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CPPC 01-13-14 Meeting Agenda Item 1 McCann-Slaughter Properties At their November 13, 2013 meeting, the Board of Supervisors adopted a resolution directing staff to undertake a land use study to evaluate the future land use of the McCann-Slaughter properties, and surrounding area, near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). The CPPC, at their December meeting, initiated the review of this request. The McCann Slaughter parcels contain approximately 160 acres, near the intersection of Martinsburg Pike and Old Charlestown Road, on both sides of McCann Road, and adjacent to the CSX Railroad. The properties are collectively designated in the 2030 Comprehensive Plan for various types of land uses, including Developmentally Sensitive Areas and Industrial. Future Route 37 traverses parcel 44- A-25B and the properties are located within the Sewer and Water Service Area (SWSA). CPPC December 16, 2013 Meeting The CPPC discussed this request and proposed the study be coordinated with the HRAB, given the historical context of the Developmentally Sensitive Areas (DSA’s) in this area. It is believed that the HRAB would be able to provide the appropriate guidance and input on the land use in this area from a historical perspective. Notwithstanding the historical background associated with Stephenson’s Depot, the site also contains a significant amount of environmental features that are protected within the DSA designation. The floodplain and its associated issues were discussed. The location of the environmental features also creates a barrier to Martinsburg Pike, Route 11, and Old Charlestown Road. The Applicant’s representative presented a sketch of the proposed layout for a potential commercial/industrial development with access being provided from the north and from the south via a new north/south road connecting with adjacent projects and minimizing the impact on the Milburn Road corridor and McCann’s Road. An O.M. land use designation was proposed by the Applicant’s representative as being the most acceptable land use designation along with recognition that those DSA’s identified on the site could be incorporated into the land use plan. Any update to the Northeast Land Use Plan should consider the following points as the basis for the narrative: • The recommendations of the HRAB. • Protection of the environmental features of the site. • Preservation of those areas identified with DSA’s and development limited to those areas to the south of the DSA’s and south of McCann’s Road. • Utilizing McCann’s Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation (if appropriate). The CPPC approached this as an amendment to the Northeast Land Use Plan. It was recognized that the Northeast Land Use Plan is a series of four detailed land use maps that do not contain a descriptive narrative. The CPPC felt that if the land use were to change in this location, it should be accompanied by a descriptive narrative that is clear on what the future land uses should be, where they should be, and that any performance conditions, such as areas of preservation and methods of access, should be stated. The CPPC were very eager to receive the recommendations of the HRAB before they finalized their recommendations for a change in the land use. In addition, the CPPC wanted to see some of the points discussed at their December meeting listed in bullet form to provide a summary of the potential The CPPC also identified several approaches to update the Northeast Land Use Plan for this area; 1) updating the four land use maps, 2) updating the four land use maps and adding a narrative specific to this proposed change, and 3) updating the four land use maps and reinstating text describing the Northeast Land Use Plan as a whole. The CPPC’s initial preference was option 2. Recent proposed amendments to the North East Land Use Plan could be consolidated into this update. HRAB December 17, 2013 Meeting Summary The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service identifies these properties as core battlefield area for the Battle of Third Winchester (Opequon) with retained integrity. The Applicant’s representative presented a sketch of the proposed layout for a potential industrial park. The HRAB questioned if the requested industrial park could be laid out in a sensitive way, preserving the viewsheds and the significant portions of the property. The location of the existing historic markers was also considered and the impact the land use change would have on the viewsheds associated with the markers. The HRAB also inquired if the use of tax credits and the preservation of the property would be worth as much as the potential industrial land. The Applicant responded that it would not. After further discussion, the HRAB questioned why the DSA needed to be removed. The DSA was originally created and shown on this property because of its historic nature and the HRAB wanted to know what had changed and why the Board should consider a change in land use. The HRAB was concerned with the removal of the DSA because this is the last bit of core battlefield within this area. The battlefield areas keep being eroded, first with the rezoning of Stephenson’s Village and then Graystone. The group also discussed the recently adopted 2030 Comprehensive Plan and the fact that one goal was to preserve battlefield areas. There are policies in place that support the preservation of core battlefield areas. The HRAB also wanted comments from the Shenandoah Valley Battlefield Foundation regarding the scale of the project and the impact it would have; it was rested that the foundation be invited to the next HRAB meeting. After the discussion, the HRAB requested that the Applicant consider retaining DSA on the most significant portions of the property and consider office land use on the balance. The HRAB ultimately was comfortable with the requested land (low impact/sensitive industrial) use change so long as the discussed trail network was included and the most significant part of the battlefield remains in DSA. The HRAB then requested to see the text that is formulated by the CPPC that will be forwarded to the Board of Supervisors for their review. Attachments Please find attached a copy of the approved resolution, a location map which depicts the long range land use for the area, the current Northeast Land Use Plan, and excerpts from the previous Northeast Land Use Plan.