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PCAgenda2025March19
1.Call to Order 2.Pledge of Allegiance 3.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 4.Meeting Minutes 4.A.January 15, 2025 Meeting Minutes 4.B.February 19, 2025 Meeting Minutes 5.Committee Reports 6.Citizen Comments 7.Public Hearings 7.A.Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway Engineering) - (Mrs. Peloquin) Submitted for a special event facility, restaurant, and a campground/resort on +/- 44.25- acres. The property is located at 231 Vaucluse Spring Lane, Stephens City, and is identified by Property Identification Number 84-A-53A in the Back Creek Magisterial District. 7.B.Conditional Use Permit #02-25 for Russell Valley Farm, LLC (Pamela & Glen Russell) - (Mrs. Feltner) Submitted for a special event facility on +/- 66.071-acres. The property is located on AGENDA PLANNING COMMISSION WEDNESDAY, MARCH 19, 2025 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC03-19-25MinutesJanuary15.pdf PC03-19-25MinutesFebruary19.pdf PC03-19-25CUP01-25_Redacted.pdf 1 Apple Pie Ridge Road, south of Panarama Drive, Winchester, and is identified by Property Identification Number 32-A-52A in the Gainesboro Magisterial District. 7.C.Comprehensive Plan Amendment (CPPA) #01-24 for Appleland Properties - (Mr. Klein) Submitted to amend the County's adopted Comprehensive Plan and Appendix I - Kernstown 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 properties are located immediately north of the limits of the Town of Stephens City, west of US Route 11 (Valley Pike), and east of Springdale Road in the Back Creek Magisterial District. This proposal was denied by the Board of Supervisors on February 13, 2025 and is being reconsidered. 8.Other 8.A.Carmeuse Presentation 8.B.Current Planning Applications 9.Adjourn PC03-19-25CUP02-25_Redacted.pdf PC03-19-25CPPA_ApplelandProperties_Redacted.pdf 2 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Meeting Minutes Title: January 15, 2025 Meeting Minutes Attachments: PC03-19-25MinutesJanuary15.pdf 3 Frederick County Planning Commission Page 4164 Minutes of January 15, 2025 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on January 15, 2025. PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/Shawnee District; Elizabeth D. Kozel, Shawnee District; Charles Markert, Red Bud District; Kevin Sneddon, Opequon District; Thomas Bottorf, Opequon District; Justin Kerns, Stonewall District; Charles S. DeHaven III, Stonewall District; Betsy Brumback, Back Creek District; Jeff McKay, Back Creek District; Jason Aikens, Gainesboro District; Mollie Brannon, Member at Large; Austin Cano, Acting County Attorney. ABSENT: Charles E. Triplett, Gainesboro District. STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; M. Tyler Klein, Senior Planner; Kayla Peloquin, Planner II; Shannon L. Conner, Administrative Guaranty Coordinator. CALL TO ORDER Chairman Stowe called the January 15, 2025 meeting of the Frederick County Planning Commission to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ADOPTION OF AGENDA Upon a motion made by Commissioner Thomas and seconded by Commissioner Markert, the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Thomas and seconded by Commissioner Markert, the Planning Commission unanimously adopted the minutes from the October 2, 2024 and the November 6, 2024 meetings. ------------- 4 Frederick County Planning Commission Page 4165 Minutes of January 15, 2025 COMMITTEES Frederick Water – 12/17/24 Commissioner Brumback reported, the drought conditions persist with the area receiving only 1” of rain in November. However, water usage decreased, and quarry levels remained adequate. The East Pit quarry reservoir continues to recharge, but the rate has slowed compared to previous months and the Town of Stephens City’s daily average sewer flow was below the maximum allotment. Board of Supervisors – 1/8/25 Supervisor Liero, Board of Supervisor Liaison, reported the Board approved the Comprehensive Plan Amendment, Western Frederick Land Use Plan and an Ordinance to amend the Frederick County Coade regarding special event facilities. ------------- CITIZEN COMMENTS Chairman Stowe called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Stowe closed the public comments portion of the meeting. ------------- ELECTION OF OFFICERS, MEETING SCHEDULE, AND ADOPTION OF BYLAWS AND RULES & RESPONSIBILITIES FOR 2025 Election of Tim Stowe, Chairman for 2025 Director, Wyatt G. Pearson, declared nominations open for Chairman for the 2025 calendar year. The nomination of Mr. Stowe for Chairman was made by Commissioner Thomas and seconded by Commissioner Brumback. BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Tim Stowe as Chairman of the Planning Commission for calendar year 2025. Election of Roger L. Thomas, Vice Chairman for 2025 Director, Wyatt G. Pearson declared nominations open for Vice Chairman for the 2025 calendar year. The nomination of Mr. Thomas for Vice Chairman was made by Commissioner Brumback and seconded by Commissioner Sneddon. 5 Frederick County Planning Commission Page 4166 Minutes of January 15, 2025 BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Roger L. Thomas as Vice Chairman of the Planning Commission for calendar year 2025 Election of Wyatt G. Pearson, Secretary for 2025 Vice Chairman Thomas declared nominations open for Secretary for the 2025 calendar year. The nomination of Mr. Pearson was made by Commissioner Brannon and seconded by Commissioner Thomas. BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Wyatt G. Pearson as Secretary of the Planning Commission for calendar year 2025. BYLAWS, ROLES & RESPONSIBILITIES AND MEETING SCHEDULE FOR 2025 Chairman Stowe stated the Planning Commission’s Bylaws, Roles and Responsibilities (two simple changes of tabling and item and work sessions), and the Meeting Schedule have been reviewed by the Commission and are ready for the Planning Commission’s consideration and adoption. The motion was made by Commissioner Thomas and seconded by Commissioner Markert. BE IT RESOLVED the Frederick County Planning Commission does hereby unanimously adopt the Planning Commission’s Bylaws, Roles and Responsibilities, and Meeting Schedule for the calendar year of 2025 as presented. ------------- PUBLIC HEARING Rezoning #10-24 for Winchester East at Opequon Creek Action – Recommend Denial Commissioner Bottorf would abstain from all discussion on this item for a possible conflict of interest. M. Tyler Klein, Senior Planner, reported this is a request to rezone two parcels totaling 91.7+/- acres from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District with proffers to develop up to 303 single-family residential units. He shared a zoning map of the property. Mr. Klein continued, the residential land uses outside and east of Route 37 are envisioned to be rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered as the boundary between the urban areas and rural areas within this study area. This provides a transition area to the Opequon Creek and to the well-established rural character of adjacent Clarke County. The proposed rezoning “generally” implements Plan policy specific to residential land uses on portions of the property west of future Route 37 and use of watershed for recreational amenities. He shared a long range land use map of the area. Mr. Klein reported, the Plan identifies transportation improvements in the vicinity of the subject properties, including the future Route 37 bypass which bisects the subject properties (North/South). Senseny Road (Route 657) is identified as an improved major collector, and future multi-use trails planned along Senseny Road and the future Route 37. He noted, the proposal generally implements Plan policy specific to future right-of-way dedication for Route 37 and improved Senseny Road. Mr. Klein explained, it is anticipated that development of up to 303 single-family residences will create additional vehicle traffic 6 Frederick County Planning Commission Page 4167 Minutes of January 15, 2025 impacting on the existing network. However, the Traffic Impact Analysis (TIA, September 19, 2024) notes: All study intersections operate at an acceptable level of service and queues with and without the addition of the proposed development. Based on the capacity and queueing analysis results, the proposed development will not have a substantial impact on the surrounding transportation and roadway network. Therefore, no improvements are recommended to mitigate the traffic generated by the proposed development. He noted, the TIA study intersections included are Senseny Road and Twinbrook Circle/Senseny Glen Drive (existing), Woodrow Road/Canyon Road and Channing Drive (existing), and Senseny Road and the proposed site entrance (future). Mr. Klein continued, this rezoning promoted a more near-term solution that is recommended in the draft Eastern Frederick County Transportation Study (EFCTS). The development of access points on the parkway, envisioned by the EFCTS, should be minimized to the maximum extent reasonably possible to preserve future north and south flows. However, this proposal while implementing a segment of the identified major collector roadway on the subject properties between Senseny Road and Route 7 via Hallowed Crossing Way/Opequon Crossing would still leave a significant gap in the transportation network between the northern limits of this development and the current terminus of Hallowed Crossing Way, and completion of the link between the two roadways. He noted, the timeframe to secure funding, design, and construct the remaining segment is estimated to be 6-8 years or more depending upon funding source and success of funding applications. Mr. Klein reported, the Board of Supervisors updated the County’s adopted Capital Impact Model on October 9, 2024; Cash proffer categories (per Code of Virginia) are limited to public safety facilities, school facilities, and parks and recreation facilities. He noted, the proposal fully implements Capital Impact Model outputs for residential development. Mr. Klein shared the proffers that were revised January 6, 2025. He concluded with a brief summary of the proposed rezoning. Ty Lawson, representing the Applicant came forward and shared comments regarding the proposal. The Planning Commission discussed this proposal which included topics that included: the timing of transportation improvements and completion of the proposed “parkway” between Senseny Road and Route 7, the availability of public utilities and impact of new residential development of water resources, impacts to county facilities particularly schools, and the escalator clause included in the proffer statement. The Applicant noted the importance of the right-of-way dedication for future Route 37 and partial completion of the “parkway” on the subject properties ad the first step to making a connection between Senseny Road and Route 7 and all alleviating traffic in this area of the County. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Thirteen (13) members of the public spoke in opposition to the proposed rezoning, including the HOA President of Senseny Glen. The public comments cited concerns with water resources, safety along roadways, traffic, and County infrastructure not keeping pace with development, particularly public schools. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Markert and seconded by Commissioner Thomas BE IT RESOLVED the Frederick County Planning Commission does recommend denial of Rezoning #10- 24 for Winchester East at Opequon Creek. Yes: Markert, Thomas, Brannon, Brumback, McKay, Sneddon, Stowe, Kerns No: DeHaven, Aikens Abstain: Bottorf (Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting) 7 Frederick County Planning Commission Page 4168 Minutes of January 15, 2025 Rezoning #11-24 Route 7 Self Storage (Edward Browning IV) Action – Postponed to 2/19/25 Kayla Peloquin, Planner II, reported this is a request to rezone one (1) parcel of 2.38 acres from the B1 (Neighborhood Business) Zoning District to the B2 (General Business) Zoning District with proffers to allow for a self-storage facility. She shared a zoning map and a long range land use map of the property. A GDP provided by the Applicant was presented. Ms. Peloquin continued, the proffer statement restricts the use of the property to a self-storage facility only. This use would likely generate less trips per day than some of the permitted uses in the B1 Zoning District that could be built by-right; outdoor trailer parking is prohibited. Ms. Peloquin explained, a right turn lane to enter the property with a 100’ taper and a 100’ deceleration lane and a right turn lane exiting the property with a 75’ acceleration lane and a 50’ taper has been added to the GDP and proffer statement. These improvements will make the entrance to the property safer. She continued, development shall be in general conformance with the GDP dated January 13, 2025. Ms. Peloquin concluded with a brief summary of this rezoning. The Planning Commissioners discussed the B1 Zoning District uses that could be constructed by-right with the current zoning, and Staff confirmed that development of those uses could commence with a site plan approved by the Planning Department and other reviewing agencies. A Commissioner pointed out that the current zoning also does not meet the desired long-range land use in the Comprehensive Plan, and that the proposed self-storage use is likely less intensive than many of the permitted B1 Zoning District uses. Mr. Knechtel, with Potesta & Associates, representing the Applicant, outlined the zoning district buffer requirement of at least 50’ with a landscaping component that would be required adjacent to residential uses. Mr. Knechtel said a safety railing would be placed on top of the retaining wall and site lighting would be addressed through a photometric plan at the site plan stage. Ms. Peloquin noted, the Zoning Ordinance requires lighting to not shine onto other properties or roadways. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Two resident spoke in opposition of this application stating their concerns with potential environmental and erosion issues, the safety of the children in the Pioneer Heights subdivision, the proposed use not fitting in with the character of the community, and potential impacts to nearby residential property values. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Markert and seconded by Commissioner Thomas BE IT RESOLVED the Frederick County Planning Commission unanimously recommends postponement of Rezoning #11-24 Route 7 Self Storage (Edward Browning IV) to February 19, 2025. (Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting) Comprehensive Plan Amendment (CPPA) #01-24, Appleland Properties Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this is a proposal to amend the County’s adopted Comprehensive Plan and Appendix I – Kernstown Area Plan, to expand the Urban Development Area 8 Frederick County Planning Commission Page 4169 Minutes of January 15, 2025 (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 properties are located immediately north of the limits of Stephens City, west of US Route 11 (Valley Pike) and east of Springdale Road in the Back Creek Magisterial District. He shared a zoning map and a long range land use plan map of the property. He continued, the properties are included in the Kernstown Area Plan and within the limits of the County’s Sewer and Water Service Area (SWSA). 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. Mr. Klein explained, 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. He noted, given the details of the proposal as outlined, the proposed CPPA and resulting development may have the potential to harmonize within the surrounding area. Mr. Klein concluded, a joint work session 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 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. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. 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. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner McKay and seconded by Commissioner Brumback BE IT RESOLVED the Frederick County Planning Commission unanimously recommends approval of Comprehensive Plan Amendment (CPPA) #01-24, Appleland Properties. (Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting) Capital Improvement Plan (DIP) 2025-2030 Action – Recommend Approval Wyatt G. Pearson, Director, reported the Capital Improvement Plan (CIP) is a document that consists of a schedule of major capital expenditures for the County for the ensuing five-year period. The Comprehensive Plan and the CIP are intended to be mutually supportive. CIP projects serve as inputs into the Capital Impact Model, which calculates the cost of new development in the County and suggest an appropriate cash proffer amount. He continued, in keeping with recently adopted procedures, departments were advised to ensure projects were achievable with the plans horizon (FY30). Adoption of the Capital 9 Frederick County Planning Commission Page 4170 Minutes of January 15, 2025 Improvement Plan is intended to meet the requirements of Code of Virginia 15.2-2232 by adding it as an appendix to the Comprehensive Plan. Staff used a new format to improve the plan, and feedback is welcome. Mr. Pearson concluded, the Comprehensive Plan and Programs Committee (CPPC) discussed the application on December 16, 2024; they expressed that the future inclusion of the debt affordability component of the proposed plan would be beneficial, and recommended approval. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Stowe closed the public comment portion of the hearing. A Planning Commission member offered objections to the Parks and Recreation proposal, specifically the recreation center project, and felt the justification for the project was lacking. Upon a motion made by Commissioner Thomas and seconded by Commissioner DeHaven BE IT RESOLVED the Frederick County Planning Commission recommends approval of the Capital Improvement Plan (DIP) 2025-2030. Yes: Brumback, McKay, Sneddon, Markert, Stowe, Thomas, Kerns, DeHaven, Aikens No: Brannon (Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting) ------------- ADJOURNMENT No further business remained to be discussed, and a motion was made by Commissioner Thomas to adjourn the meeting. This motion was seconded by Commissioner Bottorf and unanimously passed. The meeting was adjourned at 10:20 p.m. Respectfully submitted, ____________________________ Tim Stowe, Chairman ___________________________ Wyatt G. Pearson, Secretary 10 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Meeting Minutes Title: February 19, 2025 Meeting Minutes Attachments: PC03-19-25MinutesFebruary19.pdf 11 Frederick County Planning Commission Page 4171 Minutes of February 19, 2025 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on February 19, 2025. PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/Shawnee District; Elizabeth D. Kozel, Shawnee District; Charles Markert, Red Bud District; Kevin Sneddon, Opequon District; Thomas Bottorf, Opequon District; Charles S. DeHaven III, Stonewall District; Betsy Brumback, Back Creek District; Jeff McKay, Back Creek District; Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District; Mollie Brannon, Member at Large; Austin Cano, Acting County Attorney. ABSENT: Justin Kerns, Stonewall District. STAFF PRESENT: Wyatt G. Pearson, Director; M. Tyler Klein, Senior Planner; Kayla Peloquin, Planner II; Shannon L. Conner, Administrative Guaranty Coordinator. CALL TO ORDER Chairman Stowe called the February 19, 2025 meeting of the Frederick County Planning Commission to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ADOPTION OF AGENDA Upon a motion made by Commissioner Thomas and seconded by Commissioner Markert, the Planning Commission unanimously adopted the agenda for this evening’s meeting with the removal of item 8A Rezoning #09-24 or Middletown LLC and item 8B Waiver #01-25 for Lake Frederick. MINUTES Upon motion made by Commissioner Thomas and seconded by Commissioner Markert, the Planning Commission unanimously adopted the minutes from the December 4, 2024 meeting. ------------- 12 Frederick County Planning Commission Page 4172 Minutes of February 19, 2025 COMMITTEES Frederick Water – 2/18/25 Commissioner Brumback reported, the Board reviewed the Water Supply and Quarry Reservoir handout, and this will be posted on the Frederick Water’s webpage and included in customer monthly bills. A public hearing will be held on March 18th to receive comments on the proposed availability fee rate change. Transportation Committee – 1/27/25 Commissioner Brannon reported, the Committee received information and discussed the following: Route 277 speed limit reduction request; County projects update; SmartScale update; Update on the Route 37 Study. City of Winchester – 2/4/25 Commissioner Jiminez-Torres reported, the commission discussed a resolution to initiate an ordinance amending certain sections of the City of Winchester Zoning Ordinance to define Humanitarian Services Facilities. Board of Supervisors - 2/13/25 Supervisor Liero, Board of Supervisor Liaison, reported the Board denied a request for a Comprehensive Plan Amendment (CPPA) #01-24, Appleland Properties. ------------- CITIZEN COMMENTS Chairman Stowe called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. Rick Till, Chairman of the Economic Development Authority, came forward and spoke on behalf of the EDA and shared information on the importance of various aspects of the EDA. No one else came forward to speak and Chairman Stowe closed the public comments portion of the meeting. ------------- 13 Frederick County Planning Commission Page 4173 Minutes of February 19, 2025 PUBLIC HEARING Rezoning #11-24 Route 7 Self Storage (Edward Browning IV) Action – Recommend Approval Kayla Peloquin, Planner II, reported this is a request to rezone one (1) parcel of 2.38 acres from the B1 (Neighborhood Business) Zoning District to the B2 (General Business) Zoning District with proffers to allow for a self-storage facility. She shared a zoning map and a long range land use map of the property. A GDP provided by the Applicant was presented. Ms. Peloquin continued, the proffer statement restricts the use of the property to a self-storage facility only. This use would likely generate less trips per day than some of the permitted uses in the B1 Zoning District that could be built by-right; outdoor trailer parking is prohibited. Ms. Peloquin explained, a right turn lane to enter the property with a 100’ taper and a 100’ deceleration lane and a right turn lane exiting the property with a 75’ acceleration lane and a 50’ taper has been added to the GDP and proffer statement. These improvements will make the entrance to the property safer. She continued, development shall be in general conformance with the GDP dated January 13, 2025. Ms. Peloquin concluded, hours of operation daily from 6:00 a.m. – 10:00 p.m. have been added to the proffer statement. Commissioner Thomas pointed out the original rezoning to B1 Zoning District in 1989 likely predated the Comprehensive Plan. Staff noted that there are other business uses in the vicinity that redate the zoning ordinance. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Five (5) citizens came forward and comments were made concerning flooding of Ash Hollow Run and other environmental concerns, the safety of children in the Pioneer Heights Subdivision, increased road noise affecting the residential areas, increased traffic and safety concerns on Route 7, and a potential decrease of residential property values should the rezoning be approved. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Mr. Knechtel, representing the Applicant, shared the list of allowed uses in the B1 Zoning District that could be completed by-right without a zoning change that could generate more trips and noise than the proposed self-storage use. He recapped the zoning ordinance requirements for any commercial development on the property, including the 50’ zoning distance buffer with fencing and vegetative screening requirements around the property perimeter along with requirements that lighting be downcast. The Commissioners discussed the retaining wall and potential limits on hours of operation. A consensus was reached that a proffer be added to limit the use to self-storage only as it would be less impactful than other B1 uses and acknowledged the Applicant proffered to make all of the improvements requested by VDOT. The Planning Commission suggested the hours of operation for this rezoning be from 6:00 a.m. to 10:00 p.m. and that it be added to the proffer statement. Upon a motion made by Commissioner Markert and seconded by Commissioner Thomas with the addition of a proffer limiting the use to self-storage only and a proffer for hours of operation to be set at 6:00 a.m. to 10:00 p.m. BE IT RESOLVED the Frederick County Planning Commission recommends approval of Rezoning #11- 24 Route 7 Self Storage (Edward Browning IV). Yes: DeHaven, Thomas, Markert, Bottorf, Brumback, Brannon, McKay, Sneddon, Stowe, Kozel, Aikens No: Triplett (Note: Commissioner Kerns was absent from the meeting) 14 Frederick County Planning Commission Page 4174 Minutes of February 19, 2025 Rezoning #01-25 for Neff Property Commercial (E.R. Neff Excavating Inc.) Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this is a request to rezone 6.6+/- acres of a 9.83+/- acre parcel from RA (Rural Areas) Zoning District to B2 (General Business) Zoning District with proffers to enable commercial development. He shared a zoning map and a long range land use map of the property and surrounding area. Mr. Klein continued, the Comprehensive Plan (adopted November 2021) and the Southern Frederick Area Plan (SOFRED, 2017) identifies the subject property with urban center land use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The SOFRED plan identifies the subject properties within the Sherando Center planning area. He stated, the mix of commercial, residential, employment, and community uses shall be linked to the surrounding community with intermodal transportation choices and public open spaces. Mr. Klein reported, the Plan identifies transportation improvements in the vicinity of the subject property; Double Church Road (Route 641) is identified as an improved major collector roadway . The Plan identifies a new minor collector bisecting the site east to west from Double Church Road west to the planned Fairfax Downs mixed-use development. Mr. Klein shared the Proffer Statement, Generalized Development Plan (GDP), and an Impact Analysis. He concluded by sharing a summary of the application. Commissioner Kozel asked if there was a concept plan in place. Mr. Klein stated not at this time and the Applicant can speak on this. David Frank, representing the Applicant, came forward and noted nothing has been planned for this property to date. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Sneddon and seconded by Commissioner Bottorf BE IT RESOLVED the Frederick County Planning Commission unanimously recommends approval of Rezoning #01-25 for Neff Property Commercial (E.R. Neff Excavating Inc.) (Note: Commissioner Kerns was absent from the meeting) Ordinance Amendment to the Frederick County Code Action – Recommend Approval M. Tyler Klein, Senior Planner reported, this is a proposal to amend Chapter 165 – Zoning Ordinance to add a definition (§165-101.02) for data centers and include additional regulations for specific uses (§165-204) and are included to regulate the intensity of the use and to the extent possible mitigation of impacts, particularly noise on adjoining properties. Mr. Klein continued, data centers are permitted as a by-right use in the B3 (Industrial Transition), TM (Technology-Manufacturing Park), M1 (Light Industrial), and M2 (Industrial General) Zoning Districts. There are no additional regulations currently adopted to regulate the siting or operation of data centers. Mr. Klein explained as drafted, this ordinance will allow storage batteries to be included accessory to a data center facility, and/or accessory to a public utility substation. He noted, inclusion of battery storage as a standalone primary use (allowed either by- right or with an approved CUP) in the TM, M1, and M2 Zoning Districts would require a separate action 15 Frederick County Planning Commission Page 4175 Minutes of February 19, 2025 to include use in the ordinance. Battery storage operations enable energy to be stored and then released when the power is needed most and are sometimes located near data centers to supplement power needs. He noted, no action is required by the Planning Commission on battery storage. Mr. Klein concluded by sharing a summary of the proposed application. The Planning Commission’s primary discussion was noise and the Commission consensus was the regulations proposed would mitigate noise impacting adjoining residences. A Commissioner raised concern with the potential for battery storage accessory to data centers, and the impact to Fire and Rescue Services. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Thomas and seconded by Commissioner Kozel BE IT RESOLVED the Frederick County Planning Commission recommends approval Ordinance Amendment to the Frederick County Code. Yes: Brumback, McKay, Sneddon, Markert, Stowe, Thomas, Triplett, DeHaven, Aikens, Kozel, Bottorf No: Brannon (Note: Commissioner Kerns was absent from the meeting) ------------- OTHER A resolution was presented to Charlie Triplett for his many years of service on the Planning Commission and his dedication to Frederick County. ADJOURNMENT No further business remained to be discussed, and a motion was made by Commissioner Thomas to adjourn the meeting. This motion was seconded by Commissioner Kozel and unanimously passed. The meeting was adjourned at 8:45 p.m. Respectfully submitted, ____________________________ Tim Stowe, Chairman ___________________________ Wyatt G. Pearson, Secretary 16 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Public Hearings Title: Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway Engineering) - (Mrs. Peloquin) Attachments: PC03-19-25CUP01-25_Redacted.pdf 17 CONDITIONAL USE PERMIT #01-25 Vaucluse Holdings Inc (Greenway Engineering) Special Event Facility, Restaurant, and Campground/Resort Staff Report for the Planning Commission Prepared: March 5, 2025 Staff Contact: Kayla Peloquin, Planner II Executive Summary: Meeting Schedule Planning Commission: March 19, 2025 Action: Pending Board of Supervisors: April 9, 2025 Action: Pending Property Information Property Identification Number (PIN) 84-A-53A Address Vaucluse Spring Lane Magisterial District Back Creek Acreage +/- 44.25 acres Zoning & Present Land Use Zoning: RA (Rural Areas) Land Use: Vacant; existing historic structures Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) Land Use: Residential South: RA (Rural Areas) Land Use: Residential East: RA (Rural Areas) Land Use: Undeveloped/Agricultural West: RA (Rural Areas) Land Use: Undeveloped/Agricultural Proposed Use The applicant proposes a special event facility, restaurant, and campground/resort. 18 Page 2 of 4 Review Agency Comments: Review Agency Comment Date Comment Summary Virginia Department of Transportation (VDOT) February 6, 2025 Concern that additional trips proposed could have a negative impact on the current transportation system. Vaucluse Road is gravel and is not in the County Secondary Road Improvement Plan, so improvements to the road are not in the foreseeable future. Currently, average daily traffic (ADT) is 80 vehicles, impact could be 4-5 times the current traffic count. Can not support the CUP. Frederick-Winchester Health Department January 21, 2025 Can not make favorable comment until proposed septic system submission is received for the new proposed uses. Application will be required to the Office of Drinking Water for increased use and to VDH for the hotel, pool, and restaurant. Frederick County (FC) Public Works January 14, 2025 A comprehensive review will be done at the time of site plan. FC Inspections January 10, 2025 New structures and renovations of existing structures must comply with current codes. Each structure, including the pool, must be permitted independently. Land disturbance permit required prior to any construction. FC Fire Marshal January 13, 2025 Fire Department access to all assembly areas and structures and fire lane markings, where required, shall meet Frederick County Fire Prevention Code (FCFPC). New and existing structures requiring a “change of use” shall meet fire protection requirements. Historic Resources Advisory Board (HRAB) February 21, 2025 Recommended approval. Planning & Zoning: Site History: CUP #11 -23 was approved for this property in January 2024 to allow for a special event facility, a recreation area and resort, and a restaurant open to the public. The previous CUP did not propose 19 Page 3 of 4 any new structures on the property, only a minor building addition for more kitchen space in the Manor House. The applicants have not submitted a site plan following that CUP and now seek an expansion of uses that require a new CUP. Application Proposal: The new proposal includes a restaurant open to the public at the Manor House (Main House) and a second public restaurant at the Chumley House. New proposed structures include 12 cabins, an artist studio, a party barn, a pavilion, equipment storage facilities, and additions to 4 existing structures. Approximately +/- 124 new parking spaces are proposed to accommodate guests and an estimated +/- 45 employees on rotating shifts. A number of proposed uses are considered accessory to the campground/resort. The spa and gallery would be primarily for guests but would be open to the public as well. The applicant proposes a maximum of 40 events per year with a maximum of 160 guests per event. Special events and music would be concluded no later than 11:00 PM. Hours of operation for the restaurants and other uses may vary seasonally. Staff Analysis: §165-103.02 of the Zoning Ordinance regarding standards for Conditional Use Permits states that the Planning Commission and Board shall consider the following standards when considering CUPs: A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. • This area is predominately rural in nature, with scattered residences and existing special event facility (Trumpet Vine Farm) on Vaucluse Road. The proposed conditional use would allow for additional structures on the property but would not necessarily alter the rural character of the area. B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. • The CUP w ould not adversely affect the use and enjoyment of surrounding properties should all conditions be followed to mitigate impacts such as noise. C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the County and with the intent of this chapter. • The Comprehensive Plan, last updated by the Board of Supervisors in 2021, provides guidance when considering land use actions. The Plan identifies the subject property with a “rural” land use designation. The property is outside the limits of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The property is not part of any small area plan. Chapter 2 of the Plan (Rural Areas) states the goal to “promote the County’s preferred uses for the rural areas, including supportive uses for agriculture, historic preservation, tourism, and strengthening land conservation initiatives” (pg. 14). Chapter 4 (Business Development) outlines the goal of recognizing diverse land use for tourism related activities with a strategy to “Ensure that business owners are supported in 20 Page 4 of 4 their efforts to bring tourism activities to the local consumer market” (pg. 34). The application proposal would bring visitors to the County to enjoy the many attractions and businesses. The proposed uses are generally consistent with the rural planned land use identified in the Comprehensive Plan. D. The conditional use shall not adversely affect the natural character and environment of the County. • The conditional use would not adversely affect the natural character and environment. The engineered site plan that will be required must include an erosion and sediment control plan and a stormwater management plan approved by Public Works prior to site work. E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. • There are not currently adequate septic facilities for the proposed use. The applicants have worked with soil engineers to determine where additional drainfields will be located to handle the proposed use. • The applicant will need to further work with VDOT at the time of site plan to address any impacts. • VDOT indicated concern in their comment that additional trips could have a negative impact on a gravel road that is not slated for improvements. It would be unlikely that VDOT could require improvements not directly associated with the entrance to the property at the site plan stage. F. The conditional use shall conform with all applicable regulations of the district in which it is located. • The Zoning Ordinance includes additional regulations for special event facilities (§165- 204.30) primarily regarding surface materials for driveways and off-street parking. These requirements must be shown on the site plan. • The Zoning Ordinance includes additional regulations for campgrounds (§165-204.03) specifying a maximum density of 10 cabins per acre and the need for a Category C buffer in relation to surrounding properties containing residential uses. These requirements must be shown on the site plan. Recommendation: Staff recommends the Planning Commission table the application until an updated VDOT comment letter is received. Following a public hearing, staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on this CUP application. 21 84 A 53A 520KLINESMILL RD 566KLINESMILL RD 478KLINESMILL RD 172KLINESMILL RD 245VAUCLUSE RD 660KLINESMILL RD 211VAUCLUSESPRING 619VAUCLUSE RD 266VAUCLUSE RD 831VAUCLUSE RD 388VAUCLUSE RD 360VAUCLUSE RD 530VAUCLUSE RD VAUCLUSE SPRING LNV AU CL U S E R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 1 3, 2025 £¤11KLINES MILL RDDARTERJODRVAUC LU SESPRING LN COYOTERIDGE LNVAUCLUSE RD 0 580 1,160290 Feet CUP # 01 - 25: Vaucluse Holdings, Inc.PIN: 84 - A - 53ASpecial Event Facility, Restaurant, and Campground/ResortLocation Map CUP #01-25 22 84 A 53A 520KLINESMILL RD 566KLINESMILL RD 478KLINESMILL RD 172KLINESMILL RD 245VAUCLUSE RD 660KLINESMILL RD 211VAUCLUSESPRING 619VAUCLUSE RD 266VAUCLUSE RD 831VAUCLUSE RD 388VAUCLUSE RD 360VAUCLUSE RD 530VAUCLUSE RD VAUCLUSE SPRING LNV AU CL U S E R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 1 3, 2025 £¤11KLINES MILL RDDARTERJODRVAUC LU SESPRING LN COYOTERIDGE LNVAUCLUSE RD 0 580 1,160290 Feet CUP # 01 - 25: Vaucluse Holdings, Inc.PIN: 84 - A - 53ASpecial Event Facility, Restaurant, and Campground/ResortZoning Map CUP #01-25 23 24 25 26 Item 12 The purpose of this CUP is to request additional uses and events to the recently approved CUP #11-23, approved January 11, 2024. Applicant requests to add a public restaurant in the Chumley House, gallery and spa, artist studio, event hall, demonstration garden and cabins. New structures would consist of 12 cabins, an artist studio, a party barn, a pavilion, equipment storage facilities, and additions on 4 existing structures. The applicant would be shifting the existing driving lane to provide access to all locations and providing additional parking at the administrative building, garden, manor house and cabins. The proposed new car parking areas would consist of 124± new spaces. Public Parking 40 spaces by the event garden 8 spaces by the gallery/spa Private Parking 30 spaces for employee parking 16 spaces for cabins (1 per unit) 30 spaces at manor house for overnight guests and restaurant approved with previous CUP. Private facilities reserved for staff, lodging and dining guests and special events on the grounds include: ➢ Gallery ➢ Pool ➢ Equipment Building ➢ Administration Building ➢ Mill House and pond ➢ Main House ➢ Cabins ➢ Pavilion ➢ Party Barn ➢ Artist Studio ➢ Gardens The gallery/spa is primarily for lodging guests but will be open for public use. There are 5 spa rooms in the facility in which visits from the public will be limited to 40 trips per day (20 trips in and 20 trips out). Applicant request to hold 40 events per year indoor/outdoor, with no more than 160 guests per event. Outdoor events would end by 11PM and music will be cut off no later than 11 PM. Hours of operation will vary by season. The property will be open seven days a week and serve meals to both guests and the public. The applicant proposes there will be 45 employees on the grounds with rotating shifts. Additional septic will be required for the addition of the restaurant and cabins, new drainfields have been located to suffice the additional uses on the property. The plan is consistent with the County’s 2035 Comprehensive Plan. 27 VAUCLUSE SPRINGVAUCLUSE SPRING SCHEMATIC DESIGN PACKAGE November 2024 28 EXISTING CONDITIONS PLAN November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 740750760770740730730750760770780790730740750720ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELE C ELEC EL EC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC EL EC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELEC ELEC ELEC ELEC ELEC ELEC ELE C ELE C E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC EL EC ELE C ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELE C ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELE C ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC EL EC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELE C ELEC ELEC ELEC E LEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELE CELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELE CEL EC ELEC ELEC ELEC ELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE CELEC ELEC ELEC ELEC ELEC ELEC WWELEC ELEC ELEC E LEC E LEC E LEC E LEC ELEC ELE C E LE C ELE C ELE C ELEC ELE C ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C E LEC E LE C E LE C E LEC E LEC ELEC E LEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELE C ELE C ELEC E LEC E LE C ELEC E LEC ELEC EL EC E LEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC 140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com eVAUCLUSE ROADWW140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com e GALLERY/SPA1 KEY EQUIPMENT STRUCTURES 2 SPRING POND 3 POND AREA CABINS 4 PAVILION 5 6 7 8 9 POOL MILL HOUSE ADMINISTRATION/STAFF BUILDING CHUMLEY HOUSE PARTY BARN & TERRACE GARDEN10 WOODLAND CABINS11 RELOCATED DRIVE13 MAIN HOUSE14 MAIN HOUSE CABINS15 MEADOW16 VALET & EVENT PARKING17 FARM STAND & DEMONSTRATION GARDEN18 PRODUCTION GARDEN19 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 16 17 18 19 ARTIST STUDIO12 12W W140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com e GALLERY/SPA1 KEY EQUIPMENT STRUCTURES 2 SPRING POND 3 POND AREA CABINS 4 PAVILION 5 6 7 8 9 POOL MILL HOUSE ADMINISTRATION/STAFF BUILDING CHUMLEY HOUSE PARTY BARN & TERRACE GARDEN10 WOODLAND CABINS11 RELOCATED DRIVE13 MAIN HOUSE14 MAIN HOUSE CABINS15 MEADOW16 VALET & EVENT PARKING17 FARM STAND & DEMONSTRATION GARDEN18 PRODUCTION GARDEN19 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 16 17 18 19 ARTIST STUDIO12 12 29 30 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 2 3 1 1 1 2 2 3 3 31 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 4 6 8 6 6 76 7 7 8 32 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 10 9 9 9 10 10 10 11 11 11 33 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 1412 14 15 16 12 12 14 14 15 34 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 16 16 18 18 18 18 18 19 19 19 35 36 37 38 39 40 41 42 43 Inspection Dept. 1/10/25 Vaucluse Spring CUP Comments. Based on the information provide on the CUP permit application, below are the comments. •The new structures that will be constructed on the property shell comply with the current Virginia Construction Code (VCC), the current Standard for Accessible and Usable Building and Facilities (ICC A 117.1) and the current Virginia Energy Conservation Code (VECC). The installation of the pool shell comply with the current International Swimming Pool and Spa Code (ISPSC). •Renovation/addition to existing building shell comply with the current VCC in conjunction with the current Virginia Existing Building Code (VEBC). •Provide a code analysis for each of the structures on permit review plans. •Each of the structures to include the pool will be permitted independently. Certificate of Occupancy (CO) shell be issued for each of the buildings upon satisfaction of all permits issued on the building and finial inspections concluded. •Construction cannot commence until all permits to include Land Disturbance permit has been obtained. 44 45 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Public Hearings Title: Conditional Use Permit #02-25 for Russell Valley Farm, LLC (Pamela & Glen Russell) - (Mrs. Feltner) Attachments: PC03-19-25CUP02-25_Redacted.pdf 46 CONDITIONAL USE PERMIT #02-25 Russell Valley Farm LLC., (Pamela and Glen Russell) Special Event Facility Staff Report for the Planning Commission Prepared: March 6, 2025 Staff Contact: Amy Feltner, Planner Executive Summary: Meeting Schedule Planning Commission: March 19, 2025 Action: Pending Board of Supervisors: April 9, 2025 Action: Pending Property Information Property Identification Number (PIN) 32-A-52A Address Apple Pie Ridge Road Magisterial District Gainesboro Acreage +/- 66.07 acres Zoning & Present Land Use Zoning: RA (Rural Areas) Land Use: Agricultural/Vacant Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) District Land Use: Residential & Agricultural South: RA (Rural Areas) District Land Use: Residential & Agricultural East: RA (Rural Areas) District Land Use: Residential & Agricultural West: RA (Rural Areas) District Land Use: Residential & Agricultural Proposed Use The applicant proposes a special event facility. Review Agency Comments: Review Agency Comment Date Comment Summary Virginia Department of Transportation (VDOT) February 18, 2025 A site plan with an improved to moderate volume commercial entrance meeting 25’ Radii, 30’ width, and sight distance. The site plan will be required to reflect the grades that show 2% minimum fall and ditches will need to be defined. Frederick-Winchester Health Department January 29, 2025 The proposed restroom facility cannot serve the events. Portable privies shall 47 Page 2 of 4 be used for the events and be removed after each event. The proposed playground will need to be relocated outside of the proposed drain field area. No kitchen appliances permitted in the catering kitchen. Frederick County (FC) Public Works February 7, 2025 A comprehensive review will be done at the time of site plan. FC Inspections February 11, 2025 Farm exempted. No Comments. FC Fire Marshal January 22, 2025 Fire Apparatus Road shall comply with VA SFPC Section 503. New structures shall meet the Frederick County Fire Prevention Code. Planning & Zoning: Application Proposal: The applicant proposes utilizing an existing 36’ x 108’ structure as a shelter for the event center on the 66 +/- acre parcel. The proposed structure will be equipped with heating and cooling. An existing paved driveway serves the facility off Apple Pie Ridge Road. The special event facility will operate year-round, seven days a week, from 9 a.m. until 10 p.m. with a maximum capacity of 150 guests. An area for convenience inside the building will be provided for the use of caterers or for use by the guests for the service of food. Commercial equipment is prohibited inside the convenience area as per the Virginia Department of Health. The proposed drain field shall not be used by the patrons and the restroom provided shall be for private use only as approved by the Virginia Department of Health. On occasion, the event facility will have DJ music. The applicants dwelling, located in the Glen Russell Subdivision at 270 Panarama Drive, is approximately 177’ to the existing structure on the north side. The second closest dwelling is approximately 1,310 feet northwest. The Apple Glen Subdivision is located directly across from Apple Pie Ridge Road and the facilities entrance at approximately 2,200 feet (.25 mile) to the west. Other parcels surrounding the property are vacant. Staff Analysis: §165-103.02 of the Zoning Ordinance on standards for Conditional Use Permits states that the Planning Commission and Board shall consider the following standards when considering Conditional Use Permits: A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. • The Rural Area (RA) zoning district provides to preserve large, open parcels of land, scenic views, and to preserve prime agricultural and locally significant soils. The parcel contains 66+/- acres of agricultural land and is surrounded by other Rural Area (RA) parcels 48 Page 3 of 4 primarily 5 +/- acres. The special event facility is permitted as a conditional use permit in the Rural Area (RA) zoning district. B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. • The CUP would not adversely affect the use and enjoyment of surrounding properties should all conditions be followed to mitigate impacts such as noise. C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the County and with the intent of this chapter. • The Comprehensive Plan identifies this area to remain rural in nature. One goal in the Rural Area section of the Comprehensive Plan is that the “County should continue to support and encourage new land used in the rural area.” (page 14). Other land uses, in addition to agricultural uses, may allow property owners to keep properties intact rather than subdividing. The proposed use is generally consistent with the Comprehensive Plan. D. The conditional use shall not adversely affect the natural character and environment of the County. • The activities proposed are to reuse the existing facility with no new structures. The use proposed does not adversely affect the nature character. If the operation is operated as proposed and the conditions listed in specific use section are followed, the operation should not adversely affect the environmental surroundings. E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. • An existing paved access is provided to the facility off Apple Pie Ridge Road. The applicant will be required to submit a site plan. The site plan will address the entrance modifications required and the modification required for vehicular access to the facility. The site plan shall be reviewed and approved by the Virginia Department of Transportation and the Frederick County Fire Marshal’s office for entrance design and apparatus access. No other disturbance to the property is proposed. F. The conditional use shall conform with all applicable regulations of the district in which it is located. • The Zoning Ordinance defines a special event facility as “A facility or site utilized for events that are typically conducted on a single day, but which may be conducted for up to three consecutive days, for which attendance is permitted only by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties” (§165-101-02). The proposed use meets the definition of a special events facility. • Special event facilities are permitted in the Rural Area (RA) zoning district with an approved conditional use permit. Additional regulations are included for special event 49 Page 4 of 4 facilities in §165-204.30. The structure is exempt from review from the Building Official. All travel aisles shall be graveled, and portable toilet facilities shall be permitted providing that they are screened from all adjoining properties and roads. The portable toilet location and screening, the parking area, drive aisles, and entrance shall be shown on the site plan. Recommendation: Should the Planning Commission find the use to be appropriate, staff would suggest the following conditions for the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. Hours of operation are 9 a.m. to 10 p.m. daily. 3. A site plan shall be approved by Frederick County prior to the establishment of the uses. The site plan shall meet the requirements of the Frederick County Zoning Ordinance including the additional regulations for special event facilities in §165-204.30, entrance design (VDOT), and emergency access road (Fire) in §165-204.03. 4. Portable restroom facilities shall be provided for guests during events and removed thereafter. 5. No commercial equipment is permitted for food preparation. 6. The restroom is for private use and is not for use by the patrons. 7. Special events may not exceed 150 guests. 8. Amplified outdoor music must be concluded by 10:00 p.m. 9. Any expansion or change of use shall require a new CUP. Following a public hearing, staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on this CUP application. 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Public Hearings Title: Comprehensive Plan Amendment (CPPA) #01-24 for Appleland Properties - (Mr. Klein) Attachments: PC03-19-25CPPA_ApplelandProperties_Redacted.pdf 68 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: M. Tyler Klein, AICP, Senior Planner SUBJECT: CPPA #01-24 for Appleland Properties DATE: March 12, 2025 Update on CPPA #01-24 for Appleland Properties Following the Planning Commission public hearing and action (January 15, 2025), and prior to the Board of Supervisors public hearing (February 12, 2025) staff included a proposed modification to the future transportation network to preserve a conclusion to the Stephen’s City bypass. This includes preserving the existing planned connection back to Route 11 across the subject properties and removing the proposed connection west through properties currently planned to remain rural in nature. 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 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 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 may 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 11 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. 69 CPPA #01-24 – Appleland Properties Page 2 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 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 when a rezoning is submitted. Meeting Summary & 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. The Board of Supervisors held a public hearing on February 12, 2025. Two (2) members of the public spoke in support of the proposed CPPA. The primary discussion of the Board was about the appropriateness of future residential uses on the subject properties and modifications to the planned transportation network. A motion to approve the application failed (Supervisors Wells & Jewell – yes to approve CPPA #01-24), and the CPPA request was denied. Following BOS action at the public hearing and subsequent petition by the applicant, the Board unanimously voted to “recall” the proposal and send it back to the Planning Commission for public hearing and reconsideration (February 26, 2025). This item is presented for public hearing. Staff are seeking a recommendation by the Planning Commission to forward to 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 70 APPENDIX I - AREA PLANS Kernstown Area Plan 67 KERNSTOWN AREA PLAN BOARD OF SUPERVISORS APPROVED ON JANUARY 26, 2017 PLANNING COMMISSION RECOMMENDED APPROVAL JANUARY 4, 2017 AMENDED NOVEMBER 19, 2024 71 APPENDIX I - AREA PLANS Kernstown Area Plan 68 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. 72 APPENDIX I - AREA PLANS Kernstown Area Plan 69 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. 73 APPENDIX I - AREA PLANS Kernstown Area Plan 70 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 74 APPENDIX I - AREA PLANS Kernstown Area Plan 71 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 Sports Center. General commercial land uses are envisioned in this area in the future. 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: 75 APPENDIX I - AREA PLANS Kernstown Area Plan 72 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 are onlyis 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, Nnew residential uses should complement the existing residential uses, should be generally of a higher residential density and should may include a neighborhood commercial element. component as described in the Kernstown Creekside Neighborhood Village Land Use. 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 Opequon 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. The Kernstown Creekside Neighborhood VillageNew residential development should 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 76 APPENDIX I - AREA PLANS Kernstown Area Plan 73 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 along Shady Elm Road, frontage improvements may need to be made. 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 77 APPENDIX I - AREA PLANS Kernstown Area Plan 74 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. 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. 78 APPENDIX I - AREA PLANS Kernstown Area Plan 75 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. 79 HogeRunOpequon CreekOpequon Creek Hoge RunOpequon Creek O p e q u o n C r e e k Hoge Run Opequon CreekOpequon CreekO p e q u o n C re e k §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 ¬«37 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed Town ofStephens City KernstownNeighborhood Village BartonsvilleSouth KernstownIndustrial Area KernstownIndustrial Area InterstateCommercial at 310 InterstateCommercial at 310 Shady ElmEconomic Development Area Shady ElmEconomic Development Area Kernstown Bartonsville Rural Areas Rural Areas Rural Areas Rural Areas µ The Comprehensive PlanDraft KernstownDraft Land Use Plan Area Plan Land Use Lege nd Industrial Employment Sensitive Natural Areas Residential Residential, 4 u/a High-Density Reside ntial Urban Center Neighborhood Village Institutional Natural Resources & Recreation Environmentally Sensitive AreasB2 / B3 Appleland CPPA !(Proposed Interchanges Draft Eastern Road P lan New Majo r Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Majo r Collecto r Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails City ofWinchester Business Future Rt 37 BypassSewer and Water Service AreaDraft Urban Developm ent Area 80 Æc ³n # # # # # # # # # # # # # ## # # # # # # # # # # # # # BOWMANLIBRARY OpequonCreek OpequonCreekOpequon Creek Hoge RunH o g e R u n O p e q u o n C r e e k Opequon Creek Hoge Run Opequon CreekOpequon CreekOpequon Creek§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 ¬«37 ¬«37 StoneyLonesomeFarm Long Meadows Carbaugh,S. House OpequonPresbyterianChurch Hillandale Rose HillFarm HillandaleEarthworks Martin-HollisHouse Hinkle, M.Dr. House CarysbrookRedoubt BrightsideTenant Houseat BrightsideValleyStream Farm Hoge'sOrdinary Carysbrook KernstownBattlefield Fort Colvin Hinkle-HollisHouse The Willows Shady Oak Neill-HuckHouse Grove,Will House Zig-ZagTrenches Copyright:© 2013 National Geographic Society, i-cubed µ The Comprehensive PlanDraft KernstownDraft Land Use PlanHistoric and NaturalResources Area Plan 0 0.2 0.4 0.60.1 Miles Draft Eastern Road Plan New Majo r Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Majo r Collecto r Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Long Range Land Use Sensitive Natural Areas #Historic Rural Landmarks !(Proposed Interchanges Appleland CPPA Stone Houseat BartonsvilleSprindaleFlour Mill Ebersole-Petrie House House atBartonsville Springdale Town ofStephens City City ofWinchester Future Rt 37 BypassSewer and Water Service AreaDraft Urban Developm ent Area 81 OpequonCreek Opequon CreekOpequon Creek Hoge RunH o g e R u n O p e q u o n C re e k Opequon Cr eekHoge Run Opequon CreekOpequon CreekOpequon Creek§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 ¬«37 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ The Comprehensive PlanDraft KernstownDraft Land Use PlanTransportation Map Area Plan 0 0.2 0.4 0.60.1 Miles Draft Easte rn Road PlanNew Major ArterialImproved Major ArterialNew Minor ArterialImproved Minor ArterialNew Major Collector Improved Major CollectorNew Minor CollectorImproved Minor CollectorRampRoundabout !(Proposed Interchanges Appleland CPPA City ofWinchester Town ofStephens City Future Rt 37 BypassSewer and Water Service AreaDraft Urban Development Area 82 OpequonCreek Opequon CreekOpequon Creek Hoge RunH o g e R u n O p e q u o n C re e k Opequon Cr eekHoge Run Opequon CreekOpequon CreekOpequon Creek§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 £¤11 ¬«37 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ The Comprehensive PlanDraft KernstownDraft Land Use PlanTransportation w/TrailsMap Area Plan 0 0.2 0.4 0.60.1 Miles Draft Easte rn Road PlanNew Major ArterialImproved Major ArterialNew Minor ArterialImproved Minor ArterialNew Major Collector Improved Major CollectorNew Minor CollectorImproved Minor CollectorRampRoundaboutTrails !(Proposed Interchanges Appleland CPPA City ofWinchester Town ofStephens City Future Rt 37 BypassSewer and Water Service AreaDraft Urban Development Area 83 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 84 85 86 87 88 89 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 WINCHESTER90 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: 91 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. 92 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. 93 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 94 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 95 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. 96 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 97 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. 98 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 MAP99 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 DISTRICT100 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 DISTRICT101 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 DISTRICT102 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.103 ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!! !!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!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 DISTRICTμ104 [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 DISTRICT105 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 DISTRICT106 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 DISTRICT107 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 DISTRICT108 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.109 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!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 DISTRICTμ110 [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 DISTRICT111 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. 112 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 113 '[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…1/1114 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 115 116 117 118 '[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 1/1119 '$(+%- 25!%5$%$&.5'$$%.-5 ++ 5'0%.45 '%'$ 52"'($%.50.', .45 !5.'5 %5! 2+5.'5 n nZd;8l>Un%e`>>en U=n QZZ`n *IV;F?df>`n)I`EIUI8n n n nZd;8l>Un%e`>>en U=n MZZ`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+$5 0-. . '%5%5(,'('- %-53 -. %5+.+ -. -5%#4- -5%5.+ )5%+. 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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 121 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Other Title: Carmeuse Presentation Attachments: 122 Planning Commission Agenda Item Detail Meeting Date: March 19, 2025 Agenda Section: Other Title: Current Planning Applications Attachments: 123