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CPPC 10-11-04 Meeting AgendaCOUNTY of FREDERICK ��,�z,,41 52�,i Deny tmd—mt 1 of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORAl�TD�JM TO: Comprehensive Plans and Programs Subcommittee (CPPS) FROM: Susan K. Eddy, AICP, Senior Planner St,'6 RE: October Meeting and Agenda File Copy DATE: October 4, 2004 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, October 11th, 2004 at 7:00 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 Urban Development Area (UDA) to include 262.53 acres of land known as the Solenberger/Bridgeforth property in the quadrant bound by Route 37, Cedar Creek Grade (Route 622), Merriman's Lane (Route 621) and the City of Winchester. The request has been submitted by Evan Wyatt of Greenway Engineering on behalf of the owners of the subject properties. 2) Rural Areas Study. Further discussion of the Rural Areas Study. 3) Other. Please contact the department if you are unable to attend this meeting. Thank you. Please note the earlier start time for this meeting 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 sidewalks to the back door of the four- story wing. The door will be locked; therefore, please wait for staff to open the door. SKE/bad Attachments 1 107 North Kent Street a Winchester, Virginia 22601-5000 ITEM #1 Request for Expansion of the Urban Development Area (UDA) SolenbergerBridgeforth Property At a July 12, 2004 joint work session of the Board of Supervisors, Planning Commission and Comprehensive Plans and Programs Subcommittee (CPPS), eleven Comprehensive Policy Plan Amendment (CPPA) applications were reviewed. Of these eleven requests, two, including the Solenberger/Bridgeforth property, were considered by the Board of Supervisors to merit further study and formal action through the public hearing process. Included with the September CPPS agenda was a request that the Solenberger/Bridgeforth property be included within the Urban Development Area (UDA) (CPPA application #08-04). A copy of the Comprehensive Policy Plan Amendment (CPPA) application, prepared by Evan Wyatt of Greenway Engineering on behalf of the owners of the subject properties, was also included with that agenda. Mr. Wyatt is requesting the expansion of the Urban Development Area (UDA) to incorporate 262.53 acres of land. The property includes five parcels. A map prepared by staff depicting the area of the UDA expansion request, the existing UDA boundary, and current zoning relative to the proposed expansion area is attached. This item was discussed at the September CPPS meeting. Mr. Wyatt gave a short presentation of the request. CPPS members voiced concern over the transportation and school impacts that the proposed land use change may introduce. It was agreed at the September CPPS meeting that staff would prepare a new version of the West Jubal Early Land Use Plan that would incorporate the Solenberger/Bridgeforth property as well as language which addresses the potential impacts. A new draft of this document is attached. The new draft seeks to directly address the transportation and school concerns raised by the CPPS. 2 WESTERN JUBAL EARLY LAND USE PLAN Adopted by the Frederick County Board of Supervisors February 11, 2004 (Revised draft October 4, 2004) A request to expand the Urban Development Area (UDA) to incorporate parcels owned by the White and Marshall families was approved by the Frederick County Board of Supervisors in. February 2004. These parcels, totaling approximately 350 acres, are located in a quadrant of land bound by Route 37 to the west, Merriman's Lane (Route 621) to the north, Cedar Creek Grade (Route 622) to the south, and the City of Winchester to the east. The expansion of the UDA did not incorporate all properties within this quadrant, as much of the acreage in the southern portion of the quadrant (the Solenberger/Bridgeforth Property) was is reserved for agricultural use within the South Frederick Agricultural and Forestal District. The Western Jubal Early Land Use Plan (WJELUP) was adopted by the Frederick County Board of Supervisors in February 2004 and is intended to guide future land use planning and development for property within the quadrant that is captured by the UDA expansion. In May of 2004 the Board of Supervisors removed 183 acres of land north of Cedar Creek Grade included within the Solenberger/Bridgeforth property, from the South Frederick Agricultural and Forestal District. A UDA expansion request has been submitted for the 262 acre Solenberger/Bridgeforth property. This draft of the Western Jubal Early Land Use Plan would cover the entire quadrant between the City of Winchester to the east, Cedar Creek Grade (Route 622) to the south, Route 37 to the west and Merriman's Lane and the City of Winchester to the north. Guidint, Principles A new community is being created in a portion of the County where previously there was little but farmland. The area contains sensitive environmental features and these will be preserved. This new community will be primarily residential with some mix of commercial and residential uses. The community will be linked by an efficient road system, multi- purpose trails and sidewalks. At the center of the community will be a school which will serve as a focus for educational and community activities. Land Use Residential The land included within the WJELUP represents a transitional area between the City of Winchester and the rural areas of western Frederick County. The WJELUP area is distinguished by its pristine environmental resources and prime farmland soils and has therefore historically supported both agricultural and low density residential land uses. Adjoining land within the City of Winchester has developed extensively with urban and suburban residential uses, most notably within the Meadow Branch, Morlyn Hills, Meadow Branch South, and Orchard Hill subdivisions. Additionally, suburban residential land use has been established within the UDA adjacent and north of the WJELUP area through the Merriman's Chase subdivision. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses. The residential designation is intended to continue the established land use pattern in the vicinity of the WJELUP area. As such, new residential development within the WJELUP area is expected to consist primarily of single family detached and single family small lot units, and be compatible with the design of existing residential uses on adjoining property. The gross residential density for residential developments within the WJELUP area should not exceed four dwelling units per acre. Mixed Use Areas of mixed residential and commercial land use are designated along the planned route of the Jubal Early Drive extension and near the intersection of Cedar Greek Grade and Route 37. The mixed use development pattern is intended to provide commercial and employment opportunities that are accessible for residents within the WJELUP area via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced accessibility is anticipated through the integration of land uses within the mixed use areas and the connection of such areas to the surrounding residential neighborhoods by a network of multi-purpose trails and sidewalks. It is further expected that residential and commercial uses will be designed and configured in a complementary and unified manner to ensure development of a visually distinctive and functionally efficient community. The residential component of areas designated for mixed use development is not to exceed 75% of the gross project land area, with the remaining acreage reserved and planned for commercial use. Gross residential densities within mixed use areas should be consistent with those of the surrounding residential neighborhoods and therefore not exceed four dwelling units per acre. Residential densities in the mixed use areas are envisioned to be achieved through a mixture of housing types. The commercial component will comprise at least 25%, but no more than 50%, of the gross project land area for mixed use development. The commercial component is envisioned to consist of neighborhood scale commercial uses and high-end office uses. Priority will be given to neighborhood scale commercial uses as these will serve the needs of residents and create focal points for the new community. The commercial component will be consistent with the commercial development that has occurred along Jubal Early Drive west of its intersection with Valley Avenue. Strip commercial development is strongly discouraged. Consolidated entrances will be encouraged to avoid multiple -entrances along Jubal Early and Cedar Creek Grade. Other uses that might be acceptable in the areas planned for mixed uses are religious uses and local government uses. Transportation The Winchester Area Transportation Study (WATS) identifies Jubal Early Drive extending in an east -west direction from its terminus in the City of Winchester to a new interchange with the -2- Route 37 western by-pass. The proposed expansion of the Urban Development Area (UDA) should incorporate the extension of Jubal Early Drive as the principal transportation component of the WJELUP. The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. The final location and alignment of Jubal Early Drive should remain flexible to ensure that the development of the future extension conforms to final transportation studies and engineering. The design and alignment of the road will facilitate its connection with the new interchange planned for Route 37. Indeed, the value of Jubal Early Drive as a regional transportation improvement is dependant upon its ultimate connection to Route 37 via this new interchange. The initial eomp .nepA of A major collector road syste is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. The ultimate location of the north -south collector road should also --remain flexible to ensure that the development conforms to final transportation studies and engineering. however, �he WjELUP envisions design and eonstmetion of only the initial segm FA of this eolleetof read in or -def to pf!oteet the adjoining South Ffeder-iek Agr-ieultufal and Forestal Distfi The Winchester Area Transportation Study (WATS) also identifies improvements to Cedar Creek Grade. Cedar Creek Grade is proposed to be widened to four lanes from the Winchester City line to Route 621, Merrimans Lane. The WATS study also identifies improvements to the Cedar Creek Grade/Route 37 interchange. The Frederick County Comprehensive Policy Plan Bicycle Plan identifies Cedar Creek Grade as a short-term destination route. The proposed expansion of the Urban Development Area (UDA) should therefore incorporate the improvements to Cedar Creek Grade, preferably to a four lane divided highway, and a separate bicycle lane. The development of new road systems and new signalization, and any improvements to existing road systems will be the responsibility of private property owners and developers, unless the No rezonings should be approved until the County is certain that the transportation impacts of the new development will be mitigated. The study area will be designed so that residents will have access to alternative modes of transportation, such as pedestrian and bicycle facilities. The County will also encourage the extension of existing bus routes to serve the area. Ideally bus stops will be located at the commercial centers and within the development. Environment The WJELUP designates environmental resources associated with the Abrams Creek corridor as Developmentally Sensitive Areas (DSA). These areas should be preserved through the development process with improvements limited to required road crossings and passive recreational amenities. A conservation oriented approach to the design of residential and mixed use projects within the WJELUP area is encouraged to maximize DSA preservation. As such, -3- the precise study and identification of DSA designated resources should occur as a critical first step in the design process for all development in the WJELUP area. Completion of this resource inventory and the delineation of preservation areas is to be followed and accommodated by layouts and engineering for building sites, lots, drainage and infrastructure. Full density credit will be provided for DSA designated land conserved through the development process. A portion of the Green Circle Trail, as developed by the City of Winchester, has been constructed on the north side of the Winchester -Western Railroad. The WJELUP envisions completion of this portion of the trail to Merriman's Lane. Additionally, a connector trail should be developed that extends from the existing trail along the railroad right-of-way to Cedar Creek Grade as an enhancement to the Green Circle Trail. The connecting trail should be located to enhance the interaction of the user with any environmental features or view sheds that are conserved through implementation of the WJELUP. Education The West Jubal Early Land Use Plan area contains approximately 600 acres and the majority of this land will be developed for residential uses. It is estimated that 2400 dwellings could be built in the study area. This will generate approximately 1200 new students for the Frederick County School System. This number of students is unprecedented in the western part of Frederick County. It will be incumbent upon future development to provide a school site to mitigate the impact of the large number of school children resulting from development in the WJELUP area. This is consistent with the Community Facilities and Services policies in the Comprehensive Policy Plan. The school should be sited centrally within the study area to enable the maximum number of students to walk or bike to school. The school could become the focus of this new community as it would be at the center of the community. Parks The West Jubal Early Area should contain a well defined park and open space system for both active and passive recreation. Central to this open space will be the Abrams Creek corridor which will be preserved as a developmentally sensitive area. Neighborhood parks should also be located within the study area. As defined in the Comprehensive Policy Plan, neighborhood parks provide limited types of recreation for the entire family within easy walking distance. Examples of potential facilities in a neighborhood park include a playground, a swimming pool and tennis courts. The neighborhood parks should be located near the school and or neighborhood center and away from major streets. Also part of the park network will be the interconnected trail system as described above. -4- West Jubal Earl Land Use Plan South (DRAFT) i Map Features 000 UDA/SWSA /'\,,/ Winchester City Boundary /V Parcels / Streams 40 Lakes/PondslWetlands Planned Transportation f\,% Road ROW /V Road CL Railroads N Existing Trails rv' Proposed Trails Planned Land Use Developmentally Sensitive Areas ® Mixed Use Residential Use Educational Use Future Interchange N W *- s 2501250 250 Feet Created by Frederick County Planning Sept. 13, 2004 • • C ITEM #2 Rural Areas Study ,Continuation of Policy Formulation Stage Discussion of September work session and second phase of public consultation.