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HomeMy WebLinkAbout01-25 BOS Staff Report REZONING #01-25 Neff Property Commercial (E R Neff Excavating Inc.) Staff Report for the Board of Supervisors Prepared: March 5, 2025 Staff Contact: M. Tyler Klein, AICP, Senior Planner Executive Summary: Meeting Schedule Planning Commission: February 19, 2025 Action: Recommended Approval 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. Page 2 of 5 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: Page 3 of 5 “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. Page 4 of 5 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. Page 5 of 5 Planning Commission Summary from 02/19/25 Regular Meeting The Planning Commission held a public hearing on February 19, 2025. There were no public speakers. There was no discussion. The Planning Commission unanimously recommended approval of the proposed rezoning (Commissioner Kerns – absent). Following a public hearing, staff is seeking a decision from the Board of Supervisors on this Rezoning application.