01-24 Comments - revised
Mr. Cheran,
A VDOT Review of the proposed Rezoning for Singh Trans, Inc. has been completed.
The application is proposing to rezone Parcels identified as TM # 86-A-174, 86-A-175
and 86-A-176 from RA, Rural Area to M-1, Light Industrial. We offer the following
comments:
• Proffer # 2.1 states: “The owner shall dedicate additional right-of-way to VDOT
along Fairfax Pike as necessary to conduct future road improvements for the
Fairfax Pike-Route 277 Corridor. Said right-of-way shall be dedicated within 90
days of receiving written notice from VDOT.” Consideration should be given to
defining the roadway improvements and dedication of the right -of-way at the time
of site plan, instead of within 90 days of receiving written notice from VDOT.
• The application references a proposed use of a 11,300 sf transportation truck
maintenance and repair shop. However, the applicant has not proffered out other
uses allowed by-right in M-1 zoning district. With no restrictions proposed on the
use, the highest and best use of M-1 zoning will be used for traffic generation
assumptions on these parcels.
• The impact analysis states: “The proposed use will not have any measurable
impact on the external road network serving the subject property. There are 31
proposed parking spaces available for tractor trailer parking while in the service
queue, which would not increase the current tractor trailer truck traffic currently
on Fairfax Pike (U.S. Route 277).” A repair facility will likely generate truck trips
that would not otherwise be on Route 277. Therefore, this statement is not
factually correct.
We appreciate the opportunity to review and comment on this rezoning application
request. If the applicant or the County has any questions or would like to discuss,
please feel free to contact me.
Thank you,
Timothy Rhodes
Land Development Engineer/ Edinburg
Virginia Department of Transportation
540-534-3206
timothy.rhodes@VDOT.Virginia.gov
COUNTY OF FREDERICK
Roderick B. Williams
County Attorney
540/722-8383
Fax 540/667-0370
E-mail rwillia@fcva.us
September 25, 2023
VIA E-MAIL
Mr. Tyler Austin
Racey Engineering
312 West Main Street
Luray, Virginia 22835
Re: Rezoning Application – Singh Trans
Tax Parcel Numbers 86-A-174, 86-A-175, and 86-A-176 (the “Property”)
Dear Mr. Austin:
You have submitted to Frederick County for review a proposed proffer statement (the
“Proffer Statement”) for the proposed rezoning of the Property, 7.6± acres in the Shawnee
Magisterial District, from the RA (Rural Areas) Zoning District to the M1 (Light Industrial)
Zoning District, with proffers. I have now reviewed the Proffer Statement and it is my opinion
that the Proffer Statement would be in a form to meet the requirements of the Frederick County
Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer
statement, subject to the following comments:
Parcel numbers/adjoiners – On the application form, the initial two digits of the adjoiner
parcel numbers are incorrect; it shows as 87 and should be 86. The same is also true for
the parcel numbers shown for the Property on the power of attorney form. With respect to
the adjoiner list, the “B” should be deleted from the end of the parcel number for the
Carlson parcel. As well, it may be prudent to add parcel numbers 86-A-179A (also owned
by Carlson) and 86-A-180, both being diagonally across Fairfax Pike from the Property,
to the adjoiner list.
Introductory paragraph - The paragraph contains an erroneous reference to B2 zoning. As
well, there is an extraneous period near the end of the first sentence.
Proffer 1.1 – Staff should be aware that, relative to the impact analysis, other than the
restriction on sale, rental, and storage of commercial trucks and trailers, the Proffer
Statement does not otherwise exclude any specific uses. Also, I note that the applicant
Mr. Tyler Austin
September 25, 2023
Page 2
has tendered a concept plan document but has not proffered that as a generalized
development plan.
Proffer 2.1 – To avoid any ambiguity, it may be best to specify any limits of the extent of
the right-of-way dedication.
I have not reviewed the substance of the proffers as to whether the proffers are suitable
and appropriate for this specific development, as my understanding is that review will be done by
staff and the Planning Commission.
Sincerely,
Roderick B. Williams
County Attorney
cc: John Bishop, Assistant Director of Planning & Development, Frederick County (via e-
mail)
Tyler Klein, Senior Planner, Frederick County (via email)
315 Tasker Road PH (540) 868-1061 Eric R. Lawrence
Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director
www.FrederickWater.com
Water At Your Service
September 8, 2023
Tyler Austin
Racey Engineering
312 West Main Street
Luray, Virginia 22835
RE: Rezoning Application Comment
Singh Trans, Inc Light Industrial Development
Tax Map Numbers: 86-A-174, 175, and 176
7.60+- acres
Dear Mr. Austin:
Thank you for the opportunity to offer review comments on the Singh Trans Inc. industrial
rezoning application package, dated August 11, 2023, and received at Frederick Water on
August 25, 2023. Frederick Water offers comments limited to the anticipated impact/effect
upon Frederick Water’s public water and sanitary sewer system and the demands thereon.
The project parcels are located within the sewer and water service area (SWSA), and therefore
by county policy, Frederick Water’s water and sewer services are available. The application’s
Impact Statement and proffers are silent on the projected quantities of water and sewer
generation from the proposed land use, so Frederick Water is unable to confirm is available
capacities are available to meet the project’s projected demands. It is also not clear if a land
use is proffered or if the wide variety of land uses in the M1 District would be allowed.
Water service is available via existing 12-inch water main located on the south side of Route
277, opposite side of the road from the subject property. Service could be extended under
Route 277 utilizing a jack and bore.
Sanitary sewer service is not presently available in the immediate vicinity. The closest sanitary
sewer tie-in point is approximately 3,000-ft away, near the intersection of Routes 277 and 636.
Page 2
Singh Trans Inc. industrial rezoning application
Tyler Austin
September 8, 2023
It would be the developer’s responsibility to extend the sewer service if the site intended to
utilize the public sanitary sewer service.
The rezoning application package clearly intends to not pursue public sewer but proposes to
utilize private on-site waste disposal. Frederick Water has not been in discussion with the
applicant regarding this private on-site sewer disposal approach and will defer to the County
and the Health Department on the appropriateness of utilizing private on-site sewer disposal.
Water and sanitary sewers are to be constructed in accordance with Frederick Water standards
and specifications. Easements will be required to accommodate infrastructure that is dedicated
to Frederick Water. Please be aware that Frederick Water is offering these review comments
without the benefit or knowledge of a proffered proposed use and water and sewer demands
for the site.
Please keep in mind that water supplies and sanitary sewer conveyance capacities change daily;
with each new customer connection bring additional demands and generated flows. Upgrades
to the sanitary sewer system will be necessary for the project to connect and contribute to the
system. This letter does not guarantee system capacities to accommodate your development
proposal.
Thank you for the opportunity to offer review comments.
Sincerely,
Eric R. Lawrence
Executive Director
Cc: Singh Trans, Inc., 15169 Sky Valley Drive, Haymarket, VA 20169