051-19 (2035ComprehensivePlanProposedAmndmntNortheastLandUsePlan(BrucetownRoadArea))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: Brucetown Road Area Amendment (CPPA #02-18 Carter)
DATE:
March 29, 2019
This is a draft amendment to the Northeast Land Use Plan of the 2035 Comprehensive Plan. This
request is presented to the Board of Supervisors as a discussion item; Staff is seeking direction
from the Board of Supervisors as to whether this item is ready to be sent to public hearing.
Proposal & Background
At the Board of Supervisors September 12, 2018 meeting, the Board directed Staff to undertake a
Sewer and Water Service Area (SWSA) expansion and land use designation associated with
Comprehensive Plan Amendment #02-18 for the Carter Tract. This amendment proposes to add
109 acres into the Sewer and Water Service Area (SWSA) and remove 109 acres from the SWSA.
This amendment also seeks to designate the 109 acres for industrial land uses.
The Comprehensive Plans and Programs Committee (CPPC) discussed this amendment at their
October and November 2018 meetings. The CPPC endorsed draft text and map for the Brucetown
Area Amendment at their November 2018 meeting. This amendment was discussed by the
Planning Commission on December 5, 2018. At that meeting the Planning Commission expressed
concern with the amendment and sent the proposal back to the CPPC for further review.
Specifically, the Planning Commission requested more detail on the transportation components of
the amendment and further review of the SWSA limits proposed.
The CPPC discussed the amendment at their February 2019 meeting. The Committee reviewed
revised text for the proposal that sought to address the concerns of the Planning Commission; a
revised map was also presented. The Committee agreed with the changes with amendments to the
SWSA boundary and environmental text. The amended SWSA boundary keeps the SWSA south
of Slate Run and proposes a buffer along the western property line to protect the rural community
center. The CPPC sent the revised text and map forward to the Planning Commission for review.
The CPPC further discussed the importance of providing the identified transportation
improvements to support future development in this area. This included a discussion of what
CPPC felt that since the
Brucetown Road Area Amendment
March 29, 2019
Page 2
C
language.
The Planning Commission discussed this request at their March 6, 2019 meeting. The Commission
agreed with the proposed amendment and sent the item forward to the Board of Supervisors with
vs
document and felt that since this is a policy document that guides future land use that the use of
opriate. One Commission member did express concern with the
amendment and did not support the amendment going forward.
Conclusion
Please find attached draft text for the Brucetown Road Area Amendment, a proposed land use map
and comments from Frederick Water.
This request is presented to the Board of Supervisors as a discussion item; Staff is seeking
direction from the Board of Supervisors as to whether this item is ready to be sent to public
hearing. Staff and the Planning Commission are also seeking direction from the Board of
shall in the amendment.
Please contact staff should you have any questions.
CEP/pd
Attachments
DRAFT
Endorsed by the CPPC 01/11/2019
NFLUP
ORTHEAST REDERICK AND SE LAN
NELUP
Brucetown Road Area A
MENDMENT
Proposed language:
The Comprehensive Plans and Programs Committee (CPPC), at their
2018 meetings and their February 2019 meeting discussed the requested Carter Tract
Amendment (CPPA #02-18). This CPPA request removes comparable acres of land from the
SWSA from the existing zoned extractive manufacturing area to allo109
acres of land. In determining the scope of the request, the CPP
in determining if an area could best support a sewer and water service area expansion and
an industrial land use designation. The SWSA boundary adjustment enables industrial land
uses which could utilize public water and sewer, improve the transportation infrastructure in
support of increased vehicular traffic and provide economic opportunities.
The scope of the review considered the following:
Review of the broader area to identify areas most appropriate fo
and industrial land use designation.
Distance to the existing SWSA boundary.
Proximity to the existing extractive manufacturing operation.
Access to and from the Brucetown Road area including the overall transportation
network including key intersections on Martinsburg Pike.
Revisions to the SWSA, including the removal of land from the existing SWSA to allow
for the addition of comparable acreage into the SWSA.
Avoiding conflict with the residential uses of the Brucetown Rural Commun.
The SWSA should remain south of Slate Run with a buffer along the Rural Community
Center. This enables the land use north of Slate Run to remain agricu
future industrial uses from the residential uses in the Brucetown Rural Community
Center.
The study which resulted from the discussion of CPPA #02-18 ultimately recommended that
the following amendment be incorporated into the Northeast Land
The area southeast of Exit 321, Interstate 81, Hopewell Road, and south of Brucetow
is comprised mainly of extractive manufacturing, rural residential and agricultural land uses.
The area is also located adjacent to the identified Brucetown Ru
following items resulted from this study and should be addressed with any future development
proposals in this area:
An industrial land use designation was identified as most appropriate for a SWSA
boundary adjustment.
A detailed traffic study will be necessary for any future industrial development all
identified transportation needs [shall / should] be provided by the proposed
development. Traffic improvements [shall / should] include but may not be limited to:
Improvements to Brucetown Road to current VDOT standards including sufficient
pavement structure and right-of-way width to support the industrial traffic;
improvements to Hopewell Road and Martinsburg Pike and the reloc
Road north of its current intersection with Hopewell Road.
Access to the acreage which is now included in the SWSA [shall / should] be via the
existing quarry entrance onto Brucetown Road; no direct access to Brucetown Road
[shall / should] be considered.
Recognize that water and sewer capacity is limited in this area and therefore an
industrial uses should recognize the capacity constraints and construct the
infrastructure necessary to serve the industrial uses water and
Encourage the use of rail to minimize the increase in truck traffic on the Martinsburg
Pike (Route 11 North) corridor and along and Hopewell and Brucetown Roads.
Protect the overall environmental quality of the community. Avo
which would require major emitter air quality permit from the Virginia Department of
Environmental Quality.
Minimize disturbance and crossing of drainage swales. An enhanc
should be provided adjacent to Slate Run to improve the buffer a
environmental practices.
Provide buffering between industrial uses and the Rural CommunitCenter which shall
meet or exceed existing zoning ordinance buffer and screening re
adequately protect the residential uses in the Brucetown Rural C
Maximize distance buffers in combination with landscape buffers equate
screening. Building height limitations shall also be implemente
viewshed of the residential uses in the Brucetown Rural Communit
To avoid conflict with the residential uses in the Brucetown Rur
the SWSA expansion should remain south of Slate Run and provide for a buffer along
the Rural Community Center. This enables the land north of Slate Run to remain
agricultural and buffer future industrial uses from the residentRural
Community Center.
Proposed Draft SWSA Adjustment
White Property
§
¨¦
81
§
¨¦
Clear Brook & Brucetown
81
Rural Community
Center
§
¨¦
81
ADD
~ 109 acres
REMOVE
~ 109 acres
Current SWSA
Parcels
Clear Brook/Brucetown Rural Community Center
White Property Draft SWSA
Draft SWSA
Add
Remove
Long Range Land Use
I
Environmental Resources & Buffers
Map Produced by Frederick County Planning and Development Dept.
00.1750.350.7Miles
February 19, 2019