August_12_2014_Work_Session_Agenda_with_Planning_CommissionCOUNTY of FREDERICK
Department of Planning and Development
540/ 665 -5651
Fax: 540/ 665 -6395
MEMORANDUM
TO: Frederick County Board of Supervisors
Frederick County Planning Commission
County Administrator
FROM: Eric R. Lawrence, AICP Planning Director/
RE: Board of Supervisors /Planning Commission Work Session
DATE: August 4, 2014
The Board of Supervisors will hold a joint work session concerning several Planning
items on Tuesday, August 12, 2014 12:00 p.m. in the Board of Supervisors Meeting
Room. Lunch will be provided during this meeting.
AGENDA
1. Blain CPPA
2. TNDB Overlay District - Applicant Revision Request
3. South Frederick Land Use Study
Please contact me if you have any questions.
ERL /pd
Attachments
107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000
D�c��
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Board of Supervisors
Planning Commission
FROM: Michael T. Ruddy, AICP %\
Deputy Director
RE: 2014 Comprehensive Policy Plan Amendments (CPPA) request
Board of Supervisors Work Session Discussion
DATE: August 1, 2014
The Planning Department received one Comprehensive Policy Plan Amendment (CPPA) request by
this year's June 1, 2014 deadline.
CPPA #01 -14, Blain Properties Sewer and Water Service Area (SWSA) Inclusion;
Parcels 33 -A -113 and 33 -A -124.
A 97.55 acre change to the boundary of the Sewer and Water Service Area (SWSA) to
include the above parcels. The current land use classification of the properties is commercial
and industrial. The property is located on the west side of Interstate 81, south of Cedar Hill
Road (Route 671) and north of Hopewell Road (Route 672), north of Exit 321 interchange of
Interstate 81 in the Stonewall Magisterial District.
In previous years, the Board of Supervisors has held a joint work session with the Planning
Commission to discuss the Comprehensive Policy Plan Amendment applications received. This is
the approach taken with this year's CPPA submission. Following the Board and Commission's
discussion, the Board will then determine if this request warrants additional study and formal action
through the public hearing process.
Therefore, CPPA #O1 -14 is presented to the Board of Supervisors and Planning Commission as a
discussion item at your August 12, 2014 work session.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000
Board of Supervisors/Planning Commission work session discussion
RE: CPPA #01 -14; Blain Properties
August 1, 2014
Page 2
The Comprehensive Plans and Programs Committee reviewed this request at their June 9, 2014
meeting. The CPPC felt that this application warranted further study and recommended that the
proposed SWSA boundary take into consideration all properties in this location that have a
commercial or industrial future land use designation.
Summary of CPPC Discussion:
Mr. Oates made a briefpresentation of the application and stated that the desire of his client
was to set up the property for future development, either by himself or in conjunction with a
developer. He offered that the Frederick County Sanitation Authority (FCSA) had provided
input on this and two other properties in the area and had expressed concerns regarding the
service of this property. Mr. Oates wanted to recognize that a pump station and water and
sewer lines were recently installed on the west side oflnterstate 81 with the development of
the adjacent church property.
The CPPC members discussed that the SWSA line was an indication of intent for future
development. However, changing the SWSA would not guarantee the approval ofa rezoning
in the future. Transportation in the area would be a big consideration in future land use
decisions.
The CPPC members expressed that it would be wise to include all the property in the
quadrant in the SWSA modification request and to clean up the lines consistent with property
lines. They stated this could be trimmed at a later stage of the process if capacity was an
issue.
Attached you will find a summary of the request, locator maps, and the application.
Staff is seeking direction from the Board, following the Board and Commission's discussion, as
to if the request warrants additional study and formal action through the public hearing
process.
Please feel free to contact me if you have any questions.
MTR/pd
Attachments
Iroperties t
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Applications >
Parcels
SWSA
B1 (Business, Neighborhood District)
B2 (Business, General Distrist) `
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
-
MI-111 (Mobile Home Community District) f
MS (Medical Support District)
(` OM (Office - Manufacturing Park) !
R4 (Residential Planned Community District) '
R5 (Residential Recreational Community District) {
RA (Rural Area District) , r
RP (Residential Performance District)
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Applications
Parc
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Extractive Mining
Residential
Planned Unit Development
Mixed Use Age Restricted
Urban Center
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Natural Resources & Recreation
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33 -A- 113,33 -A -124
Include Property into SWSA
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Note:
Frederick County Dept of
Planning & Development
107 N Kent St e
Suite 202
Winchester, VA 22601
540 - 665 - 5651
Map Created: May 21, 2014
Staff: mruddy
0 550 1,100 2,200 Feet
COMPREHENSIVE POLICY PLAN AMENDMENT
INITIATION REQUEST FORM 1
(Please type all information. The application will not be deemed complete unless all items listed
below have been submitted.)
A.
Owner(s) Information:
Name: Blain Prope of Virgini LLC - Bradley K. Bl ain, Manager
3 Project Name: Blain Properties
Mailing Address: 35 Flatt R
Rochester, New York J' a 3 :Z , t
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4. Telephone Number: (585) J & S) 7
Authorized Agent Information:
1. Name: GreyWolfe,
2.
Project Name:
3. Mailin Addre. =ss: 1073 Redbud Road
Winchester, Virginia 2260
4. Telephone Number: (540) 66 7 -2001
B. Legal interest in the property affected or reason for the request:
industrial development on the NELUP into the SWSA.
Would like to bring land that is already planned for commercial and
Inc. - Ga ry R. Oates, LS -B, PE
3
- P
C. Proposed Comprehensive Policy Plan amendment please provide the following information.
1. FOR A MAP AMENDMENT
a. PIN(s): 33 -(A) -113 and 33 -(A) -12
Ma '
b.e. Parcel size (approximate acres): 97.55 total
c. Plat of area proposed for CPPA amendment, including metes and bounds description.
d. Existing Comprehensive Plan land use classification(s):
Commercial along Interstate 81 and Industrial to the west
f.
Proposed Comprehensive Plan land use classification(s):
No r g requested
g•
Existing zoning and land use of the subject parcel:
Agriculture - Pasture for cattle
What use /zoning will be requested if amendment is approved?
h. Commercial (B -2 and/or B -3) and Industrial (M -1 and /or M -2)
Describe, using text and maps as necessary, the existing zoning, Comprehensive
Policy Plan designations, and/or approved uses and densities along4ith other ;s
characteristics of properties that are within:
1 /2
• 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acre in size;
• *mile if 21 - 100 acres in size; or
1 mile if more than 100 acres in size.
Note: Colored maps cannot be duplicated in the planning Department.
i. The name, mailing address, and parcel number of all property owners within 200 ft. of
the subject parcel(s), with Adjacent Property Owners Affidavit (page 8).
4
2. FOR EXT AMFNDMFNT
a. Purpose and intent of amendment.
Extend SWSA around tax parcels 33 -(A) -113 an d 33 -(A) -124
C.
Cite Mahan cn ter, goal, policy an or action s ra egy text Inat'is proposed to be
amended.
Appendix A - NELUP Map
Proposed new or revised text.
No new t ext, only map a mendment
Note. Please attach and specify text changes with additions underlined and deletions
crossed through.
d. Demonstrate how the proposal furthers the goals, policies /objectives, and action
st prehensive Policy Plan chapter(s) relative to the
amendment request and why proposed revisions to said goals, p olicies, and action
strategies are appropriate.
Tha{iy3y J° already planned for co mmercial and industrial development in the NELUP.
There is water and sew availble to the parcels through existing lines, approved pump
e. station plans, and easements to imple ment the Comprehensive Plan. The SWSA needs to
be amend to finalize land use plan and enable the development.
Demonstrate he " l2tr'�1a. n"s internally consistent with other Comprehensive
Policy Plan components that are n the subject of the amendment.
The Compr ehensive Plan in the business development section, quotes "maximize the
effectiveness and benefit of economic development within Frederick County ". Additionally,
the developemnt of this property can implement the planned roads in the region to improve
traffic conditions and provide the ablilty for surrounding properties to also develop.
What level of service impacts, if any, are associated with the request?
Tr& isis#k i"est impact. This development is large enough to construct some of the
planned roads as shown in the Comprehensive Plan for this area.
3. 1
a.
FOR ALL AlMIE D1V1C.lvv T S
Justification of proposed Comprehensive Policy Plan amendment (provide
attachments if necessary). Describe why the change to the Comprehensive
Policy Plan is being proposed.
This property has been planned for commerical and industrial land use in the 2030 Frederick
County Comprehensive Plan. The parcels require water and sewer availbility to realize its
potential as a positive tax revenue generator for Frederick County. There is an approved Sewer
Pump Station design on the west side of the interstate and the 6" force main is in place. A
sewer and water easement has been obtained from Open Door Baptist Church. Also, there is
an existing 12" water main on the west side of the interstate that will serve this parcel. This
change will allow the owner to pursue invstors to develop the property according to the Comp.
Plan.
ess.
How would the resultant changes impact or benefit 'rederic c County. Consider, for
example, transportation, economic development and public facilities.
The change will spur economic growth in the norteastem region of the County. The is will be
a positive tax revenue source and any impacts such as traffic will be analyzed and mitigat
during the rezoning proce
Other information may be required by the Director of Planning, the Planning Commission, or Board
of County Supervisors during the review of the initiation request. The applicant will be notified, in
writing, if additional information is required.
All applications must also contain the following items:
of land •e
Special Limited Power of Attorney Affidavit (see page 9 if parcels are
involved).
2 . Non - Refundable Application Review Fee of $3,000 (payable to the Frederick County
Treasurer).
Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action
strategies which are applicable to individual Comprehensive Policy Plan amendment requests.
Signatures:
I (we), the undersigned, do hereby respectfully make application to and petition the Frederick
County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick
County officials to enter the property for site inspection purposes.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
,I I
Applicant(s): &La Date:
Owner(s): 1 vul, I Date:
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www.co.frederick.va.us
Special Limited Power of Attorney
County of Frederick, Virgini
Frederick Planning Website:
Department of Planning & Development, County of Frederick, Virginia
10 lUeAh Kent S treet, Winchester -Vir-ginin-22601
Phone (540) 665 -5651 Facsimile (540) 665 -6395
Know All Men By These Presents: That I (We)
9 6-9- 'oz-
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(Name) Blain Properties of Virginia, LLC - Bradley K. Blain, Manager (phone) (585
(Address) 35 Hatt Roa Rochester, New York,
the owner(s) of all those tracts or parcels of land ( "Property ") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of then ounty o€-Frederiek, Virginia, by
Instrument No. on Page _ — and is described as
Parcel: Lot: Block: Section: Subdivision: in strument #120009054
do hereby make, constitute and appoint:
(Name) Grey Wolfe, Inc - Gary R. Oates, LS -B, PE (phone) (540) 667 -200
(Address) 1073 Redbud R oad, Winch Virgi 22603
To act as my true and lawful attomey -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including: —
Rezoning (including proffers)
Conditional Use Permit
Master Development Plan (Preliminary and Final)
Subdivision
Site Plan
Comprehensive Policy Plan Amendment
Variance or Appeal
My attomey -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, oi until it is
In witness thereof, I (we) have hereto set my (our) hand and seatthis l J day of 20w—
—' To-1
Signature(s) �.
�1�-ft" a cry
State of V4fgin4 Ci /County of -wit:
a Notary Public in and for the jurisdiction aforesaid,
certify that the person(s) who signed to the foregoing instrument sonally appeared before me and has
acknowledged (hq same before mee�iyn the jurisdiction aforesaid this C' ay of 'N - 20
My Commission Expires: Alison Teddi Blai
Commission Expires November 30, 201-1
)r modified.
Attachment 1
(TO BE COMPLETED BY APPLICANT)
SUBJECT PROPERTY OWNERS AFFIDAVIT
Frederick Planning Web Site: www.co.frederick.va.us
Department of Planning & Development, County, Frederick, Virginia
107 North Kent Street, Suit Z02 Winches * virginia 22601
Phone -540- 665 -5651 Faesimile540- 665 -6395
STA4- *-AqRGINIA
COUNTY OF FREDERICK
fit
This day c /(Month) 7 ,
(Day (Year)
I, fy RAQt -'"T 1 A i N
(Owner /Contract Purchaser /Authorized Agent)
hereby make oath that the list of property owners of the subject : ite, as submitted with the
application, is a true and accurate list based on the information provided by the Frederick Coun;y—
Commissioner of the Revenue Office as taken from the current real estate assessment records.
Contract urchaser /Authorized Agent)
(circle one)
County of _ ��� '
Subscribed and sworn to before me this \ day of N "N ' �
County and State aforesaid, by the forenamed Principal.
ti
Alison TeWW PURL
Notary Public State o f New York
My Commission expires Qualified in Monroe County
C Ex pires November 30, 20 \
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8
33- (A) -123A 33 -(A) -1238
(enneth H. Smith, Sr. Open Door Baptist Church, Inc.
281 Jeremiah Lane 333 Jeremiah Lane
Clear Brook, VA 22624 Clear Brook, VA 22624
33- ((1)) -(1) -4 33- ((1)) -(1) -5
HMC, LP, LLP HMC, LP, LLP
920 Hopewell Road 920 Hopewell Road
Clear Brook, VA 22624 Clear Brook, VA 22624
33- ((1)) -(1) -7
33- ((i))- (3) -43
HMC, LP, LLP
HMC, LP, LLP
920 Hopewell Road
920 Hopewell Road
Clear Brook, VA 22624
Clear Brook, VA 22624
33- (A) -78A
HMC, LP, LLP
920 Hopewell Road
Clear Brook, VA 22624
33 -(A) -112
Fairfield Farm of
Frederick County, LLC
1767 Cedar Hill Road
Clear Brook, VA 22624
33- (A) -314C
HMC, LP, LLP
920 Hopewell Road
Clear Brook, VA 22624
33- (A) -112A
Dennis M. Godlove
1639 Cedar Hill Road
Clear Brook, VA 22624
33- (A) -112C 33- (A) -112D
C. William Orndoff, Jr. Richard Ruckman
1767 Cedar Hill Road 481 Stoneymeade Drive
Clear Brook, VA 22624 Winchester, VA 22602
33- (A) -112F 33 -(A) -123
Charles W. Orndoff, Sr. R & J Land Development, LLC
2897 Martinsburg Pike 1631 Redbud Road
Stephenson, VA 22656 Winchester, VA 22603
33- (A)- 125IF
33- ((11)) -(1) -1
Daniel T. St
Deborah O. Godlove
2042 Cedar Hill Road
1639 Cedar Hill Road
Clear Brook, VA 22624
Clear Brook, VA 22624
33- ((11))- (2) -16
33- ((11))- (2) -17
Charles P. Gloyd
Denise O. Bagnell
100 Orndoff Drive
1807 Cedar Hill Road
Clear Brook, VA 22624
Clear Brook, VA 22624
33- ((1)) -(1) -3
HMC, LP, LLP
920 Hopewell Road
Clear Brook, VA 22624
33- ((1)) -(1) -6
HMC, LP, LLP
920 Hopewell Road
Clear Brook, VA 22624
33- ((1))- (3) -44
HMC, P, LLP
920 Hop &well Road
Clear Brook, VA 22624
33- (A) -81
.awrence R. Layman, Si.
1607 Cedar Hill Road
Clear Brook, VA 22624
33- (A) -112B
Rickie A. Williams
1663 Cedar Hill Road
Clear Brook, VA 22624
33- (A) -112E
Dennis R. Bagnell
1807 Cedar Hill Road
Clear Brook, VA 22624
33 -(A) -125
Mohebatullah Vahidi
794 Center Street
Herndon, VA 20170
33- ((11)) -(2) -6
Donna O. Williams
1663 Cedar Hill Road
Clear Brook, VA 22624
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665 -5651
Fax: 540/ 665 -6395
MEMORANDUM
TO: Frederick County Board of Supervisors
Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, Senior Planner `'"/
SUBJECT: Discussion — Revisions to the TNDB Overlay District
DATE: July 29, 2014
Staff has received a request to modify the Traditional Neighborhood District Business (TNDB) Overlay
District. The TNDB Overlay District was adopted in June of 2008 to implement goals of the Urban
Development Area (UDA) Study of 2007. The TNDB Overlay District is an overlay that can be utilized on
parcels zoned B1 (Neighborhood Business) or B2 (Business General) that are less than twenty acres. The
overlay provides property owners with an option to include elements of traditional neighborhood design.
Parcels must be located within the Urban Development Area or located in areas identified as a potential
urban center or neighborhood village in the Comprehensive Plan which are located within the Sewer and
Water Service Area. Differences with the TNDB overlay compared to the existing B1 and B2 District
regulations include:
• Shallow (maximum) front setbacks;
• Wide sidewalks and a central plaza;
• Parking behind the buildings;
• Required windows and entrances on the first floor;
• Housing allowed, but not required, on the second and third floors;
• No required recreational units for the residential units; and
• Greater variety of allowed sign types.
Since its adoption in 2008 the overlay has yet to be utilized. Staff has received a request from an applicant
that wishes to utilize the overlay district but would need an amendment. The Orrick Commons
development which is located at the intersection of Greenwood and Senseny Roads, wishes to utilize the
TNDB Overlay District for a portion of their existing B2 zoned property. The ordinance currently allows
commercial structures to have residential units located above the first floor. The applicant is requesting
an amendment to allow the first floor to be designed to commercial standards but utilized for residential
purposes. The intent is to allow for the first floor to be utilized for residential purposes and then be
converted to commercial once the market can support the commercial on the first floor.
Cnnrincinn
Staff has attached a draft ordinance revision that includes the amendments requested by the applicant
(with strikethroughs for text eliminated and bold italic for text added). This item is presented for
107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000
Work Session Discussion
Revisions to the TNDB Overlay District
July 29, 2014
discussion. Staff is seeking comments and direction from the Board of Supervisors on this Zoning
Ordinance text amendment.
Attachments:
1. Proposed Revisions
2. Applicant Request Letter
CEP /pd
§ 165-705.04. Use, density, dimensional and intensity regulations.
A. Use. Any use allowed in the underlying zoning district shall be allowed. Residential dwelling units shall
be permitted within the same buildings as other permitted uses, provided that such dwellings units shall
be located above the ground floor of the bui|din so as
not to interrupt the commercial frontage in the district.
1) Buildings located within 500 feet of existing commercial uses may utilize ground floor area for
residential dwelling units as an interim use provided that the building is designed for the future
conversion to first floor non-residential use and all other requirements of Article VII, Part 705 o
this chapter are met. Any ground floor residential dwelling units shall be converted to non-
residential use at such time that the building owner determines that non-residential use of the
area is economically viable.
Pennoni
PENNONI ASSOCIATES INC,
ii - ONSULTHIG ENGINEERS
July 18, 2014
Candice Perkins, AICP
Senior Planner
Frederick County Planning and Development
107 N Kent Street
Suite 202
Winchester, VA 22601
RE: PROPOSED AMENDMENT TO TNDB OVERLAY DISTRICT
Dear Candice:
@CIC
J UL 1 8 2014
FREDERICK COUNTY
Thank you for meeting last week to discuss potential modifications to the Traditional
Neighborhood Design-Business (TNDB) Overlay District (the "TNDB District"). The TNDB
District currently provides for mixed-use structures with first floor commercial uses and
residential located on the upper floors. Please find attached proposed language for a text
amendment to the TNDB District to enable residential uses on the first floor of buildings as an
interim use of the space until commercial uses become economically viable.
Back-ground and Justification
While the proposed changes to the TNDB District could apply to any parcel subject to the
overlay district, the impetus for this proposed text amendment is Orchard Development's desire
to implement multi-story buildings at Orrick Commons. Orchard Development intends to design
and construct four buildings at Orrick Commons, subject to this proposed text amendment and a
subsequent rezoning application to apply the TNDB District over B-2 Zoning. The current
market would necessitate the use of the first floor space of these buildings as residential until
such time that conversion of the space to commercial becomes viable. The design of the
buildings would provide for the future conversion of the first floor space to commercial uses.
To ensure design aesthetics and mixed-use characteristics are met, the existing provisions of
the TNDB District require certain design standards, including:
• Harmonious coordination of uses, architecture, signs and landscaping;
• Orientation of doors and entrances to face streets or plaza;
• Minimum of 40% of the street facing building fagade between the heights of two and
eight feet must be windows;
• Requirement for a central plaza;
• Increased sidewalk requirements including minimum 10 foot wide sidewalks along
primary building entrances.
These design standards for the existing TDNB District remain unchanged as part of the
proposed text amendment. This will ensure that any development under the TNDB District
117 East Piccadilly Street - Winchester, VA 22601 • Ph: 540-667-2139 • Fx: 540-665-0493
www.pennoni.com
TNDB Text Amendment July 18, 2014 Page 2
would retain the quintessential character of a vertically integrated mixed-use site, regardless of
the initial use of the first floor space.
The ultimate conversion of any first floor residential uses to commercial would be market driven.
However, the requirement to design the structures to accommodate non-residential uses on the
first floor helps to facilitate the future conversion of these areas for commercial purposes. In
addition, the proposed text amendment includes a provision that requires any buildings utilizing
the first floor residential option to be within 500 feet of existing commercial uses. This will
ensure that any project that provides dwelling units within the TNDB Overlay District does so in
a manner that provides for immediate mixed-use opportunities.
Orrick Commons Example
To aid in the review of the proposed text amendment, I have attached an exhibit showing a
concept plan depicting the development of four new buildings adjacent to the existing Food Lion
shopping center at Orrick Commons. As shown, the group of four buildings would be street
oriented, provide ample pedestrian amenities including a central plaza, and locate parking at the
rear of the structures. A clubhouse and swimming pool would provide recreational amenities to
the residents of the buildings and also act as a transition area to future homes in the adjacent
land bay. Initially, the first floor areas would be used for residential uses, as proposed by the
text amendment, but proximity to the adjacent existing commercial uses at Orrick Commons
would ensure that the development still functions as mixed-use in advance of any conversion of
first floor areas to commercial type uses.
The proposed text amendment is intended to provide flexibility that will allow projects to
continue forward in the current market, but also ensure they are fully prepared to take
advantage of first floor areas for commercial uses when they become a viable alternative to
residential. I look forward to discussing this application with you and members of the
Development Review and Regulations Committee. If you have any questions, please contact
me at (540) 771-2091.
Sincerely,
PENNONI ASSOCIATES INC.
Patrick R. Sowers
Senior Project Engineer
Attachment
cc: Earl Armiger, Orchard Development
Scott Armiger, Orchard Development
Robert DeSantis, Orchard Development
Don Taylor, D W Taylor Associates, Inc.
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COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665 -6395
MEMORANDUM
TO: Board of Supervisors
Planning Commission
FROM: Michael T. Ruddy, AICP
Deputy Director
RE: Southern Frederick Area Plan — Board of Supervisors work session discussion
DATE: August 1, 2014
The upcoming Board of Supervisors work session will provide an opportunity for the Board of
Supervisors and Planning Commission to discuss the Southern Frederick Area Plan. The
Southern Fredrick Area Plan, which kicked off in 2013, was worked on by a group of volunteers
over the winter and into 2014. Most recently a public review and input meeting was held on July
1, 2014. Additional outreach has continued and at this time staff would like to obtain direction to
move the Southern Frederick Area Plan through the public process as an amendment to the 2030
Comprehensive Plan.
Overview
The Southern Frederick Area. Plan has provided an exciting opportunity for the community to
participate in and guide the future growth, development, and redevelopment of this urbanizing
area of the County. The study area encompasses the area generally east of Interstate 81 to the
Clarke County line and from the Opequon Creek in the north to Lake Frederick in the south. This
study area includes the Route 277 Triangle Study, Tasker Woods, and many of the existing
residential communities of the Stephens City area from Lakeside to Shenandoah and everything
in between. The study area includes both the Opequon and Shawnee Magisterial Districts.
Public Input
A Public Introduction meeting was held at Robert E. Aylor Middle School to introduce the study,
seek early input, and to encourage participation in the study and working groups. Initial input
107 North Kent Street, Suite 202 - Winchester, Virginia 22601 -5000
Southern Frederick Area Plan — Board of Supervisors work session discussion
August 1, 2014
Page 2
was offered by many of the participants and additional input was received following the
meetings, both in the mail and via the County's website.
As a result of the initial recruiting effort, we were able to establish and fill the study's facilitator
group and four working groups. The four working groups are as follows:
1. Urban Areas and Residential Development
2. Business Development
3. Transportation
4. Natural Resources, Historic Resources, and Public Facilities
The Working Groups completed their work and turned it over to the Facilitator Group who met
in March of 2014 to begin their compilation of the four sections into a cohesive draft version of
the Southern Frederick Area Plan.
The Facilitator Group draft was presented to the public at a Public Review and Input meeting,
again held at Robert E. Aylor Middle School, on July 1, 2014. In addition, Staff presented the
draft Southern Frederick Area Plan to the residents of Lake Frederick at their Town Hall Meeting
on July 21, 2014.
As a result of this effort and the various input received the Southern Frederick Area Plan is
presented to the Planning Commission and Board of Supervisors for discussion, further input and
direction.
For more information about the study effort, please visit the website at www.fcva.us /sofred or
contact me directly.
Attachments
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APPENDIX I - AREA PLANS
SOUTHERN FREDERICK AREA PLAN
The Southern Frederick Area Plan builds on the Route 277
Triangle and Urban Center Plan, consolidates the Tasker Woods
Plan, and incorporates previously unplanned areas within the
study boundary into a cohesive and proactive area plan.
The Southern Frederick Area Plan continues to identify opportunities to
create new communities, integrate land use and transportation
choices, address community infrastructure needs, and expand the
County's goals for economic development.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural, Historical, and Community Facilities
within the study area.
The Southern Frederick Area Plan originally promoted five main areas
of new land use focus; the Sherando Center, the Route 277 Triangle;
Center of Economy, Interstate Commercial @ 307, White Oak Woods
Neighborhood Village, and Tasker Woods. In the 2014 update, several
additional areas of land use focus were envisioned; Lakeside
Neighborhood Village, Artrip Neighborhood Village, Warrior and Tasker
Neighborhood Village, and Lake Frederick Neighborhood Village.
The above areas combine to frame the southern boundary of the
County's urban areas. In addition, Route 522 South within the study
area, defines the eastern boundary of the County's urban areas. South
and east of this study area, the County's rural areas are strengthened
as the primary land use designation.
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APPENDIX I - AREA PLANS
An overview to ulannina in Frederick County
Planning efforts, such as the Southern Frederick Area Plan, enable the
community to anticipate and deal constructively with changes
occurring in the community. Planning helps guide the future growth of
the community and is intended to improve the public health, safety,
convenience, and welfare of its citizens.
The Plan provides a guide for future land use and was a collaborative
effort of the citizens of Frederick County, County Planning Staff,
Planning Commissioners, and Board of Supervisors. However, it is the
property owners who are the ones who make the decision as to
whether or not to implement the Plan as it applies to their property.
Future rezoning is a means of implementing the Plan. Rezonings in
Frederick County have historically been initiated by the property
owner, or with their consent. There is no reason to expect that this
will change in the future.
Therefore, it is important to remember that the Plan is a guide for the
future of the community, but that the property owner is ultimately the
one who controls the future use of their property.
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APPENDIX I - AREA PLANS
Land Use.
The Sherando Center
The Sherando Center is envisioned to be an intensive, walkable urban
area that is well integrated with the surrounding community. The
center should be based on the principles of New Urbanism or
Traditional Neighborhood Design promoted in the 2030 Comprehensive
Plan. It shall contain a large commercial core, generally higher
residential densities with a mix of housing types, an interconnected
street system, and public open space around which the center is
designed. Community facilities shall also provide a focal point for the
center and surrounding community. Presently, Sherando High School
and Sherando Park provide this function. In the future, these
resources shall be complemented by a new Elementary School which
shall serve the existing and future population and be located within the
center. Public spaces in the form of pocket parks, plazas, or greens
shall be further integrated into the design of the Sherando Center.
The Sherando Center is centrally located to the community and is in
the short term, respectful to the Agricultural District. The commercial
and residential mix of land uses shall have a strong street presence
and shall relate to existing Route 277, Warrior Drive and Double
Church Road. The mix of commercial, residential, employment, and
community uses shall be linked to the surrounding community with
inter modal transportation choices and public open spaces.
Route 277 Triangle; Centers of Economy
Route 277 Triangle; Centers of Economy is designed to be a significant
area of commercial and industrial opportunity that is fully supportive of
the County Economic Development Commission's targeted goals and
strategies. The intent of the mixed use designation is to further
enhance the County's commercial and industrial areas and to provide
focus to the County's future regional employment centers. In specific
areas a mix of flexible uses, with office uses in prominent locations is
encouraged. Such areas are supported by substantial areas of
industrial and commercial opportunity, and provide for areas that are
well designed with high quality architecture and site design. It is the
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APPENDIX I - AREA PLANS
intent of such areas to promote a strong positive community image.
Residential land uses are not permitted.
Lake Frederick Neighborhood Village
Lake Frederick Neighborhood Village serves as a focal point to the 277
Triangle; Centers of Economy and as a gateway feature for the
Shenandoah /Lake Frederick community and on a broader scale, a
gateway feature for Frederick County as citizens and visitors approach
the County from the east. This neighborhood village should promote a
strong positive community image. Residential land uses would be
permitted only as an accessory component of the neighborhood village
commercial land uses. Previously, a small area of neighborhood village
commercial was identified on the south side of Route 277 in the
general vicinity of the future entrance of Shenandoah and the existing
Sandy's Mobile Home Park. The 2014 update to the Plan provides for
an overall greater area and greater mix of uses in this area that is
reflective of a stronger desire to create a more substantial focal point
for activity. This is primarily based on the growth and development of
the Lake Frederick Community and the involvement of new residents
from this area.
Interstate Commercial @ 307
Located at a highly visible location on a prominent interstate
interchange, this area of land use shall be designed specifically to
accommodate and promote highway commercial land uses. Particular
effort must be made to ensure that access management for the
supporting transportation network is a key priority as the function of
the interstate and primary road network is of paramount importance.
Access to the areas of interstate commercial land uses shall be
carefully designed. The building and site layout and design of the
projects shall be of a high quality. In addition, an enhanced buffer and
landscaping area shall be provided adjacent to the Interstate 81 right -
of -way, its ramps, and the new arterial road, the South Frederick
Parkway, and adjacent to Route 11.
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APPENDIX I - AREA PLANS
White Oak Woods Neighborhood Village
The White Oak Woods Neighborhood Village is a neighborhood village
commercial area that is proposed at White Oak Road and Route 277
which is sensitive to the existing character and scale of the location,
adjacent to Sherando Park and the White Oak Campground. The
orientation of this neighborhood commercial shall be to the park and
adjoining street network. A new Fire and Rescue Facility and
Community Facility shall provide an additional focal point to this area.
This facility and the commercial land uses shall be of a general scale
and context similar to projects such as Creekside. High quality
building and site design is a priority. Accessory residential uses are
only permitted as an accessory component of the neighborhood village
commercial land uses.
Tasker Woods
The Tasker Woods area provides guidance on the future land use for
all of the land area between Route 522, Tasker Road, and White Oak
Road. An area of Neighborhood Village Commercial is proposed
between the originally proposed residential areas and Route 522,
serving the Tasker Woods area. An internal access road serving this
area has been provided with the Tasker Woods project. Therefore, no
new commercial entrances shall be permitted on Route 522. Access
Management is a priority along the Route 522 corridor. A significant
corridor appearance buffer is proposed along Route 522 similar to that
established for Route 50 West corridor in the Round Hill Land Use Plan
which consisted of a 50' buffer area, landscaping, and bike path.
Accessory residential uses are only permitted as an accessory
component of the neighborhood village commercial land uses within
the Neighborhood Village area.
The area of natural resources connecting Tasker Woods with Route
522, including the existing pond shall continue to be recognized in this
plan. An extension of the neighborhood commercial land uses may be
appropriate on the east and west sides of the existing pond if a
balance is achieved between protecting the environmental features
and allowing compatible neighborhood commercial uses, which may
also include commercial recreational uses.
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APPENDIX I - AREA PLANS
In addition to the Neighborhood Village Commercial land uses, an area
of commercial land use is proposed generally north of Tasker Road.
This is an extension of the previously planned commercial area on
Tasker Road. Two areas have been identified as recreational and
natural resources and have been connected together in an effort to
protect the existing natural resources and provide additional
recreational opportunities for the Tasker Woods area.
Lakeside Neighborhood Vi//age
A Neighborhood Village Commercial area is proposed along Tasker
Road in the in the Lakeside area, in the vicinity of the Lakeside Library.
This small scale commercial area is sensitive to the existing character
and scale of the location, the Lakeside Library and the adjacent lake,
and the historic and natural resources in this area. The orientation of
this neighborhood commercial shall be on the opposite side of Tasker
Road to the library and lake with a new street network providing the
framework for the new neighborhood. The Lakeside Library, an
invaluable community facility for the area shall provide a focal point to
this area. The commercial land uses shall be of a general scale and
context similar to projects such as Creekside. High quality building
and site design is a priority. Accessory residential uses are only
permitted as an accessory component of the neighborhood village
commercial land uses within the core area. An area of residential land
use is proposed to surround the core neighborhood village area that
shall be of a higher density than that typically found in this general
area.
Artrip Neighborhood Vi/ /age
The Villages at Artrip contains approximately 170 acres of land
designed as a neo- traditional village community. This neighborhood
village was designed to provide an urban feel in what was historically a
rural setting. This development was rezoned in 2006 and is anticipated
to include a mix of 900 single family homes and townhouses, over
100,000 square feet of retail, as well as numerous restaurants and
office space. A future elementary school is proposed in this area which
will ensure that such an important community facility will provide a
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APPENDIX I - AREA PLANS
focal point and valuable community resource for this area of new
development.
Warrior & Tasker Neighborhood Village
A Neighborhood Village Commercial area is proposed along Warrior
Drive, adjacent to the intersection of Warrior Drive and Tasker Road.
This small scale commercial area is sensitive to the existing residential
character of the area, in particular the scale of the adjacent
neighborhoods, yet seeks to build upon the existing commercial
character of this intersection. The commercial land uses shall be of a
general scale and context similar to projects such as Creekside. High
quality building and site design is a priority. Accessory residential uses
are only permitted as an accessory component of the neighborhood
village commercial land uses within the core area.
Defined Rural Areas.
The Southern Frederick Area Plan has sought to further define the
boundary between the Rural and Urban Areas of the community. As
noted, the above areas of proposed land use combine to frame the
southern boundary of the County's urban areas. In addition, the rural
areas to the east of Route 522 south further define the County's urban
area in this location. The plan provides enhanced recognition of Double
Church Agricultural District. This recognition and the location and
boundaries of the proposed land uses further promote a clean
separation between the County's rural and urban areas.
Armel Rural Community Center.
The general location of the Armel Rural Community center was
identified in earlier versions of the Comprehensive Plan as one of
several rural community centers in Frederick County that have a role
to play as service centers for the County's Rural Areas. This
identification was largely based on the historical role they played to
that end. The Southern Frederick Area Plan seeks to further define the
Armel Rural Community Center and promote future consideration of
this unique area, an area that should remain distinct from the general
urban development occurring in the urban areas of the plan. Future
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APPENDIX I - AREA PLANS
policies for this rural community center should reflect the particular
characteristics of the center and the desires of its residents. This could
be achieved through a broader effort to plan the County's Rural
Community Centers.
Sherando -Lake Frederick Trailwav
For the Southern Frederick Area Plan, it is recommended that a new
multi - purpose path be constructed from the planned lakeside path at
Lake Fredrick westward along Crooked Run and other connecting areas
to intersect with a Sherando Park trail. This pathway surface should
be consistent with that of the Sherando Park paths and trails. The
new pathway will connect large segments of Southern Frederick trails
and provide additional public to access Lake Frederick's lakeside trails
and other constructed facilities. Such an environmental and
recreational resource would provide an excellent example for other
opportunities in the County.
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APPENDIX I - AREA PLANS
Residential Develooment
Outside of the Sherando Center and Neighborhood Villages described
above, the residential land uses in the Southern Frederick study area
are defined in two main categories:
• R4 - these are generally reflective of our existing residential
densities at approximately 4 units per acre.
• R6 - these are slightly higher residential densities that may fall
within the 6 -12 units per acre range (this is generally attached
house and may also include multifamily and a mix of other
housing types).
These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with
established patterns within the study area and the densities needed to
support the future residential land uses envisioned in the Plan.
The residential land uses east of Route 522 South within the study
area are envisioned to be rural area residential in character. Route
522 South may generally be considered as the boundary between the
urban areas and rural areas within the eastern part of this study area.
This provides a transition area to the Opecluon Creek and Wrights Run
and to the well - established rural character of adjacent Clarke County.
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APPENDIX I - AREA PLANS
Business Develoument
The business development section of the plan seeks to identify items
that would be complementary to the Urban Areas and Residential
Development, Transportation and Natural Resources, Historic
Resources and Public Facilities portion of the plan.
The business development recommendations are also intended to
implement the 2030 Comprehensive Plan by promoting the efficient
utilization of existing and planned land areas and transportation
networks. Further, the recommendations promote commercial,
industrial, and employment land use areas to assure the County's
desired taxable value ratio of 25 percent commercial /industrial to 75
percent residential and other land use is achieved.
The Plan provides for new industrial park and employment center
areas to match the Economic Development Commission's vision for
this portion of Frederick County.
The Plan identifies a prime area for Mixed Use development, the
Sherando Center, to capitalize on future commercial and employment
opportunities. In addition, areas are identified for neighborhood village
commercial use, including retail, to accommodate existing residential
communities.
The relocation of the Exit 307 Interchange on interstate 81 provides a
significant commercial opportunity that the Plan seeks to take
advantage of by identifying the Interstate Commercial @ 307 area of
land use.
The business development recommendations identified desirable
business types to draw to the area. Including, but not limited to;
• Light Industrial /High Tech targeted businesses.
• Lodging / Event / Dining along the Route 522 corridor and at the
interstate.
• Home Office (versus home based)
• Fast - Casual Dining (EG - Panera, Chipotle)
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APPENDIX I - AREA PLANS
• Higher -end dining (Chain and Local businesses) as well as
casual Pub's and Cafes.
• Premium Grocery & Retail in the UDA Center area (EG -
Wegman's)
The business development group also provided the following general
comments:
1. All areas should be designed to promote /support pedestrian and
bike access, making this a walkable community. This will
decrease reliance on cars and enable residents to more readily
access business and employment centers.
a. To expand the pedestrian & bike access the undeveloped
land zoned as Natural Resource / Flood Plain should
include walking /biking trails.
2. Identify ways to leverage abundant supply of natural gas in the
RT 522 corridor.
3. Determine if incentives to rezone to commercial uses for land
owners with agricultural zoned property should be made
available.
4. Promote development of small parcels of land that already
contain residential structures along transportation corridors for
business purposes, examples of which may include doctors,
dentist offices, and other professional offices. Promotion could
be in the form of incentives or credits to offset the cost of site
improvements and transportation improvements required by the
site development.
5. Restaurants and community based businesses such as Dry
Cleaners, Convenience Stores, and the like, should be located
close to and easily accessible by car or by foot to the areas
targeted as industrial, commercial and office uses. This could
also be within the Sherando Center or Neighborhood village
commercial areas which are located within accessible distances
from these areas.
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APPENDIX I - AREA PLANS
6. Identify ways to draw more Light Manufacturing and targeted
economic development businesses to the area around the FBI
facility off of Tasker Rd.
7. The Southern Frederick County area would be a natural fit for
various outdoor events and festivals, especially once the road
and walking path networks have been enhanced and more
lodging and dining options are available. This type of business
has a low impact on the environment and provides an external
infusion of revenue.
The business development group identified several additional areas
east of Route 522 South for potential modifications to the Southern
Frederick Area Plan that would better promote the business
development objectives of the 2030 Comprehensive Plan. However, it
was determined through the facilitator group stage of this planning
effort that these areas should remain rural in character.
Specific Implementation Steps have been identified which would
further promote business development opportunities in the Southern
Frederick Area Plan and Frederick County in general. This is consistent
with those identified in the Senseny /Eastern Frederick County Urban
Area Plan. These include:
• The creation of a Future Land Use Revenue Incentive Program
that provides property owners with the ability to sell residential
density rights to keep their property available for future
employment, commercial, or industrial land use as
recommended by the Comprehensive Policy Plan. This program
would incentivize the property owner by providing a revenue
income source in the near term and future revenue income
when the property is zoned for employment, commercial or
industrial land use.
• Incentivize the property owner with automatic placement of the
property into the Sewer and Water Service Area (SWSA) if a
rezoning application is processed for future employment,
commercial, or industrial land use.
• Incentivize the property owner with County endorsement of
Economic Development Access (EDA) funds and /or Revenue
Sharing Funds to assist in the financing of major road
infrastructure needed to serve the development project.
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APPENDIX I - AREA PLANS
Additionally, provide for County- managed support of the major
road infrastructure projects to streamline the approval process
for project design and construction management.
• Incentivize the property owner through the implementation of
expedited rezoning processes for future employment,
commercial, or industrial land use as recommended by the
Comprehensive Policy Plan.
• The creation of new Zoning Ordinance requirements that
facilitate more intensive FAR and height allowances for future
employment, commercial or industrial land use, especially in the
urban centers.
• The County should support and partner with various athletic
organizations to sponsor regional or state tournaments and
events using existing facilities to promote tourism in support of
existing hotels, restaurants, and attractions.
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APPENDIX I - AREA PLANS
Transoortation.
In support of the new areas of land use, a transportation network has
been proposed which relates to the location and context of the areas of
land use, promotes multi -modal transportation choices and walkability,
furthers the efforts of the Win -Fred MPO, and reaffirms the planning
done as part of the Route 277 Triangle Area plan. In this study there
is a direct nexus between transportation and land use.
The relocation of Interstate 81, Exit 307, provides a new orientation
for the County's primary road system and provides new opportunities
to create a transportation network which supports the future growth of
the community in the right locations. This area is also heavily
influenced by the ongoing and future improvements to I -81 Exit 310
and the future extension of Warrior Drive. Minor modifications are
proposed to the alignment of the Tasker Road flyover of I -81.
Access Management is a significant consideration of this study and
general transportation planning in Frederick County. This concept is
supportive of providing for key connections to the south. The use of
frontage roads, minor collector roads, and inter parcel connections to
bring traffic to access points is promoted.
Roundabouts will be considered as a priority preference for intersection
design. Roundabouts are particularly effective when used in series
and when used where intersection spacing may be an issue.
The context of the collector road network is proposed to be
significantly different with the focus being placed on a more walkable
and complete street thoroughfare design. The change in context is
based upon classification of road and to ensure compatibility with
adjacent land uses and community goals. Particular attention should
be paid to street network within the Urban Centers. The surrounding
land use, site design, and building design are features that will help
create context and promote the creation of new communities, places,
and focal points. Attention should also be provided to the context of
the street in the Neighborhood Village Commercial Areas to ensure
that these prominent locations are safe and accessible to all modes of
transportation. Bicycle and pedestrian accommodations should be
fully integrated to achieve complete streets. Appropriately designed
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APPENDIX I - AREA PLANS
intersection accommodations should include pedestrian refuge islands
and pedestrian actualized signals.
More specific transportation considerations for Sherando Park include
taking a proactive approach in creating safe interconnected routes to
the park from the adjacent areas and creating additional access points.
Traffic calming across the entire frontage of Sherando Park is
warranted with special attention placed on providing a safe and
efficient main entrance to the park.
Consistent application of Comprehensive Plan goals to achieve an
acceptable level of service on area roads and overall transportation
network, level of service C or better, should be promoted. Further,
efforts should be made to ensure that additional degradation of the
transportation beyond an acceptable level of service shall be avoided.
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.
Other recommendations from the transportation group:
• Emphasize the role of the State and the development
community in the implementation of the planned road system.
• Use modeling to determine lane needs based upon build out of
planned land uses, but consider plans of neighboring localities
when making recommendations. Consider the needs of bicycle
users and pedestrians in the following ways:
o Continue to plan all streets as 'complete" streets which
consider all users.
• Within residential neighborhoods, this would mean that
sidewalks be used and cyclists share the roads. Use of
striping that defines parking bays or cycling areas would
be preferred.
• On collector roadways or higher, make use of separated
multi -use paths at least 10 feet in width.
• Incorporate wide shoulders or bike lanes into roadways
that have budgetary or right -of -way limitations. This
would be viewed as a step toward the ultimate goal of a
separated facility.
• Make use of paved shoulders with striping on rural
roadways as a long term measure. Rural roadways would
be defined by traffic count or as roadways outside of the
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APPENDIX I - AREA PLANS
UDA that are not part of the Primary System (ex. Route
522).
• Bike paths should be constructed on the same grade as
the adjacent roadway.
• Bike path maintenance should be addressed by adjacent
property owner groups whenever possible.
• Continue to enforce improved access management with
redevelopment or new development.
o This includes, but is not limited to, entrance location and
spacing as well as traffic signal location and spacing.
• Roundabout use is preferred over signalization of intersections
where traffic control is needed.
• Attractive median treatments (as alternative to standard grey
concrete median) other than grass or other landscaping should
be considered when maintenance agreements with VDOT cannot
be achieved.
o Treatments should be reasonably consistent
• Street sections could be modified due to DCR changes specific to
drainage requirements.
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APPENDIX I - AREA PLANS
Natural Resources, Historic Resources, and Public Facilities
Natural Resources
Frederick County should be a community that understands, values,
and protects its natural resources.
The natural resources element of the Southern Frederick Area Plan
should directly correlate to the Natural Resources chapter of the 2030
Comprehensive Plan.
To that end, Frederick County should focus on the creation of
greenways, stream valley parks and stream buffers around waterways.
Shared use trails should be constructed that connect these features to
other public facilities. Consideration should be given to creating linear
parks with shared use trails along major streams, particularly the
Opequon Creek, with buffering vegetation appropriate for preventing
erosion, filtering pollutants, and providing wildlife habitat.
Shared use trails should provide connections to other shared use trails
as well as other public facilities in the study area.
New construction within the study area should take into account the
natural resources located on and around their property.
Ensure that when new developments are planned, connectivity of
greenways is included through the project.
Preserve and maintain existing natural wetlands, woodlands, and
grasslands to the maximum feasible extent to provide wildlife habitats
for animals and plants. Buffer wetlands and creeks using latest water
management principles to promote environmental protection of those
localities, stabilize stream banks, and promote such protective steps
during residential development throughout the South Frederick County
area.
All types of urban open spaces like greenways, squares, plazas, urban
parks, playgrounds and street medians should be considered as part of
urban development planning and implemented wherever reasonable.
Ensure that stormwater is managed in accordance with the County's
Erosion and Sediment Control Ordinance and Virginia's stormwater
Requirements, and work to implement Low Impact Development (LID)
measures where appropriate.
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Provide for best stormwater management practices at urban centers,
residential developments, and industrial areas to facilitate
environmental protection.
Protect floodplains and steep slopes from unsuitable uses and
recognize their value for stormwater management and ecological
functions.
Ensure that with new development, people and wildlife are protected
from unhealthy levels of noise and light.
Historic Resources
Frederick County should recognize and protect the historic structures
and sites within the study area.
The historic element of the Southern Frederick Area Plan should
directly correlate to the Historic Resources chapter of the 2030
Comprehensive Plan.
To that end, the rehabilitation, adaptive reuse, or restoration of
historic structures should be increased. The Comprehensive Plan calls
for the adaptive reuse of historic structures, future development
applications that have historic resources on the property should
incorporate the site into development.
Developmentally Sensitive Areas, including historic areas are shown on
the land use map for the study area. By recognizing these historic sites
and structures, the Southern Frederick Area Plan is implementing the
policies of the Comprehensive Plan.
Significant structures and properties shown with a developmentally
sensitive /historic designation should be buffered from adjacent
development activity.
Require archaeological surveys to be conducted prior to development,
particularly any that involve battlefield areas, homesteads, Indian
encampments, and waterways.
The Rural Landmarks Survey should be updated and maintained
regularly in order to keep current the inventory of structures older
than fifty years.
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APPENDIX I - AREA PLANS
There are at least six historic sites and markers in the Southern
Frederick Area Plan. Those sites and markers should be buffered from
adjacent development activities and preserved in their original
condition whenever possible during any development or land use
planning.
The Melvin Sandy house is located immediately adjacent to Sherando
Park and would be ideal for use as an element of the Park. In the
event that it cannot be included as part of the park, it would be
appropriate for the use on the property to develop as something which
would encourage the protection of the structure and provide a use
which encourages park users to utilize the property.
Frederick County should assist property owners that want to register
their properties with the State or National Register.
Increasing shared use trails throughout the study area would give
emphasis to the preservation and rehabilitation of nearby historic sites
and structures. Developments should incorporate and /or convert
historic properties into recreational elements, including shared use
trails, parks, and museums. The Zig -Zag trenches should be preserved
and connected via a linear park /trail network to Crosspointe.
Developers of any urban center developed in the study area should
integrate into the center's development plans both the preservation
and prominence of historical and natural resources within the urban
center boundaries such as the restoration, rehabilitation, or adaptive
reuse of historic homes, churches, other buildings, Civil War site
markers, Civil War earth works, significant stone outcroppings, etc..
SoFred Area Plan 07/10/14 Facilitator Draft Post Public Review Meeting 19
APPENDIX I - AREA PLANS
Community Facilities
The need for public spaces within the study area needs to be
acknowledged.
The public facility element of the Southern Frederick Area plan should
directly correlate to the Public Facilities chapter of the 2030
Comprehensive Plan. The public facilities element should also expand
upon the existing 2030 Comprehensive Plan and ensure that
opportunities for needed public facilities, which are not currently
identified, are not missed.
To that end, the following recommendations are offered.
The development community should work with FCPS, Fire & Rescue,
and Parks and Recreation to determine future public facility needs.
A potable water tank will be needed within the study area to
accommodate future growth (Lake Frederick area).
The County should focus on the development of the north side of
Sherando Park (north of Route 277).
The 2007 Win -Fred MPO Bicycle & Pedestrian Mobility Plan should be
adopted by the Board of Supervisors and pedestrian facilities shown in
the plan should be constructed. This plan should also be utilized as a
reference for accommodation recommendations and guidelines.
Ensure connectivity with existing or proposed bicycle or pedestrian
transportation accommodations wherever possible.
Pedestrian facilities should be constructed that connect neighborhoods
to school and park facilities to promote access and walkability.
Trails should be planned and constructed that connect Sherando Park,
the proposed S. Frederick Parkway and Lake Frederick (see the
Sherando -Lake Frederick Trailway example described in the land use
section).
A trail network should be constructed around the Lake at the Bowman
Library.
Linear parks should be constructed along creeks where permissible
due to topography.
SoFred Area Plan 07/10/14 Facilitator Draft Post Public Review Meeting 20
APPENDIX I - AREA PLANS
A new Fire & Rescue station is needed within the study area. As
proposed, a new Fire and Rescue Facility and Community Facility shall
provide an additional focal point to the White Oak Woods
Neighborhood Village area.
The 13 acre parcel owned by the Frederick County adjacent to Bass
Hoover Elementary should be planned as a combined school, park and
recreation facility.
The existing schools within the study area, including Bass Hoover,
Aylor, and Sherando need to be upgraded as outlined in the CIP. New
schools identified in this plan and in the CIP should be pursued and
may be used as focal points for future community development.
SoFred Area Plan 07/10/14 Facilitator Draft Post Public Review Meeting 21
APPENDIX I - AREA PLANS
Zoning Amendments to implement the plan
Revised /more flexible B2 Overlay concept
Neighborhood Village Commercial areas are envisioned to be
compact commercial centers that focus and complement the
surrounding neighborhoods, are walkable and designed at a
human scale, and which are supported by existing and planned
road networks.
Accessory residential uses within the neighborhood Villages are
only permitted as an accessory component of the commercial
land uses within the core area. However, the residential uses
are allowed in a variety of configurations and are not just
limited to the second and third floors of commercial
buildings. They may also be located in separated
buildings, again provided that they are accessory to the
commercial uses. This provides a greater amount of flexibility
with the residential design, while still affording the commercial
land uses primary status. Previously, residential land uses were
only permitted on the second floor and above commercial
buildings.
Traditional Neighborhood Design Zoning Classification.
This flexible zoning classification is intended to enable
Neighborhood and Urban Village Centers, or a part thereof, to
be developed.
SoFred Area Plan 07/10/14 Facilitator Draft Post Public Review Meeting 22
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