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CPPCAgenda2023July101.2023 Comprehensive Plan Amendment Requests – The CPPC will review the requests and provide input to the Planning Commission and Board of Supervisors. 1.A.CPPA #01-23 Madison II Property - (Mr. Pearson) 1.B.CPPA #02-23 Jordan Springs Property - (Mr. Bishop) 1.C.CPPA #03-23 Brockton Property - (Mr. Bishop) 1.D.CPPA #04-23 Sargent Property - (Mr. Bishop) 1.E.CPPA #05-23 Carmeuse Property - (Mr. Pearson) 1.F.CPPA #06-23 Bluestone Industrial - (Mr. Pearson) 2.Update on Western Frederick Land Use Plan and Draft Survey – Staff will provide an update on work done to date on the Western Frederick Land Use Plan Update and seek feedback on the draft survey questions. 2.A.Staff Update 2.B.Survey Feedback AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, JULY 10, 2023 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC07-10-23_CPPA01-23MadisonIILLC_Redacted.pdf CPPC07-10-23_CPPA02-23JordanSprings_Redacted.pdf CPPC07-10-23_CPPA03-23BrocktonProperty_Redacted.pdf CPPC07-10-23_CPPA04-23SargentProperty_Redacted.pdf CPPC07-10-23_CPPA05-23CarmeusePropertiesClearbrook_Redacted.pdf CPPC07-10-23_CPPA06-23BluestoneIndustrialPark_Redacted.pdf CPPC07-10-23_PreferenceSurvey_Draft.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #01-23 Madison II Property - (Mr. Pearson) Attachments: CPPC07-10-23_CPPA01-23MadisonIILLC_Redacted.pdf 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Wyatt Pearson, AICP, Planning Director RE: Comprehensive Plan Amendment Request #01-23, Madison II, LLC Property DATE: June 28th, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received multiple requests. CPPA #01-23 Madison II, LLC Property is summarized in the memorandum and the accompanying attachments. CPPA #01-23, Madison II, LLC Property – Designation of new non-contiguous Urban Development Area (UDA), and Land Use Designation Change, for Parcel: 87-A-15. This is a request to establish a new UDA around the property in question, and change a portion of the land use designation from Mixed Use Industrial/Office and Industrial to Neighborhood Village. The property (1702 Fairfax Pike) is located south of Fairfax Pike (Rt 277) and a little over a mile west of the Route 277 & 522 intersection (double tollgate area). The Lake Frederick development borders the property to the South and East. The property is currently zoned RA (Rural Areas), is about 149 acres in size, and is currently utilized for agricultural and residential purposes. The Southern Frederick Area Plan shows this property as a part of the Lake Frederick Neighborhood Village. This neighborhood village is envisioned to be a compact center that focuses and complements the surrounding neighborhoods, is walkable, designed at a human scale, and supported by existing planned road network. More specifically, this area is intended as a gateway feature for both Frederick County at large as well as the Lake Frederick Community. Residential land uses are intended as an accessory component of the land use plan in this area. The applicant is seeking to change a portion of the existing land use designations (Mixed Use Industrial/Office & Industrial 32 acres) to Neighborhood Village. Additionally, the applicant is retaining the current Mixed Use Commerical/Office designation but proposing additional text recognizing that medical support uses may be appropriate for this general area in the future. Lastly, rather than a lengthy extension of the existing UDA boundary, the applicant is proposing a non-contiguous UDA be established around the property in question. 3 This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. Staff will be seeking a recommendation from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider this request; staff will send notification to CPPC members of the date and time of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a set of maps showing the location of the proposal, the CPPA application, and the Southern Frederick Land Use Plan. See Frederick Water comments below. WGP/pd June 8th, 2023 Frederick Water Comment CPPA #01-23 This property is captured in the Southern Frederick Area Plan. The property is more specifically located south of Route 277, west of Route 522, and adjacent to the Lake Frederick development. Frederick Water does presently provide water to the area, and sanitary sewer will be available soon (targeted 2026) once a planned forcemain is constructed. Water supply for the Madison II project would be via an existing 12-inch water main which parallels the south side of Route 277 (Fairfax Pike). Adequate water capacities and pressures are currently available to meet the project’s projected demands. The developer will need to extend adequately sized water lines throughout the subject property, and interconnect with adjacent properties, as part of their development program. Sanitary sewer conveyance and treatment capacities are currently limited in this area, and warrant conveyance system upgrades to meet long term planned land uses that are captured in the current Southern Frederick Area Plan. Frederick Water is designing and will construct a sanitary forcemain improvement that could serve the area including the subject property. The developer will need to construct the necessary on-site gravity collection system, pump station, and forcemain and extend said forcemain to an appropriate off-site connection with Frederick Water’s planned/future sanitary sewer system. Changes to land uses and UDA boundaries which result in similar water and sewer demands that are currently planned for would be accommodated within Frederick Water’s recently designed sanitary sewer infrastructure improvement plans. As planned land uses advance into construction, the developer will be expected to dedicate necessary water and sanitary sewer easements and contribute financially to the infrastructure upgrades that are warranted to accommodate their development’s water and sanitary sewer demands. Frederick Water could support further study of the Madison II Property CPPA application. 4 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 118MILKWEED DR 116MILKWEED DR115MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 115HERON CT 114HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1954FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1867FAIRFAXPIKE 1890FAIRFAXPIKE1880FAIRFAXPIKE1932FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1636FAIRFAXPIKE1615FAIRFAX PIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE 1605FAIRFAXPIKE1597FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1185FAIRFAXPIKE 1195FAIRFAX PIKE1201FAIRFAXPIKE 1237FAIRFAX PIKE 1227FAIRFAXPIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFA X PIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAI L WAY SWITC H G R A S S WAYOATGRASS CTNUTH A T C H DR WALLE Y E C T WITHEROD C T CHOKE CHERRY CTFOAM F L O W E R D R LEATHERFLOWER DRBARRED O WL W A Y RACHE LCAR SON DR SONG S PA RROW DRJOURNEYMAN LNMALLARD DRRACH E L C A R S O N D R FAIRFAX PIKE APPRENTICE LNRIDINGS LNWRIGHTS RUN LN HUDS O NHOLL O W R D FA I R F A X P I K E FAIRF A X P I K E Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Minor Arterial Improved Minor Arterial Major Collector Minor Collector Roundabout Trails Long Range Land Use Neighborhood Village Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Planned Unit Development Environmentally Sensitive Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRF A X P I K E REARDON RD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTE A L CT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet CPPA # 01 - 23: Madison II, LLCPIN: 87 - A - 15Draft UDA AmendmentLong Range Land Use Map CPPA #01-23 CLARKECOUNTY 5 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 115MILKWEED DR118MILKWEED DR 116MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 114HERON CT 115HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1890FAIRFAX PIKE 1880FAIRFAX PIKE 1867FAIRFAXPIKE 1902FAIRFAX PIKE 1942FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1615FAIRFAX PIKE 1636FAIRFAXPIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE1597FAIRFAXPIKE 1605FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1201FAIRFAXPIKE 1185FAIRFAXPIKE 1195FAIRFAX PIKE 1227FAIRFAXPIKE 1237FAIRFAX PIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFAXPIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAILWAY SWITCHGRASSWAYOAT GRASS CTNUTHATCHDR WALLEYE CT WITHEROD CT CHOKE CHERRY CTFOAM FLOWER DR LEATHERFLOWER DRB A R R E D OWL WAY RACHE LCARSON DR S ONGS P ARROW DR JOURNEYMAN LNMALLARD DRRACHEL CARSON DR F A IR F A X P IK E APPRENTICE LNRIDINGS LNW RIG HTS RUN LNHUDSONHOLLOW RD FAIRFA X PIKE FAIRFAX PIKE Application Urban Development Area Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRFAX PIKE REARDONRD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTEALCT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet C P P A # 0 1 - 2 3 : M a d i s o n I I , L L CPIN: 8 7 - A - 1 5Draft U D A A m e n d m e n tLocation M a p CPPA #01-23 CLARKECOUNTY 6 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 115MILKWEED DR118MILKWEED DR 116MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 114HERON CT 115HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1890FAIRFAX PIKE 1880FAIRFAX PIKE 1867FAIRFAXPIKE 1902FAIRFAX PIKE 1942FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1615FAIRFAX PIKE 1636FAIRFAXPIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE1597FAIRFAXPIKE 1605FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1201FAIRFAXPIKE 1185FAIRFAXPIKE 1195FAIRFAX PIKE 1227FAIRFAXPIKE 1237FAIRFAX PIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFAXPIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAILWAY SWITCHGRASSWAYOAT GRASS CTNUTHATCHDR WALLEYE CT WITHEROD CT CHOKE CHERRY CTFOAM FLOWER DR LEATHERFLOWER DRB A R R E D OWL WAY RACHE LCARSON DR S ONGS P ARROW DR JOURNEYMAN LNMALLARD DRRACHEL CARSON DR F A IR F A X P IK E APPRENTICE LNRIDINGS LNW RIG HTS RUN LNHUDSONHOLLOW RD FAIRFA X PIKE FAIRFAX PIKE Application Urban Development Area Sewer and Water Service A rea ParcelsEastern R oa d Plan Minor Arterial Imp roved Minor Arterial Ma jor Collector Minor Collector Roundabout Trails Zoning M1 (Light Industrial District) MH1 (Mobile Hom e Com m unity District) R5 (Residential Recr eational Comm unity District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRFAX PIKE REARDONRD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTEALCT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet C P P A # 0 1 - 2 3 : M a d i s o n I I , L L CPIN: 8 7 - A - 1 5Draft U D A A m e n d m e n tZoning M a p CPPA #01-23 CLARKECOUNTY 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 6806806906906906906906906906907007007006 7 06806 9 0 680 680 690690 7007006906 9 0 700 70071071071 0 6 6 0 650 6 4 0 65 0 66 0 670680690680670660660 710710710710710710710710710710660 670 680 MADISON II, LLC PROPERTY CPPA APPLICATION FREDERICK COUNTY, VA 4901 CROWE DRIVE MOUNT CRAWFORD, VIRGINIA 22841 (540) 434-6365 | www.valleyesp.com PROJECT No.: 12965-9 EXP./CLIENT No.: 12965-9 DATE: 06/01/2023 REV.: SHEET NO.:SCALE: AS NOTEDSCALE:1" = 500'0'500'1000'EX-4PROPOSED LAND USE PLAN 06/28/2023 MUCONVMIXED USE COMMERCIAL/OFFICE (MUCO)(± 30 AC.)NEIGHBORHOODVILLAGE (NV)(± 89 AC.)BUFFER/FUTUREROAD RIGHT OF WAY(± 30 AC.)FAIRFAX PIKE (RT. 277)LAKE FREDERICKNVFUTURE MINORARTERIAL PERCOMP. PLANPROPOSED URBANDEVELOPMENT AREABOUNDARYPROPOSED URBANDEVELOPMENT AREABOUNDARY25 APPENDIX I - AREA PLANS Southern Frederick Area Plan 27 SOUTHERN FREDERICK AREA PLAN SOFRED BOARD OF SUPERVISORS APPROVED ON NOVEMBER 12, 2014 INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENT: • LEONARD PROPERTY APPROVED BY THE BOARD OF SUPERVISORS ON JANUARY 26, 2017 26 APPENDIX I - AREA PLANS Southern Frederick Area Plan 28 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 at I-81 Exit 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. 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 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 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 27 APPENDIX I - AREA PLANS Southern Frederick Area Plan 29 commercial, residential, employment, and community uses shall be linked to the surrounding community with inter modal transportation choices and public open spaces. The Sherando Center is centrally located to the community and is in the short term, respectful to the Agricultural District. ROUTE 277 TRIANGLE - CENTERS OF ECONOMY The Route 277 Triangle Centers of Economy is designed to be a significant area of commercial and industrial opportunity that is fully supportive of the Frederick County Economic Development Authority’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 intent of such areas to promote a strong positive community image. Residential land uses are not envisioned in this area. LAKE FREDERICK NEIGHBORHOOD VILLAGE The 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. On a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east is desirable in this area. 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 mix of uses in this area that is reflective of a 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 I-81 EXIT 307 Located at a highly visible location on an 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. The building and site layout and design of the projects shall be of a high quality. In addition, an enhanced buffer and landscaping is planned adjacent to the Interstate 81 right-of-way, its ramps, the new arterial road (South Frederick Parkway), and adjacent to Route 11. 28 APPENDIX I - AREA PLANS Southern Frederick Area Plan 30 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. This area should be 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 uses for the areas 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. Access Management is a priority along the Route 522 corridor. An internal access road serving this area was provided with the Tasker Woods project; therefore, no new commercial entrances shall be permitted on Route 522. 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. This buffer should consist of a 50-foot landscaped buffer area, and bike path. Residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within 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 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 expands on previously planned commercial uses in this area. 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 The Lakeside Neighborhood Village is proposed along Tasker Road in the Lakeside area, in the vicinity of the Bowman Library. This small-scale commercial area is sensitive to the existing character and scale of the location, the library, the adjacent lake, and the historic and natural resources in this area. The orientation of this neighborhood commercial shall be on the southern side of Tasker Road, opposite to the library and lake and shall be planned with a new street network providing the framework for the new neighborhood. The Bowman Library is an invaluable community facility for the area shall provide a focal point for future 29 APPENDIX I - AREA PLANS Southern Frederick Area Plan 31 development. 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. Within the core area of the neighborhood village, residential uses are only permitted as an accessory component. An area of residential land use is proposed to surround the core neighborhood village area that shall be of a higher density. 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 provide a focal point and valuable community resource for this area of new development. WARRIOR & TASKER NEIGHBORHOOD VILLAGE The Warrior and Tasker Neighborhood Village 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. 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 boundary of the County’s urban area in this location. The plan provides enhanced recognition of Double Church Agricultural and Forestal District, which provide for a clear 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. This community center, along with several other centers, have an important role to play as service centers for the County’s rural areas. The Southern Frederick Area Plan seeks to further define the Armel Rural Community Center and promote future consideration of this unique area; future development of this area should ensure that it remains distinct from the general urban development occurring in the 30 APPENDIX I - AREA PLANS Southern Frederick Area Plan 32 urban areas of the Plan. Future policies for this rural community center should reflect the characteristics of the center and the desires of its residents; this could be achieved through a broader effort to create small area plans for all of the County’s Rural Community Centers. SHERANDO-LAKE FREDERICK TRAILWAY A new multi-purpose path is envisioned to be constructed from the planned lakeside path at Lake Fredrick westward along Crooked Run, connecting into future planned land uses and ultimately intersecting with a Sherando Park path. This pathway surface should be consistent with that of the Sherando Park paths and trails. The new pathway will connect large segments of planned 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 recreational 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 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 population growth of the County, with the intent of focusing residential land uses in the urban areas 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 provides recommendations that are also intended to implement the 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. 31 APPENDIX I - AREA PLANS Southern Frederick Area Plan 33 The Plan provides for new industrial park and employment center areas to match the Frederick County Economic Development Authority’s (EDA) 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, to accommodate the needs of 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 at Exit 307 area of land use. The business development recommendations 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 • Fast-Casual Dining (EG - Panera, Chipotle) • Higher-end Dining (chain and Local businesses) as well as casual pubs and cafes • Premium Grocery & Retail in the UDA Center area (EG - Wegman’s) The business development group also provided the following general comments: • 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. o To expand the pedestrian & bike access the undeveloped land zoned as Natural Resource / Flood Plain should include walking/biking trails. • Identify ways to leverage abundant supply of natural gas in the RT 522 corridor. • Determine if incentives to rezone to commercial uses for landowners with agricultural zoned property should be made available. • 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. • 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. • Identify ways to draw more light manufacturing and targeted economic development businesses to the area around the FBI facility off Tasker Rd. • The Southern Frederick area would be a natural fit for various outdoor events and festivals, especially once road and walking path networks have been established and 32 APPENDIX I - AREA PLANS Southern Frederick Area Plan 34 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. Specific implementation steps have been identified which would further promote business development opportunities in the Southern Frederick Area Plan. 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 could provide 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 Plan. • 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 if capacity and existing infrastructure exists. • Assist property owners with applying for State funding to assist in the financing of major road infrastructure needed to serve the development project. Additionally, provide for County-managed support of the major road infrastructure projects to streamline the approval process for project design and construction management. • Incentivize the property owner through the implementation of expedited rezoning processes for future employment, commercial, or industrial land use as recommended by the Comprehensive Plan. • The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ratios (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. 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. As Warrior Drive is extended north and connection with future Route 37 is made, the current Route 37 access point with Tasker Road will be disconnected, resulting in a significant shift of traffic flows in this area. 33 APPENDIX I - AREA PLANS Southern Frederick Area Plan 35 As in all transportation elements of the Plan and area plans, all development of new roadways, development along existing roadways and upgrades to existing roadways is planned to implement bicycle and pedestrian accommodations to grow the County’s accessibility to all forms of transportation users. 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 common shared access points is promoted in order to improve safety and efficiency of the County transportation network. 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 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. 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. As usage of this regional park facility continues to grow this is an increasing need. Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOC) on area roads and overall transportation network, LOC C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOC shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable LOC 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 34 APPENDIX I - AREA PLANS Southern Frederick Area Plan 36 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 for multi-modal street designs 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 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. o Continue to enforce improved access management with redevelopment or new development. 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. Treatments should be reasonably consistent. • Street sections could be modified due to DCR changes specific to drainage requirements. 35 APPENDIX I - AREA PLANS Southern Frederick Area Plan 37 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 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 also 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. Recommendations from the Natural Resources Committee are: • 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. The County should ensure that when new developments are planned, that 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 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 stormwater 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 stormwater management and ecological functions. 36 APPENDIX I - AREA PLANS Southern Frederick Area Plan 38 • 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. Sensitive Natural Areas, including historic areas, are shown on the land use map for the study area. The historic element of the Southern Frederick Area Plan should directly correlate to the Historic Resources chapter of the Comprehensive Plan. To that end, the rehabilitation, adaptive reuse, or restoration of historic structures should be increased and incentivized. The Comprehensive Plan calls for the adaptive reuse of historic structures and therefore, future development applications that have historic resources on the property should incorporate those resources into development. Recommendations from the Historic Resources Advisory Board are: • Significant structures and properties shown with a sensitive natural/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. • 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 future land use planning exercises. • 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 the sites could not, it would be appropriate for the site to develop in a way to protect any structures or features.; accessibility to the park is encouraged. • Frederick County should assist property owners that want to register their properties with the State or National Register of Historic Places. • Increasing shared use trails throughout the study area would give emphasis to the preservation and rehabilitation of nearby historic sites and structures. Developments should be encouraged to incorporate and/or convert historic properties or sites into recreational elements, including shared use trails, parks, and museums. The Zig-Zag 37 APPENDIX I - AREA PLANS Southern Frederick Area Plan 39 trenches should be preserved and connected via a linear park/trail network to the Crosspointe development. • Development of any urban center in the study area should provide for the integration, preservation, restoration, rehabilitation, or adaptive reuse of any historic structures and sites located within the boundaries of the project. COMMUNITY FACILITIES The importance of public spaces and facilities within the study area needs to be recognized and incorporated into future development. The public facility element of the Southern Frederick Area Plan should directly correlate to the Public Facilities chapter of the Comprehensive Plan. The public facilities element should also expand upon the existing Comprehensive Plan and ensure that opportunities for needed public facilities, which are not currently identified, are not overlooked. Recommendations from the public facilities group are: • The need for future facilities for Schools, Fire & Rescue, and Parks and Recreation should be identified in this Plan, the CIP and incorporated into development proposals as appropriate. • The County should focus on the development of the north side of Sherando Park. • Ensure connectivity with existing or proposed bicycle or pedestrian transportation facilities wherever possible. • Pedestrian facilities should be constructed that connect neighborhoods to school and park facilities to promote accessibility and walkability. • Trails should be planned and constructed that connect Sherando Park, the proposed South 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; this facility would 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. • New schools identified in this Plan and in the CIP should be pursued and may be used as focal points for future community development. Existing schools should also be upgraded as identified in the CIP. 38 APPENDIX I - AREA PLANS Southern Frederick Area Plan 40 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. 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. 39 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 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 The Comprehensive PlanAdopted November 10, 2021 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 Land Use Legend Highway Commercial Mixed Use Commercial \ Office Mixed Use Industrial \ Office Residential, 4 u/a Planned Unit Development Urban Center Neighborhood Village Commercial Recreation Recreation Institutional Sensitive Natural Areas Rural Community Center Environmentally Sensitive Areas B2 / B3 Mixed-Use Employment Industrial Mobile Home Community High-Density Residential, 12-16 u/a High-Density Residential, 6 u/a Park Business Airport Support Area Future Rt 37 Bypass Urban Development Area Sewer and Water Service Area Town ofStephens City 40 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY BOWMANLIBRARY SHERANDO HIGH ARMEL ELEMENTARY BASS-HOOVER ELEMENTARY ROBERT E. AYLOR MIDDLE (NEW) §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 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 #Historic Rural Landmarks Land Use Institutional Park Rural Comm Center Recreation Future Fire & Rescue Facility Southern FrederickLand Use PlanHistoric and Natural Resources Area Plan The Comprehensive PlanAdopted November 10, 2021 Armel Community Center Sewer and Water Service Area Urban Development Area Town ofStephens City 41 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 42 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 43 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #02-23 Jordan Springs Property - (Mr. Bishop) Attachments: CPPC07-10-23_CPPA02-23JordanSprings_Redacted.pdf 44 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #02-23, Jordan Springs Property DATE: June 30, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received multiple requests. CPPA #02-23, Jordan Springs, is summarized in the memorandum and the accompanying attachments. CPPA #02-23, Jordan Springs – Expansion of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA), and Land Use Designation Change, for Parcels: 44-A-294A and 44-A-294. This is a request to expand the SWSA and UDA and designate the future land use classification to Residential. The properties are located on the north and south sides of Jordan Springs Road to the west of Woods Mill Road with the larger parcel 44-A-294A partially bounded on the east by Woods Mill Road. The Snowden Bridge Subdivision borders 44-A-294 A to the west. The properties total 231.92 acres and are currently zoned RA (Rural Areas) District and B2 (General Business) District. The B2 portion of the property totals approximately 9.85 acres with the remaining 222.07 acres being RA. Except for the small portion of the property containing the B2 zoning and the Historic Jordan Springs Venue all the property in question is currently not included in the SWSA and UDA and has a rural area designation in the Northeast Frederick Land Use Plan (NELUP). As such, the NELUP calls for this area to remain rural in nature. The applicant seeks to expand the SWSA and UDA boundaries to encompass the entirety of the two parcels and to have the land use designation for the RA zoned area changed from Rural Area to Residential. Per the applicant’s application materials, they seek to enable the development of an “all inclusive, age restricted, active adult community with associated assisted living, independent living, and nursing facilities”. The further stated intention is to utilize the existing hotel building as the focus of the community. This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. 45 Staff will be seeking a recommendation from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider this request; staff will send notification to CPPC members of the date and time of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a set of maps showing the location of the proposal, the CPPA application, and the Northeast Frederick Land Use Plan. See Frederick Water comments below. JAB/pd June 8th, 2023 Frederick Water Comment CPPA #02-23 A small portion of the property 44-A-294 is captured SWSA and identified in the Northeast Land Use Plan. The balance of the property is neither tagged for future land use nor captured in the SWSA or UDA. The property is more specifically located west of Jordan Springs Road, adjacent to the Snowden Bridge development. Frederick Water does not have water service on the property although water is available in the adjacent Snowden Bridge development. A regional gravity sanitary sewer does cross the property and is received at a regional sanitary pump station located on the property east of Jordan Springs Road. Changes to land uses, UDA, and SWSA boundaries will result in increased water and sewer demands, greater demands for service than are currently planned for in this area. Such changes will require additional water and sewer system evaluations, and more importantly, potential upgrades to water and sewer treatment and conveyance facilities and as well as extensions of services to the properties. Contrary to the statement within the Jordan Springs CPPA, Frederick Water is not aware of any agreements with the Jordan Springs property ownership which would enable nor guarantee Jordan Springs property access to the public water and sewer system. This will warrant further evaluation and clarification should the Board of Supervisors elect to advance the CPPA request for further consideration. Frederick Water will defer to the County for guidance on the Jordan Springs properties CPPA. 46 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1532JORDAN SPRINGS RD1552JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWEL BOX DR118JEWEL BOX DR 108INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea ParcelsLong R ange Land Use Business Rural Community Center Planned Unit Development µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #02-23 CPPA #02-23 CPPA #02-23 47 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1552JORDAN SPRINGS RD 1532JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWELBOX DR118JEWEL BOX DR 110INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsLocation Map CPPA #02-23 CPPA #02-23 CPPA #02-23 48 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1552JORDAN SPRINGS RD 1532JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWELBOX DR118JEWEL BOX DR 110INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea ParcelsZoning B2 (General Business District) R4 (Residential Planned Com munity Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsZoning Map CPPA #02-23 CPPA #02-23 CPPA #02-23 49 50 51 52 53 54 WOODS M ILL ROAD - ROUTE 6 6 0 JORDAN SPRINGS ROAD - ROUTE 664MONASTERY RIDGE ROAD Frederrick County, VAJORDAN SPRINGSPLAT OF CPPA AREAScale: 1"=200'May 30, 20230100'200'400'800'1 OF 155 Jordan Springs – Statement of Justification CPPA June 1, 2023 Comprehensive Plan Map Amendment ONLY The applicant seeks to amend the Comprehensive Plan Map to extend the boundary of the SWSA and UDA to comprehend the approximately 231 acre Jordan Springs property and identify the portions of the Jordan Springs property currently zoned RA (Rural Areas) as intended for future residential development. Currently, the SWSA includes the historic Jordan Springs hotel building surrounded by a ten (10) acre Historic Overlay designation that was previous obtained voluntarily by the applicant. However, the hotel building is outside of the UDA and all of the remaining Jordan Springs property is outside of the UDA and SWSA. This existing hotel building and surrounding Historic Overlay portion of the applicant’s property, as well as the parcel across Old Charlestown Road from the hotel building (next to the pump station property the applicant exchanged with Frederick Water in order to obtain connections to the sewer and water system that currently crosses the properties) is currently zoned B2, with proffered use exclusions that pertain to the hotel building. The remainder of the applicant’s property is currently zoned RA. The property is adjacent to the existing Snowden Bridge planned use development and other historic, small- lot subdivisions. The current application is prompted by the recent interest in the property by Christopher Land, L.L.C., a residential development company seeking to develop the Jordan Springs property as an all-inclusive, age restricted, active adult community with associated assisted living, independent living, and nursing facilities. As illustrated by the concept plan submitted with this application, the intention is to preserve and maintain the existing historic hotel building as the focus of the community and its amenities. The amenities are intended to foster and maintain access to the unique natural resources located on the property that include the historic hotel building and grounds, the beautiful “Devil’s Backbone” overlook area, and the Redbud Run watershed. The planned amenities would include extensive trail networks allowing access to these resources as well as a nine-hole “pitch and putt” golf course, swimming pool and ball courts to encourage outdoor recreation in the natural surroundings. Ultimately, if the County were to amend the UDA and SWSA boundaries as requested, the applicant would seek to rezone the RA portions of the property to the R5 Residential Recreational Community designation with the commercial parcels being used for assisted living and nursing facilities, restaurants and other community-oriented services. The proposed uses for the property squarely fit within the policies stated in the Comprehensive Plan. Under the current Comprehensive Plan and both versions of the NELUP update that are under current consideration by the Board of Supervisors, the applicant’s property has no particular future land use designations that restrict the current request. Indeed, the Comprehensive Plan states that “[t]he boundary of Frederick County’s UDA should be examined regularly to ensure that it is absolutely sized to accommodate future growth and offer a diversity of housing types” (Comp. Plan at 3). As the County is aware, there is currently a high demand for residential housing in Frederick County and a very limited inventory of buildable lots and choice of housing unit types. By including the Jordan Springs property into the UDA and SWSA, the County will be able to serve this demand and effect the goals stated in the Comprehensive Plan. 56 Numerous goals stated in the Comprehensive Plan would be met by amending the UDA and SWSA boundaries to include the entire Jordan Springs property. The stated development goals and objectives in the Comprehensive Plan that would be fulfilled by approving the instant application include: 1. Allowing for a mix and integration of a variety of uses and housing opportunities (Comp. Plan at 4); 2. Allowing for increased density, walkability and connectivity (especially if the trail networks are allowed to be connected with the existing and planned networks in the Snowden Bridge and Stephenson Village developments) (Comp. Plan at 4); 3. Allowing for high quality architecture with community focal points (Comp. Plan at 4); 4. Helping preserve environmental quality (Comp. Plan at 4); 5. Focusing development around walkable centers to afford people the opportunity to work, live, shop, and play in locations that are near each other (Comp. Plan at 4); 6. Incorporating Neighborhood Design principles to improve the sense of community and promote close knit, walkable communities where residents have greater opportunities to live, work, and play in the same area(Comp. Plan at 5); 7. Developing internal transportation systems that de-emphasizes the automobile, allowing residents to walk or bike to destinations (Comp. Plan at 5); 8. Promoting the location of community facilities as focal points (Comp. Plan at 6); 9. Ensuring the Bicycle Plan included as part of the Comprehensive Plan provides for trail facilities (Comp. Plan at 6); 10. Encouraging new developments to provide interconnected trail networks (Comp. Plan at 6); 11. Allowing the natural landscape to be used as the background of development with a greater emphasis placed on conservation design for growth, including new recreational opportunities (Comp. Plan at 12); 12. Allowing the clustering of residential development to further preserve agricultural land (Comp. Plan at 13); 13. Preserving the desired physical characteristics of the rural areas (Comp. Plan at 13); 14. Allowing natural systems and open spaces to be incorporated into new residential development, designed to preserve the natural and environmental features of the property in close proximity to dwellings with an emphasis on the provision of useable open space for resident use and enjoyment (Comp. Plan at 19); 57 15. Limiting impacts on public facilities due to age-restricted nature of intended final use for the property and by directing uses within the UDA (Comp. Plan at 57); 16. Allowing residents to be within walking distance of a recreation area (Comp. Plan at 65); 17. Creating green infrastructure with specifically designed open spaces as amenities to off-set higher densities (Comp. Plan at 93); 18. Preserving wooded areas (Comp. Plan at 93); 19. Establishing a “greenway” along Redbud Run utilizing, in part, the existing Frederick Water utility easements, to link people to the area’s natural, recreational and cultural resources, as well as providing a system of natural linkages for wildlife areas to preserve biodiversity and protect habitats and preserving and protecting buffers along Redbud Run which can help protect biodiversity and help filter pollutants (Comp. Plan at 93-94); 20. Providing recreational opportunities such as hiking or bicycling and nature studies such as plant and animal behavior, as well as simply raising awareness of the environment (Comp. Plan at 94 ); 21. Promoting the economic and cultural importance of historic resources (Comp. Plan at 100); 22. Protecting historical resources1 (Comp. Plan at 100); and 23. Increasing the rehabilitation, adaptive reuse, or restoration of historic structures to maintain character of community (Comp. Plan at 101). Given the current need in the County for additional housing units of various types and the policies stated in the Comprehensive Plan encouraging a particular type of environmentally sensitive residential development, the applicant submits that the instant map amendment application to extend the boundaries of the UDA and SWSA to the immediately adjacent Jordan Springs property (part of which is already included in the SWSA) is not only justified by objectives stated in the Comprehensive Plan, it brings them to fruition by allowing continued smart growth in the County. Allowing the amendment will help preserve important historic and natural resources while also serving the housing demands of the community in conformity with the stated objectives of the Comprehensive Plan. 1 The applicant submits that, unless she is able to monetize the property through development, it will become too costly to maintain the historic building and access to the natural amenities available on the property and the buildings and property risk falling into disrepair. 58 59 60 1 MILE TO PROJECT WOO D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVDI-81SITEFREDERICKCOUNTYCLARKECOUNTYFrederick County, VAEXISTING ZONING MAPScale: 1"=1000'May 30, 20230500'1000'2000'4000'LEGENDRA (RURAL AREA DISTRICT)RP (RESIDENTIAL PERFORMANCE DISTRICT)R4 (RESIDENTAIL PLANNED COMMUNITY DISTRICT)M1 (LIGHT INDUSTRIAL DISTRICT)B2 (GENERAL BUSINESS DISTRICT)1 OF 4JORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS61 1 MILE TO PROJECT WOO D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVDI-81SITEFREDERICKCOUNTYCLARKECOUNTY SENSITIVE NATURAL AREAPLANNED UNIT DEVELOPMENTPARKFrederick County, VACOMPREHENSIVE PLAN - LONG RANGE LAND USEScale: 1"=1000'May 30, 20230500'1000'2000'4000'LEGENDRURAL AREABUSINESSJORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS2 OF 462 W O O D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYDEVILS BACKBONEOVERLOOKOPE Q U O N W O O D S C I R C L E R T E 7 2 9 M O R R I S O N S R D RIDGE ROADEX. SAN. SEWEREX. PUMP STATIONFrederick County, VAURBAN DEVELOPMENT AREA AND FREDERICK SEWER AND WATER SERVICE AREAScale: 1"=400'May 30, 20230500'1000'2000'4000'JORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS3 OF 463 WOO D S M I L L R D SITER T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVD 1 MILE TO PROJECT I-81Frederick County, VAJORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSISAERIALScale: 1"=200'May 30, 20230100'200'400'800'4 OF 464 Kittelson & Associates, Inc. Technical Memorandum May 31, 2023 Project# 29256 To: E. John Regan, Jr., The Christopher Companies 10461 White Granite Drive, Suite 250 Oakton, VA 22124 From: Chris Tiesler, PE, PTOE; Fatemeh Baratian, PE, PhD; John Callow CC: David McElhaney, PE – Urban, Ltd. RE: Jordan Springs Trip Generation Estimate JORDAN SPRINGS TRIP GENERATION ESTIMATE Kittelson & Associates, Inc. (Kittelson) prepared this memorandum to document the Trip Generation Estimates for the proposed Jordan Springs development in Frederick County, Virginia. The analyses conducted in this memorandum documents the trip generation estimate of the existing land use based on information provided by the project team and develops a trip generation estimate associated with the proposed development and Comprehensive Plan Amendment based on the proposed site details. Existing Conditions Most of the property (approximately 222.07 acres) is zoned RA (Rural Area District), and is currently undeveloped. RA zoning allows for a maximum density of one single-family dwelling (SFD) per five acres. This would equate to 44 SFDs. A small portion of the property (approximately 9.85 acres) is zoned B2 (General Business District). A wedding venue currently operates out of a SFD on this portion of the property. To estimate the number of trips for the wedding venue1 following assumptions are made:  The wedding venue only operates during evenings/weekends.  The maximum capacity is 200 people (guest plus employees working the wedding).  All of the wedding party and wedding guests will be in attendance at the ceremony. Therefore, the trip generation rate is based on the capacity of the area within the venue to be used for the ceremony.  The wedding party and vendors represent 10% of those attending the wedding and they arrive more than one hour before the ceremony.  The remaining 90% will arrive during the one-hour period before the ceremony.  Many of the wedding guests travel together as couples, families or groups of friends. Assume there will be 2 to 2.5 guests per vehicle.  Using the above factors gives a range of 0.27 to 0.33 for the trip generation factor as a function of the venue capacity.  Proposed development and Comprehensive Plan Amendment based on the proposed site details. During the week, the wedding venue residence is assumed to generate trips as an SFD. 1 Spack Consulting, Mike Spack, PT, PTOE. http://www.mikeontraffic.com/estimating-trip-generation-distribution-wedding- venue/. February 2018. 11480 Commerce Park Drive, Suite 230 Reston, VA 20191 P 703.885.8970 65 May 31, 2023 Page 2 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Proposed Conditions The proposed Jordan Springs development is located on north-west corner of the Jordan Springs Road and Woods Mill Road intersection, in Frederick County, Virginia. The development site is located roughly two miles from I-81, VA Route 11, and VA Route 7. The development assumes 450 active adult units (age- restricted), 250 independent living units, and 100 assisted living units. The access to the site will be provided on Jordan Springs Road and Woods Mill Road. Figure 1 illustrates a conceptual site plan of the development. Trip Generation Estimates Trip generation estimates for the existing by-right use and proposed development were developed using the standard reference Trip Generation, 11th Edition published by the Institute of Transportation Engineers (ITE) and wedding venue assumptions detailed in a recent ITE Journal article. Table 1 shows the estimated trip generation potential of the existing by-right uses. As shown in Table 1, the existing developments are assumed to generate approximately 36 Weekday a.m. (9 in; 27 out), 47 Weekday p.m. (30 in; 17 out), and 159 Saturday Midday (98 in; 51 out) peak hour trips. Table 2 shows the estimated trip generation potential of the site when redeveloped for age-restricted housing uses. As shown in Table 2, the proposed development would be estimated to generate approximately 124 Weekday a.m. (52 in; 72 out), 180 Weekday p.m. (91 in; 89 out), and 201 Saturday Midday (104 in; 97 out) new peak hour trips. Table 3 calculates the net difference between the existing and proposed uses. The proposed amendment to the Comprehensive Plan to allow age-restricted development will result in a modest net increase in the trip generation potential of the site. Table 3 shows that the proposed development is estimated to increase the trip generation by a total of 88 Weekday a.m. (43 in; 45 out), 133 Weekday p.m. (61 in; 72 out), and 52 Saturday Midday (6 in; 46 out) net new peak hour trips as compared to existing/by-right zoning. Conclusion As shown, the proposed Comprehensive Plan Amendment to allow for age-restricted housing will result in a modest net increase in trip generation of the site as compared to existing/by-right zoning conditions. We trust this memorandum provides the necessary trip generation information in support of the Comprehensive Plan Amendment application. Please contact us at 571-384-2943 or ctiesler@kittelson.com should you have any questions. 66 May 31, 2023 Page 3 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Figure 1. Conceptual Site Plan 67 May 31, 2023 Page 4 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Table 1. Estimated Trip Generation for Existing Use Land Use ITE Code Units Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour1 Total In Out Total In Out Total In Out Single-Family Detached Housing (222.07 AC - RA Zoning) 210 45 unit 484 443 36 9 27 47 30 17 48 26 22 Wedding Venue (9.85 AC - B2 Zoning) N/A -- -- N/A 101 -- -- -- -- -- -- 101 72 29 Total 484 544 36 9 27 47 30 17 159 98 51 1 ITE Trip generation rates are only available for Saturday during the peak hours of the generator and not the adjacent street. Table 2. Estimated Trip Generation for Proposed Development 11 LUC 253 uses Weekday Daily and Weekday PM for SAT Daily and Midday peak hour calculations (LUC does not have Saturday data). Table 3. Net New Trips Land Use Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour Total In Out Total In Out Total In Out Net Increase / (Decrease) 1,661 1,389 88 43 45 133 61 72 52 6 46 Land Use ITE Code Units Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour Total In Out Total In Out Total In Out Senior Adult Housing - Multifamily 252 450 units 1,325 1,080 86 29 57 113 63 50 131 71 60 Congregate Care Facility1 253 250 units 560 560 20 12 8 43 21 22 43 21 22 Assisted Living 254 100 beds 260 293 18 11 7 24 7 17 27 12 15 Total 2,145 1,933 124 52 72 180 91 89 201 104 97 68 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 NORTHEAST FREDERICK LAND USE PLAN (NELUP) - INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS: • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 69 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on July 14th, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. 70 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Plan: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (SNA) due to the environmental and historical features on and around the site, most notably Stephenson’s Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA’s and development limited to those areas to the south of the NSA’s and south of McCann’s Road. • Utilizing McCann’s Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (SNA) providing access from Old Charles Town Road to McCann’s Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann’s Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann’s Lane that is approximately 50’ in width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical SNA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent 71 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn’t changed. • Appropriate traffic controls should be provided on McCann’s Lane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. 72 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 BLAIN PROPERTIES AMENDMENT (BOS APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north–south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. 73 [j ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School [j Existing Park 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 Northeast FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential Planned Unit Development Urban Center Business B2 / B3 Heavy Industrial Mixed Use Industrial \ Office Extractive Mining wwwwwwwwwwwwwwwwwwww Warehouse Industrial Natural Resources & Recreation Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas Park Interstate Buffer High-Density Residential, 12-16 u/a Residential, 4 u/a Mixed-Use 74 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School [j Park Community Facilities Elementary School Middle School High School Fire & Rescue Station Park Future Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural and RecreationalResources Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area 75 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µEastern 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 The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Northeast FrederickLand Use PlanTransportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area 76 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use PlanTransportation Map - Lane Divides Area Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Urban Development Area Sewer and Water Service Area 77 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #03-23 Brockton Property - (Mr. Bishop) Attachments: CPPC07-10-23_CPPA03-23BrocktonProperty_Redacted.pdf 78 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #03-23, Brockton Property DATE: June 30, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received multiple requests. CPPA #03-23, Brockton Property, is summarized in the memorandum and the accompanying attachments. CPPA #03-23, Brockton Property– Expansion of the Sewer and Water Service Area (SWSA), and Land Use Designation Change, for Parcel: 42-A-194. This is a request to expand the SWSA and designate the future land use classification to Business. The property is located on southwest quadrant of the Route 522 and Route 37 interchange and across from the intersection of Route 522 and Apple Pie Ridge Road. The property totals approximately 6 acres and is currently zoned RA (Rural Areas) District. The property is currently outside the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). Current use of the property is residential. Per the Route 37 West Land Use Plan the property does have a designation of rural area in the Northeast Frederick Land Use Plan (NELUP). As such, the NELUP calls for this area to remain rural in nature. The applicant seeks to expand the SWSA boundary to encompass the property and update the land use designation to Business. This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. Staff will be seeking a recommendation from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider this request; staff will send notification to CPPC members of the date and time of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. 79 Attached you will find a set of maps showing the location of the proposal, the CPPA application, and the Northeast Frederick Land Use Plan. See Frederick Water comments below. JAB/pd June 8th, 2023 Frederick Water Comment CPPA #03-23 This property is captured in the Route 37 West Land Use Plan, where it is designated to remain rural areas and is located outside of the SWSA. The property is more specifically located on the southwest quadrant of the Route 37 and Route 522 N interchange. Frederick Water does not presently provide water nor sewer to the southwest interchange quadrant. The limited size of the parcel would indicate nominal demands for water and sanitary sewer services. While Frederick Water does have water and sewer facilities along the property’s eastern property line, these facilities are not designed nor intended to provide local service. The existing 20-inch water main is a high-pressure facility that is designed to deliver water from the water treatment plant to the Northwestern Water Storage Tank. Similarly, there is an existing 8-inch sanitary sewer forcemain which is designed to convey sanitary sewer from the Round Hill community towards the wastewater treatment plant. Water and sanitary sewer service would be best provided via an extension of services from either the area around Sheetz (east of Route 37) or James Wood High School (north of Route 522N). Any extensions of the water and sewer services will be the responsibility of the developer. Frederick Water will defer to the Board for guidance on the Brockton Property CPPA application. 80 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Arterial Long Range Land Use Residential Business Institutional µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #03-23 81 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsLocation Map CPPA #03-23 82 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area ParcelsEastern Road Plan Improved Major Arterial Zoning B2 (General Business District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsZoning Map CPPA #03-23 83 Comprehensive Plan Amendment Initiation Request Form Project Name:------------------------------ The undersigned, being all of the owner( s ), contract purchasers, or the respective duly authorized agent thereof, do hereby petition to change the Comprehensive Plan as shown on the accompanying plans, maps, and graphics which are made part of this application, as follows: PIN From: To: Acres Total Acreage: Location -the property is located at (give street address (es) if assigned or otherwise exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Provide the following information for all applicable parties, provide additional pages if necessary: Owner of Property Authorized Agent(s) Nam e: _______________ _ Name : _______________ _ Mailing Address: ___________ _ Mailing Address: ___________ _ City/State/Zip: ___________ _ City/State/Zip: __________ ~ Phone: _______________ _ Ph one : _______________ _ Email : _______________ _ Email : _______________ _ Contract Purchaser /Lessee Engineer Name : ________________ Nam e: _______________ _ Mailing Address: ___________ _ Mailing Address: ___________ _ City/State/Zip: ___________ _ City/State/Zip: ___________ _ Phone: _______________ _ Phone : _______________ _ Email : _______________ _ Email : _______________ _ *Check the box next to the contact to which correspondence should be sent. 4 84 Signatures: I (we), the undersigned, have read the application, understand its intent, and do hereby respectfully make application to and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to Frederick County officials and other authorized government agents on official business to enter the property as necessary to process this application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my ( our) knowledge. ·,r J Signed this +-day of -C-h...,.IN .... :tl--_,...... _______ , f/JZ-3 Signature of Owner ---~ Signed this ___ day of ______________ _,------- Signature of Owner/ Applicant Signed this ___ day of _____________________ _ Signature of Owner/ Applicant If anyone other than the owner is signing, a Power of Attorney must be attached. 5 85 Proposed Comprehensive Plan Map Amendment Request Provide the following information: D Completed and signed CPPA Initiation Request Form (Pages 3-4). D Plat of proposed CPPA area including metes and bounds. D Justification of proposed CPPA: Describe why the change to the Comprehensive Plan is being proposed and include relevant Comprehensive Plan analysis. D Existing Characteristics Analysis. Describe, using text and maps as necessary, the existing zoning, Comprehensive Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: o 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size o 1/z mile if 21 -100 acres in size o 1 mile if more than 100 acres in size D Trip Generation Analysis that includes a comparison of anticipated maximum trips from the current use to the proposed use. D Special Power of Attorney Affidavit for each owner (if applicable). D One hard copy of the application package . D Digital copy containing all plans, maps, text, and/or graphics in PDF format. D Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Existing Comprehensive Plan land use classification(s): ----------------- Proposed Comprehensive Plan land use classification(s) and respective areas: _______ _ Existing zoning and land use of the subject parcel(s): _________________ _ What use/zoning will be requested if the amendment is approved?------------- 6 86 Attachment l (TO BE COMPLETED BY APPLICA~T) SUBJECT PROPERTY OW"\TERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.fcva.us Department of Planning & Development, County of Frederick, Virginia I 07 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This _____ ~ ____ day of _)uML ( ay) 1. _____ 9 c....::.....!v,_o _~~= (Month) ( OwnenContract Purchaser ' A uthun:ted Agent) t,,i.~ (Y car) hereby make oath that the I ist of property owners of the subject site. as submitted with the application, is a true and accurate list based on the infonnation provided by the Frederick County Commissioner of the Revenue Office as taken from the cutTent real estate assessment records. - (Owner/Contract Purchaser, Authorized Agent) (circle one) COMMONWEAL TH OF VIRGINIA County of ~~u~ Subscribed and sworn to before me this / _ day of County and State aforesaid. by the forenamed Principal. My Commission expires: G7 ~ 30 _ _::-~Q~ 8 87 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents That: Brockton Land Trust Name of Property Owner/ Applicant Please note: If the property owner/applicant 1s an entity. the name of the entity should appear aboH. Tr mul tiple persons OWTI the property or are applicants, an executed power ofattomcy from each owner will be needed. PO Box 809 Winchester , VA 22601 540-667-1266 Mailing Address of Property Owner/ Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcel(s) of land in Frederick County, Virginia, identified by following property identification numbers: do hereby make, constitute, and appoint: Pennoni Name of Attorney-In-Fact 117 E. Piccadilly St. Suite 200 Winchester. VA 22601 540-771-2087 Mailing Address of Attomey-fn-Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place, and stead, with the same full power and authority I would have if acting personally, to file and act on my behalf with respect to a ppli~tio n with Frederick County, Virginia for the following, for the above identified property: .,.. Rezoning D Subdivision Conditional Use Permit D Site Plan .,.. Master Development Plan (prelim. or final) D Variance or Zoning Appeal and, further, my attorney-in-fact shall have the authority to o ffer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This appointment shall expire one year from the day that it is signed, or at such sooner time as I otherwise rescind or mo · it. 88 BROCKTON PROPERTY COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Brockton Land Trust 2. Project Name: Brockton Property 3. Mailing Address: PO Box 809 Winchester, VA 22604 4. Telephone: (540) 667-1266 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Brockton Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The entirety of the +/-6 acres of the subject property is currently located outside and adjacent to both the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA) boundaries and is located at the intersection of two major roadways, Route 37 and Route 522 Northwest Pike. This request would bring the full property within the SWSA and designate the subject property as planned Business in the Route 37 West Land Use Plan. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 42-A-194 (1667 Northwest Pike) Magisterial District: Gainesboro District b. Parcel Size: 6.387 Ac (per Record Plat DB 454 PG 734 c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. d. Existing Comprehensive Plan Land Use Classification(s): Rural Areas See Figure 2 current Route 37 West Land Use Plan 89 e. Proposed Comprehensive Plan Land Use Classification(s): Business f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas District) – Residential use g. What use/zoning will be requested if amendment is approved? B-2 (General Business District)- Commercial h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: Included are plan graphics showing the current Route 37 West Land Use Plan (Figure 2, the proposed map changes to the plan (Figure 3) and the comprehensive plan land uses within 1 mile of the subject change (Figure 4). The approximately 6-acre tract is bounded to the west by RA zoned property, to the south and east by the existing Route 37 By-pass Right-of-Way, and to the north the Route 522 Northwestern Pike Right-of-Way. The existing access to the subject property is the fourth leg of the existing Route 522 / Apple Pie Ridge signalized Intersection. Immediately to the north of Route 522 is the Frederick County Public Schools campus with James Wood High School and Apple Pie Ridge Elementary School. This campus encompasses most of the northeastern reaches of the 1-mile adjacent properties. In the easterly and southerly directions beyond the significant Route 37 By-pass ROW are well established and developed commercial areas and residential neighborhoods. The commercial areas are generally just to the north and south of Rt 522. The residential areas reside to the south beyond the commercial and are generally accessed via Fox Drive as it leads back into the City of Winchester. This area is a mix of traditional single-family detached residential lots and large tract residential lots. To the west of the subject property are large agricultural parcels, historically utilized as orchards, and mostly located within the Route 37 West Land Use Plan area. Finally, to the northwest and north of Route 522 are RA zoned properties currently with agricultural and residential use. The northerly reaches in this area (approximately 500 LF north and beyond the Route 522 ROW) remains RA zoned but no longer lies within the Route 37 West Land Use Area boundary. The Route 37 West Land Use Plan does not detail areas of significant development west of Route 37 as the UDA and SWSA boundaries follow the western ROW boundary of the existing roadway. The applicant would like to note that Frederick Water transmission infrastructure exists on the subject property and also outside the SWSA district boundary the application is seeking to change. See Figures 1-page 2 and 4. i. Adjoining Property Owners: See Attached List of Adjacent Owners 90 j. Justification of proposed Comprehensive Policy Plan Amendment. This application addresses a relatively small parcel strategically located at an existing signalized intersection. The subject property also adjoins the current UDA and SWSA boundary lines. Furthermore, The property encompasses the southwest corner of two very key transportation corridors in Frederick County. The benefits of locating commercial areas adjacent to and along well traveled corridors are well documented. It is the applicant’s opinion that modifying the SWSA district line to include the property at this signalized intersection would benefit the county through achieving revenue generating business land use in a location where an adequate transportation network is already in place. Any future rezoning application would be required to mitigate any impacts such as access, traffic signal improvements and appropriate buffering to the RA zoned properties to the west. The proposed plan amendment would impact transportation on major roadways with capacity for the proposed change. Modifications to the existing traffic signal and any associated roadway improvements to accommodate the future business land use can be easily achieved. Highway commercial land use will generate net positive revenues for the county. This land use will not increase demands on public schools and can mitigate public safety service needs through proffer contributions during a future rezoning process. Trip Generation Brockton Property 2023 CPA Existing Residential and Agricultural Uses: +/- 10 ADT Existing Comprehensive Plan Uses: no change to ADT Proposed Comprehensive Plan Uses: +/- 5,000 ADT Commercial (6 ac): +/-5,000 ADT Commercial ITE Codes considered: 945 – Convenience Store Gas Station (Other commercial uses result in less conservative traffic impact volumes) 91 Brockton Property 2023 CPA Application Adjacent Property List 1. Frederick County School Board PO Box 3508 Winchester, VA 22604 Tax Map: 42-5-D 2. Sara Smith 1316 Ambrose Drive Winchester, VA 22603 Tax Map: 42-A-213 & 42-A-215 3. BHS LC PO Box 2368 Winchester, VA 22604 Tax Map: 42-A-193 & 53-A-3 4. Frederick County Sanitation PO Box 1877 Winchester, VA 22604 Tax Map: 42-A-193A 92 FIGURE 1-PAGE 1; I D I L 0 GRIINWAY rnsu;EERlNS & SURYrftMG co .. INC. P. o. Sex 665 \'ilnch~lP.r. ir2 . .737 .. .. : 93 FIGURE 1-PAGE 2 BK 9 I 4 PG O 8 8 9 N/F FRUIT HILL ORCHARD, INC. 40' POTOMAC EDISON CO. ESM'T PG 925 I CURVE I LENGTH I RADIUS I C1 66.08 143.00 LINE LENGTH BEARING tilllES;_ L1 490.06 N06"31'23"E 1. NO TITLE REPORT FURNISHED. PLAT SHOWING ~: ~=~U~~~ ~g~~~~S£io1t.Sl1jlf'· SEWER & WATER EASEMENT and DEEDS AND PLATS OF RECORD. 30' INGRESS/EGRESS EASEMENT through the land of HARRY K . BENHAM, III. TRUSTEE DEED BOOK 454 ~ PAGE 734 to be ocquffed by FREDERICK COUNTY SANITATION AUTHORITY Gofnesboro Mogrsterlal District Frederick County. Virginia AUGUST 28, 1998 SCALE: 1" -200· PLAT: PLAT5.DWG SHEET 1 OF 1 MARSH & LEGGE Land Surveyors, P.L.C. 1 .39 North Comer'on Street Winchester. Virgi n i a 22601 (540) 667-0468 Fax: (540) 667 -0469 -------~ V1RG1tM: FHEOSIICK COUNTY; SCT. Thr =r.lrumem~ Wfllll!-WH ~:e•d -~,n~e dayc( _ IF,-.1v~. '::r , and with c:,trllllcate o acknowledgmenl lh•••to an,iexed was ad.,-to .-cord. Tex Imposed by See. 58.1-802 of s N~nd aa.1-eo1 have been paid. It auea..i,le. J?. a ,t ~ • •• g ,,v, Clerk 94 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center FIGURE 2 95 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center PROPOSED BUSINESS LAND USE PROPOSED SWSA BOUNDARY FIGURE 3 96 Route 37 WestLand Use PlanArea PlanSewer and Water Service AreaUrban Development AreaLand Use LegendBusinessResidentialInstitutionalRural Community Center1-MILERADIUSFIGURE 497 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 63 ROUTE 37 WEST LAND USE PLAN 98 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 64 ROUTE 37 WEST LAND USE PLAN Recent land use decisions and development trends have drawn attention to the land within the Route 37 western by-pass area between Route 50 and Route 522. In 1996, 50 acres adjacent to Route 37 and Route 50 were rezoned for commercial use, while land adjacent to Route 37 and Amherst Street within the City of Winchester has continued to develop to accommodate the Winchester Medical Center and the Shenandoah University Pharmaceutical School. It has been indicated that build-out of the site within the City of Winchester is inevitable, if development associated with these uses continues at its current rate. In 1997, Frederick County undertook a study within this area to identify the most desirable land uses and plans for the future area as a whole. The goal of this study was to balance the economic development opportunities associated with the existing development activities while limiting development potential west of Route 37, promoting the continuation of agribusiness activities, and protecting the pristine landscape of the area. A study area for the Route 37 West Land Use Plan was identified within the county which encompassed 645 acres. This area is bounded by Route 522 to the north, Route 37 to the east, the Round Hill Community Land Use Plan boundary to the south, and a definitive ridge line to the west. The predominate land use is orchard and a portion of the study area includes a core area of the Battle of Second Winchester. Land Use Components Approximately a 120-acre area located in the southeastern portion of the 645-acre study area has been identified as a location for potential business concentrations. It is envisioned that this area should be planned for an office park-type development which complements the medical center and pharmaceutical school, while providing retail services that cater to these uses and the community within the proximity of the study area. The remaining 525 acres within this study area should remain in its present, pristine condition, continuing the present land use of orchards while preserving the historic integrity of the battlefield, as well as potentially significant properties identified in the Frederick County Rural Landmarks Survey. Transportation Components Future road networks are proposed for this study area which link the 120-acre business and retail area with Route 37, Route 522, and Route 50. A system of major collector roads is necessary to promote the safe and efficient movement of traffic through this area. The Winchester Medical Center has coordinated with the Virginia Department of Transportation to develop an interchange on Route 37 that will provide direct access to the medical center. This plan promotes the expansion of this interchange to provide limited access to the west, while linking the 120-acre business and retail area to this interchange through the development of a major collector road. The development of a major collector road system which links the 120-acre business and retail area with Route 522 and Route 50 is also 99 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 65 necessary to promote and efficient north-south traffic pattern through this study area and the DeGrange property which borders this development pod to the south. Sewer and Water Components The Route 37 West Land Use Plan calls for the inclusion of the 120-acre business and retail area within the Frederick County Sewer and Water Service Area. This inclusion is necessary to ensure compliance with county policies regarding proposed zoning changes from rural land use to commercial land use. The extension of the Sewer and Water Service Area has been done independently of the Urban Development Area. Therefore, residential development is not proposed or encouraged for this study area. 100 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center 101 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #04-23 Sargent Property - (Mr. Bishop) Attachments: CPPC07-10-23_CPPA04-23SargentProperty_Redacted.pdf 102 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #04-23, Sargent Property DATE: June 30, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received multiple requests. CPPA #04-23, Sargent Property, is summarized in the memorandum and the accompanying attachments. CPPA #04-23, Sargent Property– Expansion of the Urban Development Area (UDA), and Land Use Designation Change, for Parcels: 76-A-42 and 76-A-42A. This is a request to expand the UDA and designate the future land use classifications to High Density Residential and Business Land uses. The properties are located on the north and south sides of Tasker Road immediately east of White Oak Road with the larger parcel 76-A-42 partially bounded on the west by White Oak Road. The southern border of 76-A-42 borders the Aylor Middle School Property. The properties total approximately 122 acres and are currently zoned RA (Rural Areas) District. The properties are currently within the Sewer and Water Service Area (SWSA) and borders the Urban Development Area (UDA) along the western and northern property lines. Current use of the properties are agricultural. Per the Southern Frederick Area Plan, the future land use designations of the properties are Business, Industrial, and Mix Use Office/Industrial. The comprehensive plan also includes a minor collector road connection that traverses the property with the intent of connecting White Oak Road and Rainville Road. The applicant seeks to expand the UDA boundary to encompass approximately 75 acres of the property and update the land use designation on that portion of the property to High Density Residential and Business land uses. The remaining area is proposed to remain unchanged in the comprehensive plan with Industrial land uses and SWSA coverage only. This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. Staff will be seeking a recommendation from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the 103 Planning Commission to consider this request; staff will send notification to CPPC members of the date and time of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a set of maps showing the location of the proposal, the CPPA application, and the Northeast Frederick Land Use Plan. See Frederick Water comments below. JAB/pd June 8th, 2023 Frederick Water Comment CPPA #04-23 These properties are captured in the Southern Frederick Area Plan and are within the SWSA. The properties are more specifically located south of Route 642 (Tasker Road), east of Route 636 (White Oak Road), and adjacent to the new Aylor Middle School. Frederick Water does presently provide water and sewer to the area. Frederick Water has a sanitary sewer forcemain project underway that could contribute towards downstream expanded sanitary sewer capacities from which Sargent would benefit. The developer of the property will need to upgrade and extend water and sanitary sewer services onto and throughout the property. Frederick Water could support further study of the Sargent property CPPA application. 104 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Collector Minor Collector Roundabout Trails Long Range Land Use Neighborhood Village Business Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Park Residential, 4 u/a Environmentally Sensitive Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentLong Range Land Use Map CPPA #04-23 CPPA #04-23 CPPA #04-23 105 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentLocation Map CPPA #04-23 CPPA #04-23 CPPA #04-23 106 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Collector Minor Collector Roundabout Trails Zoning B2 (General Business District) B3 (Industrial Transition District) M1 (Light Industrial District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentZoning Map CPPA #04-23 CPPA #04-23 CPPA #04-23 107 108 109 110 111 112 COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Sargent Properties LLC 2. Project Name: Sargent Property 3. Mailing Address: 13282 Lera Drive Montpelier, VA 23192 4. Telephone: 540-664-0505 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Sargent Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The entirety of the +/-122 acres of the subject property is currently located within the SWSA boundary and adjacent the UDA. This request would bring +/- 75 acres of the property adjacent to existing residential land uses and a Frederick County public school into the UDA and planned for High-Density 6 U/A Residential and Business land uses. The remaining +/- 47 acres of the property would remain outside of the UDA and planned for Industrial land uses. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (225 and 255 White Oak Road) Magisterial District: Shawnee District b. Parcel Size: 121.6943 Acres (total) +/-75 Acres (proposed UDA expansion & Land Use change) +/-47 Acres (proposed Industrial – no change) c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. 113 d. Existing Comprehensive Plan Land Use Classification(s): Mixed Use Industrial/Office and Industrial See Figures 2 and 4 existing Southern Frederick Land Use Plan (SoFred) e. Proposed Comprehensive Plan Land Use Classification(s): High-density Residential, 6 U/A and Industrial f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) – Vacant/Agricultural/Residential g. What use/zoning will be requested if amendment is approved? RP (Residential Performance District) and M-1 (Light Industrial District) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: Included are plan graphics showing the current and proposed map changes and the area within 1 mile of the subject change in comprehensive plan land uses. The approximately 122-acre tract is bounded to the west by RA zoned property, to the south by the existing +/- 57 acre Robert E Aylor Middle School, and the north and west by both residentially and industrially zoned property. This application maintains proposed residential and industrial land uses adjacent existing residential and industrial land uses. The residential areas to the north and west are completely developed with the exception of the Tasker Woods project. These existing residential neighborhoods to the north and west generally consist of 1/3 to ¼ acre lots. The Cedar Meadows 55+ community is approximately 500’ southwest of the subject property on White Oak Road. Immediately to the south of the property is the new Robert E. Aylor Middle School. This existing school facility runs along the entire southern boundary of the site. The northern stem of the subject property, which is the subject area for the change request to high density residential, is adjacent existing single-family detached residential land use. The western reach of the subject property is abutting existing M-1 zoned properties to the north and east. This topographically separated area is requesting to remain as light industrial land use. Generally, planned land uses within the 1-mile area in a southerly and easterly direction from the subject property are planned mixed use commercial/office, industrial, rural areas and portions of the Armel Rural Community Center. By rough surface area, within the 1 mile radius of the subject property 47% is existing and fully developed residential and county institutional /park land use; 45% is planned Industrial and mixed use commercial/office; and 8% is east and beyond Route 522 with Rural Areas and portions of the Armel Rural Community Center. A majority of the mixed use and industrial planned areas are currently vacant and existing rural residential land uses partitioned from the subject property by significant environmental and topographic features such as the Wrights Run tributary to the Opequon Creek. See Figures 3,5 and 6. i. Adjoining Property Owners: See Attached List of Adjacent Owners 114 j. Justification of proposed Comprehensive Policy Plan Amendment. The recent purchase and development of the new Robert E Aylor Middle School along White Oak Road, outside the UDA, and adjacent the southern boundary of the subject property has changed the dynamics of the Route 277 Triangle in this specific area. The subject property lies immediately to the north of the middle school and abuts Tasker Road. Currently, the Property is located within the Sewer and Water Service Area (SWSA) and immediately adjacent the Urban Development Area (UDA) boundary. Locating the UDA boundary to encompass the +/- 75 acre western portion of the subject property and include the +/- 6.5 acre area north of Tasker road and south of Macedonia Church Road. The requested UDA change would provide neighborhood residential business land use at an appropriate scale and at a highly visible location with existing roads abutting three sides. Additionally, the change would also enable the orderly development of residential development adjacent to existing residential homes and the middle school. Areas near and adjacent to the subject property to the west and north are presently zoned RP and occupied by residential uses. Changing the land use designation to residential ensures a more compatible transition of land uses from low density residential to higher density residential and then to industrial. Placing high-density residential in this location will create an elegant transition from the existing RP properties on the west side of White Oak Road and the Higher intensity Industrial uses planned to the east of the subject property. Furthermore, locating residential adjacent existing schools is good land planning policy as it provides direct access for residents to public open spaces and county resources. Additionally, the proposed Residential to Industrial district boundary would occur in a heavily wooded area with significant topographic relief providing a natural buffer between the residential and industrial uses. The Southern Frederick Land Use Plan currently proposes a trail system and an east -west collector roadway within the subject areas under consideration in this application. This application proposes to maintain the trail connectivity as it will provide future access to the school for the subject property and from the existing residential areas. The collector roadway is proposed to be removed due to the significant topographic challenges in constructing the roadway and the narrowness of land bay remaining between the existing school and existing FBI facility. The eastern portion of the subject site is to remain industrial and access the existing road network. The proposed plan amendment would result in both benefits and impacts to Frederick County. Benefits range from orderly development with existing residential land uses placed adjacent to higher density residential land uses and transitioning to the industrial land uses, focusing planned growth within the targeted urban areas in the county, and placing compatible residential land use adjacent the existing public school property. All new growth and development naturally increases the demands on public services such as schools, transportation, fire and rescue, police and public sanitary sewer and water infrastructure. The location of the subject property and the proposed land uses are situated in a Comprehensive Plan area currently planning for development and investment within the urban region of the county. Co-locating and concentrating development in compact areas promote orderly development and the ability for county services to be provided in a cost-effectively manner. The subject property is adjacent to existing infrastructure and is well positioned to expand facilities and physical infrastructure as necessary and appropriate. The residential components along White Oak Road would require mitigation of pedestrian and vehicular traffic, public 115 safety, as well as water and wastewater infrastructure. The applicant believes that all these facilities are immediately available and will be mitigated during the rezoning process. Public schools would not be negatively impacted should the residential area of this development become age restricted. Other forms of residential development would require mitigating the impacts for schools and county services. The application also proposes to mitigate the fiscal impacts posed by any residential development through the creation of a neighborhood business land bay currently planned as open space and maintaining a significant +/- 47 acre Industrial land use on the eastern portion of the property. Trip Generation Sargent Properties 2023 CPA Existing Residential and Agricultural Uses: +/- 20 ADT Existing Comprehensive Plan Uses: (0.25 FAR) +/- 5,100 ADT Industrial (60 ac): +/- 1,800 ADT Mixed Use Commercial /Industrial (54 ac): +/- 2,900 ADT Park (6 ac): +/- 400 ADT Proposed Comprehensive Plan Uses: +/- 7,500 ADT Residential (69 ac): +/- 2,900 ADT Industrial (47 ac / 0.25 FAR): +/- 1,400 ADT Commercial (6 ac / 0.25 FAR): +/-3,000 ADT Industrial ITE Codes considered: 110 – General Light Industrial 130 – Industrial Park 140 – Manufacturing (Flex Tech) 150 – Warehousing 156 – High Cube Warehousing Commercial ITE Codes considered: 710 – General Office Building 720 – Medical Office Building 851 – Convenience Store Residential ITE Codes considered: 210 – Single-Family Detached Housing 220 - Multi-family Housing (Low-Rise) 251 – Senior Adult Housing - Detached 252 – Senior Adult Housing - Attached 116 117 118 119 INDUSTRIAL PARK UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) 00 5000'10000'NORTHCS1000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF1 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 120 TRAIL MINOR COLLECTOR UDA LIMITS PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 CS1001-TRANSPORTATION 00 5000'10000' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF2 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECTNORTH 121 INDUSTRIAL PARK TO HIGH DENSTIY RESIDENTIAL, 6 U/A NEW UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE TO HIGH DENSTIY RESIDENTIAL, 6 U/A INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) APPROXIMATE 1 MILE RADIUS 00 5000'10000'NORTHCS4000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF3 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 122 TRAIL TO REMAIN IN COMPREHENSIVE PLAN MINOR COLLECTOR TO BE REMOVED FROM COMPREHENSIVE PLAN NEW UDA LIMITS 00 5000'10000'NORTHCS4001-TRANSPORTATION ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF4 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 123 124 Sargent Comprehensive Plan Amendment Adjacent Properes List 1. Richard & Catherine Palmer 1789 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-36 2. Carl & Emily Bohman 1773 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-37 3. Winfield & Carle*a Smoot 1759 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-38 4. William & Edeltraud Wayt 1747 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-290 5. Carl & Frances Palmateer 1735 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-292 6. Robert & Denise Fletcher 1717 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-294 7. Dongphoung Truong 300 Chancellorsville Drive Stephens City, VA 22655 Tax Map: 76-A-39A 125 8. Alan & Linda See 110 White Oak Road White Post, VA 22663 Tax Map: 76-A-39 9. Christopher & Rosa See 160 Possum Draw Place Winchester, VA 22601 Tax Map: 76-A-41 & 76-A-40 10. The Camp at Mosby Sta8on Homeowners Assoc. Inc. 103 Piedmont Way Stephens City, VA 22655 Tax Map: 75M-3-3-170A & 75M-3-2-120A 11. Sondra Blevins 103 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-12 12. Taslim Paulus Djoko Trustee 105 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-13 13. Deran & Conjo Whitney 107 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-14 14. Michael & Epefania Bou*e 109 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-15 15. Robert Larson & Karen Walker 111 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-16 16. Frederick & Kathleen Drury III 113 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-17 126 17. Jessica & Craig Pfrommer 115 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-18 18. William & Teresa Rhodes 117 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-19 19. Joseph & Sharon Livesay 119 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-20 20. Daniel & Melissa Baker 121 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-21 21. Sco* & Gladys Parker 123 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-22 22. Raymond & Susan Cowan 125 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-23 23. Gregory & Addie Jones 127 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-24 24. Flint Hill Proper8es, LLC PO Box 227 Middletown, VA 22645 Tax Map: 75-A-109 127 25. The County School Board of Frederick Co. VA 1415 Amherst St. Winchester, VA 22601 Tax Map: 75-A-113 26. Wrights Run LP C/O Doreen Swanson 114 Covington Lane Winchester, VA 22601 Tax Map: 76-A-53A & 76-A-53P\ 27. Shen Valley LLC 1346 Pleasants Drive Suite 6 Rockingham, VA 22801 Tax Map: 76-A-53H 28. Elman FBI Associates LLP 10 W. Carver St. Hun8ngton, NY 11743 Tax Map: 76-A-53B 29. Danny & Wendy Aube 223 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-45 30. William Heflin 113 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47B 31. Donald & Janet Kenney 281 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47 32. Michael Orndorff 178 Ole Orchard Drive Clear Brook, VA 22624 Tax Map: 76-A-43 128 33. Shirley Kenney 280 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-44 & 76-A-46 34. Charles Critchfield 1511 Reliance Road Reliance, VA 22649 Tax Map: 76-A-47A 129 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 10 SENSENY/EASTERN FREDERICK URBAN AREA PLAN SEFUAP 130 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 11 SENSENY/EASTERN FREDERICK URBAN AREA PLAN This area is home to many families and successful businesses and contains some of the area’s most accessible natural resources, environmental features, historic resources, and public facilities. The Senseny/Eastern Frederick Urban Area Plan effort builds upon these great assets and has identified 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 Historical Resources, Natural Resources and Public Facilities within the study area. The Senseny/Eastern Frederick Urban Area Plan incorporates the following areas of new land use focus: the Urban Centers, the Parkins Mill Economic Development Area, Interstate and Highway Commercial at Routes 7, 50 and 522, Warrior Drive Employment and Commercial Center, and others. The above areas combine to form the County’s urban areas between the City of Winchester and Clarke County. The study encompasses the area of the County that is generally east of the City of Winchester and Route 522, South to the Clarke County line and from Redbud Run in the north to the Opequon Creek in the south. This study area includes the Route 7 and Route 50 Business Corridor Plans which were both adopted in 1994, and the eastern portion of the Southern Frederick Land Use Plan which was adopted in 1999, generally north of the Opequon Creek. The study area includes both the Red Bud and Shawnee Magisterial Districts and a small portion of the Stonewall Magisterial District. LAND USE URBAN CENTERS The urban centers are envisioned to be intensive, walkable urban areas that are well integrated with the surrounding community. The urban center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the Comprehensive Plan. They 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 urban center is designed. Multiple uses are envisioned in single structures. Community facilities shall also provide a focal point for the urban center and surrounding community. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the urban centers. Presently, Greenwood Mill Elementary School, Admiral Byrd Middle School and Evendale Elementary School provide a focal point for community activity. In the future, these resources shall be complemented by a new high school, middle school, and elementary school which 131 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 12 shall serve the existing and future population and be located within close proximity to the centers. These urban centers are centrally located in the study area. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure. The mix of commercial, residential, employment, and community uses shall be linked to the surrounding area with inter-modal transportation choices and public open spaces. While the core characteristics of the urban centers are the same, each urban center is envisioned to be more individual, of a varying scale, and distinctive of their particular location. The following describes what an urban center in Frederick County may look like. The land use and/or building types could include, in addition to commercial and residential, community oriented types such as civic, religious, fraternal, or institutional uses. In the core area one may find 2 to 4 story buildings that, at the center, share party walls and front directly on the sidewalk; at the first or ground floor one will find retail and commercial uses, upper stories will have offices in some buildings and others will have apartments; and parking of cars will be on the street or in lots behind the buildings and possibly in parking decks if there is such need for structured parking. These types of structures will be readily accessible from the boulevards that serve the urban center. THE CROSSPOINTE URBAN CENTER The designated Crosspointe Urban Center provides an opportunity to allow for a greater mix of commercial and residential land uses. The Crosspointe Urban Center is envisioned to be the most intensively developed urban center, due to its location at the convergence of Interstate 81, Route 37 and future Warrior Drive. The residential densities in this area have the potential to be the highest in the County’s urban areas. Opportunities exist to further the entertainment characteristics of this area based on its location, visibility and accessibility. THE GREENWOOD URBAN CENTER The designated Greenwood Urban Center provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances it livability. This urban center should embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive, and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farm house and grounds. The residential densities in the core of this area are envisioned to be in the 12-16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by 132 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 13 existing and proposed schools and park areas, this urban center is tailored to be the future focal point of the Senseny Road and Greenwood Road area. THE PAPER MILL ROAD URBAN CENTER/NEIGHBORHOOD VILLAGE This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this urban center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. The residential densities in the center of this area are envisioned to be 10-12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. RESIDENTIAL LAND USES Outside of the urban centers described above, the residential land uses in the Senseny/Eastern Frederick study area are defined in three 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 at approximately 6 units per acre (this is generally attached house development). • Higher density residential – these are generally multifamily and a mix of other housing types with densities of approximately 12-16 units per acre (this density is necessary to accommodate the anticipated growth of the County within the urban areas and is essential to support the urban center concept identified in the Comprehensive Plan and this study). The residential land uses outside and east of Route 37 are envisioned to be rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered as the boundary between the urban areas and rural areas within this study area. This provides a transition area to the Opequon Creek and to the well-established rural character of adjacent Clarke County. A buffer area along and adjacent to Interstate 81 has been identified where future residential land uses are not appropriate; commercial and industrial uses are preferred. Within this buffer area, a linear trail system is promoted. The buffer area also provides for the reservation of additional right-of-way along 81 which may be necessary in the future. Noise abatement 133 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 14 techniques should be a consideration in the Interstate 81 corridor to minimize the impact from vehicular traffic on the residents of the area. Shenandoah University’s campus extends into this portion of the County. The plan recognizes and supports Shenandoah University and the University’s presence in Frederick County, especially in and around its current location on the east side of Interstate 81 and north of Route 50. The potential exists for future residential uses associated with the university in the area in the form of urban residential housing in redeveloped existing commercial properties. The Airport Support Area has been bolstered with the addition of land to the south east. The Airport Support Area was established to ensure the feasibility of continued airport- associated use and future airport expansion. The Comprehensive Plan reiterates that residential land uses are not desirable in the Airport Support Area. Business and industrial uses should be the primary land use. Other recommendations from the residential group: • Utilize additional municipal land uses adjacent to the Frederick County Landfill as a buffer to non-compatible land uses, particularly residential. • Provide for additional institutional opportunities in the southern part of the study area, west of Route 522. • Consider another community college presence within this area plan. • Establish a linear park area east of existing Greenwood Road, and a new park area west of the Justes Drive school cluster. • Supply additional locations for C & I land uses in the areas identified which are adjacent to transportation corridors and urban centers. These include: o An area of commercial and light industrial north of Route 7, buffered by higher density residential to the east, transitioning to existing school uses. o An area of medical office uses adjacent to and east of proposed Senseny Road Urban Center. o An area of commercial and employment land uses with significant office space availability north of Crosspointe Urban Center buffering into the high density residential areas. • An area of commercial and employment land use with significant office space availability north of the Crosspointe Urban Center buffering the high density residential areas. BUSINESS DEVELOPMENT LAND USES PARKINS MILL ECONOMIC DEVELOPMENT AREA The Parkins Mill Economic Development Area is intended to be a significant area of commercial and industrial use that is fully supportive of the Frederick County Economic Development Authority’s (EDA) 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. 134 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 15 This area has been established to be a progressive location for economic development opportunities in eastern Frederick County. Targeted businesses include: • Defense and Advanced Security • Life Sciences • Business Services • Assembly • Food Processing In prominent locations, office use with a mix of flexible space is encouraged. Such areas will be the entrance to clusters of industrial and commercial space, and contain distinctive architecture and site design that is aesthetically unique and attractive. It is the intent of such areas to promote a strong positive community image. In addition, this development will support businesses that encourage viable environmental practices and community oriented operating philosophies. Residential land use is not compatible with this development and will not be permitted. INTERSTATE AND HIGHWAY COMMERCIAL AT ROUTES 7 AND 50 These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They 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. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the comprehensive macro use. In addition, an enhanced area of buffer and landscaping shall be provided adjacent to the Interstate 81 right-of-way and its ramps. Corridor design recommendations are discussed later in this plan. WARRIOR DRIVE EMPLOYMENT AND COMMERCIAL CENTER A major employment and commercial area is proposed primarily along the west side of future Warrior Drive and adjacent to the east side of Interstate 81. This area extends east of Warrior Drive along Airport Road. This major employment area would be centered on the proposed future interchange at Interstate 81 at Papermill Road. Supported by future high density residential areas and central to proposed urban centers, this employment center will be ideally placed to capitalize on this core location. Emphasis should be placed on quality building and site design. Other recommendations from the business development group: • New retail/service land use adjacent to the future Route 37 interchange areas with Route 522 South and Route 50 East to facilitate regional shopping opportunities. 135 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 16 • New retail/service land use adjacent to the future realignment of Valley Mill Road and Route 7 East. • Infill retail/service land use within existing residential developments between Route 7 East and Senseny Road. • Intensive retail and office use lie within the urban center planned between Senseny Road, Greenwood Road, Inverlee Way Extension and Channing Drive Extension. This area has been incorporated into the Senseny and Greenwood Urban Center. • New neighborhood retail/service and office land use within the mixed-use area planned around existing public-school facilities and church facilities near Route 522 South and Justes Drive. This area has been incorporated into the Justes Drive and Evendale Urban Center. • New employment centers are appropriate for the land between Route 522 South and Interstate 81 adjacent to the Papermill Road flyover bridge and the future Battaile Drive interchange with Interstate 81, and the future Warrior Drive extension and Tasker Road extension. New employment centers are envisioned to allow for intensive retail, office, flex-tech, and/or light industrial land use in planned business park settings. This area has been incorporated into the Warrior Drive Employment and Commercial Center. • A new industrial park is planned between Route 522 South, Route 50 East, Parkins Mill Road, and future Route 37. This area has been incorporated into the Parkins Mill Economic Development Area. The business development recommendations of this plan seek to implement the 2035 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 new industrial park and employment center areas to match the EDA’s vision for this portion of Frederick County. The plan identifies prime areas for urban center development to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood commercial retail use to accommodate existing residential communities. Existing commercial land uses are promoted that facilitate tourism and short-term visitor experiences and revenue growth. Specific implementation steps have been identified which would further promote business development opportunities in the Senseny/Eastern Frederick County Urban Area Plan and Frederick County in general. 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 136 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 17 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, if adequate capacity and existing infrastructure is available. • Incentivize the property owner with County endorsement of Economic Development Access (EDA) funds and/or Revenue Sharing Funds to assist in the financing of major road infrastructure needed to serve the development project. Additionally, provide for County-managed support of the major road infrastructure projects to streamline the approval process for project design and construction management. • Incentivize the property owner through the implementation of expedited rezoning processes for future employment, commercial, or industrial land use as recommended by the Comprehensive Plan. • The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ratio (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. CORRIDOR DESIGN The Route 522, 50, and 7 corridor design guidelines should be reaffirmed. In addition, the following locations have been identified as priority corridor appearance and multi-modal locations: • Route 50 between Interstate 81 and Prince Frederick Drive, to include Shenandoah University and prime commercial locations. • Route 7 between Interstate 81 and Greenwood Road, to include Millbrook High School, Redbud Run Elementary School and prime commercial locations. • Senseny and Greenwood Roads and Channing Drive, to include the area encompassed by the urban center and Senseny Road in its entirety. A significant corridor appearance buffer is proposed along Route 522 similar to that established for the Route 50 West corridor in the Round Hill Land Use Plan, which consisted of a 50 foot buffer area, landscaping, and bike path. The Route 50 and 7 corridors are more urban. Sufficient right-of-way is needed and street frontage is approached differently. 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, and furthers the efforts of the Win-Fred MPO. In this study, there is a direct nexus between transportation and land use. 137 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 18 As noted in the Transportation Chapter of the Plan, as road projects and development or redevelopment take place, the development and associated transportation facilities should be accessible to all users. Future Route 37, Route 7, Route 50, and Route 522, make up the County’s primary road system and provide new opportunities to create a transportation network which supports the future growth of the community in this study area. Access Management is a significant consideration of this study. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to common access points is key to a safe and efficient transportation and reduces the need for roadway widenings and expansions to be needed as quickly. Access Management is a key consideration on all roads within the study area, but particularly along the primary and major collector roadways. The study also proposes a new and extended major collector network supplemented by interconnected minor collector street network in support of a significant urban center and new areas of economic growth - Warrior Drive, Justes Drive, Channing Drive, Inverlee Way. The context of the collector road network is proposed to be significantly different, however, than that of Route 37, with the focus being placed on a more walkable and friendly street thoroughfare design. The change in context is based upon the classification of a road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the urban center. 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 immediate vicinity of existing and future schools, and 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. More specific transportation considerations for Millbrook High School and the adjacent park areas include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas. Roundabouts should be considered as a priority preference for intersection design; roundabouts are particularly effective when used in series. Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOS) on area roads and overall transportation network, LOS C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOS shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable LOS has been achieved and key elements and connections identified in this plan have been provided. 138 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 19 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 (for example Senseny Road where it enters the City of Winchester or Clarke County) • Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street deigns that will 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 traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 50 or 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. 139 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 20 NATURAL RESOURCES, HISTORIC RESOURCES, AND PUBLIC FACILITIES. NATURAL RESOURCES Frederick County is a community that values and protects its natural resources. Frederick County should create a green infrastructure inventory for the study area as well as the County as a whole. This inventory should guide land use and development to best preserve and protect natural resources. Developers should complete detailed environmental analysis for properties proposed for development. This information could be utilized to supplement the green infrastructure inventory. Within the Senseny/Eastern Frederick Urban Areas Plan, effort should focus on the creation of greenways, stream valley parks and stream buffers around waterways, while taking into account environmentally sensitive areas. Pedestrian facilities should be constructed that connect these features to other public facilities. Many such examples have been identified on the accompanying map. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. Businesses that utilize environmental management systems should be targeted by Frederick County. Further, developers should consider available renewable energy options with their projects. HISTORIC RESOURCES Frederick County is a community that recognizes and protects the historic structures and sites within the study area. Possible historic districts and significant structures have been identified and recognized. Priority sites for preservation within the study area should be identified and efforts initiated to preserve those of highest need. These include Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road. Consideration should be given to increase the rehabilitation, adaptive reuse, or restoration of historic structures. Heritage tourism should be promoted within the study area. 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 and historic areas are shown on the land use map for the study area. By recognizing these historic sites and structures, we are implementing the policies of the Comprehensive Plan. 140 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 21 Other recommendations from the group: • Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, American Indian encampments, and waterways. • Significant structures and properties should be shown with a sensitive natural/historic designation. These NSA’s should be protected through historic districts and/or buffered from adjacent development activity. • The historic areas around Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road should be considered for possible historic districts. • Developments should incorporate and/or convert historic properties into recreational elements, including pedestrian trails, parks, and museums. Establish a linear historic greenway between Crosspointe (Hillandale, Carysbrooke, and the preservation park) and the fort (at Parkins Mill Battery), preserving the natural, recreational, and historical features and promoting accessibility. • Create a historic gateway park to Frederick County by supporting the restoration and adaptive reuse of the Millbank House in conjunction with other preservation partners. • The historic one-lane bridge located on Valley Mill Road should be maintained and preserved. • Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas. A regional park site has been identified on Senseny Road; this site contains a potentially significant structure and one of the few remaining farming complexes within the developed area of the study area. This park should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture. PUBLIC FACILITIES The need for public spaces within the study area (such as schools, neighborhood parks, and regional parks) is recognized and addressed. The accompanying maps identify general locations within the Senseny/Eastern Frederick Urban Area Plan where such facilities should be accommodated in order to ensure adequate public facilities corresponding with the growth of the community. Future school sites should be located within or near established or planned residential areas to encourage walk zones, as well as create a focus point for the community. Residential land uses that complement existing public facilities and schools are encouraged. Utilities and infrastructure will be needed within the study to accommodate future growth. Frederick County needs to look at preserving the intent of the landowner when planning for public facilities while still meeting the needs of the community. 141 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 22 Other recommendations from the group: • On any given request for development, the development community should work with all public facility providers to determine future public facility needs based upon this plan and the established standards of the public facility providers. • The Parks & Recreation Department should continue to evaluate the “ideal” park site rings that are within the Comprehensive Plan. Sites that are outside of the identified park rings should be considered if they meet the needs of the community. • A regional park is envisioned within the study area. In addition, a smaller park is envisioned within the Greenwood Urban Center that should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture. • Urban parks and other public spaces should be constructed within or near communities. These parks should be open to the public and connected not only by road, but by various pedestrian facilities. • The 42 acre parcel owned by the landfill (old landfill site) could be considered for future use as a park. • Public access areas to the Opequon Creek should be constructed, taking into account environmentally sensitive areas. • The bicycle and pedestrian facilities shown on the map and the WinFred MPO planning documents should be implemented. • Pedestrian facilities should be constructed that connect existing and future neighborhoods to school, park and library facilities to promote access and walkability. A trail or sidewalk should be provided along Greenwood Road. • Support completion of a linear recreation path encompassing the Senseny Road, Abrams Creek, Channing Drive areas. • Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas. • Ensure connectivity with existing or proposed bicycle or pedestrian transportation accommodations wherever possible. • A pedestrian crossing over Route 7 in the Millbrook School area should be provided. • Handley Regional Library needs should be recognized and addressed within the study area. A satellite library location should be provided within the study area (similar to Bowman Library) to meet this need. Frederick County Public Schools should also work with the Handley Regional Library to provide public library locations within new school locations. • Future areas for Fire & Rescue stations have been identified on the map; development proposals in these areas should take this future need into account. • The Airport has a 20 year Master Plan that outlines their ultimate expansion goals for this facility. Development proposals should not be considered on properties that fall within this planned expansion area. Also, development proposals considered within the Airport Support Area should not impact the current or future needs of the Airport. • Incompatible development should be avoided near the landfill to ensure that their operations are not impacted (i.e., residential, urban, etc.). Industrial uses may be appropriate near the landfill. A landfill support area should be created around the landfill similar to the Airport Support Area. This support area should extend 1,000 feet from the boundaries of the landfill. 142 FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA S u l p h e r Spring Run A sh Hol low Run Redbu d Run WrightsRun HogeRun Red b u d R u n OpequonCreek LickRun Opequon CreekOpequonCreekOpequ o n Creek Lick Run Opequon CreekAsh H o l l o w Run Town Run A s h HollowRun RedbudRun SulpherSpringsRun WrightsRunOpequonCreek Abra m s Cree k B u f f a l o L i c k R u n AbramsCreekOpequonCreek Abra m sCre e kLickRunAbramsCreek OpequonCree kHogeRunBuffaloLickRun Ope q u o nCr e e k OpequonCreek OpeuqonCreekAbramsCreek OpequonCreekOpeuqonCreekAbrams CreekOpequon Creek OpequonCreekWrights Run §¨¦81 £¤11 £¤522 £¤522 £¤522 £¤11 £¤522£¤50 £¤50 £¤11 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 £¤50 £¤522 £¤522 ¬«7 ¬«7 ¬«7 ¬«37 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed !(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 0 0.5 1 1.50.25 Miles µ The Comprehensive PlanAdopted November 10, 2021 Senseny/Eastern FrederickLand Use Plan Area Plan Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential, 4 u/a Environmentally Sensitive Areas Natural Resources & Recreation Landfill Support Area Park Institutional Urban Center Interstate Buffer Business B2 / B3 Mixed Use Industrial \ Office Industrial Mixed-Use Mixed Use Commercial \ Office Airport Support Area Employment Residential Neighborhood Village Planned Unit Development High-Density Residential, 6 u/a Sensitive Natural Areas High-Density Residential, 12-16 u/a Rural Community Center Commercial Recreation Recreation City ofWinchester Future Route 37 Ramp 143 FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA FREDERICK HALLPARKINS MILL BATTERYHISTORIC AREAHISTORIC GREENWAY CARPERS VALLEY RDHISTORIC AREA CEMETERYPARK VALLEY MILLHISTORIC AREA MILLBANK HISTORICGATEWAY AIRPORT SUPPORTAREA AIRPORT S u l p h e r Spring Run Ash HollowRun Redbu d Run HogeRun Red b u d R u n OpequonCreek Lick RunLickRun Opequon CreekOpequ o n Creek Wrights R u n Lick Run Opequon CreekAsh H o l l o w Run Town Run A s h HollowRun RedbudRun SulpherSpringsRun WrightsRunOpequonCreek B u f f a l o L i c k R u n Op e q u o n C r e e k AbramsCreekOpequonCreek Abra m sCre e kAbr a m s Cre e k AbramsCreek OpequonCree k WrightRunHoge RunBuffaloLickRun O p e quonC r eekOpe q u o n Cree k OpeuqonCreekAbramsCreek OpequonCreekOpeuqonCreekAbrams CreekOpequonCreek OpequonCreek§¨¦81 £¤11 £¤522 £¤522 £¤522 £¤11 £¤522£¤50 £¤50 £¤11 £¤522 £¤11 £¤11 £¤50 £¤50 £¤522 £¤522 ¬«7 ¬«7 ¬«7 ¬«277 ¬«37 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed Senseny/Eastern FrederickLand Use PlanHistoric and Natural Resources Area Plan µ The Comprehensive PlanAdopted November 10, 2021 !(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 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area ³n Existing Elementary ³n Existing High School ³n Existing Middle School ³n Future Elementary ³n Existing Vocational School [j Future Park !Ä Existing Airport ¥L¤ Armory &% Existing Community Center Facility 89:s Existing Fire Station!; Existing Landfill !b ¦© Existing Public Safety [j Existing Park #Historic Rural Landmarks Environmentally Sensitive Areas Land Institutional Interstate Buffer Park Natural Resources & Recreation Landfill Support Area Possible Historic District Possible Fire Station Future Route 37 Ramp City ofWinchester 144 S u l p h e r Spring Run Ash HollowRun Redbu d Run HogeRun Red b u d R u n OpequonCreek Lick RunLickRun Opequon CreekOpequ o n Creek Wrights R u n Lick Run OpequonCreekAsh H o l l o w Run Town Run A s h HollowRun RedbudRun SulpherSpringsRun WrightsRunOpequonCreek B u f f a l o L i c k R u n Op e q u o n C r e e k AbramsCreekOpequonCreek Abra m sCre e kAbr a m s Cre e k AbramsCreek OpequonCree k WrightRunHoge RunBuffaloLickRun Ope q u o nCr e e k Ope q u o n Cree k OpeuqonCreekAbramsCreek OpequonCreekOpeuqonCreekAbrams CreekOpequonCreek OpequonCreek§¨¦81 £¤11 £¤522 £¤522 £¤522 £¤11 £¤522£¤50 £¤50 £¤11 £¤522 £¤11 £¤11 £¤50 £¤50 £¤522 £¤522 ¬«7 ¬«7 ¬«7 ¬«277 ¬«37 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed Senseny/Eastern FrederickLand Use PlanTransportation Map Area Plan µ The Comprehensive PlanAdopted November 10, 2021 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 !(Proposed Interchanges 0 0.5 10.25 Miles Future Route 37 Ramp Urban Development Area Future Rt 37 BypassSewer and Water Service Area City ofWinchester 145 S u l p h e r Spring Run Ash HollowRun Redbu d Run HogeRun Red b u d R u n OpequonCreek Lick RunLickRun Opequon CreekOpequ o n Creek Wrights R u n Lick Run OpequonCreekAsh H o l l o w Run Town Run A s h HollowRun RedbudRun SulpherSpringsRun WrightsRunOpequonCreek B u f f a l o L i c k R u n Op e q u o n C r e e k AbramsCreekOpequonCreek Abra m sCre e kAbr a m s Cre e k AbramsCreek OpequonCree k WrightRunHoge RunBuffaloLickRun Ope q u o nCr e e k Ope q u o n Cree k OpeuqonCreekAbramsCreek OpequonCreekOpeuqonCreekAbrams CreekOpequonCreek OpequonCreek§¨¦81 £¤11 £¤522 £¤522 £¤522 £¤11 £¤522£¤50 £¤50 £¤11 £¤522 £¤11 £¤11 £¤50 £¤50 £¤522 £¤522 ¬«7 ¬«7 ¬«7 ¬«277 ¬«37 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed Senseny/Eastern FrederickLand Use PlanTransportation w/Trails Map Area Plan µ The Comprehensive PlanAdopted November 10, 2021 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 !(Proposed Interchanges 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area Future Route 37 Ramp City ofWinchester 146 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #05-23 Carmeuse Property - (Mr. Pearson) Attachments: CPPC07-10-23_CPPA05-23CarmeusePropertiesClearbrook_Redacted.pdf 147 MEMORANDUM TO: Comprehensive Plans and Programs Commitee (CPPC) FROM: Wyat Pearson, AICP, Planning Director RE: Comprehensive Plan Amendment Request #05-23, Carmeuse Proper�esClearbrook DATE: June 28th, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received mul�ple requests. CPPA #05-23 Carmeuse Proper�es-Clearbrook is summarized in the memorandum and the accompanying atachments. CPPA #05 -23, Carmeuse Proper�es-Clearbrook – Land Use Designa�on Change and Text Modifica�on, for Parcels: 34-A-10, 34-A-10A, 34-A-10B, 34-A-10D, 34-A-10E, 34-A-10F, 348-1-1, 34-8-1-2, 34-8-1-3, 34-8-1-4, 34-8-1-5, 34-8-1-6, 34-8-1-7, 34-8-1-8, 34-8-1-9, 34- 81-17, 34-A-8A, 34-1-A, 34-A-7, 34-A-129A, 34-A-129E, 34-A-129G. This is a request to change the land use designa�ons from Heavy Industrial, Warehousing, Industrial, Rural Areas, and Sensi�ve Natural Areas to Extrac�ve Mining. The proper�es are located North of Turkey Run, East of the Winchester Western Rail Corridor, and South of Woodbine Road. The vast majority of the property is currently zoned RA (Rural Areas) District, with a small por�on (roughly 20 acres) zoned M2 (Industrial General) District. In total, the proper�es in ques�on total to roughly 476.55 acres, and are currently u�lized for agricultural and residen�al purposes. The Northeast Land Use Plan (NELUP) shows these proper�es as Heavy Industrial, Warehousing, Industrial, Rural Areas, and Sensi�ve Natural Areas. The currently adopted NELUP does not have text related to this por�on of the plan area. The applicant is seeking to change all of the exis�ng land use designa�on to EM (Extrac�ve Mining). Addi�onally, the applicant is proposing addi�onal text recognizing the exis�ng quarry uses as well as the future use of the property for extrac�ve mining purposes and the importance of offse�ng impacts on adjoining residen�al, and mi�ga�ng viewshed impacts created by stockpiling of material. COUNTY of FREDERICK Department of Planning and Development 540 / 665 - 5651 Fax: 540/ 665 - 6395 148 This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presenta�on, and then the applicant, or their representa�ve, may provide a short presenta�on. Staff will be seeking a recommenda�on from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider this request; staff will send no�fica�on to CPPC members of the date and �me of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further considera�on. Atached you will find a set of maps showing the loca�on of the proposal, the CPPA applica�on, and the Northeast Land Use Plan. See Frederick Water comments below. WGP/pd June 8th, 2023 Frederick Water Comment CPPA #05-23 These proper�es are captured in the Northeast Land Use Plan. The proper�es are located east of the Winchester & Western Railroad, Woodbine Road to the north, and Turkey Run to the south. The proposed use does not an�cipate using public water and sewer, therefore there will be no impact upon Frederick Water’s water and sewer system. The proposal would not u�lize Frederick Water’s water and sewer services therefore Frederick Water offers no comment on the Carmeuse Clear Brook Property CPPA applica�on. 149 £¤11 §¨¦81 §¨¦81 TurkeyRunTurkey R un Turkey R un Coyle Run Turkey Run Duncan Run BERKELEY COUNTYWEST VIRGINIA 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10E 34 8 1 9 34 A10B 34 A10D 34 8 1 8 34 81 2 34 81 1 34 8 1 7 34 8 1 5 34 8 1 334 8 1 4 34 A 129E 34 8 1 6 34 1 A 34 A 8A 34 A 129G 34 A 7 34 A129A 1285BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1633BRUCETOWN RD 1621BRUCETOWN RD 1587BRUCETOWN RD 116WELCOMEHOME LN 1761BRUCETOWN RD 1781BRUCETOWN RD 1811BRUCETOWN RD 225SIRJOHNS RD 261JOHN DEERE CT 243SIRJOHNS RD 283SIRJOHNS RD 287SIRJOHNS RD 360SIR JOHNS RD 326SIRJOHNS RD326SIRJOHNS RD 310SIRJOHNS RD 135WELCOMEHOME LN 170WELCOMEHOME LN 202WELCOMEHOME LN 1813BRUCETOWN RD 240JOHNDEERE CT 347SIRJOHNS RD 404SIRJOHNS RD 570GRACECHURCH RD 185JOHN DEERE CT 197JOHNDEERE CT 370SIRJOHNS RD 420SIRJOHNS RD 3656MARTINSBURG PIKE 203WELCOMEHOME LN 180JOHNDEERE CT 111JOHNDEERE CT 430SIR JOHNS RD 2140WOODSIDE RD2140WOODSIDE RD 160JOHNDEERE CT 493SIRJOHNS RD 148SHADYCREEK RD 120JOHN DEERE CT 500SIRJOHNS RD 603GRACECHURCH RD643GRACECHURCH RD 602SIR JOHNS RD 602SIRJOHNS RD 528SIR JOHNS RD 471GRACECHURCH RD 571GRACECHURCH RD 569SIR JOHNS RD167ABRILSRUN LN 445GRACECHURCH RD 311ABRILSRUN LN 181ABRILSRUN LN 567SIRJOHNS RD 625SIRJOHNS RD 2619WOODSIDE RD2619WOODSIDE RD 461GRACECHURCH RD 3915MARTINSBURGPIKE 3900MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4150MARTINSBURGPIKE 4123MARTINSBURGPIKE 4170MARTINSBURGPIKE 332THISTLE LN 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE4268MARTINSBURG PIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURGPIKE 3026WOODSIDE RD4317MARTINSBURGPIKE 4312MARTINSBURG PIKE 4332MARTINSBURG PIKE 3150WOODSIDE RD4374MARTINSBURGPIKE 276WOODBINE RD 1420RESTCHURCH RD 4407MARTINSBURGPIKE 4412MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 321ZACHARYANN LN 4481MARTINSBURG PIKE4455MARTINSBURG PIKE 3201WOODSIDE RD 3220WOODSIDE RD4504MARTINSBURG PIKE 140WOODBINE RD 165BUSINESSBLVD 200WOODBINE RD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURGPIKE 4600MARTINSBURGPIKE 120BUSINESSBLVD Application Urban Development Area Sewer and Water Service Area ParcelsEastern Road Plan Major Collector Improved Major Collector Minor Collector Improved Minor Collector Long Range Land Use Business Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Rural Community Center Sensitive Natural Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDTHISTLE LNClearBrookClear Brook 0 1,500 3,000750 Feet BERKELEY COUNTYWEST VIRGINIA CPPA # 05 - 23: Carmeuse PropertiesPINs: 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F,34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7,34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17, 34 - A - 8A, 34 - 1 - A, 34 - A - 7, 34 - A - 129A,34 - A - 129E, 34 - A - 129GRevise Northeast Land Use PlanLong Range Land Use Map CPPA #05-23 BERKELEYCOUNTY CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 150 £¤11 §¨¦81 §¨¦81 TurkeyRunTurkey R un Turkey R un Coyle Run Turkey Run Duncan Run BERKELEY COUNTYWEST VIRGINIA 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10E 34 8 1 9 34 A10B 34 A10D 34 8 1 8 34 81 2 34 81 1 34 8 1 7 34 8 1 5 34 8 1 334 8 1 4 34 A 129E 34 1 A 34 8 1 6 34 A 8A 34 A 129G 34 A 7 34 A129A 1285BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1633BRUCETOWN RD 1621BRUCETOWN RD 1587BRUCETOWN RD 116WELCOMEHOME LN 1761BRUCETOWN RD 1781BRUCETOWN RD 1811BRUCETOWN RD 225SIRJOHNS RD 261JOHN DEERE CT 283SIRJOHNS RD 243SIRJOHNS RD 287SIRJOHNS RD 310SIRJOHNS RD 360SIR JOHNS RD 326SIRJOHNS RD326SIRJOHNS RD 135WELCOMEHOME LN 170WELCOMEHOME LN 202WELCOMEHOME LN 1813BRUCETOWN RD 240JOHNDEERE CT 347SIRJOHNS RD 404SIRJOHNS RD 570GRACECHURCH RD 185JOHN DEERE CT 197JOHNDEERE CT 370SIRJOHNS RD 420SIRJOHNS RD 3656MARTINSBURG PIKE 203WELCOMEHOME LN 180JOHNDEERE CT 111JOHNDEERE CT 430SIR JOHNS RD 2140WOODSIDE RD2140WOODSIDE RD 160JOHNDEERE CT 493SIRJOHNS RD 148SHADYCREEK RD 120JOHN DEERE CT 500SIRJOHNS RD 603GRACECHURCH RD643GRACECHURCH RD 528SIR JOHNS RD 602SIR JOHNS RD 602SIRJOHNS RD 471GRACECHURCH RD 571GRACECHURCH RD 569SIR JOHNS RD167ABRILSRUN LN 445GRACECHURCH RD 311ABRILSRUN LN 181ABRILSRUN LN 567SIRJOHNS RD 625SIRJOHNS RD 2619WOODSIDE RD2619WOODSIDE RD 461GRACECHURCH RD 3915MARTINSBURGPIKE 3900MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4150MARTINSBURGPIKE 4123MARTINSBURGPIKE 4170MARTINSBURGPIKE 332THISTLE LN 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE4268MARTINSBURG PIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURGPIKE 3026WOODSIDE RD4317MARTINSBURGPIKE 4312MARTINSBURG PIKE 4332MARTINSBURG PIKE 3150WOODSIDE RD4374MARTINSBURGPIKE 276WOODBINE RD 1420RESTCHURCH RD 4407MARTINSBURGPIKE 4412MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 321ZACHARYANN LN 4455MARTINSBURG PIKE 4481MARTINSBURG PIKE 3201WOODSIDE RD 3220WOODSIDE RD4504MARTINSBURG PIKE 140WOODBINE RD 200WOODBINE RD 165BUSINESSBLVD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURGPIKE 4600MARTINSBURGPIKE 120BUSINESSBLVD Application Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDTHISTLE LNClearBrookClear Brook 0 1,500 3,000750 Feet BERKELEY COUNTYWEST VIRGINIA CPPA # 05 - 23: Carmeuse PropertiesPINs: 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F,34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7,34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17, 34 - A - 8A, 34 - 1 - A, 34 - A - 7, 34 - A - 129A,34 - A - 129E, 34 - A - 129GRevise Northeast Land Use PlanLocation Map CPPA #05-23 BERKELEYCOUNTY CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 151 £¤11 §¨¦81 §¨¦81 TurkeyRunTurkey R un Turkey R un Coyle Run Turkey Run Duncan Run BERKELEY COUNTYWEST VIRGINIA 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10E 34 8 1 9 34 A10B 34 A10D 34 8 1 8 34 81 2 34 81 1 34 8 1 7 34 8 1 5 34 8 1 334 8 1 4 34 A 129E 34 8 1 6 34 1 A 34 A 8A 34 A 129G 34 A 7 34 A129A 1285BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1633BRUCETOWN RD 1621BRUCETOWN RD 1587BRUCETOWN RD 116WELCOMEHOME LN 1761BRUCETOWN RD 1781BRUCETOWN RD 1811BRUCETOWN RD 225SIRJOHNS RD 261JOHN DEERE CT 243SIRJOHNS RD 283SIRJOHNS RD 287SIRJOHNS RD 360SIR JOHNS RD 326SIRJOHNS RD326SIRJOHNS RD 310SIRJOHNS RD 135WELCOMEHOME LN 170WELCOMEHOME LN 202WELCOMEHOME LN 1813BRUCETOWN RD 240JOHNDEERE CT 347SIRJOHNS RD 404SIRJOHNS RD 570GRACECHURCH RD 185JOHN DEERE CT 197JOHNDEERE CT 370SIRJOHNS RD 420SIRJOHNS RD 3656MARTINSBURG PIKE 203WELCOMEHOME LN 180JOHNDEERE CT 111JOHNDEERE CT 430SIR JOHNS RD 2140WOODSIDE RD2140WOODSIDE RD 160JOHNDEERE CT 493SIRJOHNS RD 148SHADYCREEK RD 120JOHN DEERE CT 500SIRJOHNS RD 603GRACECHURCH RD643GRACECHURCH RD 602SIR JOHNS RD 602SIRJOHNS RD 528SIR JOHNS RD 471GRACECHURCH RD 571GRACECHURCH RD 569SIR JOHNS RD167ABRILSRUN LN 445GRACECHURCH RD 311ABRILSRUN LN 181ABRILSRUN LN 567SIRJOHNS RD 625SIRJOHNS RD 2619WOODSIDE RD2619WOODSIDE RD 461GRACECHURCH RD 3915MARTINSBURGPIKE 3900MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4150MARTINSBURGPIKE 4123MARTINSBURGPIKE 4170MARTINSBURGPIKE 332THISTLE LN 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE4268MARTINSBURG PIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURGPIKE 3026WOODSIDE RD4317MARTINSBURGPIKE 4312MARTINSBURG PIKE 4332MARTINSBURG PIKE 3150WOODSIDE RD4374MARTINSBURGPIKE 276WOODBINE RD 1420RESTCHURCH RD 4407MARTINSBURGPIKE 4412MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 321ZACHARYANN LN 4481MARTINSBURG PIKE4455MARTINSBURG PIKE 3201WOODSIDE RD 3220WOODSIDE RD4504MARTINSBURG PIKE 140WOODBINE RD 165BUSINESSBLVD 200WOODBINE RD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURGPIKE 4600MARTINSBURGPIKE 120BUSINESSBLVD Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Major Collector Improved Major Collector Minor Collector Improved Minor Collector Zoning B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) M1 (Light Industrial District) M2 (Industrial General District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDTHISTLE LNClearBrookClear Brook 0 1,500 3,000750 Feet BERKELEY COUNTYWEST VIRGINIA CPPA # 05 - 23: Carmeuse PropertiesPINs: 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F,34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7,34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17, 34 - A - 8A, 34 - 1 - A, 34 - A - 7, 34 - A - 129A,34 - A - 129E, 34 - A - 129GRevise Northeast Land Use PlanZoning Map CPPA #05-23 BERKELEYCOUNTY CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23CPPA #05-23 CPPA #05-23 CPPA #05-23 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Sargent Properties LLC 2. Project Name: Sargent Property 3. Mailing Address: 13282 Lera Drive Montpelier, VA 23192 4. Telephone: 540-664-0505 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Sargent Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The entirety of the +/-122 acres of the subject property is currently located within the SWSA boundary and adjacent the UDA. This request would bring +/- 75 acres of the property adjacent to existing residential land uses and a Frederick County public school into the UDA and planned for High-Density 6 U/A Residential and Business land uses. The remaining +/- 47 acres of the property would remain outside of the UDA and planned for Industrial land uses. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (225 and 255 White Oak Road) Magisterial District: Shawnee District b. Parcel Size: 121.6943 Acres (total) +/-75 Acres (proposed UDA expansion & Land Use change) +/-47 Acres (proposed Industrial – no change) c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. 189 d. Existing Comprehensive Plan Land Use Classification(s): Mixed Use Industrial/Office and Industrial See Figures 2 and 4 existing Southern Frederick Land Use Plan (SoFred) e. Proposed Comprehensive Plan Land Use Classification(s): High-density Residential, 6 U/A and Industrial f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) – Vacant/Agricultural/Residential g. What use/zoning will be requested if amendment is approved? RP (Residential Performance District) and M-1 (Light Industrial District) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: Included are plan graphics showing the current and proposed map changes and the area within 1 mile of the subject change in comprehensive plan land uses. The approximately 122-acre tract is bounded to the west by RA zoned property, to the south by the existing +/- 57 acre Robert E Aylor Middle School, and the north and west by both residentially and industrially zoned property. This application maintains proposed residential and industrial land uses adjacent existing residential and industrial land uses. The residential areas to the north and west are completely developed with the exception of the Tasker Woods project. These existing residential neighborhoods to the north and west generally consist of 1/3 to ¼ acre lots. The Cedar Meadows 55+ community is approximately 500’ southwest of the subject property on White Oak Road. Immediately to the south of the property is the new Robert E. Aylor Middle School. This existing school facility runs along the entire southern boundary of the site. The northern stem of the subject property, which is the subject area for the change request to high density residential, is adjacent existing single-family detached residential land use. The western reach of the subject property is abutting existing M-1 zoned properties to the north and east. This topographically separated area is requesting to remain as light industrial land use. Generally, planned land uses within the 1-mile area in a southerly and easterly direction from the subject property are planned mixed use commercial/office, industrial, rural areas and portions of the Armel Rural Community Center. By rough surface area, within the 1 mile radius of the subject property 47% is existing and fully developed residential and county institutional /park land use; 45% is planned Industrial and mixed use commercial/office; and 8% is east and beyond Route 522 with Rural Areas and portions of the Armel Rural Community Center. A majority of the mixed use and industrial planned areas are currently vacant and existing rural residential land uses partitioned from the subject property by significant environmental and topographic features such as the Wrights Run tributary to the Opequon Creek. See Figures 3,5 and 6. i. Adjoining Property Owners: See Attached List of Adjacent Owners 190 j. Justification of proposed Comprehensive Policy Plan Amendment. The recent purchase and development of the new Robert E Aylor Middle School along White Oak Road, outside the UDA, and adjacent the southern boundary of the subject property has changed the dynamics of the Route 277 Triangle in this specific area. The subject property lies immediately to the north of the middle school and abuts Tasker Road. Currently, the Property is located within the Sewer and Water Service Area (SWSA) and immediately adjacent the Urban Development Area (UDA) boundary. Locating the UDA boundary to encompass the +/- 75 acre western portion of the subject property and include the +/- 6.5 acre area north of Tasker road and south of Macedonia Church Road. The requested UDA change would provide neighborhood residential business land use at an appropriate scale and at a highly visible location with existing roads abutting three sides. Additionally, the change would also enable the orderly development of residential development adjacent to existing residential homes and the middle school. Areas near and adjacent to the subject property to the west and north are presently zoned RP and occupied by residential uses. Changing the land use designation to residential ensures a more compatible transition of land uses from low density residential to higher density residential and then to industrial. Placing high-density residential in this location will create an elegant transition from the existing RP properties on the west side of White Oak Road and the Higher intensity Industrial uses planned to the east of the subject property. Furthermore, locating residential adjacent existing schools is good land planning policy as it provides direct access for residents to public open spaces and county resources. Additionally, the proposed Residential to Industrial district boundary would occur in a heavily wooded area with significant topographic relief providing a natural buffer between the residential and industrial uses. The Southern Frederick Land Use Plan currently proposes a trail system and an east -west collector roadway within the subject areas under consideration in this application. This application proposes to maintain the trail connectivity as it will provide future access to the school for the subject property and from the existing residential areas. The collector roadway is proposed to be removed due to the significant topographic challenges in constructing the roadway and the narrowness of land bay remaining between the existing school and existing FBI facility. The eastern portion of the subject site is to remain industrial and access the existing road network. The proposed plan amendment would result in both benefits and impacts to Frederick County. Benefits range from orderly development with existing residential land uses placed adjacent to higher density residential land uses and transitioning to the industrial land uses, focusing planned growth within the targeted urban areas in the county, and placing compatible residential land use adjacent the existing public school property. All new growth and development naturally increases the demands on public services such as schools, transportation, fire and rescue, police and public sanitary sewer and water infrastructure. The location of the subject property and the proposed land uses are situated in a Comprehensive Plan area currently planning for development and investment within the urban region of the county. Co-locating and concentrating development in compact areas promote orderly development and the ability for county services to be provided in a cost-effectively manner. The subject property is adjacent to existing infrastructure and is well positioned to expand facilities and physical infrastructure as necessary and appropriate. The residential components along White Oak Road would require mitigation of pedestrian and vehicular traffic, public 191 safety, as well as water and wastewater infrastructure. The applicant believes that all these facilities are immediately available and will be mitigated during the rezoning process. Public schools would not be negatively impacted should the residential area of this development become age restricted. Other forms of residential development would require mitigating the impacts for schools and county services. The application also proposes to mitigate the fiscal impacts posed by any residential development through the creation of a neighborhood business land bay currently planned as open space and maintaining a significant +/- 47 acre Industrial land use on the eastern portion of the property. Trip Generation Sargent Properties 2023 CPA Existing Residential and Agricultural Uses: +/- 20 ADT Existing Comprehensive Plan Uses: (0.25 FAR) +/- 5,100 ADT Industrial (60 ac): +/- 1,800 ADT Mixed Use Commercial /Industrial (54 ac): +/- 2,900 ADT Park (6 ac): +/- 400 ADT Proposed Comprehensive Plan Uses: +/- 7,500 ADT Residential (69 ac): +/- 2,900 ADT Industrial (47 ac / 0.25 FAR): +/- 1,400 ADT Commercial (6 ac / 0.25 FAR): +/-3,000 ADT Industrial ITE Codes considered: 110 – General Light Industrial 130 – Industrial Park 140 – Manufacturing (Flex Tech) 150 – Warehousing 156 – High Cube Warehousing Commercial ITE Codes considered: 710 – General Office Building 720 – Medical Office Building 851 – Convenience Store Residential ITE Codes considered: 210 – Single-Family Detached Housing 220 - Multi-family Housing (Low-Rise) 251 – Senior Adult Housing - Detached 252 – Senior Adult Housing - Attached 192 193 194 195 INDUSTRIAL PARK UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) 00 5000'10000'NORTHCS1000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF1 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 196 TRAIL MINOR COLLECTOR UDA LIMITS PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 CS1001-TRANSPORTATION 00 5000'10000' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF2 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECTNORTH 197 INDUSTRIAL PARK TO HIGH DENSTIY RESIDENTIAL, 6 U/A NEW UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE TO HIGH DENSTIY RESIDENTIAL, 6 U/A INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) APPROXIMATE 1 MILE RADIUS 00 5000'10000'NORTHCS4000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF3 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 198 TRAIL TO REMAIN IN COMPREHENSIVE PLAN MINOR COLLECTOR TO BE REMOVED FROM COMPREHENSIVE PLAN NEW UDA LIMITS 00 5000'10000'NORTHCS4001-TRANSPORTATION ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF4 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 199 200 Sargent Comprehensive Plan Amendment Adjacent Properes List 1. Richard & Catherine Palmer 1789 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-36 2. Carl & Emily Bohman 1773 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-37 3. Winfield & Carle*a Smoot 1759 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-38 4. William & Edeltraud Wayt 1747 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-290 5. Carl & Frances Palmateer 1735 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-292 6. Robert & Denise Fletcher 1717 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-294 7. Dongphoung Truong 300 Chancellorsville Drive Stephens City, VA 22655 Tax Map: 76-A-39A 201 8. Alan & Linda See 110 White Oak Road White Post, VA 22663 Tax Map: 76-A-39 9. Christopher & Rosa See 160 Possum Draw Place Winchester, VA 22601 Tax Map: 76-A-41 & 76-A-40 10. The Camp at Mosby Sta8on Homeowners Assoc. Inc. 103 Piedmont Way Stephens City, VA 22655 Tax Map: 75M-3-3-170A & 75M-3-2-120A 11. Sondra Blevins 103 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-12 12. Taslim Paulus Djoko Trustee 105 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-13 13. Deran & Conjo Whitney 107 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-14 14. Michael & Epefania Bou*e 109 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-15 15. Robert Larson & Karen Walker 111 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-16 16. Frederick & Kathleen Drury III 113 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-17 202 17. Jessica & Craig Pfrommer 115 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-18 18. William & Teresa Rhodes 117 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-19 19. Joseph & Sharon Livesay 119 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-20 20. Daniel & Melissa Baker 121 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-21 21. Sco* & Gladys Parker 123 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-22 22. Raymond & Susan Cowan 125 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-23 23. Gregory & Addie Jones 127 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-24 24. Flint Hill Proper8es, LLC PO Box 227 Middletown, VA 22645 Tax Map: 75-A-109 203 25. The County School Board of Frederick Co. VA 1415 Amherst St. Winchester, VA 22601 Tax Map: 75-A-113 26. Wrights Run LP C/O Doreen Swanson 114 Covington Lane Winchester, VA 22601 Tax Map: 76-A-53A & 76-A-53P\ 27. Shen Valley LLC 1346 Pleasants Drive Suite 6 Rockingham, VA 22801 Tax Map: 76-A-53H 28. Elman FBI Associates LLP 10 W. Carver St. Hun8ngton, NY 11743 Tax Map: 76-A-53B 29. Danny & Wendy Aube 223 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-45 30. William Heflin 113 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47B 31. Donald & Janet Kenney 281 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47 32. Michael Orndorff 178 Ole Orchard Drive Clear Brook, VA 22624 Tax Map: 76-A-43 204 33. Shirley Kenney 280 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-44 & 76-A-46 34. Charles Critchfield 1511 Reliance Road Reliance, VA 22649 Tax Map: 76-A-47A 205 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 NORTHEAST FREDERICK LAND USE PLAN (NELUP) - INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS: • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 206 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on July 14th, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. 207 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Plan: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (SNA) due to the environmental and historical features on and around the site, most notably Stephenson’s Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA’s and development limited to those areas to the south of the NSA’s and south of McCann’s Road. • Utilizing McCann’s Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (SNA) providing access from Old Charles Town Road to McCann’s Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann’s Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann’s Lane that is approximately 50’ in width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical SNA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent 208 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn’t changed. • Appropriate traffic controls should be provided on McCann’s Lane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. 209 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 BLAIN PROPERTIES AMENDMENT (BOS APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north–south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. 210 [j ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School [j Existing Park 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 Northeast FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential Planned Unit Development Urban Center Business B2 / B3 Heavy Industrial Mixed Use Industrial \ Office Extractive Mining wwwwwwwwwwwwwwwwwwww Warehouse Industrial Natural Resources & Recreation Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas Park Interstate Buffer High-Density Residential, 12-16 u/a Residential, 4 u/a Mixed-Use 211 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School [j Park Community Facilities Elementary School Middle School High School Fire & Rescue Station Park Future Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural and RecreationalResources Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area 212 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µEastern 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 The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Northeast FrederickLand Use PlanTransportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area 213 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use PlanTransportation Map - Lane Divides Area Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Urban Development Area Sewer and Water Service Area 214 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #06-23 Bluestone Industrial - (Mr. Pearson) Attachments: CPPC07-10-23_CPPA06-23BluestoneIndustrialPark_Redacted.pdf 215 MEMORANDUM TO: Comprehensive Plans and Programs Commitee (CPPC) FROM: Wyat Pearson, AICP, Planning Director RE: Comprehensive Plan Amendment Request #06-23, Bluestone Industrial Park DATE: June 28th, 2023 For the June 2023 Comprehensive Plan Amendment submission deadline, the Planning Department received mul�ple requests. CPPA #06-23 Bluestone Industrial Park is summarized in the memorandum and the accompanying atachments. CPPA #06 -23, Bluestone Industrial Park – Land Use Designa�on Change and Text Modifica�on, for Parcels: 85-A-48, 85-A-48A, 85-A-48D. This is a request within the Town of Stephens City to amend the Stephens City/Frederick County Joint Future Land Use Plan. The proper�es are located West of Valley Pike (Route 11) East of the CSX rail corridor, North of Family Drive, and South of Decatur Drive. The proper�es in ques�on are currently zoned B-1, I-1 and I-2, which are Stephens City zoning districts, and total to roughly 141.28 acres. Currently, the proper�es are u�lized for agricultural and residen�al purposes. The Stephens City/Frederick County Joint Future Land Use Plan shows these proper�es as Industrial and Mixed Use. The plan text calls for uses similar to those allowed in the County’s M1 (Light Industrial) District or OM (Office-Manufacturing Park now TM Technology Manufacturing) District with predominately commercial and office components preferred in the more visible por�ons of the site. The applicant is seeking to change the exis�ng land use designa�on to Mixed Use, Residen�al, Ins�tu�onal, Highway Commercial and/or Industrial. It is not abundantly clear from the applica�on what mix of these uses are proposed on specific por�ons of the proper�es. Further, since the property is subject to the Voluntary Setlement Agreement between Stephens City and Frederick County, it may be appropriate to wait for further informa�on on how Stephens City handles this request. This request will be considered first by the CPPC on July 10th, 2023. Staff will provide a brief presenta�on, and then the applicant, or their representa�ve, may provide a short presenta�on. COUNTY of FREDERICK Department of Planning and Development 540 / 665 - 5651 Fax: 540/ 665 - 6395 216 Staff will be seeking a recommenda�on from the CPPC to forward to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider this request; staff will send no�fica�on to CPPC members of the date and �me of this joint work session once scheduled. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further considera�on. Atached you will find a set of maps showing the loca�on of the proposal, the CPPA applica�on, and the Stephens City/Frederick County Joint Future Land Use Plan. See Frederick Water comments below. WGP/pd June 8th, 2023 Frederick Water Comment CPPA #06-23 These proper�es are captured in the Stephens City / Frederick County Joint Future Land Use Plan. The proper�es are more specifically located within the Town of Stephens City, west of Route 11 Valley Pike and south of Fairfax Pike. The Town of Stephens City provides water and sewer services within the Town limits, therefore Frederick Water does not serve this area. Frederick Water does not provide water and sewer services within the Town of Stephens City, and therefore offers no comment on the Bluestone Industrial Park CPPA applica�on. 217 Q £¤11 £¤11 §¨¦81 §¨¦81 Stephens City S h e e p R u n Stephens Run 85 A 48 85 A 48A85 A 48D 400CONESTOGA LN 400CONESTOGA LN 6104VALLEYPIKE 6092VALLEYPIKE 6022VALLEYPIKE 6077VALLEY PIKE 6054VALLEYPIKE 6043VALLEYPIKE 6071VALLEY PIKE 289SALEMCHURCH RD 762PEACE & PLENTY LN 824PEACE &PLENTY LN 5990VALLEYPIKE 5933VALLEYPIKE 625TOWNRUN LN 114HAYVENHURST CT 365FAMILY DR 5960VALLEYPIKE 5811VALLEYPIKE 103WESTCHESTER DR 5890VALLEY PIKE 159FAMILY DR 5924VALLEYPIKE 5901VALLEYPIKE 332TOWNRUN LN 332TOWNRUN LN 579TOWN RUN LN 181FAMILY DR 100SAVANNAHWAY 5784VALLEYPIKE 5844VALLEYPIKE 127WESTCHESTER DR 131WESTCHESTER DR 846STRODEMCLEOD LN 441TOWN RUN LN 5658VALLEYPIKE 5630VALLEY PIKE 215DECATURCIR 225DECATURCIR 221DECATURCIR 210DECATUR CIR209DECATUR CIR 105ASHFORD DR 218DECATURCIR 222DECATURCIR 206DECATURCIR 200DECATURCIR201DECATUR CIR 137DECATURCIR5542VALLEY PIKE 132DECATURCIR 5460VALLEYPIKE 5498VALLEYPIKE 124DECATUR CIR 131DECATURCIR 116DECATURCIR120DECATUR CIR 121DECATURCIR 401STRODEMCLEOD LN 112DECATURCIR 115DECATURCIR 345ESTEP RD 107DECATURCIR111DECATUR CIR 139PITTMAN CT 339MARLBORO RD 212STEPHENSRUN ST 820MARLBORO RD 335ESTEP RD 101SHOE BUCKLE CT 969MARLBORO RD 557MARLBORO RD 1087FAIRFAX ST 339MARLBORO RD 230SHOE BUCKLE CT 1160FAIRFAX ST 1110FAIRFAX ST 147CHIPLEY DR 1200FAIRFAX ST 5360CROOKED LN NORWICHCTPITTMANCTGROVESTHAYVENHURSTCT SMOKE HOUSE CT HALF PENNY CT CONESTOGALN STEPHENS RUN STCROOKEDLNSHOEBUCKLE CT FAIRFAX ST WESTCHESTER DRASHFORD DR PEACE AND PLENTY LNVALLEYPIKETOWN RUN LNVALLEYPIKE DECATURCIRTHEATERLNSTRODE MCLEOD LNVALLEYPIKEESTEP RDFAMILY DR FAMILY DR Application Urban Development Area Sewer and Water Service Area ParcelsEastern Road Plan Minor Arterial Major Collector Minor Collector Roundabout Trails Stephens City Bypass Q Roundabout Local Collector Roads Long Range Land Use Residential Highway Commercial Mixed-Use Industrial Natural Resource & Recreation Business Highway Commercial Mixed-Use Industrial Residential, 4 u/a µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 §¨¦81 MAIN STGAR DEN GATE D RDECATURCIRSTEPHENSRUN STB R A N D E N B U RY C T FAIRFAX ST MARTIN ST HAYVENHURST CT ASHFORD DR TOWNRUN LNVALLEY PIKETHEATER LNSTRODEMCLEOD LNESTEP RDFAMILY DR StephensCity 0 1,000 2,000500 Feet C P P A # 0 6 - 2 3 : B lu e s to n e I n d u s tr ia l P a r kPINs: 8 5 - A - 4 8 , 8 5 - A - 4 8 A , 8 5 - A - 4 8 DMixed U s e La n d U se D e s ig n a tio nLong R a n g e L a n d U s e M a p CPPA #06-23 CPPA #06-23CPPA #06-23 218 £¤11 £¤11 §¨¦81 §¨¦81 Stephens City S h e e p R u n Stephens Run 85 A 48 85 A 48A85 A 48D 400CONESTOGA LN 400CONESTOGA LN 6104VALLEYPIKE 6092VALLEYPIKE 6022VALLEYPIKE 6077VALLEY PIKE 6054VALLEYPIKE 6043VALLEYPIKE 6071VALLEY PIKE 289SALEMCHURCH RD 762PEACE & PLENTY LN 824PEACE &PLENTY LN 5990VALLEYPIKE 5933VALLEYPIKE 625TOWNRUN LN 114HAYVENHURST CT 365FAMILY DR 5960VALLEYPIKE 5811VALLEYPIKE 103WESTCHESTER DR 5890VALLEY PIKE 159FAMILY DR 5924VALLEYPIKE 5901VALLEYPIKE 332TOWNRUN LN 332TOWNRUN LN 579TOWN RUN LN 181FAMILY DR 100SAVANNAHWAY 5784VALLEYPIKE 5844VALLEYPIKE 127WESTCHESTER DR 131WESTCHESTER DR 846STRODEMCLEOD LN 441TOWN RUN LN 5658VALLEYPIKE 5630VALLEY PIKE 215DECATURCIR 225DECATURCIR 221DECATURCIR 210DECATUR CIR209DECATUR CIR 105ASHFORD DR 218DECATURCIR 222DECATURCIR 206DECATURCIR 200DECATURCIR201DECATUR CIR 137DECATURCIR5542VALLEY PIKE 132DECATURCIR 5460VALLEYPIKE 5498VALLEYPIKE 124DECATUR CIR 131DECATURCIR 116DECATURCIR120DECATUR CIR 121DECATURCIR 401STRODEMCLEOD LN 112DECATURCIR 115DECATURCIR 345ESTEP RD 107DECATURCIR111DECATUR CIR 139PITTMAN CT 339MARLBORO RD 212STEPHENSRUN ST 820MARLBORO RD 335ESTEP RD 101SHOE BUCKLE CT 969MARLBORO RD 557MARLBORO RD 1087FAIRFAX ST 339MARLBORO RD 230SHOE BUCKLE CT 1160FAIRFAX ST 1110FAIRFAX ST 147CHIPLEY DR 1200FAIRFAX ST 5360CROOKED LN NORWICHCTPITTMANCTGROVESTHAYVENHURSTCT SMOKE HOUSE CT HALF PENNY CT CONESTOGALN STEPHENS RUN STCROOKEDLNSHOEBUCKLE CT FAIRFAX ST WESTCHESTER DRASHFORD DR PEACE AND PLENTY LNVALLEYPIKETOWN RUN LNVALLEYPIKE DECATURCIRTHEATERLNSTRODE MCLEOD LNVALLEYPIKEESTEP RDFAMILY DR FAMILY DR Application Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 §¨¦81 MAIN STGAR DEN GATE D RDECATURCIRSTEPHENSRUN STB R A N D E N B U RY C T FAIRFAX ST MARTIN ST HAYVENHURST CT ASHFORD DR TOWNRUN LNVALLEY PIKETHEATER LNSTRODEMCLEOD LNESTEP RDFAMILY DR StephensCity 0 1,000 2,000500 Feet C P P A # 0 6 - 2 3 : B lu e s to n e I n d u s tr ia l P a r kPINs: 8 5 - A - 4 8 , 8 5 - A - 4 8 A , 8 5 - A - 4 8 DMixed U s e La n d U se D e s ig n a tio nLocation M a p CPPA #06-23 CPPA #06-23CPPA #06-23 219 Q £¤11 £¤11 £¤11 §¨¦81 §¨¦81 Stephens City S h e e p R u n Stephens Run 85 A 48 85 A 48A 85 A 48D 400CONESTOGA LN 400CONESTOGA LN 266VAUCLUSE RD 6104VALLEYPIKE 6022VALLEYPIKE 6092VALLEYPIKE 6077VALLEY PIKE 6054VALLEYPIKE 6043VALLEYPIKE 289SALEMCHURCH RD 762PEACE & PLENTY LN824PEACE & PLENTY LN 824PEACE & PLENTY LN 5990VALLEYPIKE 5958VALLEYPIKE 5933VALLEYPIKE 108HAYVENHURST CT 365FAMILY DR 5936VALLEY PIKE 5811VALLEYPIKE 5890VALLEY PIKE 147FAMILY DR 159FAMILY DR 5924VALLEYPIKE 5901VALLEYPIKE 332TOWNRUN LN 332TOWNRUN LN 107WESTCHESTER DR 181FAMILY DR 569TOWN RUN LN 5784VALLEYPIKE 5844VALLEYPIKE 846STRODEMCLEOD LN 5658VALLEYPIKE 5630VALLEYPIKE 215DECATURCIR 225DECATURCIR 221DECATURCIR 209DECATURCIR 210DECATUR CIR 5584VALLEYPIKE 222DECATURCIR 206DECATUR CIR 200DECATURCIR 201DECATURCIR 5542VALLEYPIKE 132DECATURCIR 135DECATUR CIR 5460VALLEYPIKE 5498VALLEYPIKE 124DECATUR CIR 131DECATURCIR 116DECATUR CIR 120DECATURCIR 121DECATURCIR 1213MARLBORO RD 401STRODEMCLEOD LN 112DECATURCIR 115DECATURCIR 345ESTEP RD 111DECATURCIR 103HALFPENNY CT 339MARLBORO RD 820MARLBORO RD 335ESTEP RD 969MARLBORO RD 557MARLBORO RD 132SMOKE HOUSE CT 339MARLBORO RD 230SHOE BUCKLE CT 1160FAIRFAX ST 147CHIPLEY DR 1200FAIRFAX ST HALFPENNY CT SMOKEHOUSE CT HAYVENHURSTCT SHOEBUCKLE CT FAIRFAX ST CONESTOGALN TOWN RUN LNASHFORDDR PEACEANDPLENTY LNVALLEYPIKE DECATUR CIRTHEATERLNSTRODE MCLEOD LNVALLEYPIKEESTEP RDFAMILY DR Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Minor Arterial Major Collector Minor Collector Trails Stephens City Bypass Q Roundabout Local Collector Roads Zoning B2 (General Business District) EM (Extractive Manufacturing District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤11 §¨¦81 §¨¦81 MAIN STGAR DEN GATE D RDECATURCIRSTEPHENSRUN STB R A N D E N B U RY C T FAIRFAX ST MARTIN ST HAYVENHURST CT ASHFORD DR TOWNRUN LNVALLEY PIKETHEATER LNSTRODEMCLEOD LNESTEP RDFAMILY DR StephensCity 0 1,000 2,000500 Feet C P P A # 0 6 - 2 3 : B lu e s to n e I n d u s tr ia l P a r kPINs: 8 5 - A - 4 8 , 8 5 - A - 4 8 A , 8 5 - A - 4 8 DMixed U s e La n d U se D e s ig n a tio nZoning M a p CPPA #06-23 CPPA #06-23 CPPA #06-23 220 221 222 223 224 225 Bluestone Property COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Bluestone Industrial Development, LLC 2. Project Name: Bluestone Property 3. Mailing Address: PO Box 480 Stephens City, VA 22655 4. Telephone: (540) 869-1800 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Sargent Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: Future development of the subject property is currently governed by the “Voluntary Settlement Agreement Between the Town of Stephens City and Frederick County”. The Final order validating and affirming this is action occurred in 2005 and placed the subject property into the Town limits as annexation areas defined in the agreement. The subject properties are split zoned on the current Town of Stephens City Zoning Map and are identified as being governed by the Industrial I-1, Industrial I-2 and Business B-1 zoning districts. The Stephens City/Frederick County Joint Future Land Use Plan Annexation Areas, most recently approved by the Stephens City Town Council in March of 2009 and the Frederick County Board of Supervisors in April of 2009, must maintain agreement with Town of Stephens City land use planning documents. The applicant is currently engaged with the Town of Stephens City on potential changes in the land use on the subject property and any such changes must also be reflected and adopted in the joint land use plan. This application intends to coordinate any planned town Zoning Map and/or Comprehensive Plan changes with the Joint Land Use Plan of the current Frederick County Comprehensive Plan should they occur in the 2023 cycle. 226 PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (Valley Pike) Magisterial District: Opequon District b. Parcel Size: +/- 141.28 Acres (total) TM 85-A-48 +/- 128 ac); TM 85-A-48A (+/- 6 ac); and TM 85-A-48 ( +/- 7 ac) c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plats and deeds; Figure 3 Subject Property boundary. d. Existing Comprehensive Plan Land Use Classification(s): Highway Commercial and Industrial See Figure 2 (Town of Stephens City Land Use Plan) e. Proposed Comprehensive Plan Land Use Classification(s): Mixed Use, Residential, Institutional, Highway Commercial and/or Industrial f. Existing Zoning and Land Use of the subject parcel: B-1, I-1 and I-2 ( See Figure 4) g. What use/zoning will be requested if amendment is approved? To be determined during Comprehensive planning discussions and rezoning applications h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: The subject of this application is to collaborate and coordinate long range comprehensive planning documents and policies between the Town and County. The existing underlying zoning is Industrial and Commercial and may potentially be re-envisioned to include a greater mix of land uses and possibly shift away from Industrial. The town is working on a Comprehensive Plan update this year and the subject property is a significant stakeholder in this activity. Newly proposed land uses would likely become less intensive land uses with the possibility of mixed use and some residential. The current land use plan is predominantly based on a future interchange relocation of exit 307 on 227 Interstate 81 and Frederick County’s planned future major collector roadway leading to this new interchange i. Adjoining Property Owners: See Attached List of Adjacent Owners j. Justification of proposed Comprehensive Policy Plan Amendment. The justification for the application is based in the requirement for both jurisdictions to remain coordinated in the long-range planning efforts. The existing joint land use plan is depicting high intensity land uses focused about a future interstate interchange and new major transportation improvements. Any introduction of residential land uses will require that impacts to public services and public schools are mitigated at the time of rezoning application. Trip generation calculations have not been included as they can only be determined when a new and specific plan change is realized. Of final note is the actual by- right R-1 development that occurred within the district as low-density residential land use. At a minimum the county should update the joint land use plan to show the existing development that has occurred within the plan boundaries. 228 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 80 STEPHENS CITY/FREDERICK COUNTY JOINT FUTURE LAND USE PLAN ANNEXATION AREAS -Final Draft Approved by Stephens City Town Council, February 3, 2009 -Final Map Approved by Stephens City Town Council, March 3, 2009 - Approved by Frederick County Board of Supervisors, April 8, 2009 229 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 81 STEPHENS CITY/FREDERICK COUNTY JOINT FUTURE LAND USE PLAN FOR ANNEXATION AREAS The Stephens City/Frederick County Joint Future Land Use Plan depicts a conceptual plan for future land uses within the annexation area around the Town of Stephens City. The annexation area is made up of two phases. Phase I consists of a northern and southern portion comprising a total of approximately 360 acres. The northern area of Phase I is adjacent to the town’s northern boundary and extends west from I-81, across the railroad. The southern portion of this phase is situated at the town’s southwestern boundary, surrounding the Lime Kiln. Phase II of the annexation area is also located south of the town. It comprises an area of roughly 350 acres lying between I-81 and the railroad and extending south to Family Drive. Overall, the general concept of the land use plan is to allow for growth around the existing town which is compatible with the existing scale and style of Stephens City. Industrial areas are sited to make use of the rail lines while being buffered from view of Route 11 and existing or proposed residential areas. A major collector road is shown running west of town that would function as a bypass, drawing through traffic from Route 11 and thereby out of the center of town. The “bypass” is intended to assist in reducing congestion at the Route 11 Fairfax Pike intersection. The collector road ties in with a relocated Route 277/Interstate 81 interchange to the south of the present location and to a new overpass of I-81 at an extended Tasker Road to the north. This major collector road would be fed by other new, minor collector roads as well as the existing street system. An extension of this major collector road would provide connectivity with the proposed Shady Elm Collector Road. Key gateway intersections are proposed to include roundabout intersections that will provide effectively functioning intersections with a design quality that enhances the Town. General categories of future land uses are depicted within the annexation areas by colored areas. These areas of future land use are mixed to coordinate and integrate with each other, take advantage of, and implement the transportation improvements, and relate with the existing character and context of the Town. These general land use categories are described as follows: LIGHT INDUSTRIAL/MANUFACTURING/OFFICE: This category is shown in blue and accounts for roughly 153 acres of the annexation area. Anticipated land uses within these areas would be consistent with the county’s current M-1 zoning, including office, light manufacturing, wholesale establishments, and warehousing. This area could also be attractive to the County’s targeted economic development businesses which are proposed to be accommodated by the OM zoning classification. One area of this land use, located in the prominently visible site in the area south of the Town, adjacent to the intersection of the Western Bypass and along the Bypass, should seek to accommodate the more commercial and office components of this land use designation. Buildings should be located closer to the road than any accessory uses, including parking 230 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 82 areas, in an effort to present a strong economic presence and attractive form of development at this community gateway. CONSERVATION/OPEN SPACE: These areas are shown in green and account for roughly 300 acres. The areas are located 1) along the Route 11 corridor north of, and south of, the town (depicting an area to be buffered), 2) an area of approximately 15 acres adjacent and connected to the Stephens City Western Bypass and central to this area of development to be utilized by the Town as a park or other public use, 3) an area west of the railroad around the northern quarry, and 4) a low lying area south of town and west of Route 11. The intent of these areas would be to preserve these areas from development for environmental, recreational, and/or aesthetic reasons. The rural corridor preservation buffer along the east and west sides of Route 11 could be up to a maximum 200-feet in width. An additional road efficiency buffer should be provided between any residential development and the proposed Stephens City Bypass. INSTITUTIONAL USE: This area is depicted with a pink checked hatch and is shown to the north on the eastern side of the Route 11 corridor. The area consists of approximately 25 acres of existing and future institutional land uses. The intent of this land designation is to serve the public at large through an institutional use that might consist of school (private or public), church or non-profit organization, recreational use, or a government entity. Appropriate amenities may include dormitories, recreational or athletic fields, administration and maintenance facilities, and other similar uses that are customarily associated with this type of institutional land use. MEDIUM DENSITY RESIDENTIAL: These areas are depicted in yellow and are shown north of town on both sides of the Route 11 corridor. The area east of Route 11, total roughly 27 acres, is designed to complement the existing residential land uses and complete the area between Route 11 and Interstate 81. The area west of Route 11, between Route 11 and the Western Bypass and totaling roughly 40 acres, is designed to reinforce the residential character of the northern portion of the Town and integrate this residential land use into the proposed areas of Commercial and Mixed Use. The area of medium density residential south of Fairfax Pike is consistent with the residential land use approved by the Town for this property. It is the intent of this land use designation to provide for residential development at a density of approximately four units per acre. This residential development shall implement the standards of New Urbanism and be integrated into the surrounding land uses and orientated towards the internal street network. HIGHWAY COMMERCIAL/COMMERCIAL/OFFICE: This area totaling approximately 135 acres is shown in orange and is located in several of the annexation areas at key intersections, but most prominently, in the area immediately 231 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 83 west of the future relocation of Interstate 81 Interchange, west of Route 11. This area of land use is intended to provide typical highway commercial uses such as retail, restaurants, and office uses. It is located to take advantage of both the significant Interstate traffic that could be anticipated from the relocated interchange, and the local traffic that would be utilizing the local collector road network. MIXED-USE: This land use is identified in three locations. The first area is located north of the proposed east west collector road adjacent to the northern boundary of the Town, west of Route 11, and contains roughly 15 acres. The second area is located south of Town, west of Route 11, and adjacent to the collector street connecting the Western Bypass with Route 11. This area is also roughly 15 acres. The third area is at the western gateway to the Town, south of Fairfax Street, and encompasses the area of existing residential lots and an area of approved commercial development. This area is approximately 25 acres in size. These areas would be a mix of commercial, business, and office uses with the possibility of up to twenty- five (25) percent of the land area being available for single family attached residential land uses at a density of four units per acre. In addition, second story and above residences located above commercial land uses shall be permitted. These second story and above residential uses shall be considered bonus residential uses that do not count towards the residential density of the mixed-use area. This area of mixed-use development shall implement the standards of New Urbanism and be integrated into the surrounding land uses and orientated towards the street network. MIXED-USE AGE-RESTRICTED: This land use designation is identified in one location in the area north of Town and west of Route 11 and contains approximately 20 acres. This area would be a mix of age-restricted residential land uses at a relatively high residential density, up to approximately 8 units per acre, and shall contain a variety of residential housing types. In addition, this area shall contain a mix of commercial, business, or office uses that would be located on a minimum of fifteen (15) percent of the site. The intent of this land use designation would be to serve active older adults in an environment that takes advantage of the unique characteristics of the Town adds value to the broader community. This area of mixed-use age restricted development shall implement the standards of New Urbanism and be integrated into the Town, the surrounding land uses, and orientated towards the street network which shall be a continuation of the Town’s grid pattern. INFRASTRUCTURE AND COMMUNITY FACILITIES It is essential to ensure that the infrastructure, in particular transportation infrastructure, and the necessary community facilities are provided in a timely and coordinated manner in order to enable the successful implementation of the land use plan. The County and the Town agree that any development in implementation of the Joint Land Use Plan shall fully mitigate the impacts associated with the request and shall further the 232 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 84 goals of the Joint Land Use Plan, the County’s Comprehensive Plan, specifically with regards to transportation policy, and the Town’s Comprehensive Plan. Key community infrastructure components identified in the Joint Land Use Plan, the County’s Comprehensive Plan, and the Town’s Comprehensive Plan shall be fully recognized and development projects shall seek to implement the community facility, transportation, and infrastructure needs of the County and the Town. The land use designations of the Joint Land Use Plan that will form the basis for future zoning amendments were designed in coordination with the infrastructure, in particular transportation infrastructure, and the necessary community facilities. Therefore, future development applications shall address the impacts of the project and shall further the implementation of the infrastructure and community facility transportation improvements identified in the respective Comprehensive Plans. This may include the design and construction of key segments of proposed roads and intersection/interchanges. 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. 233 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads 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 Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City 234 FIGURE 1 - PAGE 1 235 FIGURE 1 - PAGE 2 236 FIGURE 1 - PAGE 3 237 FIGURE 1 - PAGE 4 238 FIGURE 1 - PAGE 5 239 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads 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 Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City FIGURE 2 240 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads 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 Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City Bluestone Property Existing Mountain Valley Estates 1/2 acre residential development Property FIGURE 3 241 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!MAINVALLEYPASSAGESPRINGDALE MARLBORO FAMILY GERMAINBARLEYSTRODE MCLEODMARTIN LOCUSTGROVE MULBERRYGREEN LAURANO LAN FILBERT WATERSQUIRRELRABBITCARROLLTONBELL AIR MASSIEFARMVIEW COMERGUILFORD STEPHENS RUNHIGHVIEWCROOKEDPITTMANSTEELE T HEAT ERSCHOOLDRUID HI LLSTEP H E N S WESTCHESTERWALNUT CHIPLEYRAVENWOOD WAKEFIELD VALLEYGROVE§¨¦81 §¨¦81 OFFICIAL ZONING MAP FOR THE TOWN OF STEPHENS CITY Plymouth ± 2,000 01,000 Feet Legend !!!!!!Water Source Assesmen t Program Historic District Tow n Bound ary Water Source Prote ction Area Stephens City Zoning B-1 B-2 B-3 I-1 I-2 NDD R-1 R-2 R-3 R-O Business D istrict Community Bu siness District Travel Business District Light Industrial District General Indust rial District Newton Development District Residential District Residential District Residential District Residential District FIGURE 4 242 Bluestone Comprehensive Plan Amendment Adjacent Properes List 1. Southern States Winchester 8407 Royal Birkdale Drive Chesterfield, VA 23832 Tax Map #: 85-A-46A 2. Dalke’s theatre Inc. PO Box 268 Woodstock, VA 22664 Tax Map #: 85-A-45 3. Wayne & Sherry McDonald PO Box 631 Stephens City, VA 22655 Tax Map #: 85-A-44 & 85-A-43 & 85-A-2 4. BHS LC PO Box 2368 Winchester, VA 22604 Tax Map #: 85-A-1 5. Desri Bartonsville Land Holdings, LLC 1166 Avenue of the America’s 9th Floor New York, NY 10036 Tax Map #: 74-A-21 6. The Arundel Corporation C/O Fas Dept. 1401-843 1200 Urban Center Dr. Birmingham, AL 35242 Tax Map #: 85-A-46 7. Valley Fleet Holdings, LLC PO Box 91 Stephen City, VA 22655 Tax Map #: 85-A-48B 243 8. VSS Development, LLC 241 Oak Hill Drive Stephens City, VA 22655 Tax Map #: 85-2-C & 85-2-3-16 9. Stickley Farm LLC PO Box2566 Winchester, VA 22604 Tax Map: 85-A-59 10. Jerry O’Neal 5811 Valley Pike Stephens City, VA 22655 Tax Map: 85-A-63 11. Bluestone Industrial Development, LLC PO Box 480 Stephens City, VA 22655 Tax Map: 85-A-49 244 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 80 STEPHENS CITY/FREDERICK COUNTY JOINT FUTURE LAND USE PLAN ANNEXATION AREAS -Final Draft Approved by Stephens City Town Council, February 3, 2009 -Final Map Approved by Stephens City Town Council, March 3, 2009 - Approved by Frederick County Board of Supervisors, April 8, 2009 245 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 81 STEPHENS CITY/FREDERICK COUNTY JOINT FUTURE LAND USE PLAN FOR ANNEXATION AREAS The Stephens City/Frederick County Joint Future Land Use Plan depicts a conceptual plan for future land uses within the annexation area around the Town of Stephens City. The annexation area is made up of two phases. Phase I consists of a northern and southern portion comprising a total of approximately 360 acres. The northern area of Phase I is adjacent to the town’s northern boundary and extends west from I-81, across the railroad. The southern portion of this phase is situated at the town’s southwestern boundary, surrounding the Lime Kiln. Phase II of the annexation area is also located south of the town. It comprises an area of roughly 350 acres lying between I-81 and the railroad and extending south to Family Drive. Overall, the general concept of the land use plan is to allow for growth around the existing town which is compatible with the existing scale and style of Stephens City. Industrial areas are sited to make use of the rail lines while being buffered from view of Route 11 and existing or proposed residential areas. A major collector road is shown running west of town that would function as a bypass, drawing through traffic from Route 11 and thereby out of the center of town. The “bypass” is intended to assist in reducing congestion at the Route 11 Fairfax Pike intersection. The collector road ties in with a relocated Route 277/Interstate 81 interchange to the south of the present location and to a new overpass of I-81 at an extended Tasker Road to the north. This major collector road would be fed by other new, minor collector roads as well as the existing street system. An extension of this major collector road would provide connectivity with the proposed Shady Elm Collector Road. Key gateway intersections are proposed to include roundabout intersections that will provide effectively functioning intersections with a design quality that enhances the Town. General categories of future land uses are depicted within the annexation areas by colored areas. These areas of future land use are mixed to coordinate and integrate with each other, take advantage of, and implement the transportation improvements, and relate with the existing character and context of the Town. These general land use categories are described as follows: LIGHT INDUSTRIAL/MANUFACTURING/OFFICE: This category is shown in blue and accounts for roughly 153 acres of the annexation area. Anticipated land uses within these areas would be consistent with the county’s current M-1 zoning, including office, light manufacturing, wholesale establishments, and warehousing. This area could also be attractive to the County’s targeted economic development businesses which are proposed to be accommodated by the OM zoning classification. One area of this land use, located in the prominently visible site in the area south of the Town, adjacent to the intersection of the Western Bypass and along the Bypass, should seek to accommodate the more commercial and office components of this land use designation. Buildings should be located closer to the road than any accessory uses, including parking 246 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 82 areas, in an effort to present a strong economic presence and attractive form of development at this community gateway. CONSERVATION/OPEN SPACE: These areas are shown in green and account for roughly 300 acres. The areas are located 1) along the Route 11 corridor north of, and south of, the town (depicting an area to be buffered), 2) an area of approximately 15 acres adjacent and connected to the Stephens City Western Bypass and central to this area of development to be utilized by the Town as a park or other public use, 3) an area west of the railroad around the northern quarry, and 4) a low lying area south of town and west of Route 11. The intent of these areas would be to preserve these areas from development for environmental, recreational, and/or aesthetic reasons. The rural corridor preservation buffer along the east and west sides of Route 11 could be up to a maximum 200-feet in width. An additional road efficiency buffer should be provided between any residential development and the proposed Stephens City Bypass. INSTITUTIONAL USE: This area is depicted with a pink checked hatch and is shown to the north on the eastern side of the Route 11 corridor. The area consists of approximately 25 acres of existing and future institutional land uses. The intent of this land designation is to serve the public at large through an institutional use that might consist of school (private or public), church or non-profit organization, recreational use, or a government entity. Appropriate amenities may include dormitories, recreational or athletic fields, administration and maintenance facilities, and other similar uses that are customarily associated with this type of institutional land use. MEDIUM DENSITY RESIDENTIAL: These areas are depicted in yellow and are shown north of town on both sides of the Route 11 corridor. The area east of Route 11, total roughly 27 acres, is designed to complement the existing residential land uses and complete the area between Route 11 and Interstate 81. The area west of Route 11, between Route 11 and the Western Bypass and totaling roughly 40 acres, is designed to reinforce the residential character of the northern portion of the Town and integrate this residential land use into the proposed areas of Commercial and Mixed Use. The area of medium density residential south of Fairfax Pike is consistent with the residential land use approved by the Town for this property. It is the intent of this land use designation to provide for residential development at a density of approximately four units per acre. This residential development shall implement the standards of New Urbanism and be integrated into the surrounding land uses and orientated towards the internal street network. HIGHWAY COMMERCIAL/COMMERCIAL/OFFICE: This area totaling approximately 135 acres is shown in orange and is located in several of the annexation areas at key intersections, but most prominently, in the area immediately 247 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 83 west of the future relocation of Interstate 81 Interchange, west of Route 11. This area of land use is intended to provide typical highway commercial uses such as retail, restaurants, and office uses. It is located to take advantage of both the significant Interstate traffic that could be anticipated from the relocated interchange, and the local traffic that would be utilizing the local collector road network. MIXED-USE: This land use is identified in three locations. The first area is located north of the proposed east west collector road adjacent to the northern boundary of the Town, west of Route 11, and contains roughly 15 acres. The second area is located south of Town, west of Route 11, and adjacent to the collector street connecting the Western Bypass with Route 11. This area is also roughly 15 acres. The third area is at the western gateway to the Town, south of Fairfax Street, and encompasses the area of existing residential lots and an area of approved commercial development. This area is approximately 25 acres in size. These areas would be a mix of commercial, business, and office uses with the possibility of up to twenty- five (25) percent of the land area being available for single family attached residential land uses at a density of four units per acre. In addition, second story and above residences located above commercial land uses shall be permitted. These second story and above residential uses shall be considered bonus residential uses that do not count towards the residential density of the mixed-use area. This area of mixed-use development shall implement the standards of New Urbanism and be integrated into the surrounding land uses and orientated towards the street network. MIXED-USE AGE-RESTRICTED: This land use designation is identified in one location in the area north of Town and west of Route 11 and contains approximately 20 acres. This area would be a mix of age-restricted residential land uses at a relatively high residential density, up to approximately 8 units per acre, and shall contain a variety of residential housing types. In addition, this area shall contain a mix of commercial, business, or office uses that would be located on a minimum of fifteen (15) percent of the site. The intent of this land use designation would be to serve active older adults in an environment that takes advantage of the unique characteristics of the Town adds value to the broader community. This area of mixed-use age restricted development shall implement the standards of New Urbanism and be integrated into the Town, the surrounding land uses, and orientated towards the street network which shall be a continuation of the Town’s grid pattern. INFRASTRUCTURE AND COMMUNITY FACILITIES It is essential to ensure that the infrastructure, in particular transportation infrastructure, and the necessary community facilities are provided in a timely and coordinated manner in order to enable the successful implementation of the land use plan. The County and the Town agree that any development in implementation of the Joint Land Use Plan shall fully mitigate the impacts associated with the request and shall further the 248 APPENDIX I - AREA PLANS Stephens City/Frederick County Joint Land Use Plan 84 goals of the Joint Land Use Plan, the County’s Comprehensive Plan, specifically with regards to transportation policy, and the Town’s Comprehensive Plan. Key community infrastructure components identified in the Joint Land Use Plan, the County’s Comprehensive Plan, and the Town’s Comprehensive Plan shall be fully recognized and development projects shall seek to implement the community facility, transportation, and infrastructure needs of the County and the Town. The land use designations of the Joint Land Use Plan that will form the basis for future zoning amendments were designed in coordination with the infrastructure, in particular transportation infrastructure, and the necessary community facilities. Therefore, future development applications shall address the impacts of the project and shall further the implementation of the infrastructure and community facility transportation improvements identified in the respective Comprehensive Plans. This may include the design and construction of key segments of proposed roads and intersection/interchanges. 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. 249 Q Q §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤11 £¤11 Sheep RunS t e p h e n s R u n Opequon Creek¬«277 Copyright:© 2013 National Geographic Society, i-cubedTown of Stephens CityJoint Land Use Plan Area Plan µ The Comprehensive PlanAdopted November 10, 202100.2 0.4 0.60.1 Miles Eastern Road Plan Q Roundabout Stephens City Bypass Local Collector Roads 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 Sewer and Water Service AreaUrban Development Area Land Use Legend Residential Mixed Use Age Restricted Institutional Highway Commercial Mixed-Use Industrial Open Space Natural Resource & Recreation Phase 1 Annexation Area Phase 2 Annexation Area Town ofStephens City 250 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: Update on Western Frederick Land Use Plan and Draft Survey Title: Staff Update Attachments: 251 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 10, 2023 Agenda Section: Update on Western Frederick Land Use Plan and Draft Survey Title: Survey Feedback Attachments: CPPC07-10-23_PreferenceSurvey_Draft.pdf 252 Revised June 30, 2023 Western Frederick Land Use Plan Preference Survey 1. What is your Zip Code? [text box] 2. Do you live or work in the study area? [select Live, Work, or Both] 3. Do you agree or disagree with the following statement? [select agree or disagree] Western Frederick County should provide a transitional area between the urban and suburban areas of the County and the City of Winchester and the rural areas to the west. Growth in these areas should be carefully planned, thoughtful towards adjoining properties and residences. Buffers, landscaping and screening should create a physical separation between those areas planned for growth, and those areas planned to remain rural. 4. Do you agree or disagree with the following statement? [select agree or disagree] Economic opportunity business creation and expansion and the availability of new housing should be properly balanced with preservation of rural areas and conservation of natural areas and historic features. 5. The Sunnyside planning area is presently planned for lower-density residen�al development (single-family homes) and commercial uses along Route 522. In the future, would you prefer: [select only one] o The planning area to remain the same (i.e. no change in patern of development) o Expanding opportuni�es for new residen�al and commercial growth. 6. The West 37 planning area is presently planned to remain primarily rural in nature, with large areas of open space, and limited residen�al development. In the future, would you prefer: [select only one] • The planning area to remain the same (i.e. no change in patern of development) • Expanding opportuni�es for new residen�al and commercial growth. 7. The Round Hill Community planning area is presently planned for commercial uses along Route 50, with development outside of the commercial core to remain mostly rural. In the future, would you prefer: [select only one] • The planning area to remain the same (i.e. no change in patern of development) • Expanding opportuni�es for new residen�al and commercial growth. 8. The Western Jubal Early planning area is presently planned for low-density residen�al (single-family homes)and limited commercial uses along Cedar Creek Grade. In the future, would you prefer: [select only one] • The planning area to remain the same (i.e. no change in patern of development) • Expanding opportuni�es for new residen�al and commercial growth. 9. When evalua�ng opportuni�es for new residen�al and commercial development (or redevelopment, where appropriate), the County should consider which of the following factors: [select all the apply] • Enhance the County’s tax base and expand opportuni�es for employment. • Business crea�on and expansion. • Manage traffic and conges�on, improve connec�vity, and provide new opportuni�es for bicyclists and pedestrians. • Provide a variety of housing types (single-family detached, townhomes, apartments). • Mix of commercial uses and residen�al densi�es. • Preserva�on of rural land and natural features. 253 Revised June 30, 2023 • Mi�ga�ng impact of new development on exis�ng community facili�es (schools, emergency response) • Other [text box] 10. When evalua�ng opportuni�es for new residen�al and commercial development (or redevelopment, where appropriate), the following is the number one (highest priority) factor to consider: [select all the apply] • Enhance the County’s tax base and expand opportuni�es for employment. • Business crea�on and expansion. • Manage traffic & conges�on, improve connec�vity, and provide new opportuni�es for bicyclists and pedestrians. • Provide a variety of housing types (single-family detached, townhomes, apartments). • Mix of commercial uses and residen�al densi�es. • Preserva�on of rural land and natural features. • Mi�ga�ng impact of new development on exis�ng community facili�es (schools, emergency response) 11. As a stakeholder in the study area, are there other improvements or concerns County staff should be aware of when evalua�ng future land uses? Be as specific as you like. [text box] 12. Would you like to receive more informa�on about the project, including no�fica�on of future public mee�ngs on the topic? If so, please provide your email address. [text box] Thank you for completing our survey. 254