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CPPC 04-10-00 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee Northeastern Land Use Study Liaisons FROM: Evan A. Wyatt, Deputy Director RE: April Meeting DATE: April 5, 2000 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, April 10, 2000 at 7:30 p.m. in the first floor conference room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: AGENDA 1) Northeastern Land Use Study - The CPPS will continue discussion and review of information associated with the land use study. 2) Other. Staff has been directed to advise all committee members and liaisons that access to the County Administration Building for night meetings that do not occur in the Board room will be limited to the back door of the four-story wing. I would encourage committee members to park in the county parking lot located behind the new addition or in the Joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. Please contact our department if you are unable to attend this meeting. Thank you. U: \Evan\Common\Cpps\Apri 110,2000. CPPSMeeting. wpd 107 North Kent Street - Winchester, Virginia 22601-5000 ITEM #1: NORTHEASTERN LAND USE STUDY During the March 20, 2000 meeting, staff presented three alternative land use plans for consideration by the CPPS and project liaisons. The CPPS and project liaisons felt that each plan offered opportunities to address the varied comments received during the public visioning meetings; therefore, it was recommended that a draft plan be developed to reflect the desired features of each plan. Furthermore, the committee requested that staff prepare the draft plan in an 11 x 17 format and develop draft text for the land use plan which described the essence of the 1996 Route 11 North Land Use Plan, identified the objectives of the Northeastern Land Use Plan, and described the technical aspects of the identified objectives. Please find attached a draft land use plan map and associated text for review and discussion. The draft land use plan reflects a significant portion of the alternative "Plan A" and several desired components of the alternative "Plan B". One significant issue that is depicted on the draft land use plan is a residential component within the defined Rural Community Center (RCC) boundaries. The CPPB and project liaisons felt that there was a benefit to providing residential opportunities within close proximity of the future industrial and commercial areas; however, the committee was reluctant to expand the Urban Development Area (UDA) or endorse the RCC concept. Staff asks that the CPPS and project liaisons review this information for discussion. Staff will ask the committee to reach a general consensus on the draft plan components and the plan objectives during the April meeting. Staff will also reserve time during the April meeting to discuss potential new road connections and signalization locations within the study area boundary. Staff will utilize this input to modify the information associated with the draft land use plan, the draft text for the land use plan, and the estimated sewer system demands. This will enable staff to coordinate a work session between the Board of Supervisors, the Planning Commission, the CPPS, and the project liaisons. Northeastern Land Use Plan Route 11 North Corridor Plan In 1995, the Board of Supervisors and the Economic Development Commission identified a shortage of available industrial sites with rail access, a vital element in recruiting potential industries. As a result, the county initiated a search for potential locations for such uses. Numerous areas were identified within the northeastern portion of the County along the Route 11 North corridor that could be attractive sites for industrial development with rail access. As a result, the Board of Supervisors directed the County's Comprehensive Plans and Programs Subcommittee (CPPS) to develop a land use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321. In 1996, a land use plan for the Route 11 North corridor from Interstate 81 Emt 317 to Exit 321 was adopted by the Board of Supervisors. Approximately 3,200 acres of land was included within the study area boundary of the Route 11 North corridor which extended from Interstate 81 to the west and the Hot Run, Hiatt Run, and Redbud Run drainage basins to the east. Portions of the Stephenson Rural Community Center and the Clearbrook Rural Community Center were included within the study area boundary. The Route I I North Land Use Plan recommended industrial and commercial development as the predominant land use within the study areaboundary. New large-scale residential development was not proposed as a component of the land use plan. Finally, a Developmentally Sensitive Areas (DSA) designation was established to preserve an protect existing residential land uses, historic features, and significant open space areas.. The DSA was recommended along the Route 11 North corridor, the Miburn Road corridor, and along the western segment of the Old Charles Town Road corridor. Recent Issues Development activity and land use speculation has occurred along the Route 11 corridor between Interstate 81 Exit 321 and Exit 3'23 since the adoption of the north of the Route 11 North Land Use Plan. Concerns expressed by county officials and citizens regarding various land use activities and plans in this.area led the Beard of Supervisors to direct the CPPS to revisit the previously adopted land use plan. The Board of Supervisors directed the CPPS to develop a land use plan which expanded upon the Route 11 North plan to incorporate all land east of Interstate 81 between Interstate 81 mile marker 316 and Interstate 81 Exit 323 to the Opequon Creek, as well as land on the west side of Interstate 81 at Exit 321 and Exit 323. Land Use Plan Objectives The CPPS conducted two visioning meetings in January 2000 at the Stonewall Elementary School. Theses meetings provided an opportunity for the CPPS to determine issues of importance to the -1- community and to familiarize participants with the process necessary to undertake a large -area land use study and develop a land use plan for the designated area. Participants were encouraged to vote on identified issues and to submit comments associated with a prepared questionnaire. The CPPS utilized this information to establish objectives for the Northeastern Land Use Plan. Northeastern Land. Use Plan Objectives; Policies 1E Develop policies which provide for a balance of growth and preservation. ❑► Develop policies which prohibit higher density growth within defined portions of the study area. ❑► Ensure that public water and sewer service with adequate capacity accompanies future development proposals. ❑► Ensure that adequate Levels of Service for all road systems are maintained or are achieved as a result of future development proposals. ❑► Apply appropriate quality design standards for future development within the study area. Land Use E► Concentrate industrial uses near major road and railroad transportation systems. ❑► Encourage industrial uses to locate within planned industrial parks. ❑► Provide for interstate business development opportunities on the eastern and western sides of Interstate 81 interchanges. ❑► Concentrate business uses at strategic locations along the Route 11 North corridor. ❑► Discourage random business and industrial land uses along Route 11 that are incompatible with adjacent existing land uses.. Z► Promote residential land uses within Rural Community Centers that are of comparable scale to existing residential uses. Transportation ❑► Identify appropriate locations for signalized intersections to maintain or improve Levels of Service. -2- EE Encourage central access points to industrial areas, minimizing new driveways and intersections with Route 11 North, Route 761, Route 664, Route 669, and Route 671, EE Encourage the expansion of Route 11 to a four -lane roadway. ❑► Determine appropriate locations for new connector roads within industrial and commercial areas to minimize traffic impacts on Route 11 North and existing secondary roads. I► Discourage new access along the historic Milburn Road corridor (Route 662). Infrastructure 0► Identify appropriate locations within the study area for inclusion in the Sewer and Water Service Area (SWSA). ❑► Determine impacts of proposed future land uses on the Opequon Waste Water Treatment Plant. 0 Determine appropriate types of water and sewer systems to serve existing and proposed land uses. Historical 0 Ensure that recommendations of Third Winchester Battlefield Preservation Plan are implemented to the extent possible. D Determine appropriate methods to protect significant historic areas and corridors that are identified by the Battlefields Network Plan. ❑► Identify appropriate locations to implement Developmentally Sensitive Areas (DSA) land use designations to protect potentially significant historic resources as identified by the Frederick County Rural Landmarks Survey. Environmental ❑► Identify environmentally sensitive areas such as flood plains and steep slopes to ensure that future land -use impacts to these areas are minimized or avoided. ❑► Identify areas for agricultural and open space preservation. ❑► Encourage land preservation programs such as conservation easements and agricultural and forestal districts. -3- Northeastern Land Use Plan The Northeastern Land Use Plan has been designed to provide for a balance of land uses which includes industrial and commercial growth along the major road a railroad corridors, residential growth within the designated Rural Community Centers, and the preservation of rural areas and significant historic features within the study area boundaries. This plan is intended to expand upon, and supersede the Route 11 North Land Use Plan which was adopted in 1996. The study area boundaries have been significantly expanded to incorporate approximately 14,500 acres of land between Interstate 81, the West Virginia state line, the Opequon Creek, and the northern study area boundary limits of the Route 7 East Corridor Plan. The revised study area boundary accounts for the entire study area from the previous land use plan. Land Use; Infrastructure; Transportation; Historic; and Environmental Ideas To Expand On... 1) Areas designated for future growth should be developed in a coordinated manner to ensure that appropriate infrastructure with adequate capacities are available, 2) The future industrial, commercial, and residential land uses identified in this plan are recommended to be developed with public water and sewer service, unless they are of a scale that can be served by a conventional well and drain field system. 3) It is recommended that changes in zoning to allow for future industrial, commercial, and residential land uses only be approved if it can be demonstrated that road systems within the desired development area function at a Level of Service C or better. 4) Residential land use is proposed within the designated Rural Community Center boundaries. It is recommended that future residential uses within the community centers be developed on minimum lot sizes of/2 acre with public water and sewer service. Expansion of the Urban Development Area (UDA) is not -appropriate for this area; therefore, it is recommended that standards be established to ensure that future residential development within the community centers are well-planned and are harmonious with the existing residential land uses. 5) Presently, Route 1 I North a three -lane facility throughout the entire study area. The Winchester Area Transportation Study (WATS) identifies the need to improve Route I 1 North to an urban four - lane facility within the southern portion ofthe study area. It is recommended that this urban four -lane improvement be continued to the West Virginia state line to accommodate the future growth areas along Route 11 North. Furthermore, it is recommended that adequate right-of-way be dedicated along Route 11 North as future parcels are developed to ensure that this improvement will occur with the least amount of disruption to existing and planned land uses. go 6) Preserving and protecting the existing residential, historic, and significant open space areas within the study area is encouraged. These areas have not been designated for business and industrial use. The Developmentally Sensitive Areas (DSA), located along Route 11 and Milburn Road, has two purposes. First, this designation discourages any development along the Milburn Corridor; the corridor has been identified as a key contributor during the Civil War. Secondly, the DSA would call for a higher standard of development along Route 11, where residential uses dominate. As the DSA is a community and historical preservation area, adjacent uses which are not compatible should be adequately buffered and screened. Development regulations should be reviewed to ensure that they protect and promote a cohesive community environment within the study area with special attention to the DSA without strictly prohibiting or discouraging high quality development by allowing flexibility within the regulation. 7) As with all development proposals in Frederick County, construction of new road systems and the installation of public water and sewer facilities to serve future land uses is the responsibility of private land developers. 8) Provisions shall be made to ensure that the extension.of public water and sewer facilities are designed in a manner to serve existing residential units within the study area. The location of public water and sewer mains would be determined by the Frederick County Sanitation Authority (FCSA) to ensure the adequacy of the overall system. The costs associated with connections to this system are the responsibility of private land owners and private land developers. -5- Northeast Land Use Study - Sewer Demand Estimates Northeast Land Use Study - Plan A Land Use Acreage Estimated Sewer Demand Residential 930 acres 127,875 gpd Commercial 525 acres 525,000 gpd Industrial 2,080 acres 2,080,000 gpd TOTAL: 3,535 acres 2,732,875 gpd Northeast Land Use Study - Plan B Land Use Acreage Estimated Sewer Demand Residential 930 acres 127,875 gpd Commercial 1,300 acres 1,300,000 gpd Industrial 1,250 acres 1,250,000 gpd TOTAL: 3,480 acres 2,677,875 gpd Northeast Land Use Study - Plan C Land Use Acreage Estimated Sewer Demand Residential 0 acres 0 gpd Commercial 345 acres 345,000 gpd Industrial 1,710 acres 1,710,000 gpd TOTAL: 2,055 acres 2,055,000 gpd Northeast Land Use Study - Waste Water Treatment Plant Demands Opequon Waste Water Treatment Plant - Plan A Impact Current County Demand 1.36 mgd SFLUS Demand Increase 0.54 mgd NELUS - Plan A Demand Increase 2.73 mgd Total Demand: 4.63 mgd Total County Capacity: 2.125 mgd Plan A Capacity Impact: -2.50 mgd Opequon Waste Water Treatment Plant - Plan B Impact Current County Demand 1.36 mgd SFLUS Demand Increase 0.54 mgd NELUS - Plan A Demand Increase 2.67 mgd Total Demand: 4.57 mgd Total County Capacity: 2.125 mgd Plan B Capacity Impact: -2.44 mgd Opequon Waste Water Treatment Plant - Plan C Impact Current County Demand 1.36 mgd SFLUS Demand Increase 0.54 mgd NELUS - Plan A Demand Increase 2.05 mgd Total Demand: 3.95 mgd Total County Capacity: 2.125 mgd Plan A Capacity Impact: -1.82 mgd S Frederick County Planning Department Northeast Land Use StudyApril 10, 2000 (CPPB Draft Plan)