PC 02-05-14 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
February 5, 2014
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) Committee Reports .................................................................................................. (no tab)
3) Citizen Comments ................................................................................................... (no tab)
PUBLIC HEARING
4) Conditional Use Permit #01-14 WESLEY W. RUDOLPH, for a Public Garage
without body repair. The property is located at 2360 S. Pifer Road and is identified with
Property Identification Number 81-A-50 in the Back Creek Magisterial District.
Mr. Cheran ..................................................................................................................... (A)
ACTION ITEM
5) Waiver Request of Reduction in Setback - Telecommunications Tower-Verizon
Wireless – Bertha McIlwee Trust submitted by Donohue & Stearns, PLC, requesting a
setback reduction for an approved telecommunication tower. The property is located at
2250 Back Mountain Road (Route 600), and is identified with Property Identification
Number 49-A-28 in the Back Creek Magisterial District.
Mr. Cheran ......................................................................................................................... (B)
INFORMATION/DISCUSSION ITEMS
6) Revised Master Development #02-14 Doonbeg, submitted by Greenway Engineering,
Inc., to develop 4.78. acres into 25 single family small lots. The subject property is
located north side of Apple Valley Road (Route 652) approximately ¼ mile west of Valley
Pike (Route 11 South) intersection with Property Identification Number 63-((A))-52A in
the Back Creek Magisterial District. Please note this item is presented for information
purposes only.
Mrs. Perkins ...................................................................................................................... (C)
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7) Revised Master Development Plan #01-14 Snowden Bridge, submitted by Greenway
Engineering, Inc., to develop a 1,234 units single-family, townhouse, and multi-family
houses. The subject properties are located on the south side of Old Charles Town Road
(Route 761), and Jordan Spring Road (Route 664) and east of Milburn Road (Route 662),
and are identified with Property Identification Numbers 44-A-31B, 44-A-292A, and 44-
A-293 in the Stonewall Magisterial District. Please note this item is presented for
informational purposes only.
Mrs. Perkins .................................................................................................................... (D)
8) Other
Adjourn
CONDITIONAL USE PERMIT #01-14
WESLEY W. RUDOLPH
Staff Report for the Planning Commission
Prepared: January 8, 2014
Staff Contact: Mark R. Cheran, Zoning Administrator
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 02/05/14 Pending
Board of Supervisors: 02/26/14 Pending
EXECUTIVE SUMMARY:
This is a request for a Public Garage without Body Repair for small engine repair. Should
the Planning Commission find this use appropriate, Staff would suggest the following condition
be placed on the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. Any proposed business sign shall conform to Cottage Occupation sign requirements and shall
not exceed four (4) square feet in size and five (5) feet in height.
3. Operation limited to the applicant and one employee.
4. No more than five (5) customers per day.
5. The applicant will be limited to repairing only five (5) vehicles or equipment on site at
anytime.
6. All repair activities shall occur entirely within the enclosed structure.
7. Hours of operation shall be Monday-Saturday 8:00 am to 6:00 pm, no repair activities will
take place on Sunday.
8. Any expansion or change of use shall require a new Conditional Use Permit.
Following the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors.
Page 2
CUP #01-14, Wesley W. Rudolph
January 8, 2014
LOCATION: This property is located at 2360 S. Pifer Road.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 81-A-50
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas)
Land Use: Residential
ADJOINING PROPERTY ZONING & USE:
North: RA (Rural Areas) Land Use: Residential
South: RA (Rural Areas) Land Use: Residential
East: RA (Rural Areas) Land Use: Residential
West: RA (Rural Areas) Land Use: Residential
PROPOSED USE: This application is for a Public Garage without Body Repair. (Small engine
repair & compact tractors)
REVIEW EVALUATIONS:
Virginia Department of Transportation: We have no concerns and the existing entrance is
adequate for the proposed use. Should use change or volumes increase to more than fifty trips
per day the entrance may be reevaluated at that time.
Frederick County Fire Marshall: Plans approved provided that a 5# (2A-10BC) fire
extinguisher be in the garage “in service” at all times.
Frederick County Inspections: Existing buildings shall comply with The Virginia Uniform
Statewide Building Code and Section 304-B , (Business) Use Group of the International Building
Code/2003. Other Code that applies is ICC/ANSI A117.1-03 Accessible and Usable Building
and Facilities. Change of Use for Conditional Use of existing residential garage to public garage
shall comply with ANSI A117 & International Building Code for HC accessible entrance and
parking. Electrical, Mechanical, and Plumbing permits may be required. Mechanical ventilation
is required per International Mechanical Code at 1.5 cfm. per square foot of repair area. Please
submit floor plan at the time of building permit application for change of use. Please locate the
accessible route and engress doors on the plan. Permit shall be issued, inspections approved and
new certificate of use and occupancy granted prior to operation.
Page 3
CUP #01-14, Wesley W. Rudolph
January 8, 2014
Winchester-Frederick County Health Department: The water use and waster cannot increase.
Public may not access restrooms. No additional employees besides occupants of home.
Planning and Zoning: Public garages without auto body repair are permitted in the RA (Rural
Areas) Zoning District with an approved Conditional Use Permit (CUP), provided that all repair
work takes place entirely within an enclosed structure. This proposed use will be for small
engine, equipment, and tractor repair. This area of the County is to remain rural in nature and is
not subject to any land use study as noted within the Comprehensive Policy Plan. This proposed
use will be conducted in an existing structure on a 29 acre parcel. This property and the
surrounding properties are currently zoned RA, with nearest buildings or dwellings more than
five hundred (500) feet from this property. There will be no vehicle sales, nor parts sales,
allowed with this Conditional Use Permit.
STAFF CONCLUSIONS FOR THE 01/15/14 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would suggest the following
conditions be placed on the CUP:
1. All review agency comments and requirements shall be complied with at all times.
2. Any proposed business sign shall conform to Cottage Occupation sign requirements and
shall not exceed four (4) square feet in size and five (5) feet in height.
3. One (1) employee allowed other than the applicant.
4. No more than to five (5) customers per day.
5. The applicant will be limited to repairing only five (5) vehicles or equipment on site at
anytime.
6. All repair activities shall occur entirely within the enclosed structure.
7. Hours of operation shall be from 8:00 am to 6:00 pm, no repair activities will take place
on Sunday.
8. Any expansion or change of use shall require a new Conditional Use Permit.
Following the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors.
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Applications
Parcels
Building Footprints
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B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: January 13, 2014Staff: macheran
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CUP # 01 - 14Wesley W. RudolphPINs:81 - A - 50
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Applications
Parcels
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: January 8, 2014Staff: mcheran
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WAV # 01 - 14Verizon Wireless andBertha McIlweePINs:49 - A - 28
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MASTER DEVELOPMENT PLAN #02-14
Doonbeg
Staff Report for the Planning Commission
Prepared: January 22, 2014
Staff Contact: Candice E. Perkins,AICP, Senior Planner
Reviewed Action
Planning Commission:02/05/14 Pending
Board of Supervisors:02/12/14 Pending
PROPOSAL:To construct 25 single family small lot homes on 4.78 acres (5.23 units per acre). This is
a revision to the MDP that was approved in 2012. The revision includes the addition of one residential
lot and the elimination of the residential separation buffers (per the revised RP District standards).
In January of 2013 revisions to the RP District standards were approved. One of the revisions
eliminated the residential separation buffer (distance and landscaping) requirement between similar
housing types (single family urban, zero lot line, small lot,etc). The original MDP showed a buffer
between the Doonbeg subdivision and the existing residential structures to the north and south.While
the revised MDP shows the removal of the buffer, the applicant will be retaining the existing fence along
the northern property line as shown on the MDP.
MAGISTERIAL DISTRICT:Back Creek
LOCATION:The subject property is located north side of Apple Valley Road (Route 652)
approximately ¼ mile west of Valley Pike (Route 11 South) intersection.
STAFF CONCLUSIONS FOR THE 02/05/14 PLANNING COMMISSION MEETING:
The Doonbeg Master Development Plan proposes to construct 25 single family small lots including
recreational amenities on approximately 4.78 acres of land zoned RP (Residential Performance) District.
The MDP depicts appropriate land uses and appears to be consistent with the requirements of Article
VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is
administratively approvable.All of the issues identified by staff, review agencies, as well as those
issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately
addressed by the applicant.
It appears that the application meets all requirements.Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to proceed to approval of the application.
Click in the box to return to the
02-05-14 PC Meeting Agenda Cover Sheet
MDP #02-14, Doonbeg Revision
January 22, 2014
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located north side of Apple Valley Road (Route 652)
approximately ¼ miles west of Valley Pike ( route 11 South) intersection.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 63-A-52A
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District
Use: Unimproved
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: RP (Residential Performance) Use: Residential
South: RP (Residential Performance) Use: Residential
East: RP (Residential Performance) Use: Residential
West: RP (Residential Performance) Use: Residential
PROPOSAL: To construct 25 single family small lot homes on 4.78 acres (5.23 units per acre). This is
a revision to the MDP that was approved in 2012. The revision includes the addition of one residential
lot and the elimination of the residential separation buffers (per the revised RP District standards).
In January of 2013 revisions to the RP District standards were approved. One of the revisions
eliminated the residential separation buffer (distance and landscaping) requirement between similar
housing types (single family urban, zero lot line, small lot, etc). The original MDP showed a buffer
between the Doonbeg subdivision and the existing residential structures to the north and south. While
the revised MDP shows the removal of the buffer, the applicant will be retaining the existing fence along
the northern property line as shown on the MDP.
MDP #02-14, Doonbeg Revision
January 22, 2014
Page 3
REVIEW EVALUATIONS:
Virginia Department of Transportation: The revised Master Development Plan for this property
appears to have little measurable impact on Route 652, the VDOT facility which would provide access
to the property. The present entrance to the subdivision is adequate for the proposed development. The
interior road system in this development is identified as a private road and therefore VDOT has no
additional comments.
Frederick County Fire Marshal: Plan approved.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, Board of
Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
B) Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the
subject parcels as being zoned R-2 (Residential Limited). The zoning changed to RP
(Residential General) District on September 28, 1983 when the R1, R2, R3, and R6 zoning
districts were reclassified. The RP zoning applicable to this site does not have proffered
conditions.
The Hilda Mae Master Development Plan (MDP #10-04) was previously submitted for the
subject site. The 2012 Doonbeg Master Development Plan was a revision to the Hilda Mae,
slightly increasing the number of single family small lots (from 20 to 24), and introducing low
impact design features. This is a MDP revision to the 2012 plan and includes an increase from
24 lots to 25 lots and the elimination of the residential separation buffer.
C)
Comprehensive Policy Plan:
Site Suitability & Project Scope
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
MDP #02-14, Doonbeg Revision
January 22, 2014
Page 4
The development is zoned RP (Residential Performance) and is within the UDA (Urban
Development Area) and the SWSA (Sewer and Water Service Area). The Comprehensive Policy
Plan states that suburban residential development should occur within the UDA.
Land Use Compatibility:
The 4.78 acre site is located adjacent to existing residential land uses in an area of Frederick
County which is predominately residential in nature. To the north is Plainfield Heights
Subdivision, which consists of single family detached traditional dwellings. To the west is Cross
Creek Village, which consists of single family small lot dwellings. To the south and east are
older existing RP single family detached dwellings.
Site Access and Transportation:
Access to the site is proposed via an entrance off of Apple Valley Road (Route 652), which is a
minor collector road. Per VDOT requirements, a new right turn lane shall be provided for the
proposed entrance. The master development plan does provide for a 150 foot right turn lane.
Previously Approved Waivers:
The following is an overview of the waivers approved with the 2012 MDP:
Wavier #1:
This waiver was approved and in-lieu-of a community center, the project is providing
recreational amenities including walking trails, benches, and a community gathering area with
fire pit.
Community Center Waiver (§165-402.08.A.1 of the Zoning Ordinance)
Waiver #2:
This waiver was approved and allows the development to be constructed with a private road and
cul-de-sac (road does not continue onto the adjacent easterly property).
Inter-parcel Connection Waiver (§144-17.B.2 of the Subdivision Ordinance)
Waiver #3:
Curb and Gutter Waiver (§165-202.03.A.14 of the Zoning Ordinance and §144-17L
of the Subdivision Ordinance). This wavier was approved and allows the development to utilize
and implement low-impact design standards, which includes environmentally friendly
stormwater management techniques without the use of traditional curb and gutter.
STAFF CONCLUSIONS FOR THE 02/05/14 PLANNING COMMISSION MEETING:
The Doonbeg Master Development Plan proposes to construct 25 single family small lots including
recreational amenities on approximately 4.78 acres of land zoned RP (Residential Performance) District.
The MDP depicts appropriate land uses and appears to be consistent with the requirements of Article
VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is
administratively approvable. All of the issues identified by staff, review agencies, as well as those
issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately
addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to proceed to approval of the application.
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Applications
Parcels
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: January 16, 2014Staff: cperkins
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MDP # 02 - 14Doonbeg MDP RevisionPINs:63 - A - 52A
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MASTER DEVELOPMENT PLAN #01-14
Snowden Bridge
Staff Report for the Planning Commission
Prepared: January 22, 2014
Staff Contact: Candice E. Perkins,AICP, Senior Planner
Reviewed Action
Planning Commission:02/05/14 Pending
Board of Supervisors:02/12/14 Pending
PROPOSAL:To develop a total 364.7 acres of land (revisions for 158.9 acres) zoned R4 (Residential
Planned Community) District with a total of 1,234 residential dwelling units. The development will consist
of a mix of single family, townhouse and multifamily residential units. This MDP contains revisions to
“Revised Master Development Plan –REV #2” that was reviewed by the Planning Commission in December
2012 and the Board of Supervisors in January of 2013. The primary revisions are for modifications to the
road network and housing types within the undeveloped portion of Landbay III.
MAGISTERIAL DISTRICT:Stonewall
LOCATION:The subject properties are located on the south side of Old Charles Town Road (Route 761),
and Jordan Springs Road (Route 664), and east of Milburn Road (Route 662).
WAIVER:The applicant is requesting a waiver from the Board of Supervisors for the residential separation
buffer required by § 165-203.02C. The RP District changes adopted in January of 2013 introduced a
requirement for a buffer between multiplex units and single family units (previously only buffers were
required for RP zoned property, now the buffer is based on the adjacent housing type). The Zoning
Ordinance requires a Category B buffer as a residential screening element between the proposed multiplex
units (located on Kearsage Lane and Halo Terrace) and the existing residential properties that front Jordan
Springs Road. The Zoning Ordinance allows the Board to consider a waiver of this buffer per § 165-
203.02C(6)“if the topography of the lot providing the buffer yard and the lot being protected is such that the
required buffer yard would not be effective”. The existing residential structures on Jordan Springs Road sit
much higher than the proposed multiplex units proposed in the Snowden Bridge Development. The applicant
has provided an exhibit that shows the difference in elevation.
STAFF CONCLUSIONS FOR THE 02/05/14 PLANNING COMMISSION MEETING:
The Master Development Plan for Snowden Bridge depicts appropriate land uses and appears to be
consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance.
Should the requested wavier be approved this MDP is in a form that is administratively approvable. The
MDP is also in conformance with the proffers for Rezoning #06-03.While the MDP is presented as an
informational item, staff is seeking a recommendation from the Planning Commission on the requested
waiver. All of the issues brought forth by the Planning Commission should be appropriately addressed by
the applicant.
It appears that the application meets all requirements.Following presentation of the application to the
Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is
prepared to proceed to approval of the application if the waiver is approved.
Click in the box to return to the
02-05-14 PC Meeting Agenda Cover Sheet
MDP #01-14, Snowden Bridge Rev.#3
January 22, 2014
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject properties are located on the south side of Old Charles Town Road (Route
761), and Jordan springs Road (Route 664), and east of Milburn Road (Route 662).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 44-A-31B, 44-A-292A, and 44-A-293
PROPERTY ZONING & PRESENT USE:
Zoned: R4
Use: Residential/Undeveloped
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North: RA Use: Residential/Vacant
South: RA, R4 Use: Residential/Vacant
East: RA Use: Residential/Vacant/Agricultural
West: RA Use: Residential/Vacant/Agricultural
PROPOSAL: To develop a total 364.7 acres of land (revisions for 158.9 acres) zoned R4 (Residential
Planned Community) District with a total of 1,234 residential dwelling units. The development will
consist of a mix of single family, townhouse and multifamily residential units. This MDP contains
revisions to “Revised Master Development Plan – REV #2” that was reviewed by the Planning
Commission in December 2012 and the Board of Supervisors in January of 2013. The primary revisions
are for modifications to the road network and housing types within the undeveloped portion of Landbay
III.
REVIEW EVALUATIONS:
Virginia Department of Transportation: VDOT finds the submittal of the revised MDP to be
acceptable.
Frederick County Fire Marshal: Plan approved.
Frederick County Public Works: We offer no additional comments at this time.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Review R6-1, correct and resubmit (1) item.
MDP #01-14, Snowden Bridge Rev.#3
January 22, 2014
Page 3
Frederick County Parks and Recreation: Plan is acceptable to the Park & Recreation Department.
Frederick County Public Schools: Plan approved and offers no comments.
Winchester Regional Airport: The Master Development Plan for Snowden Bridge Revision 03 has
been reviewed and proposed plan should not impact operation of the Winchester Airport.
Frederick County GIS: Revised street names are approved for use in the Snowden Bridge
Subdivision.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, Board of
Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
B) Site History
The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the
subject parcels as being zoned A-2 (Agricultural General). The County’s agricultural zoning
districts were combined to form the RA (Rural Areas) District upon adoption of an amendment
to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the
zoning map resulted in the re-mapping of the subject properties and all other A-1 and A-2 zoned
land to the RA District.
On September 24, 2003, the Board of Supervisors approved Rezoning #06-03 which rezoned the
794 acres to R-4 (Residential Planned Community) with proffers. A Master Development Plan
was approved in 2005 for Phase 1 – Part A, and was then revised in 2005. A MDP revision was
then approved in 2008 that separated the Brookfield-Stephenson Village, LLC land holdings
from the remainder of the development. The 2008 MDP was then administratively revised in
2011. A 2012 Revised Master Development Plan – REV #2 was processed and reviewed by the
Board of Supervisors in January of 2013 and administratively approved on February 7, 2013.
C)
Comprehensive Policy Plan:
Site Suitability & Project Scope
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
MDP #01-14, Snowden Bridge Rev.#3
January 22, 2014
Page 4
Land Use Compatibility:
The parcel comprising this MDP application is located within the County’s Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area
defines the general area in which more intensive forms of residential development will occur.
The subject properties are located within the boundaries of the Northeast Land Use Plan area.
This Plan identifies the future land use as a Planned Urban Development; the present zoning is
consistent with this PUD designation. The Northeast Land Use Plan also identifies the
approximate path of the future Route 37 corridor.
Site Access and Transportation:
The Snowden Bridge development is accessed via Snowden Bridge Boulevard which is a major
collector roadway that intersects with Old Charles Town Road (Route 661). The majority of the
development is proposed to be served by public roads, but also contains some private streets and
alleys. The MDP also depicts the location of the proffered private pedestrian trail system (PTS).
STAFF CONCLUSIONS FOR THE 02/05/14 PLANNING COMMISSION MEETING:
The Master Development Plan for Snowden Bridge depicts appropriate land uses and appears to be
consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance.
Should the requested wavier be approved this MDP is in a form that is administratively approvable. The
MDP is also in conformance with the proffers for Rezoning #06-03. While the MDP is presented as an
informational item, staff is seeking a recommendation from the Planning Commission on the requested
waiver. All of the issues brought forth by the Planning Commission should be appropriately addressed
by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to proceed to approval of the application if the waiver is approved.
SNOWDENBRIDGESubdivision
WOODS MILLSubdivision
OPEQUON RIDGESubdivision
EDGEHILLSubdivision
HEPFERSSUBDIVISIONSubdivision
LEETOWNHEIGHTSSubdivision
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MDP0114
MDP0114 MDP0114
Applications
Parcels
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: January 8, 2014Staff: cperkins
Stephenson
OLD CHARLES TOWN RD
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MDP # 01 - 14Snowden Bridge Rev #3PINs:44 - A - 31B, 44 - A - 292A,44 - A - 293
MDP # 01 - 14Snowden Bridge Rev #3PINs:44 - A - 31B, 44 - A - 292A,44 - A - 293
0 1,000 2,000500 Feet