CPPC 12-12-05 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee (CPPS)
FROM: Susan K. Eddy, Senior Planner -� r -c
RE: December Meeting and Agenda
DATE: December 5, 2005
FAX: 540/665-6395
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on
Monday, December 12th, 2005 at 7:30 p.m. in the Board of Supervisor's Room of the County
Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the
following agenda items:
AGENDA
Urban Development Area (UDA) Study
2. Other
Please contact our department if you are unable to attend this meeting.
SKE/dlw
Attachments
Access is limited during the evening hours. Therefore, it will be necessary to enter the building
through the back double doors of the Board of Supervisors Room, located in the rear of the new
addition of the county building. I would encourage committee members and interested citizens to
park in the County parking lot located in the rear of the building and follow the sidewalk to the
back double doors of the Board Room.
107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000
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1 COUNTY of FREDERICK
De artment of Planning and Development
540/665-5651
19�E1! ORAl'-;DUI FAX: 540/665-6395
TO: Comprehensive Plans and Programs Subcommittee (CPPS)
FROM: Michael T. Ruddy, AICP — Deputy Planning Director
RE: UDA Study — Double Tollgate Triangle
DATE: December 5, 2005
The Comprehensive Plans and Programs Subcommittee's and the UDA Working Group continues to
progress with the Urban Development Area Study. The development of goals for the UDA Study,
strategies for achieving the goals, and potential policy language that would implement the UDA
Study provides the Committee with a good foundation for understanding the long range land use
needs of the community. It is important to ensure that the on-going evaluation of desirable future
land uses for the developing areas of the community is done within the context of the ongoing UDA
Study.
The Board of Supervisors previously authorized the study of the Double Tollgate Triangle Area. In
anticipation of the upcoming Board of Supervisors Work Session and Planning Commission Retreat
and based upon the developing context of the UDA Study, the evaluation of the Double Tollgate
Triangle Area is timely. It is Staff's desire to have the Comprehensive Plans and Programs
Subcommittee discuss the Double Tollgate Triangle Area and provide guidance on a future land use
plan for this area. Staff will then take this input and develop a preliminary land use plan for future
consideration with the Planning Commission and Board of Supervisors.
Staff has included background information pertaining to the Double Tollgate Triangle Area including
a preliminary build out analysis map. In addition, the following selected goals of the UDA Study are
relevant and should be considered:
1. Achieve a business development strategy that seeks to provide appropriate locations for
commercial and industrial opportunities and seeks to achieve a balanced ratio between the
residential and commercial/industrial growth of 60 percent residential to 40 percent
commercial/industrial (60/40) within the UDA/SWSA.
2. Identify criteria and principles to guide future modifications of the UDA/SWSA.
3. Provide for a comprehensive transportation system that enhances local and regional
connectivity and incorporates all types and modes of transportation.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
UDA Study — Double Tollgate Triangle
December 5, 2005
Page 2
4. Identify and sustain green infrastructure and protect the County's environmental systems and
resources by preserving green space and open space linkages and connectivity.
5. Develop a water and sewer facilities plan that is designed to facilitate the County's
UDA/SWSA land use planning efforts.
Staff's initial evaluation of the Double Tollgate Triangle Area recognizes the opportunity to enhance
the commercial and industrial opportunities in an appropriate location of Frederick County and assist
in achieving the desired balanced ratio between residential and commercial and industrial growth.
The transportation network and the proximity to the Virginia Inland Port further supports such land
use in this area of the County. The UDA Study and potential land use policy appears to preliminarily
provide sufficient accommodation for residential development within other areas of the County and
the UDA.
To this end, staff would suggest that the opportunity presents itself to expand the Sewer and Water
Service Area (SWSA) in the areas identified to address the long range land use needs of the County.
A logical expansion of the SWSA would be in the area north of Route 277, west of Route 522, east
of Wrights Run Acres, and south of Wrights Run, which is contiguous to the existing Horne Depot
Distribution Facility. This area totals approximately 430 acres. A secondary area for expansion of the
SWSA boundary exists along Route 636 with the potential addition of approximately 100 acres
between the existing SWSA boundary and Wrights Run. The land use designation within the
expanded SWSA area could reflect a continuation of the existing commercial/industrial land use
designation to the north with a more commercial distinction being made adjacent to Double Tollgate
and an office campus designation in the area adjacent to Route 636.
Further evaluation of the transportation network, environmental features, community facilities and
design approaches should occur and consideration of these elements would be incorporated into the
ongoing Double Tollgate Area / UDA Study Land Use planning efforts.
The CPPS's discussion and consideration of this area N7,7111 provide the basis for future discussions
with the Planning Commission and Board.
Attachments
MTR/bad
"The Double Tollgate Triangle"
Route 522 - Route 277 — Route 636 — Route 642
Existing Land Use and Zoning
Study Area
Approximately 1218 Acres
(837 acres undeveloped/381 developed used)
698 Acres (550 Undeveloped / 148 Developed) North of Wrights Run
520 Acres (287 Undeveloped / 233 Developed) South of Wrights Run
RA Wrights Run Acres, Various Residential
B2 Eastgate
B3 Eastgate
M1 Eastgate, Rodgers 277
CUP's Boyer Landscape
Surroundina Area
The Camp at Mosby Station, Canter Estates, Tasker Woods,
Armel Rural Community Center
Shenandoah
Irongate, Fulton Trucking, Double Tollgate
Sherando Park, White Oak Campground
Public Facilities
Schools
Armel Elementary
Admiral Byrd Middle
Sherando High
Parks
Sherando Park
Other
Stephens City Fire and Rescue
Water & Sewer
Parkins Mill
Crooked Run
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L UDA Study
Double Tollgate Triangle
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®_ Parcels South of Wrights Run
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ZONIING
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B1 (Business, Neighborhood District)
62 (Business, General District)
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B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
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HE (Higher Education District)
Parcels North of Wrights Run
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r M1 (Industrial, Light District)
287 Acres of land that is currently undeveloped
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M2 (Industrial, General District)
RP Density -1578 homes
R4 Density -1148 homes
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MH1 (Mobile Home Community District)
C4 square Footage -6,027,000
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MS (Medical Support District)
Parcels South of Wrights Run
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R4 (Residential, Planned Community District)
550 Acres of land that is currently undeveloped
R5 (Residential Recreational Community Distri
RP Density -3025 homes
R4 Density -2200 homes
C4 Square footage
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RA (Rural Areas District)
-11,550,000
RP (Residential Performance District)
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UDA/SWSA — Double Tollgate Triangle
The Double Tollgate Triangle area is defined as the area north of Rt. 277 (Fairfax Pike),
west of Rt. 522 (Front Royal Pike) and west of Rt. 636 (White Oak Rd). The area is
bounded to the north by Rt. 642 (Tasker Rd).
This is a report of the potential development impacts to the area based on residential
density levels for RP and R4 zoning as well as the sq. ft. requirements for C/I. The
Double Tollgate Triangle Draft map accompanies this report.
The following are the most intensive case scenarios when considering the intensity of
development.
Using Wrights Run Creek as an obstacle, the land between Wright Run and Rt. 277 is
considered here:
1. With No changes to existing homes or residential properties and concentrating on
large tracts of undeveloped land or multiple parcels owned by the same entity the
acreage is 550 acres. With an RP density of 3025 homes. If all land was R4 then
the density would be 2200 homes. There would be 11,550,000 sq. ft. of C/I.
2. If all lands between Wrights Run Creek and rt.277 were developed the total
acreage value would be 698 acres. With an RP density of 3839 homes. If all land
was R4 then density would be 2792 homes. There would be 14,658,000 sq. ft. of
C/I.
Using Wrights Run as the southern boundary and taking into consideration the
undeveloped and unzoned land between the creek and rt. 522 and west of rt.636.
With No changes to the existing structures or residential properties and
concentrating on the large parcels. The total land acreage is 287 with RP density
of 1578 homes. The R4 density would be 1148 homes. There would be 6,027,000
sq. ft. of C/I.
2. If all lands were developed that were not already zoned then the acreage values
would be 520 and the RP density would be 2860 homes. The R4 density would
be 2080. There would be 10,915,800 sq. ft. of C/I.
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UDA Study Goal #1.
Identify criteria and principles to guide future modifications of the UDA/S WSA.
Strategies:
Conformance with Comprehensive Plan — Provide increased clarity regarding
the policy expectations as they relate to UDA and SWSA
Community Facility Capacities and Capabilities - Elevate the bar for the
accommodation and provision of public uses and facilities identified in the
Comprehensive Plan. There should be a greater expectancy that such
community facilities will be addressed by the development community.
Address public water and sewer costs and capacities.
Implementation of County Transportation Planning Efforts
Innovative and Creative design that further goals of Comp. Plan.
Unique proposal that addresses an expressed need of the County
Economic development opportunity
Affordable housing as a goal of future modifications when a component of a
balanced housing approach.
Similar standards should be translated and applied to areas within the existing
UDA to guide rezonings, CIP's, and other community decisions.
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Frederick County Public Schools
Administrative Assistant to Visit us at www.frederick.k1Zva.us e-mail:
the Superintendent kapocsis@frederick.k12.va.us
To: Frederick County Comprehensive Plans
and Programs Subcommittee (CPPS)
FROM: Stephen M. KapocsiqftE�,
Administrative Assistant to the Superintendent
DATE: December 7, 2005
SuBiEcT: Response to Request for Information
At the November 14, 2005, CCPS meeting a member of the subcommittee requested information
regarding what considerations are used by the school division to determine the location of a new
school facility. Listed below are several of those items considered by staff for the locations of
future school facilities:
• Review of the planning department's information
on current and future developments
• Enrollment projections
• Transportation concerns
• Access to utilities
o Location of existing facilities
• Other items that maybe unique to the situation
If I can be of any further assistance, please contact me at 540-662-3889, Ext. 112.
540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890