024-06AMENDMENT
Action:
PLANNING COMMISSION: August ] 6, 2006 - Recommended Approval of Modified Version
BOARD OF SUPERVISORS: November 8, 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 modify land use policy text to reflect the recently adopted UI~A and SWSA boundary
~~ modifications was considered. 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) recommended
approval of thi s amendment on May 8, 2006; and,
WHEREAS, the Planning Commission held a public hearing on this Comprehensive Policy Plan
amendment on June 21; 2006 and a public meeting on August 16, 2006; and,
WHEREAS, the Board of Supervisors held a public hearing on this Comprehensive Policy Plan
amendment on September 13, 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;
YDRes.#36-06
Page 2 of 2
Amendment to Comprehensive Policy Plan, Chapter 7
UDA &SWSA Text Modifications
November 8, 2006
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that the
Frederick County 2003 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to modify the
land use policy text to reflect the recently adopted UDA and SWSA boundary modifications.
Passed this 8th day of November 2006 by the following recorded vote:
Richard C. Shickle, Chairman Ape
Barbara E. Van Osten Aye
Gary W. Dove Aye
Gene E. Fisher Aye
Philip A. Lemieux Aye
Bill M. Ewing Aye
Charles S. DeHaven, Jr. Aye
A COPY ATTEST
John R y, Jr.
Frederick County Administrator
This Comprehensive Policy Plan amendment shall be in effect on the day of adoption.
PDRcs.#36-Ofi
BOS Resolution 9~ 024-06
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Board of Supervisors
FROM: Michael T. Ruddy, AICP ,~~
Deputy Director I
RE: UDA Study - UDAISWSA Land Use Policy Modification Action.
(Completion of Outstanding Item from Boundary and Land Use Policy Modification
Exercise).
DATE: October 31, 2006
This land use policy language modification (see attached) is aimed at clarifying and reinforcing
current land use policy pertaining to the rural and urban areas of the County and is presented to the
Board for action this evening.
Previously, the Frederick County Board of Supervisors, at their meeting on September 13, 2006, held
a public hearing for the UDA and S WSA Boundary Modification Exercise and Land Use Policy text
amendments. Following the public hearing, the Board approved a series of UDA/SWSA boundary
modifications. The Board postponed action on the Land Use Policy text modifications to allow
further refinement of the policy which would clearly distinguish between the urban and rural land
uses. In postponing action on the policy, the Board also provided additional direction to staff
regarding the language of the Land Use Policy update as it pertained to rural and urban areas.
Staff and the UDA Working Group, in consultation with members of the Board, evaluated various
approaches to defining the areas of land use to avoid confusion with the language of the Zoning
Ordinance.
Through the process it was reinforced that the Land Use Policy concepts are independent of the
zoning classifications of the Zoning Ordinance. Rural Areas continues to offer an acceptable
solution. as a designation for those areas outside of the Urban Areas. It is the intent of this revised
Land Use Policy tcxt to differentiate between the terms used in the Land Use Policy and the Zoning
Ordinance. The approach refined in this agenda item more accurately reflects and describes current
County policy and historical application of the policy. In addition, the revisions to the Land Usc
Policy Language affirm the understanding of the County's UDA and SWSA policy.
Future modification to the County's Zoning Ordinance definitions should further distinguish the
difference between the land use policy and the Zoning Ordinance terminology. It i s recommended for
future action that any Zoning Ordinance classification should contain the word "Zoning" and the
107 North KenT Street, Suite 202 Winchester, Virginia 22601-5000
Board of Supervisors -UDA Study
October 31, 2006
Page 2
letter "Z" should be included within any future zoning classification acronym to help in the general
understanding of the difference between land use designations in the Comprehensive Plan and the
classifications of the Zoning Ordinance.
In general, the following graphic represents the three major components of the County's land use
policy and how they relate to each other:
Rural Areas
Rural
Areas
(areas outside
of the SWSA
and UDA
Expected land
uses based
on policy:
•Agricultural and
large lot
residential uses
without public
\ water and /
sewer
Urban Areas
UDA and SWSA
:pected land uses based on policy:
•Higher density residential uses
on public water and sewer
•C & 1 uses on public water and sewer
" • Institutional uses on public
water and sewer
Expected lard u `,
based or l~licy.,,,
•C &c I uses ~;i
pt:blic water-anc
sezh~er
•lnsttutirinai use
rm pu.blio~ Ovate.
and Sewc;r r.
An additional modification to the existing Land Use Policy describing the Airport Support Area has
been added to further clarify the understanding of UDA and SWSA within this specific area of the
County's urban areas. As this is within the context of the land use policy discussion and boundary
modifications it is appropriate to include this minor modification in this current effort. The Airport
Support Area is proposed to be modified to prohibit further residential rezonings within this area as
opposed to limiting further residential rezonings.
Staff will be available to discuss the proposed modifications to the land use policy in greater detail at
the November 8, 2006 Board Meeting. Please contact me, or Eric Lawrence, if you have any
questions.
J
Land Use -Comprehensive Polic,~Plan UDA and SWSA Land Use Policy Uvdate
This plan contains general land use concepts for the future development of Frederick County. It describes
the general development patterns that are presently taking place and those that are anticipated or planned. As
planning efforts continue, more specific concepts will be developed for interchange areas, rural community
centers, and other areas. Such plans will combine planning for land use with planning for roads and
facilities.
The primary land use concepts in this plan i~ are the Rural Areas and the Urban Areas. The Urban Areas
comprise of the Urban Development Area (LTDA) and the Sewer and Water Service Area (SWSA). These
land use concepts seek to clearly divide .the County into rural and urban areas of land
use.
The Rural Areas of the county can be defined as all areas outside of the Urban Development Area and Sewer
and Water Service Area The Urban Devel~ment Area and Sewer and Water Service Area are envisioned to
be more urban in character It is expected that the land uses within the UDA and SWSA will be on public
water and sewer. The Urban Development Area defines the general area in which more intensive forms of
residential development will occur. Commercial industrial and institutional land uses are also encouraged
within the Urban Development Area The Sewer and Water Service Area. is consistent with the Urban
Development Area in many locations However the Sewer and Water Service Area may extend beyond the
Urban Development Area to promote commercial industrial and institutional land uses in areas where
residential land uses aze not desirable.
The relationship between the three primary land use concepts in this plan is further illustrated in the
following graphic.
Rural Areas Urban Areas
Rural
Areas UDA and SWSA
(areas outside
of the SWSA Expected land uses based on policy:;
and UDA
` •Higher density residential uses
Expected land on public water and sewer
uses based •C ~ I uses on public water and sewer
on policy: _ , ,
•Agricultural and
large lot
residential uses
- \ without public
water and
water and sewer
~ sewer /
Lund Use -Comprehensive Policy Plan UDA and SWSA Land Use Policy Update
Echo Village is an existing residential neighborhood at the intersection of Vallev Pike (Route 111 and
Route 37. It is zoned RP (Residential Performance) and the residences are served by public water and
sewer. This area is not included in the UDA, but the existing lots will continue to have access to public
water and sewer. The existing residential land uses and residentially zoned lots would be able to
continue pursuant to current Countv Ordinances The wider area is planned and zoned for commercial
and industrial uses, so expansion of the residential development would not be supported Anv future
request to change the land use should be consisted with current commercial and industrial land use
designations.
rT
L
T1
1
+ A ~
..
...«
..~
„„.,~e~,
-~~ Y3e`Z4L~~/2~, t'f~Lr@ I3 +ln t,1~
IIO~)i~tf3 .~'~L +7. +
Airport Support Area
Conflicts between airports and residential development can be significant in growing communities.
Residents of areas in the vicinity of the airport tend to oppose airport activities and the expansion of such
activities because of concern for noise and fly-overs. Therefore, the Winchester Regional Airport Authority
has developed an airport support area for inclusion in the plan. The airport support area is an area in which
further residential rezonings will he-~i#~ be prohibited in order to protect fly-over areas and noise
sensitive areas. It was also established to insure the feasibility of continued airport use and future airport
expansion. Business and industrial uses should be the primary uses in the airport support area. 1~
Land Use - Comprehensive Policy Plan UDA and SWSA Land Use Policv Undate
This plan contains general land use concepts for the future development of Frederick County. It
describes the general development patterns that are presently taking place and those that are
anticipated or planned. As planning efforts continue, more specific concepts will be developed for
interchange areas, rural community centers, and other areas. Such plans will combine planning for
land use with planning for roads and facilities.
The primary land use concepts in this plan are the Rural Areas and the Urban Areas. The Urban
Areas comprise of the Urban Development Area (UDA), and the Sewer and Water Service Area
(SWSA). These land use concepts seek to clearly divide the County into rural and urban areas of land
use.
The Rural Areas of the county can be defined as all areas outside of the Urban Development Area
and Sewer and Water Service Area. The Urban Development Area and Sewer and Water Service
Area are envisioned to be more urban in character. It is expected that the land uses within the UDA
and SWSA will be on public water and sewer.
The Urban Development Area defines the general area in which more intensive forms of residential
development will occur. Commercial, industrial, and institutional land uses are also encouraged
within the Urban Development Area. The Sewer and Water Service Area is consistent with the
Urban Development Area in many locations. However, the Sewer and Water Service Area may
extend beyond the Urban Development Area to promote commercial, industrial, and institutional
- land uses in areas where residential land uses are not desirable.
The relationship between the three primary land use concepts in this plan is further illustrated in the
following graphic.
(Insert Graphic)
Echo Village is an existing residential neighborhood at the intersection of Valley Pike (Route 11)
and Route 37. 1t is zoned RP (Residential Performance), and the residences are served by public
water and sewer. This area is not included in the UDA, but the existing lots will continue to have
access to public water and sewer. The existing residential land uses and residentially zoned lots
would be able to continue pursuant to current County Ordinances. The wider area is planned and
zoned for commercial and industrial uses, so expansion of the residential development would not
be supported. Any future request to change the land use should be consistent with current
commercial. and industrial land use designations.
Airport Support Area
Conflicts between airports and residential development can be significant in growing communities.
Residents of areas in the vicinity of the airport tend to oppose airport activities and the expansion of such
activities because of concern for noise and fly-overs. Therefore, the Winchester Regional Airport Authority
has developed an airport support area for inclusion in the plan. The airport support area is an area in which
further residential rezonings will be prohibited in order to protect fly-over areas and noise sensitive areas. It
was also established to insure the feasibility of continued airport use and future airport expansion. Business
and industrial uses should be the primary uses in the airport support area
AMENDMENT
Action:
PLANNING COMMISSION: August 16, 2006 - Recommended Approval of Modified Version
BOARD OF SUPERVISORS: November 8, 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 modify land use policy text to reflect the recently adopted UDA and SWSA boundary
modifications was considered. 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) recommended
approval of this amendment on May 8, 2006; and,
WHEREAS, the Planning Commission held a public hearing on this Comprehensive Policy Plan
amendment on June 21, 2006 and a public meeting on August 16, 2006; and,
WHEREAS, the Board of Supervisors held a public hearing on this Comprehensive Policy Plan
amendment on September 13, 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;
PDRes.#36-Ofi
Page 2 of 2
Amendment to Comprehensive Policy Plan, Chapter 7
UDA &SWSA Text Modifications
November 8, 2006
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that the
Frederick County 2003 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to modify the
land use policy text to reflect the recently adopted UDA and SWSA boundary modifications.
Passed this 8th day of November 2006 by the following recorded vote:
Richard C. Shickle, Chairman Barbara E. Van Osten
Gary W. Dove
Gene E. Fisher
Philip A. Lemieux
Bill M. Ewing
Charles S. DeHaven, Jr.
A COPY ATTEST
John R. Riley, Jr.
Frederick County Administrator
This Comprehensive Policy Plan amendment shall be in effect on the day of adoption.
PDRes.#36-06