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034-24 (CmprehensivePlanAmendment(CPPA)MadisonII) RESOLUTION .j Action: PLANNING COMMISSION: December 6,2023 Recommended Approval BOARD OF SUPERVISORS: January 10, 2024 Approved RESOLUTION TO APPROVE AMENDING THE COMPREHENSIVE PLAN, APPENDIX I—AREA PLAN, THE SOUTHERN FREDERICK LAND USE PLAN, (CPPA#01-23 MADISON II) WHEREAS, The Comprehensive Plan, was adopted by the Board of Supervisors on November 10, 2021; and WHEREAS, this amendment would create a new non-contiguous Urban Development Area (UDA) around the parcel in question (87-A-15) and the Lake Frederick Development, amend the future land use designations to be Neighborhood Village & Mixed Use Commercial Office for the parcel in question, and include supporting text to be added to the Comprehensive Plan,Appendix I—Area Plait, The Southern Frederick Land Use Plan (SoFred); and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) discussed the Madison 11 CPPA request at their July 10, 2023 meeting and recommended the request not be studied further; and WHEREAS,the Board of Supervisors and Planning Commission held a joint work session on August 16, 2023 and discussed the requested Madison 11 CPPA. The Board of Supervisors directed staff and the CPPC to study this request further and hold the necessary public hearings; and . WHEREAS,the CPPC at their November 13,2023 meeting,discussed the Madison II CPPA request and the proposed SoFred text, and recommended approval; and WHEREAS, the Planning Commission held a public hearing for this request at their December 6, 2023 meeting and recommended approval of the Madison II CPPA; and WHEREAS,the Frederick County Board of Supervisors held a public hearing for this request at their regular meeting on January 10, 2023; and WHEREAS, the Frederick County Board of Supervisors finds that the Madison II CPPA #01-23 Res. #034-24 request to establish a new non-contiguous Urban Development Area around the parcel in question and the Lake Frederick Development, to amend the future land use designations to be Neighborhood Village & Mixed Use Commercial Office for parcel 87-A-15, and to include supporting text in Appendix I of the Southern Frederick Land Use Plan, to be in the best interest of the public health, safety, welfare and future of Frederick County, and in good planning practice; and NOW, THEREFORE BE IT RESOLVED by the Frederick County Board of Supervisors that the Comprehensive Plan is amended accordingly. Passed this 10th day of January 2024, by the following recorded vote: Josh Ludwig, Chairman No John F. Jewell Aye Heather H. Lockridge No Robert W. Wells Aye Blaine P. Dunn No Robert T. Liero Aye Judith McCaml-Slaughter Aye A COPY ATTEST l _iae L. Bo h fer erick Coun Administrator Res. #034-24 1 ' COUNTY of FREDERICK Department of Planning and Development 540/665-5651 "$ Fax: 540/665-6395 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Wyatt Pearson, AICP Director of Planning& Development RE: Public Hearing- Comprehensive Plan Amendment#01-23 —Madison II,LLC DATE: December 29th, 2023 This is apublic hearing for Comprehensive Plan Amendment request#01-23 for Madison II,LLC. Madison requested the inclusion of one parcel(PIN 87-A-15),totaling 149 acres,into the boundary of a new non-contiguous Urban Development Area(UDA), and to modify the existing future land use designations on portions of the property. The property included in this request is located south of Fairfax Pike (Route 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, and the property is in the Opequon Magisterial District. The property is currently zoned RA (Rural Areas) District and is currently utilized for agricultural and residential purposes, it is within the Sewer and Water Service Area(SWSA)but not the UDA. 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 Commercial/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. Following the November 13th Comprehensive Plans and Programs Committee (CPPC) the applicant provided a letter intending to address committee and staff comments dated November 27th 2023, which is included in this packet. This letter suggested modifications to the proposed text amendment to retitle the `Lake Frederick Neighborhood Village' to `Lake Frederick Urban Development Area' and to include the existing Lake Frederick Development per staff's suggestion. CPPA#01-23—Madison II December 29',2023 Page 2 Additionally, language was added to address staff concerns related to pedestrian/vehicular connectivity. Staff Conclusions: Cleaning up the industrial land use designation to ensure it doesn't span the riparian corridor is a commonsense correction. Given the relatively small area proposed to be converted from Mixed Use Industrial Office to Neighborhood Village, and the market shifts impacting the viability of office uses, and in turn the likely end use for this piece, this may also be an appropriate change. The concept of a non-contiguous UDA is a new and very substantial consideration for Frederick County. Since the inception of the UDA land use policy, it has always been a singular contiguous boundary to ensure it met the intention of controlling and concentrating residential growth. Specific land use decisions have led to large seemingly irregular modifications to the UDA in the past(Snowden Bridge). If the application in question is found to have merit,staff recommends not extending the UDA boundary out along Route 277 from its current location since it will encompass properties not evaluated. Rather, the application can be expanded to encompass the entirety of the Shenandoah (Lake Frederick) development and establish a new non-contiguous UDA. This concept is reflected in the draft text included in this packet, and the draft future land use plan. Staff coordinated with the applicant to arrive at this solution. Anchoring the new UDA with this development and working to implement some of the same best practices that have led to the success demonstrated at Lake Frederick would meet the same intention of the existing UDA and support the reality that communities of our size don't always grow outward from a single concentric circle but have `pockets' of urbans areas that not always directly contiguous to each other. The CPPC reviewed this item on November 13th and has recommended approval. The Planning Commission recommended approval of this CPPA at their December 6th meeting. Staff is seeking action from the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plan as factors to consider when reviewing proposed amendments: • Would benefit the public health, safety, and welfare. • Is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. • Will not be detrimental to uses of property in the immediate vicinity of the subject property. • Has merit and value for the community as a whole. • Will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant impact of the change. CPPA#01-23—Madison II December 29t'',2023 Page 3 Review Evaluations: Review Agency Comment Issuance Status Date Virginia Department of Transportation October 5, 2023 Comment provided VDOT Frederick Water October 4, 2023 Comment provided. FC Fire Marshal October 20, 2023 No comment FC Parks and Recreation October 5, 2023 No comment FC Public Schools (FCPS) October 24, 2023 Comments provided. FC Economic Development Authority October 19, 2023 No Comment EDA Attachments: • Application Materials • Agency Comment. • Southern Frederick Land Use Plan VALLEY I E N G I N E E R I N G IDEAS MADE REAL November 27, 2023 Wyatt Pearson Planning Director Frederick County Planning and Development 107 N. Kent Street Winchester,VA 22601 RE: CPPA#01-23 Madison II LLC Property Dear Mr. Pearson, Based on the comments from your memo dated November 6th, 2023 and comments received from the CPPC meeting held on November 13, 2003,the Applicant requests that the Planning Commission and Board of Supervisors also consider additional changes to the Southern Frederick Area Plan, specifically,the Lake Frederick Neighborhood Village. The proposed text amendment is as follows, the green text includes revisions proposed during the initial submittal,the red text includes additional proposed revisions: LAKE FREDERICK URBAN DEVELOPMENT AREA The Lake Frederick Urban DevelopmentArea 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 development area should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the 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. The Lake Frederick Urban Development Area should be considered for inclusion into the larger Frederick County Urban Development Area in order to facilitate development that extends land use patterns already established in the Lake Frederick Development. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community (refer to "Transportation w/ Trails Map), vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existing residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads.In order to serve the needs of the ,growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. Thank you in advance for your time and consideration. Please let me know if you have any questions or comments. Regards, Valley Engineering 41100 Craig A. George, PLA Partner, Landscape Architecture and Planning 4901Crowe Drive• Mount Crawford,VA 22841 Phone (540)434-6365 www.valleyesl2.com CPPA # 01 - 23: Madison II, LLC PIN: 87 - A - 15 Draft UDA Amendment Proposed Long Range Land Use Map • I Fes, ...:. ��• � ♦ 1�4'J� {l111� C Em 0 7 -.._ f .•.{ '_.,.....277 v � .. �i33 .9, ♦ G1D r 8$O0 . r• • . • • • lik•a, MEMO •t • • • • • • 277 tea:. i • • • • • • • • • • � • • • • • r x4.. . . . w Application ' ° a` • • 4 Draft Urban Development Area Sewer and Water Service Area Q Parcels Draft Eastern Road Plan J\� � 4 t . •�`♦ New Minor Arterial ROpo ••. °" �. .``o 2 Anne) Improved Minor Arterial "� •.�.�, Fo W GP V ��G�� U REARpON. e s• h.� •'� .d 4M S �J� Q f��+ New Major Collector OxFR Y"Z °gym r Y � New Minor Collector ym I ' aP • • �9aR 23 Roundabout Trails e. qr¢ TST WEST Si 3 O Draft Long Range Land Use 9 g r o f �'y°° G z PHOEBE Neighborhood Village % ° iHOr° ° CLARKE Mixed Use Commercial/Office � R y oa •e ("q}- 8� P�P�F �� g �'o� COUNTY ® Mixed Use Industrial/Office ° ® Industrial N Planned Unit Development 1 ® Environmentally Sensitive Areas 7 WE 1 S i J Frederick County Planning&Development r _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 550 1,100 2,200 Feet Map Created:November 28,2023 11 - 23: Madison Draft LIDA Amendment Location . . r,vKr.vF ;: FAIRFAX PIKE FAIRFAX -FAIRFAX 1304 FAIRFAX PIKE 1400 PIKE •�i "-��, ' PIKE FAIRFAX1 FAIRFAX 1436 S5 +^, 1214` PIKE RIDINGS LN PIKE �RFAX FAIRFAX PIKE 1605 1677 FAIRFAX- PIKE 1518 1532 1597 FAIRFAX_ 1636 FAIRFAX 1450 FAIRFAX FAI 12130RFPIKE FAIRFAX PIKE PIKE -.` 9t) 8 AX PIKE - FAIRFAX PIKE � FAIRFAX' FAIRFAX pI� P1 1615 FAIRFAX _ 122 7 w PIKE PIKE PIKE APPRE MICE LN FAIRFAX PIKE 1681 R 107 by 1675 FAIRFAX h787 u 1300 PIKE +"- .... ' ..-,R� PRF CE LN FAIRFAX FAIRFAX � FAIRFAX 1588 �" PIKE PIKE r�.•. �RIDINGSLN PIKE 109 FAIRFAX APPREMICE IN PIKE 280 1 155 RIDINGS LN- ' HUDSON HOLLOW RDT` 260 % RIDINGS LN ` 109 " 270 1867 2- 214 R IN 'RIDINGS LN APPREMICE LN 'v r FAIRFAX r F PIKE 3700 FAIR 1880 w I a FAX PIKE FRONT ROYAL 1890 .a 5 FAIRFAX PIKE- e 1902' < FAIRFAX PIKE 1942 FAIRFAX 1980 PIKE FAIRFA��Xjj 1820 _"'FAIRFAX PIKE FAIRFAX 30 PIKE _ "KFAIRFAX '...PIKE 1621 I • HUDS N �k HOLLOW RD 1633 � iI�N� HUDSON 2030 `HOLLOWRD f FAIRFAX PIKE MALLARD'DR '�+"W_, �� •�„"'i a " '° '^y" .: .. A • �� ,,. •• 105 ° ,. „11820._ • MALLARD{DR 149, FAIRFAX _1540 104 MALLADR i HUDSON A MALLARD DR HOLLOW RD 102 103 WALLEYE�� ` � � WIiHEROD`CT • `. - :. SONG SPARROW DRQ° WALLEYE C-i • 1�16� "�� "`°� 142 ;,Z4D WIiHEROD SONG WALLEYE�C-i 2960,. JiU��sl • 1� E 4 jp'7 SPARROW DR 'I RACHL CARSON DR ,.- � ��1/IIIIiIIIIIiii • MERLIN CT' 1 04 J I/j� � r �• WAX WING Ci 1x748 + � FOA/N-FLOI� �• a • - �� HUDSON 1027 ••, HOLLOW RD � `�X WING Ci 320 �r�% �aii�•• 1840 L787 1�3 OAiGRASSlCT ` 1 `, �•' HUDSON = HUDSON SONG SPARROW DR FREDERICK/DR FIND HOLLOW RD HOLLOW RD HERCi W 1883 1868 � HUDSON "-18v� HUDSON HOLLOW RD `1J.14 FAIR► . ._.._ ..- HERON CT ,116 11._15! 'PIME , • - �.' i • . �� .c • CPPA # 01 - 23: Madison II, LLC PIN: 87 - A - 15 Draft UDA Amendment Zoning Map MIME M-ORN 10 ,% :a � •X33_ �` "�� , r dr - � Vii. r 1 . . •. ( fir,, C7 1 Application Urban Development Area / Sewer and Water Service Area 0 Parcels ��po mei Eastern Road Plan `°qM oP ��Jam e/ RERD p" Minor Arterial n° RDR �• U $�f rCoa 2P CEp4R ON.0 Improved Minor ArterialAK 0 A0 Major Collector ' gNry ot3i . 4{Y ego �xPr p - • wgrRr .. 3 z �P�'Q Minor CollectorwEsrsr a hGR W o Roundabout ° ' a ° _ �t �� m �,o a ui' PHOEBE � a Trails •u C 3� y��m�/o �j$ c? j oa /� CLARKE �o y COUNTY Zoning M1 (Light Industrial District) � N MH1(Mobile Home Community District) 1 R5(Residential Recreational Community District) 7 N` N E J S r r r Frederick County Planning&Development _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 550 1100 2,200 Feet Map Created:June 6,2023 APPENDIX I - AREA PLANS 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 permitted. Lake Frederick Neighberheed WHe VeUrban Development Area Lake Frederick NeighbeFheed VillageUrban Development Area serves as a focal point to the 277 Triangle; Centers of Economy and as a gateway feature for the Shenandoah/Lake Frederick community and on a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east. This i9eighberheeddevelopment area should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the neighborhood village commercial land uses. Previously, a small area of neighborhood village commercial was identified on the south side of Route 277 in the general vicinity of the future entrance of Shenandoah and the existing Sandy's Mobile Home Park. The 2014 update to the Plan provides for an overall greater area and greater mix of uses in this area that is reflective of a stronger desire to create a more substantial focal point for activity. This is primarily based on the growth and development of the Lake Frederick Community and the involvement of new residents from this area. The existina Lake Frederick community is included in order to serve as the core area of this new Urban Development Area, and to demonstrate the quality of construction and type of land use patterns desired in this area. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community, vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existina residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads. In order to serve the needs of the growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. Interstate Commercial @ 307 Located at a highly visible location on a prominent interstate interchange, this area of land use shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority as the function of the interstate and primary road network is of paramount importance. Access to the areas of interstate commercial land uses shall be carefully designed. The building and site layout and design of the projects shall Southern Frederick Area Plan 31 Comprehensive Plan Amendment Initiation Request Form Project Name: MADISON II,LLC PROPERTY CPPA APPLICATION 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: I PIN From: To: Acres 87-A-15 MIXED USE INDUSTRIAL/OFFICE NEIGHBORHOOD VILLAGE +/ 18 ACRES (OUTSIDE UDA) (INSIDE UDA) INDUSTRIAL NEIGHBORHOOD VILLAGE +/-14 ACRES (OUTSIDE UDA) (INSIDE UDA) Total Acreage: •+/ 32 ACRES +/-32 ACRES INCLUDES AREA WITH DESIGNATION REVISIONS,ENTIRE SITE (+/-149 ACRES)IS PROPOSED TO BE INCLUDED IN REVISED UDA BOUNDARY 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): 1702 FAIRFAX PIKE, WHITE POST, VIRGINIA 22663 (FAIRFAX PIKE - RT. 277) Provide the following information for all applicable parties,provide additional pages if necessary: Owner of Property Authorized Agent(s) Name: MADISON II, LLC Name: DANIEL MICHAEL i;5 BASES MANAGEMENT LLC) Mailing Address: 558 BENNY'S BEACH RD. Mailing Address: 1469 Mount Crawford Ave City/State/Zip: FRONT ROYAL, VIRGINIA 22630 City/State/Zip:. Bridgewater, VA 22812 Phone: 540-723-9868 Phone: (540) 908-6333 Email: davem51763C@yahoo.com Email: Contract Purchaser/Lessee Engineer Name: NSA Name: CRAIG GEORGE (VALLEY ENGINEERING) Mailing Address:_ Mailing Address: 4901 CROWE DR. City/State/Zip:— City/State/Zip: MT. CRAWFORD, VIRGINIA 22841 Phone: Phone: (540) 820-7296 Email: Email: *Check the box next to the contact to which correspondence should be sent. 4 Proposed Comprehensive Plan Man Amendment Request Provide the following information: ❑✓ Completed and signed CPPA Initiation Request Form (Pages 3-4). ❑✓ Plat of proposed CPPA area including metes and bounds. 0✓ Justification of proposed CPPA: Describe why the change to the Comprehensive Plan is being proposed and include relevant Comprehensive Plan analysis. FExisting 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: 0 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size 0 1/z mile if 21 - 100 acres in size 0 1 mile if more than 100 acres in size ❑i/ Trip Generation Analysis that includes a comparison of anticipated maximum trips from the current use to the proposed use. ❑v Special Power of Attorney Affidavit for each owner (if applicable). ROne hard copy of the application package. I—V Digital copy containing all plans, maps,text, and/or graphics in PDF format. ❑v Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Existing Comprehensive Plan land use classification(s): MIXED USE COMMERCIAL/OFFICE(+/-30 ACRES),MIXED USED INDUSTRIAL/OFFICE(+/-18 ACRES),INDUSTRIAL(+/-14 ACRES), NEIGHBORHOOD VILLAGE(+/-57 ACRES),AND BUFFERS/RIGHT-OF-WAY(+/-30 ACRES) Proposed Comprehensive Plan land use classification(s) and respective areas: MIXED USE COMMERCIAL/OFFICE(+/-30 ACRES),NEIGHBORHOOD VILLAGE(+/-89 ACRES), AND BUFFERS/RIGHT-OF-WAY(+/-30 ACRES) Existing zoning and land use of the subject parcel(s):_ RA,USE IS RESIDENTIAL AND AGRICULTURAL MIXED USE COMMERCIAL/OFFICE(MUCO) What use/zoning will be requested if the amendment is approved? SUPPORT AREAS TO(BE REZONED TO MEDICAL MS1.NEIGHBORHOOD VILLAGE (NV)AREAS WILL LIKELY BE REZONED TO RP AND/OR R5. 6 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. Signed this 5 day of IZ Signatur of 0wne A plicant 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 ofAttorney must be attached. 5 rn rn rn O O O N N N a a a z z z Ln o � � � � Ln O O O t,n lD N N lD iD �D iD I- H N N N N N N N rN N w 't w w NQ Q Of O � Of a > > > a a Q a �D � > > > > O N O C4 r14 C4 C4O >- w I N N N V~I V~I N a ILr) r14 Lr) M Lu N w Ln H U w w w > vI vI vI a N vI 2 H H W W z W w c > Z U >_ _ I- w p p O p = Z > > J =2 >2 >2> } w } U_ Lu } d > } > > W > J = J J W Z Z J U J Z J z J J Of Of W W VI W a Z Q W Q J W w w Y_ Y_ � Y_ > > > _ > z JU U m o o p o w > W W "' LLJ w w06 > Q Q Q Q Z o^0 z O z p a - D -AD M D tA QQ M LL LLa a Q a Ln x Ln x Ln Ln -0 Ln Ln � � m r- w � nm LL Ln 0 Ln 0 Ln m M Ln m M 0 -1 N -i -i I, lD lD M lD N O N O N Q -A N N N -A -A -A -A -A -A d -A d -A Ln ri Q 00 UU U L J J J O J J J O O EE O W L C7 C7 _ C7 O N QZ Z E Z O W w W L. Z � as o o g o JJ z J W W _ W •� WW W .O W M M W p U W W �; W p } O of O W O O J 0 0 0 0 0 Ln � Z �z o_ z Z = a Q a w a J Q OZ O O W W a = z U O U Q U W W w a U 1z U Z U Ln Ln 0 0 02D of Of 0 5 LU a Of > a > w > J d d w as O = `� = O_ _ J J J �n p O ~ O O > W w w } OS p Z p J p w w w J � 2 Z Z Z p0 Z w Z � O O w w p O a Q U a a U p � Of m O } Z Z Z > w Y w Z w o a w w Y o z Y Ln w L ° Ln N N ui O Z U U 2 U Z Z w } m w w w a > of z 2 w Lj-a Lj-a O o � Q� Of 2 � 2 0 2 m a a m U Q m °° 00 � � � to N N M M N M Ln N m O O O O Ln a _j Q a a a a Q a a Q a a N Z m a o0 00 00 00 00 00 00 00 00 00 00 00 00 00 PART 1- COMPREHENSIVE PLAN MAP AMENDMENT REQUEST Existing Comprehensive Plan land use Classification: Mixed Use Commerical/Office (MUCO) Mixed Use Industrial/Office (MUIO) Industrial Neighborhood Village (NV) *All classifications are currently outside the Urban Development Area (UDA) Proposed Comprehensive Plan land use Classification: Mixed Use Commerical/Office (MUCO) Neighborhood Village (NV) *All classifications are proposed to be included within the Urban Development Area (UDA) AMENDMENT JUSTIFICATION: Overview The Madison II LLC Property Properties CPPA application requests expansion of the UDA to include a single parcel totaling 149.02 acres, and revision of the planned land use designations as stated above. The property is located within the boundaries of the Southern Frederick Area Plan (SFAP), and within the Lake Frederick Neighborhood Village (LFNV). The property is 100% within the SWSA boundary. The SFAP currently designates planned land uses as follows: ±30 acres: Mixed Use Commerical/Office (MUCO) ±18 acres: Mixed Use Industrial/Office (MUIO) ±14 acres: Industrial ±57 acres: Neighborhood Village (NV) ±30 acres: Area that includes buffers and future road Right of Way ±149 acres: Site Area The proposed revisions to the planned uses are as follows: ±30 acres: Mixed Use Commerical/Office (MUCO) ±89 acres: Neighborhood Village (NV) ±30 acres: Area that includes buffers and future road Right of Way ±149 acres: Site Area Justification #1- Removal of Industrial Use Designations Due to Topographic and Environmental Constraints The site contains multiple drainage patterns, including a large feature that drains south to Lake Frederick (See Exhibit 4 for topography and buffers). Existing topography adjacent to the drainage features is steep in most areas and not conducive for large pad industrial uses as designated in the Comprehensive Plan. In addition, the small strip of land between the western property line and the drainage feature is too narrow for industrial use. The proposed revision would change this area from Industrial to Neighborhood Village. The area designated as MUIO is currently cut off from the future industrial designated areas by the large north-south drainage feature. The reclassification of this area from industrial oriented development to residential focused development relates better to the topography of the site. Justification #2-Applies Comolementaiy Planned Land Uses Changing a portion of the planned land use from Industrial/MUIO to Neighborhood Village will form a logical extension of adjacent residential uses. The revision complements the Lake Frederick development (Planned Unit Development) to the south and east, forming a residential corridor connecting Lake Frederick and the Route 277 corridor. The expansion of the UDA to include the subject parcel would also create the opportunity for a logical extension of the UDA boundary to include Lake Frederick which contains a significant amount of existing residential density. See Exhibit 3 for existing land use designations and UDA boundaries for the subject site and adjacent properties within a one-mile radius. Justification #3- Supports Implementation of Frederick Water's Regional Sewer Plans The subject parcel lies within the existing SWSA boundary. Expanding the UDA to include the subject acreage and applying appropriate land use designations will align the UDA boundary with the existing SWSA boundary. See Exhibit 1 for the location of the subject parcel in comparison to the existing UDA and SWSA boundaries. EXISTING CHARACTERISTICS ANALYSIS: Please refer to the attached Exhibit-1 that identifies the various properties that meet the 1-mile radius distance criteria. Refer to Exhibit-2 for existing zoning designations, and Exhibit-3 for existing Comprehensive Plan designations. The following information describes existing and future land use characteristics within this radius boundary: • Properties north of the project site: o Properties primarily zoned Rural Area District (RA) o Located within the Sewer and Water Service Area (SWSA). o Properties across the Rt. 277 corridor are designated primarily as Industrial or Mixed Use Industrial/Office • Properties south of the project site: o Properties are zoned Residential Planned Community District (R5), known as the Lake Frederick Development o Located within the Sewer and Water Service Area (SWSA). o Properties zoned R5 are not currently within the Urban Development Area (UDA). o R5 properties are designated as Planned Unit Development • Properties east of the project site: o Directly adjacent are zoned Residential Planned Community District (135), known as the Lake Frederick Development. Properties further to the east are zoned Rural Areas District (RA), and Mobile Home Community District (MH-1). o Located within the Sewer and Water Service Area (SWSA). o Properties directly adjacent are designated as Planned Unit Development, with Neighborhood Village and Industrial further to the east. • Properties west of the project site: o Properties are primarily zoned Rural Areas District (RA) with a small amount of land zoned Light Industrial (M-1) o Located within the Sewer and Water Service Area (SWSA). o Properties directly adjacent are designated as Industrial with Mixed-Use Commercial/ Office to the northwest and further to the west. TRIP GENERATION ANALYSIS: The proposed land use change from approximately 32 acres of industrial and Mixed Use Industrial/Office to Neighborhood Village will result in a reduction in development intensity as the existing commercial component has the potential to be a significant traffic generator. As such, the trip generation attributable to this CPPA application is approximately 12% less than what would otherwise be expected if the current land use designations were implemented. The values used for these projections were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Note that the project includes approximately 30 acres of MUCO (Commercial/Office). This area does not change from the existing to proposed condition, therefore it was not included in the calculations below. Existing Land Use Designations Trip Generation Land Use Land Use Projected ITE ITE AM PM Total Classification Yield Code Rate Peak 1 Peak AOT Industrial Industrial Ind. 185,000 sf 130 1000 76 74 623 GFA Mixed Use Industrial/Office MU10 235,000 sf 710 1000 345 334 2289 GFA Planned Unit Development ' NV 510 units 270 Per 296 367 3764 unit Commercial/Office (No change from existing to proposed) Total: j 717 775 6676 Proposed Land Use Designations Trip Generation Land Use Land Use Projected ITE ITE AM PM Total Classification Yield Code t Rate Peak Peak ADT Residential Planned Unit Development NV 800 units 270 Per 464 5765904 unit J Commercial/Office (No change from existing to proposed) Total: I F 1 464 576 5904 Proposed Comprehensive Plan Text Amendment Request Provide the following information: W✓ Completed and signed CPPA Initiation Request Form (Pages 3-4). W/1 Purpose and intent of text amendment. ❑v Reference Plan chapter, goal, policy and/or strategy text that is proposed to be amended. ❑✓ Proposed new or revised text: o Note: Attach and specify text changes with additions underlined and strikethrough of deletions. ❑e Comprehensive Plan Consistency Analysis: o Demonstrate how the proposed text amendment furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Plan chapter(s) relative to the text amendment request and why the proposed revision to said goals,policies, and action strategies are appropriate. o Demonstrate how the proposed text amendment is internally consistent with other Comprehensive Plan components that are not the subject of the amendment. o Identify level of service impacts, if any, associated with the request. Identify how the resultant changes would impact or benefit Frederick County. Examples include, but are not limited to,transportation,economic development schools,and public facilities. ❑✓ Special Power of Attorney Affidavit for each owner (if applicable). ❑� One hard copy of the application package. ❑✓ Digital copy containing all plans, maps,text, and/or graphics in PDF format. ❑i Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). 7 PART 2 - COMPREHENSIVE PLAN TEXT AMENDMENT REQUEST PURPOSE AND INTENT: The map amendment described in Part 1 proposes the removal of industrial and industrial/office related uses as it applies to the subject property and replaces it with residential uses; this change is primarily within the core of the 149 ac. site. The portion of the site that fronts Route 277 (±30 acres) will remain MUCO/ commercial. This text amendment request relates specifically to the ±30 ac. MUCO portion of the site. The purpose of this request is to add language to the Lake Frederick Neighborhood Village portion of the Comprehensive Plan to address the need for medical services in this area of the County. COMPREHENSIVE PLAN SECTION/CHAPTER TO BE REVISED: Area Plan: Southern Frederick Area Plan Section: Land Use Focus Area: Lake Frederick Neighborhood Village (Page 29) Existing Text: 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. PROPOSED TEXT AMENDMENT: The proposed amendment adds text to the existing Lake Frederick Neighborhood Village description, removal of existing text is not proposed. Changes are noted below in bold and underlined. 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. In order to serve the needs of the growing residential community in and around the Lake Frederick Neighborhood Village, medical uses should be considered within the core commercial areas around the Route 277 corridor. COMPREHENSIVE PLAN CONSISTENCY ANALYSIS: Impact to Goals. PolicieslObiectives, and Action Strategies of the Comprehensive Plan The Southern Frederick Area Plan identifies opportunities to create new communities, integrate land use and transportation choices, address infrastructure needs, and expand the County's goals for economic development. The addition of text language specific to medical uses fits well within these goals, as it adds important services to a growing community. As it currently stands, the vast majority of medical related uses are located in the City of Winchester in and around the Valley Health campus. The addition of medical related uses within the Lake Frederick Neighborhood Village would provide much needed services in the southern portion of the county, reducing traffic to and from existing facilities in the northern part of the County and creating services that are close to existing and future residential areas. Consistency with Other Comprehensive Plan Components The proposed addition of medical use specific language is consistent with the County's goals for economic development within the Route 277 Triangle/Center of Economy and Lake Frederick Neighborhood Village areas. Developments that include medical services tend to be generators for associated uses such as retail centers, hotels, restaurants, and other support uses. In addition, the surrounding industrial area within the Route 277 Triangle will generate a significant amount of jobs that require medical support for employees. Level of Service Imuacts The result from this CPPA application is minimal (if any) to public services as the area is currently designated as Mixed-Use Commercial/Office (MUCO). Transportation: As indicated by the Trip Generation table provided in Part 1 of this application, the acreage for the MUCO area does not change (30 acres existing and proposed), therefore there is no anticipated traffic impact with this request. Public Schools: If developed as a Medical Support District it is anticipated that residential density would be limited to age restricted/continuing care type dwellings. These uses would have no impact on local schools. Water and Sewer Capacities: The proposed medical-related uses would not have an increased water and sewer demand when compared to other uses currently allowed in commercial districts. Fire and Rescue: The inclusion of medical-related uses would potentially shorten response times for medical emergencies as services would be located in closer proximity to residential communities in the southern part of the County. FREDERICK WATER 315 Tasker Road PH(540)868-1061 Eric R.Lawrence Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director www.FrederickWater.com MEMORANDUM TO: John Maddra, Valley Engineering CC: Wyatt Pearson, Director, Frederick County Planning Department John Bishop, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: Comment on CPPA#01-23 Madison II, LLC UDA/SWSA and Land Use revision Request Parcel 87-A-15 DATE: October 4, 2023 Thank you for the opportunity to provide comments on CPPA#01-23 for Madison II,LLC. Comments are provided for this Comprehensive Plan amendment application and in recognition that a future rezoning could follow at which time additional details for the project will be provided. 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. Changes to land uses and UDA boundaries which result in similar water and sewer demands than are currently planned for would be accommodated within Frederick Water's recently designed sanitary sewer infrastructure improvement plans. The proposed addition of a projected 800 residential units within the Neighborhood Village land use designation will result in additional water and sewer demands above what is currently anticipated in the existing land use plan. Water At Your Service Page 2 Comment on CPPA#01-23 for Madison II, LLC October 4, 2023 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. Adequate water treatment capacity is currently available to meet the projected water demands of the proposal. 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 (target completion 2026). 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. As planned land uses advance into construction, the developer will be expected to: Design, fund, and construct the necessary infrastructure extend water services to the site and to convey future sanitary sewer flows to Frederick Water's sanitary sewer infrastructure; Dedicate the necessary water and sanitary sewer easements; and Contribute financially to the infrastructure upgrades that are warranted to accommodate the development's water and sanitary sewer demands. Thank you. Frederick County Fire and Rescue Department .� vS•,C,{�.-, Office of the Fire Marshal �X�cx co, 1080 Coverstone Drive Winchester, VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 yw� • : fmo@fcva.us Plan Review Rezoning Status: Approved with Conditions Business Name Jordan Springs Event &Cultural Center 1160 Jordan Springs Rd Stephenson, Virginia 22656 Owner: Printed Date: 10/20/2023 Tomie Wallace Received Date: 10/06/2023 Occupancy Type: Assembly Review Begin Date: 10/16/2023 Property Use: Assembly, other Review End Date: 10/16/2023 Activity Number: 11010018 Hours: 0.5000 Review Cause: Application Project Name Comprehensive Plan Comments: ALL future development SHALL comply with applicable Frederick County Fire Prevention Codes to include but not limited to water requirements for fire hydrants in residential and commercial areas. 4*jiv William Pifer Lieutenant/Assistant Fire Marshal Page 1 of 1 qb re erlcl County Public Schools Frederick Office Wayne Lee, Coordinator of Planning and Development leew@fcpskl2.net October 24, 2023 Mr. John Maddra Valley Engineering 4901 Crowe Drive Mount Crawford, VA 22841 Re: Madison II, LLC Property comprehensive plan amendment application Dear Mr. Maddra: Frederick County Public Schools has reviewed the Madison II, LLC Property comprehensive plan amendment application submitted to us on October 2, 2023. We offer the following comment: 1. We note that this proposed change would increase the yield of residential units by 290, thereby increasing the demand on the schools that would serve this development. Those schools include Sherando High School, Aylor Middle School, and Armel Elementary School. Sherando and Armel are both currently over capacity. Please feel free to contact me at leew(@fcpsk12.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, It" K. Wayne Lee, Jr., ALEP Coordinator of Planning and Development cc: Dr. George Hummer,Superintendent of Schools Mr. Shane Goodwin,Assistant Superintendent for Administration Mr. Logan Sheppard, Director of Transportation Mr. Calvin Davis,Assistant Director of Transportation Mr.Wyatt Pearson, Director, Frederick County Planning Mr.Tyler Klein,Senior Planner, Frederick County Planning 1415 Amherst Street https://www.frederickcountyschoolsva.net/ 540-662-3889 ext. 88249 P.O. Box 3508 Winchester,Virginia 22604-2546 Comprehensive Plan Amendment Comments Virginia Department of Transportation Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 14031 Old Valley Pike Edinburg, Virginia 22824 Edinburg,Virginia 22824 (540) 984-5600 Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach one copy of your request form, justification and proposed changes,existing characteristics analysis, and trip generation analysis. Applicant's Name: MADISON II,LLC Telephone: (540)723-9868 Mailing Address: 558 BENNY'S BEACH RD. FRONT ROYAL,VIRGINIA 22630 Location of property: 1702 FAIRFAX PIKE WHITE POST,VIRGINIA 22663 (FAIRFAX PIKE-RT.277) Current land use: MIXED USE Land use requested:NEIGHBORHOOD VILLAGE Acreage:`+1-32 ACRES +i-32 ACRES INCLUDES AREA WITH DESIGNATION REVISIONS,ENTIRE SITE (+t-149 ACRES)IS PROPOSED TO BE INCLUDED IN REVISED LIDA BOUNDARY. Virginia Department of Transportation Comments: VDOT does not have concerns on this proposed amendment. Trip generation for the proposed land use designations totals to fewer trips than the existing designations. VDOT Signature& Date: 10.05.2023 oseph W.Johnso P.E.,Area Land Use Engineer Notice VDOT-Pleas Return Form to Applicant Comprehensive Plan Amendment Comments Frederick County Department of Parks & Recreation Mail to: Hand deliver to: Frederick County Frederick County Department of Parks &Recreation Department of Parks &Recreation 107 North Kent Street County Administration Bldg., 2nd Floor Winchester, Virginia 22601 107 North Kent Street (540) 665-5678 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach one copy of your request form, justification and proposed changes, existing characteristics analysis, and trip generation analysis. Applicant's Name: MADISON II,LLC _ Telephone: (540)723-9868 Mailing Address: 558 BENNY'S BEACH RD. FRONT ROYAL,VIRGINIA 22630 Location of property: 1702 FAIRFAX PIKE WHITE POST,VIRGINIA 22663 (FAIRFAX PIKE-RT.277) *+/_32 ACRES INCLUDES AREA WITH DESIGNATION REVISIONS,ENTIRE SITE 149 ACRES)IS PROPOSED TO BE INCLUDED IN REVISED UDA BOUNDARY. Current Land Use:MIXED USE Land Use requested: NEIGHBORHOOD VILLAGE Acreage: +l-32 ACRES Department of Parks & Recreation Comments: Pks. &Rec. Signature &Date: PAN"" Z6 1 '23 Notice to Department of Pas Recreation -Please Return This Form to the Applicant t Comprehensive Plan Amendment Comments Frederick County Economic Development Authority Mail to: Hand deliver to: 45 E. Boscawen Street, 2nd Floor 45 E. Boscawen Street, 2nd Floor Winchester, Virginia 22601 Winchester, Virginia 22601 (540) 665-0973 (540) 665-0973 Applicant: Please fill out the information as accurately as possible in order to assist the Department of Planning with their review. Attach one copy of your request form,justification and proposed changes, existing characteristics analysis, and trip generation analysis. Applicant's Name: MADISON u,LLC Telephone: (540)723-9868 Mailing Address: 558 BENNY'S BEACH RD. FRONT ROYAL,VIRGINIA 22630 Location of property: 1702 FAIRFAX PIKE WHITE POST,VIRGINIA 22663 (FAIRFAX PIKE-RT.277) Current Land Use: MIXED USE Land Use requested. NEIGHBORHOODVIL- Acreage: +/-32 ACRES Frederick County Economic Development Authority Comments: No comment Signature& Date: October 19, 2023 Notice to Planning Department- Please Return Form to Applicant VALLEY I E N G I N E E R I N G IDEAS MADE REAL November 27, 2023 Wyatt Pearson Planning Director Frederick County Planning and Development 107 N. Kent Street Winchester,VA 22601 RE: CPPA#01-23 Madison II LLC Property Dear Mr. Pearson, Based on the comments from your memo dated November 6th, 2023 and comments received from the CPPC meeting held on November 13, 2003,the Applicant requests that the Planning Commission and Board of Supervisors also consider additional changes to the Southern Frederick Area Plan, specifically,the Lake Frederick Neighborhood Village. The proposed text amendment is as follows, the green text includes revisions proposed during the initial submittal,the red text includes additional proposed revisions: LAKE FREDERICK URBAN DEVELOPMENT AREA The Lake Frederick Urban Development Area 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 development area should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the 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. The Lake Frederick Urban Development Area should be considered for inclusion into the larger Frederick County Urban Development Area in order to facilitate development that extends land use patterns already established in the Lake Frederick Development. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community (refer to "Transportation w/ Trails Map), vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existing residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads.In order to serve the needs of the ,growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. Thank you in advance for your time and consideration. Please let me know if you have any questions or comments. Regards, Valley Engineering Craig A. George, PLA Partner, Landscape Architecture and Planning 4901Crowe Drive• Mount Crawford,VA 22841 Phone (540) 434-6365 www.valleyesl2.com Attachment 1 4 (TO BE COMPLETED BY APPLICANT) w w SUBJECT PROPERTY OWNERS AFFIDAVIT ; County of Frederick, Virginia J1 Frederick Planning Web Site: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This 3 day of (D (Month) (Year) I, v k (O /C- ntract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessm records. Own r onlracha / orized Agent) ircl one) COMMONWEALTH OF VIRGINIA: County of +1-ec .e ri 0< Subscribed and sworn to before me this 3A day of KAO.Q 202Z in my County and State aforesaid, by the forenamed Principal. C y��•�••.....�,�� g 1 .� s My Commission expires -I-Szn13p1 �� .�' NotA� _ FzEa'*M`'oN My CO 1, C, 8 y O•'•. p813 ••••......... o 0 ''''�• ,NWE ALS��,.��''� 1 co Special Limited Power of Attorney 4 G�� County of Frederick, Virginia Frederick Planning Website: www.fcva.us 1 Department of Planning &Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 I Know All Men By These Presents That: Madison II,LLC Name of Property Owner/Applicant Please note: If the property owner/applicant is an entity,the name of the entity should appear above. If multiple persons own the property or are applicants,an executed power of attorney from each owner will be needed. 558 Bennys Beach Road,Front Royal,VA 540-723-9868 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: 87-A-15 do hereby make, constitute, and appoint: Daniel Michael-5 Bases Management,LLC Name of Attorney-In-Fact 1469 Mount Crawford Ave,Bridgewater,VA 22812 540-908-6333 Mailing Address of Attorney-In-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 application with Frederick County,Virginia for the following, for the above identified property: Rezoning ❑ Subdivision Conditional Use Permit ❑ Site Plan Master Development Plan (prelim. or final) ❑ Variance or Zoning Appeal and,further,my attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This appointment shall expi one year fr m t ay that it is signed, or at such sooner time as I otherwise rescind mo ' i ��"'•a,,'y .......... b •. Signature �..`� �, ..id's Title(if signing o half of an • ry rCO OJt *X f LL State of Y 1r. tn�o� , County/City of }-rcrl�v ,t ' , TO `r��`o`�' I, } S� �. ryr\ofrl , a Notary Public in and for the jurisdiction res id��erti tbof the person who signed the foregoing instrument personally appeared before me and has' tt eQ'..►` 'ame before me-i€i the jurisdiction aforesaid this -,�!)k—day of 2023 •'�•., M My Commission Expires: Notary Public Registration Number: LEGEND O a IPF a IRON PIPE FOUND IRF QCn 6-p Z IRS 1 2" IRON REBAR CD 0 2 a SW' W/CAP �'� 7, 5 R RIGHT WAY WIREFENCE - � cv �* OC�gpW TM 87-((A))-154 R ,p g 2 0 BEATRICE 1. APPERSON INSTRU NO. VDOT MON. 65,16s) 0l 1 N �, { IRF 10' UTILITY EASEMENT TM 87-(A))-13 PER DB. 716 PG 513 IRF JAMES MAURICE FANSLER, ET UX_. VDOT M0 DB. 584 PG. 380 r TM 87-((A)1-16 N, 149.0227 ACRES ry`Z rod h `,Q� pPN� -1 E j�o �. 2 GOM 555 2Eq►S0S Ooh 1q0 �80 0 � .10 pER q� ry �h� E `' 7M 87-((A))-102 WHEA77AM S LLC INSTRUMENT NO. 030014092 IRS ® IRF FALLEN TREE OAK !j� 1ja TM 87-((A))-f03 IR WHFA7 , 5 LLC INSTRUMENT NO. 030014092 50'0 0 500 GRAPHIC SCALE _ (IN FEEO BOUNDARY SURVEY OF THE IMO OF ' BEATRICE I. APPERSON, TRUSTEE OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA MARK D. ITN SCALE: 1" - 6OO' I DATE: 07 19 O4 No.002009 GREENWAY ENGINEERING 161 WINDY H LL LANE Engineers WRICHEMM, VA. 22608 rA Surveyors TXWHONE. (640) 662-4166 Fo►sndQd to FAX (640)) 7a2-6628 797'1 2reenwa .oam 4 t 14 SFIEEr 7 OF 2 PLAT OF CPPA AREA 0 CURVE DATA CURVE RADIU5 ARG LENSTH TANGENT G#iORD LE467H I 04ORD BEARI DELTA GI 1959.00' 1 557.3V I'19.23' 556.80 1 S 42.0545"E 1 11,00149" G21 2966841 48.40' 24.20' 48.3q' 5 870552"E J 00.59'02` LINE DATA LIM I BEA 1,46 DISTANcz- LI 1 5 63.0'3'47 E 438.69' N 1. NO TITLE REPORT FURNISHED. 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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 Southern Frederick Area Plan 28 APPENDIX I - AREA PLANS 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 trse 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. Southern Frederick Area Plan 29 APPENDIX I - AREA PLANS 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 Southern Frederick Area Plan 30 APPENDIX I - AREA PLANS 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 Southern Frederick Area Plan 31 APPENDIX I - AREA PLANS 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 aFea 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 a+se 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. Southern Frederick Area Plan 32 APPENDIX I - AREA PLANS The Plan provides for new industrial #&Nk 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 Southern Frederick Area Plan 33 APPENDIX I - AREA PLANS 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. Southern Frederick Area Plan 34 APPENDIX I - AREA PLANS 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 Southern Frederick Area Plan 35 APPENDIX I - AREA PLANS 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. Southern Frederick Area Plan 36 APPENDIX I - AREA PLANS 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. Southern Frederick Area Plan 37 APPENDIX I - AREA PLANS • 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 Southern Frederick Area Plan 38 APPENDIX I - AREA PLANS 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 need-5 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. Southern Frederick Area Plan 39 APPENDIX I - AREA PLANS 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. 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