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HomeMy WebLinkAbout03-23 Statement of Justification BROCKTON PROPERTY COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Brockton Land Trust 2. Project Name: Brockton Property 3. Mailing Address: PO Box 809 Winchester, VA 22604 4. Telephone: (540) 667-1266 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Brockton 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: The entirety of the +/-6 acres of the subject property is currently located outside and adjacent to both the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA) boundaries and is located at the intersection of two major roadways, Route 37 and Route 522 Northwest Pike. This request would bring the full property within the SWSA and designate the subject property as planned Business in the Route 37 West Land Use Plan. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 42-A-194 (1667 Northwest Pike) Magisterial District: Gainesboro District b. Parcel Size: 6.387 Ac (per Record Plat DB 454 PG 734 c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. d. Existing Comprehensive Plan Land Use Classification(s): Rural Areas See Figure 2 current Route 37 West Land Use Plan e. Proposed Comprehensive Plan Land Use Classification(s): Business f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas District) – Residential use g. What use/zoning will be requested if amendment is approved? B-2 (General Business District)- Commercial 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: Included are plan graphics showing the current Route 37 West Land Use Plan (Figure 2, the proposed map changes to the plan (Figure 3) and the comprehensive plan land uses within 1 mile of the subject change (Figure 4). The approximately 6-acre tract is bounded to the west by RA zoned property, to the south and east by the existing Route 37 By-pass Right-of-Way, and to the north the Route 522 Northwestern Pike Right-of-Way. The existing access to the subject property is the fourth leg of the existing Route 522 / Apple Pie Ridge signalized Intersection. Immediately to the north of Route 522 is the Frederick County Public Schools campus with James Wood High School and Apple Pie Ridge Elementary School. This campus encompasses most of the northeastern reaches of the 1-mile adjacent properties. In the easterly and southerly directions beyond the significant Route 37 By-pass ROW are well established and developed commercial areas and residential neighborhoods. The commercial areas are generally just to the north and south of Rt 522. The residential areas reside to the south beyond the commercial and are generally accessed via Fox Drive as it leads back into the City of Winchester. This area is a mix of traditional single-family detached residential lots and large tract residential lots. To the west of the subject property are large agricultural parcels, historically utilized as orchards, and mostly located within the Route 37 West Land Use Plan area. Finally, to the northwest and north of Route 522 are RA zoned properties currently with agricultural and residential use. The northerly reaches in this area (approximately 500 LF north and beyond the Route 522 ROW) remains RA zoned but no longer lies within the Route 37 West Land Use Area boundary. The Route 37 West Land Use Plan does not detail areas of significant development west of Route 37 as the UDA and SWSA boundaries follow the western ROW boundary of the existing roadway. The applicant would like to note that Frederick Water transmission infrastructure exists on the subject property and also outside the SWSA district boundary the application is seeking to change. See Figures 1-page 2 and 4. i. Adjoining Property Owners: See Attached List of Adjacent Owners j. Justification of proposed Comprehensive Policy Plan Amendment. This application addresses a relatively small parcel strategically located at an existing signalized intersection. The subject property also adjoins the current UDA and SWSA boundary lines. Furthermore, The property encompasses the southwest corner of two very key transportation corridors in Frederick County. The benefits of locating commercial areas adjacent to and along well traveled corridors are well documented. It is the applicant’s opinion that modifying the SWSA district line to include the property at this signalized intersection would benefit the county through achieving revenue generating business land use in a location where an adequate transportation network is already in place. Any future rezoning application would be required to mitigate any impacts such as access, traffic signal improvements and appropriate buffering to the RA zoned properties to the west. The proposed plan amendment would impact transportation on major roadways with capacity for the proposed change. Modifications to the existing traffic signal and any associated roadway improvements to accommodate the future business land use can be easily achieved. Highway commercial land use will generate net positive revenues for the county. This land use will not increase demands on public schools and can mitigate public safety service needs through proffer contributions during a future rezoning process. Trip Generation Brockton Property 2023 CPA Existing Residential and Agricultural Uses: +/- 10 ADT Existing Comprehensive Plan Uses: no change to ADT Proposed Comprehensive Plan Uses: +/- 5,000 ADT Commercial (6 ac): +/-5,000 ADT Commercial ITE Codes considered: 945 – Convenience Store Gas Station (Other commercial uses result in less conservative traffic impact volumes) Brockton Property 2023 CPA Application Adjacent Property List 1. Frederick County School Board PO Box 3508 Winchester, VA 22604 Tax Map: 42-5-D 2. Sara Smith 1316 Ambrose Drive Winchester, VA 22603 Tax Map: 42-A-213 & 42-A-215 3. BHS LC PO Box 2368 Winchester, VA 22604 Tax Map: 42-A-193 & 53-A-3 4. Frederick County Sanitation PO Box 1877 Winchester, VA 22604 Tax Map: 42-A-193A FIGURE 1-PAGE 1 FIGURE 1-PAGE 2 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan Eastern Road Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center FIGURE 2 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan Eastern Road Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center PROPOSED BUSINESS LAND USE PROPOSED SWSA BOUNDARY FIGURE 3 Route 37 WestLand Use PlanArea PlanSewer and Water Service AreaUrban Development AreaLand Use LegendBusinessResidentialInstitutionalRural Community Center1-MILERADIUSFIGURE 4