CPPC 05-11-15 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 Winchester, Virginia 22601-5000
TO: Comprehensive Plans and Programs Committee (CPPC)
FROM: Michael T. Ruddy, AICP, Deputy Director
RE: May 11, 2015 Meeting Agenda
DATE: May 4, 2015
The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be
meeting on Monday, May 11, 2015 at 7:00 p.m. in the first floor conference room
(purple room) of the County Administration Building, 107 North Kent Street,
Winchester, Virginia.
The CPPC will discuss the following agenda items:
AGENDA
1. Kernstown Area Plan – The CPPC will be updated on the ongoing efforts of the
Kernstown Area Plan. This will be a continuation of the discussion of this item at
the CPPC’s last meeting and will include; a review of the preliminary draft text of
the updated plan, the preliminary draft maps, and the historical and natural
resources evaluation. In addition, the CPPC will discuss the Public Information
and Input meeting scheduled for May 26, 2015.
2. Other
Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the
building through the rear door of the four-story wing. Committee members and interested citizens are
encouraged to park in the County parking lot located behind the County Office Building or in the joint
Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing.
MTR/dlw
Attachments
MEMORANDUM
City ofWinchester
Town ofStephens City
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Kernstown Area Plan
Land Use - Draft
F00.5 10.25 Miles
Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
!(Proposed Interchanges
Long Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
Highway Commercial
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
Industrial
Warehouse
Heavy Industrial
Extractive Mining
Commercial Rec
Rural Community Center
Fire & Rescue
Historic
Institutional
Planned Unit Development
Park
Recreation
School
Rural Areas
Rural Areas
Inside the UDA
City ofWinchester
Town ofStephens City
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Kernstown Area Plan
Transportation Map - Draft
F00.5 10.25 Miles
Inside the UDA
Transportation
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Roundabout
Kernstown Area Plan
Sewer & Water Service Area
Parcels
Improved Major Arterial
Urban Development Area
Trails
Ramp
New Major Arterial
Future Rt 37 Bypass
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Shady Oak
Springdale
Brightside
Hillandale
Carysbrook
Fort Colvin
The Willows
Long Meadows
Rose Hill Farm
Neill-Huck House
Grove, Will House
Carbaugh, S. House
Carysbrook Redoubt
Adams, Mervel House
Hinkle, M. Dr. House
Sprindale Flour Mill
Stoney Lonesome Farm
Kernstown Battlefield
Tenant House at Brightside
Opequon Presbyterian Church
BOWMAN LIBRARY
City ofWinchester
Town ofStephens City
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Kernstown Area Plan
Historic and Natural Resources Map
F00.5 10.25 Miles
Kernstown Area Plan
Urban Development Area
Sewer & Water Service Area
Parcels
Future Rt 37 Bypass
!(Proposed Interchanges
#Historic Rural Landmarks
Hoge's Ordinary
Stone House at Bartonsville
House at Bartonsville
Ebersole-Petrie House
Zig-Zag Trenches
Inside the UDA
APPENDIX I - AREA PLANS
KERNSTOWN AREA PLAN
BOARD OF SUPERVISORS
APPROVED ON TBD,2015
PLANNING COMMISSION
RECOMMENDED APPROVAL TBD,2015
ENDORSED BY THE
COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE
TBD,2015
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APPENDIX I - AREA PLANS
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APPENDIX I - AREA PLANS
KERNSTOWN AREA PLAN
The Kernstown Area Plan looks to update, renew, and expand the land
use and transportation plans for the Kernstown area. The study area is
generally located along Route 11, south of the City of Winchester and
north of the Town of Stephens City, and west of I-81.The Kernstown
Area Plan builds on the Route 11 South Corridor Plan, and the balance
of the Southern Frederick Plan which was adopted in 1998,by
incorporating the western portion of this plan into the Kernstown Area
Plan.
The goal of the plan is to bring the areas within the study boundary
into a cohesive and proactive area plan.The Kernstown Area Plan
continues to identify opportunities to create new communities,
integrate land use and transportation choices, address community
infrastructure needs, and expand the County’s goals for economic
development.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural,Historical, and Community Facilities
within the study area.
In this 2015 update,several changed or enhanced areas of land use
focus were envisioned;the Shady Elm Road area continues its
economic development emphasis, the Route 11 corridor seeks to
capitalize on Interstate Commercial opportunities, the industrial land
uses north of Route 37 and east of Route 11 are reinforced, and the
Bartonsville and Kernstown historical and cultural areas have been
identified with the Developmentally Sensitive Area (DSA) designation.
The Kernstown Area Plan in the vicinity of Route 37 and Interstate 81
feeds directly into the Senseny/Eastern Frederick Urban Area Plan with
the Crosspointe Development.Interstate 81 improvements scheduled
to commence in 2015 in this location further supports this area plan.
Route 11, Valley Pike, links the Kernstown Area Plan with the City of
Winchester to the north and the Town of Stephens City to the south.
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APPENDIX I - AREA PLANS
The Kernstown Area Plan promotes a new area of new land use focus;
the Kernstown Neighborhood Village in the Creekside area, along the
west side of Route 11.This area is within the Urban Development Area
and seeks to incorporate the new residential communities with new
infill residential and commercial opportunities.
An overview to planning in Frederick County.
Planning efforts, such as the Kernstown Area Plan, enable the
community to anticipate and deal constructively with changes
occurring in the community. Planning helps guide the future growth of
the community and is intended to improve the public health, safety,
convenience,and welfare of its citizens.
The Plan provides a guide for future land use and was a collaborative
effort of the citizens of Frederick County, County Planning Staff,
Planning Commissioners, and Board of Supervisors. However, it is the
property owners who are the ones who make the decision as to
whether or not to implement the Plan as it applies to their property.
Future rezoning is a means of implementing the Plan. Rezonings in
Frederick County have historically been initiated by the property
owner, or with their consent. There is no reason to expect that this
will change in the future.
Therefore, it is important to remember that the Plan is a guide for the
future of the community, but that the property owner is ultimately the
one who controls the future use of their property.
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APPENDIX I - AREA PLANS
Land Use.
The goal of this area plan is to integrate the commercial and industrial
(C/I)opportunities and the areas of mixed use with future
transportation plans and to recognize the historical and natural
resources abundant in this area plan.
Shady Elm Economic Development Area
The Shady Elm Economic Development Area is designed to be a
significant area of industrial and commercial opportunity that is fully
supportive of the County Economic Development Authorities targeted
goals and strategies. The intent of the industrial designation is to
further enhance the County’s commercial and industrial areas and to
provide focus to the County’s future regional employment centers. In
specific areas a mix of flexible uses, with office uses in prominent
locations is encouraged. Such areas are supported by substantial
areas of industrial and commercial opportunity, and provide for areas
that are well designed with high quality architecture and site design.
It is the intent of such areas to promote a strong positive community
image. Residential land uses are not permitted.
Kernstown Interstate Commercial @ 310
Located at a highly visible location on a prominent interstate
interchange, this area of land use both north and south of Route 37
along Route 11, is designed specifically to accommodate and promote
highway commercial land uses and commercial uses that continue to
promote this area as a regional commercial center.
Particular effort must be made to ensure that access management for
the supporting transportation network is a key priority as the function
of the interstate and primary road network is of paramount
importance. Access to the areas of interstate commercial land uses
shall be carefully designed. Access Management is a priority along the
Route 11 corridor.
The building and site layout and design of the projects shall be of a
high quality. In addition, an enhanced buffer and landscaping area
shall be provided adjacent to the Interstate 81 right-of-way, its ramps,
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APPENDIX I - AREA PLANS
and along the main arterial road, Route 11, the Valley Pike. A
significant corridor appearance buffer is proposed along Route 11
similar to that established for Route 50 West corridor in the Round Hill
Land Use Plan which consisted of a 50’ buffer area, landscaping, and
bike path. The recently developed Kernstown Commons provides an
excellent example of an enhanced buffer and landscaping area along
Route 11 that also includes a multipurpose trail that serves the area.
Kernstown Creekside Neighborhood Village
Kernstown Creekside Neighborhood Village serves as a focal point to
the Kernstown Area and as a gateway feature for this important
County location. In addition, the Kernstown Creekside area serves as a
gateway into the City of Winchester,and on a broader scale, a
gateway feature for this portion of Frederick County as citizens and
visitors approach this portion the County from the south.This
neighborhood village should promote a strong positive community
image. Residential land uses would be permitted only as an accessory
component of the neighborhood village commercial land uses.
Defined Rural Areas
The Kernstown Area Plan has sought to further define the boundary
between the Rural and Urban Areas of the community. As noted, the
above areas of proposed land use combine to frame the western
boundary of the County’s urban areas. In addition, the rural areas to
the west of Shady Elm Road south of the industrial areas further define
the County’s urban area in this location. The plan provides enhanced
recognition of the rural residential land uses, Hedgebrook Farm, and
the agricultural areas adjacent to Middle Road. This recognition and
the location and boundaries of the proposed land uses further promote
a clean separation between the County’s rural and urban areas.
Kernstown and Bartonsville Developmentally Sensitive Areas
(DSA’s)
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APPENDIX I - AREA PLANS
Valley Pike Trail
For the Kernstown Area Plan, it is recommended that a new multi-
purpose path be constructed along the length of Valley Pike through
the study area connecting areas of land use, in particular those
resources identified as DSA’s, and providing connections with the City
of Winchester and the Town of Stephens City. This pathway should be
consistent with that of the path that exists in several locations along
the road today. Such a recreational resource would provide an
excellent example for other opportunities in the County.
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APPENDIX I - AREA PLANS
Residential Development
The only area of urban residential development is located within the
Urban Development Area in the location identified as the Kernstown
Creekside Neighborhood Village. In recent years, the Woodbrook
Village and Cross Creek Village communities have added value to this
area. Currently under development is the Doonbeg community which
sits adjacent to the existing Plainfield Heights neighborhood. New
residential uses should complement the existing residential uses,
should be generally of a higher residential density and should include a
neighborhood commercial component as described in the Kernstown
Creekside Neighborhood Village Land Use.
In this area,slightly higher residential densities that may fall within
the 6-12 units per acre range are envisioned (this is generally attached
house and may also include multifamily and a mix of other housing
types).
These densities are necessary to accommodate the anticipated growth
of the County within the urban areas and are consistent with
established patterns within the study area and the densities needed to
support the future residential land uses envisioned in the Plan.
The residential land uses west of Shady Elm Road within the study
area are envisioned to remain rural area residential in character.
Shady Elm Road south may generally be considered as the boundary
between the urban areas and rural areas within the western part of
this study area. This provides a transition area to the Opequon Creek
and to the well-established rural character of the Middle Road and
Springdale Road area.
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APPENDIX I - AREA PLANS
Business Development
The business development section of the plan seeks to identify items
that would be complementary to the Urban Areas and Residential
Development, Transportation and Natural Resources, Historic
Resources and Public Facilities portion of the plan.
The business development recommendations are also intended to
implement the 2030 Comprehensive Plan by promoting the efficient
utilization of existing and planned land areas and transportation
networks. Further, the recommendations promote commercial,
industrial, and employment land use areas to assure the County’s
desired taxable value ratio of 25 percent commercial/industrial to 75
percent residential and other land use is achieved.
The Plan provides for new industrial park and employment center
areas to match the Economic Development Authorities vision for this
portion of Frederick County.
The Plan identifies a prime area for industrial land uses, the Shady Elm
Economic Development Area,to capitalize on future industrial and
commercial employment opportunities.Regional Commercial
development opportunities are reinforced in the Kernstown Interstate
commercial area. In addition, an area is identified for neighborhood
village commercial use, including retail, to accommodate existing
residential communities and to build upon the successful Creekside
commercial project.
The improvements to the Exit 310 Interchange on interstate 81 at
Route 37 provides a significant commercial opportunity that the Plan
seeks to take advantage of by identifying the Kernstown Interstate
Commercial @ 310 area of land use.
The business development recommendations identified desirable
business types to draw to the area.Including,but not limited to;
•Light Industrial/High Tech targeted businesses.
•Lodging /Event /Dining along the Route 11 corridor and at the
interstate.
•Fast-Casual Dining (e.g.Panera,Chipotle)
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APPENDIX I - AREA PLANS
•Higher-end dining (Chain and Local businesses)as well as
casual Pub’s and Cafes.
•Premium Grocery &Retail.
The business development group also provided the following general
comments:
1.All areas should be designed to promote/support pedestrian and
bike access,making this a walkable environment.In particular
in the Kernstown Creekside Neighborhood Village which should
be a highly walkable community.This will decrease reliance on
cars and enable residents to more readily access business and
employment centers.
a.To expand the pedestrian &bike access the undeveloped
land identified with the DSA’s.These areas of cultural,
natural, and recreational resources should include
walking/biking trails.
2. Promote development of small parcels of land that already
contain residential structures along transportation corridors for
business purposes,examples of which may include doctors,
dentist offices,and other professional offices.Promotion could
be in the form of incentives or credits to offset the cost of site
improvements and transportation improvements required by the
site development.
3.Restaurants and community based businesses such as Dry
Cleaners,Convenience Stores, and the like,should be located
close to and easily accessible by car or by foot to the areas
targeted as industrial,commercial and office uses.This could
also be within the Neighborhood village commercial areas which
are located within accessible distances from these areas.
4.The Kernstown area would be a natural fit for various outdoor
events and festivals,especially associated with the Kernstown
Battlefield Area DSA and once the road and walking path
networks have been enhanced and more lodging and dining
options are available.This type of business has a low impact on
the environment and provides an external infusion of revenue.
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APPENDIX I - AREA PLANS
Specific Implementation Steps have been identified which would
further promote business development opportunities in the Kernstown
Area Plan and Frederick County in general. This is consistent with
those identified in the Senseny/Eastern Frederick County Urban Area
Plan and the Southern Frederick Area Plan. These include:
•The creation of a Future Land Use Revenue Incentive Program
that provides property owners with the ability to sell residential
density rights to keep their property available for future
employment, commercial, or industrial land use as
recommended by the Comprehensive Policy Plan. This program
would incentivize the property owner by providing a revenue
income source in the near term and future revenue income
when the property is zoned for employment, commercial or
industrial land use.
•Incentivize the property owner with automatic placement of the
property into the Sewer and Water Service Area (SWSA) if a
rezoning application is processed for future employment,
commercial, or industrial land use.
•Incentivize the property owner with County endorsement of
Economic Development Access (EDA) funds and/or Revenue
Sharing Funds to assist in the financing of major road
infrastructure needed to serve the development project.
Additionally, provide for County-managed support of the major
road infrastructure projects to streamline the approval process
for project design and construction management.
•Incentivize the property owner through the implementation of
expedited rezoning processes for future employment,
commercial, or industrial land use as recommended by the
Comprehensive Policy Plan.
•The County should support and partner with various athletic
organizations to sponsor regional or state tournaments and
events using existing facilities to promote tourism in support of
existing hotels, restaurants, and attractions.
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APPENDIX I - AREA PLANS
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