CPPC 02-10-03 Meeting AgendaFile Copy
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee
Qr
FROM: Christopher M. Mohn, AICP, Deputy Planning Director
RE: February Meeting and Agenda
DATE: February 4, 2003
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting
on Monday, February 10, 2003, 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 for expansion of the Sewer and Water Service Area (SWSA) to include the entire
area of the 70.9065 -acre WWW, L.C. site, which is located north and adjacent to Route 50
West, approximately 1700 feet west of the Route 50/Route 37 interchange. The request
would result in the addition of approximately 50 acres to the SWSA. The request has been
submitted by Charles E. Maddox, Jr., P.E. of G.W. Clifford and Associates, Inc. on behalf of
WWW, L.C.
2) Other.
Please contact our department if you are unable to attend this meeting. Thank you.
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 \C0MMITTEES\CPPS\Agendas\2003 AgendasTebruary 10, 2003.wpd
107 North Dent Street a Winchester, Virginia 22601-5000
'J'
ITEM #1
REQUEST FOR EXPANSION OF THE
SEWER AND WATER SERVICE AREA (SWSA)
Included within this agenda item is information that has been prepared by Charles E. Maddox, Jr.,
P.E. of G.W. Clifford & Associates, Inc. on behalf of WWW, L.C., owners of approximately 70.9065
acres of land located north and adjacent to Route 50 West. Mr. Maddox has requested the expansion
of the Sewer and Water Service Area (SWSA) to incorporate approximately 50 acres of the 70.9065 -
acre site. The remainder of the site is currently within the SWSA. The site is predominantly vacant.
with a portion of the site used as a retail nursery accessed directly from Route 50 West.
An application has been filed by WWW, L.C. to rezone the site from RA (Rural Areas) to B2
(Business General) to develop a mix of office and retail land uses. At the request of staff, the
applicant has agreed to defer consideration of the rezoning petition pending resolution of the SWSA
issue.
Comprehensive Policy Plan
The easternmost 21 acres of the site are located within the SWSA and the Phase 1 boundaries of the
Round Hill Community Land Use Plan. The remaining 50 acres that are subject to this request are
located outside of the SWSA and within the Phase 2 boundaries of the Round Hill Plan. Each of
these phases is planned for Business/Office land uses. (Comprehensive Policy Plan, p. 6-51)
As adopted, the Round Hill Community Land Use Plan expressly limits the boundaries of the SWSA
and the extension of commercial land use to Phase 1 of the study area and a small portion of Phase
2. The Round Hill Community Land Use Plan further stipulates that commercial development beyond
these existing boundaries should be delayed pursuant to a determination that expansion of the SWSA
is appropriate. The Plan states the following:
"It should be noted that only Phase 1 and a small portion of Phase II is inside the current Sewer and
Water Service Area. It will ultimately be up to the Board of Supervisors to determine when it is
appropriate to include other areas of the community within the Sewer and Water Service Area, a
necessary first step to extending utilities. Development of any area would be dependent on the
availability of appropriate infrastructure; therefore, the plan does not recommend rezoning land within
the community for commercial development prior to the provision of central water and sewer."
(Comprehensive Policy Plan, p. 6-47)
A recommendation regarding this request is appropriate. Staff is available to respond to your
inquires.
gilbert Wo cliff®rd & associates, inc
INCORPORATED 1972
Engineers — Land Planners — Water Quality
30 January 2003
Mr. Chris Mohn
Frederick County Planning
107 N. Kent Street
Winchester, Virginia 22601
RE: WWW, LC SWSA Expansion
Route 5OW/Round Hill
Dear Chris,
Board of Directors:
President:
Thomas J. O'Toole, P.E.
Vice Presidents:
Charles E. Maddox, Jr., P.E.
Earl R. Sutherland, P.E.
Ronald A Mislowsky, P.E.
David J. Saunders, P.E.
Directors:
William L. Wright
Michael A. Hammer
Thomas W. Price
Please consider this letter a request for the Frederick County Planning Commission to adjust the SWSA
boundary in the Round Hill Comprehensive Plan to include the site boundary of the WWW, LC site. I have
attached an exhibit which summarizes this request_
As you know, the WMC and WWW, LC are coordinating their rezoning requests in order to provide continuity
in the extension of water and sewer services to this corridor. A presentation on the technical issues involved is
ontained within the rezoning petitions and the FCSA comments. I am attaching this information for your use.
Please also consider this letter as a formal request for you to hold advertising for the rezoning petition until we
get a clear indication that expansion of the sewer and water service area will be granted.
I understand this issue will be reviewed by the FCCPPS on February 10th and we will attend for this discussion.
Thank you for your assistance.
Sincerely yours,
gilbert w. clifford & associ#tes, inc.
C. E. Maddox, Jr., P.E',�. ice Prest eiit -
CENW
Enclosure JAN 4 1
cc: Mr. Ritchie Wilkins
Mr. Doug Rosen 1
117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601
(540) 667-2139 Fax (540) 665-0493 e-mail givcaram@earlhlink.net
Allemher American Consulting Engineers Council
'(f
f
PROP, ADJUSTMENT
T/f7 SWSA LNE
\I Ac
Nwb TANK
PROP, SEWER LINE
J f
I r
PROP. WATER LINE
'4
' f
PROP. SEWER
L PUMP STATION
WWW PROPERTY
gilbert w. Clifford &associates, inc.
N3 SWSA ADJUSTMENT AREA Bolhom Land Pbm►• WafsrOm ty
O 117 E Ficadk SL Vkhater, *06a 226D1
G4/NE3BORO A646/50RL4L 057ROCT FREDERICK COUNTYKRG/NL4 4CXCE (540) 667-2139 FAX (540) 665-0493 Oftg+rcaramOearthGnknet
._- `... f 1_ p'>' ; _ f _yam S `. M s...w►+k - ..3 _
IF
11 r ,r i r san # .t 1 ,+ �� l r }+ tt •.
�
gf w*_
, _ _. Z kr� 9w �'i ,� 1 �k ,al ""'`�,'j'" rc � _» may.. yl , •14 u,�. r -. y Y : R ',�`lx,
ri. rz � 4•t.�' t• 't."Ak= f�t? ,,�� r 5tt�� F fl -2 .w r
'"�Fi,�"e
-N Z ) � d *�, �'� �k ,�+s •� � `.� � �� ^,f + # . � L tSL isk stir 71Yt �, c it�1 � �+YS � 1f >t
I "F1',� .taar rv, .•sr �a-' � � l ice. �t4) . t iiy�` s�: l 'v�
"% , � .: "'L�� = , •��` "'� ' N., - 'v _ 1 } ' + -t 1 114t', �i 1 P
f N
,ky: F&`h,'�e; `:w,its ,,�,'}t3' } ,F• Y 1 '.0 ,� .L"s,_:
T'�+'Y
a {. �}t i. °f$4 ..r Ii� `t �r� ,i�F;� 4� $ � 'yt �i �ki��g S �� �iy,lp �Y '�•
�� :' � �} �. t ��,w .h�a... � - regi ,�. F, -nt ksh • �h if y, { � t� s I ' _ T f i
Ct-a4 xa1 b:.. a ti'f 5 7• r'+... SF r I��ih,AS Nui }.;:3+Y'" :_ui^ v* 0?
ZZ
R.riy 8 t_
{" �. x '� Pr 3'f.F y'•i .r , t # + zlNYti! ita
t,
�t . -4J a1Y. ��' �• � CKs -.-� 3 x ' ,•
:4_
, y�{ z
-:s* n `��l' ,�� a iF � `ix f iy'�f+ 1 • �tA
ta
,x :s}r
�i': r-
t#'9�vf�`tf� SEE
¢fir r + 6
CR
'in 5 - J•A �y rT ,- 11 € ,.n( 'i%{f„A '»-.
�
'rte` + ><z "r:�r� •� � � � � r- <�a F ��� '� � � �! � '�.y � �` i
Rn
}'�'!!� sZh
` Er} .0 e •ln-'",� �' >; 7t d '� �r v r w � r .t .�
°3'Y'►'44&-`�'r �'''S,:yy4..w. +#j�`"fj i�rr�'c,'-�, spy �,i.�'` p. $ -
J 3g� s
4 adY •i _ t i '� G
�`
pia(' t �F �.i �,`y� ' A,•g• � 'ta�^t.'" f I..+•yyRg��y i,�,d -. 1 r- " � / .�la zd .;ti��` �i �}' ,..
'� i wyi r it F.
_'rt
�+^';�y�, �1 'y*�`" ``�..� � `� by �•�" �•�< a�,+. 9 � e �pWy� � �, � ,.{7 ��it;;�
..�_ gilbert w. clifford& associates, inc.
/ O�^�/Oh, �^� Engineers Land Planners Water Quality
L i`i TION !VI/t 117 E Pimay % Wer, Vtgiia 22MI
EMNEWAU M4GIS7ERAL OSrRICi FROSWCK XUN7Y VIRCINL4 VDk;E (540) 667-2139 FAR: (540) 665--0493 —
Figure 1
ti
N3
Rt. 603
WWW PROPERTY
CONCEPT PLAN
v
Qi,
O
O
o
gilbert w. Clifford
LWa iPl nw"
& associates, inc-
watiw OUQb
117 E. Picadilly St. Wiinctesler, Virginia 12601
VOICE: (540) 667-2139 FAX: (540) 665-0493
Fiqure .3
', ., ...
_...
81
718 P
i
�`• '"-
:_
,
3e4640 Acres
APPROX/Md T� =
Zoned: J
LlUtTS O -
roo YEAR _Us6:
r
-.
, - 'Resid en taal `
FLOGID PL 4hV
Zoned, RA
Residen�i
LC
'676�res
- 2'nn Irl.+'
e`
r
se "-_des 1CeI2 tlal -
rrrr
'�
.
Us
— O
h,D
o UT
15 11- O
w .-
ti
N3
Rt. 603
WWW PROPERTY
CONCEPT PLAN
v
Qi,
O
O
o
gilbert w. Clifford
LWa iPl nw"
& associates, inc-
watiw OUQb
117 E. Picadilly St. Wiinctesler, Virginia 12601
VOICE: (540) 667-2139 FAX: (540) 665-0493
Fiqure .3
r i.y u! u `t
f
i�
1
l
t � i
SITE P
1
`
a
�' f � Jy I i•�
J1T�
/ i q
j
\Ed
WWW PROPERTY
gilbert w_ clifford t4dh11 & associates, inc.
rn
\
O
Location in County
nd ns laPhnnam Wkkr Chk-My
117 E Foucrly St mer, Yrgi-ia 22601
WNESBORO MAGISTERIAL DISTRICT FREDERICK COUNTY, NRGINIA
VDICE 510 667-2139 FM 665-0493 EYAiL °arse f
r i.y u! u `t
Rezoning Comments WWW L. C..
Frederick County Sanitation Authority
Mail to:
Frederick Co. Sanitation Authority
Attn: Engineer
P.O. Box 1877
Winchester, VA 22604
(540) 868-1061
Hand deliver to:
Frederick Co. Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, VA
Aprphcant. P asp 1� puttheIn:Q.ma#ion s:acc ratel poss%bl� WidertQ srst e
Sa to 4n Azdt eidty �tl ;thea rev Attaeh a copy vf.. ur applrfatro» €ori,
location: mF, prayer statem impar#anlys�s, and auy othex� pepettt
Applicant's Name: Gilbert W. Clifford &Assoc.. Inc. Phone: (540)667-2139
Mailing Address: c/o C. E. Maddox, Jr., P.E., VP
117 E. Piccadilly Street Suite 200
Winchester, VA 22601
Location of Property:
1700' west of Route 37, just north and adjacent to U.S. Route 50.
Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960
RA B-2 3.4640
Sanitation Authority Comments
See Page 2 (attaebed).
Sanitation Authority Signature & Date: 5
Notice to Sanitation Autho Please Return This Form to the Applicant
E
C��41,::5'2
Page 2
Rezoning Comments WWW L.C.
The western part of this site is outside the SWSA. The hydraulic grade line of the Authority's
water system is not sufficient to provide adequate pressure to this part of the site. The consultant
has proposed a water booster station to overcome this problem. However, no water storage is
proposed. Provisions of reliable and continuous water service cannot be accomplished
economically without storage.
If the SWSA is to be expanded for this site, consideration should be given as to any other land in
this vicinity that will be included in the SWSA. This will enable proper sizing of a water storage
tank.
Wastewater from this area will be pumped to the existing gravity sewer lines along U. S. Route
522 near Fox Drive. These lines have limited capacity available for this area and the expansion
of the SWSA needs to include an evaluation of the impact on this capacity.
Frederick County, Virginia
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZOM NG REVIEW AND APPROVAL
OF THE
VW _L.k-
F.
PROPERTY .
Gainesboro Magisterial District
October, 2002
Prepared by-
Gilbert
y
Gilbert W. Clifford & Associates, Inc.
117 E. Piccadilly Street
Suite 200
Winchester, Virg nib 22601
Phone: 540-667-2131 Fax:540-665-09493
E-mail: gvcaram@earthlink_net
WWW L. C.
E. Sewage Conveyance and Water Supply
ImpactAnalYMS Statement
In order to provide service to this site a regional pump station and force main system
need to be implemented under FCSA policies and procedures. Also a water main
extension from north to south is required. The concept of this system was approved
during the deGrange rezoning off site easement allowing this extension we've acquired
by the FCSA during the western transmission line project extended south along VA
Route 37 from the Stonewall Industrial Park.
The water main extension will be a from a 20" main intended to be a link in the west
transmission loop shown in the master water plan of FCSA. This main coupled with the 4
million gallon northwest tank facility will provide adequate water quantity for
commercial development of the WWW site. Site elevations will create low pressure
zones which are unsatisfactory for commercial water service. In order to provide
pressure for daily usage and fire delivery, a booster pump system will be required as
shown in Figure 12.
A gravity sewer main extension will be required through the Winchester Medical Center
site as shown. The anticipated water demand and sewer flow allocation for the WWW
and WMC sites are shown on the attached table.
The system proposed is acceptable and manageable in providing sanitary sewer and water
service to the proposed commercially rezoned site.
r{✓
WWW L. C.
WWW L.C. Rezoning
Nater Use/Wastewater Flaw Summary
(Frederick County, Virginia
Impact,4nalysis Statement
Land Use
Amount
Quantity
Unit
Unit Value
(GPU)
Total
Office Park
35
Acres
1000 g/acre
35,000
Discount Superstore
135,000
SF
0.1 g/SF
13,500
Shopping Center
150,000
SF
0.2 _g/SF
30,000
Ch-Aparcels
10,000
SF
0.2 gISF
2,000
Total
80,50fl d
NW 'TANK
PROP. WATER
N
x
FA
,SEWER- FM
CONNECTION
WITH FCSA\
SYSTEM AT
SUNNYSIDE
///o/;/'
BOOSTER PUMP STAfiION �
PROD. GRAVITY SEWER f`'a"PROP. SEWER SYSTEM
r/f /
OP, WATE SERVICE14/
REGIONAL SEWAGE
PUMP STATION
WWW PROPERTY
gilbert w. Clifford &associates, inc.
v U
o SEWER & WATER PLAN Enowm Land Pkm-j a wt.W amey
O O 117 E Fiery SL Varbester, Vogiria 22641
G4/NESBORO AlAGI57ER/4L D/STR/CT fRmER/CK CDUNIYPRG/N/rt VD�E (514) 1-21 Fpx {54D) s rp4g3 pJ� g aaAearfl�ak„d
Fiqu�e 12
Frederick County, Virginia
IMPACT ANALYSIS STATEMENT
'"TID REZONING APPLICATION MATERIIALS
FOR
REZONING REVIEW AND APPROVAL
OF TIE
INCHESTER MEDICAL CENTER
ROTE 50 WEST
c6•NTES T CAMPUS91
Gainesboro Magisterial District
January, 2003
Prepared by:
Gilbert W Clifford & Associates, Inc_
I 17 E. Piccadilly Street
Suite 200
Winchester, Virginia 22601
Phone: 540-667-2131 Fax:540-665-0493
E-mail: gwcaram@eartbJjnk.ne#
Winchester Medical Center
E. Sewage Conveyance and Water Supply
Impact Analysis Statement
In. 1997. a means of providing sewer and water to the Route 50 corridor was created in
coordination with the Frederick County Sanitation Authority. This plan as shown on
Figure 6 provides for a regional sewage pump station capable of providing 425 gallons per
minute of wastewater flow transfer to the Sunnyside collection system located on the U.S.
Route 522 corridor in Frederick County. This provides for approximately 250,000 gallons
per day capacity to the Round Dill service area. Also the provision for the 4 million gallon
northwest storage tank has provided for a 20" stub line and easement that allows extension
of water service from the current Frederick County system along the west side of VA Route
37 to the Route 50 intersection with Route 3?.
The half full condition in the Northwest Tank provides an operating elevation of 955
XISL. The expected high and low elevations on the WMC site for uses are 860' and 800'
respectively. This provides a minimum and maximum pressure of 67 psi and 41 psi which
is acceptable for the use. Higher rise structures allowed in the MS zone .may require pump
booster service for fire flow pressure gradients_ The 20" main is very adequate for delivery
volumes.
This system is to be constructed by the FCSA through developer commitments in accord
with FCSA policy and procedures.
1
:'RUP, WATER SYSTEM
NW \TANK
A.tt-
Rt.
SYSTEM
Q:
k\l
v/
Rf`MIONAT,JSEWAGE
�
MF' ❑N ; \ `
WINCHESTER MEDICAL CENTER PROPERTY
gilbert w, clifford ` & associates, inc.
SEWER & WATER PLAN
6natnms I..rard Pfarrrwra watsr ate►
�j 117 E P'icad 5t tirrrchesk, Yqr k 22601
FREDERICK COUNTY 19RG/NG4 WICE (540) 667-2139 FAX (540) 65-W3 EkINL gwdiHQmrainccom
Figure 6
Winchester Medical Center
Winchester Medical Center Rezoning
Water Use/Wastewater Flow Summary
U.S. Route 50W Corridor
Frederick County, Virginia
Impact Analysis Statement
ITE
Amount
Unit Value
Code
Land Use
Quantity
Unit
(GPIn
Total
Tract 1
312
Business Hotel
100
Rooms
50
g/acre
5,000
760
Research & Development Park
23
Acres
1000
1��
23,000
820
Shopping Center
pP g
162,325
SF
0.2
g/SF
32,465
12
Drive In Bank
2,400
SF
0.2
g/SF
480
832
H -T Restaurant
250
Seats
50
g/seat
12.500
Tract 2
Subtotal
73,445
150
Warehousing (Distribution Center)
10
Acres
600
g/acre
6,000
710
Office (Administration Building)
108,900
SF
0.2
g/SF
21,780
7513
Office Park
15
Acres
1,000
g/acre
15,000
620
Nursing Home (150 beds)
150
Beds
150
g/bed
22,500
253
Elderly Housing - Attached
80
Units
200
g/unit
16.000-
6.000-Subtotal
Subtotal
81,280
Total 154,725 wdi
Rezoning Comments Winchester Medical Center
Frederick County Sanitation Authority
Mail to:
Frederick Co. Sanitation Authority
Atfw Engineer
P-0- Box 1877
Winchester, VA 22604
(540) 868-1061
Hand deliver to:
Frederick Co. Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, VA
Applicant's Name: Gilbert W. Clifford & Assoc. Inc. Phone: (540)667-2139
Mailing Address: clo Charles E. Maddox,Jr. P -E. -VP
117 E. Piccadilly Stree.t, Suite 200
Winchester VA 22601
Location of Property:
North and adjacent to Route 50 and west and ad'acent to Route 37.
Current Zoning-, B-2 Zoning Requested: B-2 Acreage: 50.0540
RA ` MS 51.9676
Sanitation Authority Comments
See attacbed.
Sanitation Authority Signature & Date:
rn - .T ]a to the. ApIi[ cant
14
Rezoning Comments
Winchester Medical Center
Paae 2
Frederick County Sanitation Authority
The proposed method of supplying water and sewer service to the site should be adequate.
i
•
Land Use
Round Hill
The process of formulating a plan for the Round Hill Community began on May 8, 1995 when the
Frederick County Comprehensive Plans and Programs Committee (CPPC, a subcommittee of the
County Planning Commission) and staff from the Department of Planning and Development,
conducted a public meeting at the Round Hill Fire Hall.
The CPPC held a second meeting on September 25, 1995 to present the draft Land Use Plan. In
response to the opinions expressed by residents of the community throughout the process, and the
desires of the Board of Supervisors, the plan recommends leaving portions of the Community Center
designated as rural land use. In all, of the 1,100 acres within the community center, roughly 400 to
500 is designated to remain rural land.
In conjunction with the recommendation to maintain large amounts of open space adjacent to the
core area of the Community Center, the plan also calls for the development of a new zoning category
tailored to accommodate rural community uses and building patterns. This recommendation is
discussed in more detail later in the report.
It should be noted that only Phase I and a small portion of Phase II is inside the current Sewer and
Water Service Area. It will ultimately be up to the Board of Supervisors to determine when it is
appropriate to include other areas of the community within the Sewer and Water Service Area, a
necessary first step to extending utilities. Development of any area would be dependent on the
availability of appropriate infrastructure; therefore, the plan does not recommend rezoning land
within the community for commercial development prior to the provision of central sewer and water.
It is also recommended that as land is developed over time and infrastructure extended, that
consideration be given to how this development might further the long range goal of providing
sewer to the core area of the community.
There are a number of recommendations that are important elements of the proposed phasing. First,
given the fairly uniform response from residents of the community, no area is proposed for high
density residential development. As mentioned previously, the plan recommends that a new zoning
category be adopted prior to development within Phase III, which, among other things, allows
residential development within the Community Center at a density in keeping with traditional
development patterns for the community.
The new zoning classification should establish building location and use regulations which perpetuate
existing development patterns. These regulations should be developed following a thorough
examination of existing building patterns within the community. Standards addressing such things
as minimum and maximum front setbacks and building height for structures within the core area of
the community, permitted commercial uses and their scale, the location of parking areas as well as
their size, and screening should all be considered. The intended purpose being to permit the
Frederick County 6-47 Comprehensive Plan
Figure 12
Design Principles
Land Use
to be Established for hound Hill
Curb -side parking
Low speed limit
Shade trees on both sides of street
Modest front yard setback 15-30 feet
Large amounts of open space - 50%
Modest size commercial\retail uses
Large predominance of single family dwellings within
core area of community
Discreet signage - maximum 10% of facade area
Underground utilities
continuation of favorable building patterns, styles, and mix of uses found within the community rather
than utilizing existing regulations which were not written with small rural communities in mind.
In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one
acre be established. The plan proposes that this would go into effect as part of Phase III of the land
use plan. This lot size change would only take place as part of an overall zoning change for the core
area of the Community, and would be dependent on the installation of a central sewer system. The
smaller lot size is not proposed for the entire Community Center. Areas on the periphery of the
community should be developed on larger lots. There should also be an effort made to preserve large
contiguous parcels of open land around the perimeter of the Community Center as a means of
maintaining the rural atmosphere.
The plan recommends that standards also be developed that will minimize the visual disruption to the
Route 50 corridor. This would involve standards for shared entrances, require a green space along
Route 50 which might include abike and or walking trail, address screening of structures and parking
areas and their location in relation to Route 50 itself, control the size, number and location of signs,
require underground utilities, and finally, set minimum standards for landscaping. The objective is
to prevent the creation of a typical commercial strip along this route. The regulations should
discourage individual business entrances on Route 50 both for aesthetics reasons as well as
transportation efficiency. Commercial establishments should front feeder roads which connect to
Route 50 at signalized intersections.
Frederick County 6-48 Comprehensive Plan
Land Use
Description of Phases
Figure 13
Phase I
The first phase in the proposed plan contains approximately 110 acres. The area within the first phase
is bounded on the west by the current limits of the Sewer and Water Service Area. The Service Area
boundary falls along a natural drainage divide which runs north -south across Route 50, approximately
one half mile west of Route 37, and roughly parallel to 37. The southern limit of the phase also
follows a natural drainage divide. This divide runs in a southeasterly direction beginning near the
intersection of Route 803 and Route 50, to a point on Route 37 approximately mid -way between the
interchange with Route 50 and the railroad crossing.
This phase calls for the establishment of a Business/Office Area immediately adjacent to the Route
37 interchange. Implementation of this phase is anticipated to begin within the near term. For our
purposes we have assumed a five-year time frame. Business/Office development would require the
extension of public sewer and water.
Frederick County 6-49 Comprehensive Plan
Land Use
Phase II
The second phase of the proposed plan involves an area designated for additional business and office
uses. The total area in this phase amounts to just over 180 acres. There was a great deal of
discussion at the Committee level regarding the best category of use for this portion of the
community. It was finally determined that the prospect of residential development of any sort in this
area should be avoided in favor of commercial uses.
Phase III
The third phase encompasses the core area of the Community as well as some additional
business\office uses along Route 50 for a total area of roughly 300 acres. The plan calls for infill
residential development within the core area along with some appropriately scaled commercial uses.
This portion of the phase involves roughly 250 acres. As mentioned above, it is not recommended
that residential development take place under the current Residential Performance regulations, but
rather that new regulations be developed that enable the continuation of the rural community
atmosphere. It is also recommended that the development be predominately single family residential
with the possibility of some small scale businesses aimed at serving the immediate community.
As with other phases, the type of development anticipated would require the availability of central
sewer. Since the provision of public utilities will involve a substantial investment, this phase also
proposes further expansion of business\retail westward out Route 50 as a means of funding the
extension. The business area in this phase contains roughly 50 acres. Again, it is recommended that
the commercial development be permitted only after the formulation of specific standards designed
to address the visual impact of such development.
The Phase III portion of the Land Use Plan should be considered long range. There is significant
work in terms of the development and adoption of regulations that would need to be accomplished
before the County would consider permitting the extension of public utilities. Such an extension
would involve a considerable investment and will likely have to be undertaken through private
investment.
Frederick County 6-50 Comprehensive Plan
Fraure z
i
Www
Ww PROPERTY Ec
gilbert w, clifford ll l.9l & associates. inc.
ROUND HILL COMPREHENSIVE PIAN
Engineers Land Planners !Nater duality
E. picodilly St. Winchester, Vrginio 22601
ti117
CAINESSORO MACISTERIAL DISTRICT FREDERICK COUNTY, IHRCINIA
VOICE (540) 667-2139 FAX: (540) 665-0493
Fraure z
i