HomeMy WebLinkAboutPC 07-19-00 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
JULY 19, 2000
7:00 P.M. CALL TO ORDER TAB
1) Committee Reports ................................................ (no tab)
2) Citizen Comments ................................................. (no tab)
PUBLIC HEARING
3) Proposed Amendments to the Frederick County Code, Chapter 165, Zoning, amending
Article VIII, R5 (Residential recreation Community) District; Article VI, RP
(Residential Performance) District, Section 165-651, Single Family Small Lot Housing;
and Article IV, Supplementary Use Regulations, Section 165-31.B(6), Protection of
Environmental Features - Steep Slopes. The proposed amendments would modify the
existing zoning ordinance to allow increased flexibility in the design of a residential recreation
community by providing appropriate design standards, alternate dimensional requirements,
and alternate' means of environmental protection.
(MT. Ruddy)..........................................................(A)
DISCUSSION ITEM
4) Discussion Regarding the Northeast Land Use Plan
(Mr. Wyatt).......................................................... (B)
5) Other
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
To: Planning Commission
From: Michael T. Ruddy, Zoning Administrator
Subject: Shenandoah - R5 (Residential Recreational Community) Amendments Public Hearing
Date: July 7, 2000
Attached for the Planning Commission's review are the proposed text amendments to the Zoning
Ordinance that pertain to Article VIII; the R5 (Residential Recreational Community) District, Article VI;
the RP (Residential Performance) District, and Article IV; the Supplementary Use Regulations. The
proposed amendments would enable the project known as Shenandoah to become a reality.
All comments previously made by the Planning Commission and Development Review and Regulations
Subcommittee have been incorporated into the proposed text. It is staff's belief that the attached
amendments generally reflect the desires of both the Planning Commission and the developer. The goals
of the proposed development have generally been achieved and the integrity and structure of the
ordinance has been maintained.
Upon conclusion of the public hearing for these amendments, a recommendation to the Board of
Supervisors would be appropriate.
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U-\ IIKE\Common\DRRS\R51R5amendpcpublichearingmemo.wpd
107 North Kent Street • Winchester, Virginia 22501-5000
4
ARTICLE VIII
R5 Residential Recreation Community District
§ 165-73. Intent.
The intention of the Residential Recreational Community District is to provide for a carefully
planned recreational community which takes advantage of unique natural features and settings. Such
communities shall be planned in a fashion that will protect and preserve natural and historic resources
and features and that will protect and enhance the natural scenic value of the area to be developed
and surrounding areas. The Residential Recreational Community District provides for a mixture of
housing types and uses including age restricted communities within a carefully planned setting.
Special emphasis is placed on recreational and open space uses. Business and service uses are allowed
to meet the needs of residential recreational communities.
§ 165-74. Master development plan.
All land to be contained within the Residential Recreational Community District shall be included
within an approved master development plan. The layout, phasing, density and intensity of
development is determined through the adoption of the master development plan by the Planning
Commission and the Board of Supervisors. Special care is taken in the approval of the master
development plan to ensure that the uses on the land are arranged to provide for compatibility of uses,
to provide environmental protection and to avoid adverse impacts on surrounding properties and
facilities. Innovative design is encouraged. Special care is taken in the approval of R5 developments
to ensure that necessary facilities, roads and improvements are available or provided to support the
R5 development. Residential recreational community developments shall only be approved in
conformance with the policies in the Comprehensive Plan.
§ 165-75. Rezoning procedure.
In order to have, land rezoned to the R5 District, a master development plan, meeting all
requirements of Article XVI of this chapter, shall be submitted with the rezoning application. The
rezoning shall be reviewed and approved following the rezoning procedures described by this chapter,
including procedures for impact analysis and conditional zoning. In adopting the rezoning, the master
development plan submitted wiff may be accepted as a condition proffered for the rezoning. The
master plan review procedures described by Article XVI must also be completed concurrently with
or following the consideration of the rezoning.
A. Impact analysis. Impact analysis, as required by this chapter, shall be used to evaluate all
potential impacts, including impacts on surrounding lands, the environment and on public
facilities and services.
B. Land dedication. Land shall be dedicated in residential recreational community developments
for roads and facilities necessary to serve the development as described by the Comprehensive
Plan, the Capital Improvements Program and adopted road improvement programs.
C. Addition of land. The Board of Supervisors may approve the addition of land to an approved
recreational residential community through the procedures set forth in this chapter for the
original approval of a residential recreational community development.
§ 165-76. Permitted uses.
The following uses are allowed in the R5 Residential Recreational Community District:
A. All uses allowed in the RP Residential Performance District.
B. All uses allowed in the B-1 Neighborhood Business District except for the fallowing:.
car washes
fwmeral homes and crematories
C. Indoor and outdoor recreational facilities.
D. Preserves and conservation areas.
E. Restaurants.
F. Hotels and lodges.
G. Boat clubs and service areas.
H. Service stations.
I. Private campgrounds.
J. Heliports or air strips.
K. Tele Y ision a�d radio stations mid towers.
L. Age Restricted Communities
M. Recreational Vehicle Storage
N. General Business Offices.
O. General Merchandise Store.
P. Home Furnishing Store.
Q. Public Sewer and Water Facilities and Lues
R. Waste Recovery and Recycling Facility.
S. Movie Theater.
§ 165-77. Design requirements.
A. Minimum size. No residential recreational community master development plan nor rezoning
to the Residential Recreational Community District shall be approved for less than 500
contiguous acres.
B. Dimensional requirements.
A. Areas shall be specifically designated for each different use on the master development
plan. Within those areas, the uses shall meet the applicable dimensional requirements
set forth for those uses in the RP, B I and B2.
B In Age Restricted Communities, Multi -family Garden Apartments and Townhouses
may be approved with alternative dimensional requirements.
1) Multi -family Garden Apartments are buildings where individual dwellingmnitssibare
a common outside access. They also share a common yard area, which is the sum of
the required lot areas of all dwelling units within the building, Garden Apartments
shall contain six or more dwelling units in a single structure. Required open space
shall not be included as minimum lot area.
The alternative dimensional requirements shall be as follows:
A. Front setback:
i) Thirty-five (35) feet from road right-of-way of public
roads,Greenways, and Neighborhood Collectors.
14) Twenty (20) feet from road right -of way of Local Streets, and from
parking areas, and driveways.
13. Side: Fifty (50) feet from perimeter boundary.
C Rear: Fifty (50) feet from perimeter boundary.
D. Minimum On-site building spacing shall be as follows:
Two-story buildings:
Thirty (30) feet front and side.
Fifty (50) feet rear.
Three and Four story builidingsT
Forty (40) feet side.
Fifty (50) feet front and rear.
E. i) Maximum building height forprincipal structures shall be Sixty-five
(65) feet.
ii) Maximum building height for accessory structures shall be twenty
(20) feet.
F. One and One-half (1-1/2) parking spaces shall be provided for each
one (1) bedroom unit, and two (2) parking spaces shall be provided
for each two (2) bedroom unit.
11) The Townhouse is a single family attached dwelling with one dwelling unit from
ground to roof, having individual outside access. Rows of attached dwellings shall not
exceed 10 units and shall average no more than eight dwellings per structure..
The alternative dimensional requirements shall be as follows:
A.
Minimum lot area: 2,000 square feet.
B.
Minimum lot width: twenty (20) feet.
C.
Front setback:
i) Thirty-five (35) feet from road right-of-way of public roads and
Greenways.
ii) Twenty (20) feet from road right-of-way of Neighborhood
Collectors, Local Streets, and from parking areas, and driveways.
D.
Side: Thirty (30) feet from perimeter boundary.
E.
Rear: Fifty (50) feet from perimeter boundary.
F.
Minimum building spacing: Thirty (30) feet side.
Fifty (50) feet front and rear.
G.
i) Maximum building height for principal structures shall be Thirty-five
(35) feet.
ii) Maximum building height for accessory structures shall be twenty
(20) feet.
H.
Two (2) parking spaces shall be provided per unit.
1.
Supplementary setbacks:
i) With the townhouse housing type, decks may extend five (5) feet
into rear yard setback areas.
ii) Where the townhouse housing type abuts open space, decks may
extend up to twelve (12) feet into rear yard setback areas.
iii) Front porches, stoops, and steps may extend eight (8) feet into
front yard setback areas.
C. In Age Restricted Communities, the following landscaping alternative may be
provided when utilizing the single family small lot housing type that front on
private streets. This flexibility is provided due to the additional street tree
planting requirement for private streets in Age Restricted Communities.
Minimum landscape plantings, in addition to the required street trees,
shall be three (3) trees and twelve (12) shrubs. Trees shall be a
minimum of two (2) inches in caliper at time of planting and shrubs a
minimum of twelve (12) inches in height at time of planting.
D. Existing lots. The applicable dimensionalrequirements forthe use shall apply
to existing lots. However, the Zoning Administrator may allow reduced yard
setback distances on existing lots of record currently zoned R5. The Zoning
Administrator may also allow reduced yard setback distances on lots
contained in previously approved master plans for R5 residential recreational
COI -Lm deities.
C. Residential density. The gross density for residences in the residential recreational community
development shall not exceed 2.3 units per acre for the development as a whole.
D. Commercial areas. Not more than +2% '6°/o of the gross area of a residential recreational
development shall be used for commercial uses. Commercial uses shall be located in village
centers designated on the approved master development plan. The Panning Commission may
require the submission of a generalized development plan depicting the type and location of
uses, access, and circulation patterns within identified Village Centers,
E. Vehicle Storage Areas shall not exceed 8 acres in size, shall be screened from view of any:
public street or adjoining residential property by a category B buffer utilizing at a minimum
a landscape screen, and shah comply with requirements of 165-35 A. (Glare) of this
ordinance..
F. Open space. A minimum of thirty-five percent (35%) of the gross area of any proposed
development shall be designated as common open space. This open space shall be for
purposes of environmental protection and for the common use of residents of the
development. No more than 50% of the required open space shall be within the following
environmental areas: lakes and ponds, wetlands or steep slopes. The Director of Planning,
upon recommendation of the Planning Commission, may allow a larger amount of steep
slopes to be utilized where the developer can demonstrate a viable plan for the use of these
areas. Where Age Restricted Communities are approved with private streets, a minimum of
forty-five percent (45%) open space shall be required.
G. Recreational, facilities. One recreational unit or equivalent recreational facilities shall be
provided for each 3 0 dwelling units. The facilities shall be in a configuration and location that
is easily accessible to the dwelling units that they are designed to serve. The design and
amount of facilities shall be approved by the Planning Commission in conjunction with the
Director of Planning and the Department of Parks and Recreation. A recreational unit is
designed to meet the recreational needs of 30 dwelling units. The units may be broken into
smaller units or added together to meet the needs of the planned community. When the Single
Family Small Lot housing type is used, the requirements of Section 165-64.A. Recreational
Facilities specific to this housing type shall be met.
H. Buffers and screening. Buffers and screening shall be provided between various uses and
housing types as if the uses were located in the RP, B 1 or B2 Zoning District according to
the uses allowed in those districts. Buffers and screening shall be provided accordingly as
specified in § 165-37 of this chapter. Road efficiency buffers shall be provided according to
the requirements of that section. In addition, along the perimeter boundary of the Residential
Recreational Community District, buffers and screens shall be provided in relation to
adjoining properties as if the uses in the planned community were located in the RP, B 1 and
132 Zoning Districts. The Planning Commission may allow alternative methods for achieving
buffer and screening requirements, and may waive the Interior Residential Screening and
Road Efficiency Buffer requirements, in Age Restricted Communities.
Sewer and water facilities. All residential recreational community developments shall be
served by public sewer and water facilities owned by or dedicated to a public authority.
J. Road access. All residential recreational community developments shall have direct access to
an arterial or collector road or to roads improved to arterial or collector standards.
K. Streets. The residential recreational community development shall be provided with a
complete system of public streets dedicated to the Virginia Department of Transportation.
The road system shall conform with the Frederick County Comprehensive Plan and with road
improvement plans adopted by the county.
(l) Within any portion of a residential recreational community which qualifies as an Age -
Restricted Community. the Planning Commission may allow for the installation of
private streets, provided that all streets conform to the construction details and
materials of the Virginia Department of Transportation Standards and that a program
for the perpetual maintenance of all streets is provided which is acceptable to the
Commission. Three classes of private streets shall be permitted in Age Restricted
Communities as follows:
(a) Greenways. All private streets with a projected ADT of over 3,000 shall have a
minimum right-of-way of 50 feet and shall have no direct lot frontage. Greenways
shall be lined on both sides with street trees having a minimum caliper of 2 inches at
the time of planting, spaced not more than 50' apart. Along the portions of right-of-
way which abut mature woodland the Planning Director may waive the requirement
for street trees. The horizontal centerline geometries and vertical profile design shall
meet the VDOT criteria for subdivision streets with a design speed of 30 mph.
(b) Neighborhood Collectors. All private streets with a projected ADT of over 400
shall have a minimum right-of-way of 50 feet and may have lot frontage.
Neighborhood Collectors shall be lined on both sides 'With street trees having a
minimum caliper of 2 inches at the time of planting, spaced not more than 50' apart.
The horizontal centerline geometries and vertical profile design shall meet the VDOT
criteria for subdivision streets with a design speed of 30 mph.
(c) Local Streets. All private streets with a projected ADT of 400 or less shall have
a minimum right-of-way of 30 feet and may have lot frontage. Local Streets shall be
lined with streets trees having a minimum caliper of 2 inches at the time of planting,
spaced not more than 50' apart. The horizontal centerline geometries and vertical
profile design shall meet the VDOT criteria for subdivision streets with a design speed
of 20 mph.
The subdivision design plans and final subdivision plats for all lots contained within
an Age. Restricted Community that utilize private roads shall include the following
language:
The proposed pr ivate streets will not be maintained by the P irgin a Department of
Transportation or the County of Frederick, The maintenance and improvement of
said private streets shall be the sole responsibility of the owners of rhe lots within the
Age Restricted Community which are provided access via the private streets.
(2) Within R-5 developments approved prior to 1984, the Planning Commission may
allow the extension of existing private roads if no other means of access is available.
L. Curb and gutter. All roads widin the developmen shall be provided with curbs and gutters.
M. Alternative Pedestrimn access. A combined system of pedestrian and/or bicycle access, in the
form of paved sidewalks, orpavedinterior walkways, or bike paths, shall be provided to
allow walking or bicycling between every use, structure or recreational facility. Such
travelways walkways shall be connected with existing travelwaysNmfimays adjacent to the
residential recreational community development. In Age Restricted Communities, at the, time
of Master Development Plan approval, the Planning Commission may allow local streets
without sidewalks to be used and incorporated into the system of pedestrian and bicycle
access. The type and nature of trails to be used shall be identified, detailed and approved on
the Master Development Plan.
N. , Stormwater management. The requirements of § 165-32 of this chapter shall apply to the total
residential recreational community development.
O. Landscaping. Landscaping shall be in conformance with an overall landscaping plan or
unifying conpept for the development.
P. Phasing. If a Residential Recreational Community District is proposed to be developed in
phases, over a period of time, common open space shall be provided with each phase in
proportion to the fraction of the total area of the development in each phase. Recreational
facilities shall be provided with each phase in proportion to the fraction of the total dwelling
units in each phase. Essential street entrances to the planned residential community shall be
provided with the initial appropriate phases of the development as scheduled on the approved
Master Development .Plan.
Q. Property owners' association. A single property owners' association shall be provided for all
phases of a recreational community development according to the requirements of this
chapter.
R. Environmental Protection. Upon recommendation of The Planning Commission, the Board
of Supervisors may allow waivers of, or variations to, the environmental requirements of
Section 165-31 ofthis chapter in residential recreational communities. Such waivers shall be
shown on the Master Development Plan. In such cases, the environmental features and their
function, shall be preserved to the greatest extent possible.
S. Other regulations. The residential recreational community development shall conform with
all regulations of this chapter and the Frederick County Code unless specifically exempted by
this article.
Definition
Age omunty- A designated area of at least 250 acres in size within an R-5 development
which is intended to be absent of school age children and which ensures, through covenants,
management regulations, or other similar legal instruments, enforceable by a home owners association
or other private entity that at least one of the residents of at least eighty (80) percent of the units is
fifty-five (55) years of age or older.
Recreational Vehicle Storage - An area provided within a recreational Community for it's residents
to shore recreational vehicles such as boats, campers, R..V.s, and travel trailers.
Waste Recov= and Recycling Facility - A R5 community facility forthe collection and recycling of
household materials that are generated by the R5 Residential Recreation Community.
J,5 VV71y'
ARTICLE VI
RP Residential Performance District
B. [Amended 10-27-1999] Single-family small lot. Single-family small lot housing shall be a
single-family detached or attached residence on an individual lot. No more than two units
may be attached together. The intent of this housing type is to provide an alternative to
conventional single-family lots that can be tailored to the unique needs of specialized
populations such as those of the older person.
(1) Dimensional requirements shall be as follows:
(a) Minimum lot size: 3;899 3,750 square feet.
(b) Off-street parking spaces: 2.
(c) Setback from state road: 25 feet.
(d) Setback from private road: 20 feet.
(e) Rear yard: 15 feet.
(f) Side yard: Zero lot line option may be used with this housing type. If chosen, the
minimum side yard shall be 10 feet for that yard opposite the zero lot line side. If not
chosen, the minimum side yard shall be five feet.
(g) When the attached option for the single family small lot housing unit is chosen, the
minunum building spacing between units shall be twenty (20) feet.
(h) Supplementary setbacks:
i) With the single family small lot housing type, decks may extend five (5) feet into
rear yard setback areas.
u) Where single family small lot housing abuts open space, decks may extend up to
twelve (12) feet into rear yard setback areas.
iii) Front porches, stoops, and steps may extend eight (8) feet into front yard setback
areas.
(2) ' A minimum of 20 landscape plantings shall be provided on each individual lot. At least 1/4
of the landscape plantings shall be trees, with the remainder being shrubs. The trees shall be
a minimum of two inches in caliper at time of planting, and the shrubs shall be a minimum
three -gallon container at time of planting.
(3) Maximum building heights shall not exceed 29 35 feet in height.
(4) Detached accessory buildings shall not be permitted.
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ARTICLE IV
Supplementary Use Regulations
165-31. Protection of Environmental Features.
B. (6) Steep Slopes. No more than twenty-five percent (25%) of steep sloes (fin tweni),? five
percent or greater) shall be disturbed or regraded. The Administrator may allow the
disturbance of additional small areas where that disturbance will alleviate potential health or
safety problems and will not significantly denigrate the overall environmental quality of the
site. The Board of Supervisors may allow the disturbance of larger areas of steep slopes in
shopping centers, office parks and industrial parks. In such cases, the functions of stream
valleys shall be preserved through the use of open space, landscaping, and stormwater
management facilities.
Definition: STEEP SLOPES - Land Areas where the slope exceeds ( tWenty-five
percent 25%).
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COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX:"540/ 678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Deputy Director
1
RE: Northeast Land Use Plan
DATE: July 5, 2000
The Comprehensive Plans and Programs Subcommittee (CPPS) is conducting public information
meetings to present the referenced land use plan. The CPPS conducted the first meeting on June 26,
2000 at Stonewall Elementary School which was attended by 43 citizens. The primary concerns
expressed by the meeting participants pertained to the availability of adequate water resources to
serve industrial and commercial growth in this area, and the inability of Interstate 81 Exit 323 to
accommodate additional traffic in its present state. The CPPS will conduct the final public
information meeting on July 10, 2000 at Stonewall Elementary School.
Staff will update the Planning Commission on the issues and concerns expressed at the public
information meetings during your July 19, 2000 meeting. Please find attached the draft Northeast
Land Use Plan and associated policy text. These draft documents have been revised to reflect the
comments received during the May 24, 2000 work session with the Board of Supervisors.
U.\Evan\CommonkCompPlan\Studies\Northeast Land Use StudyUulyl9_2000PIanningCommissionDimussionMemo.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
4
Northeastern Land Use Plan
Route 11 North Corridor Plan
In 1995, the Board of Supervisors and the Economic Development Commission identified a shortage
of available industrial sites with rail access, a vital element in recruiting potential industries. As a
result, the county initiated a search for potential locations for such uses. Numerous areas were
identified within the northeastern portion of the County along the Route 11 North corridor that could
be attractive sites for industrial development with rail access. As a result, the Board of Supervisors
directed the County's Comprehensive Plans and Programs Subcommittee (CPPS) to develop a land
use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321.
In 1996, a land use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321 was
adopted by the Board of Supervisors. Approximately 3,200 acres of land was included within the
adopted study area boundary of the Route 11 North corridor which extended from Interstate 81 to
the west and the Hot Run, Hiatt Run, and Redbud Run drainage basins to the east. Portions of the
Stephenson Rural Community Center and the Clearbrook Rural Community Center were included
within the study area boundary. The Route 11 North Land Use Plan recommended industrial and
commercial development as the predominant land use within the study area boundary. New large-
scale residential development was not proposed as a component of the land use plan. Finally, a
Developmentally Sensitive Areas (DSA) designation was established to preserve and protect existing
residential land uses, historic features, and significant open space areas. The DSA was recommended
along the Route 1 I North corridor, the Milburn Road corridor, and along the western segment of the
Old Charles Town Road corridor.
Recent Issues
Development activity and land use speculation has occurred along the Route 11 corridor between
Interstate 81, Exit 321 and Exit 323 since the adoption of the north of the Route 11 North Land Use
Plan. Concerns expressed by county officials and citizens regarding various land use activities and
plans in this area led the Board of Supervisors to direct the CPPS to revisit the previously adopted
land use plan. The Board of Supervisors directed the CPPS to develop a land use plan which
expanded upon the Route 11 North plan to incorporate all land east of Interstate 81 between
Interstate 81 mile marker 316 and Interstate 81 Exit 323 to the Opequon Creek, as well as land on
the west side of Interstate 81 at Exit 321 and Exit 323.
Land Use Plan Objectives
Tile CPPS conducted two visioning meetings in January 2000 at the Stonewall Elementary School.
These meetings provided an opportunity for the CPPS to determine issues of importance to the
community and to familiarize participants with the process necessary to undertake a large -area land
use study and develop a land use plan for the designated area. Participants were encouraged to vote
on identified issues and to submit comments associated with a prepared questionnaire. The CPPS
utilized this information to establish objectives for the Northeastern Land Use Plan.
Northeastern Land Use Plan Objectives
Policies
► Develop policies which provide for a balance of growth and preservation.
► Develop policies which prohibit higher density growth within defined portions of the
study area.
► Ensure that public water and sewer service with adequate capacity accompanies future
development proposals.
► Ensure that adequate Levels of Service for all road systems are maintained or are
achieved as a result of future development proposals.
► Apply appropriate quality design standards for future development within the study
area.
Land Use
► Concentrate industrial uses near major road and railroad transportation systems.
► Encourage industrial uses to locate within master planned areas.
► Provide for interstate business development opportunities on the eastern and western
sides of Interstate 81 interchanges.
► Concentrate business uses at strategic locations along the Route 11 North corridor.
► Discourage random business and industrial land uses along Route 11 that are
incompatible with adjacent existing land uses.
Transportation
► Identify appropriate locations for signalized intersections to maintain or improve
Levels of Service.
► Encourage central access points to industrial areas, minimizing new driveways and
intersections with Route 11 North, Route 761, Route 664, Route 669, and Route 671.
► Encourage the expansion of Route 11 to a four -lane roadway.
► Determine appropriate locations for new connector roads within industrial and
commercial areas to minimize traffic impacts on Route 11 North and existing
secondary roads.
► Discourage new access points along the historic Milburn Road corridor (Route 662).
-2-
Infrastructure
Identify appropriate locations within the study area for inclusion in the Sewer and
Water Service Area (SWSA).
Determine impacts of proposed fi.:t',:re lard uses on tl�e Opequon Waste Water
Treatment Plant.
Determine appropriate types of water and sewer systems to serve existing and
proposed land uses.
Historical
Ensure that recommendations of Third Winchester Battlefield Preservation Plan are
implemented to the extent possible.
Determine appropriate methods to protect significant historic areas and corridors that
are identified by the Battlefield Network Plan.
Identify appropriate locations to implement Developmentally Sensitive Areas (DSA)
land use designations to protect potentially significant historic resources as identified
by the Frederick County Rural Landmarks Survey. Ensure that the Historic Resources
Advisory Board (HRAB) reviews all development proposals which impact identified
DSA.
Environmental
► Identify environmentally sensitive areas such as flood plains and steep slopes to ensure
that future land use impacts to these areas are minimized or avoided.
► Identify areas for agricultural and open space preservation.
► Encourage land preservation programs such as conservation easements, agricultural
and forestal districts, and public purchase of permanent easements.
Northeastern Land Use Plan
The Northeastern Land Use Plan is intended to expand upon, and supersede the Route 11 North Land
Use Plan which was adopted in 1996. The study area boundaries have been significantly expanded
to incorporate approximately 14,500 acres of land between Interstate 81, the West Virginia state line,
the Opequon Creek, and the northern study area boundary limits of the Route 7 East Corridor Plan.
The revised study area boundary accounts for the entire acreage which comprised the Route 11 North
Land Use Plan.
The Northeastern Land Use Plan has been designed to provide for a balance of land uses which
includes industrial and commercial growth along the major road and railroad corridors, and the
preservation of rural areas and significant historic features within the study area boundaries. Future
land uses within the study area boundary should be sensitive to existing and planned land uses. The
all
land use plan has been designed to provide the opportunity to develop industrial and business uses
in a well-planned, coordinated manner.
Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the southern
and northern poi ions of '-e study � � t to the CSy Railroad in the southern portion of
tl�� �t'uu area, an., adjacent
the study area and within the Stephenson Rural Community Center between Old Charles Town Road
(Route 761) and the Global Chemstone Quarry. Proposed industrial land uses should be developed
within master planned areas which discourage individual lot access on the Martinsburg Pike (Route
11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to
mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide
greater setbacks and buffers and screening along Martinsburg Pike to enhance the appearance of the
corridor.
Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and
west side of Interstate 81 Exits 317, 321, and 323, and within the southeastern portion of the Sewer
and Water Service Area (SWSA) near Old Charles Town Road (Route 761) and Milburn Road
(Route 662). It is envisioned that commercial land uses which cater to the interstate traveler will be
developed along the three Interstate 81 interchange areas, while retail, service, and office land uses
will occur along the Martinsburg Pike corridor and the southeastern portion of the SWSA. The
development of business and commercial land uses is encouraged at designated signalized road
intersections. All business and commercial uses are encouraged to provide inter -parcel connectors
to enhance accessibility between uses and reduce disruptions to primary and secondary road systems.
Additionally, business and commercial land uses which adjoin existing residential uses and significant
historic resources should be adequately screened to mitigate impacts.
The preservation and protection of significant historic resources, environmentally sensitive areas, and
open space areas is encouraged by this land use plan. The majority of the acreage within the study
area which comprises these features has been protected from industrial and commercial development
through its exclusion from the SWSA expansion. This acreage includes the core area of the Opequon
Battlefield (3`d Battle of Winchester); significant historic properties including Sulfer. Spring Spa (34-
110), Cleridge (34-111), and Hackwood (34-134); the majority of the steep slope and mature
woodland areas; and all of the flood plain and wetland areas associated with Opequon Creek.
Significant historic resources including the core area of Stephensons Depot (2nd battle of Winchester),
Kenilworth (34-113), the Branson House (34-137), and the Milburn Road corridor (Route 662), and
minor areas of steep slope and mature woodlands fall within the expanded SWSA boundary. The
land use plan incorporates a Developmentally Sensitive Areas (DSA) designation to ensure that these
features, as well as existing residential clusters and public land uses are protected from future
industrial and commercial development proposals. The DSA is a community and historical
preservation area; therefore, adjacent uses which are incompatible should provide adequate buffers
and screening. The DSA is intended to discourage any development along the Milburn Road corridor
and to promote a higher standard of development along the Martinsburg Pike corridor where
residential clusters and public land uses dominate. Development regulations should be reviewed to
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ensure that they protect and promote a cohesive community environment within the study area with
special attention to the DSA, while providing flexibility to encourage high quality development.
The expansion of the Urban Development Area (UDA) is not proposed within the land use study
boundary; therefore, higher density residential land use is not proposed. The land use plan
recommends the allowance ofresidential land uses within the three Rural Community Centers (RCC).
Residential land use should only occur in conjunction with public water and sewer service, and should
be compatible with existing residential densities and lot sizes within each community center.
Northeastern Land Use Plan Infrastructure Com onents
The proposed industrial and commercial land uses identified in this land use plan are recommended
to be developed with public water and sewer service unless they are of a scale that can be served by
a conventional well and drain field system. Therefore, it is the recommendation of this land use plan
to prohibit package treatment plants unless they are of a scale and design that is feasible for them to
be dedicated to the Frederick County Sanitation Authority for operation and maintenance.
Furthermore, proposed industrial and commercial land use development should only occur if impacted
road systems function at a Level of Service (LOS) Category C or better. The installation of public
water and sewer infrastructure, the development of new road systems and new signalization, and
improvements to existing road systems will be the responsibility of private property owners and
developers, unless the Board of Supervisors determine that public private partnerships are
appropriate.
Transportation: Proposed industrial and commercial development within the land use plan
boundary will necessitate improvements to existing road systems and the
construction of new road systems. The land use plan provides for the general
location of new collector roads and signalized intersections to channel
vehicular traffic between key intersections throughout the study area. These
collector roads are intended to promote efficient traffic movement between
land uses, enhance safety by limiting individual commercial entrances and
turning movements at random points, and preserve capacities on existing road
systems to ensure adequate levels of service. The general location of new
collector roads and new signalized intersections is depicted on the land use
plan map. The development of these transportation improvements will be
required as proposed industrial and commercial projects are realized.
Improvements to existing primary and secondary road systems will be
required throughout the study area. To ensure that these road improvements
occur, proposed developments should be expected to provide dedicated right-
of-ways and construct all improvements deemed necessary by the Virginia
Department of Transportation and the Board of Supervisors. Improvements
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to the existing primary and secondary road systems include improving
Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the
width and geometrics of Rest Church Road (Route 669); Woodbine Road
(Route 669); Branson Spring Road (Route 668); Woodside Road (Route
671); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old
Charles Town Road (Route 761).
A corridor has been reserved along the proposed alignment of Route 37 -
Alternative C; Phase IV. This corridor is flanked on either side by proposed
industrial and commercial land uses. The proposed industrial and commercial
land uses may provide an opportunity for the development of a future
interchange along the phase of the Route 37 corridor.
Water and Sewer: Proposed industrial and commercial development within the land use plan
boundary will be developed in conjunction with public water and sewer
infrastructure. Public water infrastructure exists within the study area along
Martinsburg Pike from the southern study area boundary to the intersection
with Interstate 81 Exit 321. This infrastructure extends to the east, following
portions of Stephenson Road (Route 664); Old Charles Town Road (Route
664); and Gun Club Road (Route 666). Currently, no public sewer
infrastructure exists within the study area boundary.
Currently, the Opequon Waste Water Treatment Plant (OWWTP) is the
closest treatment facility to the study area boundary. Utilization of the
OWWTP would require the development of pump stations and lift stations
throughout the study area. The proposed industrial and commercial land use
acreages have been compiled to determine the potential impacts to the
OWWTP capacities. The estimated development of these acreages
demonstrates that capacities at the OWWTP will be exceeded prior to the
buildout of these areas.
The Board of Supervisors will need to work with the Frederick County
Sanitation Authority (FCSA) to determine appropriate methods for
establishing public water and sewer infrastructure with adequate capacities.
Appropriate methods may include partnerships and agreements with adjoining
localities to utilize existing infrastructure, the development of new treatment
facilities for water extraction and sewer treatment, or public/private
partnerships to develop necessary infrastructure.
W
's Frederick County Planning Department
May 24, 2000
Northeast Land Use Study
(CPPB Draft Plan)