Loading...
CPPC 05-08-00 Meeting Agendaf1L C�C)PA�- COUNTY 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: May Meeting and Agenda DATE: May 1, 2000 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, May 8, 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) Northeast Frederick Land Use Study - The CPPS will continue discussion and review of information associated with the land use study. Staff will present mapping and related data during the meeting for consideration by the CPPS. 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. C:\MyFiles\Backup\Agenda Information\CPPSMeetingAgenda050100.wpd 107 forth Kent Street • Winchester, Virginia 22601-5600 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 ofthe 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 I l North corridor from Interstate 81 Exit 317 to Exit 321 was adopted by the Board of Supervisors. Approximately 3,200 acres of land was included within the adopted 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 11 North Land Use Plan recommended industrial and commercial development as the predominant land use within the study area boundary. 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 and protect existing residential land uses, historic features, and significant open space areas. The DSA was recommended along the Route 11 North corridor, the Milburn 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 323 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 Board 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 I1 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. These meetings provided an opportunity for the CPPS to determine issues of importance to the community and to familiarize participants with the process necessary to undertake a large -area land -I- 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, Northeastem Land Use Plan Objectives Policies ► 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 ► 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. ► 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. Encourage central access points to industrial areas, minimizing new driveways and -2- intersections with Route 11 North, Route 761, Route 664, Route 669, and Route 671. ► 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. ► Discourage new access along the historic Milburn Road corridor (Route 662). Infrastructure ► 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. ► Determine appropriate types of water and sewer systems to serve existing and proposed land uses. Historical ► Ensure that recommendations of Third Winchester Battlefield Preservation Plan are implemented to the extent possible. ► Determine appropriate methods to protect significant historic areas and corridors that are identified by the Battlefield Network Plan. ► Have the Historic Resources Advisory Board (HRAB) identify appropriate locations to implement Developmentally Sensitive Ares (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, agricultural and forestal districts, and public purchase of permanent easements. Northeastern Land Use Plan The Northeastern Land Use 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 ofland between Interstate S 1, the West Virginia state line, -3- i 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 acreage which comprised the Route 11 North 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 and railroad corridors, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. The land use plan has been designed to provide the opportunity to develop industrial and business uses in a well-planned, coordinated manner. Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the southern and northern portions of the study area, and adjacent to the CSX Railroad in the southern portion of the study area and within the Stephenson Rural Community Center between Old Charles Town Road (Route 761) and the Global Chemstone Quarry. Proposed industrial land uses should be developed within master planned industrial parks which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide greater setbacks and buffers and screening along Martinsburg Pike to enhance the appearance of the corridor. Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 Exits 317, 321, and 323, and within the southeastern portion of the Sewer and Water Service Area (SWSA) near Old Charles Town Road (Route 761) and Milburn Road (Route 662). It is envisioned that commercial land uses which cater to the interstate traveler will be developed along the three Interstate 81 interchange areas, while retail, service, and office land uses will occur along the Martinsburg Pike corridor and the southeastern portion of the SWSA. The development of business and commercial land uses is encouraged at designated signalized road intersections. All business and commercial uses are encouraged to provide inter -parcel connectors to enhance accessibility between uses and reduce disruptions to primary and secondary road systems. Additionally, business and commercial land uses which adjoin existing residential uses and significant historic resources should be adequately screened to mitigate impacts. The preservation and protection of significant historic resources, environmentally sensitive areas, and open space areas is encouraged by this land use plan. The majority of the acreage within the study area which comprises these features has been protected from industrial and commercial development through its exclusion from the SWSA expansion. This acreage includes the core area of the Opequon Battlefield (3`d Battle of Winchester); significant historic properties including Sulfer Spring Spa (34- 110), Cleridge (34-111), and Hackwood (34-134); the majority of the steep slope and mature woodland areas; and all of the flood plain and wetland areas associated with Opequon Creek. Significant historic resources including the core area of Stephensons Depot (2nd battle of Winchester), Woodburn (34-102), Kenilworth (34-113), the Branson House (34-137), and the Milburn Road me corridor (Route 662), and minor areas of steep slope and mature woodlands fall within the expanded SWSA boundary. The land use plan incorporates a Developmentally Sensitive Areas (DSA) designation to ensure that these features, as well as existing residential clusters and public land uses are protected from future industrial and commercial development proposals. The DSA is a community and historical preservation area; therefore, adjacent uses which are incompatible should provide adequate buffers and screening. The DSA is intended to discourage any development along the Milburn Road corridor and to promote a higher standard of development along the Martinsburg Pike corridor where residential clusters and public land uses dominate. 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, while providing flexibility to encourage high quality development. The expansion of the Urban Development Area (UDA)_ is not proposed within the land use study boundary; therefore, higher density residential land use is not proposed. The CPPS considered the allowance of residential land uses within the three Rural Community Centers (RCC); however, it was determined that detailed studies of each RCC should occur before land use recommendations were made for these areas. The CPPS recommended that future residential land use within the RCC should only occur in conjunction with public water and sewer service, and should be compatible with existing residential densities and lot sizes within each community center. Northeastern Land Use Plan Infrastructure Components The proposed industrial and commercial land uses identified in this land use 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. Therefore, it is the recommendation of this land use plan to not allow the use of public or private package treatment plants for future industrial and commercial development. Furthermore, proposed industrial and commercial land use development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better. The installation of public water and sewer infrastructure, the development of new road systems and new signalization, and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public private partnerships are appropriate. Transportation: Proposed industrial and commercial development within the land use plan boundary will necessitate improvements to existing road systems and the construction of new road systems. The land use plan provides for the general location of new collector roads and signalized intersections to channel vehicular traffic between key intersections throughout the study area. These collector roads are intended to promote efficient traffic movement between land uses, enhance safety by limiting individual commercial entrances and -5- turning movements at random points, and preserve capacities on existing road systems to ensure adequate levels of service. The general location of new collector roads and new signalized intersections is depicted on the land use plan map. The development of these transportation improvements will be required as proposed industrial and commercial projects are realized. Improvements to existing primary and secondary road systems will be required throughout the study area. To ensure that these road improvements occur, proposed developments should be expected to provide dedicated right- of-ways and construct all improvements deemed necessary by the Virginia Department of Transportation and the Board of Supervisors. Improvements to the existing primary and secondary road systems include improving Martinsburg Pike (Route 1 I North) to a four -lane facility, and improving the width and geometrics of Rest Church Road (Route 669); Woodbine Road (Route 669); Branson Spring Road (Route 668); Woodside Road (Route 671); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old Charles Town Road (Route 761). A corridor has been reserved along the proposed alignment of Route 37 - Alternative C; Phase IV. This corridor is flanked on either side by proposed industrial and commercial land uses. The proposed industrial and commercial land uses may provide an opportunity for the development of a future interchange along the phase of the Route 37 corridor. Water and Sewer: Proposed industrial and commercial development within the land use plan boundary will be developed in conjunction with public water and sewer infrastructure. Public water infrastructure exists within the study area along Martinsburg Pike from the southern study area boundary to the intersection with Interstate 81 Exit 321. This infrastructure extends to the east, following portions of Stephensons Road (Route 664); Old Charles Town Road (Route 664); and Gun Club Road (Route 666). Currently, no public sewer infrastructure exists within the study area boundary. Currently, the Opequon Waste Water Treatment Plant (OWWTP) is the closest treatment facility to the study area boundary. Utilization of the OWWTP would require the development of pump stations and lift stations throughout the study area. The proposed industrial and commercial land use acreages have been compiled to determine the potential impacts to the OWWTP capacities. The estimated development of these acreages demonstrates that capacities at the OWWTP will be exceeded prior to the buildout of these areas. S2 The Board of Supervisors will need to work with the Frederick County Sanitation Authority (FCSA) to determine appropriate methods for establishing public water and sewer infrastructure with adequate capacities. Appropriate methods may include partnerships and agreements with adjoining localities to utilize existing infrastructure, the development of new treatment facilities for water extraction and sewer treatment, or public private partnerships to develop necessary infrastructure. It is recommended that a plan for public water and sewer infrastructure be developed by the FCSA and adopted within the Comprehensive Policy Plan by the Board of Supervisors to coincide with this land use plan. -7-