CPPC 03-11-13 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665.6395
TO: Comprehensive Plans and Programs Committee (CPPC)
FROM: Michael T. Ruddy, AICP, Deputy Director
RE: March 11, 2013 Meeting
DATE: March 4, 2013
The Frederick County Comprehensive Plans and Programs Executive Committee (CPPC) will be
meeting on Monday, March 11, 2013 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. CPPA#01-13, Light Property SWSA/Land Use Study - At the Board of Supervisors
January 9, 2013 meeting, The Board adopted a resolution directing staff to undertake a
SWSA expansion study to evaluate land in the vicinity of the Light property, near the
intersection of Woodbine and Woodside Roads. The CPPC will continue their review of the
area around and including the Light property with the intention of completing a modification
to the Northeast Land Use Plan and SWSA boundary in this general area. This effort is also
supportive of the Business Development Advancement Study recommendations.
2. CPPA, Phase 2 - LFCC/Middletown SWSA — Following on from the recently approved
LFCC/Middletown SWSA which created a 138 acre SWSA in the area surrounding, and
including the Lord Fairfax Community College, the CPPC will continue the discussion of the
surrounding area previously identified as Phase 2.
3. 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 Offce Building or in the joint
Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing.
MTR/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Item I
CPPA#01-13, Light Property SWSA/Land Use Study
At the Board of Supervisors January 9, 2013 meeting, The Board adopted a resolution
directing staff to undertake a SWSA expansion study to evaluate land in the vicinity of the
Light property, near the intersection of Woodbine and Woodside Roads.
The CPPC began their review of the area around and including the Light property with the
intention of completing a modification to the Northeast Land Use Plan and SWSA boundary
in this general area. This effort is also supportive of the Business Development Advancement
Study recommendations.
Summary of 02/11/13 CPPC meeting discussion:
At the CPPC's February 11, 2013 meeting, The CPPC came to general consensus on the
following:
• Adjusting the SWSA around properties in the general area of the Light properties in
support of the BDAS recommendations (see attached map). The area to include, in
addition to the Light properties, that land currently planned with some form of
industrial designation from the West Virginia state line to the north to Turkey Run in
the south.
• Encouraging a variety of Economic Development oriented land uses including OM
(Office and Manufacturing), Ml (Light Industrial) and M2 (Heavy Industrial)
designated land uses within this general area.
• Identifying the general area with a blue color designation (Light Industrial) and
encouraging flexibility in allowing the above land uses (OM, Ml, and M2) to locate
within this area.
• An alternative that was discussed was identifying the area
• Supported the completion of a Traffic Impact Analysis in support of the proposed
update to the land use plan.
Proposal for the 03/11/13 CPPC meeting:
• Approximate addition to the SWSA of 530 acres.
• Designation of the additional area with a Blue (light industrial) land use designation.
• Language proposed to allow flexibility in the ultimate economic development
targeted land uses.
"The area added to the SWSA with this proposed amendment may include, in
addition to light industrial land uses, those land uses associated with OM (Office
Manufacturing) and M2 (heavy industrial). This is intended to provide flexibility in
the ultimate location of desirable economic development uses."
Attachments:
• Proposed adjustment to Northeast Land Use Plan map
• Location Map
• Resolution
• Current Northeast Land Use Plan
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Potential SWSA
107 N Kent St
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Industrial Rezoning
Winchester, VA 22601
540-665-5651
Map Created: March 05, 2013
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M2 (Industrial, General District)
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40 MPH (Mobile Home Community District)
4W MS (Medical Support District)
40 OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
40 R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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107 N Kent
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Winchester, VA 22601
540 - 665 - 5651
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Action:
BOARD OF SUPERVISORS: January 9, 2013 APPROVED DENIED F]
RESOLUTION
DIRECTING STAFF TO UNDERTAKE A SWSA EXPANSION STUDY TO EVALUATE
LAND IN THE VICINITY OF THE LIGHT PROPERTY, NEAR THE INTERSECTION
OF WOODBINE AND WOODSIDE ROADS
WHEREAS, The Light family owns approximately 400 acres, near the intersection of
Woodbine and Woodside Roads, adjacent to the Winchester Western Railroad. The parcels are
identified by Property Identification Numbers 34-1-A, 34-A-613, 34-A-7, 34 -A -8A, 34 -A -129A,
34 -A -129E, 34 -A -129F, 34 -A -129G, and 34 -A -129I, in the Stonewall Magisterial District;
WHEREAS, The properties collectively are designated in the 2030 Comprehensive Plan
for various types of business development land uses, yet only a portion of the properties are
located within the Sewer and Water Service Area (SWSA). To most effectively develop the
properties and expand the industrial tax base, it is desirable to enable access to the public water
and sewer system;
WHEREAS, The request for consideration of this Sewer and Water Service Area
(SWSA) expansion was sponsored and presented to the Board of Supervisors by the Stonewall
Magisterial District Supervisor on December 12,2012; and,
WHEREAS, The Board of Supervisors supported the Stonewall Magisterial Districts
Supervisor's request to place a Resolution on the next available Board of Supervisors' agenda;
NOW, THEREFORE, BE IT ORDAINED that the Board of Supervisors
directs the Planning Commission to study and return to the Board of Supervisors a
Comprehensive Plan study, specifically pertaining to the Sewer and Water Service Area, and
regarding an expansion of the SWSA to incorporate Property Identification Numbers 34-1-A, 34-
A-613, 34-A-7, 34 -A -8A, 34 -A -129A, 34 -A -129E, 34 -A -129F, 34 -A -129G, and 34 -A -129I.
Passed this 9`h day of January 2013 by the following recorded vote:
Richard C. Shickle, Chairman Gary A. Lofton
Bill M. Ewing Charles S. DeHaven, Jr .
Gene E. Fisher Christopher E. Collins
A COPY ATTEST
John R. Riley, Jr.
Frederick County Administrator
Snapshot of the current Northeast Land Use Plan
Item 2
CPPA, Phase 2 - LFCC/Middletown SWSA
Summary of 11/19/12 CPPC meeting discussion:
At the CPPC's November 19, 2012 meeting, The CPPC came to general consensus on the
following:
• Adjusting the land use designation for the Hester property to OM (Office
Manufacturing (see map).
• Supported the additional text within the Middletown/Lord Fairfax SWSA Area Plan
describing those areas outside of the initial SWSA area approved on November 14,
2012.
• Discussion also covered encouraging the private economic development
opportunities on this property in support of the College and minimizing or
eliminating the expansion of institutional uses of the College on this property.
• Supported the Town of Middletown as the desirable location for additional
residential opportunities generated by the future growth of the College.
Summary of 02/11/13 CPPC meeting discussion:
Under the "Other" item at the end of the last CPPC meeting, members of the CPPC
suggested bringing this item back to the Committee to provide the property owners an
additional opportunity to discuss the proposal with the group.
This item was not discussed during the recent 2013 Planning Commission retreat.
Attachments:
Proposed adjustment to Middletown/Lord Fairfax Sewer and Water Service
Area Plan - Future Expansion Area.
APPENDIX I - AREA PLANS
Future Exoansion Area
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The area immediately to the north of the Middletown/Lord Fairfax SWSA was
evaluated for potential inclusion into the Middletown/Lord Fairfax SWSA Area
Plan following the approval of the Area Plan by the Board of Supervisors on
November, 2012. This section, Future Expansion Area, is the resulting
addition to the plan which provides guidance to the adjacent property owners
regarding the future land uses. The policies established in the
Middletown/Lord Fairfax SWSA Area Plan guiding transportation and the
provision of public water and sewer would apply to this area of future
expansion. The actual expansion of the SWSA line would occur in the future
with the approval of the Board of Supervisors.
The future expansion area is approximately 100 acres in size and is
contiguous to the existing Middletown/Lord Fairfax SWSA. The future land use
in this area is envisioned to promote areas of business development in
support of the adjacent land use, Lord Fairfax Community College. The
business development land uses may include a variety of support services to
programs offered at the College, including but not limited to, Health Care, Life
Sciences, and Technology. Other independent business development land
uses may promote the mixed use industrial/office land use classification of the
Comprehensive Plan, the OM Park District, which is designed to provide for
areas for research -and -development centers, office parks, and minimal
impact industrial and assembly uses. All of the above would provide
opportunities for workforce development associated with Lord Fairfax
Community College.
Residential land uses are not proposed in this area.
The area to the west of the Middletown/Lord Fairfax SWSA is not envisioned
to be included in the Area Plan. Route 11, Valley Pike, will continue to be the
western boundary of the Middletown/Lord Fairfax SWSA. The land in this area
to the west of Route 11, Valley Pike, is rural in character and maintaining it in
its current state would reinforce the rural and historical character of the land,
and would preserve the vistas to the west. In addition, it is recognized that
there are environmental features in this area as Meadow Brook and its
associated floodplain bisects the area from north to south. The area is further
constrained by the railroad tracks that also parallel Route 11, Valley Pike.
Middletown/Lord Fairfax Sewer and Water Service Area
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Map Created: January 09, 2013
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0 650 1,300 2,600 Feet
APPENDIX I - AREA PLANS
MIDDLETOWN/LORD FAIRFAX SEWER AND WATER SERVICE AREA
Lord Fairfax Community College (LFCC) is a comprehensive, multi -campus
public institution of higher education. Through its three locations — the
Fauquier and Middletown Campuses and the Luray -Page County Center — the
College serves eight localities in the Shenandoah Valley and Piedmont
regions. The localities are the counties of Clarke, Fauquier, Frederick, Page,
Rappahannock, Shenandoah and Warren and the city of Winchester.
Frederick County's Middletown Campus is located at 173 Skirmisher Lane,
Middletown, Virginia. The Middletown campus has grown since it was founded
in 1970 into the campus illustrated in the following site plan.
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LFCC is looking to expand its facilities on its current property and on property
owned by the LFCC Foundation.
The Middletown Elementary School is located immediately north of Lord
Fairfax Community College and is one of eleven elementary schools operated
by Frederick County Public Schools serving elementary aged children in
Frederick County.
Middletown/Lord Fairfax Sewer and Water Service Area
Future Expansion Draft March 4, 2013
APPENDIX I - AREA PLANS
Middletown/Lord Fairfax SWSA
The Sewer and Water Service Area (SWSA) is an important policy tool used
by Frederick County to determine where public water and sewer service may
be provided. The Board of Supervisors approves the location of the SWSA
boundaries through the adoption of the Comprehensive Plan; the 2030
Comprehensive Plan, and amendments thereto. As a result, properties located
within the SWSA may enjoy access to public water and sewer.
The Middletown/Lord Fairfax SWSA has been established to enable the
provision of public water and sewer in the area north of the Town of
Middletown to current and future institutional land uses, including Lord Fairfax
Community College and the Middletown Elementary School. The supporting
map identifies the location of the Middletown/Lord Fairfax SWSA boundary.
Future study of the area surrounding the Town of Middletown may identify
additional properties that could be added to the Middletown/Lord Fairfax
SWSA, if deemed appropriate by the Board of Supervisors.
The Frederick County Sanitation Authority (FCSA) has the primary
responsibility to manage the provision of water and sewer in Frederick
County, and therefore, within the SWSA. In some cases, other public entities
may serve properties within Frederick County, if approved by the Board of
Supervisors. Lord Fairfax Community College currently obtains water from the
City of Winchester, and the Town of Middletown receives their wastewater.
The FCSA has expressed that, at this time, they have no desire to serve this
area of Frederick County. However, nothing would preclude the FCSA from
serving this area in the future if it is deemed necessary and appropriate. The
approval of this plan by the Board of Supervisors would allow the City of
Winchester and the Town of Middletown to continue to serve the properties
with water and sewer, respectively.
It is recognized that properties owned by the State of Virginia are preempted
from local control by Frederick County. Frederick County and Lord Fairfax
Community College will continue to work collaboratively on issues related to
the growth and development in this area of Frederick County.
Land Use
Frederick County uses the 2030 Comprehensive Plan to guide the future land
uses. The Town of Middletown's Foresight Middletown plan, which was
adopted into the Town's Comprehensive Plan in 2005, guides the future land
uses within the Town and was considered when drafting this plan.
Middletown/Lord Fairfax Sewer and Water Service Area
Future Expansion Draft March 4, 2013
APPENDIX I - AREA PLANS
The area encompassed by the Middletown/Lord Fairfax SWSA is envisioned to
promote the continued growth of institutional land uses that enhance the
existing educational institutions; Lord Fairfax Community College and the
Middletown Elementary School. To that end, the plan calls for the
establishment of approximately 140 acres of institutional land use that will
serve the citizens of Frederick County and the broader region.
Institutional land uses are defined as a nonprofit or quasi -public use or
institution, such as a church, library, public or private school, hospital or
municipally owned or operated building, structure or land used for public
purposes. Institutions of higher education are defined as an educational
institution whose primary purpose is to provide a collegiate or graduate
education.
Transportation
The Middletown/Lord Fairfax SWSA is immediately north of the Town of
Middletown and is bounded by Route 11, Valley Pike, to the west, and
Interstate 81 to the east. Access to the area is via Route 11, Valley Pike.
Route 11, Interstate 81, and Exit 302, are strong assets to the areas'
transportation network, and to the success of the institutional uses envisioned
for this area. It will be important to ensure the function of this transportation
network.
In rapidly growing areas, as noted in the Foresight Middletown plan,
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 Valley
Pike, Route 11, should be managed and limited. In the future, internal
connections within the institutional land uses should be considered. In
addition, the primary route to this area from Interstate 81 should be
enhanced to safely and effectively manage the traffic and to reflect the
Foresight Middletown plan as a means to create an attractive entrance to the
Town and this developing area.
Consistent application of Comprehensive Plan goals to achieve an acceptable
level of service on area roads and overall transportation network, level of
service C or better, should be promoted. Further, efforts should be made to
ensure that additional degradation of the transportation beyond an acceptable
level of service shall be avoided. Consideration of future development
applications within the study area should only occur when an acceptable level
of service has been achieved and key elements and connections identified in
this plan have been provided.
Middletown/Lord Fairfax Sewer and Water Service Area
Future Expansion Draft March 4, 2013