HomeMy WebLinkAbout01-25 PC Staff Report REZONING #01-25
Neff Property Commercial (E R Neff Excavating Inc.)
Staff Report for the Planning Commission
Prepared: February 11, 2025
Staff Contact: M. Tyler Klein, AICP, Senior Planner
Executive Summary:
Meeting Schedule
Planning Commission: February 19, 2025 Action: Pending
Board of Supervisors: March 12, 2025 Action: Pending
Property Information
Property Identification Number (PIN) 86-A-77
Address Double Church Road (Route 641), Stephens
City
Magisterial District Opequon
Acreage +/- 6.6-acres
Zoning & Present Land Use Zoning: RA (Rural Areas)
Land Use: Vacant
Proposed Zoning B2 (General Business)
Adjoining Property Zoning & Present Land Use
North: B2 (General Business) Land Use: Commercial
South: RA (Rural Areas) Land Use: Commercial
East: RA (Rural Areas) Land Use: Vacant
West: B2 (General Business) Land Use: Commercial
Proposed Use
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.
Positives
Concerns
The proposal includes proffered transportation
improvements to address future widening of
Double Church Road (Route 641), and inter-
parcel connectivity with development to the
west in conformance with Plan policy.
Approval of the rezoning enables completion
of a planned road connection between South
Warrior Drive and Double Church Road.
The requested zoning district, B2, only
partially implements Plan policy specific to the
“Sherando” urban center. Plan policies,
including elements of “traditional
neighborhood design” and a “strong street
presence” are absent from the proposal and
could further enhance the implementation of
the desired development patterns envisioned
by the Plan.
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Any allowed B2 uses would be permitted,
some of which may not fully implement plan
policies for “urban center.”
Review Agency Comments:
Review Agency
Comment
Date
Comment Summary Status
Frederick
County (FC)
Public Works
April 29,
2024
“We offer no comments at this time.”
FC Fire
Marshal
January 3,
2025
See attached comment letter.
FC County
Attorney
November 26,
2024
See attached comment letter. Comments
addressed.
Frederick Water April 29,
2024
See attached comment letter.
Virginia
Department of
Transportation
(VDOT)
November 13,
2024
“VDOT has reviewed the rezoning
application for the Neff property
(TM#86-A-77) located on Double
Church Road (Route 641) near the
intersection with Fairfax Pike (Route
277) and we are in agreement
with the recommendations identified
within the Traffic Impact Analysis
dated 10/02/2024. The applicant
proposes to extend Berkeley Street
through the site which provides a
parallel roadway that sufficiently
mitigates any impacts of this
development.”
See attached comment letter.
Comments
addressed.
Planning & Zoning Staff Analysis:
Comprehensive Plan Conformance:
The Comprehensive Plan (adopted November 2021) and the Southern Frederick Area Plan
(SOFRED, 2017) provide guidance on the future development of the subject property. The Plan
identifies the subject property with a “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).
Further, the SOFRED plan identifies the subject properties within the “Sherando Center” planning
area. The plan states:
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“The Sherando Center is envisioned to be an intensive, walkable urban area that is well
integrated with the surrounding community. The center should be based on the principles
of New Urbanism or Traditional Neighborhood Design promoted in the Comprehensive
Plan. It shall contain a large commercial core, generally higher residential densities with
a mix of housing types, an interconnected street system, and public open space around
which the center is designed. Community facilities shall also provide a focal point for the
center and surrounding community. Presently, Sherando High School and Sherando Park
provide this function. In the future, these resources shall be complemented by a new
elementary school which shall serve the existing and future population and be located
within the center. Public spaces in the form of pocket parks, plazas, or greens shall be
further integrated into the design of the Sherando Center.
The commercial and residential mix of land uses shall have a strong street presence and
shall relate to existing Route 277, Warrior Drive and Double Church Road. The mix of
commercial, residential, employment, and community uses shall be linked to the
surrounding community with intermodal transportation choices and public open spaces.
The Sherando Center is centrally located to the community and is in the short term,
respectful to the Agricultural District. “
The proposed rezoning request B2 (General Business) zoning district and this district may be
associated with the “urban center” land use designation in the Comprehensive Plan if the proposed
development is properly integrated and connected with a larger mix-used area and implements
other stated Plan policies (above). This proposal may be further enhanced, and better address plan
policies, through use of the Tradition Neighborhood Design-Business (TNDB) Overlay District
which is intended to be utilized by parcels identified as potential “urban centers.” The proposal
also provides a physical connection to the east to the Sherando Green/Fairfax Downs development
(under development), addressing “integration and connection with a larger mixed-use area”.
As proposed, the rezoning is partially compatible with the Comprehensive Plan future land use
policies.
Transportation & Site Access
The Plan also identifies transportation improvements in the vicinity of the subject property. Double
Church Road (Route 641) is identified as an “improved major collector” roadway. Further, the
Plan identifies as “new minor collector” bisecting the site east to west from Double Church Road
west to the planned Fairfax Downs mixed-use development. See future land use plan inset below.
The rezoning proposal includes improvements to serve the development to Double Church Road
and construction of the east/west minor collector from Sherando Green/Fairfax Downs to Double
Church Road, and dedication of right-of-way for future Double Church Road widening. The
proposal is generally consistent with the planned improvements in the Comprehensive Plan.
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Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis:
Proffers
(Dated 12/12/24)
Staff Comment
Proffer 1 – Transportation No comment.
Proffer 2 – Fire and Rescue No comment.
The generalized development plan (GDP) dated November 19, 2024, is included below. The
GDP depicts proffered improvements as described in Proffer 1.
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Following a public hearing, staff is seeking a recommendation from the Planning
Commission to forward to the Board of Supervisors on this rezoning application.
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