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Home My WebLink About04-23 Statement of Justification COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Sargent Properties LLC 2. Project Name: Sargent Property 3. Mailing Address: 13282 Lera Drive Montpelier, VA 23192 4. Telephone: 540-664-0505 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: The entirety of the +/-122 acres of the subject property is currently located within the SWSA boundary and adjacent the UDA. This request would bring +/- 75 acres of the property adjacent to existing residential land uses and a Frederick County public school into the UDA and planned for High-Density 6 U/A Residential and Business land uses. The remaining +/- 47 acres of the property would remain outside of the UDA and planned for Industrial land uses. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (225 and 255 White Oak Road) Magisterial District: Shawnee District b. Parcel Size: 121.6943 Acres (total) +/-75 Acres (proposed UDA expansion & Land Use change) +/-47 Acres (proposed Industrial – no change) 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): Mixed Use Industrial/Office and Industrial See Figures 2 and 4 existing Southern Frederick Land Use Plan (SoFred) e. Proposed Comprehensive Plan Land Use Classification(s): High-density Residential, 6 U/A and Industrial f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) – Vacant/Agricultural/Residential g. What use/zoning will be requested if amendment is approved? RP (Residential Performance District) and M-1 (Light Industrial District) 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 and proposed map changes and the area within 1 mile of the subject change in comprehensive plan land uses. The approximately 122-acre tract is bounded to the west by RA zoned property, to the south by the existing +/- 57 acre Robert E Aylor Middle School, and the north and west by both residentially and industrially zoned property. This application maintains proposed residential and industrial land uses adjacent existing residential and industrial land uses. The residential areas to the north and west are completely developed with the exception of the Tasker Woods project. These existing residential neighborhoods to the north and west generally consist of 1/3 to ¼ acre lots. The Cedar Meadows 55+ community is approximately 500’ southwest of the subject property on White Oak Road. Immediately to the south of the property is the new Robert E. Aylor Middle School. This existing school facility runs along the entire southern boundary of the site. The northern stem of the subject property, which is the subject area for the change request to high density residential, is adjacent existing single-family detached residential land use. The western reach of the subject property is abutting existing M-1 zoned properties to the north and east. This topographically separated area is requesting to remain as light industrial land use. Generally, planned land uses within the 1-mile area in a southerly and easterly direction from the subject property are planned mixed use commercial/office, industrial, rural areas and portions of the Armel Rural Community Center. By rough surface area, within the 1 mile radius of the subject property 47% is existing and fully developed residential and county institutional /park land use; 45% is planned Industrial and mixed use commercial/office; and 8% is east and beyond Route 522 with Rural Areas and portions of the Armel Rural Community Center. A majority of the mixed use and industrial planned areas are currently vacant and existing rural residential land uses partitioned from the subject property by significant environmental and topographic features such as the Wrights Run tributary to the Opequon Creek. See Figures 3,5 and 6. i. Adjoining Property Owners: See Attached List of Adjacent Owners j. Justification of proposed Comprehensive Policy Plan Amendment. The recent purchase and development of the new Robert E Aylor Middle School along White Oak Road, outside the UDA, and adjacent the southern boundary of the subject property has changed the dynamics of the Route 277 Triangle in this specific area. The subject property lies immediately to the north of the middle school and abuts Tasker Road. Currently, the Property is located within the Sewer and Water Service Area (SWSA) and immediately adjacent the Urban Development Area (UDA) boundary. Locating the UDA boundary to encompass the +/- 75 acre western portion of the subject property and include the +/- 6.5 acre area north of Tasker road and south of Macedonia Church Road. The requested UDA change would provide neighborhood residential business land use at an appropriate scale and at a highly visible location with existing roads abutting three sides. Additionally, the change would also enable the orderly development of residential development adjacent to existing residential homes and the middle school. Areas near and adjacent to the subject property to the west and north are presently zoned RP and occupied by residential uses. Changing the land use designation to residential ensures a more compatible transition of land uses from low density residential to higher density residential and then to industrial. Placing high-density residential in this location will create an elegant transition from the existing RP properties on the west side of White Oak Road and the Higher intensity Industrial uses planned to the east of the subject property. Furthermore, locating residential adjacent existing schools is good land planning policy as it provides direct access for residents to public open spaces and county resources. Additionally, the proposed Residential to Industrial district boundary would occur in a heavily wooded area with significant topographic relief providing a natural buffer between the residential and industrial uses. The Southern Frederick Land Use Plan currently proposes a trail system and an east -west collector roadway within the subject areas under consideration in this application. This application proposes to maintain the trail connectivity as it will provide future access to the school for the subject property and from the existing residential areas. The collector roadway is proposed to be removed due to the significant topographic challenges in constructing the roadway and the narrowness of land bay remaining between the existing school and existing FBI facility. The eastern portion of the subject site is to remain industrial and access the existing road network. The proposed plan amendment would result in both benefits and impacts to Frederick County. Benefits range from orderly development with existing residential land uses placed adjacent to higher density residential land uses and transitioning to the industrial land uses, focusing planned growth within the targeted urban areas in the county, and placing compatible residential land use adjacent the existing public school property. All new growth and development naturally increases the demands on public services such as schools, transportation, fire and rescue, police and public sanitary sewer and water infrastructure. The location of the subject property and the proposed land uses are situated in a Comprehensive Plan area currently planning for development and investment within the urban region of the county. Co-locating and concentrating development in compact areas promote orderly development and the ability for county services to be provided in a cost-effectively manner. The subject property is adjacent to existing infrastructure and is well positioned to expand facilities and physical infrastructure as necessary and appropriate. The residential components along White Oak Road would require mitigation of pedestrian and vehicular traffic, public safety, as well as water and wastewater infrastructure. The applicant believes that all these facilities are immediately available and will be mitigated during the rezoning process. Public schools would not be negatively impacted should the residential area of this development become age restricted. Other forms of residential development would require mitigating the impacts for schools and county services. The application also proposes to mitigate the fiscal impacts posed by any residential development through the creation of a neighborhood business land bay currently planned as open space and maintaining a significant +/- 47 acre Industrial land use on the eastern portion of the property. Trip Generation Sargent Properties 2023 CPA Existing Residential and Agricultural Uses: +/- 20 ADT Existing Comprehensive Plan Uses: (0.25 FAR) +/- 5,100 ADT Industrial (60 ac): +/- 1,800 ADT Mixed Use Commercial /Industrial (54 ac): +/- 2,900 ADT Park (6 ac): +/- 400 ADT Proposed Comprehensive Plan Uses: +/- 7,500 ADT Residential (69 ac): +/- 2,900 ADT Industrial (47 ac / 0.25 FAR): +/- 1,400 ADT Commercial (6 ac / 0.25 FAR): +/-3,000 ADT Industrial ITE Codes considered: 110 – General Light Industrial 130 – Industrial Park 140 – Manufacturing (Flex Tech) 150 – Warehousing 156 – High Cube Warehousing Commercial ITE Codes considered: 710 – General Office Building 720 – Medical Office Building 851 – Convenience Store Residential ITE Codes considered: 210 – Single-Family Detached Housing 220 - Multi-family Housing (Low-Rise) 251 – Senior Adult Housing - Detached 252 – Senior Adult Housing - Attached INDUSTRIAL PARK UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) 00 5000'10000'NORTHCS1000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF1 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 TRAIL MINOR COLLECTOR UDA LIMITS PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 CS1001-TRANSPORTATION 00 5000'10000' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF2 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECTNORTH INDUSTRIAL PARK TO HIGH DENSTIY RESIDENTIAL, 6 U/A NEW UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE TO HIGH DENSTIY RESIDENTIAL, 6 U/A INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) APPROXIMATE 1 MILE RADIUS 00 5000'10000'NORTHCS4000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF3 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 TRAIL TO REMAIN IN COMPREHENSIVE PLAN MINOR COLLECTOR TO BE REMOVED FROM COMPREHENSIVE PLAN NEW UDA LIMITS 00 5000'10000'NORTHCS4001-TRANSPORTATION ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF4 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 Sargent Comprehensive Plan Amendment Adjacent Properes List 1. Richard & Catherine Palmer 1789 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-36 2. Carl & Emily Bohman 1773 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-37 3. Winfield & Carle*a Smoot 1759 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-38 4. William & Edeltraud Wayt 1747 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-290 5. Carl & Frances Palmateer 1735 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-292 6. Robert & Denise Fletcher 1717 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-294 7. Dongphoung Truong 300 Chancellorsville Drive Stephens City, VA 22655 Tax Map: 76-A-39A 8. Alan & Linda See 110 White Oak Road White Post, VA 22663 Tax Map: 76-A-39 9. Christopher & Rosa See 160 Possum Draw Place Winchester, VA 22601 Tax Map: 76-A-41 & 76-A-40 10. The Camp at Mosby Sta8on Homeowners Assoc. Inc. 103 Piedmont Way Stephens City, VA 22655 Tax Map: 75M-3-3-170A & 75M-3-2-120A 11. Sondra Blevins 103 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-12 12. Taslim Paulus Djoko Trustee 105 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-13 13. Deran & Conjo Whitney 107 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-14 14. Michael & Epefania Bou*e 109 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-15 15. Robert Larson & Karen Walker 111 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-16 16. Frederick & Kathleen Drury III 113 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-17 17. Jessica & Craig Pfrommer 115 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-18 18. William & Teresa Rhodes 117 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-19 19. Joseph & Sharon Livesay 119 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-20 20. Daniel & Melissa Baker 121 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-21 21. Sco* & Gladys Parker 123 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-22 22. Raymond & Susan Cowan 125 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-23 23. Gregory & Addie Jones 127 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-24 24. Flint Hill Proper8es, LLC PO Box 227 Middletown, VA 22645 Tax Map: 75-A-109 25. The County School Board of Frederick Co. VA 1415 Amherst St. Winchester, VA 22601 Tax Map: 75-A-113 26. Wrights Run LP C/O Doreen Swanson 114 Covington Lane Winchester, VA 22601 Tax Map: 76-A-53A & 76-A-53P\ 27. Shen Valley LLC 1346 Pleasants Drive Suite 6 Rockingham, VA 22801 Tax Map: 76-A-53H 28. Elman FBI Associates LLP 10 W. Carver St. Hun8ngton, NY 11743 Tax Map: 76-A-53B 29. Danny & Wendy Aube 223 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-45 30. William Heflin 113 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47B 31. Donald & Janet Kenney 281 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47 32. Michael Orndorff 178 Ole Orchard Drive Clear Brook, VA 22624 Tax Map: 76-A-43 33. Shirley Kenney 280 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-44 & 76-A-46 34. Charles Critchfield 1511 Reliance Road Reliance, VA 22649 Tax Map: 76-A-47A