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PC 06-02-10 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia June 2, 2010 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting................................................................ (no tab) 2) April 21, 2010 Minutes.................................................................................................... (A) 3) Committee Reports.................................................................................................. (no tab) 4) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 5) Rock Harbor Amendment to the Round Hill Community :Land Use Plan. An amendment to the 2007 Comprehensive Policy Plan, Chapter 6 Land Use, to update the Round Hill Land Use Plan which includes an expansion of the Sewer and Water Service Area (SWSA) by approximately 265 acres. The amendment establishes a new area of land use that promotes the recreational and open space attributes of this area and supports a well-designed Conference Facility and Commercial Center, with a limited amount of accessory residential opportunities and an orientation to the Golf Course and future Route 37 Interchange. The area is generally located west of Route 37 and south of the Winchester and Western Railroad in the Back Creek Magisterial District. Mr. Ruddy........................................................................................................................ (B) 6. Other FILE COPY • • :7 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on April 21, 2010. PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice Chairman/ Opequon District; Gary R. Oates, Stonewall District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Greg L. Unger, Back Creek District; Kevin O. Crosen, Back Creek District; Christopher M. Mohn, Red Bud District; and Roderick Williams, Legal Counsel. ABSENT: Brian Madagan, Opequon District; J. Stanley Crockett, Stonewall District; and Philip E. Lemieux, Red Bud District. STAFF PRESENT: Eric R. Lawrence, Planning Director; Mark R. Cheran, Zoning & Subdivision Administrator; and Renee' S. Arlotta, Clerk. CALL TO ORDER & ADOPTION OF AGENDA Chairman Wilmot called the meeting to order at 7:00 p.m. Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the Planning Commission unanimously adopted the April 21, 2010, agenda for this evening's meeting. COMMITTEE REPORTS Sanitation Authority — 4/20/10 Mtg. Commissioner Unger reported the Sanitation Authority received citizen comments from several residents of Fredericktowne, behind Martins Grocery Store, who were having problems with sewer backups. He said the Sanitation Authority is addressing the situation and engineers are trying to learn the source of the problem. Commissioner Unger reported the Sanitation Department is seeking about 200 hookups this year; approximately 187 have been acquired to date. Rainfall for March was up considerably at 5.28 inches; water production at the Diehl Plant was up 1.6 mgd, which is normal; approximately one million gallons were purchased from the City of Winchester; approximately two million gallons were derived from the Stephens City quarry, which totaled about 4.6 million gallons per day. Commissioner Unger said the Authority received a grant for $20 million for work projects -future projects include the Lutheran Home at Silverlake and projects in the Round Hill area. Frederick County Planning Commission Page 2629 Minutes of April 21, 2010 -2 - Northeast Land Use Plan Public Meeting at Stonewall School — 04/20/10 Mtg. Commissioner Kriz reported the meeting at Stonewall School regarding the Northeast Land Use Plan was very well attended, with approximately 150 people. Commissioner Kriz said most of the citizens were first-time attendees for Frederick County meetings. He said there were presentations by Deputy Planning Director, Michael T. Ruddy, regarding the Northeast Land Use Plan, and Deputy Director -Transportation, John A. Bishop, regarding transportation. He said various maps were on display and questions and discussion took place. Commissioner Kriz thought the meeting went very well. City of Winchester Planning Commission Chairman Wilmot reported on a discussion with the Chairman of the City of Winchester's Planning Commission, Mr. Nate Adams, in which the cross visitation of Planning Commissions be reinstated. She said both she and Mr. Adams believed there were common issues and opportunities and both commissions could benefit by attending each other's meetings. Chairman Wilmot appointed Commissioner Christopher M. Mohn as the Planning Commission's representative to the City of Winchester's Planning Commission. She said the City Planning Commission will be sending their members on a rotating basis. CITIZEN COMMENTS Chairman Wilmot called for public comments on any subject not on the Commission's agenda for this evening. No one came forward to speak. PUBLIC HEARING Conditional Use Permit #02-10 for Crane's Welding, LLC for a welding repair use at 1486 Bloomery Pike (Rt. 127). The property is identified with P.I.N. 10-A-17 in the Gainesboro Magisterial District. Action — Recommended Approval with Conditions Commissioner Oates said he would abstain from all discussion and voting on this conditional use permit due to a possible conflict of interest. Frederick County Planning Commission Page 2630 Minutes of April 21, 2010 -3 - Zoning and Subdivision Administrator, Mark R. Cheran, reported that welding repair businesses are permitted in the RA (Rural Areas) Zoning District with an approved conditional use permit (CUP). He said the proposed business will be conducted in a newly -constructed building approximately 3,600 square -feet in size. No more than five employees and three vehicles will be used with the proposed use. He said there will be limited customers to this site, as the majority of the business is contracted off site. Mr. Cheran said the adjoining properties are zoned RA and the nearest structure from the proposed use is more than 100 feet away. Mr. Cheran next read a list of recommended conditions, should the Commission find the use to be appropriate. Commissioner Unger had comments regarding VDOT's requirement for a commercial entrance. Chairman Wilmot commented that one of the recommended conditions states the total building area should not exceed 7,500 square feet, which is larger than the applicant's 3,600 square -foot existing building. She said the number of employees remained the same. She asked if the applicant understood this. Mr. Cheran said the applicant is fine with the number of employees. He said the square footage is the amount designated in the ordinance for a welding service. Chairman Wilmot opened the public hearing and called for citizen comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. Commissioner Kriz made a motion to recommend approval with the conditions read by the staff. This motion was seconded by Commissioner Triplett and unanimously passed. BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 402-10 for Crane's Welding, LLC for a welding repair use at 1486 Bloomery Pike (Rt. 127), with the following conditions: All review agency comments and requirements shall be complied with at all times. 2. Hours of operation shall not exceed 7:00 a.m. through 7:00 p.m., Monday through Saturday. No more than five employees allowed. No more than three business vehicles allowed. Total building area shall not exceed 7,500 square feet. 6. All outdoor storage or repair shall be screened by a six-foot, board -on -board fence, evergreen screen or berm. 7. An engineered site plan shall be submitted and approved by Frederick County and implemented prior to operation of this business. One monument sign shall be allowed on the property; sign shall not exceed 25 square -feet in area. The sign shall not exceed ten feet in height. 9. Any expansion or change of use will require a new conditional use permit. Frederick County Planning Commission Page 2631 Minutes of April 21, 2010 -4 - (Note: Commissioner Oates abstained. Commissioners Crockett, Madagan, and Lemieux were absent from the meeting.) An Ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 604-133 Industrial Transition District, Section 165-604.03 Conditional Uses; Part 606-M1 Light Industrial District, Section 165-606.03 Conditional Uses; Part 607-M2 Industrial General District, Section 165-607.03 Conditional Uses; and Article II Supplementary Use Regulations, Parking, Buffers, and Regulations for Specific Uses, Part 204 Additional Regulations for Specific Uses, Section 165-204.24 Tractor Truck and Tractor Truck Trailer Parking. These revisions are to include truck parking in the B3, M1, and M2 Zoning Districts. Action — Recommended Approval Planning Director, Eric R. Lawrence, reported that staff received a request to include tractor truck and tractor truck parking as a use in the M1 (Light Industrial) and the M2 (Industrial General) Zoning Districts. Mr. Lawrence said this proposed amendment has proceeded through the ing recommendation for amendment to the ordinance would various review discussions and the result allow for tractor truck and trailer parking in the B3, MI, and M2 Zoning Districts with an approved conditional use permit (CUP). He explained the CUP was included because it would allow the Board of Supervisors to permit the use in appropriate locations and not erode desirable industrial locations and would also allow the revocation of the use if the site was being used improperly. Mr. Lawrence said the Development Review and Regulations Committee had recommended the following performance criteria: the use shall be permitted as a primary use only through the approval of a conditional use permit; revised surface material requirements (paving for truck parking and gravel for trailer storage) shall be implemented; surface material must be maintained; parking areas shall not be used for inoperable vehicle storage, unlicensed vehicles, or salvaged trucks; no fuel or maintenance opportunities; requirements for landscaping shall be implemented; and a site plan will be required. Chairman Wilmot opened the public hearing by calling for citizen comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. No issues or areas of concern were raised by Commission members. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of an ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 604-133 Industrial Transition District, Section 165- 604.03 Conditional Uses; Part 606-M1 Light Industrial District, Section 165-606.03 Conditional Uses; Part 607-M2 Industrial General District, Section 165-607.03 Conditional Uses; and Article II Supplementary Use Regulations, Parking, Buffers, and Regulations for Specific Uses, Part 204 Additional Regulations for Specific Uses, Section 165-204.24 Tractor Truck and Tractor Truck Trailer Parking. These revisions are to include truck parking in the B3, M1, and M2 Zoning Districts. Frederick County Planning Commission Minutes of April 21, 2010 -5 - (Note: Commissioners Crockett, Madagan, and Lemieux were absent from the meeting.) An ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 609 HE Higher Education District, Section 165-609.03 Yard and Design Requirements; Section 165-609.04 Buffers and Screening; and Section 165-609.05 Height Limitations. These revisions are to increase the height limitations and to revise the design requirements of the HE District. Action — Recommended Approval Planning Director, Eric R. Lawrence, reported that staff had received a request from Shenandoah University, the County's current HE Zoning District landowner, to allow an increase in building heights from 45 feet up to 75 feet. Mr. Lawrence said this request went through the review committee process and it was ultimately recommended that the 75 -foot building height be allowed subject to a Board of Supervisors' waiver. He said the premise behind the waiver requirement was a consideration of the adjacent properties and the concern that the intended height increase does not affect adjacent property owners. Mr. Lawrence said additional provisions were recommended and included: additional setback requirements, if the proposed height exceeds 45 feet; landscape requirements; and FAR (floor to area ratio) requirements. He said overall, committee discussions favored the concept and believed it provided flexibility for the HE property owner, while allowing the Board to be cognoscente of the neighbors' concerns. Mr. Lawrence also noted that Mr. Jeff Davis, of Shenandoah University, was present to answer questions. Chairman Wilmot opened the public hearing by calling for citizen comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. No issues or areas of concern were raised by the Commission members. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of an ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 609 HE Higher Education District, Section 165-609.03 Yard and Design Requirements; Section 165-609.04 Buffers and Screening; and Section 165-609.05 Height Limitations. These revisions are to increase the height limitations and to revise the design requirements of the HE District. (Note: Commissioners Crockett, Madagan, and Lemieux were absent from the meeting.) Frederick County Planning Commission Page 2633 Minutes of April 21, 2010 W -M An ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 606 — MI Light Industrial District, Section 165-606.02 Allowed Uses. These revisions will include battery manufacturing in the M1 District. Action — Recommended Approval Planning Director, Eric R. Lawrence, reported that staff has received a request to include the manufacturing of storage batteries as a permitted use in the Ml (Industrial Limited) Zoning District. Mr. Lawrence said the M1 Zoning District currently permits all of SIC 36 with the exception of SIC 3691, storage batteries, and 3692, primary batteries; he said the M2 District currently allows both SIC 3691 and 3692. He noted that the battery manufacturing industry is a part of the White House's "green energy" initiative, and due to recent changes in technologies, some of the previously prohibited battery manufacturing processes are now environmentally safe. He said this amendment recognizes that some of the batteries and the associated manufacturing processes are probably appropriate in the M1 Zoning District. Mr. Lawrence stated the recommendation is for the M 1 Zoning District to be amended to allow SIC 3691, as a whole, which includes alkaline cell storage batteries; batteries, rechargeable; nickel cadmium storage batteries; and storage batteries (excluding lead acid batteries, manufacturing). Mr. Lawrence said that during the discussion phase at the DRRC, Planning Commission, and Board of Supervisors' meetings, there was a concern raised about the disposal of battery manufacturing residue. Upon researching the various battery manufacturing types, all processes are regulated and a special disposal facility needs to be used for any hazardous by-product; he said waste will not be disposed of in the regional landfill. Chairman Wilmot next opened the public hearing and called for citizen comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the hearing. The Planning Commission believed this was a forward -thinking initiative to amend the County's zoning ordinance to accommodate new technologies. Commissioner Thomas made a motion to recommend approval. This motion was seconded by Commissioner Kriz and unanimously passed. BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of an ordinance to amend the Frederick County Code, Chapter 165, Zoning, Article VI, Business and Industrial Zoning Districts, Part 606 — Ml Light Industrial District, Section 165-606.02 Allowed Uses. The revisions will include battery manufacturing in the M1 District. (Note: Commissioners Crockett, Madagan, and Lemieux were absent from the meeting.) Frederick County Planning Commission Page 2634 Minutes of April 21, 2010 -7 - ADJOURNMENT No further business remained to be discussed and the meeting adjourned at 7:30 p.m. by a unanimous vote. Respectfully submitted, June M. Wilmot, Chairman Eric R. Lawrence, Secretary Frederick County Planning Commission Page 2635 Minutes of April 21, 2010 0 0 C'OUN11PY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 TO: Frederick County Planning Commission FROM: Michael T. Ruddy, AICP; Deputy Director DATE: May 17, 2010 RE: Public hearing: Rock Harbor Amendment to the Round Hill Land Use Plan Enclosed for the Planning Commission's review and recommendation to the Board of Supervisors is the draft Rock Harbor Amendment to the Round Hill Land Use Plan, text and map. Overview The proposed amendment to the Round Hill Land Use Plan has two primary goals - first, to establish a new area of land use that would specifically promote the recreational attributes of this area in conjunction with the open spaces associated with the existing Rock Harbor Golf Course, and second, to create a well-designed Conference Facility and Commercial Center with an orientation to the Golf Course and future Route 37 interchange. The goals of the amendment to the Plan seek to enable the development of land uses which will provide economic development, tourism, and entertainment benefits to the community and to Frederick County, and further promote the Rock Harbor Golf Course. The result of this proposed amendment would be the addition of approximately 265.5 acres into the Sewer and Water Service Area (SWSA) and the addition of a new land use designation, a Recreation and Conference Commercial Community, which promotes a balance of land uses with the recreational component as the primary land use, supported by conference facilities, lodging, commercial activities, and a limited amount of accessory membership residential opportunities. Following the required public hearing, a recommendation regarding this Comprehensive Policy Plan revision to the Board of Supervisors would be appropriate. 107 North rent greet, Suite 202 s Winchester, Virginia 22601-5600 Page 2 Planning Commission Public Hearing: Rock Harbor Amendment to the Round Hill LUP May 17, 2010 Attachments. The draft version of the proposed Rock Harbor Amendment to the Round Hill Land Use Plan has been included for your consideration. This final draft version maintains the more flexible language regarding the proposed balance of land uses while maintaining the importance of ensuring the water and sewer needs of this project and the Round Hill Community are addressed. Also enclosed are two versions of the associated amended Round Hill Community Land Use Map; one with the SWSA boundary modified around the Rock Harbor and Robinson properties in support of the proposed land uses, and one without the modified SWSA boundaries. The Board of Supervisors directed staff to move the SWSA boundary modification to Public Hearing. Background and Discussion. Through the 2009 Comprehensive Policy Plan Amendment (CPPA) process, the Frederick County Board of Supervisors endorsed the evaluation of an amendment to the Comprehensive Plan to include the property that is home to the Rock Harbor Golf Course (CPPA #03-09). The attached land use plan, the Rock Harbor Amendment to the Round Hill Land Use Plan, is the resulting amendment. On October 21, 2009, the Planning Commission discussed and endorsed a Draft Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment to the Round Hill Land Use Plan following a discussion on the proposed amendment. Previously, on September 14, 2009, the Comprehensive Plans and Program Committee (CPPC) Executive Committee endorsed the enclosed Draft Amendment to the Round Hill Land Use Plan. The Board of Supervisors discussed this item on several occasions, most recently at their April 28, 2010 meeting. Following additional discussion regarding the timing of the SWSA boundary modification, the Board endorsed moving the Rock Harbor Amendment to the Round Hill Land Use Plan forward to Public Hearing. As stated previously, following the required public hearing, a recommendation regarding this Comprehensive Policy Plan revision to the Board of Supervisors would be appropriate. MTR/bad Attachments Round Hill Community Land Use Plan 2007 (Adopted by the Board of Supervisors on November 14, 2007) Recreation and Conference Commercial Community (Rock Harbor) Amendment Draft 11/09/09 — Revised 02/04/10 Through the 2009 Comprehensive Policy Plan Amendment process, the Frederick County Board of Supervisors endorsed the evaluation of an amendment to the Comprehensive Plan to include the property that is home to the Rock Harbor Golf Course. The following land use policy, along with the updated land use map, is the resulting amendment and is known as the Rock Harbor Amendment to the Round Hill Land Use Plan. GuidinLy Principles The amendment to the plan has two primary goals - first, to establish a new area of land use that would specifically promote the recreational attributes of this area in conjunction with the open spaces associated with the existing Rock Harbor Golf Course, and second, to create a well- designed Conference Facility integrated with limited commercial land uses with an orientation to the Golf Course and future Route 37 interchange, and limited accessory membership residential land use to sustain the viability of the Rock Harbor Golf Course. The goals of the Plan seek to enable the development of land uses which will provide economic development, tourism, and entertainment benefits to the Community and to Frederick County, and further promote the Rock Harbor Golf Course. The addition of Rock Harbor area to the Round Hill Land Use Plan creates a third distinct area of land use for the Round Hill Community which will join with the Community's other two distinct areas; the long established Round Hill Rural Community Center focused around Round Hill Road (Route 803) and the developing commercial and medical support area along Route 50 (Northwestern Pike). The Rock Harbor area of the Round Hill Land Use Plan is west of, and adjacent to, the West Jubal Early Land Use Plan. The addition of this area will promote a connectivity of land uses and access between the two important land use plans with a focus on the future West Jubal Early Interchange. This plan also encompasses the area of existing quarry operation, providing recognition to this very important area of Extractive Manufacturing and guidance with regards to future development adjacent to the quarry. Additional protections in the form of distance and buffering should be provided for any new land uses on the Rock Harbor Golf Course, particularly for any accessory membership residential land uses. -1- Like the other two areas, this plan seeks to link to the community by providing access to efficient roads, multi-purpose trails and sidewalks, and public water and sewer for the benefit of both the residents of this Community and those adjacent citizens who may work or recreate in the area. As with previous versions of the Round Hill Community Land Use Plan, a key goal of this plan is to provide public sewer and water access for the existing residents of the Round Hill community. Land Use Round Hill Commercial Recreation Land Use The intent of the Commercial Recreation land use designation shall be to provide for carefully planned commercially driven recreational land uses which take advantage of existing recreational amenities (36 -hole golf course) and enhances the economic development opportunities of the area through conference facilities, lodging, commercial activities, and a limited amount of accessory membership residential opportunities. Growth and development of this area should be carefully planned to take advantage of the existing commercial recreation land uses, Rock Harbor Golf Course, the close proximity of the Winchester Medical Center, and the adjacent areas of planned land use. The Commercial Recreation land use designation is envisioned to have a balance of land uses that promote the recreational component as the primary land use. The recreational component should be located in close proximity (within one mile) of an existing Route 37 Interchange and contain a major open space component. Compatible commercial ventures such as conference facilities, lodging opportunities, restaurants, and limited accessory retail would also be appropriate in this setting. The Robinson Property shall contain only the compatible commercial ventures component of the land use designation as identified above. Development of the Robinson Property should only occur at the same time as, or in conjunction with. the Rock Harbor project. Balance of land uses Recreational - 36 hole golf course (minimum # of holes) Open Space — 60 percent of land area (minimum area including golf course) Commercial — 30 percent of land area (maximum area) This area of commercial shall include a conference facility which shall be in place prior to the commencement of accessory residential land uses. Accessory membership residential —10 percent of land area (maximum area) It is recommended that the regulations guiding the development of the commercial recreation area promote the balance of land uses identified above that are owned and operated by the Rock Harbor Golf Course without further subdivision of the property. -2- Community Facilities In order to promote high quality low impact design, the commercial recreation land use designation should promote energy efficient design and development, including achieving LEED certification, or certification from a similar program, as a project. Areas of impervious surface in conjunction with the development should be minimized and alternative irrigation techniques should be promoted. Innovative water and sewer design to this project is necessary due to the limited resources available to the County. Alternative approaches with regards to water resources and reuse of water and wastewater should be provided with this project. This project should provide additional resources to the community and facilitate the provision of water and sewer resources to the Round Hill Community, in particular to the existing residents, rather than detract from the FCSA's ability to provide these resources. It is essential to ensure that the infrastructure and the necessary community facilities are provided in a timely and coordinated manner in order to enable the successful implementation of the land use plan. Therefore, it is expected that the commercial recreation land use application is developed with public water and sewer infrastructure and this application participates in the regional planning and infrastructure development needs of the Round Hill Community. This participation may include infrastructure improvements that exceed those generated solely by this project but are designed to advance the needs of the Round Hill Community. Design High quality building designs and materials are expected. An objective of this plan is to create an attractive, functional commercial area and to prevent the creation of a typical commercial strip, from the perspective of a new interchange on Route 37. Unattractive development along Route 37 frontage should be avoided. From this perspective, the golf course and future conference and lodging facilities should be preserved and be the prominent features. Additional commercial and residential land uses should be avoided directly adjacent to Route 37. The recreational viewshed should be promoted with the golf course and future conference facilities highly visible. This may include a linear area of open space adjacent to Route 37 (500 feet distance). This area of open space should not be extended to the area surrounding the proposed interchange which is an area where appropriately designed development is anticipated. Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan calls for Route 37 Jubal Early Interchange improvement. This project has been endorsed through recent rezoning approvals. This land use plan will ultimately provide direct access to the Route 37 interchange at this location. Access to the Round Hill Community to the North is also encouraged and may be established prior to the completion of the Jubal Early Interchange if supported by an approved TIA (Transportation Impact Analysis). -3- Notwithstanding this, the development of this property should participate in the implementation of the Route 37 interchange to the extent that it is warranted as a primary transportation focus. A new multi-purpose trail system is planned through the Round Hill Community to serve the area and provide access and connectivity with the West Jubal Early Community. The location shown on the plan is general, with the precise location of the trail connection remaining flexible. However, access should provide a connection generally from west of Route 37 to east of Route 37 as depicted on the map. It would be preferable to have the trail connectivity located on the proposed sewer infrastructure parallel to the north of the railroad tracks. This should occur in conjunction with the construction of the interchange if possible and under the existing Abrams Creek and Rail Bridge. At a minimum, bicycle and pedestrian awareness should be incorporated into the design and signage of the interchange. Trail connectivity to West Jubal Early Land Use Plan and the City of Winchester Green Circle is very important. Implementation SWSA Boundary Preferred Alternative: The SWSA boundary shall be modified around the boundaries of the Rock Harbor property (and the Robinson property) as identified in this map. This assumes an expectation of development with public water and sewer, as well as regional planning and participation in community facilities development will be addressed during the rezoning process. In addition, this ultimately assumes the ability of community to obtain future water and sewer resources. The SWSA boundary expansion would be the preferred alternative. This is the approach Preferred and endorsed by both the PC and the CPPC. Outcome: The addition of approximately 260 acres (265.5 acres with Robinson) into the Sewer and Water Service Area (SWSA). Zoning Designation The existing commercial designations of the County could be used in the implementation of the proposed land use designation. Alternately, a new zoning district or overlay district could be created to accommodate such a balance of land uses and could address housing types and dimensional standards. Such a special district would be the preferred alternative Preferred Alternative: Recreation and Conference Commercial District or Overlay District — Zoning Designation specifically designed to implement this balance of land uses and associated performance standards. This is the approach preferred and endorsed by both the PC and the CPPC. -4- <2 �. ` A' y a 1P 481 acres' moi' *'' ,W (apprx1� t 260°acres 6 425 acres (apprx) •vim \4 . �4 y, +'o ",. err .. WestJUbal MY Ian r, , nd Use 1a Rouna Hill Community Land Use 'Plan Adopted November 14, 2007 W r_ -� Feet 0 750 1,500 Proposed Collector Roads Proposed Traffic Signal Proposed Interchange Streets Primary Rds Secondary Rds Terciary Rds Winchester Rds Railroads j lakes streams �i Urban Development Area ' swsa Community Center Business C� Commercial Recreation Q Extractive Mining Park TrailConnectivity Winchester Green Circle SWSA_RockHarbor Proposal Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US Amended 2010 (Rock Harbor SWSA Expansion) aV tr r' 481 ac res Er a t r Ir +► 'Japprx) 8 ' q xx if • ado � yF„; Q x° 6' �� � �-� . ,,�, acres*. r `• ;e\ .425 acres \�� (pp ) �'� ,' a,. ` .t •,., ,"Vilest Jubai arly nd Use Ian 4 a \ w Community Land, -Use flan Adopted November 14, 2007 N W E s Feet 0 750 1,500 Proposed Collector Roads Proposed Traffic Signal Proposed Interchange Streets Primary Rds Secondary Rds Terciary Rds Winchester Rds % Railroads lakes — streams e 9 Urban Development Area swsa Community Center Business Q Commercial Recreation 0 Extractive Mining Park TrailConnectivity +"JQ,c Winchester Green Circle Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US Amended 2009