043-25 (CPPAApplelandProperties) Board Action - Denial
CPPA #01-24 FOR APPLELAND PROPERTIES
Action:
PLANNING COMMISSION: January 15, 2025 Recommended Approval
BOARD OF SUPERVISORS: February 13, 2025 Motion Failed
Motion to Amend the Comprehensive Plan Appendix I
Kernstown Area Plan
(CPPA #01-24 for Appleland Properties)
WHEREAS,the Comprehensive Plan was adopted by the Board of Supervisors on November 10,
2021; and
WHEREAS,Comprehensive Policy Plan Amendment(CPPA)#01-24 for Appleland Properties is
proposed to amend the Frederick County Comprehensive Plan and Appendix I -Kernstor1,17 Area
Plan to expand the Urban Development Area (UDA) and to designate the future land use
classification to "Residential" for parcels: 74-A-74, 74-A-75, 74-A-75D, and 75-A-27A totaling
96.82+/- - acres. The amendment also makes minor modifications to the planned transportation
network across the subject properties; and
WHEREAS, the Planning Commission and Board of Supervisors held a joint work session on
August 14, 2024 to discuss the proposed CPPA and authorized it to go forward for public hearing;
and
WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) reviewed the proposed
CPPA at their November 18, 2024 regular meeting and offered no comments; and
WHEREAS, the Planning Commission held a public hearing during their regular meeting on
January 15, 2025 and recommended adoption of CPPA #01-24 for Appleland Properties by the
Board of Supervisors; and
WHEREAS, the Board of Supervisors held a public hearing during their regular meeting on
February 13,2025.
THE MOTION TO ADOPT COMPREHENSIVE PLAN AMENDMENT (CPPA) 01-24,
APPLELAND PROPERTIES,, FAILED this 13th day of February 2025 by the following
recorded vote:
Blaine P. Dunn No Robert T. Liero No
John F. Jewell Aye Robert W. Wells Aye
Heather H. Lockridge No Josh E. Ludwig No
Judith McCann-Slaughter No
COPY ATTEST
01
Michael L. Bolllro er
Frederick Coun Administrator
Number 043-25
1 V
COUNTY of FREDERICK
w
w B ® Department of Planning and Development
540/ 665-5651
158 Fax: 540/665-6395
MEMORANDUM
TO: Frederick County Board of Supervisors
FROM: M. Tyler Klein,AICP, Senior Planner
SUBJECT: CPPA 901-24 for Appleland Properties
DATE: January 31,2025
Location & Current Land Use Designation:
The subject properties are located immediately north of and adjacent to the Town of Stephens City and west
of Route 1 I 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 the mapped floodplain (Opequon
Creek). The area plan further identifies the subject property as within the `Bartonsville South" sub-area.
Comprehensive Policy Plan Amendment(CPPA)Proposal:
Additionally,the proposal includes revisions to the area plan text to speak to the development of residential
(age-restricted)in the Bartonsville South sub-area,connectivity to residential development within the limits
of the Town of Stephens City, and extensive buffering and screening along Opequon Creek and historic
areas to the north (Bartonsville). Revisions to the transportation network include modifications to planned
future major collector roadway across the subject properties including removing connections to the north
and east that connected the Town of Stephens City to Springdale Road and plan text changes.
Staff Comments:
Given the details of the proposal as outlined above, the proposed CPPA and resulting development in
have the potential to harmonize within the surrounding area.
Since the joint work session,staff have worked closely with the applicant,VDOT and the Town of Stephens
City regarding proposed future transportation improvements needed in this area of the County. Previously
adopted plans included a connection to the north and west across the CPPA subject parcels to ultimately
connect a planned collector roadway to Springdale Road. While this connection served a broader goal for
a north/south"Stephens City Bypass"to alleviate traffic,particularly truck traffic,on Route I I it otherwise
seemed impractical to construct given topographic,hydrologic (Opequon Creek/floodplain), planned land
use challenges and because of closing the Springdale Road railroad crossing as part of the County's
Renaissance Drive project.
It is worth noting that the Town of Stephens City is a major stakeholder in how the bypass coordinated and
connected to the northside of town limits as they have planned for its construction for many years. The
Town expressed a desire to maintain the connection, across the subject parcels, directly to Route 11 in
accordance with what they view as furthering the Town and County's joint land use planning if feasible.
Expanding the UDA to include the subject properties to enable residential development was deemed
otherwise appropriate as the adjoining present use to the south is residential and to the north is
CPPA 901-24—Appleland Properties
Page 2
environmental and historic areas where business uses(as was the designated future land use)would be far
more impactful to adjoining properties and were less desirable on the subject properties with significant
business land uses planned at the 37/81/11 interchange in Kernstown and the Exit 307 interchange area
with Stephens City and Route 277.Including plan text to ensure age-restricted development limits potential
capital impact to County services,particularly public schools if and when a rezoning is submitted.
Meeting Summary, Conclusion & Requested Action:
A joint work session of the Planning Commission and Board of Supervisors was held on August 14,2024,
and the Appleland Property CPPA was directed forward for additional study and authorized for public
hearing through consensus at the August joint work session.
The Comprehensive Plans and Programs Committee (CPPC)reviewed the revised proposal on November
18,2024,and supported the proposed changes,including the proposed removal of the future planned major
collector roadway altogether across the subject properties and inclusion of amended plan text to speak to
the development of residential in the Bartonsville South sub-area of the Kernstown Area Plan.
The Planning Commission held a public hearing on January 15,2025.Four(4)members of the public spoke
regarding the proposed CPPA citing a need to harmonize desired growth with traffic and circulation,
particularly with the Town of Stephens City.There was no Planning Commission discussion.The Planning
Commission unanimously recommended approval of the CPPA(Commissioners Kozel&Triplett—absent)
as recommended by the CPPC.
Since the Planning Commission public hearing and action, staff has included a proposed modification to
the future transportation network to preserve a conclusion to the Stephen's City bypass by showing the
existing planned connection back to Route 11 through the subject properties, and to remove the proposed
connection west through properties currently planned to remain rural in nature.
This item is presented for public hearing. Staff are seeking a decision by the Board of Supervisors on this
proposed CPPA.
Questions regarding the CPPAs may be directed at staff.
Attachments: 1.Kernstown Area Plan Text& Map Revisions
2.Appleland CPPA Application Materials
APPENDIX I - AREA PLANS
KERNSTOWN AREA PLAN
BOARD OF SUPERVISORS
APPROVED ON JANUARY 26, 2017
PLANNING COMMISSION
RECOMMENDED APPROVAL JANUARY 4, 2017
AMENDED
NOVEMBER 19, 2024
Kernstown Area Plan 67
APPENDIX I - AREA PLANS
KERNSTOWN AREA PLAN
The Kernstown Area Plan study area is generally located along Route 11, south of the City of
Winchester, north of the Town of Stephens City, and west of I-81. The Kernstown Area Plan
builds on the Route 11 South Corridor Plan, and the balance of the Southern Frederick Area
Plan which was adopted in 1998, by incorporating the western portion of this plan into the
Kernstown Area Plan.
A series of maps have been prepared which identify future land use, transportation, and
natural, historical, and community facilities within the study area.
Within this plan, the Shady Elm Road area continues its economic development emphasis, the
Route 11 corridor seeks to capitalize on Interstate Commercial opportunities, the industrial
land uses north of Route 37 and east of Route 11 are reinforced, and the Bartonsville and
Kernstown historical and cultural areas have been identified.
The Kernstown Area Plan in the vicinity of Route 37 and Interstate 81 feeds directly into the
Senseny/Eastern Frederick Urban Area Plan with the Crosspointe Development. Interstate 81
improvements at the 310 Interchange, Phase 1 of which has now been completed, in this
location further supports this area plan. Route 11, Valley Pike, links the Kernstown Area Plan
with the City of Winchester to the north and the Town of Stephens City to the south.
The Kernstown Area Plan promotes a new area of new land use focus; the Kernstown
Neighborhood Village in the Creekside area, along the west side of Route 11. This area should
promote an attractive street presence along the frontage of Route 11 and reaffirm Kernstown
as a distinct community, blending the old with the new, and building on the successful
developments that have occurred in this area of the County.
Land Use
The goal of this area plan is to integrate the commercial and industrial (C/I) opportunities and
the areas of mixed use with future transportation plans and to recognize the historical and
natural resources abundant in this area plan.
Shady Elm Economic Development Area
The Shady Elm Economic Development Area is designed to be a significant area of C/I
opportunity that is fully supportive of the Frederick County Economic Development Authority's
targeted goals and strategies. The intent of the industrial designation is to further enhance
the County's C/I areas and to provide focus to the County's future regional employment
centers. In specific areas a mix of flexible uses, with office uses in prominent locations is
encouraged. Such areas are supported by substantial areas of C/I opportunity and provide
for areas that are well designed with high quality architecture and site design. It is the intent
of such areas to promote a strong positive community image.
Kernstown Area Plan 68
APPENDIX I - AREA PLANS
Kernstown Interstate Commercial at Exit 310
Located at a highly visible location on a prominent interstate interchange, this area of land
use both north and south of Route 37 along Route 11, is designed specifically to accommodate
and promote highway commercial land uses and commercial uses that continue to promote
this area as a regional commercial center.
Particular effort must be made to ensure that access management for the supporting
transportation network is a key priority as the function of the interstate and primary road
network is of paramount importance. Access to the areas of interstate commercial land uses
shall be carefully designed. Access Management is a priority along the Route 11 corridor.
The building and site layout and design of the projects shall be of a high quality. In addition,
an enhanced buffer and landscaping area shall be provided adjacent to the Interstate 81 right-
of-way, its ramps, and along the main arterial road, Route 11, the Valley Pike. A significant
corridor appearance buffer is proposed along Route 11 similar to that established for Route
50 West corridor in the Round Hill Land Use Plan which consisted of a 50-foot buffer area,
landscaping, and bike path. The recently developed Kernstown Commons provides an
excellent example of an enhanced buffer and landscaping area along Route 11 that also
includes a multi-purpose trail that serves the area.
Kernstown Industrial Area
The existing industrial land uses north of Route 37 and both east and west of Route 11 are
reinforced with this area plan. Industries including Trex and H. P. Hood, are well established
and should continue to be supported in this area. Additional C/I opportunity that is fully
supportive of the Frederick County Economic Development Authority's targeted goals and
strategies should be promoted. The intent of the industrial designation is to further enhance
the County's C/I areas and to provide focus to the County's regional employment centers.
Kernstown Creekside Neighborhood Village
Kernstown Creekside Neighborhood Village serves as a focal point to the Kernstown Area and
as a gateway feature for this important County location. In addition, the Kernstown Creekside
Area serves as a gateway into the City of Winchester, and on a broader scale, a gateway
feature for this portion of Frederick County as citizens and visitors approach this portion the
County from the south. This neighborhood village should promote a strong positive
community image. Residential land uses would be permitted only as an accessory component
of the neighborhood village commercial land uses. This area should have a strong street
presence with particular attention being paid to the form of the buildings adjacent to Route
11. It is the intent of this plan to reaffirm Kernstown as a distinct community, blending the
old with the new, and building on the successful developments that have occurred in this area
of the County.
Kernstown Area Plan 69
APPENDIX I - AREA PLANS
Defined Rural Areas
The Kernstown Area Plan seeks to further define the boundary between the Rural and Urban
Areas of the community. As noted, the above areas of proposed land use combine to frame
the western boundary of the County's urban areas. In addition, the rural areas to the west
of Shady Elm Road south of the industrial areas further define the County's urban area in this
location. The plan provides enhanced recognition of the rural residential land uses, and the
agricultural areas adjacent to Middle Road. This recognition and the location and boundaries
of the proposed land uses further promote a clean separation between the County's rural and
urban areas. The continuation of agricultural uses west of Route 37 and Shady Elm Road will
encourage the continuation of agribusiness activity and protect the integrity of the properties
voluntarily placed in the South Frederick Agricultural and Forestal District.
Kernstown Battlefield and Bartonsville Sensitive Natural Areas (SNA's)
A historic district designation or use of conservation easements is recommended for the
portion of the Grim Farm, site of the Kernstown Battlefield owned by the Kernstown Battlefield
Association (KBA) that is located in the County. This designation is intended to recognize the
preservation of the core area of the Kernstown Battlefield. County regulations stipulate that
the formation of a historic district must be accomplished through the consent of the
landowner. The County continues to support the Kernstown Battlefield Association's efforts in
preserving and promoting this tremendous County resource.
A similar designation should be pursued, in conjunction with property owners, in the
Bartonsville area. In addition to its historical significance, much of the Bartonsville area is
also within the 100-year floodplain and would therefore be otherwise limited in terms of
development potential. In Bartonsville, the rehabilitation, adaptive reuse, or restoration of
historic structures should be encouraged. Future development applications that have historic
resources on the property should incorporate the resources on the site into development. Any
future development should be sensitive to those resources present on the site.
There are several historic sites and markers in the Kernstown Area Plan. Those sites and
markers should be buffered from adjacent development activities and preserved in their
original condition whenever possible during any development or land use planning.
The Springdale Flour Mill is located in the center of Bartonsville and would be ideal for use as
a key element for the Bartonsville Rural Historic Area. It would be appropriate for the use on
the property to develop as something which would encourage the protection of the structure
and provide a use which encourages adaptive reuse users to utilize the property.
Bartonsville South
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. At time of writing,
it remains relatively undeveloped. The majority of this segment of the study area is currently
Kernstown Area Plan 70
APPENDIX I - AREA PLANS
either used for agriculture or is vacant. 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 Sgorts Center. G n _al eengngeFemal land s-are-envisiened On this
aFea OR the f4b iFe Future residential development envisioned in this area should be age-.
restricted and inter-connected with residential development in the Town of Stephens City to
the south.
As noted, the Route 11 South corridor, in the area in and around Bartonsville, is shown as the
site of a future preservation effort.
One of the significant elements of this plan is the buffering of Route 11 South. This southern
section of the corridor from Stephens City, north to Bartonsville is intended to be set apart
from the existing commercial development along the northern third of the corridor. The intent
is that, through a combination of setbacks, vegetative screening, planting of shade trees along
the edge of the right-of-way, and the provision of bike way and pedestrian access, the corridor
would have a parkway-like appearance. A planted median strip is also envisioned when this
section of Route 11 South becomes four-lane. Uses locating within this section of the corridor
would be expected to have no direct access to Route 11 South, but rather would access a
proposed east-west connector road which in turn would intersect Route 11 South.
Valley Pike Trail
For the Kernstown Area Plan, it is recommended that a new multi-purpose path be constructed
along the length of Valley Pike through the study area connecting areas of land use, in
particular those resources identified as sensitive natural areas, and providing connections with
the City of Winchester and the Town of Stephens City. This pathway should be consistent with
that of the path that exists in several locations along the road today. Examples of this such a
recreational resource would provide an excellent example for other opportunities in the
County.
In general, the goals for land use in the Kernstown Area Plan are to:
• Promote orderly development within areas impacted by new infrastructure.
• Provide a balance of industrial, commercial, residential, and agricultural areas.
• Promote mixed-use development in-lieu of large areas of residential.
• Concentrate industrial and commercial uses near and around interstate, arterial, and
major collector interchanges and intersections.
• Encourage the preservation of prime agricultural areas and the continuation of
Agricultural and Forestal Districts.
As noted in the Transportation Chapter of the Plan, as road projects and development or
redevelopment take place, the development and associated transportation facilities should be
accessible to all users. This means inclusion of bicycle and pedestrian facilities and
accommodations as well as the following points:
Kernstown Area Plan 71
APPENDIX I - AREA PLANS
• Ensure connectivity with existing or proposed bicycle or pedestrian transportation
accommodations wherever possible. In particular, those planned or existing in the
Town of Stephens City or in the City of Winchester.
• Pedestrian facilities should be constructed that connect neighborhoods to commercial
areas, employment areas and public facilities to promote access and walkability.
• Trails should be planned and constructed that connect the Kernstown area, the
proposed Valley Pike Trail, and Bartonsville (see the Valley Pike Trail example
described in the land use section).
• Linear parks should be constructed along creeks where permissible due to topography.
Residential Development
Future residential land uses within the Kernstown Area Plan afe-ei*s planned within the
Urban Development Area UDA in the locations identified as the Kernstown Creekside
Neighborhood Village and Bartonsville South.
Within the Kernstown Creekside Neighborhood Village, + new residential uses should
complement the existing residential uses, should be generally of a higher residential density
and may include a neighborhood commercial element. ampenent as desc-Fibed on the
It will be very important to mix
residential development in this area with the right balance of commercial uses.
Residential development in Bartonsville South should include a mix of age-restricted housing
types. Extensive buffering and screening along Ooeauon Creek should be provided to protect
the natural and historic resources. These natural and historic resources should be further
highlighted by their incorporation into recreational amenities for prospective developents and
the community at large.
New residential development may
include slightly higher residential densities that may fall within the 6-12 units per acre range
(this is generally attached houses, small lots, and may also include multifamily and a mix of
other housing types). These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with established patterns within the
study area and the densities needed to support the future residential land uses envisioned in
the Plan.
The residential land uses west of Shady Elm Road within the study area are envisioned to
remain rural area residential in character. Shady Elm Road south is considered the boundary
between the urban areas and rural areas within the western part of this study area. This
provides a transition area to the Opequon Creek and to the well-established rural character
of the Middle Road and Springdale Road area.
Business Development
Kernstown Area Plan 72
APPENDIX I - AREA PLANS
The Plan identifies a prime area for industrial land uses, the Shady Elm Economic Development
Area, to capitalize on future C/I employment opportunities. Existing areas of industrial
development are recognized with additional development promoted. Regional commercial
development opportunities are reinforced in the Kernstown Interstate commercial area. In
addition, an area is identified for neighborhood village commercial use, including retail, to
accommodate existing residential communities and to build upon the successful Creekside
commercial project.
The improvements to the Exit 310 Interchange on interstate 81 at Route 37 furthers the
significant commercial opportunities by identifying these land uses in the Kernstown
Interstate Commercial at Exit 310 area. Future improvements identified for this area are
envisioned to continue to enhance this area's major role for commercial and industrial
development.
Transportation
The Plan's Eastern Road Plan identifies several significant transportation improvements within
the study area boundaries. These plans call for improvements to existing road alignments
and interchanges, the relocation of existing roadways, and the construction of new road
systems and interchanges. Transportation improvements to the interstate, arterial, and
collector road systems will contribute to improved levels of service throughout the study area
and will shape the land use patterns in the short and long term.
In support of the new areas of land use, a transportation network has been proposed which
relates to the location and context of the areas of land use, promotes multi-modal
transportation choices and walkability, furthers the efforts of the Win-Fred MPO, and reaffirms
the planning done as part of the Route 11 South Plan and the original Southern Frederick
Plan. In this study there is a direct nexus between transportation and land use.
The improvements to Interstate 81 at Exit 310, will provide an improved orientation for the
County's primary road system and provides new opportunities to create a transportation
network which supports the future growth of the community in the right locations. This area
is also heavily influenced by the ongoing and future improvements to Route 11 South, Shady
Elm Road, and the future extension of Renaissance Drive to complete a key east-west
connection south of Route 37. Should industrial areas south of Renaissance Drive seek
additional points-of-access alona Shady Elm Road, frontage improvements may need to be
made. , on the aFea neFth of the Town of-Stephens Gity, the Fead netw&r-k
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
Kernstown Area Plan 73
APPENDIX I - AREA PLANS
promoted in order to improve safety and corridor traffic flow through the reduction of conflict
points.
The context of the collector road network is proposed to be different with the focus being
placed on a thoroughfare design that is accessible to all users and a more walkable
environment. Particular attention should be paid to street network within the Kernstown
Creekside Neighborhood Village Area to ensure that is highly walkable. The change in context
in this specific location is to ensure compatibility with adjacent land uses and community
goals. The surrounding land use, site design, and building design are features that will help
create context and promote the improvement of this area as a focal point and as a place with
more distinct character. Attention should be provided to the context of the street in the
Neighborhood Village Commercial Areas to ensure that these prominent locations are safe
and accessible to all modes of transportation. Bicycle and pedestrian accommodations should
be fully integrated to achieve a transportation network that is open to all users. Appropriately
designed intersection accommodations should include pedestrian refuge islands and
pedestrian actualized signals.
In general, Route 11 south of Apple Valley Road will provide for a more functional street open
to all users. North of Apple Valley Road, Route 11 will have a more urban scale with a character
that builds upon the architecture established in the existing Creekside area.
Special attention should be paid to ensure the transportation considerations of the Town of
Stephens City to the south and the City of Winchester to the north are fully coordinated.
In addition, transportation improvements in the Kernstown Battlefield area and the
Bartonsville area should include taking a proactive approach in creating safe interconnected
routes to the battlefield park from the adjacent areas and creating additional access points.
Traffic calming across the entire frontage of Kernstown Creekside Neighborhood Village is
warranted with special attention placed on providing a safe and efficient access to this mixed-
use area of the community.
Consistent application of Comprehensive Plan goals to achieve an acceptable level of service
on area roads and overall transportation network, level of service C or better, should be
promoted. Further, efforts should be made to ensure that additional degradation of the
transportation beyond an acceptable level of service shall be avoided. Consideration of future
development applications within the study area should only occur when an acceptable level
of service has been achieved and key elements and connections identified in this plan have
been provided.
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Kernstown Area Plan 74
APPENDIX I - AREA PLANS
Community Facilities
The need for public spaces within the study area needs to be acknowledged. Opportunities for
small public spaces within the Kernstown Creekside Neighborhood Village or Bartonsville
South should be pursued.
The public facility element of the Kernstown Area plan should directly correlate to the Public
Facilities chapter of the Comprehensive Plan. The public facilities element should also expand
upon the existing Comprehensive Plan and ensure that opportunities for needed public
facilities, which are not currently identified, are not missed. The development community
should work with FCPS, Fire & Rescue, and Parks and Recreation to determine future public
facility needs.
With regards to Public Utilities, Frederick Water and the County should continue to ensure the
availability of adequate water resources in conjunction with the future land uses identified in
Area Plans and future development, determine the capacities of water and sewer treatment
facilities and projected impacts of future land uses, and provide opportunities for expansion
of water and sewage treatment facilities. Currently the City of Winchester provides service
for certain areas located within this land use plan; going forward, service for new development
should solely be provided by Frederick water.
Kernstown Area Plan 75
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APPLELAND PROPERTIES
2024 CPPA APPLICATION
Back Creek Magisterial District
Frederick County, Virginia
TM #74-A-74, 74-A-751 74-A-75D,
& 75-A-27A
74A Tk
T6A 75L
x
JJ a
,,�lii9 7dA 75 ISAITA �,
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
Comprehensive Plan Amendment Initiation Request Form
Project Name: Appleland Properties
The undersigned,being all of the owner(s),contract purchasers,or the respective duly authorized agent
thereof, do hereby petition to change the Comprehensive Plan as shown on the accompanying plans,
maps, and graphics which are made part of this application,as follows:
PIN From: To: Acres
74-A-74 Environmentally Sensitive Areas(ESA) Age-Restricted Residential 1.62
74-A-75 Business/ESA Age-Restricted Residential 68.68
74-A-75Q Business/ESA Age-Restricted Residential 6.63
75-A-27A Business Age-Restricted Residential 19.89
Total Acreage: 96.82
Location-the property is located at(give street addresses) if assigned or otherwise exact location based
on nearest road and distance from nearest intersection, using road names and route numbers):
367 Springdale Road, 369 Springdale Road; adjacent to Valley Pike (US Route 11),
Springdale Road (VA Route 649), and the incorporated limits of the Town of Stephens City.
Provide the following information for all applicable parties,provide additional pages if necessary:
Owner of Property Authorized Agent(s)
Name: Ralph S.Gregory Trustee/Pippin Enterprises LLC Name: NVR, Inc.do Richard Lanham
Mailing Address: 164 Meadow Trace Lane Mailing Address: 3926 Pender Dr. Suite 200
City/State/Zip: MiddletownNA/22645 City/State/Zip: Fairfax/VA/22030
Phone: Phone:
Email. Email:
Contract Purchaser/Lessee Engineer
Name: Name: Greenway Engineering, Inc. c/o Christopher Mohn
Mailing Address: Mailing Address: 151 Windy Hill Lane
City/State/Zip: City/State/Zip: WlnehesterNA/22602
Phone: Phone: (540) 662-41 S5
Email: Email: cmohn aagreenwayeng.corn
*Check the box next to the contact to which correspondence should be sent.
APPLELAND PROPERTIES CPPA APPLICATION
ADDITIONAL PROPERTY OWNERS (TAX MAP#74-A-75D)
Name:Joshua S. and Taylor Brooke Gregory
Malting Address: PO Box 520
City/State/Zip: Stephens City/VA/22655
Phone: (!
Email: i
, natu:'es;
I (we), the undersigned, have read the application, understand its intent, and do hereby respectfully
snake application to and petition the Frederick County Board of Supervisors to amend the
Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to
Frederick County officials and other authorized government agents on official business to enter the
property as necessary to process this application.
I(we) hereby certify that this application and its accompanying materials are true and accurate to the
best of my(our)knowledge,
Signed this _2 da of r 1
Signature of O er/Applicant
Signed this day of
Signature of Owner/Applicant
Signed this day of
Signature of Owner/Applicant
If anyone other-than the owne►-is signing,a Power-of Attor-ney must be attached.
gnatures.
I (we), the undersigned, have read the application, understand its intent, and do hereby respectfully
make application to and petition the Frederick County Board of Supervisors to amend the
Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to
Frederick County officials and other authorized government agents on official business to enter the
property as necessary to process this application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to the
best of my(our) knowledge.
Signed this day of ,� --��
�Y
ignature o wne`/Applicant
Signed this day of
Signature of Owner/Applicant
Signed this day of
Signature of Owner/Applicant
If anyone other than the owner rssrgning, a Power-of Attorney must be attached.
/i gnatures:
I (we), the undersigned, have read the application,understand its intent, and do hereby respectfully
make application to and petition the Frederick County Board of Supervisors to amend the
Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to
Frederick County officials and other authorized government agents on official business to enter the
property as necessary to process this application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to the
best of my(our)knowledge.
Signed this f q _day of
Signed this day of
SignatUre of Owner/Applicant
Signed this day of
Signature of Owner/Applicant
If anyone other than the owner is signing,a Power of Attorney must be attached..
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2024 COMPREHENSIVE PLAN AMENDMENT
JUSTIFICATION AND ANALYSIS
Project Name: Appleland Properties Comprehensive Plan Amendment
Parcel Information,Requested Change:
PIN From: To: Acres
Environmentally Sensitive Areas Age-Restricted
74-A-74 Outside UDA, Inside SWSA Residential 1.62
Inside UDA& SWSA
Business/Environmentally Sensitive Areas Age-Restricted
74-A-75 Outside UDA, Inside SWSA Residential 68.68
Inside UDA& SWSA
Business/Environmentally Sensitive Areas Age-Restricted
74-A-75D Outside UDA, Inside SWSA Residential 6.63
Inside UDA& SWSA
Business Age-Restricted
75-A-27A Outside UDA, Inside SWSA Residential 19.89
Inside UDA& SWSA
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:
Page 1 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: cmohn2greenwneng.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.
Page 2 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.
Page 3 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
Page 4 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 oflarge areas ofresidential.
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 ofAgricultural 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 1/z mile of the site. The following information describes existing and future land
use characteristics within this radius boundary:
➢ Properties north,east,and west of the subject property are zoned RA(Rural Areas)District,
RP (Residential Performance) District, B3 (Industrial Transition) District, and MI (Light
Page 5 of 8
Industrial)District. The subj ect 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.
➢ 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.
➢ 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-a-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.
➢ 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.
➢ The Ml- 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.
➢ 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.
➢ 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.
Page 6 of 8
➢ 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.
➢ 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 (ITETripGenl1), 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 ITE ITE Rate AM PM Total
Yield Code (avg. trips per unit) Peak Peak ADT
Senior Adult Housing - 275 units 251 4.31 94 107 1,185
Single Family
PROJECTED TRIP GENERATION
PLANNED BUSINESS LAND USE
Weekday Trip Generation
Land Use Projected ITE ITE Rate(avg. trips per AM PM Total
Yield Code 1,000 s Peak Peak ADT
Shopping Center 1,537,992 sf 820 37.01 4,414 6,290 56,921
>150k
Page 7 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.
Page 8 of 8
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COUNTY of FREDERICK
Department of Planning and Development
iAl, 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.
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 (CPPQ 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
6/24/24, 1:23 PM Mail-Tyler Klein-Outlook
'[External]'Appieland Properties Comprehensive Plan Amendment
Spielman, Joseph (VDOT) <Joseph.Spiel man @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>
0 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 CPPAjustification and analysis.pdf,
Appleland Properties CPPA location exhibit.pdf,
Chris,
We have reviewed the Appleland Properties CPA and offer the following comments.
TM 74-A-74
TM 74-A-75
TM 74-A-75D
TM 75-A-27A
Appleland Properties: Land use plan change from RA to Residential Performance District—96.82 acres
with 250—275 units of 55+ community dwelling units (single family detached/attached) —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.
Rya n
XVDOT
Joseph Ryan Spielman
Land Development Engineer/Edinburg Residency
Virginia Department of Transportation
540-535-1829
joseph.spielman vdot.virginia.gov
https://outlook.offiice365.com/mail/inbox/id/AAQkADUOZjM1Zjk1 LTg2YzEtNDU2ZS1iOTY3LWIxYzc0ODM1 NWQOYwAQAIS%2BWMfL5BtOu9Y2uuBe... 1/1
FREDERICK
WATE R
315 Tasker Road PH(540)868-1061 Eric R.Lawrence
Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director
www.FrederickWater.com
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
Water At Your Service
Comprehensive Plan Amendment Comments
Frederick County Fire Marshal
Mail to: Hand deliver to:
Frederick County Fire Marshal Frederick County Fire & Rescue Dept.
1800 Coverstone Drive Attn: Fire Marshal
Winchester, Virginia 22602 Public Safety Building
(540) 665-6350 1800 Coverstone Drive
Winchester, Virginia
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the
agency with their review. Attach one copy of your application form, location map and all other pertinent
information.
Applicant's Name: Greenway Engineering, Inc.c/o Chris Mohn Telephone: (540)662-4185
Mailing Address: 151 Windy Hill Lane
Winchester,VA 22602
Email:cmohn@greenwayeng.com
Location of property: 367 Springdale Road,369 Springdale Road;adjacent to Valley
Pike(US Route 11),Springdale Road(VA Route 649),and the
incorporated limits of the Town of Stephens City.
Current Land Use:Business/ESA Land Use requested: Age-Restricted Res Acreage: 96.82
Fire Marshal's Comments:
Fire Marshal's Signature & Date:
Notice to Fire Marshal- Please Return This Form to the Applicant
I RECEIVED JLN - 3 2024
Frederick County Fire and Rescue Department
Office of the Fire Marshal
E rc�t 1080 Coverstone Drive
ate: ��IJ Winchester, VA 22602
LL Phone: 540-665-6350 Fax: 540-678-4739
..........
fmo@fcva.us
Plan Review
Comprehensive Plan
Status: Approved
Proiect Name
Appleland Properties CPPA
367 Springdale Road
Winchester, Virginia 22602
Applicant: Printed Date: 06/11/2024
Greenway Engineering
FGe- neral Information
Received Date: 06/03/2024 Occupancy Type:
Review Begin Date: 06/11/2024 Property Use:
Review End Date: 06/11/2024 Activity Number: 10610007
Hours: 1.5000 Review Cause: Application
Comments:
All future development shall comply with applicable codes of The Frederick County Fire Prevention Code.To include but not limited to:Fire
Apparatus Access,Fire lanes,fire hydrant coverage,etc...
Phili
Adam Hounshell
Lieutenant/Assistant Fire Marshal
Page 1 of 1
Comprehensive Plan Amendment Comments
Frederick County Department of Parks & Recreation
Mail to: Hand deliver to:
Frederick County Frederick County
Department of Parks & Recreation Department of Parks & Recreation
107 North Kent Street County Administration Bldg., 2nd Floor
Winchester, Virginia 22601 107 North Kent Street
(540) 665-5678 Winchester, Virginia
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the
agency with their review. Attach one copy of your application form, location map and all other pertinent
information.
Applicants Name: Greenway Engineering, Inc.c/o Chris Mohn Telephone: (540)662-4185
Mailing Address: 151 Windy Hill Lane
Winchester,VA 22602
Email:cmohn@greenwayeng.com
Location of property: 367 Springdale Road,369 Springdale Road;adjacent to Valley
Pike(US Route 11),Springdale Road(VA Route 649),and the
incorporated limits of the Town of Stephens City.
Current Land Use: Business/ESA Land Use requested: Age-Restricted Res Acreage: 96.82
Department of Parks & Recreation Comments:
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Pks. & Rec. Signature & Date: _moot
Notice to Department of Par Recreation -Please Return This Form to the Applicant
6/24/24, 1:25 PM Mail-Tyler Klein-Outlook
'[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@fcpskl2.net
www.FrederickCountySchoolsVA.net
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Comprehensive Plan Amendment Comments Q 041
Frederick County Economic Development Authority
173
Mail to: Hand deliver to:
45 E. Boscawen Street, 2nd Floor 45 E. Boscawen Street, 2nd Floor
Winchester, Virginia 22601 Winchester, Virginia 22601
(540) 665-0973 (540) 665-0973
Applicant: Please fill out the information as accurately as possible in order to assist the Department of
Planning with their review. Attach one copy of your request form,justification and proposed
changes, existing characteristics analysis, and trip generation analysis.
Applicant's Name: Telephone:
Mailing Address:
Location of property:
Current Land Use: Land Use requested: Acreage:
Frederick County Economic Development Authority Comments:
Three .
These industry sectors are Bioscience, Information Technology and Advanced Manufacturing. Per
our conversations with electric providers,service directly from or in close proximity to high
transmission lines/substations provides the best timing and lowest cost to provide electric service.
The
area requesting a Comprehensive Plan Amendment is in the vicinity of a planned new-
substation. To maximize its competitiveness for these industry targets, Frederick County needs
business ready acreage in direct or close proximity to high transmissionlines/substations.
Notice to Planning Department- Please Return Form to Applicant
CO
s COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
Fax: 540/ 665-6395
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
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000