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CPPC 12-11-06 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 III I[1 MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee (CPPS) FROM: Susan K. Eddy, Senior Planner 5 kE RE: December Meeting and Agenda DATE: December 4, 2006 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, December 11, 2006 at 7:30 p.m. in the Board of Supervisor's Room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: AGENDA Comprehensive Policy Plan Amendment #05-06 Round Hill Center/National Lutheran Home 2. Other Please contact our department if you are unable to attend this meeting. SKE/bad Access is limited during the evening hours. Therefore, it will be necessary to enter the building through the back double doors of the Board of Supervisors Room, located in the rear of the new addition of the County building. I would encourage committee members and interested citizens to park in the County parking lot located in the rear of the building and follow the sidewalk to the back double doors of the Board Room. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 ITEM #1 Comprehensive Policy Plan Amendment #05-06 Round Hill Center/National Lutheran Home On August 23, 2006, the Board of Supervisors determined that the Round Hill Center/National Lutheran Home Comprehensive Policy Plan Amendment (CPPA) application merited further study and action through the public process. The Comprehensive Plans and Programs Subcommittee (CPPS) considered a revised version of this application at its meeting on October 9, 2006, but tabled the item for further study. The application no longer includes expansion of the Urban Development Area (UDA). Since the October meeting, staff has been working with the applicant to draft a new small area for the Round Hill area. (The County typically does not expand the SWSA without an accompanying small area land use plan.) A draft copy of this plan is attached. If the CPPS, and ultimately the Planning Commission and the Board of Supervisors, are supportive of expanding the Sewer and Water Service Area (SWSA) for commercial growth in the Round Hill area, this plan could form the basis for that expansion. Features of the draft plan include: • Continuation of the policies in the adopted Round Hill Plan for the residential core and commercial area along Route 50; • Medical -related commercial development on the north side of Route 50; • Future transportation links to the north; • A park and land, if needed, for future public facilities; • Inclusion in the SWSA of a few small parcels contiguous to the applicant's property; and • Continuation of design standards for Round Hill. The applicant and CPPS members are aware that a Continuing Care Retirement Community (CCRC), such as the rational Lutheran Home, is not an allowed use in the County's MS District. The applicant will be pursuing an ordinance change via the Development Review and Regulations Subcommittee (DRRS) at a later date. A recommendation from the CPPS is sought on this application. DRAFT ROUND HILL COMMUNITY LAND USE PLAN Draft. for CPPS - December, 2006 Guiding Principles The Round Hill Community has two distinct areas, the long established rural community center focused around Round Hill Road (Route 803) and the developing commercial area along Northwestern Pike (Route 50). This plan encompasses both of these areas. The plan has two primary goals - first, to protect and enhance the character of the established rural community center and second, to create a vibrant, functional and well-designed commercial center. While the two areas are distinct, this plan seeks to link them by efficient roads and multi-purpose trails and sidewalks and to locate a park and other public facilities in Round Hill for the benefit of both the residents and the workers. Land Use Rural Community Center The core of the long established rural community center consists primarily of residences. In the past, a number of small businesses were located in the core area, but few of these remain today. The development pattern established in Round Hill consists of both small lots along Round Hill Road, Poorhouse Road, Woodchuck Lane and other roads, and the larger lots and small farms on the periphery. Both residential patterns should continue. The farms and large lots on the periphery of Round Hill should be maintained to preserve the rural character. In order to further preserve the existing character of the area, no part of the Round Hill Community Center should have high density housing. Along the residential streets, the established small -lot residential pattern should be continued. Most residential lots in Round Hill are less than one-half acre. They contain single family detached houses with small front yard setbacks. This historic development pattern cannot be accommodated within the existing RA (Rural Areas) Zoning District, which allows one residence for every five acres. A new zoning district will need to be created to accommodate infill development that is in character with the area. Such a district should address housing type, lot size and setbacks and might allow for modest commercial/retail uses (with discreet signage) to serve surrounding residents. Other issues to be addressed with a new zoning district would be street trees, curb -side parking and underground utilities. In recent years, new residential development in Round Hill has been limited due to the need for private health systems. Expansion of the Sewer and Water Service Area (SWSA) in 2006 to a wider area of Round Hill has given the opportunity for some existing residents to connect to public water and sewer, at the property owner's expense. Small lot infill development, as described above, would not be able to accommodate private health systems and wells. Once an ordinance is in place to accommodate in -fill development, the County will need to re-examine DRAFT the SWSA boundary to determine any other areas in Round Hill that should be enabled to connect to public water and sewer services. Rezonings to the new district should not be allowed prior to the availability of public water and sewer. Commercial Development Commercial development is an important component of the Round Hill area; historically, highway commercial uses located along Northwestern Pike (Route 50). These included gas stations, car dealers, restaurants and small retail establishments, and many of these remain. In more recent years, Round Hill Crossing (the large Wal-Mart center) developed on the north side of Route 50, and this 70 acre site will ultimately accommodate retail, restaurant and business development. The Winchester Medical Center — West Campus, with 102 acres to the east of Round Hill Crossing, has both a retail component along Route 50 and a medical component, the northern portion which is zoned MS (Medical Support) District. Together these two large developments have changed the character of Route 50. Large-scale commercial development is now a dominating presence in Round Hill. Its growth and development should be carefully planned to take advantage of its close proximity to the Winchester Medical Center, but this development should not prejudice the quality of life for existing residents in the Round Hill Community Center. Two distinct commercial environments are planned for Round Hill — a commercial corridor and a campus area. Both are planned to accommodate only business uses. The first commercial component is a continuation of the highway commercial development already in place. Route 50 functions as a gateway to Frederick County from the City of Winchester. An objective of this plan is to prevent the creation of a typical commercial strip. Consolidated entrances will be encouraged to avoid multiple -entrances along Route 50 and any other roads with commercial properties. Standards have been developed that will minimize the visual disruption to the Route 50 corridor (see Figure 13A). These include standards for shared entrances with inter -parcel connectors, requiring a green space along Route 50 which will include a ten foot asphalt bike trail on the north side, and a five foot concrete sidewalk on the south side of Route 50, the screening of structures and parking areas and their location in relation to Route 50 itself, controlling the size, number and location of signs, requiring underground utilities, and minimum standards for landscaping. These standards discourage individual business entrances both for aesthetic reasons as well as for transportation safety and efficiency. Commercial establishments should front feeder roads which connect to Route 50 at signalized intersections. Another design feature is extra screening between the commercial properties and existing residences to protect the character of the residential areas. New commercial areas are planned along Ward Avenue and Stonewall Drive. As these areas redevelop, they will also be expected to follow the Route 50 standards that apply to small parcels on the south side of Route 50. -2- 13A 117 :7_\M or the Round Hill Route 50 Corridor Street trees .n the median, along both sides of the d.tch. Freestanding signs — one monument sign per development (maximum size - 50 feet, maximum height — 12 feet); No off -premise business signs; Crosswalks at signalized intersections, with signals for pedestrians; InterparceI connectors required between all properties planned for commercial development (even if currently zoned RA and used for residential purposes) to encourage shared entrances; Commercial entrance spacing — 200 feet if speed limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph, to encourage shared entrances; A row of evergreens in addition to the ordinance -required buffer and screening adjacent to areas planned to remain residential; Underground utilities; Encourage the placement of buildings close to Route 50 with landscaped parking lots in the rear; North side of Route 50: 50 foot landscaped strip, within the landscaped strip a ten foot asphalt bike trail, ornamental shrubs and street trees along Route 50; South side of Route 50: 50 foot landscaped strip (20 feet for small tracts), within the landscaped strip a five foot concrete sidewalk, ornamental shrubs and street trees along Route 50; Due to its close proximity to the Winchester Medical Center, both the main facility and the West Campus, the Round Hill area offers a unique location to accommodate medical -related commercial uses. Therefore, a second commercial component of the Round Hill Plan is to provide a large campus environment on the north side of Route 50. A number of large open tracts of land exist in this location. It is anticipated that such a campus could accommodate hospital -related uses, medical offices and institutional uses. The frontage properties along the north side of Route 50 could accommodate compatible retail uses, although these would need to be integrated into the campus environment and not be allowed to directly access Route 50. Design standards similar to those established for the Route 50 corridor will apply within the campus area. All of the commercial areas should provide commercial services and employment opportunities that are accessible for residents within the Round Hill area via alternative modes of transportation, such as pedestrian and bicycle facilities.. Enhanced accessibility is anticipated through the connection of such areas to the existing residential areas by a network of multi- purpose trails, sidewalks and intersections with pedestrian actualized signals. -3- DRAFT Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan call for Route 50 to be improved to a six -lane minor arterial road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route 50 is planned as a four -lane minor arterial. Sidewalks are planned on the south side of Route 50 and multi-purpose trails on the north side. Development along Route 50 will be expected to incorporate these road improvements. A north/south collector road, parallel to Route 37, was included in the Route 37 West Land Use Plan. This road is also now incorporated into the County's Eastern Road Plan. A section of this road, Botanical Boulevard, is being built with the Winchester Medical Center — West Campus development. Should properties further to the north develop, this road would eventually connect to Route 522 (North Frederick Pike). An east/west collector road, parallel to Route 50 is also included in the Eastern Road Plan. A section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing development. This road is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities, to enhance transportation on the north side of Route 50. Development in the campus area will need to accommodate the continuation of this collector road. A new north/south major collector road is planned through the campus commercial area. This road will serve the campus and provide access to development north of Round Hill, should the County plan for that in the future. While this road is envisioned as an urban divided four -lane road that includes landscaped medians as well as pedestrian and bicycle facilities, it may initially be built as a two-lane road because development to the north may not occur for many years, if at all. The location shown on the plan is general, with the precise location of the north -south collector road remaining flexible. Mentioned throughout this plan is the requirement for alternative modes of transportation, such as pedestrian and bicycle facilities. The plan calls for an interconnected system of multi-purpose trails and sidewalks. It is critical that these alternative modes of transportation link the entire Round Hill area and link to the Winchester Medical Center east of Route 37. The County should also encourage the extension of existing bus routes to serve the area. Ideally, bus stops should be located at the commercial centers. The development of new road systems, new signalization and improvements to existing road systems are all elements of this plan. It will be the responsibility of private property owners and developers to ensure that these improvements are made. No rezonings should be approved until the County is certain that the transportation impacts of development will be mitigated and the improvements facilitate the goals of the Comprehensive Policy Plan. -4- IsUfA Environment A number of environmental features are found in the Round Hill Community. The area is dominated by two major natural features — Round Hill itself, which is west of Poorhouse Road and a north/south ridgeline. The ridgeline, west of Winchester Crossing, is highly visible and should be sensitively developed. Ponds, streams and floodplains are present and will need to be protected with any future development. Historical Resources Round Hill is one of the older settlements in Frederick County. The original village was located at the base of Round Hill. The community today includes a small number of eighteenth and nineteenth century dwellings. Approximately 30 late -nineteenth century and early -to -mid twentieth century houses, primarily American Foursquares and I -houses are located in the area. The mid -nineteenth century Round Hill Presbyterian Church and the early -twentieth century Round Hill School (now used as a residence) are also located in this community. Protection of these historic structures is encouraged. Public Utilities A fundamental issue for the development of Round Hill has been the provision of public water and sewer. Development of the area is dependent on the availability of appropriate infrastructure. The Sewer and Water Service Area (SWSA) has been extended to portions of Round Hill a number of times in recent years. This plan does not recommend rezoning land within the community for commercial development prior to the provision of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that new developments further the goal of providing sewer to the core residential area of the community. The Round Hill area will ultimately be served by two wastewater treatment plants. The area immediately west of Route 37, including Winchester Medical Center — West Campus and Round Hill Crossing are served by the Opequon Water Reclamation Facility. This facility has limited capacity. Therefore, future development south of Route 50 and also west of Round Hill Crossing will be served by the Parkins Mill Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the expanded plant should be operational in 2009. Adequate wastewater capacity to serve Round Hill should be available by 2010. Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical Center — West site. These lines have sufficient capacity to provide the volume of water the Round Hill area could demand. However, they do not have sufficient pressure. To provide adequate pressure, existing line pressure would have to be boosted and water storage provided. Public Facilities Public facilities to serve new development in the Round Hill Community may be required in the future. It would then be necessary for future development to provide a site for such public -5- DRAFT facilities. The Round Hill Community Volunteer Fire & Rescue Company, in particular, is in need of a site for a new facility. Parks The Round Hill Community has one neighborhood park, at the Round Hill Fire Station. A children's play area is maintained by the Frederick County Department of Parks and Recreation and the fire company maintains a ball field. The scope of this park could be expanded, possibly with the relocation of the fire station. It is envisioned that the campus commercial area will incorporate a new park, likely in the area of the large pond. This park would be visible from Route 50 and could serve as the visual focal point of the entire Round Hill Community. This park would be a passive recreational facility with trails, benches and outdoor eating areas. This park should be designed to serve both the workers on the campus as well as the residents of Round Hill. Also, part of the park network will be the interconnected trail system as described in the transportation section, with consideration given to establishing a trail along the ridgeline between Route 50 and Route 522. -6- . t6L-.Bat. an7runiY '0 Round Hill 82 A 1 c2'$r "f - _ ... AI A illi A2 A 9AJ yy,?�or Y hb .and Use Plan A: m°, o #. 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St f, �t • .�:, Winchester, VA 22609 y.1 r e ` 111Y1i'M`1,.VO.FREDERlCK.VA.US S3 A 92A Im DECEMBER 2006 E, COUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMORANDUM TO: Frederick County Planning Commission Comprehensive Plans and Programs Subcommittee (CPPB) FROM: Susan K. Eddy, AICP, Senior Planner a: RE: CPPS Accomplishments for 2006 DATE: December 18, 2006 FAX: 540/665-6395 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) was active with a variety of tasks in 2006. The primary focus was the Urban Development Area (UDA) Study. A UDA working group, composed of member of the CPPS, met throughout the year to work with other county agencies and stakeholders and to develop policies for the UDA. The CPPS held two UDA work sessions with the Planning Commission and Board of Supervisors. Following a series of public input meetings held in the summer of 2006, the CPPS endorsed a draft UDA plan. The Planning Commission and Board of Supervisors will be holding public hearings on this plan in early 2007. The CPPS considered a number of Comprehensive Policy Plan Amendment (CPPA) requests this year. A request for expansion of the SWSA in the Round Hill Area was examined by the CPPS in early 2006. The CPPS revised the Round Hill Community Land Use Plan, and this was adopted by the Board of Supervisors. The CPPS worked with the Board of Supervisors and Planning Commission to review seven CPPA requests submitted in 2006. Two were judged worthy of further study. The CPPS studied in depth a request for UDA expansion in the area west of the I-81 rest area. The CPPS recommended denial of this application. Public hearings on this application will take place in early 2007. The CPPS also studied a request to expand the SWSA in the Round Hill Community to accommodate a medical campus. A further revision of the Round Hill Community Land Use Plan was endorsed by the CPPS. It has yet to be reviewed by the Planning Commission and Board of Supervisors. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 CPPS Accomplishments for 2006 December 18, 2006 Page 2 This year the CPPS reviewed the entire Eastern Road Plan, a component of the Comprehensive Policy Plan. The review incorporated road changes that had been proposed in the County's small area land use plans and new roads included in the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan. These alterations have been adopted and bring the Eastern Road Plan into conformance with the land use elements of the Comprehensive Policy Plan. The CPPS also participated in work sessions to examine transportation impact fees. Each year, the CPPS reviews the Capital Improvements Plan (CIP). The CIP includes all capital facility projects such as new schools, public safety facilities, and improvements to the park system. The 2006-2007 Capital Improvements Plan included 54 projects. This year the CIP included transportation projects for the first time. Looking forward to 2007, the focus of the CPPS will continue to be the UDA Study. Small area land use plans for specific areas of the UDA will be a priority. The CPPS will also continue to work closely with other departments and agencies. Specifically, background information and policies in the Comprehensive Policy Plan concerning public services and facilities will be updated and revised. I look forward to another productive and successful year. SKE/dlw 2006 ATTENDANCE RECORD COMPREHENSIVE PLANS & PROGRAMS SUBCOMMITTEE NAME 1/9 1/17 work session 2/13 3/13 4/10 4/25 with Tr. Com. 5/8 7/10 8/14 9/11 10/9 11/13 12/11 J. Light (Chair) • • • 1 • • • • • ! • • • • R. Thomas (PC V.Chair) O O O O O O O O O O O O R. Morris • • • • • • • O ! • O • • G. Kriz ' • ! • • ! ! • • • • • • M. Copenhaver O • • 1 • • 1 • • • • O J. Golladay • ! • ! O • • • ! • • • J. Banks O • • O • D. Kearns • • • • • E • • • O ! • H. Manuel • • O Q O O O • • O O O O C. Mohn • • • • • • ! ❑� • • • J. Wilmot • • • • • • O • • • �! • 0 G. Oates ! Q • O • • ❑� • • ! • D. Frank (Top of VA) • O • • ! • • • • • • S. Teal (Town Liaison) • • • • O O O • • • • • A. Orndorff (School Liaison) • • O • ! • • • • O Jones (Sanit. Liaison) • Q O • • • • i • Symbol key: 0 Present 0 Absent (with call) 0 Absent (no call)