PC 10-17-07 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
October 17, 2007
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) Committee Reports.................................................................................................. (no tab)
3) Citizen Comments.................................................................................................... (no tab)
PUBLIC HEARING
4) Rezoning #10-07 of Jude Sparrow, to rezone 7.73 acres from RP (Residential Performance)
District to RA (Rural Areas) District. The property is at 240 Glendobbin Road (Route 639) at
the intersection with Quaker Lane, in the Stonewall Magisterial District, and is identified by
Property Identification Number 42-22-5-24.
Mr. Ruddy........................................................................................................................ (A)
5) Conditional Use Permit #06-07 for Mundy Sand, LLC, submitted by Benjamin M. Butler,
Esquire, for a Sand Mine Operation. This property is located near Brill Road (Route 603) and
Gravel Springs, along the eastern foot of Paddy Mountain, and is identified with Property
Identification Number 69 -A -7C in the Back Creek Magisterial District.
Mr. Cheran....................................................................................................................... (B)
6) Request to Revise the Round Hill Community Land Use Plan, Including Expansion of
the Sewer and Water Service (SWSA) by 481 acres for commercial development on the
north side of Northwestern Pike (Route 50). The Round Hill area includes land generally
located north and south of Northwestern Pike (Route 50), west of Route 37, and east of
Crinoline Lane in the Gainesboro and Back Creek Magisterial Districts.
Mr. Lawrence................................................................................................................... (C)
7) Other
FILE COPY
REZONING APPLICATION #10-07
JUDE SPARROW
Staff Report for the Planning Commission
Prepared: October 1, 2007
Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report
Reviewed
Planning Commission: 10/17/07
Board of Supervisors: 11/14/07
Action
Pending
Pending
PROPOSAL: To rezone 7.73 acres from RP (Residential Performance) District to RA (Rural Areas)
District
LOCATION: The property is located at 240 Glendobbin Road (Route 639) at the intersection with
Quaker Lane.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 42-22-5-24
PROPERTY ZONING: RP (Residential Performance) District
PRESENT USE: Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
RA (Rural Areas)
Use:
Residential
South:
RP (Residential Performance)
Use:
Residential
East:
RP (Residential Performance)
Use:
Residential
West:
RP (Residential Performance)
Use:
Residential
PROPOSED USES: Residential (existing dwelling)
Rezoning 410-07 — Jude Sparrow
October 1, 2007
Page 2
REVIEW EVALUATIONS: None Required.
Planning & Zonin2:
1) Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the
subject parcel as being zoned R-3 (Residential General). The parcel was re -mapped from R-3
to A-2 (Agricultural General) pursuant to the County's comprehensive down zoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. Subsequent to
the comprehensive down zoning, the property was subject to a rezoning, RZ#019-86, which
rezoned 131 acres from A2 (Agricultural General) to RP (Residential Performance) district for
single family residences. The RP (Residential Performance) district was established in 1983.
Following rezoning RZ#019-86, Master Development Plan MDP#014-86 for McGuire Hills for
the development of single family residences was approved by Frederick County which led to the
final action on this property which was the subdivision of McGuire Hills. Specifically, Section
V, a subdivision of five lots, which was approved by Frederick County on August 23, 2000.
Previously, the property was located within the County's Urban Development Area which was
established in 1987. The UDA SWSA boundary modification exercise completed in 2006
removed this property and those in this general area from the Urban Development Area and
Sewer and Water Service Area.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
Land Use
The property is located outside the Urban Development Area (UDA) and the Sewer and Water
Service Area (SWSA). It is not within the limits of any small area land use plan. The property
is located in an area that is designated as a rural area. The rural areas of Frederick County are
anticipated to promote agricultural and large lot residential uses without public water and sewer.
Goals for the rural areas include maintaining the rural character of areas outside the Urban
Development Area and protecting the rural environment. To this end, in September 2006, the
modifications to the boundaries of the UDA and SWSA to more appropriately reflect the current
land use designations of the Comprehensive Policy Plan were approved. Originally, this area
was within the County's Urban Development Area as the original UDA was based upon larger
drainage areas. Specifically, this area is within the Redbud Run drainage area which formed the
boundary for the UDA in this area.
Rezoning 410-07 — Jude Sparrow
October 1, 2007
Page 3
Within the RP (Residential Performance) zoning district, the Single-family detached rural
traditional housing type is the only housing type that is permitted on an individual lot without
public water and sewer. The minimum lot size for this housing type is 100,000 square feet.
Within the RA (Rural Areas) zoning district, the maximum density permitted on any parcel shall
not exceed one unit per five acres.
In general, the differences between the Residential Performance and Rural Areas districts as
they would apply to this property revolve around the permitted residential densities and the
permitted uses. The proposed rural area zoning would not enable future subdivision of this
property. With regards to the permitted land uses, it should be recognized that agricultural land
uses as listed in the zoning ordinance would be permitted with the rural area zoning.
3) Potential Impacts: No impacts are anticipated. This is a positive rezoning request that
minimizes potential future impacts and addresses the Comprehensive Policy Plan. Due to the
scope of this rezoning request,a detailed impact statement was not required. A proffer statement
was not provided with this rezoning request.
STAFF CONCLUSIONS FOR 10/17/07 PLANNING COMMISSION MEETING:
The land use proposed in this application is consistent with the Comprehensive Policy Plan and
promotes the County's rural areas. This is a positive rezoning application as it removes an area of RP
Zoning District from a location that would not be typically used for higher density housing because of
its location outside the UDA and SWSA.
Followinz the requirement for a public hearing, a recommendation
by the Planning Commission to the Board of Supervisors concerning this rezoning application
would be appropriate. The applicant should be prepared to adequately address all concerns
raised by the Planning Commission.
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REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
The following information shall be provided by the applicant:
All parcel identification. numbers, deed book and page numbers may be obtained from the Office of
the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicant:
Name:�1 ��c�� V- �A-WYV Telephone:
Address: le
2. Property Owner (if different than above)
Name:
Address:
3. Contact person if other than above
Telephone:
Name: 7,%ltOlc s ,� r2iC014_�) Telephone: e�"✓O' � .Z��
4. Checklist: Check the following items that have been included with this application.
Location map ✓ Agency Comments
Plat Fees
Deed to property Impact Analysis Statement
Verification of taxes paid �/ Proffer Statement
10
5. The Code of Virginia allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
6. A) Current Use of the Property:
B) Proposed Use of the Property: �� `! 7° ALL I I
7. Adjoining Property:
PARCEL ID NUMBER
USE
ZONING
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers):
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8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers):
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9. The following information should be provided according to the type of rezoning
proposed
!� Number of Units Propose
Single Family homes: Townhome: Multi -Family:
Non -Residential Lots. Mobile Home: Hotel Rooms:
Office:
Retail:
Restaurant:
10. Signature:
Square Footage of Proposed Uses
_ Service Station:
Manufacturing:
Warehouse:
Other:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance and to change the zoning map
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the
property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public hearing
and the Board of Supervisors' public hearing and maintained so as to be visible from the road
right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Applicant(s):
Owner(s):
12
Date:
Date:
Date:
Date:
Fredrick County -
We are seeking to do=wn a ade our zoned rr'-'i�°e�i' from Resid€retial Perfnrmancc to
Residential Agriculture. In short, these are the reasons why:
3 ) We do nrt intend de'V ein tliR land as Residential Perf rn a. ce. would alloys% uS to
2) We would like to utilize our land for agriculture purposes: i.e. Horses.
Respectfully
r�
Jude Sp -ax -row
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McGUIRE HILLS -- SECTION V
S.W. Marsh
G41NESBOPO MAGISTERIAL DISTRICT No. 001843
FREDERICK COUNTY, VIRGINIA
DATE- 8/11/2000 SCALE. 1 =200' SHEET ? OF 10 L911D sUP.y��o4
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 DRAWN BY: ✓GB
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CONDITIONAL USE PERMIT 906-07
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Staff Report for the Planning Commission
A Prepared: September26, 2007
a
Staff Contact: Mark R. Cheran, Zoning and Subdivision Administrator
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 10/17/07 Pending
Board of Supervisors: 11/14/07 Pending
LOCATION: This property is located near Brill Road (Route 603) and Gravel Springs, along
the eastern foot of Paddy Mountain.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBERS: 69 -A -7C
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas)
Land Use: Sand Mining Operation
ADJOINING PROPERTY ZONING & USE:
North: RA (Rural Areas)
South: RA (Rural Areas)
East: RA (Rural Areas)
West: RA (Rural Areas)
PROPOSED USE: Sand Mine Operation
Land Use: Agricultural
Land Use: Agricultural
Land Use: Agricultural
Land Use: Agricultural
CUP 406-07, Mundy Sand, LLC
September 26, 2007
Page 2
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 603, the VDOT facility which would
provide access to the property. Existing entrance is adequate for proposed use. However, brush and
foliage need to be cut to obtain required sight distance. Failure to do so may mean the loss of
commercial entrance privilege. Should use ever expand in the future, the entrance may have to be
upgraded to VDOT commercial standards.
Frederick County Fire Marshall: Plan approval recommended.
Frederick County Inspections: The temporary scales trailer shall comply with The Virginia
Uniform Statewide Building Code, Section 304 Use Group B (Business) of the International
Building Code/2003 and The Virginia Industrialized Building Code. Other code that applies is
ICC/ANSI Al 17-2003 Accessible and Usable Buildings and Facilities. Please submit a site plan
showing the accessibility to the structure at the time of permit application. Please include
manufactures foundation and anchoring information along with the VA registration number.
Sanitation Authority; We do not serve this area.
Frederick -Winchester Health Department: Health Department has no objections to the request.
Winchester ReLirional Airport: No comment.
City of Winchester: No comments.
Planning and Zoning: The Frederick County Zoning Ordinance allows for the mining of sand in
the RA (Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). These
properties are subj ect to the conditions of CUP #005-88, approved by the Frederick County Board of
Supervisors on May 10, 1989. Currently, this operation has been permitted and licensed by the
Division of Mineral Mining (DMM), part of the Virginia Department of Mines, Minerals and Energy
and meets all of the requirements of this agency. All of the mining operations will be conducted on
17 acres of a 174 acre parcel approximately 300 feet or more from any adjoining properties. The
applicant is requesting to amend CUP #005-88, by deleting the following conditions:
1. This is a five year permit to be reviewed annually by the staff, the Planning Commission
and the Board of Supervisors.
2. If the use, occupancy or ownership of the property changes, this conditional use permit
shall expire and a new conditional use permit will be required.
CUP #06-07, Mundy Sand, LLC
September 26, 2007
Page 3
The above -referenced conditions are no longer required by Frederick County for Conditional Use
Permits (CUP).
STAFF CONCLUSIONS FOR THE 10/03/07 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would recommend the following
conditions:
1. All review agency comments and the Frederick County Zoning Ordinance requirements shall
be complied with at all times.
2. The mining operation shall meet all requirements of the Virginia Department of Mineral
Mining, along with sediment, erosion, runoff and spillage controls needed to allow the
setback from Gravel Springs Run to be placed at 50 feet.
The mining operation shall meet the landscaping and screening performance standards;
supplementary regulations; height, area and bulk regulations; and site plan requirements
contained in the requirements for the EM (Extractive Manufacturing) District.
4. The EM (Extractive Manufacturing) site plan shall be reviewed and approved
administratively by staff. (Please note this condition has been met.)
5. Mining shall be limited to the 17.191 acre area described on the provided plat.
6. No mining excavation shall occur within 200 feet of the boundaries of the adjoining property
not owned by the applicant or within 50 feet of Gravel Springs Run.
7. Daylight hours of operation only. No Sunday operations.
8. The Zoning Administrator may require enclosure of crusher, if adverse impact occurs.
9. Wash water from sand washing shall be filtered before entering surface water.
10. Only portable crushers are to be used on site.
Following the requisite public hearing, it would be appropriate for the Planning Commission to
offer a recommendation concerning this application to the Board of Supervisors.
Frederick
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Conditional Use
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CUP # 06 - 07
Application
Mundy Saud, LLC
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Case Planner: Mark
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ADDRESS: p O. Box 126 Broadway, VA 22815
TELEPHONE ( 540) 833-2061
2. Please list all owners, occupants, or parties in interest of
the property:
Mundy Sand,,LLC is the ra sed tenant under Land Lease with Raymond E. Brill
and Shirley Brill, his wife—who are the owners of the property.
3. The property is located at: (please give exact directions and
include the route number of your road or street)
17.191 acres located a short distance from Route 603 (Brill Road) near Gravel
Springs, along the eastern foot of Paddy Mountain, Back Creek Magisterial District
FrQ�JQri k County, VA
4. The property has a road frontage of 0 feet and a
depth of feet and consists of ._17_191 acres.
(Please be exact)
5. The property is owned by Raymond E. Brill as
evidenced by deed from Decree of Circuit Court, Frederick recorded
(previous owner) County
in deed book no. 507 on page 237 , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. Tax(Parcel)ldentification (I.D.)No. - --g, 69 -A -7C
Magisterial District Back Creek
Current Zoning Rural Area
7. Adjoining Property:
USE ZONING
North A"i culture RA
East cj]RA
South Agri rill turf RA
West Agri (mil ture RA - __
NAUr, ? 8 `'""
Submittal Deadline
P/C Meeting
p ",
BOS Meeting
p
w
APPLICATION FOR
CONDITIONAL USE PERMIT
FREDERICK
COUNTY, VIRGINIA
1. Applicant
(The applicant
if the owner X
other)
NAME: Mundy Sand LLC
ADDRESS: p O. Box 126 Broadway, VA 22815
TELEPHONE ( 540) 833-2061
2. Please list all owners, occupants, or parties in interest of
the property:
Mundy Sand,,LLC is the ra sed tenant under Land Lease with Raymond E. Brill
and Shirley Brill, his wife—who are the owners of the property.
3. The property is located at: (please give exact directions and
include the route number of your road or street)
17.191 acres located a short distance from Route 603 (Brill Road) near Gravel
Springs, along the eastern foot of Paddy Mountain, Back Creek Magisterial District
FrQ�JQri k County, VA
4. The property has a road frontage of 0 feet and a
depth of feet and consists of ._17_191 acres.
(Please be exact)
5. The property is owned by Raymond E. Brill as
evidenced by deed from Decree of Circuit Court, Frederick recorded
(previous owner) County
in deed book no. 507 on page 237 , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. Tax(Parcel)ldentification (I.D.)No. - --g, 69 -A -7C
Magisterial District Back Creek
Current Zoning Rural Area
7. Adjoining Property:
USE ZONING
North A"i culture RA
East cj]RA
South Agri rill turf RA
West Agri (mil ture RA - __
8. The type of use proposed is (consult with the Planning Dept.
before completing): Continuation of Amended Conditional Use
Permit #005-88 for a sand mine o eration. See additional
comments at Paragraph 12)
9. It is proposed that the following buildings will be
constructed: NONE; no new permanent structures; a temporary
scales -office trailer will be located on site.
10. The following are all of the individuals, firms, or corporations
owning property adjacent to both sides and rear and in front of
(across street from) the property where the requested use will be
conducted. (Continue on back if necessary.) These people will be
notified by mail of this application:
NAME Dennis M. Tharpe
PROPERTY ID# 69 -A -7B
NAME Dennis M. Tharpe
PROPERTY ID# 69 -A -7E
ADDRESS 1412 N Pifer Road
Star Tannery, VA 22654
ADDRESS 1412 N Pifer Road
Star Tannery, VA 22654
NAME Robert B. & Regina A. Martin ADDRESS 19 W. Fairfax St.
Berryville, VA 22611
PROPERTY ID# 69 -A -7F
NAME David E. & Deborah S. Owens ADDRESS 258 McDonald Rd.
Winchester VA 22602
PROPERTY ID# -69 -A -7H
NAME Louis E. Lacaria
PROPERTY ID# 69--A-6
NAME Elizabeth D. Kleese, et al
PROPERTY ID# 69-A-10
NAME Robert M. & Josie M. Engle
PROPERTY ID# 69 -A -12D.
ADDRESS 901 Wardensville Pike
Star Tannery, VA 22654
ADDRESS 600 Sandy Hook Road
Strasburg, VA 22657
_ADDRESS 501 Brill Road
Star Tannery, VA 22654
NAME Elinor Brill & Ray R. Himelright ADDRESS 458 Himelright Ln
22654
Star Tannery, VA
PROPERTY ID# 69 -A -12E
2
-- Item 10 continued --
NAME Glenn Eugene & Patricia P. Frye ADDRESS 8073 Donnell Road
Millington, TN 38053
PROPERTY ID# 81-A-3
NAME Esther Cooper Moore ADDRESS 899 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 81-A-4
NAME Larry J. & Virginia L. Alcorn ADDRESS 935 Brill Road
NAME Susan Tenenbaum, Trustee ADDRESS 4413 S 8"' Street
Arlington, VA 22204
PROPERTY ID# 81 -A -40G
NAME Robert E. & Destiny D. Teets ADDRESS 225 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-1
NAME Ferrell A & Brenda S. Whitt ADDRESS 255 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-2
NAME Lawrence G. East ADDRESS 287 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-3
NAME Phillip A. Willey ADDRESS 315 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-4
3
Star Tannery, VA 22654
PROPERTY ID#
81-A-6
NAME Edwards Elizabeth
Jean Yentzer Davie ADDRESS 997 Brill Road
Star Tannery, VA 22654
PROPERTY ID#
81-A-16
NAME Darwin L. &
Karen E. Anderson
ADDRESS 109 Horizon Drive
Winchester, VA 22602
PROPERTY ID#
81-A-17
NAME Orchard Automations, Inc.
ADDRESS P. O. Box 2368
Winchester, VA 22604
PROPERTY ID#
81-A-26
NAME Marshall W.
Madigan
ADDRESS 2523 Gravel Springs Road
Star Tannery, VA 22654
PROPERTY ID#
81-A-33
NAME Susan Tenenbaum, Trustee ADDRESS 4413 S 8"' Street
Arlington, VA 22204
PROPERTY ID# 81 -A -40G
NAME Robert E. & Destiny D. Teets ADDRESS 225 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-1
NAME Ferrell A & Brenda S. Whitt ADDRESS 255 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-2
NAME Lawrence G. East ADDRESS 287 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-3
NAME Phillip A. Willey ADDRESS 315 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-4
3
-- Item 10 continued --
NAME Karen J. Simpson ADDRESS 100 Summer Lake Drive
Stephens City, VA 22655
PROPERTY ID# 69-5-1-5
NAME Dwayne L & Amy B. Madigan ADDRESS 391 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-6
NAME Tony E. Plaugher ADDRESS 409 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-7
NAME Voyne & Sheena L. Boggs ADDRESS 431 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-8
NAME Ronnie D. Melissa Salyers ADDRESS 451 Brill Road
Star Tannery, VA 22654
PROPERTY ID# 69-5-1-9
H
11. Please use this page for your sketch of the property.
Show proposed and/or existing structures on the property,
including measurements to all property lines.
See Plat drawn by Cameron G. Copp, C.L.S., dated June 9,
1978, attached.
5
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CAMERON G. COPP '/4
Certificate No.
5417-3 (A) 1183
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12. Additional comments, if any: The property is presently
under a Conditional Use Permit and the tenant, Mundy Sand,
LLC desires that Item #1 and Item #2 on the Conditional
Use Permit dated August 1, 1989, Amended Conditional Use
Permit No. 005-$8 be deleted. No other expanded use of
the premises is requested.
I (we), the undersigned, do hereby respectfully make application and
petition the governing body of Frederick County, Virginia to allow the
use described in this application. I understand that the sign issued
to me when this application is submitted must be placed at the front
property line at least seven (7) days prior to the first public
hearing and maintained so as to be visible until after the Board of
Supervisors' public hearing. Your application for a Conditional Use
Permit authorizes any member of the Frederick County Planning
Commission, Board of Supervisors or Planning and Development
Department to inspect your property where the proposed use will be
conducted.
A LLC
Signature of Applicant By: tj
"Da
id W. Harrison, Manager
Signature of Owner: rr 4pt
Raym nd EErel4l/-Shirley Bril
Owners' Mailing Address: 60 U -r � � I �@X S16
STS.VA as 4 5y
Owners' Telephone No.:
Sti ® 469 L9g6 1
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
12443 Wilson \ A:\Wilson Applicarion_af
0
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, Winchester, Virginia 22601
Phone 540-665-5651 Facsimile 540-665-6395
Know All Men By Those Present: That I (We)
(Name) Raymond E. Brill and Shirley Brill (Phone) (540) 465-8961
(Address) Route 1, Box 38, Star Tannery, VA 22654
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
Deed Book 507, at Page 237, and is described as 17.191 acres, Tax Map No. 69-A-7, and 69 -A -7C, Back
Creek Magisterial District, Frederick County, VA
do hereby make, constitute and appoint:
(Name) Benjamin M. Butler, Attorney ( Phone) (540) 662-3486
(Address) 112 South Cameron Street, P.O. Drawer 2097, Winchester, VA 22604
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:
9 Rezoning (including proffers)
X Conditional Use Permits
9 Master Development Plan (Preliminary and Final)
9 Subdivision
9 Site Plan
My attorney-in-fact shall have the authority to offer proffered Conditions and to make amendments to
previously approved proffered conditions except as follows: Those conditions set forth in CUP #005-88 Item
No. I and Item No. 2.
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 h reto set my (our) hand and seal this day of August, 3007
Signatures)� /
RA OND E. BRILL I JMMR]IfY BRILL
StateVir inia, City/County of J` y To -wit:
o
1, S a Notary Public in and for the jurisdiction aforesaid, certify that
the person(s) who signed to thO foregoing instrument personally appeared before me and has acknowledged the
same before me in the jurisdiction aforesaid this _day August, 2007.
My Commission Expires:
Notary Public 6
I
RHONDA S. SAGER
NOTARY PUBLIC
Commonwealth of Virginief
Reg. #169484
My Commission Expires 2S
SEP 28 ��JI
Peter K. McKee (1934-1967)
Benjamin M. Butler
Stephen G. Butler
Edwin B. Yost
McKee & Butler, P.L.C.
112 South Cameron Street
P. 0. Drawer 2097
Winchester, Virginia 22604-1297
(540)662-3486
Facsimile (540) 722-3787
E -Mail: bmblawl @comcast.net
September 28, 2007
HAND DELIVERED
Mr. Mark Cheran
Frederick County Planning Department
107 North Kent Street
Winchester, Virginia 22601
RE: Mundy Sand, LLC
My File No. 12443(A)
Dear Mark:
I am enclosing herewith the two (2) licenses for C. S. Mundy Quarries, Inc. issued by the
Commonwealth of Virginia. The State License Numbers are the 05747AA and 05748AA which
also have Federal MSHA Numbers 44-00080 and 44-00081, respectively.
I have spoken with my contact at Mundy Sand, and I will have you a generalized site plan
by next week which I intend to give to the Building Inspector's office so that the office will be
comfortable with the planning. With respect to the office trailer, at this time, Mundy Sand
intends to purchase a new unit complying with all regulations.
Assuming that the CUP is issued by Frederick County, Mundy Sand, LLC will obtain a
permit from the State and from the Federal authorities for the extraction of the sand from the site
owned by Raymond Brill.
Very truly yours,
& BUTLER
e amin M. Butler
BMB:jds
Enclosures
cc: David Harrison (via e-mail)
T. J. Wilson (via e-mail)
F,15:11 4 171 S_' MUNF)p FLAT FAGE 101;
0
HIS PM'VN_-rjUr_ENSE-G00V OVYFOS? THEAREA, 4 n Ppuc4mx
IHF- MAP 7 A A
THIS PERMITiLIC ENSF,IS,-
COMMONWEALTH OF VMGINLA
DEPARTMENT OF MINES.PUNEK,;IS, AND ENEnV3 z
DIVISION OF MINERAL MINING -1
P.,0_80)(1,4449
LYNCHBURG, VA, 2450Z
(804)-239-G602
PERMIT/LWENSE TO OPERATE A MINE
'A!'4umb-er iq-5?`7AA Rec oopt Nu mWex- R625
I
'Kas issued to munLylne.
P. _fJ_ flqx
F-Qf tYpe of ralneralfs) U-mustone
L�C-3tkdl emr�
THIS PERTIRTiUCENSE IS ISSUED PUBS UAINT TO CRAPTER, I AN D 1TITLE 4-x:1,
CODE OF VIRGINIA.(1950),.,AS AMEND D
Being a,-iAct ta,reqwre .1orzertabn
minloo operations and to fix coudiltions fiar
issuance thereof; ti provide that certain safety and'reclamation practices be pier armed by,raine
0 Ple"tors -11 Ad far thaeek. -.-W .10 aduLse- on 5ainsfactory -compuance; to rRq*e - an
annuaf* report on progress of re0amation and tonnage of minerat mined , -"to' provide W. tfw
Director to seek i"jUnWV_e rleliefi, to Provide fm 3 a SuaTdof - Surface, mining Rcview, and -to protide
40t aPPe2ds from rulings of such board;: and. to provide penalties for violations,
_89.- 10116/651
UN -
DIV , FYj , AL MINEW5
Cash: Bond- Receive. H,
Suretv-BmdNAY. RIA -
141A
6,
S-wrkety �Company- Name
4zf�,
DIRECMH
salit vfie V5-.-nq
_VHIS FERNITiUCENSFE MUST RE FOSTED; AT THE.MINE OfFICE
omm-115 8187
09-28-2007-07:19 K-F)DY fll_rlp.RJE.r
, 5,4o t.312 PAGE: I
THIS PERMIT/LICENSE GOOD ONLY FOR THE AREA SHOWN € N THE MAP ATTACHED TO APPLICATION,
THIS PERMITMICENSE IS NOT TRANSFERABLE
COMMONWEALTH OF VIRGINIA
DEPARTMENT OF MINES, MINERALS AND ENERGY
DIVISION OF MINERAL MINING
P. O. BOX 4499
LY'NCHBURG, VA 24502
(804) 239-0602
PERMIT/LICENSE TO OPERATE A MINE
Permit/License Number 051MA Receipt Number 8622
Was issued to C. S. Mundy Quarries Inc.
Whose main office is located at P. 0. Box 126, . Broadway, Virginia- 22815
For type of mineral(s)
Limestone
Located at 3 miles r5outh of Route .259, on Rte 613 County of. Rockingham
1.
THIS PERMIT/LICENSE IS ISSUED PURSUANT TO CHAPTER 1 AND 16, TITLE 45.1,
CODE OF VIRGINIA (1950), AS AMENDED
Being an Act. to require permits/licenses for certain minim' operations and to fix conditions for
issuance thereof; to provide that certain safety and reclamation practices be performed by mine
operators and for inspection thereof; and to advise on satisfactory compliance; to require an
annual report on progress of reclamation and tonnage of mineral mined; to provide for the
Director to seek injunctive. relief; to provide for a Board of Surface Mining Review and to provide
for appeals from rulings of such Beard; and to provide penalties for violations.
Issued this 18th - day of
Covering
115.0
Cash Bond Recei
acres
October , 1t _89 10/16/69 original
issue date
DIVISION OF MINERAL MINING
N/A
Surety Bond No. N/A _
Surety Company Name N/A -%
D REC[IOIt
Safety Fee $75.00
THIS PERMIT/LICENSE MUST BE POSTED AT THE DINE OFFICE
DRM•I15 8187
McKee & Butler, P.L.C.
112 South Cameron Street
P. 0. Drawer 2097
Winchester, Virginia 22604-1297
(540) 662-3486
Facsimile (540) 722-3787
E -Mail: bmblawl @comcast.net
Peter K. McKee (1934-1967)
Benjamin M. Butler
Stephen G. Butler
Edwin B. Yost
October 2, 2007
Office of the Frederick County
Building Inspector
John Trenary
107 North Kent Street, Suite 200
Winchester, Virginia 22601
RE: Mundy Sand, LLC CUP
My File No. 12443(A)
Dear John:
t
I am enclosing herewith the sketch of the location of the proposed office trailer and scales
and the initial location of the portable plant for the Conditional Use Permit application filed by
Mundy Sand, LLC.
Please let me know if there is additional information which you need. If and when
Frederick County approves the Conditional Use Permit in the name of Mundy Sand and prior to
installing the office trailer upon the property, Mundy Sand will obtain the necessary permits
from your Department in order to utilize the office trailer at the site.
Very truly yours,
Mc & BUTLER
Benjamin M. Butler
BMB:jds
Enclosure
cc: Mark Cheran, Frederick County
Planning Office
Mr. David Harrison
0
0
CPPA #05-06
e`GK COG�� SWSA EXPANSION REQUEST — ROUND HILL CENTER
aStaff Report for the Planning Commission
Prepared: October 1, 2007
Staff Contact: Eric R. Lawrence, AICP, Director
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in the discussion of this
request. It may also be useful to others interested in this comprehensive planning matter.
CPPS:
Planning Commission:
Board of Supervisors
Planning Commission:
Planning Commission:
Board of Supervisors
Reviewed
10/09/06
12/11/06
01/03/07 (Discussion)
01/24/07 (Discussion)
05/02/07 (Public Hearing)
10/17/07 (Public Hearing)
11/14/07 (Public Hearing)
Action
Postponed
Recommended approval
Comments forwarded
Scheduled Public Hearing
Deferred Action
Pending
Pending
PROPOSAL: To expand the Sewer and Water Service Area (SWSA) by approximately 481
acres and to modify the Round Hill Community Land Use Plan.
PLANNED USE: Commercial
LOCATION: The properties are located north and adjacent to Northwestern Pike (Route 50)
and east and adjacent to Poorhouse Road (Route 654).
MAGISTERIAL DISTRICT: Gainesboro (properties covered by the Round Hill Plan are also
in the Back Creek District)
PROPERTY ID NUMBERS FOR SWSA EXPANSION: 52 -A -C, 52-A-50, 52 -A -50A, 52-
A-52, 52-A-63, and additional adjacent parcels suggested by the CPPS: 53-A-70, 53 -A -A
(partially in the SWSA), 53 -A -A1 (partially in the SWSA), 52-A-51, 52 -A -51A, 52-A-53, 52-A-
55, 52-A-56, 52-A-57, 52-A-58, 52-A-59, 52-A-71, 52-A-68, 52-A-66
PROPERTY ZONING: RA (Rural Areas) District & B2 (Business General)
PRESENT USE: Agricultural, orchard, residential, commercial and radio towers
Round Hill Center
October 2, 2007
Page 2
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
RA (Rural Area)
Use:
Agricultural & Orchard
South:
RA (Rural Area)
Use:
Residential and Institutional
East:
RA (Rural Area)
Use:
Agricultural & Orchard
B2 (Business General)
Use:
Vacant
West:
RA (Rural Areas)
Use:
Residential and Agricultural
B2 (Business General)
Use:
Motel and Retail
PLANNING STAFF EVALUATION:
Expansion Request
The Board of Supervisors at its meeting on August 23, 2006, directed the Planning
Commission to study this CPPA request. After the Board's action, the applicant
modified the application to remove the Urban Development Area (UDA) designation and
is now seeking only SWSA designation. The Comprehensive Plans and Programs
Subcommittee (CPPS) considered this request at its meetings on October 9, 2006 and
December 11, 2006. The CPPS recommended the applicant's SWSA expansion and
recommended expansion of the SWSA to cover some adjacent parcels. The CPPS also
endorsed a revised draft of the Round Hill Community Land Use Plan to cover the
expansion area. The Planning Commission suggested further revisions to the draft plan
when they reviewed it on January 3, 2006. Board Members offered individual comments
on the proposal when they considered this as a discussion item at their meeting on
January 24, 2007. No direct changes were made and the item was forwarded for public
hearing with a work session on design standards to take place before the public hearings.
In lieu of a work session, a discussion of the Round Hill design standards took place at
the Planning Commission retreat on February 24, 2007. A summary of the comments
from the retreat is included on page 7 of this staff report.
Staff .Note: The applicant is still seeking to develop part of this site for the National
Lutheran Home. The applicant is aware that a Continuing Care Retirement Community
(CCRC), such as the National Lutheran Home, is allowed in the RP (Residential
Performance) District, which requires inclusion in the UDA. However, expansion of the
SWSA without the UDA would allow rezonings to the MS (Medical Support) District.
The applicant is further aware that a CCRC is not an allowed use in the County's MS
District. The applicant will be pursuing a teat change to the MS District Ordinance (via
the Development Review and Regulations Subcommittee (DRRS)) at a later date.
Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identified
all of the subject parcels, except current parcel 52-A-53, as being zoned A-2 (Agricultural
Round Hill Center
October 2, 2007
Page 3
General). The County's agricultural zoning districts were subsequently combined to form
the RA (Rural Areas) District upon adoption of an amendment to the Frederick County
Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map
resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land
to the RA District. The original Frederick County zoning map (U.S.G.S. Winchester
Quadrangle) identified current parcel 52-A-53 being zoned B-2.
Comprehensive Policy Plan
Land Use Plan
The Round Hill Community Land Use Plan (Adopted May 10, 2006) includes some of
the land that is the subject of this SWSA expansion request. While this land is not
included in the SWSA, it is covered by Phase II of the Round Hill Plan, which calls for
commercial development. The applicant seeks to further expand the commercially
designated area and include all the land planned for commercial development north of
Route 50 into the SWSA. The SWSA expansion would cover approximately 481 acres.
Unique to this proposal is the idea for this commercial development to be focused on
medical related uses. This is due to its proximity to the Winchester Medical Center and
the Medical Center West Campus, on the west side of Route 37.
Should the County wish to expand the SWSA in this area to accommodate a medical
related campus, a revised Round Hill Plan (attached) has been prepared that would guide
this development. Features of the draft plan include:
• Continuation of the policies in the adopted Round Hill Plan for the residential
core and for the general commercial area along Route 50;
• Expansion of the SWSA by 481 acres on the north side of Route 50;
• Medical -related commercial development on the north side of Route 50;
• Future road links to the north;
• A park and land, if needed for future public facilities;
• Some changes to the design standards for commercial development along Route
50; and
• Higher design standards for the medical related campus.
Staff note: Any future rezoning in the expanded SWSA area would be dependent on the
applicant extending water and sewer lines at his own expense, providing the road
infrastructure called for in the plan, mitigating the impacts of development, and providing
the design features called for in the plan. Water and sewer lines would need to be sized
to ultimately include residential land in the rural community center core area.
Transportation
The County's Eastern Road Plan calls for Route 50 to be improved to a six -lane minor
arterial road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse
Round Hill Center
October 2, 2007
Page 4
Road, Route 50 is planned as a four -lane minor arterial. An east/west collector road,
parallel to Route 50 is also included in the Eastern Road Plan. A section of this road,
Petticoat Gap Lane, has been proffered with the Round Hill Crossing development. A
new north/south major collector road is sought in this draft plan through the medical
campus commercial area. This road would serve the campus and provide access to
development north of Round Hill, should the County plan for that in the future. A minor
collector road to connect Round Hill Road (Route 803) to Ward Avenue is proposed in
the draft plan. This will help to facilitate redevelopment of that area.
Mentioned throughout the draft plan is the requirement for alternative modes of
transportation, such as pedestrian and bicycle facilities. The plan calls for an
interconnected system of multi-purpose trails and sidewalks. It is critical that these
alternative modes of transportation link the entire Round Hill area and link to the
Winchester Medical Center east of Route 37.
Staff Note: The development of new road systems, new signalization and improvements
to existing road systems are all elements of this plan. It will be the responsibility of
private property owners and developers to ensure that these improvements are made.
Staff note: VDOT provided general comments on this application. VDOT noted that it
will require considerable road infrastructure to maintain Level of Service "C" for
developments in this expanded SWSA area, given rezonings that have already been
approved on the WWW and WMC properties. It should be noted that the Winchester
Medical Center is requesting access from the current hospital interchange to its properties
on the west side of Route 37. However, traffic patterns will not allow access to other
properties west of Route 37 without significantly impairing Route 37 traffic between
Route 522 and Route 50. The interchange modification will only serve the western
Valley Health campus. VDOT is very concerned over any additional rezonings going
forward in this sector of the County without a comprehensive look at the 522 North and
Route 50 West corridors west of Route 37.
Community Facilities and Service
Future development south of Route 50 and also west of Round Hill Crossing (the
WalMart site) will be served by the Parkins Mill Wastewater Treatment Plant. An
expansion of the Parkins Mill Plant has been designed and the expanded plant should be
operational in 2009. Adequate wastewater capacity to serve Round Hill should be
available by 2010.
Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester
Medical Center — West site. These lines have sufficient capacity to provide the volume
of water the Round Hill area could demand. However, they do not have sufficient
Round Hill Center
October 2, 2007
Page 5
pressure. To provide adequate pressure, existing line pressure would have to be boosted
and water storage provided.
.Staff Note: This plan does not recommend rezoning land within the community for
commercial development prior to the provision of central sewer and water. It is also
recommended that as land is developed over time and infrastructure extended, that new
developments further the goal of providing sewer to the established rural community
center. This will be facilitated through both the adequate sizing of utility lines and the
provision of utility easements to adjacent properties.
The draft plan includes a new park in the campus commercial area, likely in the area of
the large pond. This park would be a passive recreational facility with trails, benches and
outdoor eating areas. Also, part of the park network would be the interconnected trail
system.
Public facilities to serve new development in the Round Hill Community may be required
in the future. It would then be necessary for future development to provide a site for such
public facilities.
COMPREHENSIVE PLANS AND PROGRAMS SUBCOMMITTEE (CPPB) SUMMARY
& ACTION OF 10/09/06 MEETING:
The CPPS reviewed the SWSA expansion request. There was general support for a medical
related campus north of Route 50. Staff was directed to work with the applicant to draft a small
area land use plan to accommodate a medical campus. Attention was to be paid to land use,
transportation, public facilities and design standards.
COMPREHENSIVE PLANS AND PROGRAMS SUBCOMMITTEE (CPPB) SUMMARY
& ACTION OF 12/11/06 MEETING:
The CPPS reviewed the small area land use plan prepared by staff. There was general support
for the inclusion of a medical related campus north of Route 50. There was support for including
some adjacent parcels into the SWSA. Staff was directed to make a number of changes to the
draft plan including further restricting access on Route 50, clearer design standards within the
campus and further prohibiting strip development along Route 50. The CPPS added a minor
collector road, connecting Round Hill Road (Route 803) and Ward Avenue, to the plan. The
plan, to be amended by staff as stated above, was endorsed by the CPPS. (Following the CPPS
meeting on 12/11/06, staff has made the changes recommended by the CPPS.)
Round Hill Center
October 2, 2007
Page 6
PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/03/07 MEETING:
The Planning Commission generally supported the proposed revision to the Round Hill
Community Land Use Plan which calls for utilizing a campus -style setting for medical -related
commercial development north of Route 50 and expansion of the SWSA in that area. A number
of comments and suggestions were made by Commission members during their discussion,
primarily dealing with language revisions. Those suggestions included the intent to develop the
entire land use plan area in a campus -style setting; revisions to the design principles regarding
the placement of structures and parking areas; emphasis on language for serving the needs of
existing area residents with utilities; the insertion of wording indicating that the campus -style
area could accommodate commercial and institutional uses; clarity that this was not an
opportunity for suburban residential development to occur; and some additional language
encouraging inter -parcel connectors and utility easements.
Five citizens spoke during a public comment portion of the discussion. Concerns raised included
the possibility of this becoming an area for high-density residential housing; the possibility that
existing dwellings, churches, or other establishments may not have the ability to take advantage
of the extended utility lines; concern for how the driveways to the existing homes along the south
side of Route 50 would be affected; and questions on whether conservation easements could be
pursued. One of the citizens said he was in favor of the proposed SWSA expansion and the
Round Hill Land Use Plan and was also in favor of allowing continuing care retirement facilities
as a permitted use in this area.
This was a discussion item; no action was taken by the Commission. (Note: Commissioner
Mohn abstained from all discussion, due to a potential conflict of interest.)
Since the Planning Commission meeting on 01/03/07, staff has made the changes suggested by
the Commission. The attached draft plan incorporates these changes.
BOARD OF SUPERVISORS SUMMARY AND ACTION OF THE 01/24/07 MEETING:
Board Members discussed the revisions to the Route 50 corridor design standards. Some
Supervisors were not supportive of taking the word "encourage" out of the design standards.
Some did not like the boulevard concept. Others supported the boulevard concept. Members
discussed the implications of placing the design standards in the Comprehensive Plan versus the
Zoning Ordinance. Members expressed more reservation about the south side of the plan than
the new north side. Some Board Members expressed support for the applicant's SWSA
expansion proposal. Board Members voted to send the Comprehensive Policy Plan Amendment
forward for public hearing with a work session to be held before the public hearing.
Round Hill Center
October 2, 2007
Page 7
PLANNING COMMISSION RETREAT SUMMARY COMMENTS:
Staff outlined the implications of placing design standards in the Comprehensive Plan versus the
Zoning Ordinance. Staff clarified that the design standards in the Round Hill Plan went above
and beyond the required regulations in the Zoning Ordinance. Some Board Members and
Planning Commissioners were supportive of strongly worded design standards in the
Comprehensive Plan and wanted to eliminate the word "encourage". Many agreed on limiting
new entrances onto Route 50 for safety reasons. A Board Member expressed a clear desire to
keep the word "encourage" in the guidelines and also a desire not to strengthen the entrance
spacing criterion. One Commissioner wanted design guidelines for all of the major corridors.
One Commissioner expressed concern that the transportation improvements needed to implement
the Round Hill Plan had not been discussed. There was general agreement that a comprehensive
transportation plan for the entire county was desirable.
PLANNING COMMISSION SUMMARY ANIS ACTION OF THE 05/02/07 MEETING:
Staff presented the draft Land Use Plan, detailing the potential planned land uses and limits of
the expanded Sewer and Water Service Area. It was noted that staff understood that the Board
sought to offer additional comments prior to the Planning Commission forwarding a
recommendation; therefore, a recommendation from the Commission would not be sought
tonight. Zn
The applicant, Mr. David Frank, came forward to represent the landowner. Mr. Frank said it was
his client's application that started this discussion and resulted in the draft plan. He said his
client feels strongly that the revision of the SWSA will benefit Frederick County. He noted their
work with the CPPS and the Planning Commission throughout the process. Mr. Frank said his
client recognizes there are transportation issues at Route 50 and understands certain
transportation improvements will be needed; he said that as the process evolves, those issues will
be studied and appropriate resolutions put in place before development proceeds.
There were no public comments.
UPDATE SINCE 05/02/07 PLANNING COMMISSION MEETING
Staff has received comments from the Board of Supervisors; those comments have been
incorporated into the draft Plan. Specifically, one comment suggested that access to Route 50
be concentrated at key intersections (locations which are identified on the illustrative Plan), but
opportunities be enabled for limited commercial entrances to facilitate safe and efficient traffic
movement. Otherwise, the comments were general in nature, and do not appear to substantially
modify the intent of the draft Plan.
Round Hill Center
October 2, 2007
Page 8
Following the advertised public hearin,-, it would be appropriate for the
Plannin,- Commission to forward a recommendation to the Board of Supervisors
re,uardin,u this draft Land Use Plan and SWSA Expansion.
Attachments
Attachment 41 — The adopted Round Hill Plan with strikethroughs for text to be deleted
Attachment 42 — Text retained from the adopted Round Hill Plan shown in black, new proposed
text shown in red
Attachment #3 — Clean version of the Round Hill Plan presented for consideration following a
public hearing
ROUND HILL PLAN ADOPTED MAY 10 2006
Strikethroughs show text proposed to be deleted
Round Hill
ATTACHMENT 1
The pr-eeess of bbeganlaR for- the Round 1441
the Ffeder-iek County Comprehensive Plans a -ad Pfegr-ams Committee (CPPG, a subeonifflit4ee of
the County Planning Commission) and staff fFam the DepaFtment of
b
eondueted u pFire Hall.
meeting
on SeptembeF 25, 1995 to present the dr -aft Land Use Plan. Inb
hout the pr-eeess, andthe desir-es of the Board of Supefviser-s, the plati r-eeammends
b
designated pai4ieas of the Gonun
use. in all, of >100 ,
roughly 400 to 500 is designated V 1 vu _
in ce fliunetio v '+'' 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. his
r-eeommendation is discussed in o detail later- in the fepoA-.
hVwida-ry and enhaneedesign standards for- e Route cn Geffidon
other- afeas of the eaffifflunity within the Sewef and Water- Sefviee Area,
extending +;
+ending „+;r,o 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.
b'
, no area is proposed for
high density residential development. As meatio e pr -e ,iously the plan recommends that a new
�rlllllJllii
zoning category be adopted prior to development within Phase rrr, which, among other- things,
allows residential development within the Community Center at a density in keeping with
traditional development patterns for the community. The if4e dee r,., ose being + permit the
continuation of favorable building patterns, styles, and mix of uses found within the community
rather than utilizing existing regulations wh' h were 11VL + YY11++ -- +h it l -'+'
Frederick County Comprehensive Plan
—1—
ATTACHMENT 1
ure 12
sign Principles to be Established for the
and 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 commerciaRretail 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 me ef- et a pai4 of 12hase riT__of
themed use 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.
—2—
ATTACHMENT 1
IRO uffl al 14 111 COMM,11"it2qT
& AIA it IIJ
Numbef of Lots by kereage (1985)
-------------------------- -----------------------------
4-550 I ------------------------
i
4-00 f----------------------- ------------------------------------
r
�0-------------------------------------------------
0
0— 0.5 0-5 1.0 1.0 2.0 - ?--p-5.0- 5 an up -
Let e
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.
Frederick County
—3—
Comprehensive Plan
ATTACHMENT 1
191,11
IDeskn Principles_ for the Round Hill Route 50 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);
Ne off premise business Sig.-.--,.
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;
Eneaur-age t 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
R
b
This phase calls for the establishment of a Business/Office Area immediately adjacent to the
Route 37 interchange. implementation of this phase:Nesteµ to begin within in_the near to_ .
Pef our puTeses we h�,e assumed a five yeaf time frame. Business�Of4ee development would
-4-
'
.
This phase calls for the establishment of a Business/Office Area immediately adjacent to the
Route 37 interchange. implementation of this phase:Nesteµ to begin within in_the near to_ .
Pef our puTeses we h�,e assumed a five yeaf time frame. Business�Of4ee development would
-4-
ATTACHMENT 1
The seeend phase ef the proposed plan involves an area designated for additional business and
office uses. The total �Av Thornwas eat deal
There
of discussion a4 the Gei-mmi4ee level
4he best 6ateger-5, of use for- this pai4ion of the
b
-------y . it • • as finally Elet ,xxxxinea that the F residential development of any sort in
this area should be avoided in favor of commercial uses.
The thir-El phase eneornpisses the eere afea of -he Community as well as some additional
ess` f ��, a -�ao Feu e -S0 zer- a total -a.aef roughly 300 The plan calls for
infill residential development within the core area along with some appropriately scaled
commercial uses. This pEq4jen he Phase itYVelVes feughly, 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- phase &flt-��d would fequire the availability of
'
x"iuii. .�lc•.. v.v.�
phase further expansion of businesslretail westward out Route 50 as a means of
funding the extension. aer-This
commercial development should be permitted only if it addresses the specific design standards
for Route 50.
Frederick County
—5—
Comprehensive Plan
ATTACHMENT 1
Infrastructure
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 senethe intended funetio , btA would not
ne vv✓✓Ki11y o11VVthe p1Gee ,1; rte JI
\VL.
As the areas develop, signalization and crosswalks will be required where collectors intersect
Route 50.
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
f .,t,,,.es that disc , guis>1 the community from the s ,,di g County.
In particular, the plan:
A -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,
i maintains large amounts of open space,
i ensures that new development within the core area is in keeping with the scale of the
community,
-6-
_..
Lall
.
_
..
.. a..
NAM.....
_
...
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 senethe intended funetio , btA would not
ne vv✓✓Ki11y o11VVthe p1Gee ,1; rte JI
\VL.
As the areas develop, signalization and crosswalks will be required where collectors intersect
Route 50.
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
f .,t,,,.es that disc , guis>1 the community from the s ,,di g County.
In particular, the plan:
A -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,
i maintains large amounts of open space,
i ensures that new development within the core area is in keeping with the scale of the
community,
-6-
ATTACHMENT 1
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 die plan does
b it Sutt'--Sts fe4ufes that should be
examined `' calls 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. tt is hoped 4iat many f the standards proposed „ b appheable to t
Frederick County
—7—
Comprehensive Plan
10.
ac i Q.., �'�� f `!'\ it l " •e{.� 41 A 769
41 A 55Y, { !\ 42 A 155
1 \ O 1 1 ti..1 Hill
151.97 ac, vi
104 ac
\ t ! �Ornmy �l�!
52 A i i`l\ 2Z 79 .t ,5q , 41 A 170 !:''- 42 A 780 .i
71.25 ac. , f+l 'i'�a° - - 274.16 ac. f 105.26%a
® ,� Land e Plan
otal Stud Area
12 15s A \� P 46 �.
a. !� 52 p5ac. _ `� 53 A t ' �.i / 1180 Acres
t , t'/ � -r / /• 2 49 �..� 96.69 ac.
53 A 69
Y
u
52 A 50\.` 20.9 ac. Feet
zos st a o 0 750 1,500
t
52 A 9zA 52 A 63 Proposed Traffic Signal
•V -
55. !_ - 5455..
53 A A `\: ` Proposed Collector Roads
$- :r • ShrrtiyuoJ I:7r - ,. \
7334.: L
Phase 1 - 110acres
° 52 A Phase 2 - 180acres
4� r
53 A 59 I �'
P _ J '-t 1, �• tr,� vt91,: � Phase 3 - 300acres
Streets
�< .. `\,; ,. Fµ: '? �0.33rcD - Primary
/ 14.2 ac. �.f . � KN� .c Qti �o � , �•. -f `z14/7�3 Fig; �i��l C"tt
�Seco
nd
ar
Y
A1zzsz 41"q Terciary
Winchester City
,g '� iP � �;� %`� railroads
\ 37 +
52 A 124
Lakes
P.660
2 d 115.66 ac. 1, 1, • '� 3 n 53 5✓•; t "^� Streams
t2 q J¢ 52 A 2.61 r
•�9a �3,` 1 135.87 c
P ! ~ 0Parcels
tt
¢ 1 _ l tp / r e Urban Development Area
4� p
53 A 88
z39.9za. �'k�'
52 A 256 , Community
Centers
. \\ \ • •� / �\ ! f% r
\'•\=��/' �.. �Qe 425.9ik21{J'^Va tt
�Frededc� County Dept of
�\Z537��A\`ti ` �\ ,� ��'P `\ \`.. t \ ,' Planning\ evelopment
��:.'
/ rryh,a`�`�a i , r�&9 107 N nt St
Winchester, VA G0152 A 305 ;-'\,_°i x.!\,.www.CO.FREDERICK. .US
433.01 ac. ;.•:\. :.,,� Adopted May 10, 2057 \1..��\y}53 A 92A
\ 1J013 145.84 ac.
s (I at UDA updated Sept.13, 2006
ATTACHMENT 2
BLACK TEXT = TEXT FROM ROUND HILL PLAN ADOPTED MAY 10 2006
RED TEXT = DRAFT TEXT FOR REVISED ROUND HILL PLAN 2007
Guiding Principles
The Round Hill Community has two distinct areas, the long established Round Hill Rural
Community Center focused around Round Hill Road (Route 803) and the developing
commercial area along Route 50W (Northwestern Pike). This plan encompasses both of these
areas. The plan has two primary goals - first, to protect and enhance the character of the
established rural community center and second, to create a vibrant, functional and well-designed
commercial center. While the two areas are distinct, this plan seeks to link them by efficient
roads and multi-purpose trails and sidewalks and to locate a park and other public facilities in the
Round Hill Community for the benefit of both the residents and the workers.
As with previous versions of the Round Hill Plan 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 Rural Community Center
The core of the long established Round Hill Rural Community Center consists primarily of
residences. In the past, a number of small businesses have been located in the core area, but few
of these remain today. The development pattern established in the Round Hill Rural
Community Center consists of both small lots along Round Hill Road, Poorhouse Road,
Woodchuck Lane and other roads, and the larger lots and small farms on the periphery. Both
residential patterns should continue. The farms and large lots on the periphery of the Round Hill
Rural Community Center should be maintained to preserve the rural character. In order to
further preserve the existing character of the area, no part of the Round Hill Rural Community
Center should have high density housing.
Most residential lots in the Round Hill Rural Community Center are less than one-half acre.
These residential lots contain single family detached housing on wells and septic with reduced
front yard setbacks. This historic development pattern cannot be accommodated within the
existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and
requires primary and reserve drainfield areas. A new zoning district should be created to
accommodate infill development that is in character with the area. Such a district should address
housing types, lot sizes and setbacks. The new zoning district should also address design
standards for street trees, curb -side parking, signage, lighting and underground utilities. The new
district could allow for modest commercial/retail uses (with discreet signage) to serve
surrounding residents.
In recent years, new residential development in Round Hill has been limited due to private health
system requirements. Expansion of the Sewer and Water Service Area (SWSA) in 2006 has
ATTACHMENT 2
given the opportunity for some existing residents to connect to public water and sewer, at the
property owner's expense. Once a new zoning district is adopted to accommodate in -fill
development, the County will need to re-examine the SWSA boundary to determine whether any
other areas in the Round Hill Rural Community Center should be enabled to connect to public
water and sewer services. Rezonings to the new district should not be allowed prior to the
availability of public water and sewer.
Developing Commercial Areas
Commercial, medical support, medical offices, educational, and public use development are
important components of the Round Hill Community Land Use Plan
Historically, highway commercial uses have located along Route 50W (Northwestern Pike).
These uses include gas stations, car dealers, restaurants and small retail establishments. Some of
these uses still exist. In more recent years, Round Hill Crossing (including the large Wal-Mart
center) has begun to develop on the north side of Route 50. This 70 acre site will ultimately
accommodate retail, restaurant and business development. The Winchester Medical Center —
West Campus, with 102 acres to the east of Round Hill Crossing, has both a retail component
along Route 50 and a medical component. The northern portion of the Medical Center's West
Campus is zoned MS (Medical Support) District. Together these two large developments have
changed the nature of land development along Route 50. Large-scale commercial development
is now a dominating presence in the Round Hill Community. Growth and development should
be carefully planned to take advantage of the close proximity of the Winchester Medical Center.
Two distinct types of commercial development are evolving in the Round Hill Community — a
general commercial area along both sides of Route 50W and a medical support and education
area located on the north side of Route 50W.
The general commercial areas already under development on both sides of Route 50 function as
a gateway to and from the City of Winchester. Therefore, an objective of this plan is to create an
attractive, functional commercial area and to prevent the creation of a typical commercial strip.
Consolidated entrances are strongly encouraged to avoid multiple -entrances along Route 50.
Inter -parcel connections will be necessary for the small lots to develop. Standards have already
been developed that will minimize the visual disruption to the Route 50 corridor (see Figure
13A). These include standards for shared entrances, inter -parcel connectors, green spaces along
Route 50, screening of parking areas and screening between commercial properties and existing
residences, size, number and location of signs, underground utilities, and landscaping. These
standards strongly discourage individual business entrances both for aesthetic reasons as well as
for transportation safety and efficiency. Major commercial establishments should connect to
Route 50 at signalized intersections.
A continuation of the general commercial area is planned in the vicinity of Ward Avenue and
Stonewall Drive. As this area redevelops, new developments will be expected to follow the
Route 50 standards (Figure 13A) that apply to small parcels on the south side of Route 50.
Consolidation of these small parcels is the key to redeveloping this area. A minor collector road,
ATTACHMENT 2
to join Round Hill Road (Route 803) and Ward Avenue, is planned to funnel traffic to two key
intersections on Route 50.
13A
Wei les for the Round Hill Route 50 Corridor
Street trees in the median, along both sides of the ditch;
Freestanding business signs — one monument style sign per development (maximum size
- 50 feet, maximum height — 12 feet);
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 — Commercial entrances are strongly discouraged
on Route 50. If no other alternative exists, entrance spacing - 200 feet if speed
limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph;
A row of evergreens in addition to the ordinance -required buffer and
screening adjacent to areas planned to remain residential;
Underground utilities;
Placement of buildings close to Route 50 with landscaped parking lots in
the rear;
North side of Route 50: 50 foot landscaped strip, within the landscaped
strip a ten foot asphalt bike and pedestrian trail, ornamental shrubs and street trees
along Route 50;
South side of Route 50: 50 foot landscaped strip (20 feet for small tracts),
within the landscaped strip a five foot concrete pedestrian sidewalk, ornamental
shrubs and street trees along Route 50;
Due to its close proximity to the Winchester Medical Center, the north side of Route 50W offers
a unique opportunity to accommodate medical support, medical offices, educational, public use,
and commercial uses. Therefore, the Round Hill Land Use Plan should provide for large campus
style development of the north side of Route 50W for medical support, medical office,
educational, public use, and commercial uses. A number of large open tracts of land exist in this
location. The campus style development should provide for boulevard street designs, street trees,
bicycle and pedestrian paths, and connectivity between development and common green space
gathering areas.
In order to minimize areas of impervious surface, decked or structured parking or increased
building heights may be warranted. High quality building designs and materials are expected.
Small plazas at the building entrances or in the center of a group of buildings are suggested. Site
design standards are expected to exceed those established for the Route 50 corridor (Figure
13A'. Coordinated signage, lighting and street furniture are sought.
-3-
ATTACHMENT 2
All of the commercial areas in Round Hill should provide commercial services and employment
opportunities that are accessible to the residents within the Round Hill Rural Community Center
via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced
accessibility is anticipated through the connection of such areas to the existing residential areas
by a network of multi-purpose trails, sidewalks and intersections with pedestrian actualized
signals.
Transportation
The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO)
2030 Transportation Plan call for Route 50 to be improved to a six -lane minor arterial road
between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route 50 is
planned as a four -lane minor arterial. Sidewalks are planned on the south side of Route 50 and
multi-purpose trails on the north side. Developments along Route 50 will be expected to
incorporate these road improvements.
A north/south collector road, parallel to Route 37, is included in the Route 37 West Land Use
Plan. This road is also incorporated into the County's Eastern Road Plan. A section of this road,
Botanical Boulevard, is being built with the Winchester Medical Center — West Campus
development on the north side of Route 50W. Should properties further to the north develop,
this road should eventually connect to Route 522 (North Frederick Pike).
An east/west collector road, parallel to Route 50 is also included in the Eastern Road Plan. A
section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing
development. This road is envisioned as an urban divided four -lane cross-section that includes
landscaped medians, controlled left turns, street trees, and pedestrian and bicycle facilities, to
enhance transportation on the north side of Route 50. Development proposals will need to
accommodate the continuation of this collector road.
A new north/south major collector road is planned through the Winchester Medical Center -
West Campus that will serve the West Campus and provide access to the future Route 37
interchange located north of Round Hill. While this road is envisioned as an urban divided
four -lane road that includes landscaped medians as well as pedestrian and bicycle facilities, it
may initially be built as a two-lane road because development to the north may not occur for
many years, if at all. The location shown on the plan is general, with the precise location of the
north -south collector road remaining flexible.
Vehicular management access is recommended throughout the Round Hill Rural Community
Center, particularly along Route 50. A six lane arterial road should not include multiple access
points. Ideally, primary vehicular access should be limited to four signalized intersections along
Route 50W with additional commercial entrances planned at appropriate intervals to facilitate
safe and efficient traffic movement.
Noted throughout this plan is the requirement for alternative modes of transportation, such as
pedestrian and bicycle facilities. The plan calls for an interconnected system of multi-purpose
trails and sidewalks. It is critical that these alternative modes of transportation link the entire
ATTACHMENT 2
Round Hill Rural Community Center. A future Winchester Medical Center internal road over
Route 37 should provide a sidewalk and trail for bicycle and pedestrian access. The County
should also encourage the extension of existing bus routes to serve the area. Ideally, bus stops
should be located at all of the commercial centers.
The development of new road systems, new signalization and improvements to existing road
systems are all elements of this plan. It will be the responsibility of private property owners and
developers to ensure that these improvements are made. No rezonings should be approved until
the County is certain that the transportation impacts of development will be mitigated and the
improvements facilitate the goals of the Comprehensive Policy Plan. As with all area of the
County, Level of Service "C" should be maintained on roads adjacent to and within new
developments.
Environment
A number of environmental features are found in the Round Hill Community. The area is
dominated by two major natural features — Round Hill itself, which is west of Poorhouse Road
and a north/south ridgeline. The ridgeline, west of Round Hill Crossing, is highly visible and
should be sensitively developed. Ponds, streams and floodplains are present and will need to be
taken into consideration so as to minimize and/or mitigate negative impacts with any future
development. These natural areas provide an obvious location for a trail system.
Historical Resources
Round Hill is one of the older settlements in Frederick County. The original village was located
at the base of Round Hill. The community today includes a small number of eighteenth and
nineteenth century dwellings. Approximately 30 late -nineteenth century and early -to -mid
twentieth century houses, primarily American Foursquares and I -houses are located in the area.
The mid -nineteenth century Round Hill Presbyterian Church and the early -twentieth century
Round Hill School (now used as a residence) are also located in this community. Protection of
these historic structures is encouraged.
Public Utilities
A fundamental issue for the development of Round Hill has been the provision of public water
and sewer. Development of the area is dependent on the availability of appropriate
infrastructure. The Sewer and Water Service Area (SWSA) has been expanded to portions of the
Round Hill Community several times in recent years. This plan does not recommend rezoning
land within the Round Hill Rural Community Center for commercial development prior to the
availability of central sewer and water. It is also recommended that as land is developed over
time and infrastructure extended, that new developments further the goal of providing sewer and
water to the core residential area of the Round Hill Rural Community Center. Future
development should facilitate the availability of sewer and water in tow ways — the sizing of
utility pipes to insure capacity for all of the Round Hill Rural Community Center, and by
providing utility easements so that adjacent property owners have the ability to extend and
connect to public water and sewer.
-5-
ATTACHMENT 2
The Round Hill area will ultimately be served by two wastewater treatment plants. The area
immediately west of Route 37, including Winchester Medical Center — West Campus and Round
Hill Crossing are currently served by the Opequon Water Reclamation Facility. The transmission
lines serving this facility have limited capacity. Therefore, future development south of Route
50 and also west of Round Hill Crossing are planned to be served by the Parkins Mill
Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the
expanded plant should be operational in 2009. Adequate wastewater capacity to serve the Round
Hill Rural Community Center should be available by 2010. Future development proposals will
need to demonstrate that sufficient sewer capacity exists.
Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical
Center — West Campus site. These water lines have sufficient capacity to provide the volume of
water identified in the Round Hill Rural Community Center Land Use Plan; however, they do
not have sufficient pressure. To provide adequate pressure, existing line pressure will have to be
boosted and water storage provided.
Public Facilities
Public facilities to serve new development in the Round Hill Community may be required in the
future. It will be necessary for future development to provide a site for such public facilities.
The Round Hill Volunteer Fire & Rescue Company, in particular, is in need of a site for a new
facility.
Parks
The Round Hill Community has one neighborhood park, at the Round Hill Volunteer Fire &
Rescue Station. A children's play area is maintained by the Frederick County Department of
Parks and Recreation and the fire company maintains a ball field. The scope of this park could
be expanded, possibly with the relocation of the fire station.
The commercial, medical support, and institutional land uses north of Route 50W should include
a new park, ideally in the area of the large pond. This park would be visible from Route 50 and
could serve as the visual focal point of the entire Round Hill Community. The park should be a
passive recreational facility with trails, benches and outdoor eating areas. The park should be
designed to serve both onsite workers and residents of the Round Hill Rural Community Center.
A linear trail could also link this park to the smaller pond to the north. The park's
trail/sidewalks network should be the interconnected trail system as described in the
transportation section. Consideration should be given to establishing a trail along the ridgeline
between Route 50 and Route 522 and a trail at the southern edge of the Round Hill Community
to link to the Green Circle in the City of Winchester.
-6-
- PROPOSED -
ROUND HILL LAND USE PLAN 2007
Guiding Principles
ATTACHMENT 3
The Round Hill Community has two distinct areas, the long established Round Hill Rural
Community Center focused around Round Hill Road (Route 803) and the developing
commercial area along Route 50W (Northwestern Pike). This plan encompasses both of these
areas. The plan has two primary goals - first, to protect and enhance the character of the
established rural community center and second, to create a vibrant, functional and well-designed
commercial center. While the two areas are distinct, this plan seeks to link them by efficient
roads and multi-purpose trails and sidewalks and to locate a park and other public facilities in the
Round Hill Community for the benefit of both the residents and the workers.
As with previous versions of the Round Hill Plan 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 Rural Community Center
The core of the long established Round Hill Rural Community Center consists primarily of
residences. In the past, a number of small businesses have been located in the core area, but few
of these remain today. The development pattern established in the Round Hill Rural
Community Center consists of both small lots along Round Hill Road, Poorhouse Road,
Woodchuck Lane and other roads, and the larger lots and small farms on the periphery. Both
residential patterns should continue. The farms and large lots on the periphery of the Round Hill
Rural Community Center should be maintained to preserve the rural character. In order to
further preserve the existing character of the area, no part of the Round Hill Rural Community
Center should have high density housing.
Most residential lots in the Round Hill Rural Community Center are less than one-half acre.
These residential lots contain single family detached housing on wells and septic with reduced
front yard setbacks. This historic development pattern cannot be accommodated within the
existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and
requires primary and reserve drainfield areas. A new zoning district should be created to
accommodate infill development that is in character with the area. Such a district should address
housing types, lot sizes and setbacks. The new zoning district should also address design
standards for street trees, curb -side parking, signage, lighting and underground utilities. The new
district could allow for modest commercial/retail uses (with discreet signage) to serve
surrounding residents.
In recent years, new residential development in Round Hill has been limited due to private health
system requirements. Expansion of the Sewer and Water Service Area (SWSA) in 2006 has
given the opportunity for some existing residents to connect to public water and sewer, at the
ATTACHMENT 3
property owner's expense. Once a new zoning district is adopted to accommodate in -fill
development, the County will need to re-examine the SWSA boundary to determine whether any
other areas in the Round Hill Rural Community Center should be enabled to connect to public
water and sewer services. Rezonings to the new district should not be allowed prior to the
availability of public water and sewer.
Developing Commercial Areas
Commercial, medical support, medical offices, educational, and public use development are
important components of the Round Hill Community Land Use Plan
Historically, highway commercial uses have located along Route 50W (Northwestern Pike).
These uses include gas stations, car dealers, restaurants and small retail establishments. Some of
these uses still exist. In more recent years, Round Hill Crossing (including the large Wal-Mart
center) has begun to develop on the north side of Route 50. This 70 acre site will ultimately
accommodate retail, restaurant and business development. The Winchester Medical Center —
West Campus, with 102 acres to the east of Round Hill Crossing, has both a retail component
along Route 50 and a medical component. The northern portion of the Medical Center's West
Campus is zoned MS (Medical Support) District. Together these two large developments have
changed the nature of land development along Route 50. Large-scale commercial development
is now a dominating presence in the Round Hill Community. Growth and development should
be carefully planned to take advantage of the close proximity of the Winchester Medical Center.
Two distinct types of commercial development are evolving in the Round Hill Community — a
general commercial area along both sides of Route 50W and a medical support and education
area located on the north side of Route 50W.
The general commercial areas already under development on both sides of Route 50 function as
a gateway to and from the City of Winchester. Therefore, an objective of this plan is to create an
attractive, functional commercial area and to prevent the creation of a typical commercial strip.
Consolidated entrances are strongly encouraged to avoid multiple -entrances along Route 50.
Inter -parcel connections will be necessary for the small lots to develop. Standards have already
been developed that will minimize the visual disruption to the Route 50 corridor (see Figure
13A). These include standards for shared entrances, inter -parcel connectors, green spaces along
Route 50, screening of parking areas and screening between commercial properties and existing
residences, size, number and location of signs, underground utilities, and landscaping. These
standards strongly discourage individual business entrances both for aesthetic reasons as well as
for transportation safety and efficiency. Major commercial establishments should connect to
Route 50 at signalized intersections.
A continuation of the general commercial area is planned in the vicinity of Ward Avenue and
Stonewall Drive. As this area redevelops, new developments will be expected to follow the
Route 50 standards (Figure 13A) that apply to small parcels on the south side of Route 50.
Consolidation of these small parcels is the key to redeveloping this area. A minor collector road,
to join Round Hill Road (Route 803) and Ward Avenue, is planned to funnel traffic to two key
intersections on Route 50.
ATTACHMENT 3
re 13A
Design Principles for the Round Hill Route 50 Corridor
Street trees in the median, along both sides of the ditch;
Freestanding business signs — one monument style sign per development (maximum size
- 50 feet, maximum height — 12 feet);
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 — Commercial entrances are strongly discouraged
on Route 50. If no other alternative exists, entrance spacing - 200 feet if speed
limit is 35 mph or less, 250 feet if speed limit is greater than 35 mph;
A row of evergreens in addition to the ordinance -required buffer and
screening adjacent to areas planned to remain residential;
Underground utilities;
Placement of buildings close to Route 50 with landscaped parking lots in
the rear;
North side of Route 50: 50 foot landscaped strip, within the landscaped
strip a ten foot asphalt bike and pedestrian trail, ornamental shrubs and street trees
along Route 50;
South side of Route 50: 50 foot landscaped strip (20 feet for small tracts),
within the landscaped strip a five foot concrete pedestrian sidewalk, ornamental
shrubs and street trees along Route 50;
Due to its close proximity to the Winchester Medical Center, the north side of Route 50W offers
a unique opportunity to accommodate medical support, medical offices, educational, public use,
and commercial uses. Therefore, the Round Hill Land Use Plan should provide for large campus
style development of the north side of Route 50W for medical support, medical office,
educational, public use, and commercial uses. A number of large open tracts of land exist in this
location. The campus style development should provide for boulevard street designs, street trees,
bicycle and pedestrian paths, and connectivity between development and common green space
gathering areas.
In order to minimize areas of impervious surface, decked or structured parking or increased
building heights may be warranted. High quality building designs and materials are expected.
Small plazas at the building entrances or in the center of a group of buildings are suggested. Site
design standards are expected to exceed those established for the Route 50 corridor (Figure
13A). Coordinated signage, lighting and street furniture are sought.
All of the commercial areas in Round Hill should provide commercial services and employment
opportunities that are accessible to the residents within the Round Hill Rural Community Center
via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced
-3-
ATTACHMENT 3
accessibility is anticipated through the connection of such areas to the existing residential areas
by a network of multi-purpose trails, sidewalks and intersections with pedestrian actualized
signals.
Transportation
The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO)
2030 Transportation Plan call for Route 50 to be improved to a six -lane minor arterial road
between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route 50 is
planned as a four -lane minor arterial. Sidewalks are planned on the south side of Route 50 and
multi-purpose trails on the north side. Developments along Route 50 will be expected to
incorporate these road improvements.
A north/south collector road, parallel to Route 37, is included in the Route 37 West Land Use
Plan. This road is also incorporated into the County's Eastern Road Plan. A section of this road,
Botanical Boulevard, is being built with the Winchester Medical Center — West Campus
development on the north side of Route 50W. Should properties further to the north develop,
this road should eventually connect to Route 522 (North Frederick Pike).
An east/west collector road, parallel to Route 50 is also included in the Eastern Road Plan. A
section of this road, Petticoat Gap Lane, has been proffered with the Round Hill Crossing
development. This road is envisioned as an urban divided four -lane cross-section that includes
landscaped medians, controlled left turns, street trees, and pedestrian and bicycle facilities, to
enhance transportation on the north side of Route 50. Development proposals will need to
accommodate the continuation of this collector road.
A new north/south major collector road is planned through the Winchester Medical Center -
West Campus that will serve the West Campus and provide access to the future Route 37
interchange located north of Round Hill. While this road is envisioned as an urban divided
four -lane road that includes landscaped medians as well as pedestrian and bicycle facilities, it
may initially be built as a two-lane road because development to the north may not occur for
many years, if at all. The location shown on the plan is general, with the precise location of the
north -south collector road remaining flexible.
Vehicular management access is recommended throughout the Round Hill Rural Community
Center, particularly along Route 50. A six lane arterial road should not include multiple access
points. Ideally, primary vehicular access should be limited to four signalized intersections along
Route 50W with additional commercial entrances planned at appropriate intervals to facilitate
safe and efficient traffic movement.
Noted throughout this plan is the requirement for alternative modes of transportation, such as
pedestrian and bicycle facilities. The plan calls for an interconnected system of multi-purpose
trails and sidewalks. It is critical that these alternative modes of transportation link the entire
Round Hill Rural Community Center. A future Winchester Medical Center internal road over
Route 37 should provide a sidewalk and trail for bicycle and pedestrian access. The County
-4-
ATTACHMENT 3
should also encourage the extension of existing bus routes to serve the area. Ideally, bus stops
should be Iocated at all of the commercial centers.
The development of new road systems, new signalization and improvements to existing road
systems are all elements of this plan. It will be the responsibility of private property owners and
developers to ensure that these improvements are made. No rezonings should be approved until
the County is certain that the transportation impacts of development will be mitigated and the
improvements facilitate the goals of the Comprehensive Policy Plan. As with all area of the
County, Level of Service "C" should be maintained on roads adjacent to and within new
developments.
Environment
A number of environmental features are found in the Round Hill Community. The area is
dominated by two major natural features — Round Hill itself, which is west of Poorhouse Road
and a north/south ridgeline. The ridgeline, west of Round Hill Crossing, is highly visible and
should be sensitively developed. Ponds, streams and floodplains are present and will need to be
taken into consideration so as to minimize and/or mitigate negative impacts with any future
development. These natural areas provide an obvious location for a trail system.
Historical Resources
Round Hill is one of the older settlements in Frederick County. The original village was located
at the base of Round Hill. The community today includes a small number of eighteenth and
nineteenth century dwellings. Approximately 30 late -nineteenth century and early -to -mid
twentieth century houses, primarily American Foursquares and I -houses are located in the area.
The mid -nineteenth century Round Hill Presbyterian Church and the early -twentieth century
Round Hill School (now used as a residence) are also located in this community. Protection of
these historic structures is encouraged.
Public Utilities
A fundamental issue for the development of Round Hill has been the provision of public water
and sewer. Development of the area is dependent on the availability of appropriate
infrastructure. The Sewer and Water Service Area (SWSA) has been expanded to portions of the
Round Hill Community several times in recent years. This plan does not recommend rezoning
land within the Round Hill Rural Community Center for commercial development prior to the
availability of central sewer and water. It is also recommended that as land is developed over
time and infrastructure extended, that new developments further the goal of providing sewer and
water to the core residential area of the Round Hill Rural Community Center. Future
development should facilitate the availability of sewer and water in tow ways — the sizing of
utility pipes to insure capacity for all of the Round Hill Rural Community Center, and by
providing utility easements so that adjacent property owners have the ability to extend and
connect to public water and sewer.
-5-
ATTACHMENT 3
The Round Hill area will ultimately be served by two wastewater treatment plants. The area
immediately west of Route 37, including Winchester Medical Center — West Campus and Round
Hill Crossing are currently served by the Opequon Water Reclamation Facility. The transmission
lines serving this facility have limited capacity. Therefore, future development south of Route
50 and also west of Round Hill Crossing are planned to be served by the Parkins Mill
Wastewater Treatment Plant. An expansion of the Parkins Mill Plant has been designed and the
expanded plant should be operational in 2009. Adequate wastewater capacity to serve the Round
Hill Rural Community Center should be available by 2010. Future development proposals will
need to demonstrate that sufficient sewer capacity exists.
Water lines exist on Route 50 in the area of Round Hill Crossing and the Winchester Medical
Center — West Campus site. These water lines have sufficient capacity to provide the volume of
water identified in the Round Hill Rural Community Center Land Use Plan; however, they do
not have sufficient pressure. To provide adequate pressure, existing line pressure will have to be
boosted and water storage provided.
Public Facilities
Public facilities to serve new development in the Round Hill Community may be required in the
future. It will be necessary for future development to provide a site for such public facilities.
The Round Hill Volunteer Fire & Rescue Company, in particular, is in need of a site for a new
facility.
Parks
The Round Hill Community has one neighborhood park, at the Round Hill Volunteer Fire &
Rescue Station. A children's play area is maintained by the Frederick County Department of
Parks and Recreation and the fire company maintains a ball field. The scope of this park could
be expanded, possibly with the relocation of the fire station.
The commercial, medical support, and institutional land uses north of Route 50W should include
a new park, ideally in the area of the large pond. This park would be visible from Route 50 and
could serve as the visual focal point of the entire Round Hill Community. The park should be a
passive recreational facility with trails, benches and outdoor eating areas. The park should be
designed to serve both onsite workers and residents of the Round Hill Rural Community Center.
A linear trail could also link this park to the smaller pond to the north. The park's
trail/sidewalks network should be the interconnected trail system as described in the
transportation section. Consideration should be given to establishing a trail along the ridgeline
between Route 50 and Route 522 and a trail at the southern edge of the Round Hill Community
to link to the Green Circle in the City of Winchester.
-6-
Round Dill
Community
Land Use Plan
DRAFT
N
w L
S
Feet
0 750 1,500
r0veo Proposed Collector Roads
I ,✓moi SWSA Expansion Request
Proposed Traffic Signal
Streets
railroads
Lakes
�— Streams
Urban Development Area
SWSA
QParcels
Community Center
Business
Park
Frederick County Dept of
Planning & Development
107 N Kent St
Winchester, VA 22601
www.CO.FREDERICK.VA.US
June 1996
Updated as of April 27, 2006
DRAFT REQUEST DEC 2006