HomeMy WebLinkAbout02-04 ApplicationMay 5, 2004
Mr. Charles E. Maddox, Jr.
Gilbert W. Clifford Associates, Inc.
117 E. Piccadilly St.
Winchester, VA 22601
RE: REZONING #02 -04, SEMPELES PROPERTY
Dear Chuck:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of April 27, 2004. The above referenced application was approved to rezone 10.35 acres
from RA (Rural Areas) to B2 (Business General) and 101.92 acres from RA (Rural Areas) to M1
(Industrial Light) District. The subject properties are located east and adjacent to Martinsburg Pike
(Route 11 North) and north and adjacent to Woodbine Road (Route 669). The properties are
identified with Property Identification Numbers 34 -A -2 and 34 -A -4, in the Stonewall Magisterial
District.
The proffers that were approved as a part of this rezoning application are unique to these properties
and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for
your records.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerely,
Christopher M. Mohn, AICP
Deputy Planning Director
CMM/bad
cc: /George and Carol Sempeles, 331 Woodbine Road, Clearbrook, VA 22624
Ada Tyler, Stonewall District Supervisor
/J�rry Copp, VDOT Resident Engineer
e Anderson, Real Estate
,_Alex Gray, Planning Development
/John Light, Stonewall Planning Commissioner
em: DeHaven, Jr., Stonewall Planning Commissioners
107 North Kent Street Winchester. Virginia 22601 -5000
COUNTY of FREDERICK
Department of Planning and Development
540/665 -5651
FAX: 540/665 -6395
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REZONING APPLICATION #02 -04
SEMPELES PROPERTY
Staff Report for the Board of Supervisors Public Hearing
Prepared: April 20, 2004
Staff Contact: Christopher M. Mohn, AICP, Deputy Planning Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 04/07/04 Recommended Approval
Board of Supervisors: 04/27/04 in
PROPOSAL: To rezone 10.35 acres from RA (Rural Areas) District to B2 (Business General) District
and 101.92 acres from RA (Rural Areas) District to M1 (Industrial Light) District. The total area subject
to this rezoning request is 112.27 acres.
LOCATION: The property is located east and adjacent to Martinsburg Pike (Route 11 North) and
north and adjacent to Woodbine Road (Route 669).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER(S): 34 -A -2 and 34 -A -4
PROPERTY ZONING PRESENT USE: Rural Areas (RA) District Vacant
ADJOINING PROPERTY ZONING PRESENT USE:
North: Berkeley County, WV Residential, Vacant
South: Rural Areas (RA) District Residential, Vacant
Light Industrial (M1) District Industrial (Butler Manufacturing)
East: Rural Areas (RA) District Residential, Vacant
West: Rural Areas (RA) District Residential, Institutional
Business General (B2) District Commercial
PROPOSED USE: Industrial /Commercial
REZ #02 -04, Sempeles Property
Page 2
April 20, 2004
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The addendum you have submitted for review provides a significant
improved flow of traffic and a reduction of congestion (projected LOS of at all intersections) at the
intersection of Route 669 and the north bound ramps of Interstate 81. This change, along with a partial
signalization agreement at the Route 11 and Woodbine Road intersection, will provide a plan that VDOT
can support.
Fire Marshal: Plan approval recommended.
Frederick- Winchester Service Authority: No technical comments.
County Engineer: Please see attached letter from HarveyE. Strawsnyder, Jr., P.E., Director ofPublic
Works, dated 04/01/03.
Sanitation Authority: The construction contract for the project to serve this property with water and
sewer has been awarded. All easements have been provided and construction will begin within a month.
Completion of the project is expected in October 2004.
Historic Resources Advisory Board: Please see attached letter from Rebecca A. Ragsdale, Planner
1, dated 03/03/03.
County Attorney: Proffers appear to be in proper form.
Frederick County Inspections: No comment required at this time. Shall comment at the time of site
plan review.
Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that
the proposed site plan will not have an impact on operations at the Winchester Regional Airport. While
the proposed development lies within the airport's airspace, it does fall outside of the airport's Part 77
surfaces.
Planning Zoning:
1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle)
identifies the subject parcels as being zoned A -2 (Agricultural General). The County's
agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption
of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The
corresponding revision of the zoning map resulted in the re- mapping of the subject properties
and all other A -1 and A -2 zoned land to the RA District.
The Northeast Land Use Plan (NELUP) was amended by the Board of Supervisors on November
12, 2003 to modify land use and transportation provisions applicable to the subject site.
Specifically, the path of a planned major collector road was relocated to follow existing
Woodbine Road (Route 669), as opposed to bisecting the site as originally envisioned.
39)
REZ #02 -04, Sempeles Property
Page 3
April 20, 2004
Additionally, the business land use designation was added in the vicinity of the intersection of
Martinsburg Pike (Route 11 North) and Rest Church Road (Route 669), which coincides with
the frontage of the subject site.
2) Comprehensive Policy Plan
Land Use
The two parcels comprising this rezoning request are located within the boundaries of the
Northeast Land Use Plan (NELUP), and are located wholly within the Sewer and Water Service
Area (SWSA). The NELUP envisions the majority of the area comprised by the subject parcels
as developing with industrial land uses, with the frontage of the site along Martinsburg Pike
(Route 11 North) designated for business land use. (Comprehensive Policy Plan, p. 6 -36, p. 6-
Transportation
Consistent with the general transportation policies of the Comprehensive Policy Plan, the
NELUP specifies that proposed development should only occur if impacted road systems will
function at Level of Service (LOS) "C" or better. The NELUP indicates that improvement of
roads to maintain this level of service objective is the responsibility of the private property owner
or developer. Moreover, the transportation policies of the NELUP encourage the development
of connector roadways within industrial areas and the implementation of measures that will
facilitate the improvement of Martinsburg Pike (Route 11 North) to a four lane highway.
(Comprehensive Policy Plan, p. 6 -36.2, 6 -36.3, 7 -5)
Planning Staff Comment
The rezoning proposal offered by the applicant is generally consistent with the applicable land
use and transportation policies of the Comprehensive Policy Plan, and, in particular, the
Northeast Land Use Plan (NELUP). Specifically, conformance with adopted policy is achieved
as follows:
Land Use:
The configuration of zoning districts proposed by the applicant correctly corresponds with the
multiple planned land use designations applicable to the site, with the M1 (Light Industrial)
District and B2 (Business General) District applied to the areas designated for industrial and
business land uses, respectively. The land use objectives articulated for the site by policy may
be effectively achieved through these zoning designations.
Transportation:
The transportation program proffered by the applicant includes elements encouraged by the
NELUP, such as an internal connector roadway linking Martinsburg Pike and Woodbine Road
(Route 669), improvements and right -of -way dedication on Martinsburg Pike, and a commitment
to enter a signalization agreement for the intersection of Martinsburg Pike and Woodbine Road.
REZ #02 -04, Sempeles Property
Page 4
April 20, 2004
Moreover, the proffered transportation program achieves the functional objectives established
by policy, as the road network serving the proposed project is projected to maintain Level of
Service (LOS) "C" conditions or better.
3) Site Suitability
The subject properties do not contain any environmental features or constraints that would either
hinder or preclude site development. In particular, the site does not include any areas of steep
slopes, flood plain, or wetlands /hydrologic soils.
The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils
comprising the subject parcels fall under the Oaklet Carbo Chilhowie soil association. The
predominant soil type on the site is Oaklet silt loam, 2 to 7 percent slopes (map symbol 32B),
which is identified by the survey as prime farmland.
The applicant has proffered that a geotechnical analysis will be completed prior to site plan
approval for any commercial or industrial development on the site. Effective management of
unique geological characteristics or conditions identified through such analysis will be required
to secure site plan approval.
4) Potential Impacts.
a) Transportation
Impact Analysis Statement: The traffic impact analysis (TIA) prepared for this
application calculated transportation impacts based upon the following development
assumptions:
Industrial Park: 1,197,900 square feet
Retail: 98,000 square feet
Using traffic generation figures from the I.T.E. Trip Generation Manual, 6`h Edition, the
applicant projects traffic impacts for the development in terms of project build -out,
which is expected to occur by 2012. The TIA indicates that at project build out, the
planned uses will result in the generation of 13,422 new average daily trips (ADT). (See
"A Traffic Impact Analysis of the Sempeles Property," p. 4)
The new trips generated by the development will be absorbed by an external road
network consisting of Martinsburg Pike (Route 11), Woodbine Road (Route 669) and
the Exit 323 interchange of Interstate 81 at Rest Church Road (Route 669). This
external network will be linked to the development via a proffered internal connector
road, which will align with Rest Church Road at its intersection with Martinsburg Pike
and extend through the site to link withWoodbine Road.
REZ #02 -04, Sempeles Property
Page 5
April 20, 2004
Access management is critical to the build out projections of the TIA. Indeed, the TIA
assumes that site access for all truck traffic will be restricted to the Woodbine Road
entrance. Outbound truck traffic will exit the site via the connector road at either the
Woodbine Road or Martinsburg Pike site entrances. To facilitate this access
arrangement, the applicant has proffered to participate in a signalization agreement for
the intersection of Martinsburg Pike and Woodbine Road. The TIA does not account
for any restrictions on car access.
The TIA concludes that the improvements proffered by the applicant will ensure Level
of Service (LOS) Category "C" conditions or better on study area roads during peak
traffic periods at project build -out (2012). (See "An Addendum To: A Traffic Impact
Analysis of the Sempeles Property").
VDOT Comment: The addendum you have submitted for review provides a significant
improved flow of traffic and a reduction of congestion (projected LOS of "C" at all
intersections) at the intersection of Route 669 and the north bound ramps of Interstate
81. This change, along with a partial signalization agreement at the Route 11 and
Woodbine Road intersection will provide a plan that VDOT can support.
b) Historic Resources
c) Water Sewer
The Frederick County Rural Landmarks Survey does not identify any potentially
significant historic resources on the site of the proposed rezoning. Moreover, according
to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of
Virginia, the subject site is not included in any battlefield study area and does not
contain any core battlefield resources.
It is noted that several structures included in the Frederick County Rural Landmarks
Survey are located on properties adjacent to the subject site. Of these resources, only
Saspirilla Springs #156) is identified as potentially significant, which is located
immediately east of the site and is occupied by the applicant as a single family
residence. The Historic Resources Advisory Board (HRAB) considered this rezoning
proposal at its February 25, 2003 meeting. The HRAB offered no adverse comments
concerning the proposal.
The applicant indicates that public sewer and water service will be provided to the site
pursuant to the concept plan prepared by the Frederick County Sanitation Authority
(FCSA) for the extension of such facilities to the Rest Church Road interchange area.
The water consumption /wastewater generation for the uses envisioned on the site is
projected to be approximately 35,000 gallons per day (GPD).
REZ #02 -04, Sempeles Property
Page 6
April 20, 2004
FCSA Comment: The construction contract for the project to serve this property with
water and sewer has been awarded. All easements have been provided and construction
will begin within a month. Completion of the project is expected in October 2004.
5) Proffer Statement Revised Through March 2004
General Development Plan (Proposed Proffer Statement, p. 1)
The applicant has proffered that development of the site will occur in conformance with the
General Development Plan (GDP) submitted with the proposed proffer statement (dated March
8, 2004). The GDP references the location of certain proffered improvements (i.e., transportation
features) and further delineates the proposed commercial and industrial components of the site.
Street Improvements (Proposed Proffer Statement, p. 1 2)
a. Martinsburg Pike Frontage: The applicant has proffered to complete the following
improvements along the site's Martinsburg Pike frontage:
(1) Construction of a 12 -foot wide lane on the northbound side of Martinsburg Pike;
(2) Dedication of 14 feet of additional right -of -way for Martinsburg Pike; and
(3) Installation of two commercial entrances on the north and south sides of the
connector road intersection with Martinsburg Pike. The proffered commercial
entrances will be at least 36 feet in width, and the south entrance will be limited
to right in/out movements.
b. Industrial Access /Internal Connector Road: The applicant has proffered to construct an
industrial access road that will align with Rest Church Road at its intersection with
Martinsburg Pike. This internal connector road will traverse through the site and link
with Woodbine Road. The right -of -way for the road is proffered to consist of 80 feet.
c. Signal Modification: The applicant has proffered to modify the VDOT proposed three
(3) way traffic signal at the Rest Church Road/Martinsburg Pike intersection to
accommodate a four (4) way intersection.
d. Signalization Agreement: The applicant has proffered to enter into a signalization
agreement involving partial cost sharing for the Woodbine Road/Martinsburg Pike
intersection. The establishment of this agreement is proffered to occur prior to approval
of the first site plan for the Ml zoned portion of the site.
e. Traffic Impact Analysis: The applicant has proffered to provide a traffic impact analysis
(TIA) with each site plan for an industrial use on the site. Any additional road
improvements deemed necessary by the TIA to maintain acceptable level of service
conditions will be negotiated between the applicant, VDOT and Frederick County prior
to site plan approval.
REZ #02 -04, Sempeles Property
Page 7
April 20, 2004
Landscape Design Features (Proposed Proffer Statement, p. 2)
a. The applicant has proffered to provide a twenty (20) foot wide landscaped green strip
along the site's frontage on Martinsburg Pike. Included within this landscaped area will
be a low berm complemented by suitable low profile landscaping.
Planning Staff Comment: It is noted that the Generalized Development Plan (GDP)
does not include a design detail of the proffered landscaped green strip. Indeed, with
the exception of the low berm, the planned composition and appearance of this
important corridor design feature has not been defined.
On Site Development (Proposed Proffer Statement, p. 2 3)
The applicant has proffered to include language governing construction standards in the deed
covenants and restrictions for the individual industrial sites within the project. These standards
will be privately administered and enforced during the site development process.
Additional Site Proffers (Proposed Proffer Statement, p. 3)
The applicant has proffered to employ the following site design standards, which will be
administered and enforced by county staff during review of subsequent development
applications:
a. All utilities will be installed underground.
b. Street trees will be planted along both sides of the proffered industrial access /internal
connector road The street trees will be installed on 50 foot centers and will consist of
a minimum caliper of 2 inches at time of planting.
c. Stormwater management pond facilities will be lined with impervious liner materials
to protect against groundwater impacts.
d. A geoteclmical analysis and study will be prepared for all proposed commercial and
industrial structures prior to site plan approval.
e. Retail sale of diesel fuel for trucks will be prohibited on the site.
Monetary Contribution to Offset Impact of Development (Proposed Proffer Statement, p. 3)
The applicant has proffered to contribute a total of $20,000 to Frederick County to aid mitigation
of fiscal impacts associated with the proposed development. This contribution will be submitted
by the applicant at the time of issuance of the first building permit for the site. The applicant has
proffered that this contribution be disbursed as follows:
REZ #02 -04, Sempeles Property
Page 8
April 20, 2004
Fire and Rescue Services $15,000
Sheriff 3,000
Administration Building 2,000
PLANNING COMMISSION SUMMARY ACTION OF 04/07/04 MEETING:
The primary area of discussion among Commissioners was the anticipated truck traffic that would be
generated by this site. In particular, the applicant and VDOT were questioned regarding the extent to
which the proposed transportation plan accounted for the coordinated flow and stacking of truck traffic
associated with the Sempeles site and the Flying J facility located on the opposite side of the interchange.
Although some Commissioners believed gridlock would result from the close proximity of Route 11 to
Interstate 81, coupled with the traffic generated by the Flying J site and existing vehicular traffic, the
majority of members believed the traffic issues were solvable. A request was made for the applicant
to present specific methods for traffic coordination at the master development plan stage. Concern was
also raised for impacts to the existing residential uses fronting on Route 11 and the applicant assured the
Commission that noise and light infiltration would be addressed.
During the public comment portion of the meeting, a member from the Board of Trustees of Rest United
Methodist Church came before the Commission to express the board's concem with traffic conditions
in the area. In particular, it was noted that access to the church site had been significantly constrained
due to the recent improvement project involving the Rest Church Road bridge. The Rest United
Methodist Church representative clarified that the board was concerned primarily with the VDOT
response to the reported site access problems, and that it had no objection to the subject rezoning
application. A copy of a letter submitted by the Rest United Methodist Church Board of Trustees to
Senator Russell Pots concerning the access issue and the VDOT response to date was included with the
official record of this application.
A representative from VDOT was available to answer questions at the meeting. He believed the
transportation problems had been substantially addressed, especially in light of the improvements that
were made at the Rest Church bridge and the intersection of Rest Church Road (Rt. 669) and
Martinsburg Pike (Rt. 11). It was further noted that Woodbine Road had been improved as an industrial
access roadway. VDOT did not foresee any potential future problems arising from this site.
By a majority vote, the Planning Commission recommended approval of the rezoning as follows:
YES (TO APPROVE): Unger, Thomas, Ours, Fisher, Rosenberry, DeHaven
NO: Gouchenour, Morris,
ABSTAIN: Light
(Please note: Commissioners Straub, Watt, Kriz, and Triplett were absent from the meeting.)
REZ #02 -04, Sempeles Property
Page 9
April 20, 2004
STAFF CONCLUSIONS FOR THE 04/27/04 BOARD OF SUPERVISORS MEETING:
This application is a request to rezone 112.27 acres of land to the B2 and M1 Districts. Specifically,
the applicant is seeking to rezone 10.35 acres to the B2 District and 101.92 acres to the Ml District
The Comprehensive Policy Plan articulates the planned land uses applicable to the subject parcels
through the policies of the Northeast Land Use Plan (NELUP). The NELUP designates the subject
parcels for industrial and business development, respectively. Moreover, the site is located within the
Sewer and Water Service Area (SWSA). As described in this staff report, the development program
proposed through the requested rezoning is consistent with the adopted policies of the Comprehensive
Policy Plan.
Following the requisite public hearing, a decision to either approve or deny this application would be
appropriate.
R
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end Nancy Compher, Pastor
The Honorable Russell Potts
Senate of Virginia
PO Box 396
Richmond, VA 23218
Dear Senator Potts
orttj freberi! QCjjarge
Pest United Methodist Church
February 9, 2004
1233 Ite5t Chuck Jkoab
Ctearbrook, in 22624
(540) 665 -2926
White United Methodist Church
As you are aware, the recent Virginia Department of Transportation (VDOT) construction
project involving the new six -lane bridge over Interstate 81 on Va. Rt. 669 has caused considerable
controversy within the local community and with local property owners in northern Frederick County.
One of the controversies remaining unresolved involves the unsafe entrance /exit to and from US Rt. 11
to the parking lot of the Rest United Methodist Church, which is immediately adjacent to Rt. 669.
During the course of the construction the church's access to Rt. 669 was permanently closed, leaving
only one entrance /exit to and from the parking lot. To further compound the single entrance situation,
the entrance /exit to the parking lot is within 100 feet of the Rt. 669 US Rt. 11 intersection. This, by
VDOT's own admission, creates an unsafe traffic condition.
To date (covering about 2 years of dialogue), Rest United Methodist Church (through the Winchester
district of the Virginia Methodist Conference and through the law office of Mr. Thomas M. Dickinson
Jr.) has attempted to reach a fair and equitable settlement with VDOT regarding the loss of the second
entrance /exit, and more importantly the unsafe traffic condition created by the construction project.
However, it now appears to the members of Rest United Methodist Church that VDOT continually
attempts to delay and/or prolong bringing this issue to acceptable closure.
Rest Church has provided a gathering place for worship for many northern Frederick County residents
over the years, and has been a landmark in the local community for over 100 years. However, many
members of the congregation are now gravely concerned over the unsafe entrance /exit created by the
construction project. The existing traffic hazard not only threatens the safety of the present congregation
(the majority of whom are your constituents), but also reduces the viability of the church due to a limited
and unsafe facility to support the present and future needs of the church.
Due to space limitations herein, I have not provided any details relative to the issue; however, I am
confident that the Reverend Jay Hanke, District Superintendent of the Winchester District of the United
Methodist Church, and/or Mr. Tom Dickinson, Esq., would welcome the opportunity to speak with you
and discuss the details surrounding the situation.
Page 2 of 2
As Rest United Methodist Church has stated many times over the past two years, the congregation is not
seeking to capitalize on the Commonwealth of Virginia regarding any perceived damages to this church
created with the widening of Rt. 669. However, the members of Rest United Methodist Church do
believe VDOT should bear the burden of restoring a safe access to its property. Therefore, the Trustees
are seeking any help you and/or your staff can provide in resolving and bringing this matter to closure in
a timely manner.
Sincerely,
Robert D. Van Metre
Chairman, Board of the Trustees
Rest United Methodist Church
1233 Rest Church Road
Clearbrook, VA 22624
Copies to:
The Honorable Beverly herwood
House of Delegates
General Assembly Building
PO Box 406
Richmond, VA 23218
The Reverend Dr. Jay Hanke
Superintendent, Winchester District
The United Methodist Church
21 South Kent Street
Winchester, VA 22601
Tom Dickinson, Esq.
102 -2 South Kent Street
Winchester, VA 22601
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Mr. Charles E. Maddox, Jr., P.E.
Vice President
Gilbert W. Clifford and Associates, Inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Semples Rezoning
Frederick County, Virginia
Dear Chuck:
April 1, 2003
We have completed our review of the proposed rezoning and offer the following
comments:
COUNTY of FREDERICK
Department of Public Works
540/665 -5643
FAX: 540/678 -0682
1) Refer to Section II, Summary. The discussion indicates that all site traffic will use
the direct connection at Route 11 and Rest Church Road thereby minimizing the
impact of the development on the existing transportation system. We recommend
that the planned commercial site traffic also be funneled to this direct connect
rather than allowing entrances off of Route 11.
2) Refer to Section III, Impact Analysis "A" Site Background and History. The
discussion references the probable extension of water and sewer facilities to this
area. Discussions with the sanitation authority staff indicate that these extensions
could occur within the next fiscal year.
3) Refer to Section III, Impact Analysis "C" Site Suitability. We recommend that a
geological study be performed at the master development phase to delineate any
pertinent karst features (i.e., sinkholes, rock ledges, etc.) that may exist on the site.
This study will aid in locating drainage structures, detention ponds and roads.
4) We strongly support your offer to line stormwater management ponds in the karst
terrain as outlined under Section "F" Site Drainage.
107 North Kent Street Winchester, Virginia 22601 -5000
1 I Semples Rezoning
Page 2
1 April 1, 2003
5) Under Section "G" Solid Waste Disposal Facilities, the estimated solid waste
generation of 14.9 tons per day at build -out will result in a waste flow increase of
approximately three (3) percent at the existing landfill.
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I can be reached at 665 -5643 if you have any questions concerning the above comments.
cc: Frederick County Planning and Development
file
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Sincerely,
Harvey I Jr., P.E.
Director of Public Works
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March 3, 2003
Mr. C. E. Maddox, Jr., P. E., Vice President
Gilbert W. Clifford Associates, Inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Historic Resources Advisory Board (HRAB) Comments
Sempeles Rezoning -Rest Church Area
Dear Chuck:
The Frederick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during
their meeting of February 25, 2003. The HRAB reviewed information information associated with the Frederick
County Rural Landmarks Survey Report, National Park Service Study of Civil War Sites in the Shenandoah
Valley and information provided by the applicant.
Historic Resources Advisory Board Comment
The 103 -acre parcel proposed for rezoning from the RA (Rural Areas) District to the M -1 (Light Industrial) and
B -2 (Business General) Zoning Districts is not located within any battlefield study areas as identified by the
National Park Service Study of Civil War Sites in the Shenandoah Valley. There are several historic properties
identified in the Frederick County Rural Landmarks Survey Report located proximate to the property proposed
for rezoning. Directly adjacent properties include the Brining -Adams House, the Rest United Methodist Church,
the Schlack House (located on the subject site), and Sasparilla Springs. Sasparilla Springs is listed as potentially
significant in the Rural Landmarks Survey Report. There were no adverse comments by the HRAB regarding
this rezoning request. The HRAB agrees with the applicant's suggested buffers and screening along the perimeter
of the site.
Please contact me if you have questions regarding this comment from the HRAB.
Sincerely,
attaira
Rebecca A. Ragsdale
Planner I
RAR/bah
cc: George Sempeles, 331 Woodbine Road, Clearbrook, VA 22624
U:\ COMMnTEES\ HRAB \Comments\2oo3 \SempelesRZ.wpd
107 North Kent Street Winchester, Virginia 22601 -5000
COUNTY of FREDERICK
Department of Planning and Development
540/665 -5651
FAX: 540/665-6395
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtarnedfrom'thep
Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent'
Street, Winchester.
1. Applicant:
Name: Gilbert W. Clifford Associates, Inc. Telephone: 667 -2139
Address: c/o C. E. Maddox, Jr., P.E., VP
117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601
2. Property Owner (if different than above)
Name: George M. Carol T. Sempeles Telephone: 662 -5802
Address: 331 Woodbine Road
Clearbrook, Virginia 22624
3. Contact person if other than above
Name: C.E. Maddox, Jr.
4. Checklist: Check the following items that have been included with this application.
Location Map
Plat
Deed of property
Verification of taxes paid
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
Agency Comments
Fees
Impact Analysis Statement
Proffer Statement
Telephone: 667 -2139
FEB 0 6 2004
r LANNItia cb7S.ik "rtr
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5. The Code of Virginia allows us to request full disclosure of ownership in relation
to rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
George M. Sempeles
Carol T. Sempeles
6. A) Current Use of the Property: Vacant
B) Proposed Use of the Property: Industrial/Commercial
7. Adjoining Property: See attached
PARCEL ID NUMBER
USE ZONING
8. Location: The property is located at (give exact location based on nearest road and
distance from nearest intersection, using road names and route numbers).
East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine
Road)
Information to be Submitted for Capital Facilities Impact Model
2
Acres
Current Zonin
Zonin Re s uested
nal
RA
B-2
n!
RA
M -1
n Total acreage to be rezoned
In order for the Planning Staff to use its capital facilities impact model, it is necessary for
the applicant to provide information concerning the specifics of the proposed use
Otherwise, the planning staff will use the maximum possible density of intensity scenario
for the proposed Zoning District as described on page 9 of the application package.
9. Parcel Identification/Location: Parcel Identification Number 34 -A -2, 34 -A -4
Districts
Magisterial: Stonewall High School: James Wood
Fire Service: Clearbrook Middle School: James Wood
Rescue Service: Clearbrook Elementary School: Stonewall
10. Zoning Change: List the acreage included in each new zoning category being
requested.
11. The Yalv4ving information should be provided according to the type of rezoning
proposed:
Number of Units Proposed
Single Family Home 0 Townhome 0 Multi- Family 0
Non Residential Lots 0 Mobile Home 0 Hotel Rooms 0
Square Footage of Proposed Uses
Office 200,000 SF Service Station 8,000 SF
Retail 65,000 SF Manufacturing 500,000 SF
Restaurant 25,000 SF Warehouse 500,000 SF
Other
3
12. Signature:
Applicant(s)
Owner(s)
I (we), the undersigned, do hereby respectfully make application and petition the
Frederick County Board of Supervisors to amend the zoning ordinance and to change the
zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to
enter the property for site inspection purposes
I (we) understand that the sign issued when this application is submitted must be placed
at the front property line at least seven days prior to the Planning Commission public
hearing and the Board of Supervisors' public hearing and maintained so as to be visible
from the road right -of -way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Carol T. Sempeles
Date
Date
Date
Date 3 /Lso /C
4
ID#
Name
Address
Zoned
Use
24 -A -1
Virgil Ruth D Fiddler
4836 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -2
Marvin 0 Elizabeth S Renner
4822 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -3
Otis E Margie K Golliday
4810 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -4
Otis E Margie K Golliday
4810 Martinsburg Pike, Clearbrook, VA 22624
RA
Vacant
24 -A -5
Otis E Margie K Golliday
4810 Martinsburg Pike, Clearbrook, VA 22624
RA
Vacant
24 -A -6
Otis E Margie K Golliday
4810 Martinsburg Pike, Clearbrook, VA 22624
RA
Vacant
24 -A -7
Sanford L Silver
4804 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -9
Boyd L Bloomer
4784 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -11
Rhonda Coe Lynch
4754 Marti nsburg Pike, Clearbrook, VA 22624
RA
Residential
24 -A -10
John Francis Rhonda Coe Lynch
4754 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
34 -A -5A
George M. Semples
331 Woodside Road, Clearbrook, VA 22624
RA
Agricultural
34 -A -6A
Butler Manufacturing Co.
P.O. Box 25, Clearbrook, VA 22624
MI
Industrial
34 -A -6B
John Huyett Light
2973 Woodside Road, Clearbrook, VA 22624
RA
Vacant
34 -A -1
Rest Methodist Church
1233 Rest Church Road, Clearbrook, VA 22624
RA
Religious
33A -A -25
George M Carol T Semples
331 Woodbine Road, Clearbrook, VA 22624
RA
Residential
33A -A -26
Leslie Osborne Pope
136 Jordan Drive, Winchester, VA 22602
RA
Vacant
33A -A -27
Delores Esther Ellis
4568 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
33A -A -27A
Molden Real Estate
2400 Valley Avenue, Winchester, VA 22601
RA
Residential
33A -A -28
Roger L Phyllis A Helsley
497 Front Royal Pike, Winchester, VA 22601
RA
Residential
33A -A -29
Thelma M Curry Robin A Light
4592 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
33A -A -30
Fred Milton Rebecca A Kitts
4600 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
33A -A -31
Donald V Barbara N Smallwood
108 Juliet Lane, Bunker Hill, WV 25413
RA
Vacant 4
33A -A -33
Delmar B Cynthia K Larrick
4622 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
33A -A -11
H. M. Funkhouser Co.
2150 S. Loudoun Street, Winchester, VA 22601
B2
Commercial
33A -A -12
Manuel C DeHaven
4273 Martinsburg Pike, Clearbrook, VA 22624
M2
Vacant
33 -A -104
Manuel C DeHaven
4273 Martinsburg Pike, Clearbrook, VA 22624
RA
Agricultural
33A -A -24
Allen J Linda L Paugh
208 Woodbine Road, Clearbrook, VA 22624
RA
Residential
33A -A -16
Betty L Stine Cooke, etals
4481 Martinsburg Pike, Clearbrook, VA 22624
RA
Residential
33A -A -17
Mary C Kerns
146 Woodbine Road, Clearbrook, VA 22624
RA
Vacant
33A -A -18
Molden Real Estate
2400 Valley Avenue, Winchester, VA 22601
RA
Residential
33A -A -19
Betty M Shillingburg
160 Woodbine Road, Clearbrook, VA 22624
RA
Residential
33A -A -20
Benjamin D Fitzwater, Jr
166 Woodbine Road, Clearbrook, VA 22624
RA
Residential
Sempeles
33A -A -21
John W Harden Katherine T., Eiland
174 Woodbine Road, Clearbrook, VA 22624
RA
Residential
33A -A -22
Maynard L Virginia S DeHaven
184 Woodbine Road, Clearbrook, VA 22624
RA
Residential
33A -A -23
Lester B McDonald
P.O. Box 4435, Leesburg, VA 20177
RA
Residential
33A -A -24
Sharon A Shanholtz
3733 Dort Place, Columbus, OH 43227
RA
Commercial
34 -A -6C
Frederick County School Board
P.O. Box 3508, Winchester, VA 22604
M1
Educational /Tax Exempt
33A -A -34
The Rainbow Group
1908 S. Loudoun Street, Winchester, VA 22601
RA
Vacant