CPPC 04-08-96 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Comprehensive Plans and Programs Committee
FROM: Kris C. Tierney, Deputy Planning Direct
RE: Meeting Date and Agenda
DATE: April 2, 1996
There will be a meeting of the Comprehensive Plans and Programs Committee on April 8, 1996 at
7:30 p.m. in the Conference Room of the Old County Court House.
Please let me know if you are unable to attend.
AGENDA
1) Discussion of request to expand the Urban Development Area. This is a continuation of the
discussion at our March meeting.
The staff is putting together the information requested following our discussion of this
item at our last meeting and we will have it ready by Monday.
2) Discussion of Northeast Frederick County Study Area.
Staff would like to discuss the objectives of the study and reach a consensus on the
appropriate limits of the study area. The Committee should also consider a date for
a preliminary public meeting similar to the initial Round Hill Community meeting.
A map showing a proposed boundary for the study area is attached. The map shows existing zoning,
the location of sewer and water lines, and the limits of the Stephenson and ClearbrookBrucetown
Community Centers.
107 North Kent Street • Winchester, Virginia 22601-5000
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CPPC Agenda for April 8, 1996 Meeting
April 2, 1996
The staff has attempted to delineate a boundary of the area to be evaluated as part of what was
originally referred to as the Route 1 I North corridor study. What we find is that it would be difficult,
and perhaps shortsighted, to limit the study to just the Route 11 corridor. Route 11 travels through
both Stephenson and Clearbrook, two long-established Community Centers which have been
identified within the Comprehensive Plan as needing attention. You cannot discuss land use along
Route I 1 without discussing policies for these Community Centers. There is also the area around
the McCann farm that has been discussed at various times as a potential future industrial area that
should be examined as part of this study.
Once the focus of the study is expanded to include the Community Centers and the area around the
McCann properties, the boundary of the area moves eastward quit a bit. Given that land use changes
around the Route 11 corridor can have an impact on such things as traffic and stormwater runoff all
the way to the Opequon, staff felt compelled to include all the land to the eastern edge of the County.
While this includes avast amount.of rural land, it. is important to emphasize that we are attempting
to.delineate the limits of the studyarea and ,are in•no.way implying that this entire area might be
proposed.for urban type, development.. In fact, we would -expect that the policy recommendations
for large :portions of.the study area would. remain essentially the same as they are today.
The total studyarea proposed by staff encompasses roughly 14,700 acres. It runs from Interstate 81
on the west to the Opequon on the east, and from the West Virginia line on the north to the northern
limits of the Route 7 study area.
KCT/rsa
Attachments
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CPPC Agenda for April 8, 1996 Meeting
April 2, 1996
Northeastern Frederick County Study Area
Fact Sheet
Mission Statement:
Areas in the general location of the Route 11 corridor have been identified as having potential for
industrial development. This is due to a combination of factors such as the location of a rail line,
the close proximity to Interstate 81, the potential availability of necessary infrastructure, and the
abundance of relatively large tracts of open land that may be suited for such use. In addition to the
desire to establish additional areas for industrial development, there is also a long recognized need
to establish general land use policies. for the Community Centers located within the study area.
The intent of this study is to develop a general land use plan for the area defined. Guidelines
established will need to be varied depending on the particular characteristics of various subareas
within the overall study boundary. A variety of factors will need to be considered in this process.
Impacts on the transportation network and existing land use are two important elements. The Land
Use Plan should be developed through a process of public input and discussions with the Board of
Supervisors and Planning Commission. Policies should be formulated that will lead to the most
desirable outcome in terms of fiscal, aesthetic, and environmental impacts to the study area and the
County as a whole. ,
Proposed Study Boundary: The area defined by a line running along the east side of Interstate 81,
roughly parallel and north of Route 7, then west of the Opequon Creek and south of the West
Virginia line.
The proposed area Includes Clearbrook, Brucetown, and Stephenson which, in 1987, had an
estimated combined population of 1,948.
Approximate Total Area: 14,700 acres
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CPPC Agenda for April 8, 1996 Meeting
April 2, 1996
The following information is available:
Zoning
Flood Plain Location
Historic sites/properties
1993 Traffic Counts
Location of existing sewer
Location of existing water
Rail line location
Gas line location
The following information is desired:
Public Input
More accurate population and land use information.
Some analysis of current traffic versus design capacity for certain roads and intersections.
OF
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4,1
Discussion Regarding Expansion of the Urban Development Area
--A Look at Adjacent County and City Properties Under Common Ownership --
As requested by the Comprehensive Plans and Programs Committee at their March meeting,
staff has researched the potential for requests to expand the Urban Development Area to include
property that is divided by the City and County political boundary line. This request by the
CPPC was in response to a request from G.W. Clifford to include a 8.43 acre parcel within the
UDA, enabling a rezoning to RP, followed by the development of a residential subdivision. This
8.43 acre parcel is located adjacent to the Westridge subdivision (located in the City), and is held
by the same property owner.
Staff researched the County and City political boundary and the adjacent properties. Many of
the parcels that border the political boundary in the City are currently developed. Staff found
that qualifying properties were located along the western boundary of the City, between
Northwestern Pike (Rt. 50 west) and Middle Road (Rt. 628). Those properties that have not
been developed were further researched to determine who owned the properties. Expansion of
the UDA boundary would be necessary prior to residential rezoning of any of these parcels.
There appear to be only a few properties that may potentially request an expansion to the UDA
for future development considerations. These properties are either owned by the same owner or
are owned by holding companies that potentially have common development interests.
The following identify those properties that may request modifications to the UDA boundary:
Glaize Development; owns 8.43 acres in the County (53-A-3), adjacent to the existing
City subdivision" NA7estridge". This is the property that prompted this research.
Pembroke Cove Properties; owns 100 acres in the County (53-A-91), adjacent to 98 acres
in the City owned by Abrams Creek Development Association (230-01-1).
Walter Gruff; owns 3.46 acres in the County (53-A-5), and an adjacent 3.13 acres in the
City (288- -3).
April 8, 1996