CPPC 07-08-02 Meeting Agenda, 'r
COUNTY of FREDERICK
Department of Planning and 'Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee
FROM: Eric R. Lawrence, Planning Director L
RE: July Meeting and Agenda
DATE: July 1, 2002
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting
on Monday, July 8, 2002, 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) Request to Modify the Route 50 East Land Use Plan
2) Northeast Land Use Plan Review
3) Other.
Please contact our department if you are unable to attend this meeting.
Thank you.
Staff has been directed to advise all committee members that access to the CountyAdministration
Building for night meetings that do not occur in the Boardroom 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. The door will be locked, therefore, please wait
for staff to open the door.
U:\COWA(Ti'EESICPPS1Agendas12002 AgendasVuly 8, 2002.wpd
File Copy
107 North Kent Street - Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee
FROM: Eric R. Lawrence, Planning Director��t°i
RE: July Meeting and Agenda
DATE: July 1, 2002
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting
on Monday, July 1, 2002, 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) Request to Modify the Route 50 Fast Land Use Plan
2) Northeast Land Use Plan Review
3) Other.
Please contact our department if you are unable to attend this meeting.
Thank you.
Staff has been directed to advise all committee members that access to the County Administration
Buildingfor 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. The door will be locked, therefore, please wait
for staff to open the door.
U:\COMMITTEES\CPPSWgendas\2002 Agendas\My 8, 2002.wpd
File Copy
107 North Kent Street - Winchester, Virginia 22601-5000
ITEM #1 :
REQUEST TO MODIFY
THE ROUTE 50 EAST LAND USE PLAN
Staff has received a request from Evan Wyatt, of Greenway Engineering, to consider modifications
to the Route 50 East Land Use Plan. The Route 50 East Land Use Plan was originally adopted by
the Board of Supervisors in 1994, and has been incorporated into the annual Comprehensive Policy
Plan update. Mr. Wyatt suggests that the current Plan may not reflect various road system and land
use planning issues that have occurred since 1994. The suggested modifications to the land use plan,
as proposed, would ensure that future land use proposals and road improvement proposals are
consistent with the Comprehensive Policy Plan.
Attached are: the letter of request from Mr. Wyatt; the Route 50 East Land Use Plan (map and
narrative); and the proposed revisions to the Route 50 East Land Use Plan.
-2-
Issues:
Land Use
Controls on signs along our primary highways play an important role in establishing
the character of business corridors.
Appropriate measures for buffers and screening are critical.
Route 50 East Corridor
The area included in the Route 50 East corridor land use plan consists of nearly 3,000 acres. The
corridor extends from the 81 interchange to the eastern edge of the Westview Business Centre, a
distance of 3.6 miles. The corridor study area also extends south to encompass the Winchester
Regional Airport, the Airport Business Park, and surrounding uses. The largest single zoning
category within the study area remains Rural Area (RA) zoning with approximately 1,300 acres. RA
zoning permits general agricultural uses and low density residential development (one unit per five
acres). The bulk of the remaining acreage, roughly 1,000 acres, is presently zoned for retail office
and or industrial uses. Residential Performance (RP) zoning accounts for roughly 550 acres. RP
zoning allows for residential development at a maximum density of up to ten units per acre, with an
average overall density of four units per acre.
Of the three corridors which have had land use plans developed, the Route 50 corridor is the largest
and has the greatest potential for additional commercial growth. Its proximity to the Winchester
Regional Airport, in addition to Interstate 81, make it a highly desirable location for many commercial
uses. Of the nearly 3,000 acres in the corridor study area, roughly 1,400 acres are vacant. Of this
vacant acreage, 550 acres are already zoned for commercial or industrial use. For this reason, the
transportation network within and around the corridor area will be of great importance.
Another important element of this corridor plan will be a coordinated effort at stormwater
management. The corridor contains a total of 131 acres of flood plain. The land along Sulphur
Spring Run has experienced numerous flooding problems over the years. The County will need to
insure that any future development within the study area is done in a manner that will help to alleviate
this problem, not exacerbate it. There is also 444 acres of land with slopes in excess of fifteen
percent, 11 identified historic sites, and there are areas of mature woodland. These areas need to be
avoided and protected when surrounding land is developed.
Frederick County 6- 17 Comprehensive Plan
Figure 6
1,400
1,200
W1,000
800
W 600
Q 400
200
0
Land Use
i
route 50 East-
Zoning
by Acreage
RA HE RP MH -1 B-1 B-2 B-3 M-1 M-2
ZONING
According to the Virginia Department of Transportation's Average Daily Traffic Volumes on
Interstate, Arterial, andPrimary Routes, approximately 31,000 vehicles traveled daily on the segment
of Route 50 between Route 522 and the Clarke County line in 1992. Based upon the Winchester
Area Transportation Study (WATS), the majority of traffic traveling along this segment is
concentrated between Routes 522 and Purdue Drive, located just east of Delco Plaza Shopping
Center.
Within the study area, traffic is heaviest during the F.M. hours. The highest P.M. peak count
occurred between Routes 522 and Sulphur Spring Road, Route 655, with 1,406 vehicles traveling
this segment in 1989. Projections based upon the WATS indicate that by 2015, traffic within this
segment will increase during P.M. peak hours by 42%. Traffic on Route 50 is also heavy between
Sulphur Spring Road and Victory Lane, Route 728. In 1989, the P.M. peak count for this segment
was 1,180. Traffic within this segment is expected to increase, especially as more development occurs
Frederick County 6- 18 Comprehensive Plan
Land Use
off Airport Road. Approximately 1,500 vehicles per day travel on Airport Road between Routes 522
and 728. In 1989, the P.M. peak count was 87 vehicles. By 2015, the amount of traffic is projected
to increase 500%.
Land Use Plan
The Route 50 corridor plan shows two areas of business/office and industrial/office use adjacent to
the airport. One is a large area south of Route 50, the other is a smaller area east of Route 522 and
north of Route 645, (Airport Road). Both areas would be expected to benefit from their proximity
to the airport as well as easy access to Route 81. An area designated for office/industrial use is shown
on the south side of Route 645 across from the intersection with Route 728, (Victory Lane). These
areas would basically be continuations or extensions of established land uses.
An area of business/office use is also shown west of the intersection of Airport Road and Route 522.
This area would be expected to accommodate a future road connection resulting from the extension
of Airport Road, west into the City. Plans at this time would be to connect with road segments which
are, at this time, partially in place south of Lowes, extending east from Pleasant Valley Road. This
connection is seen as an important link in the overall Winchester Area Transportation Plan.
Two connector roads between Routes 522 and 50 are depicted in the plan. The purpose of these
connectors would be to both relieve some pressure from the existing 522/50/81 interchange area, as
well as to act as a connector between the various parcels that would otherwise have to utilize Route
50 as their sole means of ingress and egress.
A connection is also shown between Delco Plaza and a planned collector road running from Route
522 east through the Prince Frederick Office Park and then north to Route 50. This connection is
shown running north -south from the western edge of the plaza. It is hoped that this connection might
make it possible to relocate the Delco Plaza entrance and light at the 522 entrance with one further
south, at the intersection of Route 522 and the planned collector road. This might be preferable in
order to give more room for traffic which backs up in the north bound lanes of Route 522 as a result
of the light at Route 50.
Frederick County 6- 19 Comprehensive Plan
151 Winch, Hill Lane
i Winchester Virginia 22602
Fuuwled;n 1971
June 27, 2002
Frederick County
Department of Planning and Development
107 North Kent Street
Winchester, VA 22601
Attn: Eric Lawrence, Director
Re: Route 50 East Land Use Plan Modifications
Dear Mr. Lawrence:
Greenway Engineering has prepared a proposed land use plan modification for the Route 50 East Corridor
Plan that was adopted in July 1994. The proposed revision is intended to address road system and land use
planning issues that have occurred during the last eight years to ensure that future land use proposals and
road improvement proposals are consistent with the Frederick County Comprehensive Policy Plan.
The primary revision involves the land area on the south side of Millwood Pike (Route 50/17). The land
use plan identifies this area for future business and office use. Topographic constraints and distance from
the arterial road system are not conducive for business use, while office use is more likely to occur on the
south side of the Winchester Regional Airport. The proposed land use plan calls for mixed-use
development in this area, which blends residential, commercial and public use. The proposed land use plan
modifies the current road system layout for the study area to reflect decisions that have been made for the
relocation of Front Royal Pike (Route 522), the Inverlee Drive connection between Millwood Pike and
Senseny Road (Route 657) and the connection between land on the south side of Millwood Pike with the
secondary road improvement plan proposal for Greenwood Road (Route 656) and Sulphur Springs Road
(Route 655).
Please find enclosed copies of the existing Route 50 East Corridor Plan, copies of the proposed revisions to
the Route 50 East Corridor Plan and a proposed text amendment to the current language within the
Comprehensive Policy Plan for this study area. I appreciate your scheduling of this matter to be considered
by the Comprehensive Plans and Programs Subcommittee (CPPS) during their July 8, 2002 meeting.
Sincerely,
Greenway Engineering
11�//VVV
Evan A. Wyatt, AICPi
Engineers Surveyors
Telephone 540-662-4155 FAX 540-722-9528
File #1085Q/EAW wwwgreenwayeng.com
ROUTE 50 EAST CORRIDOR
FUTURE LAND USE
& PRESENT ZONING
C� RESIDENTIAL
BUSINESS/OFFICE
OFFICE/INDUSTRIAL
TRAFFIC LIGHT
CONNECTING ROAD
CORRIDOR BOUNDARY
URBAN DEV. AREA
CURRENT ZONING
C� RA, RURAL AREA
[� RP, RESIDENTIAL PERFORMANCE
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PREPARED BY FREDERICK COUNTY DEPARTMENT OF
PLANNING ANC DEVELOPMENT, JULY 1994
Route 50 East Corridor Plan
Current Language
Land Use Plan
The Route 50 corridor plan shows two areas of business/office and industrial/office use
adjacent to the airport. One is a large area south of Route 50, the other is a smaller area
east of Route 522 and north of Route 645, (Airport Road). Both areas would be expected
to benefit from their proximity to the airport as well as easy access to Route 81. An area
designed for office/industrial use is shown on the south side of Route 645 across from the
intersection with Route 728, (Victory Lane). These areas would basically be
continuations or extensions of established land use.
Proposed Language
Land Use Plan
These areas
would basically be continuations or extensions of established land use
Proposed Language — Complete Text
The Route Sri corridor plait shows proposed laird use areas of business/office, mixed -rise
development and industrial/office use adjacent to the airport. One is The proposed
mixed-use development is a large area south of Route 50, the proposed business/office
development is a smaller area east of Route 522 and north of Route 645, (Airport Road)
and an area designed for office/industrial use is shown on the south side of Route 645
across from the intersection with Route 728, (Victory Lane). The proposed mixed-use
development should contain residential, commercial and public use components that are
linked through a connecting transportation system including roads, sidewalks and bicycle
facilities. The proposed business/office use and the proposed office/industrial are not
proposed to contain connecting roads; therefore, development in these areas should
improve the geometries and function of the existing secondary road systems serving these
uses. These areas would basically be continuations or extensions of established land use
within the corridor study boundary. The proposed land use areas are expected to benefit
from their proximity to Interstate 81, improved arterial road and collector systems and the
Winchester Regional Airport. All proposed land uses in this area should be planned to
provide aviation easements and other measures necessary to protect airport operations.
ROUTE 50 EAST CORRIDOR
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ITEM #2:
NORTHEAST LAND USE PLAN (NELUP)
REVISITED
On June 12, 2002, the Board of Supervisors directed staff to reexamine the recommended land uses
and policies included in the Northeast Land Use Plan. This plan was most recently included in the
2000 Comprehensive Policy Plan update.
Specifically, the Board would like the following issues to be addressed:
1. Location and amount of land designated by the current Plan as future industrial;
2. Recognition and identification of the Milburn Rural Historic District, the core
battlefield areas of 2nd and Td Winchester, Jordan Springs Historic Area Overlay, and
Stephenson's Depot;
3. An examination of the policies related to the provision of sewer and water service to
RA zoned land located within the Sewer and Water Service Area (SWSA).
Provisions for service within the communities of Stephenson, Clearbrook, and
Brucetown for existing homes with failing health systems; and
4. Incorporate changes made by the County since the adoption of the Plan in September
2000.
In an effort to facilitate the initial discussions on this project, attached are: the Northeast Land Use
Plan text from the Comprehensive Policy Plan; a historic features map; and a statistical table
regarding the rural community centers. Staff will present additional information during the CPPS
meeting.
-3-
Land Use
A collector road is also shown running north from Route 659 across Route 7 onto the Winchester
Mall property and then continuing north through the Regency Lakes property, and also connecting
to Route 661. There have been discussions concerning the possible alteration of the Eastern Road
Plan in this area. One proposal being considered would create a collector road that runs from
Greenwood road roughly across from the Greenwood Volunteer Fire Company in a northwesterly
direction, through the Abrams Point development and connecting up with Route 658 (Brookland
Lane). The road would then connect with the proposed connection running from Valley Mill Road
across Route 7 to the Winchester Mall site. At the time of this writing, no decision has been made
to incorporate this proposal into the Eastern Road Plan.
Northeast Frederick 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 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.
Frederick County 6-33 Comprehensive Plan
Land Use
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 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 Obiectives
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
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 Northeast Frederick Land Use Plan.
Northeast Frederick 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.
Frederick County 6-34 Comprehensive Plan
Land Use
Land Use
► Concentrate industrial uses near major road and railroad transportation systems.
► Encourage industrial uses to locate within master planned areas.
► 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.
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
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 points 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.
Frederick County 6-35 Comprehensive Plan
Land Use
Identify appropriate locations to implement Developmentally Sensitive Areas (DSA)
land use designations to protect potentially significant historic resources as identified
bythe Frederick County Rural Landmarks Survey. Ensure that the Historic Resources
Advisory Board (HRAB) reviews all development proposals which impact identified
DSA.
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.
Northeast Frederick Land Use Plan
The Northeast Frederick 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 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 acreage which comprised the
Route I 1 North Land Use Plan.
The Northeast Frederick 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 areas which discourage individual lot access on the Martinsburg Pike (Route
I 1 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.
Land Use
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 ofthe 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), Kenilworth (34-113), the Branson House (34-137), Milburn (34-729), the Byers House
(34-1124), and the Milburn Road 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 land use plan
recommends the allowance of residential land uses within the three Rural Community Centers
(RCC). Residential land use 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.
Frederick County 6-36.1 Comprehensive Plan
Land Use
Northeast F-e.derlc� L a, -.d .Tse PIun infrastracture 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 prohibit package treatment plants unless they are of a scale and design that is feasible for them to
be dedicated to the Frederick County Sanitation Authority for operation and maintenance.
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
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 11 North) to a four -lane facility, and improving the
width and geometries 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).
Frederick County 6-36.2 Comprehensive Plan
Land Use
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.
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 forwater extraction and sewertreatment, orpublic/private
partnerships to develop necessary infrastructure.
Frederick County - 6-36.3 Comprehensive Plan
Clearbrook
Brucetom
Stephenson
Brucetown
Clearbrook
Stephenson
Parcels
61
BRUCETOWNCLEARBROOK
STEPHENSON
TOTAL# OF LOTS
119
124
369
# OF LOTS W/ HOMES
103
91
299
MEAN IMPROVEMENT VALUE
$64,611.00
$125,165.00
$68,158.00
AVERAGE IMPROVEMENT VALUE
$61,895.03$116,080.65
$64,094.58
MEAN PARCEL SIZE
3.37
8.97
5.47
AVERAGE PARCEL SIZE
3.231
8.32
5.82
61
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