057-09AMENDMENT
Action:
PLANNING COMMISSION: December 17, 2008 - Recommended Approval
BOARD OF SUPERVISORS: April 8, 2009 ❑ APPROVED ❑ DENIED
AN AMENDMENT TO
THE FREDERICK COUNTY 2007 COMPREHENSIVE POLICY PLAN
CHAPTER 6, LAND USE
WHEREAS, an amendment to the 2007 Comprehensive Policy Plan Chapter 6, Land Use, to
update the Stephens City Joint Land Use Plan, was considered. The update provides a new
orientation to the land use designations of the plan, integrates land use and transportation, and further
addresses community infrastructure needs. This Plan continues to cover the area encompassed by the
Joint Annexation Agreement and further implements the Agreement.
WHEREAS, the Joint Land Use Committee, made up of representatives from the Town of
Stephens City and from Frederick County, worked collaboratively to promote a plan that positively
guides the future growth and development of the communities; and
WHEREAS, the Joint Land Use Committee endorsed this Comprehensive Policy Plan
amendment on October 23, 2008; and
WHEREAS, the Frederick County Planning Commission held a public hearing on this
Comprehensive Policy Plan amendment on December 17, 2008; and
WHEREAS, the Stephens City Planning Commission endorsed this Comprehensive Policy
Plan amendment on January 5, 2009; and
WHEREAS, the Stephens City Town Council endorsed the final draft of this Comprehensive
Policy Plan amendment on February 3, 2009; and
WHEREAS, the Stephens City Town Council endorsed the final map for this
Comprehensive Policy Plan amendment on March 3, 2009; and
WHEREAS, the Frederick County Board of Supervisors held a public hearing on this
Comprehensive Policy Plan amendment on April 8, 2009; and
PD RES # 12 -09
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 2007 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to
update the Stephens City Joint Land Use Plan. The update provides a new orientation to the land use
designations of the plan, integrates land use and transportation, and further addresses community
infrastructure needs. This Plan continues to cover the area encompassed by the Joint Annexation
Agreement and further implements the Agreement (map attached).
This ordinance shall be in effect on the day of adoption.
Passed this 8th day of April, 2009 by the following recorded vote:
Richard C. Shickle, Chairman Aye Gary A. Lofton Aye
Gary W. Dove A y e Bill M. Ewing Aye
Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye
Philip A. Lemieux Aye
A COPY ATTEST
f
John . Riley, Jr.
Frederick County Administrator
PD RES 412 -09
BOS Resolution #057 -09
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
1739 FAX: 540/665-6395
MEMORANDUM
TO: Board of Supervisors
FROM: Michael T. Ruddy, AICP
Deputy Director
RE: Stephens City Joint Land Use Plan Update — Public Hearing
Frederick County Board of Supervisors
DATE: April 1, 2009
The Stephens City Joint Land Use Plan Update is presented to the Board of Supervisors as a Public
Hearing. As the Board is aware, this is an amendment to the 2007 Comprehensive Policy Plan
Chapter 6, Land Use, to update the Stephens City Joint Land Use Plan. The Planning Commission
provided a recommendation of approval to the Board of Supervisors on this Comprehensive Plan
Update following a Public Hearing on December 17, 2008. Action from the Board of Supervisors
is requested at this time.
The Stephens City Joint Land Use Plan Update provides a new orientation to the land use
designations of the plan, integrates land use and transportation, and further addresses community
infrastructure needs. This Plan continues to cover the area encompassed by the Joint Annexation
Agreement and further implements the Agreement. A key component of the update is the
reinforcement of the need to adequately address the infrastnicture and community facility
components of the Joint Land Use Plan, the respective Comprehensive Plans, and the Joint
Annexation Agreement between the Town of Stephens City and Frederick County. The Plan clearly
states that it is essential to ensure that the necessary infrastructure and community facilities are
provided in a timely and coordinated manner. Further, that any development shall fully mitigate the
impacts associated with their request and shall further the goals of the Plan.
On Thursday, October 23, 2008, Frederick County and the Town of Stephens City Joint Land Use
Committee unanim ously recommended approval of this update. The Joint Land Use Committee,
made up of representatives from the Town of Stephens City, and from Frederick County, worked
collaboratively to promote a Plan that positively promotes the future growth and development of this
community.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000
STEPHENS CITY/ FREDERICK COUNTY
FUTURE LAND USE FOR PROPOSED ANNEXATION AREAS
(Draft Update Endorsed by Joint Land Use Committee, October 23 2008
Draft Recommended by Frederick County Planning Commission December 17 200
(Draft Recommended by Stephens City Planning Commission, January 5 2009)
(Final Drams proved by Stephens City Town Council, February 3, 2009)
(Final Map Approved by Stephens City Town Council, March 3, 2009)
(Final Draft Approved by Frederick County Board of Supervisors, April 8, 2009)
The Town of Stephens City, Virginia, map depicts a conceptual plan for future land uses
within the proposed annexation area around the Town of Stephens City. The map was
originally developed by county staff working with the Stephens City town manager, and
was jointly adopted by Frederick County and the Town of Stephens City on July 9, 2003
and July 1, 2003, respectively. The foundation of the map is both the County's Route 11
Corridor Plan contained within the county's Comprehensive Policy Plan and the town's
2001 -2021 Comprehensive Plan. In 2008, the Joint Land Use Plan was updated based
upon the efforts of the Joint Land Use Committee who undertook an evaluation of past
and current planning activity within the area and provided guidance on a revised land use
and transportation plan.
The proposed annexation area is made up of two phases. Phase I consists of a northern
and southern portion comprising a total of approximately 360 acres. The northern area of
Phase I is adjacent to the town's northern boundary and extends west from I -81, across
the railroad. The southern portion of this phase is situated at the town's southwestern
boundary, surrounding the Lime Kiln. Phase II of the proposed annexation area is also
located south of the town. It comprises an area of roughly 350 acres lying between 1 -81
and the railroad and extending south to Family Drive.
Overall, the general concept of the land use plan is to allow for growth around the
existing town which is compatible with the existing scale and style of Stephens City.
Industrial areas are sited to make use of the rail lines while being buffered from view of
Route 11 and existing or proposed residential areas.
A major collector road is shown runnin west of town that would function as a bypass,
drawing through traffic from Route 11 and thereby out of the center of town. The
"bypass" is intended to assist in reducing congestion at the Route 11 Fairfax Pike
intersection. The collector road ties in with a relocated Route 277/Interstate 81
interchange to the south of the present location and to a new overpass of I -81 at an
extended Tasker Road to the north. This major collector road would be fed by other new,
minor collector roads as well as the existing street system. An extension of this major
collector road would provide connectivity with the proposed Shady Elm Collector Road.
Key gateway intersections are proposed to include roundabout intersections that will
provide effectively functioning intersections with a design quality that enhances the
Town.
General categories of future land uses are depicted within the proposed annexation areas
by colored areas. These areas of future land use are mixed to coordinate and integrate
with each other, take advantage of and implement the transportation improvements, and
relate with the existing character and context of the Town. These general land use
categories are described as follows:
Light Industrial /Manufacturing/Ofl - i
This category is shown in blue and accounts for roughly 153 acres of the proposed
annexation area. Anticipated land uses within these areas would be consistent with the
county's current M -1 zoning, including office, light manufacturing, wholesale
establishments, and warehousing. This area could also be attractive to the County's
targeted Economic Development Businesses which are proposed to be accommodated by
the OM zoning classification. One area of this land use, located in the prominently
visible site in the area south of the Town, adjacent to the intersection of the Western
Bypass and along the Bypass, should seek to accommodate the more cormnercial and
office components of this land use designation. Buildings should be located closer to the
road than any accessory uses, including parking areas, in an effort to present a strong
economic presence and attractive form of development at this community gateway.
Conservation/Open Space
These areas are shown in green and account for roughly 300 acres. The areas are located
1) along the Route 11 corridor north of, and south of, the town (depicting an area to be
buffered), 2) an area of approximately 15 acres adjacent and connected to the Stephen
City Western Bypass and central to this area of development to be utilized by the Town
as a park or other public use, 3) an area west of the railroad around the northern quarry,
and 4) a low lying area south of town and west of Route 11. The intent of these areas
would be to preserve these areas from development for environmental, recreational,
and/or aesthetic reasons. The rural corridor preservation buffer along the east and west
sides of Route I 1 could be up to a maximum 200' in width. An additional road efficiency
buffer should be provided between any residential development and the proposed
Stephens City Bypass.
Institutional Use:
This area is depicted with a pink checked hatch and is shown to the north on the eastern
side of the Route 11 corridor. The area consists of approximately 25 acres of existing and
future institutional land uses. A private school is currently located in this area. The intent
of this land designation is to serve the public at large through an institutional use that
might consist of school (private or public), church or non -profit organization, recreational
use, or a government entity. Appropriate amenities may include dormitories, recreational
or athletic fields, administration and maintenance facilities, and other similar uses that are
customarily associated with this type of institutional land use.
Medium Density Residential
- These areas are depicted in yellow and are shown north of town on both sides of the
Route 11 corridor. The area east of Route 11, total roughly 27 acres, is designed to
complement the existing residential land uses and complete the area between Route 11
and Interstate 81. The area west of Route 11, between Route 11 and the Western Bypass
and totaling roughly 40 acres, is designed to reinforce the residential character of the
northern portion of the Town and integrate this residential land use into the proposed
areas of Commercial and Mixed Use. The area of medium density residential south of
Fairfax Pike is consistent with the residential land use approved by the Town for this
property. It is the intent of this land use designation to provide for residential
development at a density of approximately four units per acre. This residential
development shall implement the standards of New Urbanism and be integrated into the
surrounding land uses and orientated towards the internal street network.
Highway Commercial/Commercial /Office
This area totaling approximately 135 acres is shown in orange and is located in several
of the annexation areas at key intersections, but most prominently, in the area
immediately west of the future relocation of Interstate 81 Interchange, west of Route 11 _
This area of land use is intended to provide typical highway commercial uses such as
retail, restaurants, and office uses. It is located to take advantage of both the significant
Interstate traffic that could be anticipated from the relocated interchange, and the local
traffic that would be utilizing the local collector road network.
Mixed Use
This land use is identified in three locations. The first area is located north of the
proposed east west collector road adjacent to the northern boundary of the Town, west of
Route 11, and contains roughly 15 acres. The second area is located south of Town, west
of Route 11, and adjacent to the collector street connecting the Western Bypass with
Route 11. This area is also roughly 15 acres. The third area is at the western gateway to
the Town, south of Fairfax Street, and encompasses the area of existing residential lots
and an area of approved commercial development. This area is approximately 25 acres in
size. These areas would be a mix of commercial, business, and office uses with the
possibility of up to twenty -five (25) percent of the land area being available for single
family attached residential land uses at a density of four units per acre. In addition,
second story and above residences located above commercial land uses shall be
permitted. These second story and above residential uses shall be considered bonus
residential uses that do not count towards the residential density of the mixed use area.
This area of mixed use development shall implement the standards of New Urbanism and
be integrated into the surrounding land uses and orientated towards the street network.
Mixed Use Age Restricted:
T-his land use designation is identified in one location in the area north of Town and west
of Route 11. This area is contains approximately 20 acres. This area would be a mix of
age restricted residential land uses at a relatively high residential density, up to
approximately 8 units per acre, and shall contain a variety of residential housing types. In
addition, this area shall contain a mix of commercial, business, or office uses that would
be located on a min imum of fifteen (15) percent of the site. The intent of this land use
designation would be to serve active older adults in an environment that takes advantage _
of the unique characteristics of the Town adds value to the broader community. This area
of mixed use age restricted development shall implement the standards of New Urbanism
and be integrated into the Town, the surrounding land uses, and orientated towards the
street network which shall be a continuation of the Towns grid pattern.
Infrastructure and Community Faciliti
It is essential to ensure that the infrastructure, in particular transportation infrastructure,
and the necessary community facilities are provided in a timely and coordinated manner
in order to enable the successful implementation of the land use plan.
The County and the Town agree that any development in implementation of the Joint
Land Use Plan shall fully mitigate the impacts associated with the request and shall
further the goals of the Joint Land Use Plan, the County's Comprehensive Policy Plan,
specifically with regards to transportation policy, and the Town's Comprehensive Policy
Plan. Key community infrastructure components identified in the Joint Land Use Plan,
the County's Comprehensive Policy Plan, and the Town's Comprehensive Policy Plan
shall be fully recognized and development projects shall seek to implement the
Community Facility, transportation, and infrastructure needs of the County and the Town.
The land use designations of the Joint Land Use Plan that will form the basis for future
zoning amendments were designed in coordination with the infrastructure, in particular
transportation infrastructure, and the necessary community facilities. Therefore, future
development applications shall address the impacts of the project and shall further the
implementation of the infrastructure and community facility transportation improvements
identified in the respective Comprehensive Policy Plans. This may include the design
and construction of key segments of proposed roads and intersection/interchanges.
Consideration of future development applications within the study area should only occur
when an acceptable level of service has been achieved and key elements and connections
identified in this plan have been provided.
STEPHENS CITY/ FREDERICK COUNTY
FUTURE LAND USE FOR PROPOSED ANNEXATION AREAS
The Town of Stephens City, Virginia, map depicts a conceptual plan for future land uses within
the proposed annexation area around the Town of Stephens City. The map was originally
developed by county staff working with the Stephens City town manager, and was jointly
adopted by Frederick County and the Town of Stephens City on July 9, 2003 and July 1, 2003,
respectively. The foundation of the map is both the County's Route 11 Corridor Plan contained
within the county's Comprehensive Policy Plan and the town's 2001 -2021 Comprehensive Plan.
In 2008, the Joint _Land Use Plan was updated based upon the efforts of the Joint Land Use
Committee who undertook an evaluation of past and current planiiing activity within the area and
provided guidance on a revised land use and transportation plan
The proposed annexation area is made up of two phases. Phase I consists of a northern and
southern portion comprising a total of approximately 360 acres. nom= Ph ase r —�
sheya in gfe h * i b on t �
��• =���a =b° . The northern area of Phase I is adjacent to
the town's northern boundary and extends west from I - 81, across the railroad. The southern
portion of this phase is situated at the town's southwestern boundary, surrounding the Lime Kiln.
Phase II of the proposed annexation area is also located south of the town. It comprises an area
of roughly 350 acres lying between I -81 and the railroad and extending south to Family Drive.
The Phase 11 area is bounded by a blaek dashed line on the map.
Overall, the general concept of the land use plan is to allow for growth around the existing town
which is compatible with the existing scale and style of Stephens City. Industrial areas are sited
to make use of the rail lines while being buffered from view of Route 11 and existing or
proposed residential areas.
A major collector road is shown runnin west of town that would function as a bypass, drawing
through traffic from Route 11 and thereby out of the center of town. The "bypass" is intended to
assist in reducing congestion at the Route 11 Fairfax Pike intersection. The collector road ties in
with a relocated Route 277/Interstate 81 interchange to the south of the present location and to a
new overpass of I -81 at an extended Tasker Road to the north. This major collector road would
be fed by other new, minor collector roads as well as the existing street system. An extension of
this maior collector road would provide connectivity with the proposed Shady Elm Collector
Road. Key gateway intersections are ro osed to include roundabout intersections that will
provide effectively functioning intersections with a desi quality that enhances the Town
General categories of future land uses are depicted within the proposed annexation areas by
colored "bubbles.' areas. These areas of future land use are mixed to coordinate and integrate
with each other, take advantage of and implement the transportation improvements and relate
with the existing character and context of the Town These general land use categories are
described as follows:
Light Industrial/Manufacturing /Office
This category is shown in blue la v ender and accounts for roughly 290 153 acres of the proposed
annexation area. Anticipated land uses within these areas would be consistent with the county's
current M -1 zoning, including office, light manufacturing, wholesale establishments, and
warehousing. This area could also be attractive to the County's targeted Economic Development
Businesses which are proposed to be accommodated by the OM zoning classificatio One are
of this land use located in the prominently visible site in the area south of the Town, adjacent to
the intersection of the Western Bypass and along the Bypass should seek to accommodate the
more commercial and office components of this land use designation. Buildings should be
located closer to the road than any accessory uses including parking areas in an effort to present
a strong economic presence and attractive form of development at this community gateway.
Conservation/Open Space
These areas are shown in green and account for roughly 2—W 300 acres. The areas are located 1)
along the Route 11 corridor north of, and south of, the town (depicting an area to be buffered),
an area of approximately 15 acres adjacent and connected to the Stephens City Western Bypass
and central to this area of development to be utilized by the Town as a park or other publi use,
32) an area west of the railroad around the northern quarry, and 4�) a low lying area south of
town and west of Route 11. The intent of these areas would be to allew'if'° "° ne preserve these
areas from development for environmental, recreational, and/or aesthetic reasons. The rural
corridor -preservation buffer along the east and west sides of Route 11 could be 0 to a maximum
200' in wid On-the-e-ast side of Bmute 11, south of the Te yZ �b� b v -tom -
-:na Ejmum of 100' th An additional road efficiency buffer should be provided between
M residential development and the proposed Stephens City Bypass
Institutional Use:
This area is depicted with a pink checked hatch and is shown to the north on the eastern side of
the Route 11 corridor. The area consists of approximately 25 acres of existing and future
institutional land uses A private school is currently located in this area. The intent of this land
designation is to serve the public at large through an institutional use that might consist of school
(private or public) church or non - profit organization recreational use or a government entity.
Appropriate amenities may include dormitories recreational or athletic fields, administration and
maintenance facilities and other similar uses that are customarily associated with this type of
institutional land use.
Medium Density Residential
These areas are depicted in yellow and are shown beth north and se of town a r-oun on both
sides of the Route 11 corridor. The area east of Route 11, totalin g roughly 4jW 27 acres, is
designed to complement the existing residential land uses and complete the area between Route
11 and Interstate 81 The area west of Route 11 between Route 11 and the Western Bypass and
totaling roughly 4-00 40 acres is designed to reinforce the residential character of the northern
portion of the Town and integrate this residential land use into the proposed areas of Commercial
and Mixed Use. The area of medium density residential south of Fairfax Pike is consistent with
the residential land use approved by the Town for this property. It is the q:he intent of this land
use designation to provide for residential development at a density of re ugl 4 = we to
approximately four units per acre. This residential development shall implement the standards of
New Urbanism and be integrated into the surrounding land uses and orientated towards the
internal street network.
Highway Commercial/Commercial/Office
This area of totaline approximately 549 135 acres is shown in red orange and is located one
so'wth fn limit of the Phase 14 in several of the annexation area at key intersections but most
prominently, in the area immediately west of tl,e future relocation of Interstate 81 Interchange,
west of Route 11. This area of land use is intended to provide typical highway commercial uses
such as retail, restaurants, and office uses. It is located to take advantage of both the significant
Interstate traffic that could be anticipated from the relocated interchange and the local traffic
that would be utilizing the local collector road network
Mixed Use
This land use is identified in three locations. The first area is located north of the proposed east
west collector road aFA adjacent to the northern boundary of the Town lip, west of Route 11,
and contains roughly 60 15 acres. The second area is located south of Town west of Route 11
and adjacent to the collector street connecting the Western Bypass with Route 11 This area is
also roughly 15 acres. The third area is at the western gateway to the Town south of Fairfax
Street, and encompasses the area of existing residential lots and an area of approved commercial
development. This area is approximately 25 acres in size These 413is areas would be a mix of
commercial, business, and office uses with the possibility of up to twenty -five (25) percent of the
land area being available for single family attached residential land uses at a density_of four units
per acre. In addition, second story and above residences located above commercial land uses
s ome A +' ' un shall be permitted. These second story and above residential uses shall be
considered bonus residential uses that do not count towards the residential density of the mixed
use area. This area of mixed use development shall implement the standards of New Urbanism
and be integrated into the surrounding land uses and orientated towards the street network
Mixed Use Age Restricted:
This land use designation is identified in one location in the area north of Town and west of
Route 11. This area is contains approximately 20 acres This area would be a mix of age
restricted residential land uses at a relatively high residential densily, U to approximately 8 units
per acre, and shall contain a variety of residential housing types In addition this area shall
contain a mix of commercial, business, or office uses that would be located on a minimum of
fifteen (15) percent of the site. The intent of this land use designation would be to serve active
older adults in an environment that takes advantage of the unique characteristics of the Town
adds value to the broader community. This area of mixed use age restricted development shall
implement the standards of New Urbanism and be integrated into the Town the surrounding land
uses, and orientated towards the street network which shall be a continuation of the Town's grid
aattem.
Infrastructure and Community Facilities
It is essential to ensure that the infrastructure in particular transportation infrastructure and the
necessary community facilities are provided in a timely and coordinated manner in order to
enable the successful implementation of the land use plan
The County and the Town agree that any development in implementation of the Joint Land Use
Plan sha fully mitigate the impacts associated with the request and sha further th goals of the
Joint Land Use Plan the County's Comprehensive Policy Plan spec ifically with reg ards to
transportati policy, and the Town's Comprehensive Policy Plan Key community
infrastructu components identified in the Joint Land Use Plan the Cou Comprehe
Policy Plan and the Town's Comprehensive Policy Plan shall be fully recognized and
developm projects shall seek to implement the Community Facility transportation, and
infrastructure needs of the County and the Town.
The land use designations of the Joint Land Use Plan that will form the bas for future zoning
amend ments were designed in coordination with the infrastructure in parti transpo rtation
infrastructure and the necessary community facilities Therefore future development
a p plications shall address the impacts of the project and shall further the implementation of the
infrastructure and community facility transportation improvements identifi in the respect
Comp rehensive Policy Plans This may include the design and construction of key segments of
prop osed roads and intersection/interchanges Consideration of future development applicatio
within the study area should only occur when an acceptable level of servic has been achieved
and key elements and connections identified in this plan have been p rovided.
TOWN OF STEPHENS CITY, VIRGINIA
Joint Land Use Plan
gel
F
Legend
•� Proposed
® RoundAbouts
Proposed
/ . Stephens City By Pass
l tm v �\ ����• Local Collectors
^.w Pre- Annexation Boundary
0 Current Boundary
Phase 1 Annexation Area
�• Phase 2Annexation Area
i T Proposed Land Uses
/ "
j" or �p O Residential
^ i ' �� ® Mixed Use Age Restricted
/ \ ' j �• J' !� Institutional
Highway Commercial
Mixed -Use
Y F�
®Industrial �
Open Space
Natural Resource &Recreation
Created by the Frederick County Dept of Planning & Development N
October 30, 2008 w42e SCALE:
Revised: Feburary 11, 2009 Approved:
Stephens City Town Councill - March 3, 2009 970 485 0 970 1,940 Feet
Frederick County BOS - April 8, 2009
s -