HomeMy WebLinkAbout08-25 PC Staff Report REZONING #08-25
Eastgate Commerce Center (DRB Group Mid-
Atlantic LLC)
Staff Report for the Planning Commission
Prepared: October 28, 2025
Staff Contact: M. Tyler Klein, AICP, Senior Planner
Executive Summary:
Meeting Schedule
Planning Commission: November 5, 2025 Action: Pending (Action Item)
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
The elimination of the road efficiency buffer
proffer may make the ultimate widening of
Tasker Road, to the planned 105-feet-wide
ultimate condition, difficult. The proposed
proffer statement does not address how future
widening could be accommodated without the
road efficiency buffer.
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uses across Tasker Road are commercial and
industrial, and would otherwise not require a
buffer.
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).”
Not addressed.
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
utility and drainage easements parallel
Tasker Road and conflict with the
existing planting requirements of the
Road Efficiency Buffer proffer,
Frederick Water supports the
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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, 2017) 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).
“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
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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. As noted in the VDOT comment letter,
the elimination of the road efficiency buffer may make future widening of Tasker Road difficult.
The proposed proffer statement does not address how future widening could be accommodated
without the road efficiency buffer.
Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis:
Proffers
(Revision Date 08/18/2025)
Staff Comment
Entrance Connections No comment.
Thirty Foot (30’) Wide Road Efficiency
Buffer
The elimination of the road efficiency buffer
proffer may make the ultimate widening of
Tasker Road, to the planned 105-feet-wide,
difficult. The proposed proffer statement does
not address how future widening could be
accommodated without the road efficiency
buffer.
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Below is the Generalized Development Plan (GDP) dated August 26, 2025 which depicts the
proposed (revised) connections to Tasker Road.
This is a minor proffer amendment not requiring a public hearing.
Following a public meeting, staff is seeking a recommendation from the Planning
Commission to forward to the Board of Supervisors on this rezoning application.
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