Loading...
PC 08-16-00 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room --Frederick County Administration Building Winchester, Virginia AUGUST 16, 2000 7:00 P.M. CALL TO ORDER TAB 1) June 7, 2000; July 5, 2000; and July 19, 2000 Minutes .......................... A 2) Committee Reports ................................................ (no tab) 3) Citizen Comments ................................................. (no tab) PUBLIC MEETING 4) Master Development Plan #05-00 of Trex Center, submitted by Space, L.L.C., to develop a 9.7 -acre area for the purpose of establishing an office park and commercial center. This property is located at the intersection of North Frederick Pike (Route 522) and Fox Drive (Route 739) and is identified with Property Identification Number 42 -A -198G in the Stonewall Magisterial District. (Mr. Wyatt)..........................................................(B) 5) Request by Garber Ice Cream for a Waiver of the Zoning District Buffer Requirement of the Zoning Ordinance, Section 165-37.D. (Ms.Lohr)...........................................................(C) DISCUSSION ITEM 6) Discussion Regarding the Update of the 2000 Comprehensive Policy Plan (Mr. Wyatt)..........................................................(D) 7) Other MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on June 7, 2000. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District, John R Marker, Vice -Chairman, Back Creek District; George L. Unger, Back Creek District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; George J. Kriz, Gainesboro District; S. Blaine Wilson, Shawnee District; W. Wayne Miller, Gainesboro District; Robert A. Morris, Shawnee District; Roger L. Thomas, Opequon District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: Vincent DiBenedetto, Winchester City Liaison STAFF PRESENT: Kris C. Tierney, Planning Director; Michael T. Ruddy, Zoning Administrator; Amy M. Lohr, Planner H; Mark R. Cheran, Planner I; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. APPROVAL OF MINUTES - APRIL 19, 2000 & MAY 3, 2000 Upon motion made by Mr. Marker and seconded by Mr. Kriz, the minutes of April 19, 2000 were unanimously approved as presented. Upon motion made by Mr. Marker and seconded by Mr. Kriz, the minutes of May 3, 2000 were unanimously approved as presented. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 05/17/00 Mtg. Commissioner Roger L. Thomas, subcommittee chairman, reported that the DRRS held a work Frederick County Planning Commission Minutes of June 7, 2000 Page 516 -2 - session to discuss the proposed amendments to the R5 ordinance. He said that the result of that discussion will be presented during the discussion of Item #10 on this evening's agenda. Comprehensive Plans & Programs Subcommittee (CPPS) - 05/08/00 & 05/24/00 Mtgs. Commissioner Robert M. Morris, subcommittee member, reported that on May 8, the CPPS continued with their work on the Comprehensive Policy Plan and on May 24, a work session was held with the Board of Supervisors. He said that public informational meetings have been scheduled for June 26, 2000 and July 10, 2000 at the Stonewall Elementary School cafeteria. Winchester City Planning Commission (WPC) - 06/06/00 Work Session Commissioner Richard C. Ours, liaison to the WPC, stated that as a result ofthe WPC's work session yesterday, they are ready to pass on to Council the rezoning that would affect the Robinson Elementary School. AMENDMENT TO AGENDA Chairman DeHaven requested that the agenda be amended to add a subdivision, that was received late by the staff. He suggested that it be added between Items #8 and #9. The Planning Commission concurred with the amendment. PUBLIC HEARING Conditional Use Permit #18-00 of Merrill K. Hausenfluck to operate a Cottage Occupation for Woodworking/ Auctioneering. This property is located at 669 Salem Church Road and is identified with P.I.N.s 85-A-120 and 85 -A -120A in the Opequon Magisterial District. Action - Recommended Approval with Conditions Ms. Amy M. Lohr, Planner II, read the background information and review agency comments. Ms. Lohr stated that the staffhas concerns regarding the need for adequate parking, sanitary facilities, and safe ingress and egress to and from the property during auction events. She pointed out that the Commission has Frederick County Planning Commission Minutes of June 7, 2000 Page 517 -3 - the prerogative of conditioning the approval of the permit on the submittal of an approved minor site plan. Ms. Lohr added that during application review, it was discovered that the structure in which the business will occur is located on the adjacent property owned by Mr. Hausenfluck. She explained that in order to consider this as a cottage occupation, the accessory structure should be located on the same parcel as the Hausentluck's home. Ms. Lohr said this may be achieved by either a lot consolidation or a boundary line adjustment. Mr. Reyes asked for an explanation of the staffs concerns regarding sanitary facilities. Ms. Lohr replied that there are no bathrooms in the existing out building. She said that the Health Department has advised that the applicant has the option of renting a port -a john for use during auctions. Mr. Merrill K. Hausenfluck, the applicant and owner, stated that he has already made arrangements with a "Johnny Blue" company. He added that there was plenty of off-street parking. Another member of the Commission asked Mr. Hausenfluck to explain how often he anticipated the auctioning of animals. Mr. Hausenfluck replied that approximately once every two years, he would be auctioning his own animals; he will be using existing facilities to house the animals on both his property and his brother's adjoining property. There were no citizen comments. Based on the infrequency of auctions and the use taking place inside an enclosed structure, the Planning Commission did not believe it was necessary for the applicant to submit a site plan. Commission members believed that adequate parking and sanitary facilities had been adequately addressed by the applicant. Upon motion made by Mr. Ours and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 408-00 for Merrill K. Hausenfluck to operate a Cottage Occupation for Woodworking/ Auctioneering at 669 Salem Church Road with the following conditions: All review agency comments must be complied with at all times. 2. All woodworking shall occur and be stored inside a completely enclosed structure. In accordance with Cottage Occupation sign requirements, signage for the proposed use may not exceed four square feet in area. 4. No more than four auctions shall be held in one calendar year. All auction items, excluding animals and large farm machinery, are to be stored inside a completely enclosed structure when not being displayed for auction purposes. 6. Approval of this conditional use permit shall be granted at the time when the primary dwelling and accessory structure are located on the same parcel, thereby meeting the requirements of a cottage occupation. Frederick County Planning Commission Minutes of June 7, 2000 Page 518 -4 - Any change of use or expansion of the approved cottage occupation shall require a new conditional use permit. Conditional Use Permit #09-00 of Willard and Joyce Umbenour to operate a Cottage Occupation for a television repair service. This property is located at 160 Grasshopper Lane and is identified with P.I.N. 34 -A -25A in the Stonewall Magisterial District. Action - Recommended Approval with Conditions Mr. Mark R. Cheran, Planner I, presented a letter from Mr. Michael R. Boden and Ms. Ruth C. M. Boden, residents at 142 Grasshopper Lane, who did not object to the existing TV repair service, but were opposed to over-the-counter sales because of the amount of traffic this would generate on their 22' -wide gravel right-of-way. Mr. Cheran proceeded to read the background information and review agency comments. Members of the Commission asked for the distance to the nearest paved road. Mr. Willard Umbenour, the owner and applicant, believed the proposed repair service was 1,500' off of Brucetown Road. Mr. Umbenour said that 99% of his business takes place in his customers' homes. In response to other Commissioners' questions, Mr. Umbenour said that occasionally, customers will drop offtelevisions for repair at his home. He stated that his sign was located within the right-of-way. He said that two other residents, besides himself, use the same lane and he has been in business for three to four years. Mr. Umbenour said that he is satisfied with the condition of allowing only service and no "over-the-counter" sales. Chairman DeHaven called for public comments and the following persons came forward to speak: Mr. John Owens, resident at 2028 Brucetown Road, said that he owns 40 acres along Grasshopper Lane and has recently purchased another 44 acres at the end of Grasshopper Lane. Mr. Owens stated that along with himself, he is representing his son and daughter, who both have homes along Grasshopper Lane. Mr. Owens supported the conditional use permit request of Mr. Umbenour. He added that they have not had any problems with traffic or any other aspect of Mr. Umbenour's business. Mr. Michael R. Boden, resident at 142 Grasshopper Lane, stated that Mr. Umbenour has an advertisement in the "Valley Trader" for "sales of new and used TVs and VCRs from $49.95 and up." Mr. Boden said this was the reason he asked for a stipulation that there be no over-the-counter sales. He said that Grasshopper Lane is narrow; there is not enough width for two cars to pass each other, and he did not think it would accommodate a lot of traffic. Mr. Boden said that he has no problems with the repair side of the business. Mr. Light moved that Mr. Boden's letter be made a part of the official record. This motion was seconded by Mr_ Ours and unanimously passed. Commissioners were of the opinion that because this conditional use was located on a shared, very narrow driveway serving three properties and because of the potential for increased. traffic, "over -the - Frederick County Planning Commission Minutes of June 7, 2000 Page 519 -5 - counter" sales should not be permitted. Upon motion made by Mr. Light and seconded by Mr. Ours, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 409-00 of Willard and Joyce Umbenour to operate a Cottage Occupation for a television repair service at 160 Grasshopper Lane with the following conditions: All review agency comments shall be complied with at all times. 2. Any proposed business sign shall conform to Cottage Occupation sign requirements; the sign shall not exceed four square feet. 3. Any change of use or expansion of the business will require a new Conditional Use Permit. 4. No "over-the-counter" sales are permitted. PUBLIC MEETING Site Plan #06-00 of OTAN (Outreach to Asia Nationals), per Condition #2 of Conditional Use Permit #19- 99, for a humanitarian aid organizational office. This property is located at 261 Bethany Hill Drive and is identified with P.I.N. 30-7-10 in the Gainesboro Magisterial District. Action - Approved Mr. Mark R. Cheran, Planner I, said that Outreach to Asia Nationals (OTAN) applied for a Conditional Use Permit for a humanitarian aid organizational office (CUP #19-99) and approval of the CUP was conditioned upon the submittal of an approved site plan. Mr. Cheran stated that the site plan as presented meets all of the requirements of the Zoning Ordinance. Mr. Cheran proceeded to point out the details of the Plan to the Commission. Members of the Commission questioned if the magnitude and size of the proposed building and parking lot was consistent with the Conditional Use Permit. Mr. Cheran replied that the conditions of the CUP stipulated that there be no more than 15 employees and no more than two full-time residents on the property. He added that the number of parking spaces have been calculated correctly on the site plan for this number of employees. Mr. Claus Bader of Greenway Engineering, the engineering/ design firm for the project, was present as the representative for OTAN. Mr. Bader said that OTAN is a religious -based organization that seeks to reach out to the people of Asia, China, Nepal, and Tibet. Mr. Bader proceeded to give the Commission a brief overview of what the OTAN organization does. He stated that the Health Department permit is for 15 employees. Frederick County Planning Commission Minutes of June 7, 2000 Page 520 M Mr. Kris C. Tierney, Planning Director, explained that two years ago, the County was approached by OTAN to establish this use in the RA (Rural Areas) Zoning District. Mr. Tierney said the proposal generated a great deal of discussion as to the appropriateness of what was perceived as a business use in the rural part of the County. He said that ultimately, the ordinance was amended to allow "humanitarian aid organizations" in the RA District with conditions. Mr. Tierney added that at the time OTAN's conditional use permit was approved, the Planning Commission stipulated that a site plan be submitted and reviewed by the Commission. There were no citizen comments. No issues were raised by members of the Commission. Upon motion made by Mr. Morris and seconded by Mr. Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve Site Plan #06-00 of OTAN (Outreach to Asian Nationals) for a humanitarian aid organizational office at 261 Bethany Hill Drive per Condition 42 of Conditional Use Permit # 19-99 by the following majority vote: YES (TO APPROVE): Fisher, Kriz, Marker, Light, Morris, Unger, DeHaven NO: Miller, Ours, Thomas, Wilson Request for a Waiver of the Requirements of Section 144-25.B., Utilities and Easements, of the Subdivision Ordinance by Dawson Investments. The property is located at 150 Dawson Drive in the Dawson Industrial Park and is identified with P.I.N. 63-8-2 in the Back Creek Magisterial District. Action - Recommend Approval with Condition Ms. Amy M. Lohr, Planner II, said that a request has been received from Mr. C. Bruce Dawson of Dawson Investments to permit a waiver of the requirements of the Subdivision Ordinance, Section 144-25.B., Utilities and Easements, which specifies that all electric, telephone, and cable television lines be installed underground. Ms. Lohr reported that overhead electric was installed to service a 1,800 square foot maintenance shed located to the rear of the American W000dmark facility in the Dawson Industrial Park on Lot 2. She said that the maintenance shed is a permanent structure intended to house maintenance materials for the industrial park. Ms. Lohr continued, stating that the applicant believes the existing subsurface rock in the area would increase the cost of underground installation beyond that of the entire electrical system. She said that the applicant has also stated that further development is planned for this parcel. Ms. Lohr said that this future development is subject to the requirement of underground utilities. She said that with this in mind, it is the stags recommendation that overhead electric be permitted to serve the existing building until such time as underground electric is installed to accommodate the future development. Frederick County Planning Commission Minutes of June 7, 2000 Page 521 -7 - Mr. C. Bruce Dawson, the applicant, stated that he intends to submit a site plan for an additional building on this same lot, to be built in phases up to 50,000 square feet, which will be served by underground utilities. He noted that the electric serving the entire property runs within 30 feet of the maintenance building down the north property line. He preferred to leave the overhead line on the maintenance building because it was not easily seen and, in addition, the area was solid rock and, therefore, expensive to dig through. There were no citizen comments. Commission members agreed with allowing the overhead line to the maintenance shed to remain temporarily, but to be consistent with the appearance of the remainder of the industrial park, they believed the line needed to be buried when the future construction occurred. Upon motion made by Mr. Thomas and seconded by Mr. Unger, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend to the Board of Supervisors that the temporary electrical line be allowed to remain in place until Lot 2 is further developed; however, when the additional structure on Lot 2 is connected, the maintenance building will also be connected with underground utilities and the overhead line will be eliminated. Subdivision #06-00 of Alex D. Simpson to create two lots from a 10.5 -acre tract of land. This property is located in Shawneeland (Emerald Lake Tract) and is identified with P.I.N. 49A2 -3-19B in the Back Creek Magisterial District. Action - Recommended Approval Mr. Michael T. Ruddy, Zoning Administrator, stated that the parcel proposed to be subdivided is located in an area internal to Shawneeland known as Emerald Lake. He said that the parcel is zoned R5 (Residential Recreational Community) and lots within the R5 District follow the same requirements as the RP (Residential Performance) District. Mr. Ruddy said that the subdivision as submitted generally satisfies the requirements ofthe Subdivision Ordinance, however, access to the subdivision is a concern. He explained that access to all developments within R5 communities are required to be via State -maintained roads and the proposed subdivision only has access to the roads within Shawneeland, which are maintained by the Shawneeland Sanitary District. Mr. Ruddy said that due to the location of the proposed subdivision, it would be appropriate to waive the State road access requirement of the Zoning Ordinance, allowing the extension of existing private roads as enabled in Section 165-77.I. of the ordinance. Mr. Alex D. Simpson, the applicant, was available to answer questions from the Commission. There were no citizen comments. Commissioner Miller noted that the Shawneeland Sanitary District Manager's signature appears on this subdivision plat, indicating approval of the subdivision by the Shawneeland Sanitary District. Frederick County Planning Commission Minutes of June 7, 2000 Page 522 W-11 Commissioner Miller said that if the Sanitary District signs a plat, then they are agreeing that the subdivision is appropriate for Shawneeland and they accept responsibility for the road. Commissioner Miller moved to recommend approval of the waiver from requiring a state - maintained road because the roads in Shawneeland are Sanitary District -maintained roads. This motion was seconded by Mr. Ours. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the waiver of the requirements of Section 144-25.B., Utilities and Easements, of the Subdivision Ordinance as requested by Alex D. Simpson based on the fact that the Shawneeland Sanitary District is responsible for road maintenance within Shawneeland and, secondly, the Sanitary District Manager has signed the plat, indicating the District's approval of the subdivision. Subdivision Application #07-00 of Thomas C. Baker and Thomas C. Glass, Partners (t/a TOMS) for the subdivision of a 19.4008 -acre tract, zoned B2, into three lots for commercial use. This property is located adjacent to Valley Pike (Rt. 11 South) and Route 839, in the Back Creek Magisterial District. Action - Recommended Approval Mr. Gene E. Fisher said that he would abstain from all discussion and vote on this subdivision application due to a possible conflict of interest. Mr. Michael T. Ruddy, Zoning Administrator, stated that there were no objections to the proposed subdivision by any of the reviewing agencies. Mr. Ruddy stated that the 19 -acre parcel has frontage on both Valley Pike (Rt. 11 So.) and Route 839 and primary access to the proposed three parcels would be provided via Route 839. He said that the potential may exist in the future for Lot 3 to have a modified access to Route 11, such as a "right in/ right out" movement. He explained that a "Category A" buffer is required and all utilities must be installed underground. There were no citizen comments. No issues of concern were raised by the Planning Commission and they believed the subdivision generally satisfied the requirements of the Subdivision Ordinance. Upon motion made by Mr. Miller and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Subdivision Application 407-00 of Thomas C. Baker and Thomas C. Glass, Partners (t/a TOMS) for the subdivision of a 19.4008 -acre tract, zoned B2, into three lots for commercial use. (Note: Mr. Gene E. Fisher abstained from voting.) Frederick County Planning Commission Minutes of June 7, 2000 Page 523 DISCUSSION ITEMS of Route 522 Relocation Ms. Amy M. Lohr, Planner II, stated that the Winchester Area Transportation Study (WATS) recommends that the current intersection of Front Royal Pike (Rt. 522) and Millwood Pike (Rt. 50/17) be relocated because the increasing traffic volume associated with the developing commercial corridor in this area has produced congestion that diminishes the intersection's safety and efficiency. Ms. Lohr stated that, in addition, the I-81 Improvement Study includes plans to reconfigure the interchange at Route 50/17, which will result in additional lanes and increased traffic traversing the intersection. She said that the traffic analysis performed with the I-81 Study indicates that the relocation of Route 522 would enable the interchange to function at a higher level of service and safety. Ms. Lohr next reviewed each of the alternatives available to the Commission, Alternative A, which included two options, and Alternative B. Ms. Lohr stated that Alternative Al would directly follow the existing Ryco Lane right-of-way and Alternative A2 would also follow the Ryco Lane right -of --way, but would be shifted slightly to the east to align directly with Purdue Drive (Rt. 796). She explained that Alternative B would result in the intersection of Routes 522 and 50/17 occurring further east at the existing Prince Frederick Drive (Rt. 781). Ms. Lohr stated that the Transportation Committee endorsed Alternative B at their meeting on April 4, 2000. Representatives of VDOT, Mr. Jerry Copp, Resident Engineer, and Mr. Norman Sparks, Assistant Resident Engineer, were available to answer questions from the Commission. Mr. Copp stated that all three options were feasible. Mr. Copp said that VDOT envisions a right -turn -only intersection where vehicles traveling on Route 50 East would be permitted to make right-hand turns onto Route 522. Chairman DeHaven called for public comments and the following person came forward to speak: Mr. Gene Groves, the owner of the Winchester Harley Davidson stated that either option of Alternative A would probably displace his business. Mr. Groves asked that the Commission provide him with some type of time frame on when this would occur. The Planning Commission reviewed the proposed alternatives and expressed concern regarding the disruption of existing businesses and believed that such disruption should be mitigated, if possible. Following discussion, the Commission was most in favor of Alternative B, which would result in the intersection of Routes 522 and 50/17 occurring further east than Alternative A, at the existing Prince Frederick Drive (Rt. 78 1) right-of-way. It was noted that this intersection would be closer to the ultimate intersection of the connector road planned through the Oakdale Crossing IIU Ravenwood/ Reavenoaks/ Ravenwing Master Development Plan and Route 50/17, and, in addition, this option would include rebuilding Route 781 on the north side of Route 50 to eliminate the skewed intersection. Upon motion made by Mr. Ours and seconded by Mr. Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously endorse Frederick County Planning Commission Minutes of June 7, 2000 Page 524 -10 - Alternative B for the Route 522 Relocation. Alternative B would result in the intersection of Routes 522 and 50/17 occurring further east at the existing Prince Frederick Drive (Rt. 78 1) right -of --way. This intersection would be clsoer to the ultimate intersection of the connector road planned through the Oakdale Crossing III/ Ravenwood/ Reavenoaks/ Ravenwing Master Development Plan and Route 50/17, and, in addition, this option would include rebuilding Route 781 on the north side of Route 50 to eliminate the skewed intersection. Discussion of Proposed Amendments to the R5 (Residential Recreational Community) District. Mr. Michael T. Ruddy, Zoning Administrator, presented for the Commission's review and evaluation, the proposed amendments to the R5 (Residential Recreational Community) District. Mr. Ruddy noted that the Development Review & Regulations Subcommittee (DRRS) has been working on amendments to the Zoning Ordinance that would enable the project known as "Shenandoah" to become a reality. He said that at their meeting of May 17, 2000, the DRRS indicated that the amendments should be forwarded to the Planning Commission for discussion. Mr. Ruddy continued, stating that the staffhas had the opportunity to review the revisions that were made by the developer, the Dogwood Development Group, and the design firm, G. W. Clifford & Associates, Inc., from input received from prior discussions with the DRRS and Commission. Mr. Ruddy said that the staffhas incorporated the necessary changes into the existing R5 (Residential Recreational Community) District and RP (Residential Performance) District sections of the Zoning Ordinance and it is the staff's belief that the amendments generally reflect both the desires of the developer and the concerns of the DRRS and Planning Commission. Mr. Ruddy proceeded to review all of the amendments with the Commission. Mr. Charles E. Maddox, Jr., P.E., with G. W. Clifford & Associates, Inc., the design - engineering firm representing the developer, presented a list of new revisions to the amendments that had not been included in the Commission's agenda. Mr. Maddox went over his revisions with the Commission and answered questions. Two citizens were present to speak about concerns they had associated with the Shenandoah Development. Mr. James Madden, with the Izaak Walton League, wanted to see environmental protection clauses incorporated for the protection of woodlands, steep slopes, and wetlands. He also had concerns and questions about the individual sewage treatment pumps and the potential for pollution of the lake. Mr. Robert Pownell, with the Northern Shenandoah Valley Audobon Society, believed commercial areas within the proposed residential recreational community should be rezoned to business. Mr. Pownell also had concerns about some of the environmental issues that Mr. Madden had raised. The revisions presented by Mr. Maddox generated numerous questions and issues from the Planning Commission. Questions were raised about landscaping, residences above commercial space, general merchandise stores, the movie theater, percentage of residents who are not age -restricted, whether school-age children would need to be considered, review of several definitions by the County Attorney, and parking. The Commission believed that all the issues needed to be decided and finalized in a manner that is acceptable to Mr. Maddox, his clients, the staff, and the Commission before the amendments could go to a public hearing. Commission members were of the opinion that significantly more dialogue was needed to resolve the issues. Frederick County Planning Commission Minutes of June 7, 2000 Page 525 -11 - CANCELLATION OF THE JUNE 21, 2000 MEETING Mr. Kris C. Tierney, Planning Director, stated that there are no pending applications for the Commission's June 21, 2000 meeting. Upon motion made by Mr. Marker and seconded by Mr. Ours, the Commission unanimously agreed to officially cancel the June 21, 2000 meeting. PLANNING COMMISSION & DRRS WORK SESSION SCHEDULED FOR JUNE 21, 2000 The Planning Commission scheduled a work session to be held on June 21, 2000 at 7:00 p.m. and invited the DRRS and the County Attorney to discuss further the proposed amendments to the R5 (Residential Recreational Community) District. ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 10:05 p.m. by Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of June 7, 2000 Page 526 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on July 5, 2000. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice -Chairman, Back Creek District; George L. Unger, Back Creek District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; George J. Kriz, Gainesboro District; W. Wayne Miller, Gainesboro District; Robert A. Morris, Shawnee District; Roger L. Thomas, Opequon District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel. ABSENT: S. Blaine Wilson, Shawnee District STAFF PRESENT: Evan A. Wyatt, Deputy Planning Director; Michael T. Ruddy, Zoning Administrator; Amy M. Lahr, Planner II; Howard R. Long, III, Planner I; Jeremy F. Camp, Planner I; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 06/21/00 Mtg. Commissioner Roger L. Thomas, subcommittee chairman, reported that the DRRS held a work session with the Planning Commission on June 21, 2000 to discuss the Shenandoah development ordinance revisions. He said the revisions will be brought to the Commission at their next meeting. Comprehensive Plans & Programs Subcommittee (CPPS) - 04/10/00 Mtg. Commissioner Robert M. Morris, subcommittee member, reported that a public informational meeting was held on June 26, 2000 at the Stonewall Elementary School Cafeteria. Mr. Morris said the meeting Frederick County Planning Commission Minutes of July 5, 2000 Page 527 -2 - was fairly well attended. He said that another meeting is scheduled for July 10, 2000 at the same location. Transportation Committee Commissioner George L. Kriz reported that the Transportation Committee will not meet in the month of July, however, the Commission was well represented at the VDOT opening with Mr. W. Wayne Miller, Mr. Blaine Wilson, Mr. Sidney Reyes, and himself. Sanitation Authority (SA) - 06/20/00 Mtg. Commissioner W. Wayne Miller, Planning Commission liaison to the SA, reported the following highlights from the meeting: The Town of Stephens City requested that their overdue sewer and water bill be reduced; Mr. Jones reported that over the last six months, the quarries have been dropping an average of two to three feet per month; Clearbrook area test wells have been drilled and since results have been good, plans are proceeding for removal of water from the quarries there; approved an agreement to allow Clarke County to haul to the Opequon reclamation facility; approved a contract to Ricketts Construction for a new water line from the Diehl Water Treatment Plant to the Sanitation Authority headquarters, which will be their second crossing of I-81 and is a significant water line. A tour of the Diehl Water Treatment Plant was held after the meeting. Capacity at the Diehl Plant is six million gallons per day. Winchester City Planning Commission (WPC) - 06/20/00 Mtg. Commissioner Richard C. Ours, the Planning Commission's liaison to the WPC, reported that the WPC considered a request by Shenandoah University for site plan approval for an access road onto the property that is being considered for the new football stadium. He said that the main campus is west of I-81 and located within the City and there is also property to the east of 1-81, which is in the County. Mr. Ours said that they are attempting to get the access into the County portion ofthe land. He said that the WPC tabled that decision based on some concerns raised by the City Parks & Recreation Department dealing with possible impacts on the park for construction and concerns about game day tail gating and other issues. PUBLIC HEARING Conditional Use Permit #10-00 for Storage Solutions submitted by Triad Engineering, Inc. for an off - premise business sign. The sign will be located at the intersection of Tasker Road (Rt. 642) and Rainville Frederick County Planning Commission Minutes of July 5, 2000 Page 528 -3 - Road in the Eastgate Commerce Center. This property is identified with P.I.N. 76-A-53 in the Shawnee Magisterial District. Action - Recommended Approval w/ Conditions Ms. Amy M_ Lohr, Planner H, read the background information and reviewing agencies' comments. Ms. Lohr stated that Storage Solutions initially erected a sign at the comer of Route 522 and Tasker Road, however, the sign was erected without permits in VDOT's right-of-way and had to be removed. She said that the applicant relocated the sign to its current location, at the intersection of Tasker Road (Rt. 642) and Rainville Road, however, the sign was again erected without the necessary permit and zoning approvals. Ms. Lohr continued, stating that the existing sign is a two-piece wooden sign which is 64 square feet in area. She pointed out that the Planning Commission recently approved conditional use permits which limited the size of on -premise signs to 50 square feet. With this in mind, she stated that it may be appropriate to consider limiting the size and scale of this sign as well. In conclusion, Ms. Lohr said that the sign must be located no closer than 10 feet to either road right-of-way. She said that a site inspection of the property indicated that the sign is more than 10 feet from the right-of-ways and could, therefore, remain at its current location. Mr. Stephen M. Gyurisin, with Triad Engineering, was representing the applicant and came forward to answer questions from the Commission. He stated that the current sign will be used until additional businesses locate within the Eastgate Commerce Center. Mr. Gyurisin said it was his understanding, upon discussion with the owner of the subject parcel, Mr. Allen Hudson, that a monument -type sign listing all the businesses within the park would be erected to replace the existing sign. Members of the Commission questioned the unsightly appearance of the sign in its existing form and size. Mr. Gyurisin said that there is a side agreement included with the application stating that the sign needs to be removed within 30 days upon notification from Mr. Allen Hudson. There were no public comments. Mr. Morris moved to recommend approval of the conditional use permit with the conditions recommended by staff. This motion was seconded by Mr. Marker. Mr. Thomas suggested an amendment to the motion which would void the conditional use permit once the lot is sold or developed and/or a permanent sign built. Mr. Gyurisin said that no easement has been granted from Eastgate to White Properties for the existing sign. He said that in order for the sign to be permanent, once the property is sold, an easement must be in place for the sign. Mr. Gyurisin had no objection to adding a condition which would eliminate the sign after the front property develops. Mr. Morris and Mr. Marker agreed to the amended motion. BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of Conditional Use Permit #10-00 for Storage Solutions for an off -premise business sign at the intersection of Tasker Road (Rt. 642) and Rainville Road in the Eastgate Commerce Center with the following conditions: All review agency comments must be complied with at all times. Frederick County Planning Commission Minutes of July 5, 2000 Page 529 -4- 2. A sign permit must be obtained from the Building Inspections Department for the off -premise sign. 3. Should the business cease to operate at the location advertised by the sign, the off -premise sign must be removed within 30 days. 4. Upon sale of Parcel 76-A-53 and/or upon the construction of a permanent sign, Conditional Use Permit #10-00 will be void. This recommendation of approval was made by the following majority vote: YES (TO APPROVE): Fisher, Kriz, Ours, Thomas, Marker, Morris, DeHaven NO: Miller, Unger ABSTAIN• Light Rezoning #03-00 of Old Gore School to rezone 1.215 acres of a 3.292 -acre tract from B2 (Business General) to RA (Rural Areas) to re-establish a school. This property is located at 251 Gore Road and is identified with P.I.N. 28-A-52 in the Back Creek Magisterial District. Action - Recommended Approval w/ Stipulation Mr. Evan A. Wyatt, Deputy Planning Director, read the background information and the reviewing agencies' comments. Mr. Wyatt identified potential impacts to adjoining properties, involving increased traffic in and out of the site, security lighting, and hours of operation. He also noted that the Health Department has questioned the adequacy of the existing sewage disposal system and has requested the right to do a detailed analysis after a development plan for the use of the facility has been finalized. Mr. Wyatt added that the applicant has submitted a proffer for the 1.215 -acre portion of the property limiting thee use of the property to schools only, to not develop any new entrances on Gore Road, to use motion -sensor lighting fixtures in lieu of continuous lighting fixtures and to limit the hours of operation from 6:00 a.m. to 9:00 p.m. Mr. Michael B. Morgan, the owner and applicant, came forward to answer questions from the Commission. Mr. Morgan stated that he has been approached by several groups about having classes at this location; one group works with mentally -handicapped adults and another group is involved with day care. Mr. Reyes asked Mr. Morgan if he would be prepared to comply with the Health Department requirements in order to use the school. Mr. Morgan stated that whoever used the school would need to meet all requirements to operate and he would go along with those. There were no public comments. Frederick County Planning Commission Minutes of July 5, 2000 Page 530 appropriate. -5 - No other outstanding issues were raised and the Commission believed the rezoning was Upon motion made by Iver. Marker and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Rezoning Application #03-00 of the Old Gore School to rezone 1.215 acres of a 3.292 -acre tract from B2 (Business General) to RA (Rural Areas) for a school use with the proffers as submitted by the applicant. PUBLIC MEETING Master Development Plan 9-04-00 of Trez Industrial Park, submitted by Greenway Engineering, for the development of 65.31 acres for manufacturing purposes. This property is located on the south side of Shawnee Drive (Rt. 652), 0.35 miles east of Valley Pike (Rt. I I South) and is identified with P.I.N. 63-A- 110, 110A, and 110C in the Back Creek Magisterial District and 371-1-1, which is located within the City of Winchester. Action - Recommended Approval w/ Stipulation Mr. Evan A. Wyatt, Deputy Director, read the background information and the reviewing agencies' comments. Mr. Wyatt said that the applicant proposes to revise a previously approved master development plan to incorporate 65.31 acres within four tracts of land; three of the tracts, totaling 56.68 acres are located within the County and one of the tracts, totaling 8.63 acres, is located within the City. Mr. Wyatt identified and elaborated on several issues raised by the staff concerning this master plan. Those issues were the conformance of the plan to the Winchester Area Transportation Study (WATS), the abandonment of Capitol Lane for use as a private road, the necessity for consolidation of parcels within the master plan, and the connection to an adjoining parcel to the South. Mr. Wyatt continued, stating that the revised master plan does not provide for access between Shawnee Drive and Valley Pike. He said that the access could be accomplished by implementing the Winchester Area Transportation Study or through a future connection to the adjoining H.P. Hood property to the south. Mr. Wyatt pointed out that if the Board of Supervisors approves the revised master plan, the County Attorney should determine the steps necessary to abandon the dedicated Capitol Lane right-of-way. He added that a consolidation plat should be created and recorded prior to the administrative approval of this revised master development plan. Members ofthe Commission questioned the impact on the WATS plan, if the Trex master plan was approved as presented. Mr. Wyatt stated that a section of the WATS Plan, the urban, four -lane raised median design, would not occur. The Planning Commission pointed out the likelihood of increased traffic and, therefore, the need for the master plan to show a proposed generalized alignment to accommodate long-range transportation needs, such as what is depicted in the WATS. The master development plan as presented had no provision for such a connection, which under the WATS Plan calls for a roadway or an alignment between Shawnee Drive (Rt. 652) and Valley Pike (Rt. 11 So.), Frederick County Planning Commission Minutes of July 5, 2000 Page 531 WIM nor did the master plan provide a connection at the southern portion of the property to the adjoining H.P. Hood parcel. Mr. Mark Smith of Greenway Engineering, the design engineering firm for the project, came forward to answer questions from the Commission and to discuss the timing for the consolidation of the parcels. Mr. Smith stated that if the master development plan was approved, they planned to submit the site plan for a 50,000 square foot building within several days and the consolidation of all the lots would come very shortly thereafter. He also committed to revising the master plan, showing a generalized alignment in conformance with the WATS plan, before presentation to the Board of Supervisors. Chairman DeHaven called for public comments, but no one came forward to speak. Recognizing the developer's commitment to show the connection through this property to accommodate the WATS Plan, Mr. Thomas moved that the master development plan be recommended for approval. This motion was seconded by Mr. Kriz and passed by majority vote. BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of Master Development Plan 904-00 of Trex Industrial Park for the development of 65.31 acres for manufacturing purposes with the stipulation that the master plan shows a connection through this property to accommodate the WATS Plan. The majority vote was as follows: YES (TO APPROVE): Fisher, Kriz, Miller, Thomas, Ours, Marker, Light, Morris, Unger NO: DeHaven Subdivision 908-00 of Space, L.L.C. to create two lots from a 9.67 -acre tract of land. This property is located in the vicinity of North Frederick Pike (Rt. 522) and Route 37 and is identified with P.I.N. 42 -A - 198J in the Stonewall Magisterial District. Action - Recommended Approval Mr. Michael T. Ruddy, Zoning Administrator, stated that the Zoning Ordinance requires that land divisions in the B2 (Business General) District, without an approved master development plan, be presented to the Board of Supervisors for final approval. He said that the master development plan has been waived for this project because it does not include provisions for proposed roads and/or regional storm water management facilities. Mr. Ruddy stated that none of the reviewing agencies had any objections to the proposed subdivision and have indicated their Frederick County Planning Commission Minutes of July 5, 2000 Page 532 -7 - approval of the final subdivision plans. Mr. Ruddy continued, stating that this 9.67 -acre parcel has frontage on both Route 522 North (North Frederick Pike) and Route 37, however, there is no direct access to Route 37. He added that access to the two parcels within this subdivision would be provided via Route 522. He further added that an ingress/egress easement has been reserved between the two parcels to provide a means of shared access to what will be the Trex office complex. No issues of concern were raised by the Planning Commission. Members of the Commission believed the requested subdivision satisfied the requirements of the Subdivision Ordinance. There were no citizen comments. Upon motion made by Mr. Light and seconded by Mr. Miller, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Subdivision Application #08-00 of Space, L.L.C. to create two lots from a 9.67 -acre tract of land, identified with P.I.N. 42-A-I98J in the Stonewall Magisterial District. Request for an Exception to the Requirements of Section 144-31.C(3) of the Subdivision Ordinance by the Estate of Fred E. Unger, Sr., for the Unger Farm Subdivision. The property is located on Old Bethel Church road, approximately one mile south of Route 522 North, and is identified with P.I.N. 41-A-98 in the Stonewall Magisterial District. Action - Recommended Denial Mr. Michael T. Ruddy, Zoning Administrator, stated that a waiver request has been received from Mrs. Karen Unger -Fricke and Ms. Ellie Unger, Co -Administrators of the Estate ofFred E. Unger, Sr., to allow an exception to the access requirements for major rural subdivisions. Mr. Ruddy explained that, specifically, the request is to allow a shared private driveway, 50 feet in width, to provide access to Route 608 for each of the seven lots within the Unger Farm Major Rural Subdivision. Mr. Ruddy pointed out that all roads serving lots within a major rural subdivision are required by the Frederick County Subdivision Ordinance to be built to the Tertiary Subdivision Street Standards of VDOT and dedicated to Frederick County for the eventual acceptance into the State's Secondary Road System. He said that the proposed subdivision comprises approximately 84 acres and will be subdivided into seven lots of varying sizes. Mr. Ruddy continued, stating that the Board of Supervisors, upon recommendation by the Planning Commission, may allow exemptions to the Subdivision Ordinance in cases of unusual Frederick County Planning Commission Minutes of July 5, 2000 Page 533 -8 - situations or when strict adherence to the general regulations would result in substantial injustice or hardship. He stated that the applicants have explained in detail, by letter, the financial situation of the Fred E. Unger, Sr. Estate, and in evaluating this request, it should be determined if the financial predicament of the estate warrants an exception to the requirements of the ordinance. In addition, Mr. Ruddy asked the Commission to consider the appropriateness and possible precedent setting of allowing a major rural subdivision of this scale to occur without the benefit of road infrastructure built to standards required by VDOT, which would also enable the perpetual maintenance of the same roads. Mrs. Karen Unger -Fricke, daughter ofthe late Fred E. Unger, Sr. and co -administrator of the Fred E. Unger, Sr. Estate, came forward to speak to the Commission concerning the poor financial situation of the Estate. She explained that due to the amount of debt, the only way for the Estate to generate sufficient funds necessary to pay creditors, save her mother's home, and to settle the estate, was to sell the entire farm. She said that even with the best of luck in the market, there would only be a very small chance they would break even. Mrs. Unger -Fricke requested that the Commission grant a "hardship variance" and allow the estate to extend the existing right-of-way without state approval and allow them to gravel the road through the proposed subdivision. Mr. Thomas Dickinson, Mrs. Unger-Fricke's attorney, said the farm may have to be sold as one parcel, if they cannot get the variance. Mr. Dickinson was afraid this would significantly impact the value of the property and it may be problematic to acquire enough money to pay the debts of the estate. He said that the state -grade road will cost about three times more than a private road. Mr_ Mark Smith of Greenway Engineering, the design firm for the project, testified to the time and effort that Mrs. Unger -Fricke, Mr. Dickinson, and himself have put into the project so far. Mr. Smith said that numerous perc holes were drilled, they have initiated preliminary engineering on two different road scenarios, and they have acquired preliminary bids from contractors. He pointed out, however, that there is some disagreement between them and VDOT about the entrance location and road layout. There were no public comments regarding this exemption request. Commissioners asked the applicant if a cost comparison had been done regarding the value of lots for sale on paved roads versus gravel roads. Commission members were concerned about the potential problem that could be left for future lot purchasers, if the gravel road was permitted. Commissioners made the point that the structural integrity of the gravel road would be cut back and within three to five years, lot owners will be asking who is going to fix the holes and washed-out sections. Commissioners stated that not approving the exemption request will not take away the capability of the owners to subdivide and sell their property. They commented that the reason for requiring a state -maintained road has been long-established because of the numerous problems the County has encountered with private roads. Members of the Commission believed the lots would have greater value on a state -maintained road. Although the Commission sympathized with the Unger's problem, they were very concerned about the precedent -setting situation approving this would create and they were also very concerned about the predicament this would place on future property owners. In addition, Commission members pointed out that the applicant was interested in locating the road in an area where VDOT has not recommended that Frederick County Planning Commission Minutes of July 5, 2000 Page 534 -9 - it be placed, probably based on anticipated poor drainage and maintenance problems. Upon motion made by Mr. Miller and seconded by Mr. Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of the request for an exception to the requirements of Section 144-31.C(3) of the Frederick County Subdivision Ordinance for the Estate of Fred E. Unger Sr. The majority vote on this recommendation of denial was as follows: YES (TO DENY): Miller, Kriz, Fisher, Thomas, DeHaven, Unger NO: Morris, Light, Marker, Ours INTRODUCTION OF HOWARD R. LONG, III, PLANNER I, AND JEREMY F. CAMP, PLANNER I Mr. Evan A. Wyatt, Deputy Planning Director, introduced Mr. Howard R. Long, III and Mr. Jeremy F. Camp, both newly hired to fill vacancies within the Department of Planning and Development. On behalf of the entire Commission, Chairman DeHaven welcomed the two new planners to the staff. ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 8:55 p.m. by Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of July 5, 2000 Page 535 • C • MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on July 19, 2000. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice -Chairman, Back Creek District; George L. Unger, Back Creek District; Richard C. Ours, Opequon District; George J. Kriz, Gainesboro District; W. Wayne Miller, Gainesboro District; Robert A. Morris, Shawnee District; Roger L. Thomas, Opequon District; S. Blaine Wilson, Shawnee District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel. ABSENT: John H. Light, Stonewall District STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Planning Director; Michael T. Ruddy, Zoning Administrator; Amy M. Lohr, Planner II; Howard R. Long, III, Planner I; Jeremy F. Camp, Planner I; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. COMMITTEE REPORTS Comprehensive Plans & Programs Subcommittee (CPPS) Mr. Robert M. Morris, subcommittee member, reported that the second and final public informational meeting, regarding the Northeast Land Use Plan, was held on July 10, 2000 at the Stonewall Elementary School Cafeteria. Mr. Morns commended Mr. Evan Wyatt, Planning Deputy Director, for his excellent job at both of those meetings, not only for his presentation, in which he gave an overview of planning in the County and why good planning makes sense, but also for designing, outlining, and incorporating all the citizen comments and effort involved. Mr. Morris believed the County will have a very good land use plan for that area and one that is acceptable to everyone in a broad way. Frederick County Planning Commission Minutes of July 19, 2000 Page 536 -2 - Sanitation Authority (SA) - 07/18/00 Mr. W. Wayne Miller, liaison to the Sanitation Authority, reported that the Engineer/ Director of the SA will be presenting a long-range water plan to the Board of Supervisors on August 9, 2000. He said that the SA approved their budget and the SA gave Mr. Jones the Authority to seek bids on the expansion of the Diehl Water Treatment Plant and for the new water supply line from the plant over to the SA's headquarters. The SA has also begun an appraisal of the Northern Shenandoah Valley Carbon Aquifer System by the USGS and will progress for approximately two years. Winchester City Planning Commission (WPC) - 07/18/00 Mtg. Mr. Richard C. Ours, liaison to the Winchester City Planning Commission, reported that the WPC recommended to the City Council the approval of conditional use for the old Catholic Church in town. Mr. Ours pointed out that this will involve the issue of "shared parking" which involves the use of parking lots for different uses during the evening and day -time hours, that has recently been debated. PUBLIC HEARING Proposed Amendments to the Frederick County Code, Chapter 165, Zoning, Amending Article III, R5 (Residential Recreational Community) District; Article VI, RP (Residential Performance) District, Section 165-65.f, Single -Family Small Lot Housing; and Article IV, Supplementary Use Regulations, Section 165-31.13(6), Protection of Environmental Features, Steep Slopes. The proposed amendments would modify the existing zoning Ordinance to allow increased flexibility in the design of a residential recreational community by providing appropriate design standards, alternate dimensional requirements, and alternate means of environmental protection. Action - Recommended Approval Mr. Michael T. Ruddy, Zoning Administrator, presented the proposed text amendments for the R5 Zoning District, RP District, and the environmental features section of the Supplementary Use Regulations, which primarily center around the definition and the establishment of "age -restricted communities." Mr. Ruddy stated that the proposed amendments incorporate comments and input previously received by the Planning Commission and the Development Review & Regulations Subcommittee (DRRS). He believed that the amendments generally achieve the goals of the proposed development, known as "Shenandoah," and still maintain the integrity and structure of the Zoning Ordinance. Mr. Ruddy then proceeded to highlight the most significant changes that have occurred within the text. A member of the Commission inquired about a previous definition in which the age of children prohibited was given, along with a time limit for residing on the premises. Mr. Ruddy replied that after consulting with the County Attorney and the developer, and upon reviewing the State and Federal Codes, it was believed that incorporating a Statement of Intent would be more appropriate. The Statement of Intent would not specify age and, therefore, did not have the potential to go above and beyond the State Fair -Housing Frederick County Planning Commission Minutes of July 19, 2000 Page 537 -3 - Requirements. Mr. Kris C. Tierney, the Planning Director, interjected that any applicant for this housing type +:» i. d1h b•1•h.+,..:, to+the;rd ed - .� .� is '� - �_ J L... ..aJ u e a i i.y w vvr?� u. . e res"-etions, covenar. , or pros cis, as restiiCtive Vr spel:illC; as they Want. Mr. Charles W. Maddox, Jr. of G. W. Clifford & Associates, Inc., the design engineers for the proposed Shenandoah development, spoke briefly about the plan for Shenandoah that he would be submitting in the near future to the Planning Commission for review. Chairman DeHaven next called for public comments and the following persons came forward to speak to the Commission: Mr. Michael Wilson, a local attorney and President of the Winchester Chapter of the Isaac Walton League of America, stated that the Isaac Walton League members have followed the procedure for this amendment and have attended several of the meetings, voicing their concerns. Mr. Wilson stated that in the matter of the latest revision of this amendment, the members perceive that ambiguous standards and vagueness have been incorporated into the revision that did not appear in the first draft. He said that the definition standards regarding steep grades and the impact from water run-off are matters of serious concern to the members of the Isaac Walton League and they believe the revised ordinance has not adequately addressed this issue from an environmental impact point. Ms. Vicki West said that her main concern centered on water issues and she asked if sewer and water had been addressed with this proposed development. Chairman DeHaven stated that before the Planning Commission can consider or approve the proposed development, the plan W1111 need to go to the Sanitation Authority for comments regarding sewer and water issues. Mr. Donnie Gladden, resident on Hudson Hollow Road, had concerns about the definition of wooded areas; he had concerns about additional traffic utilizing Route 636, a dirt road with poor site distances; and he had a concern that some of the members of the Planning Commission could have a conflict of interest with the development. Ms. Pat Cochanour, resident of Shawnee District and Vice -President of the Citizens for a Quality Community (CQC), came forward to speak about the quality of life and the responsibility of the Planning Commission to the residents of Frederick County. Ms. Cochanour voiced concern about the destruction of land without addressing the water issues facing the community. After receiving all of the citizen comments and considering the proposed amendments, the Planning Commission believed that the amendments reflected the desires of the Commission and also maintained the structure and integrity of the Zoning Ordinance. Upon motion made by Mr. Thomas and seconded by Mr. Miller, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the proposed amendments to the Frederick County Code, Chapter 165, Zoning, amending Article VIII, R5 (Residential Recreational Community) District, Article VI, RP (Residential Performance) District, Section 165-651, Single -Family Small Lot Housing, and Article IV, Supplemental Use Regulations, Section 165-31.B(6), Protection of Environmental Features --Steep Slopes. The proposed amendments would modify the existing zoning ordinance to allow increased flexibility in the design of a residential recreational community Frederick County Planning Commission Minutes of July 19, 2000 Page 538 -4 - by providing appropriate design standards, alternative dimensional requirements, and an alternate means of environmental protection. DISCUSSION REGARDING THE NORTHEAST LAND USE PLAN Mr. Evan A. Wyatt, Deputy Planning Director, stated that the Comprehensive Plans & Programs Subcommittee (CPPS) conducted two public informational meetings, on June 26 and July 10, and a work session with the Board of Supervisors in May. He said that the primary concerns expressed by the meeting participants pertained to the availability ofadequate water resources to serve industrial and commercial growth in this area, and the inability of I-81, Exit 323, to accommodate additional traffic in its present state. Mr. Wyatt next proceeded to give the Commission an overview of the study area, the current conditions, and the recommended land use plan. Mr. Wyatt continued by explaining how the CPPS addressed the comments and concerns that were received. Questions from the Commission included those regarding the construction and maintenance of package treatment plants, the availability of sewer and water services, and the utilization of well systems by commercial or industrial uses. The consensus of the Commission was that all members were in favor of the plan and endorsed it. Chairman DeHaven instructed the staff to proceed with the scheduling of a public hearing. CANCELLATION OF THE AUGUST 2, 2000 MEETING Mr. Kris C. Tierney, Planning Director, stated that no items of business have been received for the Commission's August 2, 2000 meeting. Upon motion made by Mr. Miller and seconded by Mr. Thomas, the Planning Commission unanimously voted to cancel their August 2, 2000 meeting. ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 8:00 p.m. by Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of July 19, 2000 Page 539 PC REVIEW DATE: 08/16/00 BOS REVIEW DATE: 09/27/00 MASTER DEVELOPMENT PLAN #05-00 TREX CENTER LOCATION: The property is. located at the intersection of North Frederick Pike (Route 522) and Fox Drive (Route 739). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 42 -A -198G PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) District Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North - Zoned: RA (Rural Areas) District South - Zoned: B2 (Business General) District East - Zoned: B2 (Business General) District West - Zoned: B2 (Business General) District PROPOSED USE: Office Park REVIEW EVALUATIONS: Use: Residential Use: Sunnyside Plaza; Motor Vehicle Sales Use: Residential Use. Church; Vacant Restaurant Virginia Dept. of Transportation: No objection to revised preliminary master plan. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition, for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State rights-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Although this is a Preliminary Master Plan, we suggest and recommend access should be considered at the west side of the property onto what was State Route 739 and then to the existing signal. This segment of Route 522 is expanding at a rapid rate; we need to proceed with care regarding access points to Route 522. Trex Center MDP #05-00 Page 2 July 28, 2000 Fire Marshal: Fire lanes and hydrants per site plan; plan approval recommended. Public Works: We offer no comments at this time. Our comments were addressed during the site plan review process. Sanitation Authority: No comment. Planning and Zoning: Site History The original Zoning Map for Frederick County (U.S.G.S. Winchester Quadrant) depicts the 9.7 acres within the proposed master development plan as B2 (General Business) District. On May 3, 2000, the Planning Commission recommended unanimous approval to the applicant's request for a waiver from the entrance spacing requirements along North Frederick Pike (Route 522 North). This waiver reduced the spacing requirement of 200 feet from an existing residential entrance to 91 feet. On July 12, 2000, the Board of Supervisors approved a subdivision plat which established a 0.900 -acre parcel; therefore, two parcels currently comprise the total acreage within the proposed master development plan. Project Scope The proposed master development plan calls for the development of a 9.7 -acre area for the purpose of establishing an office park and commercial center. The primary access to this acreage is proposed to occur at a point on North Frederick Pike which is at a cross intersection with Sunnyside Plaza Circle. The master development plan calls for the use of inter -parcel connectors between subdivided parcels and future land uses to facilitate internal traffic movement. Currently, an office building is under construction in the northeastern portion of the master planned area. Site Suitabiliiy The 9.7 acres within the proposed master development plan does not contain environmentally sensitive areas or potentially significant historic resources. The master planned area has approximately 925 feet of frontage along North Frederick Pike and can be served by public water and sewer service. All properties on the south side of Route 37 which abut the master planned area are zoned B2 (Business General) District; therefore, no buffer and screening requirements apply to this acreage. Trex Center MDP #05-00 Page 3 July 28, 2000 STAFF CONCLUSIONS FOR 8-16-00 PLANNING COMMISSION MEETING: The proposed master development plan conforms to the interchange business area concept that is described within the Land Use Chapter of the Comprehensive Policy Plan; as well as to the statement of intent for uses within -the B2 (Business General) section of the Zoning Ordinance. The master development plan design will mitigate traffic impacts to North Frederick Pike by facilitating internal traffic movement between uses. It would be beneficial for the applicant of this project to work with the adjoining land owners to the west to determine if improvements can be made which would facilitate traffic movement to the signalized intersection at North Frederick Pike and Fox Drive. O: W gendas\COMMENTS\MDP's\TrexCenterMDP.wpd GJ Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Complete_ Date of acceptance. Incomplete. Date of return. 1. Project Title : u Application-� 2. Owner's Name: (Please list the names of all owners or parties in interest) 3. 4. Applicant : ..Y+�T - �= +s P I_. (' . Address: ;Z VA- Z2C�C Phone Number: Design Company: P. L-..,� - Address: Phone Number: S-� 9 z Contact Name: Page 11 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: - 4r-: c5r=- S -v- lce74 ELiLL24 ;- A,r n 'e -J--. '73'1 iFbx Ccz a G� i -r�FE �c�wA� M4tS7 t k D,_st'R1cT _cztc l�. Com. \A. 6. Total Acreage: 7. Property Information: a) Property Identification Number (PIN):Ca- b) Current Zoning: z C) Present Use: e) U4--A-�A- 1 d) Proposed Uses: PVR -V--. e) Adjoining Property Information: Property Identification Numbers Property Uses North 42-A- 118 South q? -A -M, qz A 53.:-5zc S3D-3-z East -42 -A - 1984 West -q?-A -er -qz -s-e. -4z-A - 07 f) Magisterial District:PAS' rt` -r S. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: Lz:L ,6 �� = Page 12 Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. OW 9 ADDRESS / PROPERTY NUMBER NameT�� s ; ��5 0; �i = r &t-L+Ts-DIt i�tC �I S i �� it�iLG L Address t•, ,: _> t rte, ZZ!.� 0 1 Property D2. I of 1 i �u 2rL % `iT�CL:�t.r�iZ b1 1rri� W16 6 A; . 1- �►�1l-"aD Fes- L .Mc_t = Z- 4z -S -r L sz, `p" l bQ;-'C._ :G-- P ie- cam. A 1...�• fir. �'� `-1,� � i ? Sc . � r l TAIL . Tc' � .: ,� r :-F.. �—z 2_ z � c � 4 -X2-4-� 11 �� •/ �-ivy..._ �� I � � � � t: r 1-•_ � 1 .!� LZt�:-� I Page 18 Frederick County, Virginia Master Development Plan Application Package Name 1 �ZtsS rG� Address PD i�✓oX `�✓I -14 Property # O—eAL—TY , f1C. S 3(.v Fu vE Page 19 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/678-0682 MEMORANDUM To: Frederick County Planning Commission From: Amy M. Lohr, Planner II Subject: Garber Ice Cream Company, Zoning District Buffer Waiver Request Date: August 3, 2000 Nature of request: The Planning Commission has received a request from Mr. Jason Thomas of Greenway Engineering, on behalf of the Garber Ice Cream Company, to permit a waiver of the zoning district buffer requirement of the Zoning Ordinance, Section 165-37. D. This Section specifies that buffers shall be placed on land to be developed when it adjoins land in certain different zoning districts. The subject parcel is currently zoned B2 (Business General), while the adjoining parcel to the south is zoned M2 (Industrial General). Consequently, a category A buffer is required by the ordinance. Category A buffers do not require a screening element, however, active and inactive buffer areas totaling 50 feet are required. The proposed warehouse addition to the existing facility extends to within five feet of the shared property line between the differently zoned parcels. Therefore, a 50 -foot distance buffer is not accomplished. It should be noted that an existing building in the proximity of the proposed addition is located approximately 15 feet from the property line. It is necessary for the Planning Commission to determine if a waiver of the zoning district buffer requirement is acceptable. Planning Commission authority: Pursuant to Section 165-37.D(5) of the Zoning Ordinance, the Planning Commission may waive any or all of the requirements for zoning district buffers on a particular site when all uses shown on the site plan are allowed in the zoning district in which the development is occurring and in the adjoining zoning districts. 107 North Kent Street • Winchester, Virginia 22601-5000 Staff conclusion: The Standard industrial Classification (SIC) Manuel classifies Garber ice Cream under industry Number 5143, the wholesale distribution of dairy products. This use is currently permitted in the B3 (Industrial Transition) zoning district as well as the M1 and M2 zoning districts. Based upon the use occurring on-site, a category buffer would not be required by the ordinance. As previously noted, the subject parcel is zoned B2. However, the use is legally non -conforming having been constructed and in use prior to the enactment of the zoning ordinance. The Planning Commission has the authority to waive a zoning district buffer requirement when uses proposed in such districts are permitted by the zoning ordinance. Staff would ask that the Planning Commission make a determination regarding the appropriateness of this request. Please refer to the attached site location map and partial copy of the submitted site plan. AML/ch Attachment UA\Amy\COIDmonTC Memos\Garber waiver request.wpd CITY OF WINCHESTER 10 231-71 ��p• .C_ 231-76 OA 110'-10 HIQGPPe1 ? - 6 PRO. INFILTRATION TRENCH i o \i . 0 6 FT TRENCH DRAIN 12 FT DOOR RIM = 14325 \ e V INV • 14225 ], \ N V >�8 NEENAH R -4440 -DX GRATE O .E. o xA 0 MAN DOOR ° TOT, D.A. TO TRENCH DRAIN= 0.31 AG r , 747A x � TAI IN6 WALL ((YPj \ \ ` (tYPJ GOhiPACTEDTONES\ INV PROPO50 WAREHOUSE 745,0 \ ' 6,310 5F TOTAL FF kCEV.= 141.25 ° ° ° ' L-- HEIGHT = 25` \ 4 • o block bldg. \ 1 block bldg. approxhiato structu a limits I L6ARE3FRCREAM GO.4B-(A)-15 B2EAM PLANT cont. approxtnate structure limits block bldg. a COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Deputy Director RE: 2000 Comprehensive Policy Plan Update Discussion DATE: August 4, 2000 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will consider proposed amendments to the Comprehensive Policy Plan during their August 14, 2000 meeting. The CPPS will examine four topics which involve amendments to text, tables and mapping. Following discussion of these topics, staff will request that the CPPS forward a favorable recommendation regarding the proposed update to the Planning Commission and Board of Supervisors for inclusion in the 2000 Comprehensive Policy Plan. Included within this agenda item is the information that is proposed for the update of the 2000 Comprehensive Policy Plan. It is the desire of staff to present this information for discussion at the Planning Commission level to determine if modifications are necessary prior to the public hearing for this update. A topical list for items that will be discussed by the Planning Commission is presented below. Additional information for each topic is included in this, packet or will be presented during the August 16, 2000 Planning Commission meeting. Topics For Discussion And Update (A) Northeast Frederick Land Use Plan (B) The Frederick County Sanitation Authority long-range water facilities plan. (C) The Frederick County Fire and Rescue Department new stations plan. (D) Modifications to existing language as proposed by various agencies. CAMyFiles\Backup\Comprehensive Plan\2000 Comp Plan\2000ComprehensivePolicyPlanUpdateMemo—PlanningCommission.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 NORTHEAST FREDERICK LAND USE STUDY Note: Northeast Frederick Land Use Plan Map to be presented during meeting. -3- 08-16-00 08:26 VDOT EDINBURG RO ID=5405845607 P02/92 c COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EdINEURG RESIDENCY 14431 QLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG. VA 22814 JERRYA• CGPP CUMMiSSi0N9R RESIDENT EN13INEER August 15, 2000 FAX,540)9&-587P FAX X540) 98dS807 Mr. Evan Wyatt Ref: Discontinuance of Route 739 C/O County of Frederick Frederick County 107 North Kent Street Winchester, VA 22601-5000 Dear Mr. Wyatt; A portion of Route 739 from Route 522 to 0.06 of a mile north of Route 522 was discontinued on 07/15/71, per the attached. Ingress and egress through the existing commercial entrance should be encouraged due to the proximity of the traffic signal. However, the existing entrance is insufficient to properly control access to Routes 522 and 739, Fox Drive. VDOT will recommend the commercial entrance or street connection be improved to a minimum of three 12' lanes to provide inbound traffic along with left/thru and right turn movements. Traffic from the Trex site, along with the restaurant and future development, should be encouraged to use the "old" Route 739 access point along with the intersection as approved opposite the Food Lion entrance. Should you have any questions, please call. SAM/rf _ Attachments xc: Mr. Dave Heironimus Sincerely, Steven A. Melnikoff rT Transportation Engineer I WE KEEP VIRGINIA MOVING Northeast Frederick Land Use Plan Route 11 North Corridor Plan In 1995, the Board of Supervisors and the Economic Development Commission identified a shortage of available industrial sites with rail access, a vital element in recruiting potential industries. As a result, the county initiated a search for potential locations for such uses. Numerous areas were identified within the northeastern portion of the County along the Route 11 North corridor that could be attractive sites for industrial development with rail access. As a result, the Board of Supervisors directed the County's Comprehensive Plans and Programs Subcommittee (CPPS) to develop a land use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321. In 1996, a land use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321 was adopted by the Board of Supervisors. Approximately 3,200 acres of land was included within the adopted study area boundary of the Route 11 North corridor which extended from Interstate 81 to the west and the Hot Run, Hiatt Run, and Redbud Run drainage basins to the east. Portions of the Stephenson Rural Community Center and the Clearbrook Rural Community Center were included within the study area boundary. The Route 11 North Land Use Plan recommended industrial and commercial development as the predominant land use within the study area boundary. New large- scale residential development was not proposed as a component of the land use plan. Finally, a Developmentally Sensitive Areas (DSA) designation was established to preserve and protect existing residential land uses, historic features, and significant open space areas. The DSA was recommended along the Route 11 North corridor, the Milburn Road corridor, and along the western segment of the Old Charles Town Road corridor. Recent Issues Development activity and land use speculation has occurred along the Route 11 corridor between Interstate 81, Exit 321 and Exit 323 since the adoption of the north of the Route 11 North Land Use Plan. Concerns expressed by county officials and citizens regarding various land use activities and plans in this area led the Board of Supervisors to direct the CPPS to revisit the previously adopted land use plan. The Board of Supervisors directed the CPPS to develop a land use plan which expanded upon the Route 11 North plan to incorporate all land east of Interstate 81 between Interstate 81 mile marker 316 and Interstate 81 Exit 323 to the Opequon Creek, as well as land on the west side of Interstate 81 at Exit 321 and Exit 323. Land Use Plan Ob 'ecI tives The CPPS conducted two visioning meetings in January 2000 at the Stonewall Elementary School. These meetings provided an opportunity for the CPPS to determine issues of importance to the community and to familiarize participants with the process necessary to undertake a large -area land use study and develop a land use plan for the designated area. Participants were encouraged to vote on identified issues and to submit comments associated with a prepared questionnaire. The CPPS utilized this information to establish objectives for the Northeast Frederick Land Use Plan. -5- Northeast Frederick Land use Plan Objectives Policies ► Develop policies which provide for a balance of growth and preservation. ► Develop policies which prohibit higher density growth within defined portions of the study area. ► Ensure that public water and sewer service with adequate capacity accompanies future development proposals. ► Ensure that adequate Levels of Service for all road systems are maintained or are achieved as a result of future development proposals. ► Apply appropriate quality design standards for future development within the study area. Land Use ► Concentrate industrial uses near major road and railroad transportation systems. ► Encourage industrial uses to locate within master planned areas. ► Provide for interstate business development opportunities on the eastern and western sides of Interstate 81 interchanges. ► Concentrate business uses at strategic locations along the Route 11 North corridor. ► Discourage random business and industrial land uses along Route 11 that are incompatible with adjacent existing land uses. Transportation ► Identify appropriate locations for signalized intersections to maintain or improve Levels of Service. ► Encourage central access points to industrial areas, minimizing new driveways and intersections with Route 11 North, Route 761, Route 664, Route 669, and Route 671. ► Encourage the expansion of Route 11 to a four -lane roadway. ► Determine appropriate locations for new connector roads within industrial and commercial areas to minimize traffic impacts on Route 11 North and existing secondary roads. ► Discourage new access points along the historic Milburn Road corridor (Route 662). Infrastructure ► Identify appropriate locations within the study area for inclusion in the Sewer and Water Service Area (SWSA). -7- ► Determine impacts of proposed future land uses on the Opequon Waste Water Treatment Plant. ► Determine appropriate types of water and sewer systems to serve existing and proposed land uses. Historical Ensure that recommendations of Third Winchester Battlefield Preservation Plan are implemented to the extent possible. Determine appropriate methods to protect significant historic areas and corridors that are identified by the Battlefield Network Plan. Identify appropriate locations to implement Developmentally Sensitive Areas (DSA) land use designations to protect potentially significant historic resources as identified by the Frederick County Rural Landmarks Survey. Ensure that the Historic Resources Advisory Board (HRAB) reviews all development proposals which impact identified DSA. Environmental Identify environmentally sensitive areas such as flood plains and steep slopes to ensure that future land use impacts to these areas are minimized or avoided. Identify areas for agricultural and open space preservation. Encourage land preservation programs such as conservation easements, agricultural and forestal districts, and public purchase of permanent easements. Northeast Frederick Land Use Plan The Northeast Frederick Land Use Plan is intended to expand upon, and supersede the Route 11 North Land Use Plan which was adopted in 1996. The study area boundaries have been significantly expanded to incorporate approximately 14,500 acres of land between Interstate 81, the West Virginia state line, the Opequon Creek, and the northern study area boundary limits of the Route 7 East Corridor Plan. The revised study area boundary accounts for the entire acreage which comprised the Route 11 North Land Use Plan. The Northeast Frederick Land Use Plan has been designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. The land use plan has been designed to provide the opportunity to develop industrial and business uses in a well-planned, coordinated manner. Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the southern and northern portions of the study area, and adjacent to the CSX Railroad in the southern portion of the study area and within the Stephenson Rural Community Center between Old Charles Town Road -8- (Route 76 1) and the Global Chemstone Quarry. Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide greater setbacks and buffers and screening along Martinsburg Pike to enhance the appearance of the corridor. Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 Exits 317, 321, and 323, and within the southeastern portion of the Sewer and Water Service Area (SWSA) near Old Charles Town Road (Route 761) and Milburn Road (Route 662). It is envisioned that commercial land uses which cater to the interstate traveler will be developed along the three Interstate 81 interchange areas, while retail, service, and office land uses will occur along the Martinsburg Pike corridor and the southeastern portion of the SWSA. The development of business and commercial land uses is encouraged at designated signalized road intersections. All business and commercial uses are encouraged to provide inter -parcel connectors to enhance accessibility between uses and reduce disruptions to primary and secondary road systems. Additionally, business and commercial land uses which adjoin existing residential uses and significant historic resources should be adequately screened to mitigate impacts. The preservation and protection of significant historic resources, environmentally sensitive areas, and open space areas is encouraged by this land use plan. The majority of the acreage within the study area which comprises these features has been protected from industrial and commercial development through its exclusion from the SWSA expansion. This acreage includes the core area of the Opequon Battlefield (3rd Battle of Winchester); significant historic properties including Suffer Spring Spa (34- 110), Cleridge (34-111), and Hackwood (34-134); the majority of the steep slope and mature woodland areas; and all of the flood plain and wetland areas associated with Opequon Creek. Significant historic resources including the core area of Stephensons Depot (2"d battle of Winchester), Kenilworth (34-113), the Branson House (34-137), and the Milburn Road corridor (Route 662), and minor areas of steep slope and mature woodlands fall within the expanded SWSA boundary. The land use plan incorporates a Developmentally Sensitive Areas (DSA) designation to ensure that these features, as well as existing residential clusters and public land uses are protected from future industrial and commercial development proposals. The DSA is a community and historical preservation area; therefore, adjacent uses which are incompatible should provide adequate buffers and screening. The DSA is intended to discourage any development along the Milburn Road corridor and to promote a higher standard of development along the Martinsburg Pike corridor where residential clusters and public land uses dominate. Development regulations should be reviewed to ensure that they protect and promote a cohesive community environment within the study area with special attention to the DSA, while providing flexibility to encourage high quality development. The expansion of the Urban Development Area (UDA) is not proposed within the land use study boundary; therefore, higher density residential land use is not proposed. The land use plan recommends the allowance of residential land uses within the three Rural Community Centers (RCC). Residential land use should only occur in conjunction with public water and sewer service, and should be compatible with existing residential densities and lot sizes within each community center. -g- Northeast Frederick Land Use Plan Infrastructure Components The proposed industrial and commercial land uses identified in this land use plan are recommended to be developed with public water and sewer service unless they are of a scale that can be served by a conventional well and drain field system. Therefore, it is the recommendation of this land use plan to prohibit package treatment plants unless they are of a scale and design that is feasible for them to be dedicated to the Frederick County Sanitation Authority for operation and maintenance. Furthermore, proposed industrial and commercial land use development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better. The installation of public water and sewer infrastructure, the development of new road systems and new signalization, and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public private partnerships are appropriate. Transportation: Proposed industrial and commercial development within the land use plan boundary will necessitate improvements to existing road systems and the construction of new road systems. The land use plan provides for the general location of new collector roads and signalized intersections to channel vehicular traffic between key intersections throughout the study area. These collector roads are intended to promote efficient traffic movement between land uses, enhance safety by limiting individual commercial entrances and turning movements at random points, and preserve capacities on existing road systems to ensure adequate levels of service. The general location of new collector roads and new signalized intersections is depicted on the land use plan map. The development of these transportation improvements will be required as proposed industrial and commercial projects are realized. Improvements to existing primary and secondary road systems will be required throughout the study area. To ensure that these road improvements occur, proposed developments should be expected to provide dedicated right- of-ways and construct all improvements deemed necessary by the Virginia Department of Transportation and the Board of Supervisors. Improvements to the existing primary and secondary road systems include improving Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the width and geometrics of Rest Church Road (Route 669); Woodbine Road (Route 669); Branson Spring Road (Route 668); Woodside Road (Route 671); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old Charles Town Road (Route 761). A corridor has been reserved along the proposed alignment of Route 37 - Alternative C; Phase IV. This corridor is flanked on either side by proposed industrial and commercial land uses. The proposed industrial and commercial land uses may provide an opportunity for the development of a future interchange along the phase of the Route 37 corridor. -10- Water and Sewer: Proposed industrial and commercial development within the land use plan boundary will be developed in conjunction with public water and sewer infrastructure. Public water infrastructure exists within the study area along Martinsburg Pike from the southern study area boundary to the intersection -nth Interstate 8 1 Exit 321. `flus infrast� acture extends to the east, following portions of Stephensons Road (Route 664); Old Charles Town Road (Route 664); and Gun Club Road (Route 666). Currently, no public sewer infrastructure exists within the study area boundary. Currently, the Opequon Waste Water Treatment Plant (OWWTP) is the closest treatment facility to the study area boundary. Utilization of the OWWTP would require the development of pump stations and lift stations throughout the study area. The proposed industrial and commercial land use acreages have been compiled to determine the potential impacts. to the OWWTP capacities. The estimated development of these acreages demonstrates that capacities at the OWWTP will be exceeded prior to the buildout of these areas. The Board of Supervisors will need to work with the Frederick County Sanitation Authority (FCSA) to determine appropriate methods for establishing public water and sewer infrastructure with adequate capacities. Appropriate methods may include partnerships and agreements with adjoining localities to utilize existing infrastructure, the development of new treatment facilities for water extraction and sewer treatment, or public/private partnerships to develop necessary infrastructure. FCSA LONG RANGE WATER FACILITIES PLAN - 13 - Water Supply Issues concerning quality, quantity, use, and protection of water resources are directly related to land development issues. Water supplies are needed to support development, while surface and groundwater are potentially affected by development activities. Major sources of water used in the County are groundwater and the North Fork of the Shenandoah River. The Frederick eomity Smiitafion Authority uses aroundwater otmined fi-om auarries located River.Winchester, wffich pumps water from the Shenandoah The Authority's James H. Diehl Water Filtration Plant will have a capacity of 6 MGD by 2001. The plant will be supplied by the Stephens City quarries and Bartonsville well field. These sources have a current combined sustainable capacity of 4 MGD. springs.flic Virgirfia Department of Environmental Quality has a plan for water snpplies in the Shenandoah Valley. The Shenandoah Water Supply Plan states that sufficient water resources are available -to 11-11-kIL projected locai denimid through the year 2030. Other potential alternative sources include well -fields, impoundments, mid In 2000, the Authority entered a seventy -year lease with Global Stone Chemstone Corporation (Global). Global owns quarries at Clearbrook; Middletown, and Strasburg. The lease provides the water from these quarries as a source of supply and transfers title ofthe quarries to the Authority with the mining operations is complete. The agreement has provided a viable long-term source of water for the County. By 2003, the Authority will have in operation the Northern Water Treatment Plant at Clearbrook. This plant will have an initial capacity of 4 MGD and is expandable to 6 MGD. The plant will be supplied by the Clearbrook quarries, supplemented by wells. The current sustainable yield is a minimum of 2.20 MGD. Utilization of the full potential of the Northern Water Treatment Plant will require construction of a transmission main from the plant to existing lines in the Stonewall Industrial Park.. The existing ten -inch diameter waterline along Route 11 from Welltown Pike to Clearbrook has a capacity of 1.5 MGD. The Stephens City and Clearbrook quarries, with supplemental wells, provide adequate water source of supply to meet the projected demand through 2025. During this period, the Authority will develop additional sources of water supply utilizing the Middletown and Strasburg quarries tostorehigh flows stripped from Cedar Creek. This source has the potential of about 10 MGD The County will have the United States Geological Survey conduct a study of the carbonate aquifer system that Will be the source of supply of potable water. This study will be complected in 2004. It will provide relevant hydrogeologic information that can be Used to guide the development and management of this important water resource. Groundwater is the major source of water supply in the rural portions of the County and provides a 15- potential alternative source for urban areas. In all, over half of the population of the County relies on groundwater as the sole source of water supply. The most productive aquifers in the County are the limestone -carbonate aquifers. There is a need to protect groundwater resources from potential sources of pollution including sewage disposal, hazardous materials users, landfills, underground storage tanks, and urban. Special standards should be developed to control uses which potentially pollute groundwater. Particular care should be taken to protect the limestone areas. On-site sewage disposal systems are a particularly widespread potential source of water pollution. These systems are regulated by the Virginia Health Department and by the Virginia Department of Environmental Quality. Measures should be implemented to insure that such systems are properly located, installed, operated, and maintained. In addition, the County needs to monitor the density of development utilizing on-site disposal to insure that problem are not created. £ommturi sewer systems designed to serve particular developments, should not be allowed in areas where high density development is not expected to eventually occur. Where such systems are allowed, they should be dedicated to a public authority or sanitary district to insure that the facilities are properly operated. Private package treatment plant sewer systems should'be prohibited from serving industrial and commercial_ land. uses, = as. �uelI as restdentaal land_ psi developments serving more than one lot or one unit. _ -16- 1 Transmission Mains I Existing Water Maine Proposed 5+ years Via' r� Northern Water Treatment Plant 4 MCD 1� r' ' l JIIN HES,TE t Ja James IL ]Diehl Water Filtration Plant a MGD AWE J, i FREDERICK COUNTY \. SANITATION AUTHORITY Water Supply System Cedar Creek Source 10 Mr-ll w. currora a assoclares, inc. FREDERICK COUNTY WATER SUPPLY PLANNING MGD DEMAND AND SOURCE PROJECTIONS ------------------..__------ ----- ------------ .----- __----- ---- . ----------------------- .:_----- 7 7.0 .......... ................ ........... ........................................ .................................................... . .... ;.: '.•...•.•.•. ........... .. LL :i ... 6.2 6.0 -------- ......... .... ......................... .......................... .................. .;...:;:;:::;;;:2.:;;.;.;.:.;:;.: A.. J. a. >+ . 1: Y i " Recod r DaY il Demand 4' r: y ,r:::C•:•:•i.•. � • t' t'� ... Et._ ... ti r. 4.2 n i 2 M G• June 8 999 OA ` • 4. P. �'0 +1�� �i. ;•:;: .": :t. �. `- -w V. ' :;:. H Y 3.0-- - - - - '_. -: Py :. .f 7f\5� 1 •s'. x d �� �• :• •ei ee�2.0 ' 4: LEGEND GEND ATA {�� n:: C CTUAL DEMAND.............................. FCS FIVE YEAR PLAN _. :`[•� _ .::.1.: �' . 4T'` . .i,�. \ry' _• .3•• ••f'� i •afi`: 'tY=`:•s'f:•�•fi 1.0 :. .,:rs1'a� �.•..•:.•.•::.•:. FCSA LONG RANGE PLAN F -W A S PROJECTION .. NOTE: AN values are average manthiY demands ,y..= y..yy..y 0 1993 1995 2000 2005 2010 2015 2020 2025 Revision 3.0 July, 2000 Sewer and Water Facilities The location of public sewer and water lines determines where urban development will occur. The Urban Development Area described by the Frederick County Comprehensive Plan is roughly the same as the service areas for public sewer wid water. Because sewer and water facility location determines the location of urban development, great care is needed in planning where such facilities will be provided. The Frederick County Sanitation Authority has the responsibility for the treatment, transmission, and distribution of potable water and the collection and transmission of wastewater. Most of the sewer and water mains and laterals in the County are owned, operated, and maintained by the Sanitation Authority. Frederick County and the Sanitation Authority have executed a Facilities Planning Agreement which sets forth procedures for the planning of sewer and water mains in the County. The agreement includes provisions for adopting a water and sewer facilities plan as a part ofthe Comprehensive Plan, specifying the location of mains over eight inches in size:'Lt al sa , and includes provisions for review and update of the plan and for including sewer and water facilities projects in the Frederick County Capital Improvements Plan. The City of Winchester owns and maintains sewer and water lines in portions of the County adjacent to the City corporate limits. Such lines have been extended into the County following a previous agreement between the City and the County. A Gravity Flow Sewe, Agreement b'­--VV-V-%,-UH the eity of Winchester and the Frederick elounty smfitation Auffiority has been adopted which specifirsthat either jurisdiction may trammit sewage from the other junsdiction to the Opequon Plant if that sewage flows by gravity to the receivingjurisdiction. This agTeement requires that the defiverffig area be of a mfifi--- d that the receiving JUT isdiction has adequate coflection system capacity to acconnnodate the additional flows. The delivering jurisdiction will be eharged for the servi pro vided by the receivingjurisdiction. The agreement expires December 3 f , 2000 and is not expected to be renewed by, the eity of Winchester. The Frederick -Winchester Service Authority has the responsibility of providing wastewater treatment for the Sanitation Authority and the City of Winchester. The Service Authority currently owns the Opequon Water Reclamation Facility and the Parkins Mills Plant and contracts for their operation. The City operates the Opequon Facility and the Sanitation Authority operates Parkins Mills. Treatment of wastewater generated in the County is provided by two sewage treatment plants: the Opequon Water Reclamation Facility and the Parkins Mills Plant. The Opequon Plant serves the Abrams Creek drainage area and surrounding drainage areas east and north of Winchester, and provides sewage treatment for Winchester. The Parkins Mills plant serves the upper Opequon Creek, Wrights Run, and Stephens Run drainage areas. • 1 •Basil M 1 M.162MINNINME11 1 • ■ 1 • /1 • it � / � • • 1 • • • • 1 •/1 • i •• • • • • �/ .V. Offt• • • 1 rN, Go 11 w - - • • • • Lwrq I a 0 Im • • • • • 1 • • • / • /1 • / • 1 21- LI earacity Needs Evaluation U�In ILIOW and biological capacity through the yeaf -20 The Opequon Water Reclamation Facility has a hydraulic capacity of 8.4 millions ,alt�,rn racer day ;xth aioing;ral rapaEity r� 18,000 pounds per day- The span Westar b l'o s pe a Reclamation Facilily Capacify Needs Evaluation Deport projects this capacity will meet demands through 2008. The Parkins Mills Plant serves the upper Stephens Run, Wrights Run, and Opequon drainage areas. The rated capacity of this plant is 2.0 million gallons per day. The current average daily flow of this plant is about 4-0 1.1million gallons per day. _22_ 11U1 100( 90C 80C 700 N O 600 r U N C C 500 O U 400 300 200 100 0 91 92 93 94 95 96 97 98 99 100 Fiscal Year Figure 17 Total New Water and Sewer Connections -23- Figure 18: Opequon Treatment Plant; Sewer Flows Versus Capacity a 7 6 3 2 1 ❑ City ❑ FCSA Limit 91 92 93 94 95 96 97 98 99 TO Fiscal Year Certain portions of the Urban Development Area, such as the Apple Pie Ridge area, may not be intended to be sewer and water service areas. Rural Community Centers that are outside of the Urban Development Area may be provided with some form of service, depending on the policies established for each particular center. The intention is that additional extensions of sewer and water service will reflect the boundaries of the Urban Development Area. The extension of mains into areas not included in sewer and water service areas described by the facilities plan will require an amendment to the Comprehensive Plan. In this way, the County will maintain an orderly process of development. All sewer and water mains extended should be publicly owned mains. 24- Figure 19: Parkins Mill Treatment Plant; Flow Versus Capacity 2 Flow 1.a �� Limit K 1.6- 1.4- CL .61.4n w j 0 m C7 p 0.6 2 o 0.6 , i i i 0.4 1 0.2 i 01 � 91 92 93 94 95 96 97 98 99 00 Fiscal Year -25- NEW FIRE AND RESCUE STATIONS PLAN _27_ Emergency Services The Frederick County Fire and Rescue Department was established in 1990 to provide support and guidance for the eleven volunteer fire and rescue companies that provide fire suppression and emergency medical services to the citizens of Frederick County. Each volunteer fire and rescue company provides fire suppression service, eight provide advanced life support emergency medical service, one provides basic life support emergency medical service, and two provide first responder level medical care. The County Fire and Rescue Companies are as follows: Company 11 - Stephens City Volunteer Fire and Rescue Company Company 12 - Middletown Volunteer Fire and Rescue Company Company 13 - Clearbrook Volunteer Fire and Rescue Company Company 14 - Gore Volunteer Fire and Rescue Company Company 15.- Round Hill Community Volunteer Fire and Rescue_ Company Company 16 - Gainesboro Volunteer Fire and Rescue Company Company 17 - Star Tannery Volunteer Fire and Reserve Company Company 18 - Greenwood Volunteer Fire and Rescue Company Company 19 - North Mountain Volunteer Fire and Rescue Company Company 20 - Reynolds Store Volunteer Fire and Rescue Company Company 21 - Millwood Station Volunteer Fire and Rescue Company Staffing of the fire and rescue stations is accomplished by volunteers from each of the communities and is supplemented by we twenty-four career fire and rescue personnel employed by Frederick County. The volunteers provide 24 hour a day, seven day a week coverage in all of the fire and rescue stations. The career fire and rescue personnel staff eight nine of the eleven stations, ten hours a day, five days a week as well as providing 24 hour coverage on two advanced life support response vehicles. These vehicles operate from Company 16 and 18. The Fire and Rescue Department office is divided into three Divisions. These Divisions are Operations, Training, and Life Safety. The office is headed by a full-time Director who is employed by the County. The Director is responsible for supervision of all of the Departments operations. This includes the supervision of all career personnel, coordinating the service delivery of the volunteer companies, overseeing emergency services planning, providing volunteer and career training programs, disaster and hazardous material coordination, and managing Department resources. The office also has two full-time support staff personnel, an administrative assistant and a secretary. The Operations Division is divided into three Battalions, having a Fire/Rescue Lieutenant - Field Supervisor to oversee the career fire and rescue personnel. These Field Supervisors also work with the volunteer chiefs to coordinate daily activities within each company. The Life Safety Division is responsible for fire prevention, life safety education programs, fire code enforcement, and fire investigations. The Life Safety Division is headed by a full-time Fire/Rescue Battalion Chief - Fire Marshal employed by the County. The division is supported by a full-time Fire/Rescue Lieutenant - Assistant Fire Marshal. The Fire Marshals are on call on a 24-hour basis to provide fire investigations, technical support to volunteer companies, and to respond to emergencies. _29_ The Training Division is responsible for developing, providing and overseeing training programs for the volunteer and career fire and rescue personnel. This Division is headed by a full-time Fire/Rescue Battalion Chief - Training Officer employed by the County. The Training Officer is also the Career Development Advisor, responsible for overseeing the administration of the Career Development Program. Future challenges for the Fire and Rescue Department include meeting fire and rescue equipment needs, maintenance and expansion of current fire and rescue stations, developing water systems for fire protection, meeting training and certification requirements, increasing emergency medical service, improving radio communications, providing service for the regional airport as required by the Federal Aviation Authority regulations, and developing additional fire and rescue stations to meet future growth within the County. The County of Ffedefiek, from 1990 to 1997, had a 22 pefeerA growth rate, rankting it 18 ota of 13 S leealities itt the Commonwealth . The County ofFrederick, had a population of34,150 in 1980 and an estimated population of 57,000 in 1999 according to the University of Virginia Center for Public Services. This was a population increase of 225850 with no development of new fire and rescue stations. This growth has increased the response time for existing fire and rescue stations and will undoubtedly lead to the need for additional fire and rescue services. Planning for future fire station locations and equipment needs is b done has been accomplished by developing a five-year eomprehensi strategic plan. This plan will identi€y identifies future station sites and equipment needs based on projected service demands and response times. The plan will also eneeurage encourages the dedication of these sites for new fire and rescue stations within the identified areas during rezer"A1g-req nest the 'rezonm* g process. A recent response study -was conducted anct concluded the need for five additional fire and rescue stations in the next five years. These stations are to cover the areas of: Green Springs/White Hall Rt. 522 South/Rt. 277 East Middle Road/Cedar Creek Grade Apple Pie Ridge/Route 522 Route 7/Redbud Road The response study justifies the need for new fire and rescue stations. The study indicates that in many areas a ten minute total response.time is not being met. Increased calls to each fire station create a situation where the 2nd due station has to cover additional areas while the 11 due station is still out. Ikon -residential areas such as retail, office, and industrial require increased fire protection because- specialized equipment is necessary to insure safety for these land uses. Other land uses identified as target hazards continue to grow. These include land uses such as schools, nursmig homes, daycare centers, and industrial facilities. These land uses have a higher risk of injury glue to the specific demographics of persons utilizing these facilities. Existing road conditions; primarily those with gravel or dirt surfaces and horizontal and vertical curvatures, located outside of the county's Urban Development Area (UDA) create longer response times. The greatest factor contributing to the need for new fire and rescue stations is the rapid population growth and increases in dwelling units within and outside of the UDA.. -30- The development of new fire and rescue stations could provide an opportunity to extend satellite services provided by other county departments and agencies_ Allocation of space could be created within -few fire and rescue stations for community services provided by the Sheriff's Office, the Treasurer's Office, the Voter Registrar's Office, and the Commissioner of the Revenue's Office, as well. as office space for embers of the Board of Super -.visors... -31- LEGEND Fre & Rescue Co. �2L Future Fire & Reswe Co. 1111 \ ® Landfill J star Compactor 50 522 ti s G° Tan w \ \ Container a2, aty F:e noIds re Is, T Regional Park N® �0 OCommunity Park E 177 m m ro O. ` f�jq et01AR1 t) 2 4lVfiles Frederick Com-_-.—.•-- 22Cross 'Warren Co. o° unction \O r Gairlesboro \ Cone aearbrook a s \ w� 1.259 eld all =700M�'� A. r�". is FreandDevuu ty pmenLDepartmentWinchester, FrLVA Community Facilties and Services and Development Winchester, VA -33- 1111 J star 50 522 ti s G° Tan w a� a2, aty N® RL 277 ' o ti ih�ede�� ehdryaro E I'81 m m ro O. ` S et01AR1 t) 2 4lVfiles Frederick Com-_-.—.•-- 'Warren Co. is FreandDevuu ty pmenLDepartmentWinchester, FrLVA Community Facilties and Services and Development Winchester, VA -33- COUNTY AGENCY AND DEPARTMENTAL UPDATES -35- Economy Because of its strategic location, the Frederick County -Winchester area has been a center of commerce and transportation since the eighteenth century. In the County, major roads linking us with the Washington metropolitan area meet major roads traveling north and south in the Shenandoah Valley. These advantages help to sustain economic growth in our community. Economic growth is one of the forces that des can bdih drive other types of growth in any community as well as provide the revenues which offset "residential growth. In order to plan for growth and development in Frederick County, it is important to examine economic trends. It is particularly important to coordinate economic development policy with other planning policies. The City of Winchester and Frederick County together comprise a single, unified economic area. Economic growth in the City of Winchester certainly has an effect on growth in the County. Therefore, the City and County have developed a cooperative approach to economic development. Winchester -Frederick County Economic Development Commission In 1982, the Winchester -Frederick County Economic Development Commission was created by joint resolution of the City of Winchester and the Frederick County governing bodies. The Commission is composed of representatives from the County and the City, along with representation from local industry. The Economic Development Commission's mission is "...to create a desirable balance of value in the form of increased tax revenues to the City of Winchester and the County of Frederick and the towns within, income to its citizens, and an environment which facilitates profit for the business community." The Economic Development Commission is charged with fostering an efficient and cooperative effort toward economic development for the Winchester -Frederick County area. The Commission maintains an office and employs a director who's responsibility is the coordination of efforts to develop and implement an Economic Development Strategy for the community. Revised annually, the 1999-2000 strategy addresses three program areas: Existing Industry Development, Business Attraction, and Travel. CURRENT PROGRAM AREAS OF THE WINCHESTER -FREDERICK COUNTY ECONOMIC DEVELOPMENT STRATEGY MISSIONS/OBJECTIVES Existin Indust Develo meat -37- Mission: To create an effective business environment which fosters the growth and prosperity of existing industries and to communicate the availability of supporting resources. Objectives: 1. To assist in the maintenance of a fully trained, competent workforce 2. To assist in increasing demand for local products and services. 3. To help reduce the cost of business in order to increase profits and promote growth. 4. To assist with regulatory requirements. 5. To increase public awareness of the economic impact of the community's industrial base. 6. To assist existing industries remain competitive by increasing productivity measures 2. Travel Mission: To develop a comprehensive plan to attract visitors with benefit to the community. Objectives: 1. To increase the number of visitors to the community: • Leisure/group travelers • Conventions • Business travelers 2. To increase the average length of stay. 3. To increase expenditures made. 4. To improve the infrastructure which supports the travel effort. 3. Business Attraction Mission: To conduct a coordinated program to target and attract compatible business and industry to Winchester -Frederick County. Objectives: 1. To balance the proportion of commercial and industrial real estate tax base for both the City and the County. 38- 2. To create jobs, especially those which are compatible with existing industry needs. 3. To impact the quality of life through increased income. 4. To diversify the type of business in the economic base to provide stabilization and a broader selection of employment opportunities for community citizens. 5. To increase worker skills to remain competitive as a business location. 6. To build on the existing industry and business base by attracting new companies which provide services and products needed by the base. Multiple activities have been identified in support of these objectives along with impact measures to assess the effectiveness of each program. Economic Policy The policies in this section are intended to describe a general economic development policy which supports orderly economic growth in Frederick County. Economic development policies need to be coordinated with other types of planning policy. The primary economic issues identified include: Issues • Rates of economic growth The location of available sites for business and industrial expansion The maintenance and expansion of the local tax base Encouraging new types of economic activity • The need to provide special support for agriculture The proposed economic policies for the county are as follows: GOAL - Support a business climate conducive to economic activity and orderly economic growth. Strom 1- Consider the goals and strategies adopted by the Winchester -Frederick County Economic Development Commission in land use decisions and program development. -39- Strategy 2 - Continue to work with the Economic Development Commission and with existing business and industry to evaluate and improve economic development strategies. Strategy 3 - Provide a diversity of locations for business and industry. Strategy 4 - Provide business and industrial locations that are attractive and compatible with surrounding uses and sites. Implementation Methods 1. Obtain information from existing business and industry concerning economic development. Enlist their assistance on a - continuous basis, to identify opportunities for economic development, to take advantage of the opportunities, to identify strengths and weaknesses in the local economy, and work to improve any weaknesses. 2. Continue to monitor and update regulations to insure a diversity of sites and locations for business and industrial use. 3. Insure that industrial and business sites are provided with sufficient facilities and good access to avoid congestion and to efficiently provide necessary services. 4. Review ordinances to insure that business and industrial sites are compatible with surrounding areas, and that sufficient standards exist to insure quality development. 5. Continue to provide staff and other forms of support to the Frederick County -Winchester Economic Development Commission. GOAL - Provide support to agriculture as a major industry in the County. Strate 1- Promote Frederick County as a location for agricultural activities and include agriculture in economic development strategies. Str teQy 2 - Encourage businesses and activities that support agriculture. Strate 3 - Promote the participation ofyouth in the agricultural community and support agricultural education. Strategy - Examine the opportunity for agricultural manufacturing within the' RAzone to encourage value added activities: Implementation Methods 1. Work with local farmers, agricultural organizations, and agricultural related businesses to -40- develop economic development strategies in relation to agriculture. Emphasis should be placed on developing markets for local agricultural products. 2. Evaluate the uses allowed in the agricultural zoning districts and other districts to insure That a luii range of agiicul-taral activities are peiTnittcd. GOAL - Provide support to travel and tourist related activities. Strategy 1 - Promote activities which will encourage tourism, including the preservation of historic sites and scenic vistas. Implementation Methods 1. Review ordinances and policies to promote the preservation of historic sites and scenic vistas. 2. Review ordinances to provide appropriate sites for travel and tourist related businesses. 3. Promote activities that will encourage tourism. CAMyFiles\Backup\Comprehensive Plan\2000 Upd2te\EDC-Economy-2000Update—pd -41- Schools The Frederick County Public School system is composed of ten elementary schools serving students in grades kindergarten through fifth grade; three middle schools serving grades six through eight; and, two high schools serving grades nine through twelve. The Northwest Regional Education Programs (NREP) is a regional program whieh that provides special education services to students from Frederick and Clarke Counties and the City of Winchester. Approximately -5,8-% 57/6 of the students attending NREP Iwho, . receive services are from Frederick County. The Dowell J. Howard Center provides vocational education services for high school students and adults, and is also the location of The Learning Center, a high school alternative program. In addition to the seventeen school facilities, twee twenty-two modular classrooms are used at eight six school sites to reduce overcrowding due to increased enrollment and to address the need for additional space due to changes in educational programs. During the past several decades, student enrollment in the school division has increased steadily. The most significant increase has occurred throughout the 1990's with school enrollment growing by '� 2,319 students. This increase, from 8,223 students in 1990 to i n� 10,408 students in 9-9 1999, represents a 26.575; 28%a growth in student enrollment in the school division. Student enrollment in Frederick County has notably exceeded the state average, which was 11.3% for the same period of time. In order to meet the need for additional school space, a number of school construction and renovation projects have occurred throughout the 1990's. Despite the completion of these capital facilities projects, four ofthe ten elementary schools will exceed 90% of their capacity attlie opening ofschool in the fall of 2040. These schools are Bass -Hoover f93%) (96%), Indian Hollow (94h) (91 %), Senseny Road: ("105°/6) and - Stonewall ('95%). Construction of classroom additions to Armel and Middletown Elementary Schools, which were completed in the fall of 1998, resulted in an increase in student capacity and a reduction in the percent of practical capacity utilized at each of these sites. eonstTtiction of a new elementary school in the Backereek Magisterial District began in the spring of f 999, and is sched-afed to Open for students whose edueational needs ea=ot be met in the traditional elassroom setting. Orchard View Elementary School in the Back Creek Magisterial. District will open for students in the fall of 2000 and Robinson Elementary will be closed. As students matriculate from elementary school to the middle school and high school levels, the need to provide additional space for the increase in student population and to meet changing educational requirements will necessitate the development of new facilities and the renovation of existing facilities. The Capital Improvements Plan reflects the need to address space requirements formiddle and high school enrollment that has exceeded 90% of capacity in three of the five schools despite the use of twee nineteen modular classrooms at five different locations, and the increased use of the Dowell Fffoward Center for secondary, programs. A major renovation project at James Wood Middle School and the construction of a third county high school on Berryville Pike are two projects planned to address the increase in middle and high school student population. -43- During the 1990's, the need to renovate or replace older facilities and provide facilities to accommodate residential growth in the county has resulted in significant allocations for capital facilities costs in the school division. The rate of residential growth continues to impact the school system, particularly in southern and eastern Frederick County as subdivisions are developed in the Urban Development Area (UDA). In addition, careful monitoring of residential growth outside of the UDA, which has accounted for approximately one-third of new residential building permits issued throughout the 1990's, is necessary to accurately predict enrollment trends. Along with growth in student enrollment, the school division is faced with the responsibility of providing instruction in order to prepare students to work and live in the 21" century. The use of technology as a tool in nearly every facet of education has dramatically changed the way in which instructional services are provided to students. Required technology -related instruction at all levels will continue to necessitate increased expenditures for computer and computer-relatedhardware and software. Mandates from the federal -and. state governments, particularly in special education services, will require localities to expend additional financial resources to meet educational requirements. The requirements associated with technology -related instruction and the provision of appropriate special education services to students will create the need for investment in future capital projects within the school division. Major efforts have been made by the school division and the Board of Supervisors to consolidate services in order to serve the residents of Frederick County more effectively and efficiently. Cooperative agreements have been developed relative to sharing school facilities for recreational use by a wide variety of community organizations; maintenance of school grounds provided by the Department of Parks and Recreation, resulting in a greater utilization of space; and maintenance of the County Office Complex provided by the school division's Building and Grounds Department. ,and C:1MyFila\Backup\Comprehensive Plan\2000 Update\PubiicSchooilnformation-2000Update.wpd -44- Refuse Collection, Landfill, and Recycling Twelve refuse collection stations are located throughout Frederick County. Nine refuse collection stations consist of hydraulic compactor machines compactors with separable roll -off containers and collection facilities for recyclables, and three sites consist of front-end dumpstersonly. The County converts dumpster sites to compactor stations when warranted by tonnage levels. Consolidation of sites during the conversion process is also desirable, when practical. Based on research by the Government 12 Student Learning project and staff, the concept of curbside pickup in the densely populated areas of Frederick County that are currently served by public water and sewer was endorsed by a resolution of the Board of Supervisors in August, 1998. The Board may elect to offer curbside refuse and recycling collection anytime after August, 2003. The Frederick County Landfill is a regional facility that receives refuse from Frederick and Clarke Counties and the City of Winchester: The landfill is operated by Frederick County as an enterprise fund and the landfill operation is fee sustaining. The management and planning of landfill operations are solely the responsibility of Frederick County, with input from an oversight committee comprised of representatives from , Frederick and Clarke counties and the City of Winchester. Closure of the older section of the landfill, which opened in 1976, was completed in 1994. A new 160 -acre tract of adjacent land, purchased in 1986, was opened for landfilling during 1993. Approximately 90 acres of this tract has been permitted for landfilling under the newly adopted Subtitle "D" Solid Waste Regulations. Both the close -0 closure of the old section and the construction of the new section have been carried out in accordance with new state regulations that require much more sophisticated environmental protection measures, including composite impermeable liners, a complete leachate collection system, leachate treatment facility, groundwater monitoring and gas monitoring. The current landfill was originally estimated to have adequate capacity for 25 years commencing in October of 1993. The development of a construction debris landfill should extend the life of the current sanitary landfill approximately eight years, resulting in a life of 33 years. A tract of land consisting of 109 wooded acres was purchased from Ryland Carper for the future development of a construction debris landfill. The permitting, design and construction of this new construction/debris landfill was completed in 1998. The County should reevaluate tonnage, revenue, and expenditure trends each year and set fees accordingly. The County should also continue to evaluate new technologies for waste reduction and recycling that would extend the life of the landfill. During the 1990's, the County placed collection boxes for recyclable materials at each of the citizens' convenience areas located throughout the County. Through this effort, the County was able to meet the 1995 recycling mandate of 25 percent mandated by the Commonwealth of Virginia. Due to the rapid growth in the County, additional programs have been implemented to enable the County to maintain the 1995 recycling mandate of 25 percent. These programs include brush and yard waste mulching, composting, waste oil recycling, tire shredding, and household hazardous waste collections. New residential developments need to be provided with appropriate means of solid waste collection. Either private collection or new collection stations should be provided by new development developers. -45- Airport The Winchester Regional Airport is a 364 sere 376 -acre, all weather, 24-hour general aviation airport with a 5,500 foot runway located southeast of Interstate 81, Exit 313A. The facility currently has 75 tie down spaces, two 12,000 square foot public clear span hangars, 52 T -hangars and three private corporate hangars. Based aircraft total 72 Sa, and range in size from single engine to large cabin class business aircraft. Services available include 24-hour U.S. Customs and Immigrations, 24-hour on call line service, automated weather observation system, computerized weather and flight planning equipment, full instrument landing system, and rental car service. The Winchester Regional Airport Authority was formed by the Virginia General Assembly on July 1, 1987. The Authority consists of representatives from the City of Winchester, Frederick, Clarke, Shenandoah, and Warren counties. Since its formation, the Winchester Regional Airport Authority has embarked on an extensive airport improvement program. Maj or capital improvements have been accomplished in order to comply with Federal safety and design standards. Completed construction projects include a 1,100 -foot runway extension, pavement resurfacing of the entire runway, relocation of the taxi way and the creation of safety areas at each end of the runway. New buildings constructed under this program include a modern general aviation terminal, a 12,000 square foot clear span hangar, a maintenance hanger with F66 FixedBase Operator offices, and 42 T -hangar units. Other completed projects include airfield lightingupgrade, installation of a 40,000 gallon above ground fuel storage facility, security fencing ofthe Airport perimeter, and the installation of a precision instrument approach that provides better all weather access to the Airport. Collaborating with Frederick County and the Virginia Department of Transportation, the Authority has also made improvements to primary access roads to the airport. Sewer and water service has also been established. To date, more than $14 million dollars has been invested in Airport capital improvements, equipment, and promotions through funding received from the Federal Aviation Administration, Virginia Department of Aviation and the local jurisdictions. Fie Remaining capital projects include the relocation of Airport Road to remove a portion of road that infringes on controlled airspace and aequisition of land aiang afe�s of Buffliek Road land acquisition along Bufflick Road for noise abatement. Land to accommodate the -road relocationp"ro'ecthas been acquired by the Airport over the past yearin order to provide the Virginia Department of Transportation a one hundred foot right of way. Through the support of the member jurisdictions, the Winchester Regional Airport will continue to evolve into a modern first class air transportation facility which will assist economic development endeavors in the attraction of new industrial and commercial businesses to the region. CAMyHes\Backup\Comprehensive Plan\2000 Update\RegionalAirportlnformation-2000Update.wpd -47- County Offices In 1996, the County completed construction of a 68,000 square foot building adjacent to the Frederick County Administration Building. Funding for this new building was obtained through the issuance of a bond. The construction incorporated the existing 32,000 square foot Frederick County Administration Building, and provide a county government complex totaling 100,000 square feet. Most of the County's departments and agencies are now housed in this new county government complex in downtown Winchester. In 1998, the County modified the Capital Improvements Plan to provide for a Public Safety Facility for the Sheriff's Department and the -Fire anti RescueDepartIIient, as well for Annex Facilities that would situate satellite offices throughout the County for representatives of the Treasurer's Office, the Commissioner of Revenue's Office, and the Sheriff's Department. The provision ofthese facilities is intended to improve emergency response time, enhance public safety, and provide more efficient service to County residents. The location of these facilities are envisioned to occur within areas of dense population, as well as along arterial and major collector road corridors. CAMyHcs\Backup\Comprehcnsivc Plan\2000 Update\CoontyOfiices-2000Update.wpd -49- Parks and Recreation The purpose of this chapter is to outline the County's recreational policies and to identify implementation methods for accomplishing recreational facilities, programs, studies, and plans. It is not meant to be a detailed recreation plan, but rather it is a part of the County's continuing planning process and a guide to decision making. Facilities The County currently owns and operates two regional parks. Clearbrook Park, located five miles north of Winchester on Route 11, consists of approximately 55 acres and Sherando Park, located two miles east of Stephens City on Route 277, consists of approximately 330 acres. Both regional parks currently serve the County's population with both active and passive recreational programs and facilities. In addition to these regional parks, five neighborhood parks have been developed which serve a more specific group with more limited facilities than those in the regional parks. The neighborhood parks are located at: Reynolds Store Fire Company and Gainesboro Fire Company in the Gainesboro District, North Motaitain Fire eompany mid Round Hill Fire Company in the Back Creek District, and at Frederick Heights subdivision in the Shawnee District. These neighborhood parks consist primarily of playground equipment for young children. The Parks and Recreation Department also maintains two tennis courts at Senseny Road Elementary School forconununity use. In 1987, master development plans were adopted for both Clearbrook and Sherando Parks. These master plans establish development goals for each park, identify unmet recreational needs, provide unified facility plans, and propose a development program for each park. The master plan for both Clearbrook and Sherando Parks reflect the recommendations of the County residents and national standards as outlined in the Virginia Outdoor Plan. These plans emphasize the development of a swimming pool complex and additional sports, picnic, maintenance, and other support facilities. Funding has been provided to update the Sherando Park Master Plan:. The revisions are scheduled to be completed by June 30,2,00-1 Since the adoption of the master plans, the County has completed the construction of two outdoor swimming pool complexes, four soccer fields, a maintenance building, one shelter, two playground areas, two sand volleyball courts, and two fields of a four field softball complex. The County has also purchased an area to house the maintenance operation for Clearbrook Park. Additional recreational facilities currently provided are athletic fields, playground, and picnic areas with a variety of recreational opportunities such as horseshoes, fishing, paddleboats, and volleyball, open space areas and support facilities. Clearbrook Park, Sherando Park, neighborhood parks and all public school athletic fields and grounds are maintained by the Parks Division of the County Parks and Recreation Department. As a result of a joint operating agreement with the County School Board, the Parks and Recreation Department has use of the following Sherando High School facilities when they are not in use by the high school: lighted football field and track, baseball field, eight outdoor lighted tennis Frederick County 9 - 1 Comprehensive Plan _51_ Parks and Recreation courts, and four outdoor lighted basketball courts. The Parks and Recreation Department's Community Center, which was built adjoined to Sherando High School, opened in September of 1993 and contains two racquetball courts, a weight room and a multipurpose room. The Residential Performance Zoning regulations require that open space be provided in most types of suburban development. In addition, recreational facilities are required in any residential development which contains lot sizes of less than 5,000 square feet. It is required that such open space and facilities be dedicated to homeowners associations. There is a need to examine recreational and park needs in suburban and urban areas, specifically, the development of a bikeway and trail system. One need that has been identified is the development of a bikeway and trail system. To date, the County has connnitted to the construction oconstructed a2-4-52.40 mile bicycle facility to serve several residential areas east of Stephens City. The County has also committed to the construction of a .60 (3,200 l.f. ) bicycle facility to serve residential areas on the northern perimeter of Sherando Park. ThisThese bicycle fxeilityfaciht es will link those residential areas with Sherando Park and Sherando High School. Additional trails would provide residents the ability to travel safely from their homes to schools, stores, work or recreational areas without having to share the overcrowded' arterial and collector roads with automobiles. Also, there is a need to examine Residential Performance Zoning regulations to insure that the reereational needs are being met by. whaf is currently �xing aske of the developer. to determine whether the recreational, needs of the single family homeowner are being met. Programs The Recreation Division of the Frederick County Parks and Recreation Department was created to provide a comprehensive and accessible program of recreational services and activities for the residents of Frederick County. A diverse range of recreational and enrichment programs are provided for ail age groups. This broad base of activities includes, but is not limited to, instructional classes, ert virorimental educafion6itdoor recreation programs, sports and athletics, health and fitness programs, cultural and special events, and trips and excursions. Programming responsibilities are assigned within the Division's four interest sections --Community Recreation, (Children's Programs, Cultural Arts, etc.) Senior Citizens, Aquatics, and Sports and Athletics. Staff members work together to identify, develop and implement those activities which most closely meet the interests and desires of the community. The Division typically implements programs along age group stratifications such as preschool, youth, teen, adult and senior adult; however, a shift in programming emphasis has resulted in the development of broader activities to appeal to family units. In particular, holiday events are planned to include parent and child in a variety of leisure opportunities. The majority of recreation programs offered by the Parks and Recreation Department are held within Frederick County 9 - 2 Comprehensive Plan _52_ Parks and Recreation the 15 public schools in Frederick County and the Parks and Recreation Department's Community Center. Consequently, a wide variety ofrecreation offerings has maximized use of the cowmty schaal buildings. The joint efforts of the Frederick County School Board and the Parks and Recreation Commission/Department resulted in the inclusion of recreational facilities within Sherando High School. The Department's Community Center, which was built adjoined to Sherando High School, opened in September of 1993. On August 28, 2000, the Orchard View Community Center is scheduled to open. This facility, which is attached to the Orchard View Elementary School, will have a full-size gymnasium that will be programmed_ during non -school hours. Frederick County 9 - 3 Comprehensive Plan -53- Parks and Recreation Conclusions As the population of the Winchester -Frederick County area continues to increase, there will undoubtedly be greater emphasis placed on the County's Parks and Recreation Department. As indicated by the standards provided in the 1996 Virginia Outdoor Plan, (referred to in this chapter), there currently exists a need to concentrate on further facility development just to meet -present minimum standards, and a greater need to establish a long range capital improvement program to insure the provision of the physical amenities required to meet future leisure demands. At this time, priority should be given to bring our park system up to the recommended minimum standard, but strong consideration should also be given to the acquisition of park land to meet future needs while desirable open space is still available at a reasonable cost. In addition to the facilities that are needed to meet current and future demands, irieasiern Frederiel County and western Fredencl{ Count `the Parks and Recreation Department will also need additional professional staff if the County is to accommodate an already increasing demand for recreational programs. Recreation Policy G4_4L - ContriNite to the -physical, rneniall, and cultural nceds gf'the co;nrr uniry, its ecOnOUITC and social well-being, and its sense of `cit ic,pride and social responSibil ity th)-ozrgh a comp[Ltc program ofparks and recreation. Strate1 - Insure that appropriate open space and facilities are provided with new development. Strate2 - Identify the recreational, parks, and open space needs of the County. Stratesy 3 - Make available a wide range of year-round recreational opportunities. Stratey 4 -Seek alternative funding methods for the provision of existing and identified recreational needs. Strategy 5 - Encourage cooperative efforts with private, semi-public, and public providers of recreational opportunities. Implementation Methods: Frederick County 9-12 Comprehensive Plan _55_ Parks and Recreation Citizen Participation Citizen participation and input regarding recreation programs and park development have been actively solicited since the creation of the department in 1971. The Parks and Recreation Commission consists of seven members, including one from each magisterial district, appointed by the Board of Supervisors for four year terms and two at -large members recommended by the Commission and appointed by the Board to serve staggered four year terms. Future Demands To help plan for the future leisure service demands, the Parks and Recreation Department has completed master plans for the County's two regional parks, studied national standards provided in the Virginia Outdoor Plan, and gathered survey information relating to the provision of leisure services. Through the utilization of these and any other available resources, it is projected that the following areas must be addressed if we are to meet future leisure demands: 1. Land acquisition to meet minimum standards 2. Facility development to meet minimum standards 3. Development of recreational centers 4. Increased programming for special populations 5. Increased programming for teens 6. Great diversity of programming so as to better meet the needs of the entire community. 7. Establishment of trail systems and bikeways Area Standards As suggested by the 1996 Virginia Outdoor Plan, the area standard for local recreation and park sites in Virginia is ten acres of developed park land per thousand population. Frederick County has a population of approximately 55,869 57,000 (based on+9$$1999 provisional estimate data provided by the University of Virginia Center for Public Services) and currently maintains 404 acres of park land. Of the 404 acres assigned to the parks, about 240 acres would be considered developed. By the year�6682001'=., using the population projections provided by the Frederick County Planning Department, an additional -1-56166 acres will be needed and by the year 2010, another +50 130 acres Frederick County 9 - 4 Comprehensive Plan -56- Parks and Recreation Will be required if -we are to keep pale with the recommended standard of the ten acres per thousand. It is estimated by the ,Oepaxtment of Parks and Recreation that by the year 2020, Frederick County will need approximately -RN83s acres of developed park land to adequately serve the County's population. In meeting the ten -acre per thousand minimum standard for park land, it is recommended by the Virginia Outdoor Plan to consider the following types of park development: Frederick County 9 - 5 Comprehensive Plan -57- Parks and Recreation NEIGHBORHOOD PARK Size: 5 - 20 acres Plan at 3 acres/ 1000 Population Service Area: Approximately 5 - 15 minutes walking distance or `/z mile to 1 %2 miles Administrative Responsibility: Local Unit of Government or Homeowners Association Purpose: The primary function of the neighborhood park is to provide limited types of recreation for the entire family within easy walking distance. Facilities should be provided for all age groups. Character: Intensive use and easy access are characteristics of this classification. Ideally, the site would have areas that are level to gently rolling to accommodate the intensive use facilities, with shaded areas for passive recreation. Location: If possible, the neighborhood park should be located near a school and /or the neighborhood center and away from railroads, major streets and other hazardous barriers. Potential Facilities: *playground *badminton courts *ball diamond *swimming pool *basketball courts *volleyball courts *tennis courts *fishing pond *shuffleboard courts *recreation center *picnic facilities *walking trails *horseshoe courts *bikeway *football/soccer field Play fields usually serve a dual purpose is this type of facility. They provide an area for sports and running games and also serve as open space. Intensive use areas (the playground area and hard surfaced courts) are buffered from other activities by passive natural areas and pedestrian access corridors. Programmed activities such as organized athletics are often suitable in neighborhood parks. Although limited parking facilities are provided, site design should encourage pedestrian access to the greatest extent possible. Rural communities may want to consider deleting neighborhood parks and include their function in larger community parks which could better serve the needs of widely dispersed local population. From an economic standpoint, it would be more beneficial for a rural locality to have a few strategically located, well designed, larger facilities than to invest in several small sites and not have the funds to properly develop and maintain them. Frederick County 9 - 6 Comprehensive Plan -58- Parks and Recreation COMMUNITY PARK Size: 20 -50 acres Plan at 3 acres/1000 Population Service Area: Approximately 15 minutes driving time Administrative Responsibility: Local Unit of Government Purpose: Community parks should primarily support active recreation activities and be capable of withstanding intensive use, while still containing a fair amount of open space. Character: The site usually varies from relatively flat open space to moderately sloping wooded area. Such a park should be adaptable to a wide variety of recreational activities. Access is gained by auto, bicycles, or walking. Location: Locate when possible near the center of the community with good access and serviced by a public transportation system. Potential Facilities: * playgrounds *-tennis courts * horseshoe courts * ball diamonds * volleyball courts * beach\swimming area * picnic facilities * swimming pool * shuffleboard courts * basketball courts * parking area * football\soccer fields * trails: walking, hiking, biking, fitness * natural area * fishing lake or stream access * recreation center A multitude of activities must be provided by this intensive -use recreational facility. The recreation center is often the focal point of the park. Organized activities are grouped in the surrounding area. Their location is dependent upon the natural terrain, need for control, and vehicular access. Any existing natural qualities, such as topography, water features, and trees, should be preserved and utilized as natural buffers between activity areas as well as to protect the recreation environment from surrounding, incompatible influences. These natural elements should also be used to provide a space for more passive forms of recreation such as nature walks, picnicking, and fishing. In the rural setting, this park category may take the place of the neighborhood park. It can better serve a widely dispersed population than two or three smaller sites. Community parks, along with neighborhood parks (where applicable), usually meet most of the close -to -home recreation needs of most localities. Frederick County 9-7 _59_ Comprehensive Plan Parks and Recreation REGIONAL PARK Size: 50- 150 acres Plan at 4 acres/1000 Population Service Area: 15 - 25 minutes driving time 5 - 15 miles service radius Administrative Responsibility: Local Unit of Government Purpose: Regional Parks should serve the recreational needs of large portions of the local population. They should contain a wide variety of intensively developed areas for day use recreation while providing ample open space with generous buffers between activity areas. Character: The site could vary from flat open space to moderately to steeply sloping topography. It should be capable of supporting a wide variety of activities with ample buffer and natural areas. Sitting on a stream or lake is highly desirable. The regional park needs to be accessible by auto as well as pedestrians and bicycles. Location: When possible, locate the regional park so that it is near the center of the service area. It should be on or near an arterial or major collector road providing good access to the facility. In urban or suburban situations, easy access to mass transit is highly desirable. The site should also be accessible by pedestrians and bicyclists. Potential Facilities: *playgrounds *trails *lake or stream *natural area *tennis courts *horseshoe courts *ball diamonds *fishing/boating *volleyball courts *parking areas *basketball courts *football/soccer fields *recreation centers *shuffleboard courts *swimming pool and/or *golf beach with swimming area *picnic facilities Frederick County 9 - 8 Comprehensive Plan -60- Parks and Recreation RECREATION CENTERS The recreation center may be found at the neighborhood, community, district, and regional parks. At the neighborhood level, the recreation center is usually constructed between 15, 000 and 20,000 square feet. It generally will include multipurpose rooms, an arts and crafts area, game room, kitchen, lounge and lobby, restrooms, and office. If a gymnasium is not available in a neighborhood school, the recreation center may also include a gymnasium and locker room facilities. The recreation center in a large park that serves a community will be considerably larger, from 50,000 -100,000 square feet, and will include several multipurpose rooms, gymnasium, indoor pool, shower and locker rooms, game room, arts and crafts area, an auditorium or areas for performing arts, class or club rooms, kitchen, large meeting room, restrooms, office, lounge or lobby, and some specialized areas such as a ceramics workshop or weight room. An important consideration in all recreation facilities is to provide adequate storage space. Frederick County 9 - 9 Comprehensive Plan -61- Parks and Recreation EXISTING REGIONAL. PARK FACILITIES Currently, the Parks and Recreation Department is responsible for operating and maintaining the following facilities: Clearbrook Park Clearbrook Park, covering 55 acres, is located approximately five miles north of Winchester, on Route 11. Clearbrook Park is open 365 days a year, from 8:00 a.m. to dark and includes: *four lighted athletic fields with concessions *paddleboats *playgrounds *outdoor swimming pool *maintenance complex Sherando Park *three -acre lake *fishing *horseshoe pits *volleyball *vintage red caboose *tables & grills *passive areas *picnic shelter Sherando Park is located on Route 277, approximately two miles east of I-81, near Stephens City. The park consists of 330 acres, approximately one-half of which is undeveloped. Sherando Park is open 365 days a year, from 8:00 a.m. to dark and includes: *five -acre lake *outdoor swimming pool *paddleboats *model radio airplane *fishing *passive areas facility *four soccer fields *volleyball *seven lighted athletic *horseshoe pits *playgrounds fields with concessions *eight lighted tennis courts *picnic shelters *four outdoor lighted *hiking trails *tables & grills basketball courts *community center *eighteen -hole disc golf facilities course Based on the demand standards established by the 1996 Virginia Outdoor Plan, Frederick County should use the following recommendations as a guide for future park development. Frederick County 9-10 -62- Comprehensive Plan Parks and Recreation Table 15: Facility Needs Based on Minimum Standards Established in the 1996 Virginia Outdoor Plan .- ~�� Units/:1000 —0 uiar vn: .r Existing 0 of F,,, ilities v 4 Needs ' � 11ased on Population of 40 000 "y°°° Nee 9 4 based On Population _ f N eecl dap Basid on Population. Archery Range 1/50,000 0 0 1 1 Baseball Diamond 1/6,000 *7 2 3 6 Basketball Court 1/5,000 5 5 7 11 Bicycle Trails 1 mile/1,000 92.4 miles 4037.6 6057.6 $977.6 Soccer Fields 1/5,000 4 6 8 12 Horseshoes 1/10,000 8 -4 -2 0 Softball 1/3,000 **5 12 15 21 Swimming Pools *** 1/10,000 2 3 4 6 Tennis Courts 1/2,000 23 3 7 17 Park Land 10ac./1,000 404 -4 196 396 Ice Skating 1/30,000 0 1 2 2 Picnicking 10/1;000 400 0 200 400 Skateboard Park 1/80;000 0 0 0 1, In -Line Hockey 1/30,000 0 1 2 2 Amphitheatre 1./49,000 0 1 1 2 7 Source: Frederick County Department of Parks and Recreation Because these facilities share time with softball, this figure has been adjusted according to percent of use. ** Because these facilities share time with baseball, this figure has been adjusted according to percent of use. *** Jr. Olympic Pool Frederick County 9-11 Comprehensive Plan -64- Parks and Recreation 1. Prepare a County -wide recreation plan which identifies recreational, park, and open space needs. 2. Continue to solicit public opinion in planning parks and recreation. 3. Continue to encourage the participation and financial support of civic groups, businesses, and other organizations and individuals for recreational needs. 4. Continue to utilize State and Federal grants and loans for financing and programming County recreational needs and especially for major capital projects. 5. Continue to expand our cooperative relationship with the Frederick County School Board jointly meeting identified County recreational needs. 6. Continue to cooperate with the private sector, the semi-public sector, and other public providers of recreation in meeting identified recreational needs. GOAL - C o.,zfinue to develop the C0 2i rfy:s regional park as ca rn&r- source of reerr ational Strate 1 - As finances are available, improvements to the Sherando and Clearbrook Parks should take place according to the adopted master plans. Implementation Methods: L Use the capital improvements planning process to provide improvements to the regional parks. 2. Seek alternative sources of funding for park improvements. GOAL -Insure fhttf'appr©r?NTgze nnen space aawi ecreut 'orial facilities are nrnlvided in urban and rural areas. Strategy 1 - Insure that appropriate open space and recreational facilities are provided in association with new urban development. Frederick County 9-13 Comprehensive Plan - 66 - Parks and Recreation Strategy 2 - Provide for suitable recreational opportunities for all portions of the County, Strategy 3 - Provide for a trail system and bikeway plan. Implementation Methods: 1. Use a County -wide recreation plan to develop standards for open space and recreational facilities in new urban developments. 2. Use a County -wide recreation plan to identify the recreational needs of residents in all portions of the County. 3. Identify recreational needs associated with the Rural Community Centers. 4. Review land development regulations to insure that appropriate standards are provided for open space and recreational facilities in new developments. GOAL - Provide recreational prograpes and activities based € n identified neo.,Zv and imailable funding. Strategy 1 - Identify recreational program needs. Strategy 2 - Solicit public opinion on recreational programs to be provided. Strate3 - Coordinate with Frederick County School Board, the public sector, the semi-public sector, and private organizations for the provision of recreational program funds, services, and facilities. Implementation Methods: 1. Prepare a County -wide recreation plan identifying program needs. 2. Develop and maintain citizen participation in the identification of recreational program and facility needs. 3. Actively solicit contributions for the provision of recreational programs and program facilities, from all segments of the community, both public and private. Frederick County 9-14 Comprehensive Plan -67- Parks and Recreation 4. Structure the provision of all program facilities, such as indoor community centers, to recognize land use decisions and policies. 5. Actively utilize public, semi-public, and private facilities for the provision of recreational programs. Frederick County 9-15 Comprehensive Plan -68-