CPPC 02-14-11 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
TO: Comprehensive Plans and Programs Executive Committee (CPPC)
FROM: Michael T. Ruddy, AICP, Deputy Director
RE: February 14, 2011 Meeting
DATE: February 9, 2011
The Frederick County Comprehensive Plans and Programs Executive Committee (CPPC) will be
meeting on Monday, February 14, 2010 at 7:00 p.m. in the first floor conference room (purple
room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia.
The CPPC. will discuss the following agenda items:
AGENDA
1) Committee Appointments
2) Reliance Road Area Land Use Plan - Town Of Middletown
This potential update of the 2007 Comprehensive Policy Plan was produced by the Reliance
Road Steering Committee. This Committee was formed by appointment from the County and
Town Officials. Over recent months the Committee prepared the draft plan and presented it
in a public meeting. The input of the CPPC is being requested.
3) 2011 Planning Commission Retreat Update.
4) Other
Access to this building is limited during the evening Hours. Therefore, it will be necessary to enter
the building through the rear door of the,four-story wing. Committee members and interested
citizens are encouraged to park in the County parking lot located behind the County Office
Building or in the joint Judicial Center parking lot and follow= the sidewalk to the back door of the
four-story wing.
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107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000
Revised reflective of January 6, 2011 Steering Committee discussions
®raft Reliance Road Area Joint Land Use Plan — Concept
for County/Town and their respective Committee/PC reviews
In spring 2010, the Town of Middletown expressed interest in expanding its boundaries
to incorporate approximately 222 acres of land on the east side of 1-81, Exit 302,
following Reliance Road. Shortly thereafter, the Reliance Road Steering Committee
(RRSC) was convened. The RRSC was composed of representatives from the Town
Council and the Board of Supervisors.
The RRSC met various times over the ensuing months. The Town representatives also
held a community meeting and met with individual property owners within the study
area to gain an understanding of the interest of the property owners in terms of the
Town's desired boundary line adjustment with the County, as well as future land use
opportunities; these meetings were summarized and presented to the RRSC by Town
representatives. It was noted that while approximately 37 acres of B2 Business General
Zoning exists within the study area, only one site has been developed and benefits from
the Town's water and sewer system: the 2.7 acre site occupied by an existing Exxon
service station.
The RRSC also evaluated the existing transportation network in addition to water and
sewer availability. The RRSC considered the Foresight Middletown plan (adopted into
the Town's Comprehensive Plan in 2005), which promoted the implementation of a
technology park east of the interstate. The results of these findings led to the crafting of
the conceptual Reliance Road Area Joint Land Use Plan as a means to illustrate the
potential land uses for the area, and to foster further discussions.
The conceptual land use plan is envisioned to guide land use decisions over the next 20
to 30 years. Recognizing the Town's current water availability, development within the
study area will initially be limited until additional water supply is more readily available.
Land Use
The proximity of the study area to 1-81, Exit 302, enhances the opportunities for land
uses that benefit from the interstate. As such, commercial and technology uses would
be most beneficial at this location.
The plan calls for the establishment of approximately 44 acres of commercial uses that
serve the travelling public, such as hotels, gasoline service stations, and restaurants.
The commercial opportunities would be located southeast of the interstate interchange,
County/Town and their respective Committee/PC Reviews
Draft Reliance Road Area Joint Land Use Plan - Concept
January 6, 2011
on the southside of Reliance Road. This is also the area where public water and sewer
presently serves the existing Exxon service station. These land uses could be
implemented through the B2 Business General Zoning District.
Technology uses are envisioned both north and south of Reliance Road, covering
approximately 138 acres. Based on the targeted businesses identified by the
Winchester -Frederick County Economic Development Commission, the technology uses
would include economic sectors such as: Advanced Security, Assembly, Business
Services, and Life Sciences. These land uses would be implemented through the OM
Office Manufacturing Zoning District.
Transportation Network
While the existence of 1-81, Exit 302, is a strong asset to the areas' transportation
network, the actual configuration of the interchange and its close proximity of Buckton
Road is not conducive to accommodating future traffic demands. In order for the
interchange to operate efficiently and effectively in the future, it is essential to migrate
the existing intersection of Reliance and Buckton Roads further east, creating a greater
separation distance from the 1-81 northbound on/off ramps. Increasing this separation
distance will avoid significant degradation of the interchange similar to what has
occurred at Exit 307 in Stephens City.
As noted in Foresight Middletown, in rapidly growing areas, controlling and coordinating
the number, design and location of new access points to major roadways is critical to
maintaining the safety and capacity of the road system as traffic volumes increase.
Accordingly, access to Reliance Road should be managed and limited. The plan calls for
limiting Reliance Road access to two points: a signalized intersection that is established
with the relocation of Buckton Road, and a future new intersection further east. These
two access points would facilitate traffic movement to/from Reliance Road into the
various future land uses to the north and south. It may also be appropriate to utilize a
roundabout at the relocated Buckton Road intersection with Reliance Road as a means
to define where the developed portion of Reliance Road ends and the rural land uses of
the County begin. A similar technique was suggested by Foresight Middletown as a
means to create an entrance to the developed area.
Finally, Foresight Middletown calls for Reliance Road within the Town limits to be a
boulevard with a landscaped median; the Reliance Road Area Joint Land Use Plan carries
this design concept forward east of the interstate.
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County/Town and their respective Committee/PC Reviews
Draft Reliance Road Area Joint Land Use Plan - Concept
January 6, 2011
Water and Sewer System
The provision of an adequate public water and sewer system is essential to facilitating
the conceptual land uses envisioned along Reliance Road. The Town presently serves
the existing Exxon service station with its water and sewer needs; it is envisioned that
the Town also serve the needs of the future land uses depicted in the Reliance Road
area.
The Town recently completed an upgrade to its wastewater treatment facility which
enables it to treat upwards of 400,000 gpd. Reflective of the slowing economy and the
Town's limited water availability, the wastewater facility is currently operating at less
than 30 percent capacity; the facility is available to service future wastewater demands.
Existing limitations in water availability and the conveyance lines under the interstate
may hinder development in the near future. As the Town secures additional water
availability, upgrades to the conveyance system could easily be undertaken.
Reflective of current water availability, the Town is positioned to dedicate up to 18,000
gpd of water to development on the east side of 1-81. This available water resource
could facilitate an initial expansion of the commercial land uses to include a hotel,
expanded gasoline service station/convenience center, and a restaurant. Any additional
commercial uses would certainly warrant additional water resources.
Development of the technology park land uses will be limited until additional water
resources are identified and available. Technology uses that require limited water
resources would certainly be more desirable initially, until the expanded water supply
has been secured and accessible.
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