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September 25 2019 Board_PlanningCom_CPPC_JointWorkSession_AgendaAGENDA JOINT WORK SESSION MEETING BOARD OF SUPERVISORS PLANNING COMMISSION COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE (CPPC) WEDNESDAY, SEPTEMBER 25, 2019*5:30PM BOARD MEETING ROOM 107 NORTH KENT STREET, WINCHESTER, VIRGINIA 22601 Call to Order 1.Comprehensive Plan Amendment (CPPA) Request for 2019: •CPPA #02-19 –Woodside Business Park –Woodside Road –Clearbrook CPPA #02-19, for Woodside Business Park –Sewer and Water Service Area (SWSA) Inclusion Request and land use designation change; Parcels 34-A-129E, 34-A-129I and 34-A-129G. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 181.56 acres of land. The request also seeks to change the land use designation from warehousing as shown in the Northeast Land Use Plan to industrial; the properties are currently zoned RA (Rural Areas). The properties are located on the northeastern side of Woodside Road, the site also has frontage on Grace Church Road, in the Stonewall Magisterial District. 2. Planning project items: •Update of Northeast Land Use Plan •Rural Areas/Rural Community Centers Study •Housing related initiatives •Transportation planning and project implementation review •Other topics 3.Adjourn Item #1: 2019 Comprehensive Plan Amendment Request The Planning Department received one Comprehensive Plan Amendment r June 1, 2019 deadline: CPPA #02-19, for Woodside Business Park Sewer and Water Service Area (SWSA) Inclusion Request and land use designation change; Parcels 34-A-129E, 34-A-129I and 34-A-129G. This is a request to expand the boundary of the Sewer and Water Area (SWSA) to include 181.56 acres of land. The request also s use designation from warehousing as shown in the Northeast Land Use Plan to industrial; the properties are currently zoned RA (Rural Areas). The proper northeastern side of Woodside Road, the site also has frontage o the Stonewall Magisterial District. CPPC Recommendation: Study only in conjunction with a new Northeast Land Use Plan study. The Comprehensive Plans and Programs Committee (CPPC) discussed this request at their July and August 2019 meetings. The Committee expressed concerns withrequested SWSA expansion request when utilities will not be readily available in this area in theThe CPPC did not recommend sending the request forward as an individual amendment. Ultimately, the CPPC recommended that the Board of Supervisors initiate a larger Northeast Land Use Plan (NELUP) that reexamines land use, transp availability. The Committee wanted to see a comprehensive review of the entire plan that engages all effected parties (i.e. County, Frederick Water, VDOT, landowners). Attached you will find the applications, maps showing the location of the proposals, maps showing the location of the proposals in the context of the Northeast Land Use Plan, comments from Frederick Water and information provided by the Applicants. this Amendment warrants further study and consideration. 315TaskerRoadPH(540)8681061EricR.Lawrence StephensCity,Virginia22655Fax(540)8681429ExecutiveDirector www.FrederickWater.com MEMORANDUM TO:CandicePerkins,AssistantDirector,FrederickCountyPlanningDepartment FROM:EricR.Lawrence,ExecutiveDirector SUBJECT:2019ComprehensivePolicyPlanAmendmentReviewWoodsideBusinessPark DATE:July2,2019 ThankyoufortheopportunitytoprovidepreliminarycommentsontheComprehensivePolicy PlanAmendmentapplicationsreceivedforthe2019applicationperiod.Weunderstandthat Frederick·;©xpreliminarycommentswillbesharedwiththeBoardofSupervisorsand PlanningCommissionduringtheirCPPAreviewjointworksessionlaterthissummer.We welcometheopportunitytoparticipateinamorethoroughreviewoftheapplicationoncethe Boarddecidesiftheapplicationwarrantsfurtherevaluation. Ourpreliminarycomment: WoodsideBusinessParkSWSAExpansionandIndustrialLandUseDesignationRequest; Parcels34A129E,34A129I,and34A129G. ThesepropertiesarelocatedintheNortheastLandUsePlan(NELUP),eastofWoodsideRoad. FrederickWaterdoespresentlyprovidewatertotheAmazondistributionfacility,locatedwest ofthe¦¦z-·zxparcels;nowaterorsewerlinesenterthesubjectparcels. ThecurrentsewerinfrastructureservingtheNELUPwasfundedthrough2001eraGrantinAid agreementsbyanumberofpropertyownerswhosoughtaccesstopublicandsewer.Sewer capacityislimitedasthesewerimprovementsconstructedwiththeGrantinAideffortwere WaterAtYourService Page2 Commentonthe2019ComprehensivePolicyPlanAmendmentApplicationforWoodsideBusinessPark CandicePerkins July2,2019 sizedforthosepropertyowners,andthelanduseswithintheSWSAdepictedinthe2000 NELUP. Frederick·;©x2017SanitarySewerMasterPlan(2017SSMP)utilizedthe/Ò·äx2035 ComprehensivePolicyPlan(2035CPP)asguidanceandfoundationforitssewerimprovement recommendations.The2017SSMPevaluatedthe2035CPPfuturelandusesandtheSWSA,and thenprojectedthenecessarysewersystemimprovementstomeettheprojecteddemands. The2017SSMPrecommendedanumberofimprovementstomeettheprojecteddemands generatedbythe2035CPP,includinganewwastewatertreatmentplant.Anyadditionalfuture expansionsbeyondthoseinthe2035CPPwouldnotbecapturedbythe landusesandSWSA 2017SSMP,andthereforemaynotbepositionedforadequatesanitarysewerserviceinthe future. TheWoodsideBusinessParkCPPAwasdiscussedbytheFrederickWaterPlanningCommittee onJuly1,2019.ThePlanningCommitteerecognizedtherecommendationsfromthe2017 SSMPandtheprojectedcostsinexcessof$40million.ThePlanningCommitteerecommended thatpropertyownerswhobenefitfromaSWSAexpansionandnewlandusedesignationsbe accountablefortheimprovementssothattheexistingcustomerbasenotbeburdenedwith improvementcoststhatbenefitnewdevelopment.Ultimately,thePlanningCommitteevoiced thattheexistingsewersystemandimprovementsrecommendedinthe2017SanitarySewer MasterPlanwouldnotbeadequatetomeetthedemandsofanexpandedSWSAandadditional Industriallandusedesignation. FrederickWaterdoesnotsupportfurtherstudyoftheapplicationwithoutconsiderationofa muchlargerstudyareathatwouldcollectivelyconstricttheSWSA,andcontributeto infrastructureimprovementsthatconveythestudyareasewagedirectlytotheOWRFortoa newWWTP.Astudyofopportunities,andimplementationofresults,forexpansionof wastewatertreatmentfacilitieswouldalsobenecessary. 4470 WOODSIDE RD WOODSIDE RD 331 MARTINSBURG CPPA # 02 - 19: Woodside Business Park BERKELEY COUNTY WOODBINE RD PIKE WEST VIRGINIA 4442 PINs: 34 - A - 129E, 34 - A - 129G, 34 - A - 129I MARTINSBURG PIKE Draft NELUP and SWSA Amendments 4420 276 MARTINSBURG3150 WOODBINE RD Long Range Land Use Map PIKE WOODSIDE RD 4392 MARTINSBURG PIKE 3026 WOODSIDE RD 2973 280 WOODSIDE RD WOODBINE RD CPPA #02-19 2066 34 A 129G GILLIE LN 4230 MARTINSBURG PIKE CPPA #02-19 34 A 129I 4170 MARTINSBURG PIKE CPPA #02-19 34 A 129E 271 BRANSON 217 2619 SPRING RD GRACE WOODSIDE RD CHURCH RD 305 Application ABRILS 311 Urban Development Area 2619 RUN LN ABRILS WOODSIDE RD Sewer and Water Service Area RUN LN Parcels Eastern Road Plan Major Arterial Improved Major Arterial Minor Arterial 461 Improved Minor Arterial GRACE CHURCH RD Major Collector Improved Major Collector 571 GRACE Minor Collector 1435 CHURCH RD 181 445 BRUCETOWN RD § ¨¦ Improved Minor Collector ABRILS BERKELEY GRACE 81 RUN LN 471 CHURCH RD COUNTY Ramp GRACE 2490 CHURCH RD 569 Roundabout WOODSIDE RD 527 340 SIR GRACE GRACE Trails JOHNS RD CHURCH RD CHURCH RD 167 603 Long Range Land Use 1435 § ¨¦ 570 ABRILS RUN LN GRACE 81 BRUCETOWN RD GRACE Business CHURCH RD 493 CHURCH RD SIR JOHNS RD Mixed Use Industrial/Office 643 Industrial GRACE 663 CHURCH RD Clear Brook Warehouse 1673 GRACE 120 BRUCETOWN RDCHURCH RD Clear Brook Heavy Industrial µ Extractive Mining Rural Community Center Sensitive Natural Areas Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 05001,0002,000Feet Map Created: June 20, 2019 3121 WOODBINE RD 4442 WOODSIDE RD CPPA # 02 - 19: Woodside Business Park MARTINSBURG BERKELEY PIKE COUNTY 4420 PINs: 34 - A - 129E, 34 - A - 129G, 34 - A - 129I 3150 WEST VIRGINIA 276 MARTINSBURG WOODSIDE RD WOODBINE RD PIKE Draft NELUP and SWSA Amendments Zoning Map 3026 WOODSIDE RD 2973 280 WOODSIDE RD WOODBINE RD CPPA #02-19 2066 34 A 129G GILLIE LN 4230 MARTINSBURG PIKE CPPA #02-19 34 A 129I 4170 MARTINSBURG PIKE CPPA #02-19 34 A 129E 271 217 BRANSON 2619 GRACE SPRING RD WOODSIDE RD CHURCH RD 311 ABRILS RUN LN 305 ABRILS 2619 RUN LN WOODSIDE RD Application Urban Development Area 461 Sewer and Water Service Area GRACE Parcels CHURCH RD Eastern Road Plan Major Arterial 571 GRACE 1435 Improved Major Arterial CHURCH RD 181 445 BRUCETOWN RD ABRILS Minor Arterial GRACE RUN LN 471 CHURCH RD § ¨¦ Improved Minor Arterial GRACE BERKELEY 81 2490 CHURCH RD 569 COUNTY WOODSIDE RD Major Collector 527 SIR 340 GRACE JOHNS RD Improved Major Collector GRACE CHURCH RD 603 167 CHURCH RD Minor Collector GRACE ABRILS RUN LN 1435 CHURCH RD BRUCETOWN RD493 Improved Minor Collector§ ¨¦ 570 SIR JOHNS RD 81 GRACE Ramp CHURCH RD 663 GRACE Roundabout CHURCH RD 1673 120 Trails Clear Brook 111 BRUCETOWN RD 1761JOHN JOHN Zoning Clear Brook DEERE CT BRUCETOWN RD µ EM (Extractive Manufacturing District) M1 (Light Industrial District) M2 (Industrial General District) Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 05001,0002,000Feet Map Created: June 20, 2019 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed items listed below have been submitted.) A. Owner(s) Information: 1. Name: Woodside Land Company, LLC; Light, H.G. & Son, Inc.; and Light, John H, Trustee 2. Project Name: Woodside Business Park 3. Mailing Address:2873 Woodside Road, Clear Brook, VA 22624 4. Telephone Number: 540.539.3834 Authorized Agent Information: 1. Name: Tim Stowe, Stowe Engineering, PLC 2. Project Name: Woodside Business Park 3. Mailing Address: 103 Heath Court Winchester, VA 22602 4. TelephoneNumber: 5 40.686.7373 B. Legal interest in the property affected or reason for the request: The owner would like to change the future land use from warehousing to Industrial and would also like to have the property included in the Sewer and W C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1.FOR A MAP AMENDMENT a. PIN(s): 34 A 129E, 34 A 129I, & 34 A 129G Magisterial District: Stonewall b. Parcel size (approximate acres): 181.56 c. Plat of area proposed for CPPA amendment, including metes and bodescription. See tab labeled PLAT d. Existing Comprehensive Plan land useclassification(s): Warehousing and a small Sensitive Natural Area are the existing he 2035 Comprehensive Plan. e. Proposed Comprehensive Plan land use classification(s): The proposed Comprehensive Plan land use designation is industrial.The Sensitive Natural Area will remain unchanged. f.Existing zoning and land use of the subjectparcel: The existing zoning is Rural Agricultural. g. What use/zoning will be requested if the amendment is approved? M-1 Light Industrial. h. 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 ar within: 1/4 mile from the parcel(s) perimeter if the parcel is less than size; ½ mile if 21 - 100 acres in size; or One mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. The maps on the following pages show existing conditions, future land use designations, and zoning as of May 2019 within 1 mile of the Woodside Business Park. The 2035 Comprehensive Plan designates the Route 11 North corridor for co growth. The following table provides a summary of the surrounding land uses and zoning. Direction Land Use Zoning South Extractive Mining & Heavy Extractive Mining Industrial East Agricultural Rural Agricultural North Industrial, Agricultural Manufacturing, Rural Agricultural West Business and IndustrialM1, B2, B3, and RA The 2035 Comprehensive Plan strategies and goals are being accomplished with the growth of commercial and industrial land use in the Route 11 Nor Establishing additional land for industrial use will further advance these goals and strategies to attract quality industries to Frederick County that help offset the cost of services to residential development. Farmland - According to the USDA Web Soil Survey, 20% of the area encompassed in this proposed amendment is Prime Farmland. Although the land is used for farming the poor draining soils in this area are not ideal for farming. In F Prime Farmlands are generally west of I-81 where the soils support healthy farming. i. The name, mailing address, and parcel number of all property own ft. of the subject parcel(s), with Adjacent Property Owners Affi 8). The mailing list is on the following page. 2.FOR A TEXT AMENDMENT a.Purpose and intent of the amendment. To recognize and implement critically needed transportation improvements along the Route 11 North corridor.Also, to obtain the participation of proposed industrial facilities with the expansion of wastewater capacity in the area. b. Cite Plan chapter, goal, policy and/or action strategy text that be amended. Chapter V Transportation, Planning Assumptions, Route 11 North Corridor. Chapter VI Public Facilities, Frederick Water Focus for the Future c.Proposed new or revised text. Chapter V Transportation. PLANNING ASSUMPTIONS Route 11 North Amendment (pg. 44) Existing Text - Modeling of the expected development along the Route 11 North corridor indicates a need for widening and access management to with the corridor to become six lanes to Cedar Hill Road and four lanes to the West Virginia State line. The most immediate need is to widen from Route 37 to Old Charlestown Road. Proposed additional text Until recent years the area from Hopewell Road and Brucetown Road to Rest Church Road has been comprised mainly of rural residential, and agricultural land uses. In recent years large distribution facilities including Amazon and McKesson have been developed along the corridor, and expected. Akin to changes in land use are changes in traffic volume and composition. To fully evaluate these changes, a detailed traffic study should accompany any future industrial rezoning proposal and should identify transportationdeficiencies and remedies to be provided by the proposed development. Project timing may necessitate the improvement of local roads before the Route 11 mainline imprThe cost for improvements should be spread equitably among landowners alo corridor, which will benefit from the improvements in connectionture rezonings. Funding from VDOT should be pursued to leverage private investments in transportation improvements. Chapter VI Public Facilities. FREDERICK WATER Focus for the Future (pg. 75) Insert after the last paragraph In the Route 11 North Corridor, there is limited sewer capacity. Future industrial rezoning proposals should recognize the sewer capacity constraint and participate in the construction of wastewater infrastructure necessary to serve the Route 11 North Corridor area. Note: Please attach and specify text changes with additions unde deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/object action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to policies, and action strategies areappropriate. (reference is made to the corresponding section of the 2035 Comp Comprehensive Plan Section IV. Business Development, Introduction, Focus for the Future To encourage commercial and industrial uses to Frederick County has designated certain areas solely for these types of uses such as the Route 11 North corridor, Kernstown area, Round Hill, the Route 277 Triangle area, and in the vicinity of the Winchester Regional Airport. Future planning efforts will contin opportunities to align land uses to promote business development Policy Appropriateness - In response to this policy, the proposed Comprehensive Plan amendment will establish an additional 181.56 acre of land for industrial development, thereby aligning land use with business development opportunities. Comprehensive Plan Section IV. Business Development. Introduction, Community Benefits Adequate amounts of land must be planned for and designated for and Industrial uses and residential developments. Striking a bal and ensuring that the tax rates remain low and that services are available to s these initiatives will help make Frederick County an economic en region. Policy Appropriateness - In response to this policy, the Light Property will be designated as industrial land. Its development as such will enable the county to strike the desired balance between all land uses. GOAL: Develop a Strategy that Promotes the Expansion of Desirable Busi, and Industrial Land Uses. STRATEGIES: Frederick County Economic Development Authority (EDA) targeted i February 2016): Light Industrial Pharmaceutical & Medicine Manufacturing, Scientific Research & D and Lab Services Business Services Retail The proposed land use and SWSA change will further the goals, policies, objectives, and strategies outlined in the Comprehensive Plan by opening lands for commercial and industrial uses. The proposed amendment is appropriate because it incorporates large tracts of land where planning for inter-parcel movement of goods and services, multi-modal movement of raw and finished products, and regional water service become practical and efficient. Additionally, the presence of natural gas lines and right of ways, an electric sub-station, and fiber optic infrastructure will provide the utility services necessary for industrial development. Comprehensive Plan Section IV. Business Development, Office and Community Benefits The continuation of a low residential tax rate is a direct resul commercial and industrial tax. Currently, commercial and industrial tax revenue accounts for approximately 13% of the Countys tax base. The Cou that this should be around 25% to ensure a balanced fiscal environmen derived from the average single-family residence is approximately fifty percent of the cost of service provided for that same residence. The Countys f dependent upon recruiting office and industrial occupants which offs residential costs. The proposed land use and SWSA changes designate an additional 181.56 acres of land for industrial use, strengthening the countys financial po residential costs. GOAL: Identify and Recognize Areas in the County Most Strategically Su Office and Industrial Development STRATEGIES: Complete review of area land use plans to ensure sufficient acre office and industrial uses. All infrastructure, such as voice and data fiber, electric, wate, and natural gas, should be extended to areas identified for office a non-rural residential areas. The rezoning process should be examined and streamlined as appropriate in order to encourage landowners of properties identified in Area Plans (see proceed with rezoning. The Light Property meets this goal as it is well suited for indu proximity to I-81 and the Winchester & Western railroad encourage multi-modal transportation solutions, and its proximity to similar uses fost success. The property is a short distance from the Anderson Wate, which supplies quality water at high pressures to the area. Wastewater will be pumped to the Frederick Water system. Comprehensive Plan Section VII Natural Resources, Water Supply and Water Quality Water supply is critical to both the natural and built environment, and viable sources are essential for future economic development in the County&.with the exception of water purchased from the City of Winchester, which comes from th Shenandoah River, the County is entirely dependent on groundwater sources. Frederick Waters Opequon Water Supply Plan (OWSP) initiative, is underway and is designed to ensure a safe, reliable, and sustainable supply of w communitys projected drinking water needs. By 2035, Frederick Water water customers may require up to 12 million gallons of drinking water doubling from todays average of 5.6 million gallons per day. Frederick Water is prepared to meet this demand through the OWSP. This system expansion will supply water to the Woodside Business Park area. The limited capacity of the wastewater transport piping in the R restricts full development of the region. Frederick Water is taking steps to expand capacity and has developed a long-range wastewater plan that accounts for the development of the Light property. By adopting this amendment, the Frederick Water and Comprehensive Plans are aligned in planning for future growth in this area. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. The proposed land use will strengthen the county's financial pos, thereby enabling the county to offset better the costs associated with residential development. This amendment dovetails with the intent and direction of the 2035 Comprehensiv Route 11 North recommendations and those for supporting existing e.What level of service impacts, if any, are associated with the request? The level of service impact associated with commercial and industrial development is transportation. The proposed roadway improvements will move traffic to Route 11 quickly and efficiently via the proposed north-south major collector road through the property. The long-range timing of the Light Property development provides an excellent planning horizon for VDOT and plan together. The Winchester & Western railroad is near to the property and can provide rail service to the industrial businesses locating here. 3.FOR ALL AMENDMENTS a. Justification of the proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. This amendment is proposed because the owner sees an opportunity to create and expand businesses while implementing critical land use and financial goals of the Comprehensive Plan. He desiresto see this area develop into a positive economic generator for the County. The proximity of the proposed industrial area to the I-81 corridor and the Winchester & Western rail line facilitates the materials and finished goods, and its location next to the new A provides additional opportunities to attract commercial and indutrial entities to the county. b. How would the resultant changes impact or benefit Frederick Coun for example, transportation, economic development, and public facilities. Positive Impact #1 - The economic benefits to Frederick County through real estate, business property, and Machinery & Tools revenue without the cosof schools and other services typically associated with residential development. Positive Impact #2 - The developer, not the citizens, will bear the development costs of this land. The proximity of the site to I-81 and the Winchester and Western railroad makes the location highly attractive to potential industrial users. Positive Impact #3 - The size of the Light property makes it appropriate for industries requiring a large site. Negative Impact #1 - Commercial and industrial land uses create traffic, and there may be additional traffic in the Route 11 North corridor and its Negative Impact #2 - When the development of the site occurs, local roads will be impacted and will need to be improved or replaced. The improvements required must be identified and addressed during the rezoning. Other information may be required by the Director of Planning, t Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional inform Item #2: Planning Project Items Update of the Northeast Land Use As recommended by the CPPC, an update of this area plan would be o given the changes in land use that have occurred over the last d the frequent requests for adjustments to the Comprehensive Plan. Rural Areas/Rural Community Center Study Development pressures are increasing making it important that th o policies and regulations are evaluated and improved to preserve character and rural economy of these areas and promote the rural community centers as focal points for the rural areas. Housing Initiatives Recent interest in workforce and affordable housing projects ind o the County needs to examine how we provide for these housing typ goal of the Comprehensive Plan is to encourage innovative housin that also accommodate a full range of affordability. Transportation Planning and Project Review VTRANS, the statewide transportation plan update is underway. Al o MPO long range transportation plan update is in progress. he above efforts, and recent development o related projects, has highlighted that it may be timely and bene evaluate how effective the County is in implementing our transpo plan and if adjustments need to be made to ensure that transport improvements are secured for the benefit of Frederick County. Other items of interest to the Board of Supervisors/Planning Commission.