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068-24 (CPPAJordanSprings) DENIAL ACTION .f Action: PLANNING COMMISSION: December 6, 2023 Recommended Denial BOARD OF SUPERVISORS: April 24, 2024 DENIED APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN, APPENDIX I—AREA PLAN, THE NORTHEAST LAND USE PLAN, (CPPA 402-23 JORDAN SPRINGS) WHEREAS, the Comprehensive Plan was adopted by the Board of Supervisors on November 10, 2021; and WHEREAS, this amendment would include bringing two parcels (44-A-294 and 44-A-294A), totaling 231.92 acres, into the boundary of the Urban Development Area (UDA) & Sewer and Water Service Area (SWSA), modifying the future land designation on the property to be residential, indicating the approximate location of a future road and trail, and including supporting text to be added to the Comprehensive Plan, Appendix I—Area PIan, The Northeast Land Use Plan(NELUP); and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) discussed the Jordan Springs 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 Jordan Springs 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 Jordan Springs CPPA request and the proposed NELUP text, 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 Jordan Springs CPPA; and WHEREAS,the Frederick County Board of Supervisors held a public hearing for this request at their regular meeting on April 24, 2024; and WHEREAS, the Frederick County Board of Supervisors finds that Jordan Springs CPPA 402-23 request to include two parcels (44-A-294 and 44-A-294A), totaling 231,92 acres, into the boundary of the Urban Development Area(UDA) &Sewer and Water Service Area(SWSA),modify the future land designation on the property to be residential, indicate the approximate location of a future road Res. No. 068-24 and trail, and include supporting text to be added to the Comprehensive Plan,Appendix I—Area Plan, The Northeast Land Use Plan (NELUP), to be in the best interest of the public health, safety, and welfare, and the 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. MOTION TO DENY carried on this 24th day of April 2024, by the following recorded vote: Josh E. Ludwig, Chairman Aye John F. Jewell No Heather H. Lockridge Aye Robert W. Wells No Blaine P. Dunn No Robert T. Liero Aye Judith McCann-Slaughter Aye A COPY ATTEST Michae7Cou lh fer FrederiIn Res. No, 068-24 'Cpl 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#02-23—Jordan Springs DATE: April 15th, 2024 At the applicants request the Board tabled consideration of this item at their January I01hand March 13th, meetings. Since that time, the applicant submitted the attached letter dated April 51h,2024, revising their application. This is a public hearing for Comprehensive Plan Amendment request 902-23 for the Jordan Springs property. The applicant requested the inclusion of two parcels (PIN's 44-A-294 & 44-A- 294A), totaling 231.92 acres, into the boundary of the Urban Development Area (UDA), Sewer and Water Service Area (SWSA), and to modify the existing future land use designation on the property to be residential. The properties are located on the north and south sides of Jordan Springs Road to the west of Woods Mill Road with the larger parcel 44-A-294A, partially bounded on the east by Woods Mill Road. The Snowden Bridge Subdivision borders 44-A-294A to the west, and the properties are in the Stonewall Magisterial District. The vast majority of the properties are currently zoned RA(Rural Areas)District and are currently undeveloped forested land, and about 10 acres are zoned B2 (General Business) District with a Historic Area Overlay Zone (HA) and used as a wedding venue (Historic Jordan Springs Hotel). The Northeast Land Use Plan (NELUP) shows this property as remaining rural with the portion zoned B2-HA continuing to be used for Business purposes. The SWSA does extend over the portion currently zoned B2-HA. The text of the NELUP does not address the properties in question but given the Rural and Business future land use designations, these properties are intended to remain in similar uses. In addition to extending the SWSA and UDA, the applicant is seeking to change the existing land use designations (Rural Areas & Business) to Residential, show a new Minor Collector roadway from Woods Mill Road to Snowden Bridge Boulevard, and a recreational trail along Hiatt Run. Additionally, the applicant is also proposing adding text to the NELUP as detailed in the memorandum they provided which is included in this packet (April 5th, 2024). In short, they included language that affirms their intention of constructing an age restricted community that utilizes the Historic Jordan Spring Hotel as a community center and including active adult CPPA#02-23—Jordan Springs April 15"',2024 Page 2 amenities as well as long-term care facilities. As well as context addressing the new Minor Collector and proposed trail. Staff Conclusions: Given the details of the proposal as outlined,the applicants proposed development would have the potential to fit within the surrounding landscape. However, staff notes the following concerns for the Board's attention: • Public Safety: While true for any additional residential development in this area, the applicants stated desire to provide an assisted living use should be considered within the scope of the ability to rapidly access public safety response and medical facilities. Currently the property falls on the line between the Clearbrook and Greenwood fire districts and primary routes to Winchester Medical Center from the properties are currently congested during peak hours. • Additional residential development between the Snowden Bridge Subdivision and the Redbud Run Subdivisions has potential to spur additional in-fill residential development along the Jordan Springs to Woods Mill Corridor, which is not currently contemplated in the Comprehensive Plan. If approved, it may be necessary to revisit this area of the County for additional planning considerations. The HRAB considered this item in the committee and raised issues that would have to be further evaluated during the future rezoning process. Their discussion is summarized as follows: "HRAB members supported the Historic Area (HA) Overlay Zone surrounding the hotel area and the intent to preserve the existing hotel as well as incorporate it as a recreational amenity. HRAB members recommended investigating if the state has maps of the property that have been evaluated with Lidar or some form of ground penetrating radar to determine if there are any potential hazards underground from the Civil War era that should be removed or avoided. Furthermore, members recommended applying to add the hotel to the National Register of Historic Places and extend the historic preservation land bay shown on the concept plan be expanded as much as possible to preserve the natural and built environment,particularly around the creek bed." The CPPC reviewed this item on November 13th and has recommended approval. The Planning Commission reviewed this item at their December 6th meeting and recommended denial of the application. The applicant requested a tabling of this item at the January 10th, 2024,Board meeting for 60 days, and again at the March 13th meeting for 30 days. Staff is seeking action from the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plans 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. CPPA#02-23—Jordan Springs April 15"',2024 Page 3 • 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 3, 2023 Comment provided VDOT Frederick Water November 1, 2023 Comment provided. FC Fire Marshal October 20, 2023 No comment FC Parks and Recreation October 10, 2023 No comment FC Public Schools (FCPS) October 24, 2023 Comments provided. FC Economic Development Authority October 19, 2023 No Comment EDA Attachments: • April 5th Memo From Applicant • Application Materials • Agency Comment • Northeast Land Use Plan HARRISON STEPHEN L.PETTLER,JR. MEMBER &JOHNSTON 21 S.Loudoun Street Winchester,VA 22601 (540)667-1266 (540)667-1312 fax pettler@harrisoli-johlistoli.com www.harrison-johnston.com April 5,2024 TO: Wyatt Pearson, Planning Director Frederick County,Virginia FROM: Stephen L. Pettler,Jr. Harrison &Johnston, PLC RE: CPPA#02-23 Jordan Springs Property Christopher Land, LLC Proposed Comprehensive Plan Text Amendment to Address Transportation and Linear Park Connectivity at Jordan Springs Property Wyatt: As a result of comments from planning staff and members of the Board of Supervisors,the Applicant for the above CPPA Application asks that the Board of Supervisors also consider text and map amendments to the North East Land Use Plan ("NELUP") in addition to those already proposed by the Applicant. These amendments are intended to demonstrate the Applicant's commitment to facilitate road and linear park connectivity between the Jordan Springs Property and the currently planned Stephenson Village II. The Applicant asks the Board of Supervisors to make amendments to the NELUP Transportation Maps and the text of the "Transportation" section of the NELUP (both detailed further below) to provide for a connector road from the planned extension of Snowden Bridge Boulevard in the Stephenson Village II development to the intended internal road network on the Jordan Springs Property in the event the Application is granted and a future rezoning is successful. These amendments are intended to address perceived transportation impacts caused by the Applicant's intended future development as an age-restricted, active adult community with numerous amenities and related assisted living and long-term care facilities.These amendments are also intended to help alleviate perceived, existing transportation issues in the area that have been communicated to us by members of the Board of Supervisors. The Applicant also asks the Board of Supervisors to make amendments to the "Natural Resources, Historic Resources and Community Facilities" (detailed further below) to provide for a connection between the internal trail system intended for the Jordan Springs Property and the linear park currently planned for Stephenson Village II in the event the Application is granted and the property rezoned for the Applicant's intended use. To this end, the Applicant proposes the following amendments to the NELUP, which the Applicant asks the Board of Supervisors to consider as a further amendment to the existing CPPA Application: Page 2 of 7 NELUP TRANSPORTATION PLAN AMENDMENTS I. Text Amendment The following proposed text amendment is intended to be inserted into the "Transportation" section of the NELUP at page 7 of Appendix I of the Comprehensive Plan: As commercial and industrial land uses develop,the widening of Route 11 will become critical. Development applications should identify and preserve the right-of-way necessary to accommodate future widening and provide for improvements identified as necessary to accommodate the development. In addition,as the Snowden Bridge Subdivision continues to develop,the completion of Snowden Bridge Boulevard from Milburn Road to Old Charlestown Road will allow additional entrance and exit opportunities.To facilitate traffic generated by the potential development of the property known as Historic Jordan Springs and the currently existing residential developments in the area,a two (2) lane road connecting extended Snowden Bridge Boulevard through the future internal road network on the Historic Jordan Springs Property to access points on Route 660 (Woods Mill Road) will allow even more entrance and exit opportunities for residents in the area and will help decrease expected vehicle trips on Route 668 (Jordan Springs Road). II. Map Amendments Proposed map amendments to the maps designated "Northeast Frederick Land Use Plan Transportation Map" and "Northeast Frederick Land Use Plan Transportation Map- Lane Divides" in conformity with the maps provided with this Memorandum as "Exhibit 1" (Northeast Frederick Land Use Plan Transportation Map). Page 3 of 7 NELUP NATURAL RESOURCES, HISTORIC RESOURCES AND COMMUNITY FACILITIES PLAN AMENDMENTS I. Text Amendments The following proposed text amendment is intended to be inserted into the "Natural Resources, Historic Resources and Community Facilities" section of the NELUP at page 8 of Appendix I of the Comprehensive Plan: NATURAL RESOURCES The County should continue to identify and support the protection of environmentally sensitive areas. Efforts should focus on the creation of greenways and stream buffers around waterways. Pedestrian facilities should be constructed to facilitate connectivity to other public facilities.The extension of the linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run through the property known as Historic Jordan Springs,and connection of the same with internal trail systems on the Historic Jordan Springs property, will facilitate connectivity of these public facilities between the two developments. The following proposed text amendment is intended to be inserted into the "Natural Resources, Historic Resources and Community Facilities" section of the NELUP at page 9 of Appendix I of the Comprehensive Plan: COMMUNITY FACILITIES The public facility element of the NELUP should directly correlate to and expand upon the Public Facilities chapter of the Comprehensive Plan. The study area contains two existing elementary schools, two existing park sites, one future park site, and a linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run and through the property known as Historic Jordan Springs with connection to the internal trail systems on the Historic Jordan Springs property. The Clearbrook Volunteer Fire Station is also within the study area. The importance of public spaces and facilities within the study area needs to be recognized and incorporated into future development. The development community should work with Frederick County Public Schools,Fire&Rescue, and Parks and Recreation to determine future public facility needs. Page 4 of 7 II. Map Amendment A proposed map amendment to the map designated "Northeast Frederick Land Use Plan Community Facilities Natural and Recreational Resources Plan" in conformity with the map provided with this Memorandum as "Exhibit 2" (depicting the currently planned linear park at the Stephenson Village II extended through the Jordan Springs Property) is also requested. ADDITIONAL GRAPHIC REPRESENTATION In addition to the forgoing, the Applicant also submits an additional graphic representation of the intended development at the Jordan Springs Property to better illustrate the effect of the foregoing amendments on the project in the event the Application is granted a future rezoning of the property to permit use as an age- restricted, active adult community with numerous amenities and related assisted living and long-term care facilities. The additional graphic representation is provided with this Memorandum as "Exhibit Y' In conclusion,please accept these additional proposed amendments and the additional graphic representations on behalf of my client for consideration by the Board of Supervisors. If you have any questions in any regard,please do not hesitate to let me know. Page 5 of 7 EXHIBIT 1 (on following page) � a y yi ♦ Fl 1 � ��I �/ ♦ cl a oox s e �r n�'� J V�♦ � � R irel Co 'iy . J �� L 1 �G ris" '•d'. fff f % wr I� Sfe runtom C.. �: Rural Commr[y � l/^ A. ' Cen[e �l I I � � _ / i��• - l�d�� T k T FV d ..:•. City of s Winchester - ' yal Area Plan 500 Northeast Frederick • d Use • • Transportation Map Urban Development Area Sewer and Water Service Area '1-D,,.Future Rt 37 Bypass Eastern Road Plan Improved Minor Arterial Improved Minor Collector N °G, o < •��♦New Major Arterial +��+New Major Collector �/Ramp w*- . �' �IImproved Major Arterial �� P j ^�Improved Major Collector ��Roundabout 5 •��♦New Minor Arterial �1 `+New Minor Collector Trails The Comprehensive Plan Adopted November 10,2021 0 0.25 0.5 1 Miles Amended September 27,2023 I I Page 6 of 7 EXHIBIT 2 (on following page) I � A V i CI Book&B e7 '•/ � J / Rural Co "fy�;� � v r / � SflePhen o RuraCom uu if I � caafar ar L � , i <� �t ,r 4 City of 1 Winchester - - :Oa1rn g T Area Plan Northeast Frederick Land Use Plan Community Facilities Natural and Recreational Urban Development Area Sewer and Water Service AreaFuture Rt 37 Bypass Resources • Facilities Community Facilities J Natural Resource&Recreation Areas�Recreation 0 Sensitive Natural Areas O'ti, (91 Elementary School �1/'�®Water Resources Area WE . High School 5 The Comprehensive Plan 0 o.zs 0.5 1 Miles Adopted November 10,2021 Amended September 27,2023 Page 7 of 7 EXHIBIT 3 (on following page) z LU Q m ) r � � _ ° p F z „c \ a tF�4 A r e / ( ♦ ` i / cn inXZ {• Cu _ o Cl I, Low U 4 CO E CD o -% Tw cn a W.. i i I I _ O Q uj Y„ d r - z ♦ / / � ED 0 LU o � I I ■ / m � O r � I ♦ " Q )i III II i -v VF13p (n W Q LL' D L LI Q v, CLO O LU 1 � w J=/ wO 1% z ev cn W O Z W w nI o �� 12 - 23: Jordan S • • Draft SWSA and DA Amendments Proposed Long Range Land Use Map • .__,_ w ti r,12 �ARMHOUSECT,� •• 1.62 ya. CHRISTMAS BE FARMHOUSECi r,ll3� � � JORDAN MORRISONS RD. FARMHOUSE Ci �.' SPRINGS RD ,I 105 • 203 r�3' � 7 CHRISTMA PATRIOT Si "^�� JORD16 USPRINGS RD TREE LN S 269 NOTIONS Ci FARMHOUSE C - y� - P.ATCHWORK DR 9621 `JDAN SPRINGS RD CTREE LNAS • 1 JORDAN 562 - I WA NORLAND`KNOLLODRAENOR 2�3 JORDAN SPRINGS RD _ ~ 225 ` MILBURN RD THUMBERLAND DR 1 1025 x'106 203 `� 228 �� `JORDAN SPRINGS RD 266 CROFiONCT i -> ARRy NORLAND 275 'wa "� .,.. CHRISTMAS lu 150 r• ��A_ PATCHWORK DR 1034,.� 1081 4VAYDR KNOLUDR,NC;RL:4ND�KNOLLDR - TREELN GALAXYfP� 367 JORDA,NL JORDAN SNOWDEN �' 102 ,SPRINGS RD" : = BRIDGE .SPRINGS RD - �� JEWEL�BQXIDR •, � �'� ff"',315 163 2687 NORLAND KNOLL�DR MONASTERY CHRISTMAS TREE LN BATIK WAY � ...T. 324 �� /s ,r RIDGE �- D, BOX[)R NORLANDKNOLL DR/ 70 . 22 1 2 BARRISTER 8i� 152'' MONASTERY RIDGE 2£ � 534 JEWEL 38 • JEWEL ,, � � _ .. MONASTE - 80 I fix, P:4�LAND DR BOX DRX DR r�Y! 242 \ / 44.A294 MONASTE BARRISTER,Si `\ V 250 44 A 294 MONASTERY • RIDGE '31 MOS A HUMMINGBIRD LN RID' 141 ;124 M E HUMMINGBIRD LN HUMMINGGBBIRC HIDDE 2, qq A Y94A JORDAN SPRINGS RD ,PINES LICKRUN ry' 125 CROSSING *HUMM , INGBIRDLN X -4 23' LICK RUNS. 1099�r - 1327 yam,• HIDU 289 CROSSING WOODS JORDAN 159 PINES LICKRUN SPRINGS RD HIDDEN 235 CROSSING LICKRUN -� '•,,;.. MILLRD LICK PINES DR CROSSING � � 1102 1384 1373 RUN CROSSING \ 144 '�`- `� WOODS]MILLRD JORDAN SPRINGS RD 1105 269 223 LICK RUN >' SPRINGS RD - 18 CROSSING - � 1108 137 = REDBUD RD LICKRUN LICKRUN 235 ,5 362 �� WOODS 1412 CUNNING CROSSING CROSSING LIC KRUN -WOODS ` 1010 MILL RD JORDAN HIGH BANKS RD 20, CROSSING MILL RD f WOODS SPRINGS RD ;IHIG 1161 X897 946 MILL RD 1801 BANK: REDBUD RD 358 WOODS yam, WOODS 1 HIGH B4NKS RD 200 •- WOOILL DS MILL RDS 930 MIu gib JORDAN SP-RINGS RD 1119 22'1 SETTLERS LN 281 L - )BUD RD SETTLERS'LN. 4' - WOODS 849 - WOODS WOODS 210;- 306 WOODS' �MIL�L RD MILL RD 1440 ". HIGHANKSF MIL D MILL WOODS JORDAN 4 D 906 D R S '�` ? MILL DR `r SPRNG as WOODS MILL RD IHIGH BA.X Aw .• - -.. 260 WOODS WOO[)S MILL DR . . . . MILLRDWOODS�MILL RD s-.JORDAN _, � 1552 SPRINGS RD t2 •• • 182 776 83p1' HIGH, I JORDAN SPRINGS RD WOODS 743 WOODS WOODS MILL RD 18`; WOODS MIL.LDR MILL RD .MILL RD ••,��{® �.`� , . - O WOODS ~` O MILL RD 702 _ I WOODS vcl\ MILLRD 240 ' • O - 243: - ` �\ FEATHERSTON 172 WHETSTONE �� I I ♦ • I I I ♦ • I A . . A A KNOLL DR,` 285 JORDAN 1081 TREE LN NORLAND KNOLL DR NORLAND. e► STA'RRY�v - KNOLL DR -100 NOR�ND,KNOLL DR SPRINGS RD' JORDAN WAYD 402. -JEWEL' 284--r 1054 r SPRINGS RD_ V PARK�L VND DRQ 41 1 BOX DR�`O ND�7=. ' 315 JORDAN SPRINGS RD 268 PARKLAND �j(j,FOLLTDR7 '" CHRISTMAS 1214 'ter, NORLAND - `� NO�L�AFJD KNOLL DR 304 -KNOLVDR TREE LN JEWEL�"`� '., '• .rpt 163 NORLANDAKNOLLrDR s.. '• 1556 wT �496�,5 BOX e . �� 320 �� MONASTERY RLAND KNOLL DR pl _ PARKLAND DR� i '118D,� �WI 10 NOOWN RLAND�KNOLL DR� RIDGE MONF' BARRISTER�Si `215 % JEWEL BOXDR INTERLACPWAJ ��,*j32�r - �N170 "' • '• 220. RID J 128 a155 �NORLAND KNOLL DR MONASRRISTER ST .. . X MONASTERY'RIDGE EWE � �� „ ' RIDGE BARRISTER STI 528 \ BOX DR 136'+, BOX DR�52? - :0► . 28 ��'< ^�s JEWEL BOX DR 23�PARKL4ND�DR=/” JEWEL BOX D��`,444 BARR'ISMR' 531®= �• '•° Fr JEWEL, DR 44 A294 ,ZA+RvKLAND DR BARRISTER ST - 250. MONAST RIDGI 28, ..MONA. _ HUMMINGBIRD LN 124 HUMMINGsB�11 �1 �IlrC7J 8 .1281 JORDAN 141 44 A 294A SPRINGS RD HUMMINGBIRD LN 125 :aHUMMINGBIRD LN ` 274 +1327 2, LICK RUNS"- JORDAN CROSSING 1099 SPRINGS RD HIDDENll 159 70 `k. WOODS" _ �� HIDDEN 2 _ MILURD LICK RUN .. ,0 PINES DR' CROSSING • 1373 JORDAN 1102 1384 SPRINGS RD 137 �-- WOODS MILL RD JORDAN 121 HIDi SPRINGS RD BANKS RD PINE 35 362 NiHIGH 3RUN WOODS 1108 BANKS RD 122 SSING MILL RD WOODS 1412 HIDDEN MILL RD JORDAN PINES DR 144 SPRINGS RD �£ LICK RUN 118 HIf CROSSING 341 966 WOODS 1466 BANKS RD BANF WOODS III li 897 WOODS MILL RD JORDAN 1479 180 - MILL RD WOODS MILLCD SPRINGS RD 1462 JORDANt ` 358 1 MILL RD 946 976 JORDAN HIGH WOODS WOODS MILL RD SPRINGS RD ggNKS RC • MILL DR 306WOODS WOODS SPRINGS RD 881 89636 MILL RD WOODS 281 849 MILL RD Wo ODS WOODS WOODS MILL DR WQODS MI MILL RD 906 MILL RD =��♦ ' MILL DR • WOODS MILLfRD ��`��•�' 150 300 ♦ 886 I, TILERS LN WOODS 840 WOODS �, •' ,.:� � 260 MILL DR WOODS MILL RD • •. �,„ "`, WOODS ♦ MILL RD 702 MILL RD C WO830 WOODS ODS MILL RD 182 776 MILD 743 WOODS `' ," pS,•`�� _ WOODS MILL DR WOODS MILL RD `O� `•.�� , 133 MILL RD 768 r �• Y r •• • 58 wrnrnnc � � ' I I ♦ • I I I ♦ • I A . . A A 1� - JORDAN TREE LN 301./�NORLAND'KNOLLADRI�NORLAND KNO�DR*� X285 1081 STA'RRY,v� - .- ��KFJOL4DR� 100 rNORDQKNOLL DR SPRINGS RD JORDAN 4VAY/DSR JE1 X284^-r� 1054 SPRINGS RD `�► JORDAN SPRINGS RD PARKLArND�1DR�g1��, BOXXLDR��NOI 68 .PARKLAND�DR .• �KNOLLTDR CHRISTMAS ��9q ,�N NO•RL�AFJD K�a NOLLJDR KNELL/DRORLAND TREE LN JEWEL lrNO'RLANDYKNOLL1DR BOXIER . �� 320 �� ..'1 iMONASTERY ' 2i BLAND KNOLL DR MA DR� T18� �� NOR11-AND'KNOLL DR� RIDGE 8 MONF' BARRISTER�Si `21J % JEWELBOX'DR INTERLACE WAJ . ♦��,*j324,,,�r ,� • '• 220 RID ^ // NORLAND KNOLL DR MONASTERY B�ARRISTER L70 -c26�� JEWE�� JEWEL �,� w RIDGE t �-� Fl♦ BOX DR BOX DR 152 MQNA_S_TrERY RIDGE 528 136 Y .. BARRISTER STI °- - �► '� "� DDRE ��J,,EWEL BOX DR 23`PARKL4N : JWEL�BOXDR 144► ' F BARR'ISTER7��4531 ,.• ••. -- KLAND DR JEWEL.BOX DR 44.A 294 _,. „, BARRISTER ST �ti 250 _ :_.: °„� • 0 .,., 4 294 _..,• �y� MONAST `* RIDGI MONA. ....r� . .., • • • - -- RIDI • 154 , j, HUMMINGBIRD LN 124 HUMMINGBII �IIrCTJ 8 .J281 JORDAN 141 44 A 294A - SPRINGS RD HUMMINGBIRD LN € 125 HUMMINGBIRD LN 274 1327 LICK RUN "'- JORDAN 2, SPRINGS RD CROSSING HIDDEN I 1099 159 WOODS F MILORD LICK RUN ..` -,.A., ,_ ... .- ....._ . ,:•._, - _ �� CROSSING 1373 1102 1384 SPRINGS RD 137 WOODS HIGH 1� JORDAN HIDI MILL RD SPRINGS RD 121 BANKS RD 35 362 HIGH PINE 3RUN WOODS 1108 BANKS RD 122 SSING MILL RD WOODS 1412 HIDDEN MILL RD JORDAN PINES DR 144 SPRINGS RD It LICK RUN 118 HIf CROSSING 341 966 WOODS 1466 BANKS RD BANF WOODS III li 897 WOODS MILL RD JORDAN 1479 180 - MILL RD WOODS MILLCD SPRINGS RD 1462 JORDAN 358 1 MILL RD 946 976 JORDAN HIGH SPRINGS RD • WOODS WOODS MILL RD BANKS RC MILL DR 306 WOODS SPRINGS RD 881 896 �36 MILL RD 1482 WOODS WOODS •..•. ,� 281 849 MILL RD WOODS WOODS JORDAN WOODS. MILL DR WQODS MI MILL RD 906 MILL RD MILL DRISO • WOODS ♦ 886 TILERS LN WOODS 840 WOODS , •' ,.,:� 4W ILL 11 � WOODS ♦ MILL 702 � WOODS 830 MILL RD � ��1, .•• • ODDS J�' ,�: - APPENDIX I - AREA PLANS It should be recognized that extractive manufacturing uses are generally incompatible with residential uses due to the prevalence of outdoor storage and the emission of noise, dust, vibrations, and industrial truck traffic. Considerable buffers between these uses, existing residences, and roadways are necessary to ensure the mitigation of negative impacts and maintain commercial viability. Stockpiling of material should be avoided adjacent to residential uses and roadways, to minimize the visual disruption of the landscape; reduction in the size and visibility of existing stockpiles along Martinsburg Pike should also be considered. RESIDENTIAL AND RURAL LAND USES Residential Areas The NELUP contains a mix of historical small lot residential uses, larger rural lots, and suburban residential neighborhoods within a planned community. There are 2,340 acres of the study area that are within the limits of the Urban Development Area (UDA). This area primarily encompasses the existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and a future commercial area. This development is adjacent to the Jordan Springs Elementary School and a future public park. The property known as Historic Jordan Springs, the entirety of which has recently been added to the UDA, has been identified as a potential location for an age fifty-five (55) and older age- restricted community that incorporates the historic hotel building as a community center with active adult amenities and associated assisted living and long-term care facilities. This use for the property would accomplish the objectives of preserving the historic and natural resources located on the property. Residential land uses outside the limits of the UDA consist of a mix of historical small lots and larger rural lots. Existing residential uses along Martinsburg Pike are envisioned to transition to commercial areas as the community grows, while residential uses within the Rural Community Centers could evolve and expand should public facilities become available in the future as identified below. Residential land uses outside of the SWSA, UDA and BCC's which are within the study area are envisioned to remain rural in character. Clearbrook-Brucetown and Sterphenson Rural Community Centers (RCC) The NELUP study area contains two Rural Community Centers (RCC); The Clearbrook- Brucetown RCC and Stephenson RCC. The Clearbrook-Brucetown RCC is located in the northeastern portion of the study area, east of I-81, north and south of Brucetown Road and along a portion of Sir Johns Road. Brucetown Northeast Land Use Plan 4 APPENDIX I - AREA PLANS Road currently intersects with Route 11 is needed and has recently been awarded funding through the VDOT SmartScale program. This improvement will align the interstate ramps which are currently offset and allow the removal of a signal on Route 11 north. The realignment of Redbud Road to a new intersection with Snowden Bridge Boulevard is also planned. This realignment would reduce congestion and improve safety in this area as well as reduce stacking of traffic at the exit ramps. This ramp realignment will act as an important first phase of the future larger upgrade of Exit 317 to a diverging diamond interchange (DDI). A new interchange configuration for Exit 321 has been identified which would split the interchange between Hopewell Road and Cedar Hill Road. This improvement would provide for enhanced access to the interchange and takes advantage of proposed frontage roads planned for this area. As commercial and industrial land uses develop, the widening of Route 11 will become critical. Development applications should identify and preserve the right-of-way necessary to accommodate future widening and provide for improvements identified as necessary to accommodate the development. In addition, as the Snowden Bridge Subdivision continues to develop, the completion of Snowden Bridge Boulevard from Milburn Road to Old Charlestown Road will allow additional entrance and exit opportunities. To facilitate traffic generated by the potential development of the property known as Historic Jordan Springs and the currently existing residential developments in the area, a two (2) lane road connectins extended Snowden Bridge Boulevard through the future internal road network on the Historic Jordan Springs Property to access points on Route 660 (Woods Mill Road) will allow even more entrance and exit opportunities for residents in the area and will help decrease expected vehicle trips on Route 668 (Jordan Springs Road). The close proximity of the intersections of Brucetown Road and Hopewell Road with Route 11 has created conflicts and congestion for the road network in this area. The alignment of the intersections for these two roadways is a necessary improvement for this area. This alignment should be completed prior to the consideration of future development applications which would access this area. Alternatively, it may be appropriate to consider rerouting Hopewell Road east of Exit 321 through the parcel immediately north to intersect Route 11 at a new location further north. This alternative would require additional study and coordination with VDOT and would likely require the closure of the existing Hopewell Road at grade rail crossing. Access Management is a significant priority for the transportation network planned for this study area. Proper access management is key to provide for a safe and efficient transportation network. Furthermore, access management can reduce the need for roadway widening. Access management should be implemented through the following: • Use of frontage roads • Construction and use of planned minor collector roadways • Proper entrance spacing and use of interparcel access points to bring traffic to common access points • Proper traffic signal spacing and locations Northeast Land Use Plan 7 APPENDIX I - AREA PLANS The Natural Resources, Historic Resources, and Community Facilities elements discussed below should directly correlate to and expand upon the applicable chapters of the Comprehensive Plan. The Plan identifies Sensitive Natural Areas which encompass historic, agricultural, and environmental areas. NATURAL RESOURCES The County should continue to identify and support the protection of environmentally sensitive areas. Efforts should focus on the creation of greenways and stream buffers around waterways. Pedestrian facilities should be constructed to facilitate connectivity to other public facilities. J'he extension of the linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run through the property known as Historic Jordan Springs, and connection of the same with internal trail systems on the Historic Jordan Springs property, will facilitate connectivity of these public facilities between the two developments. Development applications should complete detailed environmental analysis for properties proposed for development which identify significant natural resources. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. HISTORIC RESOURCES There are several historic structures and sites within the NELUP. Some of these include Kenilworth, the Branson House, Milburn, Byers House, the Milburn Road corridor, and core areas for the Second Battle of Winchester. The NELUP identifies some of these areas with a Sensitive Natural Areas designation; these areas include core battlefields and historic structures. Sensitive Natural Areas along with other historic resources should be buffered from adjacent development activities and preserved in their original condition whenever possible. It should be recognized that the Shenandoah Valley Battlefield Foundation (SVBF) has preserved areas of the Second Battle of Winchester; including portions associated with Stephenson Depot located north and south of McCann's Road. SVBF has also developed a historic trail network south of Redbud Road; future preservation efforts for historic sites and structures should continue to be supported by the County. Development proposals which would impact historic resources should conduct architectural and archaeological surveys. Surveys should identify and evaluate all resources, and structures over 50 years old, and determine their historic significance and context to the surrounding area. Proposals that have historic resources on the property should incorporate the resources into their development and are encouraged to rehabilitate, restore, and investigate adaptive reuses. Historic roadways such as Milburn Road and McCann's Road should be buffered; access via these roadways for future development should be prohibited. COMMUNITY FACILITIES Northeast Land Use Plan 9 APPENDIX I - AREA PLANS The public facility element of the NELUP should directly correlate to and expand upon the Public Facilities chapter of the Comprehensive Plan. The study area contains two existing elementary schools, two existing park sites, and one future park site and a linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run and through the property known as Historic Jordan Springs with connection to the internal trail systems on the Historic Jordan Springs property.- The Clearbrook Volunteer Fire Station is also within the study area. The importance of public spaces and facilities within the study area need-5 to be recognized and incorporated into future development. The development community should work with Frederick County Public Schools, Fire & Rescue, and Parks and Recreation to determine future public facility needs. Northeast Land Use Plan 10 Comprehensive Plan Amendment Initiation Request Form Project Name: Jordan Springs 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 44 A 294A Tonie M Wallace Christopher Land LLC 176.25 44 A 294 Tonie M Wallace Christopher Land LLC 55.67 Total Acreage:1 231.92 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): 1160 Jordan Spring Rd,Stephenson,VA 22656(west side of Jordan Spring Rd),residual parcel on east side of Jordan Spring Rd. The larger parcel (44 A 294A) is bounded by Woods Mill Rd to the south and parcel 44 A 294 to the east. Provide the following information for all applicable parties,provide additional pages if necessary- Owner of Property Authorized Agent(s) Name:Tonie M.Wallace Name:Stephen L.Pettier,Jr. Mailing Address:1160 Jordan Springs Rd Mailing Address:21 S. Loudoun Street City/State/Zip:_ Stephenson, VA 22656 2015 City/State/Zip;Winchester, VA 22601 _ Phone: 540-931 -4662 Phone: 540-667-1266 Email:tol com Email:pett m Contract Purchaser/Lessee Engineer Name: Christopher Land LLC, contact is John Regan Name:Urban, Ltd, contact is David McElhaney Mailing Address: 10461 White Granite Dr, Suite 250 Mailing Address:_7712 Little River Turnpike _ City/State/Zip:Oakton, VA 22124 city/state/Zip:Annandale, VA 22003 Phone:703-352-5950 Phone:703-606-7290 Email: * Email:d rl1 - — *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 3 l _ day of May 2023 Signatur�+�ii O�:'. .-,Applicant 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 he attached. 5 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. 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: to 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size o lh 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). Lang Range and use is c.-oUy designated as Rurel Area antl easiness(prodrnale to the e,isting hotel building). Existing Comprehensive Plan land use classification(s): The property is currently not in the existing Urban Development Area(UDA)and only the portion proximate the the existing hotel is in the Sewer and Water Service Area(SWSA) Proposed Comprehensive Plan land use classification(s) and respective areas: Irxduda the enbre,uhled propedy in the UDA and SWSA and a proposed long range land use as'Residential'to allow for an all inclusive,age restided,active adult community with assodaled iocapendant living,ass,Isd living and nursing ratllihes RA and e2.anent land use is an e.Mo,vedd,og venue in the Vd hotel'and the remaning id,nm of the property is-d Existing zoning and land use of the subject parcel(s): p An all indusive,age res...d,active adult cammuriry with associated indep—ot living, What use/zoning will be requested if the amendment is approved? p 6 I M M r'4 C4 C4 C4 C4 C4 r4 r4 CN rlj O tD tD O O O O O N N Lr) N N N tD LnN N � a a a Lr � Na CN � � a a a a a > > N Lr) Lr) L > N N > > > > > > > > lD ID r14 C14 CN Ln z z lr4 CN D N a lD --I --I --I1,4� a> >a aaaaa > ZZZNNN aN N aa LL > > LL LL LL LL LL O O aN a > N N N a z > > w V > N N N > w � Q N o o LL LL LL LL LL Q Q Q Q LL = = N z d d d o z o ° = o > > > o = O� a w w O O O O O w w N w w w w z O z w z z w w w Ln U Z Z -A > _ _ -A -A -A -A - H H > d N N Ln w z w 2 > w NN N w Q w 2 d d w w w w w N N w = w = d > =LU a- w w w = Ln w H Lu LuLn N N � v~I Z V) of of � w = w Lu w = _ = w LLj CA vI vI O a I- VI Y I- U U U H Y N p Of w p p p p p Ln Ln N Z w w w vI w vI Ln Z Z Z VI Of p w � � = U U Z J U U U N p o 0 Q Z () J J Z Z Z Z Z Z Z = p O J Or � Of Of O Z J of Of Of J O O O O O a a w m } } } J Z J J m J V) V) � J m z z z z z z z z z z (n z � � � z 06 a r, o o a a a a a a a � N N N N � � M � N o o o �' � °o °o � � N � z z z o � O °o a O M M M O a o� w x w w w w w O_ O_ x 5 Oc Oc Oc O U >O >O o o o O QN 0 c-I [D 0 O 0 O O O O O o0 00 Ln M O O N � M 0 M N M M iD M N O O O N N N N N N N0 Lf) 1,0 I- N lD I� al O al O M M M 'zt al M O_ c-I c-I M M M M M c-I c-I O_ c-I c-I c-I N M N 00 c-I c-I Ql c-I c-I c-I Ql c-I L O N LU LY Y Z U U U U U a a Y O O O O O O f fw _ a a a C a a a a a m m L = w Q am > U a a m mof z U U U c 0 D D } } Y m of U Z Z Z of a U z z } z "' >- Vi Vi Vi J o o a a a a w 'o = z o 0 0 0 0 O o Z w 2E L z z zLU QLU a LL LL w 0 of M M M M M � � OU w of w ui � of � Q of a a a a a o o °� w J J o J as .6 0 w J z a = _ _ _ = Y Y a } w °� } V) V) V) w J _ J Z of Uc' of of of < < Z Z of o Z aOf = LZu a w w w co 0 a Z Q J J O O O O O Q Q = w a w > = z o J o z O of of M Y a Z Z Z Z Z U U O ~ w U > a J w w w Q o " o � o 0 0 0 0 } � } Z � � Y o � z z o 0 o Z a ° z J w O O w w Z � J a a a Q w w x z O O O O O of of Z o m o w w Z w J w w o z z z z z o 0 o a o _ � c a o w w w (n w d' U V) V) V) V) V) w w U U 0' 0' V) V) C = U J Z - - - > J Ql m cD iD tD iD M N N N -A -A .--I N M N M .M-I .M-I .M-I -A00 al O N N Ln ^ ^ m m c-I c-I .--I N M M M w w w w w a a a a a 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: Dave McElhaney, Urban 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#02-23 Jordan Springs UDA/SWSA and Land Use revision Request Parcel 44-A-294A and 294 DATE: November 1, 2023 Thank you for the opportunity to provide comments on CPPA#02-23 for Jordan Springs. The property is more specifically located on the west side of Jordan Springs Road, immediately east of the Snowden Bridge development,and proposes nearly 800 residential units support facilities. 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. A small portion of the property 44-A-294 is captured within the SWSA and identified in the Northeast Land Use Plan. The balance of the property is neither tagged for future land use nor captured in the SWSA or UDA.The property is more specifically located west of Jordan Springs Road, adjacent to the eastern edge of the Snowden Bridge development. Frederick Water does not have water service on the property although water is available in the adjacent Snowden Bridge development. A regional gravity sanitary sewer does cross the property and is received at a regional sanitary pump station located on the property east of Jordan Springs Water At Your Service Page 2 Comment on CPPA#02-23 for Jordan Springs November 1,2023 Road. The existence of the gravity sewer does not in itself entitle access to the utility facility; the Board of Supervisors must adopt policies and zoning to authorize access to the public facilities. It is noted that water and sanitary sewer projections are not provided in the application package. Based on a projected 800 age-restricted residential units and the nominal flows generally associated with the housing types,the existing water and wastewater treatment facilities could currently accommodate the proposed land use. It is noted that flows and capacities are not guaranteed until such a time that availability fees are paid. The developer will be responsible for providing the necessary water line extensions and upsizing that may be necessary to supply adequate water flow and pressures to the development project. Similarly,the developer will be responsible for designing the sanitary sewer system to facilitate gravity flow to the existing gravity sanitary sewer line which feeds the Stephenson regional sanitary pump station, and update the pumps as warranted. Thank you. Frederick County Public Schools Planning Office Wayne Lee,Coordinator of Planning and Development leew@fcpskl2.net October 24, 2023 Mr. David McElhaney Urban, Ltd_ 7712 Little River Turnpike Annandale,VA 22003 Re: Jordan Springs comprehensive plan amendment application Dear Mr. McElhaney: Frederick County Public Schools has reviewed the Jordan Springs comprehensive plan amendment application submitted to us on October 5, 2023. We offer the following comment: 1 We note that this development is proposed to be limited to age restricted housing only. Because of this limitation,this development will not impact the capacity at any of our schools. However, should the developer ever wish to remove this limitation, 700 housing units would significantly impact the capacity at the schools that would serve this property. Please feel free to contact me at leewAfcpsk12.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, 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./twww.frederickcountyschoolsvanet/ 540.662-3889 ext.88249 P Q.Box 3508 Winchester,Virgmia 22604-2546 Comprehensive Plan Amendment Comments Frederick County Department of Parks&Recreation 411 Mail to: Hand deliver to: Frederick County Frederick County Department of Parks&Recreation Department of Parks&Recreation 107 North Kent Street County Administration Bldg.,2hd 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. Applicants Name: Christopher Land,LLC,John Regan Telephone: 708.352{5950 Mailing Address: 10451 While cranhe or Suite 250 Oak-ton,VA 22124 Location of property: The lar9erp=6(44 A 290A)®troubled BY Woody Ni0 Rd W the south and p—d"A294 to as aeet Current Land Use: Land Use requested: Acreage: 2328 Department of Parks&Recreation Comments: Pks.&Rec.Signature&Date: /D Z Notice to Department of Paris Recreation-Please Return This Form to the A licant � P PP Comprehensive Plan Amendment Comments I 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: Christopher Land,LLC,John Regan Telephone: 703.352-5950 Mailing Address: 10461 white Granite Dr Suite 250 Oakton,VA 22124 Location of property: 11e0. apdrgRd •�^ °t�. The larger parcel(44 A 294A)is bounded by Woods Mill Rd to the south and parcel 44 A 294 to the east Current Land Use: Land Use requested: Acreage: 232 Ac Frederick County Economic Development Authority Comments: No comment Signature & Date: 10.19.23 Notice to Planning Department-Please Return Form to Applicant John Bishop From: Dave McElhaney <DMcElhaney@urban-Itd.com> Sent: Friday, November 3, 2023 3:30 PM To: Wyatt Pearson Cc: John Bishop Subject: '[External]'FW:Jordan Springs - Comprehensive Plan Amendment Wyatt, Comments just received from VDOT...see below. Have a good weekend! David T. McElhaney, P.E. Principal I urban f Urban, Ltd. 7712 Little River Turnpike Annandale,VA 22003 Tel:703.642.8080 Fax:703.642.8251 Email:dmcelhaney@urban-ltd.com Web: www.urban-ltd.com From:Johnson,Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov> Sent: Friday, November 03, 2023 2:01 PM To: Dave McElhaney<DMcElhaney@urban-Itd.com>; Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT.Virginia.gov> Subject: Re:Jordan Springs-Comprehensive Plan Amendment Dave, VDOT has reviewed the proposed comprehensive plan amendment for the Jordan Springs property and offers the following: The new zoning would generate 1,661 net new weekday trips, and 1,389 Saturday net new daily trips. This is a significant increase in trips from what the zoned land use currently generates, but it's below the threshold for a TIA. The TMS data shows the road currently has 2,068 AADT which amounts to a 73.8% increase in net new traffic during peak volume (Saturdays around noon). Jordan Springs Rd itself is a 2 lane Urban Collector and would be able to handle this as a majority of the traffic would most likely head towards the North and to Rt-11 and 1-81. 1 Overall, this plan is compliant with Code of Virginia 15.2-2223, 15.2-2229, the TIAAdmin istrative Guidelines, and 24VAC30-155-60. VDOT sees no issues with this amendment and recommends the approval of this change pending Frederick County's decision. If you have any questions, please let me know. Joseph W. Johnson, PE Area Land Use Engineer/Edinburg Reside,.m Virginia Department of Transportation 14031 Old Valley Pike/Edinburg, VA 22824 Phone#540.534.3223 ioseQhw iohnson@vdot.virainia.aov From: Dave McElhaney<DMcElhaney@urban-Itd.com> Sent:Tuesday, October 31, 2023 4:51 PM To:Johnson,Joseph (VDOT) <JosephW.Johnsongvdot.virginia.�,� .>; Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT.Virginia.gov> Subject: RE:Jordan Springs-Comprehensive Plan Amendment Hi Joe, Do you have any comments on this project? County is looking for me to forward to them. Let me know Thanks David T. McElhaney, P.E. Principal 1 urban. Urban, Ltd. 7712 Little River Turnpike Annandale,VA 22003 Tel:703.642.8080 Fax:703.642.8251 Email: dmcelhaney@urban-Itd.com Web: www.urban-ltd.com From:Johnson,Joseph (VDOT) <JosephW.Johnson(Tvdot.vir,inia.po, > Sent:Thursday, October 05, 2023 2:50 PM To: Dave McElhaney<DMcElhaney@urban-Itd.com>; Funkhouser, Rhonda (VDOT) <Rhonda.Fun khouser@VDOT.Virginia.gov> Cc:John Regan (Liohnr@christophercompanies.com) < of hnrLccvcnristoDriercompanies.corr > Subject: Re:Jordan Springs-Comprehensive Plan Amendment 2 Frederick County Fire and Rescue Department Office of the Fire Marshal G 1080 Coverstone Drive Winchester,VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 ;-.'Esc 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 General Information _7 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 Activity Details titer: 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. 0 04� J r William Pifer Lieutenant/Assistant Fire Marshal Page 1 of 1 4�G� C�tr Attachment 1 Q (TO BE COMPLETED BY APPLICANT) W SUBJECT PROPERTY OWNERS AFFIDAVIT ,V County of Frederick, Virginia 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 31 st -- day of May 2023 (Day) (Month) (Year) I Stephen L. Pettler, Jr., Authorized Agent (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 as -ssment records. (Ownerthorized Agent) c cle one) COMMONWEALTH OF VIRGINIA. City of Winchester Subscribed and sworn to before me this 31 st day of May 2023 in my County and State aforesaid, by the forenamed Principal. N PUBLIC Stephanie E7162129 My Commission expires: ; `, Commonwea otary Pu Commission IN '" MY Commission Ex6 8 Special Limited Power of Attorney c 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: Tonie M.Wallace 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 1160 Jordan Springs Road,Stephenson,VA 22656 540-931-4662 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: 44 A 294A and 44 A 294 do hereby make,constitute,and appoint: Stephen L.Pettler,Jr. Name of Attorney-In-Fact 21 S.Loudoun Street,Wlnchester,VA 22601 540-667-1266 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 appl'✓tion with Frederick County,Virginia for the following,for the above identified property: Rezoning Q 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: and with regard to Comprehensive Plan Amendment submitted for the June 2023 application deadline. This appointment shall expire one year from the day that it is signed,or at such sooner time as I otherwise rescin Signature ugm"L Title(if signing on behalf of an entity) 1 State of Vi(ali.�l tA. County/City of Vi r ,,4 i0. eokc ,To wit: PlAtrOM Jardat sr,a Notary Public in and for the jurisdiction aforesaid,certify that the person who signed the foregoing instrument personally appeared before me and has acknowledged the ;ota e be a me in hurt diction aforesaid this day of y Commission Expires: /�uo��cy 1 Z02-6 ry P _.._ egistration Number: 117(•, Z55 p \ . �; �,- a I0o= Boa Mao �0 " J" zoo o aiQZ�OZ C7 �k a ��=� ,ZQ QQOZ q CD IN mN z - � — a�w _ og ��zw za"' d o \ cz c /1 yS ImI ` JORD -- ANSP$LSCS 'ROAD -xo w N zw�5 y�o \ a osci �qh aQz�' Q z�U'W - a0<I o- oz "0�� 3z5o` " o�� ,✓, �QQ"� �� 11 ll ��z II C� Q�oo / � 55 OOaoOOOS �> zQTO ��, PSN R. oo RP � �o �w �< / �w o �� N o� w z ww �w ��" aw�a z awJ�� ///� Fo � N , o"z _"�zw � � z a g— o��z Q�w�o °oQNo z \\ -�za� aII�X aZQZw z0.Z i < \ 1, _ N =N z 0,� J =0Mza�z�wz " Q-M� // // / w" ao�x a oxo- o\ QHoz —,< oz Qoz N Na�mZ w� z ISN 0Z� XL � ? h k 1 w ZVoZw O o�m i 0.80 0 N CC = i� e�>- H A�H[K-119-1 blp Id-DovoV3v..bi,a a�a�=6��,��oP,o��,eo��0-p„ Jordan Springs—Statement of Justification CPPA June 1, 2023 Comprehensive Plan Map Amendment ONLY The applicant seeks to amend the Comprehensive Plan Map to extend the boundary of the SWSA and UDA to comprehend the approximately 231 acre Jordan Springs property and identify the portions of the Jordan Springs property currently zoned RA (Rural Areas) as intended for future residential development. Currently, the SWSA includes the historic Jordan Springs hotel building surrounded by a ten (10) acre Historic Overlay designation that was previous obtained voluntarily by the applicant. However, the hotel building is outside of the UDA and all of the remaining Jordan Springs property is outside of the UDA and SWSA.This existing hotel building and surrounding Historic Overlay portion of the applicant's property, as well as the parcel across Old Charlestown Road from the hotel building(next to the pump station property the applicant exchanged with Frederick Water in order to obtain connections to the sewer and water system that currently crosses the properties) is currently zoned B2, with proffered use exclusions that pertain to the hotel building. The remainder of the applicant's property is currently zoned RA. The property is adjacent to the existing Snowden Bridge planned use development and other historic, small- lot subdivisions. The current application is prompted by the recent interest in the property by Christopher Land, L.L.C., a residential development company seeking to develop the Jordan Springs property as an all-inclusive, age restricted, active adult community with associated assisted living, independent living, and nursing facilities. As illustrated by the concept plan submitted with this application, the intention is to preserve and maintain the existing historic hotel building as the focus of the community and its amenities. The amenities are intended to foster and maintain access to the unique natural resources located on the property that include the historic hotel building and grounds, the beautiful "Devil's Backbone" overlook area, and the Redbud Run watershed. The planned amenities would include extensive trail networks allowing access to these resources as well as a nine-hole "pitch and putt"golf course, swimming pool and ball courts to encourage outdoor recreation in the natural surroundings. Ultimately, if the County were to amend the UDA and SWSA boundaries as requested, the applicant would seek to rezone the RA portions of the property to the R5 Residential Recreational Community designation with the commercial parcels being used for assisted living and nursing facilities, restaurants and other community-oriented services. The proposed uses for the property squarely fit within the policies stated in the Comprehensive Plan. Under the current Comprehensive Plan and both versions of the NELUP update that are under current consideration by the Board of Supervisors, the applicant's property has no particular future land use designations that restrict the current request. Indeed,the Comprehensive Plan states that"[t]he boundary of Frederick County's UDA should be examined regularly to ensure that it is absolutely sized to accommodate future growth and offer a diversity of housing types" (Comp. Plan at 3). As the County is aware, there is currently a high demand for residential housing in Frederick County and a very limited inventory of buildable lots and choice of housing unit types. By including the Jordan Springs property into the UDA and SWSA, the County will be able to serve this demand and effect the goals stated in the Comprehensive Plan. Numerous goals stated in the Comprehensive Plan would be met by amending the UDA and SWSA boundaries to include the entire Jordan Springs property.The stated development goals and objectives in the Comprehensive Plan that would be fulfilled by approving the instant application include: 1. Allowing for a mix and integration of a variety of uses and housing opportunities (Comp. Plan at 4); 2. Allowing for increased density, walkability and connectivity (especially if the trail networks are allowed to be connected with the existing and planned networks in the Snowden Bridge and Stephenson Village developments) (Comp. Plan at 4); 3. Allowing for high quality architecture with community focal points (Comp. Plan at 4); 4. Helping preserve environmental quality(Comp. Plan at 4); 5. Focusing development around walkable centers to afford people the opportunity to work, live, shop, and play in locations that are near each other (Comp. Plan at 4); 6. Incorporating Neighborhood Design principles to improve the sense of community and promote close knit, walkable communities where residents have greater opportunities to live, work, and play in the same area(Comp. Plan at 5); 7. Developing internal transportation systems that de-emphasizes the automobile, allowing residents to walk or bike to destinations (Comp. Plan at 5); 8. Promoting the location of community facilities as focal points (Comp. Plan at 6); 9. Ensuring the Bicycle Plan included as part of the Comprehensive Plan provides for trail facilities (Comp. Plan at 6); 10. Encouraging new developments to provide interconnected trail networks (Comp. Plan at 6); 11. Allowing the natural landscape to be used as the background of development with a greater emphasis placed on conservation design for growth, including new recreational opportunities (Comp. Plan at 12); 12. Allowing the clustering of residential development to further preserve agricultural land (Comp. Plan at 13); 13. Preserving the desired physical characteristics of the rural areas (Comp. Plan at 13); 14. Allowing natural systems and open spaces to be incorporated into new residential development, designed to preserve the natural and environmental features of the property in close proximity to dwellings with an emphasis on the provision of useable open space for resident use and enjoyment (Comp. Plan at 19); 15. Limiting impacts on public facilities due to age-restricted nature of intended final use for the property and by directing uses within the UDA(Comp. Plan at 57); 16. Allowing residents to be within walking distance of a recreation area (Comp. Plan at 65); 17. Creating green infrastructure with specifically designed open spaces as amenities to off-set higher densities (Comp. Plan at 93); 18. Preserving wooded areas (Comp. Plan at 93); 19. Establishing a "greenway" along Redbud Run utilizing, in part, the existing Frederick Water utility easements, to link people to the area's natural, recreational and cultural resources, as well as providing a system of natural linkages for wildlife areas to preserve biodiversity and protect habitats and preserving and protecting buffers along Redbud Run which can help protect biodiversity and help filter pollutants (Comp. Plan at 93-94); 20. Providing recreational opportunities such as hiking or bicycling and nature studies such as plant and animal behavior, as well as simply raising awareness of the environment (Comp. Plan at 94 ); 21. Promoting the economic and cultural importance of historic resources (Comp. Plan at 100); 22. Protecting historical resources' (Comp. Plan at 100); and 23. Increasing the rehabilitation, adaptive reuse, or restoration of historic structures to maintain character of community (Comp. Plan at 101). Given the current need in the County for additional housing units of various types and the policies stated in the Comprehensive Plan encouraging a particular type of environmentally sensitive residential development, the applicant submits that the instant map amendment application to extend the boundaries of the UDA and SWSA to the immediately adjacent Jordan Springs property (part of which is already included in the SWSA) is not only justified by objectives stated in the Comprehensive Plan, it brings them to fruition by allowing continued smart growth in the County. Allowing the amendment will help preserve important historic and natural resources while also serving the housing demands of the community in conformity with the stated objectives of the Comprehensive Plan. 'The applicant submits that,unless she is able to monetize the property through development, it will become too costly to maintain the historic building and access to the natural amenities available on the property and the buildings and property risk falling into disrepair. r� a � - ca LLI 4, $ ' W Z Z W W , Q U lL '�#Q (s W N d W r a ' d" O. m. LDZ � Z ca W >LA J Q Q J W toLU IA W IA J Q 1 Ln Z N 5 F_ W zm W Po N IIA� a RLu Q o J yWj N W Z = U Z co LLI o z I Q a d Ln Z W J co - C W u E LL v Z m W Ln L� W J -S LU Ln C 12 L, - Ln Ln a W Ln W r�� W V J U �+� W - p- E tJ Q V V � a W a .: a r z W DoC' W W Q LL W ! �.. . I {L Q LL ui Ln M �` a '" Ln ca } J W J I Z ea Z OCR Vis: d M Q co LU F- tea'Baa-®e r�m[axa w-uA+�r ss'•+m+n-nlwm�wAa�lM�+wa momism\a-wi+wm z w� - w_ z� a�z �Mi www w C=� a z z FM IOU 13. N Gi ao3 Z w ee�I�i , z w in L> i LLJ s J > a J ®: ®. LL rr U e U �e < ® z CD a rl J W ❑ ❑ Lid I ft a- Lid 4 V) H Z F E �r Q Z IIIP� — Z CD U N M Z Nis e a e � e e y 1 I e V�, / I CL ee® Ela µ z O H ®'�Ue• Z Q e ~ y ; J w Lu—i LLI ❑ I e W 2 e V) Q �a H ❑ W 0 ❑ € Z J oU LaL z W o r w Z w = (� z J R U w {1� Q I w w 7 J I Z o � SSP oo ''QCl) O Jw U \ f! v � W x H V 0o a s = z' U 9 i U W vA7fj C, o � Z El CL E z � o D cc 0 a a m w w 7 J Q ZY Cl) o �w cn U Cl v m W x H w VCD = 0 aZ o J � w °I � U 9 O Q V z� w wLL w X Wo U a U) z CL z a 0 o D so � N - oar �o �y Cl) V5 J Q a Z - Q a e N 4o y/ W Lf � K WW � Q � w w � Q Q W wa Y y w U W I w w V �o Z oLL `� Z r Q _N W \/ Q x w Z W . w W cl) w z \ m Z DC CL Z oc Ron \ oc O z � �zw zQ�w »wQ w > 0 a i t V J - Z Q N U H W H V a oc x ¢_ r 3� cs uj 4A. cn z ~ a Ix O f,J )' rte I� 1 Commerce Park Drive,Suite 230 KI TT E LS O N Reston,VA 20191 &ASSOCIATES P703.885.8970 Technical Memorandum May 31, 2023 Project# 29256 To: E. John Regan, Jr., The Christopher Companies 10461 White Granite Drive,Suite 250 Oakton,VA 22124 From: Chris Tiesler, PE, PTOE; Fatemeh Baratian, PE, PhD; John Callow CC: David McElhaney, PE—Urban, Ltd. RE: Jordan Springs Trip Generation Estimate JORDAN SPRINGS TRIP GENERATION ESTIMATE Kittelson &Associates, Inc. (Kittelson) prepared this memorandum to document the Trip Generation Estimates for the proposed Jordan Springs development in Frederick County, Virginia.The analyses conducted in this memorandum documents the trip generation estimate of the existing land use based on information provided by the project team and develops a trip generation estimate associated with the proposed development and Comprehensive Plan Amendment based on the proposed site details. Existing Conditions Most of the property (approximately 222.07 acres) is zoned RA (Rural Area District), and is currently undeveloped. RA zoning allows for a maximum density of one single-family dwelling (SFD) per five acres. This would equate to 44 SFDs.A small portion of the property (approximately 9.85 acres) is zoned B2 (General Business District).A wedding venue currently operates out of a SFD on this portion of the property. To estimate the number of trips for the wedding venue' following assumptions are made: ■ The wedding venue only operates during evenings/weekends. ■ The maximum capacity is 200 people (guest plus employees working the wedding). ■ All of the wedding party and wedding guests will be in attendance at the ceremony.Therefore, the trip generation rate is based on the capacity of the area within the venue to be used for the ceremony. ■ The wedding party and vendors represent 10%of those attending the wedding and they arrive more than one hour before the ceremony. ■ The remaining 90%will arrive during the one-hour period before the ceremony. ■ Many of the wedding guests travel together as couples,families or groups of friends.Assume there will be 2 to 2.5 guests per vehicle. ■ Using the above factors gives a range of 0.27 to 0.33 for the trip generation factor as a function of the venue capacity. ■ Proposed development and Comprehensive Plan Amendment based on the proposed site details. During the week, the wedding venue residence is assumed to generate trips as an SFD. ' Spack Consulting,Mike Spack,PT,PTOE. http://www.mikeontraffic.com/estimating-trip-generation-distribution-wedding= venue .February 2018. Kittelson &Associates, Inc. May 31,2023 Page 2 Jordan Springs Trip Generation Estimate Proposed Conditions The proposed Jordan Springs development is located on north-west corner of the Jordan Springs Road and Woods Mill Road intersection, in Frederick County,Virginia.The development site is located roughly two miles from 1-81, VA Route 11, and VA Route 7.The development assumes 450 active adult units (age- restricted), 250 independent living units, and 100 assisted living units.The access to the site will be provided on Jordan Springs Road and Woods Mill Road. Figure 1 illustrates a conceptual site plan of the development. Trip Generation Estimates Trip generation estimates for the existing by-right use and proposed development were developed using the standard reference Trip Generation, 1 1 t"Edition published by the Institute of Transportation Engineers (ITE) and wedding venue assumptions detailed in a recent ITE Journal article. Table 1 shows the estimated trip generation potential of the existing by-right uses.As shown in Table 1, the existing developments are assumed to generate approximately 36 Weekday a.m. (9 in; 27 out),47 Weekday p.m. (30 in; 17 out), and 159 Saturday Midday (98 in;51 out) peak hour trips. Table 2 shows the estimated trip generation potential of the site when redeveloped for age-restricted housing uses. As shown in Table 2, the proposed development would be estimated to generate approximately 124 Weekday a.m. (52 in; 72 out), 180 Weekday p.m. (91 in;89 out), and 201 Saturday Midday (104 in; 97 out) new peak hour trips. Table 3 calculates the net difference between the existing and proposed uses.The proposed amendment to the Comprehensive Plan to allow age-restricted development will result in a modest net increase in the trip generation potential of the site.Table 3 shows that the proposed development is estimated to increase the trip generation by a total of 88 Weekday a.m. (43 in;45 out), 133 Weekday p.m. (61 in; 72 out), and 52 Saturday Midday (6 in;46 out) net new peak hour trips as compared to existing/by-right zoning. Conclusion As shown, the proposed Comprehensive Plan Amendment to allow for age-restricted housing will result in a modest net increase in trip generation of the site as compared to existing/by-right zoning conditions. We trust this memorandum provides the necessary trip generation information in support of the Comprehensive Plan Amendment application. Please contact us at 571-384-2943 or ctiesler@kittelson.com should you have any questions. Kittelson &Associates, Inc. C') O O 6 � E Lu WccIf ! QZ � y :j�. Z O ; •�.....� y1 W 4 j p ca v� I�I i yF J 'hA � 4 d w m C d O Z W a x ca ` a ¢ -IWpa moi', Q m CL j a J \ u N ca �s m W D w LA- Ai 'k fn ' W O ry a N � I V 7 W cc G J O1 V 'low W F � cc cc — 1.7. J 4 N C\l 06 O � Y /\ _ q % G _ 2 q - m 0 7 . _ g Lu \ / ¥ R & CN 2 z \ _ 3 \ - t ƒ_ - co c \ Q / e / q q r— § // — % o ' / 2 & a) } - _ / e £ . n n o / ' 0 Aq-t © g e E / z _ \ C4 \ : _ \ o ¥ [ 2 \ o . a o A 2 f \ / 0 CV) \ . 2 \ � 0 / /zLn —C / - _ D ' C \ \ \ o % - \ £ Q = 3 LO / \ \ � \ \ k . %/ / § D % \ , D \ \ ± e $ ' £ ® 0 0 0 . $ D E $ \ CD 0 ' 7 $ / & Z > : A CO � ■ o - \ \ \ O / < $ ■ e _ \ 7§ \ LU q O CL 3 • z JCN J E \ § \ . \ \ \ \ 0 . T- a) / \ 0 E , o @E - _ = e u \ . . f p . \ \ / g . CD j \ $ / E $ _ \ \ _ $ i E \ o \ / z / \ co = e = 2 = k 2 % E 7 G E o = Q- < f 2 a 2 vi / a / j 0 d 2 % � \ E \ k k § % \ \ / $ / k / d \ APPENDIX I - AREA PLANS NORTHEAST LAND USE PLAN NELUP BOARD OF SUPERVISORS APPROVED ON SEPTEMBER 27TH, 2023 Northeast Land Use Plan 1 APPENDIX I - AREA PLANS NORTHEAST LAND USE PLAN (NELUP) The Northeast Land Use Plan (NELUP) study area consists of 21,000 acres which are generally located north of Berryville Pike (Route 7) and the limits of the City of Winchester, west of the Opequon Creek at the County boundary with Clarke County, south of the West Virginia State line and east of Apple Pie Ridge Road and Stonewall Industrial Park. Interstate 81 and Martinsburg Pike (Route 11 North) extend from the southwestern limits of the study area to the northern area that borders West Virginia. A series of maps have been prepared which identify future land uses, transportation, natural resources, historic resources, and community facilities within the study area. Within this plan, the Martinsburg Pike/Interstate 81 corridor continues to be predominantly planned for commercial and industrial (C/I) land uses. Two Rural Communities Centers are located in the study area, Clearbrook-Brucetown and Stephenson, both are located east of Martinsburg Pike. The eastern and western portions of the study area which are outside the limit of the Sewer and Water Service Area (SWSA) continue to form the boundary between the County's rural and more intensely developed areas. The NELUP also contains significant historical and natural resources which have been identified in this plan. The completion of the Route 37 Eastern Bypass, part of which extends through the southern portion of the study area, continues to be a top transportation priority in this area of the County. Land Use BUSINESS DEVELOPMENT LAND USES Interstate and Highway Commercial at Exits 317, 321 and 323 Located at highly visible locations on interstate interchanges, these areas should be designed 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 critical. As these areas are highly visible, building and site design should be of a high quality to ensure that these areas put forth an attractive view for both residents and visitors; enhanced buffers and screening are also important along Interstate 81 and adjoining roadways. Mixed Use Industrial Office The NELUP identifies a number of areas designated as future mixed use industrial office. These areas are intended to develop with targeted growth sectors identified by the County's Economic Development Authority (EDA), as well as similar industries that are likely to bring higher wages, professional and/or technology jobs. Northeast Land Use Plan 2 APPENDIX I - AREA PLANS Uses which significantly contribute to air, noise, and light pollution as well as businesses that create large volumes of truck traffic are discouraged in these areas. Consideration of uses outside the identified targeted businesses should only be considered if they are secondary and complementary to these targeted businesses. It should be noted that areas North of Hopewell Road and Exit 321 to the West Virginia line are within reasonable proximity of significant electrical transmission capability. In turn, these areas may be well suited for energy intensive development if the other necessary utilities could be provided to sites and the development provides benefit to Frederick County. Interstate and Martinsburg Pike Commercial and Industrial Areas Significant areas for industrial opportunities are identified along Martinsburg Pike, Hopewell Road, Cedar Hill Road, and areas west of Woodside Road. These areas are intended to further enhance the County's commercial and industrial areas and to provide focus to the County's regional employment centers. These areas are strategically located with direct interstate and regional highway routes, and rail access in certain areas. Sites with rail access should develop with uses that capitalize on this opportunity to reduce impacts on local roadways. It should be recognized that while these areas are located near major roadways, the transportation network is strained. Future development should ensure that their impacts on local infrastructure are adequately mitigated. Furthermore, new development applications should not be considered in areas where the transportation network cannot meet acceptable levels of service. The area between Old Charlestown Road and Stephenson Road located immediately east and west of the existing rail corridor is identified for future business uses. More specifically, business uses in this area east of the rail corridor should be of a neighborhood or community scale and be intended to serve the nearby residents of Snowden Bridge and the Stephenson Rural Community Center. Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity. Existing residential uses are located along Martinsburg Pike, in close proximity to areas planned for more intensive uses. While many of these residential uses are planned to transition in the future to higher intensity uses, development applications should seek to mitigate their impact on these residences near term. Extractive Manufacturing Areas Located in the northern portion of the study area, east of Martinsburg Pike, is a large limestone quarry. As a primary industry, mining should be supported and protected as long as the quarries remain productive. Northeast Land Use Plan 3 APPENDIX I - AREA PLANS It should be recognized that extractive manufacturing uses are generally incompatible with residential uses due to the prevalence of outdoor storage and the emission of noise, dust, vibrations, and industrial truck traffic. Considerable buffers between these uses, existing residences, and roadways are necessary to ensure the mitigation of negative impacts and maintain commercial viability. Stockpiling of material should be avoided adjacent to residential uses and roadways, to minimize the visual disruption of the landscape; reduction in the size and visibility of existing stockpiles along Martinsburg Pike should also be considered. RESIDENTIAL AND RURAL LAND USES Residential Areas The NELUP contains a mix of historical small lot residential uses, larger rural lots, and suburban residential neighborhoods within a planned community. There are 2,340 acres of the study area that are within the limits of the Urban Development Area (UDA). This area primarily encompasses the existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and a future commercial area. This development is adjacent to the Jordan Springs Elementary School and a future public park. Residential land uses outside the limits of the UDA consist of a mix of historical small lots and larger rural lots. Existing residential uses along Martinsburg Pike are envisioned to transition to commercial areas as the community grows, while residential uses within the Rural Community Centers could evolve and expand should public facilities become available in the future as identified below. Residential land uses outside of the SWSA, UDA and BCC's which are within the study area are envisioned to remain rural in character. Clearbrook-Brucetown and Stephenson Rural Community Centers (RCCA The NELUP study area contains two Rural Community Centers (RCC); The Clearbrook- Brucetown RCC and Stephenson RCC. The Clearbrook-Brucetown RCC is located in the northeastern portion of the study area, east of I-81, north and south of Brucetown Road and along a portion of Sir Johns Road. Brucetown is one of the oldest communities in the County and contains a number of significant historic structures. The Stephenson RCC is located in the eastern/central area of the NELUP study area, east of Martinsburg Pike along Stephenson Road. Stephenson is a 19th century crossroads community which was established with the Winchester and Potomac Railroad in the 1830's. While the commercial elements of the community are no longer present, a number of historic dwellings remain. Northeast Land Use Plan 4 APPENDIX I - AREA PLANS Residential is the predominate land use in the Clearbrook-Brucetown and Stephenson RCC's. It should be recognized that most residential lots in these RCC's are less than one-half acre and contain single family detached housing. These houses are typically located relatively close to the roadways and utilize wells and on-site septic (drainfield) systems. This historic development pattern cannot be accommodated within the existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and requires primary and reserve drainfield areas. Given that the Clearbrook-Brucetown RCC extends to I-81 in close proximity to Exit 321, it should be recognized that viable commercial uses in that area will likely need to meet the needs of interstate travelers as well as the surrounding residents. The NELUP seeks to further define these RCC's and promote future consideration of these unique areas. Future development within these centers should ensure that their historic rural character is retained. Creation of individual small area plans should be considered for these RCC's in the future, should public utilities become available. Defined Rural Areas The NELUP seeks to further define the boundary between the rural and urban areas of the community using the identified limits of the SWSA. Areas planned for more intensive development (with the exception of the existing quarry) are within the limits of the SWSA. Land outside of the SWSA, except as noted above, is planned to remain rural in nature. Significant areas of prime agricultural soil and working farms are located in the western portion of the study area between Welltown Road and the limits of the SWSA. Areas east of the SWSA and outside the limits of the RCC's are also planned to remain rural in nature. The NELUP also identifies significant sensitive natural areas in the southern portion of the study area; this area contains the Red Bud Agricultural and Forestal District. The County should promote the preservation of its rural areas and support future expansions of its Agricultural and Forestal Districts. CORRIDOR DESIGN AND PEDESTRIAN ACCOMMODATIONS A significant corridor appearance buffer is proposed along Martinsburg Pike, similar to what has been established for the Route 50 West corridor in the Round Hill Land Use Plan. This corridor buffer consists of a 50-foot buffer area, landscaping, and bike path. Roadway designs should plan for multi-modal street designs that take all users into consideration. A 10' paved multipurpose path was constructed along the southbound section of Martinsburg Pike, along with the Rutherford Crossing development, and sidewalks are planned for the northbound section. Pedestrian and bicycle accommodations such as sidewalks and bicycle lanes should be provided along all primary and collector roadways within the SWSA. Bike paths or lanes Northeast Land Use Plan 5 APPENDIX I - AREA PLANS should be constructed on the same grade as the adjacent roadway. Intersection accommodations should also include pedestrian refuge islands and pedestrian access signals. Pedestrian and bicycle connections between residential, employment and recreational opportunities such as the 3rd Battle of Winchester trail network should be provided for. Where gaps exist in the pedestrian network, use of state programs such as Transportation Alternatives to address gaps in the system should be considered. TRANSPORTATION In support of the land uses indicated in the NELUP, a transportation network has been proposed which relates to the location and context of proposed land uses, promotes multi- modal transportation choices and walkability, and furthers the efforts of the Win-Fred Metropolitan Planning Organization (MPO). The direct nexus between transportation and land use was made clear throughout this study. As noted in the Transportation Chapter of the Plan, as road projects and development or redevelopment take place, the development and associated transportation facilities should be accessible to all users. Transportation improvements to the interstate, arterial, and collector road systems will contribute to improved levels of service throughout the study area and will shape the land use patterns in the short and long term. The County's Eastern Road Plan and the NELUP identify several significant transportation improvements within the study area boundaries. Within the Eastern Road Plan study area, Martinsburg Pike (Route 11), future Route 37, and I-81 are the key corridors supporting future land uses. The plan calls for improvements to existing roadways and interchanges, new and extended major and minor collector networks and the construction of the Route 37 bypass. Route 37 has long been the County's top priority. The completion of the Route 37 loop around the eastern portion of the County would relieve congestion on numerous local routes that have become congested as the County has grown and would offer relief to I-81. Development applications within the identified corridor right-of-way for Route 37 shall be expected to recognize this area to facilitate future improvements. Improvements at Exit 317 are also critical due to congestion and safety concerns. The realignment of the northbound exit ramp of I-81 onto Route 11 to the location where Redbud Road currently intersects with Route 11 is needed and has recently been awarded funding through the VDOT SmartScale program. This improvement will align the interstate ramps which are currently offset and allow the removal of a signal on Route 11 north. The realignment of Redbud Road to a new intersection with Snowden Bridge Boulevard is also planned. This realignment would reduce congestion and improve safety in this area as well as reduce stacking of traffic at the exit ramps. This ramp realignment will act as an important first phase of the future larger upgrade of Exit 317 to a diverging diamond interchange (DDI). Northeast Land Use Plan 6 APPENDIX I - AREA PLANS A new interchange configuration for Exit 321 has been identified which would split the interchange between Hopewell Road and Cedar Hill Road. This improvement would provide for enhanced access to the interchange and takes advantage of proposed frontage roads planned for this area. As commercial and industrial land uses develop, the widening of Route 11 will become critical. Development applications should identify and preserve the right-of-way necessary to accommodate future widening and provide for improvements identified as necessary to accommodate the development. In addition, as the Snowden Bridge Subdivision continues to develop, the completion of Snowden Bridge Boulevard from Milburn Road to Old Charlestown Road will allow additional entrance and exit opportunities. The close proximity of the intersections of Brucetown Road and Hopewell Road with Route 11 has created conflicts and congestion for the road network in this area. The alignment of the intersections for these two roadways is a necessary improvement for this area. This alignment should be completed prior to the consideration of future development applications which would access this area. Alternatively, it may be appropriate to consider rerouting Hopewell Road east of Exit 321 through the parcel immediately north to intersect Route 11 at a new location further north. This alternative would require additional study and coordination with VDOT and would likely require the closure of the existing Hopewell Road at grade rail crossing. Access Management is a significant priority for the transportation network planned for this study area. Proper access management is key to provide for a safe and efficient transportation network. Furthermore, access management can reduce the need for roadway widening. Access management should be implemented through the following: • Use of frontage roads • Construction and use of planned minor collector roadways • Proper entrance spacing and use of interparcel access points to bring traffic to common access points • Proper traffic signal spacing and locations • Use of medians where appropriate; medians should utilize attractive and consistent treatments While access management is important for all roadways within the study area, primary and major collector roadways are critical. Route 11, in particular, will experience significant growth and redevelopment in the coming years. As this takes place, shared and consolidated entrances will be key in protecting the safety and efficiency of the corridor; this is particularly important as existing smaller lots along corridors redevelop. Roundabouts should continue to be considered as the preference for intersection design, consistent with existing VDOT policy; the use of roundabouts is preferred over signalization of intersections where traffic control is needed. Roundabouts are particularly effective when used in series. The intersection of Old Charlestown Road and Route 11 will be transitioned to a roundabout in the future. Northeast Land Use Plan 7 APPENDIX I - AREA PLANS Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOS) on area roads and overall transportation network, LOS C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOS should be avoided. Future development within the study area should only occur when an acceptable LOS has been achieved and key elements and connections identified in this plan have been provided. It should also be recognized that State and Federal government, as well as private development, will continue to carry the primary responsibility to fund transportation improvements necessary to ensure the future health of the road networks and maintain an acceptable LOC. Development projects which impact planned future roadways, such as Route 37, are expected to preserve these corridor right-of-ways. WATER AND SEWER The NELUP study area contains 7,500 acres within the Sewer and Water Service Area (SWSA), which is the growth boundary that designates the limit of where public water and sewer could be extended if infrastructure and capacity is available. In 2020, the County and Frederick Water examined the boundary of the SWSA for the NELUP study area. Through this effort, adjustments were made to the boundary of the SWSA to include all areas identified for future industrial and commercial uses; these areas are expected to connect to public water and sewer. It must be recognized that the capacity of the sewer system in this area is limited. While Frederick Water and the County will continue to plan for adequate water and sewer capacities in conjunction with the identified future land uses, the development community is expected to work with Frederick Water and provide for the infrastructure necessary to facilitate service. NATURAL RESOURCES, HISTORIC RESOURCES AND COMMUNITY FACILITIES The Natural Resources, Historic Resources, and Community Facilities elements discussed below should directly correlate to and expand upon the applicable chapters of the Comprehensive Plan. The Plan identifies Sensitive Natural Areas which encompass historic, agricultural, and environmental areas. NATURAL RESOURCES The County should continue to identify and support the protection of environmentally sensitive areas. Efforts should focus on the creation of greenways and stream buffers around waterways. Pedestrian facilities should be constructed to facilitate connectivity to other public facilities. Development applications should complete detailed environmental analysis for properties proposed for development which identify significant natural resources. Environmental Northeast Land Use Plan 8 APPENDIX I - AREA PLANS corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. HISTORIC RESOURCES There are several historic structures and sites within the NELUP. Some of these include Kenilworth, the Branson House, Milburn, Byers House, the Milburn Road corridor, and core areas for the Second Battle of Winchester. The NELUP identifies some of these areas with a Sensitive Natural Areas designation; these areas include core battlefields and historic structures. Sensitive Natural Areas along with other historic resources should be buffered from adjacent development activities and preserved in their original condition whenever possible. It should be recognized that the Shenandoah Valley Battlefield Foundation (SVBF) has preserved areas of the Second Battle of Winchester; including portions associated with Stephenson Depot located north and south of McCann's Road. SVBF has also developed a historic trail network south of Redbud Road; future preservation efforts for historic sites and structures should continue to be supported by the County. Development proposals which would impact historic resources should conduct architectural and archaeological surveys. Surveys should identify and evaluate all resources, and structures over 50 years old, and determine their historic significance and context to the surrounding area. Proposals that have historic resources on the property should incorporate the resources into their development and are encouraged to rehabilitate, restore, and investigate adaptive reuses. Historic roadways such as Milburn Road and McCann's Road should be buffered; access via these roadways for future development should be prohibited. COMMUNITY FACILITIES The public facility element of the NELUP should directly correlate to and expand upon the Public Facilities chapter of the Comprehensive Plan. The study area contains two existing elementary schools, two existing park sites, and one future park site. The Clearbrook Volunteer Fire Station is also within the study area. The importance of public spaces and facilities within the study area need-5 to be recognized and incorporated into future development. The development community should work with Frederick County Public Schools, Fire & Rescue, and Parks and Recreation to determine future public facility needs. Northeast Land Use Plan 9 ® Existing Elementary Existing High School Existing Park ', Eastern Road Plan • ♦�•New Major Arterial - O `0 Improved Major Arterial New Minor Arterial Improved Minor Arterial ♦��New Major Collector 0"1116.0 Improved Major Collector •��• New Minor Collector Improved Minor Collector Ramp \/ Roundabout Trails q Brnuk a B, 1—n £Funl commumy`�+ Sreph�nson / 1,// I y>•'�9 y Fural Communlly iiI C•nler r I I I/ '� `, /11111111 J r 3 �• T f._ H' 1►'� „ City of Winchester t _ r�r 49 Ir Area Plan Northeast Frederick r ��•Urban Development Area Sewer and Water Service Area Future Rt 37 BypassLand Use a Land use Legend 1 I Business ®Heavy Industrial Institutional G ,N, � .—i,Industrial �Extracbve Mining Rural Community Center //y��(II}}yy��\\ W{ E a ®Mixed Use Industrial\Office �Residential --OO��NTii''7I`��'�// ®Warehouse Planned Unit Development S The Comprehensive Plan Adopted November 10,2021 n n >c n s i i s Mil— Amended September 27,2023 1 k 2 e� r� f eF�•rai f.or ,.n.if� t � Stephenson r f t I .gam Runt cnmmun ify } confer , SII • 1 i 1 tt:A la' - City of Winchester NortheastArea Plan -.- Plan - Community Facilities Natural and • Urban Development Area Sewer and Water Service Area Future Rt 37 Bypass Resources Facilities Community Facilities Natural Resource&Recreation Areas N Recreation i _ >Sensitive Natural Areas Elementary School - W E � Water Resources Area High School S The Comprehensive Plan Adopted November 30,2021 0 0.25 0.5 1 Miles Amended September 27,2023 w a I e 17 p �r ♦ •i I, I 1 1 \ is + Cl—8—k d B,4.1own;' e� �! Runl Commun"ig� ,' I sl.pn.naan aural comm lry I t s 1% ++ City of �—, Winchester X01 Area Plan - _ %' Northeast Frederick Land Use Plan �i Urhan Development Area Sewer and Water Service Area Future Rt 37 BypassTransportation Map A Eastern Road Plan ,,q Improved Minor Arterial ^I Improved Minor Collector 7V CR •'♦•New Major Arterial +�♦�New Major Collector O-Ns Ramp WE Improved Major Arterial Improved Major Collector Roundabout S New Minor Arterial p1♦o New Minor collector Trails The Comprehensive Plan Adopted November 10,2021 0 0.25 0.5 1 Miles Amended September 27,2023 Clear Brook 6 R/utelown�1 Rural COmmuRlry �a Slcphanson � .,+ y'' Rural CommvnlN I I r I , , I „4 Confer � I �y S \ R ' - n i I yy � City of Winchester ; i Urban Development Area Sewer and Water Service Area • Proposed Lane Divides N °A 4 Lane Limited Access w/ CD Lanes (if required) wE 6 Lane Divided S The Comprehensive Plan 4 Lane Divided Adopted November 10,2021 0 0.25 0.5 1 Miles Amended September 27,2023