CPPC 04-11-05 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee (CPPS)
FROM: Susan K. Eddy, AICP, Senior Planner 15<C1
RE: April Meeting and Agenda
DATE: April 4, 2005
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be
meeting on Monday, April 11th, 2005 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) Solenberger/Bridgeforth UDA Expansion Request
2) Tasker Woods UDA Expansion Request
3) UDA Study
Please contact the department if you are unable to attend 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
107 North Dent Street, Suite 202 - IWinchester, Virginia 22601-5000
ITEM #1
SolenbergerBridgeforth UDA Expansion Request
This request is for the 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 was submitted by Mr. Evan Wyatt of Greenway Engineering on behalf of the owners of
the subject properties.
The CPPS considered the Solenberger/Bridgeforth UDA expansion request at its meetings on
September 13, 2004, October 11, 2004 and November 8, 2004. The subcommittee was generally
favorable to the UDA expansion request and was working towards modifying the existing
Western Jubal Early land use plan to include these properties. The principle unresolved issue of
these discussions was transportation improvements. On December 2, 2004 the Planning
Department received a request from the applicant to withhold further consideration of the UDA
expansion request until March of 2005 to allow for additional analysis of the proposed
interchange at Route 37 and Jubal Early Drive.
The CPPS considered this UDA expansion request at its meetings on March 14, 2005 and
transportation improvements were again the focus of the discussion. Staff has revised the draft
Western Jubal Early land use plan dated November 4, 2004, that was previously considered by
the CPPS, to reflect the comments made at the March 14'h CPPS meeting. A revised draft, dated
April 4, 2005, is attached.
The applicant has proposed his own wording for the 6t" paragraph of the transportation section
(draft dated April 4, 2005). This is also attached following the draft plan.
A recommendation from the CPPS to the Planning Commission on this UDA expansion request,
together with a suggested land use plan, is sought.
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WESTERN JUBAL EARLY
LAii12 USE PLAir
(Adopted by the Frederick County Board of Supervisors
February 11, 2004)
Revised draft April 4, 2005
Guiding Principles
A new community of over 600 acres is planned 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 a mix of commercial and
residential uses. The community will be linked by an efficient road system, multi-purpose trails
and sidewalks.
Land Use
Residential
The land included within the Western Jubal Early Land Use Plan (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 services and employment
opportunities that are accessible for residents within the WJELUP area and the adjacent
community 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 an integrated, not segregated, 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 for mixed use development, 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. Strip commercial development is strongly discouraged.
Consolidated entrances will be encouraged to avoid multiple -entrances along Jubal Early Drive,
Cedar Creek Grade and the new collector road. Other uses that might be acceptable in the areas
planned for mixed uses are religious uses and local government uses.
Transportation
Future road networks are proposed for the WJELUP area which will link it to Jubal Early Drive,
Route 37 and Cedar Creek Grade (Route 622).
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
Route 37 western by-pass. This plan therefore incorporates the extension of Jubal Early Drive
and the construction of the interchange at Route 37. The extension of Jubal Early Drive and the
interchange at Route 37 are critical to addressing regional transportation problems.
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.
A major collector road is planned to facilitate traffic movement in a north -south direction to
provide a connection between Jubal Early Drive and Cedar Creek Grade. This road is envisioned
as an urban divided four -lane cross-section that includes landscaped medians as well as
pedestrian and bicycle facilities. The location shown on the plan is general with the precise
location of the north -south collector road remaining flexible.
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
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City line to Route 621, Merrimans Lane, The WATS study further identifies improvements to
the Cedar Creek Grade/Route 37 interchange. The Frederick County Comprehensive Policy Plan
Bicycle Plan also identifies Cedar Creek Grade as a short-term destination route. Therefore, this
plan incorporate improvements to Cedar Creek Grade, to a four lane divided highway with a
bicycle lane, and improvements to the intersection of Route 37 at Cedar Creek Grade.
The development of new road systems, including a new interchange at Route 37, new
signalization and improvements to existing road systems are all elements of this plan. It will be
the responsibility of private property owners and developers to insure that these improvements
are made. The financial responsibility will rest primarily with private property owners and
developers, although they may be able to demonstrate how a partnership, possibly with Virginia
Department of Transportation (VDOT), the City and/or the County will accomplish the
necessary road improvements. No rezonings should be approved until the County is certain that
the transportation impacts of development will be mitigated.
Another critical transportation component of the WJELUP is alternative modes of transportation,
such as pedestrian and bicycle facilities. This plan therefore calls for an interconnected system
of multi-purpose trails and sidewalks. The County should also encourage the extension of
existing bus routes to serve the area. Ideally bus stops will be located at the mixed use 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,
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 gross 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. The pedestrian/bicycle network developed
in the WJELUP area should provide for a continuous flow from the Green Circle.
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Historical Resources
One potentially significant historic structure is located in the southwestern corner of the
WJELUP area. The house is identified in the Lake's Atlas of 1885 as the Stuart Brown House,
and has been identified as a potentially significant property in the Frederick County Rural
Landmarks Survey (#34-1239). Protection of this structure is encouraged.
Education/Public Facilities
The WJELUP area contains over 600 acres and the majority of this land is envisioned to be
developed for residential uses. It is estimated that up to 2400 dwellings could be built in the
study area. This could generate up to 1,680 new students for the Frederick County School
System. This number of students concentrated in such a small area is unprecedented in the
western part of Frederick County. It will be incumbent upon future development within the
WJELUP area to provide a site for school facilities, 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.
Any school should be sited centrally within the study area to enable the maximum number of
students to walk or bike to school. Schools quickly become the focus of a new community
when they are at the center of the community. The final location and alignment of any school
site should remain flexible to ensure that it conforms to final engineering studies and School
Board considerations.
It may also be necessary to provide other public facilities in this area to serve this new
development. It would then be necessary for future development to provide a site for other
public facilities to mitigate the impact of the large number of residents resulting from
development in this area.
Parks
The WJELUP 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 should
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.
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WJELUP — Draft Dated April 4, 2005
Applicant suggested wording for the 6 t paragraph on transportation
The development of new road systems, including a new interchange at Route 37, new
signalization and improvements to existing road systems are all elements of this plan. It will be
the responsibility of private property owners and developers to insure that the transportation
improvements identified in this land use plan are accounted for through construction, right-of-
way dedication or both. It is expected that the identified transportation improvements will be
accomplished by property owners and developers through land development activities within the
study area. However, it is reasonable to expect that regionalized improvements such as a new
interchange at Route 37 and associated improvements to the Route 37 mainline between the
Cedar Creek and Route 50 West interchanges will be accomplished through partnerships,
possibly including public-private partnerships with the Virginia Department of Transportation,
Frederick County and/or the City of Winchester. No rezoning should be approved until the
Board of Supervisors is certain that the transportation impacts associated with land development
proposals within the study area are adequately mitigated.
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ITEM #2
Tasker Woods UDA Expansion Request
1 1
The Frederick County Board of Supervisors at its meeting on February 9, 2005 directed the
Planning Commission to study and return to the Board of Supervisors a land use plan and
recommendations regarding the inclusion of 89 acres of land (parcel 76-A-49 and 76 -A -48A) in
the Tasker Woods area into the Urban Development Area (UDA). A recommendation on the
UDA expansion and an appropriate land use plan for this area is sought from the CPPS.
While the Board of Supervisors resolution calling for this study only included two parcels, the
CPPS at its meeting of February 14, 2005 considered it reasonable to study the entire area
bounded by Tasker Road, Route 522 (Front Royal Pike) and the current UDA boundary.
This UDA expansion request was considered at the CPPS meeting on March 14, 2005. The
applicant was seeking an all -residential scheme and CPPS members made a number of
suggestions for a mixed-use plan. Staff also presented a number of conceptual mixed-use plans
for consideration. The applicant was requested to consider a mixed use plan for the area given
its location adjacent to both residential and industrial development.
The applicant has developed a revised plan for the sites within his control that incorporates
residential and commercial uses. Staff has extended the same basic commercial/residential
pattern to cover the other sites in the Tasker Woods study area. A map showing this proposal
(522 South — Alternative 97) is attached. Staff is currently working with the applicant to develop
a land use plan that could accompany this proposal if the CPPS considers this request favorably.
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03/22/05 Meeting.
To further the definition, scope, and schedule of the UDA Study a broader working group
met on March 22, 2005 to further refine the approach of the study. Discussion focused on
the goals for the UDA study and the guiding principles or philosophies of the study. The
following goals are forwarded to the Comprehensive Plans and Programs Subcommittee
for review, discussion, and endorsement.
Goals for the study of the UDA
• Provide a balance of housing opportunities to address lifestyle, size, cost, and
availability.
• Adopt a philosophy of development that concentrates on creating neighborhoods
which incorporate residential, retail, educational, and public uses, commercial
services, opportunity for employment, and institutional and recreational resources.
• Provide for a comprehensive transportation system that enhances local and
regional connectivity and incorporates all types and modes of transportation.
• Achieve a business development strategy that seeks to provide appropriate
locations for commercial and industrial opportunities and a balanced ratio to the
residential growth of 60 percent residential to 40 percent commercial/industrial
(40/60) within the UDA/SWSA.
• Provide adequate areas for regional, community, and neighborhood parks and
ensure broad access to a variety of recreational opportunities.
• Identify criteria and principles for future modifications of the UDA.
• Develop principles that address the future land needs of the school system and
guide the location of school facilities.
• Incorporate the plans of the FCSA into the UDA planning efforts of the County.
• Identify and sustain green infrastructure and protect the County's environmental
systems and resources.
• Establish a creative system of rewarding innovative residential and commercial
development practices in the UDA, which may include bonuses and fast-track
processing, while maintaining the phasing of construction and the vision of the
UDA.
It would be appropriate for the Comprehensive Plans and Programs Subcommittee to
provide an endorsement of the principles and goals of the study at this time.
The working group provided further input regarding additional stakeholder groups who
should be engaged during the initial stages of the UDA Study. Other groups identified in
addition to those previously identified include the Winchester Regional Airport
Authority, the Industrial Parks Association, the Economic Development Commission, the
Chamber of Commerce, Real Estate Association, the Winchester Wheelmen, and large
landowners from within the UDA.
Summary of 03/15/05 Meeting
The UDA working group coordinated by Mr. George Kriz met on March 15, 2005 in
continuation of the effort to devise a strategic approach to the UDA Study. Present at the
meeting was Mr. Wendy Jones who provided an overview of the upcoming Frederick
County Sanitation Authority Long Range Planning efforts. Coordination of the two
planning efforts appears to be desirable and will be necessary to ensure a comprehensive
study and a sustainable land use plan for the UDA.
Future discussions in the initial stages of the study are to be scheduled with Frederick
County Public Schools, Frederick County Parks and Recreation, and the MPO
(Metropolitan Planning Organization) for purposes of transportation planning.
Opportunities for input should also be provided to the Design & Engineering
Community, the Top of Virginia Building Association, Home Owner Association Groups,
the City of Winchester, the Economic Development Commission, and other stakeholder
groups that may be identified throughout the process.
UDA Working Groin
The upcoming schedule of the UDA working group includes a discussion with the
Frederick County Parks and Recreation Department on Tuesday, April 5, 2005 and an
opportunity to meet with the Industrial Parks Association at their business meeting on
Tuesday, April 19, 2005. The UDA working group is scheduled to continue their
meetings on the 1St and 3`d Tuesdays of each month, from 11 a.m. to I p.m. in the
Conference Room of the Frederick County Planning Department.
C
•
•
DRAFT — Version 1
Tasker Woods Land Use Plan
Draft April 11, 2005
Introduction
The Tasker Woods area presents a unique opportunity to transition a rural area wedged between
rapidly developing residential neighborhoods and established industrial uses. The boundaries of
this land use plan are Tasker Road, Route 522 (Front Royal Pike) and the 2004 Urban
Development Area (UDA) boundary.
A new community is being created which will have both commercial and residential uses. The
area contains sensitive environmental features and these will be preserved. The community will
be linked by an efficient road system, multi-purpose trails and sidewalks.
Land Use
The Eastern Frederick County Long Range Land Use Plan does not show any specific land use
for most of this area. The land north of Tasker Road, near the intersection with Route 522 is
shown as business use. At present, all of the plan area is zoned RA, with the exception of one
parcel north of Tasker Road, which is zoned B2. This B2 zoned parcel and three parcels north
of Tasker Road on the west end of the plan area are in the Sewer and Water Service Area
(SWSA) as at April 2005. None of the land. use plan area is in the Urban Development Area
(UDA) as of April 2005.
The land to the east of the plan area is in residential and agricultural use and is zoned RA (Rural
Areas). The land immediately to the west is in residential use and is zoned RA. Further to the
west is the Canter Estates development which is zoned RP (Residential Performance District)
and contains single family detached houses. Immediately north of the plan area are the
Macedonia Methodist Church and the Macedonia Cemetery, both zoned RA. To the south is the
Eastgate Commerce Center which is zoned Ml (Light Industrial District) and contains light
industrial uses, and adjacent parcels zoned B2 (Business General District) which are vacant.
The plan area is made up of 199 acres, with 19 parcels in multiple ownerships. Three large tracts
(86 acres) in the center of the plan area are in common ownership. The B2 zoned property
includes 30 acres. A key component of this plan is integrating the numerous small parcels into a
cohesive community.
UDA/SWSA
This plan proposes the extension of the SWSA to Route 522 and the extension of the UDA to
those areas shown as residential on the land use plan.
Residential
The north part of the Tasker Woods area is planned for residential use. Single family detached
residences are encouraged along Macedonia Church Road to continue the residential pattern
M
established to the west. Single family attached units could be accommodated in the center of the
site. Given the relatively flat topography and square shape of the central portion of the site, this
area could ideally be laid out in a grid pattern.
The smaller parcels along Route 522 are suitable for either single family detached units or multi-
family units. This higher density is justified by the proximity of these units to significant
number of jobs on the industrial and commercially planned sites. It is critical that access to these
sites be established on the new collector road and not on Route 522. This will first serve to
uphold the integrity of Route 522 as a minor arterial road without excessive entrances. This will
also allow the future residents of these parcels to be a part of the Tasker Woods Community and
not live in isolated developments along an arterial road.
Option 1
Overall density for the residential land in the Tasker Woods Land Use Plan Area (approximately
80 acres) should not exceed four units per acre. This equates to approximately 320 residential
units.
Option 2
Overall density for the residential land in the Tasker Woods Land Use Plan Area (approximately
80 acres) should not exceed five units per acre. This equates to approximately 400 residential
units.
Other uses that._might be acceptable in the areas planned for residential use are religious uses and
local government uses.
Commercial
Commercial uses are planned for the land immediately north of Tasker Road. This will serve to
buffer the residential uses from the industrial uses south of Tasker Road. The commercial
component is envisioned to consist of neighborhood scale commercial uses and 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. Strip commercial development is
strongly discouraged. Consolidated entrances and inter -parcel connectors will be encouraged to
avoid multiple -entrances along Route 522, Tasker Road and the new collector road.
Parks
The Tasker Woods area should contain a well defined park and open space system for both
active and passive recreation. Neighborhood parks, possibly in cooperation with the church to
the north, should be provided in central locations and be inter -connected. If the residential
streets are designed in a grid pattern, the parks could be laid out as squares with the houses
facing onto the square. Also part of the park network should be the interconnected trail system
as noted above.
Environmental Features
Environmental features in the study area include several ponds and four intermittent streams.
These should be protected and form part of the open space network for the area.
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_Transportation
Route 522 (Front Royal Pike) is classified as a minor arterial road. The Comprehensive Policy
Plan defines minor arterial roads as major roads providing important travel routes through
portions of the County. Higher speeds and free traffic flow are maintained over large portions of
minor arterial roads. Therefore, individual entrances on Route 522 are strongly discouraged.
The Frederick County Eastern Road Plan designates Tasker Road and White Oak Road as
improved major collectors and shows a new major collector linking the north end of White Oak
Road/Macedonia Church Road with Route 522. The provision of this major collector road will
be the responsibility of developers in this area. This plan further discourages individual
entrances on these major collector roads. The plan also calls for a signalized intersection at
Route 522 and Macedonia Church Road.
This plan calls for a new minor collector road, beginning at the intersection of Tasker Road and
Marcel Drive, extending northward through the site. The purpose of this road is to provide access
to the smaller parcels along Route 522, so that their access is not directly on Route 522. This
road is meant to be circuitous to discourage through truck traffic from the commercial and
industrial sites. Other roads throughout the area will be minor collector roads or local roads.
Another critical transportation component of this plan is alternative modes of transportation,
such as pedestrian and bicycle facilities. This plan therefore calls for an interconnected system
of multi. -purpose trails and sidewalks. Given the close proximity of residential, commercial, and
industrial sites, all of them relatively flat, a walkable environment is easily achievable.
Design Principles _
The Tasker Woods area is at a prominent junction along Route 522. Heightened design == -
standards are appropriate in this area.
As stated above, the area is a relatively flat area and lends itself well to a grid pattern, for both
the residential and commercial components. Other design features that compliment a grid
pattern are short streets, shallow setbacks and alleys. These are therefore encouraged.
Landscape features that are encouraged include saving existing mature trees, the planting of
street trees, and the landscape screening of parking facilities. Another important landscape
feature should be landscape screening of the small parcels along Route 522. A heavy vegetative
screen is encouraged along Route 522 to buffer future residences from the noise, lights and
pollution of this busy arterial road.
The commercial uses should be encouraged to coordinate and limit signage. Off-site signs
should be discouraged and monument signs encouraged.
All of the plan area should be provided with sidewalks and footpaths to encourage interaction
between uses and walkability.
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DRAFT — Version 2
(changes from Version 1 are in blue)
Tasker Woods Land Use plan
Draft April 11, 2005
Introduction
The Tasker Woods area presents a unique opportunity to transition a rural area wedged between
rapidly developing residential neighborhoods and established industrial uses. The boundaries of
this land use plan are Tasker Road, Route 522 (Front Royal Pike) and the 2004 Urban
Development Area (UDA) boundary.
A new community is being created which will have residential, commercial and light industrial
uses. The area contains sensitive environmental features and these will be preserved. The
community will be linked by an efficient road system, multi-purpose trails and sidewalks.
Land Use
The Eastern Frederick County Long Range Land Use Plan does not show any specific land use
for most of this area. The land north of Tasker Road, near the intersection with Route 522 is
shown as business use. At present, all of the plan area is zoned RA, with the exception of one
parcel north of Tasker Road, which is zoned B2. This B2 zoned parcel and three parcels north
of Tasker Road on the west end of the plan area are in the Sewer and Water Service Area
(SWSA) as at April 2005. None of the land use plan area is in the Urban Development Area
(UDA) as of April 2005.
The land to the east of the plan area is in residential and agricultural use and is zoned RA (Rural
Areas). The land immediately to the west is in residential use and is zoned RA. Further to the
west is the Canter Estates development which is zoned RP (Residential Performance District)
and contains single family detached houses. Immediately north of the plan area are the
Macedonia Methodist Church and the Macedonia Cemetery, both zoned RA. To the south is the
Eastgate Commerce Center which is zoned M1 (Light Industrial District) and contains light
industrial uses, and adjacent parcels zoned B2 (Business General District) which are vacant.
The plan area is made up of 199 acres, with 19 parcels in multiple ownerships. Three large tracts
(86 acres) in the center of the plan area are in common ownership. The B2 zoned property
includes 30 acres. A key component of this plan is integrating the numerous small parcels into a
cohesive community.
UDA/SWSA
This plan provides for the extension of the SWSA to Route 522 and the extension of the UDA
only to those areas shown as residential on the land use plan.
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Residential
The northwest part of the Tasker Woods area is planned for residential use. Single family
detached residences are encouraged along Macedonia Church Road to continue the residential
pattern established to the west. Single family attached units could be accommodated in the
center of the site. Given the relatively flat topography and square shape of the central portion of
the site, this area could ideally be laid out in a grid pattern.
Option 1
Overall density for the residential land in the Tasker Woods Land Use Plan Area (approximately
57 acres) should not exceed four units per acre. This equates to approximately 228 residential
units.
Option 2
Overall density for the residential land in the Tasker Woods Land Use Plan Area (approximately
57 acres) should not exceed five units per acre. This equates to approximately 285 residential
units.
Other uses that might be acceptable in the areas planned for residential use are religious uses and
local government uses.
Commercial
Commercial uses are planned for the land immediately north of Tasker Road. This will serve to
buffer the residential uses from the industrial uses south of Tasker Road. The commercial
component is envisioned to consist of neighborhood scale commercial uses and 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. Strip commercial development is
strongly discouraged. Consolidated entrances and inter -parcel connectors will be encouraged to
avoid multiple -entrances along Route 522, Tasker Road and the new collector road.
Commercial/Industrial
The smaller parcels along Route 522 are suitable for a mix of commercial and light industrial
uses. Consolidated entrances and inter -parcel connectors will be encouraged to avoid multiple -
entrances along Route 522.
Parks
The Tasker Woods area should contain a well defined park and open space system for both
active and passive recreation. Neighborhood parks, possibly in cooperation with the church to
the north, should be provided in central locations and be inter -connected. If the residential
streets are designed in a grid pattern, the parks could be laid out as squares with the houses
facing onto the square. Also part of the park network should be the interconnected trail system
as noted above.
Environmental Features
Environmental features in the study area include several ponds and four intermittent streams.
These should be protected and form part of the open space network for the area.
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Transportation
Route 522 (Front Royal Pike) is classified as a minor arterial road. The Comprehensive Policy
Plan defines minor arterial roads as major roads providing important travel routes through
portions of the County. Higher speeds and free traffic flow are maintained over large portions of
minor arterial roads. Therefore, individual entrances on Route 522 are discouraged.
The Frederick County Eastern Road Plan designates Tasker Road and White Oak Road as
improved major collectors and shows a new major collector linking the north end of White Oak
Road/Macedonia Church Road with Route 522. The provision of this major collector road will
be the responsibility of developers in this area. This plan further discourages individual
entrances on these major collector roads. The plan also calls for a signalized intersection at
Route 522 and Macedonia Church Road.
This plan calls for a new minor collector road, beginning at the intersection of Tasker Road and
Marcel Drive, extending northward through the site. The purpose of this road is to connect the
residential uses of the community with the commercial uses. Other roads throughout the area
will be minor collector roads or local roads.
Another critical transportation component of this plan is alternative modes of transportation,
such as pedestrian and bicycle facilities. This plan therefore calls for an interconnected system
of multi-purpose trails and sidewalks. Given the close proximity of residential, commercial, and
industrial sites, all of them relatively flat, a walkable environment is easily achievable.
Design Principles
The Tasker Woods area is at a prominent junction along Route 522. Heightened design
standards are appropriate in this area.
As stated above, the area is a relatively flat area and lends itself well to a grid pattern, for both
the residential and commercial components. Other design features that compliment a grid
pattern are short streets, shallow setbacks and alleys. These are therefore encouraged.
Landscape features that are encouraged include saving existing mature trees, the planting of
street trees, and the landscape screening of parking facilities. Another important landscape
feature should be landscaping along Route 522, similar to that required for residential use along
an arterial road.
The commercial and light industrial uses should be encouraged to coordinate and limit signage.
Off-site signs should be discouraged and monument signs encouraged.
All of the plan area should be provided with sidewalks and footpaths to encourage interaction
between uses and walkability.
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