HomeMy WebLinkAbout04-25 PC Staff Report REZONING #04-25
Laurel Ridge Community College Foundation
LLC (MDP Facilities Solutions)
Staff Report for the Planning Commission
Prepared: July 25, 2025
Staff Contact: Amy L. Feltner, Planner
Executive Summary:
Meeting Schedule
Planning Commission: August 6, 2025 Action: Pending
Board of Supervisors: September 10, 2025 Action: Pending
Property Information
Property Identification Number (PIN) 91-A-99B
Address 131 Garland Snapp Drive, Middletown, VA
Magisterial District Back Creek
Acreage +/- 19.81-acres
Zoning & Present Land Use Zoning: RA (Rural Areas)
Land Use: Institutional
Proposed Zoning HE (Higher Education)
Adjoining Property Zoning & Present Land Use
North: RA (Rural Area) Land Use: Residential
South: RA (Rural Area) Land Use: Commercial
East: RA (Rural Area) Land Use: Commercial
West: RA (Rural Area) Land Use: Vacant
Proposed Use
This is a request to rezone +/-19.81-acres from RA (Rural Areas) Zoning Districts to HE
(Higher Education) Zoning District with proffers for a technical trade facility.
Positives
Concerns
The proposed rezoning implements the
Middletown/Lord Fairfax Area Plan which
enhances the existing educational institution
and Laurel Ridge Community College which
serve Frederick County and the broader
region.
Monetary contributions are included to off-set
impacts to local fire and rescue services.
The Middletown/Lord Fairfax Area Plan
expressly stated that Frederick Water will be
the party responsible for providing water and
sewer in this area. The facility, and the
proposed expansion, will continue to be
served by the City of Winchester for public
water and the Town of Middletown for public
sewer services. That being said, Frederick
Water does not have existing utilities
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The Owner, at no public cost, is dedicating
the necessary right-of-way to allow Route
11/Valley Pike to be improved to its ultimate
condition as a four-lane-divided highway
which fully implements Plan policy specific
to planned transportation improvements.
proximate to the property in question. The
applicant would need to extend service.
Review Agency Comments:
Review Agency
Comment
Date
Comment Summary Status
Virginia
Department of
Transportation
(VDOT)
June 26.2025 We agree with the findings of the Turn
Lane Warrant Analysis and agree that
no left turn lanes are required
(transportation improvements
associated with this rezoning),
however, any future expansion or
development (outside of the proposed
GDP) will require modifications (left
turn lanes) to the bookstore entrance
based on the information given).
Comments
addressed
FC County
Attorney
July 1, 2025 The acting County Attorney has
reviewed the proposed Proffer
Statement and has no legal objection
to the form of the Proffer Statement.
It is my understanding that the
transportation/traffic impacts will be
noted in the Staff Report.
Frederick
County Public
Works
April 9, 2025 A comprehensive review shall be
performed at the time of site plan
submittal.
Recommended
Approval
Frederick
County Fire
Marshal
April 8, 2025
No Comments at this time. A
reminder that all new construction
shall comply with the most current VA
Building Construction code standards.
Approved
Frederick Water April 2, 2025 No Comments. Not served by
Frederick Water.
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Town of
Middletown
6/3/2025 No comments. No capacity issue for
the proposed single bathroom per
facility.
City of
Winchester
6/30/2025 At this time the City of Winchester is
fine with a pass-through service, but
awaits site plan for further review.
Planning & Zoning Staff Analysis:
Comprehensive Plan Conformance:
The 2035 Comprehensive Plan, adopted in November 2021, and the Middletown/Lord Fairfax Sewer
and Water Service Area Plan, amended in 2014, provide guidance on the future development of the
property. The property is located within the SWSA. The Plan identifies these properties with an
Institutional land use designation. In addition, the text of the Plan states the following:
“The area encompassed by the Middletown/Lord Fairfax SWSA is envisioned
to promote the continued growth of institutional land uses that enhance the existing
educational institutions, LFCC, and the Middletown Elementary School. To that end,
the plan calls for the establishment of approximately 140 acres of institutional land
use that will serve the citizens of Frederick County and the broader region”.
Transportation & Site Access
The proposal is consistent with the planned improvements in the Comprehensive Plan.
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Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis:
Proffers
(Revision Date 06/16/25
Staff Comment
Proffer 1. Development and Use of the
Property
The proffer statement provides the property be
developed with College, University, and
Professional School uses in conformance with
the future area plan.
Proffer 2. Site Design No comment
Proffer 3. Lighting No comment
Proffer 4. Fire and Rescue No comment
Proffer 5. Water and Sewer The area is not currently served by Frederick
Water and will continue to be served by
Middletown and the City of Winchester
Proffer 6. Miscellaneous Proffer 6.1 is recommended based on the
HRAB recommendations as specified.
The generalized development plan (GDP) dated July 2, 2025, is included below and depicts proffer
improvements.
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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