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Home My WebLink About01-26 CommentsCOUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 Jan 5, 2025 Chris Stephenson, Morris & Ritchie Associates Inc. 205 E. Hirst Rd, St. 106 Purcelville, VA 20132 RE: Proposed Rezoning for 700 Ross Street Property Identification Numbers (PIN): 54G-1-13A Dear Mr. Stephenson: Planning and Development staff had the opportunity to review the draft rezoning application (REZ). This application seeks to rezone approximately +/0.20 acres from the B2 (General Business) Zoning District with proffers to the B2 Zoning District with proffers to a 12-unit hotel. The subject property is located at 700 Ross Street in the Stonewall Magisterial District. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. • Comprehensive Plan Conformance. The Comprehensive Plan (adopted November 2021) and the Northeast Frederick Land Use Plan (NELUP) provide guidance on the future development of the subject property. The Plan identifies the subject properties with a “residential” land use designation and as being within the limits of the Urban Development Area (UDA). Section §165-402.01 of the Frederick County Zoning Ordinance speaks to the intent of the residential land use classification by shaping the intent of the zoning district intended to implement it. “…intended to provide for a compatible mixture of quality residential housing types within the Urban Development Area, consistent with the residential land use policies of the Comprehensive Plan.” The proposed rezoning does not implement uses typically associated with the “residential” land use designation in the Comprehensive Plan, However, staff recognize that the intended use is intended to maximize the subject parcel’s strategic location adjacent to the Hampton Inn, City of Winchester, and adjoining areas identified with a “business” land use designation. As such, this makes it desirable for extending the existing use. The consolidation of residential uses and mixed-use nature of the surrounding area does provide the opportunity for complementary business uses. 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. • General Development Plan. The site does not identify pavement area or parking. The parking may be addressed through shared parking of the adjacent parking lot serving the Hampton Inn. • Transportation. The submitted Impacts Analysis estimated the 3,956’ hotel would generate 75 trips day. However, the proffer statement does not restrict the use of the property to only a hotel establishment (as assumed in the analysis) and allows many other B2 (General Business) Zoning District uses, some of which may have a significant transportation impact on the transportation network (for example convenience store with fueling stations). The applicant should consider including a prohibited land uses list to preclude uses that are not conducive to the neighborhood. Extending the sidewalk from Ross Street and a pedestrian crossing may be necessary along Ross Street. The proposed transportation improvements for site access appear to be sufficient. County Staff will continue to coordinate with VDOT staff on the traffic impacts as it relates to the rezoning proposal. • Proffer Statement. The following revisions are offered for consideration as it relates to the proffer statement dated November 26, 2025: • Proffer C may still be desirable if additional parking lot spaces are anticipated on the parcel. • Other Application Materials & Fee. Based on the fees adopted by the Board of Supervisors, the rezoning fee for this rezoning application would be $5,020. 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, Eric Bittner, Planner II Cc: Jason Aikens, (jason@aikensgroup.com) Project Name: ________________________________________________ Acreage: ___________ PIN(s): __________________ Address (or general location): Existing Zoning District: ____________________________________________ Proposed Zoning District: ___________________________________________ Staff Name (Email Address): _________________________________________ Agency Name Completing Comments (select one): ____ Frederick Water ____ Virginia Department of Transportation ____ Winchester Regional Airport ____ Virginia Department of Health ____ Historic Resources Advisory Board ____ Frederick County (FC) Public Schools ____ FC Public Works ____ FC Inspections ____ FC Fire Marshal ____ FC Parks & Recreation ____ FC County Attorney ____ Other (Specify): ________________________ Resubmission to address comments requested? Y _____ or N _____ REQUEST FOR REZONING COMMENTS Reviewer Name (Email Address): _____________________________________________________ Review Agency Comments: *Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead. Project Name: ________________________________________________ Acreage: ___________ PIN(s): __________________ Address (or general location): Existing Zoning District: ____________________________________________ Proposed Zoning District: ___________________________________________ Staff Name (Email Address): _________________________________________ Agency Name Completing Comments (select one): ____ Frederick Water ____ Virginia Department of Transportation ____ Winchester Regional Airport ____ Virginia Department of Health ____ Historic Resources Advisory Board ____ Frederick County (FC) Public Schools ____ FC Public Works ____ FC Inspections ____ FC Fire Marshal ____ FC Parks & Recreation ____ FC County Attorney ____ Other (Specify): ________________________ Resubmission to address comments requested? Y _____ or N _____ REQUEST FOR REZONING COMMENTS Reviewer Name (Email Address): _____________________________________________________ Review Agency Comments: *Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead. Project Name: ________________________________________________ Acreage: ___________ PIN(s): __________________ Address (or general location): Existing Zoning District: ____________________________________________ Proposed Zoning District: ___________________________________________ Staff Name (Email Address): _________________________________________ Agency Name Completing Comments (select one): ____ Frederick Water ____ Virginia Department of Transportation ____ Winchester Regional Airport ____ Virginia Department of Health ____ Historic Resources Advisory Board ____ Frederick County (FC) Public Schools ____ FC Public Works ____ FC Inspections ____ FC Fire Marshal ____ FC Parks & Recreation ____ FC County Attorney ____ Other (Specify): ________________________ Resubmission to address comments requested? Y _____ or N _____ REQUEST FOR REZONING COMMENTS Reviewer Name (Email Address): _____________________________________________________ Review Agency Comments: *Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead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oss Street .20 54-G-1-13-A 700 Ross Street B2(with proffers) B2(with Proffers eric.bittner@fcva.us Andrew Fox (andrew.fox@fcva.us) The proffer statement meets the requirements of the Frederick County Zoning Ordinance and the Code of Virginia and is legally sufficient as proposed for recordation. 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 is being undertaken by staff and the Planning Commission. ✔ ✔