CPPC 11-14-16 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
TO: Comprehensive Plans and Programs Committee (CPPC)
FROM: Candice E. Perkins, AICP, CZA, Assistant Director
RE: November 14, 2016 Meeting
DATE: November 7, 2016
The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be meeting on
Monday, November 14, 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. CPPA #01-16 – Leonard Property
2. Other
Access to this building is limited during the evening hours. Therefore, it will be necessary to enter
the building through the rear door of the four-story wing. Committee members and interested
citizens are encouraged to park in the County parking lot located behind the County Office
Building or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the
four-story wing.
CEP/dlw
Attachments
MEMORANDUM
Item 1
CPPA #01-16 – Leonard Property
CPPA #01-16, Leonard Property Sewer and Water Service Area (SWSA) Inclusion Request;
Parcels 75-A-112 and a portion of 75-A-113. This is a request to expand the boundary of the
Sewer and Water Service Area (SWSA) to include 43.77 acres of land. The properties are currently
zoned RA (Rural Areas); however the Southern Frederick Land Use Plan designates these parcels for
future mixed use commercial/office and industrial uses. The properties are located on the eastern
side of White Oak Road (Route 636) in the Shawnee Magisterial District.
CPPC Recommendation: Consideration for further study
Board of Supervisors: Consideration for further study
Staff has drafted an amendment to the Southern Frederick Area Plan to include the Leonard
property within the Sewer and Water Service Area (SWSA). Text amendments have also been
included that pertain to the transportation network in the area.
Staff is seeking comments and ultimately endorsement from the CPPC on the proposed
adjustments, if the CPPC is satisfied with the changes staff will forward the amendment to the
Planning Commission and Board of Supervisors for discussion.
APPENDIX I - AREA PLANS
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DRAFT
SOUTHERN FREDERICK AREA PLAN
SOFRED
BOARD OF SUPERVISORS
APPROVED ON NOVEMBER 12, 2014
PLANNING COMMISSION
RECOMMENDED APPROVAL OCTOBER 1, 2014
ENDORSED BY THE
COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE
SEPTEMBER 8, 2014
-INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENT:
LEONARD PROPERTY
APPROVED BY THE BOARD OF SUPERVISORS ON XXXXXXXX
APPENDIX I - AREA PLANS
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SOUTHERN FREDERICK AREA PLAN
The Southern Frederick Area Plan builds on the Route 277
Triangle and Urban Center Plan, consolidates the Tasker Woods
Plan, and incorporates previously unplanned areas within the
study boundary into a cohesive and proactive area plan.
The Southern Frederick Area Plan continues to identify opportunities to
create new communities, integrate land use and transportation
choices, address community infrastructure needs, and expand the
County’s goals for economic development.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural, Historical, and Community Facilities
within the study area.
The Southern Frederick Area Plan originally promoted five main areas
of new land use focus; the Sherando Center, the Route 277 Triangle;
Center of Economy, Interstate Commercial @ 307, White Oak Woods
Neighborhood Village, and Tasker Woods. In the 2014 update, several
additional areas of land use focus were envisioned; Lakeside
Neighborhood Village, Artrip Neighborhood Village, Warrior and Tasker
Neighborhood Village, and Lake Frederick Neighborhood Village.
The above areas combine to frame the southern boundary of the
County’s urban areas. In addition, Route 522 South within the study
area defines the eastern boundary of the County’s urban areas. South
and east of this study area; the County’s rural areas are strengthened
as the primary land use designation. The Lake Frederick Sewer and
Water Service Area (SWSA) is recognized in this area plan.
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An overview to planning in Frederick County.
Planning efforts, such as the Southern Frederick Area Plan, enable the
community to anticipate and deal constructively with changes
occurring in the community. Planning helps guide the future growth of
the community and is intended to improve the public health, safety,
convenience, and welfare of its citizens.
The Plan provides a guide for future land use and was a collaborative
effort of the citizens of Frederick County, County Planning Staff,
Planning Commissioners, and Board of Supervisors. However, it is the
property owners who are the ones who make the decision as to
whether or not to implement the Plan as it applies to their property.
Future rezoning is a means of implementing the Plan. Rezonings in
Frederick County have historically been initiated by the property
owner, or with their consent. There is no reason to expect that this
will change in the future.
Therefore, it is important to remember that the Plan is a guide for the
future of the community, but that the property owner is ultimately the
one who controls the future use of their property.
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Land Use.
The Sherando Center
The Sherando Center is envisioned to be an intensive, walkable urban
area that is well integrated with the surrounding community. The
center should be based on the principles of New Urbanism or
Traditional Neighborhood Design promoted in the 2030 Comprehensive
Plan. It shall contain a large commercial core, generally higher
residential densities with a mix of housing types, an interconnected
street system, and public open space around which the center is
designed. Community facilities shall also provide a focal point for the
center and surrounding community. Presently, Sherando High School
and Sherando Park provide this function. In the future, these
resources shall be complemented by a new Elementary School which
shall serve the existing and future population and be located within the
center. Public spaces in the form of pocket parks, plazas, or greens
shall be further integrated into the design of the Sherando Center.
The Sherando Center is centrally located to the community and is in
the short term, respectful to the Agricultural District. The commercial
and residential mix of land uses shall have a strong street presence
and shall relate to existing Route 277, Warrior Drive and Double
Church Road. The mix of commercial, residential, employment, and
community uses shall be linked to the surrounding community with
inter modal transportation choices and public open spaces.
Route 277 Triangle; Centers of Economy
Route 277 Triangle; Centers of Economy is designed to be a significant
area of commercial and industrial opportunity that is fully supportive of
the County Economic Development Commission’s targeted goals and
strategies. The intent of the mixed use designation is to further
enhance the County’s commercial and industrial areas and to provide
focus to the County’s future regional employment centers. In specific
areas a mix of flexible uses, with office uses in prominent locations is
encouraged. Such areas are supported by substantial areas of
industrial and commercial opportunity, and provide for areas that are
well designed with high quality architecture and site design. It is the
APPENDIX I - AREA PLANS
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intent of such areas to promote a strong positive community image.
Residential land uses are not permitted.
Lake Frederick Neighborhood Village
Lake Frederick Neighborhood Village serves as a focal point to the 277
Triangle; Centers of Economy and as a gateway feature for the
Shenandoah/Lake Frederick community and on a broader scale, a
gateway feature for Frederick County as citizens and visitors approach
the County from the east. This neighborhood village should promote a
strong positive community image. Residential land uses would be
permitted only as an accessory component of the neighborhood village
commercial land uses. Previously, a small area of neighborhood village
commercial was identified on the south side of Route 277 in the
general vicinity of the future entrance of Shenandoah and the existing
Sandy’s Mobile Home Park. The 2014 update to the Plan provides for
an overall greater area and greater mix of uses in this area that is
reflective of a stronger desire to create a more substantial focal point
for activity. This is primarily based on the growth and development of
the Lake Frederick Community and the involvement of new residents
from this area.
Interstate Commercial @ 307
Located at a highly visible location on a prominent interstate
interchange, this area of land use shall be designed specifically to
accommodate and promote highway commercial land uses. Particular
effort must be made to ensure that access management for the
supporting transportation network is a key priority as the function of
the interstate and primary road network is of paramount importance.
Access to the areas of interstate commercial land uses shall be
carefully designed. The building and site layout and design of the
projects shall be of a high quality. In addition, an enhanced buffer and
landscaping area shall be provided adjacent to the Interstate 81 right-
of-way, its ramps, and the new arterial road, the South Frederick
Parkway, and adjacent to Route 11.
APPENDIX I - AREA PLANS
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White Oak Woods Neighborhood Village
The White Oak Woods Neighborhood Village is a neighborhood village
commercial area that is proposed at White Oak Road and Route 277
which is sensitive to the existing character and scale of the location,
adjacent to Sherando Park and the White Oak Campground. The
orientation of this neighborhood commercial shall be to the park and
adjoining street network. A new Fire and Rescue Facility and
Community Facility shall provide an additional focal point to this area.
This facility and the commercial land uses shall be of a general scale
and context similar to projects such as Creekside. High quality
building and site design is a priority. Accessory residential uses are
only permitted as an accessory component of the neighborhood village
commercial land uses.
Tasker Woods
The Tasker Woods area provides guidance on the future land use for
all of the land area between Route 522, Tasker Road, and White Oak
Road. An area of Neighborhood Village Commercial is proposed
between the originally proposed residential areas and Route 522,
serving the Tasker Woods area. An internal access road serving this
area has been provided with the Tasker Woods project. Therefore, no
new commercial entrances shall be permitted on Route 522. Access
Management is a priority along the Route 522 corridor. A significant
corridor appearance buffer is proposed along Route 522 similar to that
established for Route 50 West corridor in the Round Hill Land Use Plan
which consisted of a 50’ buffer area, landscaping, and bike path.
Accessory residential uses are only permitted as an accessory
component of the neighborhood village commercial land uses within
the Neighborhood Village area.
The area of natural resources connecting Tasker Woods with Route
522, including the existing pond shall continue to be recognized in this
plan. An extension of the neighborhood commercial land uses may be
appropriate on the east and west sides of the existing pond if a
balance is achieved between protecting the environmental features
and allowing compatible neighborhood commercial uses, which may
also include commercial recreational uses.
APPENDIX I - AREA PLANS
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In addition to the Neighborhood Village Commercial land uses, an area
of commercial land use is proposed generally north of Tasker Road.
This is an extension of the previously planned commercial area on
Tasker Road. Two areas have been identified as recreational and
natural resources and have been connected together in an effort to
protect the existing natural resources and provide additional
recreational opportunities for the Tasker Woods area.
Lakeside Neighborhood Village
A Neighborhood Village Commercial area is proposed along Tasker
Road in the in the Lakeside area, in the vicinity of the Lakeside Library.
This small scale commercial area is sensitive to the existing character
and scale of the location, the Lakeside Library and the adjacent lake,
and the historic and natural resources in this area. The orientation of
this neighborhood commercial shall be on the opposite side of Tasker
Road to the library and lake with a new street network providing the
framework for the new neighborhood. The Lakeside Library, an
invaluable community facility for the area shall provide a focal point to
this area. The commercial land uses shall be of a general scale and
context similar to projects such as Creekside. High quality building
and site design is a priority. Accessory residential uses are only
permitted as an accessory component of the neighborhood village
commercial land uses within the core area. An area of residential land
use is proposed to surround the core neighborhood village area that
shall be of a higher density than that typically found in this general
area.
Artrip Neighborhood Village
The Villages at Artrip contains approximately 170 acres of land
designed as a neo-traditional village community. This neighborhood
village was designed to provide an urban feel in what was historically a
rural setting. This development was rezoned in 2006 and is anticipated
to include a mix of 900 single family homes and townhouses, over
100,000 square feet of retail, as well as numerous restaurants and
office space. A future elementary school is proposed in this area which
will ensure that such an important community facility will provide a
APPENDIX I - AREA PLANS
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focal point and valuable community resource for this area of new
development.
Warrior & Tasker Neighborhood Village
A Neighborhood Village Commercial area is proposed along Warrior
Drive, adjacent to the intersection of Warrior Drive and Tasker Road.
This small scale commercial area is sensitive to the existing residential
character of the area, in particular the scale of the adjacent
neighborhoods, yet seeks to build upon the existing commercial
character of this intersection. The commercial land uses shall be of a
general scale and context similar to projects such as Creekside. High
quality building and site design is a priority. Accessory residential uses
are only permitted as an accessory component of the neighborhood
village commercial land uses within the core area.
Defined Rural Areas
The Southern Frederick Area Plan has sought to further define the
boundary between the Rural and Urban Areas of the community. As
noted, the above areas of proposed land use combine to frame the
southern boundary of the County’s urban areas. In addition, the rural
areas to the east of Route 522 south further define the County’s urban
area in this location. The plan provides enhanced recognition of Double
Church Agricultural District. This recognition and the location and
boundaries of the proposed land uses further promote a clean
separation between the County’s rural and urban areas.
Armel Rural Community Center
The general location of the Armel Rural Community center was
identified in earlier versions of the Comprehensive Plan as one of
several rural community centers in Frederick County that have a role
to play as service centers for the County’s Rural Areas. This
identification was largely based on the historical role they played to
that end. The Southern Frederick Area Plan seeks to further define the
Armel Rural Community Center and promote future consideration of
this unique area, an area that should remain distinct from the general
urban development occurring in the urban areas of the plan. Future
APPENDIX I - AREA PLANS
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policies for this rural community center should reflect the particular
characteristics of the center and the desires of its residents. This could
be achieved through a broader effort to plan the County’s Rural
Community Centers.
Sherando-Lake Frederick Trailway
For the Southern Frederick Area Plan, it is recommended that a new
multi-purpose path be constructed from the planned lakeside path at
Lake Fredrick westward along Crooked Run and other connecting areas
to intersect with a Sherando Park trail. This pathway surface should
be consistent with that of the Sherando Park paths and trails. The
new pathway will connect large segments of Southern Frederick trails
and provide additional public to access Lake Frederick’s lakeside trails
and other constructed facilities. Such an environmental and
recreational resource would provide an excellent example for other
opportunities in the County.
APPENDIX I - AREA PLANS
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Residential Development
Outside of the Sherando Center and Neighborhood Villages described
above, the residential land uses in the Southern Frederick study area
are defined in two main categories:
R4 – these are generally reflective of our existing residential
densities at approximately 4 units per acre.
R6 – these are slightly higher residential densities that may fall
within the 6-12 units per acre range (this is generally attached
house and may also include multifamily and a mix of other
housing types).
These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with
established patterns within the study area and the densities needed to
support the future residential land uses envisioned in the Plan.
The residential land uses east of Route 522 South within the study
area are envisioned to be rural area residential in character. Route
522 South may generally be considered as the boundary between the
urban areas and rural areas within the eastern part of this study area.
This provides a transition area to the Opequon Creek and Wrights Run
and to the well-established rural character of adjacent Clarke County.
APPENDIX I - AREA PLANS
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Business Development
The business development section of the plan seeks to identify items
that would be complementary to the Urban Areas and Residential
Development, Transportation and Natural Resources, Historic
Resources and Public Facilities portion of the plan.
The business development recommendations are also intended to
implement the 2030 Comprehensive Plan by promoting the efficient
utilization of existing and planned land areas and transportation
networks. Further, the recommendations promote commercial,
industrial, and employment land use areas to assure the County’s
desired taxable value ratio of 25 percent commercial/industrial to 75
percent residential and other land use is achieved.
The Plan provides for new industrial park and employment center
areas to match the Economic Development Commission’s vision for
this portion of Frederick County.
The Plan identifies a prime area for Mixed Use development, the
Sherando Center, to capitalize on future commercial and employment
opportunities. In addition, areas are identified for neighborhood village
commercial use, including retail, to accommodate existing residential
communities.
The relocation of the Exit 307 Interchange on Interstate 81 provides a
significant commercial opportunity that the Plan seeks to take
advantage of by identifying the Interstate Commercial @ 307 area of
land use.
The business development recommendations identified desirable
business types to draw to the area. Including, but not limited to;
Light Industrial/High Tech targeted businesses.
Lodging / Event / Dining along the Route 522 corridor and at the
interstate.
Home Office (versus home based)
Fast-Casual Dining (EG - Panera, Chipotle)
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Higher-end dining (Chain and Local businesses) as well as
casual Pub’s and Cafes.
Premium Grocery & Retail in the UDA Center area (EG -
Wegman’s)
The business development group also provided the following general
comments:
1. All areas should be designed to promote/support pedestrian and
bike access, making this a walkable community. This will
decrease reliance on cars and enable residents to more readily
access business and employment centers.
a. To expand the pedestrian & bike access the undeveloped
land zoned as Natural Resource / Flood Plain should
include walking/biking trails.
2. Identify ways to leverage abundant supply of natural gas in the
Route 522 corridor.
3. Determine if incentives to rezone to commercial uses for land
owners with agricultural zoned property should be made
available.
4. Promote development of small parcels of land that already
contain residential structures along transportation corridors for
business purposes, examples of which may include doctors,
dentist offices, and other professional offices. Promotion could
be in the form of incentives or credits to offset the cost of site
improvements and transportation improvements required by the
site development.
5. Restaurants and community based businesses such as Dry
Cleaners, Convenience Stores, and the like, should be located
close to and easily accessible by car or by foot to the areas
targeted as industrial, commercial and office uses. This could
also be within the Sherando Center or Neighborhood village
commercial areas which are located within accessible distances
from these areas.
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6. Identify ways to draw more Light Manufacturing and targeted
economic development businesses to the area around the FBI
facility off of Tasker Road.
7. The Southern Frederick County area would be a natural fit for
various outdoor events and festivals, especially once the road
and walking path networks have been enhanced and more
lodging and dining options are available. This type of business
has a low impact on the environment and provides an external
infusion of revenue.
The business development group identified several additional areas
east of Route 522 South for potential modifications to the Southern
Frederick Area Plan that would better promote the business
development objectives of the 2030 Comprehensive Plan. However, it
was determined through the facilitator group stage of this planning
effort that these areas should remain rural in character.
Specific Implementation Steps have been identified which would
further promote business development opportunities in the Southern
Frederick Area Plan and Frederick County in general. This is consistent
with those identified in the Senseny/Eastern Frederick County Urban
Area Plan. These include:
The creation of a Future Land Use Revenue Incentive Program
that provides property owners with the ability to sell residential
density rights to keep their property available for future
employment, commercial, or industrial land use as
recommended by the Comprehensive Policy Plan. This program
would incentivize the property owner by providing a revenue
income source in the near term and future revenue income
when the property is zoned for employment, commercial or
industrial land use.
Incentivize the property owner with automatic placement of the
property into the Sewer and Water Service Area (SWSA) if a
rezoning application is processed for future employment,
commercial, or industrial land use.
Incentivize the property owner with County endorsement of
Economic Development Access (EDA) funds and/or Revenue
Sharing Funds to assist in the financing of major road
infrastructure needed to serve the development project.
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Additionally, provide for County-managed support of the major
road infrastructure projects to streamline the approval process
for project design and construction management.
Incentivize the property owner through the implementation of
expedited rezoning processes for future employment,
commercial, or industrial land use as recommended by the
Comprehensive Policy Plan.
The creation of new Zoning Ordinance requirements that
facilitate more intensive FAR and height allowances for future
employment, commercial or industrial land use, especially in the
urban centers.
The County should support and partner with various athletic
organizations to sponsor regional or state tournaments and
events using existing facilities to promote tourism in support of
existing hotels, restaurants, and attractions.
APPENDIX I - AREA PLANS
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Transportation
In support of the new areas of land use, a transportation network has
been proposed which relates to the location and context of the areas of
land use, promotes multi-modal transportation choices and walkability,
furthers the efforts of the Win-Fred MPO, and reaffirms the planning
done as part of the Route 277 Triangle Area plan. In this study there
is a direct nexus between transportation and land use.
The relocation of Interstate 81, Exit 307, provides a new orientation
for the County’s primary road system and provides new opportunities
to create a transportation network which supports the future growth of
the community in the right locations. This area is also heavily
influenced by the ongoing and future improvements to I-81 Exit 310
and the future extension of Warrior Drive. Minor modifications are
proposed to the alignment of the Tasker Road flyover of I-81.
Access Management is a significant consideration of this study and
general transportation planning in Frederick County. This concept is
supportive of providing for key connections to the south. The use of
frontage roads, minor collector roads, and inter parcel connections to
bring traffic to access points is promoted.
Roundabouts will be considered as a priority preference for intersection
design. Roundabouts are particularly effective when used in series
and when used where intersection spacing may be an issue.
The context of the collector road network is proposed to be
significantly different with the focus being placed on a more walkable
and complete street thoroughfare design. The change in context is
based upon classification of road and to ensure compatibility with
adjacent land uses and community goals. Particular attention should
be paid to street network within the Urban Centers. The surrounding
land use, site design, and building design are features that will help
create context and promote the creation of new communities, places,
and focal points. Attention should also be provided to the context of
the street in the Neighborhood Village Commercial Areas to ensure
that these prominent locations are safe and accessible to all modes of
transportation. Bicycle and pedestrian accommodations should be
fully integrated to achieve complete streets. Appropriately designed
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intersection accommodations should include pedestrian refuge islands
and pedestrian actualized signals.
More specific transportation considerations for Sherando Park include
taking a proactive approach in creating safe interconnected routes to
the park from the adjacent areas and creating additional access points.
Traffic calming across the entire frontage of Sherando Park is
warranted with special attention placed on providing a safe and
efficient main entrance to the park.
Consistent application of Comprehensive Plan goals to achieve an
acceptable level of service on area roads and overall transportation
network, level of service C or better, should be promoted. Further,
efforts should be made to ensure that additional degradation of the
transportation beyond an acceptable level of service shall be avoided.
Consideration of future development applications within the study area
should only occur when an acceptable level of service has been
achieved and key elements and connections identified in this plan have
been provided.
The Eastern Road Plan calls for White Oak Road between Tasker Road
and Route 277 to be an improved two lane roadway. While this
improvement has partially taken place for the northern portion of the
roadway near Tasker Road, the southern portion of White Oak Road to
the south remains a winding and narrow roadway which may be
difficult and costly to improve. The area plan identifies improvements
to White Oak Road in this area which may include its realignment near
the Wrights Run stream crossing, passing to the east of and behind
the existing residences fronting White Oak Road.
Other recommendations from the transportation group:
Emphasize the role of the State and the development
community in the implementation of the planned road system.
Use modeling to determine lane needs based upon build out of
planned land uses, but consider plans of neighboring localities
when making recommendations. Consider the needs of bicycle
users and pedestrians in the following ways:
o Continue to plan all streets as “complete” streets which
consider all users.
o Within residential neighborhoods, this would mean that
sidewalks be used and cyclists share the roads. Use of
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striping that defines parking bays or cycling areas would
be preferred.
o On collector roadways or higher, make use of separated
multi-use paths at least 10 feet in width.
o Incorporate wide shoulders or bike lanes into roadways
that have budgetary or right-of-way limitations. This
would be viewed as a step toward the ultimate goal of a
separated facility.
o Make use of paved shoulders with striping on rural
roadways as a long term measure. Rural roadways would
be defined by traffic count or as roadways outside of the
UDA that are not part of the Primary System (ex. Route
522).
o Bike paths should be constructed on the same grade as
the adjacent roadway.
o Bike path maintenance should be addressed by adjacent
property owner groups whenever possible.
Continue to enforce improved access management with
redevelopment or new development.
o This includes, but is not limited to, entrance location and
spacing as well as traffic signal location and spacing.
Roundabout use is preferred over signalization of intersections
where traffic control is needed.
Attractive median treatments (as alternative to standard grey
concrete median) other than grass or other landscaping should
be considered when maintenance agreements with VDOT cannot
be achieved.
o Treatments should be reasonably consistent
Street sections could be modified due to DCR changes specific to
drainage requirements.
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Natural Resources, Historic Resources, and Public Facilities
Natural Resources
Frederick County should be a community that understands, values,
and protects its natural resources.
The natural resources element of the Southern Frederick Area Plan
should directly correlate to the Natural Resources chapter of the 2030
Comprehensive Plan.
To that end, Frederick County should focus on the creation of
greenways, stream valley parks and stream buffers around waterways.
Shared use trails should be constructed that connect these features to
other public facilities. Consideration should be given to creating linear
parks with shared use trails along major streams, particularly the
Opequon Creek, with buffering vegetation appropriate for preventing
erosion, filtering pollutants, and providing wildlife habitat.
Shared use trails should provide connections to other shared use trails
as well as other public facilities in the study area.
New construction within the study area should take into account the
natural resources located on and around their property.
Ensure that when new developments are planned, connectivity of
greenways is included through the project.
Preserve and maintain existing natural wetlands, woodlands, and
grasslands to the maximum feasible extent to provide wildlife habitats
for animals and plants. Buffer wetlands and creeks using latest water
management principles to promote environmental protection of those
localities, stabilize stream banks, and promote such protective steps
during residential development throughout the South Frederick County
area.
All types of urban open spaces like greenways, squares, plazas, urban
parks, playgrounds and street medians should be considered as part of
urban development planning and implemented wherever reasonable.
Ensure that storm water is managed in accordance with the County’s
Erosion and Sediment Control Ordinance and Virginia’s storm water
Requirements, and work to implement Low Impact Development (LID)
measures where appropriate.
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Provide for best storm water management practices at urban centers,
residential developments, and industrial areas to facilitate
environmental protection.
Protect floodplains and steep slopes from unsuitable uses and
recognize their value for storm water management and ecological
functions.
Ensure that with new development, people and wildlife are protected
from unhealthy levels of noise and light.
Historic Resources
Frederick County should recognize and protect the historic structures
and sites within the study area.
The historic element of the Southern Frederick Area Plan should
directly correlate to the Historic Resources chapter of the 2030
Comprehensive Plan.
To that end, the rehabilitation, adaptive reuse, or restoration of
historic structures should be increased. The Comprehensive Plan calls
for the adaptive reuse of historic structures, future development
applications that have historic resources on the property should
incorporate the site into development.
Developmentally Sensitive Areas, including historic areas are shown on
the land use map for the study area. By recognizing these historic sites
and structures, the Southern Frederick Area Plan is implementing the
policies of the Comprehensive Plan.
Significant structures and properties shown with a developmentally
sensitive/historic designation should be buffered from adjacent
development activity.
Require archaeological surveys to be conducted prior to development,
particularly any that involve battlefield areas, homesteads, Indian
encampments, and waterways.
The Rural Landmarks Survey should be updated and maintained
regularly in order to keep current the inventory of structures older
than fifty years.
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There are at least six historic sites and markers in the Southern
Frederick Area Plan. Those sites and markers should be buffered from
adjacent development activities and preserved in their original
condition whenever possible during any development or land use
planning.
The Melvin Sandy house is located immediately adjacent to Sherando
Park and would be ideal for use as an element of the Park. In the
event that it cannot be included as part of the park, it would be
appropriate for the use on the property to develop as something which
would encourage the protection of the structure and provide a use
which encourages park users to utilize the property.
Frederick County should assist property owners that want to register
their properties with the State or National Register.
Increasing shared use trails throughout the study area would give
emphasis to the preservation and rehabilitation of nearby historic sites
and structures. Developments should incorporate and/or convert
historic properties into recreational elements, including shared use
trails, parks, and museums. The Zig-Zag trenches should be preserved
and connected via a linear park/trail network to Crosspointe.
Developers of any urban center developed in the study area should
integrate into the center’s development plans both the preservation
and prominence of historical and natural resources within the urban
center boundaries such as the restoration, rehabilitation, or adaptive
reuse of historic homes, churches, other buildings, Civil War site
markers, Civil War earth works, significant stone outcroppings, etc.
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Community Facilities
The need for public spaces within the study area needs to be
acknowledged.
The public facility element of the Southern Frederick Area plan should
directly correlate to the Public Facilities chapter of the 2030
Comprehensive Plan. The public facilities element should also expand
upon the existing 2030 Comprehensive Plan and ensure that
opportunities for needed public facilities, which are not currently
identified, are not missed.
To that end, the following recommendations are offered.
The development community should work with FCPS, Fire & Rescue,
and Parks and Recreation to determine future public facility needs.
A potable water tank will be needed within the study area to
accommodate future growth (Lake Frederick area).
The County should focus on the development of the north side of
Sherando Park (north of Route 277).
The 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be
adopted by the Board of Supervisors and pedestrian facilities shown in
the plan should be constructed. This plan should also be utilized as a
reference for accommodation recommendations and guidelines.
Ensure connectivity with existing or proposed bicycle or pedestrian
transportation accommodations wherever possible.
Pedestrian facilities should be constructed that connect neighborhoods
to school and park facilities to promote access and walkability.
Trails should be planned and constructed that connect Sherando Park,
the proposed S. Frederick Parkway and Lake Frederick (see the
Sherando-Lake Frederick Trailway example described in the land use
section).
A trail network should be constructed around the Lake at the Bowman
Library.
Linear parks should be constructed along creeks where permissible
due to topography.
APPENDIX I - AREA PLANS
22
A new Fire & Rescue station is needed within the study area. As
proposed, a new Fire and Rescue Facility and Community Facility shall
provide an additional focal point to the White Oak Woods
Neighborhood Village area.
The 13 acre parcel owned by Frederick County adjacent to Bass
Hoover Elementary should be planned as a combined school, park and
recreation facility.
The existing schools within the study area, including Bass Hoover,
Aylor, and Sherando need to be upgraded as outlined in the CIP. New
schools identified in this plan and in the CIP should be pursued and
may be used as focal points for future community development.
APPENDIX I - AREA PLANS
23
Zoning Amendments to implement the plan
Revised/more flexible B2 Overlay concept
Neighborhood Village Commercial areas are envisioned to be
compact commercial centers that focus and complement the
surrounding neighborhoods, are walkable and designed at a
human scale, and which are supported by existing and planned
road networks.
Accessory residential uses within the neighborhood Villages are
only permitted as an accessory component of the commercial
land uses within the core area. However, the residential uses
are allowed in a variety of configurations and are not just
limited to the second and third floors of commercial
buildings. They may also be located in separated
buildings, again provided that they are accessory to the
commercial uses. This provides a greater amount of flexibility
with the residential design, while still affording the commercial
land uses primary status. Previously, residential land uses were
only permitted on the second floor and above commercial
buildings.
Traditional Neighborhood Design Zoning Classification
This flexible zoning classification is intended to enable
Neighborhood and Urban Village Centers, or a part thereof, to
be developed.
§¨¦81
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0111
0150
01522
0137
0111
0150
0111
CLARKE COUNTY
WARREN COUNTY
Opequon Creek
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W
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W r i g h t s R u n
Town ofStephens City
0 0.4 0.80.2 Miles
µ
!(Proposed Interchanges
Eastern Road Plan
New Major Arterial
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
Southern FrederickLand Use Plan
Area Plan
2035 Comprehensive Policy Plan Update MapDraft
Sherando Center White Oak WoodsNeighborhood Village
Lake FrederickNeighborhood Village
Rural Areas
Route 277 Triangle:Center of Economy
Interstate Commercial at 307
Armel Rural Community Center
Tasker WoodsWarrior & TaskerNeighborhood Village
LakesideNeighborhood Village
Artrip Neighborhood Village
Rural Areas
Lake FrederickSWSA
Sewer and Water Service Area
Urban Development Area
Land Use Legend
Mixed-Use
Mixed Use Commercial \ Office
Highway Commercial
Business
wwwwwwwwwwwwWarehouse
Industrial
Heavy Industrial
Mixed Use Industrial \ Office
Extractive Mining
Recreation
Commercial Recreation
Natural Resources & Recreation
Park
Fire & Rescue
Institutional
School
Rural Community Center
Sensitive Natural Areas
Urban Center
Neighborhood Village
Planned Unit Development
High-Density Residential
Mobile Home
Residential, 4 u/a
§¨¦81
§¨¦81 01277
0111
0150
01522
0137
0111
0150
0111
CLARKE COUNTY
WARREN COUNTY
Opequon Creek
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W
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W r i g h t s R u n
Town ofStephens City
0 0.4 0.80.2 Miles
µ
!(Proposed Interchanges
Eastern Road Plan
New Major Arterial
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
Southern FrederickLand Use PlanTransportation Map
Area Plan
2035 Comprehensive Policy Plan Update MapDraft
Armel Community Center
Sewer and Water Service Area
Urban Development Area
§¨¦81
§¨¦81 01277
0111
0150
01522
0137
0111
0150
0111
CLARKE COUNTY
WARREN COUNTY
Opequon Creek
S
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s
R
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Wrights Run
S
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Crooked Run
H
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R
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W
est R
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W r i g h t s R u n
Town ofStephens City
0 0.4 0.80.2 Miles
µ
!(Proposed Interchanges
Eastern Road Plan
New Major Arterial
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
Southern FrederickLand Use PlanTransportation w/Trails Map
Area Plan
2035 Comprehensive Policy Plan Update MapDraft
Armel Community Center
Sewer and Water Service Area
Urban Development Area
SHERANDO HIGH
ARMEL ELEMENTARY
ROBERT E. AYLOR MIDDLE
BASS-HOOVER ELEMENTARY
BOWMAN LIBRARY
§¨¦81
§¨¦81 01277
0111
0150
01522
0137
0111
0150
0111
CLARKE COUNTY
WARREN COUNTY
Opequon Creek
S
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W
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W r i g h t s R u n
Town ofStephens City
0 0.4 0.80.2 Miles
µ
!(Proposed Interchanges
#Historic Rural Landmarks
Eastern Road Plan
New Major Arterial
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Roundabout
TrailsLand Use
Institutional
Park
Rural Comm Center
Recreation
Future Fire & Rescue Facility
Southern FrederickLand Use PlanHistoric and Natural Resources
Area Plan
2035 Comprehensive Policy Plan Update MapDraft
Armel Community Center
Sewer and Water Service Area
Urban Development Area