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CPPCAgenda2024November181.2024 Comprehensive Policy Plan Amendment Request (CPPA) 1.A.CPPA #01-24 Appleland Properties The CPPC will review the request and provide input to the Planning Commission and Board of Supervisors. AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, NOVEMBER 18, 2024 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC11-18-24CPPA_ApplelandProperties_Redacted.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: November 18, 2024 Agenda Section: 2024 Comprehensive Policy Plan Amendment Request (CPPA) Title: CPPA #01-24 Appleland Properties Attachments: CPPC11-18-24CPPA_ApplelandProperties_Redacted.pdf 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Frederick County Planning & Development Staff SUBJECT: 2024 Comprehensive Policy Plan Amendments (CPPAs) – further study DATE: November 7, 2024 Background This memo summarizes the 2024 Comprehensive Policy Plan Amendment (CPPA) for Appleland Properties that received authorization from the Board of Supervisors for further study. Unlike prior years, staff sought authorization for further study from the Board of Supervisors prior to bringing the items to the CPPC for consideration. 2024 Request Summary 1. Appleland Properties This is a request to change the designation of four (4) parcels totaling 96.82-aces from a “business” and “environmentally sensitive areas” land use designation to “residential” land use designation and to include the properties in the limits of the County’s Urban Development Area (UDA). The subject properties are located immediately north of and adjacent to the Town of Stephens City and west of Route 11 and are included in the Kernstown Area Plan and within the limits of the County’s Sewer and Water Service Area (SWSA), a public utility service area. The area plan currently designates planned land uses for the entirety of the assemblage, with roughly 72 -acres designated as “business” and the remainder as “environmentally sensitive areas,” which corresponds with areas of mapped floodplain. The area plan further identifies the subject property as part of the “Bartonsville South” sub-area. Since the joint work session, and in response to comments from Planning staff, VDOT and the Town of Stephens City, the applicant has further revised the proposed transportation network across the vicinity of the project. This revised exhibit is included immediately following the Statement of Justification. *The Pine Hill Properties CPPA is still active but has not received support for further study at this time. It may go forward to the CPPC at a later date. Conclusion & Requested Action Staff is seeking additional guidance from the CPPC on the appropriateness of this request, if further revisions should be made, and a recommendation to the Planning Commission and Board of Supervisors. Questions regarding the CPPAs may be directed to staff. MTK/ks Attachments: 1. Appleland Properties – Application, Supporting Materials & Agency Comments 3 APPLELAND PROPERTIES 2024 CPPA APPLICATION Back Creek Magisterial District Frederick County, Virginia TM #74-A-74, 74-A-75, 74-A-75D, & 75-A-27A June 1, 2024 Current Owner(s): Pippin Enterprises LLC Ralph S. Gregory Trustee Joshua S. and Taylor Brooke Gregory Contact Person: Christopher Mohn, AICP, VP/Director of Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 4 5 6 7 8 9 75 A 27A74 A 7574 A 7474 A 75DVALLEY PIKETASKER R D TIGNEY DRSPRINGDALERDI81 NI81 SCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.LOCATION EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPALOCATION EXHIBIT500 0 500250FeetLegendAppleland Parcels Outer BoundaryRailroadBACK CREEK DISTRICTËÊ277ËÊ37£¤11MARLBORORDWARRIORDRMIDDLERDTASKERRDAYLORRDWHITE OAK RDSHADYELMRDSPRINGDALERDC ARTERSLN§¨¦81MAIN STVALLEYPIKEFAIRFAXPIKER T 3 7 SRT37 NI81NI81 S1" = 5,000'VICINITY MAPSITESTEPHENS CITYCITY OF WINCHESTER10 Page 1 of 8 2024 COMPREHENSIVE PLAN AMENDMENT JUSTIFICATION AND ANALYSIS Project Name: Appleland Properties Comprehensive Plan Amendment Parcel Information, Requested Change: PIN From: To: Acres 74-A-74 Environmentally Sensitive Areas, Outside UDA, Inside SWSA Age-Restricted Residential Inside UDA & SWSA 1.62 74-A-75 Business/Environmentally Sensitive Areas, Outside UDA, Inside SWSA Age-Restricted Residential Inside UDA & SWSA 68.68 74-A-75D Business/Environmentally Sensitive Areas, Outside UDA, Inside SWSA Age-Restricted Residential Inside UDA & SWSA 6.63 75-A-27A Business, Outside UDA, Inside SWSA Age-Restricted Residential Inside UDA & SWSA 19.89 Total Acreage: 96.82 Property Location: The subject properties are located adjacent to and north of the incorporated limits of the Town of Stephens City, adjacent to and west of Valley Pike (US Route 11 South), adjacent to and south of Springdale Road. Owner Information: PIN 74-A-74 Name: Pippin Enterprises LLC Mailing Address: 164 Meadow Trace Lane, Middletown, Virginia 22645 Telephone Number: PIN 74-A-75 Name: Pippin Enterprises LLC Mailing Address: 164 Meadow Trace Lane, Middletown, Virginia 22645 Telephone Number: Email Address: 11 Page 2 of 8 PIN 74-A-75D Name: Joshua S. and Taylor Brooke Gregory Mailing Address: PO Box 530, Stephens City, Virginia 22655 Telephone Number: Email Address: PIN 75-A-27A Name: Ralph S. Gregory Trustee Mailing Address: 164 Meadow Trace Lane, Middletown, Virginia 22602 Telephone Number: Email Address: Authorized Agent: Name: NVR, Inc. Attn: Richard Lanham, Land Entitlement Manager Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: Email Address: Engineer/Land Use Planner: Name: Greenway Engineering, Inc. Attn: Christopher Mohn, AICP, Vice President/Director of Planning Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: (540) 662-4185 Email Address: cmohn@greenwayeng.com PROPOSED COMPREHENSIVE PLAN MAP AMENDMENT REQUEST Existing Comprehensive Plan land use classification: Business, Environmentally Sensitive Areas wholly within SWSA Proposed Comprehensive Plan land use classification: Age-Restricted Residential wholly within UDA and SWSA Existing zoning and land use of the subject parcel: The four (4) parcels are currently zoned RA, Rural Areas district. The existing land uses are agricultural, residential, and vacant/unimproved. 12 Page 3 of 8 What use/zoning will be requested if the amendment is approved? The four (4) parcels will be proposed to develop with age-restricted residential uses pursuant to the RP, Residential Performance zoning district. Mapped environmental features will be integrated as part of the community. Based on the developable area, the site is expected to accommodate up to 250 - 275 age-restricted dwelling units comprised of a mix of single-family detached and single-family attached units (e.g., gross density of approximately 2.6± units/acre). JUSTIFICATION: The Appleland Properties CPPA application includes an assemblage of four (4) contiguous parcels totaling approximately 96.82 acres (the “subject property”) located adjacent and north of the incorporated limits of the Town of Stephens City. The CPPA application requests a Map Amendment to include the subject property in the Urban Development Area (UDA) and change its long-range land use designation from Business and Environmentally Sensitive Areas to Age- Restricted Residential. If the CPPA application is approved, an application to rezone the subject property to the RP, Residential Performance District will be submitted for development of an age- restricted neighborhood consisting of 250 - 275 dwelling units (e.g., gross density of approximately 2.6± units/acre). The application does not include the existing Appleland Sports Center, which is anticipated to continue operating in its current configuration and will retain its existing Business land use designation. The subject property is located within the boundaries of the Kernstown Area Plan (the “KAP”), which is a small area plan included as part of the Frederick County Comprehensive Plan (the “Comprehensive Plan”) and is wholly within the Sewer and Water Service Area (SWSA). The KAP currently designates planned land uses for the entirety of the assemblage, with roughly 72 acres designated as Business and the remainder as Environmentally Sensitive Areas, which corresponds with areas of mapped floodplain. The KAP further identifies the subject property as part of the Bartonsville South sub-area. (Please refer to Aerial Overview Exhibit, Existing Planned Land Use Exhibit, and Proposed Planned Land Use Exhibit). The subject property is surrounded by land uses of varying type and intensity. Within the Town of Stephens City, nearby properties include a planned residential community currently under development (e.g., Newtown Crossing), undeveloped commercial sites, and a church campus. The subject property borders Appleland Sports Center to the east and south. Opequon Creek and its floodplain generally form the northern edge of the property, separating it from existing residential uses comprising historic Bartonsville. Land use on the opposite side of the adjoining CSX railroad right-of-way consists of large lot residential and agriculture. Properties to the north of Opequon Creek and historic Bartonsville have developed predominantly with commercial and light industrial uses, consistent with the established long-range land use designations of the KAP. 13 Page 4 of 8 The area south of Opequon Creek along Valley Pike, to include the subject property, has not experienced the same commercial growth and instead is defined by a residential and small-town feel approaching Stephens City. The text of the KAP recognizes the character of this area, stating “Perhaps the most outstanding feature of the land from Bartonsville south to the Stephens City limits is the relatively pristine state of the southern portion of the corridor….” (e.g., Route 11) and “Only two, small-scale commercial enterprises are situated in this portion of the corridor. The bigger of the two is a commercial recreational land use known as Appleland.” The low impact nature of the proposed age-restricted residential land use for the subject property aligns with the established character of this portion of the KAP study area. Moreover, future development of the subject property with the proposed age-restricted residential land use will arguably be more compatible with the existing residential uses in historic Bartonsville than virtually any permutation of Business land use as currently planned. Another significant element of the KAP is the Route 11 Corridor viewshed for Bartonsville South. This southern section of the corridor between Stephens City and historic Bartonsville is intended to be set apart from development along the corridor. The intent is that, through a combination of setbacks, buffers, vegetative screening, planting of shade trees along the edge of the right-of-way, and the provision of bike way and pedestrian access, this segment of the corridor would have a parkway-like appearance. Compared to commercial uses that typically seek to maximize visibility to attract potential customers, an age-restricted residential community requires no such exposure and is conducive to heavy buffering and screening and is therefore better aligned with this vision for the Route 11 Corridor viewshed. The proposed Appleland Properties CPPA further promotes the five (5) goals for land use identified by the KAP, as follows: Promote orderly development within areas impacted by new infrastructure. The proposed residential land use will be active adult/age restricted housing with community serving amenities. As such, no school age children are anticipated, meaning the proposed land use will not impact public school facilities and services. No changes to the planned major collector roads are proposed with the CPPA and it is anticipated that final alignments can be accommodated by ultimate development, facilitating important links in the planned transportation network. Additionally, the subject property is wholly within the SWSA with access to public water and sewer infrastructure and is therefore properly located to support age-restricted residential land use. Provide a balance of industrial, commercial, residential, and agricultural areas. The current land use mix envisioned by the KAP is predominantly non-residential, with substantial areas devoted to Business and Industrial land uses. The proposed land use will serve a need for active adult/senior housing in the broader community and help diversify land use along the Valley Pike corridor, thereby promoting a more balanced use mix consistent with this KAP goal. Additionally, the proposed age-restricted residential land use will provide an appropriate transition in land use intensity between the Town of Stephens City and historic Bartonsville, which will ensure contextual compatibility of design and associated impacts. The proposed age-restricted 14 Page 5 of 8 residential land use will complement the positive fiscal impacts of other planned land uses in the area as a net contributor to the local economy, and in addition to its compatibility with the historic character of Bartonsville, will enable preservation of environmentally sensitive areas as contemplated in the KAP. Promote mixed-use development in-lieu of large areas of residential. The existing land uses north of Opequon Creek are largely commercial, retail, and light industrial with very limited residential uses, which are located at the northernmost end of the KAP study area. In fact, there are no residential uses planned along Valley Pike in the area between Stephens City and its intersection with VA Route 37. As such, introducing age-restricted residential land use to the KAP study area as proposed with this CPPA application will promote an improved mix of uses and do so in a manner that advances other inter-related KAP goals, notably protection of historic Bartonsville, preservation of environmentally sensitive areas, and viewshed enhancement in the Bartonsville South sub-area. Concentrate industrial and commercial uses near and around interstate, arterial, and major collector interchanges and intersections. The existing commercial and industrial uses developed along and in the vicinity of Valley Pike near its intersection with VA Route 37/Interstate 81 demonstrate the successful implementation of this KAP goal to date. However, from historic Bartonsville south to the Town of Stephens City, the land use changes dramatically, as acknowledged in the text of the KAP. This change in the intensity and character of land uses along the corridor aligns with and justifies the proposed change in the long-range land use for the subject property from Business to Age-Restricted Residential. The proposed land use change is further aligned with the Transportation Plan for the area, as it will promote a contextually appropriate collector road network focused on thoroughfare-style design elements. Such transportation considerations will enable access to adjoining users and promote a more walkable environment, effectively integrating the site with the established street network in the Town of Stephens City. Encourage the preservation of prime agricultural areas and the continuation of Agricultural and Forestal Districts. This CPPA application will promote agricultural preservation efforts by accommodating age- restricted residential land use in an area well-served by public infrastructure, consistent with over- arching Comprehensive Plan goals of concentrating new development outside of the County’s rural areas. EXISTING CHARACTERISTICS ANALYSIS: Please refer to the attached Characteristics Analysis Exhibits that identify the various properties that are within ½ mile of the site. The following information describes existing and future land use characteristics within this radius boundary: ¾ Properties north, east, and west of the subject property are zoned RA (Rural Areas) District, RP (Residential Performance) District, B3 (Industrial Transition) District, and M1 (Light 15 Page 6 of 8 Industrial) District. The subject property and areas north and east are within the Sewer and Water Service Area (SWSA). The Urban Development Area (UDA) follows the western boundary of the Interstate 81 right-of-way. ¾ Properties south of the subject property are located within the incorporated limits of the Town of Stephens City and are zoned NDD (Newtown Development District), R-1 (Residential District), and I-2 (General Industrial District). Properties located within the Town of Stephens City are served by Town utilities. ¾ The RA-zoned properties located immediately north and east of the subject property are developed with low-density single family residential uses or are vacant and comprise the historic Bartonsville area. These parcels are designated Rural Areas and Sensitive Natural Areas by the KAP and are therefore intended to remain unchanged vis-à-vis land use type and intensity, although they are located wholly within the SWSA. The subject property is separated from the historic Bartonsville area by Opequon Creek and its floodplain, which are identified as Environmentally Sensitive Areas by the KAP. ¾ The RA-zoned properties located immediately west of the subject property are located outside the SWSA and consist of a mix of low-density residential and agricultural uses. These properties are planned to remain Rural Areas and are separated from the subject property by the CSX railroad and the floodplain of Opequon Creek. ¾ The M1- and B3-zoned properties located further north of the subject property are planned for Industrial and Business land uses and are either developed or currently developing with a mix of heavy commercial and industrial uses. These properties are separated from the subject property by the Rural Areas and Sensitive Natural Areas of the historic Bartonsville area. ¾ The RP-zoned properties located east of the subject property are developed with single family detached residential uses in the Greenbriar Village subdivision and vacant/undeveloped. These properties are separated from the subject property by Interstate 81. The Comprehensive Plan identifies the long-range land use designations for these areas as Residential and High Density Residential, and they are wholly within the UDA. ¾ The NDD-zoned properties located immediately south of the subject property in the Town of Stephens City comprise the mixed-use Newtown Crossing community, which is currently being developed by D.R. Horton. Single family detached and single family attached (townhouse) residential uses are currently under construction, and the community also includes parcels designated for open space and future commercial development. 16 Page 7 of 8 ¾ The R-1 zoned property located south of the subject property in the Town of Stephens City is on the opposite side of Valley Pike and is currently developed as a church use (Shenandoah Valley Baptist Church) with associated private school. The Town of Stephens City identifies the future planned land use for this property as Institutional. ¾ The I-2 zoned property located south of the subject property in the Town of Stephens City is currently undeveloped and owned by Frederick Water. The Town of Stephens City identifies the future planned land use for this property as Natural Resources and Recreation. TRIP GENERATION ANALYSIS: The proposed land use change from Business to Age-Restricted Residential will result in a reduction in potential development intensity on the subject property. As noted in the Justification section, roughly 72 acres of the subject property is currently designated for Business land use, which supports rezoning to the B2 (General Business) District for commercial development. For the purposes of assessing potential impacts of a B2 rezoning, Frederick County’s Rezoning Application Package indicates that trip generation analysis should be based on the maximum possible business intensity, which is 21,361 square feet of retail uses per acre of use. As such, if development of the subject property proceeded in accordance with the current Business land use designation, the basis for projecting potential trip generation would be 1,537,992 square feet of retail uses (72 acres x 21,361 sf/acre = 1,537,992 sf). The tables below compare trip generation attributable to this CPPA application with what would otherwise be expected if the current KAP land use designations were implemented. The values used for these projections were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual (ITETripGen11), which is the source currently utilized by VDOT and Frederick County for preparation of transportation impact analysis. PROJECTED TRIP GENERATION PROPOSED AGE-RESTRICTED RESIDENTIAL LAND USE Weekday Trip Generation Land Use Projected Yield ITE Code ITE Rate (avg. trips per unit) AM Peak PM Peak Total ADT Senior Adult Housing - Single Family 275 units 251 4.31 94 107 1,185 PROJECTED TRIP GENERATION PLANNED BUSINESS LAND USE Weekday Trip Generation Land Use Projected Yield ITE Code ITE Rate (avg. trips per 1,000 sf) AM Peak PM Peak Total ADT Shopping Center (>150k) 1,537,992 sf 820 37.01 4,414 6,290 56,921 17 Page 8 of 8 As shown above, the trip generation projections for the proposed Age-Restricted Residential land use are significantly less than what would be expected with development of Business land use. Development at such an intensity would generate substantial traffic that would pose problematic impacts to Valley Pike, the Town of Stephens City, and the historic Bartonsville area. In contrast, the neighborhood-scale residential development envisioned by the proposed Age-Restricted Residential land use designation would create traffic conditions more conducive to the long-term preservation of the unique character of this segment of Valley Pike, which the KAP identifies as a worthy goal. Proposing land uses that will limit trip generation in the immediate vicinity of targeted preservation areas such as Bartonsville and the walkable street network of the Town of Stephens City represents good planning practice. 18 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.KERNSTOWN AREA PLANAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 10-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:APPLELAND CPPAKERNSTOWN AREA PLANPROPOSED UPDATEDTRANSPORTATION MAPBACK CREEK DISTRICT1"=1500'VALLEYPIKERT37 SRT37NMIDDLERDAPPLEVALLEYRDTASK ER RD SHADY EL M RDJONESRDSPRI N G D AL E R DI81 SI81 NHoge RunOpequon CreekHoge RunWinchesterStephens CityCopyright:© 2013 National Geographic Society, i-cubedLegendTown BoundaryParcelsSWSAUDAStreamEastern Road PlanFuture Route 37Improved Major ArterialImproved Major CollectorImproved Minor ArterialImproved Minor CollectorMajor CollectorMinor ArterialMinor CollectorRampRoundaboutSubject ParcelsPROPOSED UPDATED TRANSPORTATION MAP19 T A S K ER R D VALLEYPIKENIGHTINGALEAVEBLUEBIRD D R SHADY ELM RDI81 SI81NPASSAGE RDSPRINGDALE RDCSXCSX75 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.PROPOSED PLANNED LAND USE EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetμAPPLELAND CHARACTERISTICS ANALYSISPROPOSED PLANNED LAND USEEXHIBIT850 0 850425FeetLegendStephens City BoundaryHalf mile bufferProposed UDA ExpansionWetlandsPondAppleland Parcels Outer BoundaryProposed Age Restricted ResidentialUDASWSARailroadStreamLong Range Land UseB2 / B3BusinessHigh-Density Re*IndustrialInstitutionalNeighborhood Vi*ResidentialRural AreasUrban CenterEnvironmentally Sensitive AreasBACK CREEK DISTRICT20 T A S K ER R D VALLEYPIKENIGHTINGALEAVEBLUEBIRD D R SHADY ELM RDI81 SI81NPASSAGE RDSPRINGDALE RDCSXCSX75 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.EXISTING PLANNED LAND USE EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetμAPPLELAND CHARACTERISTICS ANALYSISEXISTING PLANNED LAND USEEXHIBIT850 0 850425FeetLegendRailroadHalf mile bufferAppleland Parcels Outer BoundaryStephens City BoundaryUDASWSALong Range Land UseB2 / B3BusinessHigh-Density Re*IndustrialInstitutionalNeighborhood Vi*ResidentialRural AreasUrban CenterEnvironmentally Sensitive AreasBACK CREEK DISTRICT21 75 A 27A74 A 7574 A 7474 A 75DVALLEYPIKENIGHTINGALEAVESHADY ELM RDBLUEBIRD DR T A S K ER R D I81SI81 NSPRINGDALE RDPASSAGE RDCSXCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data. 2023 Aerial ImageryAERIAL EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetμAPPLELAND CHARACTERISTICSANALYSISAERIAL EXHIBIT850 0 850425FeetLegendStephens City BoundaryHalf mile bufferAppleland Parcels Outer BoundaryRailroadBACK CREEK DISTRICT22 T A S K ER R D VALLEYPIKENIGHTINGALEAVEBLUEBIRD D R SHADY ELM RDI81 SI81NPASSAGE RDSPRINGDALE RDCSXCSX75 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.ZONING EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetμAPPLELAND CHARACTERISTICS ANALYSISZONING EXHIBIT850 0 850425FeetLegendStephens City BoundaryHalf mile bufferAppleland Parcels Outer BoundaryUDASWSARailroadZONINGB2B3M1RPBACK CREEK DISTRICTNOTE: NO SHADING DENOTES THE "RA" ZONE.23 ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!! !!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!VALLEYPIKEBLUEBIRD DRSHAD Y ELM R D T A S K E R R D I81 SI81NSPRINGDALE RDPASSAGE RDCSXCSX8458257907757507557457407358308158007807707 6 5 780715 755705745710 775770740730750740680685670675665755745 765 760755715725710 780 765745720715 770760755750740735730750710705725695765720745725785740735720730725715745720710750735725760755830 81079081579577577075072569575573568067573 0 660695680680670785775755745740730770760785 770745 740780775755 725735730765750745725765745740735730725780775770760730780740740730700690 7907 80 770785 760750745 80078074073073572 5 720715750740725735715740735740725735720710695730715830795 795 780 755740735730725760745725715740735745710715685790775770765760 75 5 770755740755740735760 745 76 5750760735745740735765 76 0745730 745735685680810790785780765755775 7 55 750 7757 5 5775750765 740 7 5 5 74 5 76074073572573072574573072073 5730715 780765770760 77076075574075573575 5 745 73575574573074572573571082581079578078577576576076 0 7 55 765745765750745740735720785770785780775770765760770755760 75 0 755750755750 755745740735740735 750745735725740 730740735740725730730720730 7257307207157057157007056958057957807757807707807757807757707657557507557507557507507457 5 0740 74574074 0 730 7357 30 7357307357307307257 2 5 720725720720700705700690680680 67 5 8208107907857757707757707757707757707657607 65 760 760755725720 725 72072572071070070 5695 70568 5 6906858406 85 705 770700 785725 770735 735685740715720 765735750735750775 720720770750740785765740730725675 670655 815770755740745725740710 77576575 0745760745740750735735730715765760 77576 0 770745765755750745745725710710720820805795790785785775785775765775760765760 755765745760755750750745755745735740750740735725725740720725715720720725715715695705 6956907 0 0675 855825820810805795795 790790 78578 5 775775780780775 77577576576576075075075 5 75075075075 0 750750755750745745740745745745735740745735735740740730735730725720720730730730725720 7307307207257207307257257257207257207257257107057 10 695695705705 695705700700700690690700695690670820815 805800795785790790780785775775770770775775775770 7 70 7707657657657657657 6 5760755760745750755755 75075075075075074574574574575075075075 0 740745745740740735740740740730735730735730735730730730725725725725725725725725 7257257 2 5 72 0 71571069570070070067565567565066575 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.NATURAL FEATURES EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetAPPLELAND CHARACTERISTICS ANALYSISNATURAL FEATURES EXHIBIT850 0 850425FeetLegend!!WaterlineSanitary Sewer Gravity MainSanitary Sewer Force Main5' ContourRailroadStreamWetlandsPondFloodplainStephens City BoundaryHalf mile bufferAppleland Parcels Outer BoundaryBACK CREEK DISTRICTμ24 [e[e[e[e[e[e[e[e[e[eVALLEYPIKETA S K ER R D NIGHTINGALEAVEBLUEB IRD D R SHADY ELM RDI81 NI81 SPASSAGE RDSPRINGDALE RD34-314Zig-ZagTrenches34-1015The Willows34-128SprindaleFlour Mill34-315Stone Houseat Bartonsville34-316House at Bartonsville34-987Ebersole-Petrie House34-1011Carbaugh,S. House34-1014Hinkle, M.Dr. House34-129Shady Oak34-127Springdale75 A 27A74 A 7574 A 7474 A 75DCSXCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.HISTORICAL EXHIBITAPPLELAND CHARACTERISTICS ANALYSISFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 850 FeetμAPPLELAND CHARACTERISTICS ANALYSISHISTORICAL EXHIBIT850 0 850425FeetLegendHalf mile bufferAppleland Parcels Outer Boundary[eLandmarkStephens City BoundaryRailroadBACK CREEK DISTRICT25 TIGNEY DRVALLEY PIKESPRINGDALE RDI81 NI81 SCSX75 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.PROPOSED PLANNED LAND USE EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPAPROPOSED PLANNED LAND USEEXHIBIT500 0 500250FeetLegendStephens City BoundaryProposed UDA ExpansionWetlandsPondSWSAAppleland Parcels Outer BoundaryProposed Age Restricted ResidentialUDAStreamRailroadLong Range Land UseBusinessHigh-Density Re*IndustrialInstitutionalResidentialRural AreasEnvironmentally Sensitive AreasBACK CREEK DISTRICT26 75 A 27A74 A 7574 A 7474 A 75DTIGNEY DRVALLEY PIKESPRINGDALE RDI81 NI81 SCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.EXISTING PLANNED LAND USE EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPAEXISTING PLANNED LAND USEEXHIBIT500 0 500250FeetLegendRailroadAppleland Parcels Outer BoundaryStephens City BoundaryUDASWSALong Range Land UseBusinessHigh-Density Re*IndustrialInstitutionalResidentialRural AreasEnvironmentally Sensitive AreasBACK CREEK DISTRICT27 75 A 27A74 A 7574 A 7474 A 75DVALLEY PIKESPRINGDALE RDI81 NI81 SCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data. 2023 Aerial ImageryAERIAL EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPAAERIAL EXHIBIT500 0 500250FeetLegendAppleland Parcels Outer BoundaryStephens City BoundaryRailroadBACK CREEK DISTRICT28 TIGNEY DRVALLEY PIKESPRINGDALE RDI81 NI81 S75 A 27A74 A 7574 A 7474 A 75DCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.ZONING EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPAZONING EXHIBIT500 0 500250FeetLegendStephens City BoundaryAppleland Parcels Outer BoundaryUDASWSARailroadZoneB2B3M1RPBACK CREEK DISTRICTNOTE: NO SHADING DENOTES THE "RA" ZONE.29 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!TIGNEY DRVALLEY PIKESPRINGDALE RDI81 NI81 SCSX765745730735715725720 765755715745710740690750745720705700730725715760740695690780765760755740785770750735790775745730765750720735 7 30 715785780775755750740760745735765725750735715725710740730720 70 0 7156856807 7 0750735740730 7657607257007557507657457707 60 760750740735745730735725725 72 0 730715 745735745720725710745730755745740735710695770755735730725740720740735730725705695775760780760755745750745 765755750745745740725720715735730720715710705705695695690 7757707657557607507 5074 0 740725730725730720725720715715705705685780 7707807757807757707807707557507607557557507507457457407407357307207257207257207557507507407457407407357407357307257257207607407307 60 740725710705720700755725740735730 715735720750690765750765755725775 755745 750745 735725725725730710700705700775 775775765755755 755750750750745750 750 75075075074574574574 5 74074 0 735730725 7257257 25 725725725 725725725725 725720 720715700695710705700695690795785775775770765765765755755755 755750745745750750 7457457407407 4 0 740740735735735 735730730 73573072572072572572572072571571071071070071068070070070068576575 A 27A74 A 7574 A 7474 A 75DMap Data Source: Frederick County, VA. GIS Department, 2024 Data.NATURAL FEATURES EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetAPPLELAND CPPANATURAL FEATURES EXHIBIT500 0 500250FeetLegendSubject_ParcelsSanitary Sewer Gravity MainSanitary Sewer Force Main5' ContourRailroadStreamWetlandsPondFloodplainStephens City BoundaryAppleland Parcels Outer BoundaryBACK CREEK DISTRICTμ30 [e[e[e[e[e[e[e[e[eTIGNEY DRVALLEY PIKESPRINGDALE RDI81 NI81 S75 A 27A74 A 7574 A 7474 A 75D34-314Zig-ZagTrenches34-128SprindaleFlour Mill34-315Stone House atBartonsville34-316House atBartonsville34-987Ebersole-PetrieHouse34-1011Carbaugh,S. House34-1014Hinkle, M.Dr. House34-129Shady Oak34-127SpringdaleCSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.HISTORICAL EXHIBITAPPLELAND CPPAFREDERICK COUNTY, VIRGINIADATE: 05-29-2024 PROJECT ID: 8703DESIGNED BY: DJCSCALE:1 Inch = 500 FeetμAPPLELAND CPPAHISTORICAL EXHIBIT500 0 500250FeetLegendAppleland Parcels Outer Boundary[eLandmarkRailroadStephens City BoundaryBACK CREEK DISTRICT31 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 October 24, 2024 Chris Mohn, AICP Vice President/Director of Planning Greenway 151 Windy Hill Lane Winchester, VA 22602 RE: Proposed Comprehensive Policy Plan Amendment (CPPA) for Appleland Properties Property Identification Numbers (PIN): 74-A-74, 74-A-75, 74-A-75D, & 75-A-27A Dear Chris: Planning and Development staff offer the following comments on the proposed Comprehensive Policy Plan Amendment (CPPA). This is a request to change the designation of four (4) parcels totaling 96.82-aces from a “business” and “environmentally sensitive areas” land use designation to “residential” land use designation and to include the properties in the limits of the County’s Urban Development Area (UDA). The subject properties are located immediately north of and adjacent to the Town of Stephens City and west of Route 11 and are included in the Kernstown Area Plan and within the limits of the County’s Sewer and Water Service Area (SWSA, a public utility service area). 1. Comprehensive Plan Conformance. The Comprehensive Plan (adopted 2021) and the Kernstown Area Plan (SOFRED, 2017) provide guidance on the future development of the subject properties. The Plan currently designates planned land uses for the entirety of the assemblage, with roughly 72 acres designated as “business” and the remainder as “environmentally sensitive areas,” which corresponds with areas of mapped floodplain. The area plan further identifies the subject property as part of the “Bartonsville South” sub-area. The CPPA, as currently proposed should further expand on how the historic area to the north would be screened/buffered from the proposed future residential land use classification and how “environmentally sensitive areas” may be preserved and/or incorporated into the proposal as recreation, open space, etc. The application requests an expansion of the UDA. Frederick County’s Comprehensive Plan calls for frequent reviews of whether the UDA is adequately sized to accommodate future growth. Since this is a request to expand the UDA the Statement of Justification should address why expansion is necessary. At your request, staff can provide data related to development approved and underway in the UDA. 32 Appleland CPPA – Additional Comments Page 2 2. Transportation & Access The Plan also identifies transportation improvements in the vicinity of the subject properties. The Area Plan notes: “South of Bartonsville, in the area north of the Town of Stephens City, the road network provides for important connections into the Town and to the west to connect with the planned alignment of the Tasker Road flyover of Interstate 81. Access Management is a significant consideration of this study and general transportation planning in Frederick County. This concept is supportive of providing for key connections to the south. The use of frontage roads, minor collector roads, and inter-parcel connections to bring traffic to shared access points and reducing the overall number of access points is promoted in order to improve safety and corridor traffic flow through the reduction of conflict points.” Further, the Plan identifies a need for future study of connectivity in this area of the County: “Further in-depth study should occur in the future regarding the preferred alignment of the road connections in the area immediately south and adjacent to the Bartonsville area. In particular, the Stephens City bypass, particularly in the vicinity of the CSX rail crossing should receive further study to refine the alignment to a configuration that is the most feasible and sensitive to environmental and historical considerations in the area.” The CPPA, as currently proposed, should further expand on how Plan envisioned transportation improvements are being addressed or modified. If revisions are proposed by this plan amendment to add or remove future network improvements, the applicant should provide sufficient justification to modify and propose practical solutions that help further transportation solutions in the area. The CPPA is scheduled to go to the Comprehensive Plans and Programs Committee (CPPC) on November 18, 2024. Any revised materials should be submitted to staff for a timely review no later than Wednesday November 6, 2024. Please feel free to contact me with questions regarding this application. Sincerely, M. Tyler Klein, AICP Senior Planner 33 '[External]'Appleland Properties Comprehensive Plan Amendment Spielman, Joseph (VDOT) <Joseph.Spielman@vdot.virginia.gov> Thu 6/20/2024 1:57 PM To: Chris Mohn (cmohn@greenwayeng.com) <cmohn@greenwayeng.com>; Tyler Klein <tklein@fcva.us> Cc: John Bishop <jbishop@fcva.us>; Johnson, Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov>; Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT.Virginia.gov> 6 attachments (4 MB) Appleland Properties CPPA transmittal VDOT Signed 6.20.24.pdf; Appleland CPPA Map.pdf; Appleland Properties CPPA application.pdf; Appleland Properties CPPA characteristics analysis.pdf; Appleland Properties CPPA justification and analysis.pdf; Appleland Properties CPPA location exhibit.pdf; Chris, We have reviewed the Appleland ProperƟes CPA and offer the following comments. TM 74-A-74 TM 74-A-75 TM 74-A-75D TM 75-A-27A Appleland ProperƟes: Land use plan change from RA to ResidenƟal Performance District – 96.82 acres with 250 – 275 units of 55+ community dwelling units (single family detached/aƩached) – This is projected to produce 1,185 ADT (assuming 275 units) – These units will enter/exit onto 11 and Springdale Rd. We have no issues with this amendment. Ryan Joseph Ryan Spielman Land Development Engineer / Edinburg Residency Virginia Department of Transportation 540-535-1829 joseph.spielman@vdot.virginia.gov 6/24/24, 1:23 PM Mail - Tyler Klein - Outlook https://outlook.office365.com/mail/inbox/id/AAQkADU0ZjM1Zjk1LTg2YzEtNDU2ZS1iOTY3LWIxYzc0ODM1NWQ0YwAQAIS%2BWMfL5BtOu9Y2uuBe…1/134 315 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 June 24 , 2024 Christopher Mohn Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Appleland Properties CPPA 367 and 369 Springdale Road; Property Identification Number 74-A-74, 75, 75D, and 75-A-27A (96.82-acres) Frederick Water appreciates the opportunity to provide comments on the Appleland Properties Comprehensive Policy Plan Amendment (CPPA) submitted to Frederick Water on June 3, 2024. The subject properties are located within the Sewer and Water Service Area (SWSA), so by policy the property has entitlement to access to public water and sewer. There is a 20-inch water main and a 6-inch sanitary sewer force main crossing the property. The water main is active and in use; the sanitary sewer force main is not in service. Any change of use and increase in daily water and sewer flows will warrant an evaluation of the existing facilities’ abilities to accommodate the new use and flows. Downstream sanitary sewer capacities will require study and upgrading to accommodate the flows from the proposed residential development. Improvements to the sewer system to accommodate the proposed use will require the property owner to make significant necessary improvements. Frederick Water could support further study of the Appleland Properties CPPA application with recognition that the property owner will be responsible for addressing the sanitary sewer improvements. Thank you. Executive Director 35 36 37 38 '[External]'Appleland comprehensive plan amendment application Wayne Lee <Leew@fcpsk12.net> Mon 6/17/2024 2:18 PM To: Chris Mohn <cmohn@greenwayeng.com> Cc: George Hummer <hummerg@fcpsk12.net>; Shane Goodwin <goodwins@fcpsk12.net>; Logan Sheppard <shepparl@fcpsk12.net>; Calvin Davis <davisc@fcpsk12.net>; Tyler Klein <tklein@fcva.us> Chris, Good afternoon. We have reviewed the Appleland comprehensive plan amendment application. Because the use proposed is age- restricted housing, which will have no impact on FCPS, we offer no comment. Thanks. Wayne Kenneth Wayne Lee, Jr., ALEP Coordinator of Planning and Development Planning and Construction Office Frederick County Public Schools 1415 Amherst Street Winchester, VA 22601 (office) 540-662-3889 x88249 leew@fcpsk12.net www.FrederickCountySchoolsVA.net Inspire 2025: A Promise for Progress This e-mail message and any attachments are for the sole use of the intended recipient and may contain confidential or privileged information. Receipt by anyone other than the intended recipient(s) is not a waiver of any legal privilege or confidentiality protected under law. Any unauthorized review, use, disclosure or distribution is prohibited and may be a violation of law. If you are not the intended recipient or a person responsible for delivering this message to an intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message. All communications may also be subject to Virginia's Freedom of Information Act. 6/24/24, 1:25 PM Mail - Tyler Klein - Outlook https://outlook.office365.com/mail/inbox/id/AAQkADU0ZjM1Zjk1LTg2YzEtNDU2ZS1iOTY3LWIxYzc0ODM1NWQ0YwAQAFf8LZ0jQrlFgTm7tzfeTSU%3D 1/139 '$(+%-25!%5$%$&.5'$$%.-5 ++ 5'0%.45'%'$52"'($%.50.',.45 !5.'5 %5!2+5.'5 nnZd;8l>Un%e`>>enU=nQZZ`n *IV;F?df>`n)I`EIUI8n n n nZd;8l>Un%e`>>enU=nMZZ`n *IU;F?de?`n)I`EIUJ8n n ()#%.5 #N>8d>nCNNnZheneG?nIUDbT9fJZWn8dn8<;h`8e>Omn 8dn\ZddK:N?nJUnZ`=>`neZn 8ddKdfneG>n>\8beR?XenZAn $O8UUIUEn lIfFn eH>I`n `>kI>ln ..5'%5')45'54'1+5+*0-.5+$50-..'%5%5(,'('- %-53-.%5+.+-.-5%#4--5%5.+)5%+.'%5%!4--5 ]]QJ;8Uedn"8S>n ++++++++++++n+n &>Q>]FZU>n ,++++++n-n !8LPKUEn==a>ddn Z;8fIZYnZBn^c[]>aemn ./////////////////n0n i``>Ufn 8U=n'd@n 8U=n(d>na>_i>dg>=n 12222n3n ;b>8E>n 45n6n '/5.'5!%%%5 )+.$%/5!-5.1+%5 '+$5.'5))!%.5 ++ 5'1%.45'%'$5 2!'($%.50/'+.45'$$%.-5 dŚƌĞĞŽĨ/ŶĚƵƐƚƌǇdĂƌŐĞƚƐƚǇƉŝĐĂůůǇŚĂǀĞƌŽďƵƐƚ;ϱDtƉůƵƐͿĂŶĚƌĞĚƵŶĚĂŶƚĞůĞĐƚƌŝĐĚĞŵĂŶĚƐ͘ dŚĞƐĞŝŶĚƵƐƚƌǇƐĞĐƚŽƌƐĂƌĞŝŽƐĐŝĞŶĐĞ͕/ŶĨŽƌŵĂƚŝŽŶdĞĐŚŶŽůŽŐǇĂŶĚĚǀĂŶĐĞĚDĂŶƵĨĂĐƚƵƌŝŶŐ͘WĞƌ ŽƵƌĐŽŶǀĞƌƐĂƚŝŽŶƐǁŝƚŚĞůĞĐƚƌŝĐƉƌŽǀŝĚĞƌƐ͕ƐĞƌǀŝĐĞĚŝƌĞĐƚůǇĨƌŽŵŽƌŝŶĐůŽƐĞƉƌŽǆŝŵŝƚǇƚŽŚŝŐŚ ƚƌĂŶƐŵŝƐƐŝŽŶůŝŶĞƐͬƐƵďƐƚĂƚŝŽŶƐƉƌŽǀŝĚĞƐƚŚĞďĞƐƚƚŝŵŝŶŐĂŶĚůŽǁĞƐƚĐŽƐƚƚŽƉƌŽǀŝĚĞĞůĞĐƚƌŝĐƐĞƌǀŝĐĞ͘ dŚĞĂƌĞĂƌĞƋƵĞƐƚŝŶŐĂŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶŵĞŶĚŵĞŶƚŝƐŝŶƚŚĞǀŝĐŝŶŝƚǇŽĨĂƉůĂŶŶĞĚŶĞǁ ƐƵďƐƚĂƚŝŽŶ͘dŽŵĂǆŝŵŝǌĞŝƚƐĐŽŵƉĞƚŝƚŝǀĞŶĞƐƐĨŽƌƚŚĞƐĞŝŶĚƵƐƚƌǇƚĂƌŐĞƚƐ͕&ƌĞĚĞƌŝĐŬŽƵŶƚǇŶĞĞĚƐ ďƵƐŝŶĞƐƐƌ,,,,,ĞĂĚǇĂĐƌ,,,,ĞĂŐĞŝŶĚŝƌ,,,,,,,,,,,,ĞĐƚŽƌĐůŽƐĞƉƌŽǆŝŵŝƚǇƚŽŚŝŐŚƚƌĂŶƐŵŝƐƐŝŽŶ,,,,,,,ůŝŶĞƐͬƐƵďƐƚĂƚŝŽŶƐ͘ 40 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 107 North Kent Street, Suite 202 x Winchester, Virginia 22601-5000 June 21, 2024 Chris Mohn Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Appleland Comprehensive Plan Amendment Application Property Identification Numbers (PINs): 74-A-74, 74-A-75, 74-A-75D, and 75-A-27A Magisterial District: Back Creek Dear Mr. Mohn: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Comprehensive Plan Amendment application during their meeting on June 21, 2024. This application proposes amending the long-range land use of +/-96.82 acres from business and rural to age- restricted residential. The properties are located south of Springdale Road (Route 649), west of Valley Pike (Route 11) and north of the Town of Stephens City. Following their review of this application, the HRAB recommended a phase 1 archaeological survey be done for the northern portion of the properties that are within the First and Second Battles of Kernstown. Additionally, the HRAB recommended a phase 1 architectural survey of the Shady Oak House (DHR #034-0129) and that its historic integrity be preserved and incorporated into any future residential development if feasible. Thank you for the opportunity to comment on this application. The HRAB will provide more specific recommendations at the time of rezoning. Please call if you have any questions or concerns. Sincerely, Kayla Peloquin, Planner Planning & Development cc: Lucas Cook, HRAB Chairman 41