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CPPC 09-09-02 Meeting AgendaTO: FROM: RE: File Copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM Comprehensive Plans and Programs Subcommittee Eric R. Lawrence, Planning Director September Meeting and Agenda DATE: September 3, 2002 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, September 9, 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 not discuss the Northeast Land Use Plan during September. Staff continues to gather additional information regarding historic preservation and the CPPS members' land use recommendations. The CPPS will discuss the following agenda items during the September meeting: AGENDA 1) Proposed Rating Policy for Evaluating Sewer and Water Service Area (SWSA) and Urban Development Area (UDA) Expansion Requests. 2) Request from Christopher Consultants, LTD to consider incorporating the entire Racey tract within the Urban Development Area (UDA). The property is located south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and west of Double Church Road (Route 641). "The property is southwest of the Woodside subdivision. 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 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. The door will be locked; therefore, please wait for staff to open the door. U \COMMITTEES\CPPS\Agendas\2002 Agendas\September 22002 wpd Agendas available at www.co.frederick.va.us/planninganddevelopment/planninganddev.htm 107 North Kent Street • Winchester, Virginia 22601-5000 IT E19I #1 PROPOSED RATING POLICY FOR EVALUATING SEWER AND WATER SERVICE AREA (SWSA) AND URBAN DEVELOPMENT AREA (UDA) EXPANSION REQUESTS The Board of Supervisors has directed staff to develop a rating system to assess requests for expansion of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). To follow is a draft policy, based on the concepts utilized for assessing the Capital Improvements Plan (CIP) each year. Unlike the CIP projects, which are evaluated annually as a whole, the draft policy for SWSA and UDA expansions will assist the decision makers determine if a requested expansion stands on its own merits, and is warranted. This is a draft proposal; therefore, staff will be seeking input from the CPPS during the discussion. Agendas available at www.co.frederick.va.us/planninganddevelopment/planninganddev.htm Draft--- RAVING POLICY FOR EVALUATING —Draft URBAN DEVELOPMENT AREA (UDA) EXPANSION REQUESTS TOPIC DESCRIPTION POINTS Proximity of the Subject property(s) is bisected >50 percent of subject 5 Requested by the existing UDA property is within UDA Property(s) to the Existing UDA Boundary < 50 percent of subject property is within UDA 4 Subject property(s) is adjacent to the existing UDA 3 Subject property(s) is 1 parcel away from the existing 1 UDA Subject property(s) is more than 1 property away from the 0 existing UDA Land Use Plan Subject property(s) are specifically identified in a small 5 Designation area study for future residential development (actual land use plan identifies property and future use) Subject property(s) are enerall- identified in a small area 3 study for future residential development (accompanying documentation with the land use plan makes reference to potential future use) Subject property(s), and future use, is not specifically 0 addressed in a land use plan Proximity to Subject property(s) is adjacent to suburban residential 3 Existing Suburban development Residential Development Subject property(s) is not adjacent to suburban residential development 0 Percentage of UDA > 20 percent 0 Remaining Undeveloped, and < 20 percent and > 10 percent 3 Zoned RA and/or RP < 10 percent 5 If an expansion request accumulates in more than 12 points, then the request may appropriate for consideration Agendas available at www.co.frederick.va.us/planninganddevelopment/planninganddev.htm Draft--- RATING POLICE' FOR EVALUATING —Draft SEWER AND WATER SERVICE AREA (SWSA) EXPANSION REQUESTS TOPIC DESCRIPTION POINTS Proximity of the Subject property(s) is bisected >50 percent of subject Requested by the existing SWSA property is within SWSA 5 Property(s) to the Existing SWSA Boundary < 50 percent of subject _ property is within SWSA 4 Subject property(s) is adjacent to the existing SWSA 3 Subject property(s) is 1 parcel away from the existing 1 SWSA Subject property(s) is more than 1 property away from the 0 existing SWSA Land Use Plan Subject property(s) are specificall- identified in a small 5 Designation area study for future non-residential development (actual land use plan identifies property and future use) Subject property(s) are generally identified in a small area 4 study for future non-residential development (accompanying documentation with the land use plan makes reference to potential future use) Proximity to Subject property(s) is adjacent to commercial and/or 3 Existing industrial development Commercial and/or Industrial Subject property(s) is adjacent to residential zoning and/or 0 Development development Undeveloped land > 20 percent 0 within the existing SWSA < 20 percent and > 10 percent 3 < 10 percent 5 If an expansion request accumulates in more than 12 points, then the request may be appropriate for consideration. Agendas available at www.co.frederick.va.us/planninganddevelopment/planninganddev.htm ITEM #2: REQUEST TO INCLUDE THE ENTIRE RACEY TRACT IN THE URBAN DEVELOPMENT AREA (UDA) Included within this agenda item is information that has been prepared by Christopher Consultants, LTD., agent for SCP, Inc., the contract purchaser of the property. The applicants have requested to expand the Urban Development Area (UDA) to incorporate approximately 26 acres of the 132 - acre tract ("Racey Tract") that is identified as Parcel 85-A-140; zoned RA (Rural Areas) District; and located southwest of the Woodside Estates subdivision. Approximately 106 acres of the tract are presently located within the UDA. The map prepared by the applicant's agent (attached) delineates the subject parcel and the location of the UDA as it traverses the parcel. The map also indicates a potential vehicular access plan for the property if the entire property is included into the UDA. Additional information pertaining to the 132 -acre parcel and adjoining area has been provided in a letter from Louis Canonico, P.E., Vice President -Loudoun, Christopher Consultants LTD., to Eric Lawrence, dated July 22, 2002. Staff has also produced a map illustrating the existing boundaries of the UDA in the vicinity of the Racey tract. The year 2000 UDA expansion incorporating the Carbaugh tract is identified on this map; the Carbaugh tract is located west of the Racey tract, and is now referred to as "Southern Hills," an RP (Residential Performance) zoned single family residence project. Site Background The initial location of the County's Urban Development Area (UDA) bisected the subject property, leaving approximately 20 percent of the parcel outside of the adopted UDA boundary. The property was also included in the Double Church Road Agricultural and Forestal District until its removal in 2001. The property located immediately south of the subject property is currently in the Double Church Road Agricultural and Forestal District. Comprehensive Policy Plan The Racey Tract is not located within a particular small area land use plan. The tract is bounded on the north, east, and west by residential uses. An agricultural district borders the tract's southern boundary. U:\COMMITTEES\CPPS\Agendas\2002 Agendas\September 9,2002.wpd Agendas available at www.co.frederick.va.us/planninganddevelopment/planninganddev.htm r- �Fairfx P,ik� �'- �°I4te27)' } � ��•. �� �+c� : ,r l Ridgefield ?The Meadows -- 0' / r^ r f' l ,Woodside existing = Urban �RACEY Tract Development PIN 85-A-140 Area Carbaugh Tract (Southern Hills development) Double Church Road Agricultural and Forestal District UDA Expansion Request Race; Tract 85-A- 140 July 22, 2002 Mr. Eric Lawrence, AICP Planning Director Frederick County 107 N. Kent Street Winchester, VA 22601 RE: Racey Tract UDA Line Adjustment Dear Mr. Lawrence: J U L 2 J 2002 The purpose of this letter is to request an adjustment to the Urban Development Area (UDA) limit line in the vicinity of the Racey Tract. The Racey Tract is more specifically identified as Parcel 140 on Frederick County Tax Map 85A. The parcel is currently zoned Rural Area and contains a total of 132 acres. Based on the Frederick County Comprehensive Plan, approximately 106 acres of the tract fall within the UDA as currently prescribed by the Comprehensive Plan. The specific nature of this request is to adjust the UDA limit line so as to be coincident with the existing boundary lines of the Racey Tract. This would add the balance of the Racey Tract, i.e. 26 acres to the UDA area (see attached exhibit drawing). SCP, Inc. is the contract purchaser of the Racey Tract. It is their intent to file a rezoning of the Racey Tract to the Residential Performance (RP) Zoning District. SCP, Inc. believes that this adjustment of the UDA is in keeping with the goals and intent of the Comprehensive Plan. By adjusting the UDA as requested, it will not only conform to existing property lines but will better reflect the limits of existing drainage sheds which are served by sanitary sewer service. All of the drainage sheds within the Racey Tract including that area which would be adjusted into the UDA can connect to existing sewer lines in close proximity to the boundaries of the property. Existing water service is also available at a number of locations adjacent to the property. SCP, Inc. has a pending agreement with the Town of Stephen's City, which owns the parcel immediately west of the Racey Tract. This agreement would allow the construction of the main access point to future development in this area through the extension of a roadway to the west. Based on the "Soils Survey of Frederick County, Virginia," the type of soils found throughout the Racey Tract are primarily Berks, Clearbrook soils, with Weikert-Berks soils found along the drainage swales. The Soils Survey indicates that these soils are Class III and Class IV soils in terms of land compatibility classification, and thus have severe to very severe limitations in regards to agricultural uses. As such, this property is not considered prime agricultural land. Based on the above and the enclosed, we believe that the adjustment of the UDA as requested is in keeping with the Frederick County Comprehensive Pian. The adjusted UDA better reflects the existing patterns of land use, the suitability of land for development and the existing and planned utility facilities. chrnstopher consultants, ltd. voice 703.444.3707 45940 horseshoe drive, suite ICO tax 703-444 5^<30 sterhnq virgini2� 20166 web site www.christoOherconsuttants com Mr. Eric Lawrence, AICP July 22, 2002 Page 2 We would respectfully request that this adjustment to the UDA area be forwarded to your Comprehensive Plan Subcommittee at the earliest possible time. Thank you for your consideration and action as it relates to this matter. We would be pleased to provide you with any additional information you may find necessary. In the meantime, if you have any questions or need additional information, please feel free to contact us. Very Y trul Yours/' , ` Louis Canonico, P.E. Vice President — Loudoun LC:dmo cc: Mr. Scott Plein, SCP, Inc. DESUIPTIM RACEY PROPERTY (tOS.r wC. .lWIrMiN UOA -q / ( 1 LEGEND .�. 0 1\ �a oRew ci EXISTING UDA LINE PROPOSED UDA LINE : s \p SITE BOUNDARY C� 2 s � a U \��\\ PROPOSED OPEN SPACE' $0 = m 9 PROPOSED VEHICULAR 0 g CIRCULATION • O H€ a PROPOSED UDA AREA N ` TO BE ADJUSTED g g g 'APPROXIMATE LOCATION U d d 3 e RACEY PROPERTY SITE AREA: 105.7 AC. +I. H• (WITHIN UDA) SITE AREA: 26.5 AC. +)- ` (TO BE INCLUDED IN UDA) IV TOTAL SITE AREA: 132.2 AC. +I- �o \oaf' l Z / L \ EXISTIN J� una LINE �\ \ \ \� 265-402 U \ E- "CEY PROPERTY (26.5 wc..:- oonme OF uow uee: . `I