CPPC 03-12-01 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee
FROM: Evan A. Wyatt, Director„
RE: March Meeting and Agenda
DATE: March 7, 2001
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting
on Monday, March 12, 2001 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) Discussion regarding the residential development issues identified during the 2001 Planning
Commission Retreat.
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.
AAMar h 12,2001 CPPSMMting.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
ITEM #1
RESIDENTIAL DEVELOPMENT TRENDS AND ISSUES
During the 2001 Planning Commission Retreat, staffconducted several sessions related to residential
development trends and issues. These sessions were complimented by a strategy session where
meeting participants identified areas of concern and suggested approaches to address these issues.
Staff has provided a summary of the issues, concerns, and strategies identified during the retreat.
This summary includes issues, concerns, and strategies related to the Urban Development Area; the
County's Rural Area; Purchase ofDevelopment Rights Programs; and Other Land Use. Furthermore,
staff has provided information from Chapter 10 of the Comprehensive Policy Plan which identifies
current goals; objectives; and strategies associated with the rural areas of the County.
Staff asks that the CPPS review this information for the purpose of discussion. Staff will conduct a
presentation on Purchase of Development Rights Programs and discuss approaches for the identified
rural area development issues.
PLANNING COMMISSION RETREAT ISSUES
February 10, 2001
Urban Development Area Residential Development Trends and Standards
• Review current goals, objectives, and strategies to determine if they are maximizing the
development potential for the Urban Development Area (UDA).
• Focus on policies and standards' which increase residential densities in the UDA.
• Consider appropriate locations for expansion of the UDA to manage growth within
designated areas.
• Keep the UDA within Route 37 on the west side of the City of Winchester.
• Determine incentives necessary to encourage a greater percentage of residential
development to occur in the UDA.
• Ensure that commercial land use opportunities are made available within residential
developments or in close proximity to residential developments.
• Consider the removal of the Apple Pie Ridge area from the UDA as the Comprehensive
Policy Plan does not call for public water and sewer service in this location.
• Determine if Frederick County is enabled to utilize Affordable Dwelling Unit ordinances
(ADU)-
Rural Area Residential Development Trends and Standards
Review current goals, objectives, and strategies to determine if they still meet the desires for
rural area development, rural area preservation, and rural area character.
Produce mapping which projects growth patterns over the ensuing 10-20 years based on
current trends of the past decade.
Produce mapping which depicts parcels that are 50 acres and greater; identify the ownership
of all parcels and specify which of these parcels are in land use.
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Rural Area Residential Development Trends and Standards (Continued)
Focus on policies and standards which require residential clustering in the rural areas.
• Review rural area residential design standards to make better use of land development.
• Determine the appropriateness of establishing a true agricultural zoning district.
• Consider reducing minimum lot sizes in the rural areas and permitting multiple rural area
residential lots to utilize community drainfields.
• Increase the open space percentage requirement for Rural Preservation Lot subdivisions.
• Determine if various land division options in the rural areas need to be modified or eliminated.
• Determine if rural area residential development densities need to be reduced.
• Maintain the 200 foot buffer between rural area residential land use and orchards.
• Determine the appropriateness of establishing sanitary districts for rural area development.
Purchase of Development Rights Programs (PDRs)
• Determine if a PDR program enhances the County's long-range goals for our rural areas.
• Meet with officials from Albemarle County; Loudoun County; and the City of Virginia Beach
to determine how much is invested in their Geographic Information Systems (GIS); and what
the relationship is between that cost and the PDR cost.
• Determine how long it took these localities to implement their PDR programs from the
Board/Council directives to the Board/Council approvals.
• Provide information on PDR programs that establish perpetual non -development easements,
and PDR programs that are "tier structured" which only purchase development rights for a
certain period of time.
• Establish a reasonable time table for a "yes or no" determination by the Board of Supervisors
for the development of a PDR program.
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Other Issues
• Provide the Board of Supervisors and the Planning Commission with educational
opportunities for transportation issues such as Level of Service (LOS) determination and
appropriate measures for mitigation of deficiencies.
• Provide the Board of Supervisors and the Planning Commission with educational
opportunities for water resource and water capacity issues.
• Determine if the County can place change of ownership conditions on Conditional Use
Permits (CUP).
• Better define qualifying land uses for cottage occupations under the CUP process.
• Establish educational opportunities for the public and determine additional methods for the
public to access information.
• Determine if other localities have established transferable recreational rights to mitigate the
deficiency of regional development opportunities.
-3-
Action Program
Comprehensive Policy Goals
The following is a summary of the comprehensive planning goals set forth for Frederick
County:
Protect the historic resources in Frederick County.
Promote the preservation and protection of Civil War Battlefield resources.
Maintain a moderate rate of population growth.
Provide for a balanced distribution of population growth.
Provide for a variety of housing types and locations to meet the varied needs and income levels
of the County's present and future population.
Reduce the costs of providing housing and public facilities to serve residential areas.
Encourage energy efficient housing and housing -patterns,
Support a business climate conducive to economic activity and orderly economic growth.
Provide support to agriculture as a major industry in the County.
Provide support to travel and tourist related activities.
>k Protect the natural environmentfrom damage due to development activity.
b Provide for development according to the capacity of the natural environment to carry that
development.
Identify and protect important natural resources.
Develop land according to the characteristics of the land and the facilities available.
Develop land in accordance with standards that provide for appropriate quality of development.
Confine urban forms of land development to the Urban Development Area.
Provide sufficient land for a competitive market within the Urban Development Area.
Frederick County 10 - 1 Comprehensive Plan
Action Program
Provide efficient and environmentally sensitive use of land in the Urban Development Area.
Provide sufficient land and a diversity of locations for a wide range of suburban housing types.
Provide for livable, high quality suburban residential neighborhoods.
Protect the environment and avoid adverse impacts that can result from suburban residential
areas.
Provide sufficient land and a diversity of locations for business and industrial uses.
Carefully locate and limit business and industrial areas to avoid conflicts with other uses and to
avoid traffic impacts.
Provide for quality business and industrial areas.
Protect the environment and avoid other adverse impacts in business and industrial areas.
Insure that business corridors develop in a manner which is attractive and functional and
reflects positively on the community.
Insure that corridors develop in a fashion that is sensitive to environmental, visual, and
transportation impacts.
Insure that a satisfactory level of service for turning movements is provided along business
corridors.
Provide key economic development sites.
Let identified rural community centers serve as service centers for rural areas.
Let policies for each rural community center reflect the particular characteristics of each center
and the desire of their residents.
{ Maintain agriculture as a significant portion of the County's economy.
Maintain the rural character of areas outside of the Urban Development Area.
Insure that land development activities in the rural areas are of appropriate quality.
Protect the rural environment.
Frederick County 10-2 Comprehensive Plan
Action Program
Allow large scale new communities that are creatively and appropriately designed to provide the
highest possible quality of development.
Insure that new planned communities do not have adverse impacts on the County.
Provide a safe and efficient road system throughout the County.
Coordinate land use planning and decisions with transportation planning.
Encourage the provision of 'a full range of transportation options including air, rail, and bus
services.
Provide for adequate and safe pedestrian and bicycle travel.
Appropriate services and facilities shall be provided to serve planned land uses and
development.
Facilities and services should be carefully planned to meet projected needs.
Contribute to the physical, mental, and cultural needs of the community, its economic and social
well-being, and its sense of civic pride and social responsibility through a complete program of
parks and recreation.
Continue to develop the County's regional park as a major source of recreational facilities and
activities.
Insure that appropriate open space and recreational facilities are provided in urban and rural
areas.
Provide recreational programs and activities based on identified needs and available funding.
Provide a safe and efficient road system throughout the County.
Coordinate land use planning and decisions with transportation planning.
Provide for adequate and safe pedestrian and bicycle travel.
Encourage the provision of a full range of transportation options including air, rail, and bus
services.
Frederick County 10-3 Comprehensive Plan
Action Propram
Rural business uses should be developed in conformance with performance standards similar to
those used for urban businesses. Review the ordinances to insure proper standard's_
Permitted uses within the rural areas of the County should be evaluated to determine their
potential impacts on agricultural operations.
Proposed Actions
The following describes actions or projects that need to be undertaken to achieve the previously
discussed goals . The projects are listed in order of importance. It is not necessarily the intention
that these tasks be completed in this order. Instead, the list is intended to set general priorities
and assist in developing annual work programs.
1. Study the public service needs and costs associated with development. Develop methods to
identify the impacts of land use decisions on public facilities and services. Accept proffers to
address the cost impacts on community facilities.
2. Undertake an effort to establish appropriate rural and urban residential densities based on the
carrying capacity of the environment, roads, and facilities. Develop information to estimate
carrying capacity. Establish density standards which provide a balanced distribution of population
growth.
3. Develop comprehensive watershed management plans for the Urban Development Area to
address existing drainage problems and to develop sufficient stormwater management standards
for new development.
4. Develop an interchange area/corridor plan for the Interstate 81, Interchange 317 - Route 11
North - Route 37 area, which addresses land use, traffic patterns, and facilities.
5. Develop an interchange area/corridor plan for the Interstate 81, Interchange 307 - Route 277
area which addresses land use, traffic patterns, and facilities.
6. Develop a geographic database for the County which is continuously updated and which can be
used to monitor development in the County.
7. Review development ordinances to insure that provisions for pedestrian and bicycle travel are
made in developments in the urban areas.
Frederick County 10-4 Comprehensive Plan
Action Program
8. Develop a means to provide limited sewer and water service to the Round Hill and Clearbrook-
Brucetown-Stephenson rural community centers.
9. Review and develop procedures and criteria for secondary and primary road plans.
10. Prepare a County -wide recreation plan identifying parks and recreation needs and addressing
the following:
*Park, open space, and facility needs in the Urban Development Area
*Open space and facility standards for new development
*Rural and rural community center recreation needs
*Program needs
11. Develop a comprehensive system for preserving historic sites and battlefields using land
dedication and historic districts and use these historic resources to promote tourism and
education.
12. Work with local farmers, agricultural organizations, and agriculturally related businesses to
develop economic development strategies in relation to agriculture. Emphasis should be placed
on developing markets for local agricultural products.
13. Develop methods to protect historic sites. Recognize significant sites with plaques and signs.
14. Work with the Towns of Stephens City and Middletown to develop plans for land in the
County surrounding those towns.
15. Identify scenic vistas in the County and identify methods to protect those vistas.
16. Review provisions and policies for Rural Community Centers.
17. Develop an interchange area/corridor plan for the Interstate 81, Interchange 310 - Route 11
South - Route 37 area, which addresses land use, traffic patterns, and facilities.
18. Continue to support fire and rescue squads and plan to increase support according to
development in the various service areas. Develop a plan for new fire and rescue facilities.
19. Undertake a study to identify the impacts of development on groundwater.
-'_:
20. Review ordinances to insure that development within rural community centers is of a high
quality and that the public participates in the review.
Frederick County 10-5 Comprehensive Plan
Action Program
21. Structure plans and ordinances and make land use decisions which recognize the need for
more commercial uses in the Gore, Gainesboro, and Round Hill community centers. Review uses
allowed in the RA Zoning District and allow rezoning and conditional use permit approvals to
promote village commercial development in these areas.
22. Develop an interchange area/corridor plan for the Route 37 - Route 522 North area, which
addresses land use, traffic patterns, and facilities.
23. Study the transit needs of the urban areas in the County.
Vk 24. Evaluate the uses allowed in the agricultural zoning districts and other districts to insure that a
full range of agricultural activities are provided.
25. Review park and ride needs and identify possible locations.
26. Develop an interchange area/corridor plan for the Interstate 81, Interchange 321 - Route 672
area which addresses land use, traffic patterns, and facilities.
27 . Develop a comprehensive housing plan for the City and County to achieve decent, affordable
housing for all.
28. Provide incentives to encourage the inclusion of affordable housing in larger scale planned
developments.
29. Develop an interchange area/corridor plan for the Interstate 81, Interchange 302 - Route 627
area which addresses land use, traffic patterns, and facilities.
30. Develop an interchange area/corridor plan for the Interstate 81, Interchange 323 - Route 669
area which addresses land use, traffic patterns, and facilities.
31. Undertake a study to develop standards to evaluate proposals for new EM, Extractive
Manufacturing areas.
Frederick County 10-6 Comprehensive Plan
Action Program
Continuous Activities
The following summarizes some of the additional actions that should be undertaken on an annual
or continuous basis to implement the policies in the plan. The order listed is not meant to indicate
importance.
General
1. Hold joint meetings between the Frederick County Planning Commission and the Commissions
of the City of Winchester and the Towns of Stephens City and Middletown or use joint
subcommittees to review plans, regulations, and development proposals of joint interest.
Communications between staffs on these issues should be increased and formalized.
History
2. Use the Rural Landmarks Survey as a source for determining historic properties and districts
that would qualify for the State and national register and assist in the preparation and submission
of nominations. Provide positive publicity and education about the recognized sites.
3. Develop a method for notifying owners of abandoned historic property of the significance of
their property and urge them to maintain it.
4. Develop a mapping system to assist in determining whether development proposals will impact
historic resources.
5. Have the Historic Resources Advisory Board review development proposals which potentially
impact significant resources. Provide the HRAB's information and recommendations to the
Planning Commission and the Board of Supervisors.
6. Develop techniques for protecting and enhancing historic resources including zoning methods,
impact analysis, conservation easements, and tax incentives for rehabilitation efforts. Strong
support should be given to private initiatives such as voluntary compliance with the Secretary of
the Interior's Standards for Rehabilitation.
7. Develop requirements and methods for dedication of land and historic districts pertaining to
significant developments affecting historic resources. Require that open space dedications for
developments in battlefield areas be used to create battlefield parks.
Frederick County 10-7 Comprehensive Plan
Action Program
8. Encourage the creation of historic districts which provide fair and effective means of protection
as well as give design guidance. Consider participating in the Virginia Department of Historic
Resources' Certified Local Government Program.
9. Include concerns for historic preservation and tourism in economic development strategies.
Promote the concept of a focused event to promote the County's heritage, including reenactment,
tours, exhibits, and other activities. Develop ways to publicize sites and routes. of interest that
will not adversely impact private property owners.
10. Present educational programs, such as slide presentations and lectures, to promote historic
preservation.
11. Assist the Battlefield Organization with the implementation of the Frederick County -
Winchester Battlefield Network Plan. '
12. Review ordinances to provide appropriate sites for travel and tourist -related businesses.
Economic Development
13. Continue to provide staff and other forms of support to the Frederick County - Winchester
Economic Development Commission.
14. Continue to support industrial access requests.
15. Support improvements to the airport and airport access as a central factor in economic
development.
16. Include concerns for historic preservation and tourism in economic development strategies.
17. Obtain information from existing business and industry concerning economic development.
Enlist their assistance on a continuous basis to identify economic development, to take advantage
of the unique opportunities available to this area, to identify strengths and weaknesses in the local
economy, and to work to improve any weaknesses in the local economy.
18. Provide a diversity of sites in a wide range of locations for business and industrial sites.
19. Insure that industrial and business sites are provided with sufficient facilities, good access, and
appropriate locations to avoid congestion and to efficiently provide necessary services.
Frederick County 10-8 Comprehensive Plan
Action Program
20. Review ordinances to insure that business and industrial sites are compatible with surrounding
areas and that sufficient standards are available to insure quality development.
Environment
21. Continue to develop an environmental database and use that database for general land use
planning and zoning decisions. Include information routinely collected by various agencies. Use
the database to monitor environmental impacts.
22. Require that information on carrying capacity be included with development proposals and
use that information to evaluate such proposals.
23. Undertake an effort to establish appropriate development densities based on carrying capacity.
24. Strongly encourage and work with state agencies to develop sufficient standards to insure that
on-site sewage disposal systems are properly located, installed, operated, and maintained.
25. When allowed, require that small community sewage systems in rural developments be
dedicated to a public authority. Such systems should not be allowed in areas intended to remain
rural into the indefinite future, including rural areas west of Interstate 81.
26. Prohibit uses that damage or pollute the environment.
27. Identify alternate sources of water supply and methods for protecting those resources.
If 28. Encourage significant agricultural and forestal areas to be included in Agricultural and
Forestal Districts.
29. Review ordinances on at least an annual basis to insure that sufficient performance standards
are active to provide environmental protection and appropriate quality of development. Include
evaluations of regulations in annual reports.
Land Use
30. Use the general Urban Development Area boundaries to evaluate the appropriateness of
development proposals.
Frederick County 10-9 Comprehensive Plan
Action Program
31. Using information in annual reports on conditions in the County, review the boundaries of the
Urban Development Area on an annual basis.
32. Utilize the geographic database to monitor and report on the cumulative impacts of new
development.
33. Use the Capital Improvements Plan to carefully plan land use according to existing and
planned facilities and to provide appropriate facilities for areas planned for development.
Coordinate capital improvements planning, road improvements planning, and land use planning.
34. Review development and performance standards on an annual basis to insure that they are
protecting the environment, deterring negative impacts, and promoting development of sufficient
quality.
35. Monitor residential development to insure that sufficient appropriate sites are available for
suburban residential development.
36. Allow the expansion of existing mobile home parks and develop standards for locating new
parks.
37. Monitor the density of suburban residential developments and make appropriate revisions to
development regulations to insure that the average densities and range of densities do not increase
significantly.
38. Monitor development costs and review regulations to insure that development costs do not
increase unnecessarily.
39. Continue to require open space in suburban residential developments to protect
environmentally sensitive land, control density, and to provide open areas for the enjoyment of
residents.
40. Provide a diversity of sites for business and industrial sites.
41. Evaluate business and industrial developments according to the appropriateness of the
site in relation to surrounding uses and the interchange development pattern.
42. Insure that industrial and business sites are provided with sufficient facilities, good access, and
appropriate locations to avoid congestion and to efficiently provide necessary services.
43. Allow neighborhood business uses in the vicinity of residential areas. Such uses should be limited
in size.
Frederick County 10-10 Comprehensive Plan
Action Program
44. Require master plans for all major developments in the urban areas.
m
45. Provide information on procedures for establishing agricultural and forestal districts and actively
support and promote the inclusion of additional bona fide agricultural and forestal land in districts.
46. Avoid large, higher density developments in important agricultural areas to avoid conflicts with
agriculture.
47. Use detailed impact analysis to evaluate new development proposals. Accept reasonable and
sufficient proffers to address impacts.
48. Limit new residential rezonings in the Airport Support Area.
49. Allow new planned communities in the Urban Development Area if sufficient facilities are
available.
50. Review the land development ordinances and administrative procedures to insure that adequate
provisions are made for administration and enforcement.
Transportation
51. Maintain a general road plan for the area and review it with Winchester and the Virginia
Department of Transportation. Use the plan to identify important travel routes. Require the
dedication of rights-of-way for planned routes and needed improvements as part of development
plans.
52. Use the secondary and primary road improvement planning process to identify carry out road
improvements.
53. Accept dedications and proffers to implement road plans. Require conformance with road plans
in new developments.
54. Maintain appropriate levels of service on County roads through impact analysis, proffers, and
design requirements.
55. Explore private funding and other sources for road improvements.
Frederick County 10-11 Comprehensive Plan
Action Program
Community Facilities and Services
56. Continue to plan for sewer and water main extensions according to the agreements established
with the Sanitation Authority and the City of Winchester. Include planned extensions in the Capital
Improvements Plan.
57. Carefully monitor sewer and water use and develop a capital improvements plan to accommodate
projected development.
5 8. Work with the Sanitation Authority, through the capital improvements planning process, to insure
that sufficient sewer and water capacity are available for expansion of business and industrial uses.
59. Review the location of the Sewer and Water Service Area to identify appropriate areas for its
expansion.
60. Carefully monitor school enrollments and plan facilities according to enrollment and development
trends. Update the Capital Improvements Plan each year based on trends.
61. Continue to convert dumpster sites to compactor sites and monitor their usage. Plan for new
refuse collection sites according to use and planned development patterns.
62. Monitor landfill use. Plan for additional landfill capacity on adjacent land.
63. Adopt methods to transfer costs to users of public services.
tX 64. Use sanitary districts to provide services to rural areas.
65. Review density limits in the land development ordinances to insure that they promote the desired
balance of population growth.
66. Coordinate capital improvements planning, road improvements planning, and land use planning.
67. Develop methods to identify the impacts of land use decisions on public facilities.
68. Avoid land use decisions that will result in levels of population density that cannot be safely and
efficiently supported by public facilities, roads, and the natural environment.
69. Allow neighborhood business uses in the vicinity of residential areas. Such uses should be limited
to small sites in any particular area.
Frederick County 10-12 Comprehensive Plan
Action Fro ram
70. Provide improved sewer and water service to existing development in the Round Hill and
Clearbrook-Brucetown-Stephenson areas.
.�? 71. Allow a variety of support activities for agriculture in the rural areas.
"s
72. Require that information be provided with rezoning proposals on the impacts of development on
community facilities. Impacts should be addressed through proffers and other means. No rezoning
should be approved unless all impacts are adequately addressed.
73. Any sewer or water main six inches in diameter or larger should be dedicated as a public line to
be owned and maintained by the County Sanitation Authority or City of Winchester when
appropriate.
74. Plans for new facilities should be based on demand projections as derived from population
projections in the Comprehensive Plan.
Parks and Recreation
75. Continue to solicit public opinion in planning parks and recreation facilities.
76. Encourage the use of State and Federal grants and loans for financing and programming of
County recreational needs and especially for major capital projects.
77. Cooperate with the Frederick County School Board in jointly meeting identified County
recreational needs.
78. Cooperate with the private sector and other public providers of recreation in meeting identified
recreational needs.
79. Use the capital improvements planning process to provide improvements to the regional parks.
80. Utilize the enterprise fund system to pay for the recreational programs and services provided by
the County.
81. Actively solicit contributions for the provision of recreational programs and program facility
needs, from all segments of the community, both private and public.
Frederick County 10- 13 Comprehensive Plan