Planning commission approves comprehensive plan amendment to add Appleland Properties to UDA with conditions

The Frederick County Planning Commission voted to forward Comprehensive Plan Amendment CPPA 124, submitted by Appleland Properties, recommending that four parcels (about 96.82 acres) west of Route 11 near Stephens City be redesignated from business to residential in the county plan and be added to the county’s urban development area (UDA) with recommended plan text revisions.

Staff told commissioners the recommendation incorporates negotiated language to guide future development on the parcels: the plan language calls for age‑restricted housing types, extensive buffering and screening along Opeckin Creek, and recreational amenities that incorporate natural and historic resources. Staff also recommended removing a previously mapped collector road alignment across the parcels because of topographic and hydrologic constraints and because the road would cross floodplain and environmentally sensitive areas.

“Expanding the UDA to include the subject properties would enable residential development, which is deemed to be appropriate given the adjoining uses,” staff advised, noting the parcels adjoin existing residential areas and commercial property to the south. The revised plan text also emphasizes coordination with the town of Stephens City and careful protection of streams and historic features.

Representatives from the applicant and the town of Stephens City attended and said they will continue to coordinate on transportation connections and timing. Mike Major, representing the town, asked the county to work with Stephens City to ensure that improvements intended to connect to the town’s bypass do not become a “road to nowhere.”

The commission voted to forward the CPPA to the Board of Supervisors; staff said the item will be scheduled for the board’s Feb. 12 meeting. Staff also noted this CPPA is the last remaining amendment from the county’s 2024 application cycle to come before the commission.