CPPC 06-09-14 Meeting Agenda
Item 1
2014 Comprehensive Policy Plan Amendments (CPPA)
The Planning Department received one Comprehensive Policy Plan Amendment (CPPA) request
by this year’s June 1, 2014 deadline.
CPPA #01-14, Blain Properties Sewer and Water Service Area (SWSA) Inclusion;
Parcels 33-A-113 and 33-A-124 – A 97.55 acre change to the boundary of the Sewer and
Water Service Area (SWSA) to include the above parcels. The current land use classification
of the properties is commercial and industrial. The property is located on the west side of
Interstate 81, south of Cedar Hill Road (Route 671) and north of Hopewell Road (Route
672), north of Exit 321 interchange of Interstate 81 in the Stonewall Magisterial District.
CPPA requests submitted for the 2014 amendment process will be considered first by the
Comprehensive Plans and Programs Committee (CPPC) on Monday, June 9, 2014. Staff will be
making a short presentation on the application and then the applicant, or their representative, will be
allowed to give a short presentation. The CPPC will forward a recommendation on the application
to the Planning Commission and Board of Supervisors.
The Board of Supervisors will hold a joint work session with the Planning Commission to consider
the request later in July. The CPPC will be notified when the date and time have been determined.
The purpose of the work session will be to review the CPPA request and determine if the request
merits additional study and formal action through the public hearing process. In keeping with the
County’s established protocol for long-range policy planning, if the request is selected to advance
through the process, it will be referred back to the CPPC for further consideration.
Attached you will find a map showing the location of the proposal, a map showing the location of the
proposal in the context of the Eastern Frederick County Long Range Land Use Plan, and a copy of
the application.
0111
§¨¦81
§¨¦81
ST672
ST671
ST671ST671
ST665
ST671
ST671
ST672
A
I
K
E
N
L
N
BRUCETOWN RD
PO
O
L
S
I
D
E
DR
ALF
A
L
F
A
L
N
TI
M
B
E
R
L
A
K
E
S
L
N
OR
N
D
O
F
F
D
R
WO
O
D
S
I
D
E
R
D
WA
V
E
R
L
Y
R
D
HOPE
W
E
L
L
L
N
GLE
B
E
D
R
CEDAR HILL
R
D
TH
I
S
T
L
E
L
N
HOPEWELL RD
MA
R
T
I
N
S
B
U
R
G
PIK
E
JE
R
E
M
I
A
H
L
N
Clearbrook Run
Cl
e
a
r
b
r
o
o
k
R
u
n
CPPA011433 A 124
CPPA011433 A 113
Applications
Parcels
SWSA
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: May 21, 2014Staff: mruddy
CEDAR HILL RD
HOPEWELL R
D
MA
R
T
I
N
S
B
U
R
G
P
I
K
E
WO
O
D
S
I
D
E
R
D
BRUCETOWN RD
BR
O
W
N
L
N
JOLINE DR
THI
S
T
L
E
L
N
0111
TIM
B
E
R
L
A
K
E
S
L
N
QUARRY LN
OR
N
D
O
F
F
D
R
A
I
K
E
N
L
N
CPPA Blain Properties33 - A - 113, 33 - A - 124Include Property into SWSA
CPPA Blain Properties33 - A - 113, 33 - A - 124Include Property into SWSA
0 1,100 2,200550 Feet
0111
§¨¦81
§¨¦81
ST672
ST671
ST671
ST672
ST671
ST671
ST671
ST671
ST672
ST665
WO
O
D
S
I
D
E
R
D
TIM
B
E
R
L
A
K
E
S
L
N
A
I
K
E
N
L
N
QUA
R
R
Y
L
N
BRUCETOWN RD
OR
N
D
O
F
F
D
R
AL
F
A
L
F
A
L
N
A
P
P
L
E
V
I
E
W
D
R
TH
I
S
T
L
E
L
N
HOPE
W
E
L
L
L
N
GLE
B
E
D
R
CEDAR HILL
R
D
HOPEWELL RD
WAV
E
R
L
Y
R
D
MA
R
T
I
N
S
B
U
R
G
P
I
K
E
JE
R
E
M
I
A
H
L
N
C
l
e
a
r
b
r
o
o
k
R
u
n
CPPA011433 A 124
CPPA011433 A 113
Applications
Parcels
SWSA
Eastern Road Plan
Catagory
New Major Arterial
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Trails
Long Range Land Use
Rural Community Center
Business
Mixed-Use
Mixed Use Commercial \ Office
Highway Commercial
Warehouse
Industrial
Heavy Industrial
Mixed Use Industrial \ Office
Extractive Mining
Residential
Planned Unit Development
Mixed Use Age Restricted
Urban Center
Neighborhood Village
Recreation
Commercial Recreation
Open Space
Natural Resources & Recreation
Park
Historic \ DSA
Fire & Rescue
Institutional
School
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: May 21, 2014Staff: mruddy
CEDAR HILL RD
HOPEWELL R
D
MA
R
T
I
N
S
B
U
R
G
P
I
K
E
WO
O
D
S
I
D
E
R
D
BRUCETOWN RD
BR
O
W
N
L
N
JOLINE DR
THI
S
T
L
E
L
N
0111
TIM
B
E
R
L
A
K
E
S
L
N
QUARRY LN
OR
N
D
O
F
F
D
R
A
I
K
E
N
L
N
CPPA Blain Properties33 - A - 113, 33 - A - 124Include Property into SWSA
CPPA Blain Properties33 - A - 113, 33 - A - 124Include Property into SWSA
0 1,100 2,200550 Feet
Item 2
2030 COMPREHENSIVE PLAN
APPENDIX I – AREA PLANS
NORTHEAST FREDERICK LAND USE PLAN
MCCANN-SLAUGHTER AMENDMENT
(DRAFT JUNE 2, 2014)
The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting,
recommended that the following amendment be incorporated into the Northeast Land Use
Plan:
The CPPC proposed the following balanced approach as an amendment to the Northeast
Land Use Plan for the McCann-Slaughter properties located near the intersection of
Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has
historically been identified as a Developmentally Sensitive Area (DSA) due to the
environmental and historical features on and around the site, most notably Stephenson’s
Depot.
Development in this area should address the following elements.
• 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.
• Access to be provided via a new north south road that would generally be
parallel to the west side of the existing railroad. This road would connect into
proposed development to the south. No access would be permitted to
McCann’s Lane for vehicular access to Martinsburg Pike or Milburn Road.
Further, the following elements could be incorporated into the proposed amendment that
would further ensure the environmental, historical, and development resources were
protected, promoted, and sensitively integrated together in this balanced amendment to the
Northeast Land Use Plan. To that end, the following items should be addressed with the
future development of this area.
• A buffer adjacent to McCann’s lane that is approximately 50’ in width. Contained
within this area; native landscape plantings and preservation of the existing
hedgerows aimed at preserving this resource and its character, interpreting the
historical landscape, and buffering the future development.
• A transitional buffer between the existing floodplain and future land uses that
promotes environmental best management practices and buffers the historical DSA
from the future land uses (landscaping, building height transitions, view sheds). This
buffer may include areas of the identified environmental resources.
• The ability to include a small area of neighborhood commercial land use in support of
the proposed OM land use. This would be located in the northern portion of the OM
land use adjacent to the future road.
• An interpretive trail head/parking area in the northern portion of this area adjacent to
the proposed road could be incorporated into the design of the project, potentially in
conjunction with a small area of neighborhood commercial. The interpretation may be
reflective of the environmental and historical resources of the site and area.
• The CPPC recommended the OM land use designation extends to the center of the
stream. (A subsequent evaluation of this indicated it would be more appropriate to
have the edge of the ultimate floodplain be the common boundary as a floodplain is,
by definition in the 2030 Comprehensive Plan, an identified Developmentally
Sensitive Area).
• The location and design of the road should be sensitive to the environmental and
historical resources and should have minimal impact.
• Historical signage consistent with currently used signage should be provided.
• Historically relevant features, such as split rail fences, should be considered as a
feature of the future development. But care should be taken to ensure the character
of the resource isn’t changed.
• Appropriate traffic controls should be provided on McCann’s Lane to ensure that it is
used only for pedestrian and bicycle users.
In general, balance was maintained as the overarching theme of the discussion of the CPPC,
and subsequently, the discussion of the ad-hoc CPPC/HRAB group.