PC 04-15-15 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
April 15, 2015
7:00 P.M. CALL TO ORDER TAB
1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting ................................................................ (no tab)
2) March 18, 2015 Minutes .................................................................................................. (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments ................................................................................................... (no tab)
PUBLIC HEARING
5) Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning,
Article V – Planned Development Districts, Part 501 – R4 Residential Planned
Community District, §165-501.03 Permitted Uses. Revision to the Frederick County
Zoning Ordinance to include the OM (Office Manufacturing Park) District to the
permitted uses in the R4 District.
Mrs. Perkins .................................................................................................................... (B)
6) Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning,
Article II Supplementary Use Regulations, Parking, Buffer, and Regulations for
Specific Uses, Part 202 – Off-Street Parking, Loading and Access, §165-202.01 Off-
Street Parking; Parking Lots. Revisions to the Frederick County Zoning Ordinance to
include the use of permeable paving systems for parking lots.
Mrs. Perkins ..................................................................................................................... (C)
-2-
INFORMATION/DISCUSSION ITEMS
7) Master Development Plan #01-15 for Graystone Commerce Center, submitted by
Stowe Engineering, PLC to develop 271.40 acres of land M1 (light Industrial) District
with industrial uses. The subject properties are located on the north side of Redbud Road
(Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route
662), and the south of McCann’s Road (Route 838) in the Stonewall Magisterial District,
and are identified by Property Identification Numbers 43-A-158, 44-A-26, and 44-A-27.
Please note this item is presented for informational purposes only.
Mrs. Perkins ..................................................................................................................... (D)
8) 2035 Comprehensive Plan Update Timeline
Mr. Ruddy ........................................................................................................................ (E)
9) 2015 PC Retreat Summary
Mr. Lawrence .................................................................................................................... (F)
Other
Adjourn
Commonly Used Planning Agenda Terms
Meeting format
Citizen Comments – The portion of the meeting agenda offering an opportunity for the public to provide
comment to the Planning Commission on any items not scheduled as public hearing items.
Public Hearing– A specific type of agenda item, required by State law, which incorporates public comment as a
part of that item prior to Planning Commission or Board of Supervisors action. Public hearings are held for
items such as: Comprehensive Plan policies and amendments; Zoning and Subdivision Ordinance
amendments; and Rezoning and Conditional Use Permit applications. Following the Public Hearing, the
Planning Commission will take action on the item (see below).
Action Item–There are both public hearing and non‐public hearing items on which the Planning Commission
takes action. Depending on the actual item, the Planning Commission may approve, deny, table, or forward a
recommendation to the Board of Supervisors regarding the agenda item. No public comment is accepted
during the Action Item portion of the agenda.
Information/Discussion Item– The portion of the meeting agenda where items are presented to the Planning
Commission for information and discussion. The Planning Commission may offer comments and suggestions,
but does not take action on the agenda item. No public comment is accepted during the
Information/Discussion Item portion of the agenda.
Planning Terminology
Urban Development Area or UDA – The UDA is the county’s urban growth boundary identified in the
Comprehensive Plan in which more intensive forms of residential development will occur. The UDA is an area
of the county where community facilities and public services are more readily available and are provided more
economically.
Sewer and Water Service Area or SWSA – The SWSA is the boundary identified in the Comprehensive Plan in
which public water and sewer is or can be provided. The SWSA is consistent with the UDA in many locations;
however the SWSA may extend beyond the UDA to promote commercial, industrial, and institutional land uses
in area where residential land uses are not desirable.
Land Use – Land Use is the nomenclature which refers to the type of activity which may occur on an area of
land. Common land use categories include: agricultural, residential, commercial, and industrial.
Zoning District ‐ Zoning district refers to a specific geographic area that is subject to land use standards.
Frederick County designates these areas, and establishes policies and ordinances over types of land uses,
density, and lot requirements in each zone. Zoning is the main planning tool of local government to manage
the future development of a community, protect neighborhoods, concentrate retail business and industry, and
channel traffic.
Rezoning – Rezoning is the process by which a property owner seeks to implement or modify the permitted
land use activities on their land. A rezoning changes the permitted land use activities within the categories
listed above under Land Use.
Conditional Use Permit or CUP ‐ A CUP allows special land uses which may be desirable, but are not always
appropriate based on a location and surrounding land uses. The CUP requested use, which is not allowed as a
matter of right within a zoning district, is considered through a public hearing process and usually contains
conditions to minimize any impacts on surrounding properties.
Ordinance Amendment – The process by which the County Code is revised. Often the revisions are the result
of a citizen request with substantial justification supporting the change. Amendments ultimately proceed
through a public hearing prior to the PC forwarding a recommendation to the Board of Supervisors.
County Bodies Involved
Board of Supervisors or BOS ‐ Frederick County is governed by an elected Board of Supervisors composed of
seven members, one from each magisterial district, and one chairman‐at‐large. The Board of Supervisors is the
policy‐making body of the county. Functions of the Board of Supervisors related to planning include making
land use decisions, and establishing growth and development policies.
Planning Commission or PC ‐ The PC is composed of 13 members, two from each magisterial districts and one
at‐large, appointed by the Board of Supervisors. The Planning Commission serves in an advisory capacity to the
Board of Supervisors which then takes final action on all planning, zoning, and land use matters.
Comprehensive Plans and Programs Committee or CPPC – The CPPC is a major committee of the PC whose
primary responsibility is to formulate land use policies that shape the location and timing of development
throughout the County. Included in the work are studies of specific areas to develop guidelines for future land
use within those areas. The CPPC also considers requests for amendments to the Comprehensive Plan.
Decisions by CPPC are then forwarded to the PC for consideration.
Development Review and Regulations Committee or DRRC – The DRRC is the second major committee of the
PC whose primary responsibilities involve the implementation of the Comprehensive Plan in the form of
Zoning and Subdivision ordinance requirements. Requests to amend the ordinances to the DRRC are made by
the Board of Supervisors, Planning Commission, local citizens, businesses, or organizations. DRRC decisions
are also forwarded to the PC for consideration.
A
DRAFT
Frederick County Planning Commission Page 3193
Minutes of March 18, 2015
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on March 18, 2015.
PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice
Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; J.
Stanley Crockett, Stonewall District; Lawrence R. Ambrogi, Shawnee District; Greg L. Unger, Back
Creek District; J. Rhodes Marston, Back Creek District; Charles E. Triplett, Gainesboro District; Kevin
Kenney, Gainesboro District; Christopher M. Mohn, Red Bud District; Charles F. Dunlap, Red Bud
District; Robert Hess, Board of Supervisors Liaison.
ABSENT: H. Paige Manuel, Shawnee District
STAFF PRESENT: Eric R. Lawrence, Planning Director; John Bishop, Deputy Director
Transportation; Mark R. Cheran, Zoning & Subdivision Administrator; Candice E. Perkins, Senior
Planner; David Burke, Zoning Inspector; Kirstin Twardon, GIS Analyst; and Shannon Conner,
Administrative Assistant.
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CALL TO ORDER
Chairman Wilmot called the March 18, 2015, meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Wilmot commenced the meeting by inviting everyone to
join in a moment of silence.
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ADOPTION OF AGENDA
Upon motion made by Commissioner Oates and seconded by Commissioner Crockett, the
Planning Commission unanimously adopted the agenda for this evening’s meeting.
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DRAFT
Frederick County Planning Commission Page 3194
Minutes of March 18, 2015
MINUTES
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the
Planning Commission unanimously adopted the minutes of their February 18, 2015 meeting.
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COMMITTEE REPORTS
Comprehensive Plans Programs Committee (CPPC) – 3/09/15 Mtg.
Commissioner Mohn reported there was a continued discussion regarding the Kernstown
Area Plan.
Frederick County Sanitation Authority (FCSA) – 3/17/15 Mtg.
Commissioner Unger reported total customer base for water is 14,285 and the total for
sanitary is 13,797. The rainfall total for February 2015 was 1.5 inches which was down a little. Water
usage at the Diehl Plant was 2.4 mgd; water usage at the Anderson Plant was 1.8 mgd; 1.1 mgd was
purchased from the City. The daily average use is 4.2 mgd which has increased slightly. The elevation at
the Diehl Plant dropped approximately 5 feet to 645 and the Anderson Plant elevation remained the same.
Mr. Unger noted numerous leaks were discovered and repaired thus reflecting a 2% water loss compared
to previous months ranging from 10-13%. He also noted the test well at Lake Frederick is moving
forward and drilling equipment is in place.
Historical Resources Advisory Board (HRAB) – 3/17/15 Mtg.
Chairman Wilmot reported the HRAB recommended two rezonings for approval with
conditions: the McCann Slaughter Properties located on Martinsburg Pike and Old Charlestown Road;
and the Blackburn Property located on Apple Valley Road.
Winchester Planning Commission – 3/17/15 Mtg.
Commissioner Loring reported at their meeting there was one site plan review which was
a minor renovation. The second half of their annual retreat was conducted at the meeting as well.
DRAFT
Frederick County Planning Commission Page 3195
Minutes of March 18, 2015
Board of Supervisors Report – 2/25/15 and 3/11/15 Mtgs.
Board of Supervisors’ Liaison, Supervisor Robert Hess, reported the Board of
Supervisors met on February 25, 2015 at which time a Public Hearing was held regarding the Capital
Improvements Plan (CIP) and was approved. Also approved following a Public Hearing was the CPPA
#01-14, Blain Properties Sewer and Water Service Area (SWSA) inclusion.
At the March 11, 2015 meeting Mr. Hess reported a request was approved by the Board
of Supervisors from the applicant of REZ #05-14 CB Ventures, LLC to postpone the rezoning to a later
date in order to give the applicant and the adjacent property owners’ additional opportunity to discuss the
request. Mr. Hess also reported discussion resumed from two previous postponements on REZ #02-14
Heritage Commons LLC. He noted after a lengthy discussion the Board of Supervisors voted to
disapprove this rezoning request.
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Citizen Comments
Chairman Wilmot called for citizen comments on any subject not currently on the
Planning Commission’s agenda or any item that is solely a discussion item for the Commission . No one
came forward and Chairman Wilmot closed the citizen comments portion of the meeting.
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PUBLIC HEARING
Discontinuance and Abandonment – Gold Orchard Road (Route 708) – This is a proposal to
abandon Gold Orchard Road (Route 708), from .02 miles north of Carpers Pike (Route 259), until
the end of State Maintenance, per §33.1-151, Code of Virginia, 1950, as amended.
Action – Recommend Approval
Commissioner Oates and Commissioner Kenny said they would abstain from all
discussion on this item due to a possible conflict of interest.
Deputy Director Transportation, John Bishop reported over time the majority of
properties fronting Gold Orchard Road (Route 708) have come under the ownership of one individual,
Mr. Cordell Watt. Mr. Bishop noted that Mr. Watt is attempting to secure his property which cannot be
accomplished due to the road running through th e center of the property and the road dead ends as well.
Mr. Bishop also noted the Transportation Committee considered this request on January 26, 2015 at
which time approval was recommended.
Upon motion made by Commissioner Unger and seconded by Commissioner Thomas
DRAFT
Frederick County Planning Commission Page 3196
Minutes of March 18, 2015
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Discontinuance and Abandonment of Gold Orchard Road (Route 708), from .02 miles north
of Carpers Pike (Route 259), until the end of State Maintenance, per §33.1-151, Code of Virginia, 1950,
as amended.
(Note: Commissioner Manuel was absent from the meeting.)
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OTHER
Cancelation of the regular meeting on April 1, 2015
Chairman Wilmot announced there were no pending items for the Planning
Commission’s April 1, 2015 meeting.
A motion was made by Commissioner Thomas to cancel the April 1, 2015 meeting of the
Planning Commission. This motion was seconded by Commissioner Crockett and unanimously passed.
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ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner Oates to adjourn
the meeting. This motion was seconded by Commissioner Molden and unanimously passed. The
meeting adjourned at 7:15 p.m.
Respectfully submitted,
____________________________
June M. Wilmot, Chairman
____________________________
Eric R. Lawrence, Secretary
B
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, Senior Planner
SUBJECT: Public Hearing- Addition of the OM District to the R4 District Permitted Uses
DATE: March 31, 2015
Staff has prepared a revision to the Zoning Ordinance to include the OM (OM Office-
Manufacturing Park) Zoning District in the permitted uses list of the R4 (Residential Planned
Community) Zoning District. Currently the R4 allows RP, B1, B2, B3 and M1 Zoning Districts as
permitted uses. All uses proposed within an R4 community must be specified at the rezoning
stage and approved on a Master Development Plan.
Staff has included a minor ordinance amendment that includes the OM District in the permitted
use list within the R4 District.
The DRRC discussed this item at their January 2015 meeting; the committee agreed with the
addition and sent the item forward for review by the Planning Commission. The Plan ning
Commission discussed this item at their February 18, 2015 meeting; and agreed with the
changes and sent the item forward for review by the Board of Supervisors. The Board of
Supervisors discussed the request at their March 11, 2015 meeting; the Board sent the item
forward for public hearing.
The attached document shows the existing ordinance with the proposed changes. This item is
presented for public hearing. A recommendation from the Planning Commission on this
proposed Zoning Ordinance text amendment is sought. Please contact me if you have any
questions.
Attachment: 1. Revised ordinance with additions shown in bold underlined italics.
CEP/pd
Attachment 1
OM District
Chapter 165
ARTICLE V - PLANNED DEVELOPMENT DISTRICTS
Part 501 – R4 Residential Planned Community District
§ 165-501.01 Intent.
The intention of the Residential Planned Community District is to provide for a mixture of housing types
and uses within a carefully planned setting. All land to be contained within the Residential Planned
Community District shall be included within an approved master development plan. The layout, phasing,
density and intensity of development is determined through the final approval of the master
development plan by the County. Special care is taken in the approval of the master development plan
to ensure that the uses on the land are arranged to provide for compatibility of uses, to provide
environmental protection and to avoid adverse impacts on surrounding properties and facilities. The
district is intended to create new neighborhoods with an appropriate balance between residential,
employment and service uses. Innovative design is encouraged. Special care is taken in the approval of
R4 developments to ensure that necessary facilities, roads and improvements are available or provided
to support the R4 development. Planned community developments shall only be approved in
conformance with the policies in the Comprehensive Plan.
§ 165-501.02 Rezoning procedure.
In order to have land rezoned to the R4 District, a master development plan, meeting all requirements
of Article VIII of this chapter, shall be submitted with the rezoning application. The rezoning shall be
reviewed and approved following the rezoning procedures described by this chapter, including
procedures for impact analysis and conditional zoning. In adopting the rezoning, the master
development plan submitted will be accepted as a condition proffered for the rezoning. The master
development plan review procedures described by Article VIII must also be completed concurrently with
or following the consideration of the rezoning.
A. Impact analysis. Impact analysis, as required by this chapter, shall be used to evaluate all potential
impacts, including impacts on surrounding lands, the environment and on public facilities and
services.
B. Land dedication. Land shall be dedicated in planned community developments for roads and facilities
necessary to serve the development as described by the Comprehensive Plan, the Capital
Improvements Program and adopted road improvement programs.
C. Addition of land. The Board of Supervisors may approve the addition of land to an approved planned
community through the procedures set forth in this chapter for the original approval of a planned
community development.
Attachment 1
OM District
§ 165-501.03 Permitted uses.
All uses are allowed in the R4 Residential Planned Community District that are allowed in the following
zoning districts:
RP Residential Performance District
B1 Neighborhood Business District
B2 Business General District
B3 Industrial Transition District
OM OM Office-Manufacturing Park District
M1 Light Industrial District
C
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, Senior Planner
SUBJECT: Public Hearing - Permeable Paving Systems for Parking Lots
DATE: March 31, 2015
Staff has received a request to revise the Frederick County Zoning Ordinance to allow the use of
permeable paving systems for the construction of parking areas within all zoning districts. This
request is due to the new stormwater regulations and the need for additional options for
dealing with stormwater onsite. Currently the ordinance only allows for their use within
overflow parking areas.
Staff has prepared a revision that would move the option for permeable paving systems out of
the section for overflow parking areas and into the area for allowed surface materials.
The DRRC discussed this item at their January 2015 meeting; the committee agreed with the
revision and sent the item forward for review by the Planning Commission. The Planning
Commission discussed this item at their February 18, 2015 meeting; and agreed with the
changes and sent the item forward for review by the Board of Supervisors. The Board of
Supervisors discussed the request at their March 11, 2015 meeting; the Board sent the item
forward for public hearing with minor changes.
The attached document shows the existing ordinance with the proposed changes. This item is
presented for public hearing. A recommendation from the Planning Commission on this
proposed Zoning Ordinance text amendment is sought. Please contact me if you have any
questions.
Attachments: 1. Revised ordinance with additions shown in bold underlined italics.
CEP/pd
Attachment 1
Permeable Pavers
Chapter 165- Zoning
Article II
SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES
Part 202 – Off-Street Parking, Loading and Access
§ 165-202.01 Off-street parking; parking lots.
Off-street parking shall be provided on every lot or parcel on which any use is established according to
the requirements of this section. This section is intended to ensure that parking is provided on the lots
to be developed and to ensure that excess parking in public street rights-of-way does not interfere with
traffic.
D. Parking lots. Parking spaces shared by more than one dwelling or use, required for any use in
the business or industrial zoning district or required for any institutional, commercial or
industrial use in any zoning district shall meet the following requirements:
(1) Surface materials. In the RP Residential Performance District, the R4 Residential Planned
Community District, the R5 Residential Recreational Community District, the MH1 Mobile
Home Community District, the B1 Neighborhood Business District, the B2 Business General
District, the B3 Industrial Transition District, the OM Office-Manufacturing Park District, the
M1 Light Industrial District, the M2 Industrial General District MS Medical Support District,
RA (Rural Areas) District and the HE (Higher Education) District, parking lots shall be paved
with concrete, bituminous concrete, or similar materials.
(2) Such surface materials shall provide a durable, dust and gravel-free, hard surface.
a. The Zoning Administrator may allow for the use of other hard-surface materials for
parcels located outside of the Sewer and Water Service Area if the site plan
provides for effective stormwater management and efficient maintenance. In such
cases, parking lots shall be paved with a minimum of double prime-and-seal
treatment or an equivalent surface.
b. In the RA (Rural Areas) District parking lots with (10) or fewer spaces shall be
permitted to utilize gravel surfaces.
c. Reinforced grass systems, permeable paving systems, or other suitable materials
may be used for overflow parking areas, low volume access ways in all Zoning
Districts and for agricultural uses in the RA (Rural Areas) District. Parking areas
utilizing these materials shall have defined travel aisles and designated parking
bays. These materials shall only be utilized with approval of the Frederick County
Zoning Administrator and the Director of Public Works.
d. The Zoning Administrator may approve alternative surface materials for parking
lots for parcels located inside of the Sewer and Service Area when necessary to
implement low impact development design and where approved by the Director of
Public Works; such materials may include but are not limited to perm eable paving
systems.
D
MASTER DEVELOPMENT PLAN #01-15
Graystone Commerce Center
Staff Report for the Planning Commission
Prepared: March 31, 2015
Staff Contact: Candice E. Perkins, AICP, Senior Planner
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 04/15/15 Pending
Board of Supervisors: 04/22/15 Pending
PROPOSAL: To develop 271.40 acres zoned M1 (Light Industrial) District with industrial land uses.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 43-A-158, 44-A-26, and 44-A-27
LOCATION: The properties are located on the north side of Redbud Road (Rt. 661), the east side of
the CSX Railroad, the west side of Milburn Road (Rt. 662), and the south side of McCanns Road (Rt.
838).
PROPERTY ZONING & PRESENT USE:
Zoned: M1 Use: Undeveloped
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: RA (Rural Areas) Use: Agricultural/Vacant
South: RA (Rural Areas) Use: Agricultural/Residential/Historic
East: RA (Rural Areas) Use: Agricultural (Agricultural District)
R4 (Residential Planned Community) Vacant (Snowden Bridge)
West: RA (Rural Areas) Use: Agricultural/Vacant
M1 (Light Industrial) Industrial/Vacant
STAFF CONCLUSIONS FOR THE 04/15/15 PLANNING COMMISSION MEETING:
The Master Development Plan for the Graystone Commerce Center depicts appropriate land uses and
appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning
Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in
conformance with the proffers for Rezoning #03-12. All of the issues brought forth by the Planning
Commission should be appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to proceed to approval of the application.
MDP #01-15Graystone Commerce Center
March 31, 2015
Page 2
REVIEW EVALUATIONS:
Virginia Department of Transportation: We have reviewed the Preliminary Master Development
Plan for Graystone Commerce Center dated February 18, 2015 and we offer the following comment:
VDOT is currently in the preliminary engineering stage for designing the relocation of Redbud
Road to connect to Snowden Bridge Boulevard. At this time, the ultimate alignment of Redbud
Road has not been determined and may differ from what is proposed on the above-referenced
MDP.
Frederick County Fire Marshal: Plan approved.
Frederick County Public Works: Plan approved
Frederick County Inspections: Any removal or demolition of existing structures shall have an
asbestos inspection/abatement and require demolition permit. Additional comments shall be made at the
site plan submittal phase.
Frederick County Sanitation Authority: Please see attached letter dated February 26, 2015, Uwe E.
Weindel, PE.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, Board of
Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
B) Site History
The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the
subject parcels as being zoned A-2 (Agricultural General). The County’s agricultural zoning
districts were combined to form the RA (Rural Areas) District upon adoption of an amendment
to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the
zoning map resulted in the re-mapping of the subject properties and all other A-1 and A-2 zoned
land to the RA District. The subject properties were rezoned with proffers to the M1 District
with Rezoning #09-09 and a proffer revision was approved with Rezoning #03-12.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
MDP #01-15Graystone Commerce Center
March 31, 2015
Page 3
The 2030 Comprehensive Plan is an official public document that serves as the community's
guide for making decisions regarding development, preservation, public facilities and other key
components of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
Land Use Compatibility:
The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that this
property is planned for industrial land uses. The parcels comprising this MDP application are
also located within the County’s Sewer and Water Service Area (SWSA).
Site Access and Transportation:
Access to this site will be via a connection to Snowden Bridge Boulevard that would align with
an access point already approved with the North Stephenson, Inc., rezoning application. The
initial segment of Snowden Bridge Boulevard has been constructed and aligns at a signalized
intersection of Martinsburg Pike across from the Rutherford Crossing Shopping Center. The
MDP shows the location of Snowden Bridge Boulevard that runs through the property, along
with the three access points proposed on the road, the Route 37 corridor area, and the proffered
area for the relocation of Redbud Road.
Per the proffers, the applicant has proffered a 350’ Route 37 corridor study area and an area for
an 800’ wide interchange. This study area is available for eight years following the rezoning
approval (revised in 2012); the purpose of the study area is to give “Frederick County with an
opportunity to determine a final alignment for Route 37 throughout the limits of the Property
through the final engineering design sufficient for this purpose”. Following the determination of
the final alignment, the applicant shall dedicate the right-of-way to Frederick County. Should the
final alignment not be made within the eight year timeframe, the applicant may extend the
timeframe or dedicate a 225’ wide right-of-way dedication for Route 37.
Direct access is prohibited (except for emergency services) on Milburn Road, Redbud Road and
McCann’s Road.
Snowden Bridge Boulevard through the Graystone property shall be a public street, however; per
the proffers, the internal streets shall be private and their locations shall be determined at the site
plan stage.
STAFF CONCLUSIONS FOR THE 04/15/15 PLANNING COMMISSION MEETING:
The Master Development Plan for the Graystone Commerce Center depicts appropriate land uses and
appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning
Ordinance, and this MDP is in a form that is administrati vely approvable. The MDP is also in
conformance with the proffers for Rezoning #03-12. All of the issues brought forth by the Planning
Commission should be appropriately addressed by the applicant.
MDP #01-15Graystone Commerce Center
March 31, 2015
Page 4
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to proceed to approval of the application.
THIRD WINCHESTERBATTLEFIELDSubdivision
GRUBERSubdivision
HUNTSBERRYSubdivision
SNOWDENBRIDGESubdivision
RUTHERFORDSFARMSubdivision
MILBURNSUBDIVISIONSubdivision
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43 A100G
43 A 102
43 A 106
43 A 108
43 A112A
43 A 118
43 A120
43 A 127
43 A 130
43 A132B43 A134B43 A 136
43 A 138
43 A 142
43 A 147
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43 A 151
43 A 156
43C 3 2
43C 3 3
43C 3 8A
44 A 17
44 A 25B
44 A 27
44 A 28
44 A 28B
44 A 28D
54 A 86
55 A 1A
43 A 98A
43 A 99
43 A100F
43 A100J
43 A100L
43 A 103
43 A 105
43 A 119
43 A 121
43 A 123
43 A 128
43 A134A
43 A 135
43 A 139
43 A 140
43 A 143
43 A 144
43 A 148
43 A 150
43 A 152
43C 2 1
43C 2 3
43C 3 9
43C 5 15
44 A 23
44 A 25
44 A 25A
44 A 26
44 A 28H
44 A 28I
44 A 40
54 A 88
54 A 88A 55 A 6
43 A 98 43 A 99A
43 A 100
43 A100A
43 A100C
43 A100E
43 A100I
43 A100K
43 A 104
43 A107
43 A 109
43 A113
43 A 122
43 A 125
43 A 129
43 A 134
43 A 145
43 A 154 43 A155
43C 3 4
43C 3 543C 3 6
43C 5 17
44 A 21
44 A 22
44 A 28A
44 A 28C
54 A 89C 55 A 2
55 A 3A
55 A 3E
43 A100B
43 A100H
43 A 11043 A 111
43 A 112
43 A 112B
43 A 11543 A 116
43 A 133
43 A 137
43 A 141
43 A 146
43 A 157
43 A 158
43 A 159 43 A159A
43C 1 B
43C 2 2
43C 6 A
44 A 19 44 A 20
44 A 24
44 A 29
44 8 5
44D 1 244D 2 344D 2 5
44 8 3
44 8 4
44 8 6
44D 1 1
44D 2 4
44D 3 744D3 8
44 A 28E
44 A 28F
44 A 28G
44 A 30
44 A 31A
44 8 7
Applications
Parcels
Future Rt 37 Bypass
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 Winchester, Virginia 22601-5000
MEMORANDUM
TO: Planning Commission
FROM: Michael T. Ruddy, AICP, Deputy Director
RE: 2030 Comprehensive Plan 5-year Update Schedule
DATE: April 1, 2015
The Frederick County Planning Commission and the Comprehensive Plans and Programs
Committee (CPPC) will be undertaking the 5-year review and update of the 2030
Comprehensive Plan over the next 12 months. It is the goal to complete the update by this
time next year, spring 2016.
To assist in achieving this targeted goal, the following three-phase approach to the
schedule outline is provided for your information.
Phase 1.
July/August/September – CPPC review and update of Appendix II; Background
Analyses and Supporting Studies.
Overview & Demographic Analysis (July)
Economic Analysis (August)
Land Use Analysis; including SWSA needs analysis with FCSA
strategies, and C&I analysis of the 25/75 Ratio throughout the County
(September)
During each of the above months, Staff will prepare a draft update to the relevant
parts of Appendix II and present them to the CPPC for their review and
endorsement during the corresponding month.
This phase of the Update is to be completed by September 30, 2015.
Phase 2.
October/November/December – CPPC and Blue Ribbon Group review and
update of key sections of the Plan, including;
Residential Development, Business Development, Transportation, and
Natural Resources, Historical Resources, and Public Facilities.
Memo: 2030 Comprehensive Plan 5-year Update Schedule
April 1, 2015
Page 2.
During this Phase, Staff will work with the Blue Ribbon Panel to evaluate and
update the above elements of the plan to ensure that the plan is accurate and
relevant, and proactive in its approach to meeting the future needs of the
Community. The Blue Ribbon Panel will be made up of community members, in a
similar approach to how the 2030 Plan was created. At the conclusion of this
phase, a draft version of the 2030 Comprehensive Plan will be available.
This phase of the Update is to be completed by December 31, 2015.
Phase 3.
January/February – Planning Commission Review of 2035 Update, followed by
Board of Supervisors direction to move forward with additional public outreach.
March – Community Meetings
April/May – Public Hearing Process and Approval
Please contact me if you have any questions or would like to provide additional input.
MTR/dlw
F
2015 Frederick County Planning Commission Annual Retreat
Meeting Summary
Frederick County Board Room, Winchester VA
Wednesday March 18, 2015
Meeting Attendees:
Planning Commissioners Present: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice
Chairman/Opequon District; Greg L. Unger, Back Creek District; J. Rhodes Marston, Back Creek District;
Lawrence R. Ambrogi, Shawnee District; Gary R. Oates, Stonewall District; J. Stanley Crockett, Stonewall
District; Charles E. Triplett, Gainesboro District; Kevin Kenney, Gainesboro District; Christopher M.
Mohn, Red Bud District; Charles F. Dunlap, Red Bud District; Robert S. Molden, Opequon District.
Board of Supervisors Present: Charles S. DeHaven Jr., Stonewall District; Robert Hess, Gainesboro
District; Gary Lofton, Back Creek District.
Other Guest/Attendees: Mark Loring, City of Winchester; Patrick Barker, Executive Director, Frederick
County Economic Development Authority.
Planning Staff Present: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Director - Land
Use; John A. Bishop, Deputy Director - Transportation; Mark R. Cheran, Zoning and Subdivision
Administrator; Candice E. Perkins, Senior Planner; Kirstin N. Twardon, GIS Analyst; and Shannon L.
Conner, Administrative Assistant.
State of Development in the Community
Overview:
The national economy appears to be headed in a positive direction as it slowly recovers from the
recession of the past decade. Frederick County’s economy is following suit, and possibly is healthier
than the majority of communities throughout the commonwealth. The Planning Commission will review
development activity from the past few years, project future development trends, and discuss policies
that are/should be in place to accommodate growth over the next 5-10 years. The Planning Commission
should ask itself: Are we prepared to properly manage this projected growth?
Materials and statistics discussed were barometers indicating how healthy our local economy is. The
future of residential, commercial, and industrial growth in the community and how we might prepare to
accommodate this growth was also discussed. An overview of the positive and negative fiscal impacts of
growth was provided. Key points include:
July 1, 2014 population estimate of 82,059 – 4.8% change since 2010 census (state average
4.1%)
Based on population estimates – Virginia is the 13th largest county in Virginia
New residential lot creation has increased significantly in 2014; up 70% over previous year now
at 374 new residential lots created
2014 was a healthy year for residential construction – 454 permits issued, 40% higher than 2011
New home sale prices are increasing
Where are houses being constructed? 68% of new residential permits within the UDA
70% of new residential construction will be within the UDA (5 year projection)
2,500 SF/TH projected to be constructed in the UDA
Does Student Generator Ratio (SGR) matter? Yes, based on Development Impact Model (DIM)
Development Impact Model (DIM)
o Utilized to project fiscal impacts on capital facilities during rezoning process
o Designed to also look at entire picture
o DIM is a Direct economic model
o The building community prefers to use In-Direct modeling
Direct Modeling – we use and is fiscally conservative, considers personal property and real
estate tax rate
In-Direct Modeling – move liberal in its projections, considers all; projected tax, contributions,
groceries, gas, food, etc…
Do residential uses pay their way? Typically not
Students are largest reason for fiscal impacts from residential uses
If residential uses create negative fiscal impacts how are these offset? Through land use
planning and the promotion of C/I (commercial/industrial)
Maintaining/respecting the C/I in the Comprehensive Plan is vital. Efforts should be exercised to
avoid losing C/I to residential land uses.
Economic Development Presentation:
How do we get from Good to Great?
The good over the past 3 years
o $296 million in new capital investments
o Over 1,220 new jobs
Where does this place Frederick County among Virginia localities – Top 10%
What is the economic outlook for 2015 – top tier in Virginia
Getting to Great
What are the driving factors Frederick County can proactively influence?
o Skilled labor
o Incentives
o Availability of land
o Expedited or fast track permitting
Turn key business sites with minimal risk
o Contiguous land bays
o Access
o Utilities
Green Energy Facility
o What is needed to maximize this? WATER
Targeted businesses – annual net revenue key factor
Discussion/Responses:
Is there anything in sight for more land coming available? Not at this point, need to be
consistent and solid with land use plan
Have any industries steered away from Frederick County because of the water issue? The
Regional Commission continues to discuss the need for a water study therefore we need to
work together with surrounding communities to accomplish this
Are we prepared to manage the projected growth?
o Not proactively moving toward the 75% residential/25% commercial and industrial
o Need a plan on how to make Frederick County more attractive
o Stigma that we are reactive rather than proactive
o Infrastructure continues to be an issue – water and roads need to be in place to attract
new industry
Transportation and fees associated with it continues to be an obstacle
Agency comments take a long time to receive back for rezonings, would like to see EDA involved
in this process at some point
Industrial takes years to see a return rather than residential that shows a much quicker return –
need to come to common ground on this
Commission Operations
Overview:
The Planning Commission has always encouraged improvement to the operations of the Planning
Commission’s business, with an emphasis on improving efficiency, knowledge sharing, public outreach,
use of technology, and decision making. The Planning Commission discussed existing policies and
processes utilized in how it conducts business and promote community participation.
Application Process/Materials
Goal to improve efficiency
o Communication between PC, staff, and applicant
o Explanation/Review of applicant’s proposal
Time to standardize readiness for PC review
o Recently reviewed proffer deadlines
o Get rest in order so that everyone knows what the rules are
o Client, engineer, lawyers will know when the application is ready for review by the PC
Application clarifications
o If it does not meet the requirements it will not be processed
o Need agency reviews and applicant response
Staff report/agenda package flow
o Summary of still outstanding issues prepared by staff
o Summary of changes to application by applicant (prepared by staff)
o Staff report written (and subsequently not modified, or date changed)
o Response by applicant to staff summary letter, listing each item and providing response
which can be concurrence, modification, or different opinion and why
o Summary letter by staff to applicant of application items needing attention
o Application
Reshape Communications with the Public
Use technology for advertisements/input
o Constantly changes
o Not everyone has it
Continue to use local media
Web information/video
Channel 16 text/video
No-Meeting Meetings
Development consultants
Use for preliminary idea development
Utilize technology to promote community involvement at a project’s onset
Accommodate more citizen participation
o Work around individual schedules not ours
Implementing the use of technology should expand to community involvement and valuable
participation
Staff Briefings
Utilize Briefing Sessions more frequently when there are no agenda items scheduled
Discussion/Responses:
Applications need to provide more detail of what exactly the applicant may have in mind for the
property, this would be helpful in making decisions and would speed up the process, possibly
incorporate a Generalized Development Plan
Keep the staff report simple – applicant did or did not meet suggested requirements
Must do a better job communicating with the public County wide
Possibly include map in advertisements
Press release may be possible to include a map
Word of mouth goes a long way
Need citizens to participate and get involved
Get young people involved, setting meeting times will not be successful, like to do it on their
own time
Set up committee, possibly something web based or technologically accomplished
Post applications online and available for comments
Comprehensive Planning
Overview:
The Planning Commission discussed the currently ongoing Kernstown Area Plan study, as well as
discussed the process to undertake updating the 2030 Comprehensive Plan by July 2016. The Code of
Virginia, 15.2-2230, states “At least once every five years the comprehensive plan shall be reviewed by
the local planning commission to determine whether it is advisable to amend the plan”. The 2030
Comprehensive Plan was adopted July 14, 2011, so it would be appropriate to have completed this
state-mandated review, and have recommendations for action by the Board in July 2016.
The Kernstown Area Plan looks to update/renew/expand the land use and transportation plans for the
Kernstown area, generally located along Route 11, south of the City of Winchester and North of the
Town of Stephens City, and west of I-81. This effort will utilize the previously adopted area plans
(Southern Frederick Land Use Plan and Route 11 South Corridor Plan) as a basis to build upon and would
integrate the C/I opportunities and the areas of mixed use with future transportation plans.
The efforts of this study discussed included the draft mapping and the approach to the Historic
Resources, Natural Resources, and Community Facilities portion of the Kernstown Area Plan. Maps
provided were aerial, current land use, transportation with trails, and historic and natural resources
map. Key points presented were:
Land Use:
Urban Areas/Rural Areas further defined
C/I emphasis
Limited new residential
Potential Neighborhood Village within the existing UDA
Transportation:
Complete streets
Route 11 design split North/South of Shady Elm Drive
Road adjustment in rural areas west of Bartonsville – emphasis on Renaissance Drive and
east/west road north of Stephens City
Historical Resources, Natural Resources, and Community Facilities:
Currently working with local high school students to create a plan/project for this – currently
finished phase 1
Presented an overview/update of the 2030 Comprehensive Plan including these key notes:
Use of No-meetings, committee meetings, and Commission Briefing sessions
Incorporate all updates and revisions since July 2011
Analysis and update of Comprehensive Plan elements such as
o SWSA and FCSA coordination
Discussion/Responses:
The 2030 Comprehensive Plan needs to be reviewed and the proper adjustments made
A lot of things have happened since the adoption of the plan and it needs to be refreshed
Ongoing concern with FCSA, often no comments are supplied, need to be a more integral part of
the process
Comprehensive Plans and Programs Committee needs representative from FCVA such as a
Planner
More specific comments from FCSA, seem to be missing the planning step
Comprehensive Plan needs to show/reflect major water sources
Point taken that FCSA involvement needs to be elevated
Establish a base point, see what has been implemented, what has been handled, and what’s
hanging in the balance
Recruitment for committees
Planning Activity Accomplishments in 2014 and Projects for 2015
Overview:
This session offered an overview of the more significant planning and development activities of the past
year, some pending planning projects that are still in development stages, and a window into activities
the Planning Commission will see in 2015. The Planning Commission had an opportunity to identify
additional planning projects that should be undertaken in 2015. Planning projects ongoing and new
include:
Long Range Planning Projects:
2030 Comprehensive Plan “five year review”:
Update of Appendix II – background analyses and supporting studies for the anticipated 2035
Comprehensive Plan
Establish a review process that incorporates key community stakeholders in the planning
process
Provide a series of recommended updates for policies contained within the plan
o Improve coordination between Comprehensive Plan and the future infrastructure
requirements of sewer and water
Finalize the development of the Urban Center design plans:
Endorse the detailed land use studies and creative design plans for the selected Urban Centers
which are identified in the area plans
Kernstown Area Plan:
Update/renew/expand the land use and transportation plans for the Kernstown area
Develop Rural Village Plans:
Conduct land use studies and plans for the defined Rural Village
Will evaluate opportunities for enhancements to the existing Rural Village, which could include
TDR receiving areas and public utilities
Areas include Gainesboro Rural Village and Albin Rural Village
Evaluate and implement Affordable/Workforce Housing initiatives:
Evaluate the need for a program and requirements in development proposals
Could evaluate how such a program could be incorporated and the projected need in our
community
Comprehensive Plan Update:
Very important part in the upcoming year
Current Planning Projects:
Inclusion of Farm Breweries per the Code of Virginia and the desire to include distilleries
Revisit the commercial and industrial conversion from the SIC (Standard Industrial Classification)
to the NAICS (North American Industrial Classification System)
Develop design standards for commercial corridors within the county, primarily those leading
into Winchester
Develop a new residential district for the Rural Community Centers (RCC’s)
Revised Homeowner’s association ordinance
Transportation Planning Projects:
County Managed Road Construction Program, how can we be more efficient and make sure we
are doing the best we can
Further the planning, design, right-of-way acquisition and construction of Route 37
Ongoing monitoring and review of Route 37 right-of-way needs to include research of
opportunities to preserve right-of-way while working with property owners to allow
development
Update the Eastern Road Plan (on TC agenda)
Create a listing of top areas of safety concerns (on TC agenda)
Investigate creation of a quantitative process for project priority setting
Data gathering and maintenance
More focus put on freight
Discussion/Responses:
Is there more support now for NAICS? This is an ongoing process, a thought is to use categories
to make this conversion more simple, appreciate all input
How is the Round Hill Land Use Plan different from the other Rural Community Center Plans?
Uncertain as Round Hill is the first of its kind, if it works then test it on others
Some of the Homeowners Associations have stringent guidelines, possibly develop a policy
manual or some type of brochure as guidance
Need to do a better job selecting our partners in regards to Transportation
Missing opportunities with freight, Route 522 not being utilized to its potential
Time is “right” for focusing on freight and it’s benefits to the County
Is it difficult for everyone in Virginia to tap into VDOT funds? Always been difficult in this area