CPPC 07-10-17 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: July 10, 2017 Meeting
DATE: June 30, 2017
The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be meeting on
Monday, July 10, 2017 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. Comprehensive Policy Plan Amendment (CPPA) Request for 2017:
A. CPPA #01-17 – Sandy’s MHC, LLC/VA Investment Properties, LLC
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/pd
Attachments
MEMORANDUM
Item 1
2017 Comprehensive Policy Plan Amendment (CPPA)
The Planning Department received one Comprehensive Policy Plan Amendment (CPPA) request
by the June 1, 2017 deadline:
CPPA #01-17, Sandy’s MHC, LLC/VA Investment Properties, LLC - Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA) Inclusion
Request; Parcels 87-A-95 and 87-A-96A. This is a request to expand the boundaries of the
Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) to include
two parcels of land that totals 26.52 acres to allow for commercial and high density
residential. Parcel 96A is currently zoned RA (Rural Areas) and parcel 95 is zoned MH1
(Mobile Home Community) and RA (Rural Areas). The Southern Frederick Land Use Plan
designates these parcels as part of a future Neighborhood Village with a portion of parcel 95
as future industrial. These properties are located on the southern side of Fairfax Pike (Route
277) in the Opequon Magisterial District.
This CPPA request will be considered first by the Comprehensive Plans and Programs Committee
(CPPC) on Monday, July 10, 2017. Staff will be making a short presentation and then the Applicant,
or their representative, will have the opportunity to provide a short presentation. The CPPC will
forward a recommendation on the application to the Planning Commission and Board of Supervisors.
The Board of Supervisors will hold a joint work session with the Planning Commission to consider
the request later in August. The CPPC will be notified when the date and time have been
determined. The purpose of the work session will be to review the CPPA request and determine if
the requests merits additional study and formal action through the public hearing process. In keeping
with the County’s established protocol for long-range policy planning, if the request is selected to
advance through the process, it will be referred back to the CPPC for further consideration.
Attached you will find a map showing the location of the proposal, a map showing the location of the
proposal in the context of the Eastern Frederick County Long Range Land Use Plan, and a copy of
the application.
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Major Collector
Improved Major Collector
Minor Collector
Improved Minor Collector
Ramp
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Long Range Land UseResidentialNeighborhood Village
Urban CenterMobile Home CommunityBusiness
Highway CommercialMixed-UseMixed Use Commercial/Office
Mixed Use Industrial/OfficeIndustrial
WarehouseHeavy IndustrialExtractive Mining
Commercial Rec Rural Community CenterFire & Rescue
Sensitive Natural AreasInstitutionalPlanned Unit Development
ParkRecreationSchool
EmploymentAirport Support Area
B2 / B3Residential, 4 u/aHigh-Density Residential, 6 u/a
High-Density Residential, 12-16 u/aRural AreaInterstate Buffer
Landfill Support AreaNatural Resources & RecreationEnvironmental & Recreational Resources
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 13, 2017Staff: cperkins
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CPPA #01-17Sandy's MHCDraft SWSA and UDA AmendmentsPINs: 87 - A - 95, 87 - A - 96ALong Range Land Use Map
CPPA #01-17Sandy's MHCPINs: 87 - A - 95, 87 - A - 96ADraft SWSA and UDA AmendmentsLong Range Land Use Map
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CPPA #01-1787 A 96A
CPPA #01-1787 A 95
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APPENDIX I - AREA PLANS
Southern Frederick Area Plan 28
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 JANUARY 26, 2017
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 29
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 opp ortunities 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.
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 i s
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.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 30
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.
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 l ocations is encouraged. Such areas are supported
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 31
by substantial areas of industrial and commercial opportunity, and provide for
areas that are well designed with high quality architecture and site design. It
is the intent of such areas to promote a stron g 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 an d 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.
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
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 32
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.
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
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 33
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 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
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 34
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 Armed 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
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.
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).
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 35
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.
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.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 36
Lodging / Event / Dining along the Route 522 corridor and at the
interstate.
Home Office (versus home based)
Fast-Casual Dining (EG - Panera, Chipotle)
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 RT 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.
6. Identify ways to draw more Light Manufacturing and targeted
economic development businesses to the area around the FBI facility
off of Tasker Rd.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 37
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 th e
development project. Additionally, provide for County-managed
support of the major road infrastructure projects to streamline the
approval process for project design and construction management.
Incentivize the property owner through the implementation of
expedited rezoning processes for future employment, commercial, or
industrial land use as recommended by the Comprehensive Policy Plan.
The 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
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 38
using existing facilities to promote tourism in support of existing
hotels, restaurants, and attractions.
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 gen eral
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 b e significantly
different with the focus being placed on a more walkable and multi-modal
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 into street designs. Appropriately designed intersection
accommodations should include pedestrian refuge islands and pedestrian
actualized signals.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 39
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 sou th 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 for multi-modal street deigns that take all
users into consideration.
o Within residential neighborhoods, this would mean that
sidewalks be used and cyclists share the roads. Use of striping
that defines parking bays or cycling areas would be preferred.
o On collector roadways or higher, make use of separated multi -
use paths at least 10 feet in width.
o Incorporate wide shoulders or bike lanes into roadways that
have budgetary or right-of-way limitations. This would be
viewed as a step toward the ultimate goal of a separated
facility.
o Make use of paved shoulders with striping on rural roadways as
a long term measure. Rural roadways would be defined by
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 40
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.
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, conn ectivity of greenways
is included through the project.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 41
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.
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.
Sensitive Natural 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 sensitive natural/historic
designation should be buffered from adjacent development activity.
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 42
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.
There are at least six historic sites and markers in the So uthern 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..
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:
APPENDIX I - AREA PLANS
Southern Frederick Area Plan 43
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.
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 the 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
Southern Frederick Area Plan 44
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.
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Zoning B1 (Neighborhood Business District)B2 (General Business District)B3 (Industrial Transition District)
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M1 (Light Industrial District)M2 (Industrial General District)MH1 (Mobile Home Community District)
MS (Medical Support District)OM (Office - Manufacturing Park)R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)RA (Rural Areas District)RP (Residential Performance District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 13, 2017Staff: cperkins
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CPPA #01-17Sandy's MHCPINs: 87 - A - 95, 87 - A - 96ADraft SWSA and UDA AmendmentsZoning Map
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