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HomeMy WebLinkAbout06-23 Statement of Justification Bluestone Property COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Bluestone Industrial Development, LLC 2. Project Name: Bluestone Property 3. Mailing Address: PO Box 480 Stephens City, VA 22655 4. Telephone: (540) 869-1800 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Sargent Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: Future development of the subject property is currently governed by the “Voluntary Settlement Agreement Between the Town of Stephens City and Frederick County”. The Final order validating and affirming this is action occurred in 2005 and placed the subject property into the Town limits as annexation areas defined in the agreement. The subject properties are split zoned on the current Town of Stephens City Zoning Map and are identified as being governed by the Industrial I-1, Industrial I-2 and Business B-1 zoning districts. The Stephens City/Frederick County Joint Future Land Use Plan Annexation Areas, most recently approved by the Stephens City Town Council in March of 2009 and the Frederick County Board of Supervisors in April of 2009, must maintain agreement with Town of Stephens City land use planning documents. The applicant is currently engaged with the Town of Stephens City on potential changes in the land use on the subject property and any such changes must also be reflected and adopted in the joint land use plan. This application intends to coordinate any planned town Zoning Map and/or Comprehensive Plan changes with the Joint Land Use Plan of the current Frederick County Comprehensive Plan should they occur in the 2023 cycle. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (Valley Pike) Magisterial District: Opequon District b. Parcel Size: +/- 141.28 Acres (total) TM 85-A-48 +/- 128 ac); TM 85-A-48A (+/- 6 ac); and TM 85-A-48 ( +/- 7 ac) c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plats and deeds; Figure 3 Subject Property boundary. d. Existing Comprehensive Plan Land Use Classification(s): Highway Commercial and Industrial See Figure 2 (Town of Stephens City Land Use Plan) e. Proposed Comprehensive Plan Land Use Classification(s): Mixed Use, Residential, Institutional, Highway Commercial and/or Industrial f. Existing Zoning and Land Use of the subject parcel: B-1, I-1 and I-2 ( See Figure 4) g. What use/zoning will be requested if amendment is approved? To be determined during Comprehensive planning discussions and rezoning applications h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: The subject of this application is to collaborate and coordinate long range comprehensive planning documents and policies between the Town and County. The existing underlying zoning is Industrial and Commercial and may potentially be re-envisioned to include a greater mix of land uses and possibly shift away from Industrial. The town is working on a Comprehensive Plan update this year and the subject property is a significant stakeholder in this activity. Newly proposed land uses would likely become less intensive land uses with the possibility of mixed use and some residential. The current land use plan is predominantly based on a future interchange relocation of exit 307 on Interstate 81 and Frederick County’s planned future major collector roadway leading to this new interchange i. Adjoining Property Owners: See Attached List of Adjacent Owners j. Justification of proposed Comprehensive Policy Plan Amendment. The justification for the application is based in the requirement for both jurisdictions to remain coordinated in the long-range planning efforts. The existing joint land use plan is depicting high intensity land uses focused about a future interstate interchange and new major transportation improvements. Any introduction of residential land uses will require that impacts to public services and public schools are mitigated at the time of rezoning application. Trip generation calculations have not been included as they can only be determined when a new and specific plan change is realized. Of final note is the actual by- right R-1 development that occurred within the district as low-density residential land use. At a minimum the county should update the joint land use plan to show the existing development that has occurred within the plan boundaries. Bluestone Comprehensive Plan Amendment Adjacent Properes List 1. Southern States Winchester 8407 Royal Birkdale Drive Chesterfield, VA 23832 Tax Map #: 85-A-46A 2. Dalke’s theatre Inc. PO Box 268 Woodstock, VA 22664 Tax Map #: 85-A-45 3. Wayne & Sherry McDonald PO Box 631 Stephens City, VA 22655 Tax Map #: 85-A-44 & 85-A-43 & 85-A-2 4. BHS LC PO Box 2368 Winchester, VA 22604 Tax Map #: 85-A-1 5. Desri Bartonsville Land Holdings, LLC 1166 Avenue of the America’s 9th Floor New York, NY 10036 Tax Map #: 74-A-21 6. The Arundel Corporation C/O Fas Dept. 1401-843 1200 Urban Center Dr. Birmingham, AL 35242 Tax Map #: 85-A-46 7. Valley Fleet Holdings, LLC PO Box 91 Stephen City, VA 22655 Tax Map #: 85-A-48B 8. VSS Development, LLC 241 Oak Hill Drive Stephens City, VA 22655 Tax Map #: 85-2-C & 85-2-3-16 9. Stickley Farm LLC PO Box2566 Winchester, VA 22604 Tax Map: 85-A-59 10. Jerry O’Neal 5811 Valley Pike Stephens City, VA 22655 Tax Map: 85-A-63 11. Bluestone Industrial Development, LLC PO Box 480 Stephens City, VA 22655 Tax Map: 85-A-49 FIGURE 1 - PAGE 1 FIGURE 1 - PAGE 2 FIGURE 1 - PAGE 3 FIGURE 1 - PAGE 4 FIGURE 1 - PAGE 5 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City FIGURE 2 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City Bluestone Property Existing Mountain Valley Estates 1/2 acre residential development Property FIGURE 3 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!MAINVALLEYPASSAGESPRINGDALE MARLBORO FAMILY GERMAINBARLEYSTRODE MCLEODMARTIN LOCUSTGROVE MULBERRYGREEN LAURANO LAN FILBERT WATERSQUIRRELRABBITCARROLLTONBELL AIR MASSIEFARMVIEW COMERGUILFORD STEPHENS RUNHIGHVIEWCROOKEDPITTMANSTEELE T HEAT ERSCHOOLDRUID HI LLSTEP H E N S WESTCHESTERWALNUT CHIPLEYRAVENWOOD WAKEFIELD VALLEYGROVE§¨¦81 §¨¦81 OFFICIAL ZONING MAP FOR THE TOWN OF STEPHENS CITY Plymouth ± 2,000 01,000 Feet Legend !!!!!!Water Source Assesmen t Program Historic District Tow n Bound ary Water Source Prote ction Area Stephens City Zoning B-1 B-2 B-3 I-1 I-2 NDD R-1 R-2 R-3 R-O Business D istrict Community Bu siness District Travel Business District Light Industrial District General Indust rial District Newton Development District Residential District Residential District Residential District Residential District FIGURE 4