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HomeMy WebLinkAbout02-25 CommentsCOUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 January 13, 2025 Chris Mohn, AICP Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 RE: Proposed Rezoning for Stephenson Depot Property Identification Numbers (PIN): 44-A-42, 44-A-43, 44-A-47 & 44-A-48A Dear Mr. Mohn: Planning and Development staff had the opportunity to review the draft application materials for resubmission for the above rezoning. This application seeks to rezone approximately +/-8.75-acres from the RA (Rural Areas), B2 (General Business) and M1 (Light Industrial) Zoning Districts to the B2 Zoning District with proffers to develop a retail center with a potential grocery anchor. 1. Comprehensive Plan Conformance. Since our original letter, dated August 2023, the Northeast Frederick Land Use Plan (NELUP) was updated and adopted by the Board of Supervisors in September 2023. The Plan identifies the subject properties with a “business” land use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The plan states: “The area between Old Charlestown Road and Stephenson Road located immediately east and west of the existing rail corridor is identified for future business uses. More specifically, business uses in this area east of the rail corridor should be of a neighborhood or community scale and be intended to serve the nearby residents of Snowden Bridge and the Stephenson Rural Community Center. Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity.” The proposed rezoning may not fully implement plan policy specific to business uses envisioned in this area of the County. Careful consideration should be given to the B2 district uses permitted (and prohibited) through the rezoning and their appropriateness to address retail and convenience-type needs for nearby residences. 2. Proffer Statement. The following revisions are offered for consideration as they relate to the proffer statement dated December 16, 2024: • Proffer B(2) should be revised to reflect adopted NAICS use terminology contained in Chapter 165 – Zoning Ordinance. Truck stops may be expanded to further specify “fast fuel diesel fueling” which is the distinguishing element of a truck stop versus other gas/convenience type establishments. Stephenson Depot Rezoning Page 2 • Proffer C(7) may be revised to remove reference to future use of funds and simply state “transportation improvements along the Martinsburg Pike corridor.” 3. Agency Comments. The following agencies shall provide written comment on the proposed rezoning application: the County Attorney, Frederick County Fire Marshal, and the Virginia Department of Transportation (VDOT). Comments have been received from HRAB. 4. Other Application Materials & Fee. Based on the fees adopted by the Board of Supervisors, the rezoning fee for this rezoning application would be $10,875. Note the updated fee amount from the previous letter because of the change in rezoning acreage. All the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application for a public hearing. The Applicant should verify with Planning & Development staff application completeness prior to final submission. Please feel free to contact me with questions regarding this application. Sincerely, M. Tyler Klein, AICP Senior Planner MTK/pd From:Johnson, Joseph (VDOT) To:Chris Mohn; Tyler Klein (tklein@fcva.us) Cc:Spielman, Joseph (VDOT) Subject:Re: Stephenson Depot Commercial GDP: Updated Entrances Date:Thursday, February 27, 2025 11:52:41 AM Chris/Tyler, VDOT has reviewed the latest GDP for the Stephenson Depot rezoning application and we are in agreement with the proposed entrance locations shown on the plan. Please note that entrance locations are subject to final design and approval by VDOT at the time of final site plan submission. VDOT has no additional comments on this application. Joseph W. Johnson, PE Area Land Use Engineer / Edinburg Residency Virginia Department of Transportation 14031 Old Valley Pike / Edinburg, VA 22824 Phone #540.534.3223 josephw.johnson@vdot.virginia.gov COUNTY OF FREDERICK Austin Cano Acting County Attorney 540/722-8383 E-mail Austin.cano@fcva.us January 28, 2025 VIA E-MAIL Mr. Christopher Mohn Greenway Engineering, Inc. 115 Windy Hill Lane Winchester, VA 22602 Re: Rezoning Application – Stephenson Depot Commercial Tax Parcel Numbers 44-A-42, 44-A-43, and 44-A-48 (the “Property”) Dear David: You have submitted to Frederick County for review a revised proposed proffer statement (the “Proffer Statement”) for the proposed rezoning of the Property, 8.75± acres in the Stonewall Magisterial District, from the B2 (Business General) and M1 (Light Industrial) with proffers, and RA, Rural Areas Zoning Districts, to the B2 (General Business) Zoning District, with proffers. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement, in its updated form, would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments:  Section A(3): This staement should be changed so that the sentence to include the italicized text for sake clarity: “The content and components of the GDP may be adjusted to accommodate final design and engineering constraints without the need for new conditional rezoning approval by the Frederick County Board of Supervisors, provided said adjustments do not eliminate, relocate, or substantially alter or add upon the project components described herein.”  Section B(3): This statement should be updated to more precisely define the area that self-storage facilities will not be permitted on. The attached GDP notes where such facilities may be, but there is no affirmative indication of where they are restricted. This proffer should be changed to so state, in the affirmative, where self-storage facilities are restricted, to avoid potential confusion in proving a negative. Mr. Christopher Mohn January 28, 2025 Page 2  Section C(1): This statement should be changed so that the sentence to include the italicized text for sake clarity: “The Owner hereby proffers to provide access to the Property via two full movement commercial entrances on Martinsburg Pike and Old Charles Town Road as depicted on the GDP, both of which shall be open for public use for any use established on the Property. No more than two full movement entrances shall be permitted on the Property. The Owner proffers to construct both full movement entrances prior to the issuance of the first occupancy permit for the Property.”  Section C(7): This statement should be changed to note that the monetary contribution may be applied towards other legal purpose beyond the stated restrictions, such as by noting that the contributions may be applied towards right-of-way acquisition, engineering, or construction costs to allow for the development of improvements on the Martinsburg Pike corridor among other proper purposes.  The first sentence in paragraph on the top of page 7, above the signature blocks, is substantively the same as the last sentence in the “Preliminary Matters” paragraph on the first page, with the exception that it uses the undefined term “the Applicants;” this term was changed, pursuant to the previous attorney comments, to “the Owners.” As such, the sentence may be deleted as repetition; however, to the extent that the language is desirable, the language should be updated to match the language from page 1 for clarity. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Austin K. Cano Acting County Attorney cc: John Bishop, Assistant Director of Planning & Development, Frederick County (via e- mail) Tyler Klein, Senior Planner, Frederick County (via email) COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 107 North Kent Street, Suite 202  Winchester, Virginia 22601-5000 September 26, 2023    Marisa Whitacre  Greenway Engineering  151 Windy Hill Lane  Winchester, VA 22602    RE: Request for Historic Resources Advisory Board (HRAB) Comments    Stephenson Depot Rezoning Application     Property Identification Numbers (PINs): 44‐A‐42, 44‐A‐43, 44‐A‐47, & 44‐A‐48A    Magisterial District: Stonewall    Dear Ms. Whitacre:      The Historic Resources Advisory Board (HRAB) considered the above referenced rezoning application  during their September 19, 2023 meeting. The rezoning application is for  +/‐ 6.98 acres made up of  four (4) parcels (Property Identification Numbers: 44‐A‐42, 44‐A‐43, 44‐A‐47, 44‐A‐48A) from the RA  (Rural Areas) Zoning District (1.2 acres), the B2 (General Business) Zoning District (2.78 acres with  proffers), and the M1 (Light Industrial) Zoning District (3 acres with proffers) to the B2 Zoning District  with proffers. The properties are at the northeastern corner of the intersection of Martinsburg Pike  (Route 11) and Old Charles Town Road (Route 761) in the Stonewall Magisterial District.        Following their review of this application, the HRAB recommended approval of the application and  recommended the applicants extend the open space shown on the General Development Plan (GDP)  along Old Charles Town Road to preserve the remaining portions of the original road and conduct a  Phase 2 architectural study of the Burton Hoover House located at 2452 Martinsburg Pike (DHR ID#  034‐0945) to update the Virginia Cultural Resources Information System (VCRIS) records prior to  removing the structure.    Thank you for the opportunity to comment on this application.  Please call if you have any  questions or concerns.     Sincerely,    Kayla Peloquin, Planner  Planning & Development    cc:  Gary Crawford, HRAB Chairman           315 Tasker Road PH (540) 868-1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director www.FrederickWater.com Water At Your Service July 13, 2023 Chris Mohn Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Rezoning Application Comment Stephenson Depot Commercial Tax Map Numbers: 44-A-42, 43, 47, and 48A 6.98 acres Dear Mr. Mohn: Thank you for the opportunity to offer review comments on the Stephenson Depot Commercial rezoning application package, dated June 30, 2023, and received at Frederick Water on July 3, 2023. Frederick Water offers comments limited to the anticipated impact/effect upon Frederick Water’s public water and sanitary sewer system and the demands thereon. The project parcels are located within the sewer and water service area (SWSA), and therefore by county policy, Frederick Water’s water and sewer services are available. The application’s Impact Statement and proffers are silent on the projected quantities of water and sewer generation from the proposed land use, but a supplemental sewer feasibility report, dated June 2, 2023, was received and has been considered in the evaluation of the rezoning application. Water service is available via existing 10- and 16-inch water mains located adjacent to the site. Adequate drinking water supply presently exists. Sanitary sewer service is not presently available in the immediate vicinity. As demonstrated in the applicant’s sewer feasibility report, a regional approach to extending sanitary sewer to the subject site will be warranted prior to the site’s development. Frederick Water would note that the funding and construction of improvements to facilitate the sewer service will be the responsibility of the benefiting property owners and their development programs, not Page 2 Stephenson Depot Commercial rezoning application Chris Mohn July 13, 2023 Frederick Water. As captured in the applicant’s feasibility report, preliminary cost estimates for the improvements necessary to serve the subject site would be over $730,000. Water and sanitary sewers are to be constructed in accordance with Frederick Water standards and specifications. Easements will be required to accommodate infrastructure that is dedicated to Frederick Water. Please be aware that Frederick Water is offering these review comments without the benefit or knowledge of a proffered proposed use and water and sewer demands for the site. Please keep in mind that water supplies and sanitary sewer conveyance capacities change daily; with each new customer connection bring additional demands and generated flows. Upgrades to the sanitary sewer system will be necessary for the project to connect and contribute to the system. This letter does not guarantee system capacities to accommodate your development proposal. Thank you for the opportunity to offer review comments. Sincerely, Eric R. Lawrence Executive Director 1 Chris Mohn From:Wayne Lee <Leew@fcpsk12.net> Sent:Wednesday, July 12, 2023 4:50 PM To:Chris Mohn Cc:George Hummer; Shane Goodwin; Calvin Davis; Tyler Klein Subject:Stephenson Depot Commercial rezoning application Chris, Good afternoon. We have reviewed the above-referenced application. As this is a commercial rezoning, we offer no comments. Wayne Kenneth Wayne Lee, Jr., ALEP Coordinator of Planning and Development Planning and Construction Office Frederick County Public Schools 1415 Amherst Street Winchester, VA 22601 (office) 540-662-3889 x88249 leew@fcpsk12.net www.FrederickCountySchoolsVA.net Inspire 2025: A Promise for Progress   This e‐mail message and any attachments are for the sole use of the intended recipient and may contain confidential or privileged information. Receipt by anyone other than the intended recipient(s) is not a waiver of any legal privilege or confidentiality protected under law. Any unauthorized review, use, disclosure or distribution is prohibited and may be a violation of law. If you are not the intended recipient or a person responsible for delivering this message to an intended recipient, please contact the sender by reply e‐mail and destroy all copies of the original message. All communications may also be subject to Virginia's Freedom of Information Act.