CPPC 06-08-15 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 Winchester, Virginia 22601-5000
TO: Comprehensive Plans and Programs Committee (CPPC)
FROM: Michael T. Ruddy, AICP, Deputy Director
RE: June 8, 2015 Meeting Agenda
DATE: June 1, 2015
The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be
meeting on Monday, June 8, 2015 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. Kernstown Area Plan – The CPPC will review the draft version of the
Kernstown Area Plan. In addition, the CPPC will discuss the Public Information
and Input meeting held on May 26, 2015. The Draft Kernstown Area plan
includes minor adjustments based upon the input received through the public
process to date. This will include; a review of the draft text of the updated plan,
and the draft maps in support of the Plan.
2. 2015 Comprehensive Policy Plan Amendment Applications (CPPA’s). None
submitted.
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 Office Building or in the joint
Judicial Center parking lot and follow the sidewalk to the back door of the four -story wing.
MTR/dlw
Attachments
MEMORANDUM
APPENDIX I - AREA PLANS
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KERNSTOWN AREA PLAN
BOARD OF SUPERVISORS
APPROVED ON TBD, 2015
PLANNING COMMISSION
RECOMMENDED APPROVAL TBD, 2015
ENDORSED BY THE
COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE
TBD, 2015
APPENDIX I - AREA PLANS
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APPENDIX I - AREA PLANS
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KERNSTOWN AREA PLAN
The Kernstown Area Plan looks to update, renew, and expand the land
use and transportation plans for the Kernstown area. The study area is
generally located along Route 11, south of the City of Winchester and
north of the Town of Stephens City, and west of I-81. The Kernstown
Area Plan builds on the Route 11 South Corridor Plan, and the balance
of the Southern Frederick Plan which was adopted in 1998, by
incorporating the western portion of this plan into the Kernstown Area
Plan.
The goal of the plan is to bring the areas within the study boundary
into a cohesive and proactive area plan. The Kernstown Area Plan
continues to identify opportunities to create new communities,
integrate land use and transportation choices, address community
infrastructure needs, and expand the County’s goals for economic
development.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural, Historical, and Community Facilities
within the study area.
In this 2015 update, several changed or enhanced areas of land use
focus were envisioned; the Shady Elm Road area continues its
economic development emphasis, the Route 11 corridor seeks to
capitalize on Interstate Commercial opportunities, the industrial land
uses north of Route 37 and east of Route 11 are reinforced, and the
Bartonsville and Kernstown historical and cultural areas have been
identified with the Developmentally Sensitive Area (DSA) designation.
Alternately, an approach that recognizes these resource areas as Rural
Historic Resource Areas, or some alternative description, could be
pursued.
The Kernstown Area Plan in the vicinity of Route 37 and Interstate 81
feeds directly into the Senseny/Eastern Frederick Urban Area Plan with
the Crosspointe Development. Interstate 81 improvements at the 310
Interchange, Phase 1 of which is scheduled to commence in 2015, in
this location further supports this area plan. Route 11, Valley Pike,
APPENDIX I - AREA PLANS
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links the Kernstown Area Plan with the City of Winchester to the north
and the Town of Stephens City to the south.
The Kernstown Area Plan promotes a new area of new land use focus;
the Kernstown Neighborhood Village in the Creekside area, along the
west side of Route 11. This area is within the Urban Development Area
and seeks to incorporate the recently developed residential
communities with new infill residential and commercial opportunities.
This area should promote an attractive street presence along the
frontage of Route 11 and reaffirm Kernstown as a distinct community,
blending the old with the new, and building on the successful
developments that have occurred in this area of the County.
An overview to planning in Frederick County
Planning efforts, such as the Kernstown Area Plan, enable the
community to anticipate and deal constructively with changes
occurring in the community. Planning helps guide the future growth of
the community and is intended to improve the public health, safety,
convenience, and welfare of its citizens.
The Plan provides a guide for future land use and was a collaborative
effort of the citizens of Frederick County, County Planning Staff,
Planning Commissioners, and Board of Supervisors. However, it is the
property owners who are the ones who make the decision as to
whether or not to implement the Plan as it applies to their property.
Future rezoning is a means of implementing the Plan. Rezonings in
Frederick County have historically been initiated by the property
owner, or with their consent. There is no reason to expect that this
will change in the future.
Therefore, it is important to remember that the Plan is a guide for the
future of the community, but that the property owner is ultimately the
one who controls the future use of their property.
APPENDIX I - AREA PLANS
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Land Use
The goal of this area plan is to integrate the commercial and industrial
(C/I) opportunities and the areas of mixed use with future
transportation plans and to recognize the historical and natural
resources abundant in this area plan.
Shady Elm Economic Development Area
The Shady Elm Economic Development Area is designed to be a
significant area of industrial and commercial opportunity that is fully
supportive of the County Economic Development Authorities targeted
goals and strategies. The intent of the industrial designation is to
further enhance the County’s commercial and industrial areas and to
provide focus to the County’s future regional employment centers. In
specific areas a mix of flexible uses, with office uses in prominent
locations is encouraged. Such areas are supported by substantial
areas of industrial and commercial opportunity, and provide for areas
that are well designed with high quality architecture and site design.
It is the intent of such areas to promote a strong positive community
image.
Kernstown Interstate Commercial @ 310
Located at a highly visible location on a prominent interstate
interchange, this area of land use both north and south of Route 37
along Route 11, is designed specifically to accommodate and promote
highway commercial land uses and commercial uses that continue to
promote this area as a regional commercial center.
Particular effort must be made to ensure that access management for
the supporting transportation network is a key priority as the function
of the interstate and primary road network is of paramount
importance. Access to the areas of interstate commercial land uses
shall be carefully designed. Access Management is a priority along the
Route 11 corridor.
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The building and site layout and design of the projects shall be of a
high quality. In addition, an enhanced buffer and landscaping area
shall be provided adjacent to the Interstate 81 right-of-way, its ramps,
and along the main arterial road, Route 11, the Valley Pike. A
significant corridor appearance buffer is proposed along Route 11
similar to that established for Route 50 West corridor in the Round Hill
Land Use Plan which consisted of a 50’ buffer area, landscaping, and
bike path. The recently developed Kernstown Commons provides an
excellent example of an enhanced buffer and landscaping area along
Route 11 that also includes a multi-purpose trail that serves the area.
Kernstown Industrial Area
The existing industrial land uses north of Route 37 and both east and
west of Route 11 are reinforced with this area plan. Industries
including Trex and H. P. Hood, are well established and should
continue to be supported in this area. Additional industrial and
opportunity that is fully supportive of the County Economic
Development Authorities targeted goals and strategies should be
promoted. The intent of the industrial designation is to further
enhance the County’s commercial and industrial areas and to provide
focus to the County’s regional employment centers.
Kernstown Creekside Neighborhood Village
Kernstown Creekside Neighborhood Village serves as a focal point to
the Kernstown Area and as a gateway feature for this important
County location. In addition, the Kernstown Creekside Area serves as a
gateway into the City of Winchester, and on a broader scale, a
gateway feature for this portion of Frederick County as citizens and
visitors approach this portion the County from the south. This
neighborhood village should promote a strong positive community
image. Residential land uses would be permitted only as an accessory
component of the neighborhood village commercial land uses. This
area should have a strong street presence with particular attention
being paid to the form of the buildings adjacent to Route 11. It is the
intent of this plan to reaffirm Kernstown as a distinct community,
blending the old with the new, and building on the successful
developments that have occurred in this area of the County.
APPENDIX I - AREA PLANS
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Defined Rural Areas
The Kernstown Area Plan has sought to further define the boundary
between the Rural and Urban Areas of the community. As noted, the
above areas of proposed land use combine to frame the western
boundary of the County’s urban areas. In addition, the rural areas to
the west of Shady Elm Road south of the industrial areas further define
the County’s urban area in this location. The plan provides enhanced
recognition of the rural residential land uses, Hedgebrook Farm, and
the agricultural areas adjacent to Middle Road. This recognition and
the location and boundaries of the proposed land uses further promote
a clean separation between the County’s rural and urban areas. The
continuation of agricultural uses west of Route 37 and Shady Elm Road
will encourage the continuation of agribusiness activity and protect the
integrity of the properties voluntarily placed in the South Frederick
Agricultural and Forestal District.
Kernstown and Bartonsville Developmentally Sensitive Areas
(DSA’s) - An alternate approach that recognizes these resource areas
as Rural Historic Resource Areas, or some alternative description,
could be evaluated to more accurately reflect the role of these areas.
A historic district designation is recommended for the portion of the
Grim Farm, site of the Kernstown Battlefield owned by the Kernstown
Battlefield Association (KBA) that is located in the county. This
designation is intended to recognize the preservation of the core area
of the Kernstown Battlefield. County regulations stipulate that the
formation of a historic district must be accomplished through the
consent of the land owner. The County continues to support the
Kernstown Battlefield Associations efforts in preserving and promoting
this tremendous County resource.
A similar designation should be pursued, in conjunction with property
owners, in the Bartonsville Rural Historic Resource Area. In addition to
its historical significance, much of the Bartonsville area is also within
the 100 year flood plain and would therefore be otherwise limited in
terms of development potential. In Bartonsville, the rehabilitation,
adaptive reuse, or restoration of historic structures should be
encouraged. Future development applications that have historic
resources on the property should incorporate the resources on the site
APPENDIX I - AREA PLANS
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into development. Any future development should be sensitive to
those resources present on the site.
Bartonsville South
Perhaps the most outstanding feature of the land from Bartonsville
south to the Stephens City limits is the relatively pristine state of the
southern portion of the corridor. It remains relatively undeveloped.
The majority of this segment of the study area is currently either used
for agriculture or is vacant. Only two, small-scale commercial
enterprises are situated in this portion of the corridor. The bigger of
the two is a commercial recreational land use known as Appleland.
This commercial recreation land use is expanded upon to further
promote the expansion of this land use in this location.
As noted, the Route 11 South corridor, in the area in and around
Bartonsville, is shown as the site of a future Historic District.
One of the significant elements of this plan is the buffering of Route 11
South. This southern section of the corridor from Stephens City, north
to Bartonsville is intended to be set apart from the existing commercial
development along the northern third of the corridor. The intent is
that, through a combination of setbacks, vegetative screening,
planting of shade trees along the edge of the right-of-way, and the
provision of bike way and pedestrian access, the corridor would have a
parkway-like appearance. A planted median strip is also envisioned
when this section of Route 11 South becomes four lane. Uses locating
within this section of the corridor would be expected to have no direct
access to Route 11 South, but rather would access a proposed east-
west connector road which in turn would intersect Route 11 South.
Valley Pike Trail
For the Kernstown Area Plan, it is recommended that a new multi-
purpose path be constructed along the length of Valley Pike through
the study area connecting areas of land use, in particular those
resources identified as DSA’s, and providing connections with the City
of Winchester and the Town of Stephens City. This pathway should be
consistent with that of the path that exists in several locations along
APPENDIX I - AREA PLANS
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the road today. Examples of this such a recreational resource would
provide an excellent example for other opportunities in the County.
In general, the goals for land use in the Kernstown Area Plan are to;
Promote orderly development within areas impacted by new
infrastructure.
Provide a balance of industrial, commercial, residential, and
agricultural areas.
Promote mixed-use development in-lieu of large areas of
residential.
Concentrate industrial and commercial uses near and around
interstate, arterial, and major collector interchanges and
intersections.
Encourage the preservation of prime agricultural areas and the
continuation of Agricultural and Forestal Districts.
SWSA Adjustment
The land use plan recommends an adjustment of the SWSA in the
western portion of the study area in the proximity of Shady Elm Road,
south of Route 37 and to the rear of the existing industrial parcels.
This would bring the SWSA in line with the properties that are
designated for industrial land uses. In addition, an adjustment of the
SWSA is proposed just south of this location, adjacent to the east side
of Shady Elm Road, to include the Carbaugh properties. This
adjustment relocates the SWSA to cover properties that are
designated with an industrial land use. This is to further the
Comprehensive Plan’s goal to ensure that an adequate supply of
properties are available within the SWSA for economic development
opportunities.
APPENDIX I - AREA PLANS
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Residential Development
The only area of urban residential development is located within the
Urban Development Area in the location identified as the Kernstown
Creekside Neighborhood Village. In recent years, the Woodbrook
Village and Cross Creek Village communities have added value to this
area. Currently under development is the Doonbeg community which
sits adjacent to the existing Plainfield Heights neighborhood. New
residential uses should complement the existing residential uses,
should be generally of a higher residential density and should include a
neighborhood commercial component as described in the Kernstown
Creekside Neighborhood Village Land Use. It will be very important to
mix residential development in this area with the right balance of
commercial uses.
In this area, slightly higher residential densities that may fall within
the 6-12 units per acre range are envisioned (this is generally attached
houses and may also include multifamily and a mix of other housing
types).
These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with
established patterns within the study area and the densities needed to
support the future residential land uses envisioned in the Plan.
The residential land uses west of Shady Elm Road within the study
area are envisioned to remain rural area residential in character.
Shady Elm Road south may generally be considered as the boundary
between the urban areas and rural areas within the western part of
this study area. This provides a transition area to the Opequon Creek
and to the well-established rural character of the Middle Road and
Springdale Road area.
APPENDIX I - AREA PLANS
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Business Development
The business development section of the plan seeks to identify items
and locations that would be complementary to the Urban Areas and
Residential Development, Transportation and Natural Resources,
Historic Resources and Public Facilities portion of the plan.
The business development recommendations are also intended to
implement the 2030 Comprehensive Plan by promoting the efficient
utilization of existing and planned land areas and transportation
networks. Further, the recommendations promote commercial,
industrial, and employment land use areas to assure the County’s
desired taxable value ratio of 25 percent commercial/industrial to 75
percent residential and other land use is achieved.
The Plan provides for new industrial park and employment center
areas to match the Economic Development Authorities vision for this
portion of Frederick County.
The Plan identifies a prime area for industrial land uses, the Shady Elm
Economic Development Area, to capitalize on future industrial and
commercial employment opportunities. Existing areas of industrial
development are recognized with additional development promoted.
Regional commercial development opportunities are reinforced in the
Kernstown Interstate commercial area. In addition, an area is
identified for neighborhood village commercial use, including retail, to
accommodate existing residential communities and to build upon the
successful Creekside commercial project.
The improvements to the Exit 310 Interchange on interstate 81 at
Route 37 furthers the significant commercial opportunities that the
Plan seeks to take advantage of by identifying the Kernstown
Interstate Commercial @ 310 area of land use. Future improvements
identified for this area are envisioned to continue to enhance this areas
major role for commercial and industrial development.
Business development group recommendations continue to identify
desirable business types to draw to the area. Including, but not limited
to;
Light Industrial/High Tech targeted businesses.
APPENDIX I - AREA PLANS
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Lodging / Event / Dining along the Route 11 corridor and at the
interstate.
Fast-Casual Dining (e.g. Panera, Chipotle)
Higher-end dining (Chain and Local businesses) as well as
casual Pub’s and Cafes.
Premium Grocery & Retail.
The business development group also provided the following general
comments:
1. All areas should be designed to promote/support pedestrian and
bike access, making this a walkable environment. In particular
in the Kernstown Creekside Neighborhood Village which should
be a highly walkable community. This will decrease reliance on
cars and enable residents to more readily access business and
employment centers.
a. To expand the pedestrian & bike access to the
undeveloped land identified with the DSA’s. These areas
of cultural, natural, and recreational resources should
include walking/biking trails.
2. Promote development of small parcels of land that already
contain residential structures along transportation corridors for
business purposes, examples of which may include doctors,
dentist offices, and other professional offices. Promotion could
be in the form of incentives or credits to offset the cost of site
improvements and transportation improvements required by the
site development.
3. Restaurants and community based businesses such as Dry
Cleaners, Convenience Stores, and the like, should be located
close to and easily accessible by car or by foot to the areas
targeted as industrial, commercial and office uses. This could
also be within the Neighborhood village commercial areas which
are located within accessible distances from these areas.
4. The Kernstown area would be a natural fit for various outdoor
events and festivals, especially associated with the Kernstown
Battlefield Area DSA and once the road and walking path
networks have been enhanced and more lodging and dining
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options are available. This type of business has a low impact on
the environment and provides an external infusion of revenue.
Specific Implementation Steps have been identified which would
further promote business development opportunities in the Kernstown
Area Plan and Frederick County in general. This is consistent with
those identified in the Senseny/Eastern Frederick County Urban Area
Plan and the Southern Frederick Area Plan. These include:
The creation of a Future Land Use Revenue Incentive Program
that provides property owners with the ability to sell residential
density rights to keep their property available for future
employment, commercial, or industrial land use as
recommended by the Comprehensive Policy Plan. This program
would incentivize the property owner by providing a revenue
income source in the near term and future revenue income
when the property is zoned for employment, commercial or
industrial land use.
Incentivize the property owner with automatic placement of the
property into the Sewer and Water Service Area (SWSA) if a
rezoning application is processed for future employment,
commercial, or industrial land use.
Incentivize the property owner with County endorsement of
Economic Development Access (EDA) funds and/or Revenue
Sharing Funds to assist in the financing of major road
infrastructure needed to serve the development project.
Additionally, provide for County-managed support of the major
road infrastructure projects to streamline the approval process
for project design and construction management.
Incentivize the property owner through the implementation of
expedited rezoning processes for future employment,
commercial, or industrial land use as recommended by the
Comprehensive Policy Plan.
The County should support and partner with various athletic
organizations to sponsor regional or state tournaments and
events using existing facilities to promote tourism in support of
existing hotels, restaurants, and attractions.
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Transportation
The County’s 2030 Comprehensive Plan’s Eastern Road Plan identifies
several significant transportation improvements within the study area
boundaries. These plans call for improvements to existing road
alignments and interchanges, the relocation of existing roadways, and
the construction of new road systems and interchanges.
Transportation improvements to the interstate, arterial, and collector
road systems will contribute to improved levels of service throughout
the study area, and will shape the land use patterns in the short and
long term.
In support of the new areas of land use, a transportation network has
been proposed which relates to the location and context of the areas of
land use, promotes multi-modal transportation choices and walkability,
furthers the efforts of the Win-Fred MPO, and reaffirms the planning
done as part of the Route 11 South Plan and the original Southern
Frederick Plan. In this study there is a direct nexus between
transportation and land use.
The improvements to Interstate 81, Exit 310, provides an improved
orientation for the County’s primary road system and provides new
opportunities to create a transportation network which supports the
future growth of the community in the right locations. This area is
also heavily influenced by the ongoing and future improvements to
Route 11 South, Shady Elm Road, and the future extension of
Renaissance Drive to complete a key east-west connection south of
Route 37. South of Bartonsville, in the area north of the Town of
Stephens City, the road network provides for important connections
into the Town and to the west to connect with the planned alignment
of the Tasker Road flyover of Interstate 81.
Roundabouts will be considered as a priority preference for intersection
design. Roundabouts are particularly effective when used in series
and when used where intersection spacing may be an issue. A
roundabout would be particularly effective at the intersection of Shady
Elm Road and Renaissance Drive.
Access Management is a significant consideration of this study and
general transportation planning in Frederick County. This concept is
supportive of providing for key connections to the south. The use of
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frontage roads, minor collector roads, and inter parcel connections to
bring traffic to access points is promoted.
The context of the collector road network is proposed to be different
with the focus being placed on a complete street thoroughfare design
and a more walkable environment. Particular attention should be paid
to street network within the Kernstown Creekside Neighborhood
Village Area to ensure that is highly walkable. The change in context in
this specific location is to ensure compatibility with adjacent land uses
and community goals. The surrounding land use, site design, and
building design are features that will help create context and promote
the improvement of this area as a focal point and as a place with more
distinct character. Attention should be provided to the context of the
street in the Neighborhood Village Commercial Areas to ensure that
these prominent locations are safe and accessible to all modes of
transportation. Bicycle and pedestrian accommodations should be
fully integrated to achieve complete streets. Appropriately designed
intersection accommodations should include pedestrian refuge islands
and pedestrian actualized signals.
In general, the road south of Apple Valley Road will provide for a more
functional complete street. North of Apple Valley Road, Route 11 will
have a more urban scale with a character that builds upon the
architecture established in the existing Creekside area.
Special attention should be paid to ensure the transportation
considerations of the Town of Stephens City to the south and the City
of Winchester to the north are fully coordinated.
In addition, transportation improvements in the Kernstown Battlefield
area and the Bartonsville Rural Historic District area should include
taking a proactive approach in creating safe interconnected routes to
the battlefield park from the adjacent areas and creating additional
access points. Traffic calming across the entire frontage of Kernstown
Creekside Neighborhood Village is warranted with special attention
placed on providing a safe and efficient access to this mixed use area
of the community.
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
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should only occur when an acceptable level of service has been
achieved and key elements and connections identified in this plan have
been provided.
Further in depth study should occur in the future regarding the
preferred alignment of the road connections in the area immediately
south and adjacent to the Bartonsville area. Consideration should be
given to ensure the future road network functions adequately and is
sensitive to the many constraints that exist in that general area.
Other recommendations from the transportation group:
Emphasize the role of the State and the development
community in the implementation of the planned road system.
Promote areas of viable rail access for industrial uses.
Use modeling to determine lane needs based upon build out of
planned land uses, but consider plans of neighboring localities
when making recommendations. Consider the needs of bicycle
users and pedestrians in the following ways:
o Continue to plan all streets as “complete” streets which
consider all users.
o Within residential neighborhoods, this would mean that
sidewalks be used and cyclists share the roads. Use of
striping that defines parking bays or cycling areas would
be preferred.
o On collector roadways or higher, make use of separated
multi-use paths at least 10 feet in width.
o Incorporate wide shoulders or bike lanes into roadways
that have budgetary or right-of-way limitations. This
would be viewed as a step toward the ultimate goal of a
separated facility.
o Make use of paved shoulders with striping on rural
roadways as a long term measure. Rural roadways would
be defined by traffic count or as roadways outside of the
UDA that are not part of the Primary System (ex. Shady
Elm Road, Springdale Road).
o Bike paths should be constructed on the same grade as
the adjacent roadway.
o Bike path maintenance should be addressed by adjacent
property owner groups whenever possible.
Continue to enforce improved access management with
redevelopment or new development.
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o This includes, but is not limited to, entrance location and
spacing as well as traffic signal location and spacing.
Roundabout use is preferred over signalization of intersections
where traffic control is needed. A perfect example of this is at
the intersection of Shady Elm Road and Renaissance Drive. A
roundabout in this location would effectively address the turning
movements of the industrial and commercial traffic, while
creating a separation, calming the traffic heading south on
Shady Elm in front of the existing rural residential uses.
Attractive median treatments (as alternative to standard grey
concrete median) other than grass or other landscaping should
be considered when maintenance agreements with VDOT cannot
be achieved.
o Treatments should be reasonably consistent
Street sections could be modified due to DCR changes specific to
drainage requirements.
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Natural Resources, Historic Resources, and Public Facilities
Natural Resources
Frederick County should be a community that understands, values,
and protects its natural resources.
The natural resources element of the Kernstown Area Plan should
directly correlate to the Natural Resources chapter of the 2030
Comprehensive Plan.
To that end, Frederick County should focus on the creation of
greenways, stream valley parks and stream buffers around waterways.
Shared use trails should be constructed that connect these features to
other public facilities. Consideration should be given to creating linear
parks with shared use trails along major streams, particularly the
Opequon Creek, with buffering vegetation appropriate for preventing
erosion, filtering pollutants, and providing wildlife habitat.
Shared use trails should provide connections to other shared use trails
as well as other public facilities in the study area.
New construction within the study area should take into account the
natural resources located on and around their property.
Ensure that when new developments are planned, connectivity of
greenways is included through the project.
Preserve and maintain existing natural wetlands, woodlands, and
grasslands to the maximum feasible extent to provide wildlife habitats
for animals and plants. Buffer wetlands and creeks using latest water
management principles to promote environmental protection of those
localities, stabilize stream banks, and promote such protective steps
during residential development throughout the Kernstown area.
All types of urban open spaces like greenways, squares, plazas, urban
parks, playgrounds and street medians should be considered as part of
more urban development planning and implemented wherever
reasonable, especially within the identified Kernstown Creekside
Neighborhood Village.
Ensure that storm water is managed in accordance with the County’s
Erosion and Sediment Control Ordinance and Virginia’s storm water
Requirements, and work to implement Low Impact Development (LID)
measures where appropriate.
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Provide for best storm water management practices at Neighborhood
Village centers, residential developments, commercial developments,
and industrial areas to facilitate environmental protection.
Protect floodplains and steep slopes from unsuitable uses and
recognize their value for storm water management and ecological
functions.
Ensure that with new development, people and wildlife are protected
from unhealthy levels of noise and light.
Historic Resources
Frederick County should recognize and protect the historic structures
and sites within the study area.
The historic element of the Kernstown Area Plan should directly
correlate to the Historic Resources chapter of the 2030 Comprehensive
Plan.
To that end, the rehabilitation, adaptive reuse, or restoration of
historic structures should be increased. The Comprehensive Plan calls
for the adaptive reuse of historic structures, future development
applications that have historic resources on the property should
incorporate the site into development.
Two main Developmentally Sensitive Areas have been identified within
the Kernstown Area Plan. These Developmentally Sensitive Areas,
including historic areas, are shown on the land use map for the study
area. By recognizing these historic sites and structures, the Kernstown
Area Plan is implementing the policies of the 2030 Comprehensive
Plan. As an alternative approach to recognizing these resources, a
designation such as Rural Historic Resource Areas, or some alternative
description, could be evaluated to more accurately reflect the role of
these areas.
Significant structures and properties shown with a developmentally
sensitive/historic designation should be buffered from adjacent
development activity.
Require archaeological surveys to be conducted prior to development,
particularly any that involve battlefield areas, homesteads, Indian
encampments, and waterways.
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The Rural Landmarks Survey should be updated and maintained
regularly in order to keep current the inventory of structures older
than fifty years.
Encourage the protection of potentially significant historic structures
and sites as identified by the Frederick County Rural Landmarks
Survey.
There are several historic sites and markers in the Kernstown Area
Plan. Those sites and markers should be buffered from adjacent
development activities and preserved in their original condition
whenever possible during any development or land use planning.
The Springdale Flour Mill is located in the center of Bartonsville and
would be ideal for use as a key element for the Bartonsville Rural
Historic Area. It would be appropriate for the use on the property to
develop as something which would encourage the protection of the
structure and provide a use which encourages adaptive reuse users to
utilize the property.
Frederick County should assist property owners that want to register
their properties with the State or National Register.
Encourage the establishment of historic districts and the protection of
historic areas identified by the Battlefield Network Plan, particularly
the Kernstown Battlefield site.
Increasing shared use trails throughout the study area would give
emphasis to the preservation and rehabilitation of nearby historic sites
and structures. Developments should incorporate and/or convert
historic properties into recreational elements, including shared use
trails, parks, and museums. The Zig-Zag trenches should be preserved
and connected via a linear park/trail network to those areas identified
in the Southern Frederick Area Plan. Opportunities for trail
connections across or under the interstate should be evaluated. This
would allow for a broader regional network connecting with similar
resources in the Southern Frederick Area Plan and the
Senseny/Eastern Frederick Area Plan.
Developers of Neighborhood Village development in the study area
should integrate into the center’s development plans, the preservation
of prominent historica, natural, and architectural resources within the
Neighborhood Village boundaries. Such examples include the
restoration, rehabilitation, or adaptive reuse of historic homes,
churches, other buildings, Civil War site markers, etc.
APPENDIX I - AREA PLANS
21
Community Facilities
The need for public spaces within the study area needs to be
acknowledged. Opportunities for small public spaces within the
Kernstown Creekside Neighborhood Village should be pursued.
The public facility element of the Kernstown Area plan should directly
correlate to the Public Facilities chapter of the 2030 Comprehensive
Plan. The public facilities element should also expand upon the existing
2030 Comprehensive Plan and ensure that opportunities for needed
public facilities, which are not currently identified, are not missed.
To that end, the following recommendations are offered.
The development community should work with FCPS, Fire & Rescue,
and Parks and Recreation to determine future public facility needs.
Recommendations from the 2007 Win-Fred MPO Bicycle & Pedestrian
Mobility Plan should be adopted by the Board of Supervisors and
pedestrian facilities shown in the plan should be constructed. This plan
should also be utilized as a reference for accommodation
recommendations and guidelines.
Ensure connectivity with existing or proposed bicycle or pedestrian
transportation accommodations wherever possible. In particular, those
planned or existing in the Town of Stephens City or in the City of
Winchester.
Pedestrian facilities should be constructed that connect neighborhoods
to commercial areas, employment areas and public facilities to
promote access and walkability.
Trails should be planned and constructed that connect the Kernstown
DSA, the proposed Valley Pike Trail, and The Bartonsville DSA (see the
Valley Pike Trail example described in the land use section).
Linear parks should be constructed along creeks where permissible
due to topography.
With regards to Public Utilities, the Frederick County Sanitation
Authority (FCSA) and County should continue to ensure the availability
of adequate water resources in conjunction with the future land uses
identified in Area Plans and future development, determine the
capacities of water and sewer treatment facilities and projected
impacts of future land uses, and provide opportunities for expansion of
water and sewage treatment facilities.
APPENDIX I - AREA PLANS
22
Zoning Amendments to implement the plan
Revised/more flexible B2 Overlay concept
Neighborhood Village Commercial areas are envisioned to be
compact commercial centers that focus and complement the
surrounding neighborhoods, are walkable and designed at a
human scale, and which are supported by existing and planned
road networks.
Accessory residential uses within the neighborhood Villages are
only permitted as an accessory component of the commercial
land uses within the core area. However, the residential uses
are allowed in a variety of configurations and are not just
limited to the second and third floors of commercial
buildings. They may also be located in separated
buildings, again provided that they are accessory to the
commercial uses. This provides a greater amount of flexibility
with the residential design, while still affording the commercial
land uses primary status. Previously, residential land uses were
only permitted on the second floor and above commercial
buildings.
Traditional Neighborhood Design Zoning Classification
This flexible zoning classification is intended to enable
Neighborhood and Urban Village Centers, or a part thereof, to
be developed.
City ofWinchester
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Kernstown Area Plan
Land Use - DraftPC and BOS DiscussionJune 1, 2015
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Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
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Long Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
Fire & Rescue
DSA
Institutional
Planned Unit Development
Park
Recreation
School
Rural Areas
Rural Areas
Town ofStephens City
City ofWinchester
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Kernstown Area Plan
Transportation Map - DraftPC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Transportation
Kernstown Area Plan
Sewer & Water Service Area
Parcels
Urban Development Area
Future Rt 37 Bypass
Proposed Interchanges
New Minor Arterial
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Trails
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Town ofStephens City
City ofWinchester
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Kernstown Area Plan
Transportation w/ Trails Map - DraftPC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Transportation
Kernstown Area Plan
Sewer & Water Service Area
Parcels
Urban Development Area
Future Rt 37 Bypass
Proposed Interchanges
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Improved Major Arterial
Trails
Ramp
New Major Arterial
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Shady Oak
Springdale
Brightside
Hillandale
Carysbrook
Fort Colvin
The Willows
Long Meadows
Rose Hill Farm
Neill-Huck House
Grove, Will House
Carbaugh, S. House
Carysbrook Redoubt
Hinkle, M. Dr. House
Sprindale Flour Mill
Stoney Lonesome Farm
Kernstown Battlefield
Tenant House at Brightside
Opequon Presbyterian Church
BOWMAN LIBRARY
City ofWinchester
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Historic and Natural Resources MapDraft - PC and BOS DiscussionJune 1, 2015
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Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
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#Historic Rural Landmarks
Long Range Land Use
DSA
Hoge's Ordinary
Stone House at Bartonsville
House at Bartonsville
Ebersole-Petrie House
Zig-Zag Trenches
Town ofStephens City