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025-07Action: AMENDMENT PLANNING COMMISSION: October 17, 2007 - Recommended Approval BOARD OF SUPERVISORS: November 14, 2007 � 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 revise the Round Hill Rural Community Center Land Use Plan and expand the associated Sewer and Water Service Area (SWSA) by approximately 481 acres for commercial development on the north side of Northwestern Pike (Route SO), was considered. The Round Hill area includes land generally located north and south of Northwestern Pike (Route 50), west ofRoute 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 December 11, 2006; and WHEREAS, the Planning Commission held public hearings on this Comprehensive Policy Plan amendment on May 3, 2007 and October 17, 2007; and WHEREAS, the Board of Supervisors held a public hearing on this Comprehensive Policy Plan amendment on November l4, 2007; 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 ORDAINED by the Frederick County Board of Supervisors that the Frederick County 2003 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to include revisions to the Round HillRural Community Center land use plan, and an expansion of the Sewer and Water Service Area (SWSA) by approximately 481 acres for commercial development on the north side of Northwestern Pike (Route 50). The revised Round Hill Rural Community Center Land Use Plan and SWSA expansion is described in the attached document. PDRes. #48 -07 This policy shall be in effect on the day of adoption. Passed this 14th day of November, 2007 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Nay Gary W. Dove AYe Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Philip A. Lemieux AYe A COPY ATTEST r John R. 1�i1'ey, Jr. Frederic�ounty Administrator PDRes. #48 -07 BOS Res. 4025 -07 c �oG CPPA #OS -06 SWSA EXPANSION REQUEST —ROUND HILL CENTER Staff Report for the Board of Supervisors Prepared: November 2, 2007 Staff Contact: Eric R. Lawrence, AICP, Director Thu report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in the discussion of this request: It may also be useful to others interested in this comprehensive planning matter. CPPS: Planning Commission: Board of Supervisors Planning Commission: Planning Commission: Board of Supervisors Reviewed 10/09/06 12/11!06 01/03/07 (Discussion) 01/24/07 (Discussion) 05/02/07 (Public Hearing) 10/17/07 (Public Hearing) 11/14/07 (Public Hearing) Action Postponed Recommended approval Comments forwarded Scheduled Public Hearing Deferred Action Recommended approval Pending PROPOSAL: To expand the Sewer and Water Service Area (SWSA) by approximately 481 acres and to modify the Round Hill Community Land Use Plan. PLANNED USE: Commercial LOCATION: The properties are located north and adjacent to Northwestern Pike (Route 50) and east and adjacent to Poorhouse Road (Route 654). MAGISTERIAL DISTRICT: Gainesboro (properties covered by the Round Hill Plan are also in the Back Creek District) PROPERTY ID NUMBERS FOR SWSA EXPANSION: 52 -A -C, 52 -A -50, 52- A -SOA, 52- A -52, 52 -A -63, and additional adjacent parcels suggested by the CPPS: 53 -A -70, 53 -A -A (partially in the SWSA), 53 -A -AI (partially in the SWSA), 52 -A -51, 52- A -S1A, 52 -A -53, 52 -A- 55, 52 -A -56, 52 -A -57, 52 -A -58, 52 -A -59, 52 -A -71, 52 -A -68, 52 -A -66 PROPERTY ZONING: RA (Rural Areas) District & B2 (Business General) PRESENT USE: Agricultural, orchard, residential, commercial and radio towers Round Hill Center November 2, 2007 Page 2 ADJOINING PROPERTY ZONING &PRESENT USE: North: RA (Rural Area) Use: Agricultural &Orchard South: RA (Rural Area) Use: Residential and Institutional East: RA (Rural Area) Use: Agricultural &Orchard B2 (Business General) Use: Vacant West: RA (Rural Areas) Use: Residential and Agricultural B2 (Business General) Use: Motel and Retail PLANNING STAFF EVALUATION: Expansion Request The Board of Supervisors at its meeting on August 23, 2006, directed the Planning Commission to study this CPPA request. After the Board's action, the applicant modified the application to remove the Urban Development Area (UDA) designation and is now seeking only SWSA designation. The Comprehensive Plans and Programs Subcommittee (CPPS) considered this request at its meetings on October 9, 2006 and December 11, 2006. The CPPS recommended the applicant's SWSA expansion and recommended expansion of the SWSA to cover some adjacent parcels. The CPPS also endorsed a revised draft of the Round Hill Community Land Use Plan to cover the expansion area. The Planning Commission suggested further revisions to the draft plan when they reviewed it on January 3, 2006. Board Members offered individual comments on the proposal when they considered this as a discussion item at their meeting on January 24, 2007. No direct changes were made and the item was forwarded for public hearing with a work session on design standards to take place before the public hearings. In lieu of a work session, a discussion of the Round Hill design standards took place at the Planning Commission retreat on February 24, 2007. A summary of the comments from the retreat is included on page 7 of this staff report. StafJ� Note: The applicant is still seeking to develop part of this site for the National Lutheran Home. The applicant is aware that a Continuing Care Retirement Community (CCRC), such as the National Lutheran Home, is allowed in the RP (Residential Performance) District, which requires inclusion in the UDA. However, expansion of the SWSA without the UDA would allow rezonings to the MS (Medical Support} District. The applicant is further aware that a CCRC is not an allowed use in the County's MS District. The applicant will be pursuing a text change to the MS District Ordinance (via the Development Review and Regulations Subcommittee (DRRS)) at a later date. Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identified all of the subject pazcels, except current pazce152 -A -53, as being zoned A -2 (Agricultural Round Hill Center �- November 2, 2007 Page 3 General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject properties and all other A -1 and A -2 zoned land to the RA District. The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identified current parcel 52 -A -53 being zoned B -2. Comprehensive Policy Plan Land Use Plan The Round Hill Community Land Use Plan (Adopted May 10, 2006) includes some of the land that is the subject of this SWSA expansion request. While this land is not included in the SWSA, it is covered by Phase II of the Round Hill Plan, which calls for commercial development. The applicant seeks to further expand the commercially designated area and include all the land planned for commercial development north of Route 50 into the SWSA. The SWSA expansion would cover approximately 481 acres. Unique to this proposal is the idea for this commercial development to be focused on medical related uses. This is due to its proximity to the Winchester Medical Center and the Medical Center West Campus, on the west side of Route 37. Should the County wish to expand the SWSA in this area to accommodate a medical related campus, a revised Round Hill Plan (attached) has been prepared that would guide this development. Features of the draft plan include: • Continuation of the policies in the adopted Round Hill Plan for the residential core and for the general commercial azea along Route 50; • Expansion of the SWSA by 481 acres on the north side of Route 50; • Medical - related commercial development on the north side of Route 50; • Future road links to the north; • A park and land, if needed for future public facilities; • Some changes to the design standards for commercial development along Route 50; and • Higher design standards for the medical related campus. Staff n ©te: Any future rezoning in the expanded SWSA area would be dependent on the applicant extending water and sewer lines at his own expense, providing the road infrastructure called for in the plan, mitigating the impacts of development, and providing the design features called for in the plan. Water and sewer lines would need to be sized to ultimately include residential land in the rural community center core area. Transportation The County's Eastern Road Plan calls for Route 50 to be improved to a six -lane minor arterial road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Round Hill Center November 2, 2007 Page 4 Road, Route 50 is planned as a four -lane minor arterial. An east/west collector road, parallel to Route 50 is also included in the Eastern Road Plan. A section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing development. A new north/south major collector road is sought in this draft plan through the medical campus commercial area. This road would serve the campus and provide access to development north of Round Hill, should the County plan for that in the future. A minor collector road to connect Round Hill Road (Route 803) to Ward Avenue is proposed in the draft plan. This will help to facilitate redevelopment of that azea. Mentioned throughout the draft plan is the requirement for alternative modes of transportation, such as pedestrian and bicycle facilities. The plan calls for an interconnected system of multi- purpose trails and sidewalks. It is critical that these alternative modes of transportation link the entire Round Hill area and link to the Winchester Medical Center east of Route 37. Staff Note: The development of new road systems, new signalization and improvements to existing road systems aze all elements of this plan. It will be the responsibility of private property owners and developers to ensure that these improvements are made. Staff note: VDOT provided general comments on this application. VDOT noted that it will require considerable road infrastructure to maintain Level of Service "C" for developments in this expanded SWSA area, given rezonings that have already been approved on the WWW and WMC properties. It should be noted that the Winchester Medical Center is requesting access from the current hospital interchange to its properties on the west side of Route 37. However, traffic patterns will not allow access to other properties west of Route 37 without significantly impairing Route 37 traffic between Route 522 and Route 50. The interchange modification will only serve the western Valley Health campus. VDOT is very concerned over any additional rezonings going forward in this sector of the County without a comprehensive look at the 522 North and Route 50 West corridors west of Route 37. Community Facilities and Service Future development south of Route 50 and also west of Round Hill Crossing (the Wa1Mart site) will be served by the Parkins Mill Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the expanded plant should be operational in 2009. Adequate wastewater capacity to serve Round Hill should be available by 2010. Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical Center —West site. These lines have sufficient capacity to provide the volume of water the Round Hill area could demand. However, they do not have sufficient Round Hill Center November 2, 2007 Page 5 pressure. To provide adequate pressure, existing line pressure would have to be boosted and water storage provided. Staff Note: This 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 new developments further the goal of providing sewer to the established rural community center. This will be facilitated through both the adequate sizing of utility lines and the provision of utility easements to adjacent properties. The draft plan includes a new park in the campus commercial area, likely in the azea of the large pond. This park would be a passive recreational facility with trails, benches and outdoor eating areas. Also, part of the park network would be the interconnected trail system. Public facilities to serve new development in the Round Hill Community may be required in the future. It would then be necessary for future development to provide a site for such public facilities. COMPREHENSIVE PLANS AND PROGRAMS SUBCOMMITTEE CPPS SUMMARY & ACTION OF 10/09/06 MEETING: The CPPS reviewed the SWSA expansion request. There was general support for a medical related campus north of Route 50. Staff was directed to work with the applicant to draft a small area land use plan to accommodate a medical campus. Attention was to be paid to land use, transportation, public facilities and design standards. COMPREHENSIVE PLANS AND PROGRAMS SUBCOMMITTEE CPPS SUMMARY & ACTION OF 12/11/06 MEETING: The CPPS reviewed the small area land use plan prepared by staff. There was general support for the inclusion of a medical related campus north of Route 50. There was support for including some adjacent pazcels into the SWSA. Staff was directed to make a number of changes to the draft plan including further restricting access on Route 50, clearer design standards within the campus and further prohibiting strip development along Route 50. The CPPS added a minor collector road, connecting Round Hill Road (Route 803) and Ward Avenue, to the plan. The plan, to be amended by staff as stated above, was endorsed by the CPPS. (Following the CPPS meeting on 12/11/06, staff has made the changes recommended by the CPPS.) Round Hill Center November 2, 2007 Page 6 PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/03/07 MEETING: The Planning Commission generally supported the proposed revision to the Round Hill Community Land Use Plan which calls for utilizing acampus -style setting for medical - related commercial development north of Route 50 and expansion of the SWSA in that area. A number of comments and suggestions were made by Commission members during their discussion, primarily dealing with language revisions. Those suggestions included the intent to develop the entire land use plan area in a campus -style setting; revisions to the design principles regarding the placement of structures and parking areas; emphasis on language for serving the needs of existing area residents with utilities; the insertion of wording indicating that the campus -style area could accommodate commercial and institutional uses; clarity that this was not an opportunity for suburban residential development to occur; and some additional language encouraging inter - parcel connectors and utility easements. Five citizens spoke during a public comment portion of the discussion. Concerns raised included the possibility of this becoming an area for high- density residential housing; the possibility that existing dwellings, churches, or other establishments may not have the ability to take advantage of the extended utility lines; concern for how the driveways to the existing homes along the south side of Route 50 would be affected; and questions on whether conservation easements could be pursued. One of the citizens said he was in favor of the proposed SWSA expansion and the Round Hill Land Use Plan and was also in favor of allowing continuing care retirement facilities as a permitted use in this area. This was a discussion item; no action was taken by the Commission. (Note: Commissioner Mohn abstained from all discussion, due to a potential conflict of interest.) Since the Planning Commission meeting on 01/03/07, staff has made the changes suggested by the Commission. The attached draft plan incorporates these changes. BOARD OF SUPERVISORS SUMMARY AND ACTION OF THE 01/24/07 MEETING: Board Members discussed the revisions to the Route �0 corridor design standards. Some Supervisors were not supportive of taking the word "encourage" out of the design standards. Some did not like the boulevard concept. Others supported the boulevard concept. Members discussed the implications of placing the design standards in the Comprehensive Plan versus the Zoning Ordinance. Members expressed more reservation about the south side of the plan than the new north side. Some Board Members expressed support for the applicant's SWSA expansion proposal. Board Members voted to send the Comprehensive Policy Plan Amendment forward for public hearing with a work session to be held before the public hearing. Round Hill Center November 2, 2007 Page 7 PLANNING COMMISSION RETREAT SUMMARY COMMENTS Staff outlined the implications of placing design standards in the Comprehensive Plan versus the Zoning Ordinance. Staff clarified that the design standards in the Round Hill Plan went above and beyond the required regulations in the Zoning Ordinance. Some Board Members and Planning Commissioners were supportive of strongly worded design standards in the Comprehensive Plan and wanted to eliminate the word "encourage ". Many agreed on limiting new entrances onto Route 50 for safety reasons. A Board Member expressed a clear desire to keep the word "encourage" in the guidelines and also a desire not to strengthen the entrance spacing criterion. One Commissioner wanted design guidelines for all of the major corridors. One Commissioner expressed concern that the transportation improvements needed to implement the Round Hill Plan had not been discussed. There was general agreement that a comprehensive transportation plan for the entire county was desirable. PLANNING COMMISSION SUMMARY AND ACTION OF THE 05/02/07 MEETING: Staff presented the draft Land Use Plan, detailing the potential planned land uses and limits of the expanded Sewer and Water Service Area. It was noted that staff understood that the Board sought to offer additional comments prior to the Planning Commission forwarding a recommendation; therefore, a recommendation from the Commission would not be sought tonight. The applicant, Mr. David Frank, came forward to represent the landowner. Mr. Frank said it was his client's application that started this discussion and resulted in the draft plan. He said his client feels strongly that the revision of the SWSA will benefit Frederick County. He noted their work with the CPPS and the Planning Commission throughout the process. Mr. Frank said his client recognizes there are transportation issues at Route 50 and understands certain transportation improvements will be needed; he said that as the process evolves, those issues will be studied and appropriate resolutions put in place before development proceeds. There were no public comments. UPDATE SINCE 05/02/07 PLANNING COMMISSION MEETING Staff has received comments from the Board of Supervisors; those comments have been incorporated into the draft Plan. Specifically, one comment suggested that access to Route 50 be concentrated at key intersections (locations which are identified on the illustrative Plan), but opportunities be enabled for limited commercial entrances to facilitate safe and efficient traffic movement. Otherwise, the comments were general in nature, and do not appear to substantially modify the intent of the draft Plan. Round Hill Center November 2, 2007 Page 8 PLANNING COMMISSION SUMMARY AND ACTION OF THE 10/17/07 MEETING: Staff reviewed the history of the Round Hill Center SWSA Expansion Request with the Commission. Staff noted that inclusion of the 481 acres in to the SWSA, while not expanding the UDA, provides support for commercial opportunities, but discourages residential development. 1n addition, staff noted that the location of the adjacent medical center would. make various types of medical- related uses most appropriate. Staff proceeded to review the planned transportation system for this area. Staff noted that transportation impact analysis associated with future rezoning applications will identify where the impacts will be and it will be the responsibility of the applicants to mitigate the impacts. Commission members reiterated staffs comments concerning the expectation that future development will pay for and mitigate transportation impacts, requirements, and design standards. Members of the Commission expressed the need to facilitate traffic movement to the north. The desire was for both Retail Drive and Botanical Drive to be extended to the north in order to initiate a grid with an east -west connector road at the hospital interchange eventually tying into the grid. Mr. Evan Wyatt of Greenway Engineering was representing the Silver Lakes property and spoke during the public comment portion of the hearing. Mr. Wyatt was concerned about using ordinance -type language, such as specific footage and height requirements, within the policy text of the Round Hill Plan; he questioned whether the proposed policy language complimented the sign ordinance regulations currently being studied and revised by subcommittee. He suggested that Figure 13A be entitled, "Design Principles Encouraged for the Round Hill Corridor." Mr. Wyatt suggested that the language regarding the locations for future roads extending to the north and the east -west connectors should be general in nature and for the precise locations to remain flexible. He agreed the road extensions to the north and parallel to Route 50 were needed to facilitate traffic movement, however, he believed some flexibility was needed in the event topography constraints resulted in road curvatures. Commissioners discussed the language issues raised. Commission members believed the title, "Design Principles," emphasized strong guidelines and they did not agree with using the word, "Encouraged." They believed the language should be clear so that everyone understands there are particular objectives that need to be accomplished. It was decided to leave the table as written within the land use plan and when future requests come through to evaluate whether the ordinance is appropriate or if a little more assistance was needed through the design elements. The Commission also supported the concept that a total of three roads should be planned for north -south alignment that would link the Route 522, Route 50, and Route 37 area. Round Hill Center November 2, ?007 Page 9 The Planning Commission unanimously recommended approval of the request to revise the Round Hill Land Use Plan, including the expansion of the SWSA by 481 acres for commercial development on the north side of Northwestern Pike (Route 50). (Note: Commissioner Mohn abstained; Commissioners Watt and Light were absent from the meeting.) Attachments Attachment # 1 —The adopted Round Hill Plan with strikethroughs for text to be deleted Attachment #2 —Text retained from the adopted Round Hill Plan shown in black, new proposed text shown in red Attachment #3 —Clean version of the Round Hill Plan presented for consideration following a public hearing ROUND HILL PLAN ADOPTED MAY 10 2006 Strikethrou�hs show text proposed to be deleted Round Hill ATTACHMENT 1 ��pr�e�scrFrxvxxnislr 'l�t3n�- �1 =113n ffir i�� .7 LI'll /� '+ k TR o innc , J > , � a / - E.,. «a. ,. +„a ,l.l; ° °+: + +1, D a LT'ii L" L� 11 � ^ Y� b , t�P- F�P� }t•P�FI£thcLRn�rrl of 4, +1, „1.,.... ..a,. 1,,.,_,:_� _ _rte,_ _ !, > r , r ° - - -- the recommendation to maintain large amounts of open space adjacent to the core area of the Community Center, the plan also calls for the development of a new zoning category tailored to accommodate rural community uses and building patterns. phis 139t�t3da�'�' ai ac"L... a s + a s F t_ n cn n ti:Pr3�P2�f?f khP- awmmllnih� ' +t ' +l, c „a �I7.. + °.. c+,._.,:..,. n..,... _ _---_ --_ -- r � , �,,��: =ais .. *:1: +: °� 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 area of the community. Th�rP -�r�� nllmhar F +' _fi,�+ ., ...w,._+ ,.1,.�__._ _r �L- - , �1FC7= oiSsPY1 -th �f�irly i,n' �...... 'a + F 1. _ - - r , no area is proposed for high density residential development... ::cai °� °�� ° -�'�• �,,�; the plan recommends that a new ���� r�� zoning category be adopted prior to development �•�� *'��� n>^ °�° rTr which, � , allows residential development within the Community Center at a density in keeping with traditional development patterns for the community. permit the continuation of favorable building patterns, styles, and mix of uses found within the community rather than utilizing existing regulations F�h;eh o,� ° -° � °+ - �-'++ ' +� n , n Frederick County Comprehensive Plan -1- ATTACHMENT 1 12 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 commerciallretail uses Large predominance of single family dwellings within core area of community Discreet signage - maximum 10% of facade area i Tnder¢ round utilities In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to exe acre be established. +w � a ���^ This lot size change would only take place as part of an overall zoning change r-..._. for the core area of the Community, and would be dependent on the installation of a centra 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. -2- .. �B D ATTACHMENT 1 � _ .�:. .;• .• Standards have been developed that will minimize the visual disruption to the Route 50 corridor. 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. Frederick County -3- Comprehensive Plan ATTACHMENT 1 i sis Street trees in the median, along both sides of the ditch; Freestanding signs —one monument sign per development (maximum size - 50 feet, maximum height — l 2 feet); Crosswalks at signalized intersections, with signals for pedestrians; Interparcel 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; B...,.,...cb_ *_?'_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, ornamental shrubs and street trees along Route 50 w ...,e - -rr--- - -- � - This phase calls for the establishment of a Business /Office Area immediately adjacent to the Route 37 interchange. -4- ATTACHMENT 1 The cec���a .��� the proposed plan involves an area designated for additional business and office uses. T'kA -+ + � '� +�� ..�" - Th ° 1 ' residential development of any sort in this area should be avoided in favor of commercial uses. brrsinPCC- 1�,ff,�, � b u,,,, +" cn F � -- � T'he plan calls for mfi1L residential development within the core area along with some appropriately scaled commercial uses. Tai;- ;,fin- of��p}���� � +.i �cn � � , 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 Tura] 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. ph' "° "' "" Y =� further expansion of business�retail westward out Route 50 as a means of funding the extension. ThP— h„�;n� �r r�- * ' L This commercial development should be permitted only if it addresses the specific design standards for Route 50. Frederick County -5- Comprehensive Plan ATTACHMENT 1 Infrastructure .e!_ �_� _ — - -- - - _ • .�� _ - • - - - - ---- -- ---- �-c.,....,- �,.... 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 .._- . _ __ -- '1 f 11 +L, o �« As the areas develop, signalization and crosswalks will be required where collectors intersect Route 50. The recommendations contained within the Round Hill Land Use Plan attempt to allow for growth within the Community Center without overwhelming, and ultimately destroying, tie � +>, + ,1• *:,,^ �� the community ��- ate-- -- a' " �'„'�• �°iL�t[Q�.+ p., 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, ATTACHMENTI 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. =�� 'Nirxed � = =d 'tea =' =�� 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. Frederick County —7— Comprehensive Plan � � � (� � _ ° o � � O ^` Q N u. ,o W � < O Cn U r W � '- tq o v m m v m C > .-� Q �� Q T � � U U U U U U OO B v a r � Z` m > � y N /��// �� O� �. n m m m m o @ cLmi � w E �� < � � O r LL N � LL U � o � Q s t .c E m � c o Y m � a rn E N C B U � �- Q a a a a a a` cn r°-' � '� � rq a� w � �� � V a° Q J ,a y � � `� � m � � � 0 : > U- �- 3 D 3 y � . ryg' +.. �m� I c _ _ i. Yr � \ m$ 44 • I� , ``r � t B� �I /l� i �.. .. ^ . � :.., � v ¢ a �# �� �^ ° � Y �� � �\ � °,, n. ", �� °r '� .. s 'Q �o�eH Y� 1- �j r�! L `., p . \ s A 31] / � `\ � $ $ Si957 � /\ a « gg Y � � ''� � S • ek` � 8 A . ' 4 a k �1 °ry .� _�� n�'.' ` `ice PIS /S`. {l !g Y� , \ / ^m �Ln ` o ^�� � j� � O \ , V j a♦ • � � �' �. � .! n � ` �� � �� 6 %. nr � �„ � /�/ •�,,, 3 °. �r Y � _ � � r ig •' i 1 � �� • f � � � �� � �� � . - r ` Op: a \ � � ° � � � �., �, u +► { '�$ - � p 64 a °m ` � a a`�. $� s � �ti a� ae �� n� a 2R h &��• �� �S ffi h �, - � G cr a �\o c '�. _ � eo 4 <� c `� ` U n N JJ r O aevzt '� � ,J ATTACHMENT 2 BLACK TEXT =TEXT FROM ROUND HILL PLAN ADOPTED MAY 10, 2006 RED TEXT =DRAFT TEXT FOR REVISED ROUND HILL PLAN 2007 Guidine Principles The Round Hill Community has two distinct azeas, the long established Round Hill Rural Community Center focused around Round Hill Road (Route 803) and the developing commercial area along Route SOW (Northwestern Pike }. This plan encompasses both of these areas. The plan has two primary goals - first, to protect and enhance the character of the established rural community center and second, to create a vibrant, functional and well- designed commercial center. While the two areas are distinct, this plan seeks to link them by efficient roads and multi- purpose trails and sidewalks and to locate a pazk and other public facilities in the Round Hill Community for the benefit of both the residents and the workers. As with previous versions of the Round Hill Plan Land Use Plan, a key goal of this plan is to provide public sewer and water access for the existing residents of the Round Hill community. Land Use Round Hill Rural Community Center � The core of the long established Round Hill Rural Community Center consists primarily of residences. In the past, a number of small businesses have been located in the core area, but few of these remain today. The development pattern established in the Round Hill Rural Community Center consists of both small lots along Round Hill Road, Poorhouse Road, Woodchuck Lane and other roads, and the larger lots and small farms on the periphery. Both residential patterns should continue. The farms and lazge lots on the periphery of the Round Hill Rural Community Center should be maintained to preserve the rural character. In order to further preserve the existing character of the azea, no part of the Round Hill Rural Community Center should have high density housing. Most residential lots in the Round Hill Rural Community Center aze less than one -half acre. These residential lots contain single family detached housing on wells and septic with reduced front Yazd setbacks. This historic development pattern cannot be accommodated within the existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and requires primary and reserve drainfield areas. Anew zoning district should be created to accommodate infill development that is in chazacter with the area. Such a district should address housing types, lot sizes and setbacks. The new zoning district should also address design standards for street trees, curb -side pazking, signage, lighting and underground utilities. The new district could allow for modest commerciaUretail uses (with discreet signage) to serve surrounding residents. In recent years, new residential development in Round Hill has been limited due to private health system requirements. Expansion of the Sewer and Water Service Area (SWSA) in 2006 has ATTACHMENT 2 given the opportunity for some existing residents to connect to public water and sewer, at the property owner's expense. Once a new zoning district is adopted to accommodate in -fill development, the County will need to re- examine the SWSA boundary to determine whether any other areas in the Round Hill Rural Community Center should be enabled to connect to public water and sewer services. Rezonings to the new district should not be allowed prior to the availability of public water and sewer. Developing Commercial Areas Commercial, medical support, medical offices, educational, and public use development aze important components of the Round Hill Community Land Use Plan Historically, highway commercial uses have located along Route SOW (Northwestern Pike). These uses include gas stations, car dealers, restaurants and small retail establishments. Some of these uses still exist. In more recent yeazs, Round Hill Crossing (including the lazge Wal -Mart center) has begun to develop on the north side of Route 50. This 70 acre site will ultimately accommodate retail, restaurant and business development. The Winchester Medical Center — West Campus, with 102 acres to the east of Round Hill Crossing, has both a retail component along Route 50 and a medical component. The northern portion of the Medical Center's West Campus is zoned MS (Medical Support) District. Together these two lazge developments have changed the nature of land development along Route 50. Large -scale commercial development is now a dominating presence in the Round Hill Community. Growth and development should be carefully planned to take advantage of the close proximity of the Winchester Medical Center. Two distinct types of commercial development are evolving in the Round Hill Community — a general commercial area along both sides of Route SOW and a medical support and education area located on the north side of Route 50W. The general commercial azeas already under development on both sides of Route 50 function as a gateway to and from the City of Winchester. Therefore, an objective of this plan is to create an attractive, functional commercial area and to prevent the creation of a typical commercial strip. Consolidated entrances aze strongly encouraged to avoid multiple - entrances along Route 50. Inter - parcel connections will be necessary for the small lots to develop. Standazds have already been developed that will minimize the visual disruption to the Route 50 corridor (see Figure 13A). These include standards for shared entrances, inter - pazcel connectors, green spaces along Route 50, screening of parking azeas and screening between commercial properties and existing residences, size, number and location of signs, underground utilities, and landscaping. These standards strongly discourage individual business entrances both for aesthetic reasons as well as for transportation safety and efficiency. Major commercial establishments should connect to Route 50 at signalized intersections. A continuation of the general commercial azea is planned in the vicinity of Ward Avenue and Stonewall Drive. As this azea redevelops, new developments will be expected to follow the Route 50 standazds (Figure 13A) that apply to small pazcels on the south side of Route 50. Consolidation of these small parcels is the key to redeveloping this area. A minor collector road, -2- ATTACHMENT2 to join Round Hill Road (Route 803) and Wazd Avenue, is planned to funnel traffic to two key `--- intersections on Route 50. 13A SO Street trees in the median, along both sides of the ditch; Freestanding business signs —one monument style sign per development (maximum size - 50 feet, maximum height — 12 feet); 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 shazed entrances; Commercial entrance spacing — Commercial entrances aze strongly discouraged on Route 50. If no other alternative exists, entrance spacing - 200 feet if speed limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph; A row of evergreens in addition to the ordinance - required buffer and screening adjacent to areas planned to remain residential; Underground utilities; Placement of buildings close to Route 50 with landscaped pazking lots in the rear; North side of Route 50: 50 foot landscaped strip, within the landscaped strip a ten foot asphalt bike and pedestrian 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 five foot concrete pedestrian sidewalk, ornamental shrubs and street trees along Route 50; �_ Due to its close proximity to the Winchester Medical Center, the north side of Route SOW offers a unique opportunity to accommodate medical support, medical offices, educational, public use, and commercial uses. Therefore, the Round Hill Land Use Plan should provide for large campus style development of the north side of Route SOW for medical support, medical office, educational, public use, and commercial uses. A number of lazge open tracts of land exist in this location. The campus style development should provide for boulevazd street designs, street trees, bicycle and pedestrian paths, and connectivity between development and common green space gathering areas. In order to minimize azeas of impervious surface, decked or structured parking or increased building heights may be warranted. High quality building designs and materials are expected. Small plazas at the building entrances or in the center of a group of buildings are suggested. Site design standards aze expected to exceed those established for the Route 50 corridor (Figure 13A). Coordinated signage, lighting and street furniture aze sought. 3- ATTACHMENT2 All of the commercial azeas in Round Hill should provide commercial services and employment opportunities that aze accessible to the residents within the Round Hill Rural Community Center via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced accessibility is anticipated through the connection of such areas to the existing residential areas by a network of multi - purpose trails, sidewalks and intersections with pedestrian actualized signals. Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan call for Route 50 to be improved to a six -lane minor arterial road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route 50 is planned as afour -lane minor arterial. Sidewalks are planned on the south side of Route 50 and multi - purpose trails on the north side. Developments along Route 50 will be expected to incorporate these road improvements. A north south collector road, pazallel to Route 37, is included in the Route 37 West Land Use Plan. This road is also incorporated into the County's Eastern Road Plan. A section of this road, Botanical Boulevard, is being built with the Winchester Medical Center —West Campus development on the north side of Route SOW. Should properties further to the north develop, this road should eventually connect to Route 522 (North Frederick Pike). An eastlwest collector road, pazallel to Route 50 is also included in the Eastern Road Plan. A section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing development. This road is envisioned as an urban divided four -lane cross - section that includes landscaped medians, controlled left turns, street trees, and pedestrian and bicycle facilities, to enhance transportation on the north side of Route 50. Development proposals will need to accommodate the continuation of this collector road. A new north/south major collector road is planned through the Winchester Medical Center - West Campus that will serve the West Campus and provide access to the future Route 37 interchange located north of Round Hill. While this road is envisioned as an urban divided four -lane road that includes landscaped medians as well as pedestrian and bicycle facilities, it may initially be built as atwo -lane road because development to the north may not occur for many years, if at all. The location shown on the plan is general, with the precise location of the north -south collector road remaining flexible. Vehicular management access is recommended throughout the Round Hill Rural Community Center, particularly along Route 50. A six lane arterial road should not include multiple access points. Ideally, primary vehicular access should be limited to four signalized intersections along Route SOW with additional commercial entrances planned at appropriate intervals to facilitate safe and efficient traffic movement. Noted throughout this plan is the requirement for alternative modes of transportation, such as pedestrian and bicycle facilities. The plan calls for an interconnected system of multi - purpose trails and sidewalks. It is critical that these alternative modes of transportation link the entire .J -4- ATTACHMENT 2 Round Hill Rural Community Center. A future Winchester Medical Center internal road over '� Route 37 should provide a sidewalk and trail for bicycle and pedestrian access. The County should also encourage the extension of existing bus routes to serve the area. Ideally, bus stops should be located at all of the commercial centers. The development of new road systems, new signalization and improvements to existing road systems are all elements of this plan. It will be the responsibility of private property owners and developers to ensure that these improvements are made. No rezonings should be approved until the County is certain that the transportation impacts of development will be mitigated and the improvements facilitate the goals of the Comprehensive Policy Plan. As with all area of the County, Level of Service "C" should be maintained on roads adjacent to and within new developments. Environment A number of environmental features are found in the Round Hill Conununity. The azea is dominated by two major natural features —Round Hill itself, which is west of Poorhouse Road and anorth /south ridgeline. The ridgeline, west of Round Hill Crossing, is highly visible and should be sensitively developed. Ponds, streams and floodplains are present and will need to be taken into consideration so as to minimize and/or mitigate negative impacts with any future development. These natural azeas provide an obvious location for a trail system. Historical Resources Round Hill is one of the older settlements in Frederick County. The original village was located at the base of Round Hill. The community today includes a small number of eighteenth and nineteenth century dwellings. Approximately 30 late - nineteenth century and early -to -mid twentieth century houses, primarily American Foursquares and I- houses are located in the azea. The mid - nineteenth century Round Hill Presbyterian Church and the eazly- twentieth century Round Hill School (now used as a residence) aze also located in this community. Protection of these historic structures is encouraged. Public Utilities A fundamental issue for the development of Round Hill has been the provision of public water and sewer. Development of the azea is dependent on the availability of appropriate infrastructure. The Sewer and Water Service Area (SWSA) has been expanded to portions of the Round Hill Community several times in recent yeazs. This plan does not recommend rezoning land within the Round Hill Rural Community Center for commercial development prior to the availability of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that new developments further the goal of providing sewer and water to the core residential area of the Round Hill Rural Community Center. Future development should facilitate the availability of sewer and water in tow ways —the sizing of utility pipes to insure capacity for all of the Round Hill Rural Community Center, and by providing utility easements so that adjacent property owners have the ability to extend and connect to public water and sewer. -s- ATTACIEIMENT 2 ,__ The Round Hill azea will ultimately be served by two wastewater treatment plants. The area immediately west of Route 37, including Winchester Medical Center —West Campus and Round Hill Crossing are currently served by the Opequon Water Reclamation Facility. The transmission lines serving this facility have limited capacity. Therefore, future development south of Route 50 and also west of Round Hill Crossing are planned to be served by the Pazkins Mill Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the expanded plant should be operational in 2009. Adequate wastewater capacity to serve the Round Hill Rural Community Center should be available by 2010. Future development proposals will need to demonstrate that sufficient sewer capacity exists. Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical Center —West Campus site. These water lines have sufficient capacity to provide the volume of water identified in the Round Hill Rural Community Center Land Use Plan; however, they do not have sufficient pressure. To provide adequate pressure, existing line pressure will have to be boosted and water storage provided. Public Facilities Public facilities to serve new development in the Round Hill Community may be required in the future. It will be necessary for future development to provide a site for such public facilities. The Round Hill Volunteer Fire &Rescue Company, in particular, is in need of a site for a new facility. Parks The Round Hill Community has one neighborhood park, at the Round Hill Volunteer Fire & Rescue Station. A children's play area is maintained by the Frederick County Department of Parks and Recreation and the fire company maintains a ball field. The scope of this park could be expanded, possibly with the relocation of the fire station. The commercial, medical support, and institutional land uses north of Route SOW should include a new park, ideally in the area of the large pond. This pazk would be visible from Route 50 and could serve as the visual focal point of the entire Round Hill Conununity. The pazk should be a passive recreational facility with trails, benches and outdoor eating areas. The park should be designed to serve both onsite workers and residents of the Round Hill Rural Community Center. A linear trail could also link this park to the smaller pond to the north. The park's trail /sidewalks network should be the interconnected trail system as described in the transportation section. Consideration should be given to establishing a trail along the ridgeline between Route 50 and Route 522 and a trail at the southern edge of the Round Hill Community to link to the Green Circle in the City of Winchester. -6- - PROPOSED - ROUND HILL LAND USE PLAN 2007 Guiding Principles ATTACHMENT 3 The Round Hill Community has two distinct areas, the long established Round Hill Rural Community Center focused around Round Hill Road (Route 803) and the developing commercial area along Route SOW (Northwestern Pike). This plan encompasses both of these areas. The plan has two primary goals - first, to protect and enhance the character of the established rural community center and second, to create a vibrant, functional and well - designed commercial center. While the two areas are distinct, this plan seeks to link them by efficient roads and multi - purpose trails and sidewalks and to locate a park and other public facilities in the Round Hill Community for the benefit of both the residents and the workers. As with previous versions of the Round Hill Plan Land Use Plan, a key goal of this plan is to provide public sewer and water access for the existing residents of the Round Hill community. Land Use Round Hill Rural Community Center The core of the long established Round Hill Rural Community Center consists primarily of residences. In the past, a number of small businesses have been located in the core area, but few of these remain today. The development pattern established in the Round Hill Rural Community Center consists of both small lots along Round Hill Road, Poorhouse Road, Woodchuck Lane and other roads, and the larger lots and small farms on the periphery. Both residential patterns should continue. The farms and large lots on the periphery of the Round Hill Rural Community Center should be maintained to preserve the rural character. In order to further preserve the existing character of the area, no part of the Round Hill Rural Community Center should have high density housing. Most residential lots in the Round Hill Rural Community Center are less than one -half acre. These residential lots contain single family detached housing on wells and septic with reduced front yard setbacks. This historic development pattern cannot be accommodated within the existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and requires primary and reserve drainfield areas. Anew zoning district should be created to accommodate infill development that is in character with the area. Such a district should address housing types, lot sizes and setbacks. The new zoning district should also address design standards for street trees, curb -side parking, signage, lighting and underground utilities. The new district could allow for modest commercial /retail uses (with discreet signage) to serve surrounding residents. In recent years, new residential development in Round Hill has been limited due to private health system requirements. Expansion of the Sewer and Water Service Area (SWSA) in 2006 has given the opportunity for some existing residents to connect to public water and sewer, at the -t- ATTACHMENT 3 property owner's expense. Once a new zoning district is adopted to accommodate in -fill development, the County will need to re- examine the SWSA boundary to determine whether any _ other areas in the Round Hill Rural Community Center should be enabled to connect to public water and sewer services. Rezonings to the new district should not be allowed prior to the availability of public water and sewer. Developing Commercial Areas Commercial, medical support, medical offices, educational, and public use development are important components of the Round Hill Community Land Use Plan Historically, highway commercial uses have located along Route SOW (Northwestern Pike). These uses include gas stations, car dealers, restaurants and small retail establishments. Some of these uses still exist. In more recent years, Round Hill Crossing (including the large Wal -Mart center) has begun to develop on the north side of Route 50. This 70 acre site will ultimately accommodate retail, restaurant and business development. The Winchester Medical Center — West Campus, with 102 acres to the east of Round Hill Crossing, has both a retail component along Route 50 and a medical component. The northern portion of the Medical Center's West Campus is zoned MS (Medical Support) District Together these two large developments have changed the nature of land development along Route 50. Large -scale commercial development is now a dominating presence in the Round Hill Community. Growth and development should be carefully planned to take advantage of the close proximity of the Winchester Medical Center. Two distinct types of commercial development are evolving in the Round Hill Community — a general commercial area along both sides of Route SOW and a medical support and education area located on the north side of Route SOW. The general commercial areas already under development on both sides of Route SO function as a gateway to and from the City of Winchester. Therefore, an objective of this plan is to create an attractive, functional commercial area and to prevent the creation of a typical commercial strip. Consolidated entrances are strongly encouraged to avoid multiple- entrances along Route 50. Inter - parcel connections will be necessary for the small lots to develop. Standards have already been developed that will minimize the visual disruption to the Route 50 corridor (see Figure 13A). These include standards for shared entrances, inter - parcel connectors, green spaces along Route 50, screening of parking areas and screening between commercial properties and existing residences, size, number and location of signs, underground utilities, and landscaping. These standards strongly discourage individual business entrances both for aesthetic reasons as well as for transportation safety and efficiency. Major commercial establishments should connect to Route 50 at signalized intersections. A continuation of the general commercial area is planned in the vicinity of Ward Avenue and Stonewall Drive. As this area redevelops, new developments will be expected to follow the Route 50 standards (Figure 13A) that apply to small parcels on the south side of Route 50. Consolidation of these small parcels is the key to redeveloping this area. A minor collector road, to join Round Hill Road (Route 803) and Ward Avenue, is planned to funnel traffic to two key intersections on Route 50. -z- ATTACHMENT3 isa Street trees in the median, along both sides of the ditch; Freestanding business signs —one monument style sign per development (maximum size - 50 feet, maximum height — 12 feet); Crosswalks at signalized intersections, with signals for pedestrians; Interparcel 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 — Commercial entrances are strongly discouraged on Route 50. If no other alternative exists, entrance spacing - 200 feet if speed limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph; A row of evergreens in addition to the ordinance- required buffer and screening adjacent to areas planned to remain residential; Underground utilities; 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 ten foot asphalt bike and pedestrian 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 five foot concrete pedestrian sidewalk, ornamental shrubs and street trees along Route 50; Due to its close proximity to the Winchester Medical Center, the north side of Route SOW offers a unique opportunity to accommodate medical support, medical offices, educational, public use, and commercial uses. Therefore, the Round Hill Land Use Plan should provide for large campus style development of the north side of Route SOW for medical support, medical office, educational, public use, and commercial uses. A number of large open tracts of land exist in this location. The campus style development should provide for boulevard street designs, street trees, bicycle and pedestrian paths, and connectivity between development and common green space gathering areas. In order to minimize areas of impervious surface, decked or structured parking or increased building heights may be warranted. High quality building designs and materials are expected. Small plazas at the building entrances or in the center of a group of buildings are suggested. Site design standards are expected to exceed those established for the Route 50 corridor (Figure 13A). Coordinated signage, lighting and street furniture are sought. All of the commercial areas in Round Hill should provide commercial services and employment opportunities that are accessible to the residents within the Round Hill Rural Community Center via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced -3- ATTACHMENT 3 accessibility is anticipated through the connection of such areas to the existing residential areas by a network of multi - purpose trails, sidewalks and intersections with pedestrian actualized signals. Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan call for Route 50 to be improved to a six -lane minor arterial road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route 50 is planned as a four -lane minor arterial. Sidewalks are planned on the south side of Route SO and multi - purpose trails on the north side. Developments along Route 50 will be expected to incorporate these road improvements. A north/south collector road, parallel to Route 37, is included in the Route 37 West Land Use Plan. This road is also incorporated into the County's Eastern Road Plan. A section of this road, Botanical Boulevard, is being built with the Winchester Medical Center —West Campus development on the north side of Route SOW. Should properties further to the north develop, this road should eventually connect to Route 522 (North Frederick Pike). An eastlwest collector road, parallel to Route 50 is also included in the Eastern Road Plan. A section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing development. This road is envisioned as an urban divided four -lane cross - section that includes landscaped medians, controlled left turns, street trees, and pedestrian and bicycle facilities, to enhance transportation on the north side of Route 50. Development proposals will need to accommodate the continuation of this collector road. A new north/south major collector road is planned through the Winchester Medical Center - West Campus that will serve the West Campus and provide access to the future Route 37 interchange located north of Round Hill. While this road is envisioned as an urban divided four -lane road that includes landscaped medians as well as pedestrian and bicycle facilities, it may initially be built as a two -lane road because development to the north may not occur for many years, if at all. The location shown on the plan is general, with the precise location of the north -south collector road remaining flexible. Vehicular management access is recommended throughout the Round Hill Rural Community Center, particularly along Route 50. A six lane arterial road should not include multiple access points. Ideally, primary vehicular access should be limited to four signalized intersections along Route SOW with additional commercial entrances planned at appropriate intervals to facilitate safe and efficient traffic movement. Noted throughout this plan is the requirement for alternative modes of transportation, such as pedestrian and bicycle facilities. The plan calls for an interconnected system of multi - purpose trails and sidewalks. It is critical that these alternative modes of transportation link the entire Round Hill Rural Community Center. A future Winchester Medical Center internal road over Route 37 should provide a sidewalk and trail for bicycle and pedestrian access. The County -4- ATTACHMENT3 should also encourage the extension of existing bus routes to serve the area. Ideally, bus stops should be located at all of the commercial centers. The development of new road systems, new signalization and improvements to existing road systems are all elements of this plan. It will be the responsibility of private property owners and developers to ensure that these improvements are made. No rezonings should be approved until the County is certain that the transportation impacts of development will be mitigated and the improvements facilitate the goals of the Comprehensive Policy Plan. As with all area of the County, Level of Service "C" should be maintained on roads adjacent to and within new developments. Environment A number of environmental features are found in the Round Hill Community. The area is dominated by two major natural features —Round Hill itself, which is west of Poorhouse Road and anorth /south ridgeline. The ridgeline, west of Round Hill Crossing, is highly visible and should be sensitively developed. Ponds, streams and floodplains are present and will need to be taken into consideration so as to minimize and/or mitigate negative impacts with any future development. These natural areas provide an obvious location for a trail system. Historical Resources Round Hill is one of the older settlements in Frederick County. The original village was located _ at the base of Round Hill. The community today includes a small number of eighteenth and nineteenth century dwellings. Approximately 30 late - nineteenth century and early -to -mid twentieth century houses, primarily American Foursquares and I- houses are located in the area. The mid- nineteenth century Round Hill Presbyterian Church and the early- twentieth century Round Hill School (now used as a residence) are also located in this community. Protection of these historic structures is encouraged. Public Utilities A fundamental issue for the development of Round Hill has been the provision of public water and sewer. Development of the area is dependent on the availability of appropriate infrastructure. The Sewer and Water Service Area (SWSA) has been expanded to portions of the Round Hill Community several times in recent years. This plan does not recommend rezoning land within the Round Hill Rural Community Center for commercial development prior to the availability of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that new developments further the goal of providing sewer and water to the core residential area of the Round Hill Rural Community Center. Future development should facilitate the availability of sewer and water in tow ways —the sizing of utility pipes to insure capacity for all of the Round Hill Rural Community Center, and by providing utility easements so that adjacent property owners have the ability to extend and connect to public water and sewer. -s- ATTACHMENT 3 The Round Hill area will ultimately be served by two wastewater treatment plants. The area immediately west of Route 37, including Winchester Medical Center —West Campus and Round Hill Crossing are currently served by the Opequon Water Reclamation Facility. The transmission lines serving this facility have limited capacity. Therefore, future development south of Route 50 and also west of Round Hill Crossing are planned to be served by the Parkins Mill Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the expanded plant should be operational in 2009. Adequate wastewater capacity to serve the Round Hill Rural Community Center should be available by 2010. Future development proposals will need to demonstrate that sufficient sewer capacity exists. Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical Center —West Campus site. These water lines have sufficient capacity to provide the volume of water identified in the Round Hill Rural Community Center Land Use Plan; however, they do not have sufficient pressure. To provide adequate pressure, existing line pressure will have to be boosted and water storage provided. Public Facilities Public facilities to serve new development in the Round Hill Community may be required in the future. It will be necessary for future development to provide a site for such public facilities. The Round Hill Volunteer Fire &Rescue Company, in particular, is in need of a site for a new facility. Parks The Round Hill Community has one neighborhood park, at the Round Hill Volunteer Fire & Rescue Station. A children's play area is maintained by the Frederick County Department of Parks and Recreation and the fire company maintains a ball field. The scope of this park could be expanded, possibly with the relocation of the fire station. The commercial, medical support, and institutional land uses north of Route 50W should include a new park, ideally in the area of the large pond. This park would be visible from Route 50 and could serve as the visual focal point of the entire Round Hill Community. The park should be a passive recreational facility with trails, benches and outdoor eating areas. The park should be designed to serve both onsite workers and residents of the Round Hill Rural Community Center. A linear trail could also link this park to the smaller pond to the north. The park's traiUsidewalks network should be the interconnected trail system as described in the transportation section. Consideration should be given to establishing a trail along the ridgeline between Route 50 and Route 522 and a trail at the southern edge of the Round Hill Community to link to the Green Circle in the City of Winchester. -6- � >1 � a v _ � �� � � 000 O C r o _ .F� � o Q � m v Q N d N O� N N 2� � m° LL O o m� � C OCnN� NW ��11�� a' � O�Y �Qy ° a x a = �Q�,� W V� 3 ^ � W � o; a " � ,� 3 � �%o'S Z..O. W � O��y O �J�' V Q p � 0 N � Y y d y U � �y y V O1� �� 7 � W NO LL i \ � ° 0. N 0. >>n W,,,,//J�� in � tq d U N� d a ��� UQ -O� i ®\ � W � �s � a � 3 � .. ii 3 � o