Loading...
052-19 (2035ComprehensivePlanProposedAmndmntKernstownAreaPlan(BlackburnPropWrkforceHousing))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: Blackburn Property Workforce Housing (CPPA #01-19) DATE: March 29, 2019 This is a draft amendment to the Kernstown Area 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 forward for public hearing. Proposal & Background At the Board of Supervisors December 12, 2018 meeting, the Board directed Staff to undertake an Urban Development Area (UDA) expansion and land use designation change associated with Comprehensive Plan Amendment #01-19 for Blackburn Property Workforce Housing. This amendment requested by the Applicant proposes to add 71.849-acres to the UDA. This amendment also seeks to designate the 71-acres for workforce housing. The Kernstown Area Plan currently designates the property for industrial land use. The Applicant is requesting the UDA expansion and land use designation change to allow for the development of workforce housing that would provide affordable housing opportunities for residents of the community located within reasonable proximity of workplaces in the community. The Comprehensive Plans and Programs Committee (CPPC) discussed this amendment at their February 2019 meeting. The CPPC recognized that workforce housing was needed in the County but expressed concern with the area this was proposed for. The CPPC further stated that there are areas currently designated for residential development where this use could potentially locate. The subject site is currently designated for industrial development and the CPPC expressed concern over losing potential industrial land for residential uses. The CPPC stated that industrial was the best use for this site and recommended denial of this comprehensive plan amendment. The Planning Commission discussed this item at their March 6, 2019 meeting. The Commission agreed with the concerns expressed by the CPPC and did not support the loss of planned industrial land for the construction of residential units. The Planning Commission sent this item forward to the Board of Supervisors with a recommendation for denial. 2019 Comprehensive Plan Amendments March 29, 2019 Page 2 Conclusion Please find attached the current Kernstown Area map designation for the subject property, draft Kernstown Area Plan text amendments, proposed Kernstown Area land use map amendment, CPPA application #01-19 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 forward for public hearing. CEP/pd Attachments JONES RD CPPA # 01 - 19: Blackburn Farms, LLC 3161 MIDDLE RD 3175 MIDDLE RD PIN: 63 - A - 80I 2877 Revise Kernstown Area Plan 3210 MIDDLE RD MIDDLE RD 3155 Long Range Land Use Map MIDDLE RD 3217 MIDDLE RD 640 APPLE VALLEY RD 207 JORDAN DR 3322 652 MIDDLE RD APPLE 208 VALLEY RD JORDAN DR 3075 3323 632MIDDLE RD MIDDLE RD 3346 APPLE 3352 MIDDLE RD VALLEY RD MIDDLE RD 170 610 JORDAN DR 3362 APPLE MIDDLE RD 136 VALLEY RD 592 JORDAN DR APPLE 116 106VALLEY RD 572 JORDAN DR STUART DR APPLE 582 VALLEY RD APPLE 104 544 VALLEY RD STUART DR 3426 APPLE 105 MIDDLE RD VALLEY RD STUART DR 536 APPLE VALLEY RD 101 STUART DR 520 492 CPPA #01-19 APPLE 3466 APPLE VALLEY RD MIDDLE RD VALLEY RD ¬ « 37 482 63 A 80I APPLE VALLEY RD 472 APPLE VALLEY RD 452 APPLE VALLEY RD Application 208 3475 Urban Development Area BUTTERSCOTCH CT MIDDLE RD 336 Sewer and Water Service Area APPLE Parcels VALLEY RD Eastern Road Plan 318 331 APPLE Major Arterial APPLE VALLEY RD VALLEY RD Improved Major Arterial Minor Arterial ¬ « 37 Improved Minor Arterial 321 APPLE 351 Major Collector VALLEY RD APPLE 165 ¬ « 37 VALLEY RD MARSHALL LN Improved Major Collector Minor Collector ¬ « Improved Minor Collector 37 170 SHADY Ramp ELM RD 3735 Roundabout 260 MIDDLE RD SHADY Trails ELM RD Long Range Land Use 190 DAWSON DR Residential µ Industrial Sensitive Natural Areas Institutional Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 03507001,400Feet Map Created: January 15, 2019 JONES RD CPPA # 01 - 19: Blackburn Farms, LLC 3161 MIDDLE RD 3175 MIDDLE RD PIN: 63 - A - 80I 2877 Revise Kernstown Area Plan 3210 MIDDLE RD MIDDLE RD 3155 Zoning Map MIDDLE RD 3217 MIDDLE RD 640 APPLE VALLEY RD 207 JORDAN DR 3322 652 MIDDLE RD APPLE 208 VALLEY RD JORDAN DR 3075 3323 632MIDDLE RD MIDDLE RD 3346 APPLE 3352 MIDDLE RD VALLEY RD MIDDLE RD 170 610 JORDAN DR 3362 APPLE MIDDLE RD 136 VALLEY RD 592 JORDAN DR APPLE 116 106VALLEY RD 572 JORDAN DR STUART DR APPLE 582 VALLEY RD APPLE 104 544 VALLEY RD STUART DR 3426 APPLE 105 MIDDLE RD VALLEY RD STUART DR 536 APPLE VALLEY RD 101 STUART DR 520 492 CPPA #01-19 APPLE 3466 APPLE VALLEY RD MIDDLE RD VALLEY RD ¬ « 37 482 63 A 80I APPLE VALLEY RD 472 APPLE VALLEY RD 452 APPLE VALLEY RD 208 3475 BUTTERSCOTCH CT MIDDLE RD 336 Application APPLE Urban Development Area VALLEY RD Sewer and Water Service Area 318 331 APPLE Parcels APPLE VALLEY RD Eastern Road Plan VALLEY RD Major Arterial ¬ « Improved Major Arterial 37 321 Minor Arterial APPLE 351 VALLEY RD APPLE 165 Improved Minor Arterial¬ « 37 VALLEY RD MARSHALL LN Major Collector Improved Major Collector ¬ « 37 170 Minor Collector SHADY ELM RD Improved Minor Collector 3735 260 MIDDLE RD Ramp SHADY ELM RD Roundabout 190 DAWSON DR Trails µ Zoning M1 (Light Industrial District) RP (Residential Performance District) Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 03507001,400Feet Map Created: January 15, 2019 AI-AP PPENDIX REA LANS KAP ERNSTOWN REA LAN BS OARD OF UPERVISORS AJ26,2017 PPROVED ON ANUARY PC LANNING OMMISSION RAJ4,2017 ECOMMENDED PPROVAL ANUARY A: MENDED Kernstown Area Plan 75 AI-AP PPENDIX REA LANS KAP ERNSTOWN REA LAN The Kernstown Area Plan study area is generally located along Route 11, south of the City of Winchester and north of the Town of Stephens City I-81. The Kernstown Area Plan builds on the Route 11 South Corridor Plan, and the balance of the Southern Frederick Plan which was adopted in 1998, by incorporating the western portion of this plan into the Kernstown Area Plan. A series of maps have been prepared which identify Future Land U Transportation, and Natural, Historical, and Community Facilities within the study area. Within this plan, the Shady Elm Road area continues its economic development emphasis, the Route 11 corridor seeks to capitalize on Interstat opportunities, the industrial land uses north of Route 37 and ea are reinforced, and the Bartonsville and Kernstown historical and cultural areas have been identified. The Kernstown Area Plan in the vicinity of Route 37 and Intersta directly into the Senseny/Eastern Frederick Urban Area Plan with the Crosspointe Development. Interstate 81 improvements at the 310 Interchange, Phase 1 of which is scheduled to commence in 2015, in this location further supports this area plan. Route 11, Valley Pike, links the Kernstown Area Plan with the City of Winchester to the north and the Town of Stephens City to the south. The Kernstown Area Plan promotes a new area s of new land use focus; the Kernstown Neighborhood Village in the Creekside area, along the Route 11 and the Apple Valley Workforce Housing area, located along the southwest side of Apple Valley Road near its intersection with Middle Road. This The Kernstown Neighborhood Village area should promote an attractive street presence along the frontage of Rout reaffirm Kernstown as a distinct community, blending the old wit building on the successful developments that have occurred in this area of the County. The Apple Valley Workforce Housing Area is intended to provide affordable quality residential housing that is located w This land use is intended to accommodate households that average 60% of the media household income. The Apple Valley Workforce Housing Area should promote quality housing design that is complementary to existing residential uses in the Kernstown Area Plan and is limited in height to minimize visual impacts to the Kernstown Battlefield viewshed alng Apple Valley Road. Kernstown Area Plan 76 AI-AP PPENDIX REA LANS Land Use The goal of this area plan is to integrate the commercial and industrial (C/I) opportunities, and the areas of mixed use, and affordable workforce housing with future transportation plans and to recognize the historical and natural resources abundant in this area plan. Shady Elm Economic Development Area The Shady Elm Economic Development Area is designed to be a significant area of industrial and commercial opportunity that is fully supportive of the County Economic Development Authorit targeted goals and strategies. The intent of the industrial employment centers. In specific areas a mix of flexible uses, w in prominent locations is encouraged. Such areas are supported by substantial areas of industrial and commercial opportunity, and provide for well designed with high quality architecture and site design. I such areas to promote a strong positive community image. Kernstown Interstate Commercial @ 310 Located at a highly visible location on a prominent interstate i area of land use both north and south of Route 37 along Route 11, is designed specifically to accommodate and promote highway commercial land uses and commercial uses that continue to promote this area as a regional center. Particular effort must be made to ensure that access management supporting transportation network is a key priority as the funct interstate and primary road network is of paramount importance. Acces the areas of interstate commercial land uses shall be carefully Access Management is a priority along the Route 11 corridor. 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 pr adjacent to the Interstate 81 right-of-way, its ramps, and along the main arterial road, Route 11, the Valley Pike. A significant corridor appearance buffer is proposed along Route 11 similar to that established for Route landscaping, and bike path. The recently developed Kernstown Co Kernstown Area Plan 77 AI-AP PPENDIX REA LANS provides an excellent example of an enhanced buffer and landscaping area along Route 11 that also includes a multi-purpose trail that serves the area. Kernstown Industrial Area The existing industrial land uses north of Route 37 and both east and west of Route 11 are reinforced with this area plan. Industries includin Hood, are well established and should continue to be supported in this Additional industrial and commercial opportunity that is fully supportive of the County Economic Development Authorit targeted goals and strategies should be promoted. The intent of the industrial designation is to further enhance t like commercial and industrial areas and to provide focus to the Kernstown Creekside Neighborhood Village Kernstown Creekside Neighborhood Village serves as a focal point Kernstown Area and as a gateway feature for this important Count In addition, the Kernstown Creekside Area serves as a gateway into the City of Winchester, and on a broader scale, a gateway feature for this p Frederick County as citizens and visitors approach this portion the south. This neighborhood village should promote a strong positive community image. Residential land uses would be permitted only accessory component of the neighborhood village commercial land This area should have a strong street presence with particular attentbeing paid to the form of the buildings adjacent to Route 11. It is the intent of this plan to reaffirm Kernstown as a distinct community, blending the old wit building on the successful developments that have occurred in th County. Defined Rural Areas The Kernstown 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 western urban areas. In addition, the rural areas to the west of Shady Elm Road south of the industrial areas and west of Route 37 area in this location. The plan provides enhanced recognition of the rural residential land uses, Hedgebrook Farm, and the agricultural are Middle Road. This recognition and the location and boundaries of the proposed Kernstown Area Plan 78 AI-AP PPENDIX REA LANS urban areas. The continuation of agricultural uses west of Route 37 and Shady Elm Road will encourage the continuation of agribusiness activity and pro the integrity of the properties voluntarily placed in the South Agricultural and Forestal District. Kernstown Battlefield and Bartonsville Sensitive Natural Areas () A historic district designation or use of conservation easements is recommended for the portion of the Grim Farm, site of the Kernst Battlefield owned by the Kernstown Battlefield Association (KBA) in the County. This designation is intended to recognize the preservation of the core area of the Kernstown Battlefield. County regulations the formation of a historic district must be accomplished throug of the land owner. The County continues to support the Kernstown Battlefield Associations efforts in preserving and promoting this tremendous County resource. A similar designation should be pursued, in conjunction with pro in the Bartonsville area.In addition to its historical significance, much of the Bartonsville area is also within the 100 year floodplain and wou otherwise limited in terms of development potential. In Bartonsville, the rehabilitation, adaptive reuse, or restoration of historic strucres should be encouraged. Future development applications that have historic r the property should incorporate the resources on the site into d Any future development should be sensitive to those resources pr site. There are several historic sites and markers in the Kernstown Area Plan sites and markers should be buffered from adjacent development a preserved in their original condition whenever possible during a or land use planning. The Springdale Flour Mill is located in the center of Bartonsvil ideal for use as a key element for the Bartonsville Rural Histor be appropriate for the use on the property to develop as somethi encourage the protection of the structure and provide a use which encourages adaptive reuse users to utilize the property. Bartonsville South Perhaps the most outstanding feature of the land from Bartonsvil south to the Stephens City limits is the relatively pristine state of the sou the corridor. At time of writing, it remains relatively undeveloped. The majority Kernstown Area Plan 79 AI-AP PPENDIX REA LANS of this segment of the study area is currently either used for ais vacant. Only two, small-scale commercial enterprises are situated in this portion of the corridor. The bigger of the two is a commercial r use known as Appleland. General commercial land uses are envisioned in this area in the future. As noted, the Route 11 South corridor, in the area in and around is shown as the site of a future preservation effort. One of the significant elements of this plan is the buffering of This southern section of the corridor from Stephens City, north to Bartonsville is intended to be set apart from the existing commercial develop northern third of the corridor. The intent is that, through a c setbacks, vegetative screening, planting of shade trees along the edge of the right-of-way, and the provision of bike way and pedestrian access, the co would have a parkway-like appearance. A planted median strip is also envisioned when this section of Route 11 South becomes four lane locating within this section of the corridor would be expected to have no direct access to Route 11 South, but rather would access a proposed eas-west connector road which in turn would intersect Route 11 South. Valley Pike Trail For the Kernstown Area Plan, it is recommended that a new multi-purpose path be constructed along the length of Valley Pike through the study area connecting areas of land use, in particular those resources identified as , and providing connections with the City of Winchester and the Town of Stephens City. This pathway should be consistent with that of the path that exists in several locations along the road today. Examples of this such a recreational resource would provide an excellent example for other opportunities in the County. In general, the goals for land use in the Kernstown Area Plan ar Promote orderly development within areas impacted by new infrastructure. Provide a balance of industrial, commercial, residential, and ag areas. Promote mixed-use development in-lieu of large areas of residential. Concentrate industrial and commercial uses near and around inter arterial, and major collector interchanges and intersections. Encourage the preservation of prime agricultural areas and the continuation of Agricultural and Forestal Districts. Recommendations from the 2010 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be adopted by the Board of Supervisors and pedestria Kernstown Area Plan 80 AI-AP PPENDIX REA LANS shown in the plan should be constructed. This plan should also b reference for accommodation recommendations and guidelines. Ensure connectivity with existing or proposed bicycle or pedestr transportation accommodations wherever possible. In particular, or existing in the Town of Stephens City or in the City of Winch Pedestrian facilities should be constructed that connect neighborh commercial areas, employment areas and public facilities to prom and walkability. Trails should be planned and constructed that connect the Kernst proposed Valley Pike Trail, and Bartonsville (see the Valley Pike Trail exam described in the land use section). Linear parks should be constructed along creeks where permissibl topography. Residential Development The only area of urban Residential development has been identified is located within the Urban Development Area in the location identified as Creekside Neighborhood Village and the location identified as the Apple Valley Workforce Housing Area. New residential uses should complement the existing residential uses and should be generally of a higher residential density. Areas within the Kernstown Creekside Neighborhood Village and should include a neighborhood commercial component as described in the Creekside Neighborhood Village Land Use. It will be very important to mix residential development in this area with the right balance of c In this area, In the Kernstown Creekside Neighborhood Village slightly higher residential densities that may fall within the 6-12 units per acre range are envisioned (this is generally attached houses and may also include multifamily and a mix of other housing types). In the Apple Valley Workforce Housing Area, residential densities are envisioned to be no more than 4 units per acre and should include single family detached housing units. This land use is intended to accommodate households that average 60% of the median household income of the County. These densities are necessary to accommodate the anticipated gro County within the urban areas and are consistent with establishe within the study area and the densities needed to support the future residential land uses envisioned in the Plan. Kernstown Area Plan 81 AI-AP PPENDIX REA LANS The residential land uses west of Shady Elm Road and Rout 37 within the study area are envisioned to remain rural area residential in character. Shady Elm Road south and Route 37 may generally be considered as the boundary between the urban areas and rural areas within the western part of this study area. This provides a transition area to the Opequon Creek and to the well- established rural character of the Middle Road and Springdale Road area. Business Development The Plan identifies a prime area for industrial land uses, the Shady Elm Economic Development Area, to capitalize on future industrial and commercial employment opportunities. Existing areas of industrial development are recognized with additional development promoted. Regional commercial development opportunities are reinforced in the Kernstown Inters commercial area. In addition, an area is identified for neighborhood village commercial use, including retail, to accommodate existing residential communities and to build upon the successful Creekside commercial project. The improvements to the Exit 310 Interchange on interstate 81 at Route 37 furthers the significant commercial opportunities that the Plan seeks to take advantage of by identifying the Kernstown Interstate Commercial @ 310 area of land use. Future improvements identified for this area are envisioned to continue to enhance this areas major role for commercial and ind development. Transportation improvements within the study area boundaries. These plans call for improvements to existing road alignments and interchanges, the r existing roadways, and the construction of new road systems and Transportation improvements to the interstate, arterial, and collector road systems will contribute to improved levels of service throughout and will shape the land use patterns in the short and long term. In support of the new areas of land use, a transportation networ proposed which relates to the location and context of the areas of la 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 11 South Plan and the original Southern Frederick Plan. In this study there is a direct nexus between transportation and land use. The improvements to Interstate 81 at Exit 310, will provide an improved Kernstown Area Plan 82 AI-AP PPENDIX REA LANS opportunities to create a transportation network which supports the future growth of the community in the right locations. This area is al influenced by the ongoing and future improvements to Route 11 South, Shady Elm Road, and the future extension of Renaissance Drive to complete a key east-west connection south of Route 37. South of Bartonsville, in the area north of the Town of Stephens City, the road network provides fo connections into the Town and to the west to connect with the pl alignment of the Tasker Road flyover of Interstate 81. Access Management is a significant consideration of this study a transportation planning in Frederick County. This concept is s 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. The context of the collector road network is proposed to be diff focus being placed on a thoroughfare design that is accessible to all users and a more walkable environment. Particular attention should be paid to street network within the Kernstown Creekside Neighborhood Village Area to ensure that is highly walkable. The change in context in this specific location is to ensure compatibility with adjacent land uses and community goals surrounding land use, site design, and building design are featu help create context and promote the improvement of this area as a focal point and as a place with more distinct character. Attention should be provided to the context of the street in the Neighborhood Village Commercial ensure that these prominent locations are safe and accessible to transportation. Bicycle and pedestrian accommodations should be fully integrated to achieve a transportation network that is open to all users. Appropriately designed intersection accommodations should includ refuge islands and pedestrian actualized signals. In general, the road south of Apple Valley Road will provide for a more functional street open to all users. North of Apple Valley Road, Route 11 will have a more urban scale with a character that builds upon the archite established in the existing Creekside area. Special attention should be paid to ensure the transportation considerations of the Town of Stephens City to the south and the City of Winchester to the north are fully coordinated. In addition, transportation improvements in the Kernstown Battlefield area and the Bartonsville area should include taking a proactive approach in creating safe interconnected routes to the battlefield park from the adja creating additional access points. Traffic calming across the e Kernstown Creekside Neighborhood Village is warranted with special attenti placed on providing a safe and efficient access to this mixed us community. Kernstown Area Plan 83 AI-AP PPENDIX REA LANS Consistent application of Comprehensive Plan goals to achieve an level of service on area roads and overall transportation network, level of 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 development 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. Further in depth study should occur in the future regarding the preferred alignment of the road connections in the area immediately south to the Bartonsville area. Consideration should be given to ensur road network functions adequately and is sensitive to the many chat exist in that general area. Community Facilities The need for public spaces within the study area needs to be acknowledged. Opportunities for small public spaces within the Kernstown Creek Neighborhood Village should be pursued. The public facility element of the Kernstown Area plan should directly correlate to the Public Facilities chapter of the 2035 Comprehensive Plan. The public facilities element should also expand upon the existing 2035 Comprehensive Plan and ensure that opportunities for needed public facilities, currently identified, are not missed. The development community should work with FCPS, Fire & Rescue, and Parks and Recreation to determine facility needs. With regards to Public Utilities, Frederick Water and the County should continue to ensure the availability of adequate water resources in conjunction with the future land uses identified in Area Plans and future development capacities of water and sewer treatment facilities and projected future land uses, and provide opportunities for expansion of wat and sewage treatment facilities. Kernstown Area Plan 84 Winchester 63-A-80I Kernstown Area Land Use Plan Draft Long Range Land Use and UDA ¬ « 37 63 A 80I 63-A-80I Current UDA Draft UDA Sewer and Water Service Area Parcels Draft Long Range Land Use Residential Industrial Sensitive Natural Areas Institutional Environmental & Recreational Resources Proposed Workforce Housing I Map Produced by Frederick County Planning and Development Dept. January 30, 2019 00.050.10.2Miles BLACKBURN PROPERTY WORKFORCE HOUSING 2019 COMPREHENSIVE POLICY PLAN AMENDMENT January 9, 2019 TM #63-A-80I Back Creek Magisterial District Frederick County, Virginia Prepared For: Blackburn Farm, LLC Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 COMPREHENSIVE POLICY PLAN AMENDMENT 2019 INITIATION REQUEST FORM Owner(s) Information: Name: Blackburn Farm, LLC c/o Barbara B. Lewis, Manager Project Name: Blackburn Property Workforce Housing Comprehensive Plan Amendment Mailing Address: 458 Devon Drive Warrenton, VA 20186 Telephone Number: (540) 347-0668 Authorized Agent Information: Name: Greenway Engineering, Inc. Attn. Evan Wyatt, Director of Land Planning Project Name: Blackburn Property Workforce Housing Comprehensive 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: Blackburn Limited Partnership (Deed Book 812 Page 70) Note: Blackburn Farm, LLC established with Commonwealth of Virginia State Corporation Commission (SCC) on January 21, 2014 to convert Blackburn Limited Partnership to a limited liability company. SCC Certificate of Fact dated May 14, 2015 included as information in Instrument No. 150004355 which is included in this application. Reason for Request: The purpose of the Comprehensive Policy Plan Amendment request is to revise the Kernstown Area Plan future land use designation of the subject parcel from Shady Elm Economic Development Area to Shady Elm Workforce Housing Area. This land use designation will allow the development of workforce housing that provides affordable quality housing opportunities for residents of the community located within reasonable proximity of workplaces in the community. The Comprehensive Policy Plan Amendment includes the expansion of the Urban Development Area (UDA) Boundary to encompass the Shady Elm Workforce Housing Area. Project #0036E/CPPA Amendment 1 January 9, 2019 SECTION 1 FOR A MAP AMENDMENT Proposed Comprehensive Policy Plan Amendment Information: PIN(s): 63-A-80I Magisterial District: Back Creek District Parcel Size (approximate acres): The subject parcel (Tax Map Parcel 63-A-80I) is 71.849 acres in total size as depicted on the Boundary Line Adjustment Between the Lands of Graystone Corporation of Virginia and Blackburn Farm, LLC prepared by Marsh & Legge Land Surveyors, P.L.C. dated May 13, 2015 and recorded as Instrument No. 150004355. Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to the Plat entitled Boundary Line Adjustment Between the Lands of Graystone Corporation of Virginia and Blackburn Farm, LLC prepared by Marsh & Legge Land Surveyors, P.L.C. dated May 13, 2015 and recorded as Instrument No. 150004355. Existing Comprehensive Plan Land Use Classification(s): Industrial Proposed Comprehensive Plan Land Use Classification(s): Residential Workforce Housing Existing Zoning and Land Use of the Subject Parcel: The subject parcel is split-zoned M1, Light Industrial District and RA, Rural Areas District and is undeveloped. What Use/Zoning will be requested if Amendment is approved? The subject parcel with be developed as a residential workforce housing project proving affordable quality residential housing opportunities for citizens, which is located within reasonable proximity . The workforce housing project as envisioned will provide single- family detached residences that are single story structures and are served by a complete system of private streets. A Rezoning Application will be submitted for the subject parcel for RP, Residential Performance District zoning to allow for the development of a residential workforce housing project. 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 1/2-Mile from the Parcel(s) Perimeter if the Parcel is Less than 100 acres in Size: Project #0036E/CPPA Amendment 2 January 9, 2019 Please refer to the attached Zoning Map Exhibit that identifies the various zoning designations for properties within a ½-mile radius of the subject parcel. The following information describes existing and future land use characteristics within this radius boundary: Properties on the north side of Middle Road (Route 628) to the north of the subject parcel are zoned RA, Rural Areas District. Properties on the east side of Apple Valley Road (Route 652) to the east of the subject parcel are zoned RA, Rural Areas District and RP, Residential Performance District. Properties to the south of the subject parcel are zoned I1, Light Industrial. Route 37 West adjoins the subject parcel along the western property boundary. The remaining portion of the Blackburn Farm, LLC property is located on the other side of Route 37 West and is zoned RA, Rural Areas District. Please refer to the attached Long Range Land Use Exhibit that identifies the various future land use designations identified in the Kernstown Area Plan for properties within a ½-mile radius of the subject parcel. The following information describes existing and future land use characteristics within this radius boundary: Properties on the north side of Middle Road (Route 628) to the north of the subject parcel are located outside of the Kernstown Area Plan Boundary. Properties on the east side of Apple Valley Road (Route 652) to the east of the subject parcel are identified as Residential, Institutional and Rural Areas Land Uses. Properties to the south of the subject parcel are identified as Industrial Land Use. Route 37 West adjoins the subject parcel along the western property boundary. Properties on the other side of Route 37 West are identified as Rural Areas. Please refer to the attached Existing Land Use Aerial Exhibit that identifies the various land uses within a ½-mile radius of the subject parcel. The following information describes existing land uses within this radius boundary: Properties on the north side of Middle Road (Route 628) to the north of the subject parcel are developed as Residential and as a Christmas Tree Farm. Properties on the east side of Apple Valley Road (Route 652) to the east of the subject parcel are developed as Residential, Single-Family Small Lot Residential, a Church, and Battlefield Preservation Land. Properties to the south of the subject parcel are developed as Industrial Land Use. Project #0036E/CPPA Amendment 3 January 9, 2019 Route 37 West adjoins the subject parcel along the western property boundary. Properties on the other side of Route 37 West are developed as Residential Land Use and are undeveloped Agricultural Land Use. The Name, Mailing Address, and Parcel Number of 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 inclusion of the Shady Elm Workforce Housing Area as a new land use designation within the Kernstown Area Plan could potentially warrant a Text Amendment for consideration by the County. The following information has been provided specific to the Shady Elm Workforce Housing Area to identify potential text amendments that may be appropriate: Note: Strike-thru text to be eliminated and Red Font text to be incorporated Kernstown Area Plan Section (Page 76) The Kernstown Area Plan promotes a new area new areas of new land use focus; the Kernstown Neighborhood Village in the Creekside area, along the west side of Route 11, and the Shady Elm Workforce Housing Area, along the southwest side of Route 652 near the intersection with Route 628. This area The Kernstown Neighborhood Village should promote an attractive street presence along the frontage of Route 11 and reaffirm Kernstown as a distinct community, blending the old with the new, and building on the successful developments that have occurred in this area of the County. The Shady Elm Workforce Housing Area is intended to provide affordable quality residential housing that is located within Shady Elm Workforce Housing Area should promote quality housing design that is complementary to existing residential uses in the Kernstown Area Plan, and is limited in height to minimize visual impacts to the Kernstown Battlefield viewshed along Route 652. Shady Elm Economic Development and Workforce Housing Area (Page 77) The Shady Elm Economic Development and Workforce Housing Area is designed to be a significant area of industrial, and commercial and workforce housing opportunity that is fully intent of the industrial and workforce housing commercial and industrial areas, and centers, and to provide affordable quality housing for the required to support identified employment areas. In specific areas a mix of flexible uses, with Project #0036E/CPPA Amendment 4 January 9, 2019 office uses in prominent locations and workforce housing in appropriate 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 intent of such areas to promote a strong positive community image. Residential Development (Page 81) The only area Areas of urban residential development is are located within the Urban Development Area in the location identified as the Kernstown Creekside Neighborhood Village, and in the location identified as the Shady Elm Workforce Housing Area. New residential uses should complement the existing residential uses, and should be generally of a higher density. and should include Additionally, a neighborhood commercial component should be included as described in the Kernstown Creekside Neighborhood Village Land Use. It will be very important to mix residential development in this area the Kernstown Creekside Neighborhood Village with the right balance of commercial uses. In this area the Kernstown Creekside Neighborhood Village, slightly higher residential densities that may fall within the 6-12 units per acre range are envisioned (this is generally attached houses and may also include multifamily and a mix of other housing types). In the Shady Elm Workforce Housing Area, residential densities are envisioned to fall within the 4-6 units per acre range (this is generally detached and attached houses but does not include multifamily). 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 west of Shady Elm Road Route 37 West within the study area are envisioned to remain rural area residential in character. Shady Elm Road south Route 37 West may generally be considered as the boundary between the urban areas and rural areas within the western part of this study area. This provides a transition area to the Opequon Creek and to the well-established rural character of the Middle Road and Springdale Road area. SECTION 3 FOR ALL AMENDMENTS - TO BE COMPLETED 7/9/18 Justification of Proposed Comprehensive Policy Plan Amendment (Provide Attachments if Necessary). Describe why the Change to the Comprehensive Policy Plan is Being Proposed: The Blackburn Property Workforce Housing Comprehensive Plan Amendment is proposed to allow for the development of workforce housing that provides affordable quality housing opportunities for residents of the community. Workforce housing has been identified as a need in the community by the Economic Development Authority and the regional Affordable Housing Coalition in support of economic development land uses by providing housing opportunities for workers that are needed to meet the labor demands for local industrial, commercial, and public sector land uses. The 71.849-acre subject parcel is located within reasonable proximity of industrial, commercial, and public sector workplaces in the community; as well as within close Project #0036E/CPPA Amendment 5 January 9, 2019 proximity to major transportation routes. Therefore, the location of the subject property would be appropriate for a workforce housing development. The U.S. Census Bureau identifies Frederick County has having a median household income of $68,929 and having a median housing unit value of $231,400. Workforce housing provides an affordable housing option for qualifying families that average 60% of the local median household income. This in turn provides an opportunity for workers to reside in the community in which they work and not have to commute from other areas that offer more affordable housing. The Blackburn Property Workforce Housing Comprehensive Plan Amendment will incorporate the subject parcel into the Urban Development Area and provide the subject property with a Workforce Housing Area land use designation. These policy revisions will allow for the property owner to work with the County to create appropriate ordinance standards and conditionally rezone the subject property to develop a workforce housing project. The workforce housing project as envisioned will provide 200 single-family detached residences that are single story structures and are served by a complete system of private streets. These factors support and justify the Blackburn Property Workforce Housing Comprehensive Plan Amendment. How would the Resultant Changes Impact or Benefit Frederick County? Consider, for example, Transportation, Economic Development and Public Facilities: The Blackburn Property Workforce Housing Comprehensive Plan Amendment is proposed to provide affordable quality residential housing opportunities for residents of the community. The 71.849-acre subject parcel and major transportation routes. The impacts and benefits to Frederick County are identified specific to the proposed 200 single family unit project that would be developed subsequent to Board of Supervisor approvals of the Comprehensive Policy Plan Amendment, the RP District Housing Zoning Ordinance Amendment, and the Proffered Rezoning Amendment. Transportation The following tables provide projected traffic impacts comparisons of the traffic generation rates specific to the proposed 200 single family unit workforce housing project and 938,800 SF of light industrial development (0.3 FAR) consistent with the current future land use designation in the Kernstown Land Use Plan. The values used from this comparison were obtained from the Institute th of Traffic Engineers (ITE) Trip Generation Manual, 9 Edition, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Project #0036E/CPPA Amendment 6 January 9, 2019 Work Force Housing Weekday Traffic Volume Projected Impacts Land Use ITE ADT Rate AM Peak Hour PM Peak Rate Hour Rate Single-Family Detached 210 9.52 0.77 1.0 Projected Trip Rates: 200 SFD 1,904 ADT 154 AM Peak 200 PM Hour Trips Peak Hour Trips Light Industrial Weekday Traffic Volume Projected Impacts Land Use ITE ADT Rate AM Peak Hour PM Peak Hour Rate Rate General Light Industrial 110 6.97/1,000 SF 1.01/1,000 SF 1.08/1,000 SF Projected Trip Rates: 6,543 ADT 948 AM Peak 1,013 PM Peak Hour Trips Hour Trips 938,800 SF (0.3 FAR) The above tables demonstrate a reduced impact to transportation for average daily traffic volumes and for AM/PM Peak Hour volumes comparing the proposed 200 single family unit workforce housing project to the 938,800 SF of light industrial development. The 71.849-acre subject parcel has approximately 3,000 feet of frontage along Apple Valley Road (Route 652). The Eastern Frederick County Road Plan identifies Apple Valley Road as an Improved Minor Collector Road between Shady Elm Road (Route 651) and Middle Road (Route 628). The -of-way from the centerline of Apple Valley Road along the entire property frontage to accommodate future right-of-way needs as evident by Instrument No. 150004355. Project #0036E/CPPA Amendment 7 January 9, 2019 Economic Development The proposed 200 single family unit workforce housing project 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 each household. However, the workforce housing project does compliment economic development land use by providing housing opportunities within the community for workers that are needed to meet the labor demands for local industrial, commercial, and public sector land uses. The need for workforce housing projects in the community has been identified by the Economic Development Authority and the regional Affordable Housing Coalition. Water and Sewer Capacities The proposed 200 single family unit workforce housing project is located within the Sewer and Water Service Area (SWSA) and will be located within the Urban Development Area (UDA) subsequent to Board of Supervisor approval of Comprehensive Policy Plan Amendment. Greenway Engineering has analyzed the water and sewer capacity requirements for the 200 single family unit workforce housing project and has determined that an average daily demand of 60,000 GPD will be required for water and sewer service. The subject property has direct access to a 10- inch water line located along the property frontage and is within close proximity to a gravity sewer system that directs effluent to the 15-inch Hogue Run sewer interceptor to the Parkins Mill Wastewater Treatment Facility. Frederick Water is the public water and sewer service provider for the subject property and the proposed project is anticipated to not negatively impactpublic water and sewer facilities or capacities. Public Schools The proposed 200 single family unit workforce housing project will generate school age children that will create an impact to Frederick County Public Schools. The Frederick County Public Schools students/household calculation indicates that there will be an average of 0.39 school age children per household. The following table identifies the school age children impacts specific to the proposed 200 single family unit workforce housing project. Public School Projections School Name Students/Household Projected Students Number Orchard View Elementary School 0.19 Students/Household 38 Students James Wood Middle School 0.09 Students/Household 18 Students Sherando High School 0.11 Students/Household 22 Students Totals: 0.39 Students/Household 78 Total Students Project #0036E/CPPA Amendment 8 January 9, 2019 The proposed 200 single family unit workforce housing project will require approval of a Rezoning by the Board of Supervisors. Therefore, impacts to Public School Services will be determined Proffer Statement as a conditional of rezoning approval. Fire and Rescue The proposed 200 single family unit workforce housing project will create an impact to Fire and Rescue Services provided by the County. The Stephens City Volunteer Fire and Rescue Company is the first responder, which is located approximately 4.5 miles from to the subject property. The proposed 200 single family unit workforce housing project is projected to house 524 persons based on a 2.62 persons/household calculation derived from the 2017/2018 Frederick County Budget Document. Impacts to Emergency Services will be determined during the rezoning process and g approval. Parks and Recreation The proposed 200 single family unit workforce housing project will create an impact to Frederick County Parks and Recreation Services provided by the County. Impacts to Parks and Recreation Services will be determined Proffer Statement as a conditional of rezoning approval. Project #0036E/CPPA Amendment 9 January 9, 2019 SCALE: 1 Inch = 1,000 Feet PROJECT ID: 0036EDATE: 2018-06-27 AERIAL OVERVIEW DESIGNED BY: MEW FREDERICK COUNTY, VIRGINIA BACK CREEK MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT AERIAL OVERVIEW BLACKBURN PROPERTY COMPREHENSIVE POLICY PLAN AMENDMENT BLACKBURN PROPERTY :ELACS teeF 000,1 = hcnI 1 TEEF 002 NIHTIW E6300 :DI TCEJORP72-60-8102 :ETAD WEM :YB DENGISED SEITREPORP GNIDNUORRUS AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM KEERC KCAB TNEMDNEMA NALP YCILOP EVISNEHERPMOC TEEF 002 NIHTIW SEITREPORP TNEMDNEMA NALP YCILOP EVISNEHERPMOC YTREPORP NRUBKCALB YTREPORP NRUBKCALB :ELACS teeF 000,1 = hcnI 1 TIBIHXE ESU DNAL E6300 :DI TCEJORP72-60-8102 :ETAD WEM :YB DENGISED GNISUOH ECROFKROW DESOPORP AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM KEERC KCAB TNEMDNEMA NALP YCILOP EVISNEHERPMOC TIBIHXE GNISUOH ECROFKROW DESOPORP TNEMDNEMA NALP YCILOP EVISNEHERPMOC YTREPORP NRUBKCALB YTREPORP NRUBKCALB :ELACS teeF 000,1 = hcnI 1 E6300 :DI TCEJORP72-60-8102 :ETAD TIBIHXE ESU DNAL EGNAR GNOL WEM :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM KEERC KCAB TNEMDNEMA NALP YCILOP EVISNEHERPMOC TIBIHXE ESU DNAL EGNAR GNOL YTREPORP NRUBKCALB TNEMDNEMA NALP YCILOP EVISNEHERPMOC YTREPORP NRUBKCALB :ELACS teeF 000,1 = hcnI 1 E6300 :DI TCEJORP72-60-8102 :ETAD TIBIHXE GNINOZ WEM :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM KEERC KCAB TNEMDNEMA NALP YCILOP EVISNEHERPMOC TIBIHXE GNINOZ YTREPORP NRUBKCALB TNEMDNEMA NALP YCILOP EVISNEHERPMOC YTREPORP NRUBKCALB SCALE: 1 Inch = 1,000 Feet PROJECT ID: 0036EDATE: 2018-06-27 EXISTING LAND USE DESIGNED BY: MEW FREDERICK COUNTY, VIRGINIA BACK CREEK MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT EXISTING LAND USE BLACKBURN PROPERTY COMPREHENSIVE POLICY PLAN AMENDMENT BLACKBURN PROPERTY :ELACS teeF 000,1 = hcnI 1 E6300 :DI TCEJORP72-60-8102 :ETAD TIBIHXE REWES DNA RETAW WEM :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM KEERC KCAB TNEMDNEMA NALP YCILOP EVISNEHERPMOC TIBIHXE REWES DNA RETAW YTREPORP NRUBKCALB TNEMDNEMA NALP YCILOP EVISNEHERPMOC YTREPORP NRUBKCALB evA yellaV