HomeMy WebLinkAboutPC 03-02-11 Meeting Agenda7:00 P.M.
AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
March 2, 2011
CALL TO ORDER TAB
Adoption of Agenda: Pursuant to established procedures, the Planning Commission
shouldadopt the Agenda for the meeting................................................................ (no tab)
CommitteeReports................................................................................................. (no tab)
CitizenComments........................................................................ ......................... (no tab)
COMMISSION DISCUSSION
Middletown Land Use Plan
Mr. Lawrence................................................................................................................... (A)
2011 Planning Commission Retreat Summary
Mr. Lawrence................................................................................................................... (B)
Other
FILE COPY
COUNTY of FR EDERYC
Departmeat of Planning and Development
540/665-565?
MEMORANDUM
FAX: 540/665-6395
TO: Frederick County Planning Commission
FROM: Eric R. Lawrence, AICP, Planning Director rtt,/
SUBJECT: Discussion Item — Draft Reliance Road Area Joint Land Use Plan
DATE: February 15, 2011
In spring 2010, the Town of Middletown approached Frederick County seeking a
Boundary Line Adjustment (BLA) between the two jurisdictions. The request was with
the support of the major land owners within the proposed BLA area. The County agreed
to evaluate the Town's request, and the Reliance Road Steering Committee (RRSC) was
convened. The RRSC consists of representation from each jurisdiction: Supervisors Bill
Ewing and Gary Lofton representing Frederick County, and Mayor Mark Brown and
Councilor John Blaisdell representing the Town of Middletown.
Through extensive discussions and evaluations, the RRSC identified three steps in the
process which might lead to a BLA: (1) adopt a Land Use Plan for the area in question;
(2) evaluate provisions for water and sewer service to the area; and then (3) consider
the BLA. The Planning Commission is now requested to consider the first step in the
process, the draft land use plan.
The RRSC has developed a draft land use plan for the Reliance Road area. This area plan
was presented at a community meeting on November 18, 2010, and comments were
received. The comments received addressed both the draft land use plan as well as the
overall proposed BLA, with mixed support/opposition. The draft plan is now being
considered individually by each jurisdiction. Ultimately, if the land use plan is deemed
appropriate, the plan would be adopted as part of the County's Comprehensive Plan.
The Comprehensive Plans and Programs Committee (CPPC) discussed the draft plan at
their meeting on February 14, 2011. It was noted that the plan's proposed uses
(Highway Commercial and Mixed -Use Industrial Office) could potentially enable heavy
water usage, so if the plan is adopted, efforts should be implemented to properly
manage the permitted land use reflective of available water and sewer capacities. It
was also noted that the draft plan does not include an expansion for the Sewer and
107 North Kent Street, Suite 202 a Winchester, Virginia 22691-5000
Page 2
Planning Commission Discussion
Draft Reliance Road Area Joint Land Use Plan
February 15, 2011
Water Service Area (SWSA), a County policy which permits the use of public utilities.
The SWSA issue would be revisited as the Town's water capacities are deemed available
to serve the various sites. Following discussion, the CPPC forwarded a favorable
recommendation regarding the land use plan.
The Planning Commission will consider this land use plan as a discussion item on March
2, 2011. Comments offered during the Planning Commission discussion will be
forwarded to the Board of Supervisors for their consideration.
Please contact staff should you have questions. Thank you.
Attachment: Draft Reliance Road Area Land Use Plan narrative and map
cc: Reliance Road Steering Committee
ERL/bad
Zoning
B2 (Business, General Distrist) 6o }) 1 {
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M1 (Industrial, Light District)
Study Area (apprx 317 ac.) R Fo@ rd
—. N � a n rc e Road A ® - �'a Note:
TownandCityBoundary y Map Created: October 15, 2010
!�S Frederick County Dept of
DemaStudy Planning n Development
107 N Kent St
Suite 202
0 0.125 025 0.5 Miles DRAFT Winchester, VA 22601 ! Y'
i F� 540 - 665 - 5651
Revised reflective of January 6, 2011 Steering Committee discussions
®raft Reliance Road Area Joint Land Use Plan — Concept
for County/Town and their respective Committee/PC reviews
In spring 2010, the Town of Middletown expressed interest in expanding its boundaries
to incorporate approximately 222 acres of land on the east side of 1-81, Exit 302,
following Reliance Road. Shortly thereafter, the Reliance Road Steering Committee
(RRSC) was convened. The RRSC was composed of representatives from the Town
Council and the Board of Supervisors.
The RRSC met various times over the ensuing months. The Town representatives also
held a community meeting and met with individual property owners within the study
area to gain an understanding of the interest of the property owners in terms of the
Town's desired boundary line adjustment with the County, as well as future land use
opportunities; these meetings were summarized and presented to the RRSC by Town
representatives. It was noted that while approximately 37 acres of B2 Business General
Zoning exists within the study area, only one site has been developed and benefits from
the Town's water and sewer system: the 2.7 acre site occupied by an existing Exxon
service station.
The RRSC also evaluated the existing transportation network in addition to water and
sewer availability. The RRSC considered the Foresight Middletown plan (adopted into
the Town's Comprehensive Plan in 2005), which promoted the implementation of a
technology park east of the interstate. The results of these findings led to the crafting of
the conceptual Reliance Road Area Joint Land Use Plan as a means to illustrate the
potential land uses for the area, and to foster further discussions.
The conceptual land use plan is envisioned to guide land use decisions over the next 20
to 30 years. Recognizing the Town's current water availability, development within the
study area will initially be limited until additional water supply is more readily available.
Land Use
The proximity of the study area to 1-81, Exit 302, enhances the opportunities for land
uses that benefit from the interstate. As such, commercial and technology uses would
be most beneficial at this location.
The plan calls for the establishment of approximately 44 acres of commercial uses that
serve the travelling public, such as hotels, gasoline service stations, and restaurants.
The commercial opportunities would be located southeast of the interstate interchange,
County/Town and their respective Committee/PC Reviews
Draft Reliance Road Area Joint Land Use Plan - Concept
January 6, 2011
on the southside of Reliance Road. This is also the area where public water and sewer
presently serves the existing Exxon service station. These land uses could be
implemented through the B2 Business General Zoning District.
Technology uses are envisioned both north and south of Reliance Road, covering
approximately 138 acres. Based on the targeted businesses identified by the
Winchester -Frederick County Economic Development Commission, the technology uses
would include economic sectors such as: Advanced Security, Assembly, Business
Services, and Life Sciences. These land uses would be implemented through the OM
Office Manufacturing Zoning District.
Transportation Network
While the existence of 1-81, Exit 302, is a strong asset to the areas' transportation
network, the actual configuration of the interchange and its close proximity of Buckton
Road is not conducive to accommodating future traffic demands. In order for the
interchange to operate efficiently and effectively in the future, it is essential to migrate
the existing intersection of Reliance and Buckton Roads further east, creating a greater
separation distance from the 1-81 northbound on/off ramps. Increasing this separation
distance will avoid significant degradation of the interchange similar to what has
occurred at Exit 307 in Stephens City.
As noted in Foresight Middletown, in rapidly growing areas, controlling and coordinating
the number, design and location of new access points to major roadways is critical to
maintaining the safety and capacity of the road system as traffic volumes increase.
Accordingly, access to Reliance Road should be managed and limited. The plan calls for
limiting Reliance Road access to two points: a signalized intersection that is established
with the relocation of Buckton Road, and a future new intersection further east. These
two access points would facilitate traffic movement to/from Reliance Road into the
various future land uses to the north and south. It may also be appropriate to utilize a
roundabout at the relocated Buckton Road intersection with Reliance Road as a means
to define where the developed portion of Reliance Road ends and the rural land uses of
the County begin. A similar technique was suggested by Foresight Middletown as a
means to create an entrance to the developed area.
Finally, Foresight Middletown calls for Reliance Road within the Town limits to be a
boulevard with a landscaped median; the Reliance Road Area Joint Land Use Plan carries
this design concept forward east of the interstate.
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County/Town and their respective Committee/PC Reviews
Draft Reliance Road Area Joint Land Use Plan - Concept
January 6, 2011
Water and Sewer System
The provision of an adequate public water and sewer system is essential to facilitating
the conceptual land uses envisioned along Reliance Road. The Town presently serves
the existing Exxon service station with its water and sewer needs; it is envisioned that
the Town also serve the needs of the future land uses depicted in the Reliance Road
area.
The Town recently completed an upgrade to its wastewater treatment facility which
enables it to treat upwards of 400,000 gpd. Reflective of the slowing economy and the
Town's limited water availability, the wastewater facility is currently operating at less
than 30 percent capacity; the facility is available to service future wastewater demands.
Existing limitations in water availability and the conveyance lines under the interstate
may hinder development in the near future. As the Town secures additional water
availability, upgrades to the conveyance system could easily be undertaken.
Reflective of current water availability, the Town is positioned to dedicate up to 18,000
gpd of water to development on the east side of 1-81. This available water resource
could facilitate an initial expansion of the commercial land uses to include a hotel,
expanded gasoline service station/convenience center, and a restaurant. Any additional
commercial uses would certainly warrant additional water resources.
Development of the technology park land uses will be limited until additional water
resources are identified and available. Technology uses that require limited water
resources would certainly be more desirable initially, until the expanded water supply
has been secured and accessible.
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COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAY: 540/665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Eric R. Lawrence, AICP, Planning Director�ivV
SUBJECT: 2011 Planning Commission Retreat Summary
DATE: February 15, 2011
Thank you for participating in the 2011 Planning Commission Retreat on February 12,
2011 at the Frederick County Public Safety Building. It was certainly a productive day of
strategic resource planning and interaction, and staff appreciates your participation. As
a follow-up to the day, staff has created a summary of the topics and associated
discussions, which includes the identified major planning projects for 2011 (see the
attachment)
In reviewing the day's discussions, as well as input staff has received since the day of the
Retreat, the Planning staff is prepared to move forward on the following identified
projects during the next year (the complete list of pending projects in attached):
2011 Planning Projects
a Eastern Frederick Area Plan
C Finalize TND Traditional Neighborhood Design ordinance to implement
the Urban Center concepts from the UDA Study
E Develop LEED, Wind Energy, and MED Cottage standards
0 Further the planning, design, right-of-way acquisition, and construction
of Route 37
Access Management Plan/Policy
Attachment: 2011 Retreat Summary
ERL/bad
07 North Kent Street, Suite 202 4 Winchester, Virginia 22601-5000
2011 Frederick County Planning Commission Annual Retreat
Meeting Summary Notes
Public Safety Building
Winchester, VA
Saturday, February 12, 2011
Meeting Attendees:
Board of Supervisors Present: Gene E. Fisher, Shawnee District; Charles S. DeHaven, Jr.,
Stonewall District; Christopher Collins, Red Bud District; Gary Lofton, Back Creek District; and
Bill Ewing, Opequon District
Planning Commissioners Present: June Wilmot, Chairman, Member at Large; Roger L.
Thomas, Vice Chairman, Opequon District; Greg Unger, Back Creek District; Kevin Crosen,
Back Creek District; Brian Madagan, Opequon District; Christopher Mohn, Red Bud District;
Lawrence R. Ambrogi, Shawnee District; H. Paige Manual, Shawnee District; Gary R. Oates,
Stonewall District; Stan Crockett, Stonewall District; and George Kriz, Gainesboro District
County Administration Present: Kris Tierney, Assistant County Administrator
Other Guests/Attendees: Patrick Barker, Executive Director of Economic Development
Commission and Ellen Murphy, Commissioner of the Revenue
Planning Staff Present: Eric Lawrence, Director; Mike Ruddy, Deputy Director -Land Use;
John Bishop, Deputy Director -Transportation; Candice Perkins, Senior Planner; Mark Cheran,
Zoning Administrator; Dana Johnston, Zoning Inspector
Fiscal Balance through Land Use Planning
Overview:
The County has successfully utilized the Comprehensive Policy Plan to designate areas of the
County for future commercial and industrial land use opportunities since 1970. This practice
also helps reserve designated land for vital tax -generating land uses. These goals are achieved
by simply creating a real estate tax assessment ratio of 25% commercial and industrial to 75%
for other land uses, such as residential. The County currently contains 4,556 acres of developed
commercial and industrial uses, approximately 13% of the County's real estate assessment for
2010. To achieve the 25% assessment target, an additional 2,761 developed acres of commercial
and industrial land uses are needed. The land use designation contained within the 2030
Comprehensive Policy Plan accommodates the goal of providing 25% commercial and industrial
land uses to 75% for other land uses.
Representatives of the Planning Department and the Economic Development Commission
presented an overview of the importance of planning for future commercial and industrial land
uses. Primary focus on planning for future C&I uses starts with consistent comprehensive plan
enforcement. Market for C&I lands, specifically for manufacturing/industrial uses, remains
strong when reviewing past inquires both locally and across Virginia. However the area's
competitive nature is hindered as Frederick County boasts significantly higher asking prices for
industrial land and a shortage of ample inventory compared to what is found in competing
localities nearby and across the State. Maintaining an ample quantity of commercial and
industrial lands should remain an important goal for the short term and long term needs.
Significant and likely immediate focus should occur on those large land bays of high quality for
industrial use as just a few remain. To that end, the past system employed by Frederick County
to create commercial and industrial lands is arguably broken. The new system should likely
include an enhanced public role, like assistance with rezoning and creative financing alternatives
like installment purchase agreements. Once the commercial and industrial use is constructed, the
realized are benefits for the community.
Discussion Issues and Concerns:
Projects are challenged due to factors such as land prices.
Kriz — The traditional process is broken. If anything could be changed, would it be the
Installment Purchase Agreement?
® Barker — The installment purchase agreement could be a long term solution.
• Kriz — What could be done long term? We can't influence land prices.
o Barker — We need both short and long term solutions. We need to stick to the Comp Plan
as well as working with citizens. Infrastructure bonding, etc.; we need property that is
ready to go.
Wilmot — What causes prices to be so low in other areas? We can figure out if we are
competitive with other areas and look at what else we can do. We need incentives for
land owners to keep property for future C/I uses. Why can't people keep their property in
land use taxation once they rezone but haven't yet developed? We need more ready- to -
go sites on the EDC list.
• DeHaven — Very pleased with the discussion, but we have been having the same
discussion for years and it never makes it to a productive use. He hopes that we have the
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will to make steps forward. We have a limited amount of land and how do you finance
preserving sites for future use. There are consequences if you don't preserve that land.
* Fisher/DeHaven — There are areas that have issues with redundancy.
Collins — Could we offer incentives to help if the user would be great for the community?
® Barker — We could look at the benefit of the users and would also need to work with the
cooperatives.
A Lofton — Is it worth our while to look at uses other than manufacturing?
Barker — Office use is the next step, but we would have to compete with Northern
Virginia.
Wilmot — The value of the land is not important to Frederick County, it is the other
additional taxes received. How many acres do we need to get to the 25% assessment
value from C/I uses?
® DeHaven — We have looked at 40% instead of 25% in the past years. We have lost
ground over the years and we need to follow through with this. We need to proactively
follow up on this and get serious.
Wilmot — We need to re-evaluate this every five years.
Conclusions:
In an effort to reinforce a sound policy basis that balances land use planning and fiscal policies,
the ratio of 25/75 between C/I and other land uses, in terms of available land areas and taxable
value of the land uses, shall be the established benchmark. This policy shall dictate that at least
25 percent of the taxable land value (land plus improvement value) in the County should contain
C/I land uses, and conversely that no more than 75 percent of the taxable land area should be for
uses other than C/I land. By achieving this policy goal, the County will ensure that taxable land
values equate to the projected expenditures. EDC should continue to promote programs that
prepare and market industrial lands for targeted industries.
The 2030 Comprehensive Plan "The Plan"
Overview:
Throughout 2010, staff, the CPPC, and the Planning Commission have been working with a
large group of community partners and stakeholders to draft "The Plan." Public input has been
excellent and the draft 2030 Comprehensive Plan has been compiled. The purpose of "The Plan"
is to comprehensively address the future of Frederick County for citizens, underscore building
upon the history, and further the great community which exists in 2010. Implementing "The
Plan" is of the highest importance. The chapters that make up "The Plan" have been structured
to provide a clear focus for the future; where Frederick County wants to be in 2030. The eight
chapters are listed as follows: Urban Areas, Rural Areas, Residential Development, Business
Development, Transportation, Public Facilities, Natural Resources, and Historical Resources.
"The Plan" also contains two appendixes. Appendix I will be the primary implementation tool
and will be instrumental to the future planning efforts of the County. The included Area Plans
are: Northeast Frederick; Route 277 Triangle; Round Hill; Western Jubal Early; Tasker Woods;
Southern Frederick; Route 37 West; Stephens City; Route I I South Corridor; Route 7; and Route
50 East Corridor. Appendix II consists of background, analysis, and supporting studies such as
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Historical Background, Geographical Impacts, Demographic Analysis, Economic Analysis, and
Land Use Analysis.
Discussion Issues and Concerns:
• Mohn — We need to be aware of the impact our actions have on the cost of housing and
need to be aware that what we require will impact the market.
• Wilmot — Not quite getting to the issue of preserving sites in the office/industrial section.
We need ideas on how we can achieve what we want within that section.
• Kriz — In the public facilities section, each group states they need their own master plan.
This needs to be revised; we have been encouraging them to work together more. This
section has been cut to bare bones and everything was cut out — now you just get
references to each department's plan.
• Wilmot — We have a commitment to create a guide to assist the Board of Supervisors
with their decision making.
Conclusions:
There are many tools in place for future planning in The Frederick County's 2030
Comprehensive Policy Plan. A special thanks to the CPPC, Planning Commission, and
stakeholders for helping provide knowledge in creating a great tool for future land use planning.
There are hopes of the Board of Supervisors adopting this plan in April 2011.
2011 Work ProEram Priorities
Overview:
Throughout the 2010 calendar year, the Board, Commission, and Planning Staff have expressed
interest in various projects that would further the planning program, as well as assist in their
decision-making process. These projects, while not necessarily significant endeavors, may still
have a significant impact on our community. Projects include long range planning projects,
current planning projects, ongoing ordinance projects, transportation projects and administrative
projects.
Lon1z RanlZe Planning Proiects
Overview:
Planning Staff provided a brief overview of the three long range planning projects: the Eastern
Frederick Area Plan, the development of Rural Community Center Area Plans and the
implementation of Affordable/Workforce Housing Initiatives.
Current Planning Projects
Overview:
Planning Staff presented a list of 13 potential current planning projects. These projects included:
revisions to Chapters 165 and 144, LEED Standards, Affordable Housing, Wind Energy
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Ordinances, revisions to the RP District, RCC and Round Hill ordinances, MED Cottage
additions, tractor trailer parking, HOA requirements, commercial corridor standards,
business/industrial district evaluation, proportional site improvement standards and OM District
Revisions.
Discussion Issues and Concerns:
The group briefly discussed the proposal to create a Wind Farm/Small Wind Energy Ordinance
for the County. Some questioned whether the County wanted these in the skyline and others
stated that they would be necessary for the County to create its own energy (self -grown power).
It was stated that wind energy is a big issue and that it definitely needs to be looked at.
It was commented that Staff should look at fast tracking proposed ordinance amendments that
pertain to low impact design techniques so that projects are not stalled waiting for the outcome of
the amendment.
Ongoing Ordinance Projects
Overview:
Planning Staff presented a list of four projects that have either been reviewed in the past or are
currently under review. The four projects are: the TND District development, revisions to the
sign ordinance, revisions to the landscaping and buffering requirements and development of a
district for the Commercial Recreation land use. Staff stated that getting the TND District
reviewed and adopted was the top priority.
Transportation Planning Projects
Overview:
Planning Staff provided a brief overview of the transportation planning projects: Route 37,
Access Management Plan/Policy, site design for traffic flow, facility maintenance flow, data
gathering and maintenance efforts, and construction project management. Staff stated that
construction project management is becoming a larger part of the County's duties and that staff
will need to become more skillful with this task.
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