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PC 05-01-13 Meeting Agenda AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia May 1, 2013 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting ................................................................ (no tab) 2) March 20, 2013 Minutes .................................................................................................. (A) 3) Committee Reports .................................................................................................. (no tab) 4) Citizen Comments .................................................................................................... (no tab) PUBLIC HEARING 5) Establishment of a new Agricultural and Forestal District, North Opequon Agricultural and Forestal District, containing 400.186+/- acres within six parcels. The proposed District is located in the Stonewall Magisterial District, straddling Old Charleston Road (Route 761) to the north and south, Opequon Creek to the east and Slate Lane to the west. Mr. Cheran ....................................................................................................................... (B) 6) Increase to the South Timber Ridge Agricultural and Forestal District, of 268.548+/- acres. The proposed increase to the district is located in the Gainesboro Magisterial District, along Hollow Road (Route 707) to the north, Muse Road (Route 610) and Gold Orchard Road (Route 708) to the east. Mr. Cheran ....................................................................................................................... (C) INFORMATION / DISCUSSION ITEMS 7) Rural Preservation Lot Requirements – Revision to allow divisions to existing rural preservation tracts that have been recorded. Mrs. Perkins ..................................................................................................................... (D) 8) Other 9) Adjourn Frederick County Planning Commission Page 2952 Minutes of March 20, 2013 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on March 20, 2013. PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice Chairman/ Opequon District; Brian Madagan, Opequon District; Gary R. Oates, Stonewall District; J. Stanley Crockett, Stonewall District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Kevin Kenney, Gainesboro District; Greg L. Unger, Back Creek District; Kevin O. Crosen, Back Creek District; Christopher M. Mohn, Red Bud District; Roderick B. Williams, County Attorney; Robert Hess, Board of Supervisors Liaison; and Beau Correll, Winchester Planning Commission Liaison. ABSENT: Charles E. Triplett, Gainesboro District STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Planning Director; Mark R. Cheran, Zoning & Subdivision Administrator; Candice E. Perkins, Senior Planner; and Renee’ S. Arlotta, Clerk. ----------- CALL TO ORDER Chairman Wilmot called the meeting to order at 7:00 p.m. ------------- CHAIRMAN WELCOMES BOARD OF SUPERVISORS’ LIAISON, MR. ROBERT (BOB) HESS Chairman Wilmot introduced the newly appointed Board of Supervisors’ member representing the Gainesboro District, Mr. Robert (Bob) Hess. Chairman Wilmot welcomed Mr. Hess as the Board of Supervisors Liaison to the Planning Commission. ------------- RESOLUTION OF APPRECIATION FOR PHILIP E. LEMIEUX Chairman Wilmot called for retiring Planning Commissioner, Philip E. Lemieux, to come forward to the podium. Chairman Wilmot read a Resolution of Appreciation in recognition of Mr. Lemieux’s service to Frederick County. Chairman Wilmot presented the Resolution of Appreciation to Mr. Lemieux, which was signed by all the members of the Planning Commission. ------------- Frederick County Planning Commission Page 2953 Minutes of March 20, 2013 ADOPTION OF AGENDA A motion was made by Commissioner Oates, seconded by Commissioner Crockett, and unanimously passed to adopt the agenda for this evening’s meeting as presented. ------------- COMMITTEE REPORTS Economic Development Commission (EDC) – 3/01/13 Mtg. Commissioner Madigan reported the EDC discussed their strategy for 2013-2014; no significant changes from the previous year’s strategies were noted. The EDC staff provided an update on the 2012 Career Awareness Tours, including the survey results from students and teachers; these continue to be a success and are well received. Staff additionally provided informational updates on the EDC’s 30th anniversary, the business cluster activities, and reactive client updates. The final item of business was the retirement announcement of the EDC’s business coordinator, Mr. Ken Jones. The EDC is currently working on filling that position. ------------- Frederick County Sanitation Authority (FCSA) – 3/19/13 Mtg. Commissioner Unger reported February rainfall at 1.3 inches; January rainfall was 3.77 inches; water level at the Diehl Plant rose four feet within the last month; water level at the Anderson Plant dropped approximately two feet, which was expected. Approximately 1.7mgd is being pumped from the Diehl Plant; approximately 2.1mgd is being pumped from the Anderson Plant; approximately 800,000 gpd was purchased from the City of Winchester; and the average daily use is approximately 4.6mgd. Commissioner Unger reported the FCSA repaired some water leaks discovered within the system and this past month they had only a one percent average in leaks, which is outstanding. Stephens force main replacement is 95% complete; and the airport business pump station will be started within the next few weeks. Commissioner Unger reported the FCSA will install an emergency generator at the Sanitation Department’s main office for special equipment; and area water haulers will have their trucks equipped with meters to measure the amount of water removed from hydrants. ------------- Comprehensive Plans & Programs Committee (CPPC) – 3/11/13 Mtg. Commissioner Mohn reported the CPPC discussed a couple items that have been previously discussed at prior committee meetings. Specifically, those items were the Comprehensive Policy Plan Amendment request, which was initiated by the Board of Supervisors, for the Light Property in the Northeast Land Use Plan (NELUP) area, north of Brucetown; and a Comprehensive Policy Plan Amendment application for the Middletown/Lord Fairfax Community College SWSA expansion and land use study. Commissioner Mohn said both of these items were sent forward from the CPPC to the Frederick County Planning Commission Page 2954 Minutes of March 20, 2013 Planning Commission for discussion and will be on the agenda for the Commission’s April 3, 2013 meeting. ------------- Winchester City Planning Commission – 3/19/13 Mtg. Commissioner Beau Correll, Liaison from the Winchester City Planning Commission, reported the consideration of several routine conditional use permits from the City Planning Commission’s meeting. He said new business involved the review and initiation of an ordinance pertaining to temporary signs within the City. In addition, the City Planning Commission considered amending the ordinance to include specific distinctions between entertainment establishments and restaurants; however, this was not finalized because of issues defining each of these uses. ------------- Appointment to the Comprehensive Plans and Programs Committee (CPPC) Chairman Wilmot announced the appointment of J. P. Carr as a citizen member of the CPPC representing the Red Bud District. ------------- CITIZEN COMMENTS Chairman Wilmot called for citizen comments on any issue not on this evening’s agenda. No one came forward to speak and Chairman Wilmot closed the Citizen Comments portion of the meeting. -------------- INFORMATION/ DISCUSSION Discussion of the Urban Center Design Cabinet Study – Review of the study completed by the Urban Center Design Cabinet which provides guidance and illustration on previously-approved Urban Centers within Frederick County’s Urban Development Area Deputy Planning Director, Michael T. Ruddy, reported that during the 2013 Planning Commission Retreat, the Board of Supervisors and the Planning Commission reviewed the study completed by the Urban Center Design Cabinet, which provided further guidance and illustration on previously-approved urban centers within Frederick County’s Urban Development Area. He said endorsement was received to move the study through the County’s approval process, and discussion by the Commission is the first step in the process. Mr. Ruddy noted that ultimately, the Urban Center Design Cabinet Study will be adopted by the County as a policy in support of the 2030 Comprehensive Policy Plan and will be a resource to property owners and the development community. Frederick County Planning Commission Page 2955 Minutes of March 20, 2013 Mr. Ruddy stated the Urban Center Design Cabinet was established to conduct more detailed land use studies for selected urban centers which have been identified in area plans. Those centers include: Crosspointe, Greenwood, and Parkins Mill Urban Centers from the Senseny Eastern Frederick Urban Area Plan (SEFUAP) and Sherando from the Route 277 Study Area Plan. Mr. Ruddy said the intent was: 1) to further implement the 2030 Comprehensive Plan and 2) to provide further guidance to property owners and developers located in areas identified as urban centers; the design plans will evaluate how the various land uses can be mixed into an intensive, walkable, interconnected neighborhood with public open spaces and integrated community facilities. Mr. Ruddy commented that the study group thought it important to look at other existing urban centers in and around our area and three examples visited were the West Broad Village, within the Richmond-Henrico County area; the Village at Leesburg, off Route 7 and east of Leesburg; and the Landsdowne Town Center. He noted each of these examples created an environment that was certainly urban, and have obviously become very desirable to residents and economic development growth and opportunity in these communities. Mr. Ruddy described the details and showed slides of these various urban centers. He noted the top five attributes of urban centers include: 1) entertainment; 2) transportation; 3) residential; 4) employment; and 5) public services. Mr. Ruddy examined each of these attributes with the Commission, noting the attributes together make an urban center successful and viable. He also talked about a unique feature of the urban center, referred to as a “hook,” and may be a historical feature, a farming environment, or possibly entertainment-driven, and draws people to a particular location. Mr. Ruddy stated the urban centers have been identified in the County’s Comprehensive Policy Plan. He said the development of these urban centers may introduce more intensive land use designations that may not currently be in the land use plan. Therefore, each of the centers includes four main designations in addition to the institutional uses and those are: 1) higher intensity commercial mixed use; 2) main street commercial mixed use; 3) higher density residential; and 4) medium density residential. He noted that both of the residential densities are more intensive than what currently exists in Frederick County, but will be appropriate for the identified urban centers. Mr. Ruddy continued with his presentation of the four urban centers, describing the special characteristics of each one. Chairman Wilmot commented that the concept for these urban centers will probably not materialize until past the year 2030; and furthermore, not all will develop at once and not all are necessarily predictable. She inquired how the staff sees the process of prioritizing the urban centers and the process of phasing them. Mr. Ruddy believed there would be considerable evolution in the growth of these areas over time and the study group discussed prioritization. He pointed out that in order for the study group to identify the details to the extent in which they did, they needed to provide flexibility in the timing. He said one location may come forward before another. Mr. Ruddy emphasized that flexibility is the key, not only for the end result, but also the timing of when that would occur. He said there are some important transportation improvements that may drive some urban centers to occur before others, but even with that, it is envisioned there should be lots of flexibility, because the market may not support some of the visions the group has for these areas any time soon. Mr. Ruddy believed it was important to recognize there may be interim commercial or residential which occurs within the next 10-15 years that may be something completely different in 40-50 years and beyond. He said the group thought prioritization should be something that happens organically. They believed the land uses would change overtime and certainly, the framework provided by: 1) the location of the urban centers; and 2) the transportation, the network, and the mix of different uses. Frederick County Planning Commission Page 2956 Minutes of March 20, 2013 Chairman Wilmot believed it was important to keep the public apprised and public discussions were one of the ways to accomplish this. ------------- Discussion of the New Traditional Neighborhood Design (TND) District – This new district is proposed to implement the goals of the 2030 Comprehensive Plan with regards to planned urban centers and neighborhood villages. Senior Planner, Candice E. Perkins, reported this item is the proposed ordinance that would implement the urban centers and neighborhood villages concepts. Ms. Perkins said this is a proposed new zoning district entitled, “Traditional Neighborhood Design (TND) District.” She said this proposed ordinance was discussed quite extensively back in 2008-2009; however, it was put on hold at that time. Now with the renewed interest in the urban centers, the staff is bringing the ordinance back for additional discussion. Ms. Perkins stated this proposed ordinance is intended to provide for the implementation part of the urban center neighborhood design concepts in the 2030 Comprehensive Plan. As outlined in the proposed text of the ordinance, the purpose of the TND District is to allow for the development of compatible mixed use and pedestrian-oriented activity centers which contain a mix of integrated uses including business, retail, residential, cultural, educational, and other public and private uses in areas consistent with the Comprehensive Plan to create a unified, livable community. Ms. Perkins next identified some of the specifics of the TND District, which included a requirement for a minimum of 20 acres of land to be submitted for rezoning. After the initial core area is rezoned, contiguous acreage can be added to the TND District, if it is demonstrated the acreage could be integrated with the district that was previously approved. She said there is a requirement for a design guidelines manual and this is intended to identify the types of residential uses proposed, as well as architectural styles and pedestrian accommodations. There is also an allowance under the design guidelines to introduce different housing types into the TND District that aren’t currently in the RP District. She said there is a master development plan (MDP) requirement to be submitted with the TND rezoning. Also included is a requirement for a mixture of housing types; the ordinance states at least three separate categories of residential uses are to be provided within the community and no more than 25% of the residential uses can be single-family detached. Regarding the permitted uses within the TND District, Ms. Perkins said any use allowed within the RP, B1, and B2 Districts will be permitted. There are a couple of outlet uses that would be permitted with a conditional use permit (CUP). Regarding development standards, Ms. Perkins stated there are minimum percentages established for commercial, residential, public and civic uses, and open space; a central plaza or square is required within the community center; off-street parking is required to be at the rear or side of buildings within the community center; and on-street parking is encouraged. Regarding general requirements, Ms. Perkins stated the maximum growth density for the TND is 16 units per acre for residential; this may be increased up to 24 units per acre if TDRs (Transfers of Development Rights) are used; there is a minimum residential density of six units per acre for the residential portion; there are established minimum and maximum setbacks. Regarding the commercial areas, there is a minimum floor-to-area ratio of .4 and a maximum floor-to-area ratio of 2. Frederick County Planning Commission Page 2957 Minutes of March 20, 2013 Ms. Perkins said this proposed ordinance was originally discussed back in 2008-2009. She said it was taken back to the DRRC (Development Review & Regulations Committee) at their February 2013 meeting; the DRRC endorsed the ordinance as drafted and sent it forward to the Planning Commission for further discussion. Ms. Perkins said the staff is now seeking comments from the Planning Commission on the proposed ordinance. Chairman Wilmot asked what was new within the proposal that may not have been in the previous draft. Ms. Perkins replied there have been no major changes from the original wording. Commissioner Thomas believed this was a very good ordinance proposal. He said his only concern, and he believed he also expressed it back in 2008, was the question of whether or not the 20 acres was large enough for a starting point. Commissioner Thomas questioned whether a mixed-use development was viable on 20 acres and thought maybe 50 acres would be more appropriate. Commissioner Unger said he was thinking the opposite and believed 20 acres as a minimum was too high. Commissioner Manuel remarked that the Food Lion Center in Stephens City is 20 acres, if anyone wants to get a perspective on that size. Commissioner Manuel said 20 acres seems too small. Commissioner Oates said he thought the 20 acres was simply to get a piece of the jigsaw puzzle going, to just kick off the core and as other pieces come in, they fill in the blanks. He said the 20 acres may actually be the commercial component, or it might be the main street, or it might be a corner containing some of the housing. Commissioner Thomas recognized it has to start somewhere and he would be satisfied if the commercial area was the core; however, if it starts off with 20 acres of high-density housing, he didn’t think that was desirable. Commissioner Mohn stated that with this particular TND ordinance, a developer wouldn’t be able to do an exclusively residential core area; there would have to be a mix. Ms. Perkins agreed; she said 20 acres is the minimum and within the ordinance there are percentages with the rezoning the developer would have to meet. She said it couldn’t be all residential or all commercial; it would have to have all of the percentages within the proffer. Commissioner Mohn believed there could be some really creative designs on tight sites and opportunities to get some mixed uses. Commissioner Mohn believed the 20 acres was a good starting point. The Commissioners agreed to provide the opportunity to the development community and see what someone can do with a MDP. Chairman Wilmot commented this was an excellent document and made the observation that it is now occurring within the right sequence of events. Commissioner Thomas asked what the next step would be for this proposed ordinance. Ms. Perkins replied the next step would probably be to meet with the engineering and development community and possibly, rolling into a work session this summer. ------------- Frederick County Planning Commission Page 2958 Minutes of March 20, 2013 Discussion of Entrance Spacing Requirements – Revise and update motor vehicle access requirements, specifically entrance spacing requirements. Senior Planner, Candice E. Perkins, reported this is a minor amendment to update the entrance spacing requirements currently contained within the zoning ordinance. Ms. Perkins said primarily, the biggest change within this proposed ordinance is an update to bring the spacing into conformance with the VDOT minimum spacing requirements. She said currently, there is a large discrepancy between the County’s requirements and VDOT’s. Secondly, the staff is clarifying that the spacing for residential driveways and entrances are also a part of the ordinance and must be considered on arterial and collector roadways. She said there is also a provision that VDOT approvals must be obtained prior to the Zoning Administrator allowing alternative methods, such as right-ins/right-outs, that do not meet the entrance spacing requirements. Ms. Perkins said the DRRC (Development Review & Regulations Committee) discussed this at their February meeting and with some minor changes, they sent it forward to the Planning Commission for discussion. Commissioner Thomas assumed the concept has changed from speed to classification of road with the new ordinance. He said that previously, there was considerable discussion on speed and distance to stop if someone was pulling out; he asked if the new spacing comes from State guidelines. Commissioner Thomas said he was concerned about two specifically: the minor collector roads for minimum required spacing, which could be a residential driveway; and the major collector residential driveway entrance at 150 feet. He said those two spacing distances seem way too close. Ms. Perkins said staff used the VDOT list that contained all their classifications and spacing and staff compared them with what was currently in the ordinance. She said the staff obviously had to condense because VDOT has a much broader number of spacing requirements; nevertheless, the numbers proposed are consistent with the VDOT requirements. Commissioner Thomas remarked that the posted speeds for those types of roads allow for a maximum of three seconds between driveways, if a driver is adhering to the posted speed. He cautioned that it provides very little reaction time. Ms. Perkins said she would forward the Commission’s comments on to the Board of Supervisors. ------------- ADJOURNMENT No further business remained to be discussed and upon motion by Commissioner Oates and second by Commissioner Crockett, the meeting adjourned at 7:45 p.m. by a unanimous vote. Respectfully submitted, ____________________________ June M. Wilmot, Chairman ____________________________ Eric R. Lawrence, Secretary 1 Proposed North Opequon Agricultural and Forestal District Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal lands for the production of food and other agricultural products and to provide natural and ecological resources. The Code of Virginia requires the local governing body to establish an ADAC for the purpose of reviewing proposals that establish or renew districts to ensure conformity with the provisions of section 15.2-4300. Ultimately, the Board of Supervisors approves, approves with modifications, or denies the proposal to establish or renew Forestal District applications. LOCATION This proposed district is located in the Stonewall Magisterial District, straddling Old Charleston Road (Route 761) to the north and south, Opequen Creek to the east, and Slate Lane to the west. SIZE The proposed district will contain 400.186+/- acres within six (6) parcels, managed by one (1) property owner. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new district are 90 percent agriculture (livestock, and crop harvesting) and 10 percent open-space/woodlands. The area within the district is rural in nature. LAND USE All parcels within the proposed district are in agricultural or residential use. COMPREHENSIVE PLAN The 2030 Comprehensive Policy Plan of Frederick County (Comp Plan) provides guidance when considering land use actions. The location of this proposed district lies outside the Urban Development Area (UDA) and Sewer and Water and Service Area (SWSA), and is not part of any land use plan or study by the County. The land use within this proposed district of 400.186+/- acres is residential and agricultural. The current land use should remain in its present land use of pristine condition with land use of agricultural, and residential. ZONING All of the parcels of this proposed district are currently zoned RA (Rural Areas) Zoning District. The surrounding properties are zoned: North: RA (Rural Areas) South: RA (Rural Areas) East: Opequon Creek / Clarke County West: RA (Rural Areas) 2 LAKES/PONDS/STREAMS The proposed district lies within the Hiatt Run and Hot Run drainage areas. These two bodies of water are tributaries to the Opequon Creek. The establishment of this district will further assist with managing the quality of the County’s water resources. SOILS The general relief of the new district varies from rolling hills to ridges to the south and west and flat and gentle rolling hills to the north and east. This district lies within the Hiatt Run and Hot Run drainage area and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the proposed Agricultural and Forestal District is Frederick-Poplimento STAFF COMMENTS This proposed district is not part of any land use plan or study as indicted within the 2030 Comprehensive Policy Plan of Frederick County (Comp Plan). The proposed district is located outside the Urban Development Area (UDA) and Sewer Water Service Area (SWSA), and is to remain rural in nature and protected from any future development. The intent of the County’s Rural Areas is to maintain agriculture as a significant portion of the County’s economy, and to maintain the rural character of areas outside of its UDA and SWSA. The proposed Agricultural and Forestal District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. The Agricultural District Advisory Committee, at its meeting on March 18, 2013, unanimously approved the creation of the North Opequon Agricultural and Forestal District. A recommendation from the Planning Commission to the Board of Supervisors is requested. CLARKECOUNTYVIRGINIA Ag & Forestal Districts DISTRICT Apple Pie Ridge Albin South Timber Ridge South Frederick District Double Church District Red Bud Sewer and Water Service Area Parcels Streets I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: March 07, 2013Staff: cheran North Opequon Agricultural and Forestal District 45 - A - 30, 45 - A - 31, 45 - A - 32, 45 - A - 10v, 45 - A - 10w North Opequon Agricultural and Forestal District 45 - A - 30, 45 - A - 31, 45 - A - 32, 45 - A - 10v, 45 - A - 10w 0 1,600 3,200800 Feet Stephenson OLD CHARLES TOWN RD G U N C L U B R D OLD CHARLES TOWN RD c 1 Proposed Addition to the South Timber Ridge Agricultural and Forestal District Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal lands for the production of food and other agricultural products and to provide natural and ecological resources. The Code of Virginia requires the local governing body to establish an ADAC for the purpose of reviewing proposals that establish or renew districts to ensure conformity with the provisions of Section 15.2-4300. Ultimately, the Board of Supervisors approves, approves with modifications, or denies the proposal to establish or renew an Agricultural and Forestal District. LOCATION The district is located in the Gainesboro Magisterial District along Hollow Road (Route 707) to the north, Muse Road (Route 610) and Gold Orchard Road (Route 708) to the east. SIZE The district currently contains 615+/- acres within 13 parcels, managed by one (1) property owner. The proposed addition will be two (2) parcels containing 162+/- acres and 106 +/- acres, for total acreage of 268+/- acres. If this addition is approved, the resulting district will contain 15 parcels and 883+/- acres, to be managed by the same property owner. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new district are 90 percent agriculture (orchard, and crop harvesting) and 10 percent open-space/woodlands. The area within the district is rural in nature. LAND USE The two (2) proposed parcels are in agricultural or residential use. COMPREHENSIVE PLAN The 2030 Comprehensive Policy Plan of Frederick County provides guidance when considering land use actions. The location of the proposed addition to the district lies outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA), and is not part of any land use plan or study by the County. The land use within this proposed addition to the district is residential and agricultural. The current land use should remain in its present land use of pristine condition with land use of orchards, agricultural, and residential. ZONING The proposed parcels are currently zoned RA (Rural Areas) Zoning District. The surrounding properties are zoned: North: RA (Rural Areas) South: RA (Rural Areas) East: RA (Rural Areas) West: RA (Rural Areas) 2 LAKES/PONDS/STREAMS The proposed addition to the district lies primarily within the Back Creek drainage area. The establishment of this district will further assist with managing the quality of the County’s water resources. SOILS The general relief of the addition to the district varies from rolling hills to ridges to the north, west, south and east. This district lies within the Back Creek watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the South Timber Ridge Agricultural and Forestal District is Weikert-Berks-Blairton STAFF COMMENTS The 2030 Comprehensive Policy Plan of Frederick County indicates the area of the County where this proposed addition is not part of any land use plan or study. The proposed addition is located outside the UDA and SWSA, and is to remain rural in nature and protected from any future development. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County’s economy, and to maintain the rural character of areas outside of its UDA. The addition of these two (2) parcels to the South Timber Ridge Agricultural and Forestal District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. STAFF CONCLUSIONS FOR THE FREDERICK COUNTY ADAC MEETING: The proposed addition to the district meets the intent of Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended that enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal land. The Code of Virginia sets out criteria for evaluating Agricultural and Forestal District applications. One of the criteria is that the application should be evaluated in conjunction with the Comprehensive Plan of the locality. The Comprehensive Plan and this proposed addition provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. Therefore, staff would recommend that this proposed addition of two (2) parcels containing 268 acres to be included within the South Timber Ridge Agricultural and Forestal District. This additional acreage will increase the district from 615 acres to 883 acres. The Agricultural District Advisory Committee, at its meeting on March 18, 2013, unanimously approved the addition to the South Timber Ridge Agricultural and Forestal District. A recommendation from the Planning Commission to the Board of Supervisors is requested. 01259 ST704 ST610 ST704 ST610 HAMPSHIRECOUNTYWEST VIRGINIA Ag & Forestal Districts DISTRICT Apple Pie Ridge Albin South Timber Ridge South Frederick District Double Church District Red Bud Sewer and Water Service Area Parcels Streets I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: March 07, 2013Staff: cheran South Timber Ridge Agricultural and Forestal District Addition 37 - A - 72, 37 - A - 73 South Timber Ridge Agricultural and Forestal District Addition 37 - A - 72, 37 - A - 73 0 1,900 3,800950 Feet MUS E R D BACK C R E E K R D CARPERS PIKE CARP E R S P I K E CARP E R S P I K E GOLD O R C H A R D R D CARP E R S P I K E D ATTACHMENT ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS Part 401 – RA Rural Areas District § 165-401.06 Permitted lot sizes. C. Rural preservation lots. (1) Within the RA Rural Areas District, lots as small as two acres shall be permitted on tracts over 20 acres in size, subject to the following: (a) Sixty percent or more of the parent tract shall remain intact as a contiguous parcel (Rural Preservation Tract). (b) This acreage must be designated prior to the division of the fourth lot. (c) No future division of this designated Rural Preservation Tract shall be permitted unless: i. The division results in an overall acreage increase to the Rural Preservation Tract; ii. The additional acreage comes from areas internal to the rural preservation subdivision; iii. The Rural Preservation Tract continues to meet all requirements of Chapter 165 and 144.