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PC 08-02-17 Meeting Agenda AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia August 2, 2017 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 3, 2017 Meeting Minutes ......................................................................................... (A) 3) Committee Reports ................................................................................................. (no tab) 4) Citizen Comments .................................................................................................... (no tab) PUBLIC HEARING 5) Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning ARTICLE I GENERAL PROVISIONS; AMENDMENTS; AND CONDITIONAL USE PERMITS, Part 101 – General Provisions §165-101.02. Definitions and word usage; ARTICLE II SUPPLEMENTARY USE REGULATION; PARKING; BUFFERS; AND REGULATIONS FOR SPECIFIC USES, Part 204 - Additional Regulations for Specific Uses §165-204.17. Slaughterhouses and rendering plants; ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS, Part 401 – RA Rural Areas District §165-401.03. Conditional uses. Revisions to the Frederick County Zoning Ordinance to included slaughterhouses as a conditional use in the RA (Rural Areas) Zoning District. Mr. Klein .......................................................................................................................... (B) INFORMATION/DISCUSSION ITEM 6) CPPA #01-17, Sandy’s MHC, LLC/VA Investment Properties, LLC - Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) Inclusion Request; Parcels 87-A-95 and 87-A-96A. This is a request to expand the boundaries of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) to include two parcels of land that totals 26.52 acres to allow for commercial and high density residential. Parcel 96A is currently zoned RA (Rural Areas) and parcel 95 is zoned MH1 (Mobile Home Community) and RA (Rural Areas). The Southern Frederick Land Use Plan designates these parcels as part of a future Neighborhood Village with a portion of parcel 95 as future industrial. These properties are located on the southern side of Fairfax Pike (Route 277) in the Opequon Magisterial District. Mrs. Perkins ..................................................................................................................... (C) 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 3442 Minutes of May 3, 2017 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 3, 2017 PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice Chairman/Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; Greg L. Unger, Back Creek District; Lawrence R. Ambrogi, Shawnee District; Kevin Kenney, Gainesboro District; Charles E. Triplett, Gainesboro District; Christopher M. Mohn, Red Bud District; Charles F. Dunlap, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: Robert S. Molden, Opequon District; J. Rhodes Marston, Back Creek District; H. Paige Manuel, Shawnee District. STAFF PRESENT: Michael T. Ruddy, Director; M. Tyler Klein, Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Wilmot called the May 3, 2017 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Wilmot commenced the meeting by inviting everyone to join in a moment of silence. ------------- ADOPTION OF AGENDA Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the Planning Commission unanimously adopted the agenda for this evening’s meeting. ------------- MINUTES Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the Planning Commission unanimously adopted the minutes from the April 5, 2017 meeting. ------------- Frederick County Planning Commission Page 3443 Minutes of May 3, 2017 COMMITTEE REPORTS Transportation Committee – Mtg. 4/24/17 Commissioner Oates reported the Committee discussed the following at their meeting: Security Drive – a portion of this road will be taken out of the State system and become private; Hood Way – this road will be taken out of the State system and become pr ivate to allow ample turn around for tractor trailers; Route 50 speed limit – interest in reducing the speed, however VDOT has performed a study and there is no justification at this time for a reduction; and an update on County Projects, Snowden Bridge Blvd. is scheduled to be open at the end of May 2017. Board of Supervisors Report – Mtg. 4/26/17 Board of Supervisors’ Liaison, Supervisor Blaine Dunn reported the Board approved CUP #03-17 for Kelley and Robert Luckett (Daycare) and CUP #04-17 for Trisha Shanholtz (Daycare). Development Review and Regulations Committee – Mtg. 4/27/17 Commissioner Unger reported the Committee discussed a request to allow the Zoning Administrator to waive, reduce and/or modify the requirement for residential separation buffers between dissimilar housing types in the RP (Residential Performance) Zoning District. Commissioner Unger continued the Committee discussed a request to allow a waiver for recreational facility units in development in the RP Zoning District; the DRRC did not support this ordinance amendment. Commission Unger concluded the Committee discussed a request to allow “slaughterhouses” as a conditional use in the RA (Rural Areas) Zoning District and this was supported by the DRRC. ------------- 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. ------------- Frederick County Planning Commission Page 3444 Minutes of May 3, 2017 PUBLIC HEARING Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning, ARTICLE I GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS, Part 101- General Provisions, §165-101.02 Definitions and Word Usage. ARTICLE II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES, Part 204-Additional Regulations for Specific Uses, §165-204.15 Commercial shooting and archery ranges, outdoor. §165-204.31 Special event facilities. ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS, Part 401-RA Rural Areas District, §165-401.02 Permitted uses. §165- 401.03 Conditional uses. Revisions to the Frederick County Zoning Ordinance on permitted and conditional uses, supplemental regulations and definitions of new uses in the RA Zoning District. Action – Recommend Approval M. Tyler Klein, Planner, reported this is a proposed amendment to Chapter 165 – Zoning Ordinance, to allow additional by-right and conditional uses in the RA (Rural Areas) District. He continued this effort seeks to expand and clarify the opportunities available for small businesses and agritourism in the Rural Areas; in doing so this effort is supportive of the goals and strategies expressed in the 2035 Comprehensive Plan for the County’s Rural Areas and for Agribusiness Development. Mr. Klein explained, Staff has drafted an amendment to the RA Zoning District to include additional permitted uses, including agritourism, commercial stables/equestrian facilities, cut -your-own tree farms and on premise wayside stands accessory to a bona fide farm; and conditional uses including farm stays, special event facilities, commercial archery ranges, ice cream parlors, bakeries, and craft/gift shops. Mr. Klein noted supplementary use regulations have been drafted that would apply to special event centers as well as new definitions. Mr. Klein concluded the DRRC discussed this item at their January and February 2017 meetings and agreed with the proposed changes; the Planning Commission discussed and agreed with the changes at their March 15, 2017 meeting; the Board of Supervisors reviewed and discussed this item on April 12, 2017, voiced support of the proposed changes, and sent the amendment forward for public hearing. Commissioner Oates requested clarification that this item is just adding archery to Commercial outdoor shooting ranges, not for private uses, strictly for Commercial use, and would be under a CUP. Mr. Klein confirmed that is correct; this is adding Commercial archery ranges to the use list and does not apply to private uses. Chairman Wilmot called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. Upon motion made by Commissioner Thomas, and seconded by Commissioner Dunlap BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend approval of Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning, ARTICLE I GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS, Part 101-General Provisions, §165-101.02 Definitions and Word Usage. ARTICLE II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES, Part 204- Additional Regulations for Specific Uses, §165-204.15 Commercial shooting and archery ranges, outdoor. §165-204.31 Special event facilities. ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS, Part 401-RA Rural Areas District, §165-401.02 Permitted uses. §165-401.03 Conditional Frederick County Planning Commission Page 3445 Minutes of May 3, 2017 uses. Revisions to the Frederick County Zoning Ordinance on permitted and conditional uses, supplemental regulations and definitions of new uses in the RA Zoning District. (Note: Commissioners Molden, Marston, Manuel were absent from the meeting) Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning, ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS, Part 401-RA Rural Areas District, §165- 401.07 Setback requirements. Revisions to the Frederick County Zoning Ordinance on the front setback for accessory uses on private right-of-ways in the RA District. Action – Recommend Approval M. Tyler Klein, Planner, reported this is a proposed amendment to Chapter 165 – Zoning Ordinance, to reduce the required front setback off of private right-of-ways in the RA (Rural Areas) District for accessory structures. He presented a graphic illustrating the current ordinance. Mr. Klein explained, currently the setback off of a right-of-way in the RA District is 60 feet for both public and private roadways. He noted Staff has drafted a revision to the Zoning Ordinance to reduce the required front setback for accessory uses and structures where adjacent to private right-of-ways from 60 feet to 45 feet. Mr. Klein concluded the DRRC discussed this item at their January 2017 meeting and agreed with the proposed change; the Planning Commission discussed this item at the March 15, 2017 meeting and agreed with the changes; the Board of Supervisors discussed this item at their April 12, 2017 meeting and supported the proposed changes and sent the amendment forward to public hearing. Commissioner Thomas inquired what prompted this amendment. Mr. Klein explained this item was initiated by a DRRC member; it seeks to provide relief to allow people to locate structures closer to a private right-of-way which does not require as much of a setback as on a public road. Commissioner Unger requested clarification where the 45 feet is being measured from. Michael T. Ruddy, Director, explained the measurement of the front setback comes from the edge of the right-of-way. Commissioner Thomas inquired if this only applies to private right -of-ways. Mr. Klein noted that is correct, only private. Chairman Wilmot called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. Upon motion made by Commissioner Unger, and seconded by Commissioner Thomas BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend approval of Ordinance Amendment to the Frederick County Code – Chapter 165 Zoning, ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS, Part 401-RA Rural Areas District, §165-401.07 Setback requirements. Revisions to the Frederick County Zoning Ordinance on the front setback for accessory uses on private right-of-ways in the RA District. (Note: Commissioner Molden, Manuel, Marston were absent from the meeting) Frederick County Planning Commission Page 3446 Minutes of May 3, 2017 Cancelation of the regular meeting on May 17, 2017 Chairman Wilmot announced there were no pending items for the Planning Commission’s May 17, 2017 meeting. A motion was made by Commissioner Oates to cancel the May 17, 2017 meeting of the Planning Commission. This motion was seconded by Commissioner Thomas and unanimously passed. (Note: Commissioners Molden, Marston, and Manuel were absent from the meeting) ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Oates to adjourn the meeting. This motion was seconded by Commissioner Cline and unanimously passed. The meeting adjourned at 7:30 p.m. Respectfully submitted, ____________________________ June M. Wilmot, Chairman ____________________________ Michael T. Ruddy, Secretary B COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: M. Tyler Klein, AICP, Planner SUBJECT: Ordinance Amendment – Slaughterhouses as a CUP in RA (Rural Areas) Zoning District DATE: July 25, 2017 This is a proposed amendment to Chapter 165 – Zoning Ordinance to allow slaughterhouses in the RA (Rural Areas) Zoning District as a conditional use. Currently, manufacturing of “meat products” is only allowed in the M2 (Industrial General) Zoning District by right. The amendment was proposed by an existing slaughterhouse operator looking to expand or relocate their facility. Currently, they operate as a “legally non-conforming use.” Staff has drafted a revision to the Zoning Ordinance to include a revised definition for slaughterhouses as well as supplemental use regulations that would correspond to the use – additional requirements could be added during the Conditional Use Permit (CUP) process as necessary. The inclusion of this use seeks to expand and clarify opportunities for agribusiness in the County’s rural areas and is supported by the 2035 Comprehensive Plan Rural Areas and Agribusiness Development sections. The DRRC discussed this proposed amendment at their April, 27 2017 meeting. The DRRC agreed with the proposed change. This item was discussed by the Planning Commission on June 7, 2017. The Board of Supervisors discussed this item at their July 12, 2017 meeting and generally agreed with the proposed changes. During the Board discussion, staff noted the proposed amendment would not affect individual property owners wishing to process deer meat on their property. The attached document shows the existing ordinance with the proposed change supported by the DRRC (with bold italic for text added). This proposed amendment is being presented to the Planning Commission as a public hearing item. Staff is seeking a recommendation from the Planning Commission. The recommendation from the Planning Commission will be forwarded to the Board of Supervisors. Attachments: 1. Revised ordinance with additions shown in bold underlined italics. MTK/pd ATTACHMENT 1 Article I General Provisions; Amendments; and Conditional Use Permits Part 101 – General Provisions § 165-101.02. Definitions and Word Usage. SLAUGHTERHOUSES. Establishments primarily engaged in the slaughtering or processing of meats for human consumption or other related products. The word "slaughterhouse," as used in this definition, shall not be construed to prohibit persons who are actually farmers from killing their own cattle, sheep, swine, goats and fowl for their own family use. Article II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES Part 204 – Additional Regulations for Specific Uses § 165-204.17 Slaughterhouses and rendering plants. A. It shall be unlawful to operate any slaughterhouse, abattoir, rendering plant or establishment where animals or fowl, dead or alive, are processed or where food or feed is manufactured or processed, unless such place or establishment is maintained and operated in a clean and sanitary manner at all times. B. Such establishments shall be so constructed and maintained as to effectively control the entrance of insects and rodents. The doors, windows and other openings thereof shall be fitted with screen doors and wire window screens of not coarser than fourteen-gauge mesh. C. The word "slaughterhouse," as used in this definition, shall not be construed to prohibit persons who are actually farmers from killing their own cattle, sheep, swine, goats and fowl for their own family use. D. All buildings, animal unloading/staging areas, and animal pens shall be a minimum of 100 feet from all property lines. E. Total building(s) square footage should not exceed 20,000 square feet (SF). F. All operations must be under roof and screened from view from adjoining properties and public streets. G. Additional buffering and screening may be required as specified the Zoning Administrator. ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS Part 401 – RA Rural Areas District § 165-401.03 Conditional uses. The following uses of structures and land shall be allowed only if a conditional use permit has been granted for the use: A. Bed and Breakfasts, Farm Stay B. Country clubs, with or without banquet facilities. C. Manufacture or sale of feed and other farm supplies and equipment. D. Fruit packing plants. E. Off-premise farm markets. F. Off-premises wayside stands. G. Country general stores. H. Service stations. I. Antique shops. J. Restaurants. K. Kennels. L. Petting farms. M. Television or radio stations. N. Motels. O. Auction houses. P. Campgrounds, tourist camps, recreation areas and resorts. Q. Commercial outdoor recreation, athletic or park facilities. R. Nationally chartered fraternal lodges or civic clubs, social centers and their related facilities. S. Sawmills and plaining mills, Type B. T. Ambulance services. U. Retailing or wholesaling of nursery stock and related products. V. Landscape contracting businesses. W. Public garages without body repair, provided that the following conditions are met: (1) All repair work shall take place entirely within an enclosed structure. (2) All exterior storage of parts and equipment shall be screened from the view of surrounding properties by an opaque fence or screen at least six feet in height. This fence or screen shall be adequately maintained. X. Public garages with body repair, provided that the following conditions are met: (1) All repair work shall take place entirely within an enclosed structure. (2) All exterior storage of parts and equipment shall be screened from the view of surrounding properties by an opaque fence or screen at least six feet in height. This fence or screen shall be adequately maintained. Y. Sand, shale and clay mining, provided that the following conditions are met: (1) All mining shall be above the mean, existing grade level of a parcel of land. (2) All mining operations shall meet all applicable requirements of state and federal agencies. (3) Such mining operations shall meet the landscaping and screening requirements, supplementary regulations, height, area and bulk regulations and site plan requirements contained in the EM Extractive Manufacturing District regulations. Z. Cottage occupations (as defined). AA. Cottage occupation signs. BB. Veterinary office, clinic or hospital, including livestock services. CC. Day-care facilities. DD. Humanitarian aid organizational office. EE. Schools (with residential component). FF. Fruit and vegetable stands (SIC 5431). GG. Blacksmith shops (SIC 7699). HH. Farriers (SIC 7699). II. Horseshoeing (SIC 7699). JJ. Taxidermists (SIC 7699). KK. Welding Repair (SIC 7692). LL. Flea Markets, Operated Indoors or Outdoors. MM. Treatment Home. NN. Special event facility. OO. Commercial shooting and archery ranges (indoor or outdoor). PP. Ice cream parlor or bakery. QQ. Craft and gift shops. RR. Offices and clinics of doctors of medicine, dentists and other health practitioners SS. Slaughterhouses. C COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 1 MEMORANDUM TO: Frederick County Planning Commission FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Discussion - 2017 Comprehensive Policy Plan Amendment Application DATE: July 24, 2017 The Planning Department received one Comprehensive Policy Plan Amendment (CPPA) request by this year’s June 1, 2017 deadline. The Comprehensive Plans and Programs Committee (CPPC) met on July 10, 2017 to discuss the application. Please find below a brief summary of the application along with the recommendation from the CPPC and the Frederick Water (see attached memo for the full Frederick Water/FCSA recommendation): CPPA #01-17, Sandy’s MHC, LLC/VA Investment Properties, LLC - Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) Inclusion Request; Parcels 87-A-95 and 87-A-96A. This is a request to expand the boundaries of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) to include two parcels of land that totals 26.52 acres to allow for commercial and high density residential. Parcel 96A is currently zoned RA (Rural Areas) and parcel 95 is zoned MH1 (Mobile Home Community) and RA (Rural Areas). The Southern Frederick Land Use Plan designates these parcels as part of a future Neighborhood Village with a portion of parcel 95 as future industrial. These properties are located on the southern side of Fairfax Pike (Route 277) in the Opequon Magisterial District. CPPC Recommendation: Consideration for further study of the larger area as well as a lager study of the water and sewer improvements that would be necessary to serve the larger area. Frederick Water Recommendation: FCSA does not support further study of the site without consideration of a much larger study area that could collectively contribute to infrastructure improvements to convey the study area sewage directly to the PMWWTP. 2017 Comprehensive Policy Plan Amendments July 24, 2017 Page 2 Southern Frederick Land Use Plan: As outlined in the Southern Frederick Land Use Plan, the Lake Frederick Neighborhood Village serves as a focal point to the 277 Triangle; Centers of Economy and as a gateway feature for the Shenandoah/Lake Frederick community and on a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east. 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. The commercial components of the request could be supported by the existing neighborhood village land use designation, however high density standalone residential would not be consistent with the current land use plan. Conclusion: Please find attached a memo from the FCSA with their comments for the requested comprehensive plan amendment application. Attached you will also find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Eastern Frederick County Long Range Land Use Plan, a copy of the application and the applicable sections from the 2035 Comprehensive Plan. Staff is seeking comments from the Planning Commission to forward to the Board of Supervisors who will discuss this request at a future joint Planning Commission/Board of Supervisors work session. CEP/pd 01522 01277 CLARKECOUNTYVIRGINIA FR O N T RO Y A L PIK E FA I R F A X PI K E Urban Development Area SWSAApplicationsParcelsEastern Road Plan Major Arterial Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Long Range Land UseResidentialNeighborhood Village Urban CenterMobile Home CommunityBusiness Highway CommercialMixed-UseMixed Use Commercial/Office Mixed Use Industrial/OfficeIndustrial WarehouseHeavy IndustrialExtractive Mining Commercial Rec Rural Community CenterFire & Rescue Sensitive Natural AreasInstitutionalPlanned Unit Development ParkRecreationSchool EmploymentAirport Support Area B2 / B3Residential, 4 u/aHigh-Density Residential, 6 u/a High-Density Residential, 12-16 u/aRural AreaInterstate Buffer Landfill Support AreaNatural Resources & RecreationEnvironmental & Recreational Resources I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 13, 2017Staff: cperkins FAIRFA X P I K E FR O N T R O Y A L P I K E CPPA #01-17Sandy's MHCDraft SWSA and UDA AmendmentsPINs: 87 - A - 95, 87 - A - 96ALong Range Land Use Map CPPA #01-17Sandy's MHCPINs: 87 - A - 95, 87 - A - 96ADraft SWSA and UDA AmendmentsLong Range Land Use Map 0 0.15 0.30.075 Miles CPPA #01-1787 A 96A CPPA #01-1787 A 95 01277 01522 CLARKE COUNTYVIRGINIA 01522 01522 01277 CLARKECOUNTYVIRGINIA FR O N T RO Y A L PIK E FA I R F A X PI K E Urban Development AreaSWSAApplications ParcelsEastern Road Plan Major Arterial Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Zoning B1 (Neighborhood Business District)B2 (General Business District)B3 (Industrial Transition District) EM (Extractive Manufacturing District)HE (Higher Education District) M1 (Light Industrial 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 Areas District)RP (Residential Performance District) I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 13, 2017Staff: cperkins FAIRFA X P I K E FR O N T R O Y A L P I K E CPPA #01-17Sandy's MHCDraft SWSA and UDA AmendmentsPINs: 87 - A - 95, 87 - A - 96AZoning Map CPPA #01-17Sandy's MHCPINs: 87 - A - 95, 87 - A - 96ADraft SWSA and UDA AmendmentsZoning Map 0 0.15 0.30.075 Miles CPPA #01-1787 A 96A CPPA #01-1787 A 95 01277 01522 CLARKE COUNTYVIRGINIA 01522 APPENDIX I - AREA PLANS Southern Frederick Area Plan 28 SOUTHERN FREDERICK AREA PLAN SOFRED BOARD OF SUPERVISORS APPROVED ON NOVEMBER 12, 2014 PLANNING COMMISSION RECOMMENDED APPROVAL OCTOBER 1, 2014 ENDORSED BY THE COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE SEPTEMBER 8, 2014 -INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENT:  LEONARD PROPERTY APPROVED BY THE BOARD OF SUPERVISORS ON JANUARY 26, 2017 APPENDIX I - AREA PLANS Southern Frederick Area Plan 29 SOUTHERN FREDERICK AREA PLAN The Southern Frederick Area Plan builds on the Route 277 Triangle and Urban Center Plan, consolidates the Tasker Woods Plan, and incorporates previously unplanned areas within the study boundary into a cohesive and proactive area plan. The Southern Frederick Area Plan continues to identify opp ortunities to create new communities, integrate land use and transportation choices, address community infrastructure needs, and expand the County’s goals for economic development. A series of maps have been prepared which identify Future Land Use, Transportation, and Natural, Historical, and Community Facilities within the study area. The Southern Frederick Area Plan originally promoted five main areas of new land use focus; the Sherando Center, the Route 277 Triangle; Center of Economy, Interstate Commercial @ 307, White Oak Woods Neighborhood Village, and Tasker Woods. In the 2014 update, several additional areas of land use focus were envisioned; Lakeside Neighborhood Village, Artrip Neighborhood Village, Warrior and Tasker Neighborhood Village, and Lake Frederick Neighborhood Village. The above areas combine to frame the southern boundary of the County’s urban areas. In addition, Route 522 South within the study area defines the eastern boundary of the County’s urban areas. South and east of this study area; the County’s rural areas are strengthened as the primary land use designation. The Lake Frederick Sewer and Water Service Area (SWSA) is recognized in this area plan. An overview to planning in Frederick County. Planning efforts, such as the Southern Frederick 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 i s 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. APPENDIX I - AREA PLANS Southern Frederick Area Plan 30 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. Land Use The Sherando Center The Sherando Center is envisioned to be an intensive, walkable urban area that is well integrated with the surrounding community. The center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the 2030 Comprehensive Plan. It shall contain a large commercial core, generally higher residential densities with a mix of housing types, an interconnected street system, and public open space around which the center is designed. Community facilities shall also provide a focal point for the center and surrounding community. Presently, Sherando High School and Sherando Park provide this function. In the future, these resources shall be complemented by a new Elementary School which shall serve the existing and future population and be located within the center. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Sherando Center. The Sherando Center is centrally located to the community and is in the short term, respectful to the Agricultural District. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing Route 277, Warrior Drive and Double Church Road. The mix of commercial, residential, employment, and community uses shall be linked to the surrounding community with inter modal transportation choices and public open spaces. Route 277 Triangle; Centers of Economy Route 277 Triangle; Centers of Economy is designed to be a significant area of commercial and industrial opportunity that is fully supportive of the County Economic Development Commission’s targeted goals and strategies. The intent of the mixed use designation is to further enhance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. In specific areas a mix of flexible uses, with office uses in prominent l ocations is encouraged. Such areas are supported APPENDIX I - AREA PLANS Southern Frederick Area Plan 31 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 stron g positive community image. Residential land uses are not permitted. Lake Frederick Neighborhood Village Lake Frederick Neighborhood Village serves as a focal point to the 277 Triangle; Centers of Economy and as a gateway feature for the Shenandoah/Lake Frederick community and on a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east. This neighborhood village should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the neighborhood village commercial land uses . Previously, a small area of neighborhood village commercial was identified on the south side of Route 277 in the general vicinity of the future entrance of Shenandoah and the existing Sandy’s Mobile Home Park. The 2014 update to the Plan provides for an overall greater area and greater mix of uses in this area that is reflective of a stronger desire to create a more substantial focal point for activity. This is primarily based on the growth and development of the Lake Frederick Community and the involvement of new residents from this area. Interstate Commercial @ 307 Located at a highly visible location on a prominent interstate interchange, this area of land use shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority as the function of the interstate and primary road network is of paramount importance. Access to the areas of interstate commercial land uses shall be carefully designed. The building an d 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 the new arterial road, the South Frederick Parkway, and adjacent to Route 11. White Oak Woods Neighborhood Village The White Oak Woods Neighborhood Village is a neighborhood village commercial area that is proposed at White Oak Road and Route 277 which is sensitive to the existing character and scale of the location, adjacent to Sherando Park and the White Oak Campground. The orientation of this APPENDIX I - AREA PLANS Southern Frederick Area Plan 32 neighborhood commercial shall be to the park and adjoining street network. A new Fire and Rescue Facility and Community Facility shall provide an additional focal point to this area. This facility and the commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses. Tasker Woods The Tasker Woods area provides guidance on the future land use for all of the land area between Route 522, Tasker Road, and White Oak Road. An area of Neighborhood Village Commercial is proposed between the originally proposed residential areas and Route 522, serving the Tasker Woods area. An internal access road serving this area has been provided with the Tasker Woods project. Therefore, no new commercial entrances shall be permitted on Route 522. Access Management is a priority along the Route 522 corridor. A significant corridor appearance buffer is proposed along Route 522 similar to that established for Route 50 West corridor in the Round Hill Land Use Plan which consisted of a 50’ buffer area, landscaping, and bike path. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within the Neighborhood Village area. The area of natural resources connecting Tasker Woods with Route 522, including the existing pond shall continue to be recognized in this plan. An extension of the neighborhood commercial land uses may be appropriate on the east and west sides of the existing pond if a balance is achieved between protecting the environmental features and allowing compatible neighborhood commercial uses, which may also include commercial recreational uses. In addition to the Neighborhood Village Commercial land uses, an area of commercial land use is proposed generally north of Tasker Road. This is an extension of the previously planned commercial area on Tasker Road. Two areas have been identified as recreational and natural resources and have been connected together in an effort to protect the existing natural resources and provide additional recreational opportunities for the Tasker Woods area. Lakeside Neighborhood Village A Neighborhood Village Commercial area is proposed along Tasker Road in the in the Lakeside area, in the vicinity of the Lakeside Library. This small scale commercial area is sensitive to the existing character and scale of the location, the Lakeside Library and the adjacent lake, and the historic and APPENDIX I - AREA PLANS Southern Frederick Area Plan 33 natural resources in this area. The orientation of this neighborhood commercial shall be on the opposite side of Tasker Road to the library and lake with a new street network providing the framework for the new neighborhood. The Lakeside Library, an invaluable community facility for the area shall provide a focal point to this area. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within the core area. An area of residential land use is proposed to surround the core neighborhood village area that shall be of a higher density than that typically found in this general area. Artrip Neighborhood Village The Villages at Artrip contains approximately 170 acres of land designed as a neo-traditional village community. This neighborhood village was designed to provide an urban feel in what was historically a rural setting. This development was rezoned in 2006 and is anticipated to include a mix of 900 single family homes and townhouses, over 100,000 square feet of retail, as well as numerous restaurants and office space. A future elementary school is proposed in this area which will ensure that such an important community facility will provide a focal point and valuable community resource for this area of new development. Warrior & Tasker Neighborhood Village A Neighborhood Village Commercial area is proposed along Warrior Drive, adjacent to the intersection of Warrior Drive and Tasker Road. This small scale commercial area is sensitive to the existing residential character of the area, in particular the scale of the adjacent neighborhoods, yet seeks to build upon the existing commercial character of this intersection. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within the core area. Defined Rural Areas The Southern Frederick Area Plan has sought to further define the boundary between the Rural and Urban Areas of the community. As noted, the above areas of proposed land use combine to frame the southern boundary of the County’s urban areas. In addition, the rural areas to the east of Route 522 APPENDIX I - AREA PLANS Southern Frederick Area Plan 34 south further define the County’s urban area in this location. The plan provides enhanced recognition of Double Church Agricultural District. 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. Armel Rural Community Center The general location of the Armed Rural Community center was identified in earlier versions of the Comprehensive Plan as one of several rural community centers in Frederick County that have a role to play as service centers for the County’s Rural Areas. This identification was largely based on the historical role they played to that end. The Southern Frederick Area Plan seeks to further define the Armel Rural Community Center and promote future consideration of this unique area, an area that should remain distinct from the general urban development occurring in the urban areas of the plan. Future policies for this rural community center should reflect the particular characteristics of the center and the desires of its residents. This could be achieved through a broader effort to plan the County’s Rural Community Centers. Sherando-Lake Frederick Trailway For the Southern Frederick Area Plan, it is recommended that a new multi- purpose path be constructed from the planned lakeside path at Lake Fredrick westward along Crooked Run and other connecting areas to intersect with a Sherando Park trail. This pathway surface should be consistent with that of the Sherando Park paths and trails. The new pathway will connect large segments of Southern Frederick trails and provide additional public to access Lake Frederick’s lakeside trails and other constructed facilities. Such an environmental and recreational resource would provide an excellent example for other opportunities in the County. Residential Development Outside of the Sherando Center and Neighborhood Villages described above, the residential land uses in the Southern Frederick study area are defined in two main categories:  R4 – these are generally reflective of our existing residential densities at approximately 4 units per acre.  R6 – these are slightly higher residential densities that may fall within the 6-12 units per acre range (this is generally attached house and may also include multifamily and a mix of other housing types). APPENDIX I - AREA PLANS Southern Frederick Area Plan 35 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 east of Route 522 South within the study area are envisioned to be rural area residential in character. Route 522 South may generally be considered as the boundary between the urban areas and rural areas within the eastern part of this study area. This provides a transition area to the Opequon Creek and Wrights Run and to the well-established rural character of adjacent Clarke County. Business Development The business development section of the plan seeks to identify items 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 Commission’s vision for this portion of Frederick County. The Plan identifies a prime area for Mixed Use development, the Sherando Center, to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood village commercial use, including retail, to accommodate existing residential communities. The relocation of the Exit 307 Interchange on interstate 81 provides a significant commercial opportunity that the Plan seeks to take advantage of by identifying the Interstate Commercial @ 307 area of land use. The business development recommendations identified desirable business types to draw to the area. Including, but not limited to;  Light Industrial/High Tech targeted businesses. APPENDIX I - AREA PLANS Southern Frederick Area Plan 36  Lodging / Event / Dining along the Route 522 corridor and at the interstate.  Home Office (versus home based)  Fast-Casual Dining (EG - Panera, Chipotle)  Higher-end dining (Chain and Local businesses) as well as casual Pub’s and Cafes.  Premium Grocery & Retail in the UDA Center area (EG - Wegman’s) 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 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 the undeveloped land zoned as Natural Resource / Flood Plain should include walking/biking trails. 2. Identify ways to leverage abundant supply of natural gas in the RT 522 corridor. 3. Determine if incentives to rezone to commercial uses for land owners with agricultural zoned property should be made available. 4. 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. 5. Restaurants and community based businesses such as Dry Cleaners, Convenience Stores, and the like, should be located close to and easily accessible by car or by foot to the areas targeted as industrial, commercial and office uses. This could also be within the Sherando Center or Neighborhood village commercial areas which are located within accessible distances from these areas. 6. Identify ways to draw more Light Manufacturing and targeted economic development businesses to the area around the FBI facility off of Tasker Rd. APPENDIX I - AREA PLANS Southern Frederick Area Plan 37 7. The Southern Frederick County area would be a natural fit for various outdoor events and festivals, especially once the road and walking path networks have been enhanced and more lodging and dining options are available. This type of business has a low impact on the environment and provides an external infusion of revenue. The business development group identified several additional areas east of Route 522 South for potential modifications to the Southern Frederick Area Plan that would better promote the business development objectives of the 2030 Comprehensive Plan. However, it was determined through the facilitator group stage of this planning effort that these areas should remain rural in character. Specific Implementation Steps have been identified which would further promote business development opportunities in the Southern Frederick Area Plan and Frederick County in general . This is consistent with those identified in the Senseny/Eastern Frederick County Urban Area Plan. These include:  The creation of a Future Land Use Revenue Incentive Program that 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 th e 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 creation of new Zoning Ordinance requirements that facilitate more intensive FAR and height allowances for future employment, commercial or industrial land use, especially in the urban centers.  The County should support and partner with various athletic organizations to sponsor regional or state tournaments and events APPENDIX I - AREA PLANS Southern Frederick Area Plan 38 using existing facilities to promote tourism in support of existing hotels, restaurants, and attractions. Transportation In support of the new areas of land use, a transportation network has been proposed which relates to the location and context of the areas of land use, promotes multi-modal transportation choices and walkability, furthers the efforts of the Win-Fred MPO, and reaffirms the planning done as part of the Route 277 Triangle Area plan. In this study there is a direct nexus between transportation and land use. The relocation of Interstate 81, Exit 307, provides a new orientation for the County’s primary road system and provides new opportunities to create a transportation network which supports the future growth of the community in the right locations. This area is also heavily influenced by the ongoing and future improvements to I-81 Exit 310 and the future extension of Warrior Drive. Minor modifications are proposed to the alignment of the Tasker Road flyover of I-81. Access Management is a significant consideration of this study and gen eral transportation planning in Frederick County. This concept is supportive of providing for key connections to the south. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to access points is promoted. Roundabouts will be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series and when used where intersection spacing may be an issue. The context of the collector road network is proposed to b e significantly different with the focus being placed on a more walkable and multi-modal street thoroughfare design. The change in context is based upon classification of road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the Urban Centers. The surrounding land use, site design, and building design are features that will help create context and promote the creation of new communities, places, and focal points. Attention should also be provided to the context of the street in the Neighborhood Village Commercial Areas to ensure that these prominent locations are safe and accessible to all modes of transportation. Bicycle and pedestrian accommodations should be fully integrated into street designs. Appropriately designed intersection accommodations should include pedestrian refuge islands and pedestrian actualized signals. APPENDIX I - AREA PLANS Southern Frederick Area Plan 39 More specific transportation considerations for Sherando Park include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas and creating additional access points. Traffic calming across the entire frontage of Sherando Park is warranted with special attention placed on providing a safe and efficient main entrance to the park. 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 should only occur when an acceptable level of service has been achieved and key elements and connections identified in this plan have been provided. The Eastern Road Plan calls for White Oak Road between Tasker Road and Route 277 to be an improved two lane roadway. While this improvement has partially taken place for the northern portion of the roadway near Tasker Road, the southern portion of White Oak Road to the sou th remains a winding and narrow roadway which may be difficult and costly to improve. The area plan identifies improvements to White Oak Road in this area which may include its realignment near the Wrights Run stream crossing, passing to the east of and behind the existing residences fronting White Oak Road. Other recommendations from the transportation group:  Emphasize the role of the State and the development community in the implementation of the planned road system.  Use modeling to determine lane needs based upon build out of planned land uses, but consider plans of neighboring localities when making recommendations. Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street deigns that take all users into consideration. o Within residential neighborhoods, this would mean that sidewalks be used and cyclists share the roads. Use of striping that defines parking bays or cycling areas would be preferred. o On collector roadways or higher, make use of separated multi - use paths at least 10 feet in width. o Incorporate wide shoulders or bike lanes into roadways that have budgetary or right-of-way limitations. This would be viewed as a step toward the ultimate goal of a separated facility. o Make use of paved shoulders with striping on rural roadways as a long term measure. Rural roadways would be defined by APPENDIX I - AREA PLANS Southern Frederick Area Plan 40 traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 522). o Bike paths should be constructed on the same grade as the adjacent roadway. o Bike path maintenance should be addressed by adjacent property owner groups whenever possible.  Continue to enforce improved access management with redevelopment or new development. 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.  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. Natural Resources, Historic Resources, and Public Facilities Natural Resources Frederick County should be a community that understands, values, and protects its natural resources. The natural resources element of the Southern Frederick Area Plan should directly correlate to the Natural Resources chapter of the 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, conn ectivity of greenways is included through the project. APPENDIX I - AREA PLANS Southern Frederick Area Plan 41 Preserve and maintain existing natural wetlands, woodlands, and grasslands to the maximum feasible extent to provide wildlife habitats for animals and plants. Buffer wetlands and creeks using latest water management principles to promote environmental protection of those localities, stabilize stream banks, and promote such protective steps during residential development throughout the South Frederick County area. All types of urban open spaces like greenways, squares, plazas, urban parks, playgrounds and street medians should be considered as part of urban development planning and implemented wherever reasonable. Ensure that 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. Provide for best storm water management practices at urban centers, residential developments, and industrial areas to facilitate environmental protection. Protect floodplains and steep slopes from unsuitable uses and recognize their value for 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 Southern Frederick 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. Sensitive Natural Areas, including historic areas are shown on the land use map for the study area. By recognizing these historic sites and structures, the Southern Frederick Area Plan is implementing the policies of the Comprehensive Plan. Significant structures and properties shown with a sensitive natural/historic designation should be buffered from adjacent development activity. APPENDIX I - AREA PLANS Southern Frederick Area Plan 42 Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways. The Rural Landmarks Survey should be updated and maintained regularly in order to keep current the inventory of structures older than fifty years. There are at least six historic sites and markers in the So uthern Frederick Area Plan. Those sites and markers should be buffered from adjacent development activities and preserved in their original condition whenever possible during any development or land use planning. The Melvin Sandy house is located immediately adjacent to Sherando Park and would be ideal for use as an element of the Park. In the event that it cannot be included as part of the park, 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 park users to utilize the property. Frederick County should assist property owners that want to register their properties with the State or National Register. 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 Crosspointe. Developers of any urban center developed in the study area should integrate into the center’s development plans both the preservation and prominence of historical and natural resources within the urban center boundaries such as the restoration, rehabilitation, or adaptive reuse of historic homes, churches, other buildings, Civil War site markers, Civil War earth works, significant stone outcroppings, etc.. Community Facilities The need for public spaces within the study area needs to be acknowledged. The public facility element of the Southern Frederick 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: APPENDIX I - AREA PLANS Southern Frederick Area Plan 43 The development community should work with FCPS, Fire & Rescue, and Parks and Recreation to determine future public facility needs. A potable water tank will be needed within the study area to accommodate future growth (Lake Frederick area). The County should focus on the development of the north side of Sherando Park (north of Route 277). 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. Pedestrian facilities should be constructed that connect neighborhoods to school and park facilities to promote access and walkability. Trails should be planned and constructed that connect Sherando Park, the proposed S. Frederick Parkway and Lake Frederick (see the Sherando-Lake Frederick Trailway example described in the land use section ). A trail network should be constructed around the Lake at the Bowman Library. Linear parks should be constructed along creeks where permissible due to topography. A new Fire & Rescue station is needed within the study area. As proposed, a new Fire and Rescue Facility and Community Facility shall provide an additional focal point to the White Oak Woods Neighborhood Village area. The 13 acre parcel owned by the Frederick County adjacent to Bass Hoover Elementary should be planned as a combined school, park and recreation facility. The existing schools within the study area, including Bass Hoover, Aylor, and Sherando need to be upgraded as outlined in the CIP. New schools identified in this plan and in the CIP should be pursued and may be used as focal points for future community development. APPENDIX I - AREA PLANS Southern Frederick Area Plan 44 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.