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021-18 (2035ComprehensivePlanAmendmentStPaulsOnTheHill)COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Public Hearing - St. Paul on the Hill Comprehensive Plan Amendment DATE: August 27, 2018 This is a draft amendment to the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan. The Applicant is requesting to change the future land use designation from Institutional to Urban Center to allow for the construction of 70-unit age-restricted, low-income Staff apartment building. This request is presented to Board of Supervisors as a public hearing item. is seeking a decision from the Board of Supervisors on this Comprehensive Plan Amendment request. Proposal The subject property contains 4.971+/- acres and has an address of 1527 Senseny Road and is identified with Property Identification Number 54-A-128. The property is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The Property is designated in the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan for institutional land use with environmental resources. The institutional land use is reflective of the existing church located on the property. Land uses surrounding the subject property include institutional, residential and The Greenwood Urban Center. The Applicant is requesting to change the future land use from Institutional to Urban Center. The Greenwood Urban Center area is tailored to be the future focal point of the Senseny Road and Greenwood area. The core area of this Urban Center is focused around the intersection of Senseny Road and Greenwood Road. The residential densities in the core of this area are envisioned to be in the 12-16-units per acre range, tapering off to 6 units per acre on its perimeter. It should be noted that the subject property is currently zoned RP (Residential Performance) District. The current by-right density for this Property if developed with townhouses or garden apartments would be 10-units per acre. As stated in the application, the Owner is seeking to construct a 70-unit age-restricted low-income apartment building. This proposed development would equate to 14-units per acre. The Applicant is seeking to change the land use designation to Urban Center as this designation would allow for up to 20-units per acre by-right. Staff would note that the Applicant is CPPA St. Paul on the Hill August 27, 2018 Page 2 seeking a rezoning to restrict the use of the property to a church and housing for elderly households (Rezoning #02-18). Background At their March 14, 2018 meeting, the Board of Supervisors adopted a resolution directing Staff to undertake a land use study to evaluate the future land use of the Saint Paul on the Hill Property. The Comprehensive Plans and Programs Committee (CPPC), at their April meeting discussed this request. The CPPC recommended approval of the request and forwarded the amendment to the Planning Commission for discussion. The Planning Commission discussed this request at their May 2, 2018 meeting; the Planning Commission supported the request and sent the amendment forward to the Board of Supervisors. The Board of Supervisors discussed this amendment at their April 23, 2018 meeting. The Board of Supervisors expressed concern over the housing types, the ability to pursue a rezoning in lieu of a Comprehensive Plan Amendment, potential impacts on County services and the unlikelihood of the County being able to restrict the development to age-restricted with only a Comprehensive Plan Amendment. Ultimately, the Board of Supervisors sent the amendment forward for public hearing to gather public comments on the requested amendment. The Planning Commission held a public hearing for this item on June 6, 2018. The Commission expressed concern over the ability to ensure that the development will be constructed as outlined; specifically, the limitation of low-income housing for older persons and the ability to possibly double the by-right density without a rezoning and assurances of the housing type. The Planning Commission ultimately postponed the item for 45 days to allow the Applicant additional time to work out a solution to limit the site to low-income housing for older persons. The Planning Commission held a public meeting for this item on August 15, 2015. The Planning Commission felt that the concerns had been adequately addressed with the rezoning and recommended approval of the amendment. Conclusion Please find attached a memo from Frederick Water with their comments for the requested Comprehensive Plan Amendment application. Attached you will also find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Senseny/Eastern Frederick Urban Area Plan (current land use and proposed land use) and a copy of the application. Staff is seeking a This request is presented to Board of Supervisors as a public hearing item. decision from the Board of Supervisors on this Comprehensive Plan Amendment request. CEP/pd Attachments CPPA #01-18 St. Paul's on the Hill Episcopal Church Revise Senseny/Eastern Land Use Plan PIN: 54 - A - 128 Zoning Map CPPA #01-18 54 A 128 Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Zoning B1 (Neighborhood Business District) B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) CPPA #01-18 Note: M1 (Light Industrial District) Frederick County Dept of St. Paul's on the Hill M2 (Industrial General District) Planning & Development I MH1 (Mobile Home Community District) 107 N Kent St Episcopal Church MS (Medical Support District) Suite 202 PIN: OM (Office - Manufacturing Park) Winchester, VA 22601 54 - A - 128 540 - 665 - 5651 R4 (Residential Planned Community District) Revise Senseny/Eastern Land Use Plan Map Created: March 26, 2018 R5 (Residential Recreational Community District) Zoning Map Staff: cperkins RA (Rural Areas District) RP (Residential Performance District) 00.02250.0450.09Miles CPPA #01-18 St. Paul's on the Hill Episcopal Church Revise Senseny/Eastern Land Use Plan PIN: 54 - A - 128 Long Range Land Use Map Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial CPPA #01-18 54 A 128 Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Long Range Land Use Residential Neighborhood Village Urban Center Mobile Home Community Business Highway Commercial Mixed-Use Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Commercial Rec Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional Planned Unit Development Park Recreation School Employment Airport Support Area CPPA #01-18 Note: B2 / B3 Frederick County Dept of St. Paul's on the Hill Residential, 4 u/a Planning & Development I High-Density Residential, 6 u/a 107 N Kent St Episcopal Church High-Density Residential, 12-16 u/a Suite 202 PIN: Rural Area Winchester, VA 22601 54 - A - 128 540 - 665 - 5651 Interstate Buffer Revise Senseny/Eastern Land Use Plan Map Created: March 26, 2018 Landfill Support Area Long Range Land Use Map Staff: cperkins Natural Resources & Recreation Environmental & Recreational Resources 00.02250.0450.09Miles CPPA #01-18 St. Paul's on the Hill Episcopal Church Revise Senseny/Eastern Land Use Plan PIN: 54 - A - 128 Requested Comprehensive Plan Amendment Long Range Land Use Map Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial CPPA #01-18 54 A 128 Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Long Range Land Use Residential Neighborhood Village Urban Center Mobile Home Community Business Highway Commercial Mixed-Use Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Commercial Rec Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional Planned Unit Development Park Recreation School Employment CPPA #01-18 Airport Support Area Note: B2 / B3 St. Paul's on the Hill Frederick County Dept of Residential, 4 u/a Planning & Development I Episcopal Church High-Density Residential, 6 u/a 107 N Kent St High-Density Residential, 12-16 u/a PIN: Suite 202 Rural Area Winchester, VA 22601 54 - A - 128 540 - 665 - 5651 Interstate Buffer Revise Senseny/Eastern Land Use Plan Map Created: March 26, 2018 Requested Comp Plan Amendment Landfill Support Area Staff: cperkins Long Range Land Use Map Natural Resources & Recreation Environmental & Recreational Resources 00.02250.0450.09Miles AI-AP PPENDIX REA LANS S/EFUAP ENSENYASTERN REDERICK RBAN REA LAN SEFUAP Senseny/Eastern Frederick Urban Area Plan 9 AI-AP PPENDIX REA LANS S/EFUAP ENSENYASTERN REDERICK RBAN REA LAN This area is home to many families and successful businesses, an features, historic resources, and public facilities. The Sensen Frederick Urban Area Plan effort builds upon these great assets identified opportunities to; create new communities, integrate l transportation choices, address community infrastructure needs, A series of maps have been prepared which identify Future Land U Transportation, and Historical Resources, Natural Resources and Facilities within the study area. The Senseny/Eastern Frederick Urban Area Plan incorporates the f areas of new land use focus: the Urban Centers, the Parkins Mill Economic Development Area, Interstate and Highway Commercial at Routes 7, 522, Warrior Drive Employment and Commercial Center, and others. of Winchester and Clarke County. The study encompasses the area of the County that is generally e the City of Winchester and Route 522, South to the Clarke County and from Redbud Run in the north to the Opequon Creek in the sou This study area includes the Route 7 and Route 50 Business Corri Plans which were both adopted in 1994, and the eastern portion o Southern Frederick Land Use Plan which was adopted in 1999, gene north of the Opequon Creek. The study area includes both the Red and Shawnee Magisterial Districts and a small portion of the Sto Magisterial District. An overview to planning in Frederick County. Planning efforts, such as the Senseny Eastern Frederick Urban Ar enables the community to anticipate and deal constructively with occurring in the community. Planning helps guide the future gro community and is intended to improve the public health, safety, and welfare of its citizens. The Plan provides a guide for future land use and was a collabor the citizens of Frederick County, County Planning Staff, Plannin Commissioners, and Board of Supervisors. However, it is the pro who are the ones who make the decision as to whether or not to i Plan as it applies to their property. Senseny/Eastern Frederick Urban Area Plan 10 AI-AP PPENDIX REA LANS Future rezoning is a means of implementing the Plan. Rezonings County have historically been initiated by the property owner, o consent. There is no reason to expect that this will change in Therefore, it is important to remember that the Plan is a guide the community, but that the property owner is ultimately the one the future use of their property. Land Use Urban Centers The Urban Centers are envisioned to be intensive, walkable urban are well integrated with the surrounding community. The urban c be based on the principles of New Urbanism or Traditional Neighb promoted in the 2035 Comprehensive Plan. They shall contain a large commercial core, generally higher residential densities with a m types, an interconnected street system, and public open space ar the urban center is designed. Multiple uses are envisioned in si Community facilities shall also provide a focal point for the ur surrounding community. Public spaces in the form of pocket park greens shall be further integrated into the design of the Urban Presently, Greenwood Mill Elementary School, Admiral Byrd Middle Evendale Elementary School provide a focal point for community a the future, these resources shall be complemented by a new High Middle School, and Elementary School which shall serve the exist population and be located within close proximity to the centers. The Urban Centers are centrally located in the study area. The residential mix of land uses shall have a strong street presence to existing and planned road infrastructure. The mix of commerc employment, and community uses shall be linked to the surroundin inter-modal transportation choices and public open spaces. Whil characteristics of the urban centers are the same, each urban ce envisioned to be more individual, of a varying scale, and distin particular location. The following describes what an urban center in Frederick County The land use and/or building types could include, in addition to residential, community oriented types such as civic, religious, institutional uses. In the core area one may find 2 to 4 story the center, share party walls and front directly on the sidewalk ground floor one will find retail and commercial uses, upper sto offices in some buildings and others will have apartments; and p will be on the street or in lots behind the buildings and possib if there is such need for structured parking. These types of str readily accessible from the boulevards that serve the urban cent Senseny/Eastern Frederick Urban Area Plan 11 AI-AP PPENDIX REA LANS The Crosspointe Urban Center The designated Crosspointe Urban Center provides an opportunity either the currently approved project or an intensification of t allow for a greater mix of land uses, including residential, for economic return to both the County and the property owner. The Urban Center is envisioned to be the most commercial and urban o centers and, at the convergence of Interstate 81, Route 37 and f Drive, is ideally located to be the most intensive. The residen Opportunities exist to further the entertainment characteristics based on its location, visibility and accessibility. The Greenwood Urban Center The designated Greenwood Urban Center provides an opportunity fo point for an area where most of the recent suburban residential has occurred. The Greenwood Urban Center is envisioned to intro of uses into already developed areas in a way that builds the id enhances it livability. This Urban Center should embrace a traditional main-street feel, friendly, ecologicall local heritage and look to the future by promoting urban life in way. This lifestyle center should be defined by tree-lined boul inviting central park area oriented around the existing historic grounds. The residential densities in the core of this area are envisione 16 units per acre range, tapering off to 6 units per acre on its Anchored in all directions by existing and proposed schools and Urban Center is tailored to be the future focal point of the Sen Greenwood area. The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduc into a largely undeveloped area in a way that builds the identit the economic performance of these communities. This area is alr by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Ce also embrace a traditional main-street feel, be pedestrian-frien promote urban life in a dynamic new way. This urban center shou by tree-lined boulevards and an inviting central park area orien existing public facilities. Senseny/Eastern Frederick Urban Area Plan 12 AI-AP PPENDIX REA LANS The residential densities in the center of this area are envisio12 units per acre in the core area, tapering off to 6 units per acr adjacent to the existing residential land uses. Residential Land Uses Outside of the Urban Centers described above, the residential la Senseny/Eastern Frederick study area are defined in three main c R4 these are generally reflective of our existing residential dens at approximately 4 units per acre. R6 these are slightly higher residential densities at approximatel units per acre (this is generally attached house development). Higher density residential these are generally multifamily and a mix of other housing types with densities of approximately 12-16 uni acre (this density is necessary to accommodate the anticipated g of the County within the urban areas and is essential to support urban center concept identified in the Comprehensive Plan and th study). The residential land uses outside and east of Route 37 are envis rural area residential in character. Route 37, to the north and 50, may generally be considered as the boundary between the urba rural areas within this study area. This provides a transition Opequon Creek and to the well-established rural character of adj County. A buffer area along and adjacent to Interstate 81 has been ident future residential land uses are not appropriate. Commercial and are preferred. Within this buffer area, a linear trail system i buffer area also provides for the reservation of additional righof-way along 81 which may be necessary in the future. Noise abatement technique a consideration in the Interstate 81 corridor to minimize the im vehicular traffic on the residents of the area. Shenandoah presence in Frederick County, especially in and around its curre the east side of Interstate 81 and north of Route 50, as well as for future residential uses associated with the university in th of urban residential housing in redeveloped existing commercial The Airport Support Area has been bolstered with the addition of south east. The Airport Support Area was established to ensure t of continued airport- associated use and future airport expansio Comprehensive Plan reiterates that residential land uses are not the Airport Support Area. Business and industrial uses should b land use. Senseny/Eastern Frederick Urban Area Plan 13 AI-AP PPENDIX REA LANS Other recommendations from the residential group: Utilize additional municipal land uses adjacent to the Frederick Landfill as a buffer to non-compatible land uses, particularly r Provide for additional institutional opportunities in the southe the study area, west of Route 522. Consider another community college presence within this area pla Establish a linear park area east of existing Greenwood Road, an park area west of the Justes Drive School cluster. Supply additional locations for C & I land uses in the areas ide which are adjacent to transportation corridors and urban centers include: An area of commercial and light industrial north of Route 7, o buffered by higher density residential to the east, transitionin to existing school uses. An area of medical office uses adjacent to and east of proposed o Senseny Road Urban Center. An area of commercial and employment land uses with significant o office space availability north of Crosspointe Urban Center buffering into the high density residential areas. An area of commercial and employment land use with significant o space availability north of the Crosspointe Urban Center bufferi high density residential areas. Business Development Land Uses Parkins Mill Economic Development Area The Parkins Mill Economic Development Area is intended to be a s of commercial and industrial use that is fully supportive of the strategies. The intent of the mixed use designation is to furth future regional employment centers. This area has been established to be a progressive location for development opportunities in eastern Frederick County. Targeted include: Defense and Advanced Security Life Sciences Business Services Assembly Food Processing In prominent locations, office use with a mix of flexible space Such areas will be the entrance to clusters of industrial and co and contain distinctive architecture and site design that is aes and attractive. It is the intent of such areas to promote a str community image. In addition, this development will support bus encourage viable environmental practices and community oriented Senseny/Eastern Frederick Urban Area Plan 14 AI-AP PPENDIX REA LANS philosophies. Residential land use is not compatible with this will not be permitted. Interstate and Highway Commercial at Routes 7 and 50 These areas of land use are located at highly visible locations interstate interchanges, and along the primary arterial roads th Interstate. They shall be designed specifically to accommodate highway commercial land uses. Particular effort must be made to access management for the supporting transportation network is a as the function of the interstate and primary road network is of importance. The site layout and building design should recogniz the region and land plans should not focus on the minor use, but comprehensive macro use. In addition, an enhanced area of buffe landscaping shall be provided adjacent to the Interstate 81 righof-way and its . ramps. Corridor design recommendations are discussed later in th Warrior Drive Employment and Commercial Center A major employment and commercial area is proposed primarily alo side of future Warrior Drive and adjacent to the east side of In area extends east of Warrior Drive along Airport Road. This maj area would be centered on the proposed future interchange at Int Papermill Road. Supported by future high density residential ar to proposed urban centers, this employment center will be ideall capitalize on this core location. Emphasis should be placed on and site design. Other recommendations from the business development group: New Retail/Service Land Use adjacent to the future Route 37 interchange areas with Route 522 South and Route 50 East to faci regional shopping opportunities. New Retail/Service Land Use adjacent to the future realignment o Valley Mill Road and Route 7 East. Infill Retail/Service Land Use within existing residential devel between Route 7 East and Senseny Road. Intensive Retail and Office use lie within the Urban Center plan between Senseny Road, Greenwood Road, Inverlee Way Extension and Channing Drive Extension. This area has been incorporated into t Senseny and Greenwood Urban Center. New Neighborhood Retail/Service and Office Land Use within the M Use area planned around existing public school facilities and ch facilities near Route 522 South and Justes Drive. This area has been incorporated into the Justes Drive and Evendale Urban Center. New Employment Centers are appropriate for the land between Rout 522 South and Interstate 81 adjacent to the Paper Mill Road flyo bridge and the future Battaile Drive interchange with Interstate and the future Warrior Drive extension and Tasker Road extension New Employment Centers are envisioned to allow for intensive Ret Office, Flex-Tech, and/or Light Industrial Land Use in planned b Senseny/Eastern Frederick Urban Area Plan 15 AI-AP PPENDIX REA LANS park settings. This area has been incorporated into the Warrior Drive Employment and Commercial Center. A new Industrial Park is planned between Route 522 South, Route East, Parkins Mill Road, and future Route 37. This area has been incorporated into the Parkins Mill Economic Development Area. The business development recommendations of this plan seek to im the 2035 Comprehensive Plan by promoting the efficient utilization of ex and planned land areas and transportation networks. Further, th recommendations promote commercial, industrial, and employment l 25 percent commercial/industrial to 75 percent residential and other land u The Plan provides new industrial park and employment center area County. The plan identifies prime areas for Urban Center development to future commercial and employment opportunities. In addition, are identified for neighborhood commercial retail use to accommodate residential communities. Existing commercial land uses are promoted that facilitate touri term visitor experiences and revenue growth. Specific Implementation Steps have been identified which would further promote business development opportunities in the Senseny/Eastern Frederick County Urban Area Plan and Frederick County in general. These include: The creation of a Future Land Use Revenue Incentive Program that provides property owners with the ability to sell residential de 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 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 rezon application is processed for future employment, commercial, or industrial land use. Incentivize the property owner with County endorsement of Econom Development Access (EDA) funds and/or Revenue Sharing Funds to assist in the financing of major road infrastructure needed to s development project. Additionally, provide for County-managed support of the major road infrastructure projects to streamline approval process for project design and construction management. Incentivize the property owner through the implementation of expedited rezoning processes for future employment, commercial, industrial land use as recommended by the Comprehensive Policy P Senseny/Eastern Frederick Urban Area Plan 16 AI-AP PPENDIX REA LANS The creation of new Zoning Ordinance requirements that facilitat more intensive Floor to Area Ration (FAR) and height allowances for future employment, commercial or industrial land use, especially urban centers. The County should support and partner with various athletic organizations to sponsor regional or state tournaments and event using existing facilities to promote tourism in support of exist hotels, restaurants, and attractions. Corridor Design The Route 522, 50, and 7 corridor design guidelines should be re addition, the following locations have been identified as priori appearance and multi-modal locations: Route 50 between Interstate 81 and Prince Frederick Drive, to include Shenandoah University and prime commercial locations. Route 7 between Interstate 81 and Greenwood Road, to include Millbrook High School, Redbud Run Elementary School and prime commercial locations. Senseny and Greenwood Roads and Channing Drive, to include the area encompassed by the urban center and Senseny Road in its entirety. A significant corridor appearance buffer is proposed along Route that established for the Route 50 West corridor in the Round Hil which consisted of a 50 foot buffer area, landscaping, and bike 50 and 7 corridors are more urban. Sufficient right-of-way is needed and street frontage is approached differently. Transportation In support of the new areas of land use, a transportation networ proposed which relates to the location and context of the areas promotes multi-modal transportation choices and walkability, and efforts of the Win-Fred MPO. In this study, there is a direct n transportation and land use. Interstate 81, future Route 37, Route 7, Route 50, and Route 522 to create a transportation network which supports the future gro community in the right location, in this study area, generally i 37. Access Management is a significant consideration of this study a element of all existing and future roads. The use of frontage r collector roads, and inter parcel connections to bring traffic t promoted on the above roads. Access Management is also a key co on other roads within the study area; however, within a differen Senseny/Eastern Frederick Urban Area Plan 17 AI-AP PPENDIX REA LANS The study also proposes a new and extended major collector netwo supplemented by interconnected minor collector street network in significant urban center and new areas of economic growth - Warr Justes Drive, Channing Drive, Inverlee Way. The context of the collector road network is proposed to be sign different, however, than that of Route 37, with the focus being more walkable and friendly street thoroughfare design. The chan is based upon the classification of a road and to ensure compati adjacent land uses and community goals. Particular attention sh to street network within the Urban Center. The surrounding land design, and building design are features that will help create c promote the creation of new communities, places, and focal point should also be provided to the context of the street in the imme existing and future schools, and the Neighborhood Village Commer ensure that these prominent locations are safe and accessible to transportation. Bicycle and pedestrian accommodations should be integrated into street designs. Appropriately designed intersec accommodations should include pedestrian refuge islands and pede actualized signals. More specific transportation considerations for Millbrook High S adjacent park areas include taking a proactive approach in creat interconnected routes to the park from the adjacent areas. Roundabouts should be considered as a priority preference for in design. Roundabouts are particularly effective when used in ser Consistent application of Comprehensive Plan goals to achieve an Level of Service on area roads and overall transportation networ Service C or better, should be promoted. Further, efforts shoul ensure that additional degradation of the transportation beyond Level of Service shall be avoided. Consideration of future deve applications within the study area should only occur when an acc of Service has been achieved and key elements and connections id 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 pla land uses, but consider plans of neighboring localities when mak recommendations (for example Senseny Road where it enters the Ci of Winchester or Clarke County) Consider the needs of bicycle users and pedestrians in the follo ways: Continue to plan for multi-modal street deigns that will take al o users into consideration. Senseny/Eastern Frederick Urban Area Plan 18 AI-AP PPENDIX REA LANS Within residential neighborhoods, this would mean that o 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- o use paths at least 10 feet in width. Incorporate wide shoulders or bike lanes into roadways that o 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 o a long term measure. Rural roadways would be defined by traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 50 or 522). Bike paths should be constructed on the same grade as the o adjacent roadway. Bike path maintenance should be addressed by adjacent o property owner groups whenever possible. Continue to enforce improved access management with redevelopmen or new development. This includes, but is not limited to, entrance location and o spacing as well as traffic signal location and spacing. Roundabout use is preferred over signalization of intersections traffic control is needed. Attractive median treatments (as alternative to standard grey co median) other than grass or other landscaping should be consider when maintenance agreements with VDOT cannot be achieved. Treatments should be reasonably consistent o Street sections could be modified due to DCR changes specific to drainage requirements. Senseny/Eastern Frederick Urban Area Plan 19 AI-AP PPENDIX REA LANS Natural Resources, Historic Resources, and Public Facilities. Natural Resources Frederick County is a community that values and protects its nat Frederick County should create a green infrastructure inventory area as well as the County as a whole. This inventory should gu and development to best preserve and protect natural resources. should complete detailed environmental analysis for properties p development. This information could be utilized to supplement t infrastructure inventory. Within the Senseny/Eastern Frederick Urban Areas Plan, effort sh the creation of greenways, stream valley parks and stream buffer waterways, while taking into account environmentally sensitive a Pedestrian facilities should be constructed that connect these f public facilities. Many such examples have been identified on th map. Environmental corridors should be incorporated with all developm to ensure safe movement and protection of species and future dev within the study area should take into account the natural resou and around their property. Businesses that utilize environmental management systems should by Frederick County. Further, developers should consider availa energy options with their projects. Historic Resources Frederick County is a community that recognizes and protects the structures and sites within the study area. Possible historic districts and significant structures have been recognized. Priority sites for preservation within the study ar identified and efforts initiated to preserve those of highest ne Frederick Hall/Parkins Mill Battery and the historic area around Road. Increase the rehabilitation, adaptive reuse, or restoration of h Heritage tourism should be promoted within the study area. The Comprehensive Plan calls for the adaptive reuse of historic future development applications that have historic resources on should incorporate the site into development. Senseny/Eastern Frederick Urban Area Plan 20 AI-AP PPENDIX REA LANS Sensitive Natural Areas and Historic Areas are shown on the land the study area. By recognizing these historic sites and structu implementing the policies of the Comprehensive Plan. Other recommendations from the group: Require archaeological surveys to be conducted prior to developm particularly any that involve battlefield areas, homesteads, Ind encampments, and waterways. Significant structures and properties should be shown with a sen natural/historic designation. These NSA through historic districts and/or buffered from adjacent develop activity. The historic areas around Frederick Hall/Parkins Mill Battery an historic area around Carpers Valley Road should be considered fo possible historic districts. Developments should incorporate and/or convert historic properti into recreational elements, including pedestrian trails, parks, museums. Establish a linear historic greenway between Crosspoin (Hillandale, Carysbrooke, and the preservation park) and the for Parkins Mill Battery), preserving the natural, recreational, and historical features and promoting accessibility. Create a Historic Gateway park to Frederick County by supporting restoration and adaptive reuse of the Millbank House in conjunct with other preservation partners. The historic one-lane bridge located on Valley Mill Road should maintained and preserved. Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and his resource areas. A regional park site has been identified on Senseny Road; this s potentially significant structure and one of the few remaining f complexes within the developed area of the study area. This par incorporate the historical farm house and contributing structure demonstrate urban agriculture. Public Facilities The need for public spaces within the study area (such as school neighborhood parks, and regional parks) is recognized and addres accompanying maps identify general locations within the Senseny/ Frederick Urban Area Plan where such facilities should be accomm order to ensure adequate public facilities corresponding with th community. Future school sites should be located within or near established residential areas to encourage walk zones, as well as create a f Senseny/Eastern Frederick Urban Area Plan 21 AI-AP PPENDIX REA LANS the community. Residential land uses that complement existing p and schools are encouraged. Utilities and infrastructure will be needed within the study to future growth. Frederick County needs to look at preserving the landowner when planning for public facilities while still meetin the community. Other recommendations from the group: On any given request for development, the development community should work with all public facility providers to determine futu facility needs based upon this plan and the established standard the public facility providers. The Parks & Recreation Department should continue to evaluate th e rings that are within the 2035 Comprehensive Plan. Sites that are outside of the identified park rings should be co if they meet the needs of the community. A regional park is envisioned within the study area. In additio smaller park is envisioned within the Greenwood Urban Center tha should incorporate the historical farm house and contributing st as a means to demonstrate urban agriculture. Urban parks and other public spaces should be constructed within near communities. These parks should be open to the public and connected not only by road, but by various pedestrian facilities The 42 acre parcel owned by the landfill (old landfill site) cou considered for future use as a park. Public access areas to the Opequon Creek should be constructed, taking into account environmentally sensitive areas. The bicycle and pedestrian facilities shown on the map and the 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be implemented. The 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should utilized as a reference for accommodation recommendations and guidelines. Pedestrian facilities should be constructed that connect existin future neighborhoods to school, park and library facilities to p access and walkability. A trail or sidewalk should be provided Greenwood Road. Support completion of a linear recreation path encompassing the Senseny Road, Abrams Creek, Channing Drive areas. Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and his resource areas. Ensure connectivity with existing or proposed bicycle or pedestr transportation accommodations wherever possible. A pedestrian crossing over Route 7 in the Millbrook School area be provided. Handley Regional Library needs should be recognized and addresse within the study area. A satellite library location should be p within the study area (similar to Bowman Library) to meet this n Senseny/Eastern Frederick Urban Area Plan 22 AI-AP PPENDIX REA LANS Frederick County Public Schools should also work with the Handle Regional Library to provide public library locations within new locations. Future areas for Fire & Rescue stations have been identified on map; development proposals in these areas should take this futur need into account. The Airport has a 20 year Master Plan that outlines their ultima expansion goals for this facility. Development proposals should considered on properties that fall within this planned expansion Also, development proposals considered within the Airport Suppor Area should not impact the current or future needs of the Airpor Incompatible development should be avoided near the landfill to ensure that their operations are not impacted (i.e., residential etc.). Industrial uses may be appropriate near the landfill. A support area should be created around the landfill similar to th Airport Support Area. This support area should extend 1,000 fee the boundaries of the landfill. Senseny/Eastern Frederick Urban Area Plan 23 ST 789 01 37 k j Future Route 37 ramps 01 to be adjusted to align with 11 future relocated Valley Mill Road. ST ST ! ( § ¨¦ 660 664 81 01 522 Eastern Road Plan ST 661 01 7 kj ST 659 ST 820 ST 791 ST ST 622 657 GREENWOOD URBAN CENTER GREENWOOD ST 656 PARK & SCHOOL ST 655 §FREDERICK COUNTY LANDFILL ¨¦ AIRPORT ST 81 01 & SUPPORT AREA 728 522 ST 644 ST 645 01 ST 11 723 AIRPORT SUPPORT AREA ST 847 01 PAPERMILL 37 01 URBAN CENTER 50 CROSS POINTE URBAN CENTER PARKINS MILL ECONOMIC DEVELOPMENT AREA ST 644 ST ST 642 756 01 522 ST 636 Area Plan ST 643 Wrights Run Land Use Legend µ 01 37 01 11 ST 664 ST §¦¨ 660 81 01 522 ST 661 01 7 kj ST 659 ST 820 ST 791 ST ST 622 657 ST 656 ST 655 ST 728 §¦¨ 81 01 ST 522 644 ST 645 01 11 ST 723 ST 847 01 37 01 50 ST 644 ST ST 642 756 01 522 ST Area Plan 643 01 ST 277 636 Future Route 37 ramps k j µ to be adjusted to align with future relocated Valley Mill Road. !( 01 37 01 11 ST 664 ST §¦¨ 660 81 01 522 ST 661 01 7 kj ST 659 ST 820 ST 791 ST ST 622 657 ST 656 ST 655 ST 728 §¦¨ 81 01 ST 522 644 ST 645 01 11 ST 723 ST 847 01 37 01 50 ST 644 ST ST 642 756 01 522 ST Area Plan 643 01 ST 277 636 Future Route 37 ramps k j to be adjusted to align with µ future relocated Valley Mill Road. ! ( Eastern Road Plan 01 37 01 11 ST 664 ST §¦¨ kj 660 Future Route 37 ramps 81 01 to be adjusted to align with 522 future relocated Valley Mill Road. !( Proposed Interchanges Eastern Road Plan ST New Major Arterial 661 Improved Major Arterial 01 New Minor Arterial 7 kj Improved Minor Arterial New Major Collector VALLEY MILL Improved Major Collector HISTORIC AREA ST New Minor Collector 659 Improved Minor Collector Ramp ST MILLBANK HISTORIC 820 Roundabout GATEWAY Trails ST 791 ST ST 622 657 GREENWOOD URBAN CENTER GREENWOOD ST 656 PARK & SCHOOL ST 655 ST 728 FREDERICK COUNTY LANDFILL §¦¨ 81 AIRPORT 01 & SUPPORT AREA 522 ST 644 ST 645 ST 723 01 AIRPORT SUPPORT 11 AREA CEMETERY PARK CARPERS VALLEY RD ST 847 HISTORIC AREA 01 PAPERMILL 37 01 URBAN CENTER 50 CROSS POINTE URBAN CENTER PARKINS MILL ECONOMIC DEVELOPMENT AREA FREDERICK HALL ST PARKINS MILL BATTERY 644 HISTORIC GREENWAY HISTORIC AREA ST ST 642 756 01 522 ST Area Plan 643 01 ST 277 636 # µ n Facilities!Ä 89:s ³ n ³ !; Land n ³ L ¥¤ n ³ & % [ j ! ¦© b n ³ [ j 2018 COMPREHENSIVE POLICY PLAN AMENDMENT March 1, 2018 TM #54-A-128 Red Bud Magisterial District Frederick County, Virginia Current Owner: Church Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 COMPREHENSIVE POLICY PLAN AMENDMENT 2018 INITIATION REQUEST FORM Owner(s) Information: Name: Project Name: Comprehensive Policy Plan Amendment Mailing Address: 1527 Senseny Road Winchester, VA 22602 Telephone Number: (540) 667-8110 Authorized Agent Information: Name: Greenway Engineering, Inc. Attn. Evan Wyatt, Director of Land Planning Project Name: on the Hill Comprehensive Policy Plan Amendment Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request: Legal Interest: (Instrument No. 170008658) Reason for Request: The purpose of the Comprehensive Policy Plan Amendment request is to revise the Senseny/Eastern Frederick Land Use Plan future land use designation of the subject parcel from Institutional to Urban Center to allow for the development of a mixed-use project consisting of a new church facility that is connected to a multifamily structure providing affordable senior housing for the community. SECTION 1 FOR A MAP AMENDMENT Proposed Comprehensive Policy Plan Amendment Information: PIN(s): 54-A-128 Magisterial District: Red Bud District Project #6387W/CPPA Amendment 1 March 1, 2018 Parcel Size (approximate acres): The subject parcel (Tax Map Parcel 54-A-128) is 4.971 acres in total size as depicted on the ALTA/NSPS Land Title Survey prepared by Painter-Lewis, PLC dated August 23, 2017. Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to the Christ Episcopal Church Frederick Parish ALTA/NSPS Land Title Survey prepared by Painter-Lewis, PLC dated August 23, 2017; as well as Property Deed DB 285PG 416 for information pertaining to the subject parcel. Existing Comprehensive Plan Land Use Classification(s): Institutional Proposed Comprehensive Plan Land Use Classification(s): Urban Center Existing Zoning and Land Use of the Subject Parcel: The subject parcel is zoned RP, Residential Performance District the Hill Christ Episcopal Church. What Use/Zoning will be requested if Amendment is approved? The subject parcel with be redeveloped as a mixed-use project consisting of a new church facility that is connected to a multifamily structure providing affordable senior housing for the community. The subject parcel is zoned RP, Residential Performance District; therefore, a new zoning designation is not necessary for the proposed land use. However, the ability to develop a multifamily structure in the RP, Residential Performance District requires the parcel to be classified as Urban Center in the Comprehensive Policy Plan. Describe, using Text and Maps as Necessary, the Existing Zoning, Comprehensive Policy Plan Designations, and/or Approved Uses and Densities Along with Other Characteristics of Properties that are Within 1/4 Mile from the Parcel(s) Perimeter if the Parcel is Less than 20 acres in Size: Please refer to the attached Zoning Map ¼-Mile Radius Exhibit that identifies the various properties that meet this distance criteria. The following information describes existing and future land use characteristics within this radius boundary: Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are zoned RP, Residential Performance District, and B-1, Neighborhood Business District. Project #6387W/CPPA Amendment 2 March 1, 2018 Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are zoned RP, Residential Performance District, B-1, Neighborhood Business District, and RA, Rural Areas District (Ambrose Farm). All properties within a ¼-mile radius of the subject parcel are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are identified as Residential, 4U/A, Urban Center, and as Institutional (Northwestern Regional Educational Programs - NREP parcel). Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are identified as 4U/A and as Urban Center including all properties fronting along Senseny Road directly across from the subject parcel; as well as all parcels between Boundary Avenue and Greenwood Road (Route 656). Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are developed as single-family detached residential, townhouse residential, garden apartment residential, and commercial service land uses. The immediate adjoining properties are developed as townhouse residential, garden apartment residential and as Northwestern Regional Educational Programs (NREP) land uses. Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are developed as single-family detached residential, apartment residential, commercial service, fraternal organization and agricultural (Ambrose Farm) land uses. The Greenwood Volunteer Fire & Rescue Company and the Greenwood Citizens Convenience Center are located within 0.85 miles of the subject parcel. The Orrick Commons Commercial Center and the CVS Pharmacy are located within 0.85 miles of the subject parcel. the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the attached Adjoining Property Owner Map Exhibit and Adjoining Property Owner Table Exhibit that provides the location and applicable contact information for all properties within subject parcel. SECTION 2 FOR A TEXT AMENDMENT The Comprehensive Policy Plan Amendment does not propose to incorporate a Text Amendment for consideration by the County. Project #6387W/CPPA Amendment 3 March 1, 2018 SECTION 3 FOR ALL AMENDMENTS Justification of Proposed Comprehensive Policy Plan Amendment (Provide Attachments if Necessary). Describe why the Change to the Comprehensive Policy Plan is Being Proposed: the subject parcel to be redeveloped as a mixed-use project consisting of a new church facility that is connected to a mission congregation and has identified a need for affordable housing options for seniors within the community. The mixed-use project will require the existing church facility that was constructed in 1967 to be removed, and proposes the development of a new church facility that is connected to a four-story multifamily structure that will provide 59 one-bedroom apartment units and 11 two-bedroom apartment units for independent senior living. The 4.97± acre subject parcel is zoned RP, Residential Performance District; therefore, a new zoning designation is not necessary for the proposed land use. However, the ability to develop a multifamily structure in the RP, Residential Performance District requires the parcel to be classified as Urban Center in the Comprehensive Policy Plan. The Senseny/Eastern Frederick Land Use Plan (SEFLUP) identifies the subject parcel as Institutional that reflects the existing land use conditions. The SEFLUP identifies Urban Center land use for the adjoining property and other properties fronting long the north side of Senseny Road to Williamson Road; as well as all properties fronting along the south side of Senseny Road (Route 657) between Boundary Avenue and Greenwood Road (Route 656), which includes all properties directly across Senseny Road from the subject parcel. The SEFLUP states that Urban Center commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure; and that land use and/or building types could include community oriented types such as civic, religious, fraternal or institutional uses in addition to commercial and residential uses. and building type envisioned for Urban Center land -Snowa Architects, PC to prepare structural elevations of the mixed-use project in order to assist the community and decision makers with this vision. Two exhibits are included as information with this application that provide an elevation of the church and multifamily structure; as well as a street elevation as the project would be viewed from Senseny Road. The immediate adjacent properties include the Northwestern Regional Educational Programs (NREP) facility, townhouse and garden apartment residential, and an undeveloped commercial property. The reclassification of Urban Center specific to the 4.97± acre subject parcel would be consistent with other properties immediately adjacent, directly across Senseny Road, and within close proximity of the site. The mixed-use project would be compatible with immediate adjoining property land uses and would have a strong street presence along Senseny Road. These factors support and justify the Urban Center classification spec Project #6387W/CPPA Amendment 4 March 1, 2018 How would the Resultant Changes Impact or Benefit Frederick County? Consider, for example, Transportation, Economic Development and Public Facilities: The 4.97± acre subject parcel is zoned RP, Residential Performance District and can be developed at a density of 10 dwelling units per acre based on current Zoning Ordinance standards. Therefore, impacts and benefits to Frederick County have been compared specific to the proposed 70 independent senior living apartment units described in this application and the redevelopment of - Transportation The following table provides a comparison of the traffic generation rates specific to the proposed 70-unit affordable elderly apartment project and the 49 townhouse units that could be developed by-right. The values used from this comparison were obtained from the Institute of Traffic th Engineers (ITE) Trip Generation Manual, 9 Edition, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Weekday Average Daily Traffic Volume Comparison Land Use ITE ADT Rate Unit Numbers Totals Single-Family Attached (Townhouse) 210 9.52 49 467 ADT Senior Adult Housing Attached 252 3.44 70 240 ADT Weekday AM Peak Hour Traffic Volume Comparison Land Use ITE AM Peak Unit Numbers Totals Hour Rate Single-Family Attached (Townhouse) 210 0.77 49 38 Peak Hour Trips Senior Adult Housing Attached 252 0.39 70 27 Peak Hour Trips Project #6387W/CPPA Amendment 5 March 1, 2018 Weekday PM Peak Hour Traffic Volume Comparison Land Use ITE PM Peak Unit Numbers Totals Hour Rate Single-Family Attached (Townhouse) 210 1.0 49 49 Peak Hour Trips Senior Adult Housing Attached 252 0.35 70 25 Peak Hour Trips The above tables demonstrate a reduced impact to transportation for average daily traffic volumes (227 less vehicle trips or a 49% reduction) and for AM/PM Peak Hour volumes (29% reduction for AM Peak and 49% reduction for PM Peak) comparing the proposed 70-unit affordable elderly apartment project to the 49 townhouse units that could be developed by-right. currently served by a single entrance. The mixed-use development project is intended to be served by the same entrance; therefore, there will not be additional points of access onto Senseny Road. Economic Development -use development is not an economic development project that provides revenue to Frederick County other that real estate and personal property taxes that would be assessed specific to the residential component of the project. congregation and has identified a need for affordable housing options for seniors within the community that is not being provided by the development community. The mixed-use development project will provide housing opportunities that will benefit this segment of the community population. Water and Sewer Capacities The 4.97± acre subject parcel is located within the Urban Development Area (UDA) and the Sewer Comprehensive Policy Plan Amendment does not require consideration for extension of the UDA and/or the SWSA Boundary. The -use development proposes the development of a new church facility that is connected to a multifamily structure providing 70 independent senior living apartment units that include 59 one-bedroom apartment units and 11 two-bedroom apartment units within a single multifamily residential structure. Greenway Engineering has analyzed the water and sewer capacity requirements for the mixed-use development project and has determined that an average daily demand of 16,200 GPD will be required for water and sewer service. Project #6387W/CPPA Amendment 6 March 1, 2018 Public Schools -use development project will provide affordable housing options for seniors within the community that will not create an impact to Frederick County Public Schools. The 49 townhouses that could be developed by-right would generate 14 students on average based on the students/household calculation utilized by the Frederick County Public -use development project would be a beneficial land use to the County compared to the by-right land use allowance specific to Public School Services. Fire and Rescue The development of residential land use on the 4.97± acre subject parcel will create an impact to Fire and Rescue Services provided by the County. The 70 independent senior living apartment units are projected to house 85 persons; whereas the 49 by-right townhouses are projected to house 128 persons (based on a 2.62 persons/household calculation derived from the 2017/2018 Frederick County Budget Document). The subject parcel is located approximately 0.85 miles from the Greenwood Volunteer Fire and Rescue Company, which allows for appropriate emergency response time from the first due company. Additionally, a few years ago, the County Volunteer Fire and Rescue Companies agreed to establish a fee-for-services program that was intended to provide revenue recovery for ambulatory services from insurance reimbursements to assist in the mitigation of this impact. The -use development project is planned to provide 70 independent senior living apartment units that include 59 one-bedroom apartment units and 11 two-bedroom apartment units within a single multifamily residential structure. The multifamily residential structure will have a sprinkler system throughout the facility that will assist with fire suppression. The multifamily residential structure will have elevator access for all occupied floors that will assist with ambulatory service needs. These design considerations are intended to assist in the mitigation of impacts to emergency services specific to the proposed land use. Parks and Recreation -use development project will provide affordable housing options for seniors within the community that will not create an impact to Frederick County Parks and Recreation Services provided by the County. Operations specific to the proposed project include an on-site manager that is responsible for providing activities that promote socialization, health and wellness activities within the facility. The 70 independent senior living apartment units are projected to house 85 persons; whereas the 49 by-right townhouses are projected to house 128 persons. The proposed project will not create programming or recreational space needs compared to the by-right land use. Project #6387W/CPPA Amendment 7 March 1, 2018 2018 Comprehensive Policy Plan Application Information Application Signatures Page Subject Property Owners Affidavit Special Limited Power of Attorney Signature Pages Comprehensive Policy Plan Amendment Application Fee Adjoining Property Owner Map & Table Exhibits :ELACS teeF 002 = hcnI 1 TEEF 002 NIHTIW W7836 :DI TCEJORP10-30-8102 :ETAD EWD :YB DENGISED SEITREPORP GNIDNUORRUS AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM DUB DER TNEMDNEMA NALP YCILOP EVISNEHERPMOC TEEF 002 NIHTIW LLIH EHT NO S'LUAP .TS SEITREPORP GNIDNUORRUS .A.P.P.C LLIH EHT NO S'LUAP .TS 2018 Comprehensive Policy Plan Amendments Exhibits Aerial Overview Exhibit Adjoining Land Use Proposed Land Use Revision Tax Map Parcel 54-A-128 Current Long Range Land Use Exhibit ¼-Mile From Subject Parcel Aerial Overview Exhibit ¼-Mile From Subject Parcel Zoning Map Exhibit ¼-Mile From Subject Parcel Water & Sewer Exhibit ¼-Mile From Subject Parcel :ELACS teeF 001 = hcnI 1 W7836 :DI TCEJORP10-30-8102 :ETAD ESU DNAL GNINIOJDA EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE WEIVREVO LAIREA TCIRTSID LAIRETSIGAM DUB DER TNEMDNEMA NALP YCILOP EVISNEHERPMOC ESU DNAL GNINIOJDA LLIH EHT NO S'LUAP .TS TIBIHXE WEIVREVO LAIREA .A.P.P.C LLIH EHT NO S'LUAP .TS SCALE: 1 Inch = 200 Feet PROJECT ID: 6387WDATE: 2018-03-01 TAX MAP PARCEL 54-A-128 DESIGNED BY: DWE FREDERICK COUNTY, VIRGINIA PROPOSED LAND USE REVISION RED BUD MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT TAX MAP PARCEL 54-A-128 ST. PAUL'S ON THE HILL C.P.P.A. PROPOSED LAND USE REVISION ST. PAUL'S ON THE HILL SCALE: 1 Inch = 500 Feet PROJECT ID: 6387WDATE: 2018-03-01 1/4 - MILE FROM SUBJECT PARCEL DESIGNED BY: DWE FREDERICK COUNTY, VIRGINIA CURRENT LONG RANGE LAND USE EXHIBIT RED BUD MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT 1/4 - MILE FROM SUBJECT PARCEL ST. PAUL'S ON THE HILL C.P.P.A. CURRENT LONG RANGE LAND USE EXHIBIT ST. PAUL'S ON THE HILL SCALE: 1 Inch = 500 Feet PROJECT ID: 6387WDATE: 2018-03-01 1/4 - MILE FROM SUBJECT PARCEL DESIGNED BY: DWE FREDERICK COUNTY, VIRGINIA AERIAL OVERVIEW EXHIBIT RED BUD MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT 1/4 - MILE FROM SUBJECT PARCEL ST. PAUL'S ON THE HILL C.P.P.A. AERIAL OVERVIEW EXHIBIT ST. PAUL'S ON THE HILL :ELACS teeF 005 = hcnI 1 W7836 :DI TCEJORP10-30-8102 :ETAD LECRAP TCEJBUS MORF ELIM - 4/1 EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE PAM GNINOZ TCIRTSID LAIRETSIGAM DUB DER TNEMDNEMA NALP YCILOP EVISNEHERPMOC LECRAP TCEJBUS MORF ELIM - 4/1 LLIH EHT NO S'LUAP .TS TIBIHXE PAM GNINOZ .A.P.P.C LLIH EHT NO S'LUAP .TS :ELACS teeF 005 = hcnI 1 W7836 :DI TCEJORP10-30-8102 :ETAD LECRAP TCEJBUS MORF ELIM - 4/1 EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE REWES & RETAW TCIRTSID LAIRETSIGAM DUB DER TNEMDNEMA NALP YCILOP EVISNEHERPMOC LECRAP TCEJBUS MORF ELIM - 4/1 LLIH EHT NO S'LUAP .TS TIBIHXE REWES & RETAW .A.P.P.C LLIH EHT NO S'LUAP .TS 2018 Comprehensive Policy Plan Elevations Exhibits - Senseny Road Street Elevation Exhibit - Church and Affordable Elderly Apartment Facility Elevation Exhibit 2018 Comprehensive Policy Plan Plat & Deed Information ALTA/NSPS Land Title Survey Plat Exhibit Painter-Lewis, P.L.C. Instrument No. 170008658 DB 285/PG 416 Tax Map Parcel 54-A-128