: N/A
FREDERICK COUNTY, VIR INIA
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
N40*7 Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
o��pj,TH OF v
MARK D. SMITH
No.022837
oa
ti
Sr0NAL
EXHIBIT D
Greemyay Engineering September 1. 2000 'Nfid-Atlantic Industrial
Rev. May 9. 2001 and Tecli Center
• M.) Monetary Contribution to Offset Impact of Development
The undersigned owners of the above -described property hereby voluntarily proffer
that in the event rezoning application # 04-00 is approved, and the property is
subsequently developed within an M1, M2 zone, the undersigned will pay to the
Treasurer of Frederick County, Virginia the following amount:
$ 20,000 for Frederick County Fire and Rescue
This payment is intended to offset the additional cost to Frederick County due to an
increased demand on public services and will be paid at the time of the first site plan
submission.
N.) 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 Board of Supervisors grants this rezoning and accepts the
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code.
• Res ectfull Submitted:
P Y
Crider & Shockey, Inc. of West Virginia
By: — PA -ZZ-�
J. Donal y, Jr., President Date
Commonwealth of Virginia,
-C4j/County of A,2� cc To Wit:
The foregoing instrument was acknowledged before me this Zday of
2001 by JO/) 31Z
22 Nota Public
My Commission ExpiresJ�'%
•
OEM
BE IT RESOLVED, That the Frederick County Panning Commission does hereby recommend approval of
Rezoning 404-00 of Mid -Atlantic Industrial & Tech Center, submitted by Greenway Engineering on behalf of
• Shockey Industries, to rezone 206 acres from RA (Rural Areas) to M1 (Light Industrial), and 198 acres from
RA (Rural Areas) to M2 (Industrial General). This property is located cast of Milburn Road (Rt. 662), south
of Old Charles Town Road (Rt. 761) and southwest of Jordan Springs Road (Rt. 664) and is identified with
P.I.N. 44-A-31, 44-A-292, and 44-A-293 in the Stonewall Magisterial District.
The vote on this recommendation of approval was as follows:
YES (TO APPROVE): Unger, Morris, DeHaven, Wilson, Thomas, Ours, Miller, Kriz, Fisher
NO: Light
(Note: Mr. John Marker was absent from the meeting.)
ADJOURNMENT
Chairman DeHaven thanked everyone for their demeanor and participation during the meeting
and encouraged everyone to stay involved in local government and planning efforts. No further business
remained to be discussed and the meeting adjourned at 11:00 p.m. by unanimous vote.
Respectfully submitted,
r'(J� k .
Evan A. Wya Secretary
Charles S. DeHaven, Jr., Chairman
Frederick County Planning Commission
Minutes of February 7, 2001 Page 627
0 Transportation
Traffic
The Shockey Companies projected traffic counts for the Mid -Atlantic Industrial & Tech
Center using the Institute of Traffic Engineers (ITE) manual as well conducting two local
studies. The local studies resulted in significantly reduced traffic projections. (See "Local
Industrial Traffic Studies" and related data.)
County -Identified Collector Road
The Shockey development is in compliance with the county's comprehensive plan with
regard to future access to Route 11. (See "Comprehensive Plan Roads" visual.)
Progressive Improvements and MOT
The Shockey Companies has proffered progressive improvements as site plans are
prepared in cooperation with methods prescribed by VDOT. (See "Progressive
Improvements" and VDOT letter.)
Rail Service
The Mid -Atlantic Center includes a future rail service from the nearby CSX rail line.
This is not only an amenity for the Industrial & Tech Center and the county, but also
a positive step toward significantly addressing citizen concerns regarding truck
traffic.
• The Shockey site represents characteristics for an industrial and technology center
with access to rail that is very rare in the county. (See Economic Development
Commission documents.)
The location for this rail spur represents the least obtrusive, from a historic
perspective, while maintaining public safety. (See "Rail Service" visuals and related
details.)
0
Local Industrial Traffic Studies
The Shockey rezoning application prepared for the Mid -Atlantic Industrial & Tech
Center used the Institute of Traffic Engineers (ITE) manual for projecting traffic counts
for the proposed center. The land use category "130 Industrial Parks" was used as the
basis for determining the average number of vehicles per day.
Enclosed are pages 132 and 151 from the ITE manual, which indicate several important
issues. The land use category for industrial parks represents a sampling of 43 studies that
were surveyed or counted in the late 1960s, the early 1970s and the mid-1980s. These
studies were conducted throughout the United States. The industrial park classification
includes a mixed use of general light industrial, general heavy industrial and
manufacturing. With the age of these studies and no counts available in the 1990s, the
ITE traffic projections are anticipated to yield high numbers. (See "Land Use: 130
Industrial Park" and "Industrial Park (130).")
To determine more realistic projections for the proposed Mid -Atlantic Center, Greenway
Engineering conducted traffic studies of two existing industrial parks in Frederick
County: the Fort Collier Industrial Park and the Stonewall Industrial Park.
These local traffic studies yielded a lower volume, which are within the standard
deviations of the ITE manual. The per -acreage projected level represents what Greenway
Engineering expects for the Mid -Atlantic Industrial & Tech Center. (See "Local
• Industrial Traffic Count" summary and projection.)
During the counts, Greenway Engineering also differentiated the percentage of truck
traffic yielded by the two existing industrial parks. The Stonewall Industrial Park yielded
a truck traffic of 15 to 17 percent as compared to Ft. Collier, which yielded 12 to 15
percent truck traffic, during the peak morning and evening hours. Zero percent truck
traffic was observed during the night and noontime hours.
Greenway Engineering February 2, 2001
File #2760/MDS/jtc
Land Use: 130
Industrial Park
Description
Industrial parks are areas containing a number of industrial or related facilities. They are
characterized by a mix of manufacturing, service, and warehouse facilities with a wide variation in
the proportion of each type of use from one location to another. Many industrial parks contain
highly diversified facilities —some with a large number of small businesses and others with one
or two dominant industries. General light industrial (land use 110), general heavy industrial (land
use 120), and manufacturing (land use 140) are related uses.
Additional Data
Average weekday transit trip ends
— 0.03 per employee
— 0.05 per 1,000 square feet gross floor area
— 0.69 per acre
Truck trips accounted for 1 to 22 percent of the weekday traffic at the sites surveyed. The
average for all sites that were surveyed was approximately 8 percent.
Vehicle occupancy ranged from 1.2 to 1.8 persons per automobile on an average weekday. The
average for all sites that were surveyed was 1.37.
• The peak hour of the generator typically coincides with the peak hour of the adjacent street traffic.
Facilities with employees on shift work may peak at other hours.
•
The sites were surveyed in the late 1960s, the early 1970s, and the mid-1980s throughout the
United States.
Source Numbers
3, 7, 10, 14, 68, 74, 85, 91, 100, 146, 162, 184, 251, 277, 422
Trip'Generation, 6th Edition 132 Institute of Transportation Engineers
•
•
I•
Industrial Park
(130)
Average Vehicle Trip Ends vs: Acres
On a: Weekday
Number of Studies: 43
Average Number of Acres: 39
Directional Distribution: 50% entering, 50% exiting
Trip Generation per Acre
Average Rate Range of Rates Standard Deviation
63.11 13.87 - 1272.63 62.04
Data Plot and Equation
15,001
14,001
13,00(
12,00(
11,00C
10,000
9,000
8,000
7,000
6,000
5.000
4,000
3,000
2,000
1,000
0
X• ;
--•---
X
_....._. ;-X- --- .. ......... ........
---------
XX X._.........:..........:...X...__.:....._.x.:.......x_:...._..._'
X XX - X� •
X X ;
X`-X........... X............................ ,......•........_......._...
0.00 20.00 40.00 60.00 80.00
X = Number of Acres
X Actual Data Points Frtted Curve
Fitted Curve Equation: T = 47.943(X) + 595.337
100.00 120.00 140.00 160.00
----- Average Rate
R2 = 0.52
Trip Generation, 6th Edition
151 Institute of Transportation Engineers
Local Industrial Traffic Count
lJ
NAME
DEVELOPED
ACREAGE
TOTAL
VPD
VPD PER
ACRE
Fort Collier
370 AC
9,709
26.2
Stonewall
205 AC
5,515
26.9
Mid -Atlantic
404AC
M585
26.2
•
IE
Comprehensive Plan Roads
. ef, • .
PS,
This is an aerial view of the site. The overlay in blue represents the property
subject to rezoning. The future collector road, as identified in the county's
comprehensive plan, is shown in orange.
The Shockey development is consistent with the county's comprehensive
plan with regard to collector roads providing future access to Route 11.
• Progressive Improvements
To mitigate the impact of traffic generated by the center, The Shockey Companies has
proffered progressive improvements. The improvements will be determined by traffic
studies that will be preformed with each site plan.
The Shockey Companies will cooperate with VDOT as required. (See VDOT letter.)
•
•
• From: Mark smith Fw Mid -Atlantic Industrial Tech center Rezoning
sent: Tuesday, May 15, 2001 11:53 AM
To: Donna Stephens
subject: Fw: Mid -Atlantic Industrial & Tech center Rezoning
-----origginal Message-----
From: Melnikoff, Steve[mailto:SMelnikoff@VDOT.STATE.VA.US]
sent: Tuesday, May 15, 2001 9:40 AM
To: 'Greenway Engineering (E-mail)'; 'Mark Smith @ Greenway Engineering'
Cc: Heironimus, David (Dave); 'Evan Wyatt'; Melnikoff, Steve
subject: Mid -Atlantic Industrial & Tech Center Rezoning
<< ... >>
<<...>>
DEPARTMENT OF TRANSPORTATION
14031 old Valley Pike
Edinburg, Virginia 22824
May 15, 2001
Mr. Mark Smith
C/O Greenway Engineering
151 windy Hill Lane
Winchester, VA 22602
Ref: Mid -Atlantic Industrial & Tech Center Rezoning
Route 761
Frederick county
Dear Mr. Smith:
The revisions to Section 5, Progressive Improvements dated May 8 & 9, 2001
appear to be satisfactory.
Please send this office copies of the final document.
Steven A. Melnikoff
Transportation Engineer
VDOT — Edinburg Residency
Permit & subdivision section
14031 old valley Pike
Edinburg, VA 22824
(540) 984-5611
(540) 984-5607 (fax)
•
Page 1
Rail Service
0
Rail Freight Entering a New Era
Industries across the nation are turning to rail service as a prudent method for moving
products, particularly in communities where there are concerns for air quality (auto
emissions) and traffic congestion.
CSX's expansion of service routes across the United States since the late 1990s, have
utilized Virginia as a key link to nearly every market in the East and Midwest.
Rail service offers a significant potential to divert traffic from truck to rail, reducing truck
traffic on congested interstate highways running through Virginia. According to CSX,
some million truckloads were diverted in Virginia in 1999, alone.
A favorable impact on air quality also is a benefit of rail service. CSX says that a train
can move one ton of freight three times the distance of a truck on the same amount of
fuel.
Large Parcels witli Rail Service are Rare
According to the Frederick County Economic Development Commission (EDC) the use
of rail -served sites dramatically impacts the amount of revenue created for the county.
The EDC points out that rail -served businesses generate 1.75 greater tax return than non -
rail -served businesses. (See EDC "Important Points Regarding Economic Development
• in Frederick County," January 2001.)
The EDC indicates that currently large parcels of land that represent "Ready -To -Go"
zoned industrial sites are rare in Frederick County. (See EDC "Importance of Rail Served
Sites" White Paper, December 1, 2000.)
Rail Spur
Rail service will connect the Mid -Atlantic Center by way of a rail spur. It crosses
Milburn Road at grade approximately 2,100 feet south of Old Charles Town Road and
300 feet noprth of the Milburn Cemetery. CSX officials have authorized the plans for this
rail service.
The Shockey Companies recognizes that access to this rail service will go through an area
that the Shockeys have designated as a Developmentally Sensitive Area easement. The
Shockeys have considered other suggestions and have conducted exhaustive studies to
determine the best location for this rail access. The location identified in the proffer
represents the least obtrusive, from a historic perspective, while maintaining public
safety. (See "Rail Service" visual.)
Rail Service
is
OLD CHARLES TOWN RD.
300',�
ti
•
The rail spur crosses Milburn Road at grade approximately 2,100 feet south
of Old Charles Town Road and 300 feet north of the Milburn Cemetery.
This represents the least obtrusive alternative while maintaining public
safety.
•
t
0
\\I
„WINCHESTER I FREDERICK COUNTY
Economic Development Commission
Important Points Regarding Economic Development in Frederick County
January 19, 2001
Economic development, and in particular industrial development, plays a major role in the
current and future financial stability of the community. This paper provides factual basis on
the need for continued business investments in the County. The first two pages are
summary statements. Detailed information is attached.
Why Industrial Development
• Frederick County will continue to experience residential development
o Frederick County has experienced a steady rate of new residential building permits
(600) a year since 1992. (Appendix A)
o Frederick County today has a potential of 8,500 additional units with existing
residential zoning plus additional acreage identified for residential rezoning within
the comprehensive plan. (Appendix B)
• o The forecast of 21.9% increase in population from the present (56,701) to 2010
(67,996), has Frederick County leading the population growth rate in the Lord Fairfax
Planning District Commission region. (Appendix C)
o Current figures for the Frederick County School system shows that 40.7% of parents
of new children in the system work outside the county, mirroring the 1990 census
commuting figure, and confirming that the residential growth is fueled by persons
wanting to live here and not necessarily to work here. (Appendix D)
•
• Residential service demand costs continue to exceed revenue
o A home in Frederick County would have to be valued at $500,000 to cover the cost
of educating public school students, over 3 times greater than current average home
price of $140,000. (The current public school budget comprises 64% of the county's
budget, and with debt service, would approach 70%). (Appendix E)
o For every dollar in taxation which is returned from residentially zoned property, it
costs the county $1.45 in services. For Commercial and Industrial (C&I) property,
for every tax dollar receives, the County spends $.44 in services. (Appendix F)
(continued)
45 E. Boscawen Street ■ Winchester, VA 22601
phone: 540-665-0973 ■ fax 540-722-0604 ■ e-mail info@wininva.com
web: http://www.wininva.com
Current Challenges tozFurttler Industrial Development
• • Lads of recent major industrial investments
A commonly accepted measuremerA of `tax health' revolves around a eor»munitys
Commercial and Industrial (C 3 g tax base. A ratio of 25% in Cal read e"e
asmssment generally w n produce sufficient taxes to offset the cost of residential
ser4ice. demand.
o While a.Win in C&I occurred in the early 90's because of a series of new company
locations and peakbV at 18.3% in 1894, Frederick Ceuntfs ratio of C t9 I dropped
again in. IW9 to 14..5%, down 0.5% frvm 19M and sW welt below 25%. (HP Hood
krvesltt►er►iwal begin to be reflected in 2WD data (Appends G).
. tack of readtt,o-go rest! -served sites
The availabi rty of rail -served sites dramaticatty impacts the amount of revenue
created, as ratl served business generate 1.75 greater tax mtum than nott.rail served
business. (Companies regtjnV ml service Uwaragy have huger maMirlery and
tools taz responsibi lles.) (Appendix H)
Wah anry orte "M*ay4o-go" rail -served site remaining available in Frederick County
(110 acres, Stonewall IndusbW Park), more nowaii acreagewdl need to be zoned
emVordevelope d to generate the level of tax retarrr. (Appendix n
The MUM is that if there exists no ready to go rail -served sites, then 1.75 more
land needs to be developed Commerotalty to brtng the equivalent tax rehm
• Protectinn the ra2f estate W rste
o Fradaria COUMV carrrentty ha: the 111' lowest real estate tax rate among Wainist
courtier (S.04 pet s10o of ,assessed value). (Appe"uc 4
o A 4Oa4Ws macvd =1 served WusftW paticVAR generate S2.a.000.000 in taxes over
a 10.yw build out period, which includes real estate. rnS0InM and tools, business
equrprrrent, and sales taaces. (Awenft K
o if the equivalent property were devoted to tourism efforts, to 4enerate the egx6valerti
SM mWton through tourism (mostly in sales taxes), the county would need to attract
2,15o,Mo vMors per year over the sank period of time, Gcdysburg attretkts 1.5
m flion per year. More locaty, this would be the equivalent of having an Apple
SjoswM Festival every month of the year with the wocepwn of January and
Febt M. (1lppwdbc L)
o This IeO offourfsrn adivft would require watmisewex consumption of between
2W,000and 350,000 gallons per day (ham, restaurants), lMerthm the averse
daUy use of arty of the Industrial users to Fr>•deritdc (Appendix 4
Cerdusim
Contlrwed growth of Frederick Countys C8d real estate tax base from both new and
exJs N industries is important to pmMe income for services desires and lessen ifte
burden on the indiv Mal tax payw. This continued growth ryes heavily on solving the
im* of a lack of ready -to -go raQ served sites and confroging reside l development.
43 E B*=Wen StmW ■ Winchester, VA 22B01
phmw 540.6654973 ■ fax 540-722-0604 0 e-MI irt�inva.00m
40
welx hdlp!/A~.wutinva.00m
r- "1►
„WINMESTER 1 FREDERICK COUNTY
Economic Development Commission
IMPORTANCE OF RAIL SERVED SITES
White Paper
December 1, 2000
Increasingly, the timeline for new business location or expansion decisions is becoming shorter and
shorter, with the typical start-up from the initial inquiry of less than six (6) months. As such, the
community must have inventory of "ready -to -go" industrial sites in order to stay competitive.
"Ready -to -go" sites are defined as
zoned for industrial use
• full utilities (water, sewer, natural gas, and electricity)
An additional, but important requirement for some companies, is the need to be served by rail.
To illustrate the effect that rail -served businesses has upon tax revenues, the EDC examined one of
Frederick County's industrial parks --Ft. Collier —to determine the difference in tax return from rail and
non -rail served businesses. Ft. Collier is comprised of 335 acres and is home to approximately 18
businesses. There are both rail and non -rail parcels.
According to the Frederick County Commissioner of Revenue, the estimated tax return from all
businesses located in the park for 2000 totals $2.9 million —almost 25% of all the estimated revenue in
Frederick County from commercial and Industrial land uses. However, if we examine the return on
investment per acre between rail served and non -rail served businesses, we see nearly a 1.75 times
• greater tax return from those that are rail served. The major difference is the machinery and tools taxes,
a greater proportion of which is generated by companies requiring rail service.
Per Acre: Return on Investment
Ft. Collier Industrial Park
Revenue
Total Revenues Acres Per Acre
Rail Served
Developed $ 2,036,890 153.93 $ 13,232
Non -Rail Served
Developed $ 833,1 10 108.98 $ 7,644
Total Developed $ 2,870,000 262.91 $ 10,916
•
In conclusion, the importance of rail -served sites and business are the following:
• Rail served businesses generate nearly a 1.75 times greater tax return than non -rail served
businesses
• With one "ready -to -go" rail -served site (113 acres) remaining available in Frederick County,
more non -rail acreage will need to be developed to generate the same tax return.
• The same impact of rail service is applicable to the City where most of the manufacturing jobs
are located and many of the facilities are rail -served.
45 E. Boscawen Street ■ Winchester, VA 22601
phone: 540-665-0973 ■ fax 540-722-0604 ■ e-mail info@wininva.com
web:. http://www.wininva.com
q. rip
Off
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EVE-LO P M N T 1IN FO'R M ATI�O -
r
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`J�>/`;_l.M`{. ' y{..cxi �` F _ ."s_ tR • .} M1 „a'� i •��^R•�. - � � i+c }7 . �'i., v:
.���,�� -SIG ��Fr • '� 'C: A , f
SPOTLIGHT: IMPORTANCE OF RAIL SERVED SITES
To ill ustra?6jr
fect that raiFserved businesses has upon tax revenuese fDC examin
Frederickt*W' s Industrial parks.--F Colllef-to determine the difference in laic retum f ,�, -
non -fail seradb;sinesses. Ft. CoUierlscomprised of 335 acresl is�iome a �Jximat
businesses. are both
According,to6F- ricks County Commissioner of. RevenuiiQhe mated tax rot ,um, f
businesseslo d�rXthe park for 2000 totals 329 ml�Uon- Imos 96 Ot'eUlhe ated. Y
+ z
Ft
edericl commercial andindustriailan ises:' Howeve exam) _these
Investment acre between rail served and non -rail served buslriesses, we see nearly a14
'1:
greater tax rotum from those that are rail served` 'The major difference is the Machinery
a greater proporttion of which is generated by companies requigri rail service
.
.;'a .... ��i`,`'r:�r�`j �+k:�ii -..P,RI�•+�-t'9' .'"5�!•"��!��'f4�'i,}r"���^ }•
' wv.+•,a>` •Per Acre: Retum on Investment • k `
•;:3 MNp¢j venue•
Total Revenues w :. Acres .' Per Acre
_ y
Rail Served k•;; �';:;�'�r:'. • ,,,� f .
Developed S` 2,036,890 1�53y.93 �{ - S 13,232��Y::
Non -Rail Served
Developed $ 833,110 108.98 $' 7,644
Total Developed S 2.870,000 262.91 . $r ' 10,916 t;
October 2000 Highlights:
• Existing Industry Call Team company visits reported: 6 r.;
• Local company expansions assisted: 3
.. New prospect Inquiries (including Tecti Zone) received: 7
• Prospect visits to community: 2
.� Recontact of previous prospects: 0
• Final tourism organization proposal delivered-, Joint Finance Committee decision on structure x,
• Winchester Regional Incubation Enterprise board of director's development " A4 A' `
Final details on mass transit study contract
;anti, •• „ i+'
'��.' �., ySs '�. .- i Ate... � � M -' 1 i 'a% T Y •i
WINGiB ER I FREDERICK COUNTY
Economic Dltvtlopment Cammissioa
',�. _ r.:lj,•�,.'" w � ', �� lltJ�, }:�..:^.��:.'•:� a _4y�a...'i4.�y����R�"4 �,'�' ♦`,'� •7,,r, 'b
+ < ' s4S E. Boacavres� Scea�uichssteE ` VA 22601 540-665-0973
� '°� `'i;' • .. u y ; v548-?Z2� 06 nrirnra� lwwma' com • e= mfo�w�ni n a.catn
l
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• B.) Transportation
1.) Access
a. Industrial road access is hereby prohibited along Milburn Road to access
the portions of the properties rezoned.
b. An industrial access entrance is proposed on Old Charles Town Road
(Route 761) approximately 300 feet east of the intersection of Milburn Road
and Old Charles Town Road. Frontage improvements, such as widenings,
turn lanes, and shoulder improvements, shall be installed by the applicant
when determined by the Virginia Department of Transportation to maintain a
level of service of C or better.
c. A secondary emergency access will be incorporated into the master
development plan at approximately 700 feet southeast of -the -intersection of
Stephenson Road and Old Charles Town Road. This access will be gated and
only used for emergency purposes.
2.) Traffic Signalization
a. A traffic signal will be installed at the time determined by VDOT at the
• intersection of the proposed Industrial Park entrance and Old Charles Town
Road in the configuration and design as approved by the Virginia Department
of Transportation. The applicant shall pay 100% for the cost of said traffic
signal as determined by a traffic impact study conducted using VDOT
procedures. This study will be required at the time of the first site plan
submission.
b. The applicant will participate in the installation of a traffic signal at the
intersection of U.S. Route 11 and Old Charles Town Road. A VDOT traffic
signalization agreement shall be executed and monies will be paid to VDOT
as determined by a traffic impact study conducted using VDOT procedures.
3.) Intersection Improvements
Right turn lane and radius widening improvements shall be installed and paid
for by the applicant at the intersection of U.S. Route 11 and Old Charles Town
Road as necessary as determined by the Virginia Department of
Transportation to maintain level of service C or better.
:7
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• 4.) Right of Way Dedication
The applicant hereby agrees to dedicate right of way to the Commonwealth of
'Virginia along okisting-roads adjaoont`to'tho proporty as determined by -the
Virginia Department of Transportation. Right of Way Dedication along
Milburn Road is hereby prohibited "unless agreed to and consented to by the
Frederick County Board of Supervisors.
5.) Progressive Improvements
At the time of the Master Development Plan submission, a detailed traffic
study will be performed in accordance with the Virginia Department of
Transportation's guidelines and procedures. If detennined by VDOT, the
traffic study may be waived. As determined by VDOT, the traffic study will
include:
• The Industrial Park entrance at Old Charles Town Road
• The intersection of Old Charles Town Road and Route 1 I
• A link analysis between Industrial Park entrance and Route 11
• Interstate 81 interchange at Stephenson (interchange #317)
• Interstate 81 interchange at Clearbrook (interchange #320)
• Interstate 81 interchange at Whitehall (interchange #323)
• The intersection of Woodsmill' Road and Route 7
• A link analysis on Route 1 l ['rom Route 7G 1 south to Fxrt 317 at
Stepherisori & notth to'Extt 32k
All site plan submissions thereafter shall include a traffic study update of the
original study unless waived by VDOT. Any improvements deemed
necessary by the Virginia Department of Transportation to maintain a level of
service of C will be incorporated into the traffic study. Prior to VDOT
approving and signing the Frederick County comment document:
An engineering cost estimate for the right-of-way improvements identified
as being affected through the traffic study will be calculated.
The estimate will be prepared showing the percentage of cost impact
caused.by each individual site plan submittal,
These percentage impact improvements will be bonded, built or escrowed
to Frederick County for use in the transportation network system. Any
monies, bonds or escrows may be used by Frederick County in the
Transportation Matching Fund Program.
The approval of each site plan will be contingent on satisfying the above
conditions in this proffer (115, Progressive Improvements).
0
•
•
0
Greenway Engineering
September 1, 2000
Rev. May 8, 2001
Rev. May 9, 2001
6.) Comprehensive Plan Road Construction
Mid -Atlantic Industrial
and Tech Center
The applicant hereby agrees to coordinate, set aside right of way, and
construct the porti'dn 'of the 'inajor'collector road' traversing on the land herein
to be rezoned and developed and as outlined in the Frederick County
Comprehensive Plan Northeast Land Use Study adopted by the Frederick
County Board of Supervisors on September 27, 2000.
Said collector road will be incorporated in and constructed with each site plan
submissionthat is adjacent to or. part of: the site plan,
7.) Rail Spur
The rail spur construction from the existing CSX rail line traversing easterly
to the Mid -Atlantic Industrial and Tech Center shall be -built -as an at grade
crossing with existing Milburn Road elevation.
0 Battlefields
Third Winchester Core Battlefield
One hundred percent of the portion of the Third Winchester Core battlefield (see "3 d
Battle -Adjacent Core Area" visual), which overlaps Shockey property will be preserved.
(See detailed information in "Civil War.")
Lack of Consensus Among Historians
After filing the rezoning request, The Shockey Companies learned that a portion of the
Second Winchester core battlefield was overlapping the Shockey site. Company officials
set out on an exhaustive research effort, including talking with local and national Civil
War experts. There was no clear consensus among Civil War historians regarding the
importance of the Second Winchester Battle in the vicinity of the property subject to
rezoning. (See "Research Sources Utilized" and "Research" visual.)
Second Winchester Core Battlefield
In spite of lack of consensus, The Shockey Companies decided to protect the greatest
portion of this Second Winchester Core battlefield (see "2°d Battle -Adjacent Core Area"
visual) that overlaps the project site. (This will result in preservation of 98.7 percent of
this core battlefield.)
Currently, only 7 acres of the entire core battlefield of the Second Winchester is
• protected, as noted by the Shenandoah Valley Battlefields National Historic District
Commission (see "Battlefield Protection.") The rezoning of the Shockey property will lay
the groundwork for protection of an additional 31.8 acres of the core battlefield of the
Second Winchester.
Milburn Rural Historic District
Recommendation for eligibility of The Milburn Rural Historic District (MRHD) to be
listed as a National Historic Landmark also has caused local residents to consider this
property as an important historic site. However, The Shockey Companies has found that
the facts do not support this notion. The recommendation for eligibility of the MRHD
does not, in any way, limit the use of this property. (See "Proposed Milburn Rural
Historic District" facts.)
I* Third Winchester Civil War
The Shockey Companies announced upon filing for the rezoning request last October that
no core area was affected by the rezoning, based on Third Winchester information. There
has been no change from this Shockey position except to add a Developmentally
Sensitive Area easement adjacent to this area for further protection.
Second Winchester
Shockey officials learned after the initial filing that some Second Battle of Winchester
core area existed on their property. Approximately 41.2 acres, representing onlyl.3% of
the core area of Second Winchester, will be affected by the rezoning. Regarding this 41.2
acres:
• There is no historical evidence of "field of fire" activity within this acreage.
• Neither Dr. Brandon Beck's book, The Second Battle of Winchester June 12-15 1863
nor the Civil War Trails sign located on Milburn Road indicate any battle activity east
of the ridge line within this acreage.
• During both the "Save the Depot" rally in October 2000 and the march in December
2000 the descriptions given of activity in the area by historic experts were focused
west of the ridge and thus outside the area.
• • Regarding historic relics, the area has been thoroughly searched with a metal detector
with no results.
• The acreage that will be affected is outside the county's Developmentally Sensitive
Area shown along Milburn Road in the Frederick County Comprehensive Plan.
• The county's Plan also shows a proposed "collector road" going through this 41.2
acres.
Forty Acres West of Milburn Road
This rezoning request does not include the 40 acres owned by The Shockey Companies
west of Milburn Road, which represents historic land. Shockey officials have contacted
the Virginia Outdoors Foundation regarding interest in preservation of these 40 acres.
Shockey officials have determined that the most appropriate time to "protect" this land
will be in several years after the rezoning and development activities have begun on
nearby properties.
Other than a proposed rail spur, nothing else is planned for this 40-acre site at this time.
•
Research Sources Utilized
• Maral I{albian, Architectural Historian, works with Frederick
County and others.
• Howard Mittel, Executive Director, Shenandoah Valley Battlefields
National Historic District Commission.
• James Lighthizer, President, Civil War Preservation Trust.
• Robert E. Lee Crick, National Park Service; source:
James Lighthizer.
• Dr. Joc Whitehoriie, Lord Fairfax Community College;
source: Robert Lee Crick.
• Dr. Brandon Beck, Shenandoah University, co-author of
The Second Battle of Winchester June 12-15, 1863.
• Other sources: Internet; reviewed approximately 20 other books on
Civil War; and, committee member to review "Third Winchester
(Opequon) Battlefield Preservation Plan."
0
0
•
Research
~r
o United States Dcpartrt:ent of the Interior - NationaI Parr Serrce
i American Battlefield Protection I'rogrrrni to _
FunelingApplieatzon Gt,h-klines a�
Civil War Sites Advisory Commission's List of Priority I and II Sites:
Priority I Skrj
17riori� X SiV0
VIRGIIVIA
VIRGINIA
Boydton Plank Road
North Anna
Aquia Creek
Port Waldnll ]unction
Brandy Sudon
Petersburg
Berryville
Ream's Station
Bristoe Stuion
Spotsylrania Court llousc
Buckland Mills
Rice's Stadon
�;c<?tt ('te•;},I
White Oak, Road
Cedar Mountain
Sailor's Creek
Chaffrn•s FarnhMcw
Wilderness
Cool Springs
Saltville - Oct., 18fri
Ihfarkct Hcights
Cross Keys
Saltville — Dec. 1863
Chancellorsville
Cumberland Church
Suffolk (Hill's Point)
Cold Harbor
Dinwiddie Courthouse Sutherland's Station
Deep Bottom II
1st Deep Bottom
Swift Creek
Fisher's Hill
Hampton Roads
Tom's Brook
Gains' Mill
Hatchci s Run
Trcvilian Station
Glendale
Haw's Shop
Ware Bottom Church
Kcrnsto:rn I
L,c vks' Farm
Whim Oak Swamp
Malvern Hill
Peebles' Farnh
;~fanassas, SecondPiedmont
,Mine Run
Port Republic
Neither the Third Winchester nor the Second Winchester battlefields are
included on the U.S. Civil War Sites Advisory Commission's List of Priority
I or II Sites for protection.
ReedSmithlLLP
MEMORANDUM
TO: Donald Shockey, John Good DATE: November 15, 2000
FROM: Danielle M. Stager, Esq. �"1S
RE: Milburn Rural Historic District
We have been asked to review the files at the Department of Historic Resources (the
"Department") in Richmond, Virginia, with regard to the Milburn Rural Historic District. The files located in the
Department's Archives Office were reviewed on Thursday, November 9, 2000, and our findings are as follows:
1. At the National Register Evaluation Team (the "Evaluation Team") Regular Meeting on
June 5, 1997, the Evaluation Team took under consideration whether certain properties identified in connection
with the Winchester Bypass/Route 37 matter met the criteria to be eligible for listing on the National Register of
Historic Places (the "National Register"). The Evaluation Team concurred with the recommendation of the
consultants Gray & Pape, who had recommended that an area they defined as the "Milburn Rural Historic
District" may be eligible. The Evaluation Team did not, however, concur with the consultant's recommendation
• that the Byers House is eligible. No further discussion concerning these matters was found in the Department's
files or in the minutes of the June 5, 1997 Evaluation Team meeting.
2. There was no file at the Department concerning the Milburn Rural Historic District on
November 9, 2000. Instead, we were provided with files to review concerning (i) Stephenson's Depot, (ii) Byers
House, and (iii) Winchester Bypass/Route 37. Any information concerning the Milburn Rural Historic District
was scattered throughout the file for the Winchester Bypass/Route 37. The file contains no indication that notices
of the Evaluation Team's meeting or decision were sent to any of the property owners located within the area
identified for the Milburn Rural Historic District, property owners located adjacent to such area, or Frederick
County officials.
3. The documents in the Department's files indicate that the boundary line of the Milburn
Rural Historic District was drawn by Gray & Pape to include the Byers I -louse and Jordan White Sulfur Spring.
However, this boundary line was drawn before the Evaluation Team found that the Byers House was not eligible
for listing on the National Register.
Reed Smith Hazel & Thomas LLP Delaware
3110 Fairview Park Drive New Jersey
• Suite 1400 New York
Falls Church, VA 22042 Pennsylvania
703.641.4200 Virginia
Fax 703.641.4340 Washington, DC
r e e d s m i t h. c o m
r RXLE-0059730.02-0MSTA G ER
er Novemb20. 2000 5:57 PM
• 4. In Virginia, the nomination of property to the National Register and the evaluation of
eligibility is governed by the National Historic Preservation Act of 1966 (P.L. 89-665), Virginia Code §§ 10.1-
2200 etseq. and 17 VAC §§ 10-10-10 etseq. The Director of the Department, also known as the State Historic
Preservation Office ("SHPO"), is responsible for identifying and nominating eligible properties to the National
Register. Any person may also submit a nomination to the SHPO, who then evaluates the nomination and
submits the nomination with his comments concerning the significance of the property and its eligibility for the
National Register to the State Review Board for consideration. The State Review Board then determines whether
the property meets the National Register criteria for evaluation, and makes a recommendation to the
Director/SHPO to approve or disapprove the nomination. There is no evidence in the Department's files that a
formal nomination was ever made concerning the Milburn Rural Historic District, that the SHPO has nominated
the area for the National Register, or that the State Review Board has made any determination with regard to such
district.
Pursuant to Virginia Code § 10.1-2204, the Board of Historic Resources is also charged
with the designation of historic landmarks, buildings, structures, districts, objects and sites. According to the
statute, the designation of historic property by the Board of Historic Resources is merely "an act of official
isrecognition" and it does not limit a property owner's use of his or her property. There is no indication from the
Department's files that the Milburn Rural Historic District has been designated as an historic district by the Board
of Historic Resources. Instead, it has merely been found to meet the eligibility criteria by the Evaluation Team.
This finding does not limit the use of any of the properties located within the area described as the Milburn Rural
Historic District.
•
-2-
P "`s'Y Proposed Milburn Rural Historic District
0
• The Milburn Rural Historic District Is Not listed on the
National Register of Historic Places or Designated As a National
Historic Landmark.
• The District Is Not listed on the Virginia Landmark Register.
• The National Register Evaluation Team Did Not lZecomniend That
the District Be Nominated for Inclusion on the National Register.
• The Sam Byers' House Was Not Eligible for Listing on the
National Register.
• Eligibility Does Not limit the Use of the Property.
16
�J
3rd Battle - Adjacent Core Area
This aerial view shows the property subject to rezoning that includes the
area for development in blue, the protective DSA in green, and the Third
Winchester core battlefield area in aqua blue.
One hundred percent of this Shockey-owned core battlefield will be
unaffected.
� 0
2nd Battle — Adjacent Core Area
This aerial view shows the property subject to rezoning that includes the
area for development in blue and the protective DSA in green. The Second
Winchester core battlefield area, shown in aqua blue, overlays a portion of
the Shockey property.
The entire Second Winchester core battlefield area consists of acres
scattered over Winchester and Frederick County. As a result of the Shockey
development, 98.7 percent of this core battlefield will be unaffected.
In fact, 31.8 acres of this area is designated by the Shockeys as a DSA and
protected by proffer. Therefore, approval of the rezoning will increase the
overall total core acreage protected, from a mere 7 acres to 38.9 acres.
E
•
0
Battlefield Protection
FIGURE S-1
BATTLEFIELD SIZE, INTEGRITY AND PROTECTION,
2000
Sbenandnah Willey BattleJlelds National Hlslorlc District
Core Areas
Core Area
Battlefield Acreage
McDoweN 2,25E
Study Area
Acreage
4,539
Retaining Core
Integrity
2,2S8
Acreage
Protected
261
Cross Keys 2,153
5,4S0
2,032
191
Port Republic 2,14S
4,936
2,110
10
New Market 2,261
5,611
1,527
238
Tom's Brook 2,01E
6,644
1,672
61
Fisher's M 2,7SI
9,644
2,328
239
Cedar Creek 6,252
15,607
5,475
582
Second WkKhester 3,113
22,274
1,299
7
Second Kemstown 2,203
5,861
770
31S
Opequ 4.914
11,670
1,625
229
(Third Winchester)
Total Acreage 30,06E
92,236
21,096
2,133
(70%)
(7%)
.Source stndq Of C911 %tar site, In the Sf-.nduah
Valle) of %9rg1n1a,,WV
Fl`l-'; updated by
Couunlsslmr and OCULUS, 2000.
A'ute: Study Area acreage includes Cure Area
aercrkge.
Acres
7.0 Currently Protected
31.8 Protected with Rezoning
38.8 Total Protected
with Rezoning
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• C.) Development Sensitive Area Restriction
The Development Sensitive Area, as outlined on the Northeast Land Use Study as
adopted by the Frederick County Board of Supervisors on September 27 2000;
specifically in the area adjacent to Milburn Road and lying on the subject property
Tax Map -Parcel 44-A-31, is hereby restricted by permanent easement from the use of
industrial and commercial enterprises.
The said easement restriction will not prohibit development of infrastructure for such
items as rail access, underground utilities, or any credit allowances for zoning district
buffers.
D.) Byers House
This Sam Byers House, file #34-1124 as inventoried by the Virginia Department of
Historic Resources, is hereby made available upon the appropriate executed release
agreements for research, inventorying, cataloging, dismemberment, and relocation by
a designated Historic Society as sanctioned by the Frederick County Board of
Supervisors for a period of 12 months with an extension of an additional 6 months if
deemed necessary by the Frederick County Board of Supervisors. This period shall
commence at the date of rezoning for subject property.
•
0
0
•
•
M1/M2
The rezoning request includes a portion of the site to be zoned as M1, Light Industrial,
and the most remote portion of the property to be zoned as M2, Industrial General. Both
zoning districts are consistent with the Frederick County comprehensive plan.
• Industries attracted to the center by The Shockey Companies, working with local and
state economic development officials, shall represent operations and types of
businesses that are consistent with the vision of a 21" century business park.
• By proffer, 18 industrial categories have been identified by Shockey officials as
undesirable uses and are not permitted at the Industrial & Tech Center. (See "Why
M2?" and related exhibits.)
• High standards now and into the future regarding uses at the center are controlled
through county ordinance, compliance with proffers and the center's covenants.
0 Why M2?
Must be Consistent with the Vision
The Shockey Companies is committed to being highly selective regarding the uses of the
Mid -Atlantic Industrial & Tech Center. Shockey officials are interested in attracting
businesses that develop or use advanced technology, such as data centers or companies
which use robotics as part of their manufacturing processes.
Forward -Thinking
Some very desirable industries are currently categorized as M2 (see "Examples of M2
Industrial General Permitted Uses") and Shockey officials do not want to be unable to
accommodate them. Furthermore, most industries building new facilities install the most
up-to-date, clean technology. Fears of a given industry could be based on the technology
of 50 to 75 years ago as well as environmental compliance laws of the 50s and 60s which
were less stringent or even non-existent back then. Failure to look ahead could cause the
county to miss a prudent opportunity.
Atti-act Desirable Industries
Shockey officials recognize that there is sensitivity among neighbors regarding the types
of M2 uses, because of largely exaggerated environmental concerns. Shockey officials
also are sensitive to what M2 uses could be included not only for environmental reasons
but also for reasons of establishing high competitive standards for the center. Introduction
of an undesirable user would make it very difficult for Shockey officials to sell the
• remainder of the center.
The most desirable M2 industries are those that have a reputation for excellent
management practices and, by nature of their industry, not considered at high risk
regarding environmental compliance. H.P. Hood and Miller Milling are examples of such
uses already in Frederick County.
The Issues Are Addressed
The Shockey Companies has adequately addressed the issues raised regarding the M2
zoning and offers the following as additional reasons in favor of an M2 designation as a
part of this rezoning:
Shockey officials elected to identify in the proffer 18 industrial categories, considered
to be undesirable, which are not permitted at the center. (See "M2 Industrial General
Uses Not Permitted by Proffer.")
• The center will be protected in the future through three layers of controls: (1) by
county ordinance, (2) by county -documented proffers, which follow the land
regardless of ownership changes, and (3) by the center's covenants.
0
• While M1 uses could be placed in the M2 zone, the M2 zone at this site is required to
• enhance the county's competitive position in attracting industries that can only be
placed in M2 zones, therefore maximizing the county opportunity for the greatest
possible tax revenue stream.
The M2 portion of the site is located in the most remote area of the property.
Distance, natural vegetation and terrain protect the views of surrounding residences
year round. (See "Land Area Separation" visual.)
•
•
� 0
� 0
Examples of M2 Industrial General Uses Permitted
(Partial List)
Category*
Flour and Other Grain Mill Products
Cereal Breakfast Foods
Prepared Flour Mixes and Doughs
Malt Beverages and Wines
Hardwood Dimension and Flooring Mills
Paints and Allied Products
Plastic Resins
Perfumes and Cosmetics
Adhesives and Sealants
Footwear
Leather Gloves/Luggage/Handbags
Vitreous China Table and Kitchen Articles
Pottery Products
Abrasive Products
Wire and Cable Products
Kitchen and Hospital Utensils
Bushings and Bearings
Metal Heat Treating
4'Compiled from the Zoning Ordinance of Frederick County
0
Current Examples
Miller Milling
Corn Flakes/Oatrneal
Rich Products/New World Pasta
Coors/Wineries
P. W. Plumly
DuPont
Used by Rubbermaid, Lear, BRI
3M
Fiber Optic Cable, Coaxial Cable
Plastic Mold Building
M2 Industrial General Uses
Not Permitted by Proffer
Category
Meat Packing Plant
Poultry Slaughtering and Processing
Animal and Marine Fats and Oils
Logging
Wood Preserving
Pulp Mills
Paper Mills
Paperboard Mills
•
Cellulosic Manmade Fibers
Leather Tanning and Finishing
Glass Manufacturing
Cement
Hydraulic
Ordnance and Accessories
Refuse Systems
Junkyards
Consumer Recycling
Stand -Alone Incinerators
Fuel Dealers
•
r:
10
KI
Land Area Separation
OLD CHARLES6-ro N ROAD
P
,a
5
cc 4z
c, e je2 Mg 2 O
m ? 6QSTRNj�
AC19 9a9�
ti
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Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• A.) Prohibited Uses
The following uses shall not be permitted on the proposed Industrial Park:
Description
Sic
Meat Packing Plant
2011
Poultry Slaughtering and Processing
2015
Animal and Marine Fats and Oils
2077
Logging
241
Wood Preserving
2491
Pulp Mills
261
Paper Mills
262
Paperboard Mills
263
Cellulosic Manmade Fibers
2823
Leather Tanning and Finishing
311
Glass Manufacturing
321-322
Cement, Hydraulic
324
Ordnance and Accessories
348
Refuse Systems
4953
Junkyards
• Consumer Recycling
Stand-alone Incinerators
Fuel Dealers
598
0
0 Neighbors
Open, Respectful and Revealing Communication
• Shockey officials have sent letters to neighbors whose properties adjoin with the
portion of the Shockey property subject to rezoning. They have personally met with
neiglbors as well as numerous other citizens who have expressed interest in the
project.
• Face-to-face communication with neighbors suggests that there are few that oppose
the project. Most are in favor of the project because it would bring the opportunity for
sewer service. However, they are reluctant to express their views publicly for fear of
reprisal by opposition leaders.
Documents offered by one neighbor to Shockey officials indicate that as far back as
1989, public sewer and sanitation officials cited serious health risks and
contamination existing in the area and support for sewer service.
• The same neighbor indicated to Shockey officials that his pond is contaminated by
septic system runoff from his neighbors.
(See related detail.)
• Major Adjoining Landowners are Not Opposed
Major adjoining landowners to the east and to the west of the Shockey property have
recently expressed, in writing, their regard for the Shockeys and no indication of
opposition to the project. (See May 2001 letters from neighbors.)
Shockey Actions Go Above and Beyond
Actions initiated by Shockey officials to address concerns of neighbors, citizens and
county officials have been timely and forthright. Many of these actions go above and
beyond what is required of the Shockeys. This is representative of the excellent Shockey
reputation and their good neighbor policies. (See "Actions Taken on Behalf of the
Neighbors.")
•
What About the Neighbors?
Personal Meetings foi• Open and Respectful Contmunication
From the outset of filing the rezoning, Shockey officials and/or Greenway Engineering
sent letters to adjoining property owners along Old Charles Town Road, Stephenson
Road and Jordan Springs Road, as well as to several residents on the opposite side of Old
Charles Town Road. The letters offered to meet with each neighbor individually to
explain the project and answer questions. Five neighbors responded and four meetings
were held in private homes, often with adult sons and daughters present. One meeting
was held at the Shockey office. Here is a synopsis of these meetings:
• Meeting 1: A lady who resides nearest to the northeastern corner of the proposed area
for rezoning expressed essentially no concern about the rezoning. She asked
repeatedly about the timing of bringing sewer service to her area. Shockey officials
suspect that she has a failed septic system typical of the area and that she understands
that the Shockey project may be the catalyst to making public sewer a reality for her.
• Meeting 2: A retired couple on Old Charles Town Road who has only lived there for
three years expressed little concern about the rezoning and appreciated Shockey
officials explaining it to them. The couple was glad a provision was made to preserve
some of the Civil War battlefield.
• Meeting 3: Mr. O'Rourke (a plaintiff in the now dismissed lawsuit against the county)
was very honest in stating that his interest was simply in maximizing the value of his
property of approximately 12 acres. He plans to move out of state at retirement and
believes a greater value on his property would be beneficial to him. The center's
entrance would be just west of his property. He stated to Shockey officials that his
property would be worth a lot more when sewer was available. Otherwise, he was
concerned about views, a little about history, etc.
Meeting 4: Mrs. Moulden who lives north of Old Charles Town Road near the
proposed entrance for the center was not in favor of the project. However, one of the
folks present during this visit stated that `at least if it had to happen, he was glad that
it would be done by Shockey.' Shockey officials checked the alignment of Mrs.
Moulden's home with the center's entrance and agreed that the entry lights would
NOT shine directly on her home but, instead, would shine on an independent body
shop building further to the cast of her property. She indicated twice that she does not
need or desire screening to be placed in her yard. Mrs. Moulden was so gracious and
pleasant that Shockey officials doubt her authorship of the January 27, 2001, "Open
Forum" in The Winchester Star.
• Meeting 5: An elderly couple who lives on Old Charles Town Road visited The
Shockey Companies' office with a number of questions which indicated that
opponents of the project have spread a great deal of false information to scare people.
Examples of false information include the following.
• 1. False: "Shockey is going to put a glass plant there.' Truth: Glass plants have
been excluded by proffer.
2. False: `Shockey is going to handle sewage with six or seven open lagoons.'
Truth: Sewage will be pumped via force main to the treatment plant on Route
7 with no need for lagoons.
3. False: `The railroad will loop throughout the center with trains running
around all night long.' Truth: The rail spur will be located on the southern side
of the area proposed for rezoning largely in the M2 area and will not approach
the residents along Old Charles Town Road.
4. False: `Parking lots will dump large quantities of water right in residents'
yards.' Truth: Storm water management will be addressed and contained on
site and may actually reduce the current runoff experienced by some
neighbors.
In summary, this couple left the Shockey offices relieved and not necessarily
opposed to the project. This couple visited with Shockey officials again at their
office at a later time and noted that most of the neighbors they have been talking
with are `okay' with the project.
• Other Contacts of Interest
1. The new operator of the former Ellis Shopping Center at the intersection of Old
Charles Town Road and Jordan Springs Road noted during a Shockey visit to his
establishment that he faced a cost of $10,000 to fix his failed septic system. He
indicated he would really like to have public sewer to solve his problem permanently.
He thought the center would be positive for his business.
2. Shockey officials learned in 1996 from the executive director of Shalom et
Benedictus, which formerly occupied the old Jordan Springs Hotel property to the
east of the Shockey property, that they faced approximately $200,000 in costs to
upgrade their lagoon sewage treatment system to meet minimum standards. While
Shalom has closed, the vacant property is currently under contract of sale. The
location of Shockey's pump station nearby would allow this historic property to be
utilized again for some purpose without the burden of $200,000 in upgrades to an old
fashioned lagoon system. Otherwise, such a burden might make the reuse and
preservation of the facility cost prohibitive.
3. Another neighbor in the Stephenson area, who has worked for public sewer there for
many years, stopped by The Shockey Companies office with a large package of data
containing the following:
(a) A petition to the Board of Supervisors of Frederick County, circa 1989,
0
requesting that the Board "commence immediately an engineering study to
• install a sewer line..." The petition further stated that "a serious health
problem exists with the existing private septic systems in
Stephenson/Clearbrook areas and which has existed for a number of years;
that recent legislation has caused an increase in the pumping and removing of
private sewage to the Opequon wastewater plant, and which has increased by
approximately 400% the costs of such removal; and that each of the
undersigned are in dire need of relief through a public sewer." Signatures of
166 individuals were on this petition, virtually all with Stephenson addresses.
(b) A September 26, 1989 letter from Herbert L. Sluder, Sanitarian Manager of
the Lord Fairfax Health District Health Department for Frederick County,
stating:
"Predominate soils ... are rated severe ... for septic tank
systems. There are many failures of septic tank systems in
the area, especially during late winter and spring months of
the year. Many systems have been repaired in the past,
most unsuccessfully. Many residences probably discharge
at least a part of their gray water into road ditches and
drainways."
"The department strongly supports your efforts to get sewer
service extended to this area, as it is probably the area in
• Frederick County with the highest potential health risk to
the residents, and based on soils in the area, there is just no
way to adequately repair the existing systems, and vacating
the existing houses is not an acceptable option."
The neighbor who provided the above information stated that he could not
consume the fish from the pond on his property because the pond is contaminated
by the septic system runoff from his neighbors.
4. Ten area residents visited the Shockey office. One resident bordered the property
subject to rezoning and nine lived a half mile or more away. Bottom line: there was
nothing that Shockey officials could do or say to please them. Their concerns simply
were not realistic. When the meeting broke up one attendee privately let Shockey
officials know that he had no concerns about the project. He explained that he was
`just swept up by his neighbors' to attend.
5. One resident of Woods Mill called the Shockey office and indicated that they were
supportive of the project. However, they said they could not state their support
publicly, given the vehement opposition of their neighbors.
0
•
May 11, 2001
Mr. Don Shockey
Shockey Companies
P. O. Box 2530
Winchester VA 22604
Dear Don:
I am very saddened by the character attacks on you with regard to the proposed Mid —Atlantic Industrial
Park and wanted you to know how much I appreciate the extra effort on your part to not include in the land
purchase those parcels with personal and historic significance, i.e., the 3 acre tract containing Fort Helm
and the 95 acre parcel containing the 200 year old Milburn home, which my family wishes to retain.
I also appreciate you and John Good availing yourselves to answer any questions that I may have. We are
very grateful for your on going cooperation in allowing us to continue farming the land you purchased
from the McCann family.
• Sincerely,
AdcCann-Slaughter
170 McCann's Road
Winchester VA 22603
BURR P. HARRISON 1904-1973
WILLIAM A. JOHNSTON
•K. BENHAM Ill
BILLY 7. T151NGER
]AN R. D. WILLIAMS
CHARLES S. McCANDLISH
BRUCE E. DOWNING
TRAVIS J05EPH TISINGER
STEPHEN L. PETTLER, JR.
•
0
HARRISON 8 JOHNSTON
ATTORNEYS AT LAW
POST OFFICE BOX 009
WINCHESTER, VIRGINIA 22604
Mr. J. Donald Shockey, Jr.
President
The Shockey Companies
P. O. Box 2530
Winchester, Virginia 22604
Dear Don:
May 11, 2001
STREET ADDRESS
21 S. LOUDOUN STREET
WINCHESTER, VIRGINIA 22601
TELEPHONE
AREA CODE 540
667.4266
FAX NO.
540.667-1312
As Trustee of -the McCann Land Trust and as Executor of the
Estate of Harry L. McCann, both of whom are large owners adjacent
to the Shockey property for which rezoning is being requested, I
am writing for the purpose of correcting comments made about the
McCann and Shockey relationship.
You and your representatives have been very open with the
Trust and the Estate as to your intentions regarding the property
and you have never mislead us. Furthermore, you have been very
cooperative in responding to any questions or concerns that we
have had. Any indications or representations by others to the
contrary is incorrect.
With kind regards, I am
HKB,III:krb
Sincerely yours,
H. K. Be am, III
May 22, 2001
Don Shockey
The Shockey Companies
P.O. Box 2530
Winchester, Virginia 22604
Dear Mr. Shockey,
I wanted to advise you of our pending contract of the Jordan Springs property and our
intent of use. I am aware of your current rezoning situation and certainly do not have
any problem with our future property of Jordan Springs. We would have a 1031 tax
exchange and we have sold four out of five of the properties to be used for that
purchase. We have until August 14, 2001 to perfect this. I currently have 11
contingencies on that process as we would have to get a zoning approval and we would
desire to have approval from the local property owners. We would move our offices
from Cork Street and although we have a staff of 52, only 17 people would relocate to
that premise, as the balance of our staff are located in other states. We would have 10
acres or less zoned for the office use and the balance of the 237 acres would be land use
or at some point in the future we would build a personal home on the property.
You are welcome to share this letter with anyone you desire and all parties are always
welcome to visit our Cork Street offices and the Historical home, in order to see just
what we have done with our current properties.
If there is anything I am able to assist you with, please contact me at the office any time.
Sincerely,
Greig D.W. Aitken
COURT RuORTING CONSULTANTS
Management and Organizational Specialists
800.262.8777 124 East Cork Street, Winchester, VA 22601 FAX 540.667.6562
CRC@CourtReportingServices.com• www.CourtReportingServices.com Tonie@CourtReportingServices.com
Actions Taken on Behalf of the Neighbors
1, Res-fficted Uses in the Center
This is to ensure that industrial users are not of the type which are considered
environmentally undesirable. (See "MI/M2" section.)
2. Remote Location of M2 Zoning
The M2 district is not located next to any existing residential area. In fact, the M2 district
would be one of the most remote to existing residential uses in Frederick County. (See
"MI/M2" section.)
3. Covenants
The Mid -Atlantic Industrial & Tech Center will have covenants to maintain high
standards equal to or greater than the Ft. Collier Industrial Park.
4. Tech Center Vision
The users to which the Shockeys will market will be more compatible with a residential
area than that of most typical industrial parks. Furthermore, an emphasis on investment in
equipment as opposed to only job creation should help mitigate traffic as compared to a
typical industrial park.
5. A Special Landscaped Buffer
A generous landscape buffer screen will be provided to specified residents whose
• properties are located at the Shockey property subject to the rezoning. Maintenance will
be provided by the center's users association. (See "Buffer Layout" and "Landscape
Buffering" visuals.)
6. Historic Sensitivihj
The core area of Second Winchester will be 98.7% unaffected. The core area of Third
Winchester will beI00%o unaffected. The Shockeys elected to designate an additional
31.8 acres of their property as a Developmentally Sensitive Area easement designed to
protect the adjacent core sites and Milburn Road. To date only seven (7) acres of the total
3,113 acres of Second Winchester core battlefield (as also owned by others) has been
protected. Approval of the Shockey rezoning request will increase the acreage protected
by 454%. (See "Battlefields" section.)
7. Progressive Road Improvements
The Shockeys have agreed to improvements made to roads and intersections needed due
to the development of the center to mitigate the impact of additional traffic.
8. Sewer Ti-unk Lines and Pump Station to Area (See "Supplemental" section.)
•
9. Lighting Proffer (See "Supplemental" section visual.)
• 10. ProfferSi na e (See "Supplemental' section visual.)
g g
11. Viewshed Proffer (See "Supplemental' section visual.)
•
0
Buffer Layout
9.78 ACRES
RTE 761
OLD CHARLES TOWN RD
O
�tpQO —
PROPOSED
M1 ZONING
T PROPOSED
31.8 ACRES M2 ZONING
��FEA
8.68 ACRES
•
0
100• to&
J
.64 ACRES
0
•
Landscape Buffering;
Note: Proffer F2 shown.
The Shockey Companies has proposed a landscaped buffer designed to
provide extra privacy for 14 Stephenson homes that have property lines
contiguous with the Shockey property subject to rezoning.
This is a visual concept of the landscaped buffer. The buffer would
incorporate a variety of hardwood trees, evergreens and shrubs chosen for
their year-round seasonal beauty and fast-growing characteristics. At
maturity the tallest trees would stand 75 feet to 80 feet high.
Specifications of the landscaped buffer represent standards that are far
higher than those required by county regulations.
• Maintenance will be provided by the center's users association.
Greenway Engineering; September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• F.) Buffering
1.) Additional buffering and screening shall be provided along the zoning line of the
western most zoning line of M1 and RA paralleling Milburn Road from Old
Charles Town Road to the McCann property line Tax Map Parcel 1144-A-29. The
buffering shall be placed at a distance of approximately 50 feet from the zoning
line and maintained in its natural condition. Landscaping, consisting of
tall grasses, trees, small berming, and evergreens, will be placed adjacent to said
setback buffer which will have a minimum height of 10 feet at maturity. This
landscape will be planted in such a manner that an opaque buffering and
screening will be fully developed at maturity. The buffering and screening at the
time of installation will consist of a berm of 6' in height or more and a double row
of evergreens planted 10' on center with a minimum height of 4'. Said screening
and buffer may be modified to provide a greater amount of screening as stated
above and shall be approved and made a part of any adjacent site plan submission.
These additional screenings may include a variety of evergreens, dogwoods,
crabapples, tall grasses, shrubs, or other trees.
The said buffering will not prohibit development of infrastructures for such items
as rail access, drainage, and utilities.
• 2.) An intense buffering and screening element will be provided along the northern
property line of the proposed M 1 zoning that is adjoining the residents along Old
Charles Town Road. This buffering and screening will be provided adjacent to
Tax Map Parcels 9:
44-A-147, 44-A-148, 44-A-149, 44-A-150, 44-A-151, 44-A-153, 44-A-154, 44-
A-155, 44-A-156, 44-A-157, 44-A-158, 44C-2-A, 44C-2-B, 44C-2-D, 44-A-161,
44-A-162, 44-A-163, 44-A-164, 44-A-165, 44-A-166.
This buffer will consist of landscaping as shown in Exhibit A attached to and
made part of this proffer statement. The quantity and height of trees at time of
planting is outlined below:
Name
Quantity per 200'
Height
Acer Saccaharum
3
2-2.5'
Cornus Serica
8
18-24"
Forsythia Intermedia
7
18-24"'
Ilex Nellie Stevens
2
7-8'
Lonicera fragtnentissima
15
18-24"
Malus
6
1.75-2"
Pinus Nigra
3
8-10,
Pinus Strobus
3
8-10'
• Quercus Shumardii
1
2-2.5'
C
0
Greenway Engineering
Viburnum Burkwoodi
Zelkova Serrata
September 1, 2000
Rev. May 8, 2001
Rev. May 9, 2001
7
Mid -Atlantic Industrial
and Tech Center
18-24"
2-2.5'
Maintenance of the buffering as described in items 1 and 2 above will be the
responsibility of the Mid -Atlantic Industrial and Tech Center Association.
Q
• Tough Decisions Ahead Community Impact
With good leadership by the county and a strong industrial economic base, Frederick
County has enjoyed a low tax rate and economic health fueled by commercial and
industrial growth. However, currently faced with an unpredictable economy and a
declining industrial base, the county must make some tough decisions that have important
implications for the future of this community.
Sensible Development
The Mid -Atlantic Industrial &'Tech Center provides for this continuum, representing
sensible development and a positive balance among the various interests of the
community. The project is consistent with the county's comprehensive plan and it has
addressed all significant issues, making it a model for industrial centers of the future.
The McMillan Impact Analysis is Flawed
Special interest citizen groups have attempted to craft their own analysis of the impact of
the Mid -Atlantic Center on the community. While to a novice the analysis may appear
credible, a finance and accounting expert finds serious errors.
•
0
Courthj Leadership A Community -Minded Approach
Over the past few decades Frederick County has made a concerted effort toward
consistent and progressive improvement through good planning and good decision
making. And it is important to all county citizens that this continues.
For more than 100 years, The Shockey Companies have been involved in the
improvement of this community. This is a role in which we expect to continue, because
the Shockeys acknowledge that the county, as well as our entire country, is dependent on
an industrial economic base.
A Case for Industrial Development
Today, there are thousands of families in Frederick County whose lives have been
improved directly by the industries that currently exist. In some cases their livelihoods
depend on these companies.
Clearly, some of the advantages of having industrial development in the county are
evident:
• It leads to greater job security.
• It bolsters the community's financial health and security.
• • It strengthens the tax base.
• It provides for better schools in the area.
• It serves as a catalyst for reliable water and sewer systems.
A Positive Community Impact
The Mid -Atlantic Industrial & Tech Center represents a continuum in this direction:
• It seeks a balance among the diverse interests of this community.
It represents an opportunity to help stabilize the growing tax obligation carried by
citizens.
It serves as a catalyst to revitalize the expansion of the county sewer system in the
Stonewall District.
The concept of the center carries with it more contemporary thinking, bringing in a
new generation of manufacturing processes, including robotics, rather than
production line/heavy labor type manufacturing of the past.
0
• • It leads the way toward preservation of historic core battlefields.
• It sets a higher standard by not permitting specific undesirable uses.
All of these key benefits are the result of what The Shockey Companies consider
sensible development for Frederick County.
•
•
McMillan Impact Analysis
0
County officials have devoted much time to understanding the economic impact model
proposed by grassroots activist, Mike McMillan and the FCVCC, as compared to the
model used by Frederick County.
To a novice of financial and accounting matters, the McMillan impact analysis would
easily appear credible. To a professional with a strong financial background and years of
experience working with such impact models, the McMillan analysis is clearly flawed.
Following are examples of errors that appear in the McMillan impact analysis.
1.) Under Section III, "Expenditures," item f.) "Administration:" the annual
administrative cost to the county for the Mid -Atlantic Center is shown to be
$3,299,000. The entire administrative budget of Frederick County is only
around $5,000,000. Clearly, it does not make sense that the county would
spend an additional 66% in "Administrative" to serve the Mid -Atlantic Center
Further, McMillan compounds the error by carrying his figure through the
entire ten-year period of the analysis. The total of this error is a whopping
$32,990,000 in the ten-year period.
2) In the "Financial Justification" section, line 11, "Project and other perm.
is Capital:" the one-time expenditure for public safety related capital costs that
comes from the county's model is repeated in the McMillan analysis every
year thereafter throughout the ten-year period with annual inflation added. In
actuality, this money is only spent once, if it is spent at all. The nine
unnecessary years represent a colossal error in the amount of $40,653,000.
The total of these two huge errors alone equals $73,643,000. When the negative outcome
determined by McMillan as $46,417,000 is adjusted by the above mistakes, one arrives at
a positive outcome of $27,226,000. Interestingly, this positive number is very close to the
county's projection.
C7
0 Supplemental
This section is allocated for project items that do not necessarily relate to key issues in
other sections of this binder. Included is information or visuals on:
• Water Consumption
• Lighting
• Signage
• Sewer System
• Landfill
• Archaeological Work
• Storm Water Management
• Viewshed
•
•
•
•
Water Consumption
Estimated usage for the site is OA, mgd.
Yield Quantity = 1,000gpd / acre for M 1 /M2
Quantity Max = 1,000gpd x 404 acres = 0.4 mgd
Maximum Design Consumption: based on the E C S.A. historical usage data for
a commercial or industrial site.
0 �� Lighting
Proffered Lighting and Lighting Plans
0
If these photos look dark, it is because they were photographed at nighttime.
They represent the kind of lighting to be used at the Industrial & Tech
Center. The lighting is down cast and shielded to ensure light is projected
downward on the site.
0
� 0
� 0
0
Signage
Limited to 12 feet in height.
FORT COLLIER
INI!DUSTRIAL PARK
rlelco Remy
/ .TIAM A,; nMAL
Shown here are examples of signs used elsewhere that are representative of
the types of signs envisioned for the Mid -Atlantic Center. The proffered
maximum signage height for the center is 12 feet.
Sanitary Sewer Routing
0 ��
OLD CHARLESTOW,4 ROAD
✓O
OQ�
Qr ~SQ'fli
QP �� �cs90
PROPOSED
Cj' PUMP STATION
U'
EXISTING
30' SEWER LINE
� 0
� 0
� 0
19
Sanitary Sewer Routing Alternative
�o
e q�
C 9bs
- PROPOSED
% P STATION
EX. PU P STATION
EXISTING
30' SEWER LINE
�`;- , �-
Landfill
Regarding the impact of the Mid -Atlantic Industrial & Tech Center on the county landfill,
officials of the Frederick County Public Works -Engineering have determined that it will
be minimal.
• If the Mid -Atlantic Center were at full build -out today, it would represent a 3 percent
impact on the volume of landfill today, without recycling.
• If the Mid -Atlantic Center takes 20-plus years to complete, based upon projections
for the county's growth, the impact would be 1 to 1-1/2 percent, without recycling.
• Public Works officials pointed out the success resulting from working with the
industrial users at Ft. Collier regarding recycling. As shown below, the volume of
tonnage from Ft. Collier is insignificant.
• The Shockey Companies has proffered that each user of the Mid -Atlantic Center will
be required to work with the landfill regarding recycling.
• Public Works officials also pointed out that tipping fees are greater for industry and
offset the cost associated with them.
• Name Square Feet Daily Production Recycles
Hershey Pasta Group Inc. 55,576 2 tons or less
VDO America 67,200 2 tons or less 1/2 tons plastic
VDO America 143,250 2 tons or less
Greenbay Packaging Inc. 84,051 2 tons or less
Kraft General Foods 229,558 2 tons or less 1/2 tons cardboard
BFI States That: Based on a 9 a.m.-5 p.m. work schedule, the above waste created
or recycled = 1-1/2 tons/typical user
Archaeological Work
0
Archaeological Study
In 1992, James Madison University and Shenandoah University personnel conducted a
considerable amount of study in the area subject to the rezoning request. This data
supported a Route 37 study.
Llninarked Gravesites Identified
There is an area where unmarked gravesites are located, comprised of less than one -tenth
of one acre. This area is near the border of the rezoning and will not be disturbed.
Indian Burial Mound Still a Rumor
Efforts to substantiate rumors of an Indian burial mound on the property have been
unsuccessful. Shockey personnel have hunted on the property and have not noted
anything of this nature. If it exists it is possible it is located on property the Shockeys do
not own. There was no reference to an Indian burial mound in the portion of the James
Madison/Shenandoah University study related to the Shockey property.
Open to Further Study
Upon approval of the rezoning request The Shockey Companies will be cooperative (as
they have been with the battlefields) by considering further evaluation work at that time.
•
0
•
Storm Water Management /
Best Management Practices (BMP)
- Presediment fore bays
- Structural BMP
e Non-structural BMP
Note: Proffer J.
Storm water management will be provided through a regional system which
will include Best Management Practices for water quality.
The regional placement of the Storm Water Management/BMP facilities will
ensure water runoff is contained and does not affect nearby homeowners.
Viewshed Plan View
0
— LLD CHARLES 61
TpwN ROAD
50' BUFFER
QP O
CO 44J.-
•
Viewshed Profile
W
W 0.
ci he a
cc Z ¢ aw.CEILING HEIGHT
m O w J toi`'
J CL
OCoo
9lML D I NG �
��----------------------------- `�'�'���r---------ems
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CA IA 90C )M 6•C
le
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• G.) Lighting
Building mounted lights and pole -mounted lights will be of a downcast nature and
shielded and directed away from adjacent properties surrounding the proposed
project. Lighting plans will be submitted as a separate attachment for review and
approval by the Frederick County Planning Department prior to installation.
H.) Signage
All freestanding signs shall be limited to 12 feet in height.
I.) Loading Docks
Loading docks will be oriented away from the northern property line of the proposed
MI zoning that is adjoining all parcels located on Old Charles Town Road. These
parcels are listed as Tax Map Parcels #:
44-A-13 8, 44-A-139, 44-A-140, 44-A-141, 44-A-142, 44-A-143, 44-A-144, 44-A-145,
44-A-146, and those parcels included in Section G
J.) Stonnwater Management/Best Management Practices
• Regional stormwater management will be implemented in natural low lying and
ravine areas. Presediment fore bays in combination with any onsite stormwater
management will be incorporated into the Master Development Plan and individual
site plans. Additionally, as part of the overall stortwater management and water
duality network, the applicant will institute best management practices, BMPs in the
form of structural and non-structural practices. These BMP procedures will be
prepared as outlined in the Northern Virginia BMP Handbook, A Guide to Planning
and Designing, Best Management Practices.
•
K.) Industrial and Tech Center Covenants
Industrial and Tech Center Covenants will be used to control, unify, and guide the
following items but in no way will be limited to:
• Lighting
• Noise
• Speakers
• Trash disposal/screening
• odors
• prorata stormwater/best management practice
in
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• L.) Recycling Proffer
Recycling programs will be implemented with each Industrial and Tech Center user
to ensure appropriate waste reduction, disposal, and recycling of any waste or
byproduct material. This program will be reviewed and approved by the Frederick
County Recycling Coordinator prior to final occupancy permit.
M.) Monetary Contribution to Offset Impact of Development
The undersigned owners of the above -described property hereby voluntarily proffer
that in the event rezoning application # 04-00 is approved, and the property is
subsequently developed within an M1, M2 zone, the undersigned will pay to the
Treasurer of Frederick County, Virginia the following amount:
$ 20,000 for Frederick County Fire and Rescue
This payment is intended to offset the additional cost to Frederick County due to an
increased demand on public services and will be paid at the time of the first site plan
submission.
•
•
•
•
Greenway Engineering
E.) Viewshed
September 1, 2000
Rev. May 8, 2001
Rev. May 9, 2001
Mid -Atlantic Industrial
and Tech Center
Buildings, signs, and lightpoles shall be prohibited above the viewshed ceiling
projecting from Milburn Road to infinity. The viewshed ceiling is hereby described
by the following data set of positional coordinates. The line through these
coordinates will be extended easterly to infinity. The base data and positional
coordinates is as follows:
• Viewshed lines are from the centerline of Milburn Road extending easterly.
• Positional coordinates are based on Virginia State Plain coordinates NAD 83 and
NAVD 88.
• Height of eye will be 5.50 feet.
• Landscape buffer along the ridgeline is 10 feet high, setback 50 feet from the
ridgeline.
• See Exhibit C and Exhibit D for graphical illustrations.
Positional coordinates sets following:
SECTION
AT MILBURN
ROAD
AT
50' EAST OF
RIDGELINE
Northing
Easting
Elevation
Northing
Easting
Elevation
2
7131333.6
11593524.1
647.5
7131185.4
11593830.1
658.8
4
7131153.2
11593437.7
640.9
7130993.7
11593760.5
657.9
7
713880.4
11593318.0
631.5
7130699.3
11593680.9
655.7
11
7130515.6
11593148.8
622.1
7130331.8
11593559.6
652.4
15
7130151.5
11592982.2
607.5
7124916.9
11593489.7
648.0
19
7129790.7
11592810.6
614.0
7129473.6
11593462.5
651.7
22
7129519.3
11592682.9
614.0
7129102.5
11593569.9
655.8
To insure compliance all site development plans within the industrial park shall provide
an analysis indicating conformance with the viewshed positional coordinate proffer.
Greenway Engineering September 1, 2000 Mid -Atlantic Industrial
Rev. May 8, 2001 and Tech Center
Rev. May 9, 2001
• N.) 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 Board of Supervisors grants this rezoning and accepts the
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code.
Respectfully Submitted:
Crider & Shockey, Inc. of West Virginia
By:
J. Donald Shockey, Jr., President Date
Commonwealth of Virginia,
• City/County of To Wit:
The foregoing instrument was acknowledged before me this day of
2001 by
My Commission Expires
•
Notary Public
11)