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070-06AMENDMENT Action: PLANNING COMMISSION: April 19, 2006 - Recommended Approval BOARD OF SUPERVISORS: May 10, 2006 ~ APPROVED ^ DENIED AN AMENDMENT TO THE FREDERICK COUNTY 2003 COMPREHENSIVE POLICY PLAN CHAPTER 6, LAND USE WHEREAS, An amendment to The Frederick County 2003 Comprehensive Policy Plan, Chapter 6, Land Use, to expand the Sewer and Water Service Area (SWSA) by approximately 251 acres and to amend the Round Hill Community Land Use Plan was considered. The properties are generally located north and south of Northwestern Pike (Route 50), west of Route 37 and east of Crinoline Lane, in the Back Creek and Gainesboro Magisterial Districts. This amendment was reviewed by the Comprehensive Plans and Programs Subcommittee (CPPS), and the Planning Commission during their regularly scheduled meetings; and WHEREAS, The Comprehensive Plans and Programs Subcommittee (CPPS) held a public meeting of this Comprehensive Policy Plan amendment on January 9, 2006; and WHEREAS, the Planning Commission held a public hearing on this Comprehensive Policy Plan amendment on April l 9, 2006; and WHEREAS, the Board of Supervisors held a public hearing on this Comprehensive Policy Plan amendment on May 10, 2006; and WHEREAS, the Frederick County Board of Supervisors finds the adoption of this Comprehensive Policy Plan amendment to be in the best interest of the public health, safety, welfare, and in good planning practice; NOW, THEREFORE, BE IT ORDATNED by the Frederick County Board of Supervisors that the Frederick County 2003 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to include approximately 251 acres in the Sewer and Water Service Area (SWSA) and further amended to revise the Round Hill Community band Use Plan. The SWSA expansion is described on the attached map. PDRes. k 1 i-U6 This ordinance shall be in effect on the day of adoption. Passed this 10th day of May 2006 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Ga W. Dove Aye Bill M. Ewing Aye n' Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Philip A. Lemieux Nay A COPY ATTEST J R. Riley, J Frederick County Administrator PDRes. N 15-06 BOS Resolution No. 070-06 =G~-~ jJ 1.v. w e > uv ~ ~cX ~ o Ci Cin unC ~Y u ~ C =`3 W '_ 6 a 4 3 G 7 •• O O •''ww V` W d N p LL p - N O O p M O p p N p O r O E~ o` `c F T R ~ u w .E 2 +~ c, o n = ~ i 'n 2 v Q ~~ 1 - E tt o b a~ a U ( d N rv w ~ o d s° z ¢ ' ~ N Z a' Z u ~ E `g ~ u ' ; ~ a m ~ ~ V~ V Land Use -~ Round Hill The process of formulating a plan for the Round Hill Community began on May 8, 1995 when the Frederick County Comprehensive Plans and Programs Committee (CPPC, a subcommittee of the County Planning Commission) and staff from the Department of Planning and Development, conducted a public meeting at the Round Hill Fire Hall. The CPPC held a second meeting on September 25, 1995 to present the draft Land Use Plan. In response to the opinions expressed by residents of the community throughout the process, and the desires of the Board of Supervisors, the plan recommends leaving portions of the Community Center designated as rural land use. In all, of the 1,100 acres within the community center, roughly 400 to 500 is designated to remain rural land. In conjunction with the recommendation to maintain large amounts of open space adjacent to the core azea of the Community Center, the plan also calls for the development of a new zoning category tailored to accommodate rural community uses and building pattems. This recommendation is discussed in more detail later in the report. Modifications were made in 2006 to reflect a revised Sewer and Water Service Area (SWSA) boundary and enhanced design standazds for the Route 50 Corridor. It will ultimately be up to the Board of Supervisors to determine when it is appropriate to include other areas of the community within the Sewer and Water Service Area, a necessary first step to extending utilities. Development of any area would be dependent on the availability of appropriate infrastructure; therefore, the plan does not recommend rezoning land within the community for commercial development prior to the provision of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that consideration be given to how this development might further the long range goal of providing sewer to the core azea of the community. There are a number of recommendations that are important elements of the proposed phasing. First, given the fairly uniform response from residents of the community, no area is proposed for high density residential development. As mentioned previously, the plan recommends that a new zoning category be adopted prior to development within Phase III, which, among other things, allows residential development within the Community Center at a density in keeping with traditional development patterns for the community. The intended purpose being to permit the continuation of favorable building patterns, styles, and mix of uses found within the community rather than utilizing existing regulations which were not written with small rural communities in mind. Frederick County 6-47 Comprehensive Plan Land Use iz Hill Core the Curb-side parking Low speed limit Shade trees on both sides of street Modest front yard setback 15-30 feet Large amounts of open space - 50% Modest size commercial~retail uses Large predominance of single family dwellings within core area of community Discreet signage -maximum 10% of facade area Underground utilities In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one acre be established. The plan proposes that this would go into effect as part of Phase III of the land use plan. This lot size change would only take place as part of an overall zoning change for the core area of the Community, and would be dependent on the installation of a central sewer system. The smaller lot size is not proposed for the entire Community Center. Areas on the periphery of the community should be developed on larger lots. There should also be an -- effort made to preserve large contiguous parcels of open land around the perimeter of the Community Center as a means of maintaining the rural atmosphere. Fisure 13A 200 150 u. 0 J .t. 100 a E z 50 0 Round Hill Community Number of Lots by Acreage (1985) Lot Size 0-0.5 0.5-1.0 1.0-2.0 2.0-5.0 Sand up Land Use Standards have been developed that will minimize the visual disruption to the Route 50 comdor. This includes standards for shared entrances, requiring a green space along Route 50 which will include a 10' asphalt bike trail on the north side, and a 5' concrete sidewalk on the south side of Route 50 screening of structures and parking areas and their location in relation to Route 50 itself, controlling the size, number and location of signs, requiring underground utilities, and finally, minimum standards for landscaping. The objective is to prevent the creation of a typical commercial strip along this route. The regulations discourage individual business entrances on Route 50 both for aesthetics reasons as well as transportation efficiency. Commercial establishments should front feeder roads which connect to Route 50 at signalized intersections. lsn Street trees in the median, along both sides of the ditch; Freestanding signs -one monument sign per development (maximum size - 50 feet, maximum height - 12 feet); No off-premise business signs; Crosswalks at signalized intersections, with signals for pedestrians; Interpazcel connectors required between all properties planned for commercial development (even if currently zoned RA and used for residential purposes) to encourage shared entrances; Commercial entrance spacing - 200 feet if speed limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph, to encourage shared entrances; A row of evergreens in addition to the ordinance required buffer and screening adjacent to areas planned to remain residential; Underground utilities; Encourage the placement of buildings close to Route 50 with landscaped parking lots in the rear; North side of Route 50: 50 foot landscaped strip, within the landscaped strip a 10 foot asphalt bike trail, ornamental shrubs and street trees along Route 50 South side of Route 50: 50 foot landscaped strip (20 feet for small tracts), within the landscaped strip a 5 foot concrete sidewalk, omamental shrubs and street trees along Route 50 Frederick County 6-49 Comprehensive Plan Land Use Description of Phases Phase I The first phase in the proposed plan contains approximately 110 acres. The area within the first phase is bounded on the west by a natural drainage divide which runs north-south across Route 50, approximately one half mile west of Route 37, and roughly parallel to 37. The southern limit of the phase also follows a natural drainage divide. This divide runs in a southeasterly direction beginning near the intersection of Route 803 and Route 50, to a point on Route 37 approximately mid-way between the interchange with Route 50 and the railroad crossing. This phase calls for the establishment of a Business/Office Area immediately adjacent to the Route 37 interchange. Implementation of this phase is anticipated to begin within the near term. For our purposes we have assumed afive-yeaz time frame. Business/Office development would require the extension of public sewer and water. Phase II The second phase of the proposed plan involves an area designated for additional business and office uses. The total area in this phase amounts to just over 180 acres. There was a great deal of discussion at the Committee level regazding the best category of use for this portion of the community. It was finally determined that the prospect of residential development of any sort in this azea should be avoided in favor of commercial uses. Phase III The third phase encompasses the core area of the Community as well as some additional business\office uses along Route 50 for a total area of roughly 300 acres. The plan calls for infill residential development within the core area along with some appropriately scaled commercial uses. This portion of the phase involves roughly 250 acres. As mentioned above, it is not recommended that residential development take place under the current Residential Performance regulations, but rather that new regulations be developed that enable the continuation of the rural community atmosphere. It is also recommended that the development be predominately single family residential with the possibility of some small scale businesses aimed at serving the immediate community. As with other phases, the type of development anticipated would require the availability of central sewer. Since the provision of public utilities will involve a substantial investment, this phase also proposes further expansion of business\retail westwazd out Route 50 as a means of funding the extension. The business area in this phase contains roughly 50 acres. This commercial development should be permitted only if it addresses the specific design standards for Route 50. _. The Phase III portion of the Land Use Plan should be considered long range. Permitting the extension of public utilities would involve a considerable investment and will likely have to be undertaken through private investment. _ _ ~ ~ ~ o O O p Q N ~ > 2 ~ ~ N ~° m m O ~ N ^ W >, N ~ in o ~ d d m ~ m d C> ~ >' ~ (6 01 ~ y~ ~ ~ ~ Q 7 : ~ m o +°o ° m m ° m m m a ° it E a c m O N N LL1 O ~ Y ~ ~ ~ ~ ° ~ m ~ ° `~' a ° ~ ° o > N .~ U °ZS Z ~ LL1 C O O ~~q// O ~ ~- ~ r a a d N o o ~ m ~ N r°n [7 w a 2 ~ N ~ m ~ m m m t m m m E m N m ~c a ~C E Y ~~~~~ '~ .~~ L LL~ f6 B LL U H o o ~ s t t 3 E ~ ~ ` c i ~ x a` ~ '~ a E U Q N N C c v a a a a a ti Y a N~ > > ~ ~? ~ N ,,l~ a~ v U ~~ ~ is • m ! .. ~., ~. ~ , me m m ao A .. ~ J F . ss ~ ^ ~. l ~' P ~~ ~ 1 ~ .J ~ ~ ¢r I ~ . 1' Vi \a~. .'1 eta m a ~ ~~ ~ ~ ~. 1 T a ` .. >` ~ ~ w`, ^~ b a m / l E8~ . _ Ir . /~+ S P N 6 p / ~ R 4 Y. VC {a ¢~ Q~rO , GAD . ` U n r m i m ve+/ _ _ ~~ _ ° 'w Y i ~ 6 ~ . ~ y1 ~~ ///1~~\ A r' o a"za ~ m ~ « ` 9 u ~ v.±. 9 tstr .. 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P w I Land Use Infrastructure Sewer An agreement, signed in 1984, between the City of Winchester and the Frederick County Sanitation Authority reserves 953,600 gallons of capacity within the sewer line which terminates just east of Route 37 for use by the County to serve the Round Hill Community. Despite this agreement, it appears that the actual capacity currently available is only 200,000 gallons per day. Even with the restriction eliminated, there would be a significant private investment required to extend the line to the western limits of Phase II and into Phase III. For the purposes of determining whether the limits of Phase I can realistically be served by the estimated 200,000 gallon capacity available, a hypothetical list of uses that might be expected to locate within the phase was developed. An estimated water demand was then generated using standard multipliers obtained from the Virginia State Health Department. The totals indicate that the 200,000 gallons would be adequate for the type and amount of development that could be expected in the near future within Phase I. Roads As with development proposals within the current Urban Development Area, construction of new collector roads and the installation of sewer and water within the Community Center would be the responsibility of the developer. Each of the phases contains segments of collector roads which are intended to channel traffic to and from a few key intersections along Route 50. These collectors are seen as a preferred alternative to permitting an excessive number of individual business entrances on Route 50. The locations of collectors roads shown are not intended to be precise. Development proposals submitted for specific areas would be expected to provide for roads which make the connections indicated and serve the intended function, but would not necessarily follow the precise alignments shown. As the areas develop, signalization and crosswalks will be required where collectors intersect Route 50. Procedures already in place would require that development pay a pro rata share towazd the cost of such facilities. The recommendations contained within the Round Hill Land Use Plan attempt to allow for growth within the Community Center without overwhelming, and ultimately destroying, the features that distinguish the community from the surrounding County. Frederick County Comprehensive Plan Land Use In particular, the plan: - calls for the development of a variety of regulations that would protect the appearance of the corridor and limit uses within the Community, - directs large scale commercial growth away from the core area of the community, - minimizes residential development, - maintains large amounts of open space, - ensures that new development within the core area is in keeping with the scale of the community, - calls for a transportation network that would feed traffic to and from Route 50 at controlled intersections, and discourages a proliferation of entrances along Route 50 itself. While the plan does not offer specific land use regulations, it suggests features that should be examined and calls for the development of a new zoning district that is tailored to Round Hill. Route 50 West should not become a typical commercial strip. A green space should be maintained along either side of the road and apedestrian/bikeway should be incorporated into development plans. It is hoped that many of the standards proposed will be applicable to other Community Centers throughout the County.