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041-24 (ComprehensivePlanAmendment(CPPA)Sargent)
RESOLUTION Action: PLANNING COMMISSION: December 6, 2023 Recommended Denial BOARD OF SUPERVISORS: January 24, 2024 Approved RESOLUTION TO APPROVE AMENDING THE COMPREHENSIVE PLAN, APPENDIX I —AREA PLAN, SOUTHERN FREDERICK LAND USE PLAN, (CPPA #04-23 SARGENT) WHEREAS, The Comprehensive Plan, was adopted by the Board of Supervisors on November 10, 2021; and WHEREAS,this amendment would include two parcels (76-A-42 & 76-A-42A), totaling 122 acres, being brought into the boundary of the Urban Development Area(UDA), while modifying the future land designation on a portion of the property to be Low Density Residential, Industrial, and Park; and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) discussed the Sargent CPPA request at their July 10, 2023 meeting and recommended the request 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 Sargent 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 Sargent CPPA request, and recommended approval; and WHEREAS, the Planning Commission held a public hearing for this request at their December 6, 2023 meeting and recommended denial of the Sargent 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 Sargent CPPA#01-23 request to include two parcels (76-A-42 & 76-A-42A) into the boundary of the Urban Development Area Res# 041-24 (UDA), while modifying the future land designation on the property to be Low Density Residential, Industrial, and Park 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 24th day of January 2024, by the following recorded vote: Josh Ludwig, Chairman Aye Jolun Jewell Aye Heather H. Lockridge No Robert W. Wells Aye Blaine P. Dunn Aye Robert Licro Aye Judith McCann-Slaughter Aye A COPY ATTEST 0 0 Michael L. Bollhoef Frederick County dininistrator Res# 041-24 COCl 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#04-23 —Sargent Property DATE: December 29th, 2023 This is a public hearing for Comprehensive Plan Amendment request #04-23, Sargent Property. The applicant is requesting to expand the UDA and designate the future land use classification to Low Density Residential. 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 new 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. The current use of the properties is agricultural. Per the Southern Frederick Area Plan, the future land use designations of the properties are Business, Industrial, and Mixed-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 Low Density Residential. The remaining area is proposed to remain unchanged in the Comprehensive Plan with Industrial Land Uses and SWSA coverage only. Additionally, the applicant proposes to retain a public use designation for the property currently designated for `Park' use north of Tasker. Please note that the application was substantially modified by the applicant via a memorandum to staff date December 20th, 2023, which is included in this packet. Staff Conclusions: As noted above, this proposal will redesignate approximately 75 acres from the designation of Mixed-Use Office/Industrial to Low Density Residential. CPPA#04-23—Sargent Property December 29t'',2023 Page 2 At the time of the development of the Southern Frederick Area Plan, this location had not yet been identified as neighboring the new Aylor Middle School which has since developed. Given that neighboring land use it may be appropriate to consider what land uses would be most appropriate in this area and the properties in question have the potential to act as a buffer or transition area between the school and the nearby subdivisions and the proposed industrial uses to the east. While attached housing types may be part of this transition area, office or commercial uses such as may be found in B2 and B3 Zoning Districts may also offer an appropriate transition and, depending upon mix,could likely meet the current comprehensive plan designation. While it would be a consideration for a potential future rezoning, staff would note that if a residential use was considered bordering the school property that good planning practice would support not including an age restriction and ensuring safe walkable connections to the adjoining school property. Lastly, Fire and Rescue has long been planning for the future of Station 22 in a broad general area that includes these properties. Consideration of this need should be explored by the applicant in collaboration with Fire and Rescue, in order to determine whether or not any of the property in question could serve as an appropriate site for Station 22. The CPPC reviewed this item on November 13th and has recommended approval. The Planning Commission recommended denial of this application 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. Review Evaluations: Review Agency Comment Issuance Status Date Virginia Department of Transportation November 3rd, 2023 Comment provided. VDOT Frederick Water October 13, 2023 Comment provided. FC Fire Marshal September 27, 2023 Comment provided. FC Parks and Recreation September 25, 2023 Comment provided. FC Public Schools (FCPS) No commentprovided._ FC Economic Development Authority November 13, 2023 Comment provided. CPPA#04-23—Sargent Property December 29t'',2023 Page 3 EDA FC Public Works September 25, 2023 No Comment. Attachments: • Application Materials • Agency Comment • Southern Frederick Land Use Plan ' - 117 East Piccadilly Street Winchester,VA 22601 T:540-667-2139 F:540-665-0493 www.pennoni.com December 20, 2023 Mr.John Bishop, Assistant Planning Director Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: CPPA Sargent Property Clarification and Restatement of Justification for Board of Supervisors Dear John: We submit this letter to staff to restate the justification for the Comprehensive Plan change request and clarify for the Board of Supervisors key modifications to the application we propose. These modifications are appropriate and relevant to the discussion held not only at the planning commission but also over several subcommittee meetings over the past few months. The application received positive recommendations at every review prior to the planning commission meeting, which was short a few members that previously sat on subcommittees forwarding those positive recommendations.The application as formally presented at the planning commission depicted the 6 acre area north of Tasker Road as a change to business land use and the residential component as high density residential. It is the intent of the applicant to amend the request, consistent with the positive conversation at the committee level, to formally change the residential land use to Low Density Residential and the area north of Tasker Road as a County Resource land use. The proposed changes will result with a more compatible fit with the adjacent existing residential and county school land uses. Furthermore, the anticipated trips generated by the project will result in fewer traffic impacts than the existing land use under the current comprehensive plan. Justification for the proposed changes to the comprehensive plan springs from the planning and construction of the new Ayler Middle School. The new school has called attention to the opportunity to better plan the transitions from the existing residential and school properties and the planned industrial properties to the east currently represented in the Comprehensive Plan. Our request seeks to reconcile the existing topographic challenges of the subject property, the adjacent Ayler Middle School, the adjacent single-family residential land and the opportunity to utilize a portion of the property surrounded on three side by public right-of-way for commercial or fire/rescue station land use. This request leaves the portion of the subject property topographically connected and accessible to the planned/existing industrial area to the east as industrial. It also provides a clear dense natural buffer between industrial and non-industrial land uses. The residential proposed in the western portion of the subject property will provide a compatible neighbor for the middle school and the existing residential neighborhoods to the west and north,while also providing for trails and pedestrian connectivity to the adjacent public-school property. We have appreciated the positive discussion that has taken place during the review of this application and firmly believe that this application proposes an appropriate amendment to the comprehensive plan. This application is based on sound lang range planning principles that take into account the significant change to the plan implemented with the construction of the county middle school. The proposed amendments to the application calling for low density residential and the Frederick County Resource land uses blend the subject property into the existing county land use fabric while also maintaining the integrity of the industrial land uses in the current plan. Sincerely, David L. Frank, PLA and Office Director PENNONI ASSOCIATES INC. CPPA # 04 - 23: Sargent Properties PINs: 76 - A - 42, 76 - A - 42A Draft UDA Amendment Proposed Long Range Land Use Map 1111101 1111111 1 MACEDONIA CNHRCN RD�`' I , •O ' wwww �"r�.w ®°'✓ � µ • • �.� � U �► . r.��� s' -P "t � !r"f 4+% �.e •. � ��s ;�wjwwwww��w j��'¢wt@�w�'r����'llw���.�'""'iti",�'' • <; iASKER! CPPA #04-23 :w���wwsa��ww�+►ww®.�w w ,,�ww®'mow'! ♦wwwwww®ew�, �w ♦ww♦ o Rp �F � . ♦w�.,w ♦www♦ ww ww w< :. ♦•� w♦ ♦ww♦ w wwww ��w:•r<� -} �° w swwwiww�`ww� ,wwww♦ ft3A<f3 �swwwww♦w♦wwww. ♦w♦w♦e� "lwwwwwww♦w�.,r►�4+��w�i®wwww w�� . . . r �Www®��:w�w®�.®.�4w+.►,,www�wwww�l HEW MAxKet of . r a • ��`��, .qS. w � ♦♦♦w w♦w�wwww� • • • r s 'v< �'.e . e ,,P � � 9rw www�www��www�+�®w®�I m • •' 3 � o � r e• v � �< o ..•e � w "�a►�w®wpw�w�'ww�1� � R - ,►`"D�oroiw �� r. 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Zone m yim F. 19 j OQ• O gbN LN Application h�_ _ O N Urban Development Area N Sewer and Water Service Area 1 Q Parcels 7 �\ W E 1 S i J Frederick County Planning&Development r _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 420 840 1,680 Feet Map Created:June 7,2023 • Sargent • • - Draft UDA Amendment • • Map al"I y+' CH RD BRENTON'CT 14j.4 m viceuurvl v NQ DR �10Y SKY�RK Ci „ / �{/�M*t46 NIA GHD �"'�•'^ 105 SSKKY^/LARK C 102 _ 1 60 1,7Z Rn RD 2YLAND 104 'EL•`L E MACEDONIA 1110 MACEDON'1'A^CH RD b759 2540 �^ FRONiROYAL 109j" =MW C,�-'TL G�R;gY C-i�)_0� w CH RD WHITE OA'K RD MACEDONIA CH RD ,11'R'"�'"'►►'"ND NELLIE GRAY Ci3103 134 I• PIKE 2584 DICKiURPIN Ci WHITE 1, 9 .ON]ROY 11'2 -+� 76'4 42 MACEDONIA CH RD AL P �NEW� 104 10.1 : OAK RD '.:.- ` FIR MARKET DR 1 31M . 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OAK RD `NOT DR fig, � I 447 ER_RYWINKLE '�� RAINVIL WHITE WHITE V OAK RD D 195 RAINVILI • I�y / - � r Comprehensive Plan Amendment Initiation Request Form Project Name: Sargent Property 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 76-A-42 Mixed Use commercial/industrial and Industrial High Density Residential 6u/a and Industrial +/-117 76-A-42A Mixed Use commercial/Industrial and Industrial High Density Residential 6u/a 5 Total Acreage: +/-122 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): 225 and 255 White Oak Road Provide the following information for all applicable parties, provide additional pages if necessary: Owner of Property Authorized Agent(s) Na III e:Sargent Properties LLC Name: Pennoni Associates Inc Mailing Address: 13282 Lera Mailing Address: Drive 117 East Piccadilly Street City/State/Zip: Montpelier, Virginia 23192 City/State/Zip: Winchester, Virginia 20601 Phone. (540) 664-0505 Phone: (540) 771-2087 Email:s` Email: dfra Contract Purchaser/Lessee Engineer Name: Name: Pennoni Associates Inc Mailing Address: Mailing Address117 East Piccadilly Street_ City/State/Ziir. City/State/Zip: Winchester, Virginia 20601 Phone: Phone; (540) 771-2087 Email: Email: *Check the box next to the contact to which correspondence should be sent. 4 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 1 day of June 2023 Signature of Own /App icant 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 Proposed Comprehensive Plan Man Amendment Request Provide the following information: Fi/ Completed and signed CPPA Initiation Request Form (Pages 3-4). Plat of proposed CPPA area including metes and bounds. �✓ Justification of proposed CPPA: Describe why the change to the Comprehensive Plan is being proposed and include relevant Comprehensive Plan analysis. 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: 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 Trip Generation Analysis that includes a comparison of anticipated maximum trips from the current use to the proposed use. 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. Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Existing Comprehensive Plan land use classification(s): mixed commercial/industrial and industrial Proposed Comprehensive Plan land use classifications) and respective areas: High Density Residential 6 u/a and industrial Existing zoning and land use of the subject parcel(s): RA What use/zoning will be requested if the amendment is approved? RP and M-1 6 A 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: David Frank, Pennoni Associates Inc. 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#04-23 Sargent Property UDA and Land Use revision Request Parcel 76-A-42 and 76-A-42A DATE: October 13, 2023 Thank you for the opportunity to provide comments on CPPA#04-23 for the Sargent Property. 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. 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. The introduction of residential land use could result in increased water and sewer demands,the specific demands are not known until maximum densities are determined. WatesAtYour ae a3a RECEIVED SEP 2 13 _-- Comprehensive Plan Amendment Comments I� Pa Frederick County Fire Marshal d Mail to: Hand deliver to: Frederick County Fire Marshal Frederick County Fire&Rescue Dept. 1800 Coverstone Drive Attn:Fire Marshal Winchester,Virginia 22602 Public Safety Building (540) 665-6350 1800 Coverstone Drive Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach one copy of your request form, justification and proposed changes,existing characteristics analysis,and trip generation analysis. Applicant's Name: PENNONt Telephone: 540-771-2087 Mailing Address: 117 E.Piccadilly S1. Ste-200 — Winchester,VA 22601 — Location of property: 76-A-42 s 7B-A-42A BE Comer Lot Fronting White Oak&Tasker Roads Current Land Use: Land Use requested: Acreage: *1-122 Fire Marshal's Co eats: .See I II C� Fire Marshal's Signature&Date: II Notice to Fire Marshal-Please Return This Form to the Applicant Frederick County Fire and Rescue Department Office of the Fire Marshal 1080 Coverstone Drive Winchester,VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 fmo@fcve.us Plan Review Rezoning Status: Approved with Conditions Owner Sargent Properties, LLC SE Corner Lot Fronting White Oak/Tasker Road White Post,Virginia 22663 Phone:540-664-0505 Engineering Firm Printed Date: 09/27/2023 Pennoni Associates, Inc. General Information Received Date: 09/21/2023 Occupancy Type: Review Begin Date: 09/26/2023 Property Use: Review End Date: 09/27/2023 Activity Number: 10910039 Hours: 1.0000 Review Cause: Application Activity Details - Project Name Sargent Property Comments: NOTE:Future development Shall comply with ALL applicable Frederick County Fire Prevention Codes. 4iiiimm William Pifer Lieutenant/Assistant Fire Marshal Page 1 of 1 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS 'V ¢iT Frederick County Public Works Comment -= Mail to: Hand deliver to: Frederick County Public Works Department Public Works Department Attn: County Engineer 107 North Kent Street,2"Floor 107 North Kent Street Winchester,Virginia 22601 Winchester,Virginia 22601 Phone: (540) 665-5643 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach one 1 cop,of the.Master Develo,mens Plan with this sheet. Applicant'S Name: PENNONI Telephone: 540-771-2087 Mailing Address: 117 E.Piccadilly St. Ste.2o0 Email: Winchester,VA 22601 Name of development and/or description of the request: 76-A-42&76-A-42A SE Comer Lot Fronting White Oak&Tasker Road Location of Property: 76-A-42&75-A-42A SE Comer Lot Fro4ng White Oak&Tasker Road Public Works Comments: //71—r -FREDERICK COUNTY PUBLIC WORKS USE ONLY- Date Received Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved Signature&Date: **Please Return Form to Applicant** 18 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: PENNONI Telephone: 5411-771.2067 Mailing Address: 117 E.Piccadilly St. Ste.200 Winchester.VA 22601 Location of property: 76-A-42 s 76-A-42A SE Corner Lal Fronting White Oak&Tasker Roads Current Land Use:MrsedU.O=.&k&.w Land Use requested: Acreage: 122 rrDepartment of Parks&Recreation Comments: QVI kAk 4 L Pks. &Rec. Signature&Date: 7— z3 Notice to Department of Parks &Recreation-Please Return This Form to the Applicant John Bishop From: Johnson,Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov> Sent: Friday, November 3, 2023 1:47 PM To: David Frank Cc: John Bishop; rhonda.funkhouser@vdot.virginia.gov Subject: '[External]'Re: Sargent Property CPPA agency comment request David, VDOT has reviewed the comprehensive plan amendment for the Sargent Property and offers the following comment: This property does not generate 5000 new trips on top of what they currently have listed.The property shows their entrances along White Oak Rd for the Residential entrance, and Tasker Rd for the separate northern portion of the residential land use. They wish to move the UDA line to incorporate only the residential land uses, which does not prevent or cause issues with surrounding land uses. The UDA line will exclude the industrial land use portion and leave that future Industrial entrance to connect to See Lane. None of these road connections are definitive and will need to be laid out upon land development. Therefore, no significant issues are taking place with this Comp Plan Amendment. Please let me know if you have any questions. Joseph W. Johnson, PE 11Y�,a I and(lip Fnnanc�ear Virginia Department of Transportation 14031 Old Valley Pike/ Edinburg, VA 22824 Phone#540.534.3223 �ose hw.johnson@vdot.vir inia. ov From: David Frank<DFrank@Pennoni.com> Sent:Wednesday, September 20, 2023 2:44 PM To:Johnson,Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov> Subject:Sargent Property CPPA agency comment request Good afternoon Joe, The Frederick County Planning Staff has directed the applicants to forward the applications submitted to agencies for comment. Please find attached the Comprehensive Plan Amendment request currently under consideration by the Frederick County Board of Supervisors. This application seeks to change a portion of the existing property to Residential. The property is immediately adjacent the existing middle school and has significant parcel geometry and topographic challenges to overcome as currently planned. This will require the UDA boundary to be adjusted to accommodate only the proposed area seeking to change to residentially planned land use. I would appreciate the opportunity to discuss the application with you if you have time and, especially if you have any questions for the applicant. We are forwarding a hard copy of the attached to your attention as well. Thank you for your time, David Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia DIN 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 _ -1 S day of h�N (Day) (Month) (Year) I, ey.LV D T4Aty- (Owner/Contract 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 assessment records. (Owner/ ontract rurcnaseri orize gen (circle one COMMONWEALTH OF VIRGINIA: County of a1-1-9znA r Subscribed and sworn to before me this day of �_ r� , 3 in my County and State aforesaid, by the forenamed Principal. '„111 -VR �; �.•.; My Commission expires: Le - r NiS OF {uurnrrrrn C, co 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: Sargent Properties 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. 13282 Lera Drive Montpelier,Virginia 23192 540-664-0505 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: TM 76-A-42&TM 76-A-42A do hereby make,constitute,and appoint: Pennoni Associates Inc Name of Attomey-In-Fact 117 East Piccadilly Street Suite 200 Winchester Virginia 22601 540-771-2087 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 applic tion with Frederick County,Virginia for the following,for the above identified property: ✓ Rezoning n 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 expire ode year from the day that it is signed,or at such sooner time as I otherwise rescind or modify it. Signature Title(if signing on behalfof an entity)`: Z-C:- And w`/- C,CL State of V("5;4 14 ,County/City of C ��5le"4eTo wit: a Notary Public in and for the jurisdiction aforesaid,certify that the person who si d the foregoing instrument personally appeared before me and has acknowledged the same b re me in a jurisdiction aforesaid this day of /0/1 Ao. 20Z7 My Commission Expires: lD N P blic Registration Number: "7gS-16 W Casey Michael Davis NOTARY PUBLIC Reg.#7951670 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 I parcel plat and deed;Figure 3 UDA boundary Relocated. 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 westeg nerally consist of 1/3 to '/4 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 o fd7acent Owners 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 existinz road network. The proposed plan amendment would result in both benefits and impacts to Frederick County, Benefits ranze 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 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.- ]10 onsidered:110 General Light Industrial 130 Industrial Park 140 Manufacturing(Flex Tech) 150 Warehousing 156 High Cube Warehousing Commercial ITE Codes considered.- 710 onsidered:710 General Office Building 720 Medical Office Building 851—Convenience Store Residential ITE Codes considered.- 210 onsidered:210 Single-Family Detached Housing 220-Multi family Housing(Low-Rise) 251—Senior Adult Housing-Detached 252 Senior Adult Housing-Attached 11yIXNOR RURAL SUSDIVISI )N of 121.6443 ACRES v� M.Eftmbeth Sargent,Trustoe of the John 13.Sargent Jr.Credit Shelter Trust; NL Elizabeth Sargent,Trustce - TM 476-A-42 Instrument#050025233 October 5,2005 Opequon District,Frederick County,Virginia y� YiCINITY SKET,,,�H 6 s AUTU GI_F.rft r� a` THE ° CAMP SL . s ov f : VME ITE- BLUE WIN HEIGHTS IF Ff'r f ARMEL SIJ V-E R' CE TI C TE- I,Michael M,Ariz,a duly authorized laud surveyor,do hereby certify that the land hereby subdivided and dedicated is in the name of M.Elizabeth Sargent,Trustee of the John H. Sargent Jr.Credit Shelter Trust;M.Elizabeth Sargent, Trustee and was acquired as stated in the Owner's Certificate. i further certify that these tracts are properly and accurately described arW are within the boundaries of the original tracts- Certified Land Surveyor OWNER'S C TlE• The undersigned fee simple owners hereby certify that the land herein subdivided and dedicated is all of the land M-Iuired by M.Elirsbeth Sargerrt,Trustee of the John M Sargent Jr.Credit Shelter Trust;M.Elizabeth Sargent, Trustee,by deed dated October 26,2005 and recorded in lastrument#050025233. Said deed being of record in the Clerk's Off ice of Frederick County,Virginia. This Subdivision and Road Dedication to the Commonwealth of Virginia as it appears on the accompanying plats is with the free consent and in accordance with the desires of the undersigned owners of said land and the same is hereby confirmed and submitted for record in the Cierles Office of Frederick County,Virginia. Jr.Credit Shelter Trust; -40MMINMp-=-�T rustee 9Ts4ItY C]EA1FiCATE: L STATE OF VIRGINIA;CITYIF,0�$F �,,� LThe foreego' ers consent and dedication was acknowledged before mth e is day of G�i ,2D My commission expires Q a _ Notary Public E IC TE OF lurVU.. This Subdivision and Road Dedication to the Commonwealth of Virginia is approved by the undersigned in accordance with existing subdivision regulations and may be adasitted to record. date Frederick County Subdivision Administrator date Chester- Ck Fi e}»rtment date V• partment of ion SHEET 1 c� cz> NOTES: SHFE7 2 OF 3 4_ BOUNDARY SHOWN HERLON WAS DETERMINED BY A FIELD HUN SURVEY PERFORMED BY ARTZ & ASSoCrATES ON SEPTEMBER 8, 2005, WAD DEDICA aC7N 2_ "S PEAT 1S SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD_ y Q 2054.ACRES, 3. SEE SHEET 3 FOR ADJOINING OWNERS AND CaURSE DATA. SCR IREMW omAc/.im 34 % 4. 13 tU VG RESSRICTIDNS FOR U01 i ARE W' FRONT, AR 50' REA14C] SIflES. °00_ Cp11ItIDf#EALTH OF VIRGI NA 5, Ail. PROPERTIES ARE ZONED RA UNLESS NOTED OTHERWISE. jAw (20' SfPoP) � RA USES ARE RESIDENTIAL UNLESS NOTED OTHERWISE. '�"','7d ROAo DEOIC 'aON � 1.2603 ACRESCJ r, t HEREBY DEDrrATM TO WHITE OAK ROAD TH OF VIMU MrA (VA. RTE. 636) - 40' R/W 20' STMP) L16 C6 �d $ L14 L15 - CLIR W � Lt9 L20 l21r 60' BFtL jT 60 B APPROX. LOC. OF � ��' HOUSE IF EXIST. DRAINFIELD �,�,\ 108.7716 AC. k ED' a LOT I (Go.00') L29 S a�� PON — Sp�9,RL Ef J (60.00') 50 BRL { ACRES � � � _Lb E 1 =c f] ---- ZONED B2 t y USE: 1 VACANT S CD USE: AC. ' I ZONED 41 USE: INDUST. = RESAR FOUND i 4 % (UNLESS NOTED QTHEF?fti Q REBAR 50 J= POJ NT 11 RESIDUE 115.2287 ZONED IM I AREA TABULMQN USE: EXISTING: 1 ACRES VACANT Pft[,TM 1POS7,; A-42 121.6943 AC. (TOTAL) CD LOT 1 5.0000 AC. ` RESIDUE 115.2287 AC, r DEDICATION 1.4657 AC. Lit -- ZONED RA & 81 SET STONE 4-T H USE: FOUND E¢ y VyAREHOUSE MINOR RURAL DIVISION OF v MICHAEL M. ARTZ 121.6943 ACRES No- 1951 OPAEQUON IS SATE: EDE CK COUNTY, VIRGINIA/5-9 QQ 5, 2445 S u PRESENT T riS: SARFENT, TRUSTE F E Artz and ocisertc�, PLO ® N H. AARyG�ENT,f CREDIT S' l..T R TRUST eSc ��u6.��i... d� ,r.��.2 la Herrin . O Ei_ A C r 1 JJ4l�C;CFVT !Ru5 w o sur nluc two wu�rnric i> SOP T NF—A-42 INST.,#0bW25233 LC '� `°'` �` ' �'�' sen€st�se.w� Zaaoa-a-mv TEL 540-667-3.233 FAX 540-667-9788 3RO,I£CT 2133s Tori FREE: 1-SW-75 -7320 r..� SHEET 3 OF 3 TAX MAP NAME DEED CK) 75-A-47A WILLIAM E. HEFLIN #000011447 CD 76-A43 DAVID W. 631 VIOLA HEFLIN ORNDORFF 935/1764 = 76-A-44 WILLIAM E. HEFLIN 972/620 76-A-45 DANIEL JACKSON HEFLIN &JACULINE HEFLIN ##1310003126 76-A-46 SHIRLEY H. KENNEY 973/1841 =F 76-A-47 DONALD 5., Jr. A JANET M. KENNEL► #020003138 C7 76-A-538 JOUAN,INC. #020011075 U 76-A-53A DONALD D. RAINVILLE 872/1385 -D 76-A-53 WRI6HT'S RUN, L.P. 719/642 do 656 75-A-17.3 LEONARD PROPERTY, L.L.C. #040013536 CURVE I RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C1 154+0.00' 623.36' 819.17' NI 67'3016 2311'31" C2 1 54{]_OD T 9.55' 19.55' N 69'27'5 T W 00' 38 C3 40•00 66.04 58.79 N22'31 38 94'36 44 C4 81 5.00 20.0 20.06 S 89`49'58 E 01'52 T O C5 615.00' 122.16" 121.96' S 63`12 25- E 11*22'5 1— C6 700.06 223.73 222.7$ N 33-(:)5'13" E is-18,59" C7 40_00 59_72 54.32 N $6'41 513 E 8532'08" C8 f+610.0[?` 20.62 20_62' S 70'0742 E 00'48'32" C9 14fi0.C>0' 619.25' 614.62' S 5T 34'23' E 24'18'06 C T 0 1 7.20.06 230.12 229.7 4 N 33'05 T 3 E 18 18 39 -UR-ElBEARiIVG DISTANCE LINE BEARING DISTANCE fj Lt N -24:'4,6'24- E 378_'59' L16 N 42-14'32' E 7.45-54 1 2 S fi7`31 00 E 617-80' L17 N 23'56 54 E 19-70' L3 S 35'23 58" 421.89 L18 N 42'17'40 E 593..26" L4 S 35'17'1- 51.01' L19 N 41"442$ E 246.87 L5 S 35'20 21 1 337_213 L20 N 41'44-26- E 4.156774 4 L6 S 3 43'06" 519.15" L21 N 41'44 2& E 88.91' L7 S 4751'$5 E 231.57' L22 I N 42'14 32" E 745.4'9 LS S 4P53-50- E 849.0 V C23 N 23--55 54 E 21-12' L9 S 6237'06 E 1635.71' L24 N 670814 E 54.74' L f 0 S 81'33'07 E 60$.78 125 N 22'09 49 58.4!j L7 1 S 52'01 22 1305.86 L2S N 24'45 24 E 378.72 Ll' N 57'49 24 �3551 L27 S 4735 05 E 237_42 L 13 N 51'49'.2# L28 S 471 B'33' E 229.27L14 N 42'17411 E L29 S 4t`+ T9 {68.62'L 1 5 N 4 3'44 26 E L30 N 472Fa#6 4fiB.T 6i' ADJOINING OWNERS A �.�H 63� COURSE DATA for ���" MINOR RURAL DIVISION OF 121.6943 ACRES U�A�CH, L M. ,�,�� Na. 1957 OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA / 1151L S DATE: OCTOBER 5, 2005 a sLs �ti�Q� PRESENT N: TRUSTEJLFT�E NJO N H. SA�Rf}�NT�G�E`NT:R DIl'SER TRUST,31 a w� o�i8t��, i � M. 'F 1 SAn©�� �T _ A �u6RidLarY of V►i�9 �usiA.eeruia. PTS_ TM#76-0-42 INST. #OQ2233 `"'°�","�"'"�� arc oEyELovAtEirr 16 Ea�6 P'ctadiNy Street WINCHESFM. 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Oo O S S J S W O � 0 > 2 m 0� G O m m Q m Co J O w w wQ vi Q vi vi u Q V Q v 0 0 Ln V) co L/) 2 LU 0 0 = co J Q a w w 2 D co D O Q aJ V V � � Q U � °C cn J J J 2 Q J W V Q J w 0 (7 2 2 V Q Q Q V J LWi } Q m w oC U Q z Q Q O O z z z z o 0 V) LUQ > D Q U p Q a Q Q U O H H LL O O O J J = w J Q wLLI cn J Z a a Z Z cn — w 0 Q 0 D w Ln m J cn J w oC w 0 oC Q (7 D > W H L` Q H V H w pV V V LLI Q z0 V V 0 z L..i z z (u,� 0 Q > 2 Q H O Q J 2 w Z w w w 0p J 2 w' 0 w w z Z m Z z ~ w 2 Q } < W w Z J 2 2 2 Q O c W R W W W S W W = > J 2 w Q O L- Q W d m Ln H Ln Ln O Y < Y Yu > w L=/') > > > m d 0 w V O O O r1 N M :Zi- CF)N I� O rl W O rl m Ln lD I- r- m M m m N N N N N M rl rl N M M M M m m Ln Ln Ln Ln rl M M rl rl rl rl rl rl rl Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q m m m m m m m Ln m m m lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD lD APPENDIX I - AREA PLANS 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 Southern Frederick Area Plan 27 APPENDIX I - AREA PLANS 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 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. This provides a greater amount of flexibility with the residential design, while still affording the commercial land uses primary status. Previously, residential land uses were only permitted on the second floor and above commercial buildings. TRADITIONAL NEIGHBORHOOD DESIGN ZONING CLASSIFICATION This flexible zoning classification is intended to enable Neighborhood and Urban Village Centers, or a part thereof, to be developed. 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