CPPC 01-11-16 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: January 11, 2016 Meeting Agenda
DATE: January 4, 2016
The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be
meeting on Monday, January 11, 2016 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. Election of Officers.
2. 2035 Comprehensive Plan Update – Phase 2, Chapter Review. The CPPC will
review the updates of various chapters of the Comprehensive Plan recently
completed by the Blue Ribbon Groups. The participants, including identified
community members, contributing in groups focusing on the Urban and Rural
Areas, Residential Development and Business Development sections. Each group
had been meeting and/or communicating independently over the recent months. In
addition, the Historic Resources Advisory Board (HRAB), and the Frederick
County Sanitation Authority (FCSA) sections will be reviewed.
3. Other.
Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through t he 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
Item 2 - 2035 Comprehensive Plan Update, Phase 2
The second phase of the three-phase approach to the update is drawing to a conclusion
with the CPPC review of the updates provided by the Blue Ribbon Group review of key
sections of the Plan.
As the CPPC is aware, the Urban and Rural Areas, Residential Development and
Business Development sections of the Plan were evaluated by participants in a Blue
Ribbon Panel, with each group meeting and/or communicating independently over recent
months.
In addition, the CPPC will review the Historic Resources Advisory Board (HRAB), and
the Frederick County Sanitation Authority (FCSA) sections which have also been
evaluated.
The Transportation and select Public Facilities sections of the Plan continue to be
reviewed by the appropriate Boards and entities in a parallel effort that will also conclude
in the next couple of months.
Staff will provide an overview of the review and updates provided to date and will be
seeking the input of the CPPC.
The following chapters are attached.
Business Development
Residential Development
Urban Areas/Rural Areas
Historic Resources (HRAB 10/20/15)
Public Facilities; Frederick County Sanitation Authority (FCSA).
This new section was endorsed by the FCSA on 11/17/15.
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Economic Development
INTRODUCTION
The goal of the economic development policies and practices recommended herein are focused on
two key areas:
First, to retain desirable businesses and foster the growth of an economically diverse non-residential
tax base comprised of environmentally-sound industries that create quality jobs for the citizens of
Frederick County and attract ongoing commercial investment.
The second key area is to utilize the county’s land and natural resource assets in a manner that
provides a high quality of life that fosters the retention of a diverse population and attracts citizens
to live and work in the county as well as encourage growth in Frederick County’s tourism revenue by
providing expanded options and a high quality experience for business and leisure travelers.
The 2035 Frederick County Comprehensive Plan relating to new Economic Development focuses on
five discreet areas that are all integral to the economy of the County. These areas are:
• OFFICE AND INDUSTRIAL
• RETAIL
• National Retail
• Small Retail
• Meals Away from Home
• TOURISM
• AGRIBUSINESS
• HEALTHCARE
While each of these segments differ from one another, they interconnect to make our economy well
rounded.
In recognizing the impact that effective land use policies and practices can have on Frederick
County’s economy it is proposed that this section of the 2035 Comprehensive Plan be rebranded
as the ‘Economic Development’ section. In addition to content that has an overall economic
focus it should also be recognized that rebranding this section of the plan brings it into
alignment with the approach taken by neighboring cities and counties in their current
Comprehensive Planning documents
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Frederick County’s attractiveness as a residential community will continue to expand our population.
It has been assumed in the past each new residence generates less than 50% of the taxes (TM:
Need to verify the accuracy of this figure) needed to offset the service burden created by the
residence, the goal of planning for new Economic Development is to attract businesses that will
balance the tax base.
Enhanced real estate valuations, business specific taxes such as machinery and tools, increased
sales tax revenues, and meals and lodging taxes are all the results of a well executed Economic
Development plan.
The economic development policies advocated in this plan will work collectively to create an
economic environment to benefit both the citizens and the growth of commerce.
CURRENT CONDITIONS
In order to develop a sound Economic Development plan, an assessment of the current market,
economic, demographic, political, and infrastructure conditions must be conducted for each of the
five Economic Development areas on an annual basis and reviewed. For this purpose, the Frederick
County Economic Development Authority (EDA) should be requested to perform an analysis of
dollars spent by the citizen base by category and compare to the dollars of revenue generated by
businesses in the county by category to determine where business growth opportunities exist. The
EDA has provided a study to establish a base line for this plan.
Frederick County has a proven track record in economic development and is committed to
supporting existing businesses as well as welcoming new companies to the area. In
addition to strong workforce and access to a robust highway and rail network to support
businesses there are over xx,xxx acres (TM: Need to obtain current value for this
figure)designated for business and industrial uses.
FUTURE FOCUS
Efficient utilization of land, transportation networks, demographic changes, and
spending patterns is crucial to ensuring strong new economic development and the
growth of existing businesses.
The plan recognizes the changing nature of the social and economic environment and
identifies potential adjustments to existing resource utilization.
In an effort to provide an appropriate balance between the County’s land use planning
and fiscal policies, as well as to reinforce a sound planning policy basis, the 25/75
percent ratio between commercial/industrial uses and residential and other uses, in
terms of both available areas of land use and taxable value of the land uses, will be the
established benchmark. By achieving this policy goal, the taxable land values equate
to the projected expenditures. The County seeks to achieve fiscal balance through land
use planning.
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To encourage commercial and industrial (C & I) uses to help achieve the targeted ratio,
Frederick County has designated certain areas solely for commercial and industrial type
uses such as the Route 11 North corridor, the Kernstown area, Round Hill, the Route 277
Triangle area, and in the vicinity of the Winchester Regional Airport. The ‘area planning’
process will continue to identify opportunities for economic development.
In addition to the business development related aspects of this plan it should be noted
that on a broader economic development perspective retaining and attracting a diverse
population that supports the workforce requirements of the business community and
generates revenues that remain in the county are critical to the economic viability of the
county.
Countywide Future Focus & Policy Objectives
The following items represent common land use focus areas that can influence economic development
on a broad countywide basis and as such should be adopted to support the five focus areas that will be
presented in detail on the following pages. Some of these elements are included in the recently
developed Area Plans and merit inclusion in this section.
1.1 – Targeted Business & Industries to Draw to the County
• Develop a strategy that promotes the expansion of the following business and industrial land uses in the county:
o Light Industrial
o High Tech (R&D, Data Centers, Customer Call Centers)
o Federal & State Facilities
o Lodging / Event / Dining
o Vineyard, Wineries, Micro-Breweries / Distilleries
o Telecommuting & Home Based ‘Remote’ Employees
o Fast-Casual Dining (EG - Panera, Chipotle)
o Premium Grocery Stores
• Give targeted businesses and industries priority when processing applications for the development of new, or
expansion of existing facilities.
• Additionally, establish quarterly reviews with the Frederick County Economic Development Authority, the
Winchester-Frederick County Convention and Visitors Bureau, The Small Business Development Center and
optionally, The Top of Virginia Regional Chamber of Commerce to report on progress, identify areas where there
is misalignment in the policies or practices outlined in this plan and identify further opportunities to positively
influence economic development via the Comp Plan and land use related initiatives in general.
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1.2 – Zoning and Code Policies
• Mandate that new residential and commercial development should be designed to promote/support pedestrian
and bike access, making this a walkable community.
o Included in this should be a requirement that Developers fund the cost of creating access to existing
walking or biking trails that run adjacent or within close proximity (1/4 mile) to their development(s).
• Mandate that Developers include in their Proffers funding to help offset the cost related to the planned or prior
construction of Frederick County Parks and Recreation walking and biking trails that are adjacent to or within
close proximity (1/4 mile) of their development(s).
• Expand walking and biking trails to provide access to the undeveloped land zoned as Natural Resource & Flood
Plain.
o Additionally, these Natural Resource and Flood Plain lands should be targeted for future development of
suitable walking and biking trails.
• Promote redevelopment and revitalization via prioritization of zoning and permit application processing of
vacant or older commercial and industrial properties to support the development of the business and land uses
as targeted under the first bullet of this section (Section 1.1).
• Mandate the implementation of generally accepted zoning strategies that promote water conserving
construction standards in high density / large square footage new construction.
• Mandate the collection and reuse of household wastewater from sinks, tubs, showers and dishwashers,
commonly known as ‘greywater’, for irrigation purposes on new construction on parcels of ½ acre or larger
regardless of their location within the SWSA as this would decrease demand on Sanitation Authority resources
and enable population growth without the need to incrementally increase capacity.
• Revise zoning guidelines and relax, where appropriate, height ordinances in order to promote expanded
coverage and access to high-speed communication and internet resources. Examples include the placement of
communication towers on industrial land, antennas on existing structures such as water towers and the ability
for land owners to place towers that provide wireless internet access to other residences when no other high-
speed service (EG – DSL, Cable Modem, etc…) are available.
o It should be noted that in a recent article in Entrepreneur.com it is projected that by 2020 employees
will be working remotely up to 50% of the time. Providing the citizens of Frederick County with broad
access to a strong communications infrastructure for voice and data will enhance the county’s ability to
attract and retain high wage earning professionals while simultaneously reducing the amount of traffic
related to the 35% of the workforce that currently commutes outside of the area to work.
• Allow consolidation of Density Rights into higher density configurations on large parcels (>?acres) to maximize
the amount of open space retained in the county’s rural areas.
1.3 – Mitigate Risks and Inhibitors to Growth
Striving to achieve a diverse and productive commercial and industrial mix and provide a variety of quality
residential options will enable Frederick County to continue to thrive and maintain a competitive edge over other
jurisdictions. It is recommended however that a strategy be identified within six months of the approval of this plan
to help mitigate potential negative impact to the county’s growth and ongoing financial viability as a result of the
following factors:
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• Inability for the Frederick County Sanitation Authority to scale supply and/or treatment capacity to meet the
projected 2035 demand of 15,000,000 gallons per day (demand calculated based on population growth of 3%
per year and available land currently zoned to support new residential and commercial development).
o It should be noted that in December 2015 the Frederick County Sanitation Authority reported that the
number of customers increased by close to 30% from 10,836 in 2005 to over 14,600 in 2015 and that the
current capacity will only serve the current projected needs of the county for the next seven years
(through 2022).
• Significant increase in tax rates (real estate, property, business, etc…) could slow the rate of growth and result in
an erosion of the county’s tax base and workforce.
• Significant increase in the cost of fuel could make the county a less attractive location for commuters to live. As
of the latest study (2006) over 35% of Winchester-Frederick County residents commute on a daily basis.
COMMUNITY BENEFITS
An effective Comprehensive Plan and the execution of the recommendations and policies outlined
herein will serve the needs of the community and enhance the quality of life of its citizens. While
adequate amounts of land must be planned for and set aside for commercial and industrial uses,
retaining the rural and agricultural character of the county and preserving its historical and natural
resources are equally important. Striking a balance of these land uses and ensuring that the tax
rates remain low and that services are available to support these initiatives will help make Frederick
County an economic engine within the region.
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ECONOMIC DEVELOPMENT – OFFICE AND INDUSTRIAL
CURRENT CONDITIONS
Recognized in the top 20 in Forbes’ list of “Best Small Places for Business and Careers” and earning
the highest forecasted annual average growth among Virginia MSA’s in employment, wages and
building permits for 2015, Frederick County has not only weathered the ‘Great Recession of 2008’
better than most localities, it has continued to thrive. This is further evidenced by its low
unemployment rate of 5% and 2015 forecast as #3 in retail sales revenue among Virginia MSA’s.
Geographically, it is strategically placed in the Mid-Atlantic region of the United States and along
major North/South and East/West transportation routes. This is a valuable asset to companies
serving the North American and European markets.
The County’s location places its businesses halfway between the markets of the north and south,
within a one-day haul of 50% of the U.S. population. Over 60% of the goods manufactured in the
United States are distributed from the 750-mile (1,207 kilometers) area.
Excellent primary roads, rail, inland ocean port and the Dulles World Cargo Center provide access to
the major markets in North America, Latin America, and globally.
Interstate 81 runs directly through the County. Several major airports are within 100 miles of
Frederick County, including Washington-Dulles International Airport, Baltimore-Washington
International Airport, and Ronald Reagan Washington National Airport. Frederick County is home to a
growing regional general aviation airport. These assets support access to Frederick County’s economic
Development opportunities.
In addition to the ideal geographic location of Frederick County, other significant strengths of the
Frederick County market, particular to attracting new office and industrial development, include
favorable tax rates, a high quality of life, numerous education options, nationally recognized
healthcare provider, workforce, and a diverse current office and industrial community. Frederick
County is currently the site of several government facilities, including FEMA, the Army Corps. of
Engineers, and a potential site for an FBI Records Storage facility.
Frederick County has a favorable tax rate in comparison to neighboring communities. Supported by a
proactive Economic Development Authority (EDA), the areas workforce has a high work ethic and a
low turnover rate. The area has an educated workforce with 84% of county residents being high
school graduates and 24% with bachelors or more advanced degrees.
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Employment Trends
Declines in Manufacturing and Construction jobs since 2000 (32% & 40%) and the corresponding
decrease in the tax base from these industries should soften as the US economy continues to improve.
It is encouraging to note that the primary driver for new job growth (Education, Health & Financial
services and Tourism) have centered on higher wage positions in recent years.
The primary areas of job growth in the first 14 years of the new century have been Financial Services
(150% growth) and Education and Health Services (128% combined growth). This is reinforced by
the fact that the primary providers of Education and Health Services, Shenandoah University, Lord
Fairfax Community College and Valley Health have made substantial capital and operational
investments in the last decade to broader their offerings and expand capacity.
This is followed by Tourism and Hospitality, which enjoyed close to 30% growth during the same time
period. In addition to providing employment opportunities, Tourism and Hospitality also bring revenue
into the county with very low impact on county provided services required in return.
Education opportunities abound in Frederick County which has a well respected primary education
system. In addition, higher education opportunities exist with a growing student base at the following
establishments.
• Shenandoah University
o While based in Winchester, the University has expanded into Frederick
County and is projecting further investment outside of Winchester.
• Lord Fairfax Community College
• Old Dominion University
o Satellite Office on the Lord Fairfax campus.
The community has an excellent healthcare system which is centered around the Valley Health
Systems. The rate of expansion in the county has increased significantly in the last 10 years. Facilities
in the Winchester-Frederick County area now include:
• Winchester Medical Center
• Regional Referral Center
• Level II Trauma Center
• Heart and Vascular Center
• Cancer Center
• Diagnostic and Imaging Center
• Quick Care / Urgent Care Centers
• Health and Wellness Center
Frederick County provides a high quality of life which is considered to be an important factor in
recruiting companies and maintaining a desirable workforce. The City of Winchester, with its
successful downtown walking mall, is a resource for additional workforce and provides numerous retail
and entertainment opportunities.
Current office and industrial operations within the community provide for diversity in current business
markets. The economic strength of the area is further enhanced by the fact that the area is not linked
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to one single industry or employer. There is a redundancy in resources offered at certain business
parks. In addition, a Foreign Trade Zone (TM: Need to verify and include the actual location of
these zones) with several locations provides tax free trade areas.
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FUTURE FOCUS
Frederick County should focus on targeted office and industrial economic Development opportunities
over the next twenty years. It can be anticipated that there will be an increased opportunity to
capitalize on the following operations:
Food Processing
Frederick County’s proximity to interstate highways and rail networks, along with access to a
workforce that resides in a ‘right to work’ location make it a favorable location for processors.
Water and sewer resources are a primary requirement for this type of industry. It should be
noted that large processors such as HP Hood require up to 1,000,000 gallons of water per day
to support its operations and that new facilities may have similar requirements. The county
needs to be able to support these demands if it seeks to attack these types of industries.
Distribution/Repackaging and Assembly Centers
Anticipate increase in distribution and repackaging centers based on area location and
proximity to the Virginia Inland Port and interstate highway and rail networks.
The rapid growth of internet retailers (EG – Amazon, Ebay, etc…) and internet shopping in
general will continue to drive the expansion of regional shipping and fulfillment centers.
Healthcare Resource and Support Industries
In addition to the aforementioned economic benefits associated with Valley Health’s operations
in the area, the increase in the 55+ population will drive the expansion of supporting
industries.
Back Office Support
Anticipate increase in back office support organizations. Current examples operating in
Frederick County include Navy Federal Credit Union and American Background.
Data Centers
In addition to being in close proximity to one of the nation’s largest technology corridors,
Frederick County has available square footage and an abundant and stable supply of energy
that modern data centers require. The areas is home to a large amount of IT professionals,
(many of which who currently commute outside of the region every day) to staff and support
the operational needs of modern data centers. These assets could be effectively leveraged to
draw IT service and Cloud Solutions providers to locate their facilities in the county.
Government Activity
Anticipate an increase in government agencies locating operations to Frederick County.
Location plays major factor, in particular, Homeland Security locational factors are extremely
favorable in Frederick County. COOP’s, Continuity of Operations Plans, highlight the attributes
of Frederick County.
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Additional government activity in Frederick County will result in an increase in the number of jobs
directly related to their presence. Those jobs will typically be highly skilled, high paying jobs. In
addition, there will be an increase in support and ancillary jobs. Similarly, there will be a significant
increase in ancillary support business opportunities such as support contractors, many of which will be
higher tech. As previously noted, this will drive a need for services, housing, entertainment, retail, and
other businesses.
A well planned Economic Development marketing strategy will not be effective if insufficient acreage
has been set aside to accommodate desired business uses in suitable key locations. The Area Plans
will need to identify and incorporate ample areas of business and industrial land use in support of the
Economic Development goals of The Plan.
Frederick County is supportive of green initiatives in the field of economic development. Sustainable
development initiatives should be recognized and their implementation incentivized. Such an example
is rail access and transportation which will become more valuable and expected in industrial settings
due to desire to operate effectively and efficiently.
Frederick County should be proactive in ensuring the resources necessary for economic Development
are planned in a sustainable way and available in support of the identified office and industrial users.
With regards to water, waste water treatment, and electricity, manufacturers will be concerned with
quantity and availability, but also of equal or greater importance will be quality and service reliability.
There is a finite capacity of these resources that must be managed accordingly.
The concept of redundancy will need to be a priority. Manufacturers and government agencies will
require redundancy in services necessary to support their economic investment and growth.
COMMUNITY BENEFITS
The value of office and industrial Economic Development to Frederick County is immeasurable. As part
of the County’s economic development effort, office and industrial growth is a key component for
ensuring a selection of employment opportunities for the citizens of Frederick County.
The continuation of a low residential tax rate is a direct result of the expansion of the commercial and
industrial tax. Currently commercial and industrial tax revenue accounts for approximately 13% of the
County’s tax base. The County’s goal indicates this should be around 25% to ensure a balanced fiscal
environment and a continuance of low real estate taxes.
The County’s Development impact model projection for a single-family home anticipates tax revenue
of approximately fifty percent of the projected costs to the County. The County’s fiscal survival is
dependent upon recruiting office and industrial occupants which offset those residential costs.
An effective office and industrial Economic Development strategy will also ensure the stabilization of
the workforce and maintain low levels of unemployment. An increase in high skill, high paying jobs
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locally will result in a decrease in number of skilled residents commuting outside the region to the
Northern Virginia region.
Overall, a sound office and industrial Economic Development strategy will result in the conservation of
a variety of finite resources and promote a high quality of life for the citizens of Frederick County.
POLICIES/IMPLEMENTATION
POLICY: IDENTIFY AND RECOGNIZE AREAS IN THE COUNTY MOST STRATEGICALLY SUITED TO MEET THE
REQUIREMENTS OF OFFICE AND INDUSTRIAL DEVELOPMENT
IMPLEMENTATION:
• Complete review of area land use plans to ensure sufficient acreage is identified and reserved
for office and industrial use to enable a balanced County tax base.
o Lands identified for business use should avoid limestone areas where karst geology is
present.
o Ensure these lands are properly located in relation to transportation and water, sewer,
and natural gas.
• Communications infrastructure, such as voice and data fiber or affordable wireless options,
should be extended to areas identified for office and industrial use and non-rural residential
areas.
• The zoning process and support should be examined by the County to encourage willingness on
the part of landowners of properties identified in Area Plans (see Appendix I) to proceed with
rezoning.
POLICY: PROACTIVELY ATTRACT DESIRED BUSINESS ENTITIES
IMPLEMENTATION:
• Review/revise office and manufacturing zoning to minimize the number of low tax generating
entities locating in the area.
o Minimize distribution centers as they have a minimal personal property tax, typically
result in lower paying jobs, generate high traffic and absorb greater land mass than
other uses.
o Maximize targeted industries such as governmental facilities, as well as high-tax base
industries that have a low resource requirement.
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• Continue to examine and fund business location marketing that builds or modifies the current
business base to take the County forward to its goal of increased income for its citizens and tax
value for the County.
POLICY: CONSIDER REGULATIONS ENCOURAGING AND/OR REQUIRING SERVICE REDUNDANCY IN OFFICE &
INDUSTRIAL AREAS
IMPLEMENTATION:
• Complete an analysis to determine services most desirable for redundancy and determine the
feasibility of service redundancy in currently zoned office and industrial areas.
• Create incentives for industrial site developers to implement service redundancy.
POLICY: FUNDING OF POLICIES
IMPLEMENTATION:
• Determine funding plan for policies such as service redundancy, water availability, electric
service, communication, etc. These could include public/private funding and transportation
access funds for industrial development.
• Address how the County’s public role could be used more effectively in lowering Development
costs.
COMMUNITY PARTNERS AND STAKEHOLDERS
• Winchester-Frederick County Economic Development Authority
• Industrial Development Authority
• Industrial Parks Association
• Blue Ridge Board of Realtors
SUPPORTING MATERIALS AND RESOURCES
• Economic Development Authority:
o ‘Year in Review’ Report
o Various Fact Sheets
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ECONOMIC DEVELOPMENT – RETAIL
CURRENT CONDITIONS
The retail sales potential of any geographic market is based upon a mixture of many factors, a few of
which are:
1) The number of households within the general market area.
2) The average disposable income of those households.
3) The sophistication and depth of surrounding competing markets.
4) The presence of a marketing effort for the area (as opposed to the marketing of an individual
venture).
In the complex shopping world of the 21st century a general label for traditional retail no longer
pertains. From a land use perspective as well as general economic Development retail needs to be
viewed in at least 3 parts:
• National Retail
• Small Retail
• Meals Away from Home
Provisions need to be provided for each but not necessarily the same for all.
One discernible difference is $1 of sales at a “national” retailer contributes approximately $.40 to the
local economy. The same dollar spent in a “small” locally owned business contributes approximately
$.60 to $.70 to the local economy. This observation is weakened when it is realized the “small”
retailer may not be able to provide the depth of line offerings that the “national” retailer can. The
point is though a balance needs to be sought.
Meals away from home can take many shapes but today’s mobile families have come to think of this
category as a normal expense occurring multiple times a week.
FUTURE FOCUS
Over the next twenty years, population growth in Frederick County and its environs will continue to
fuel retail Development and the opening varied retailers throughout the area.
Frederick County has already taken necessary steps to prepare. The establishment of the Frederick
County Economic Development Authority (EDA) is a key indicator. With access to resources such as
Retail Leakage and Surplus Analysis (GAP studies) reports the EDA will be key in assessing potentially
successful retail operations.
A locality has little impact on the decision of the “national” retailer to locate in an area unless items #1
and #2 (above under “Current Conditions) meet their individual business model. With a “small”
retailer the driving factor is affordable available space.
Another “future focus” emerging as we move toward the third decade of the 21st century is the
increased demand for meals away from home with specific emphasis on casual dining, family dining
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and in some case fine dining. Even fast food has recognized this and has taken steps to emulate
casual and family dining both in menu and service.
Driving growth in Frederick County is the Due to its size, average household income, central location
within the region, access, the continued growth of Winchester Medical Center, the establishment of
federal agency operations, and intangible factors such as the County’s historical, architectural, and
aesthetic charm, Frederick County is well-positioned to gain such prominence. If successfully
promoted against neighboring markets, Frederick County will establish itself as the dominant market
within the region.
Frederick County must strategically identify prime areas for commercial land use in key locations to
capitalize on future commercial opportunities. In addition, Frederick County must effectively market
itself to the network of developers, national and regional retail trade organizations, retailers, and
tenant-representation real estate agents and brokers that influence site selection decisions.
While the county’s ability to attract national and regional developers and retailers to the area cannot
be understated, the county must not underestimate the importance of supporting locally-owned and
operated Developments and retail establishments. The growth of such locally-owned businesses within
the market’s retail mix will have a direct positive impact to the vitality of the market’s retail profile and
the quality of life of local residents.
COMMUNITY BENEFITS
The community benefits of a vital retail environment cannot be understated. Successful growth of
retail equates to an increase in sales tax revenue to support county services and capital
improvements. A strong retail environment also plays a key role in the quality of life for the residents
of any geographic area and thus plays an integral role in an individual family, a corporation, or other
entity deciding to relocate to that area. Retail growth also equates to more jobs, both directly (with
the retailers themselves) and indirectly (a strong retail environment plays a role in drawing relocating
employers to the area).
POLICIES/IMPLEMENTATION
POLICY: PROMOTE FREDERICK COUNTY AS A DYNAMIC, VITAL RETAIL MARKET.
IMPLEMENTATION:
• Develop a unified marketing plan for the county and its businesses.
• Promote existing businesses to join together in the marketing effort.
• Engage National and Regional Trade Organizations.
• Strategically identify prime areas for commercial land use in key locations to capitalize
on future commercial opportunities.
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• Participating as an exhibitor in events such as the International
Council of Shopping Center’s National Trade Exposition and Leasing Mall (which brings
together more than 30,000 developers, owners, retailers, lenders, and municipalities) or
smaller events of a regional nature (The ICSC also holds an annual event in
Washington, D.C.).
POLICY: REQUIRE FUTURE DEVELOPMENTSTO BE OF A HIGH QUALITY, PRESERVE THE ASTHETIC INTEGRITY
OF THE SURROUNDING AREAS AND REQUIRE UPKEEP OF EXISTING DEVELOPMENTS.
IMPLEMENTATION:
• Promote enhanced architectural/design requirements for future retail Development,
including structure appearance, landscaping, and signage.
• Establish and implement regulations regarding upkeep of existing and future retail
Development including the removal of exterior debris, the removal of non-approved
signage, and the maintenance of landscaping.
Note: The objective of this policy is to make the area attractive to potential retailers
considering entry into the market as well as foster the long-term viability of
developments.
POLICY: PROVIDE EASY ACCESS TO UP-TO-DATE MARKETING MATERIALS AND
RESOURCES TO POTENTIAL DEVELOPERS, RETAILERS, AND TENANTREPRESENTATION REAL ESTATE
AGENTS AND BROKERS.
IMPLEMENTATION:
• Develop and periodically update general retail marketing materials for the market,
including brand-establishing information (history, appeal, etc.), demographics
(population disbursement, income data, etc.), and access and existing retail locations
(maps).
• Provide electronic access to these materials (via web download) for developers,
agents/brokers, and retailers.
POLICY: CONDUCT AN ANNUAL IN-DEPTH ANALYSIS OF THE MARKET’S RETAIL
POTENTIAL VERSUS ITS CURRENT PERFORMANCE. UNDERSTAND IF
THE DAILY RETAIL DEMANDS OF THE CITIZENS OF THE FREDERICK
COUNTY/WINCHESTER MARKET BEING MET BY THE EXISTING SUPPLY
OF RETAIL ESTABLISHMENTS.
IMPLEMENTATION:
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• Have the EDA conduct an annual Retail Leakage and Surplus Analysis (GAP study),
analyze it and present to the county annually.
• A comprehensive analysis of census and business data for the region should be
conducted to determine if Frederick County has an adequate supply of retail and dining
establishments.
• Conduct an analysis to determine which retail segments in Frederick County are
underperforming and determine where new opportunities for retail growth lie.
POLICY: REQUIRE FUTURE RESIDENTIAL DEVELOPMENTS TO INCORPORATE SPACE FOR COMMERCIAL
EXPANSION AND TO REQUIRE FUTURE COMMERCIAL DEVELOPMENTS TO INCLUDE LIMITED
RESIDENTIAL SPACE.
IMPLEMENTATION:
• Within six months of the approval of this plan a review of current zoning regulations
should be conducted to identify the following:
o The threshold (by dwelling unit and by acreage) that would trigger the need to
include some form of ‘limited retail’ space to be set aside within, or adjacent to the
residential development.
▪ ‘Limited Retail’ uses pertain to businesses that offer convenience to a
residential population. These uses include, but are not limited to:
• Small grocery stores
• Neighborhood convenience stores
• Dry cleaners
• Small dine-in or carry-out restaurants
• Banks
o Zoning regulations and related ordinances that require modification to support the
inclusion of a limited retail component within residential developments.
Note: The objective of this policy is to provide additional opportunities for commercial
development as well as to offer enhanced convenience to residents of large
developments, thereby making them more attractive to potential home buyers. These
types of mixed-use developments provide an added benefit of reducing vehicular traffic
in and out of high density developments.
POLICY: ASSURE RETAIL GROWTH PRESERVES THE ASTHETIC INTEGRITY OF THE
AREA (which in turn will make it more attractive to potential retailers).
COMMUNITY PARTNERS AND STAKEHOLDERS
• Winchester – Frederick County Economic Development Authority
• Chamber of Commerce
• Small Business Development Center
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ECONOMIC DEVELOPMENT – TOURISM
CURRENT CONDITIONS
The Frederick County/Winchester area plays host to every year nationally recognized events such as
the Shenandoah Apple Blossom Festival and Belle Grove Civil War living history reenactments. It also
is home to the Museum of the Shenandoah Valley, the Cedar Creek and Belle Grove National Historic
Park, various live theater and performance centers, a revitalized and vibrant Old Town Winchester and
other key assets such as orchards, farm markets, historic homes and natural resources that bring
travelers and their tourism dollars to the area.
The county also supports a growing number of wineries and the potential for new craft breweries and
distilleries, as well as outstanding outdoor recreational opportunities such as the Tuscarora hiking
trail, an ATV trail, seasonal navigable waterways, and access to regional hotspots such as the
Appalachian Trail, Shenandoah River, and the Shenandoah National Park.
Between 2010 and 2014 annual direct tourism spending in the area has increased from $186.6 million
to $235.5 million.
• This represents an increase in 21%, with 4% of that growth occurring between 2013 and 2014.
• These activities are supported by a workforce of over 2,300 who earn $43.8 million in tourism
related income.
• Tourism generated close to $9 million in City and County tax revenue and $7 million in State
revenue.
The positive impact of tourism in the region cannot be understated and the recent growth trends,
while encouraging also demonstrate that when compared to neighboring Loudon County and its $1.6
billion in tourism related revenue in 2014, there is a significant opportunity for increasing the rate of
growth. At the state level, tourism brought in over $22.4 billion in direct spending in 2014, making it
one of Virginia’s top 5 industries. It has been repeatedly mentioned by Frederick County’s state
senators and delegates as a top industry in our region.
As the economy improves and travel increases, it is critical that the Frederick County area be poised
to capitalize on the growth in the arena of travel and tourism. The Winchester – Frederick County
Convention and Visitors Bureau, a city/county tourism marketing partnership, is a key component to
driving the marketing strategy and efforts for the present and future desire to drive additional visitors
and spending to the area.
The value of travel and tourism’s economic impact reaches every citizen of Frederick County (each
household pays $388 less each year in local & state taxes due to tourism related revenues) by means
of providing employment and tax revenues as well as offering a diverse portfolio of local events,
attractions and activities that are not only marketed to the destination traveler but, more importantly,
it improves the quality of life for local residents and increases employee recruitment and retention
success for our local businesses and schools.
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FUTURE FOCUS
First impressions often set the tone for a visitor’s experience, and the great majority of travelers
arrive in Frederick County through its roadways. Therefore, the character of Frederick County’s
entrance corridors, especially in areas adjacent to the city of Winchester, is a key factor for the visitor
experience and their decision to stay longer and hopefully return. Enhancing these corridors will
improve visitor impressions, and will benefit the quality of life for residents. This includes both
aesthetic and traffic flow enhancements.
Frederick County should concentrate on how to bolster the County’s ability to attract an increasing
number of overnight visitors through targeted, strategic and collaborative branding and marketing
efforts that focus on visitor experiences rather than political boundaries. The ultimate goal will thus
be to enhance the visitor experience, ensuring that tourists choosing Frederick County are left with an
exceptional memory of their visit, positive stories to share with friends and family, and a desire to
return.
Multi-Generational Tourism
Multi-generational travel is defined as a group of at least three generations partaking in leisure travel.
In a recent study, multi-generational travelers make up at least 40% of the U.S. leisure travel
market, 75% are married, and most have household incomes over $100,000. This is quickly
becoming a competitive marketplace, and one that will continue to grow into the foreseeable future
with the continuing increase of baby-boomer travelers and dispersed families. While the grandparents
foot the bill, the millennials are driving the planning and decisions.
Most attractive to Winchester/Frederick region, though, is the research indicating that far and beyond
all other physical activities such as outdoor recreation, beach activities, etc., having enough time to
just relax and unwind was the biggest factor in planning a trip (88% of all multi-gen travelers). This
positions the Frederick County / Winchester area above larger, more crowded destinations such as
New York City, Northern Virginia, Virginia Beach, etc.
The Frederick-County / Winchester area is primed for this market, with a rich array of activities and
attractions for all age levels. Just a few of these highlights include:
For kids:
• An outstanding children’s museum
• Great year-round weekly activities at the Handley Libraries
• Great County, Town and City parks
• Attractions with designated kid’s areas (such as Marker-Miller Orchards)
For parents:
• Outdoor recreation (hiking, kayaking, ATV trails)
• Breweries, wineries and cideries
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• Large selection of unique local restaurants
• Coffee shops, boutique shops, farm markets, etc in the City and County
• Outstanding pedestrian downtown
For grandparents:
• Bed and breakfasts and inns
• Golf
• Civil War Battlefields, excellent museums and historic sites (including Belle Grove)
• Wineries
• Hiking trails
• Proximity to Shenandoah National Park
Events:
• Shenandoah Apple Blossom Festival
• Wine-centered events and festivals
• October / fall events and festivals
• Christmas and holiday events
• Triathlons, bicycle and running races and tournaments
Frederick County, in partnership with the City of Winchester, should capitalize on these outstanding
shared assets and focus heavily on multi-generational travel.
It should be noted that as the majority of lodging is actually in Frederick County, increasing overnight
visitors should be a key focus of this shared tourism strategy. However, neither the City nor County
can successfully market themselves without each other’s assets (be it lodging, outdoor recreation, the
pedestrian downtown, historic sites and museums, etc.), so a branding and marketing strategy
focused on the overall visitor experience versus strict political boundaries needs to be adopted for the
overwhelming benefit of all localities, lodging, small businesses and attractions involved.
Agritourism
Agritourism is a type of vacation that takes place on a farm or ranch and may include the opportunity to assist with
the day to day activities associated with running the farm or to participate in the use of these lands for outdoor
related events or activities. The term agritourism has also been broadened now to include wineries, breweries and
distilleries, which, combined, are the hottest trend in tourism product development in the commonwealth.
Frederick County is fortunate to have numerous working farms and successful examples of how diversified uses of
its rural lands can increase the income form farm operations as well as help to preserve the open space and rural
character that is so important to the identity and quality of life for the area. As detailed in the Agribusiness section
of this plan there are numerous opportunities for the county’s agriculture industry and rural land owners to tap into
this growing segment of the tourism industry. Accounting for over $600 in annual tourism revenues in 2009, the
Agritourism trend is one of the fastest growing segments of the tourism industry.
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Included in this category are tours, onsite hospitality activities and onsite retail operations for Vineyards, Wineries,
Breweries and Distilleries. These farm-based activities draw tourists who are more likely to spend their money in
the area’s premium dining and lodging establishments.
POLICIES/IMPLEMENTATION
POLICY: Revise language in all county zoning and permit processes to recognize
diversified land use for tourism related activities
IMPLEMENTATION:
• Review within six months of the approval of this plan all relevant zoning and permit language
to identify areas that require revision to ‘speak to’ the various activities and land-uses detailed
within this section. The primary goal would be to ensure that business owners are not
hampered in their efforts to bring these types of activities to the tourist and local consumer
market due to omissions or lack of specificity in the current language.
• This includes, specifically, language regarding breweries, wineries and distilleries.
• Non-traditional lodging policies need to be addressed due to the dramatic increase in internet
booking sites such as AirB&B and HomeAway that enable residential property owners to ‘sell’
space in their homes or on their property for the purpose of short-term lodging. Policies should
not discourage this trend, however the landowners need to comply with residential zoning
requirements and ensure that they are collecting and paying bed taxes.
POLICY: LINK THE AREA’S VISITOR ATTRACTIONS WITH A TRAIL NETWORK THAT FACILITATES NON-
VEHICULAR MOVEMENT FROM PLACE TO PLACE.
IMPLEMENTATION:
• Work with the Northern Shenandoah Valley Regional Commission and surrounding jurisdictions
to update and improve the regional bike/ped plan, “Walking and Wheeling in the Northern
Shenandoah Valley”.
• Support the Redbud Run Greenway project to provide a trail network that will link natural
areas, battlefields, including the existing five-mile trail on the Civil War Preservation Trust
property, schools, and other facilities in the Redbud Run corridor.
• Within six months of the approval of this plan:
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o Update and implement plans for a trail network within Frederick County that will
connect attractions to one another and to retail and hospitality areas. Such plans may
include connectivity among other community facilities such as schools and parks.
o Identify and examine potential increased public access development to existing trails
and waterways, such as the Tuscarora Trail (hiking) and Cedar Creek (kayaking).
o Identify potential projects as candidates for transportation enhancement grants, and
encourage the incorporation of segments of the regional trail network into Development
projects. These projects could be included as part of the Capital Improvements Plan.
POLICY: PRESERVE AND ENHANCE THE HISTORIC CHARACTER OF FREDERICK
COUNTY’S ROADWAYS AND NEW CONSTRUCTION, MAKING THEM ATTRACTIVE AND APPEALING TO
VISITORS AND RESIDENTS.
IMPLEMENTATION:
• Foster a compact community design that uses traditional building features to help maintain
Frederick County’s unique historic character to help maintain a sense of place that sets the
community apart from other areas in Virginia.
• Strengthen the use of corridor overlay districts.
• Strengthen the effort to focus Development in compact centers, using Neighborhood Design
guidelines, and keeping the rural, agricultural landscape as part of the visitor experience in
Frederick County.
POLICY: WORK IN UNISON WITH THE CITY TO CREATE A SUSTAINABLE JOINT FUNDING MECHANISM FOR
THE TOURISM MARKETING EFFORTS BASED ON INDUSTRY BEST PRACTICES AND TIED TO LOCAL
TOURISM INDUSTRY INDICATORS.
IMPLEMENTATION:
• Within six months of the approval of this plan:
o Review past and current MOU’s and reference other best practice communities in the
Commonwealth regarding sustainable tourism marketing funding.
o Create an MOU between the City and County tying the marketing budget to tourism
industry indicators, such as bed tax receipts or U.S. Travel annual locality tourism
spending reports.
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POLICY: Identify a strategy to develop Convention & Event business in the county
IMPLEMENTATION:
• Establish within six months of the approval of this plan a working group that consists of
members of the CPPC, Winchester-Frederick County Convention and Visitors Bureau,
Winchester Economic Redevelopment Department and Frederick County Economic
Development Authority to conduct a collaborative needs assessment related to developing
Convention and other large event related business in the county. Currently Frederick County /
Winchester is viewed as a ‘non-traditional’ location for such activities, however with its
proximity to three major airports and north/south and east/west transportation routes the
county could serve as a lower cost option to events that are typically held in the Metropolitan
DC area. The working group should produce the following deliverables:
o Market and potential impact study (with a consideration of a facility based either in the
City or County boundaries)
o Needs & Capability Assessment
o Cost Assessment, including ongoing maintenance and staffing
o Identification of target locations for the development of new facilities and services to
support this segment of the tourism market
o Preliminary suggested revisions to current land-use plans
o Preliminary Marketing Plan
COMMUNITY PARTNERS AND STAKEHOLDERS
• The Winchester-Frederick County Convention and Visitors Bureau
• Frederick County Economic Development Authority
• The Mid-Atlantic Tourism Public Relations Alliance
• Virginia Tourism Corporation
• The Shenandoah Valley Travel Association
• Kernstown Battlefield Association
• Cedar Creek and Belle Grove National Historical Park
• Winchester and Frederick County lodging facilities
• Frederick County and Winchester Parks and Recreation
• Old Town Development Board
• Top of Virginia Chamber of Commerce
• Winchester-Frederick County Economic Development Commission
• Shenandoah Valley Battlefields Foundation
• The Museum of the Shenandoah Valley
SUPPORTING MATERIALS AND RESOURCES
• 2013 Virginia State Tourism Plan
o http://www.vatc.org/uploadedFiles/Partnership_Alliance_Marketing/Shenandoah
ValleyRegionalSectionVTC3292013.pdf
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• National Trust for Historic Preservation’s “How to Get Started in Cultural Heritage Tourism”
website:
http://www.culturalheritagetourism.org/howToGetStarted.htm.
• Marketing and Interpretive Plans for the Shenandoah Valley Battlefields National Historic
District
• “Walking and Wheeling in the Northern Shenandoah Valley”
• Winchester-Frederick County Joint Funding Agreement creating the Convention & Visitors
Bureau.
• Virginia Tourism Corporation Economic Impact Study 2009.
• Smith Travel Research Lodging Demand Results 1st Quarter 2010.
• Winchester-Frederick County Economic Development Commission.
• Travel Agent Central study on “How to Sell Multi-Generational Travel.”
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ECONOMIC DEVELOPMENT – AGRIBUSINESS
CURRENT CONDITIONS
Frederick County’s rural character is a key component in its identity and one of the primary items that
draw visitors and new residents to the area. Historically, these rural areas have supported a wide
array of agricultural uses, which at one time was the primary industry in the county. Today those
agricultural activities not only generate roughly $30 million per year but they preserve close to
100,000 acres of rural land. While the number of farms and the amount of land dedicated to
agricultural uses has declined in the last 20 years the market value of the products produced has
actually increased. More importantly recent ‘Farm to Table’ trends, ‘Buy Fresh, Buy Local’ initiatives
and the willingness for families to invest in higher quality, locally sourced and environmentally friendly
produced groceries will help drive additional market growth for the county’s farms and find an
increasing market for its top crops consisting of forage, apples, corn, and soybeans and its primary
livestock inventory of cattle, hogs, laying chickens, horses, and goats.
In addition to reclaiming the value of traditionally produced products via these trends and initiatives
the county’s farms have an opportunity to increase revenue through additional diversified uses of their
land in the following areas:
• Onsite Farm Markets (EG – Retail operations located on the premise)
• Farmers Markets (EG – Centrally located markets that enable multiple vendors to sell their
products, generally on a limited basis)
• Community Support Agriculture (CSA) operations
• Lodging for overnight stays related to rehabilitative purposes (post-op recovery, etc…)
• Agritourism (refer to the Tourism section of this plan for more information):
o Vineyards
o Distilleries
o Breweries
o Day Camps
o Farm Tours for families and schools
o Immersion Programs (hands-on chores, livestock care)
o Petting zoos
o Self-harvesting (EG – pick your own) produce operations
o Fall / Winter hay and sleigh rides
o Corn mazes, haunted farms
o Overnight stays on working farms
o Farm Weddings and Picnicking
o Outdoor adventures:
§ Hunting, fishing, horseback riding, bird watching, hiking, photography
It should be noted that as the economy improves and regains losses following the recession of 2008
there is a risk of further erosion of the county’s agricultural resources as development of these areas
for residential purposes will be on the increase. As of 2011 the amount of housing in the Rural Area
represented 50% of the current total of 28,338 homes in the County. The Rural Area has both a low
housing density and by right development (see Residential chapter). Residential conversion because
of rising value of agricultural land was a major cause of the earlier erosions and a key threat over the
course of the next 20 years.
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To protect the amount of land available for agricultural use, the County makes a variety of tools and
programs available to land owners. The County continues to allow land owners to participate in the
Land Use Tax Deferral Program which allows taxpayers to apply for specially reduced assessments,
such as qualifying agricultural, horticultural, and forestry uses. Participation in one of County’s many
Agricultural and Forestal Districts is available to County property owners. As of 2010, there were six
Districts covering approximately 10,000 acres.
Over the past few years, Frederick County has worked on implementing new tools to not only help
protect the agricultural lands in the County but at the same time also help the farmer capture value of
the property without actually developing or selling the land. These programs include the Purchase of
Development rights Program and the Transfer of Development Rights Program. These programs are
discussed further in the Rural Areas chapter.
FUTURE FOCUS
Frederick County agriculture will evolve in a way that is likely to be more intensive and by necessity
more diverse. While, this will require less acreage than traditional farming activities it is expected
that income from agricultural operations will increase. As such the county should focus on
implementing policies that seek to prioritize the protection of these rural areas as well as streamline
the process for approving the diversified land uses as described within this section. Reduction in
permit fees and taxes generated from these new opportunities should be considered as well.
COMMUNITY BENEFITS
It should be recognized that once land is converted from agricultural use it is unlikely that it can ever
be reclaimed. The rural economy of Frederick County plays a significant role in the life and livelihood
of its inhabitants. In addition to providing food products for the region, agriculture is a revenue
generator which requires very few local services, including transportation. It is agriculture which
contributes to Frederick County’s extraordinary view-sheds while providing a living to its farmer
citizens, and a place of enjoyment for its visitors. Agriculture also has a role in preserving structures
that are part of the historic fabric. Most importantly, an active, profitable agriculture operation
reduces the amount of land converted to more dense uses. Diversification of the land use for the
expanded agricultural based uses outlined in this section can not only generate notable income and
drive more tourism dollars to the county, it can also future protect the land from conversion to
residential use and in doing so continue to preserve the county’s rural character and natural
resources.
POLICIES/IMPLEMENTATION
POLICY: THE COUNTY SHOULD SUPPORT ITS AGRICULTURAL INDUSTRIES WHILE ALSO RESPONDING TO
CHANGES IN THE INDUSTRY.
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IMPLEMENTATION:
• Diversified uses on the farm site such as farm markets, alternative fuels, animal boarding,
Pick-Your-Own operations, agritourism, vineyards, wineries, distilleries and micro-
breweries as well as specialty crops, etc., should be encouraged to help preserve farming
and agricultural uses in Frederick County.
• The ordinances of Frederick County should be revised within six months of the approval of
this plan to reference and enable the full range of agriculturally related activities as
outlined in the prior bullet in the rural areas. Care must be taken to ensure that such
activities are compatible in scale, size and intensity with surrounding land uses and the
rural character.
• Value added processes and support businesses should be examined for location within the
Rural Area. These processes currently are permitted in the business districts.
• Continue to allow and encourage the use of the Land Use Tax
Deferral Program, Agricultural and Forestal Programs, Purchase of
Development Rights Program and the Transfer of Development Rights Program. The
County should also pursue new permitted policies in support of agriculture as they are
developed and become available.
• The county should establish a working committee the includes the EDA and Winchester-
Frederick County Convention and Visitors Bureau within six months of the adoption of this
plan to identify and implement strategies to further develop and promote agritourism and
additional high-end diversified uses of its agricultural land.
COMMUNITY PARTNERS AND STAKEHOLDERS
• Frederick County Farm Bureau
• Frederick County Fruit Growers Association
• Old Time Apple Growers Association
• Virginia Cooperative Extension Service
• The EDA
• Winchester-Frederick County Convention and Visitors Bureau
RESIDENTIAL DEVELOPMENT
RESIDENTIAL DEVELOPMENT
CURRENT CONDITIONS
Over the past two decades, the amount of residential development in
Frederick County has grown, increasing at a relatively consistent rate of
approximately 3 percent a year. Supporting this growth was a period of
significant expansion in the County’s commercial and industrial base.
According to the 2000 Census and more recent studies performed by the
Economic Development Commission, Frederick County remains an in-
commute location. The main contributor to the population growth was the
migration of people inside the Washington Metropolitan Statistical Area
(WMSA) to Frederick County for a higher quality of life including lower
housing costs and a lower tax rate. Because of its location and excellent
access to Northern Virginia and Washington, DC, it has become a place of
choice to live for those commuters. Frederick County has also become an
attractive place to live for retirees.
There is little doubt that Frederick County’s housing market was impacted
along with the rest of the Nation in the latter years of the 2000’s. New home
construction in the County has been impacted the most by the problems with
the housing industry. 580 residential building permits for new construction
were issued in 1999 and 305 in 2009. The highest number of permits issued
was in 2005 (1,261). The average number of permits for the past decade
was 789 per year. While this current economic downturn does continue, the
number of housing units sold in 2009 (1,041) was nearly equal to the number
sold in 1999 (1,052). The highest number was in 2004 when 1,850 housing
units were sold.
Residential opportunities exist in both the County’s urban and rural areas. In
recent years Frederick County has seen approximately one third of its new
residential growth constructed in the Urban Development Area and two thirds
in the rural areas, including the R5 Residential Recreational Communities.
The Rural Areas are home to the agricultural, forestal and open spaces of the
County. Within the rural areas, the predominant types of residential unit are
single family dwellings with a density of one house per five acres. In addition
to the traditional five acres lots seen in the past, dwellings at the same
density can be clustered using a two acre lot size with the remainder being
preserved through a 60% preservation tract. Older rural communities exist
throughout the rural areas and are typically found within one of the County’s
Rural Community Centers. These community centers typically have smaller
lot sizes, higher densities and commercial uses. Residential developments
THE 2030 COMPREHENSIVE PLAN
1
RESIDENTIAL DEVELOPMENT
located in the rural area, including Rural Community Centers are on private
individual water and sewer systems. Thought should be given to another land
use in the Rural Areas. The Village Residential designation could be given to a
cluster of smaller lots, say 8,000 to 10,000 square foot, where the density
would be equal to 2 acre lot density, and the balance of the property would
remain open space. This land use will require a private sewer and water utility
system.
The Urban Development Area (UDA) is the portion of the county which has
been identified as the area where more intensive forms of residential
development will occur and to accommodate the anticipated residential
growth within the community. While this area currently consists of primarily
suburban residential types of development, with some multifamily and
retirement units, it is planned to accommodate a more intensive mix of land
uses and residential housing opportunities. The UDA is designed to
accommodate increased residential densities because it is adjacent to or in
the near proximity to the necessary infrastructure and public facilities, such
as public water and sewer, schools, emergency services and a transportation
network. Within the Urban Areas, planning and development principles, such
as Neighborhood Design, have been promoted which are proactive and
creative, that will meet the anticipated residential growth of the community,
and provide a lifestyle that will retain the citizens and encourage an influx of
new residences to Frederick County.
To further encourage residential development in the Urban rather than Rural
Areas, the County adopted a Transfer of Development Rights Program (TDR)
in the spring of 2010. This program allows rural land owners to strip
development rights from agricultural land and sell them to developers for use
within designated areas within the UDA. More information on the County’s
TDR Program can be found in the Rural Areas chapter. In order to make this
program attractive to the Residential Developers the zoning of the receiving
area must be conducive to the acceptance of the additional density. The
ultimate benefit to developers would be to provide a means to increase the
density on a property without being required to rezone the property.
FUTURE FOCUS
Future residential growth in Frederick County is anticipated to continue and
expand. The County must ensure that land use policies are established to
adequately direct and shape that growth to guarantee that it is positive for
the community and located in areas that are capable of accommodating that
growth. While new residential growth is expected in both the rural areas and
the urban areas, new residential growth should be focused primarily within
the urban areas of the County. The UDA is better able to accommodate
higher density growth and is able to provide public services to those new
residents.
THE 2030 COMPREHENSIVE PLAN
2
RESIDENTIAL DEVELOPMENT
The County should continue to establish policies which result in attractive and
welcoming residential neighborhoods which are able to accommodate a
growing population and expanding workforce. Such residential development
should be comprised of a mixture of housing types and lot sizes to provide
options for a range of lifestyles and incomes. The land use policies of the
Urban Areas will further guide this residential development and community
growth. The County should work in concert with the builders and developers
to promote a variety of housing products which will provide housing to a wide
range of economic needs.
In the Urban Area, the long-term livability of residential neighborhoods will be
enhanced by sustainable development practices that incorporate the
principles of Neighborhood Design, affordability, and Green Infrastructure
elements into the community.
COMMUNITY BENEFITS
Proactive planning efforts are essential in both the Urban and Rural Areas to
ensure that the County is able to deal with its future residential growth in a
cost-effective and attractive manner.
Proper planning and land use policies enable the County to identify where
future residential growth should be accommodated. It enables the County to
plan for and provide infrastructure and services in defined areas where they
can reach the majority of the population. By focusing growth and services to
the urban areas, the County can develop community facilities that become
focal points to the residential areas. Focusing new residential development
around walkable centers allows people to work, go to school, live, shop, and
play in locations that are near each other and not totally dependent on a
vehicle. Public transportation will be a critical component in the urban
centers.
Most importantly these planning steps enable residents, both now and in the
future, to choose from an array of housing types that suit their needs. The
construction of affordable housing opportunities should also be promoted
through increased densities to ensure that the needs of all residents are met.
POLICIES / IMPLEMENTATION
POLICY: NEW RESIDENTIAL DEVELOPMENT SHOULD BE FOCUSED WITHIN THE
URBAN DEVELOPMENT AREA (UDA).
IMPLEMENTATION:
THE 2030 COMPREHENSIVE PLAN
3
RESIDENTIAL DEVELOPMENT
• The county will attempt to assure that the Comprehensive Plan
will allow a variety of housing units and will maintain
consistency with the Code of Virginia. The Urban Development
Area in the comprehensive Plan should allow for housing that
will meet the needs of first time buyers, move-up residences,
and seniors.
• Higher density residential development is encouraged in close
proximity to or mixed with commercial areas to enhance
walkable access to employment, shopping, and entertainment.
The County’s strategic growth areas, the Urban Centers and
Neighborhood Villages, are the most desirable locations for this
type of development.
• Residential housing types and design guidelines should be
flexible to accommodate evolving demographic trends, and to
ensure that housing choices are maximized.
POLICY: GREEN INFRASTRUCTURE AND OPEN SPACES SHALL BE AN IMPORTANT
COMPONENT OF NEW RESIDENTIAL DEVELOPMENT IN THE URBAN AND
RURAL AREAS.
IMPLEMENTATION:
• When new development occurs in the rural areas, the rural
preservation option should be encouraged as the preferred
subdivision form and Conservation Design should be
implemented.
• The design of new residential neighborhoods should promote
sustainable development practices and incorporate the
conservation of green infrastructure elements as outlined in the
Natural Resources chapter. The Comprehensive Plan should
include a provision for moderate size lots (8,000 to 10,000 sq
ft) clustered to preserve open space, and be served by a
private sewer and water system.
• New residential neighborhoods will include open space
amenities; active, passive, and natural, located in close
proximity to all dwellings, with an emphasis on the provision of
usable open space for resident use and enjoyment.
POLICY: THE COUNTY WILL WORK TOWARD ENABLING AND ENCOURAGING
NEW AND INNOVATIVE HOUSING CHOICES, THAT ALSO ACCOMMODATE
A FULL RANGE OF AFFORDABILITY.
IMPLEMENTATION:
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RESIDENTIAL DEVELOPMENT
• The County will examine existing ordinances and make changes
as appropriate to ensure that adequate housing options are
available to the development community.
• Rural Community Centers should be enhanced as viable and
desirable places to live, as they can serve an important role as
a location with lower development costs, thus reducing the
housing costs.
• Promote the completion of a land use plan for the Rural
Community Centers and provide incentives to increase the
viability of these neighborhoods.
• Maintain an awareness of the public role and how it impacts the
cost of housing when promoting housing innovation and
affordability.
COMMUNITY PARTNERS AND STAKEHOLDERS
• Top of Virginia Building Association
• Association of Realtors
• Community Groups
• Home Owners Associations
• Habitat for Humanity
• Shenandoah Area Agency on Aging
• Access Independence
SUPPORTING MATERIALS AND RESOURCES
• 2006 UDA Report
• Rural Areas Report and Recommendations
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URBAN AREAS
Comments are as follows:
I think the rural areas portion should stress nonrenewable resource conservation
(mainly water and soil) therefore in the future focus paragraph say "....greater emphasis
placed on conservation design and resource conservation for growth...."
Under community benefits get the idea in that open space helps filter and protect
ground water supply and that natural flora help filter and provide clean air
We should have a new policy to: Support conservation of nonrenewable natural
resources". I am not exactly sure what the implementation strategies for this should be
there should be something about maintaining alternative septic systems and maybe even
conventional systems. Perhaps adhering to recommendations by whatever
agency/organization the county recognizes for stuff like that.
On the listings of community partners I am not sure Preserve Rural Life and Preserve
Frederick County exist anymore. To my point above we could add the Lord Fairfax Soil
and Water Conservation District.
Rest of still makes sense. Would be awesome to get the rural community centers land
use plans done.
I think _ had some very good comments. Since the existing Urban Areas and Rural
Areas language has been reviewed several times with past Comp Plan Revisions, I feel
like it is in pretty good shape currently. My comments are as follows:
1) I think the Urban Center/Neighborhood Village discussion could be expanded to
discuss the levels of density envisioned within those areas (or possibly a range to
accommodate the settings of the various areas designated as Urban Centers or
Neighborhood Villages. I would suggest a 10-20 unit/acre density to get the type
of development envisioned for those areas. It would probably need to be done as
part of a separate exercise, but examining the locations of those “bullseyes” that
designate the Urban Centers and Neighborhood Villages on the Comp Plan Map
would be valuable as well.
2) TDR’s are referenced as a tool for preserving land and providing flexibility for
rural landowners, but I think we could also highlight how TDR’s also promote
dense development within the UDA by providing density bonuses under the
Zoning Ordinance.
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URBAN AREAS
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URBAN AREAS
URBAN AREAS
CURRENT CONDITIONS
The Urban Area of Frederick County includes those areas anticipated for
higher intensity development within the Urban Development Area (UDA) and
Sewer and Water Service Area (SWSA). Utilizing the UDA and SWSA as
urban growth boundaries, Frederick County seeks to focus growth in strategic
areas where community facilities and public services are more readily
available and can be provided in a more economical and sustainable manner.
It is expected that the land uses within the UDA and SWSA will be served by
public water and sewer.
The UDA and SWSA provide a clear boundary between the Urban Areas and
the Rural Areas. They are designated to direct growth in a compact and highly
efficient form within the Urban Areas, thereby reducing development
pressures in the Rural Areas. Within the Urban Area there is a higher
expectation in design standards to create a quality urban community that
successfully and sustainably accommodates the growth of the community.
The principles of Neighborhood Design are supported within the Plan.
The Urban Development Area defines the general area in which more
intensive forms of residential development will occur. Commercial, industrial,
and institutional land uses are also encouraged within the Urban Development
Area. The Sewer and Water Service Area is consistent with the Urban
Development Area in many locations. However, the Sewer and Water Service
Area may extend beyond the Urban Development Area to promote
commercial, industrial, and institutional land uses in areas where residential
land uses are not desirable.
Future land uses are specifically depicted on the various Area Plans which are
compiled in Appendix I. These Area Plans have been created over time,
through a community planning process, and have been incorporated as part
of the Comprehensive Plan. The aim of the Area Plans is to provide a more in
depth, detailed plan that will guide the growth of each unique part of the
County’s Urban Area. As a whole, the individual Area Plans make up the
Eastern Frederick County Long Range Land Use Plan.
Historically, the average gross residential density of suburban type
developments within the Urban Development Area has been between two and
three units per acre. More recently, the densities of development in Frederick
County have been increasing. The County should continually monitor the
intensity and density of new development and its associated impacts.
Residential densities higher than those previously experienced within the UDA
would be appropriate for future development with the highest densities
located within specifically designated areas within the UDA, known as
Strategic Growth Areas.
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URBAN AREAS
Frederick County established the initial Urban Development Area boundary in
1987. In 2007, recognizing the importance of utilizing urban growth
boundaries such as the UDA, the Virginia General Assembly adopted
legislation requiring certain larger and higher growth jurisdictions to
incorporate Urban Development Areas into their Comprehensive Plans.
Frederick County continues to meet, and strives to exceed, those
requirements of the Code of Virginia that pertain to Urban Development
Areas.
The boundary of Frederick County’s Urban Development Area should be
examined regularly to ensure that it is adequately sized to accommodate
future growth, and offers a diversity of housing types and locations which
provides for a competitive land market and fosters consumer choice. The size
of the Urban Areas (both UDA and SWSA) will also be affected by the ability
to provide water and sewer service to accommodate future development
Historically, Frederick County has sought to achieve a balanced ratio between
commercial/industrial and residential growth in terms of both available areas
of land use and taxable value of the land uses. The target ratio for the Urban
Area shall be 25 percent commercial/industrial within the Urban Areas to 75
percent residential and other land uses throughout the County as a whole.
The purpose of this target is to achieve fiscal balance through land use
planning. Maintaining a healthy and balanced ratio will help the County
maintain its low tax rates while continuing to enhance the services provided
to the residents. To encourage commercial and industrial (C & I) uses to help
achieve the targeted ratio, Frederick County has designated certain areas
solely for C & I type uses such as the Route 11 North corridor, Kernstown
area, Round Hill, and in the vicinity of the Winchester Regional Airport.
In 2010, Frederick County adopted a Transfer of Development Rights (TDR)
program which allows for dwelling unit rights to be transferred from parcels
located in the rural areas to designated properties within the Urban
Development Areas. This policy tool provides landowners within the rural
areas the ability to obtain development value of their farm land without
having to subdivide and sell the land. The density rights from the land can be
severed and utilized within the Urban Development Area where community
facilities and public services can be provided more efficiently. Policy tools
such as the TDR program are key elements in maintaining a harmonious
relationship between the Urban Areas and Rural Areas.
FUTURE FOCUS
The UDA Study of 2006 for Frederick County evaluated current land use
patterns, comprehensive policy plan language, development trends, and
contemporary planning practices. Using the UDA Study, Frederick County has
identified locations which promote higher urban densities and a more compact
form of development. These strategic growth areas within the Urban Areas
are known as Neighborhood Villages and Urban Centers.
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URBAN AREAS
Neighborhood Design principles are intended to be effective growth
management tool for the County’s Urban Areas.
These principles provide for a more sustainable form of development focused
on creating a sense of community. Future development within the Urban
Areas will be based upon the following:
• Mix and integration of a variety of uses
• Mix and diversity of housing opportunities
• Increased density in an urban form
• Walkability
• Connectivity
• Traditional neighborhood structure
• High quality architecture and urban design
• Sustainability and environmental quality
• Smart transportation
• Community focal points
• Enhanced design and planning
The application of these development principles throughout the Urban Areas,
and most importantly within strategic growth areas, seeks to ensure that the
UDA of the County will be made up of walkable, mixed-use neighborhoods.
These areas should feature a variety of housing choices, high quality retail,
community facilities as focal points, employment opportunities, and provide
for land uses that are connected by an attractive, efficient, multimodal
transportation system. The mixing of uses provides a greater choice in
mobility. Further, focusing development around walkable centers affords
people the opportunity to work, live, shop, and play in locations that are near
each other.
Neighborhood Villages and Urban Centers will be the building blocks of the
urban fabric of Frederick County’s urban areas.
Neighborhood Villages
Neighborhood Villages are envisioned to be compact centers
that focus and complement the surrounding neighborhoods, are
walkable, designed at a human scale, and supported by existing
planned road networks.
Urban Centers
The Urban Center is larger than the Neighborhood Village and is
envisioned to be a more intensive, walkable urban area with a
larger commercial core, higher densities, and designed around
some form of public space or focal point. Urban Centers should
be located in close proximity to major transportation
infrastructure.
A goal of the Neighborhood Villages and Urban Centers is to create new
neighborhoods with a balance between residential, employment, and service
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URBAN AREAS
uses. A balance of uses for new developments should be achieved through a
horizontal and vertical mix of uses that are integrated with one another.
Potential locations for Neighborhood Villages and Urban Centers are
strategically located to take advantage of existing development patterns and
infrastructure locations.
The highest densities for the County are envisioned within the Neighborhood
Villages and Urban Centers; therefore, special care should be taken in
ensuring these areas provide a complete multimodal transportation system.
The County’s efforts towards implementing Complete Streets policies should
be integrated with the on-going land use planning efforts to ensure a nexus
between these important elements of community growth and development.
For additional information on Complete Street policies, see the Transportation
chapter.
The Urban Area should be carefully planned to take advantage of unique
natural features and settings, protect and preserve natural and historic
resources and features, identified Developmentally Sensitive Areas (DSA’s)
and enhance the natural, scenic, and cultural value of the urban areas of the
County.
In order for new areas of urban uses to be established within the Urban
Areas, adequate roads and public facilities with sufficient capacities to
accommodate the new uses should be provided. For any proposed rezoning
to be approved, applicants will be expected to contribute a reasonable portion
of the costs of new or expanded infrastructure needed to serve the proposed
development. It is important that anticipated impacts of proposed
developments are mitigated to ensure that they are not placing an undue
burden on the community and to further implement the goals of the
Comprehensive Policy Plan. Special care must be taken to ensure that the
necessary infrastructure improvements, community facilities, and
transportation improvements are available and provided to support the Urban
Areas and Neighborhood Villages and Urban Centers.
COMMUNITY BENEFITS
Establishment of the urban areas, utilizing the Urban Development Area and
the Sewer and Water Service Area as urban growth boundaries, has focused
growth away from the rural areas of the County and into areas that can be
provided more readily, and efficiently, with public services and infrastructure.
The plan envisioned for the future of the urban areas focuses on increased
density and intensity in strategic locations within the urban areas where a
greater sense of community and better public services may be provided.
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URBAN AREAS
The benefits of focusing new growth within the urban areas are numerous.
When residential growth occurs outside of the designated growth boundaries
and into the rural areas, the County has to extend public services such as
schools and emergency services out into those areas. These expanded
service areas increase the costs of operation for these services and facilities
while decreasing effectiveness. Focused growth limits development pressures
within the rural areas, thereby helping to preserve the environment and
promote agribusiness and tourism. The compact form of development
envisioned within the Urban Areas allows these services to be provided as
efficiently and effectively as possible.
Incorporating Neighborhood Design principles within the urban areas will help
to improve the sense of community and promote close knit, walkable
communities where residents have greater opportunities to live, work, and
play in the same area. The multimodal transportation systems encouraged by
this plan de-emphasizes the automobile, allowing residents to walk or bike to
destinations. These transportation options improve public health and allow
for the automobile transportation network to operate more efficiently due to
decreased traffic volumes.
Dedicated areas for commercial and industrial development helps to ensure a
strong tax base to provide public services and community facilities and also
provide for retail opportunities for the benefit of local residents.
In general, these principles are more efficient, more sustainable, and
ultimately more economical for the community.
POLICIES/IMPLEMENTATION
POLICY: AS FREDERICK COUNTY CONTINUES TO GROW, IT IS ESSENTIAL THAT
THE VISION OF THE COMPREHENSIVE PLAN FOR THE URBAN AREAS
BE IMPLEMENTED IN ORDER TO ACCOMMODATE GROWTH IN A
SUSTAINABLE MANNER. GROWTH SHOULD PRIMARILY BE FOCUSED
WITHIN THE URBAN AREAS.
IMPLEMENTATION:
• Focus new residential growth within the Urban Development Area.
• Monitor size of UDA and SWSA to ensure appropriate land area is
made available to accommodate residential growth as well as
commercial and industrial opportunities.
• Ensure adequate water and sewer service capacity is available to
accommodate new growth.
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URBAN AREAS
• Provide for various densities within the Urban Areas to encourage
concentrated growth while also accommodating consumer choice for a
variety of housing options.
POLICY: PROMOTE NEIGHBORHOOD DESIGN PRINCIPLES WITHIN THE URBAN
AREAS.
IMPLEMENTATION:
• Ensure land use applications incorporate principles of Neighborhood
Design as appropriate.
• Closely monitor newly adopted zoning ordinances which enable mixed
use development to ensure the effectiveness of the ordinances and the
ability for development to implement the ordinance requirements.
Revise the ordinance if necessary to increase the effectiveness or to
enable better implementation.
• Develop the Neighborhood Village and Urban Center concepts which
promote strategic growth areas within the Urban Areas. Community
Area Plans could be utilized to identify potential locations for these
concepts.
• Promote the location of community facilities as focal points within
identified strategic growth areas.
POLICY: PROVIDE FOR MULTIMODAL TRANSPORTATION OPPORTUNITIES
WITHIN THE URBAN AREAS.
IMPLEMENTATION:
• Ensure the Bicycle Plan included as part of the Comprehensive Plan
provides for trail facilities in the desired locations.
• Encourage new developments to provide interconnected trail networks
and on street shared travelways.
• Connect “missing links” across existing developments to the extent
possible.
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URBAN AREAS
POLICY: OBTAIN 25/75 RATIO OF COMMERCIAL & INDUSTRIAL USES TO
RESIDENTIAL AND OTHER LAND USES THROUGHOUT THE COUNTY.
IMPLEMENTATION:
• Ensure adequate services, including water and sewer infrastructure,
are available to obtain target business users in a competitive market.
• Monitor location of SWSA and consider expansions when necessary to
accommodate demand or a highly desirable business user, and to
implement the Long Range Land Use Plan.
• Continue to evaluate the availability of land that will specifically
accommodate desired amount of commercial and industrial land uses
and incorporate sufficient acreage into Area Plans.
• Seek to attract uses that will generate the desired tax revenue and
employment opportunities for the County.
COMMUNITY PARTNERS AND STAKEHOLDERS
• Business Community
• Chamber of Commerce
• Top of Virginia Building Association
• Community Groups Homeowner Associations
• Winchester – Frederick County Economic Development Commission
SUPPORTING MATERIALS AND RESOURCES
• 2006 UDA Study
• Planning Area Analysis
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RURAL AREAS
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RURAL AREAS
CURRENT CONDITIONS
Most of Frederick County’s land area is rural in character. Of the County’s
266,000 acres, approximately 243,000 acres are rural and located primarily
west of Interstate 81. The remaining acreage comprises the Urban
Development Area where the majority of the County’s future growth is
directed.
The Rural Areas best exhibit the beauty, view sheds, and tranquility for which
Frederick County is known. The primary land uses in the Rural Areas are
agricultural and forestal operations. The Rural Areas have been reduced in
size and acreage in recent years; however, income per acre has increased
(see Agribusiness, Business Development). These agricultural uses not only
play an important role in the County’s economy by providing income to
farmers but also benefit the community because they require far fewer
County services.
The Rural Areas of the County have traditionally seen about 30% of the
County’s new residential growth. This is due to the fact that many residents
are attracted to the beauty and lifestyle offered by the rural areas.
With the exception of the County’s Rural Community Centers, the
predominant new residential development pattern has been five acre lots or
two acre clustered lots with dedicated preservation tracts, both of which are
served by individual onsite sewage disposal systems and wells. It should be
noted that the band of prime agricultural soil which runs north-south west of
Interstate 81 is the same area where a majority of new rural residential
growth has been experienced.
To deal with increasing development pressures in the Rural Areas over the
last decade, the Board of Supervisors established the Rural Areas
Subcommittee in 2008. This committee was tasked with identifying growth
and development trends and related issues in the Rural Areas of the County,
gathering ideas to address those issues and forwarding a recommendation for
resolution. The committee’s final report, “The Rural Areas Report and
Recommendations” was adopted by the Board of Supervisors on April 22,
2009 as a policy component of the Comprehensive Policy Plan. One of the
recommendations contained within the report was the creation of a Transfer
of Development Rights (TDR) Program. This program incentivizes the
RURAL AREAS
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preservation of rural land by permitting the sale of severed development
rights in the Rural Areas (sending areas) through the private market. These
rights are then transferred to, and developed in the Urban Development Area
within designated receiving areas.
The TDR Program joined other existing land use tools to form what could be
described as financial vehicles for the agriculturalists and rural landowners.
They include:
-Land use taxation (local)
-Conservation easements (non-profit)
-Purchasable development rights (public)
The Report also affirmed the existing land use policies for the Rural Areas,
which includes preserving rural character and open space; and improving the
rural view shed. These policies are supported by a belief that preserving
these attributes and resources furthers the community’s attractiveness and
value.
Added to this list are policies for the broader community:
-Maintain the rural character of areas outside the Urban Areas
-Ensure that land development activities in the Rural Areas are of an
appropriate quality
-Protect the rural environment
-Utilize the Urban Areas to provide public services at a lower cost
Historically, the County has taken great care to allow residential land to co-
exist with agriculture uses. Tools implemented by the County in recent years
include buffering, clustering, right-to-farm, and the promotion of Agricultural
and Forestal Districts. All of these provide protections to both homeowners
and farmers and enable equal use and enjoyment of the Rural Areas.
Within the Rural Areas of the County there are several established residential
developments called Rural Community Centers. There are currently eleven
identified Rural Community Centers. These are:
RURAL AREAS
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GORE REYNOLDS STORE
GAINESBORO ROUND HILL
ARMEL SHAWNEELAND/NORTH MOUNTAIN
STAR TANNERY WHITACRE/CROSS JUNCTION
ALBIN CLEARBROOK/BRUCETOWN
STEPHENSON
These centers consist of small lot residences and commercial uses typical of a
village. There are currently no public utility services in these communities.
The Rural Areas Subcommittee recommended studying private utility systems
to serve these Communities. In addition, four of the existing centers have
been identified as potential receiving area for TDRs. Of the Rural
Communities, Round Hill has had a plan developed which incorporates the
village area along with commercial uses along U.S. 50 west of its interchange
with the Route 37 By-Pass (see Area Plans).
FUTURE FOCUS
Frederick County has a recognizable Rural Area where agricultural operations
are promoted, natural resources are respected and its beauty and heritage
are preserved. While the County’s agriculture industry is likely to evolve into
operations of a very different scale and intensity than currently seen, the
County should continue to support and incentivize these operations. The
Agribusiness Business Development section further promotes the evolution of
agriculture in the County’s Rural Areas.
The Rural Community Centers of Frederick County will continue to play a role
as focal points for the Rural Areas, and small area land use plans for the
centers should be created. Additionally, other types of rural residential
development should take on patterns similar to these centers. The natural
landscape should be used as the background of development with a greater
emphasis placed on conservation design for growth within the rural areas.
The inclusion of new recreational opportunities and the growth of existing
ones within the rural areas are also encouraged.
Frederick County will remain at the forefront in developing the tools necessary
to carry this vision into the future.
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COMMUNITY BENEFITS
The rural areas of the County provide benefit the community in a number of
ways. These areas not only contribute to the identity of Frederick County,
they provide jobs, recreation and a way of life. The agricultural lands and
open spaces help reduce the costs of public services and transportation costs
for the State. Preserving and protecting the rural areas of Frederick County is
important to not only ensure the economic viability of agricultural and forestal
operations but to also guarantee that those lands are present for the use and
enjoyment of future generations.
POLICIES/IMPLEMENTATION
POLICY
: CLUSTER RESIDENTIAL DEVELOPMENT TO CREATE
CONNECTED GREEN SPACE, AND APPROPRIATE
TRANSITIONS WITH THE URBAN AREAS.
IMPLEMENTATION
:
• Employ principles of Conservation Design by preserving the desired
physical characteristics of the Rural Areas. Position residential clusters
considering physical characteristics of the land. Avoid prime soils,
minimize land disturbance and grading, and minimize drainage
changes.
• Attempt to make open space and preservation areas contiguous and
preserve larger areas of Green Infrastructure by cl ustering residential
uses and promoting rural corridors. Maintain inventory of open space
of differing qualities adequate for perceived needs of the future.
• Maintain transition areas between radically different uses, most
importantly, between the Rural and Urban Areas.
• Limit access to major road systems.
• Avoid Developmentally Sensitive Areas (DSA’s), historic districts,
sending TDR areas, recreational overlays, and Agricultural and Forestal
districts.
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POLICY
: UTILIZE NEIGHBORHOOD CENTER CONCEPT WITHIN THE
RURAL COMMUNITIES.
IMPLEMENTATION
:
• Boundaries should be established for each Rural Community Center
and small area land use plans for each center. These centers should
remain the focal point of the rural community and their character and
scale should be preserved.
• Provide improved services within the neighborhood centers (package
treatment plants, fire and rescue, satellite county offices, library) and
use such community facilities as focal points.
• Rural Community Centers should be located at existing transportation
nodes.
• Encourage appropriate mixed residential/commercial services within
the Rural Community Centers.
POLICY
: SUPPORT VOLUNTARY LAND PRESERVATION TOOLS AND THE LAND
USE TAX DEFERRAL PROGRAM
IMPLEMENTATION
:
• Support Conservation Easement Authority, Transfer of Development
Rights, Agricultural and Forestal districts, and Purchase of
Development Rights programs, among others. Provide education to
the public about programs available to them to preserve land.
• Participate in state grant programs thereby leveraging county money
to the greatest extent possible.
• Follow changes to state code that would enable new land preservation
tools.
• Encourage good forestry and best management practices within the
Rural Areas.
• Review taxation policies and add depth as agricultural uses evolve.
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POLICY
: SUPPORT AGRICULTURAL OPERATIONS AND RURAL
RECREATION
IMPLEMENTATION
:
• Support the agricultural economy in Frederick County and adapt to
changes in practices.
• Identify local, regional, and national rural recreation opportunities
within the County’s Rural Areas. Support and expand the number of
users of rural recreation. Examples include, the Big Blue and Tuscarora
Trails, numerous Civil War Battlefields, Cedar Creek and other
waterways, George Washington National Forest, to name a few.
• Create overlays to inform and preserve rural recreation opportunities.
• Work regionally to preserve, expand and create rural recreation
opportunities.
COMMUNITY PARTNERS AND STAKEHOLDERS
• Conservation Easement Authority
• Frederick County Farm Bureau
• Frederick County Fruit Growers Association
• Agriculture and Forestal District Advisory Board
• Preserve Rural Life
• Preserve Frederick County
SUPPORTING MATERIALS AND RESOURCES
• Rural Areas Report and Recommendations
HISTORIC RESOURCES - 2035
HISTORIC RESOURCES
CURRENT CONDITIONS
Frederick County has shifted in recent years from an agrarian community to
one that has seen strong residential growth and an expanding business base.
As a consequence of development and diversification, landscapes in Frederick
County have changed more dramatically during this period more than any
other. New residential communities have emerged in what were once rural
areas, and architectural styles have become more uniform. The number of
historic properties in Frederick County has declined as natural elements have
degraded delicate structures and materials and as population and
development demands have increased.
The Rural Landmarks Survey of Frederick County, a survey of the majority of
structures built prior to 1940 in Frederick County, was completed in 1992. It
documents over 1800 properties, concluding that many are historically
significant. Archaeological sites in the County have also been inventoried.
Many of the historically significant properties are recognized on the local,
state, and national levels. In 1992, Frederick County instituted a Historic
Plaque Program that recognizes local properties of historic significance. The
County’s Historic Resources Advisory Board (HRAB) accepts nominations for
the Plaque Program and chooses new recipients based upon criteria adapted
from the National Register of Historic Properties criterion. Many of these
properties are also listed on the Virginia Landmarks Register and the National
Register of Historic Places. The box to the right provides a list of these
structures which are recognized on the National and State levels.
In addition to the many structures in Frederick County, six Civil War
battlefields of great national importance are located in the Frederick County
and Winchester area. More than 12,000 acres of battlefield lands maintain
high historic character and are enhanced by several fortifications and
entrenchments. A partnership involving Winchester and Frederick County
government, the Kernstown Battlefield Association, the Cedar Creek
Battlefield Foundation and others is underway to protect local battlefield sites
and create a battlefield park network. The Frederick County-Winchester
Battlefield Task Force completed the Frederick County-Winchester Battlefield
Network Plan in 1996. The Frederick County Board of Supervisors and the
Winchester City Council adopted the plan.
Comment [CP1]: What box?
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HISTORIC RESOURCES
The Historic Overlay Zoning District has been developed as an option for
owners who seek to protect the historic resources on their property. This
option provides a more regulated approach to the preservation of structures
and may be appropriate in areas seeking to establish a historic district.
Currently the County has four recognized historical districts:
Newtown/Stephensburg, Opequon, Middletown, and Bartonsville.
The County has also identified Rural Community Centers throughout the
County that have a strong rural and historical character (See Rural Areas
chapter).
FUTURE FOCUS
The next twenty years should see the remainder of unidentified historic sites
and archeological resources discovered and recorded. Sites that qualify as
historic will be added to an on-going inventory. Such an inventory will include
archeological surveys of properties surrounding known battlefields,
encampments, trenches, and cemeteries. Additional historic districts should
also be identified, such as the battlefield area surrounding the Grim Farm.
During the same period, priority sites for preservation will be identified and
efforts begun to preserve those of highest need. Methods and criteria for the
preservation of historic resources will have been developed. A hierarchy for
the preservation of these historic resources should be developed; this could
include but not be limited to: preservation, adaptive reuse or the continuation
of the existing use.
Heritage tourism will be a strong component of Winchester-Frederick County’s
tourism program, and efforts to develop the battlefield park network will be
underway in partnership with the Shenandoah Valley Battlefield Foundation
and others.
The economic and cultural importance of historic resources will be promoted.
In combination with historic preservation and heritage tourism efforts, HRAB
the County should will partner with local agencies, organizations, and other
appropriate groups to provide education sessions concerning preservation
methods and programs. In addition, the HRAB will coordinate with these
agencies when reviewing development applicaions.
COMMUNITY BENEFITS
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HISTORIC RESOURCES - 2035
The value of protecting our historical resources is immeasurable; once lost,
historic structures and areas cannot be replaced. They provide a sense of
who we are and where we have been. Our community benefits from a
balance between surviving historic resources and the new development
occurring in this area. Community and economic benefits follow a well-
balanced development plan.
A battlefield park network in Frederick County and Winchester will provide
substantial economic and educational benefits and will create a much desired
avenue for heritage tourism. Battlefield parks act as a means of meeting the
County’s growing need for green space and parkland by providing the
opportunity for recreational facilities within the Parks and Recreation
Department.
Archeological sites, generally defined as areas 50 years old or older and
having physical remains of past human activities, are important to the
development of public education and heritage tourism programs. Further,
they provide a more detailed story of Frederick County’s history.
Preserving battlefields and historic sites provides open spaces and scenic
vistas. Incorporating trails, such as the five miles linking Route 661 to the
Regency Lakes Community and Millbrook High School at the Third Battle of
Winchester, complements the pedestrian and bike component of our
Transportation Plan. Historic corridors should also be designated to protect
and enhance areas that have the potential to become historic districts.
Heritage tourism is designed to promote historic preservation and areas of
natural beauty in order to stimulate economic development through tourism.
Heritage areas are envisioned as discrete geographic areas or regions with a
distinctive sense of place embodied in their historic buildings, neighborhoods,
traditions, and natural features. Several areas in the County contain clusters
of historic structures and battlefields. Walking and driving tours provide
connections among these features and present visitors with a comprehensive
approach toward understanding the county’s history. A link between the past
and the present is formed by blending these connections with new
developments, specifically those that include additional buffers, pedestrian
trails, interactive educational centers, and adaptive reuse of historic
properties.
Many structures exist throughout the county that could provide advantageous
cultural and recreational elements for residential and business developments
alike (See Supporting Materials.)
THE 2030 COMPREHENSIVE PLAN
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HISTORIC RESOURCES
POLICIES/IMPLEMENTATION
As commercial and residential developments continue to locate and expand in
Frederick County, there is a need for balance to maintain the historic
integrity, both structurally and scenically, between surviving historic
resources and landscapes and new development. This balance can be
achieved by recognizing both the current development needs of the
community and the historic and rural character of Frederick County’s past.
The County’s role is to support protection, promotion, and preservation of the
existing and future inventory of Historically Designated Sites and Districts
(HDS&D), including historic battlefields, through planned and proposed
development(s), long range land use planning, economic development,
incentives, and enforcement.
POLICY: IDENTIFY AND RECOGNIZE HISTORIC RESOURCES IN THE LONG-
RANGE PLANNING EFFORTS OF THE COUNTY.
IMPLEMENTATION:
• The Historic Resources Advisory Board (HRAB) will provide inupt and
assistance in developing community area plans.
• Use the Rural Landmarks Survey as a primary source for determining
properties and districts that qualify for official recognition.
• Update and maintain the Rural Landmarks Survey regularly in order to
keep current the inventory of structures older than fifty years.
• Develop, update, and maintain an inventory of archaeological sites and
cemeteries in Frederick County.
• Require archaeological surveys to be conducted prior to development,
particularly any that involve battlefield areas, homesteads, Indian
Native American encampments, and waterways.
• Initiate and complete the application process for properties that are
potentially significant according to the criteria set forth by the National
Register of Historic Places Federal Program Regulations. (See
Supporting Materials.)
THE 2030 COMPREHENSIVE PLAN
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HISTORIC RESOURCES - 2035
POLICY: COMPLEMENT ECONOMIC AND RESIDENTIAL DEVELOPMENT THROUGH
THE PROTECTION AND PRESERVATION OF THE COUNTY’S HISTORIC
PROPERTIES, STRUCTURES, AND LANDSCAPES.
IMPLEMENTATION:
• The Historic Resources Advisory Board (HRAB) will assist the Frederick
County Planning Department by reviewing specific development
proposals for potential impact on historic components of the
development site and surrounding areas and making recommendations
regarding mitigation.
• Development should include a comprehensive approach to historic
preservation that will result in a system of sites and battlefields
dedicated or protected in a coordinated fashion, such as the Battlefield
Park Network that preserves key sites, attracts tourists, and supports
education.
• Design standards for new construction should accommodate the
historic character of the villages while still promoting growth in the
rural community centers. Methods to protect, enhance and preserve
the especially significant sites should be incorporated in new
development:
Whenever possible, development materials should
resemble those of the historic properties nearby.
Building materials, architectural features, open
space, and landscaping should seek to create a
harmonious blend of new development relevant to
the historic setting.
Adaptive reuses of historic structures located within
the proposed development should be considered.
Monuments or historic markers may be appropriate
on properties where only the remnants of structures
remain.
• Historic Corridors should be designated, especially within areas
designated as potential historic districts. Design guidelines for these
corridors should be considered that include provisions for walkability,
screening and architectural requirements.
Formatted: Indent: Left: 0.25", Hanging:
0.25", No bullets or numbering
THE 2030 COMPREHENSIVE PLAN
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HISTORIC RESOURCES
POLICY: INCREASE THE REHABILITATION, ADAPTIVE REUSE, OR RESTORATION
OF HISTORIC STRUCTURES.
IMPLEMENTATION:
• Study, develop, and adopt methods and criteria to identify historic
resources in need of preservation.
• Develop regulations forSupport the reuse and rehabilitation of historic
structures to maintain character of community, both residential and
business.
• Create Promote incentives for private land owners to comply
voluntarily with Secretary of Interior’s Standards for Rehabilitation.
(See Supporting Materials.) Incentives allowed by law for the
rehabilitation, adaptive reuse, or restoration of historic structures in
the Historic Overlay Zoning District should be considered.
• Utilize and promote Federal, State, and Local tax credits to encourage
rehabilitation of historic structures.
• Assist property owners in the application process for tax credits and
listing on the appropriate registers.
• Create land dedication methods, regulations, policies, and documents.
POLICY: CONSIDER DESIGNATION OF VOLUNTARILY OFFERED RURAL
HISTORIC DISTRICTS THAT CAN BE DEFINED AS SCENICALLY
COHESIVE RURAL AREAS CONTAINING WELL-PRESERVED
COLLECTIONS OF HISTORIC BUILDINGS.
IMPLEMENTATION:
• Organize a comprehensive approach to analyzing and registering
Historically Designated Sites and Districts (HDS&D).
• Partner with Conservation Easement Authority to identify, protect, and
promote HDS&D.
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HISTORIC RESOURCES - 2035
• Create identifiable GIS coordinates for each HDS&D to assist with
future development planning.
• Create zoning, impact analysis and engineering requirements,
conservation easements, and tax incentives for voluntary and required
protection of privately owned HDS&D.
• Promote educating the public about the tax benefits of voluntarily
submitting privately-owned sites into historic districts and easements.
• Identify HDS&D eligibility for State and/or National register(s). HRAB
shall assume leadership in making application to the appropriate
register(s).
POLICY: INCORPORATE HISTORIC RESOURCE DEVELOPMENT IN AN EFFORT TO
STRENGTHEN HERITAGE TOURISM.
IMPLEMENTATION:
• Developments should incorporate and/or convert historic properties
into recreational elements, including but not limited to: pedestrian
trails, parks, and museums.
• Develop the Battlefield Park Network as a major heritage tourism
component.
• Create dedicated pedestrian-sensitive trails, sites, and routes of
interest that will not adversely impact private property owners, as well
as develop public scenic byways.
• Permit events, reenactments, tours, and exhibits to attract visitors.
COMMUNITY PARTNERS AND STAKEHOLDERS
Frederick County Board of Supervisors created the Historic Resources
Advisory Board (HRAB) to monitor, plan, and review the County’s historic
structures and resources. The HRAB reviews all re-zonings and new
developments within or near any historic resource and recommends to the
Planning Commission and Board of Supervisors actions to protect these
resources. Additionally, HRAB works should work to raise awareness, gather
information, and seek funding opportunities along with other partnership
groups involved in preservation work. They include:
THE 2030 COMPREHENSIVE PLAN
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HISTORIC RESOURCES
• Kernstown Battlefield Association
• Cedar Creek Battlefield Foundation
• Frederick County-Winchester Battlefield Task Force
• Shenandoah Valley Battlefield Foundation
• The French and Indian War Society
• Winchester-Frederick County Convention & Visitors Bureau (CVB)
• McCormick Civil War Institute of Shenandoah University
• Fort Collier Civil War Center, Inc.
• Civil War Preservation Trust
• Winchester-Frederick County Historical Society
• Frederick County Cooperative Extension Service
• Frederick County Farm Bureau
SUPPORTING MATERIALS AND RESOURCES
1. Historic Resources Advisory Board
2. Frederick County Historic Plaque Program
3. Virginia Landmarks Register (VLR)
4. National Register of Historic Places (NRHP)
5. National Register of Historic Properties
6. Rural Landmarks Survey of Frederick County (RLS) (1988-92)
7. Frederick -Winchester Battlefield Network Plan (1996)
8. Secretary of the Interior's Standards for Rehabilitation
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PUBLIC FACILITIES
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FREDERICK COUNTY SANITATION AUTHORITY (FCSA)
CURRENT CONDITIONS
The Sewer and Water Service Area (SWSA) and the Urban Development Area
(UDA) are important policy tools used by Frederick County to determine
where public water and sewer service may be provided. The Board of
Supervisors approves the location of the UDA and SWSA boundaries through
the adoption of the Comprehensive Plan; the 2035 Comprehensive Plan, and
amendments thereto. As a result, properties located within the UDA and
SWSA may enjoy access to public water and sewer.
The Frederick County Sanitation Authority (FCSA) has the primary
responsibility to manage the provision of water and sewer services in
Frederick County. Other public entities may serve properties within Frederick
County, if approved by the Board of Supervisors. This is the case in some
areas adjacent to the City of Winchester and in the vicinity of the Town of
Middletown and the Town of Stephens City. The Middletown/Lord Fairfax and
Middletown/Reliance Road Area Plans established Sewer and Water Service
Areas (SWSA’s) with the express stipulation that the Frederick County
Sanitation Authority (FCSA) will be the party responsible for providing water
and sewer in this area. This may be done in cooperation with those adjacent
public entities.
Water and Sewer Services
The location of public sewer and water lines within the UDA and SWSA
determines where urban development can occur. The Urban Development
Area defines the general area in which more intensive forms of residential
development can occur. Commercial, industrial, and institutional land uses
are also encouraged within the Urban Development Area. The Sewer and
Water Service Area is consistent with the Urban Development Area in many
locations. However, the Sewer and Water Service Area may extend beyond
the Urban Development Area to promote commercial, industrial, and
institutional land uses in areas where residential land uses are not desirable.
It is the clear policy direction and intent of the Comprehensive Plan that
additional extensions of sewer and water service will reflect and respect the
boundaries of the UDA and SWSA. The extension of mains into areas not in
those areas will require an amendment to the comprehensive plan. In this
way, the County will maintain an orderly process of development. All sewer
and water mains extended shall be publicly owned mains.
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The Frederick County Sanitation Authority has the responsibility for the
treatment, transmission, and distribution of potable water and the collection
and transmission of wastewater. Most of the sewer and water mains and
laterals in the County are owned, operated, and maintained by the Sanitation
Authority.
Frederick County and the Frederick County Sanitation Authority (FCSA) have
executed a Facilities Planning Agreement which sets forth procedures for the
planning of sewer and water mains in the County. The agreement includes:
provisions for adopting a water and sewer facilities plan as a part of the
Comprehensive Plan; specifies the location of water and sewer mains over
eight inches in size; provides for review and update of the plan and for
including sewer and water facilities projects in the Frederick County Capital
Improvements Plan.
The City of Winchester owns and maintains sewer and water lines in portions
of the County adjacent to the City corporate limits. Such lines have been
extended into the County following a previous agreement between the City
and the County.
Wastewater Facilities
The Frederick-Winchester Service Authority (FWSA) is the wholesaler
providing wastewater service for the FCSA and the City of Winchester. The
FWSA currently owns the Opequon Water Reclamation Facility, the Parkins
Mill Wastewater Treatment Plant and the Crooked Run Wastewater Treatment
Plant and has operational agreements with the City and the FCSA for their
operation. The City operates and maintains the Opequon Facility while the
Sanitation Authority is responsible for operation and maintenance of the
Parkins Mill and Crooked Run Facilities.
Treatment of wastewater generated from within the County’s Sewer and
Water Service Area (SWSA) is undertaken at all plants. The Opequon Service
Area is comprised of the Abrams Creek drainage area which includes the City
of Winchester and adjacent drainage areas located east, west and north of
the City of Winchester. The Parkins Mill Wastewater Treatment Plant serves
Sanitation Authority customers located in the upper Opequon Creek, Wrights
Run, and Stephens Run drainage areas along with the Town of Stephens City.
The Crooked Run Service Area services the Lake Frederick/Shenandoah
Community in southeastern Frederick County.
The Opequon Water Reclamation Facility presently has a treatment capacity
of 12.6 million gallons per day. The Frederick Winchester Service Authority
(FWSA) is currently constructing a Green Energy Facility at the Opequon
Water Reclamation Facility scheduled to commence operations in 2016. The
Parkins Mill Wastewater Treatment Plant which serves the upper Stephens
Run, Wrights Run, and Opequon drainage areas has a treatment capacity of
5.0 million gallons per day. In addition, the Crooked Run Wastewater
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Treatment Facility opened in support of the Lake Frederick development and
has an ultimate capacity of 0.626 million gallons per day, with a current
capacity of 0.375 million gallons per day.
Water Facilities
The FCSA manages a system with a water capacity of 7.42 Million Gallons per
Day (MGD), with an average daily use of 5.5 MGD. Various quarries provide
the majority of the system’s water supply, with an agreement with the City of
Winchester supplementing the system with up to 2MGD.
Two water treatment facilities are owned and operated by the FCSA. The
James H. Diehl Water Filtration Plant, put into operation 1994, treats up to 3
million gallons of water per day. Additional pumps can increase this capacity
to 4 MGD. The water source is 3 million gallons of ground water pumped from
quarries on the west side of Stephens City.
The James T. Anderson Treatment Plant, opened in 2002, has an initial
capacity of 4 MGD expandable to 6 MGD. The water source is a quarry in
Clearbrook and nearby wells.
In addition, the Authority has in operation one elevated tank and three
ground storage tanks with a total capacity of 9.5 million gallons of system
water storage.
FUTURE FOCUS
The Frederick County Board of Supervisors establishes the framework for
where development is to occur, and the Frederick County Sanitation Authority
(FCSA) is tasked with accommodating and serving this new development.
The 2035 Comprehensive Plan includes the Eastern Frederick County Long
Range Land Use Plan which identifies the County’s Urban Areas, including the
Urban Development Area (UDA) and Sewer and Water Service Area (SWSA),
and describes future land uses. This is significant as it provides guidance as to
the future growth of the County and the anticipated community facility needs.
The approved Area Plans in Appendix I of the Comprehensive Plan provide
further detail.
The Comprehensive Plan utilizes the UDA and SWSA to designate those areas
that are envisioned to be developed within the next 20 years. Therefore,
areas within the SWSA should be provided public water and sewer service
over the next 20 years as development advances. Those areas identified with
future land uses but are not presently within the SWSA are expected to
develop over the next 20-40 years; public water and sewer should be
planned to serve these future areas. It is the role of the Frederick County
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Sanitation Authority (FCSA) to plan for and accommodate sewer and water
service to these areas of anticipated new growth and development.
Historically, the County and the FCSA have collaborated on long range
planning efforts and this has previously been reflected in the Comprehensive
Plan. Continued cooperation and collaboration between the FCSA and the
Board of Supervisors is necessary in implementing the 2035 Comprehensive
Plan.
To that end, the FCSA continues to;
participate in all Area Plan efforts and updates to the Comprehensive
Plan
provide comment on proposed amendments to the Comprehensive
Plan.
comment on proposed developments (rezonings, master development
plans, subdivisions, and site plans),
evaluate water supply opportunities and relationships with jurisdictions
located adjacent to, and within Frederick County, upon direction by the
Frederick County Board of Supervisors.
In addition, the FCSA should update its master plan to reflect the FCSA’s
current plans to service land inside the SWSA and to include an overview of
their plans to service future land uses outside of the current SWSA boundary.
Such a master plan should build upon the future water and sewer needs of
the County and guide the development and acquisition of water resources and
waste water treatment options. The FCSA should proactively identify major
capital projects aimed at increasing the County’s water supply or
implementing the anticipated future land use plan.
As noted in the Natural Resources Chapter of the Comprehensive Plan, water
supply is critical to both the natural and built environment, and viable sources
are essential for future economic development in the County. The future
focus of the FCSA and County should continue to be to protect the water
supply and to identify and secure viable sources of water for the future
growth and development of the County.
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COMMUNITY BENEFIT
The Frederick County Sanitation Authority is a non-profit organization whose
mission statement is to provide affordable and reliable water and wastewater
service to our customers while protecting public health and the environment.
The ultimate benefit to the community is significant and noted throughout this
Plan and as follows.
The Urban Development Area (UDA) and the Sewer and Water Service Area
(SWSA) are the portions of the county which have been identified as the
areas where more intensive forms of both residential and business
development will occur and will be accommodated. The UDA is designed to
accommodate increased residential densities because it can provide the
necessary infrastructure and public facilities, such as public water and sewer,
schools, emergency services and a transportation network. Within the Urban
Areas, planning and development principles, such as Neighborhood Design,
have been promoted which are proactive and creative, that will meet the
anticipated residential growth of the community, and provide for a high
quality of life for the citizens of Frederick County.
POLICIES/IMPLEMENTATION
POLICY: PROTECT GROUNDWATER SOURCES AND THE AREAS THAT
CONTRIBUTE RECHARGE TO ENSURE THAT ADEQUATE WATER
SUPPLIES ARE MAINTAINED, AND WORK TOWARD DEVELOPING
INCREASED WATER SUPPLIES TO MEET FUTURE NEEDS.
IMPLEMENTATION:
Frederick County and the Frederick County Sanitation Authority should
continue coordinated planning of sewer and water facilities following
the procedures described by the Facilities Planning Agreement.
The Frederick County Board of Supervisors, with the support of the
Frederick County Sanitation Authority, should work with adjacent
communities to evaluate regional water supply issues. As a result, a
regional water supply partnership could be formed that would combine
water resources and address water supply issues as one regional
entity to ensure common goals.
Water and sewer service should be provided to service areas in the
UDA and SWSA through an orderly process following the Facilities
Planning Agreement and using the Capital Improvements Plan.
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POLICY: FACILITIES AND SERVICES SHOULD BE CAREFULLY PLANNED TO MEET
PROJECTED NEEDS. APPROPRIATE SERVICES AND FACILITIES SHALL
BE PROVIDED TO SERVE PLANNED LAND USES AND DEVELOPMENT.
IMPLEMENTATION:
The Frederick County Sanitation Authority should carefully monitor
sewer and water use and develop up-to-date improvement plans for
sewer and water facilities.
The Frederick County Sanitation Authority and County shall develop
and maintain formal and regular relationships and procedures between
the County and providers of facilities and services, including the
Sanitation Authority, the City of Winchester, the Service Authority, and
the Towns of Middletown and Stephens City.
The Frederick County Sanitation Authority should identify those areas
in the SWSA that are better situated to be served with water and
sewer and prioritize facility and infrastructure development to more
effectively serve those areas and the SWSA.
The Capital Improvements Plan shall be used to carefully plan
community facilities and to coordinate facilities planning with land use
plans. The FCSA Capital Improvement Plan shall be included within the
County’s Capital Improvement Plan.
Require that the impacts of new developments on facilities be
described and require that the impacts are addressed through proffers
and other means.
Any sewer or water main eight inches in diameter or larger, extended
or existing within an area proposed for inclusion within the County’s
Sewer and Water Service Area or Urban Development Area, should be
dedicated as a public line to be owned and maintained by the
Frederick County Sanitation Authority or City of Winchester when
appropriate.
Plans for new facilities should be based on demand projections as
derived from population projections in the Comprehensive Plan and
from future land use plans which depict the planned future land uses
that will accommodate the anticipated community growth.
Together with the County and the City, the Frederick County
Sanitation Authority and the Frederick-Winchester Service Authority
should carefully plan needed sewage treatment capacity based on
trends in usage..
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PROJECTED WATER SUPPLY AND DEMAND CHART
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RELATED POLICIES/IMPLEMENTATION RESTATED FROM THE 2035
COMPREHENSIVE PLAN.
(Recognized and can be incorporated into the FCSA section also, if desired)
POLICY: AS FREDERICK COUNTY CONTINUES TO GROW, IT IS ESSENTIAL THAT
THE VISION OF THE COMPREHENSIVE PLAN FOR THE URBAN AREAS
BE IMPLEMENTED IN ORDER TO ACCOMMODATE GROWTH IN A
SUSTAINABLE MANNER. GROWTH SHOULD PRIMARILY BE FOCUSED
WITHIN THE URBAN AREAS.
URBAN AREAS (PAGE 7)
IMPLEMENTATION:
Focus new residential growth within the Urban Development Area.
Monitor size of UDA and SWSA to ensure appropriate land area
is made available to accommodate residential growth as well as
commercial and industrial opportunities.
Pursue adequate water and sewer service capacity to
accommodate new growth.
Provide for various densities within the Urban Areas to encourage
concentrated growth while also accommodating consumer choice for a
variety of housing options.
POLICY: OBTAIN 25/75 RATIO OF COMMERCIAL & INDUSTRIAL USES TO
RESIDENTIAL AND OTHER LAND USES THROUGHOUT THE COUNTY.
URBAN AREAS (PAGE 9)
IMPLEMENTATION:
Pursue adequate services, including water and sewer
infrastructure, to obtain target business users in a competitive
market.
Monitor location of SWSA and consider expansions when
necessary to accommodate demand or a highly desirable
business user, and to implement the Long Range Land Use
Plan.
Continue to evaluate the availability of land that will specifically
accommodate desired amount of commercial and industrial land uses
and incorporate sufficient acreage into Area Plans.
Seek to attract uses that will generate the desired tax revenue and
employment opportunities for the County.
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POLICY: NEW RESIDENTIAL DEVELOPMENT SHOULD BE FOCUSED WITHIN THE
URBAN DEVELOPMENT AREA (UDA).
RESIDENTIAL DEVELOPMENT (PAGE 3)
IMPLEMENTATION:
The county will attempt to maintain a 10-year inventory of
housing units in the development supply and will maintain
consistency with the Code of Virginia.
The UDA will be continuously evaluated to ensure that
sufficient capacity exists for diversity in housing types,
densities, and price points.
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Map of water and sewer lines and UDA SWSA, Sewer and Water
Facilities Plan (See attached).
Winchester
Legend
Future Route 37 Bypass
WaterDistributionNetwork
Sewer Gravity Mains
Sewer & Water Service Area
Urban Development Area
F 0 0.6 1.20.3 Miles
Sewer and Water Service Area &Urban Development AreaOctober 2015
011101522
0150
0111
01522 0150
017
0137
§¨¦81
§¨¦81
§¨¦81
Stephens City
Middletown
Map Produced by Frederick County Planning and Development Dept. October 2015
0137