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CPPC 01-09-06 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee (CPPS) FROM: Susan K. Eddy, Senior Planner C RE: January Meeting and Agenda DATE: December 30, 2005 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, January 9, 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 Proposed expansion of the Sewer and Water Service Area (SWSA) in the Round Hill Area. 2. Other Please contact our department if you are unable to attend this meeting. You are also reminded that the Board of Supervisors and Planning Commission will be holding a work session on the Urban Development Area (UDA) study on Tuesday, January 17th, 2006 at 11:00 p.m. in the Board of Supervisors Meeting Room. Lunch will be provided. You are strongly encouraged to attend. SKE/dlw Attachments 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 Proposed Expansion of the Sever and Water Servi: e Area 1(SWSA) in the Round Hill Area. The Board of Supervisors at its meeting on December 14, 2005 passed a resolution directing the Planning Commission to undertake a study to consider the expansion of sewer and water service to incorporate properties adjacent to and east of Poorhouse Road in the Round Hill community. A copy of that resolution is attached. Also attached is a map specifically identifying the properties noted in the resolution (the Bishop property, the other properties bisected by the current SWSA, Emmanuel Baptist Church and Rosedale Baptist Church). The first step in the process is for the CPPS to study the area and make a recommendation to the Planning Commission. The Board resolution speaks of adjustment to the SWSA boundary. It is important to clarify what extension of the SWSA would allow. Extension of the SWSA would allow future extension of water and sewer lines and connections to water and sewer for commercial purposes and for existing residences in the Round Hill Community. It would not allow access to water and sewer for new residences. This would require extension of the Urban Development Area (UDA). All of the area being studied is within the boundaries of the Round Hill Community Land Use Plan. Attached to this agenda is a copy of that plan. The map accompanying the plan has been updated to reflect the current SWSA boundary. Also attached is a zoning map of the area. Clearly, Phase I of the Round Hill Plan and the eastern section of Phase II of the Round Hill Plan are being implemented. Some properties, including the Wal-Mart site, the Winchester Medical Center site and the Marathon Bank site, have been zoned for commercial and institutional uses. Water and sewer lines have been extended on the north side of Route 50 (Northwestern Pike) to the Wal-Mart site. Water and sewer lines are set to go under Route 50 at Ward Avenue in 2006. Phase 1 of the Plan calls for business/office development. Phase 11 of the plan call for commercial uses and specifically discourages residential uses in Phase II. An important aspect of the Round Hill Plan is design standards. The plan calls for standards to be developed to minimize the visual disruption to the Route 50 corridor. This would include standards for shared entrances, require a green space along Route 50, address screening, control the size, number and location of signs, require underground utilities and set minimum standards for landscaping. These design standards have not yet been written. The Round Hill Plan states that it will ultimately be up to the Board of Supervisors to determine when it is appropriate to include other areas of the community within the Sewer and Water Service Area. Staff would suggest that the CPPS consider extending the SWSA to cover all of Phase II of the Round Hill Plan. This would add approximately 150 acres of land to the SWSA, all of which is proposed for commercial development. Completion of Phase II would be a logical implementation of the Round Hill Plan. Any future rezoning of course, would be dependent on the applicant extending water and sewer lines at his own expense, providing the road infrastructure called for in the plan, mitigating the impacts of development, and providing the design features called for in the plan. Water and sewer lines will need to be sized to ultimately include residential land in the community center core area. The CPPS may consider it a priority to filly develop the design standards called for in the plan. Phase III of the Round Hill Plan, west of Phase 11, is yet to be implemented. It includes the large residential core of the community center and other land for L5 miles along Route 50 planned for business/office uses. The residential portion of Phase III is to take place in the existing residential core where development would be based on a new zoning category that allow lots as small as'/2 acre on central sewer. No work has been done yet on a new zoning category to accomplish the infill development. The Round Hill Plan makes clear that the expansion of business/retail uses westward on Route 50 is meant to be the funding mechanism for the extension of water and sewer to the whole area. Such an extension would be a considerable investment and is meant to be undertaken through private investment. It would likely be outside of the ability of two churches to pay for the extension ofwater and sewer for over 1 mile along Route 50. Development of Phase III of the Round Hill plan is long range. Standards for the Route 50 corridor have not been developed. A new zoning category for the residential portion of the Round Hill community has not been developed. Extending water and sewer to Phase III, even if paid for by private developers or the churches, would promote leapfrog development, instead of the orderly westward progression called for in the plan. Staff would caution against extending the SWSA to Phase III of Round Hill Community. Staff Note: Comments from Wellington Jones, Engineer -Director of the Frederick County Sanitation Authority, will be available on the night of the meeting. -2- 41G� C4 ®: RESOLUTION ® Action: BOARD OF SUPERVISORS: December 14, 2005 CP APPROVED ❑ DENIED DIRECTING THE PLANNING COMMISSION TO UNDERTAKE A STUDY CONSIDERING THE EXPANSION OF THE SEWER AND WATER SERVICE TO INCORPORATE PROPERTIES ADJACENT TO, AND EAST OF POORHOUSE ROAD, IN THE ROUND HILL COMMUNITY WHEREAS, Route 803 (Round Hill Road) has been re -aligned to improve traffic circulation associated with the Round Hill Crossing commercial center, the home to a Wal-Mart Supercenter, located in the Round Hill Community, within the Gainesboro and Back Creek Magisterial Districts; and WHEREAS, The County has been approached by a property owner (Bishop) whose property (PIN 52- A-254) is adjacent to the re -aligned roadway, and same property is presently bisected by the existing Sewer and Water Service Area (SWSA). A total of 11 properties, adjacent to the Bishop's property, are bisected by the existing SWSA boundary. As such, it may be reasonable to adjust the SWSA boundary to coincide with the new Route 803 location; and WHEREAS, This request to adjust the SWSA boundary was sponsored and presented to the Board of Supervisors by the Back Creek Magisterial District Supervisor on December 14, 2005; and WHEREAS, The Board of Supervisors felt the study area should include properties adjacent to and east of Poorhouse Road, specifically including the Emmanuel Baptist Church and the Rosedale Baptist Church; NOW, THEREFORE, BE IT ORDAINED that the Board of Supervisors directs the Planning Commission to study and return to the Board of Supervisors a recommendation regarding the expansion of the sewer and water service area to accommodate the properties adjacent to the re -aligned Route 803. Passed this 14th day of December 2005 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Lynda J. Tyler Aye Gary W. Dove Aye Gina A. Forrester Aye Bill M. Ewing Abgent Gene E. Fisher PDRes.##39-05 Resolution No.: 035-05 Aye A COPY TTE John , Jr. Frederkk County A ministrator Round Hill Community N we s Feet 0 750 1,500 Streets Primary Roads Secondary Roads Tertiary Roads Winchester City Roads railroads Lakes ^'4^- Streams Parcels Urban Development Area *VSWSA Community Centers Round Hill Landmarks Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US December 2005 Land Use Round Hill The process of formulating a plan for the Round Hili Community began on May a 1995 when the Frederick County Comprehensive Plans and Programs Committee (CPPC, a subcommittee of the County Planning Commission) and staff from the Department of Planning and Development, conducted a public meeting at the Round Hill Fire Hall. The CPPC held a second meeting on September 25, 1995 to present the draft Land Use Plan. In response to the opinions expressed by residents of the community throughout the process, and the desires of the Board of Supervisors, the plan recommends leaving portions of the Community Center designated as rural land use. In all, of the 1,100 acres within the community center, roughly 400 to 500 is designated to remain rural land. In conjunction with the recommendation to maintain large amounts of open space adjacent to the core area of the Community Center, the plan also calls for the development of a new zoning category tailored to accommodate rural community uses and building patterns. This recommendation is discussed in more detail later in the report. It should be noted that only Phase I and a small portion of Phase Il is inside the current Sewer and Water Service Area. It will ultimately be up to the Board of Supervisors to determine when it is appropriate to include other areas of the community within the Sewer and Water Service Area, a necessary first step to extending utilities. Development of any area would be dependent on the availability of appropriate infrastructure; therefore, the 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 consideration be given to how this development might further the long range goal of providing sewer to the core area of the community. There are a number of recommendations that are important elements of the proposed phasing. First, given the fairly uniform response from residents of the community, no area is proposed for high density residential development. As mentioned previously, the plan recommends that a new zoning category be adopted prior to development within Phase III, which, among other things, allows residential development within the Community Center at a density in keeping with traditional development patterns for the community. The new zoning classification should establish building location and use regulations which perpetuate existing development patterns. These regulations should be developed following a thorough examination of existing building patterns within the community. Standards addressing such things as minimum and maximum front setbacks and building height for structures within the core area of the community, permitted commercial uses and their scale, the location of parking areas as well as their size, and screening should all be considered. The intended purpose being to permit the Frederick County 6-47 Comprehensive Plan iz Design Princ4p Land Use to be Established -for Round Hill � Curb -side parking Low speed limit Shade trees on both sides of street Modest front yard setback 15-30 feet Large amounts of open space - 50% Modest size commerciallretail uses Large predominance of single family dwellings within core area of community Discreet signage - maximum 10% of facade area Underground utilities continuation of favorable building patterns, styles, and mix of uses found within the community rather than utilizing existing regulations which were not written with small rural communities in mind. In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one l acre be established. The plan proposes that this would go into effect as part of Phase III of the land use plan. This lot size change would only take place as part of an overall zoning change for the core area of the Community, and would be dependent on the installation of a central sewer system. The smaller lot size is not proposed for the entire Community Center. Areas on the periphery of the community should be developed on larger lots. There should also be an effort made to preserve large contiguous parcels of open land around the perimeter of the Community Center as a means of maintaining the rural atmosphere. The plan recommends that standards also be developed that will minimize the visual disruption to the Route 50 corridor. This would involve standards for shared entrances, require a green space along Route 50 which might include a bike and or walking trail, address screening of structures and parking areas and their location in relation to Route 50 itself, control the size, number and location of signs, require underground utilities, and finally, set minimum standards for landscaping. The objective is to prevent the creation of a typical commercial strip along this route. The regulations should discourage individual business entrances on Route 50 both for aesthetics reasons as well as transportation efficiency. Commercial establishments should front feeder roads which connect to Route 50 at signalized intersections. Frederick County 6-48 Comprehensive Plan Figure 13 Land Use Description of Phases Round .bill Community Number of Lots by Acreage 200 -T- 0 150 . i 0 100 i � 50 -jam Z 0 0-112 1/2-1 1-2 2-5 5and up Lot Size Phase I The first phase in the proposed plan contains approximately 110 acres. The area within the first phase is bounded on the west by the current limits of Sewer and Water Service Area. The Service Area boundary falls along a natural drainage divide which runs north -south across Route 50, approximately one half mile west of Route 37, and roughly parallel to 37. The southern limit of the phase also follows a natural drainage divide. This divide runs in a southeasterly direction beginning near the intersection of Route 803 and Route 50, to a point on Route 3 7 approximately mid -way between the interchange with Route 50 and the railroad crossing. This phase calls for the establishment of a Business/Office Area immediately adjacent to the Route 37 interchange. Implementation of this phase is anticipated to begin within the near term. For our purposes we have assumed a five-year time frame. Business/Office development would require the extension of public sewer and water. Frederick County 6-49 Comprehensive Plan Land Use Phase 11 The second phase of the proposed plan involves an area designated for additional business and office uses. The total area in this phase amounts to just over 180 acres. There was a great deal of discussion at the Committee level regarding the best category of use for this portion of the community. It was finally determined that the prospect of residential development of any sort in this area should be avoided in favor of commercial uses. Phase III The third phase encompasses the core area of the Community as well as some additional business\office uses along Route 50 for a total area of roughly 300 acres. The plan calls for infill residential development within the core area along with some appropriately scaled commercial uses. This portion of the phase involves roughly 250 acres. As mentioned above, it is not recommended that residential development take place under the current Residential Performance regulations, but rather that new regulations be developed that enable the continuation of the rural community atmosphere. It is also recommended that the development be predominately single family residential with the possibility of some small scale businesses aimed at serving the immediate community. As with other phases, the type of development anticipated would require the availability of central sewer. Since the provision of public utilities will involve a substantial investment, this phase also proposes further expansion of business\retail westward out Route 50 as a means of funding the extension. The business area in this phase contains roughly 50 acres. Again, it is recommended that the commercial development be permitted only after the formulation of specific standards designed to address the visual impact of such development. The Phase III portion of the Land Use Plan should be considered long range. There is significant work in terms of the development and adoption of regulations that would need to be accomplished before the County would consider permitting the extension of public utilities. Such an extension would involve a considerable investment and will likely have to be undertaken through private investment. Frederick County 6-50 Comprehensive Plan Land Use Infrastructure Seaver An agreement, signed in 1984, between the City of Winchester and the Frederick County Sanitation Authority reserves 953,600 gallons of capacity within the sewer line which terminates just east of Route 37 for use by the County to serve the Round Hill Community. Despite this agreement, it appears that the actual capacity currently available is only 200,000 gallons per day. This means that unless or until the factors limiting capacity are addressed, it will not be feasible to extend sewer to Phases II and III. Even with the restriction eliminated, there would be a significant private investment required to extend the line to the western limits of Phase II and into Phase III. For the purposes of determining whether the limits of Phase I can realistically be served by the estimated 200,000 gallon capacity available, a hypothetical list of uses that might be expected to locate within the phase was developed. An estimated water demand was then generated using standard multipliers obtained from the Virginia State Health Department. The totals indicate that the 200,000 gallons would be adequate for the type and amount of development that could be expected in the near future within Phase I. OMM As with development proposals within the current Urban Development Area, construction of new collector roads and the installation of sewer and water within the Community Center would be the responsibility of the developer. Each of the phases contain segments of collector roads which are intended to channel traffic to and from a few key intersections along Route 50. These collectors are seen as a preferred alternative to permitting an excessive number of individual business entrances on Route 50. The locations of collectors roads shown are not intended to be precise. Development proposals submitted for specific areas would be expected to provide for roads which make the connections indicated and serve the intended function, but would not necessarily follow the precise alignments shown. As the areas develop, signalization will be required where collectors intersect Route 50. Procedures already in place would require that development pay a pro rata share toward the cost of such facilities. The recommendations contained within the Round Hill Land Use Plan attempt to allow for growth within the Community Center without overwhelming, and ultimately destroying, the features that distinguish the community from the surrounding County. In particular, the plan: Frederick County 6-53 Comprehensive Plan Land Use i calls for the development of a variety of regulations that would protect the appearance of the corridor and limit uses within the Community prior to any extension of sewer or water, ► directs large scale commercial growth away from the core area of the community, ► minimizes residential development, ► maintains large amounts of open space, ► ensures that new development within the core area is in keeping with the scale of the community, ► calls for a transportation network that would feed traffic to and from Route 50 at controlled intersections, and discourages a proliferation of entrances along Route 50 itself. While the plan does not offer specific design standards or land use regulations, it suggests features that should be examined and calls for the development of a new zoning district that is tailored to Round Hill. Route 50 West should not become a typical commercial strip. A green space should be maintained along either side of the road and a pedestrian/bikeway should be incorporated into development plans. It is hoped that many of the standards proposed, once developed, will be applicable to other Community Centers throughout the County. Rural Community Center Conclusion Rural community centers have been identified and specific policies have been developed for these centers. Potential rural community centers have also been identified. These should be evaluated and plans should be prepared for each according to need. Issues: ► All Community Centers need to be evaluated on an individual basis and appropriate land use policies developed ► There is a need to determine to what extent rural community centers will be the primary location of commercial and service uses in the rural areas. 10. The extent to which additional commercial and residential development should be allowed in each rural community center needs to be determined. What density of housing development should be allowed in each center? e A policy governing the provision ofpublic services to rural community centers needs to be established. Frederick County 6-54 Comprehensive Plan [Round Hill Community Land Use Plan Total Study Area 1180 Acres N W* ,}.� JJa�, V S Feet 0 750 1,500 Proposed Traffic Signal Proposed Collector Roads Phase 1 - 110acres Phase 2 - 180acres Phase 3 - 300acres Streets: /V Primary Roads Secondary Roads Terciary Roads Winchester City Roads railroads Lakes ^M� Streams Parcels Urban Development Area SW( Community Centers Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US June 1996 Updated as of Dec 2005 Round Hill Community Zoning N}yy�'/�} s Feet 0 750 1,500 Streets /V Primary Roads /V Secondary Roads Terciary Roads Winchester City Roads A/ railroads. Lakes Streams Parcels Urban Development Area JVSWSA 1^00 Community Centers 61 (Business, Neighborhood District) B2 (Business, General District) 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) R4 (Residential, Planned Community District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www. CO. FREDERICK.VA.US December 2005