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HomeMy WebLinkAboutPC 06-20-18 Meeting Agenda AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia June 20, 2018 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 2, 2018 Meeting Minutes ........................................................................................ (A) 3) Committee Reports .................................................................................................. (no tab) 4) Citizen Comments ................................................................................................... (no tab) PUBLIC HEARING 5) Conditional Use Permit #08-18 for Trailer Drop, LLC – submitted by GreyWolfe, Inc., for a tractor truck and tractor truck trailer parking use as a Conditional Use in the M1 (Light Industrial) District. The property is in Stonewall Industrial Park at the end of McGhee Road (Route 861), Winchester, Virginia and is identified with Property Identification Number 43-19-64 in the Stonewall Magisterial District. Mr. Cheran ....................................................................................................................... (B) 6) CPPA #01-18 St. Paul on the Hill - Land Use Designation Amendment Request. This is a request to change the land use designation for one parcel of land that totals 4.971 acres. The Property is identified by Property Identification Number 54-A-128 and is located at 1527 Senseny Road in the Red Bud Magisterial District. The Property is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The Property is currently designated in the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan for institutional land use with environ mental resources. The Applicant is requesting to change the current Institutional designation to Urban Center. 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 3537 Minutes of May 2, 2018 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 2, 2018 PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; Greg L. Unger, Back Creek District; J. Rhodes Marston, Back Creek District; Lawrence R. Ambrogi, Shawnee District; Charles E. Triplett, Gainesboro District; June M. Wilmot, Member at Large; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: H. Paige Manuel, Shawnee District. STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; M. Tyler Klein, Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the May 2, 2018 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney 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. ------------- Frederick County Planning Commission Page 3538 Minutes of May 2, 2018 COMMITTEE REPORTS Comprehensive Plans and Programs Committee (CPPC) – Mtg. 04/09/18 Commissioner Mohn reported the committee discussed the Saint Paul on the Hill Comprehensive Plan Amendment and recommended this move forward to the Planning Commission. Transportation Committee – Mtg. 04/23/18 Commissioner Oates reported the committee discussed three items: Jones Road truck restriction, recommended not to consider at this time due to the number of trucks and the detour involved; Grace Church Road, add to the unpaved road list, voted to include; Woodside Road to be added to the unpaved list; a truck restriction in Star Tannery, committee does not feel it is a great benefit at this time. He noted the committee also received an update on other County projects. Frederick Water – Mtg. 04/17/18 Commissioner Unger reported the Frederick Water Board adopted the FY2019–28 Capital Improvement Plan; the adopted 10-year CIP has 87 projects, with improvements totaling over $80 million. He continued, the Opequon Water Supply Plan initiative continues to be the most significant project; over 85% of the CIP project costs are dedicated to strengthening the quantity, quality, and affordability of the water services of Frederick Water. Commissioner Unger reported the Board directed staff to schedule a public hearing to accept public comment on a proposed base rate increase. Commissioner Unger presented the March 2018 operations report: Customer base is over 15,600 connections; Monthly water use averaged 5.50 MGD; Diehl’s north quarry continues to maintain its water level at 651 ft.; Rainfall for March was 1.57 inches, slightly below average; and the quarries are holding their own, and it is anticipated their seasonal recharge will be apparent over the next month. City of Winchester – Mtg. 05/01/18 Commissioner Eaton, Winchester City Planning Commission Liaison, reported the Commission reviewed a site plan for a fence request and approved a zoning ordinance amendment in the M1 to create a conditional use allowance. Board of Supervisors – Mtg. 04/25/18 Board of Supervisors’ Liaison, Supervisor Shannon Trout reported, the Board approved CUP #02-18 for Alisha Feltner. She noted REZ #05-17 for Carmeuse was postponed for 1 month. ------------- Frederick County Planning Commission Page 3539 Minutes of May 2, 2018 CITIZEN COMMENTS Chairman Kenney 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 Kenney closed the citizen comments portion of the meeting. ------------- PUBLIC HEARING Conditional Use Permit #04-18 for West Oak Farm Market, LLC., submitted for establishment of a special event facility and restaurant in the RA (Rural Areas) Zoning District. The Property is located at 229 West Oaks Lane, Winchester, Virginia and is identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District. Action – Recommend Approval M. Tyler Klein, Planner, reported this application was submitted for the establishment of a special event facility and a restaurant in the RA (Rural Areas) District. He continued, the 200 -acre property is located on Middle Road, Winchester VA and is identified with Property Identificatio n Number 74-A-3 in the Back Creek Magisterial District. Mr. Klein presented a location and vicinity map of the property. He explained, this property is a working farm and orchards with an under construction by-right 10,500 square foot farmers market building on Middle Road. He noted this CUP Application proposes: 3,456 sf special event center (banquet room); Outdoor picnic shelter for special events; A restaurant (deli - style counter-service) with commercial kitchen; Permanent restroom facilities; design ated parking area; and the special events may accommodate up to 275 persons. Mr. Klein reported the proposed conditional use is consistent with the 2035 Comprehensive Plan; which supports opportunities for agritourism and agribusiness. He noted, the Applicant has addressed all review agency comments, including site access, compliance with the building and fire safety code; and the proposed use is consistent with the County’s policies and regulations. Mr. Klein presented the conditions recommended by Staff: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. Building permits shall be acquired prior to establishment of the deli -style counter service restaurant use. 4. Events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Events may accommodate up to and not to exceed 275 persons. Frederick County Planning Commission Page 3540 Minutes of May 2, 2018 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet and not to exceed 10 feet in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Commissioner Unger asked if there will be one or two entrances. Mr. Klein noted there is currently one and may consider two. Chairman Kenney inquired if the 275 persons stated in the conditions includes farm market patrons as well as the event center. Mr. Klein explained the farm market is exempt from this. Mr. Joe Snapp, the Applicant came forward and addressed questions and concerns. He commented the possible second entrance will be for the farm’s use. Commissioner Unger commented that traffic should not be an issue due to the good site distance. Chairman Kenney 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 Kenney closed the public comment portion of the hearing. Commissioner Marston commented he has toured the facility and it is state of the art; he feels this will be a big plus to agritourism in the County and this is a great facility. Upon motion made by Commissioner Unger and seconded by Commissioner Marston BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit #04-18 for Conditional Use Permit #04-18 for West Oak Farm Market, LLC., submitted for establishment of a special event facility and restaurant in the RA (Rural Areas) Zoning District. The Property is located at 229 West Oaks Lane, Winchester, Virginia and is identified with Property Identification Number 74-A-3 in the Back Creek Magisterial District. (Note: Commissioner Manuel was absent from the meeting.) Conditional Use Permit #05-18 for Waveland Farm, LLC., submitted for establishment of a special event facility in the RA (Rural Areas) Zoning District. The Property is located at 1211 Marlboro Road, Stephens City, Virginia and are identified with Property Identification Numbers 73 -14-1-6, 73-A-103, and 73-A-103A in the Back Creek Magisterial District. Action – Recommend Denial Commissioner Oates would abstain from all discussion on this item for a possible conflict of interest. M. Tyler Klein, Planner, reported this application is submitted for the establishment of a special event facility in the RA (Rural Areas) Zoning District. He continued, the 32-acre property is located at 1211 Marlboro Road, Stephens City and is in the Back Creek Magisterial District. Mr. Klein explained the current land use is Agricultural/Residential and the proposed use is for weddings and other similar type events. Mr. Klein presented a locations map of the property. Frederick County Planning Commission Page 3541 Minutes of May 2, 2018 Mr. Klein reported the property is a 24-acre working farm with a single-family detached residence and the application proposes: the use of an existing historic barn for special events; a designated outdoor area for temporary tents; the use of portable restroom facilities which are screened from view; a designated gravel parking area for guests; a new commercial entrance from Abigail Way/Nittany South Way. He noted, the special events may accommodate up to 180 persons. He continued, the proposed conditional use is consistent with the 2035 Comprehensive Plan; which supports opportunities for agritourism and agribusiness. He noted, the Applicant has addressed all review agency comments, including site access, compliance with the building and fire safety code; and the proposed use is consistent with the County’s policies and regulations. Mr. Klein shared an illustrative sketch plan provided by the Applicant. In conclusion Mr. Klein presented the conditions recommended by Staff: 1. All review agency comments shall be complied with at all times. 2. An illustrative sketch plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. 3. The existing private driveway shall be gated off, not open to special event traffic, and may not be used for temporary or overflow parking. All special event related traffic shall access the site via the private ingress/egress easement from Nittany South Way and Abigail Way. 4. Events shall start no earlier than 10 a.m. and all events and related activities shall conclude by midnight. 5. Events may accommodate up to and not to exceed 180 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Commissioner Thomas inquired will the Applicant be serving food or drinks during these events. Mr. Klein explained this application does not include a commercial kitchen or catering kitchen; all food and drinks will be brought from off site by a catering company. Mr. Tim Stowe of Stowe Engineering, PLC, representing the Applicant came forward to address any questions. Commissioner Unger asked where the Applicant will be placing the monument style sign. Mr. Stowe noted they own a right-of-way along their existing entrance and need to make sure it does not affect any site distance. Commissioner Unger commented this may be deceiving since they will actually be using the other entrance. Mr. Stowe noted they are currently trying to decide on the exact location and have not pulled a sign permit yet. Commissioner Thomas asked if Nittany South Way is a private road. Mr. Stowe explained, it is a subdivision road that has been dedicated to the County for ultimate dedication to VDOT; once three homes are connected to it, then VDOT will take over the road. Frederick County Planning Commission Page 3542 Minutes of May 2, 2018 Commissioner Molden asked for clarification; when houses are constructed on Nittany South Way it will become part of the VDOT system. Mr. Stowe noted that is correct. Commissioner Molden inquired is there a reason the Applicant is not using their private entrance for this event center. Mr. Stowe explained, there is a site distance and safety issue in using the private entrance to the farm. Commissioner Molden noted he is concerned that the lots to be built on are subject to traffic issues and thus decreasing the value of those properties. Commissioner Unger asked who owns the road that the Applicant is proposing to use. Mr. Michael T. Ruddy, Director, elaborated the right-of-way is dedicated to Frederick County; ultimately to be accepted into the state system, once accepted a bond is carried to guarantee improvements will be made; the owner of the subdivision carries this bond. Commissioner Marston asked if the road is damaged who fixes it at this time. Mr. Ruddy noted it would be the developer’s responsibility at this time. Commissioner Thomas commented, just to clarify the developer is 100% responsible for the maintenance of the road until it is dedicated to the state and he is responsible for controlling the road and the County has 0% responsibility for maintenance on the road. Mr. Ruddy noted that is correct. Commissioner Thomas asked if a condition should be added to hold the event center responsible for the road. Mr. Ruddy explained the Planning Commission can place additional conditions as necessary. Mr. Roderick B. Williams, County Attorney, explained briefly how the process works regarding who is responsible, posting of a bond, and the road becoming part of the VDOT system. He noted an additional bond can be posted in conjunction with the CUP due to the additional risks and that is up to the Planning Commission. Commissioner Molden inquired if the existing lots are owned by the individuals applying for the CUP. Mr. Stowe explained the Applicant as purchased one lot, the sec ond is owned by a private individual, and the third is still owned by the original developer. Commissioner Molden commented he feels the event center will create an ill effect on the value of these lots. Chairman Kenney asked who would establish the value of the bond that can be placed in conjunction with the original bond. Mr. Williams explained ordinarily the subdivision administrator along with the Public Works Department would do the estimate. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Mr. Dudley Rinker of 1156 Marlboro Road in the Back Creek Magisterial District came forward. He began, Rinker Properties owns 9 of 11 lots in Apple Banks South subdivision and 3 of the lots connect to Waveland Farm. He continued, he is opposed to this CUP for and event center. Mr. Rinker explained, in October 2017 he granted access to the residents living on Waveland Farm on Abigail Way for the family’s safety; trying to be a good neighbor he granted the easement for the safety reasons. He noted, there were 2 conditions: the entrance on Abigail Way had to be built to VDOT specifications, he does not feel the entrance that was put in will meet these specifications; second to physically remove the Waveland Farm entrance onto Marlboro Road, this has not been done. Mr. Rinker referenced a Frederick County Planning Commission Page 3543 Minutes of May 2, 2018 document provided by the designer of Nittany South Way and Abigail Way. He noted, in the end the road and the road bond rest solely on him and he is requesting the Planning Commission deny this CUP. Mrs. Cindy Layman, the Applicant, came forward. She began by providing a brief history of the property. She explained, her idea of an event center had been shared with many neighbors and Mr. Rinker; she agreed that she did approach Mr. Rinker regarding access to Waveland Farm through his cul-de-sac because of their current dangerous entrance. Mrs. Layman continued, during this process they did ask VDOT and a Board of Supervisors member to come out and evaluate what they should and should not do; all comments came back to them to use Nittany South Way. She explained, in their contract with Mr. Rinker she felt the right thing to do was to purchase one of his lots in considera tion of the easement. Mrs. Layman noted regarding the permanent removal of their existing entrance, as part of their contract it was stipulated in the easement they would adhere to VDOT requirements for the closure of the existing entrance; VDOT’s written requirement back to them indicated that a locked gate or secured gate so that no one could enter, or exit was acceptable. She noted this would be taken care of once the CUP is approved. Mrs. Layman concluded, their goal is to preserve and maintain their farm and to support agritourism. No one else came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Commissioner Thomas commented he is fine with the CUP however he does question who is responsible for maintaining the road; with the Applicant not being responsible for the maintenance of the road he cannot approve of this. Commissioner Marston noted he is concerned for the value of the properties as well as the traffic on the road. Commissioner Unger feels these are two good neighbors but cannot support this at this time given the road circumstances. Upon motion made by Commissioner Unger and seconded by Commissioner Marston BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend denial of Conditional Use Permit #05-18 for Waveland Farm, LLC., submitted for establishment of a special event facility in the RA (Rural Areas) Zoning District. The Property is located at 1211 Marlboro Road, Stephens City, Virginia and are identified with Property Identification Numbers 73-14-1-6, 73-A- 103, and 73-A-103A in the Back Creek Magisterial District. (Note: Commissioner Manuel was absent from the meeting.) ------------- Frederick County Planning Commission Page 3544 Minutes of May 2, 2018 INFORMATION/DISCUSSION CPPA #01-18 St. Paul on the Hill – Land Use Designation Amendment Request. This is a request to change the land use designation for one parcel of land that totals 4.971 acres. The Property is identified by Property Identification Number 54-A-128 and is located at 1527 Senseny Road in the Red Bud Magisterial District. The Property is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The Property is currently designated in the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan for institutional land use with environmental resources. The Applicant is requesting to change the current Institutional designation to Urban Center. Candice E. Perkins, Assistant Director, reported this is an amendment request to the Senseny/Eastern Frederick Urban Area Plan of the 2035 comprehensive Plan. She continued, the property contains 4.971 acres and is addressed as 1527 Senseny Road; the property is currently zoned RP (Residential Performance) and is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). Ms. Perkins reported the Institutional land use is reflective of the existing church located on the property; the site is surrounded by Institutional, Residential, and the Greenwood Urban Center. She noted this proposal is seeking to amend the Comprehensive Plan from Institutional to Urban Center. Ms. Perkins presented a locations map of the property. Ms. Perkins reported the subject property is currently zoned RP (Residential Performance) District. She continued the current by-right density for this property if developed with townhouses or garden apartments would be 10 units per acre. Ms. Perkins noted, expanding the Urban Center designation to this property would increase the by-right residential density: from 10 units per acre to 20 units per acre for multifamily; and the density increase would not require a rezoning that would address impacts. Mr. Evan Wyatt of Greenway Engineering and representing the Applicant came forward and presented a brief overview of the proposal. Commissioner Mohn commented from the CPPC perspective the Applicant has an innovative approach. The Planning Commission recommended CPPA #01-18 move forward to the Board of Supervisors for Information and Discussion. (Note: Commissioner Manuel was absent from the meeting.) ------------- Cancelation of the regular meeting Chairman Kenney announced there were no pending items for the Planning Commission’s May 16, 2018 meeting. It was unanimously agreed to cancel the May 16, 2018 meeting. ------------- Frederick County Planning Commission Page 3545 Minutes of May 2, 2018 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 Thomas and unanimously passed. The meeting adjourned at 7:55 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ____________________________ Michael T. Ruddy, Secretary B CONDITIONAL USE PERMIT #08-18 TRAILER DROP, LLC Staff Report for the Planning Commission Prepared: June 11, 2018 Staff Contact: Mark R. Cheran, Zoning Administrator Reviewed Action Planning Commission: 06/20/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: Request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking use. LOCATION: The subject property is located in Stonewall Industrial Park at the end of McGhee Road (Route 861), Winchester. EXECUTIVE SUMMARY AND STAFF CONCLUSIONS FOR THE 06/20/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking located within the Stonewall Industrial Park. This CUP use would not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan identifies this property within an area of the County intended to remain industrial in nature. This CUP should implement the policies expressed in the Comprehensive Plan, in particular, addressing future Route 37, which is a feature of the County’s Eastern Road Plan. Should the Planning Commission find this use appropriate, Staff would recommend the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. The site plan for this property shall be designed to accommodate the future Route 37 ROW. 3. The site shall meet the requirements of the Frederick County Zoning Ordinance Section 165- 204.24 Tractor truck and truck trailer parking. 4. Any expansion or change of use shall require a new Conditional Use Permit. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not otherwise provide for the acquisition of the future Route 37 ROW. Following the public hearing, a recommendation regarding this Conditional Use Permit application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. Page 2 CUP #08-18, Trailer Drop, LLC June 11, 2018 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 application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 06/20/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: Request for a Conditional Use Permit (CUP) for tractor truck and tractor truck trailer parking use. LOCATION: The subject property is located in Stonewall Industrial Park at the end of McGhee Road (Route 861), Winchester. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 43-19-64 PROPERTY ZONING: M1 (Light Industrial) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: M1 (Light Industrial) Use: Industrial South: M1 (Light Industrial) Use: Industrial Use: Residential East: RA (Rural Areas) Use: Agricultural West: RA (Rural Areas) Use: Agricultural REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have a measurable impact on Route 861, the VDOT facility which would provide access to the property as noted in the application. This VDOT office supports this CUP request. Prior to operation of the business a commercial entrance must be constructed on McGhee Road, to our standards to allow safe ingress of the property. Any work 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 bond surety. Frederick Water: The requested use does not propose to utilize Frederick Water’s water and sewer services. Frederick Water offer no comments. Frederick County Fire Marshal: Approved. Page 3 CUP #08-18, Trailer Drop, LLC June 11, 2018 Planning and Zoning: The Frederick County Zoning Ordinance allows for tractor truck and tractor truck trailer parking use as a conditional use in the M-1 (Light Industrial) Zoning District with an approved Conditional Use Permit (CUP). This proposed tractor truck and tractor truck trailer parking lot will be located within the Stonewall Industrial Park. The 2035 Comprehensive Plan of Frederick County (“Comprehensive Plan”) is an official public document that serves as the Community's guide for making decisions regarding land use actions. The Northeast Land Use Plan (“Area Plan”) and the Eastern road Plan of the Comprehensive Plan depicts future Route 37 on the western boundary of this property. The Area Plan is the primary implementation tool and will be instrumental to the future planning efforts of the County. A goal of the area plan and the County’s Eastern Road Plan is the implementation of Route 37. The Frederick County Zoning Ordinance (“Ordinance”) addresses a CUP as a land use action, (Sections 165-103.01 and 165-103.04), and as with any land use action the goals of the Comprehensive Plan should be implemented. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not provide for the acquisition of the future Route 37 ROW. EXECUTIVE SUMMARY AND STAFF CONCLUSIONS FOR THE 06/20/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trai ler parking located within the Stonewall Industrial Park. This CUP use would not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan identifies this property within an area of the County intended to remain industrial in n ature. This CUP should implement the policies expressed in the Comprehensive Plan, in particular, addressing future Route 37, which is a feature of the County’s Eastern Road Plan. Should the Planning Commission find this use appropriate, Staff would re commend the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. The site plan for this property shall be designed to accommodate the future Route 37 ROW. 3. The site shall meet the requirements of the Frederick County Zoning Ordinance Section 165- 204.24 Tractor truck and truck trailer parking. 4. Any expansion or change of use shall require a new Conditional Use Permit. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not provide for the acquisition of the future Route 37 ROW. Following the public hearing, a recommendation regarding this Conditional Use Permit application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 43 19 64 420LENOIR DR 396TYSON DR 384TYSON DR334HANDLEY DR 657MCGHEE RD 645MCGHEE RD656MCGHEE RD 650MCGHEE RD 625MCGHEE RD MC G H E E R D Applications Parcels Building Footprints I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: May 30, 2018Staff: mcheran 01110137WILLIAMS CIR CIV E S LN L A K E V I L L E C I R MCGH E E R D TYSO N D R HA N D L E Y D R LENO I R D R CUP # 08 - 18Trailer Drop, LLCPIN:43 - 19 - 64Tractor Truck and Tractor Truck Trailer ParkingLocation Map 0 210 420105 Feet CUP # 08 - 18Trailer Drop, LLCPIN:43 - 19 - 64Tractor Truck andTractor Truck Trailer ParkingLocation Map CUP #08-18 43 19 64 420LENOIR DR 396TYSON DR 384TYSON DR334HANDLEY DR 657MCGHEE RD 645MCGHEE RD656MCGHEE RD 650MCGHEE RD 625MCGHEE RD MC G H E E R D Applications Parcels Building Footprints 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: May 30, 2018Staff: mcheran 01110137WILLIAMS CIR CIV E S LN L A K E V I L L E C I R MCGH E E R D TYSO N D R HA N D L E Y D R LENO I R D R CUP # 08 - 18Trailer Drop, LLCPIN:43 - 19 - 64Tractor Truck and Tractor Truck Trailer ParkingZoning Map 0 210 420105 Feet CUP # 08 - 18Trailer Drop, LLCPIN:43 - 19 - 64Tractor Truck andTractor Truck Trailer ParkingZoning Map CUP #08-18 C COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Public Hearing – St. Paul on the Hill Comprehensive Plan Amendment DATE: June 7, 2018 This is a draft amendment to the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan. This request is presented to the Planning Commission as a public hearing item. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this Comprehensive Plan Amendment request. Proposal The subject property contains 4.971 acres and has an address of 1527 Senseny Road and is identified with Property Identification Number 54-A-128. The property is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The property is designated in the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan for institutional land use with environmental resources. The institutional land use is reflective of the existing church located on the property. Land uses surrounding the subject property include institutional, residential and The Greenwood Urban Center. The Applicant is requesting to change the future land use from Institutional to Urban Center. The Greenwood Urban Center area is tailored to be the future focal point of the Senseny Road and Greenwood area. The core area of this urban center is focused around the intersection of Senseny Road and Greenwood Road. The residential densities in the core of this area are envisioned to be in the 12-16 units per acre range, tapering off to 6 units per acre on its perimeter. It should be noted that the subject property is currently zoned RP (Residential Performance) District. The current by-right density for this Property if developed with townhouses or garden apartments would be 10 units per acre. As stated in the application, the Owner is seeking to construct a 70-unit age restricted low-income apartment building. This proposed development would equate to 14 units per acre. The Applicant is seeking to change the land use designation to Urban Center as this designation would allow for up to 20 units per acre by-right. Staff would CPPA – St. Paul on the Hill June 7, 2018 Page 2 note that if the land use designation is changed from Institutional to Urban Center, it would double the by-right density allowed for this property without a rezoning. Staff would also note that low-income age restricted housing would not be guaranteed if this plan amendment is approved. Background At their March 14, 2018 meeting, the Board of Supervisors adopted a resolution directing Staff to undertake a land use study to evaluate the future land use of the Saint Paul on the Hill Property. The Comprehensive Plans and Programs Committee (CPPC), at their April meeting discussed this request. The CPPC recommended approval of the request and forwarded the amendment to the Planning Commission for discussion. The Planning Commission discussed this request at their May 2, 2018; the Planning Commission supported the request and sent the amendment forward to the Board of Supervisors. The Board of Supervisors discussed this amendment at their April 23, 2018. The Board of Supervisors expressed concern over the housing types, the ability to pursue a rezoning in lieu of a Comprehensive Plan Amendment, potential impacts on County services and the unlikelihood of the County being able to restrict the development to age-restricted with only a Comprehensive Plan Amendment. Ultimately the Board of Supervisors sent the amendment forward for public hearing to gather public comments on the requested amendment. 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 Senseny/Eastern Frederick Urban Area Plan (current land use and proposed land use) and a copy of the application. This request is presented to the Planning Commission as a public hearing item. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this Comprehensive Plan Amendment request. CEP/pd Attachments VILLAG E C T U N D E R W O O D L N WILLIAMS O N P L K A S S I E L N B O U N D A R Y A V E SENSENY R D Urban Development Area SWSA Applications 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: March 26, 2018Staff: cperkins SENSENY R D RI D G E R D MI L A M D R MA S S I E D R VILLA G E C T MEA D E D R CRES T L E I G H D R U N D E R W O O D L N FO X B U R Y L N WIL L I A M S O N R D STAFFORD DR CART E R P L ME A D E D R CPPA #01-18St. Paul's on the Hill Episcopal ChurchRevise Senseny/Eastern Land Use PlanPIN:54 - A - 128Zoning Map CPPA #01-18St. Paul's on the HillEpiscopal ChurchPIN:54 - A - 128Revise Senseny/Eastern Land Use PlanZoning Map 0 0.045 0.090.0225 Miles CPPA #01-1854 A 128 U N D E R W O O D L N VILLA G E C T WILLIAMS O N P L B O U N D A R Y A V E K A S S I E L N SENSENY R D Urban Development Area SWSA Applications 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 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 Sensitive Natural Areas Institutional Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: March 26, 2018Staff: cperkins SENSENY R D RI D G E R D MI L A M D R MA S S I E D R VILLA G E C T MEA D E D R CRES T L E I G H D R U N D E R W O O D L N FO X B U R Y L N WIL L I A M S O N R D STAFFORD DR CART E R P L ME A D E D R CPPA #01-18St. Paul's on the Hill Episcopal ChurchRevise Senseny/Eastern Land Use PlanPIN:54 - A - 128Long Range Land Use Map CPPA #01-18St. Paul's on the HillEpiscopal ChurchPIN:54 - A - 128Revise Senseny/Eastern Land Use PlanLong Range Land Use Map 0 0.045 0.090.0225 Miles CPPA #01-1854 A 128 U N D E R W O O D L N VILLA G E C T WILLIAMS O N P L B O U N D A R Y A V E K A S S I E L N SENSENY R D Urban Development Area SWSA Applications 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 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 Sensitive Natural Areas Institutional Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: March 26, 2018Staff: cperkins SENSENY R D RI D G E R D MI L A M D R MA S S I E D R VILLA G E C T MEA D E D R CRES T L E I G H D R U N D E R W O O D L N FO X B U R Y L N WIL L I A M S O N R D STAFFORD DR CART E R P L ME A D E D R CPPA #01-18St. Paul's on the Hill Episcopal ChurchRevise Senseny/Eastern Land Use PlanPIN:54 - A - 128Requested Comprehensive Plan AmendmentLong Range Land Use Map CPPA #01-18St. Paul's on the HillEpiscopal ChurchPIN:54 - A - 128Revise Senseny/Eastern Land Use PlanRequested Comp Plan AmendmentLong Range Land Use Map 0 0.045 0.090.0225 Miles CPPA #01-1854 A 128 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 9 SENSENY/EASTERN FREDERICK URBAN AREA PLAN SEFUAP APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 10 SENSENY/EASTERN FREDERICK URBAN AREA PLAN This area is home to many families and successful businesses, and contains some of the area’s most accessible natural resources and environmental features, historic resources, and public facilities. The Senseny/Eastern Frederick Urban Area Plan effort builds upon these great assets and has identified 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 Historical Resources, Natural Resources and Public Facilities within the study area. The Senseny/Eastern Frederick Urban Area Plan incorporates the following areas of new land use focus: the Urban Centers, the Parkins Mill Economic Development Area, Interstate and Highway Commercial at Routes 7, 50 and 522, Warrior Drive Employment and Commercial Center, and others. The above areas combine to form the County’s urban areas between the City of Winchester and Clarke County. The study encompasses the area of the County that is generally east of the City of Winchester and Route 522, South to the Clarke County line and from Redbud Run in the north to the Opequon Creek in the south. This study area includes the Route 7 and Route 50 Business Corridor Plans which were both adopted in 1994, and the eastern portion of the Southern Frederick Land Use Plan which was adopted in 1999, generally north of the Opequon Creek. The study area includes both the Red Bud and Shawnee Magisterial Districts and a small portion of the Stonewall Magisterial District. An overview to planning in Frederick County. Planning efforts, such as the Senseny Eastern Frederick Urban Area Plan, enables 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. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 11 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 Urban Centers The Urban Centers are envisioned to be intensive, walkable urban areas that are well integrated with the surrounding community. The urban center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the 2035 Comprehensive Plan. They 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 urban center is designed. Multiple uses are envisioned in single structures. Community facilities shall also provide a focal point for the urban center and surrounding community. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Urban Centers. Presently, Greenwood Mill Elementary School, Admiral Byrd Middle School and Evendale Elementary School provide a focal point for community activity. In the future, these resources shall be complemented by a new High School, Middle School, and Elementary School which shall serve the existing and future population and be located within close proximity to the centers. The Urban Centers are centrally located in the study area. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure. The mix of commercial, residential, employment, and community uses shall be linked to the surrounding area with inter-modal transportation choices and public open spaces. While the core characteristics of the urban centers are the same, each urban center is envisioned to be more individual, of a varying scale, and distinctive of their particular location. The following describes what an urban center in Frederick County may look like. The land use and/or building types could include, in addition to commercial and residential, community oriented types such as civic, religious, fraternal, or institutional uses. In the core area one may find 2 to 4 story buildings that, at the center, share party walls and front directly on the sidewalk; at the first or ground floor one will find retail and commercial uses, upper stories will have offices in some buildings and others will have apartments; and parking of cars will be on the street or in lots behind the buildings and possibly in parking decks if there is such need for structured parking. These types of structures will be readily accessible from the boulevards that serve the urban center. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 12 The Crosspointe Urban Center The designated Crosspointe Urban Center provides an opportunity to enable either the currently approved project or an intensification of the proposal to allow for a greater mix of land uses, including residential, for a greater economic return to both the County and the property owner. The Crosspointe Urban Center is envisioned to be the most commercial and urban of the urban centers and, at the convergence of Interstate 81, Route 37 and future Warrior Drive, is ideally located to be the most intensive. The residential densities in this area have the potential to be the highest in the County’s urban areas. Opportunities exist to further the entertainment characteristics of this area based on its location, visibility and accessibility. The Greenwood Urban Center The designated Greenwood Urban Center provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances it livability. This Urban Center should embrace a traditional main-street feel, be pedestrian- friendly, ecologically sensitive and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farm house and grounds. The residential densities in the core of this area are envisioned to be in the 12- 16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by existing and proposed schools and park areas, this Urban Center is tailored to be the future focal point of the Senseny Road and Greenwood area. The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 13 The residential densities in the center of this area are envisioned to be 10-12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. Residential Land Uses Outside of the Urban Centers described above, the residential land uses in the Senseny/Eastern Frederick study area are defined in three 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 at approximately 6 units per acre (this is generally attached house development).  Higher density residential – these are generally multifamily and a mix of other housing types with densities of approximately 12-16 units per acre (this density is necessary to accommodate the anticipated growth of the County within the urban areas and is essential to support the urban center concept identified in the Comprehensive Plan and this study). The residential land uses outside and east of Route 37 are envisioned to be rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered as the boundary between the urban areas and rural areas within this study area. This provides a transition area to the Opequon Creek and to the well-established rural character of adjacent Clarke County. A buffer area along and adjacent to Interstate 81 has been identified where future residential land uses are not appropriate. Commercial and Industrial uses are preferred. Within this buffer area, a linear trail system is promoted. The buffer area also provides for the reservation of additional right-of-way along 81 which may be necessary in the future. Noise abatement techniques should be a consideration in the Interstate 81 corridor to minimize the impact from vehicular traffic on the residents of the area. Shenandoah University’s campus extends into this portion of the County. The plan recognizes and supports Shenandoah University and the University’s presence in Frederick County, especially in and around its current location on the east side of Interstate 81 and north of Route 50, as well as the potential for future residential uses associated with the university in the area in the form of urban residential housing in redeveloped existing commercial properties. The Airport Support Area has been bolstered with the addition of land to the south east. The Airport Support Area was established to ensure the feasibility of continued airport- associated use and future airport expansion. The Comprehensive Plan reiterates that residential land uses are not desirable in the Airport Support Area. Business and industrial uses should be the primary land use. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 14 Other recommendations from the residential group:  Utilize additional municipal land uses adjacent to the Frederick County Landfill as a buffer to non-compatible land uses, particularly residential.  Provide for additional institutional opportunities in the southern part of the study area, west of Route 522.  Consider another community college presence within this area plan.  Establish a linear park area east of existing Greenwood Road, and a new park area west of the Justes Drive School cluster.  Supply additional locations for C & I land uses in the areas identified which are adjacent to transportation corridors and urban centers. These include: o An area of commercial and light industrial north of Route 7, buffered by higher density residential to the east, transitioning to existing school uses. o An area of medical office uses adjacent to and east of proposed Senseny Road Urban Center. o An area of commercial and employment land uses with significant office space availability north of Crosspointe Urban Center buffering into the high density residential areas.  An area of commercial and employment land use with significant office space availability north of the Crosspointe Urban Center buffering the high density residential areas. Business Development Land Uses Parkins Mill Economic Development Area The Parkins Mill Economic Development Area is intended to be a significant area of commercial and industrial use that is fully supportive of the Winchester – Frederick 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. This area has been established to be a progressive location for economic development opportunities in eastern Frederick County. Targeted businesses include:  Defense and Advanced Security  Life Sciences  Business Services  Assembly  Food Processing In prominent locations, office use with a mix of flexible space is encouraged. Such areas will be the entrance to clusters of industrial and commercial space, and contain distinctive architecture and site design that is aesthetically unique and attractive. It is the intent of such areas to promote a strong positive community image. In addition, this development will support businesses that encourage viable environmental practices and community oriented operating APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 15 philosophies. Residential land use is not compatible with this development and will not be permitted. Interstate and Highway Commercial at Routes 7 and 50 These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority, as the function of the interstate and primary road network is of paramount importance. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the comprehensive macro use. In addition, an enhanced area of buffer and landscaping shall be provided adjacent to the Interstate 81 right-of-way and its ramps. Corridor design recommendations are discussed later in this plan . Warrior Drive Employment and Commercial Center A major employment and commercial area is proposed primarily along the west side of future Warrior Drive and adjacent to the east side of Interstate 81. This area extends east of Warrior Drive along Airport Road. This major employment area would be centered on the proposed future interchange at Interstate 81 at Papermill Road. Supported by future high density residential areas and central to proposed urban centers, this employment center will be ideally placed to capitalize on this core location. Emphasis should be placed on quality building and site design. Other recommendations from the business development group:  New Retail/Service Land Use adjacent to the future Route 37 interchange areas with Route 522 South and Route 50 East to facilitate regional shopping opportunities.  New Retail/Service Land Use adjacent to the future realignment of Valley Mill Road and Route 7 East.  Infill Retail/Service Land Use within existing residential developments between Route 7 East and Senseny Road.  Intensive Retail and Office use lie within the Urban Center planned between Senseny Road, Greenwood Road, Inverlee Way Extension and Channing Drive Extension. This area has been incorporated into the Senseny and Greenwood Urban Center.  New Neighborhood Retail/Service and Office Land Use within the Mixed Use area planned around existing public school facilities and church facilities near Route 522 South and Justes Drive. This area has been incorporated into the Justes Drive and Evendale Urban Center.  New Employment Centers are appropriate for the land between Route 522 South and Interstate 81 adjacent to the Paper Mill Road flyover bridge and the future Battaile Drive interchange with Interstate 81, and the future Warrior Drive extension and Tasker Road extension. New Employment Centers are envisioned to allow for intensive Retail, Office, Flex-Tech, and/or Light Industrial Land Use in planned business APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 16 park settings. This area has been incorporated into the Warrior Drive Employment and Commercial Center.  A new Industrial Park is planned between Route 522 South, Route 50 East, Parkins Mill Road, and future Route 37. This area has been incorporated into the Parkins Mill Economic Development Area. The business development recommendations of this plan seek to implement the 2035 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 new industrial park and employment center areas to match the Economic Development Commission’s vision for this portion of Frederick County. The plan identifies prime areas for Urban Center development to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood commercial retail use to accommodate existing residential communities. Existing commercial land uses are promoted that facilitate tourism and short- term visitor experiences and revenue growth. Specific Implementation Steps have been identified which would further promote business development opportunities in the Senseny/Eastern Frederick County Urban Area Plan and Frederick County in general. 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. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 17  The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ration (FAR) and height allowances for future employment, commercial or industrial land use, especially in the urban centers.  The County should support and partner with various athletic organizations to sponsor regional or state tournaments and events using existing facilities to promote tourism in support of existing hotels, restaurants, and attractions. Corridor Design The Route 522, 50, and 7 corridor design guidelines should be reaffirmed. In addition, the following locations have been identified as priority corridor appearance and multi-modal locations:  Route 50 between Interstate 81 and Prince Frederick Drive, to include Shenandoah University and prime commercial locations.  Route 7 between Interstate 81 and Greenwood Road, to include Millbrook High School, Redbud Run Elementary School and prime commercial locations.  Senseny and Greenwood Roads and Channing Drive, to include the area encompassed by the urban center and Senseny Road in its entirety. A significant corridor appearance buffer is proposed along Route 522 similar to that established for the Route 50 West corridor in the Round Hill Land Use Plan, which consisted of a 50 foot buffer area, landscaping, and bike path. The Route 50 and 7 corridors are more urban. Sufficient right-of-way is needed and street frontage is approached differently. 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, and furthers the efforts of the Win-Fred MPO. In this study, there is a direct nexus between transportation and land use. Interstate 81, future Route 37, Route 7, Route 50, and Route 522, provide orientation for the County’s primary road system and provide new opportunities to create a transportation network which supports the future growth of the community in the right location, in this study area, generally inside future Route 37. Access Management is a significant consideration of this study and is a key element of all existing and future roads. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to access points is promoted on the above roads. Access Management is also a key consideration on other roads within the study area; however, within a different context. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 18 The study also proposes a new and extended major collector network supplemented by interconnected minor collector street network in support of a significant urban center and new areas of economic growth - Warrior Drive, Justes Drive, Channing Drive, Inverlee Way. The context of the collector road network is proposed to be significantly different, however, than that of Route 37, with the focus being placed on a more walkable and friendly street thoroughfare design. The change in context is based upon the classification of a road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the Urban Center. 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 immediate vicinity of existing and future schools, and the Neighborhood Village Commercial Areas to ensure that these prominent locations are safe and accessible to all modes of transportation. Bicycle and pedestrian accommodations should be fully integrated into street designs. Appropriately designed intersection accommodations should include pedestrian refuge islands and pedestrian actualized signals. More specific transportation considerations for Millbrook High School and the adjacent park areas include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas. Roundabouts should be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series. 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. 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 (for example Senseny Road where it enters the City of Winchester or Clarke County)  Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street deigns that will take all users into consideration. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 19 o Within residential neighborhoods, this would mean that sidewalks be used and cyclists share the roads. Use of striping that defines parking bays or cycling areas would be preferred. o On collector roadways or higher, make use of separated multi- use paths at least 10 feet in width. o Incorporate wide shoulders or bike lanes into roadways that have budgetary or right-of-way limitations. This would be viewed as a step toward the ultimate goal of a separated facility. o Make use of paved shoulders with striping on rural roadways as a long term measure. Rural roadways would be defined by traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 50 or 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. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 20 Natural Resources, Historic Resources, and Public Facilities. Natural Resources Frederick County is a community that values and protects its natural resources. Frederick County should create a green infrastructure inventory for the study area as well as the County as a whole. This inventory should guide land use and development to best preserve and protect natural resources. Developers should complete detailed environmental analysis for properties proposed for development. This information could be utilized to supplement the green infrastructure inventory. Within the Senseny/Eastern Frederick Urban Areas Plan, effort should focus on the creation of greenways, stream valley parks and stream buffers around waterways, while taking into account environmentally sensitive areas. Pedestrian facilities should be constructed that connect these features to other public facilities. Many such examples have been identified on the accompanying map. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. Businesses that utilize environmental management systems should be targeted by Frederick County. Further, developers should consider available renewable energy options with their projects. Historic Resources Frederick County is a community that recognizes and protects the historic structures and sites within the study area. Possible historic districts and significant structures have been identified and recognized. Priority sites for preservation within the study area should be identified and efforts initiated to preserve those of highest need. These include Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road. Increase the rehabilitation, adaptive reuse, or restoration of historic structures. Heritage tourism should be promoted within the study area. 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. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 21 Sensitive Natural Areas and Historic Areas are shown on the land use map for the study area. By recognizing these historic sites and structures, we are implementing the policies of the Comprehensive Plan. Other recommendations from the group:  Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways.  Significant structures and properties should be shown with a sensitive natural/historic designation. These NSA’s should be protected through historic districts and/or buffered from adjacent development activity.  The historic areas around Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road should be considered for possible historic districts.  Developments should incorporate and/or convert historic properties into recreational elements, including pedestrian trails, parks, and museums. Establish a linear historic greenway between Crosspointe (Hillandale, Carysbrooke, and the preservation park) and the fort (at Parkins Mill Battery), preserving the natural, recreational, and historical features and promoting accessibility.  Create a Historic Gateway park to Frederick County by supporting the restoration and adaptive reuse of the Millbank House in conjunction with other preservation partners.  The historic one-lane bridge located on Valley Mill Road should be maintained and preserved.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas. A regional park site has been identified on Senseny Road; this site contains a potentially significant structure and one of the few remaining farming complexes within the developed area of the study area. This park should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture. Public Facilities The need for public spaces within the study area (such as schools, neighborhood parks, and regional parks) is recognized and addressed. The accompanying maps identify general locations within the Senseny/Eastern Frederick Urban Area Plan where such facilities should be accommodated in order to ensure adequate public facilities corresponding with the growth of the community. Future school sites should be located within or near established or planned residential areas to encourage walk zones, as well as create a focus point for APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 22 the community. Residential land uses that complement existing public facilities and schools are encouraged. Utilities and infrastructure will be needed within the study to accommodate future growth. Frederick County needs to look at preserving the intent of the landowner when planning for public facilities while still meeting the needs of the community. Other recommendations from the group:  On any given request for development, the development community should work with all public facility providers to determine future public facility needs based upon this plan and the established standards of the public facility providers.  The Parks & Recreation Department should continue to evaluate the “ideal” park site rings that are within the 2035 Comprehensive Plan. Sites that are outside of the identified park rings should be considered if they meet the needs of the community.  A regional park is envisioned within the study area. In addition, a smaller park is envisioned within the Greenwood Urban Center that should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture.  Urban parks and other public spaces should be constructed within or near communities. These parks should be open to the public and connected not only by road, but by various pedestrian facilities.  The 42 acre parcel owned by the landfill (old landfill site) could be considered for future use as a park.  Public access areas to the Opequon Creek should be constructed, taking into account environmentally sensitive areas.  The bicycle and pedestrian facilities shown on the map and the 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be implemented.  The 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be utilized as a reference for accommodation recommendations and guidelines.  Pedestrian facilities should be constructed that connect existing and future neighborhoods to school, park and library facilities to promote access and walkability. A trail or sidewalk should be provided along Greenwood Road.  Support completion of a linear recreation path encompassing the Senseny Road, Abrams Creek, Channing Drive areas.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas.  Ensure connectivity with existing or proposed bicycle or pedestrian transportation accommodations wherever possible.  A pedestrian crossing over Route 7 in the Millbrook School area should be provided.  Handley Regional Library needs should be recognized and addressed within the study area. A satellite library location should be provided within the study area (similar to Bowman Library) to meet this need. APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 23 Frederick County Public Schools should also work with the Handley Regional Library to provide public library locations within new school locations.  Future areas for Fire & Rescue stations have been identified on the map; development proposals in these areas should take this future need into account.  The Airport has a 20 year Master Plan that outlines their ultimate expansion goals for this facility. Development proposals should not be considered on properties that fall within this planned expansion area. Also, development proposals considered within the Airport Support Area should not impact the current or future needs of the Airport.  Incompatible development should be avoided near the landfill to ensure that their operations are not impacted (i.e., residential, urban, etc.). Industrial uses may be appropriate near the landfill. A landfill support area should be created around the landfill similar to the Airport Support Area. This support area should extend 1,000 feet from the boundaries of the landfill. kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA S u l p h er S p r i n g Run Ash H o l l o w Run WrightsRun H o g e Ru n Opequon Creek Red b u d R u n Lick Run Opequ o n Creek Redbu d Run Lick Run O p e q u o n C r e e k Town Run Ash Hollo wRun RedbudRun S u l p h e r S p r i n g s R u n Wright s Run Abrams Creek OpequonCreek Abra m s Cree k B u ffaloLickRun Abrams Creek A b r a m s C r e e k OpequonCreek L i c k R u n Opequ o n Creek H o g e R u n Buffa lo LickRun O p e q u o n C r e e k OpequonCreek O p e u q o n C r e e k A b r a m sCreek O p e q u o n C r e e k Opeuqon Creek A b r a m s C re e k Opequon Creek O p e q u o n C r e e k Wrights Run NFREDERICKPIKE COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P I E R I D G E R D E PARKINSMILL RD MARANTOMANOR D R ARMEL RD W PARKINSMILLRD P R I N C E F R E D E R I C K D R VALLEY MILL RD COVE R S T O N E D R MILLW O O D P I K E BROO K E R D SENSENYRD BAK E R L N PACTIVWAY V A L L E Y P I K E R I T T E R R D M I D D L E R D RT37 S M O R G A N M I L L R D BERRYVILLE AVEAPPLEVALLEYRD BERRYVILLE PIKE INDEPENDENCEDR W A R RI O R D R W O O D S M I L L R D WEEMS LN SHAW N E E D R M I L B U R N R D E J UBALEARLYDR S P L E A S A N T V A L L E Y R D AYLOR R D SULPHU R S P RING RD WJUBALEARLY DR C O L ELN B O U N D A R Y A V E LENO I R D R C A L D W E L L L N B U R N T F A C T O R Y R D RT37 N R E D B UD RD W B R O O K E R D P I N E RD SNOWDENBR I D G E B L V D TASKERRD G R E E N W O O D R D F O R T C OLLIERRD P A P E R M I L L R D PARKCENTER DR J O R D A N S P R I N G S R D B R I C K KILN RD A R B OR C T A D M I R ALB Y R D D R E D D Y S L N ST789 ST791 ST756 ST622 ST644 ST657 ST728 ST664 ST645 ST636 ST643 ST655 ST847 ST642 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01522 017 0137 0150 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 1 1.50.25 Miles µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 Senseny/Eastern Frederick Land Use Plan Area Plan Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Industrial Employment Airport Support Area B2 / B3 Mixed-Use Mixed Use Industrial \ Office Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Mixed-Use/High-Density Residential, 12-16 u/a Institutional Urban Center Rural Area Interstate Buffer Natural Resources & Recreation Park Landfill Support Area kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n Opequon Creek Lick Run Lick Run O p e q u o n C r e e k Wrights R u n Redbu d Run Lick Run O p e q u o n C r e e k Town Run Ash Hollo wRun Op e q u o n C r e e k RedbudRun SulpherSpringsRun Wrigh t s Run Abrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek A b r a m s C r e e k OpequonCreek Abrams Creek Opequ o n Creek W r i g h t R u n HogeRun Buffa lo LickRun O p e q u o n C r e e k Ope q u o n Cree k O p e u q o n C r e e k A b r a m sCreek O p e q u o n C r e e k Opeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P I E R I D G E R D E PARKINSMILL RD MARANTOMANOR D R VICTO R Y R D ARMEL RD W PARKINS MILLRD P R I N C E F R E D E R I C K D R VALLEYMILL RD COVE R S T O N E D R BROO K E R D SENSENYRD BAK E R L N V A L L E Y P I K E RT37 S M O R G A N M I L L R D M I D D L E RD BERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE W A R R I O R D R W O O D S M I L L R D WEEMS LN WHIT E O A K R D SHAW N E E D R M I LB U R N R D E J UBALEARLYDR S P L E A S A N T V A L L E Y R D AYLOR R D WJUBALEARLY DR C O L ELN SHAD Y E L M R D B O U N D A R Y A V E C A L D W E L L L N B U R N T F A C T O R Y R D AIRPORT R D RT37 N R E D B UD RD W B R O O K E R D P I N E RD F R O N T R O Y A L P I K E TASKERRD G R E E N W O O D R D F O R T C OLLIERRD P A P E R M I L L R D PARKCENTE R DR B R I C K KILN R D A R B OR C T A D M I R ALB Y R D D R E D D Y S L N ST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 §¨¦81 §¨¦81 Senseny/Eastern Frederick Land Use Plan Transportation Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n Opequon Creek Lick Run Lick Run O p e q u o n C r e e k Wrights R u n Redbu d Run Lick Run O p e q u o n C r e e k Town Run Ash Hollo wRun Op e q u o n C r e e k RedbudRun SulpherSpringsRun Wrigh t s Run Abrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek A b r a m s C r e e k OpequonCreek Abrams Creek Opequ o n Creek W r i g h t R u n HogeRun Buffa lo LickRun O p e q u o n C r e e k Ope q u o n Cree k O p e u q o n C r e e k A b r a m sCreek O p e q u o n C r e e k Opeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P I E R I D G E R D E PARKINSMILL RD MARANTOMANOR D R VICTO R Y R D ARMEL RD W PARKINS MILLRD P R I N C E F R E D E R I C K D R VALLEYMILL RD COVE R S T O N E D R BROO K E R D SENSENYRD BAK E R L N V A L L E Y P I K E RT37 S M O R G A N M I L L R D M I D D L E RD BERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE W A R R I O R D R W O O D S M I L L R D WEEMS LN WHIT E O A K R D SHAW N E E D R M I LB U R N R D E J UBALEARLYDR S P L E A S A N T V A L L E Y R D AYLOR R D WJUBALEARLY DR C O L ELN SHAD Y E L M R D B O U N D A R Y A V E C A L D W E L L L N B U R N T F A C T O R Y R D AIRPORT R D RT37 N R E D B UD RD W B R O O K E R D P I N E RD F R O N T R O Y A L P I K E TASKERRD G R E E N W O O D R D F O R T C OLLIERRD P A P E R M I L L R D PARKCENTE R DR B R I C K KILN R D A R B OR C T A D M I R ALB Y R D D R E D D Y S L N ST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 Senseny/Eastern Frederick Land Use Plan Transportation w/Trails Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA FREDERICK HALLPARKINS MILL BATTERYHISTORIC AREAHISTORIC GREENWAY CARPERS VALLEY RDHISTORIC AREA CEMETERYPARK VALLEY MILLHISTORIC AREA MILLBANK HISTORICGATEWAY AIRPORT SUPPORTAREA AIRPORT S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n Opequon Creek R e d b u d R u n Lick Run Lick Run Opequ o n Creek Wrights R u n Redbu d Run Lick Run O p e q u o n C r e e k Town Run Ash Hollo wRun RedbudRun Wrigh t s Run Abrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek A b r a m s C r e e k OpequonCreek Abrams Creek Opequ o n Creek W r i g h t R u n HogeRun Buffa lo LickRun O p e q u o n C r e e k Ope q u o n Cree k O p e u q o n C r e e k A b r a m sCreek O p e q u o n C r e e k Opeu q o n Cree k A b r a m s C r e e k Opequo n Creek O p e q u o n C r e e k MILLWOODPIKE N FRED E R I C K P I K E COSTELLODR A M H E R S T ST A PPL E P I E R I D G E R D MARANTOMANOR D R VICTO R Y R D ARMEL RD W PARKINS MILLRD P R I N C E F R E D E R I C K D R VALLEYMILL RD COVE R S T O N E D R M I L L W O O D P I K E BROO K E R D SENSENYRD BAK E R L N V A L L E Y P I K E RT37 S M O R G A N M I L L R D M I D D L E RD BERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE W A R R I O R D R W O O D S M I L L R D WEEMS LN WHIT E O A K R D SHAW N E E D R M I LB U R N R D E J UBALEARLYDR S P L E A S A N T V A L L E Y R D AYLOR R D WJUBALEARLY DR C O L ELN SHAD Y E L M R D B O U N D A R Y A V E C A L D W E L L L N B U R N T F A C T O R Y R D RT37 N R E D B UD RD W B R O O K E R D P I N E RD TASKERRD G R E E N W O O D R D F O R T C OLLIERRD P A P E R M I L L R D PARKCENTE R DR B R I C K KILN R D A R B OR C T A D M I R ALB Y R D D R E D D Y S L N §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 ST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 Senseny/Eastern Frederick Land Use Plan Historic and Natural Resources Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area Facilities ³n Existing Elementary ³n Existing High School ³n Existing Middle School ³n Future Elementary ³n Existing Vocational School [j Future Park !Ä Existing Airport ¥L¤ Armory &% Existing Community Center Facility 89:s Existing Fire Station!; Existing Landfill !b ¦© Existing Public Safety [j Existing Park #Historic Rural Landmarks Environmentally Sensitive Areas Land Institutional Interstate Buffer Park Natural Resources & Recreation Landfill Support Area Possible Historic District Possible Fire Station ST. PAUL’S ON THE HILL 2018 COMPREHENSIVE POLICY PLAN AMENDMENT March 1, 2018 TM #54-A-128 Red Bud Magisterial District Frederick County, Virginia Current Owner: Trustees of St. Paul’s on the Hill Episcopal Church Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 Project #6387W/CPPA Amendment 1 March 1, 2018 COMPREHENSIVE POLICY PLAN AMENDMENT 2018 INITIATION REQUEST FORM Owner(s) Information: Name: Trustees of St. Paul’s on the Hill Episcopal Church Project Name: St. Paul’s on the Hill Comprehensive Policy Plan Amendment Mailing Address: 1527 Senseny Road Winchester, VA 22602 Telephone Number: (540) 667-8110 Authorized Agent Information: Name: Greenway Engineering, Inc. – Attn. Evan Wyatt, Director of Land Planning Project Name: St. Paul’s on the Hill Comprehensive Policy Plan Amendment Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request: Legal Interest: Trustees of St. Paul’s on the Hill Episcopal Church (Instrument No. 170008658) Reason for Request: The purpose of the Comprehensive Policy Plan Amendment request is to revise the Senseny/Eastern Frederick Land Use Plan future land use designation of the subject parcel from Institutional to Urban Center to allow for the development of a mixed-use project consisting of a new church facility that is connected to a multifamily structure providing affordable senior housing for the community. SECTION 1 – FOR A MAP AMENDMENT Proposed Comprehensive Policy Plan Amendment Information: PIN(s): 54-A-128 Magisterial District: Red Bud District Project #6387W/CPPA Amendment 2 March 1, 2018 Parcel Size (approximate acres): The subject parcel (Tax Map Parcel 54-A-128) is 4.971 acres in total size as depicted on the ALTA/NSPS Land Title Survey prepared by Painter-Lewis, PLC dated August 23, 2017. Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to the Christ Episcopal Church Frederick Parish ALTA/NSPS Land Title Survey prepared by Painter-Lewis, PLC dated August 23, 2017; as well as Property Deed – DB 285 PG 416 for information pertaining to the subject parcel. Existing Comprehensive Plan Land Use Classification(s): Institutional Proposed Comprehensive Plan Land Use Classification(s): Urban Center Existing Zoning and Land Use of the Subject Parcel: The subject parcel is zoned RP, Residential Performance District and is developed as St. Paul’s on the Hill Christ Episcopal Church. What Use/Zoning will be requested if Amendment is approved? The subject parcel with be redeveloped as a mixed-use project consisting of a new church facility that is connected to a multifamily structure providing affordable senior housing for the community. The subject parcel is zoned RP, Residential Performance District; therefore, a new zoning designation is not necessary for the proposed land use. However, the ability to develop a multifamily structure in the RP, Residential Performance District requires the parcel to be classified as Urban Center in the Comprehensive Policy Plan. Describe, using Text and Maps as Necessary, the Existing Zoning, Comprehensive Policy Plan Designations, and/or Approved Uses and Densities Along with Other Characteristics of Properties that are Within 1/4 Mile from the Parcel(s) Perimeter if the Parcel is Less than 20 acres in Size: Please refer to the attached Zoning Map ¼-Mile Radius Exhibit that identifies the various properties that meet this distance criteria. The following information describes existing and future land use characteristics within this radius boundary:  Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are zoned RP, Residential Performance District, and B-1, Neighborhood Business District. Project #6387W/CPPA Amendment 3 March 1, 2018  Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are zoned RP, Residential Performance District, B-1, Neighborhood Business District, and RA, Rural Areas District (Ambrose Farm).  All properties within a ¼-mile radius of the subject parcel are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA).  Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are identified as Residential, 4U/A, Urban Center, and as Institutional (Northwestern Regional Educational Programs - NREP parcel).  Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are identified as 4U/A and as Urban Center including all properties fronting along Senseny Road directly across from the subject parcel; as well as all parcels between Boundary Avenue and Greenwood Road (Route 656).  Properties on the north side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are developed as single-family detached residential, townhouse residential, garden apartment residential, and commercial service land uses. The immediate adjoining properties are developed as townhouse residential, garden apartment residential and as Northwestern Regional Educational Programs (NREP) land uses.  Properties on the south side of Senseny Road (Route 657) within a ¼-mile radius of the subject parcel are developed as single-family detached residential, apartment residential, commercial service, fraternal organization and agricultural (Ambrose Farm) land uses.  The Greenwood Volunteer Fire & Rescue Company and the Greenwood Citizens Convenience Center are located within 0.85 miles of the subject parcel.  The Orrick Commons Commercial Center and the CVS Pharmacy are located within 0.85 miles of the subject parcel. The Name, Mailing Address, and Parcel Number of all Property Owners Within 200’ of the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the attached Adjoining Property Owner Map Exhibit and Adjoining Property Owner Table Exhibit that provides the location and applicable contact information for all properties within 200’ of the subject parcel. SECTION 2 – FOR A TEXT AMENDMENT The St. Paul’s on the Hill Comprehensive Policy Plan Amendment does not propose to incorporate a Text Amendment for consideration by the County. Project #6387W/CPPA Amendment 4 March 1, 2018 SECTION 3 – FOR ALL AMENDMENTS Justification of Proposed Comprehensive Policy Plan Amendment (Provide Attachments if Necessary). Describe why the Change to the Comprehensive Policy Plan is Being Proposed: The St. Paul’s on the Hill Comprehensive Policy Plan Amendment will allow for the subject parcel to be redeveloped as a mixed-use project consisting of a new church facility that is connected to a multifamily structure providing affordable senior housing for the community. St. Paul’s is a mission congregation and has identified a need for affordable housing options for seniors within the community. The mixed-use project will require the existing church facility that was constructed in 1967 to be removed, and proposes the development of a new church facility that is connected to a four-story multifamily structure that will provide 59 one-bedroom apartment units and 11 two-bedroom apartment units for independent senior living. The 4.97± acre subject parcel is zoned RP, Residential Performance District; therefore, a new zoning designation is not necessary for the proposed land use. However, the ability to develop a multifamily structure in the RP, Residential Performance District requires the parcel to be classified as Urban Center in the Comprehensive Policy Plan. The Senseny/Eastern Frederick Land Use Plan (SEFLUP) identifies the subject parcel as Institutional that reflects the existing land use conditions. The SEFLUP identifies Urban Center land use for the adjoining property and other properties fronting long the north side of Senseny Road to Williamson Road; as well as all properties fronting along the south side of Senseny Road (Route 657) between Boundary Avenue and Greenwood Road (Route 656), which includes all properties directly across Senseny Road from the subject parcel. The SEFLUP states that Urban Center commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure; and that land use and/or building types could include community oriented types such as civic, religious, fraternal or institutional uses in addition to commercial and residential uses. The St. Paul’s on the Hill Comprehensive Policy Plan Amendment conforms to the future land use and building type envisioned for Urban Center land use. St. Paul’s has worked with Winks-Snowa Architects, PC to prepare structural elevations of the mixed-use project in order to assist the community and decision makers with this vision. Two exhibits are included as information with this application that provide an elevation of the church and multifamily structure; as well as a street elevation as the project would be viewed from Senseny Road. The immediate adjacent properties include the Northwestern Regional Educational Programs (NREP) facility, townhouse and garden apartment residential, and an undeveloped commercial property. The reclassification of Urban Center specific to the 4.97± acre subject parcel would be consistent with other properties immediately adjacent, directly across Senseny Road, and within close proximity of the site. The mixed-use project would be compatible with immediate adjoining property land uses and would have a strong street presence along Senseny Road. These factors support and justify the Urban Center classification specific to the St. Paul’s on the Hill parcel. Project #6387W/CPPA Amendment 5 March 1, 2018 How would the Resultant Changes Impact or Benefit Frederick County? Consider, for example, Transportation, Economic Development and Public Facilities: The 4.97± acre subject parcel is zoned RP, Residential Performance District and can be developed at a density of 10 dwelling units per acre based on current Zoning Ordinance standards. Therefore, impacts and benefits to Frederick County have been compared specific to the proposed 70 independent senior living apartment units described in this application and the redevelopment of the subject parcel for 49 townhomes that could be constructed “by-right”. Transportation The following table provides a comparison of the traffic generation rates specific to the proposed 70-unit affordable elderly apartment project and the 49 townhouse units that could be developed by-right. The values used from this comparison were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual, 9th Edition, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Weekday Average Daily Traffic Volume Comparison Land Use ITE ADT Rate Unit Numbers Totals Single-Family Attached (Townhouse) 210 9.52 49 467 ADT Senior Adult Housing Attached 252 3.44 70 240 ADT Weekday AM Peak Hour Traffic Volume Comparison Land Use ITE AM Peak Hour Rate Unit Numbers Totals Single-Family Attached (Townhouse) 210 0.77 49 38 Peak Hour Trips Senior Adult Housing Attached 252 0.39 70 27 Peak Hour Trips Project #6387W/CPPA Amendment 6 March 1, 2018 Weekday PM Peak Hour Traffic Volume Comparison Land Use ITE PM Peak Hour Rate Unit Numbers Totals Single-Family Attached (Townhouse) 210 1.0 49 49 Peak Hour Trips Senior Adult Housing Attached 252 0.35 70 25 Peak Hour Trips The above tables demonstrate a reduced impact to transportation for average daily traffic volumes (227 less vehicle trips or a 49% reduction) and for AM/PM Peak Hour volumes (29% reduction for AM Peak and 49% reduction for PM Peak) comparing the proposed 70-unit affordable elderly apartment project to the 49 townhouse units that could be developed by-right. The subject parcel has approximately 250’ of frontage along Senseny Road (Route 657) and is currently served by a single entrance. The mixed-use development project is intended to be served by the same entrance; therefore, there will not be additional points of access onto Senseny Road. Economic Development The St. Paul’s on the Hill mixed-use development is not an economic development project that provides revenue to Frederick County other that real estate and personal property taxes that would be assessed specific to the residential component of the project. St. Paul’s is a mission congregation and has identified a need for affordable housing options for seniors within the community that is not being provided by the development community. The mixed -use development project will provide housing opportunities that will benefit this segment of the community’s population. Water and Sewer Capacities The 4.97± acre subject parcel is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA); therefore, the St. Paul’s on the Hill Comprehensive Policy Plan Amendment does not require consideration for extension of the UDA and/or the SWSA Boundary. The St. Paul’s on the Hill mixed-use development proposes the development of a new church facility that is connected to a multifamily structure providing 70 independent senior living apartment units that include 59 one-bedroom apartment units and 11 two-bedroom apartment units within a single multifamily residential structure. Greenway Engineering has analyzed the water and sewer capacity requirements for the mixed-use development project and has determined that an average daily demand of 16,200 GPD will be required for water and sewer service. Project #6387W/CPPA Amendment 7 March 1, 2018 Public Schools The St. Paul’s on the Hill mixed-use development project will provide affordable housing options for seniors within the community that will not create an impact to Frederick County Public Schools. The 49 townhouses that could be developed by-right would generate 14 students on average based on the students/household calculation utilized by the Frederick County Public Schools Planning Division. Therefore, the St. Paul’s on the Hill mixed-use development project would be a beneficial land use to the County compared to the by-right land use allowance specific to Public School Services. Fire and Rescue The development of residential land use on the 4.97± acre subject parcel will create an impact to Fire and Rescue Services provided by the County. The 70 independent senior living apartment units are projected to house 85 persons; whereas the 49 by-right townhouses are projected to house 128 persons (based on a 2.62 persons/household calculation derived from the 2017/2018 Frederick County Budget Document). The subject parcel is located approximately 0.85 miles from the Greenwood Volunteer Fire and Rescue Company, which allows for appropriate emergency response time from the first due company. Additionally, a few years ago, the County Volunteer Fire and Rescue Companies agreed to establish a fee-for-services program that was intended to provide revenue recovery for ambulatory services from insurance reimbursements to assist in the mitigation of this impact. The St. Paul’s on the Hill mixed-use development project is planned to provide 70 independent senior living apartment units that include 59 one-bedroom apartment units and 11 two-bedroom apartment units within a single multifamily residential structure. The multifamily residential structure will have a sprinkler system throughout the facility that will assist with fire suppression. The multifamily residential structure will have elevator access for all occupied floors that will assist with ambulatory service needs. These design considerations are intended to assist in the mitigation of impacts to emergency services specific to the proposed land use. Parks and Recreation The St. Paul’s on the Hill mixed-use development project will provide affordable housing options for seniors within the community that will not create an impact to Frederick County Parks and Recreation Services provided by the County. Operations specific to the proposed project include an on-site manager that is responsible for providing activities that promote socialization, health and wellness activities within the facility. The 70 independent senior living apartment units are projected to house 85 persons; whereas the 49 by-right townhouses are projected to house 128 persons. The proposed project will not create programming or recreational space needs compared to the by-right land use. 2018 Comprehensive Policy Plan Application Information  Application Signatures Page  Subject Property Owners Affidavit  Special Limited Power of Attorney Signature Pages  Comprehensive Policy Plan Amendment Application Fee  Adjoining Property Owner Map & Table Exhibits WILLIAMSON PL K A S S I E L N B O U N D A R Y A V E C R ESTLEIG H D R STAFFORD DR W I L L I A M S O N R D ABBEY RD FAIRFIELD DR H U N T E R S R I D G E R D C A R T E R P L M E A D E D R SENSENY RD F O X B U R Y L N WINTERBERRY CT U N D E R W O O D L N M A S S I E D R V I L L A G E C T R I D G E R D O L C H F G S E R Q D P A B N M K J I 54 A 12 8 Map D ata Source: Frederick County, Va. GIS Department, 2017 Data C .P .P .A . S U R R O U N D I N G P R O P E R T I E S R E D B U D M A G I S T E R I A L D I S T R I C T S T . P A U L 'S O N T H E H I L L F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 2 0 1 8 -0 3 -0 1 P R O J E C T I D : 6 3 8 7 W D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 2 0 0 F e e t Legend St. Paul's On The Hill Parcels W ithin 200 Feet of St Paul's Episcopal Church Parcel Boundary 200 0 200 Feet µ S T . P A U L 'S O N T H E H I L L C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T S U R R O U N D I N G P R O P E R T I E S W I T H I N 2 0 0 F E E T W I T H I N 2 0 0 F E E T St. Paul's On The Hill Properties Within 200 Feet, Including Subject Property Label Tax Map Number Owner Mailing Address City & State ZIP A 54 A 127B TISINGER BILLY J TRUSTEE PO BOX 368 WINCHESTER, VA 22604 B 54 A 127C SUMMIT COMMUNITY BANK, ATTN: DEBT MANAGEMENT PO BOX 179 MOOREFIELD, WV 26836 C 54 A 127F TISINGER BILLY J. TRUSTEE, C/O J T ANDERSON PO BOX 368 WINCHESTER, VA 22604 D 54 A 128 EPISCOPAL CHURCH 1527 SENSENY RD WINCHESTER, VA 22602 E 54 A 129 FREDERICK COUNTY SCHOOL BOARD, OF VIRGINIA PO BOX 3508 WINCHESTER, VA 22604 F 54C 12 C 55 SANTUCCI CEASAR J 212 MEADE DR WINCHESTER, VA 22602 G 54C 12 C 56 OLIEN WILLIAM C, OLIEN MARY ELLEN 211 MEADE DR WINCHESTER, VA 22602 H 54C 12 C 57 KULP ANDREW P, KULP EMILY R 209 MEADE DR WINCHESTER, VA 22602 I 54E 7 25B HAMILTON CARRIE C 1562 SENSENY RD WINCHESTER, VA 22602 J 54E 7 26 WEIGAND II SAMUEL P 1548 SENSENY RD WINCHESTER, VA 22602 K 54E 7 27 ZEB LLC, C/O SUSAN PERRY 603 S 6TH ST FERNANDINA BEACH, FL 32034 L 54E 7 28 CROSBY CHARLES, CROSBY KRISTIN 1532 SENSENY RD WINCHESTER, VA 22602 M 54E 7 29 THE COUNTRY STORE LLC PO BOX 2247 WINCHESTER, VA 22604 N 54E 7 30 BANK OF CLARKE COUNTY PO BOX 391 BERRYVILLE, VA 22611 O 54E 9 E 4 JACKSON MARTHA L 115 WILLIAMSON RD WINCHESTER, VA 22602 P 54E 9 E 5 HARTMAN CLAYTON R, HARTMAN TERESA R 117 WILLIAMSON RD WINCHESTER, VA 22602 Q 54E 9 E 6 MUNOZ SARAH A 119 WILLIAMSON RD WINCHESTER, VA 22602 R 54E 9 E 7 CROCKER LARRY KEITH SR, CROCKER BEATRICE LOUISE 121 WILLIAMSON RD WINCHESTER, VA 22602 S 54E 9 E 8 REYES DAVID E COTO, DE PAZ CLAUDIA C CHAVEZ 123 WILLIAMSON RD WINCHESTER, VA 22602 Source: Frederick County GIS, 2017 Data Page 1 of 1 2018 Comprehensive Policy Plan Amendments Exhibits  Aerial Overview Exhibit – Adjoining Land Use  Proposed Land Use Revision – Tax Map Parcel 54-A-128  Current Long Range Land Use Exhibit ¼-Mile From Subject Parcel  Aerial Overview Exhibit ¼-Mile From Subject Parcel  Zoning Map Exhibit ¼-Mile From Subject Parcel  Water & Sewer Exhibit ¼-Mile From Subject Parcel 54 A 12 8 SENSENY RD W I L L I A M S O N R D MASSIE DR W I L L I A M S O N R D K A S S I E L N WILLIAMSON PL B O U N D A R Y A V E Map D ata Source: Frederick County, Va. GIS Department, 2017 Data; Aerial Photo From 2017 C .P .P .A . A E R I A L O V E R V I E W E X H I B I T R E D B U D M A G I S T E R I A L D I S T R I C T S T . P A U L 'S O N T H E H I L L F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 2 0 1 8 -0 3 -0 1 P R O J E C T I D : 6 3 8 7 W D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 1 0 0 F e e t Le gend St. Paul's O n The Hill Pa rce l Bou ndary 100 0 100 Feet µ S T . P A U L 'S O N T H E H I L L C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T A E R I A L O V E R V I E W E X H I B I T A D J O I N I N G L A N D U S E A D J O I N I N G L A N D U S E WILLIAM S O N P L K A S S I E L N B O U N D A R Y A V E ME A D E DR W I L L I A M S O N R D STAFFORD DR H U N T E R S R I D G E RD FAI R F I E L D D R C R E S T L E I G H D R ABBEY RD SENSEN Y R D FO X B U R Y L N WINT E R B E R R Y C T VILLA G E C T MA S S I E D R U N D E R W O O D L N RI D G E R D 54 A 1 2 8 Map Data Source: Frederick County, Va. GIS Department, 2017 Data C. P . P . A . P R O P O S E D L A N D U S E R E V I S I O N RE D B U D M A G I S T E R I A L D I S T R I C T ST . P A U L ' S O N T H E H I L L FR E D E R I C K C O U N T Y , V I R G I N I A DA T E : 2 0 1 8 - 0 3 - 0 1 PR O J E C T I D : 6 3 8 7 W DE S I G N E D B Y : D W E SC A L E : 1 I n c h = 2 0 0 F e e t Legend St. Paul's On The Hill Parcel BoundaryLong Range Land Use Urban Center Institutional Residential, 4 u/a 200 0 200 Feet µ ST . P A U L ' S O N T H E H I L L CO M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T PR O P O S E D L A N D U S E R E V I S I O N TA X M A P P A R C E L 5 4 - A - 1 2 8 TA X M A P P A R C E L 5 4 - A - 1 2 8 WIL L I A M S O N RD A B R A M S P O I N T E B L V D HAR O L D CT GROCERYAVE JEN I C T AZALEA LN WILLIAM S O N P L K A S S I E L N B O U N D A R Y A V E DAR B Y D R WILK I N S D R DA L E C T VILLA G E C T W I L L I A M S O N R D ARMST R O N G C I R STIR R U P CUP C I R G R E E N W O O D R D SENSEN Y R D BINGCT GREEN PARK DR LEWISCIR ORKNEY DR ABBEY RD CA H I L L E DR F A I R F I E L D D R DEWBERRY DR IDYL W O O D DR FAI R W A Y D R A R M S T R O N G P L C R E S T C I R CO U N T R Y CLU B C I R MI L A M D R C R E S T L E I G H D R M A R G A T E C T FO X B U R Y L N GLENDALECIR ALTA VISTA D R MEADOWBR O O K E P L WINT E R B E R R Y CT ME A D E D R CAR N M O R E D R P E M B R I D G E D R SHOC K E Y C I R MA S S I E D R B R A M B L E C T AT O K A D R ST E E P L E C H A S E L N G R E E N P A R K C T POTOMAC P L H A V E N T E R HU N T C R E S T C I R CART E R P L K E S W I C K C T O A K R I D G E L N MEA D E D R H U N T E R S R I D G E R D STAFFORD DR U N D E R W O O D L N C O U N T R Y C L U B C I R CO U N T R Y P A R K D R RIDGE RD §¨¦81 §¨¦81 54 A 1 2 8 Map Data Source: Frederick County, Va. GIS Department, 2017 Data C. P . P . A . C U R R E N T L O N G R A N G E L A N D U S E E X H I B I T RE D B U D M A G I S T E R I A L D I S T R I C T ST . P A U L ' S O N T H E H I L L FR E D E R I C K C O U N T Y , V I R G I N I A DA T E : 2 0 1 8 - 0 3 - 0 1 PR O J E C T I D : 6 3 8 7 W DE S I G N E D B Y : D W E SC A L E : 1 I n c h = 5 0 0 F e e t Legend St. Paul's On The Hill 1/4 - Mile Distance from St. Paul's On The Hill Parcel Boundary Winchester City LimitsLong Range Land Use Urban Center Institutional Residential, 4 u/a Interstate Buffer Natural Resources & Recreation 500 0 500 Feet µ ST . P A U L ' S O N T H E H I L L CO M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T CU R R E N T L O N G R A N G E L A N D U S E E X H I B I T 1/ 4 - M I L E F R O M S U B J E C T P A R C E L 1/ 4 - M I L E F R O M S U B J E C T P A R C E L GRE E N W O O D R D CO U N T R Y P A R K D R SENSEN Y R D G R E E N W O O D R D M I L A M D R WILK I N S D R F A I R F I E L D D R DEWBERRY DR STAFFORD DR OA K R I D G E L N A T O K A D R H U N T E R S R I D G E R D MEA D E D R WIL L I A M S O N R D U N D E R W O O D L N C R E S T L E I G H D R CO U N T R Y C L U B C I R FO X B U R Y L N B O U N D A R Y A V E K A S S I E L N WILLIAM S O N P L 54 A 1 2 8 §¨¦81§¨¦81 Map Data Source: Frederick County, Va. GIS Department, 2017 Data; Aerial Photo From 2017 C. P . P . A . A E R I A L O V E R V I E W E X H I B I T RE D B U D M A G I S T E R I A L D I S T R I C T ST . P A U L ' S O N T H E H I L L FR E D E R I C K C O U N T Y , V I R G I N I A DA T E : 2 0 1 8 - 0 3 - 0 1 PR O J E C T I D : 6 3 8 7 W DE S I G N E D B Y : D W E SC A L E : 1 I n c h = 5 0 0 F e e t Legend St. Paul's On The Hill 1/4 - Mile Distance from St. Paul's On The Hill Parcel Boundary Winchester City Limits 500 0 500 Feet µ ST . P A U L ' S O N T H E H I L L CO M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T AE R I A L O V E R V I E W E X H I B I T 1/ 4 - M I L E F R O M S U B J E C T P A R C E L 1/ 4 - M I L E F R O M S U B J E C T P A R C E L 5 4 A 1 2 8 §¨¦81§¨¦81 SENSENY RD R I D G E R D M I L A M D R G R E E N W O O D R D V I L L A G E C T S TA F F O R D D R F A I R F I E L D D R MASSIE DR CREST CIR C O U N T R Y P A R K D R O A K R I D G E L N A T O K A D R D E W B E R R Y D R H U NTERSRID G E R D W I L K I N S D R M E A D E D R W I L L I A M S O N R D U N D E R W O O D L N C R E S T L E I G H D R D A R B Y D R C A R T E R P L K E S W I C K C T B R A M B L E C T ABBEY RD C A R N M O R E D R H U N T C R E S T C I R P O T O M A C P L O R K N E Y D R H A V E N T E R FAIRWAY DR C O U N T R Y C L U B C I R G R E E N P A R K C T SHOCKEY CIR G R E E N P A R K D R M E A D O W B R O O K E P L D A LE C T S T E E P L E C H A S E L N F O X B U R Y L N G L E N D A L E C I R IDYLWOOD DR A R M S T R O N G P L L E W I S C I R ARMSTRONG CIR B O U N D A R Y A V E K A S SIE L N JENI CTABRAMS POINTE BLVD A Z A L E A L N WILLIAMSON PL Map D ata Source: Frederick County, Va. GIS Department, 2017 Data C .P .P .A . Z O N I N G M A P E X H I B I T R E D B U D M A G I S T E R I A L D I S T R I C T S T . P A U L 'S O N T H E H I L L F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 2 0 1 8 -0 3 -0 1 P R O J E C T I D : 6 3 8 7 W D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 5 0 0 F e e t Legend St. Paul's On The Hill 1/4 - Mile Distance from St. Paul's On The Hill Parcel Boundary Wi nchester City Limits Frederick Co unty Z oning 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 C ommunity 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 D istrict) 500 0 500 Feet µ S T . P A U L 'S O N T H E H I L L C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T Z O N I N G M A P E X H I B I T 1 /4 - M I L E F R O M S U B J E C T P A R C E L 1 /4 - M I L E F R O M S U B J E C T P A R C E L [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú[Ú [Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú [Ú[Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú[Ú[Ú [Ú[Ú [Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú [Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú[Ú[Ú [Ú[Ú [Ú [Ú A Z A L E A L N WILLIAMSON PL K A S S I E L N B O U N D A R Y A V E D A R B Y D R W I L K I N S D R DALE CT V I L L A G E C T W I L L I A M S O N R D A R M S T R O N G C I R G R E E N W O O D R D SENSENY RD L E W I SCIR ORKNEY DR ABBEY RD F A I R F I E L D D R IDYLWOODDR FAIRWAY DR A R M S T R O N G P L C REST CIR C O U N T R Y C L U B C I R M I L A M D R C R E S T L E I G H D R F O X B U R Y L N G L E N D A L ECIR A L T A V I S T A D R MEADE DR C A R N M O R E D R SHOCKEY CIR MASSIE DR B R A M B L E C T A T O K A D R P O T O M A C P L H A V E N T E R H U N T C R E S T C I R C A R T E R P L K E S W I C K C T O A K R I D G E L N M E A D E D R H U N T E R S R I D G E R D S TA F F O R D D R U N D E R W O O D L N C O U N T R Y C L U B C I R C O U N T R Y P A R K D R R I D G E R D 1 in. 8 i n . 1 0 i n . 8 in. 1 0 i n . 10 in. 1 2 i n . 1 0 i n . 8 i n . 8 i n . 8 i n . 8 i n . 1 6 i n . 8 i n . 16 in. 1 6 i n . 8 i n . 1 6 i n . 8 i n . 1 6 i n . 1 0 i n . 8 in. 12 in. 3 i n . 8 in. 1 0 i n . 8 i n . 1 0 i n . 6 i n . 6 i n . 6 in.8 in. 6 in. 6 i n . 8 in. 6 i n . 12 in. 6 i n . 1 0 i n . 8 i n . 8 i n . 8 i n . 6 i n . 6 i n . 6 in. 6 i n . 6 i n . 8 i n . 8i n . 8 i n . 12 in. 8 i n . 8 in. 8 i n . 6 i n . 1 2 i n .8 i n . 8 i n . 6 i n . 8 i n .6 i n . 6 i n . 8 i n . 8 i n . 8 i n . 6 in. 4 i n . 3 i n . 6 i n . 16 in. 8 i n . 8 i n . 8 in. 4 i n . 2 in. 8 in. 4 i n . 1 2 i n . 8 i n . §¨¦81 §¨¦81 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 6 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 8 i n . G M 8 in. GM 8 in. GM 6 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 8 i n . G M 6 in. G M 8 i n . G M 8 i n . G M 8 in. GM 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 8 in. GM 8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 6 i n . G M 8 in. GM 6 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 6 in. GM 8 in. GM 8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 8 i n . G M8 i n . G M 8 i n . G M 8 i n . G M 8 i n . G M 8 in. GM 5 4 A 1 2 8 2 in. FM 3 in. FM 12 in. FM8 in. FM 4 in. FM 3 0 i n . 8 i n . 3 0 i n .8 i n . 8 i n . 0 i n . 8 i n . 0 i n . 1 5 i n . 8 i n . 8 i n . 0 i n . 8 in. 0 in. 8 i n . 0 i n . 8 i n . 0 i n . 0 i n . 12 in. 8 i n . 8 in. 8 i n . 8 in. 6 i n . 18 in. 8 in. 8 in. 8 i n . 8 i n . 0 i n . 8 in. 8 in. Map D ata Source: Frederick County, Va. GIS Department, 2017 Data C .P .P .A . W A T E R & S E W E R E X H I B I T R E D B U D M A G I S T E R I A L D I S T R I C T S T . P A U L 'S O N T H E H I L L F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 2 0 1 8 -0 3 -0 1 P R O J E C T I D : 6 3 8 7 W D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 5 0 0 F e e t Legend St. Paul's On The Hill 1/4 - Mile Distance from St. Paul's On The Hill Parcel Boundary Wi nchester City Limits [Ú City Pump Station City Sewer Line City Water Line [Ú County Sewer Pump Station County Sewer Force Main County Sewer Gravity Main County Water Main 500 0 500 Feet µ S T . P A U L 'S O N T H E H I L L C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T W A T E R & S E W E R E X H I B I T 1 /4 - M I L E F R O M S U B J E C T P A R C E L 1 /4 - M I L E F R O M S U B J E C T P A R C E L 2018 Comprehensive Policy Plan Elevations Exhibits  St. Paul’s on the Hill - Senseny Road Street Elevation Exhibit  St. Paul’s on the Hill - Church and Affordable Elderly Apartment Facility Elevation Exhibit 1 2 3 4 5 6 A B C D E 1 2 3 4 5 6 ED W A R D H . W I N K S J A M E S D . S N O W A A R C H I T E C T S P . C . E X P R ES S L Y R E S E R V E S I T S C O P Y R I G H T A N D O T H E R C O M M O N L A W P R OP E R T Y R I G H T S I N A N D T O T H E S E P L A N S . T H E S E P L A N S M AY N O T B E A L T E R E D , R E P R O D U C E D O R C O P I E D I N A N Y M A N N ER W H A T S O E V E R , N O R A R E T H E Y T O B E A S S I G N E D T O A N Y TH I R D P A R T Y , W I T H O U T F I R S T O B T A I N I N G T H E E X P R E S S W R I T TE N P E R M I S S I O N A N D C O N S E N T O F E D W A R D H . W I N K S J A M E S D . S N O W A A R C H I T E C T S P . C . 21 1 9 E A S T F R A N K L I N S T R E E T R I C H M O N D , V I R G I N I A 2 3 2 2 3 (8 0 4 ) 6 4 3 − 6 1 9 6 F A X ( 8 0 4 ) 6 4 3 − 6 1 9 0 w s ar c h @ w s − a r c h . c o m ED W A R D H . W I N K S JA M E S D . S N O W A AR C H I T E C T S P. C . WI N C H E S T E R , V I R G I N I A DATE: SHEET TITLE REVISIONS 1−24−2018 CWSA JOB NO.17−535 A2.03 BUILDING ELEVATIONS ST . P A U L ' S O N T H E H I L L PRELIMINARY NOT FOR CONSTRUCTION 2018 Comprehensive Policy Plan Plat & Deed Information  ALTA/NSPS Land Title Survey Plat Exhibit – Painter-Lewis, P.L.C.  Instrument No. 170008658  DB 285/PG 416 – Tax Map Parcel 54-A-128 2#+06'4Ä.'9+52.% C U R R E N T O W N E R : T R U S T E E S O F C H R I S T E P I S C O P A L C H U R C H . F R E D E R I C K P A R I S H , W I N C H E S T E R , V I R G I N I A D E E D B O O K 2 8 5 P A G E 4 1 6 , T M 5 4 - A - 1 2 8 . A T I T L E L E T T E R H A S B E E N P R O V I D E D B Y E D W I N B . Y O S T , A T T O R N E Y A T L A W D A T E D J U L Y 2 4 , 2 0 1 7 . T H E R E F O R E , T H I S P L A T M A Y N O T R E P R E S E N T A L L E N C U M B R A N C E S T O T H E P R O P E R T Y F R O M J U L Y 2 4 , 2 0 1 7 . T O T A L A R E A O F S U R V E Y = 4 . 9 7 1 A C . C U R R E N T L Y Z O N E D R P G E N E R A L N O T E S : T H I S S I T E F A L L S I N Z O N E X A R E A S D E T E R M I N E D T O B E O U T S I D E 0 . 2 % A N N U A L C H A N C E O F F L O O D P L A I N A S S H O W N O N T H E F L O O D I N S U R A N C E R A T E M A P ; F R E D E R I C K C O U N T Y , M A P N O . 5 1 0 6 9 C 0 2 1 7 D , P A N E L N O . 2 1 7 O F 3 7 5 E F F E C T I V E D A T E S E P T E M B E R 2 , 2 0 0 9 . P A R K I N G T A B U L A T I O N S : 3 8 R E G U L A R S P A C E S 6 H A N D I C A P S P A C E NO WETLANDS I D E N T I F I E D D U R I N G T H E P E R F O R M A N C E O F T H I S S U R V E Y . NO EVIDENCE O F C U R R E N T E A R T H M O V I N G W O R K , B U I I L D I N G C O N S T R U C T I O N O R BUILDING ADDI T I O N S . NO OBSERVED E V I D E N C E O F T H E S I T E B E I N G U S E D A S A S O L I D W A S T E D U M P , S U M P OR SANITARY L A N D F I I L L . D E S C R I P T I O N O F T H E P R O P E R T Y O F T R U S T E E S O F T H E C H R I S T E P I S C O P A L C H U R C H , F R E D E R I C K P A R I S H , W I N C H E S T E R V I R G I N I A T A X M A P N O . 5 4 - A - 1 2 8 F R E D E R I C K C O U N T Y , V I R G I N I A B e g i n n i n g a t t h e s o u t h e a s t e r n c o r n e r o f t h e t r a c t h e r e i n d e s c r i b e d s a i d p o i n t b e i n g a n i r o n r o d s e t o n t h e n o r t h e r l y r i g h t - o f - w a y l i n e o f S e n s e n y R o a d , a n d a c o r n e r t o F r e d e r i c k C o u n t y S c h o l l B o a r d . T h e n c e d e p a r t i n g s a i d n o r t h e r l y r i g h t - o f - w a y l i n e o f S e n s e n y R o a d a n d r u n n i n g w i t h s a i d F r e d e r i c k C o u n t y S c h o l l B o a r d a n d c o n t i n u i n g w i t h t h e s a m e l i n e e x t e n d e d Z L W K  / R W      % O R F N  &   5 R O O L Q J  ) L H O G V  1   ƒ        (   S D V V L Q J  W K U R X J K  D Q  L U R Q  U R G  I R X Q G a t 8 4 9 . 2 9 f e e t , 9 1 9 . 8 7 f e e t t o t a l t o a n i r o n r o d f o u n d , s a i d r o d b e i n g a c o r n e r t o P a g e - B r o o k e L a n d T r u s t . T h e n c e d e p a r t i n g s a i d s a i d L o t 5 6 , B l o c k C , R o l l i n g F i e l d s a n d r u n n i n g w i t h s a i d P a g e - B r o o k e L a n d T r u s t a n d w i t h t h e s a m e l i n e e x t e n d e d w i t h P a g e - B r o o k e L a n d 7 U X V W  R W K H U  O D Q G  D Q G  6 X P P L W  & R P P X Q L W \  % D Q N  6   ƒ        :   S D V V L Q J  W K U R X J K  L U R Q r o d s f o u n d a t 2 6 2 . 4 2 f e e t a n d a n a d d i t i o n a l 7 9 . 2 2 f e e t , 6 8 5 . 3 1 t o t a l t o a n i r o n r o d s e t , s a i d r o d b e i n g o n t h e a f o r e m e n t i o n e d n o r t h e r l y r i g h t - o f - w a y l i n e o f S e n s e n y R o a d . T h e n c e d e p a r t i n g s a i d S u m m i t C o m m u n i t y B a n k a n d r u n n i n g w i t h s a i d n o r t h e r l y U L J K W  R I  Z D \  O L Q H  R I  6 H Q V H Q \  5 R D G  1   ƒ        (          I H H W  W R  W K H  S R L Q W  R I  E H J L Q Q L Q J a n d c o n t a i n i n g 4 . 9 7 1 a c r e s m o r e o r l e s s . T h i s d e s c r i p t i o n i s s u b j e c t , h o w e v e r , t o a l l e a s e m e n t s , r i g h t s - o f - w a y , a n d r e s t r i c t i o n s o f r e c o r d a n d i s t h e s a m e p r o p e r t y d e s c r i b e d i n t i t l e l e t t e r p r o v i d e d b y E d w i n B . Y o s t , P L C d a t e d J u l y 3 1 , 2 0 1 7 . S U R V E Y O R ' S C E R T I F I C A T E : T o : T r u s t e e s o f C h r i s t E p i s c o p a l C h u r c h , F r e d e r i c k P a r i s h , W i n c h e s t e r , V i r g i n i a T h i s i s t o c e r t i f y t h a t t h i s m a p o r p l a t a n d t h e s u r v e y o n w h i c h i t i s b a s e d w e r e m a d e i n a c c o r d a n c e w i t h t h e " 2 0 1 6 M i n i m u m S t a n d a r d D e t a i l R e q u i r e m e n t s f o r A L T A / N S P S L a n d T i t l e S u r v e y s , " j o i n t l y e s t a b l i s h e d a n d a d o p t e d b y A L T A a n d N S P S a n d i n c l u d e s i t e m s 1 - 7 A , 8 , 9 , 1 1 , 1 3 , 1 4 , 1 6 , 1 7 a n d 1 8 o f T a b l e A t h e r e o f . T h e f i e l d w o r k w a s c o m p l e t e d o n A u g u s t 1 8 , 2 0 1 7 . B y : D a v i d F . S p r i g g s V A L i c e n s e N o . 0 0 1 8 5 3 Side or rear setbacks. The minimum side or rear setback for any principal use orstructure shall be determined by the primary use of the adjoining parcel as follows:Adjoining Parcel Size6 acres or less 50 feetMore than 6 acres 100 feetAgricultural and Forestal District, 6 acres or less 50 feetAgricultural and Forestal District, more than 6 acres 200 feetOrchard (regardless of parcel size) 200 feet Front setbacks. The front setback for any principal use or structure shall be 60 feetfrom the property line or right-of-way of the street, road or ingress/egress easement.RA Zoning Requirements:6) PLAT AND S U R V E Y A T D E E D B O O K 2 8 5 P A G E 4 1 9 I S T H E C U R R E N T O W N E R S A C Q U I S I T I O N OF THE PROPE R T Y . I N S U F F I C I E N T P H Y S I C A L O R R E C O R D E D I N F O R M A T I O N T O A C C U R A T E L Y L O C A T E . 7) SUBJECT TO U T I L I T Y R I G H T O F W A Y T O P O T O M A C E D I S O N C O M P A N Y O F V I R G I N I A RECORDED IN D E E D B O O K 3 2 2 P A G E 3 9 9 . I N S U F F I C I E N T P H Y S I C A L O R R E C O R D E D I N F O R M A T I O N T O ACCURATELY L O C A T E . 8) ORDER BY VI R G I N I A S T A T E H I G H W A Y D E P A R T M E N T R E C O R D E D I N D E E D B O O K 3 6 8 P A G E 2 5 1 AND CERTIFIC A T E R E C O R D E D I N D E E D B O O K T O W I D E N S T A T E R T E . 6 5 7 ( S E N S E N Y R D . ) ARE SHOWN A S T H E N O R T H E R N R I G H T O F W A Y L I N E . 9) EASEMENT G R A N T E D T O T H E C I T Y O F W I N C H E S T E R R E C O R D E D I N D E E D B O O K 3 2 6 P A G E 5 6 4 IS SHOWN HER O N . 10) SUBJECT T O U T I L I T Y R I G H T O F W A Y T O N O R T H E R N V I R G I N I A P O W E R C O M P A N Y R E C O R D E D IN DEED BOOK 2 7 2 P A G E 2 9 8 . I N S U F F I C I E N T P H Y S I C A L O R R E C O R D E D I N F O R M A T I O N T O ACCURATELY L O C A T E . 11) SUBJECT T O U T I L I T Y R I G H T O F W A Y T O C H E S A P E A K E A N D P O T O M A C T E L E P H O N E C O M P A N Y O F V I R G I N I A RECORDED IN D E E D B O O K 2 7 5 P A G E 3 3 7 . I N S U F F I C I E N T P H Y S I C A L O R R E C O R D E D I N F O R M A T I O N T O ACCURATELY L O C A T E . 12) EASEMENT S G R A N T E D T O T H E C I T Y O F W I N C H E S T E R A N D S H E N A N D O A H G A S C O M P A N Y R E C O R D E D I N DEED BOOK 38 4 P A G E 3 0 3 A R E S H O W N H E R O N . EDWIN B.YOST, A T T O R N E Y A T L A W , T I T L E L E T T E R , D A T E D J U L Y 2 4 , 2 0 1 7 L I S T E D E X C E P T I O N S : SITEVICINITY MAP ~ Not to Scale PDRes #18-18 RESOLUTION ______________________________ Action: PLANNING COMMISSION: May 2, 2018 Recommended Approval BOARD OF SUPERVISORS: May 23, 2018 RESOLUTION DIRECTING THE PLANNING COMMISSION TO HOLD A PUBLIC HEARING TO ADOPT AN AMENDMENT TO THE 2035 COMPREHENSIVE PLAN APPENDIX I – AREA PLANS SENSENY/EASTERN FREDERICK URBAN AREA PLAN WHEREAS, the 2035 Comprehensive Plan, was adopted by the Board of Supervisors on January 25, 2017 and this proposed amendment to the Senseny/Eastern Frederick Urb an Areas Plan of Appendix I would result in a land use designation change for (PIN) 54-A- 12 from institutional land use to urban center land use; and WHEREAS, the Frederick County Planning Commission discussed this amendment on May 2, 2018 and sent the amendment to the Board of Supervisors for discussion; and WHEREAS, the Frederick County Board of Supervisors discussed this proposed amendment on May 23, 2018; and WHEREAS, the Frederick County Board of Supervisors finds that this amendment to the Senseny/Eastern Frederick Urban Areas Plan (Appendix I – Area Plans) of the 2035 Comprehensive Plan to be in the best interest of the public health, safety, welfare and future of Frederick County, and in good planning practice; and NOW, THEREFORE, BE IT REQUESTED by the Frederick County Board of Supervisors that the Frederick County Planning Commission shall hold a public hearing to consider an amendment to the Senseny/Eastern Frederick Urban Areas Plan to amend the land use designation for PIN 54-A-12 from institutional land use to urban center land use and forward a recommendation to the Board of Supervisors. PDRes #18-18 -2- Passed this 25th day of May 2018 by the following recorded vote: Charles S. DeHaven, Jr., Chairman Gary A. Lofton J. Douglas McCarthy Robert W. Wells Shannon G. Trout Judith McCann-Slaughter Blaine P. Dunn A COPY ATTEST ______________________________ Kris C. Tierney Frederick County Administrator