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Home My WebLink About08-25 BOS Staff ReportREZONING #08-25 Eastgate Commerce Center (DRB Group Mid- Atlantic LLC) Staff Report for the Planning Commission Prepared: November 6, 2025 Staff Contact: M. Tyler Klein, AICP, Senior Planner Executive Summary: Meeting Schedule Planning Commission: November 5, 2025 Action: Recommended Approval Board of Supervisors: November 12, 2025 Action: Pending (Action Item) Property Information Property Identification Number (PIN) 76-A-53 Address 2850 Front Royal Pike, Stephens City Magisterial District Shawnee Acreage +/- 30.40 Zoning & Present Land Use Zoning: B2 (General Business) Land Use: Vacant Proposed Zoning B2 with modified proffers Adjoining Property Zoning & Present Land Use North: RA (Rural Area) Land Use: Residential & Vacant South: M1 (Light Industrial) Land Use: Vacant East: RA (Rural Area) Land Use: Residential West: B2 (General Business) Land Use: Vacant Proposed Use This is a request for a minor proffer amendment to amend proffers associated with REZ #002- 97 – Eastgate Commerce Center. The amendments propose increasing the allowed number of street connections along Tasker Road from five (5) to six (6) and removing the proffer requiring a thirty foot (30’) wide road efficiency buffer along Tasker Road. Positives Concerns The proposed rezoning (minor proffer amendment) does not amend the zoning district (B2) or permitted uses enabled under REZ #002-97. Road efficiency buffers are not typically required for commercial development, and the Page 2 of 5 uses across Tasker Road are commercial and industrial, and would otherwise not require a buffer. The revised proffer (11/6/25) statement and GDP (11/6/25) includes right-of-way (ROW) dedication for future widening of Tasker Road. Review Agency Comments: Review Agency Comment Date Comment Summary Status Virginia Department of Transportation (VDOT) 01/28/2025 “VDOT has reviewed the rezoning application for the Wright's Run project which is an amendment to the #002-97 rezoning. The Frederick County Comprehensive Plan identifies Tasker Road as a future divided four-lane roadway (U4D). The existing right-of-way for Tasker Road along the subject property is 80' which is insufficient to accommodate a typical U4D section which requires approximately 105' of right-of- way. The elimination of the efficiency buffer may make the ultimate widening of Tasker Road difficult. Further, the additional entrance proposed on Tasker Road appears to meet spacing standards and would be acceptable as a right-in/right-out entrance so long as it's not located within the functional area of the adjacent intersection (subject to review of final site plan).” Fully addressed through revised proffer statement dated 11/6/25. Frederick Water 01/20/2025 “The requested proffer amendment to eliminate a 30-ft Road Efficiency Buffer and its evergreen tree plantings along Tasker Road is logical as the trees should not be placed atop the existing gas, water, sewer, and drainage easements. These existing Page 3 of 5 utility and drainage easements parallel Tasker Road and conflict with the existing planting requirements of the Road Efficiency Buffer proffer, Frederick Water supports the elimination of the proffered evergreen landscape features. Any entrances established should respect the existing easements and provide for appropriate casings/reinforcements to protect the utilities while crossing with new entrance roads.” Frederick County Public Works 12/20/2024 “We offer no comment at this time.” Frederick County Fire Marshal 12/13/2024 “Future development shall comply with the Frederick County Fire Prevention Code and other applicable codes pertaining to life safety.” Frederick County Attorney 01/23/2025 Legal form. Comments addressed. Planning & Zoning Staff Analysis: Site History: The previous rezoning application (REZ #002-97) was approved by the Board of Supervisors on August 13, 1997, and rezoned the subject property and a larger area (known as “Eastgate Commerce Center”) from RA (Rural Areas), B2 (General Business), B3 (Industrial Transition), and M1 (Light Industrial) zoned land to B2, B3, and M1 zoned land with proffers. Since then, this area of the County has developed with a shopping center, convenience uses, and industrial uses. The remaining 30.40-acres of B2 on the north side of Tasker Road (i.e. the subject property), remains undeveloped. Comprehensive Plan Conformance: The Comprehensive Plan (adopted November 2021) and the Southern Frederick Area Plan (SOFRED, 2024) provide guidance on the future development of the subject property. The Plan identifies the subject property within the “Route 277 Triangle – Centers of Economy” and having an “business” land use designation. The property is located in the Sewer and Water Service Area (SWSA) and outside the Urban Development Area (UDA). Page 4 of 5 “The Route 277 Triangle Centers of Economy is designed to be a significant area of commercial and industrial opportunity that is fully supportive of the Frederick County Economic Development Authority’s targeted goals and strategies. The intent of the mixed- use designation is to further enhance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. In specific areas a mix of flexible uses, with office uses in prominent locations is encouraged. Such areas are supported by substantial areas of industrial and commercial opportunity and provide for areas that are well designated with high quality architecture and site design. It is the intent of such areas to promote a strong positive community image. Residential land uses are not envisioned in this area.” The proposed minor proffer amendment and existing zoning (B2) is otherwise in conformance with the Plan future land use policies. Transportation & Site Access: REZ #002-97 limited street intersection to Tasker Road to five (5) streets that would create three (3) intersections with Tasker Road. The proposed rezoning seeks to enable an additional connection, enabling six (6) streets and four (4) intersections with Tasker Road. Tasker Road is identified in the Comprehensive Plan as an “improved major collector.” Currently, Tasker Road right-of-way (ROW) is 80-feet (FT)-wide. To meet the envisioned “improved major collector” roadway, 105-FT of ROW would be required. The revised proffer statement (11/6/2025) includes ROW reservation along the property frontage to accommodate future widening. Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis: Proffers (Revision Date 11/06/2025) Staff Comment Entrance Connections No comment. Thirty Foot (30’) Wide Road Efficiency Buffer ROW dedication specifically proffered to allow for future widening of Tasker Road. Page 5 of 5 Below is the Generalized Development Plan (GDP) revised November 6, 2025 which depicts the proposed (revised) connections to Tasker Road and ROW reservation for future widening. Planning Commission Summary from their 11/05/25 Regular Meeting The Planning Commission discussed this item at their regular meeting on November 5th and stated a continued need to be able to accommodate future widening of Tasker Road along the subject property frontage. As noted, that need for future widening was otherwise accommodated through the proffered road efficiency buffer which was now to-be-removed from the proffers. The applicant stated their willingness to amend the proffer statement to provide the ROW dedication prior to Board of Supervisors action. The Planning Commission unanimously recommended approval of the rezoning for a minor proffer amendment with the ROW dedication included (Commissioner Markert – absent). This is a minor proffer amendment not requiring a public hearing. Following a public meeting, staff is seeking a decision by the Board of Supervisors on this rezoning application.