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CPPC 10-09-06 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 S{CE RE: October Meeting and Agenda DATE: October 3, 2006 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, October 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 Comprehensive Policy Plan Amendment #05-06 Round Hill Center/National Lutheran Home 2. Comprehensive Policy Plan Amendment #06-06 Clearview 3. Update of the Urban Development Area (UDA) Study 4. 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 fallow 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 At the July 31, 2006 joint work session of the Board of Supervisors, Planning Commission and Comprehensive Plans and Programs Subcommittee (CPPS), seven Comprehensive Policy Plan Amendment (CPPA) applications were reviewed. On August 23, 2006, the Board of Supervisors determined that the Round Hill Center/National Lutheran Home application merited further study and action through the public process. The first step in that process is for study and consideration by the CPPS. The CPPS will then forward its recommendations to the Planning Commission. When the CPPS, PC and BOS considered studying this application, a number of comments were made concerning the residential aspects of the mixed use proposal. Following consideration of these comments, the applicant submitted an alternate plan for this development. Attached is an executive summary and conceptual plan (dated September 25, 2006) showing the applicant's revised plan. Basic facts of this alternate proposal: • Five parcels; • 370 acres currently zoned RA; • Outside of the existing UDA; • Outside of, but adjacent to, the existing SWSA; • The southernmost portion of the site is within the limits of the Round Hill Community Plan. This plan calls for business/office development along Route 50. • To the east is B2 zoned land (WalMart site), to the north is orchard and agricultural use zoned RA, to the west is agricultural and residential land zoned RA, to the south is mainly residential land zoned RA; • Requested land use —143 acres of commercial development and 227 acres of MS (Medical Support) District. (Staff note: the MS is a Zoning District, the closest land use designation is commercial). Comments from the Sanitation Authority, the Service Authority and the School Department are attached. The Round Hill Community Land Use Plan, as revised on May 10, 2006 is attached, as is the original Round Hill Center/National Lutheran Home application. Issues for consideration by the CPPS: • Is any residential use supportable in this area? • Is this an appropriate area for SWSA expansion? • if the SWSA is expanded, should the focus be on medical -related facilities? • Would a land use plan for the area be an amendment to the Round Hill Community Plan or should it be a new plan? • Should the study area include the few small parcels on the north side of Route 50 that are not currently included in the SWSA? • How would this development contribute to the area's water and sewer service needs? • How would an expanded SWSA function from a transportation perspective? • Is access to Route 50 the only alternative? • Should the number of access points on Route 50 be limited? • Is there a need to consider land north of this area? • Are the design standards in the revised Round Hill Community Plan adequate? (The applicant is aware that a Continuing Care Retirement Community (CCRC), such as the National Lutheran Home, is not an allowed use in the County's MS District.) A recommendation from the CPPS is sought on this application. IIIA Long Range Plan ® Institutional �.y I`� /� ,.[l: 0� Note: SWSA Ru�l r.""ity Center '+7�'' ! Recreation r 7 A �G -06 PI3n cr—n O1clrarime� CoJny Road Network Residenial �+Hislo�icl DSN June 2006 Pnmary Roads ","t 88-h— Round Hill Center/ National Lutheran Home �� Secondary R.— Industrial O PlannedlJnit Development UDA Expansion ( Residential & Commercial ) w �` /V Tertiary Roads CPPA200C KYR /"/ Wnnhester City Rea. -s RT370 acres s RT-7Bypass Q.1 0.05 O1 N.ilu • • C� ROUND HILL CENTER / NATIONAL LUTHERAN HOME COMPREHENSIVE POLICY PLAN AMENDMENT CPPA #05-06 Executive Summa The Round Hill Center — National Lutheran Home CPPA application is requesting a modification to the Sewer and Water Service Area (SWSA) to include commercial, as well as, medical support and services related Iand uses for the subject property. This property is currently adjoining the northern boundary of the recent Round Hill SWSA expansion. The CPPA application request encompasses a total land area of approximately 370 acres. This application is geographically concentrating an area of medical support services within a two mile radius of the hospital. The application also proposes a Continuing Care Retirement Community (CCRC) land use within the medical support and services land use located in close proximity to the existing hospital. The land area requesting the Comprehensive Policy Plan Amendment is partially contained within the Round Hill Area Plan. The portions contained in this area plan are adjacent Route 50 and are planned for commercial land use. Frederick County has recently expanded the SWSA to incorporate the entire land previously incorporated in the Round Hill Area Plan. It is the intention of the county to provide sanitary sewer and water service to this area, and development in the Route 50 corridor clearly establishes the means to achieve this goal. The newly expanded SWSA physically borders the southern boundary of the subject application. The progression of this application will further clarify and reinforce existing county land use policies with respect to appropriate locations for medical support and services land uses, as well as build on the strategy of achieving sanitary sewer and water service access to the Round Hill community. This application addresses the community needs for appropriately planned CCRC land use and the desired goal for extending FCSA services to the Round Hill community. 1?OUNp HILL CrN1E1?/ NKIONAL LUTHFPA HOME CONCFPT PLAN FFMQU COUNTY, VIUNIA 25 WfUtV, 06 5C&F - W5 F .if C011OERCIAL -19 AC i PROPOSED —� SWSA — EXPANSI / MS -DISTRICT 227 AC NATIONAL LUTHERAN HOME (CCRC) CONTINUING CARE RETIREMENT COMMUI AND REMAINING MS DISTRICT AREA NEIGHBORHOOD COMMERCIAL 23 AC EXPANSION – CO ROUTE so--_ -71 E / n .+ ;'< a ,* �• . V C -U R R N 53"W' SA .a r e' ♦ F t ferry kt", [ B. &dto C. Vhwbest4m VA 228M gas 6f&&MOM 0 0 FREDERICK COUNTY SANITATION AUTHORITY P.O. Box 1877 Winchester, VA 22604-8377 ROBERT P. MOWERY, C.P.A., Chairman JOHN STEVENS, Vice-chairman RICHARD A. RUCKMAN, P.E., Sec -treasurer JAMES T. ANDERSON DARWIN S. BRADEN MEMORANDUM TO: Susan K. Eddy, AICP, Senior Planner FROM: W. H. Jones, P. E. , ` SUBJECT: 2006 Comprehensive Policy Plan Amendment Requests DATE: September 20, 2006 Wellington H. Jones, P.E. Engineer -Director Ph. - (540) 868-1061 Fax - (540) 868-1429 Attached are my comments concerning water and wastewater service for the Round Hill Center/National Lutheran Home and Clearview comprehensive policy plan amendment requests. I will not be able to attend the October 9, 2006 meeting of the Comprehensive Plans and Program Subcommittee. If you have questions, or need further explanation, I will be in my office from October 3 — 6. /ths Attachments SEP 2 1 2006 WATER AT YOUR SERVICE Round Hill Center/National Lutheran Home The area under consideration is 370 acres. Development of this land could cause a demand of 1,000 gallons per day per acre for a total daily demand of 370,000 gallons. This demand would be for both water and sewer. Potable Water The Authority has water lines east of this site on Route 50. These lines have sufficient capacity to provide the volume of water this area could demand. However, they do not have sufficient pressure. Over half of the area being considered is at an elevation that would result in pressures below 60 psi. To provide adequate pressure for this area, existing line pressure would have to be boosted about 50 psi and water storage is required. Sanitary Sewer Service to this area is provided through a pump station that transfers wastewater to gravity lines on Route 522 in Sunnyside for treatment at the Opequon Water Reclamation Facility. This station has a capacity of 265,000 gallons per day of which less than 58,000 gallons per day is uncommitted at this time. Therefore, sewer capacity for the entire development is not available at this time. Additional wastewater capacity will be available to this area through a pump station at the Willow Run development that transfers wastewater to the Hoge Run interceptor in Kernstown for treatment at the Parkins Mills Wastewater Treatment Plant (PMWTP). This pump station and force main has been designed and construction will start in 2007. A 3 MGD expansion of the PMWTP has also been designed. Current schedule has the expanded plant in operation in 2009. Therefore, adequate wastewater capacity for the area under consideration should be available by January 2010. To use this capacity, a gravity sewer line must be constructed from Willow Run to the area. General Comments Should this development occur, it will extend water and wastewater facilities closer to the existing development in Round Hill. This will improve the feasibility of providing service to existing development. Frederick -Winchester Service Authority s�F 2 2006 Post Office Box 43 Winchester, Virginia 22604 Office: 107 North Kent Street County Office Complex Winchester, Virginia 22601 1-540-722-3579 September 11, 2006 TO: SUSAN K. EDDY — SENIOR PLANNER DEPARTMENT OF PLANNING & DEVELOPMEN FROM: JESSE W. MOFFETT — EXECUTIVE DIRECTOR FREDERICK -WINCHESTER SERVICE AUTHORI Y RE: 2006 COMPREHENSIVE POLICY PLAN AMENDMENT (CPPA) REQUESTS I have reviewed the material that you provided me with regards to the 2006 Comprehensive Policy Plan Amendment Requests made. Although I have no specific comments relative to either one of the proposed applications, I would continue to make the Comprehensive Plan and Program Subcommittee aware of the fact that limited capacity will be available at the Opequon Water Reclamation Facility. At present, the facility is rated as an 8.4 MGD facility and has had new Bay -related regulations placed on it with regards to nutrient discharges, wherein a cap has been placed on the nutrients which may be discharged in future years. The Frederick Winchester Service Authority is presently going through the pre -engineering report portion of the process of expanding the facility and improving immensely the treatment capabilities of the facility to maximize those allocations presented to us. However, it should be noted that, even with the Service Authority moving to a point of limit of technology in its treatment, the present allocation would only allow us slightly over 11 MGD of ultimate capacity. In looking at those developments that have been approved, are on the books and under development, and those planned, I would make the Committee aware that these nutrient caps may cause future limitations for the Opequon facility and should be taken into account in the Committee's review of expanding the sewer and water service area. "MafhtalNlme and Pfoo(otINg f4d v Meows 01140 001"" amity Mrot gN ehVirommenjae stewardsRip" Assistant Superintendent for Administration Frederick County Public Schools Visit us at www.frederick.k12.va.us September 27, 2006 Susan K. Eddy, AICP, Senior Planner County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 Dear Ms. Eddy: e-mail: orndorfa@fredericU12.va.us The bulleted comments below are in response to your request of August 28, 2006 on the proposed Comprehensive Policy Plan Amendment requests: (1) The Round Hill Center / National Lutheran Home, and (2) The Clearview. The Round Hill Center / National Lutheran Home ➢ Expanding the UDA sets a precedence outside Route 37 in the northwestern area of the county. ➢ How does this UDA expansion relate to the Round Hill Community concept? ➢ Is it a correct assumption that if this is included in the UDA, there are no implied restrictions relative to age -restricted housing until the actual rezoning occurs? The Clearview ➢ The UDA expansion does not necessarily hold the property to age -restricted housing If I can be of further assistance, please don't hesitate to contact me. Sincerely, Al Orndorff Assistant Supe i tendent for Administration ALO/ssn 540-662-3889 Ext 100 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 0 Ll Land Use Round Hill The process of formulating a plan for the Round Hill Community began on May 8, 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. Modifications were made in 2006 to reflect a revised Sewer and Water Service Area (SWSA) boundary and enhanced design standards for the Route 50 Corridor. 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 intended purpose being to permit the 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. Frederick County 6-47 Comprehensive Plan Land Use 1L Design Principles to be Established for the Round Hill Core Area 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 commerciahretail uses Large predominance of single family dwellings within core area of community Discreet signage - maximum 10% of facade area Underground utilities In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one 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. Fieure 13A e 150 C J 4- C L 100 a) E Z 50 N Round Hill Community Number of Lots by Acreage (19 85) 0-0.5 0.5-1.0 1.0-2.0 2.0-5.0 5and up Lot Size Land Use Standards have been developed that will minimize the visual disruption to the Route 50 corridor. This includes standards for shared entrances, requiring a green space along Route 50 which will include a 10' asphalt bike trail on the north side, and a 5' concrete sidewalk on the south side of Route 50 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 finally, minimum standards for landscaping. The objective is to prevent the creation of a typical commercial strip along this route. The regulations 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. Figure 1313 Design PYinciples for the Round Hill Route SD Corridor Street trees in the median, along both sides of the ditch; 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; Interparcel 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 10 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 5 foot concrete sidewalk, ornamental shrubs and street trees along Route 50 Frederick County 6-49 Comprehensive Plan Land Use Description of Phases 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 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 37 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. Phase II 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 further expansion of b�?siness\retail westward out Route 50 as a means of phase also proposes funding the extension. The business area in this phase contains roughly 50 acres. This commercial development should be permitted only if it addresses the specific design standards for Route 50. The Phase lII portion of the Land Use Plan should be considered long range. Permitting the extension of public utilities would involve a considerable investment and will likely have to be undertaken through private investment. Round Hill Community Land Use Plan Total Study Area 1180 Acres N �y^W� W,�/.�1`i"' E S I Feet 0 750 1,500 Proposed Traffic Signal ' Proposed Collector Roads Phase 1 - 110acres Phase 2 - 180acres Phase 3 - 300acres 6➢SWSA Streets /'/ Primary Roads Secondary Roads \/ Terciary Roads Winchester City Roads railroads Lakes ^^r^ Streams ~ Parcels Urban Development Area 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 May 12, 2006 Land Use Infrastructure Sewer 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. 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. Roads 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 contains 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 and crosswalks 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. Frederick County Comprehensive Plan Land Use In particular, the plan: ➢ calls for the development of a variety of regulations that would protect the appearance of the corridor and limit uses within the Community, ➢ 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 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 will be applicable to other Community Centers throughout the County. r � u � � SUN i COMPREHENSIVE POLICY PLAN AMENDMENT ;. r INITIATION REQUEST FORM A. Owner(s) Information: 1. Name: 2. Project Name: 3. Mailing Address: 4. Telephone Number: Authorized Agent Information: 1, Name: 2. Project Name: 3. Mailing Address: 4. Telephone Number: Silver Lake LLC National Lutheran Home 13 South Loudoun Street Winchester, Virginia 22601 (540) 662-7215 Dewberry And Mr. Charles Maddox Round Hill Center/National Lutheran Home 611 West Jubal Early Drive Building B, suite C Winchester, Virginia 22601 (540) 678-2700 B. Legal interest in the property affected or reason for the request: Silver Lake LLC 2 C. Proposed Comprehensive Policy Plan amendment — please provide the following information 1. FOR A MAP AMENDMENT a. PIN(s): Tax Map Number 52, Double Circle A, Parcels C, 50, 50A, 52 and 63. Magisterial District: Gainesboro District b. Parcel size (approximate acres): 370 acres C. Plat of area proposed for CPPA amendment, including metes and bounds description. See Attachment A. d. Existing Comprehensive Plan land use classification(s): The existing comprehensive plan land use classification is designated Rural Areas. Portions of the subject property are also located in the Round Hill Area Plan under Phases II and III, and is planned for commercial land use. C. Proposed Comprehensive Plan land use classification(s). This application proposes to classify the property as R-4 with a mix of commercial, age restricted residential and transitional large lot residential land use. The R-4 land use component of this application is predominantly in response to the planned development opportunity for the National Lutheran Home for the Aged to establish a continuing care facility and to strategically locate an age restricted affordable living community in Frederick County. f. Existing zoning and land use of the subject parcel: RA zoning and vacant/residential/agricultural g. What use/zoning will be requested if amendment is approved? R-4 zoning with retail/commercial land use along primary transportation corridors and age -restricted residential and assisted living land uses on remainder of property. See Attachment B. h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of Properties that are within. • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • 1/2 mile if 21-100 acres in size; or 0 1 mile if more than 100 acres in size. See Attachment C. The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s) with Adjacent Property Owners Affidavit (page 7). See Attachment D. 2. FOR A TEXT AMENDMENT 1. Purpose and intent of amendment. Non Applicable 2. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. Non Applicable 3. Proposed new or revised text. Non Applicable 4. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. Non Applicable 5. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan Components that are not the subject of the amendment. Non Applicable 6. What level of service impacts, if any, are associated with the request? Non Applicable 3. FOR ALL AMENDMENTS 1. Justification of proposed Comprehensive Policy Plan amendment (provide Attachments if necessary). Describe why the change to the Comprehensive Policy Plan is beginning proposed. This proposed Comprehensive Plan Amendment provides for a type of `housing to meet the varied needs and income levels of the county's present and future population', as well as, provides expansion of `a key economic development site' M while enhancing an `existing business corridor to provide an attractive and functional expansion that reflects positive on the community.' 2. How would the resultant changes impact or benefit Frederick County. Consider, for Example, transportation, economic development and public facilities. The proposed Comprehensive Policy Plan Amendment's impacts and benefits to Frederick County would include investment in appropriate business and age restricted development in close proximity to the existing Winchester Medical Center site, and substantial contribution to infrastructure improvements in accordance with recent Sewer and Water Service Area (SWSA) goals for providing water and sewer service to existing Round Hill community religious institutions and for further expansion opportunity to the broader Round Hill community. With appropriate planning, this CPPA application can exemplify Frederick County's desire to contribute to the physical, mental, and cultural needs of the community, its economic and social well-being, and its sense of civic pride and social responsibility through , not only, a complete program of parks and recreation, but also well balanced urban planning. Other information may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All application must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 8 if parcels of land are Involved). 2. Application Review Fee of $3,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment request. Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): —C ��---P Date: Owner(s): - Date: �►h��t��„ �, (✓z� lel« LL c-- Attachment 2 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Silver Lake, LLC (Phone) 662-7215 (Address) 13 South Loudoun Street , Winchester VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by 848/1202,927/1591,835/1816 and 833/422 TM 52 ((A))Parcels C, Instrument No. on Page , and is described as 50, 50A, 52 and 63 Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) Charles Maddox and Dewberry (Phone) 540-678-2700 (Address) 611 West Jubal Early Drive,Bldg. B Suite C Winchester, VA 72601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision _ Site Plan X Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or .modified. In witness thereof, w) have hereto set my (our) hand and seal this day of , 200 , Signature(s) -8- State of Virginia, City/County of �7't�Q/L�L K _, To -wit: I, , a Notary Public in and for the jurisdiction aforesaid, certify that rhe person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this f otday of 5200& LL -L-4 . My Commission Expires:Notary Public Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This 1st (Day) J David Frank day of June 2006 , (Month) (Year) (Owner/Contract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. QQMM-G contract Purchaser/Authorized Agent) (circle one) COMMONWEALTH OF VIRGINIA: County of Subscribed and sworn to before me this day of _ in my County and State aforesaid, by the aforenamed Principal. TARY PUBLIC My Commission expires: - C c� _._ OFFICIAL SEAL APRIL LAUDER County Of Warren MY Cornmisslon Evl,r 7 April 30, 2009 s Attachment D — CPPA Adjacent Owners Round Hill Center/ National Lutheran Home Adjacent Property Owners List PARCEL # OWNERS NAME OWNERS ADDRESS 41 A 170 Fruit Hill Orchard, Inc. P.O. Box 2368 Winchester, VA 22604 52 A B Winchester Warehouse, Inc. & P.O. Box 2040 Silver Lake, LLC Winchester, VA 22604 52 A 44 Robare, Christopher E. & Mary C. 425 Poorhouse RD. Winchester, VA 22603 52 A 45 Driver, Bradley B 445 Poorhouse RD. Winchester, VA 22603 52 A 46 Burley, Laura C 479 Poorhouse RD Winchester, VA 22603 52 A 46A Molden Real Estate Corp. 2400 Valley Ave. Winchester, VA 22601 52 A 47 Carpenter, Robert N. 516 Poorhouse RD Winchester, VA 22603 52 A 48 Fruit Hill Orchard, Inc. P.O. Box 2368 Winchester, VA 22604 52 A 49 Fruit Hill Orchard Inc. P.O. Box 2368 Winchester, VA 22604 52 A 51 Black, Roy J & Donna D 106 Arrowhead TRL Winchester, VA 22602 52 A 51A Spaid, Jeanne A. & Robert E 2478 Northwestern Pike Winchester, VA 22603 52 A 53 Turner, Bernard L & Carolyn R 2578 Northwestern Pike Winchester, VA 22603 52 A 56 Bayliss, James A P.O. Box 1816 Winchester, VA 22604 52 A 57 Haines, Philip C & Diana N 675 Poorhouse RD Winchester, VA 22603 52 A 58 Verret, Roy A & Betty C P.O. Box 283 Winchester, VA 2260 52 A 59 Western View Properties, LLC 675 Poorhouse RD Winchester, VA 22602 52 A 60B Truong, Dawn & Hua, Sang V 109 Fishers Hill CT Stephens City, VA 22655 52 A 61 Groves Family Enterprises, LLC 2754 Northwestern Pike Winchester, VA 22603 52 A 64 Nichols, Cassandra L 373 Poorhouse RD Winchester, VA 22603 52 A 65 Cochran, Charles E Jr. & Mariam G 208 Fox DR Winchester, VA 22601 52 A 66 Anderson, Garland Scott 104 Exmoore CT Stephens City, VA 22655 52 A 68 Shell, Donnie L & Marilyn J 328 Poorhouse RD Winchester, VA 22603 52 A 69 Wallace, Tonic M 1160 Jordan Springs RD Stephenson, VA 22656 52 A 72 Emmanuel Baptist Church 2774 Northwestern Pike Winchester, VA 22603 523 1 Bauserman, Joseph Stephen 383 Poorhouse RD Winchester, VA 22603 5232 Cochran, Charles E Jr 208 Fox DR Winchester, VA 22601 5233 Labrozzi, Joseph A & Labrozzi ,Stacie M 403 Poorhouse RD Winchester, VA 22603 5234 Merritt, Larry D & Susan D 413 Poorhouse RD Winchester, VA 22603 53 A A Fruit Hill Orchard, Inc. P.O. Box 2368 Winchester, VA 22604 53 A 69 Fruit Hill Orchard Inc. P.O. Box 2368 Winchester, VA 22604 53 A 70 Fruit Hill Orchard, Inc. P.O. Box 2368 Winchester, VA 22604 Attachment C — CPPA Existing CPP Exhibits i"ei •' gKw4 .. �y.g�4� : � +f i % \ 4 . - nI•. p ,y � 'C Y f :.`:.. _ � -moi' °�'-iT_ ,��yg�� ` R o 1� '�f `_. -t, _ y � Yk ti �i` •L , i • �'� F1F. 1} '..'� S 7 • 4 F .3 � c' r� '$ •� P Y�. { µ M - p WE ai- - F.F. - � .C:•��'e� i �,�, S �' .^.,j�r,LL- •i�v7"k�""�` .�'—'` d►.I.F'�,��,., A' li., s�`-y �+i�� 1;,. F 1 >. J6. •f / w rpJ Ika-, 9 �"' 06 c� *fig h s 4, y.A�"�,: ♦ y}gid' `R-�k ,,oYh.- __' ;p.: _ t '• i i 1 . N. IF ORO••'',' AERIAL PHOTOGRAPH DRAFTED DLF mic CHECKED a ROUND HILL CENTER/ Dewberry & Davis LLC NATIONAL LUTHERAN HOME DATE SCALE 611 WEST JUBAL EARLY DRIVE MAY 2006 1 "_2,OOO' WINCHECHESTER, VA 22601 GAINESBORO DISTRICT PHONE: 540.678.2700 FREDERICK COUNTY, VIRGINIA PROJ. NO. EXHIBIT FAX:540.678.2703 www.dewberry.com 10028350 2 r �adp.. ,. J• JLr� �YT -L�l S -- ROUND HILL CENTER • L d LLLLLL LLLLI LLL L •L'LLLLLLL LLLLLL L!LL I - LLLLCELL LLL L L LLLLL 5 LLLLLLLLLL LLLLLLLLLLLL_ LLLLL' j 1tl Q a 4 Ory `� f LL LLLLLLLL LL LLLLLLL _ LLL LLLLLLLL L LLLLLLLL - LLLLLLLLLL LLLLLLLLLLLLLLL L L L LL _LLLLLLLL LLLLLLLLLLLLLLL I LL LLLLLLLLLL LLLLLLLLLLLLLLL LL L LLL L I LLLLLLLLLLLLLLL, L LLL ±LLL LLLLLLLLLLLLLLL L L LLL LLLLLL LLI._LLL_LLLLL L LL LLL' LLLLLLLL-L LLLLLLLLLL ' L LLL LLLLLLLLLLLLL LLLLLLL LL _ N LLLLLLLLLLLLLLL ' LLLL_LLLLL�LLLLL±L_ LLL LL _L • VIE I. 5� tl� '� �' LLL LLLLLLL L LLLLL L..L_ LLLL LLLLLLL _ 'LLLLLLL LLLL_L�LLLLLLLLLLLLL LLLL _L L LLLL,LLL_LLL•LLLLLLLLLLLLL LL LL LL LLLLLLL_ LLLLLLLLLLLLLLLLLL '�I LLLLLLL LLLLLLL LLLLLLLL LLL±LLLLL W I N C H T E LLLL' LLLL _LLLLLLL LLLLLLL I LLLLLLLLLLLLLLLLLLLLLL _L ,_LLL LLLLL 'LLLLLLLLLLLLLLLLLLLL_LLLLLLLL ,,(Yy LLLL_LLLLLLLLLLLL LLLLLLL _LLLLLLLLLLLLLL' L' LL' LLLLLL L LLLLLLLLLLLLLL LL' LL_ LLLLL L 999"' 0 i� JS LLLLLLLLLLLLL LL LL_J_LLLL L LLLLLLLLLLLLL, LLL L.LL LLLL LL LLLLLLLLLL_ ' LLL ' LLLL LLL LLL. LLLLLLLLLLLL LLLLL LLL --L LL'. LLLI ' LLLLLLLL _LLLLLLLL_ LLLLLLLL LLLLLLLL LLLLLLLL SQ 4 LLLLLL: L. LLL LLLLLL rLLL_L LLLLI LLLLLLLLLL LLLLLL' _ LL __L_ _LLLLI -,L LLLLLLLL LLLLLLLL LLL- LLLLLLLLL'�LLLLLLL LLLLLLLLLL LLLLLLL LLLL.__L _LLLLL, LLLLL._1_LLL L L LLL L' LL LL LLL, 'r LLLLLLLLLLLLLLL LLLLLLLL LLLLLLLLL-LLLLL LLLLLL LLLLL'LLLL' LLLLLLLL LLLL_+ L LLLLI LLLLLLLLLL LLLLLLL LLLL LL _LLL LL -Ll LLLLI LLLI - ._LL• LLLL' LL ZONING MAP LEGEND a°e1 ' LLL LLL!.{,_LL,L 1'L,LL! __,LLLL _ ' LLLL ' LLLLLLL LLi_L '_LLLLLL {gr+- LLLLLLL •L:,,L_ __LLLLL ' LLLLLL LLLLLLLL LLL' .LLLLLLL_ LLL LL' LLLLLLL LLL LLLLLLL L LL _LLLLLLL -LL LV Li L, 1 f LL LLLLLLLL LL LLLLLLL _ LLL LLLLLLLL L LLLLLLLL �+ I• RA RURAL AREA DISTRICT LLL LLLLLLL L LLLLL L..L_ LLLL LLLLLLL _ 'LLLLLLL A �� LLLLLLL' LLLLLLLL _LL-'LLLLi p RP RESIDENTIAL PERFORMANCE DISTRICT - _LLLLLLLL _LLLLLLLL ' LLLLLLLL _LLLLLLLL_ LLLLLLLL LLLLLLLL LLLLLLLL SQ 4 -,L LLLLLLLL LLLLLLLL LLL- LLLLLLLLL'�LLLLLLL _ `">'• R-4 RESIDENTIAL, PLANNED COMMUNITY LLLLLLLLLLLLLLL LLLLLLLL LLLLLLLLL-LLLLL LLLLLL LLLLLLL LLL-'LLLLLL LLLL LI +LLLLLL LLLLLLLLLLLL LLL ' l.� R-5 RESIDENTIAL, RECREATIONAL COMMUNITY q LLLLLLL LLLLLLLLLLLI_,LLL' LLLLLL LLLLLLLLLLLLL LLL ' MH -1 MOBILE HOME COMMUNITY DISTRICT L LLLLLL LLLLLLLLLLL LL' LLLLLL LLLLLLLLLLLLL L LLL LLLLLLLLLLLL LLL _LLLLLLLLLL LL B-1 BUSINESS, NEIGHBORHOOD DISTRICT LLLLLLLLLLLLL ' wo LLLLLLLLLL` LLLL' B-2 BUSINESS, GENERAL DISTRICT 13-3 INDUSTRIAL TRANSITION DISTRICT IL 3 - M-1 INDUSTRIAL, LIGHT DISTRICT E-71 M-2 INDUSTRIAL, GENERAL DISTRICT �y DA EXTRACTIVE MANUFACTURING DISTRICT --� " ----- -----.._ __ �__._- ., ---------------------- HE HIGHER EDUCATION DISTRICT CITY IJMITS \ TE O .......... URBAN DEVELOPMENT AREA PRIMARY STALE HIGHWAYS v SECONDARY STATE HIGHWAYS PRIVATE ROADS Dewberry G _ CURRENT ZONING MAF DRAFTED MJC CHECKED DLF `'m' ROUND HILL CENTER/ Dewberry & Davis LLC NATIONAL LUTHERAN HOME DATE SCALE 611 WEST JUBAL EARLY DRIVE 1 "=55,000' BLDG B, SUITE C MAY 2006 WINCHESTER, VA 22601 GAINESBORO DISTRICT PHONE: 540.678.2700 FREDERICK COUNTY, VIRGINIA PROJ. NO. EXHIBIT FAX: 540.678.2703 www.dewbeay.com 110028350 3 J •��'? ter..-,"r`� J �i,� /J• ` r.., r)l(%t � .+t♦ \�, � Ire . s—,,. -• �� j � `--.r 'sw � / '' �az�! •� t '`'.r 0"I t 1 /•(/ r llsj`��-co j • / _ f r./''� SWSA Expansion t Existing SWSA Air so IV 171 �� ' '•� !fit 4' � ai \ .e � B ' \, `�,—\ -., - " - \ ` r( � 4``r - '�- .e J, // J�0 ii'� r � 1 t , i�`;�i7 {�`'�i,``��} ? ♦ �i Z�.� N+' _ �' 7-, !L� Ir` -..1• ``.�_-�;, _I.. _ - - J�r,. ^.h✓k: \.:k4'��r`�'��'`a\�:�'�'- P'•�'"�•• �- / '� _�.. ;y�•-(}r�!j/r` �_ rr t' � d. �' :: i � ! ��#�/ r . p`l 000 ..-4/ � •••i�.,. �\\. .I ,} j A'-'_`�-�. � � i S.�•�.:: r ,t4 ! Y �� r ,i 1 I .` y�,Y 1 R'�{% 7 . �♦ ,\ tIR di(�\� u- r'1%�%`-• `\ t t aj'! J r✓ I' t r i t:�r `,. `/�f �r f` ,RoundFHl Rd _ ` f • . , \ VDICIT ```r �\ a I t. ; 4.-f� ;J• t•1La ,Y'1'w y i a * f .� ,Srton' I(Drel All Rr ; fro r-, SWSA I� � J Urban Development Area O U11 Hill Frederick County Dept of Plnnning & Development Cou* Streets 10; N Kent St., Suite Sol Pdmary Roads NOTE; SWSA Ex Winchester, VA 22601 SWSA Expansion /•� � 590.665A 653 Secondary Roads Q wrvrv.CO.FREDERICK.VA.US Approximately 251 Acres 11 A.71 V 1 May 12, 2006 ��}} Terclary Roads - ♦/: Winchester City Roads I Feet 0 650 1,300 2,600 3,900 5,200 ., ,. - ! Q �ro N _ / 104 Be. 41 A 65 .z . Round Hill 52 A` 22• 28. Sac•` A� -�-r__ - 41 A 170 42 A 180 \, Community 62 A 1 7.1+86 A. ti • / 96 P. Qo• -- -- S''Vb 274.16.. 105.28ac: Land Use Plan ` Total Study Area A,. 52 A 47 168.°7 ao. p 46 62 63 A , 1180 Acres 6aa_- `�" 96.89 ac. t 1 52 2 A j �$ 1 • 53 w 6 PV•p4' �a• ny .6'L A2aa er`7 53 A 69IFeet Ery 120.9 Be. ao 0 750 1,500 ym;'' p mu i 31 0 1 i o C Z �� c� i t ,r� �. �n� v M N Proposed Traffic Signal sz A 92A o Proposed Collector Roads 6p Phase 1 - 110acres Phase 2 - 180acres y p a1s t , . T• = :oIk . , A qt Phase 3 - 300acres ... - 62 ,1 ac. .-'� .. „ �� +�.019f+ tit • ,' SA 'SW _ ,.? � Streets nmary Roads X52 p 122 ' � a- 1 7,3 /�/ Secondary Roads � '9 '`• gTae23�. • � Dry ' i ��t � ry81 ,,n L m � I + ,� ro t * '' a f. ' /� % Tertiary Roads d •.' p a 6?�6ia'6 J ,g , `.; r �+' _ Winchester City Roads 52 A 124 railroads 116.88 ae, n J t •.. Lakes ,a�77 35 87 ao�'f 135.87...61 r ,� Streams { ` Parcels an 'S f �� ` ` i:ti.i • Urban Development Area p ry 52 A 266 63 A 88 /r 7 �i 296.1 Be. .. NAY + t/ r Community Centers 426.9 Be. i 62 -A,•3,3A Q "��`• Frederick County Dept of P 112.85 ao 11 �; e:�; -'�, - Planning & Development 52 'A 300 305.43 as A •. ,�,a x, n 1 .,Bap 2 ,-� 107 N Kent St g10 '�'1 ;' - - Winchester, VA 22601 a"'�% www.CO.FREDERICK.VA.US 62 13 Vt �9 r� .. ° ) lh i° °j A June 1996 E o- q °6 Be.68 C r ! 92A ' , 'a „� 146.84ae. P Updated as of May 12, 2006 ry Attachment B — CPPA Proposed Amendments Exhibits P,OUN[2 HU C�NVV NA10NA, LUTH�M NOME 5W5A WAN510N FP,MP,lCK COUNTY, VIP,61MIA I JM 06 SCALA - NT5 IV k0p � ,�� '. 0 LV > �PKV sws 4), CUkiiN Y\\ P, 14 f7' Dewberry Dwwba" * Davk = 61L V" I" bwly M"- JWHQM D. Odto 0. Vmoh*Aw, VA MM ft=t n .d*.bw".ftm P,OUNP HL� C�WPV NAVONA, �MIMN HOW UPA MAN510N I �" f , t� �} �' FP\MP,ICK COUNTY, VIP,�%IA I JM 06 5CA,� - NT5 0 R A )PRO n 11 �. .,'? 1 } ill j 1 f % 4 , 41 LA 0 CURRENT PA Dowba" « Davb UC 611 W-' J" 9-Y M-- M&M B. SUM C. Winh.0br, VA MM Ph=@ 6406 82M F= 6W678ZM w .ftwbsnT.m pOUNP HILL C�Mp,/ - , {- PROPOSE UDA NATI ONA, 2THS SAN HOME & SW A pt?0P05�b P,-4 ZONING > <; EXPAN 1 LANb H 5 ° as �•. , FP\ nW,ICK COUNTY, VIpGINIA I JUNE 06� ''�s .-- ,. • t _ J7 � AGE R �ST�R�ICTE;b �-'��l 5CA,� - NT5 RES1��EIVTIL 80 AC 1 NATIONAL Ll HERAN HOME r j n L7 AGE RESTRICTED PROP D RESIDENTIAL & SWSA ACff r ,. D E�PAN51Q'N RESID NTI L E tl, l 6:'' r t A IIEC,A � � / _. r CO ERCIAL 3 0 AC PARK'' /'A -..-.UTE 50 Y,.` ... ; COMMERCIAL 21 AC } ; S/2 AC C RR, TS S - \\ r ED UDA Q Dam"'herry ....,,. �• /. 6 1 WQA cabal Eery Dri". 8-!6.89 B. 8db C. 1Bnoheeler, VA 9E60t PhD" 540-6782M las 610.!79.8709 _, _ �ws.6AesWn7.aom ITEM #2 Comprehensive Policy Plan Amendment #06-06 Clearview At the July 31, 2006 joint work session of the Board of Supervisors, Planning Commission and Comprehensive Plans and Programs Subcommittee (CPPS), seven Comprehensive Policy Plan Amendment (CPPA) applications were reviewed. Of these eleven requests, two, including Clearview, were considered by the Board of Supervisors to merit further study and action through the public process. The first step in that process is for study and consideration by the CPPS. The CPPS will then forward its recommendations to the Planning Commission. The full Clearview application is attached. Listed below are some basic facts about CPPA application 406-06: • 4 parcels • Outside of the existing UDA and SWSA; • Adjacent to the new Waverly Farms Rural Preservation Subdivision (5 acre density), other rural residential parcels and the Clearbrook I-81 Rest Area; • 130.07 acres zoned RA with no current land use designation • Requested land use — Residential (could yield a potential of 520 units at a density of four units per acre) The applicant is seeking to expand the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) to encompass the 130.07 acres so that it can be developed as an age restricted housing development, as indicated in their application. It is noted that this is not a rezoning request, so proffers are not appropriate. As indicated in the bulleted list, this site is surrounded by a rural preservation subdivision to the north, other rural residential and agricultural parcels to the south and west and by the rest area to the east. This application would introduce future RP zoning in an area with no adjacent RP zoning and no planned high density residential development. As indicated on the attached maps, this proposed amendment is not adjacent to the existing UDA line which is located about 5,900' to the south. In the past the County has not extended the UDA in a non- contiguous manor. This site is currently provided access to Hopewell Road (Route 672) through Waverly Road (Route 665) which connects to Michael Drive (Frontage Road 229 — variable width ROW) and then to Moreland Lane (access easement). Waverly Road connects to Hopewell Road at two locations, one being approximately 220' from the I-81 south bound ramps and the other being approximately 3,600' to the I-81 ramps. This site does not have the possibility for interparcel connections to the south or west. Comments received from the Frederick County Sanitation Authority state that while water is he available tsewer capacity in this area is insuf �cient to serve the existing 'land within the SWSA. �.., If the proposed Clearview property is incorporated into the SWSA, it will eliminate development potential from property that is already within the SWSA. The Frederick -Winchester Service Authority stated that limited capacity will be available at the Opequon Water Reclamation Facility. The School Department noted that a UDA expansion would not hold the applicant to age -restricted housing. The applicant has not suggested text for a future land use plan for this 130.07 acre development. If the CPPS recommends approval of this UDA and SWSA expansion request, staff can prepare text based on the comments of the CPPS members. A recommendation from the CPPS is sought on this application. COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner(s) Information: 1. Name: Gary L. and Pamela L. Pam 2. Project Name: Clearview 3. Mailing Address: P.O. Box 121 Stephenson, VA 22656 4. Telephone Number: (5 40) 662-4957 Authorized Agent Information: 1. Name: PAINTER-LEWIS, RL.C., John C. Lewis, P.E. 2. Project Name: Clearview 3. Mailing Address: 116 South Stewart Street Winchester, VA 22601 4. Telephone Number: (540) 662-5792 B. Legal interest in the property affected or reason for the request: The property owners request the Comprehensive Policy Plan be amended so as to include the sub'ect property in the Urban Development Area DA and the Sewer and Water Service Area (SWSA). C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT: a. GPIN(s): 43-((A))-75, 44-((A))-1, 44-((A))-3, 44((A)) -3B Magisterial District: Stonewall 1 1 �1 ). L -3n (total) V . Parce a�ze I'approx�rnate acres): 1 ,v acres �w�al� C. Plat of area proposed for CPPA amendment, including metes and bounds description. See Attachment A. d. Existing Comprehensive Plan land use classification(s): Rural area e. Proposed Comprehensive Plan land use classification(s): Mixed use f Existing zoning and land use of the subject parcel: RA Rural Area District residence and agriculture. g. What use/zoning will be requested if amendment is approved? RP, .Residential Performance District. h. Describe (using text, photos, and maps as necessary) the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of are within: • 1/4 mile from the parce](s) perimeter if the parcel is less than 20 acres in size; • %z mile if 21 - 100 acres in size; or • 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. The site is bordered to the south b Fairview a rural subdivision containin roximately 25, five acre residential lots This subdivision is illy develo ed. To the west is a 'cultural land and additional large residential lots. The VDOT Vir inia Welcome Center on Interstate 81 borders the site along its eastern bound . Additional agricultural land and a few residential lots are located alon the north east bound M Waverly Farm a rural reservation subdivision is fanned for the vacant land alon the northern bounda of the site. All adjoining land is zoned Rural Areas. Please reference Attachment B and Attachment C. i. The name, mailing address, and parcel number of all property owners within 200ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 6). See Attachment D 2. FOR A TEXT AM H:NDMEiiT a. Purpose and intent of amendment. To permit parcels partially within or adjacent to the UDA/SWSA to be incorporated into such districts as well as other areas that can offer development which meets or improves provision of public services. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. Chapter 6 Confine urban forms of land development to the Urban Development Area. Chapter 6 Planned Communities C. Proposed new or revised text. Concentrate urban forms of land development to those areas within the UDA/SWSA those parcels immediately adjacent thereto or partially incorporated therein and other areas that can offer development which meets or improves provision of public services to manage growth and ensure quality development and diversity in housing opportunities. Planned Unit Developments (PUD) and other similar types of concentrated development are permitted throughout the Urban Development Area and in the rest of the County where there is access to adequate water and sewer and the development's qualities offset or exceed other costs to the County. Uses listed as conditional in the RP district should bepermitted by right in PUD developments. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. Permitting inclusion of adjacent parcels and parcels partially within the district, the proposal will permit manageable growth in those areas designated for and anticipated for development Inclusion will allow development of land according to the characteristics of the land and the facilities already available. The inclusion will also promote competitive market development within the UDA and provide for a diversity of locations and suburban housing types This amendment will also permit more opportunities for PVDs which reduce traffic impacts throughout the County, by providing services to both the new developments and the existing adjacent developments Finally, in accordance with the Comprehensive Plan, "Growth within the UDA needs to be continuously monitored to determine the need for new or expanded facilities as well as for expansion of the UDA itself." e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. The proposals are internally consistent with the Historic Environmental Community Facilities and Parks and Recreation components of the planbecause developments would still be subject to those components. The proposals are consistent with the Population and Housing, -goals as they would permit a variety of housing es and locations to meet the varied needs and income levels of the County's population As sewer and water are already adjacent to the sites, there would not be an increased cost of providing services. Proffered development standards would offset other expenditures of other assets by the County. The increased supply of housing and housing types would reduce the market costs of housing available to residents. Additional housing and the commercial or industrial aspects of PUDs would promote the economy by providing more opportunities for business and employees to locate in the County. The transportation component of the plan would benefit by roads which are improved to support the developments as well as promoting walkable communities in which vehicle trips are reduced as necessary services are collocated with the neighborhoods. 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. The subject parcel has access to sewer and water lines and is located between the existing UDA and the commercial development planned for the western side of the Clearbrook interchange, its inclusion in the UDA is a reasonable progression of the UDA's expansion. The proposed use of mixed residential is the best use for the area based on generating positive fiscal impacts for the County while meeting market needs. b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development and public facilities. Based on a proposed use of an age restricted residential community, the benefits of the proposed change would include; accessibility to Interstate -81 and significant secondary routes no negative fiscal impacts on the county school system providing significant recreational amenities as a supplement to the public park system, creating a positive tax revenue stream to Frederick County through real estate taxes and accessibility to water and sewer is more environmentally compatible than the installation of private wells and on-site sewage disposal systems. This pe of development represents the highest and best use for the land. Other information as may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 7 if parcels of land are involved). 2. Application Review Fee of $3,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. Attachments Attachment A — Property Plat Attachment B — Location and Land Use Map Attachment C — Adjoining Properties Map Attachment D — Property Owners and Owner Affidavit Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): ` � Date: V Awtkk' P� C Date: Owner(s): �� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Prese • That I (We) (Name) G_,Os r GL k- (Phone) (Address) �� • /�2 S 5D� t/ d{ �, (S Z the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by Office of the Circuit Court of the County of Frederick, Virginia, by 959 S i3 S3 Instrument No. 90'7 on Page S a 3 , and is described as `')5 F+ Y3 Parcel: Lot: Block: a 3 ' Section: q Subdivision: do hereby make, constitute and appoint: (Name) Poi n t✓mfr l cw l,-, , 19L -C recorded in the Clerk's (Phone) 5'16 a " & (a ;1 - S -'7q 3 (Address) 1 11O S - S H-- w C.t r t St • W ( n G h e5 ft ir,yA a. -. iaQ I To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan V Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set�(our) hand and seal this _La�!_ day of r , 200_, Signature(s) State of Virginia, City/County of EUA� A lz_-L , To -wit: I, J c � W—q_ `Ir 1 C:S , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 12 day of (", 200. (" W, M __ i,Jy Commission Expires: _ l - tary Public SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This day of 2 (Day) ( onth) (Year) (O ner/Contract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. (Owner/Contract Purchaser/Authorized Agent) (circle one) COMMONWEALTH OF VIRGINIA: County of r ",c � rQc Subscribed and sworn to before me this t 2 day of acU(o in my County and State aforesaid, by the aforenamed Principal' 0 TARY PUBLIC My Commission expires: OWNERS OF PROPERTIES WITHIN 200 FEET Tax Map # Owner of Record Mailing Address 352 DeHaven Dr. 32- ((13))-15 Messick, Roger D. Clearbrook, VA 22624 234 Waverly Road 33-((A))-69 Waveryly Farm, c/o Ken Stiles Clearbrook, VA 22624 205 View West Lane 43 -((A)) -75A Stonestreet, Jimmy Blair & Patsy L. Clearbrook, VA 22624 Post Office Box 160 43-((7))-5 Payne, Oliver L. & Ruth L. Ste henson, VA 22656 Post Office Box 121 43-((7))-6 Payne, Gary L. & Pamela L. Stephenson, VA 22656 Post Office Box 160 43-((7))-6A Payne, Adam T. & Melissa L. Stephenson, VA 22656 Post Office Box 234 43-((7))-7 Pin le , Brian W. & Sarah B. Stephenson, VA 22656 163 Shirley Court 43D-1-2-10 Kimble, Patrick & April Winchester, VA 22602 166 Shirley Court 43D-1-2-11 Plummer, James F. & Wanda J. Winchester, VA 22602 101 Evans Farm Lane 43D-1-2-12 Klline, Daniel W. & Brenda S. Winchester, VA 22603 135 Evans Farm Lane 43D-1-2-13 Mullins, Gary R. & Dorene Y. Winchester, VA 22603 Helsley, Wesley I. Sr. & Tena Post Office Box 1924 43D-1-2-14 Helsle , Melissa Winchester, VA 22601 162 Moreland Lane 43D-1-2-15 Moreland, Robert L. Clearbrook, VA 22624 Post Office Box 2249 44A -((A)) -3A Virginia Department of Transportation Staunton, VA 22402 162 Moreland Lane 44A -((A)) -80B Moreland, Robert L. & ShirleyIrene lClearbrook, VA 22624 Attachement D AN 33- 7NST �� 3g'AR3 S 3- `4 j 0`737 g3. PIN 44-A-1 31.35 ACRES DB 895 PG 1353 ') v Seo ±130.07-i f ES (TOTAL) N 45"55'50" W \ 197.61' \ A/ Ay y� PIN 44-A-3 65.25 ACRES s A6" D8 895 PG 1353 m ASH \S \soo�-q?0o, 4�o,` fjJ9 0* _�� S73"S2p7 E 65 25, IV PIN 44-A-313 13.97 ACRES BB 907 PG 523 -1 zr =/ n C co S 79°44'54" E 199.91' %50'LE i0o'`L O � At- Al PAl �os" F \'0`6 ' P/41 ¢3D c� �Q- P� 5� NOTES: 1. NO TITLE REPORT FURNISHED; THEREFORE THERE MAY BE ENCUMBRANCES OR EASEMENTS THAT ARE NOT SHOWN HEREON. 500 0 500 1000 2. BOUNDARY INFORMATION SHOWN HEREON IS BASED ON DEEDS AND PLATS OF RECORD; NO FIELD RUN BOUNDARY SURVEY IS IMPLIED. SCALE: 1 = 500' COMPOSITE PLAT OF THE LANDS OF GARY L. PAYNE and PAMELA L. PAYNE STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ATTACHMENT A DATE: 0512612005 SCALE: 1"=500' SHEET 1 OF 1 Marsh & Legge Land Surveyors, P.L.C. DRAWN BY: CAJ 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 ID6707 PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL office@marshandlegge.com DWG NAME: \ vT32474"F 8 �4\ ttr 6. / V PIN 43-A-75 19.50 ACRES CD% DB 552 PG 133 2� AN 33- 7NST �� 3g'AR3 S 3- `4 j 0`737 g3. PIN 44-A-1 31.35 ACRES DB 895 PG 1353 ') v Seo ±130.07-i f ES (TOTAL) N 45"55'50" W \ 197.61' \ A/ Ay y� PIN 44-A-3 65.25 ACRES s A6" D8 895 PG 1353 m ASH \S \soo�-q?0o, 4�o,` fjJ9 0* _�� S73"S2p7 E 65 25, IV PIN 44-A-313 13.97 ACRES BB 907 PG 523 -1 zr =/ n C co S 79°44'54" E 199.91' %50'LE i0o'`L O � At- Al PAl �os" F \'0`6 ' P/41 ¢3D c� �Q- P� 5� NOTES: 1. NO TITLE REPORT FURNISHED; THEREFORE THERE MAY BE ENCUMBRANCES OR EASEMENTS THAT ARE NOT SHOWN HEREON. 500 0 500 1000 2. BOUNDARY INFORMATION SHOWN HEREON IS BASED ON DEEDS AND PLATS OF RECORD; NO FIELD RUN BOUNDARY SURVEY IS IMPLIED. SCALE: 1 = 500' COMPOSITE PLAT OF THE LANDS OF GARY L. PAYNE and PAMELA L. PAYNE STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ATTACHMENT A DATE: 0512612005 SCALE: 1"=500' SHEET 1 OF 1 Marsh & Legge Land Surveyors, P.L.C. DRAWN BY: CAJ 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 ID6707 PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL office@marshandlegge.com DWG NAME: OLix o�CpppO,,� Li 42 Pill CL ,,�.• ter/ o. CL EM , r? ,�f�•Q s, I LL FM 25 IVA ps", ON Rpm CL NA Ni r eaw ��,�tt�� `.� •.+ r/ a, �� -��,,�� ''a o, � ��, ( 111111111111111 • �%�� ,.�a663'�`'�3E+ Oji" �.,A� � �� :�j'��' ��.��,1,�;� �� '`•��v� . %� � ■ ` e< �- cus• HCl,©t0►1 ��,�� . PAINTER-LEWIS, P.L.C. CONSULTING ENGINEERS tel.: (540)662-5792 116 South Stewart Street fax.: (540)662-5793 Winchester, VA 22601 email: office@painterlewis.com May 30, 2006 RE: PREAMBLE TO COMPREHENSIVE PLAN AMENDMENT REVIEW The Comprehensive Policy Plan Amendment Application is general in nature. The application fails to establish the criteria upon which an amendment will be considered acceptable to Fre- derick County. An amendment must be judged by demonstrating the potential to have a posi- tive impact on Frederick County. Revisions to the Comprehensive Plan Amendment process should establish a more defined application and review process with specific parameters or goals, which if met, form the basis for a successful amendment. The county should establish design and performance standards against which to measure the viability of each application for land use or text amendment change. These should be standards by which each project may be judged by the Frederick County Planning Commission and Board of Supervisors, thereby providing applicants reasonable expectation of project success. It would be beneficial to the county to define the circumstances under which a plan amend- ment would be acceptable to the Board of Supervisors. There is an impression among some in the development community that changing the UDA/SWSA must wait upon a complete study of the project area by the Planning and Development staff. While this approach has merit, it misses an opportunity to allow professional land planners, traffic engineers, and pri- vate land owners to supplement the comprehensive planning efforts of the county to plan for the growth of Frederick County. County staff does not have the funding or resources to pro- vide more than general plans for broad areas of the county. Section 6, page 1 of the CPP states "As planning efforts continue, more specific concepts will be developed for interchanges, rural community centers and other areas. Such plans will combine planning for land use with planning for roads and facilities. It should be incumbent upon private land owners to provide the detailed planning for development of these areas. Not only is staff challenged to provide comprehensive planning services for the entire county, but once a planning area receives a comprehensive plan designation, it is only a matter of a few years before circumstances change and these plans must be updated. These circum- stances include changes in market forces, demographics, water and sewer availability, envi- ronmental regulations, as well as political attitudes (CPP, pg. 6-6 "Growth within the UDA needs to be continuously monitored to determine the need for new or expanded facilities as well as for expansion of the UDA itself."). This condition presents an added financial burden to the county planning and development department. There is also a perception among the residents that the county will facilitate the extension of water, sewer, and transportation facilities to serve existing and future commercial and resi- dential developments within the UDA/SWSA. The Board of Supervisors made very clear at the public hearing on the expansion of the SWSA to the Round Hill area that private devel- opment money must extend sewer and water lines to serve the Round Hill area. Neverthe- less, there will remain the perception that the county is in some way responsible to facilitate Page 1 PAINTER-LEWIS, P.L.C. PREAMBLE TO COMPREHENSIVE POLICY PLAN AMENDMENT RE\,iEW the extension of those lines. The Comprehensive Plan Amendment process should require that the means by which sewer and water service is to be extended to a project area be spe- cifically addressed. The amendment process should have two steps. The first step is to establish the goals of an amendment that conform to county criteria for acceptance of an amendment and deem it suitable for the second step. The financial commitment by a private landowner will be limited by the requirements of the first step. These goals should take on the form of a check list of items derived from the goals contained in CPP Section 10. Specific objectives of amend- ments to the Comprehensive Policy Plan should include: • Provide for orderly development (smart growth) outside the current UDA/SWSA. • Provide development which has a positive fiscal impact on the county. • Encourage the use of current, proven (new urbanism) development and planning tools. • Supplement planning resources for the county with private planning resources to focus broad planning efforts to site specific efforts. • Maintain strict county control over future development. • Adhere to the Comprehensive Policy Plan. • Provide a positive fiscal impact to the county. Upon acknowledgement by the county that the stated amendment goals are in conformance with established standards, the second step is to provide the detailed planning necessary to confirm that the stated goals of the amendment will be met. The financial commitment by a private landowner will increase during the second step. In many instances involving land de- velopment, it makes sense to provide a mechanism by which the substance of the informa- tion presented with the second step in this process includes the Comprehensive Policy Plan Amendment, the Rezoning Application, and a Preliminary Master Development Plan. The Rezoning Application and the MDP are critical components of the planning necessary to demonstrate the highest and best use of the land. These components will address such things as: • A plan for the extension of water and sewer; • Time tables/standards for project performance, that is, providing the county with a schedule of opportunities to review certain projects to gauge associated fiscal impacts and to alter the projects as necessary to meet the original project goals; • Impacts currently required in the rezoning process; By providing a mechanism by which these three applications follow in close sequence, an atmosphere of complete cooperative planning can be established wherein the county review agencies monitor and review the planning efforts of the private landowner. The county main- tains control over the ultimate form of development while the private sector bears the financial burden of professional planning services. Review agencies and private landowners will work cooperatively to provide beneficial development within Frederick County predicated on the acceptance of the project which was provided by the Board of Supervisors at the first step in the process. File: 0510009 Page 2 PAINTER-LEWIS, P.L.C. UDA Study - Land Use Proposal for the Comprehensive Policy Plan UDA Study Land Use Proposal for the Comprehensive Policy Plan The UDA Working Group of the Comprehensive Plans and Programs Subcommittee October 2006 - DRAFT UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan 1 Urban Areas Urban Development Area Sewer and Water Service Area Creating Community in the Urban Areas Development Principles in the Urban Areas Neighborhood Villages and Urban Centers Potential Neighborhood Village and Urban Center Locations Community Facilities in the Urban Areas Transportation in the Urban Areas Green Infrastructure in the Urban Areas Implementation of the UDA Study Neighborhood Urban Community Center Land Use Plans New Urbanist/Traditional Neighborhood Zoning Classification C & I Opportunities 2 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan Urban Areas Urban Development Area (UDA) Sewer and Water Service Area (SWSA) The concept of Urban Growth Boundaries, such as the County's Urban Development Area and Sewer and Water Service Area, is based upon the theory that within the County's urban areas, a more compact, dense development is better and more efficient than extensive, low density development. In order to manage growth effectively it is important to appropriately designate the general location of planned urban development. By identifying the Urban Development Area and confining urban development to that area, the County is able to determine where to direct special, intensive efforts at providing facilities and services. Generally, within the urban areas there is a need to provide a diversity of types of locations for various types of development in order to accommodate a competitive land market, and provide for consumer choice. Therefore, sufficient land needs to be included in the Urban Development Area to accommodate a variety of development opportunities. A principal aim of the land use policy for the urban areas is to increase the opportunities available within the UDA by identifying focal points within the UDA that would enable greater potential to accommodate anticipated community growth in a well planned area. It is anticipated that providing sufficient land and opportunity for development in the Urban Development Area should also decrease development pressures in the rural areas. In general, average gross densities of conventional suburban developments in the Urban Development Area have been between two and three units per acre in recent years. There is a need to continually monitor densities and intensities of development and associated impacts. However, a variety of residential densities which are generally higher than those previously experienced in the County would be appropriate throughout the County's urban areas with higher densities accommodated in designated areas of the UDA. 3 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan Larger, planned communities with urban densities are proposed as an appropriate form of development in the Urban Development Area. Such planned communities provide an opportunity to create well planned, distinct places. However, they should only be approved if roads and facilities are provided with sufficient capacity to support such developments. Such planned communities should fit within the context of the Comprehensive Policy Plan. In order for new areas of urban land uses to be established in the Urban Development Area and Sewer and Water Service Area, roads and public facilities of adequate capacity should be provided to serve the new urban areas. In order for any proposed rezoning to be approved, the applicants will be expected to contribute a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed development. Such contributions can be in the form of cash, dedicated land, or constructed improvements. Creating Community in the Urban Areas. The UDA Study of 2006 evaluated current land use patterns, comprehensive policy plan language, development trends, and contemporary planning practices. Two ways of creating community were identified and are as follows. One is to infill where appropriate both public facilities and non-residential uses where existing residents live, where children go to school, creating places where residents can shop, places where residents can recreate, and places where residents can work are examples. The second is to promote a new form of development as a desirable choice for the UDA, a new form of development that is designed to accommodate anticipated community growth in an urban environment. Further, the approach promotes an increase in the overall residential density in the UDA. It is believed that such an approach will also provide efficiency in providing community facilities. It is an approach that will also provide an opportunity to address the multimodal transportation needs of the community. In proposing a new form of development of the UDA, the Comprehensive Policy Plan firmly seeks to create community within Urban Development Arca. 4 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan The land use policies of this plan are designed to enable new focal points to emerge within the urban areas of the County. Whether this is within an area of the UDA with an existing land use pattern that has developed conventionally over time, or within an undeveloped greenfield area of the UDA which would provide an opportunity to fully realize the creation of community within the UDA. In either of the above scenarios, the goal of the UDA Study is to enable the creation of livable communities within the UDA that are diverse and vibrant, appealing and functional, provides a high standard of living for a broad cross section of the community, and promotes a sense of place. Development Principles in the Urban Areas To further facilitate the growth and development of the County's urban community, and to ensure that the right kind of development is occurring in the appropriate places, a set of development principles is promoted to guide the new form of development. New Urbanism and Traditional Neighborhood Design methods have been studied and are envisioned to be an effective tool for growth management of the County's urban areas. The principles of New Urbanism or Traditional Neighborhood design are extremely appropriate for application throughout the urban areas of the County. As such, it is intended that future land uses and new development within the County will be generally based upon the following principles. Mix and integration of a variety of uses Increased density in an urban form Connectivity High quality architecture and urban design Smart transportation Communityfocal points Mix and diversity of housing opportunities Walkability Traditional neighborhood structure Sustainability and environmental quality Integrated communityfacilities Enhanced design and planning 5 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan The application of the development principles in the appropriate locations seeks to ensure that the urban areas of the County will be made up of walkable, mixed-use neighborhoods, feature a variety of housing choices, high quality retail, community facilities as focal points, employment opportunities, and will provide for land uses that are connected by an attractive, efficient, multimodal transportation system. The mixing of uses will provide a greater choice in mobility. Further, focusing development around walkable centers affords people the opportunity to work, live, shop, and play in locations that are near each other. Neighborhood Villages and Urban Centers. Envisioned throughout the urban areas of the County is a new philosophy of development that creates neighborhoods which incorporate residential, retail, educational, and public uses, commercial services, opportunities for employment, and institutional and recreational resources. The land use concept of the Neighborhood Villages and Urban Centers would enable land owners and the County the opportunity to choose an appropriate development style and form that would add long term value to the community. This choice is in addition to the land use concepts presently identified in the Comprehensive Plan. Neighborhood Villages and Urban Centers would be the building blocks of the urban fabric of Frederick County's urban areas. Neighborhood Villages Neighborhood Villages are envisioned to be compact centers that focus and complement the surrounding neighborhoods, are walkable and designed at a human scale, and which are supported by existing and planned road networks. Urban Centers The Urban Center is larger than the Neighborhood Village and is envisioned to be a more intensive, walkable urban area with a I arger commercial core, higher densities, and be designed around some form of public space or focal point. Urban Centers should be located in close proximity to major transportation infrastructure. 6 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan The intent of the Neighborhood Villages and Urban Centers is to provide for a mixture of housing types and uses within a carefully planned environment. Guided by Neighborhood Villages and Urban Center Community Plans, similar to the small area land use plans historically implemented in recent County planning efforts, Neighborhood Villages and Urban Center Community Plans would be designed to guide the physical form, structure, density, mix of uses, community facilities and transportation enhancements. This concept would build upon recent Small Area Plans which introduced the mixed use concept into the County. Neighborhood Residential Land Uses, Neighborhood Commercial Land Uses, Public and Institutional Land Uses, and Planned Communities would be integrated within the Neighborhood Villages and Urban Centers. Further, the physical form of the urban areas would be guided by development principles previously described in this Chapter. A goal of the Neighborhood Villages and Urban Centers is to create new neighborhoods with an appropriate balance between residential, employment, and service uses. The appropriate balance would be determined by the characteristics of their particular location within the Urban Development Area. A feature of the Neighborhood Villages and Urban Centers will be the mix and variety of uses. A horizontal and vertical mix and integration of uses should be encouraged. Neighborhood Villages and Urban Centers would be designed to enable a complementary, pedestrian oriented mix of public and private facilities to meet the needs of the community. The design of Neighborhood Villages and Urban Centers is intended to foster a sense of community by creating vibrant places of activity that could accommodate life, work, and play. The Neighborhood Villages and Urban Centers should be different from each other and be designed with the concept of placemaking as a guiding element. It should be recognized that a range of centers from a smaller neighborhood scale to a more intensive urban scale may be appropriate. 7 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan More detailed neighborhood planning efforts would ultimately help determine the scale of the Neighborhood Villages and Urban Centers based upon a variety of factors, not least of which is the locational opportunities that may exist in any particular location. For example, it would be important to recognize that an Urban Center located adjacent to a future interchange on Interstate 81 would have the opportunity to be significantly more intensive than a Neighborhood Village located central to the existing communities located along Senseny Road. Density is essential to making the vision of the Neighborhood Villages and Urban Centers and desirable urban places a reality. Density is a good thing for the urban community in that it provides an opportunity to create the diverse and vibrant, appealing and functional, urban places envisioned for the urban areas of the County. Density and a mix of uses would provide the opportunity for an increased level of community activity and social interaction. Density, appropriately designed, would make possible the walkable, human scaled, pedestrian oriented Neighborhood Villages and Urban Centers envisioned by this plan. It is anticipated that Neighborhood Villages and Urban Centers will be located within the Urban Development Area. Modifications to the boundaries of the Urban Development Area to facilitate the development of the Neighborhood Villages and Urban Centers should only occur when the primary goal of the UDA Study has been addressed to the satisfaction of the County. To that end, conformance with the Comprehensive Plan is a primary consideration. Neighborhood Villages and Urban Center Plans should be ideally developed prior to the contemplation of requests to modify the boundaries of the UDA. Such plans, elements of the Comprehensive Policy Plan would then guide future growth and development in the appropriate areas of the County. Community facility and infrastructure capacities and capabilities, implementation of County transportation planning efforts, unique proposals that addresses an expressed need of the County, economic development opportunities, and affordable housing are also important elements to consider when considering modifications to the urban areas of the County. 8 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan Special emphasis is placed on the thoughtful provision of public spaces, recreational areas, and open spaces. In addition, the urban areas should be carefully planned to respect and take advantage of unique natural features and settings, protect and preserve natural and historic resources and features, and enhance the natural, scenic, and cultural value of the urban areas of the County. Special care must be taken to ensure that the necessary infrastructure improvements, community facilities, and transportation improvements are available and provided for to support the urban areas and Neighborhood Villages and Urban Centers. It is the intent of land use policy, through the application of a new form of development and the identification of the Neighborhood Villages and Urban Center concept, to provide the opportunity for a new pattern of growth that will provide a new market opportunity and ultimately result in enhanced urban areas within Frederick County. Potential Neighborhood Villages and Urban Centers Locations. The preliminary location of Neighborhood Villages and Urban Centers was identified by evaluating general qualifying characteristics of a particular location that provided the County with an opportunity to implement the proactive and creative land use principles presented in the UDA Study. The general public, through their participation in the series of public meetings, further helped define the potential locations for Neighborhood Villages and Urban Centers. Potential locations. Senseny Road Triangle Justes Drive School Cluster Villages at Artrip Warrior and Tasker Lakeside at the Library Kernstown Sunnyside Papermill Road at New I-81 Interchange Stephens City 277 Area West Jubal Early Crosspointe Neighborhood Village Neighborhood Village Neighborhood Village Neighborhood Village Neighborhood Village Neighborhood Village Neighborhood Village Urban Center Urban Center Urban Center Urban Center 9 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan Neighborhood Villages and Urban Center Plans would be designed for the identified locations to guide the physical form, structure, density, mix of uses, community facilities and transportation enhancements. Neighborhood Villages and Urban Center Plans would be designed to address the goals of the Urban Development Area as identified through the UDA Study and would be designed at a human scale and with walkability as a key concept to facilitate the creation of Neighborhood Villages and Urban Centers that have character and create a sense of place. The design and form of the development within the County's urban areas is a very important consideration. With an increase in the density of the County's urban areas is a need to recognize that the level of design and planning within the urban areas must increase accordingly. The level of sophistication of community planning should increase and the community should provide leadership in this regard. The initiation of a neighborhood planning effort would be an example of a proactive approach to addressing the needs of the urban areas of the County and promoting successful Neighborhood Villages and Urban Centers. Equally important is the predictability that is offered by such an approach to the County and to the development community when developing such projects. An increase in density in the urban areas is also important when considering the need to provide necessary community facilities and amenities in locations that are highly accessible. Efficiency in addressing the community facility, infrastructure, and transportation needs of a growing community in a resourceful and effective manner is a component of the land use approach proposed. The land use approach would also allow for the efficient delivery of public services. In order for new areas of urban uses to be established in the Urban Areas in the manner envisioned in this plan, roads and public facilities of sufficient capacity should be provided to serve the new urban areas. For any proposed rezoning to be approved, the applicants will be expected to contribute a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed development. Such contributions can be in the form of cash, dedicated land, or constructed improvements. 10 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan r In planning the urban areas, careful consideration of land uses adjacent to the Neighborhood Villages and Urban Centers must occur to ensure that an appropriate transition to the surrounding areas and sensitive integration into the community is achieved. Community Facilities in the Urban Areas In evaluating community growth patterns, it is appropriate to assess how and where the community invests in the community facilities needed to support a growing community. Community facilities, in particular, schools and their locations have tremendous effect on how our communities grow. The challenges associated with community growth and the provision of new community facilities, in particular new school construction, also create an opportunity to improve the quality of the community and schools together by applying contemporary planning principles to community facility planning. This opportunity translates to other community facility needs including parks and recreation, library, and emergency services. It has been determined through the UDA Study that many of the needs of County's community facility providers could be addressed through this proactive land use approach. Collaboration between County agencies should continue to be a priority goal in order to ensure that the investment made in the County's community facilities, including the community's school system, will provide the best possible environment for positive community growth. In general, an important theme of this land use approach is that community facilities should serve as the focal point for Neighborhood Villages and Urban Centers and the urban areas. Community centered schools are aimed at promoting more livable places and improving the overall educational experience. New Urbanism promotes community centered schools as an element of a fully integrated community and as a resource and enhancement for the entire community. Schools should be located in existing or future neighborhoods, within walking distance and accessible to residents of the community. 11 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan New Urbanism also promotes the importance of small playgrounds and open spaces being near every dwelling. Accordingly, Parks and Recreation facilities are an important component of this land use approach. In general, the community should place a greater emphasis on joint use of facilities for a variety of entities and uses. Such an approach would be beneficial to the community facility providers and the broader community. The importance of community connectivity is recognized with this land use approach. There is a need to provide linkages between trails, parks, opens spaces and community uses. This should be a prominent element of future planning efforts. Transportation in the Urban Areas The County's Comprehensive Policy Plan continues to ensure that a sufficient transportation network is provided to accommodate the Plan's envisioned future land uses. The nexus between land use planning and transportation planning continues to be a critical consideration of the Community's planning efforts. The County should continue to ensure that the Community's transportation planning efforts promote a multimodal transportation plan that addresses existing and future transportation needs of the County and the Win -Fred MPO area. Coordination within the Win -Fred Metropolitan Planning Organization is essential. The Win -Fred 2030 Transportation Plan is a multimodal plan that seeks to provide a blue print of the locally desired transportation improvements which address both existing and long- range transportation needs of the community. This regional planning effort is supplemented by the County's Eastern Road Plan which provides additional guidance regarding transportation improvements necessary to accommodate the land uses envisioned in the urban areas of the County. The Eastern Road Plan should continue to be used as a tool that enhances the level of planning, detail, and design of the needed transportation improvements of the community. 12 UDA Study 2006 UDA Study - Land Use Proposal. for the Comprehensive Policy Plan The County, in conjunction with the Win -Fred MPO, is currently completing a Bicycle and Pedestrian Mobility Plan. This effort should be used as a tool that enhances the community's walkability and generally improves the multimodal accommodations available to the community. The Bicycle and Pedestrian Mobility Plan's application to the new urbanism approach to land use planning should prove to be invaluable as a tool in the County's future community planning efforts. In particular, the goal of encouraging walkable, pedestrian orientated human scale urban communities. Within the context of the urban areas, the Neighborhood Villages and Urban Centers are based on the premise of walkable, pedestrian orientated urban communities. The concept of walkable catchment areas, also known as ped sheds, guides the general scope of Neighborhood Villages and Urban Centers by showing the actual area within a five to ten minute walking distance from a Neighborhood Villages and Urban Center, community focal point, or major transportation stop. In general, the County's transportation network should be designed for connectivity. Streets within the neighborhood should provide a connected network, offering a variety of routes and dispersing traffic. Transportation improvements should be designed as public spaces with multimodal opportunities that promote traffic safety and reduce congestion. The community's business corridor planning effort should continue to be enhanced with corridor design standards that reflect the aesthetic and functional needs of the community's entrance corridors and the urban qualities of the transportation system within the Neighborhood Villages and Urban Centers. Green Infrastructure of the Urban Areas An important feature that translates through both the rural and urban areas of the County is the concept of Green Infrastructure. Green Infrastructure is the County's natural life support system - an interconnected network of land and water that supports native species, maintains natural ecological processes, sustains air and 13 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan water resources and contributes to the health and quality of life for this community and its people. Green Infrastructure encompasses farmland, streambeds, woodlands, parks and scenic views. The Green Infrastructure includes those features that enrich the quality of life and are necessary for the protection of clean air, water, and natural resources, and will serve as the central organizing concept for future land use in both the rural areas and the urban areas. In the rural and urban areas of the County, the Green Infrastructure concept identifies critical areas for conservation, establishes priorities for protection, and recommends tactics for implementation. It focuses on ecologically important resource areas (woodlands, quality wildlife habitat), and critical areas for the protection of aquatic resources (wetlands, riparian corridors, floodplains). It can also include culturally important resources such as historic buildings and battlefields, which while not part of the Green Network, are valued by the community and contribute to the overall character of the area. Designing the Frederick County Green Infrastructure Network In order to design the Green Infrastructure Network for the County's Urban Areas, desired network attributes should be identified and data gathered on their spatial arrangements. Firstly, all land features protected by the Frederick County Zoning Ordinance should be considered. These include: • floodplain; • lakes and ponds; • wetlands, natural waterways and riparian buffers; • sinkholes; • natural stormwater retention areas; and • steep slopes. These areas warrant the highest level of protection, and are generally unbuildable land unfit for development. These areas should be the Primary Conservation Resources of the Frederick County Green Infrastructure Network. 14 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan I Secondly, other landscape features were evaluated for possible inclusion in the Green Infrastructure Network_ These were based on input from the public and stakeholders that was received through recent planning efforts and the UDA Study process. Suggested features worthy of consideration in the development process include: • Woodlands; • Scenic viewsheds: • Riparian areas; • Existing corridor screening; • Parks; and • Trails. Land resources such as these should be classified as Secondary Conservation Resources of the Frederick County Green Infrastructure Network. Thirdly, historic features were evaluated for possible inclusion in the Green Infrastructure Network. Properties listed on the National Register of Historic Places, the Virginia Landmark Register and Civil War Battlefields and Sites (as defined by the National Parks Service Shenandoah Valley Civil War Sites Study), should be classified as Secondary Resources. Secondary conservation resources should not have the same level of protection as primary resources. However, their presence on a site should be a consideration in designing any new developments. Land owners and developer will be encouraged to protect secondary conservation resources, but this will be done on a voluntary basis. The natural and cultural features of an area provide an opportunity to incorporate the unique features of an area into a planning effort that promotes the character of the community, furthering the community's sense of place. 15 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan In summary, the proposed land use policy and principles promoted by the UDA Study for the urban areas of the County enables a proactive and creative land use plan that will meet growth demands, assure a sustainable community, and maintain a high quality of life for its citizens. The improved land use plan promotes and enables a new pattern of land use for the urban areas of the Frederick County that would be applicable within the UDA, and in identified areas adjacent to the UDA. Implementation of the UDA Study Neighborhood Urban Community Center Land Use Plans Promote the initiation of an on-going Neighborhood Planning Effort and the implementation of the principles of New Urbanism in the identified Neighborhood Villages and Urban Centers. Prioritization of the Neighborhood Villages and Urban Centers for the purpose of initiating the application of the County's Neighborhood Planning Effort. Senseny Road Greenwood Road Channing Drive Route 277 - New Main Street Stephens City New Urbanist/Traditional Neighborhood Zoning Classification Flexible zoning classification tailored to enabling Neighborhood and Urban Village Centers, or a part thereof, to be developed. The Neighborhood Villages and Urban Centers are to be designed to implement the planning principles promoted for the urban areas of the County. Approach would be similar to that of the R-4, Residential Planned Community; however it would be applicable to smaller properties located within those areas designated as Neighborhood Villages and Urban Centers. Such an approach should be promoted throughout the UDA. However, particular emphasis should be placed on the designated Neighborhood Villages and Urban Centers 16 UDA Study 2006 UDA Study - Land Use Proposal for the Comprehensive Policy Plan An additional tool would be the creation of a New Urbanist Overlay zoning district that embraces the principles of New Urbanism. This could be applied over exiting residentially zoned land uses. In addition, enabling ordinances that would create Zoning and Subdivision Ordinance language that would facilitate the planning principles promoted to be realized and the implementation of New Urbanist projects a reality. C & I Opportunities. Achieve a business development strategy that seeks to provide appropriate locations for commercial and industrial opportunities and seeks to achieve a balanced ratio between the residential and commercial/industrial growth of 60 percent residential to 40 percent commercial/industrial (60/40) within the UDA/SWSA. Update Zoning Ordinances to accommodate targeted businesses. Identified C & I Opportunities beyond the current boundaries of the UDA and SWSA: Double Tollgate Triangle South East Frederick /East 522 Route 50 East at Route 37 Bypass 17 UDA Study 2006 ....r r t 7 r l rte Wfnihes��r ' tv e ��t Vtrg(ni 7+.c A Frederick County Dofinod Planning Pwoa Cross Acreage 29,855 acres Acreage inside UDA 15,775 acres Acreage in SW: A 23,835 acres Urban Lands Analysis Existing Residential Units 14,246 units Urban Development Area (UDA) Planned Residential Units 8,899 units (Approved subdivisions, MDPs, and Rezoning GDPs) Potential RP Residential Units 2,352 units (Vacant land RP/R4 at permitted densities) Potential other Residential Units 13,743 units (Vacant land zoned RA at permitted densities) Map Features Planning Area Zones (PAZs) Streets 0 f�(➢Urban Development Area Backcreek /V Primary Roads swsa INNE Gainesboro Secondary Roads :D City/ Town Bounday MR Opequon % Terciary Roads 4�4,p Future RT 37 Redbud Winchester City Roads Shawnee �\.y. railroads 0 0.5 1 2 Stonewall ®Miles Frederick County Defined Planning Area aiin- es oro Gross Acreage 1,527.5 acres i Acreage inside UDA 389 acres j Acreage in SWSA 807 acres —T-1 WS 3 X37 s0 - -. / 50 Winchester Virginia Urban Lands Analysis Existing Residential Units 189 units Urban Development Area (UDA) Planned Residential Units 0 units (Approved subdivisions, MDPs, and Rezoning GDPs) Potential RP Residential Units 0 units (Vacant land RP/R4 at permitted densities) Potential other Residential Units 378 units (Vacant land zoned RA at permitted densities) 3 Planning Area Zones (PAZs) Map Features FiF91iiii Streets Terciary Roads @ . @ Urban Development Area �_' City /Town Bounday 4' -*.s Primary Roads Winchester City Roads. swsa GNI�i Secondary Roads railroads 0 0.15 0.3 0.6 0.9 12 Wiles _ Stephens Gity Virginia ti I Frederick County Defined Planning Area ` ection Gross Acreage 2,131 acres Acreage inside UDA 1,716 acres Acreage in SWSA 1,934 acres Urban Lands Analysis Existing Residential Units 2,809 units Urban Development Area (UDA) Planned Residential Units 973 units (Approved subdivisions, MDPs, and Rezoning GDPs) Potential RP Residential Units 123 units (Vacant land RP/R4 at permitted densities) Potential other Residential Units 787 units (Vacant land zoned RA at permitted densities) 3 Planning Area Zones (PAZs) Map Features Streets '.� ertiaRoads it :*Urban Urban Development Area D City /Town Bound., ^/ Primary Roads , - Winchester City Roads --aa `� Secondary Roads "-�� railroads 0 0 125 0.25 0.5 0.75 1 Miles Winchester � � i l Virginia i{ ri f� -; fs ga trot ©« Is to It rreaericK county Defined Planning Area Gross Acreage 3,924 acres Acreage inside UDA 3,618 acres Acreage in SWSA 3,608 acres Urban Lands Analysis Existing Residential Units 4,131 units Urban Development Area (UDA) Planned Residential Units 1,894 units (Approved subdivisions, MDPs, and Rezoning GDPs) Potential RP Residential Units 287 units (Vacant land RP/R4 at permitted densities) Potential other Residential Units 4,725 units (Vacant land zoned RA at permitted densities) 3 Planning Area Zones (PAZs) Map Features 1 Streets .-'"� /Tertiary Roads 4 C Urban Development Area �_ City !Town Bounday f /V Primary Roads !" Winchester City Roads swsa Pi,r. Future Rt37 ^/ Secondary Roads `�_, railroads 0 0,15 03 O6 09 1.2 GO Miles R} / g. Stephens Gity � 19 � Virginia L i 11 i 11 IIIIIIIII- NWMI Frederick County Defined Planning Area � no Gross Acreage 10,331 acres Acreage inside UDA 7,718 acres Acreage in SWSA 8,678 acres Urban Lands Analysis Existing Residential Units 4,450 units Urban Development Area (UDA) Planned Residential Units 3,258 units (Approved subdivisions, MDPs, and Rezoning GDPs) Potential RP Residential Units 1,438 units (Vacant land RP/R4 at permitted densities) Potential other Residential Units 15,211 units (Vacant land zoned RA at permitted densities) 3 Planning Area Zones (PAZs) LMap Features rw" - r�� Streets Tertiary Roads QT � 0 Urban Development Area �_' City (Town Bounday /v Primary Roads "•._ Winchester City Roads -swsa Future RT37 /V Secondary Roads '"-� _, railroads 0 025 0.5 1 1,5 2 Mile;