PC 06-17-15 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
June 17, 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) May 6, 2015 Minutes ...................................................................................................... (A)
3) Committee Reports .................................................................................................. (no tab)
4) Citizen Comments ................................................................................................... (no tab)
ACTION ITEM
5) Conditional Use Permit #01-15 for Blue Ridge Youth Soccer Association, for a
Commercial Outdoor Recreation Facility. The properties are located east of the City of
Winchester, on the west side of US Highway 50/17, at the southeastern corner of the
intersection of Route 50/17 and with West Parkins Mill Road (Route 644). The properties
are identified with Property Identification Numbers 77-A-26A and 77-A-26B in the
Shawnee Magisterial District.
Mrs. Perkins ..................................................................................................................... (B)
INFORMATION/DISCUSSION
6) Kernstown Area Plan – A proposed amendment to the 2030 Comprehensive Plan;
Appendix I – Area Plans. The Kernstown Area Plan looks to update, renew, and expand the
land use and transportation plans for the Kernstown area. The study area is generally located
along Route 11, south of the City of Winchester, and north of the Town of Stephens City, and
west of I-81. The Kernstown Area Plan builds on the Route 11 South Corridor Plan, and the
balance of the Southern Frederick Plan which was adopted in 1998, by incorporating the
western portion of this plan into the Kernstown Area Plan. This Draft Plan is reflective of the
work of a number of citizen volunteers who have previously worked on updating the
County’s Area Plans, the input of the Comprehensive Plans and Programs Committee, and
public input received through the process. We would like to provide the Planning
Commission with a review of the study and the draft work that has been completed to date.
Mr. Ruddy ........................................................................................................................ (C)
-2-
7) Conservation Easement Authority Video
Mr. Lawrence ................................................................................................................... (D)
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
Frederick County Planning Commission Page 3203
Minutes of May 6, 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 May 6, 2015.
PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice
Chairman/Opequon District; Gary R. Oates, Stonewall District; J. Stanley Crockett, Stonewall District;
Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; J. Rhodes Marston, Back
Creek District; Greg L. Unger, Back Creek District; Kevin Kenney, Gainesboro District; Christopher M.
Mohn, Red Bud District; Charles F. Dunlap, Red Bud District: Roderick B. Williams, County Attorney;
Robert Hess, Board of Supervisors Liaison; Mark Loring, City of Winchester Liaison.
ABSENT: Charles E. Triplett, Gainesboro District; Robert S. Molden, Opequon District
STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Director; John A.
Bishop, Deputy Director-Transportation; Candice E. Perkins, Senior Planner; and Shannon L. Conner,
Administrative Assistant.
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CALL TO ORDER
Chairman Wilmot called the May 6, 2015 meeting of the Frederick County Planning
Commission to order at 7:05 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 Dunlap, the
Planning Commission unanimously adopted the agenda with revisions for this evening’s meeting.
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MINUTES
Upon motion made by Commissioner Oates and seconded by Commissioner Crockett, the
Planning Commission unanimously adopted the minutes of their April 15, 2015 meeting.
Frederick County Planning Commission Page 3204
Minutes of May 6, 2015
COMMITTEE REPORTS
Frederick County Sanitation Authority (FCSA) – 4/21/15
Commissioner Unger reported total customer base for water is 14,348 and the total for
sanitary is 13,860. The rainfall total for March was 2.96 inches which is up and better than average for
the year. Water usage at the Diehl Plant was 2.2 mgd; water usage at the Anderson Plant was 1.8 mgd;
1.4 mgd was purchased from the City. The daily average use is 5.4 mgd, which has increased. Elevation
at the Diehl Plant is up approximately 5 feet to 649 and the Anderson Plant elevation remained the same.
Mr. Unger noted water loss has increased considerably to 14% due to leaks that are being located and
repaired. He also noted the test well at Lake Frederick has been drilled and testing continues.
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Transportation Committee - 4/27/15 & 5/4/15
Commissioner Oates reported at the April 27, 2015 meeting the Kernstown Area Plan
was discussed. He also noted there will be a public meeting regarding the Kernstown Area Plan on May
26, 2015 at the Valley Farm Credit facility. Mr. Oates reported at the May 4, 2015 meeting House Bill 2
and the rating systems were discussed. He noted Frederick County is currently rated as a B and the
committee is seeking approval to ask for a change to be rated a C in order to be more competitive in
getting funding for roadways. Mr. Oates also reported a discussion was held on the six year road plan.
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Development Review & Regulations Committee – 4/23/15
Commissioner Unger reported discussion was held regarding Farm Distilleries and the
revision was tweaked a little. He also noted a discussion was held regarding site plan requirements.
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City of Winchester Planning Commission – 4/21/15
Commissioner Loring reported at their meeting approval was recommended for site
improvements at the old Coca Cola Plant. He also noted commercial remodeling at the old Long John
Silver building was recommended for approval.
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Frederick County Planning Commission Page 3205
Minutes of May 6, 2015
Board of Supervisors Report – 4/22/15
Board of Supervisors’ Liaison, Supervisor Robert Hess, reported information was provided on
MDP #01-15 Graystone Commerce Center and noted there were no comments or questions.
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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 to speak and Chairman Wilmot closed the citizen comments portion of the meeting.
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PUBLIC HEARING
Rezoning #02-15 Blue Ridge Youth Soccer Association, submitted by Painter-Lewis P.L.C. to
rezone 20.54 acres from the B2 (General Business) District to the RA (Rural Areas) District. This
property is located east of the City of Winchester, on the west side of US Highway 50/17, at the
southeastern corner of the intersection of Route 50/17 and W. Parkins Mill Road (Route 644). The
property is identified with Property Identification Number 77-A-26A in the Shawnee Magisterial
District.
Action – Recommend Approval
Senior Planner, Candice E. Perkins reported this proposal is to rezone 20.54 acres from
the B2 (General Business) District to RA (Rural Areas) District. Ms. Perkins noted this application for a
downzoning from the B2 District to the RA District is accompanied with a Conditional Use Permit for an
outdoor soccer facility. Ms. Perkins explained the property was rezoned from the RA District to the B2
District with proffers with the approval of Rezoning #23-89 on November 8, 1989. She noted that while
the original rezoning included 23.2282 acres of land, this rezoning is for 20.54 acres of the site. A five
acre residential property was subsequently subdivided (that five acres is split zoned RA/B2) and that
property is not part of this downzoning. Ms. Perkins reported the land use proposed in this application is
consistent with the Comprehensive Policy Plan. She noted this site does not have access to public water
and sewer and is outside the limits of the SWSA; therefore the proposed downzoning of the site from the
B2 to the RA District is a positive rezoning.
Commissioner Oates noted he had no objections to this downzoning. Commissioner
Crockett stated this is a great idea for a downzoning and is in support of the idea.
Chairman Wilmot opened the public hearing and called for anyone who wished to speak
regarding this request to come forward. No one came forward to speak and Chairman Wilmot closed the
public comment portion of the hearing.
Frederick County Planning Commission Page 3206
Minutes of May 6, 2015
Upon motion made by Commissioner Manuel and seconded by Commissioner Ambrogi
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning #02-15 Blue Ridge Youth Soccer Association, submitted by Painter-Lewis P.L.C.
to rezone 20.54 acres from the B2 (General Business) District to the RA (Rural Areas) District. This
property is located east of the City of Winchester, on the west side of US Highway 50/17, at the
southeastern corner of the intersection of Route 50/17 and W. Parkins Mill Road (Route 644). The
property is identified with Property Identification Number 77-A-26A in the Shawnee Magisterial District.
(Note: Commissioners Triplett and Molden were absent from the meeting)
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Conditional Use Permit #01-15 for Blue Ridge Youth Soccer Association, for a Commercial
Outdoor Recreation Facility. Those properties are located east of the City of Winchester, on the
west side of US Highway 50/17, at the southeastern corner of the intersection of Route 50/17 and W.
Parkins Mill Road (Route 644). The properties are identified with Property Identification
Numbers 77-A-26A and 77-A-26B in the Shawnee Magisterial District.
Action – Tabled for 45 Days by Majority Vote
Senior Planner, Candice E. Perkins reported this is a request by the Blue Ridge Youth
Soccer Association for a Conditional Use Permit for a commercial outdoor recreation facility on two
parcels of land that total 62 acres located on West Parkins Mill Road. This Conditional Use Permit would
enable the construction and operation of an outdoor soccer complex on the subject properties. Ms.
Perkins noted commercial outdoor recreation, athletic or park facilities are permitted uses in the RA
(Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). She also noted this
proposed use would be conducted on two parcels that contain a total of 62 acres. Ms. Perkins stated this
is a general concept plan that the applicant provided, it is a draft and subject to final engineering that is
completed at the site plan stage.
Ms. Perkins explained this property is surrounded by residential properties that are zoned
RA (Rural Areas). The proposed use and its traffic, lighting, and noise could impact the residential
properties. Ms. Perkins presented conditions drafted by staff that are an effort to mitigate those impacts.
The conditions specify site access, lighting, hours of operation, signage, restroom facilities, and buffering.
The suggested conditions are as follows:
1. All review agency comments and requirements shall be complied with at all times.
2. An engineered site plan shall be submitted to and approved by the Frederick County
Planning Department; all site plan improvements shall be implemented prior to
utilizing the facility.
3. Permanent bathroom facilities shall be provided on site.
4. One freestanding sign shall be permitted; this sign shall not exceed 12’ in height and
50 square feet in size; this sign shall be located on West Parkins Mill Road.
Frederick County Planning Commission Page 3207
Minutes of May 6, 2015
5. Site lighting shall conform with 165-201.07F – Lighting Standards for Recreational
Facilities in all Zoning Districts (class III facility – full cutoff luminaries must be used
to control spill light). All lighting shall be turned off by 10:00 p.m.
6. A single row of evergreen trees 6’ in height, planted a maximum of 8’ on center, shall
be provided along any property line that boarders a residential dwelling, where
existing woodlands (minimum 50’ width) are not present.
7. Hours of operation shall be 8:00 a.m. to 10:00 p.m.
8. The property shall only have one entrance, and that entrance shall be onto West
Parkins Mill Road. There shall be no entrances onto Route 50. Emergency access
that is not open to the public may be shown if approved by VDOT.
9. Any expansion or change of use shall require a new Conditional Use Permit.
Ms. Perkins pointed out this Conditional Use Permit is for commercial outdoor recreation
soccer fields only and any other uses would not be included such as festivals, concerts, etc. These types
of items would require a festival permit and ultimately approval of the Board of Supervisors.
Commissioner Unger inquired what type of buffering or fencing will be around the
property for the neighbors. Ms. Perkins reiterated it is proposed that a single row of evergreen trees that
would be 6’ in height and 8’ on center would be required for properties that are residential and do not
have existing woodlands.
Commissioner Marston asked will this facility be a seven day a week operation and is
there a proposed schedule of how often the facility will be used. Mr. Stephen L. Pettler Jr., representing
the applicant responded, the anticipation is to use the facility as much as possible. He noted during
schools hours it would not be used, tournaments would be held on weekends, and in the evenings there
would be practices and some games.
Commissioner Manuel asked will there be buildings on this site. Ms. Perkins responded
at this time one restroom building is being proposed.
Commissioner Kenney asked if parking would be adequate for this facility. Ms. Perkins
noted the parking would be based on the ordinance for the number of fields and it would be planned for
the maximum.
Mr. Stephen L. Pettler Jr. noted it is difficult at this time to give precise answers to the
questions being asked and at this point BRYSA (Blue Ridge Youth Soccer Association) is just trying to
acquire the property. He explained there has been no engineering or site plan work done as of today and
obtaining the Conditional Use Permit would allow them to move forward. Mr. Pettler noted the
following: BRYSA has grown 29% from 2011-2014; the anticipated development would not happen for
at least two years; development would be completed in phases as BRYSA raises funds to offset costs.
Mr. Pettler also noted BRYSA is in agreement to Staff’s proposed conditions.
Commissioner Unger asked if VDOT is going to be involved. Mr. Pettler responded the
comments from VDOT were “no measurable impact”. He noted the issues being raised are ones that
have been discussed at BRYSA meetings. BRYSA has been looking for some time to put fields in the
county, this site is beneficial: there is easy access to Route 50, the land is relatively flat, and the price for
the property is very generous.
Frederick County Planning Commission Page 3208
Minutes of May 6, 2015
Commissioner Oates noted there will be a lot of grading involved in this process,
therefore having excess dirt. He explained with the excess dirt they could create a 6 foot berm to help
deaden the sound around the facility. He also noted berms are cheap and reasonable to put in place. Mr.
Oates feels this should be a condition put into the Conditional Use Permit.
Commissioner Dunlap expressed his concern is with the number of people that will be at
the facility. He is also concerned with the screening issues, especially the five acres that sits in the middle
of this proposal. He would like to see a more adequate buffer.
Commissioner Kenney inquired how the restrooms will be handled if not served by
SWSA. Mr. Pettler noted a pump and haul system has been discussed.
Chairman Wilmot opened the public hearing and called for anyone who wished to speak
regarding this request to come forward. The following citizens came forward:
Mr. Edward Nail of 130 George Drive, Winchester VA came forward to speak. Mr. Nail
posed the following questions and concerns: will this facility be used for children or adults; lighting at
night; the noise this will create; will there be wells drilled on the property and if so how many; the buffer
trees are not adequate for this large of a facility; who will maintain the property; will there be any type of
security; can the conditions of the Conditional Use Permit change.
Mrs. Julie Boulais of 1148 W. Parkins Mill Road, Winchester VA came forward to voice
her concerns. She noted her property is the five acres in the middle of this proposal. Mrs. Boulais
explained her major concern is the pond on their property; she does not want it destroyed. She is also
concerned with the buffering, trash, security, and lighting.
Mr. Tommy Almond of 861 W. Parkins Mill Road, Winchester VA came forward and
stated his concerns in regards to the traffic flow given the large number of people that is anticipated. He
also noted there is not a traffic light at the intersection of Route 50 and Parkins Mill Road and that is a
concern.
Mrs. Jennifer Sheehy, owner and operator of Winchester Montessori located on Parkins
Mill Road stated her concerns: extra traffic this will bring on a narrow road; buffering does not appear to
be adequate; safety for all involved. Mrs. Sheehy noted she is in favor of the soccer fields but more study
needs to take place before this can go through.
Chairman Wilmot called for anyone else who wished to speak regarding this request to
come forward. No one came forward to speak and Chairman Wilmot closed the public comment portion
of the hearing.
Mr. Pettler concluded all concerns have been noted and he will be available after the
meeting to talk with neighbors and citizens.
Commissioner Unger said until more information is provided in regards to the number of
people, better traffic calculations, and lighting he cannot fully support this Conditional Use Permit at this
time.
Commissioner Thomas stated he does not think this proposal is that bad; however, he is
concerned with the amount of noise it will generate and is in support of requiring the 6 foot berm be
added to the conditions.
Frederick County Planning Commission Page 3209
Minutes of May 6, 2015
Commissioner Mohn stated the impacts are not nailed down enough for him to support.
He is in favor of adding the 6 foot berm to the conditions of Conditional Use Permit.
Commissioner Manuel noted he is in full support of this proposal and agrees with adding
the 6 foot berm to the conditions.
Commissioner Oates said he would like to see a fence put around the proposed property,
especially the pond area. He also noted, to enhance security, the facility should be fenced and gated. Mr.
Oates suggested BRYSA meet with all the neighboring property owners and fully discuss the buffering.
Chairman Wilmot noted there have been some interesting ideas presented that should be
considered and possibly adding them to the conditions of the Conditional Use Permit.
Commissioner Thomas made a motion to table this Conditional Use Permit application
for 45 days. This motion was seconded by Commissioner Ambrogi and passed by majority vote.
BE IT RESOLVED, the Frederick County Planning Commission does hereby recommend tabling
Conditional Use Permit #01-15 for Blue Ridge Youth Soccer Association for 45 days.
(Note: Commissioners Triplett and Molden were absent from the meeting)
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Rezoning #01-15 Blackburn Commerce Center submitted by Stowe Engineering, PLC., to rezone
128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M1 (Light Industrial)
District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located
adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property
Identification Number 63-A-80I in the Back Creek Magisterial District.
Action – Recommend Approval with Proffer Change
Commissioner Oates and Commissioner Marston would abstain from all discussion on
this item for a possible conflict of interest.
Deputy Planning Director, Michael T. Ruddy presented an overview of the proposed
application to rezone 92.066+/- acres of land from RA (Rural Areas) District to M1 (Light Industrial)
District with proffers to accommodate industrial uses. Mr. Ruddy noted the property is located within the
Sewer and Water Service Area (SWSA) and the proposed industrial land use designation for this property
is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. He also
shared the 2030 Comprehensive Plan and the Southern Frederick Plan provide guidance on the future
development of this property. Mr. Ruddy explained with this rezoning, the applicant has proffered the
project will contribute to the transportation improvements in the vicinity of the property that have been
identified as important to the overall transportation solution for this general area. The application has
addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown
Battlefield Association to reach an agreement that addresses the historical context of this rezoning.
Frederick County Planning Commission Page 3210
Minutes of May 6, 2015
Mr. Ruddy provided an overview of the Proffer Statement included with the application
for this rezoning:
Allowed Uses:
All of the uses permitted in the M1 (Light Industrial) District would be allowed.
A Generalized Development Plan (GDP) has been used to illustrate the location of the
proposed landscape/greenspace/buffer area design features, the preservation of the pond
area, and the location of the two entrances to the property.
Access Management and Transportation:
Dawson Drive and the existing entrance onto Apple Valley Road as the two entrances for
the property.
Participate in the cost of transportation improvements in the nearby area. The method for
doing so is based upon a similar model used with the BPG rezoning application. The
Applicant will contribute to Frederick County a maximum of Six Hundred and Twenty
Five Thousand and 00/100 Dollars ($625,000). Payments shall be made prior to the
issuance of a Certificate of Occupancy for all structures developed on the property.
Site Development:
Will develop the property with several building restrictions and landscape design features
aimed at mitigating the impact of the project on the adjacent residential and historical
properties. These include a maximum height limitation of sixty (60) feet for all structures
for a distance of one thousand feet from Apple Valley Road, the screening of all loading
docks from adjacent properties, and the provision of green space buffer areas between
Apple Valley Road and the development including the existing pond and a green space
buffer fifty (50) feet wide in the area along the zoning.
Mitigating the Impact of Development
A cash contribution in the amount of $10,000 to be directed to Frederick County Fire and
Rescue to assist in the capital facility needs of the fire and rescue associate with the
development of the property.
Mr. Ruddy elaborated on the transportation impacts associated with this rezoning. He
explained the 2030 Comprehensive Plan identifies Shady Elm Road and Apple Valley Road as improved
major Collector Roads. It has been recognized that Route 11 is an Arterial Road to be improved.
Mr. Ruddy reported that as you head south of Route 37 on Shady Elm Road this is
ultimately a planned road that serves the industrial growth in the area. Mr. Ruddy noted the applicant
does not have the ability on their property or control of these properties to implement any of these
improvements at this time, and in addition there are no specific projects underway that they could
participate in. Mr. Ruddy noted a recent rezoning on the BPG Property took a very similar approach in
regards to the transportation perspective. The same calculation was used on this rezoning based on the
square footage of the building to be constructed to come up with a monetary contribution to be used for
transportation improvements in the area.
Mr. Tim Stowe, President of Stowe Engineering PLC, representing the Applicant
addressed the Planning Commission. Mr. Stowe explained the Applicant is intending on following a
business friendly approach with this rezoning. From a scheduling stand point they want to move rapidly
Frederick County Planning Commission Page 3211
Minutes of May 6, 2015
with the development in order to have it ready for industries that may like to move in and develop the
property.
Mr. Stowe reported the Applicant has considered other factors such as the impacts on
neighbors. He noted other factors that have been studied by the Applicant: Buffers around the pond on
the property and along the M1 zoning line so the land will remain in its natural state; transportation has
been heavily studied and the number of entrances will be limited; met with Kernstown Battlefield
Association and have entered into an agreement. Mr. Stowe highlighted a few of the items in the
agreement with Kernstown Battlefield Association: minimal reflective glass on any building constructed
on the property; landscaping would be deciduous trees to the south and would be consistent with the
character of the property in the 1860’s; construct a bus pull off for visitors; may do relic hunting on the
property prior to development. Mr. Stowe reiterated the goal of the applicant is to follow the business
friendly approach. He also stated they feel there are benefits that will come to the County from this
rezoning in the form of jobs, expanded industrial base of M1 land, and certainly tax revenue.
Commissioner Kenney inquired will the entrance onto Apple Valley Road be the primary
entrance. Mr. Stowe responded one of the challenges with the property is the wetlands. The wetlands
and their location push the development of the property to the south end. They are anticipating
approximately 50/50 split in the end and ultimately may be a little heavier on Dawson Drive.
Commissioner Thomas noted it appears the proffer that includes the $625,000 is prorated
based on the square footage being constructed and it will not be paid until the occupancy permit is issued,
he inquired if this is correct. Mr. Stowe responded that is correct in the proffer. Mr. Thomas asked if the
applicant would consider changing the proffer to providing the transportation funding when the
construction permit is issued rather than the occupancy permit. Mr. Ruddy noted there is flexibility in
regards to this proffer. Mr. Stowe reiterated the proffer can be changed to reflect transportation funds
being received when the construction permit is issued rather than the occupancy permit. Mr. Thomas
inquired if most traffic will be from trucks. Mr. Stowe noted that the majority of the traffic is projected to
be from employees.
Commissioner Unger requested comments be heard from Mr. John A. Bishop, Deputy
Director – Transportation. Mr. Bishop gave a brief overview of the existing traffic problems in the area
of the proposed rezoning. He noted the BPG rezoning was the same type of warehousing use and a very
good comparison in terms of a cash proffer based on square footage which is used to calculate the number
of trips on a TIA.
Commissioner Kenney inquired in today’s dollars what $625,000 gets the County. Mr.
Bishop explained typically to signalize an intersection the cost is around $250,000. He also noted what
makes this proffer attractive is the ability to receive matching revenue sharing dollars.
Commissioner Thomas inquired what the process is to receiving revenue sharing funds.
Mr. Bishop explained these are typically applied for as soon as a project begins to take shape.
Chairman Wilmot opened the public hearing and called for anyone who wished to speak
regarding this request to come forward.
Mr. Bruce Dawson, owner of the adjacent industrial park came forward. He noted,
although he is in favor of this rezoning his concern is the large truck traffic on Dawson Drive. He stated
he would like to see traffic limited to strictly automobiles on the road.
Frederick County Planning Commission Page 3212
Minutes of May 6, 2015
Mr. Paul Peters of Jordan Drive came forward to voice his concerns regarding this
rezoning application. Mr. Peters noted his property is quite elevated, thus giving him full view of this
property and the adjacent warehouse. He is concerned with: lighting from the structures that may be
placed on the property; fear of another warehouse sitting vacant for years to come; another warehouse
type structure will take away the residential appeal; the overall heritage of the area; impact it will have on
the surrounding property values.
Mr. Joshua Cohen spoke in opposition of the proposed rezoning. He noted the heritage
that involves this property and feels it should remain residential.
Chairman Wilmot called for anyone else who wished to speak regarding this rezoning.
No one came forward and Chairman Wilmot closed the public comment portion of the hearing.
Commissioner Unger made a motion to recommend approval with a proffer change
recommended by the Planning Commission. This motion was seconded by Commissioner Thomas and
unanimously passed.
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of REZ #01-15 Blackburn Commerce Center submitted by Stowe Engineering, PLC., to rezone
128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M1 (Light Industrial)
District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located
adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification
Number 63-A-80I in the Back Creek Magisterial District.
(Note: Commissioners Triplett and Molden were absent from the meeting)
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Rezoning #03-15 MBC, LC submitted by GreyWolfe, Inc., to rezone 2.96+/- acres as follows:
0.60+/- acres from MH1 (Mobile Home Community) District to B2 (General Business) District with
proffers and 2.36+/- acres from B3 (Industrial Transition) District to B2 (General Business) District
with proffers. The properties are located on the south side of Route 7, approximately ¾ miles east
of Winchester at Eckard Circle and are identified by Property Identification Numbers 55-A-34 and
55-A-34A in the Redbud Magisterial District.
Action – Recommend Approval
Commissioner Oates would abstain from all discussion on this item for a possible conflict
of interest.
Deputy Director, Michael T. Ruddy reported the proposed application is to rezone a total
of 2.96 acres of land from B3 (Industrial Transition) District with restrictive proffers and the MH1
(Mobile Home Community) District to B2 (General Business) District with proffers to accommodate
commercial uses. Mr. Ruddy noted with this rezoning, the applicant has proffered this project will
contribute to off-site pedestrian improvements based upon an increase in the intensity of the use of this
site. Mr. Ruddy explained with a maximum cap on the total Vehicle Trips per Day for this site of 2,799
VPD, the transportation impacts are limited to an extent.
Frederick County Planning Commission Page 3213
Minutes of May 6, 2015
Commissioner Unger inquired as to the importance of a site plan in regards to the number
of vehicle trips per day. Mr. Ruddy explained once the site plan is administratively approved by staff and
VDOT, the number of trips is based on the square footage of the building/s placed on the property.
Commissioner Crockett requested clarification of the proffer referencing 10’ bike/hike
trail. Mr. Ruddy noted the proffer applies when any development takes place on the site.
Mr. Tim Stowe, President of Stowe Engineering PLC, representing the applicant noted a
site of this size poses a challenge when developing. Commissioner Mohn suggested it would be helpful
to incorporate a Generalized Development Plan (GDP) to give everyone a better perspective of the
property.
Chairman Wilmot called for anyone who wished to speak regarding the Public Hearing to
come forward. No one came forward to speak and Chairman Wilmot closed the Public Hearing portion of
the meeting.
Upon motion made by Commissioner Dunlap and seconded by Commissioner Mohn
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of REZ #03-15 MBC, LC summited by GreyWolfe, Inc., to rezone 2.96+/- acres as follows:
0.60+/- acres from MH1(Mobile Home Community) District to B2 (General Business) District with
proffers and 2.36+/- acres from B3 (Industrial Transition) District to B2 (General Business) District with
proffers. The properties are located on the south side of Route 7, approximately ¾ miles east of
Winchester at Eckard Circle and are identified by Property Identification Numbers 55-A-34 and 55-A-
34A in the Redbud Magisterial District.
(Note: Commissioners Triplett and Molden were absent from the meeting)
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ACTION ITEM – (Informational/Discussion Item)
Master Development Plan #02-15 Blackburn Commerce Center, submitted by Stowe Engineering,
P.L.C., to develop 139.96 acres of land zoned RA (Rural Areas) and M1 (Light Industrial) District
with industrial uses. The subject properties are located adjacent to Dawson Drive, Apple Valley
Road and are identified by Property Identification Numbers 63-A-80I and 63-A-38C in the Back
Creek Magisterial District.
Action – Recommend Approval of Waiver
Commissioner Oates and Commissioner Marston would abstain from all discussion on
this item for a possible conflict of interest.
Senior Planner, Candice E. Perkins presented an overview of the proposed MDP #02-15
Blackburn Commerce Center. Ms. Perkins explained the applicant is requesting to utilize private roads
within the Blackburn Commerce Center development; therefore, a waiver of §144-24C of the Frederick
Frederick County Planning Commission Page 3214
Minutes of May 6, 2015
County Subdivision Ordinance to allow the subdivision of lots on private roads has been requested. Ms.
Perkins noted the Master Development Plan for the Blackburn Commerce Center depicts appropriate land
uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the
Zoning Ordinance. She explained this MDP is in a form that is administratively approvable once
Rezoning #01-15 for the Blackburn Property is approved and if the requested waiver for private streets is
approved.
Upon motion made by Commissioner Thomas and seconded by Commissioner Mohn
BE IT RESOLVED the Frederick County Planning Commission does hereby unanimously recommend
approval of a waiver of §144-24C of the Frederick County Subdivision Ordinance to allow the
subdivision of lots on private roads within the Blackburn Commerce Center development.
(Note: Commissioners Triplett and Molden were absent from the meeting.)
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ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner Thomas to
adjourn the meeting. This motion was seconded by Commissioner Kenney and unanimously passed. The
meeting adjourned at 9:05 p.m.
Respectfully submitted,
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June Wilmot, Chairman
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Eric R. Lawrence, Secretary
B
CONDITIONAL USE PERMIT #01-15
BLUE RIDGE YOUTH SOCCER ASSOCIATION
Staff Report for the Planning Commission
Prepared: June 8, 2015
Staff Contact: Candice Perkins, 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 them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 05/06/15 Public Hearing Held; Action Tabled for 45 days
Planning Commission: 06/17/15 Pending – Public Meeting
Board of Supervisors: 07/08/15 Pending
EXECUTIVE SUMMARY:
This is a request by the Blue Ridge Youth Soccer Association for a Conditional Use Permit for a
commercial outdoor recreation facility on two parcels of land that total 62 acres located on West
Parkins Mill Road. This Conditional Use Permit would enable the construction and operation of
an outdoor soccer complex on the subject properties. The Planning Commission held a public
hearing for this item on May 6, 2015; a number of issues were discussed and the Planning
Commission tabled the application for 45 days. Staff has since updated the conditions to address
buffering, parking and trash disposal.
Staff would note that the applicant held a meeting on June 6, 2015 with the residents to discuss
their concerns. At that meeting the applicant discussed screening, trash pickup and security. The
conditions have been updated to include security fencing along the adjacent school property and
a gate for their entrance, the subject property will be gated when not in use, the proposed buffer
has been increased to include a double row of evergreen trees instead of a single row as initially
shown in the conditions.
Should the Planning Commission find this use appropriate, Staff would suggest the following
conditions be placed on the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. An engineered site plan shall be submitted to and approved by the Frederick County Planning
Department; all site plan improvements shall be implemented prior to utilizing the facility.
3. Minimum parking shall be thirty (30) spaces per field. Access to the site shall be gated when
the fields are not in use.
4. Permanent bathroom facilities shall be provided on site.
5. One permanent concessions stand shall be permitted.
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June 8, 2015
6. All trash shall be removed from the fields each day the fields are in use.
7. One freestanding sign shall be permitted; this sign shall not exceed 12’ in height and 50
square feet in size; this sign shall be located on West Parkins Mill Road.
8. Site lighting shall conform with 165-201.07F - Lighting Standards for Recreational Facilities
in all Zoning Districts (Class III facility – full cutoff luminaries must be used to control spill
light). All lighting shall be turned off by 10:00 p.m.
9. All fields shall be a minimum of 75’ from any adjoining property boundary.
10. A double row of evergreen trees 6’ in height, planted a maximum of 8’ on center shall be
provided along any property line that boarders a residential dwelling, where existing
woodlands (minimum 50’ width) are not present. Screening shall be phased as the fields are
constructed.
11. Wire fencing shall be provided along parcel 77-A-26C; a gate shall also be provided to
restrict access into 77-A-26C.
12. Hours of operation shall be 8:00 a.m. to 10:00 p.m.
13. The property shall only have one entrance, and that entrance shall be onto West Parkins Mill
Road. There shall be no entrances onto Route 50. Emergency access that is not open to the
public may be shown if approved by VDOT.
14. Any expansion or change of use shall require a new Conditional Use Permit.
Following the public meeting, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
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June 8, 2015
LOCATION: This property is located east of the City of Winchester, on the west side of US
Highway 50/17 at the south side of its intersection with West Parkins Mill Road (Route 644).
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 77-A-26A & 77-A-26B
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas)
Land Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Residential
South: RA (Rural Areas) Use: Residential
East RA (Rural Areas) Use: Residential
West: RA (Rural Areas) Use: Residential/Vacant/Institutional
PROPOSED USE: This application is for an outdoor recreation, athletic or park facilities.
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 644, the VDOT facility which would
provide access to the property. Based on the premise that the access to the property will be via
road frontage of parcel 77-A-26B and that this entrance alone will also serve parcel 77-A-26A,
VDOT can support the request. Prior to operation of the facility, a commercial entrance must be
constructed to our standards to allow for safe egress and ingress of the property. Any work
performed on the State’s right-of-way must be covered under a Land Use Permit. The permit is
issued by this office and requires an inspection fee and surety bond coverage.
Frederick County Fire Marshall: Plans approved.
Fire and Rescue: Plans approved.
Frederick County Inspections: Building shall comply with The 2012 Virginia Uniform
Statewide Building Code and Section 303, A-Assembly Use Group. Other Code that applies is
ICC/ANSI A117.1-09 Accessible and Usable Buildings and Facilities and International Energy
Code 2012. Building shall comply with height and area requirements as allowed for type of
construction in T503, IBC 2012. Quantity of fixtures shall comply with T2901.1. A building
permit is required. The plans shall indicate the location of the structure, the accessible
parking/unloading, and accessible route into the facility. Handicap parking shall comply with
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June 8, 2015
ANSI A117.1-09. A minimum of 8’ unloading area with an 8’ wide parking or 5’ parking with
11’ unloading area shall be provided. Accessible transition from the parking and unloading area
are flush with sidewalk to provide ANSI A117.1-09 required accessible route into main entrance.
Winchester-Frederick County Health Department: The Frederick County Health Department
cannot comment at this time. If onsite well & septic system is required, a comment cannot be
issued until an AOSE packet is submitted.
Planning and Zoning: In accordance with § 165-401.03 of the Frederick County Zoning
Ordinance, Commercial outdoor recreation, athletic or park facilities are permitted uses in the
RA (Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). This
proposed use will be for a soccer complex which would be classified as commercial outdoor
recreation and athletic facilities. This proposed use would be conducted on two parcels that
contain a total 62 acres.
This property is surrounded by residential properties that are zoned RA (Rural Areas). The
proposed use and its traffic, lighting, and noise could impact the residential properties. Staff has
drafted conditions in an effort to mitigate those impacts. The conditions specify site access,
lighting, hours of operation, signage, restroom facilities, and buffering.
One of the conditions requires the submittal and approval of an engineered site plan; this site
plan would depict all improvements on the site including, but not limited to: parking (minimum
double prime and seal), entrance locations, signage, landscaping, structures, and signage.
Since the Planning Commission meeting on May 6, 2015 staff has updated the conditions to
address some of the concerns. Specifically, a condition limiting the use to youth sports has been
added, a requirement for berms has been added, trash removal, minimum parking requirement,
and an allowance for one concession stand.
Staff would note that the applicant has scheduled a meeting on June 6, 2015 with the residents to
discuss their concerns; the outcome of this meeting will be shared with the Planning Commission
at the June 17, 2015 meeting.
PLANNING COMMISSION SUMMARY & ACTION OF THE 5/06/15 MEETING:
Action – Tabled for 45 Days by Majority Vote
The Commissioners inquired what type of buffering or fencing will be around the property for
the neighbors and what the hours and days of operation would be. Staff stated that evergreen
trees were proposed for residential properties where woodlands were not present. The applicant
stated that the facility would be utilized outside of school hours, evenings and weekends. The
Commissioners questioned the number of parking spaces proposed. The applicant stated that
there has been no engineering or site plan work done as of today and obtaining the Conditional
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June 8, 2015
Use Permit would allow them to move forward. He also noted the following: BRYSA has
grown 29% from 2011-2014; the anticipated development would not happen for at least two
years; development would be completed in phases as BRYSA raises funds to offset costs. The
Commissioners were concerned with the buffering proposed and wanted a six foot tall berm also
included with the landscaping.
Four citizens spoke during the public hearing:
Mr. Edward Nail of 130 George Drive, Winchester, VA came forward to speak. Mr. Nail posed
the following questions and concerns: will this facility be used for children or adults; lighting at
night; the noise this will create; will there be wells drilled on the property and if so how many;
the buffer trees are not adequate for this large of a facility; who will maintain the property; will
there be any type of security; can the conditions of the Conditional Use Permit change.
Mrs. Julie Boulais of 1148 West Parkins Mill Road, Winchester, VA came forward to voice her
concerns. She noted her property is the five acres in the middle of this proposal. Mrs. Boulais
explained her major concern is the pond on their property; she does not want it destroyed. She is
also concerned with the buffering, trash, security, and lighting.
Mr. Tommy Almond of 861 West Parkins Mill Road, Winchester, VA came forward and stated
his concerns in regards to the traffic flow given the large number of people that is anticipated.
He also noted there is not a traffic light at the intersection of Route 50 and West Parkins Mill
Road and that is a concern.
Mrs. Jennifer Sheehy, owner and operator of Winchester Montessori located on West Parkins
Mills Road stated her concerns: extra traffic this will bring on a narrow road; buffering does not
appear to be adequate; safety for all involved. Mrs. Sheehy noted she is in favor of the soccer
fields but more study needs to take place before this can go through.
The Commissioners required additional information on the following:
Maximum number of people that could be at the facility at one time
Landscaping screening – addition of berms and wire securing fencing
Requested the applicant to meet with the neighbors to discuss the concerns
Action – Tabled for 45 Days by Majority Vote
Staff would note that the applicant has scheduled a meeting on June 6, 2015 with the residents to
discuss their concerns; the outcomes of this meeting will be shared with the Planning
Commission at the June 17, 2015 meeting.
STAFF CONCLUSIONS FOR THE 06/17/15 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would suggest the following
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June 8, 2015
conditions be placed on the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. An engineered site plan shall be submitted to and approved by the Frederick County Planning
Department; all site plan improvements shall be implemented prior to utilizing the facility.
3. Minimum parking shall be thirty (30) spaces per field. Access to the site shall be gated when
the fields are not in use.
4. Permanent bathroom facilities shall be provided on site.
5. One permanent concessions stand shall be permitted.
6. All trash shall be removed from the fields each day the fields are in use.
7. One freestanding sign shall be permitted; this sign shall not exceed 12’ in height and 50
square feet in size; this sign shall be located on West Parkins Mill Road.
8. Site lighting shall conform with 165-201.07F - Lighting Standards for Recreational Facilities
in all Zoning Districts (Class III facility – full cutoff luminaries must be used to control spill
light). All lighting shall be turned off by 10:00 p.m.
9. All fields shall be a minimum of 75’ from any adjoining property boundary.
10. A double row of evergreen trees 6’ in height, planted a maximum of 8’ on center shall be
provided along any property line that boarders a residential dwelling, where existing
woodlands (minimum 50’ width) are not present. Screening shall be phased as the fields are
constructed.
11. Wire fencing shall be provided along parcel 77-A-26C; a gate shall also be provided to
restrict access into 77-A-26C.
12. Hours of operation shall be 8:00 a.m. to 10:00 p.m.
13. The property shall only have one entrance, and that entrance shall be onto West Parkins Mill
Road. There shall be no entrances onto Route 50. Emergency access that is not open to the
public may be shown if approved by VDOT.
14. Any expansion or change of use shall require a new Conditional Use Permit.
Following the public meeting, it would be appropriate for the Planning Commission to
offer a recommendation concerning this application to the Board of Supervisors.
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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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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 8, 2015Staff: cperkins
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MEMORANDUM
TO: Planning Commission
FROM: Michael T. Ruddy, AICP
Deputy Director
RE: Kernstown Area Plan – Planning Commission discussion
DATE: June 5, 2015
The upcoming Planning Commission meeting will provide an opportunity for the
Planning Commission to discuss the Kernstown Area Plan. The Kernstown Area Plan is a
proposed amendment to the 2030 Comprehensive Plan; Appendix I – Area Plans.
The Kernstown Area Plan, which kicked off in the beginning of 2015, has been worked
on by the Comprehensive Plans and Programs Committee (CPPC) and the draft is
reflective of the work of a number of citizen volunteers who have previously worked on
updating the County’s Area Plans in addition to the input of the Comprehensive Plans
and Programs Committee. The draft addresses residential development, business
development, transportation, and historic resources, natural resources, and community
facilities.
Most recently, a public information and input meeting was held on May 26, 2015. The
meeting was held at the MidAtlantic Farm Credit Building in Kernstown and was well
attended with approximately fifty (50) stakeholders participating and engaging in a lively
and thorough discussion during the meeting. Staff introduced the study, sought additional
input, and encouraged further participation in the study throughout the public process.
Overview
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 Kernstown study area is located in the Back Creek Magisterial District.
Kernstown Area Plan – Planning Commission discussion
June 5, 2015
Page 2
Public Input
The previously adopted area plans (Southern Frederick Land Use Plan and Route 11
South Corridor Plan) provided the basis that the updated Kernstown Area Plan was built
upon. The additional work of the CPPC also sought to integrate the best of the more
comprehensive and general components of the recently approved Southern Frederick
Area Plan and the Senseny/Eastern Frederick Area Plan into the Kernstown Plan. This
was reflective of the valuable public participation and effort from the working groups and
transferability in these previous plans.
The resulting land use plan continues to focus on the following four main areas as
follows:
1. Urban Areas and Residential Development
2. Business Development
3. Transportation
4. Natural Resources, Historic Resources, and Public Facilities
The above four sections were then drafted into a cohesive draft version of the Kernstown
Area Plan which was then presented to the public at the Public Information and Input
meeting,
Input and adjustments to the draft Plan.
The following is provided in summary of the general questions and comments received
during the public information and input meeting. Also, a general description of some of
the changes and adjustments made following the meeting has been included to highlight
those made in response to some of the comments provided.
General comments and questions.
Enabling some form of reuse/development with the areas identified with DSA,
Rural Historic Resources Area.
North of Bartonsville, allow some additional commercial opportunity.
Firm comments from residents of Bartonsville to protect this area from the
encroachment of commercial. Also, expressed concern about widening of Route
11 and potential impact on historic properties.
Pleased with “adaptive reuse” if allows sensitive projects e.g. restaurant, B & B.
Kernstown Area Plan – Planning Commission discussion
June 5, 2015
Page 3
Water and sewer questions; Big picture - where is water coming from. Details-
making sure it is available to allow development and adaptive reuse to occur.
Praise for Creekside development context and quality encouraged by repeating
this with new development in Kernstown area.
Questions about details of trails and connections within study area. Talked about
complete streets. Flexible approach to design. Recognized separate hike/bike
trail on Route 11, example being in front of Kernstown Commons.
Concerns were expressed about making sure the right-of-way was available,
particularly along Route 11 in the northern area, to allow improvements to the
roads in support of the anticipated development.
Who was involved in preparation of plan?
Shout out to Sherando students who helped. The Sherando High School Student
Learning Group completed a project this spring that identified and evaluated the
Historic Resources, in addition to the Natural Resources, in the Kernstown Area.
Adjustments made to the draft Kernstown Area Plan based on input received.
Transportation Committee
An early draft of the Kernstown Area Plan was presented to the Frederick County
Transportation Committee on Monday, April 27, 2015. At this meeting, members of the
Transportation Committee offered comments including the following:
The current planned transportation network was maintained in the Kernstown
Area Plan. In the future, changes may be considered if warranted based upon
more in depth transportation analysis. The current planned transportation network
in the vicinity of Route 11, Route 37, and Interstate 81 is extremely significant.
Any modifications that may negatively impact this area should be avoided. The
existing transportation network has been reinforced in the maps. Adjustments
made to the text of the Plan to reflect future study if warranted (page 16)
Areas of DSA should be limited and should not hinder property owners from the
development or use of their properties. Areas of identified DSA’s have been
reduced, in particular in the South Bartonsville area (page 7, 19, 20).
Kernstown Area Plan – Planning Commission discussion
June 5, 2015
Page 4
More flexibility has been reinforced in the text of the Plan to encourage the
sensitive development and adaptive reuse of the properties.
General Public Comments and Requests.
A more significant amount of flexibility was added in the identified Rural Historic
Resource Areas description to encourage adaptive reuse and sensitive
development of the areas where appropriate. Care was added to promote the
flexible ability to develop properties in the identified DSA’s in a manner that was
respectful to the character and context of these areas (page 7, 19, 20).
The area identified as the Bartonsville DSA/Rural Historic Resource Areas was
reduced in size to allow additional areas of Commercial Recreation land use to the
south and additional areas of commercial land use to the north specifically to
address a property owner request.
Route 11 south in the vicinity of Bartonsville was maintained at its current
designation with no additional improvements identified. Therefore, as a result of
this plan, no additional widening of Route 11 in the immediate Bartonsville area
was anticipated.
As a result of this effort and the various input received the Kernstown Area Plan is
presented to the Planning Commission for discussion and further input. Ultimately, Staff
will be looking for direction from the Board of Supervisors to move the Kernstwon Area
Plan through the public hearing process.
For more information about the study effort, please visit the website at
www.fcva.us/kernstown or contact me directly.
Attachments
MTR/pd
APPENDIX I - AREA PLANS
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KERNSTOWN AREA PLAN
BOARD OF SUPERVISORS
APPROVED ON TBD, 2015
PLANNING COMMISSION
RECOMMENDED APPROVAL TBD, 2015
ENDORSED BY THE
COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE
TBD, 2015
APPENDIX I - AREA PLANS
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APPENDIX I - AREA PLANS
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KERNSTOWN AREA PLAN
The Kernstown Area Plan looks to update, renew, and expand the land
use and transportation plans for the Kernstown area. The study area is
generally located along Route 11, south of the City of Winchester and
north of the Town of Stephens City, and west of I-81. The Kernstown
Area Plan builds on the Route 11 South Corridor Plan, and the balance
of the Southern Frederick Plan which was adopted in 1998, by
incorporating the western portion of this plan into the Kernstown Area
Plan.
The goal of the plan is to bring the areas within the study boundary
into a cohesive and proactive area plan. The Kernstown Area Plan
continues to identify opportunities to create new communities,
integrate land use and transportation choices, address community
infrastructure needs, and expand the County’s goals for economic
development.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural, Historical, and Community Facilities
within the study area.
In this 2015 update, several changed or enhanced areas of land use
focus were envisioned; the Shady Elm Road area continues its
economic development emphasis, the Route 11 corridor seeks to
capitalize on Interstate Commercial opportunities, the industrial land
uses north of Route 37 and east of Route 11 are reinforced, and the
Bartonsville and Kernstown historical and cultural areas have been
identified with the Developmentally Sensitive Area (DSA) designation.
Alternately, an approach that recognizes these resource areas as Rural
Historic Resource Areas, or some alternative description, could be
pursued.
The Kernstown Area Plan in the vicinity of Route 37 and Interstate 81
feeds directly into the Senseny/Eastern Frederick Urban Area Plan with
the Crosspointe Development. Interstate 81 improvements at the 310
Interchange, Phase 1 of which is scheduled to commence in 2015, in
this location further supports this area plan. Route 11, Valley Pike,
APPENDIX I - AREA PLANS
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links the Kernstown Area Plan with the City of Winchester to the north
and the Town of Stephens City to the south.
The Kernstown Area Plan promotes a new area of new land use focus;
the Kernstown Neighborhood Village in the Creekside area, along the
west side of Route 11. This area is within the Urban Development Area
and seeks to incorporate the recently developed residential
communities with new infill residential and commercial opportunities.
This area should promote an attractive street presence along the
frontage of Route 11 and reaffirm Kernstown as a distinct community,
blending the old with the new, and building on the successful
developments that have occurred in this area of the County.
An overview to planning in Frederick County
Planning efforts, such as the Kernstown Area Plan, enable the
community to anticipate and deal constructively with changes
occurring in the community. Planning helps guide the future growth of
the community and is intended to improve the public health, safety,
convenience, and welfare of its citizens.
The Plan provides a guide for future land use and was a collaborative
effort of the citizens of Frederick County, County Planning Staff,
Planning Commissioners, and Board of Supervisors. However, it is the
property owners who are the ones who make the decision as to
whether or not to implement the Plan as it applies to their property.
Future rezoning is a means of implementing the Plan. Rezonings in
Frederick County have historically been initiated by the property
owner, or with their consent. There is no reason to expect that this
will change in the future.
Therefore, it is important to remember that the Plan is a guide for the
future of the community, but that the property owner is ultimately the
one who controls the future use of their property.
APPENDIX I - AREA PLANS
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Land Use
The goal of this area plan is to integrate the commercial and industrial
(C/I) opportunities and the areas of mixed use with future
transportation plans and to recognize the historical and natural
resources abundant in this area plan.
Shady Elm Economic Development Area
The Shady Elm Economic Development Area is designed to be a
significant area of industrial and commercial opportunity that is fully
supportive of the County Economic Development Authorities targeted
goals and strategies. The intent of the industrial designation is to
further enhance the County’s commercial and industrial areas and to
provide focus to the County’s future regional employment centers. In
specific areas a mix of flexible uses, with office uses in prominent
locations is encouraged. Such areas are supported by substantial
areas of industrial and commercial opportunity, and provide for areas
that are well designed with high quality architecture and site design.
It is the intent of such areas to promote a strong positive community
image.
Kernstown Interstate Commercial @ 310
Located at a highly visible location on a prominent interstate
interchange, this area of land use both north and south of Route 37
along Route 11, is designed specifically to accommodate and promote
highway commercial land uses and commercial uses that continue to
promote this area as a regional commercial center.
Particular effort must be made to ensure that access management for
the supporting transportation network is a key priority as the function
of the interstate and primary road network is of paramount
importance. Access to the areas of interstate commercial land uses
shall be carefully designed. Access Management is a priority along the
Route 11 corridor.
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The building and site layout and design of the projects shall be of a
high quality. In addition, an enhanced buffer and landscaping area
shall be provided adjacent to the Interstate 81 right-of-way, its ramps,
and along the main arterial road, Route 11, the Valley Pike. A
significant corridor appearance buffer is proposed along Route 11
similar to that established for Route 50 West corridor in the Round Hill
Land Use Plan which consisted of a 50’ buffer area, landscaping, and
bike path. The recently developed Kernstown Commons provides an
excellent example of an enhanced buffer and landscaping area along
Route 11 that also includes a multi-purpose trail that serves the area.
Kernstown Industrial Area
The existing industrial land uses north of Route 37 and both east and
west of Route 11 are reinforced with this area plan. Industries
including Trex and H. P. Hood, are well established and should
continue to be supported in this area. Additional industrial and
opportunity that is fully supportive of the County Economic
Development Authorities targeted goals and strategies should be
promoted. The intent of the industrial designation is to further
enhance the County’s commercial and industrial areas and to provide
focus to the County’s regional employment centers.
Kernstown Creekside Neighborhood Village
Kernstown Creekside Neighborhood Village serves as a focal point to
the Kernstown Area and as a gateway feature for this important
County location. In addition, the Kernstown Creekside Area serves as a
gateway into the City of Winchester, and on a broader scale, a
gateway feature for this portion of Frederick County as citizens and
visitors approach this portion the County from the south. This
neighborhood village should promote a strong positive community
image. Residential land uses would be permitted only as an accessory
component of the neighborhood village commercial land uses. This
area should have a strong street presence with particular attention
being paid to the form of the buildings adjacent to Route 11. It is the
intent of this plan to reaffirm Kernstown as a distinct community,
blending the old with the new, and building on the successful
developments that have occurred in this area of the County.
APPENDIX I - AREA PLANS
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Defined Rural Areas
The Kernstown Area Plan has sought to further define the boundary
between the Rural and Urban Areas of the community. As noted, the
above areas of proposed land use combine to frame the western
boundary of the County’s urban areas. In addition, the rural areas to
the west of Shady Elm Road south of the industrial areas further define
the County’s urban area in this location. The plan provides enhanced
recognition of the rural residential land uses, Hedgebrook Farm, and
the agricultural areas adjacent to Middle Road. This recognition and
the location and boundaries of the proposed land uses further promote
a clean separation between the County’s rural and urban areas. The
continuation of agricultural uses west of Route 37 and Shady Elm Road
will encourage the continuation of agribusiness activity and protect the
integrity of the properties voluntarily placed in the South Frederick
Agricultural and Forestal District.
Kernstown and Bartonsville Developmentally Sensitive Areas
(DSA’s) - An alternate approach that recognizes these resource areas
as Rural Historic Resource Areas, or some alternative description,
could be evaluated to more accurately reflect the role of these areas.
A historic district designation is recommended for the portion of the
Grim Farm, site of the Kernstown Battlefield owned by the Kernstown
Battlefield Association (KBA) that is located in the county. This
designation is intended to recognize the preservation of the core area
of the Kernstown Battlefield. County regulations stipulate that the
formation of a historic district must be accomplished through the
consent of the land owner. The County continues to support the
Kernstown Battlefield Associations efforts in preserving and promoting
this tremendous County resource.
A similar designation should be pursued, in conjunction with property
owners, in the Bartonsville Rural Historic Resource Area. In addition to
its historical significance, much of the Bartonsville area is also within
the 100 year flood plain and would therefore be otherwise limited in
terms of development potential. In Bartonsville, the rehabilitation,
adaptive reuse, or restoration of historic structures should be
encouraged. Future development applications that have historic
resources on the property should incorporate the resources on the site
APPENDIX I - AREA PLANS
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into development. Any future development should be sensitive to
those resources present on the site.
Bartonsville South
Perhaps the most outstanding feature of the land from Bartonsville
south to the Stephens City limits is the relatively pristine state of the
southern portion of the corridor. It remains relatively undeveloped.
The majority of this segment of the study area is currently either used
for agriculture or is vacant. Only two, small-scale commercial
enterprises are situated in this portion of the corridor. The bigger of
the two is a commercial recreational land use known as Appleland.
This commercial recreation land use is expanded upon to further
promote the expansion of this land use in this location.
As noted, the Route 11 South corridor, in the area in and around
Bartonsville, is shown as the site of a future Historic District.
One of the significant elements of this plan is the buffering of Route 11
South. This southern section of the corridor from Stephens City, north
to Bartonsville is intended to be set apart from the existing commercial
development along the northern third of the corridor. The intent is
that, through a combination of setbacks, vegetative screening,
planting of shade trees along the edge of the right-of-way, and the
provision of bike way and pedestrian access, the corridor would have a
parkway-like appearance. A planted median strip is also envisioned
when this section of Route 11 South becomes four lane. Uses locating
within this section of the corridor would be expected to have no direct
access to Route 11 South, but rather would access a proposed east-
west connector road which in turn would intersect Route 11 South.
Valley Pike Trail
For the Kernstown Area Plan, it is recommended that a new multi-
purpose path be constructed along the length of Valley Pike through
the study area connecting areas of land use, in particular those
resources identified as DSA’s, and providing connections with the City
of Winchester and the Town of Stephens City. This pathway should be
consistent with that of the path that exists in several locations along
APPENDIX I - AREA PLANS
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the road today. Examples of this such a recreational resource would
provide an excellent example for other opportunities in the County.
In general, the goals for land use in the Kernstown Area Plan are to;
Promote orderly development within areas impacted by new
infrastructure.
Provide a balance of industrial, commercial, residential, and
agricultural areas.
Promote mixed-use development in-lieu of large areas of
residential.
Concentrate industrial and commercial uses near and around
interstate, arterial, and major collector interchanges and
intersections.
Encourage the preservation of prime agricultural areas and the
continuation of Agricultural and Forestal Districts.
SWSA Adjustment
The land use plan recommends an adjustment of the SWSA in the
western portion of the study area in the proximity of Shady Elm Road,
south of Route 37 and to the rear of the existing industrial parcels.
This would bring the SWSA in line with the properties that are
designated for industrial land uses. In addition, an adjustment of the
SWSA is proposed just south of this location, adjacent to the east side
of Shady Elm Road, to include the Carbaugh properties. This
adjustment relocates the SWSA to cover properties that are
designated with an industrial land use. This is to further the
Comprehensive Plan’s goal to ensure that an adequate supply of
properties are available within the SWSA for economic development
opportunities.
APPENDIX I - AREA PLANS
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Residential Development
The only area of urban residential development is located within the
Urban Development Area in the location identified as the Kernstown
Creekside Neighborhood Village. In recent years, the Woodbrook
Village and Cross Creek Village communities have added value to this
area. Currently under development is the Doonbeg community which
sits adjacent to the existing Plainfield Heights neighborhood. New
residential uses should complement the existing residential uses,
should be generally of a higher residential density and should include a
neighborhood commercial component as described in the Kernstown
Creekside Neighborhood Village Land Use. It will be very important to
mix residential development in this area with the right balance of
commercial uses.
In this area, slightly higher residential densities that may fall within
the 6-12 units per acre range are envisioned (this is generally attached
houses and may also include multifamily and a mix of other housing
types).
These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with
established patterns within the study area and the densities needed to
support the future residential land uses envisioned in the Plan.
The residential land uses west of Shady Elm Road within the study
area are envisioned to remain rural area residential in character.
Shady Elm Road south may generally be considered as the boundary
between the urban areas and rural areas within the western part of
this study area. This provides a transition area to the Opequon Creek
and to the well-established rural character of the Middle Road and
Springdale Road area.
APPENDIX I - AREA PLANS
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Business Development
The business development section of the plan seeks to identify items
and locations that would be complementary to the Urban Areas and
Residential Development, Transportation and Natural Resources,
Historic Resources and Public Facilities portion of the plan.
The business development recommendations are also intended to
implement the 2030 Comprehensive Plan by promoting the efficient
utilization of existing and planned land areas and transportation
networks. Further, the recommendations promote commercial,
industrial, and employment land use areas to assure the County’s
desired taxable value ratio of 25 percent commercial/industrial to 75
percent residential and other land use is achieved.
The Plan provides for new industrial park and employment center
areas to match the Economic Development Authorities vision for this
portion of Frederick County.
The Plan identifies a prime area for industrial land uses, the Shady Elm
Economic Development Area, to capitalize on future industrial and
commercial employment opportunities. Existing areas of industrial
development are recognized with additional development promoted.
Regional commercial development opportunities are reinforced in the
Kernstown Interstate commercial area. In addition, an area is
identified for neighborhood village commercial use, including retail, to
accommodate existing residential communities and to build upon the
successful Creekside commercial project.
The improvements to the Exit 310 Interchange on interstate 81 at
Route 37 furthers the significant commercial opportunities that the
Plan seeks to take advantage of by identifying the Kernstown
Interstate Commercial @ 310 area of land use. Future improvements
identified for this area are envisioned to continue to enhance this areas
major role for commercial and industrial development.
Business development group recommendations continue to identify
desirable business types to draw to the area. Including, but not limited
to;
Light Industrial/High Tech targeted businesses.
APPENDIX I - AREA PLANS
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Lodging / Event / Dining along the Route 11 corridor and at the
interstate.
Fast-Casual Dining (e.g. Panera, Chipotle)
Higher-end dining (Chain and Local businesses) as well as
casual Pub’s and Cafes.
Premium Grocery & Retail.
The business development group also provided the following general
comments:
1. All areas should be designed to promote/support pedestrian and
bike access, making this a walkable environment. In particular
in the Kernstown Creekside Neighborhood Village which should
be a highly walkable community. This will decrease reliance on
cars and enable residents to more readily access business and
employment centers.
a. To expand the pedestrian & bike access to the
undeveloped land identified with the DSA’s. These areas
of cultural, natural, and recreational resources should
include walking/biking trails.
2. Promote development of small parcels of land that already
contain residential structures along transportation corridors for
business purposes, examples of which may include doctors,
dentist offices, and other professional offices. Promotion could
be in the form of incentives or credits to offset the cost of site
improvements and transportation improvements required by the
site development.
3. Restaurants and community based businesses such as Dry
Cleaners, Convenience Stores, and the like, should be located
close to and easily accessible by car or by foot to the areas
targeted as industrial, commercial and office uses. This could
also be within the Neighborhood village commercial areas which
are located within accessible distances from these areas.
4. The Kernstown area would be a natural fit for various outdoor
events and festivals, especially associated with the Kernstown
Battlefield Area DSA and once the road and walking path
networks have been enhanced and more lodging and dining
APPENDIX I - AREA PLANS
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options are available. This type of business has a low impact on
the environment and provides an external infusion of revenue.
Specific Implementation Steps have been identified which would
further promote business development opportunities in the Kernstown
Area Plan and Frederick County in general. This is consistent with
those identified in the Senseny/Eastern Frederick County Urban Area
Plan and the Southern Frederick Area Plan. These include:
The creation of a Future Land Use Revenue Incentive Program
that provides property owners with the ability to sell residential
density rights to keep their property available for future
employment, commercial, or industrial land use as
recommended by the Comprehensive Policy Plan. This program
would incentivize the property owner by providing a revenue
income source in the near term and future revenue income
when the property is zoned for employment, commercial or
industrial land use.
Incentivize the property owner with automatic placement of the
property into the Sewer and Water Service Area (SWSA) if a
rezoning application is processed for future employment,
commercial, or industrial land use.
Incentivize the property owner with County endorsement of
Economic Development Access (EDA) funds and/or Revenue
Sharing Funds to assist in the financing of major road
infrastructure needed to serve the development project.
Additionally, provide for County-managed support of the major
road infrastructure projects to streamline the approval process
for project design and construction management.
Incentivize the property owner through the implementation of
expedited rezoning processes for future employment,
commercial, or industrial land use as recommended by the
Comprehensive Policy Plan.
The County should support and partner with various athletic
organizations to sponsor regional or state tournaments and
events using existing facilities to promote tourism in support of
existing hotels, restaurants, and attractions.
APPENDIX I - AREA PLANS
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Transportation
The County’s 2030 Comprehensive Plan’s Eastern Road Plan identifies
several significant transportation improvements within the study area
boundaries. These plans call for improvements to existing road
alignments and interchanges, the relocation of existing roadways, and
the construction of new road systems and interchanges.
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.
In support of the new areas of land use, a transportation network has
been proposed which relates to the location and context of the areas of
land use, promotes multi-modal transportation choices and walkability,
furthers the efforts of the Win-Fred MPO, and reaffirms the planning
done as part of the Route 11 South Plan and the original Southern
Frederick Plan. In this study there is a direct nexus between
transportation and land use.
The improvements to Interstate 81, Exit 310, provides an improved
orientation for the County’s primary road system and provides new
opportunities to create a transportation network which supports the
future growth of the community in the right locations. This area is
also heavily influenced by the ongoing and future improvements to
Route 11 South, Shady Elm Road, and the future extension of
Renaissance Drive to complete a key east-west connection south of
Route 37. South of Bartonsville, in the area north of the Town of
Stephens City, the road network provides for important connections
into the Town and to the west to connect with the planned alignment
of the Tasker Road flyover of Interstate 81.
Roundabouts will be considered as a priority preference for intersection
design. Roundabouts are particularly effective when used in series
and when used where intersection spacing may be an issue. A
roundabout would be particularly effective at the intersection of Shady
Elm Road and Renaissance Drive.
Access Management is a significant consideration of this study and
general transportation planning in Frederick County. This concept is
supportive of providing for key connections to the south. The use of
APPENDIX I - AREA PLANS
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frontage roads, minor collector roads, and inter parcel connections to
bring traffic to access points is promoted.
The context of the collector road network is proposed to be different
with the focus being placed on a complete street thoroughfare design
and a more walkable environment. Particular attention should be paid
to street network within the Kernstown Creekside Neighborhood
Village Area to ensure that is highly walkable. The change in context in
this specific location is to ensure compatibility with adjacent land uses
and community goals. The surrounding land use, site design, and
building design are features that will help create context and promote
the improvement of this area as a focal point and as a place with more
distinct character. Attention should be provided to the context of the
street in the Neighborhood Village Commercial Areas to ensure that
these prominent locations are safe and accessible to all modes of
transportation. Bicycle and pedestrian accommodations should be
fully integrated to achieve complete streets. Appropriately designed
intersection accommodations should include pedestrian refuge islands
and pedestrian actualized signals.
In general, the road south of Apple Valley Road will provide for a more
functional complete street. North of Apple Valley Road, Route 11 will
have a more urban scale with a character that builds upon the
architecture established in the existing Creekside area.
Special attention should be paid to ensure the transportation
considerations of the Town of Stephens City to the south and the City
of Winchester to the north are fully coordinated.
In addition, transportation improvements in the Kernstown Battlefield
area and the Bartonsville Rural Historic District area should include
taking a proactive approach in creating safe interconnected routes to
the battlefield park from the adjacent areas and creating additional
access points. Traffic calming across the entire frontage of Kernstown
Creekside Neighborhood Village is warranted with special attention
placed on providing a safe and efficient access to this mixed use area
of the community.
Consistent application of Comprehensive Plan goals to achieve an
acceptable level of service on area roads and overall transportation
network, level of service C or better, should be promoted. Further,
efforts should be made to ensure that additional degradation of the
transportation beyond an acceptable level of service shall be avoided.
Consideration of future development applications within the study area
APPENDIX I - AREA PLANS
16
should only occur when an acceptable level of service has been
achieved and key elements and connections identified in this plan have
been provided.
Further in depth study should occur in the future regarding the
preferred alignment of the road connections in the area immediately
south and adjacent to the Bartonsville area. Consideration should be
given to ensure the future road network functions adequately and is
sensitive to the many constraints that exist in that general area.
Other recommendations from the transportation group:
Emphasize the role of the State and the development
community in the implementation of the planned road system.
Promote areas of viable rail access for industrial uses.
Use modeling to determine lane needs based upon build out of
planned land uses, but consider plans of neighboring localities
when making recommendations. Consider the needs of bicycle
users and pedestrians in the following ways:
o Continue to plan all streets as “complete” streets which
consider all users.
o Within residential neighborhoods, this would mean that
sidewalks be used and cyclists share the roads. Use of
striping that defines parking bays or cycling areas would
be preferred.
o On collector roadways or higher, make use of separated
multi-use paths at least 10 feet in width.
o Incorporate wide shoulders or bike lanes into roadways
that have budgetary or right-of-way limitations. This
would be viewed as a step toward the ultimate goal of a
separated facility.
o Make use of paved shoulders with striping on rural
roadways as a long term measure. Rural roadways would
be defined by traffic count or as roadways outside of the
UDA that are not part of the Primary System (ex. Shady
Elm Road, Springdale Road).
o Bike paths should be constructed on the same grade as
the adjacent roadway.
o Bike path maintenance should be addressed by adjacent
property owner groups whenever possible.
Continue to enforce improved access management with
redevelopment or new development.
APPENDIX I - AREA PLANS
17
o This includes, but is not limited to, entrance location and
spacing as well as traffic signal location and spacing.
Roundabout use is preferred over signalization of intersections
where traffic control is needed. A perfect example of this is at
the intersection of Shady Elm Road and Renaissance Drive. A
roundabout in this location would effectively address the turning
movements of the industrial and commercial traffic, while
creating a separation, calming the traffic heading south on
Shady Elm in front of the existing rural residential uses.
Attractive median treatments (as alternative to standard grey
concrete median) other than grass or other landscaping should
be considered when maintenance agreements with VDOT cannot
be achieved.
o Treatments should be reasonably consistent
Street sections could be modified due to DCR changes specific to
drainage requirements.
APPENDIX I - AREA PLANS
18
Natural Resources, Historic Resources, and Public Facilities
Natural Resources
Frederick County should be a community that understands, values,
and protects its natural resources.
The natural resources element of the Kernstown Area Plan should
directly correlate to the Natural Resources chapter of the 2030
Comprehensive Plan.
To that end, Frederick County should focus on the creation of
greenways, stream valley parks and stream buffers around waterways.
Shared use trails should be constructed that connect these features to
other public facilities. Consideration should be given to creating linear
parks with shared use trails along major streams, particularly the
Opequon Creek, with buffering vegetation appropriate for preventing
erosion, filtering pollutants, and providing wildlife habitat.
Shared use trails should provide connections to other shared use trails
as well as other public facilities in the study area.
New construction within the study area should take into account the
natural resources located on and around their property.
Ensure that when new developments are planned, connectivity of
greenways is included through the project.
Preserve and maintain existing natural wetlands, woodlands, and
grasslands to the maximum feasible extent to provide wildlife habitats
for animals and plants. Buffer wetlands and creeks using latest water
management principles to promote environmental protection of those
localities, stabilize stream banks, and promote such protective steps
during residential development throughout the Kernstown area.
All types of urban open spaces like greenways, squares, plazas, urban
parks, playgrounds and street medians should be considered as part of
more urban development planning and implemented wherever
reasonable, especially within the identified Kernstown Creekside
Neighborhood Village.
Ensure that storm water is managed in accordance with the County’s
Erosion and Sediment Control Ordinance and Virginia’s storm water
Requirements, and work to implement Low Impact Development (LID)
measures where appropriate.
APPENDIX I - AREA PLANS
19
Provide for best storm water management practices at Neighborhood
Village centers, residential developments, commercial developments,
and industrial areas to facilitate environmental protection.
Protect floodplains and steep slopes from unsuitable uses and
recognize their value for storm water management and ecological
functions.
Ensure that with new development, people and wildlife are protected
from unhealthy levels of noise and light.
Historic Resources
Frederick County should recognize and protect the historic structures
and sites within the study area.
The historic element of the Kernstown Area Plan should directly
correlate to the Historic Resources chapter of the 2030 Comprehensive
Plan.
To that end, the rehabilitation, adaptive reuse, or restoration of
historic structures should be increased. The Comprehensive Plan calls
for the adaptive reuse of historic structures, future development
applications that have historic resources on the property should
incorporate the site into development.
Two main Developmentally Sensitive Areas have been identified within
the Kernstown Area Plan. These Developmentally Sensitive Areas,
including historic areas, are shown on the land use map for the study
area. By recognizing these historic sites and structures, the Kernstown
Area Plan is implementing the policies of the 2030 Comprehensive
Plan. As an alternative approach to recognizing these resources, a
designation such as Rural Historic Resource Areas, or some alternative
description, could be evaluated to more accurately reflect the role of
these areas.
Significant structures and properties shown with a developmentally
sensitive/historic designation should be buffered from adjacent
development activity.
Require archaeological surveys to be conducted prior to development,
particularly any that involve battlefield areas, homesteads, Indian
encampments, and waterways.
APPENDIX I - AREA PLANS
20
The Rural Landmarks Survey should be updated and maintained
regularly in order to keep current the inventory of structures older
than fifty years.
Encourage the protection of potentially significant historic structures
and sites as identified by the Frederick County Rural Landmarks
Survey.
There are several historic sites and markers in the Kernstown Area
Plan. Those sites and markers should be buffered from adjacent
development activities and preserved in their original condition
whenever possible during any development or land use planning.
The Springdale Flour Mill is located in the center of Bartonsville and
would be ideal for use as a key element for the Bartonsville Rural
Historic Area. It would be appropriate for the use on the property to
develop as something which would encourage the protection of the
structure and provide a use which encourages adaptive reuse users to
utilize the property.
Frederick County should assist property owners that want to register
their properties with the State or National Register.
Encourage the establishment of historic districts and the protection of
historic areas identified by the Battlefield Network Plan, particularly
the Kernstown Battlefield site.
Increasing shared use trails throughout the study area would give
emphasis to the preservation and rehabilitation of nearby historic sites
and structures. Developments should incorporate and/or convert
historic properties into recreational elements, including shared use
trails, parks, and museums. The Zig-Zag trenches should be preserved
and connected via a linear park/trail network to those areas identified
in the Southern Frederick Area Plan. Opportunities for trail
connections across or under the interstate should be evaluated. This
would allow for a broader regional network connecting with similar
resources in the Southern Frederick Area Plan and the
Senseny/Eastern Frederick Area Plan.
Developers of Neighborhood Village development in the study area
should integrate into the center’s development plans, the preservation
of prominent historica, natural, and architectural resources within the
Neighborhood Village boundaries. Such examples include the
restoration, rehabilitation, or adaptive reuse of historic homes,
churches, other buildings, Civil War site markers, etc.
APPENDIX I - AREA PLANS
21
Community Facilities
The need for public spaces within the study area needs to be
acknowledged. Opportunities for small public spaces within the
Kernstown Creekside Neighborhood Village should be pursued.
The public facility element of the Kernstown Area plan should directly
correlate to the Public Facilities chapter of the 2030 Comprehensive
Plan. The public facilities element should also expand upon the existing
2030 Comprehensive Plan and ensure that opportunities for needed
public facilities, which are not currently identified, are not missed.
To that end, the following recommendations are offered.
The development community should work with FCPS, Fire & Rescue,
and Parks and Recreation to determine future public facility needs.
Recommendations from the 2007 Win-Fred MPO Bicycle & Pedestrian
Mobility Plan should be adopted by the Board of Supervisors and
pedestrian facilities shown in the plan should be constructed. This plan
should also be utilized as a reference for accommodation
recommendations and guidelines.
Ensure connectivity with existing or proposed bicycle or pedestrian
transportation accommodations wherever possible. In particular, those
planned or existing in the Town of Stephens City or in the City of
Winchester.
Pedestrian facilities should be constructed that connect neighborhoods
to commercial areas, employment areas and public facilities to
promote access and walkability.
Trails should be planned and constructed that connect the Kernstown
DSA, the proposed Valley Pike Trail, and The Bartonsville DSA (see the
Valley Pike Trail example described in the land use section).
Linear parks should be constructed along creeks where permissible
due to topography.
With regards to Public Utilities, the Frederick County Sanitation
Authority (FCSA) and County should continue to ensure the availability
of adequate water resources in conjunction with the future land uses
identified in Area Plans and future development, determine the
capacities of water and sewer treatment facilities and projected
impacts of future land uses, and provide opportunities for expansion of
water and sewage treatment facilities.
APPENDIX I - AREA PLANS
22
Zoning Amendments to implement the plan
Revised/more flexible B2 Overlay concept
Neighborhood Village Commercial areas are envisioned to be
compact commercial centers that focus and complement the
surrounding neighborhoods, are walkable and designed at a
human scale, and which are supported by existing and planned
road networks.
Accessory residential uses within the neighborhood Villages are
only permitted as an accessory component of the commercial
land uses within the core area. However, the residential uses
are allowed in a variety of configurations and are not just
limited to the second and third floors of commercial
buildings. They may also be located in separated
buildings, again provided that they are accessory to the
commercial uses. This provides a greater amount of flexibility
with the residential design, while still affording the commercial
land uses primary status. Previously, residential land uses were
only permitted on the second floor and above commercial
buildings.
Traditional Neighborhood Design Zoning Classification
This flexible zoning classification is intended to enable
Neighborhood and Urban Village Centers, or a part thereof, to
be developed.
City ofWinchester
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Kernstown Area Plan
Land Use - DraftPC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
!(Proposed Interchanges
Long Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
Fire & Rescue
DSA
Institutional
Planned Unit Development
Park
Recreation
School
Rural Areas
Rural Areas
Town ofStephens City
City ofWinchester
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Kernstown Area Plan
Transportation Map - DraftPC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Transportation
Kernstown Area Plan
Sewer & Water Service Area
Parcels
Urban Development Area
Future Rt 37 Bypass
Proposed Interchanges
New Minor Arterial
Improved Minor Arterial
New Major Collector
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New Minor Collector
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Improved Major Arterial
Trails
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New Major Arterial
Town ofStephens City
City ofWinchester
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Kernstown Area Plan
Transportation w/ Trails Map - DraftPC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Transportation
Kernstown Area Plan
Sewer & Water Service Area
Parcels
Urban Development Area
Future Rt 37 Bypass
Proposed Interchanges
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Improved Major Arterial
Trails
Ramp
New Major Arterial
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Shady Oak
Springdale
Brightside
Hillandale
Carysbrook
Fort Colvin
The Willows
Long Meadows
Rose Hill Farm
Neill-Huck House
Grove, Will House
Carbaugh, S. House
Carysbrook Redoubt
Hinkle, M. Dr. House
Sprindale Flour Mill
Stoney Lonesome Farm
Kernstown Battlefield
Tenant House at Brightside
Opequon Presbyterian Church
BOWMAN LIBRARY
City ofWinchester
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Kernstown Area Plan
Historic and Natural Resources MapDraft - PC and BOS DiscussionJune 1, 2015
F00.5 10.25 Miles
Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
!(Proposed Interchanges
#Historic Rural Landmarks
Long Range Land Use
DSA
Hoge's Ordinary
Stone House at Bartonsville
House at Bartonsville
Ebersole-Petrie House
Zig-Zag Trenches
Town ofStephens City
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
Eric R. Lawrence, AICP
Director
107 North Kent Street Winchester, Virginia 22601-5000
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, AICP, Director
SUBJECT: Conservation Easement Informational Video Series
DATE: June 5, 2015
The County’s Conservation Easement Authority (CEA) recently created a video series to inform
landowners of the benefits of conservation easements. The first 4 videos in the series have
been created; 3 of which are accessible at www.fcva.us/ceavids. Staff will present the series’
Introduction video to the Planning Commission during the regular meeting on June 17, 2015.
Background
Conservation easements are legal agreements between a landowner and a government agency
or non‐profit conservation organization that places permanent limits on the future
development of the property in order to protect the land. Landowners who establish a
conservation easement permanently protect their land while retaining ownership and
enjoyment of the property. Landowners do not have to grant public access to conserved
properties, and most conserved properties are actively used for farming or as forestland.
One of the various options available to property owners when planning for the future of their
property, conservation easements may be designed to protect and preserve the landowner’s
property and the landowner’s vision for the property’s future. This video series answers
questions about the conservation easement process and interviews a number of professionals
who team up as a support system for the landowner. This video series provides landowners
with answers so that they can make an informed decision.
Since 2005, the Frederick County Conservation Easement Authority has assisted County
landowners and future landowners achieve their vision of preserving their property, and
avoiding its loss to development. Frederick County landowners have protected over 8,066 acres
from development through various preservation efforts including conservation easements. The
conservation easement can be essential for passing undeveloped land on to the next
generation.