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PC 05-19-99 Meeting Agenda
AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia MAY 19, 1999 7:00 P.M. CALL TO ORDER TAB 1) April 7, 1999 Minutes ............................................... A 2) Application Action Summary .......................................... B 3) Committee Reports ...................... ........................ (no tab) 4) Citizen Comments.................................................(no tab) PUBLIC HEARING 5) Third Winchester Battlefield Preservation Plan - To take comments on a proposed plan to aid in the preservation of the identified areas of the Third Winchester Battlefield (Mr. Tierney) ...................................................... C 6) Update to the 1999 Comprehensive Plan (Mr. Wyatt) ....................................................... D PUBLIC AIE;ETING 7) Request for Exemption from the Subdivision Ordinance to the 50 -foot right-of-way width requirement [§ 144-31.C(3)], submitted by Hawkins & Associates on behalf of Vivian Rosenberger. The property is located at 1760 Wardensville Grade and is identified with Property Identification Number 50-A-57 in the Back Creek Magisterial District. (Mr. Mohn)....................................................... E 8) 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 April 7, 1999. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Back Creek District; S. Blaine Wilson, Shawnee District; Robert A. Morris, Shawnee District; Marjorie H. Copenhaver, Back Creek District; John H. Light, Stonewall District; W. Wayne Miller, Gainesboro District; Richard C. Ours, Opequon District; Terry Stone, Gainesboro District; Roger L. Thomas, Opequon District; George L. Romine, Citizen at Large; Robert M. Sager, Board Liaison; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel. STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Director; Michael T. Ruddy, Planner II; Chris M. Mohn, Planner II; Mark Cheran, Planner 1; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. APPLICATIONS ACTION SUMMARY Chairman Deldaven accepted the report for the Commission's information. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 03/25/99 Mtg. Mr. Wayne Miller, DRRS member, said that discussion centered around the potential changes to the rural area regulations concerning land divisions. Frederick County Planning Commission Minutes of April 7, 1999 Page 338 -2 - Comprehensive Plans & Programs Subcommittee (CPPS) - 03/31/99 Mtg. Mrs. Marjorie Copenhaver, CPPS member, said that a public meeting on the South Frederick Land Use Study was held at Armel Elementary School on March 31, 1999. She said that Mr. Wellington Jones, Engineer/Director of the Sanitation Authority, gave a presentation regarding available water sources to meet Frederick County's needs to the Year 2045. She added that the CPPS has scheduled their next meeting for Wednesday, April 14. Economic Development Commission Mr. Romine, EDC member, reported that the EDC has a new staff member who will strengthen their situation and improve health in the marketing area. Sanitation Authority (SA) - 03/23/99 Mtg. Mrs. Copenhaver, the Commission's liaison to the SA, reported that projects underway are progressing nicely. She said that the SA has been chosen to be included in the Virginia Department of Health's study regarding waster assessments. She added that an announcement was made regarding the passing of a Virginia Law that grants the power to condemn properties with a designated historic site; she said that the law affects only Frederick County and only for one year. She further added that Dr. Cleland made a farewell address to the Authority. Mrs. Copenhaver said that she felt a great loss with Dr. Cleland's departure because of his many contributions to the SA. PUBLIC HEARING Rezoning Application #08-99 of David R. Madison to rezone 6.18 acres of a 19.6 -acre parcel from RA (Rural Areas) to B2 (Business General). This property is located on the north side of Old Charles Town Road (Rt. 761), approximately 700' west of the intersection with Gun Club Road (Rt. 666), and is identified with P.I.N. 44-A-138 in the Stonewall Magisterial District. Action - Recommended Denial Mr. Evan A. Wyatt, Deputy Planning Director, read the background information and review agency comments. Mr. Wyatt said that the site is not served by public water and sewer. He reported two potential impacts which included increased traffic on Gun Club Road and impacts to neighboring residential properties through increased traffic, headlight glare, security lighting, hours of operation, and commercial signage and height. He added that the applicant has proffered out all potential uses permitted in the 132 District Frederick County Planning Commission Minutes of April 7, 1999 Page 339 -3 - except for self-service storage facilities; therefore, the perpetual effect ofa favorable action would be a specific commercial use on this site which is not water and sewer dependent and has a reasonably low average daily traffic count. He further added that the applicant has proffered to limit the FAR to 60,000 square feet of development. Mr. Mark Smith with Greenway Engineering, the design engineering firm for the project, was present to represent the applicant, David R. Madison. Mr. Smith stated that because of the lack of perc sites or availability to public sewer and water, they decided not to pursue residential development of the property. He said this will be a low -impact use. Mr. Smith added that they will need to be careful about screening during the master planning stage of development, since the area is predominantly residential. He further added that they chose Gun Club Road for the entrance because it had a lower traffic volume than Old Charles Town Road (Rt. 761). Chairman DeHaven called for public comments and the following persons came forward to speak in opposition to the rezoning: Ms. Patricia Quinn, resident along Gun Club Road, stated that the unsightly appearance of a self-service storage facility would devalue her and her neighbors' home and property. She said that the use will add more traffic to an already busily -traveled road. She was concerned for the safety of her children who ride their bicycles on Gun Club Road. She also believed it would take away her and her neighbors' privacy. Ms. Jill Mounts, resident of Opequon Estates in Stephenson, was present to speak on behalf of her sister-in-law, Christie Mounts, whose home is directly across from the proposed entrance to the self- service storage facility. Ms. Mounts said that her sister-in-law, Christie, purchased her home on Gun Club Road in August and it had a nice view—this facility will change that. Ms. Mounts said that there is already a self -storage facility within a half mile of this particular location. She stated that this property is zoned residential and for many years discussions have taken place regarding extending water to the Stephenson area, so she believed that residential development on this property was still a viable alternative. Ms. Mounts asked the Commission to consider the impact to the homes in this area. She remarked that the storage facility that's located in Stephenson, across from Twin Oaks, looks very trashy because of the lack of any landscaping whatsoever. She requested that if this rezoning request was approved, that the Commission require the owner to plant trees and shrubs to make the facility look like it belonged in a residential subdivision. Mr. Louis R. Jenson, adjoining property owner, was concerned about the impact of storage facilities on the value of his home and property in his residential neighborhood. Ms. Christie Mounts, property owner on Gun Club Road, said that she resides in the home directly across from the proposed entrance. Ms. Mounts agreed that many children ride their bicycles on Gun Club Road and she was concerned about their safety. She agreed with all the remarks previously made. Mr. Smith returned to the podium and said that he could possibly move the entrance from Gun Club Road to Old Charles Town Road (Rt. 761). Members of the Commission agreed that the use proposed was a low -impact use; however, the property was surrounded on three sides by residential uses. Some Commissioners believed it was the wrong location for this type of use. Other Commissioners believed they could support the use if an entrance was Frederick County Planning Commission Minutes of April 7, 1999 Page 340 -4 - developed in the southeastern or southwestern corner of the site, off of Route 761, that did not directly impact residences. Also, there was some concern that the soil conditions may not permit the applicant to successfully meet the landscaping requirements. Upon motion made by Mr. Light and seconded by Mr. Miller, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of Rezoning Application #08-99 of David R. Madison to rezone 6.18 acres of a 19.6 -acre parcel from RA (Rural Areas) to B2 (Business General) by the following majority vote: YES (TO DENY REZONING): Morris, Light, Copenhaver, Marker, Wilson, Romine, Ours, Stone, Miller NO: Thomas, DeHaven Conditional Use Permit 902-99 of SBA, Inc. (Dr. Raymond Fish property) to erect a 180' self-supporting monopole telecommunication facility. This property is located at the end of Hopewell Road (Rt. 672) past the AA Mobile Market. The site is identified with P.I.N. 33-A-164 in the Stonewall Magisterial District. Action - Tabled for 90 Days at the Applicant's Request Mr. Michael T. Ruddy, Planner II, said that the staff has received a request from the applicant to defer both this conditional use permit application and the following one, for telecommunications facilities on the Dr. Raymond Fish property and the Richard M. Cooley property. Members of the Commission inquired if the applicant had been encouraged to pursue the ordinance requirements of a space availability study in order to co -locate on existing facilities. Staff replied that discussions were held and this is precisely the reason the applicant wants additional time to work on the application. Staff further noted that according to the local Shentel representatives, space is available for a licensee holder on their towers. Ms. Michelle A. Rosati, Esq., counsel for the applicant, SBA, Inc., for both of the pending conditional use permits, said that after reviewing the staff report and having discussions with the staff, it has became clear that there is a question as to whether the current placement of both these towers on the subject parcels is the best placement for them. Ms. Rosati said that SBA, Inc. has been compiling information and they believed it would be best to ask for the 90 -day deferral to amend the application so that the Commission has time to review it. The preliminary marketing has shown that these two sites are both prime candidates for a number of carriers and will allow a co -location solution. Members of the Commission inquired if SBA had a potential user for the site. Ms. Rosati replied that no one has signed a letter of intent. Chairman DeHaven called for public comment and the following persons came forward to speak: Frederick County Planning Commission Minutes of April 7, 1999 Page 341 -5 - Mr. Jack K. Wampler, Sr., an adjoining property owner, stated that he has known Dr. Fish for 15-20 years and Dr. Fish has always been very civic -minded and he loves his community. Mr. Wampler spoke in favor of the tower; he believed it would be a valuable asset in the future for the whole community and Frederick County. Dr. Raymond L. Fish, the owner ofthe property of the 402-99 conditional use application, said that he spoke with his neighbor, the Clines, and they have no objection to the tower. He also had a letter of support from the Kenneth Y. Stiles family, another adjoining property owner. Mr. Thomas believed that what the tower company and Dr. Fish were trying to achieve was good business and this was happening throughout the telecommunications industry --areas of availability are being secured. Mr. Thomas was in favor of honoring the applicant's wishes to table for 90 days, so they could provide additional information. Mr. Thomas made a motion to table Conditional Use Permit 402-99 for 90 days per the applicant's request. This was seconded by Mr. Romine. BE IT RESOLVED, That the Frederick County Planning Commission does hereby table Conditional Use Permit #02-99, submitted by SBA, Inc. (Dr. Raymond Fish property), to erect a 180' self-supporting monopole telecommunications facility, for 90 days per the applicant's request. The vote on tabling was as follows: YES (TO TABLE): Miller, Stone, Ours, Thomas, Romine, Marker, Copenhaver, Light, DeHaven NO: Morris ABSTAIN: Wilson Chairman DeHaven asked the Commission to consider disposition of the letter from Mr. Kenneth Y. Stiles to Dr. Raymond L. Fish. Upon motion made by Mr. Marker and seconded by Mr. Thomas, the letter was made a part of the official record by unanimous vote. Conditional Use Permit #03-99 of SBA, Inc. (Richard M. Cooley property) to erect a 250' self-supporting lattice tower telecommunications facility. This property is located at 173 Catlett Lane and is identified with Tax Map Number 1-6A (Warren County), a portion of which extends into Frederick County within the Opequon Magisterial District. Action - Tabled for 90 Days at the Applicant's Request Mr. Michael T. Ruddy, Planner II, explained that the applicant also wishes to have this conditional use permit tabled for 90 days for the same reasons as the previous application. Chairman DeHaven called for public comments, but there were none. Frederick County Planning Commission Minutes of April 7, 1999 Page 342 M mo Upon motion made by Mr. Ours and seconded by Mr. Marker, BE IT RESOLVED, That the Frederick County Planning Commission does hereby table Conditional Use Application #03-99 of SBA, Inc. (Richard M. Cooley property) to erect a 250' self-supporting lattice tower telecommunications facility for 90 days per the applicant's request. The vote was as follows: YES (TO TABLE): Light, Copenhaver, Marker, Romine, Thomas, Ours, Stone, Miller, DeHaven NO: Morris ABSTAIN: Wilson Conditional Use Permit #04-99 of Stephen W. Duncan for a Cottage Occupation for Antique Furniture Restoration. This property is located at 128 White Hall Road and is identified with P.I.N. 32-A-61 in the Gainesboro Magisterial District. Action - Recommended Approval with Conditions Mr. Mark Cheran, Planner I, read the background information and review agency comments. Mr. Cheran said that there were no outstanding issues with any of the reviewing agencies. He said this application is in response to a zoning violation complaint that staff received and obtaining the conditional use permit is an available option to resolve the violation. Mr. Stephen W. Duncan, the property owner and applicant, explained his antique restoration operation to the Commission, specifically: the hours he works, the equipment and chemicals used, and the individual steps used in the process to restore his furniture and which days per week he does each step. The applicant stated that he strips furniture by hand one day per week; he has no dipping tanks or systems of any sort. He does not discard any stripper onto the grass or driveway, and there are no pools of chemicals on the floor ofthe garage. Mr. Duncan said that he uses a hand sander with an attached dust collector. He stated that finishing is done with a spray can one time per week; he uses no compressors or spray guns. Mr. Duncan added that he recently installed a 1,200 c.fm. exhaust fan in the back wall of the garage. A member of the Commission inquired if Mr. Duncan had acquired a business license and Mr. Duncan said that he paid for a business license last year, however, he was waiting for the outcome of his conditional use permit for this year's license. He said that if the conditional use permit is denied, his business license will be prorated. Another member of the Commission asked Mr. Duncan if this was his sole employment and Mr. Duncan replied that it was. Mr. Duncan added that there is no business traffic corning to his shop and he does not care to have a sign. Mrs. Angela Seeger Lee came forward to speak on behalf of her mother, Evelyn Seeger, adjoining neighbor on the east side of Mr. Duncan. Mrs. Lee spoke in opposition to the conditional use permit because she believed that the fumes produced by the various chemicals used in Mr. Duncan's restoration Frederick County Planning Commission Minutes of April 7, 1999 Page 343 -7 - process are causing her mother to have severe allergic reactions. Mrs. Lee presented various OSHA Hazard Information Bulletins regarding chemicals used in furniture restoration. She also read and presented a letter from Dr. Paul K. Stillwagon of the Asthma & Allergy Center of the Northern Shenandoah Valley, Inc. to the doctors at Amherst Family Practice concerning her mother's condition. Mrs. Lee said that her mother's allergic reactions to the fumes are disruptive to her quality of life and overall sense of well-being. She said that the fumes get trapped in her mother's house and both she and her sister have personally experienced the fiunes when visiting her. A member of the Commission inquired if Dr. Stillwagon had performed any allergy testing or if his conclusions were solely based on what Mrs. Seeger had told him. Mrs. Lee said that no allergy testing was performed, but a physical examination was done. Mrs. Evelyn Seeger, the adjoining neighbor on the east side of Mr. Duncan, explained that she has an intolerance to some fumes and aerosols and experiences severe allergic reactions when the applicant is working in his shop. She was opposed to the granting of the Cottage Occupation. Mrs., Seeger said that there are no allergy tests for airborne chemicals and reaction. Mrs. Seeger said that she has had to completely alter her lifestyle. She has installed exhaust systems in her home and wears a face mask outdoors. Ms. Michelle Monk, another of Evelyn Seeger's daughters, said that her mother sold Mr. Duncan a strip of her land to make the construction of Mr. Duncan's garage possible. Ms. Monk said that her mother was ofthe understanding that Mr. Duncan had an antique business, not a furniture restoration business. Ms. Monk said that she also has experienced the smell and presence of fumes in her mother's house. Mrs. Angela Duncan, Stephen W. Duncan's wife, said that neither she nor her husband disagree or disbelieve that Mrs. Seeger might be having some physical ailments, but they were not convinced that Mrs. Seeger's problems were the result of what her husband is doing. She recalled that some of the days that Mrs. Seeger mentioned as days she had a reaction, her husband was not even working in his shop. Mrs. Duncan said that her husband is not a dishonest man and the products and equipment he uses is what he brought with him this evening. She said there is no hidden machinery. Mrs. Duncan requested that the Commission base their decision on the facts that have been presented. A member of the Commission stated that he has never met the applicant, but he drives by the applicant's property every day. He stated that the garage door is always closed and everything is neat and so well -kept that lie did not realize that the applicant worked inside of the garage all day. He stated that he has never seen a piece of furniture out in the yard, nor has he seen him working in the garage with the door up. This Commissioner said that he drives by with his windows down and has never smelled fumes of any sort. Commission members sympathized with Mrs. Seeger; however, they were not convinced that her allergic reactions were a result of the work being done by the applicant, due to the low volume of activity and carrying -out the work by hand, i.e.: without the use of dipping tanks, spray guns, or a compressor. Furthermore, it was noted that the chemicals used in the process evaporate into the atmosphere; they do not locate close to the ground where they could seep into a building. Since the neighbor did not undergo any immunology testing, Commission members were hesitant about drawing conclusions regarding the cause of her reported symptoms. Upon motion made by Mr. Miller and seconded by Mr. Light, the Commission recommended Frederick County Planning Commission Minutes of April 7, 1999 Page 344 -8 - approval of the Conditional Use Permit by unanimous vote with the following conditions: All review agency comments shall be complied with at all times. All work shall be accomplished inside of the completely enclosed building. Any proposed business sign shall conform with the Cottage Occupation sign requirements (sign shall not exceed four square feet). (Mr. Ours was absent for this vote.) Upon motion made by Mr. Marker, seconded by Mr. Thomas, and unanimously passed, the OSHA Hazard Information Bulletins and the letter from Dr. Paul K. Stillwagon of the Asthma & Allergy Center of the Northern Shenandoah Valley, Inc. to the Amherst Family Practice submitted by Mrs. Angela Seeger Lee were made a part of the official record. Conditional Use Permit #05-99 of Shannon S. Bridges to re-establish a non -conforming use (dog kennel). This property is located at 1132 Cedar Hill Road and is identified with P.I.N. 33-A-62 in the Stonewall Magisterial District. Action - Recommended Approval with Conditions Mr. Christopher M. Mohn, Planner II, read the background information and review agency comments. Mr. Mohn said that according to the applicant, a boarding kennel for dogs was operated on the subject property for approximately 30 years prior to its discontinuation five years ago. He reported that staff inspection of the site confirmed the presence of abandoned kennel facilities consisting of 12 pens and four outdoor runs. He stated that the applicant intends to re-establish the kennel operation on the property utilizing these existing facilities, which would support a maximum occupancy of 12 dogs at any given time. Mr. Mohn continued, stating that the proposed re-establishment of a kennel on the subject property would appear to involve an intensity level consistent with the original nonconforming use. He said the facilities are located approximately 150 feet from the nearest residential use and substantial vegetation exists along property lines to mitigate noise and visual impacts. Ms. Shannon S. Bridges, the applicant, came forward to answer questions from the Commission. Members of the Commission asked the applicant if her neighbors were aware of her plans to re- open the dog kennel. Mrs. Bridges said that spoke with all of her neighbors and no one expressed any objections to her re -opening the kennel. She stated that she will be installing a fence to screen kennel activities from view by her closest neighbor, Mr. Allen Roby, even though Mr. Roby does not have any problems with the proposed use and is a family friend. She added that all of these same neighbors lived here when her parents Frederick County Planning Commission Minutes of April 7, 1999 Page 345 operated the kennel. Members ofthe Commission asked Mrs. Bridges if she could foresee any difficulty complying with all of the conditions outlined by the staff. Mrs. Bridges said that she did not foresee any problems complying. Chairman DeHaven called for public comment, but no came forward to speak. Members of the Commission believed that, upon installation of the required screening and assuming compliance with all review agency requirements and staff conditions, the proposed use could operate on the property without significant impact on the surrounding community. Upon motion made by Mr. Light and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit #05-99 of Shannon S. Bridges to re-establish a nonconforming use for a dog kennel at 1132 Cedar Hill Road with the following conditions: All review agency comments and requirements shall be complied with at all times. 2. In accordance with Cottage Occupation sign requirements, signage for the proposed use may not exceed four (4) square feet in area. No more than twelve (12) dogs shall be boarded within the facility at any given time. 4. All associated materials and supplies shall be stored within an enclosed structure. All dogs boarded at the kennel must be confined to the property at all times. All dogs boarded at the kennel must be placed inside a building by 9:00 p.m. 7. A board -on -board fence at least six (6) feet in height must be installed to screen all activities associated with the kennel operation from view from the residential use located on the adjoining parcel identified as P.I.N. 33 -A -62A. Any expansion of the kennel shall require approval of a new Conditional Use Permit. (Note: Mr. Ours was absent for this vote.) Frederick County Planning Commission Minutes of April 7, 1999 Page 346 -10 - OTHER VDOT PUBLIC INFORMATION MEETING Mr. Ruddy announced that VDOT will be holding a public informational meeting on the Route 277 Project on Tuesday, April 20, 1999 at the Aylor Road Middle School. The public informational side of this meeting will be from 4:00 p.m. until 7:00 p.m. and time will be available from 2:00 p.m. until 3:00 p.m. for members of the Board of Supervisors and the Planning Commission to review the plans ahead of the public. ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 8:50 p.m. :by . . Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of April 7, 1999 Page 347 APPLICATION ACTION SUMMARY (printed May 7, 1999) mApplic 'on newly submitt REZONING: Manuel C. & Pearl A. DeHaven & W.D. & Dorothy Orndorff Ong 10-99) Stonewall 1 9.4382 acres from M2 to B3 and .8263 acres from RA to B3; 10.2645 ac. of IA Overlay District ��i 500'+ so. of intersection of Rest Church Rd. (Rt. 669) & Martinsburg Pk. (Rt. 11), betwn Rt. 11 & 1-81, & continuing so. to Duncan Run. .............. ................ ................ Location- 1229 Martinsburg Pk. - NW side of Martinsburg A. (Rt, 11), approx. 05/26/99 11 0.5 mi. north of the intersection with Old Charles Town Rd. (Rt. 76 1) Submitted: 05/03/99 PC Review: 06/02/99 LBOS Review: 07/14/99 - tentative/ scheduled Manuel C. & Pearl A. DeHaven & W.D. & Dorothy Orndorff Ong 10-99) Stonewall 1 9.4382 acres from M2 to B3 and .8263 acres from RA to B3; 10.2645 ac. of IA Overlay District Location: 500'+ so. of intersection of Rest Church Rd. (Rt. 669) & Martinsburg Pk. (Rt. 11), betwn Rt. 11 & 1-81, & continuing so. to Duncan Run. Submitted: 04/13/99 PC Review: 05/05/99 - recommended approval with proffers BOS Review: 05/26/99 11 JASBO, Inc. & Fred L Glaize, HI (REZ 09-99) El I Shawnee Rezone 11.2662 acres from AM1 to B2 l I Location: U.S. Rt. 522-73 miles south of US, Rt. 50 Submitted: 04/13/99 C Review: 05/05/99 - recommended approval with proffers BPOS Review: 05/26/99 Lynnehaven (REZ #007-99) Stonewall 81.4 ac. from RA to RP for 203 s.f. homes; 10.0 ac. from RA to B2 for commercial use Location: West of Beans Pond Ln., 400' from the intersection with Senseny Rd., & adjacent to the Carlisle Heights subdivision Submitted: 02/05/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not yet scheduled Sheppard/ Futral (REZ #006-99 Stonewall 132.70 ac. from RA to RP for 293 sinoe-family homes Location: -- On Eddy's Ln. (Rt. 820); approxi 0.8 mi. from the intersection with — Valley Mill Road Submitted: 02/05/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not)St scheduled Giles Farm (REZ #005-99) Stonewall 140.2 ac. from RA to RP for 350 s.f. homes; 12.0 ac. from RA to B2 for commercial use Location: No. side of Senseny Rd., 850' east of Beans Pond Ln., across from the Burning Knolls & C.M. Lockhart subdivisions, & adj. to the Bedford Village & Apple Ridge subdivisions. Submitted: 02/05/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not yet scheduled Applications Action Summary Printed May 7, 1999 SUBDIVISIONS: Oakdale Crossing II (SUB #12-99) Shawnee Subdivision of 24.83 ac into 51 single - family detached lots (RP) Location: So. of existing Oakdale Crossing, off of Senseny Rd. (Rt. 656) Submitted: 03/31/99 MDP #01-99 --]I Approved by BOS 03/10/99; Administrative Approval Pending Subd. Admin. Approved: Pending The Camp/Tasker Rd. (JASBO, IF Inc. /F. Glaize) (SUB #011-99) pequon 7 Subdivision of 50.52 ac. into 170 1 single-family residential lots (RP) Location: So.west corner of Tasker Rd. (Rt. 642) & White Oak Rd. (Rt. 636) Submitted: 02/18/99 MDP #004-98 (Tasker Rd. Land Bays) MDP approved by BOS 07/08/98; MDP approved admin. 09/04/98 Subd. Admin. Approved: Pending Appeications Action Summary Printed May 7, 1999 Fort Collier - Lot 32 (SUB #009-99) Stonewall Subdivision of l lot consisting of 1 4.7374 acres (Ml) Location: Property fronts the northwest corner of the intersection of Brooke Rd. (Rt. 1322) & West Brooke Rd. (Rt. 1320) Submitted: 01/29199 MDP #00491 MDP approved by BOS 10/09/91; admin. approved 11/22/91 Subd. Admin. Approved: Pending Stonewall Industrial Pk. - Lot 32 (SUB #006-99) Gainesboro Subdivision of I lot consisting of 5.4455 ac. (Ml) Location: Corner of Century Ln. (Rt. 862) & Lenoir -Di. (F-732)___ Submitted: 01/27/99 MDP #006-93 MDP approved by BOS 07/14/93; MDP admin. approved 07/28/93 Subd. Admin. Approved: Pending Canter Estates - Section I (SUB #005-99) Shawnee Subdivision of 24.5524 ac. into 60 lots 1 for single-family det. traditional homes Location: Northwest comer of intersection of White Oak Rd. (Rt. 636) & Macedonia Church Rd. (Old Rt. 642) Submitted: 02/08/99 MDP #00498 (Tasker ltd. Land Bays) MDP approved by BOS 07/08/98; MDP admin. approved 09/04/98 Subd. Admin. Approved: Pending JASBO, Inc. (SUB #00499) NO MDP Back Creek Subd. of 45.6727 ac. into 5 lots with I dedicated r -o -w Location: West side of Shady Elm Rd. (Rt. 651), so. of Rt. 37 Submitted: 02/08/99 PC Review 03/03/99 - recommended approval BOS Review 03/10/99 Subd. Admin. Approved: Pending Applications Action Summary Printed May 7, 1999 Tybrooke, L.C. (SUB #03-99) NO MDP Gainesboro 2 Lots; Tl. Acreage 4.1277 (132 &RA) Location: Front Royal Pk (Rt. 522) at Albin; 1 mile N. of Winch. Bp (Rt. 37) Submitted: 01/22/99 PC Review: 03/17/99 BOS Review: 04/12/99 - tentatively scheduled Subd. Admin. Approved: pending RT&T Partnership (SUB #02-99) Opequon 1 Lot (Lot 16); TI. Acreage 29.6 (132) Location: Rt. I IS, no. of Hortons Nursery across from Miller Honda Dealer- ship; 1/2 mi. so. of Rt. 37 & Rt. I IS Submitted: 01/22/99 MDP#03-91 (Kernstown Bus. Pk) MDP approved by BOS 07/10/91; MDP admin. approved 09/03/91 Subd. Admin. Approved: Pending Autumn Glen, Sect. I (SUB 015-98) Opequon 21 lots - duplex & multiplex (52 dwellings) on 14.8 ac. (RP) Location: South side of Tasker Rd. (Rt. 642), 0.25 mi. East of Rt. 647 Submitted: 06/30/98 MDP#004-98 (Tasker Rd Land Bays) MDP approved by BOS 07/08/98; MDP Pending Admin. Approval Subd. Admin. Approved: Phase I approved on 11/04/98 for 21 dwellings Mark & Rachelle Repine (SUB #004-98) NO MDP Shawnee Subdivision of 1.3719 ac. into 3 s.f. lots (RP) Location: Heritage Hills Subd.; along the eastern portion of Idlewood Drive Submitted: 01/26/98 PC Review: 02/18/98 - recommended approval BOS Review: 03/11/98 - approved Admin. Approved: Pending Applications Action Summary Printed May 7, 1999 Lenoir City Co. Lot 2; Stonewall Indust. Pk. SUB #007-9 Gainesboro Subdivision of a 2.6584 ac. lot (MI) Location: McGhee Rd. (Rt. 861); approx. 1,000' from Tyson Dr. intersection Submitted: 07/28/97 MDP #006-93 Approved by BOS 07/14/93; Admin. Approved 07/28/93 Subd. Admin. Approved: Pending Dominion Knolls (SUB #005-97) Stonewall 75 s.f. zero lot line lots on 20.278 ac. Location: So.west corner of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322) Submitted: 05/16/97 MDP #001-97 Approved by BOS 04/09/97; Admin. Approved 06/30/97 Subd. Admin. Approved: Section 1 (25 lots) approved 06/02/98; Sections 2 & 3 Pending Winchester -Fred Co. IDC (SUB Back Creek 2 M1 Lots (0.552 acres & 20.285 acres Location: Southeast side of Development Lane Submitted: 09/08/95 MDP #003-87: A roved by BOS 07/08/87; Admin. Approved 06/08/88 Pending Admin. Approval Awaiting signed plats. Abrams Point, Phase I (SUB) [Shawnee 230 SF Cluster & Urban Lots ) Location: South side of Rt. 659 Submitted: 05/02/90 PC Review: 06/06/90 - recommended approval BOS Review: 06/13/90 - approved Pending Admin. Approval: Awaiting deed of dedication, letter of credit, and signed plat Applications Action Summary Printed May 7, 1999 Harry Stimpson (SUB) O e uon Two B2 Lots Location: Town Run Lane Submitted: 09/23/94 PC Review: 10/19/94 - recommended approval BOS Review: 10/26/94 - approved Pending Admin. Approval: Awaiting signed plat. SITE PLANS: Applications Action Summary Printed May 7,1999 Northwest Storage Tank (FCSA) SP #11-99 Gainesboro Elevated Water Tank; 1.0000+ ac. to be developed of a 2.5712 ac. site (RA) C.B.'s Corner (Dennis N. Valley Industrial Plastics, Inc. Back Creek 208,864 s.f. to be disturbed of a 8.91 (SP #14-99) parcel (132) ac. parcel for a 31,075 s.f. industrial 381 Fairfax Pike, Stephens City Submitted: bldg. (Ml) Location: 690 Shady Elm Road Submitted: 03/26/99 Approved: Pending Northwest Storage Tank (FCSA) SP #11-99 Gainesboro Elevated Water Tank; 1.0000+ ac. to be developed of a 2.5712 ac. site (RA) C.B.'s Corner (Dennis N. Opequon 2,800 s.f. addition for office, car Thompson Property) (SP #13-99) sales/repair, residence) on 1.035 ac. Approved: IP parcel (132) Location: 381 Fairfax Pike, Stephens City Submitted: 03/18/99 - - - — Approved: Pending Northwest Storage Tank (FCSA) SP #11-99 Gainesboro Elevated Water Tank; 1.0000+ ac. to be developed of a 2.5712 ac. site (RA) Location: Approx. 1,000' southwest of Thwaite Drive Submitted: 03/05/99 Approved: IP Pending Faith Baptist Church (SP #10-99) Opequon Church; 6.72 ac. to be developed of a 14.475 ac. site (RA) Location: Double Church Road, Stephens City Submitted: 03/05/99 Approved: Pending Applications Action Summary Printed May 7, 1999 Penske Truck Service Facility (SP #009-99) Gainesboro 8,000 s.f. Truck Rental Depot; 5 ac. to be developed on a 5.4455 ac. site (Ml) Location: Lenoir Drive, Stonewall Industrial Park Submitted: 03/03/99 Approved: Pending Ralph Gregory/Aylor Rd. Site (SP #008-99) Opequon 3,395 s.f. one-story retail/office bldg; .70 ac. developed on .70 ac. site (B2) Location: Between I-81 & Rt. 647 at the intersection of Rt. 647 & Rt. 641 Submitted: 02/11/99 Approved: Pending Monoflo, Inc. (SP #02-99) Stonewall 78,000 sq, ft. addition; 5 ac. developed; (Ml) Location: 882 Baker Lane Submitted: 01/15/99 Approved: pending America House Assisted Living (SP #073-98) Opequon Assisted living facility/4.6 ac. developed on 73.4749 ac. site (RP) Location: South side of Tasker Rd. (Rt. 642); 1,100 feet east of Aylor Rd. (Rt. 647) Submitted: 12/02/98 11 Approved: Pending VDO-YAZAKI Corp. (SP #072-98) Stonewall 2,160 sf warehouse addition; 0.118 ac. developed on 16.927 ac. site (Ml) Location: 188 Brooke Road Submitted: 12/07/98 Approved: Pending Applications Action Summary Printed May 7, 1999 Jones & Frank (SP #064-98) Stonewall Warehouse & office use; 5.0 ac. developed on a 5.0 ac. site (Mi) Location: 150 Fort Collier Road, Fort Collier Industrial Park Submitted: 10/19/98 Approved: Pending God's Glory Land (SP #061-98) Back Creek Church Retreat; 26.45 ac. to be developed of a 85.7 ac. site (RA) Location: Back Creek Road Submitted: 10/01/98 11 Approved: Pending Kim Henry Property - Mini Warehouse (SP #057-98) Stonewall 1 7,504 s.f. warehouse; 4 ac. developed of a 7.74 ac. site (B3) Location: Intersection of Baker Lane & Fort Collier Road Submitted: 08/26/98 Approved: Pending Moffett Property (SP #050-98) Stonewall Metal warehse. addition (4,800 g.s.f.); 1.392 ac. site; 0.465 disturbed (B3) Location: 1154 Martinsburg Pike Submitted: 07/21/98 11 Approved: 1P Pending Applications Action Summary Printed May 7,1999 10 T.P. & Susan Goodman (SP #044-98) Stonewall Hackwood/ Minor Site Plan (RA) Location: 534 Redbud Road Submitted: 06/10/98 Approved: Pending Southeast Container (SP #001-98) 111 Stonewall District Parking Lot; 0.2 ac. Disturbed on a 1 89.6 ac. Site (Ml) Location: Ft. Collier Industrial Park Submitted: 01/06/98 Approved: Pending ristian Fellowship anctua SP #005-9 Shawnee Church Expansion; 2.5 ac. to be develo ed of a 29.5115 ac. site F East side of Rt. 642; a rox. 2,500' so. of the Rt. 37/1-81 Interch . : 02/12/97 : Pending Shenandoah Bldg. Supply SP #056-96 Gainesboro Warehouse on 5 acres (M1) Location: 195 Lenoir Drive (Stonewall Industrial Park) Submitted: 12/16/96 Approved: Pending Applications Action Summary Printed May 7,1999 11 Stimpson/Rt. 277 Oil & Lube Service SP #030-96 Opequon Oil & Lube Serv., Car Wash, Drive - Thru on 2.97 ac. 02 Location: 152 Fairfax Pk. (behind Red Apple Country Store) Submitted: 07/03/96 Approved: Pendia AMOCO/House of Gifts SP #022-96 Gainesboro Gas Pump Canopy 880 sq. ft. area of a 0.916 acre parcel Location: 3548 North Frederick Pike Submitted: 05/08/96 Approved: Pendia American Legion Post #021 SP #018-96 Stonewall Addition to lodge building on 3.4255 acre site 2) Location: 1730 Be lle Pike Submitted: 04/10/96 Approved: Pendia CONDITIONAL USE PERMITS: Caroline R. Sandy (CUP #07-99) Shawnee Cottage Occupation for Hair Salon Location: 1204 Greenwood Rd. Submitted: 04/09/99 PC Review: 05/05/99 - recommended approval with conditions BOS Review: 05/26/99 Applications Action Summary Printed May 7,1999 12 Winchester Chapter of the Izaak Walton League (CUP #06-99) Shawnee Outdoor Recreation Area to include a shooting range & wildlife reserve (RA) Location: 2863 Millwood Pike Submitted: 03/17/99 PC Review: 05/05/99 - tabled for 90 days BOS Review: not yet scheduled Shannon Starliper Bridges (CUP #05-99) Stonewall Re-establish a non -conforming use (kennel) (RA) Location: 1132 Cedar Hill Road, Clearbrook Submitted: 03/11/99 PC Review: 04/07/99 - recommended approval with conditions BOS Review: 04/28/99 - approved with conditions Stephen Wayne Duncan (CUP #0499) rGainesboro Cottage Occupation/ Antique Restoration (RA) Location: 128 White Hall Road Submitted: 03/11/99 PC Review: 04/07/99 - recommended approval with conditions BOS Review: 04/28/99 - approved with conditions SBA, Inc. (Richard Miller Cooley Property) (CUP #03-99) Opequon Commercial Telecommun. Facility: 1 1 250' self-supporting lattice tower (RA) Location: 173 Catlett Lane, Middletown Submitted: 03/12/99 PC Review: 04/07/99 - tabled at the applicant's request BOS Review: not yet scheduled Applications Action Summary Printed May 7,1999 13 SBA, Inc. (Raymond L. Fish property) (CUP #02-99) Stonewall (B3) Commercial Telecommunication 1 Facility: 180' self-supporting monopole Location: No. on I-81 to Exit 321, Hopewell Rd. (Rt. 672E) to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. Submitted: 03/12199 PC Review: 04/07/99 - tabled at the applicant's request BOS Review: not yet scheduled VARIANCES: Applications Action Summary Printed May 7, 1999 14 COUNTY of F DERIC i D�epailment of Planning and Develapu�ment 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Planning Commission Members FROM: _ ..-_.Kris- C. Tierney, Planning -Director RE: Third Winchester Battlefield Preservation Plan DATE: May 5, 1999 Enclosed with your agenda is a copy ofthe Third Winchester Battlefield Preservation Plan. The Plan was prepared by the firm of Strategic Land Planning working with historian Dr. Jose2h Whiteh�o me, archaeologist Dr. Clarencr.Qeier, a jjZperson Advisorv_Committee, and the Plannin staff. The Advisory Committee was made up of representatives of ln�a1' national preservation groups, the owners of land lying within the area affected by the Plan (including the Frederick Count Sy,_, chow_ l system and the Cis t�of Winchester), and one representative each from the County Planning C mmission, the Economic Development Commission and the Virginia Department of Historic Resources. The effort was funded through a grant from the National Park ervice s American Battlefield Protection Program.�� The Third Winchester planning effort follows up on the recommendations of the Battlefield network_ n which was addooR ed by the Frederick CountyBold of Supervisors in December of 199595,and the Winchester't�� v ,,puncil in July of 1996. Specifically, the Network Plan calls for the preparation of a resources management plan for Third Winchester. The planning effort be^ gan in the summer of 1998 with a series of meetings of the Advisory Committee aimed at defining the study area and identiWna ke issues to be addressed. Anublic meeting was held in Octw„ ob, er to socit input from interested citizens and then again in Jam to review the draft recommendations of the Plan. The main components of the Battlefield Preservation Plan are an overview of the history ofthe Battle, a plan fort einterpretation of the Battlefield including routing of a proposed driving tour, a 107 North Kent Street • Winchester, Virginia 22601-5000 Third Winchester Battlefield Plan Page 2 May 5, 1999 management plan for the Battlefield area which identifies key preservation areas, an identification of potential preservation tools and techniques that could be used in the eff-o—r—t,—Un-cMnally an action plan which includes an estimation of the costs associated with the various actions. It should be noted that all preservation activities recommended by the Plan would be volnta and range from outright sale or voluntary donations of easements to development in such a way that the visual or physical intrusion onto the Battlefield is minimized. Also, any a .t ri on the part of Frederick County would rguire the allocation of funds and/or other approvals by the Board of Supervisors as part of public process. Pheobe K X, one of the principals with Strategic Land Planning will be present at the Commission's meeting to give an ozy.2rvim of the Plan and respond to questions. If the Planning Commission is comfortable with the Plan, it would be appropriate to recommend it to the Board of Supervisors for their ado tg ion . U:\Kris\kct99\3rdwinch\pcmemo.wpd COUNTY of FREDIE1 CK i Departrliaent ul Puannn ng and DeyelGp�aent 540/665-5651 FAX: 540/673-0632 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Deputy Director llt3 RE: 1999 Comprehensive Policy Plan Update Public Hearing _ : - ay -7,1999= - - The Frederick County Planning Commission reviewed the draft amendments to the 1999 Comprehensive Policy Plan during the April 21, 1999 meeting. Staffpresented proposed amendments to various chapters ofthe 1998 Comprehensive Policy Plan which include Chapter 3 - Population and Housing-, Chapter 4 - Economy; Chapter 5 - Environment; Chapter 6 - Land Use, Chapter 7 - Transportation-, and Chapter 8 - Community Facilities and Services. The Planning Commission felt that the proposed amendments were appropriate and directed staff to advertise the 1999 Comprehensive Policy Plan as a public hearing item. Included within this agenda item is the information that is proposed for the update of the 1999 Comprehensive Policy Plan. Staff has arranged this information by topic to allow the Planning Commission to consider the proposed amendments individually or comprehensively. Staff asks that the Planning Commission forward a recommendation to the Board of Supervisors for final disposition of this matter. Topics For 1999 Comprehensive Policy Plan Update (A) Southern Frederick Land Use Plan (B) Modifications To Existing Language As Proposed By Various Agencies (C) Amendments To The Eastern Road Plan Map (D) Sewer And Water Service Area (SWSA) Expansion (E) Relocation Of Information To The Annual Report U:\Evan\Common\CompPlan\ 1999ComprehensivePoheyPla UpdateMemo_PlanningCommissionPubLcHearing.wpd 107 North Kent Street a Winchester, 'Virginia 22601-5000 (A) SOUTHERN FREDERICK LAND USE PLAN Southern Frederick Land Use Plan General Information During the 1995 Planning Commission Retreat, held at the Wayside Inn in Middletown, the Board of Supervisors requested that a land use plan be prepared for the southern portion of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The elements considered as catalysts for the development of a land use plan in this area include the planned improvements to existing road systems, the development of new road systems and sewer and water infrastructure, and the desire to establish industrial areas with rail access, as well as industrial areas that would utilize the Virginia Inland Port. A land use study was initiated to identify the most desirable land uses including future development and preservation within the area as a whole. ___`In.May 1998,. Frederick_County identified a study area within the- southern portion -of -the- Urban Development Area (UDA) and the Sewer and Water Service Area (MA) which would be significantly influenced by planned road systems and sewer and water infrastructure. This study area, encompassing 7,050 acres (11 square miles), is bounded by the City of Winchester Corporate Limits, Interstate 81, and Buffalo Lick Run to the north; Airport Road (Route 645), West Parkins Mill Road (Route 644), and Front Royal Pike (Route 522 South) to the east; the Upper Opequon Watershed and the Opequon Creek to the south; and Middle Road (Route 628) to the west. Several public information meetings were conducted in the fall of 1998. The purpose of these meetings was to identify issues and obtain input from the general public and local organizations that would be utilized to develop land use alternatives for the study. A work session was conducted with the Board of Supervisors and the Planning Commission in January 1999, to review the preferred land use plan alternative that was recommended by the Comprehensive Plans and Programs Subcommittee (CPPS). A background report was prepared for this work session to provide information regarding the characteristics ofthe study area, issues and input received during the public information meetings, and the elements of the recommended land use plan. This background report is maintained in the Department of Planning and Development. Page -1- -3- Objectives for the Southern Frederick Land Use Plan Land Use • Promote orderly development within areas impacted by new infrastructure. • Provide a balance of industrial, commercial, residential, and agricultural areas. • Promote Planned Unit Development (PUDs) and mixed-use development in -lieu of large areas of residential. • Concentrate industrial and commercial uses near and around interstate, arterial, and major collector interchanges and intersections. • Encourage the preservation of grime agricultural areas and the continuation of Agricultural and Forestal Districts. EnvironmMtal _ _---- -- Identify environmental resources and develop methods to protect these sensitive areas. Encourage land use patterns that are not automotive dependent to protect air quality. Promote development standards such as riparian zones and regional stormwater management facilities to protect water quality from point and non -point sources. Historical Encourage the protection of potentially significant historic structures and sites as identified by the Frederick County Rural Landmarks Survey. Encourage the establishment of historic districts and the protection of historic areas identified by the Battlefield Network Plan, particularly the Kernstown Battlefield site. Transportation • Coordinate with the Interstate 81, Route 37, and WATS Plans. • Promote areas of viable rail access for industrial uses. • Require connections between arterial and major collector road systems within industrial, PUD, and mixed-use developments. • Provide signalization at major intersections to promote efficient traffic movement. • Encourage intermodal opportunities including bicycle and pedestrian systems. Public Utilities Ensure the availability of adequate water resources prior to future development. Determine the capacities of water and sewer treatment facilities and projected impacts of future land uses. Provide opportunities for expansion of water and sewage treatment facilities. Page -2- ME Land Use Plan Existing areas of residential, commercial, industrial and agricultural land use are contained within the 7,050 -acre study area. The majority of the commercial and industrial areas are located on the west side of Interstate 81 near the Valley Pike corridor (Route 11 South), while residential areas exist along Valley Pike and Front Royal Pike (Route 522 South). Agricultural land use exists along the Front Royal Pike corridor; however, the greatest concentration is located west of Valley Pike due to the significant amount of prime agricultural soils present in the area. Approximately 4,500 acres of land within the study area is currently zoned RA, Rural Areas District. The majority of this land is located east of Interstate 81; therefore, it is probable that future zoning change requests will be presented to the county. The development of future land uses throughout the study area should be sensitive to existing uses and should demonstrate continuity with planned uses. Future. land uses recommended for the 7;050 -acre study area include. residential, commercial, industrial, agricultural,. mixed-use,_planned_unit development (PUD), and, a_historic_district- detailed description of the recommended land uses is provided below. Due to the considerable size of the study area, the description has been divided into three geographic areas. Western Area This area includes the portion of the study area west of Interstate 81 to Middle Road (Route 628). Recommended land uses include industrial areas along the east and west side of the CSX Railroad, as well as the continuation of industrial use on the east side of Route 37 and the southwest side of Apple Valley Road (Route 652). The continuation of agricultural uses are recommended west of Route 37 and Shady Elm Road (Route 651). This will encourage the continuation of agribusiness activity and protect the integrity of the properties voluntarily placed in the South Frederick Agricultural and Forestal District. - A historic district designation is recommended for the portion of the Grim Farm that is located in the county. This designation is intended to assist in the preservation of the core area of the Kemstown Battlefield. County regulations stipulate that the formation of a historic district must be accomplished through the consent of the land owner. Central Area This land area includes the portion of the study area east of Interstate 81 and west of Front Royal Pike (Route 522 South). Residential areas are recommended north of the Lakeside, Wakeland Manor, and Tasker Land Bay developments. Commercial areas are recommended at the Battaile Drive interchange between Interstate 81 and Warrior Drive. Mixed-use areas are recommended to occur within proximity of the Route 37 interchange locations at Interstate 81, Front Royal Pike, and Warrior Drive, as well as in the northern portion of the study area between Front Royal Pike and Warrior Drive. Mixed-use areas are envisioned to include residential and commercial components, of which a maximum of 75% of the land area would be residential. A planned unit development (PUD) is recommended for the land area Page -3- -5- between Route 37, Front Royal Pike, Warrior Drive, and Papermill Road. The PUD is envisioned to include residential, commercial and light industrial/office components, of which a maximum of 50% of the land area would be residential. The mixed-use areas and the PUD are proposed as alternative land uses from the typical residential development patterns that have occurred in the past. The mixed-use and PUD concepts are intended to promote land use patterns that allow for internal service, employment, and intermodal transportation opportunities with public open space linkages between various developments. Eastern Area This land area includes the portion of the study area east of Front Royal Pike (Route 522 South). Residential areas are recommended adjacent to Armel Elementary School and to the north and west of the proposed public golf course located along West Parkins Mill Road (Route b44)::An industrial area is recommended on Front Royal Pike, north of the Route 37 interchange area;_to take advantage of the arterial road systems and the proximity to the Virginia Inland Port. An area has been identified to the south of the relocated portion ofwest Parkins Mill Road for the future expansion of the Parkins NO Wastewater Treatment Plant. It is believed that this would provide adequate area to expand the capacity of the existing facility from 2 MGD to 4 MGD. Infrastructure Components The majority of the land within the study area boundaries will be impacted by transportation, sewer, and water facility improvements. These improvements are proposed to traverse properties that are currently located within and outside of the county's Urban Development Area (LDA) and the Sewer and Water Service Area (SWSA). Improvements to existing arterial and collector road systems, the development of new major and minor collector road systems, and the expansion and installation of public water and sewer facilities will be the responsibility of individual property owners and developers. It is recommended that adjacent land uses be situated a minimum of 100 feet from these right-of-ways to avoid future conflicts associated with widening and interchange reconfiguration. A detailed description of the proposed transportation, sewer, and water facilities improvements are described below: Transportation The Winchester Area Transportation Study (WATS) and the Comprehensive Policy Plan's Eastern Road Plan identify several significant transportation improvements within the study area boundaries. These plans call for improvements to existing road alignments and interchanges, the relocation of existing roadways, and the construction of new road systems and interchanges. Transportation improvements to the interstate, arterial, and collector road systems will contribute to improved levels of service throughout the study area, and will shape the land use patterns in the short and long term. Page -4- -6- The following table describes the transportation improvements that will occur within the study area: Road Name and/or Functional Route Number I Classification Type of Improvement I Typical Section Interstate 81 Interstate Existing Alignment (I6); 6 lane Interstate Route 37 Major Arterial New Construction (R4D); 4 lane divided 1- 81 Exit 310 Interstate Interchange Existing Alignment Full Cloverleaf . ._I-81BattaileDrive -- __ Interstate Interchange New Interchange Full Cloverleaf Rt.37/522 South Arterial Interchange New Interchange Diamond Rt.37/Warrior Drive Arterial Interchange New Interchange Diamond Rt.37/Shady Elm Rd. Arterial Interchange New Interchange Diamond Interstate 81 CD Lane Collector/Distributor New Construction (U2); 2 lane urban Rt.636 White Oak Rd Major Collector New Construction (U4R); 4 lane urban Tasker Rd.to Rt. 11 Major Collector Relocation (U4R); 4 lane urban Tasker Rd.to Warrior Major Collector Relocation (112); 2 lane rural Rt -644 Papermill Rd Major Collector New Construction (R2); 2 lane rural Rt.644 Parkins Mill Major Collector New Construction (R2); 2 lane rural Rt.651 Shady Elm Rd Major Collector Existing Alignment (R4D); 4 lane rural Rt.652 Apple Valley Major Collector Existing Alignment (112); 2 lane rural Warrior Drive Major Collector New Construction (U4); 4 lane urban In addition to the new road systems proposed by the WATS and the Eastern Road Plan, additional road systems are proposed to effectively manage traffic generated from residential, commercial, and industrial land uses along the Front Royal Pike corridor. These road systems, depicted on the Southern Frederick Land Use Plan Map, are intended to link various land uses with arterial and collector road systems and to provide for signalization opportunities at critical intersections as areas develop. Development proposals submitted for these areas will be expected to provide road connections and signalization to achieve the intent of this plan, although the alignment ofthese road systems is not expected to be definite. Page -5- -7- The development of new road systems and the improvements to existing road systems are planned to mitigate impacts to the environmental features and historic areas that are identified in the land use plan. Where appropriate, it is recommended that transportation systems planning efforts consider the feasibility of providing direct access or easements to historic properties and features to ensure public access opportunities, to encourage the development of bicycle facilities and pedestrian walkway systems that serve residential, mixed-use, and PUD areas, to discourage an excessive number of commercial and industrial entrances, to utilize master planned boulevard entrances with adequate turn lanes, and to increase setbacks for parking lots to provide for green space and landscaping opportunities, while providing future right-of-way to mitigate impacts to existing and future land uses. Water and Sewer In Fall 1997, the Board of Supervisors authorized the Frederick County Sanitation Authority to undertake a major capital project designed to provide public water and sewer service from the Parkins Mill Wastewater Treatment Facility to the Kernstown environs. Construction of this project commenced in Fall, 1998, which involves the extension of a 20 -inch water transmission line from Front Royal Pike and a 15 -inch sewer interceptor line from the Parkins Mill Wastewater Treatment Facility to Apple Valley Road (Route 652) and Shady Elm Road (Route 651) at Route 37. This project was authorized primarily to provide public water and sewer service to existing and proposed industrial uses west of Interstate 81 and northeast of Route 37; however, it is anticipated that this project will impact other portions of the study area east of Interstate 81. The sewer interceptor line follows Hoge Run, which is the current boundary of the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The water transmission line traverses a distance of approximately one mile within the study area that is located outside of the UDA and SWSA, then continues into the service area before crossing Interstate 81. The entire portion of the study area between Front Royal Pike and Interstate 81 that will be traversed by this water and sewer project is currently zoned for rural area use; therefore, the county should expect to receive requests for property rezoning in this portion of the study area. Future Land Use Development Phasing Approximately 3,470 acres, or 49%, of the 7,050 -acre study area is currently within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). Of this 3,470 acres, 1,845 acres is currently zoned for rural area use (53%), 655 acres is zoned for residential use (19%), Page -6- -8- 645 acres is zoned for industrial use (19%), and 325 acres is zoned for commercial use (9%). The remaining 3,580 acres that is located outside of the UDA and SWSA is predominately zoned for rural area use, with the exception of small residential areas located along Papermill Road (Route 644) and Apple Valley Road (Route 652). The land use plan recommends an adjustment of the SWSA in the western portion of the study area in the proximity of Apple Valley Road. This adjustment relocates the SWSA to the southeast of the Kernstown Battlefield on the north side of Apple Valley Road and to the north of the Blackburn Limited Partnership tract on the south side of Apple Valley Road. This adjustment results in an addition of 3.5 acres into the SWSA, as 35.7 acres are included within the Blackburn Limited Partnership tract, while 32.2 acres is removed from the Kernstown Battlefield site. A phasing plan is not recommended for the acreage located within the UDA and SWSA boundaries, as favorable economic and market conditions will drive development decisions.. Future expansion of the SWSA is appropriate to accommodate future industrial use; however, the expansion of this service area should not extend west of Shady Elm Road or south of the proposed segment of Route 37 between Front Royal Pike and Buffalo Lick Run. The land use plan does not propose the expansion of the UDA in any part of the study area boundary. It is recommended that the county monitor growth trends within the UDA to ensure that the timing for expansion of this development area is linked to the need to provide additional residential areas to maintain a competitive market. It is recommended that the properties located west of Front Royal Pike and east of Interstate 81 be considered first for inclusion into the UDA when the expansion is determined to be appropriate. Page -7- ME (P) PROPOSED AGENCY AMENDMENTS TO COMPREHENSIVE POLICY PLAN Staff has received proposed addendums to the language within the Comprehensive Policy Plan for Chapter 3 - Population and Housing, Chapter 4 - Economy, Chapter 6 - Land Use, Chapter S - Community Facilities and Services, and Chapter 9 - Parks and Recreation. These addendums were submitted by the following agencies and departments: • Economic Development Commission • Emergency Services (Fire and Rescue) • Frederick County Sanitation Authority • Handley Regional Library • Parks and Recreation • Public Schools • Public Works • Winchester Regional Airport )-Vinchestrr-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 . ... . .. ...... .... ...... . .... ......... * . . .... ** . .. ..... 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 vvho is chMed wilt yft';s nppq the coordination of efforts to develop..and implement an Economic Development Strategy for Wifthester-Frederick Eomty.i he courty. Revised annually, the -14,19-7- 'L .7 998; strategy evi .7 0 addresses fonr three program areas: Existing Industry Development, Tramf-, Agribusiness tr and Busitiess.Attracti �.B CURRENT PROGRAM AREAS OF THE WINCHESTER -FREDERICK COUNTY ECONOMIC DEVELOYINffNT STRATEGY T\JISSIONTS/OBJECTIYES Existing Industry Development 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: -5. .1. To assist in the maintenance of a fully trained, competent workforce i7. -Z To assist in increasing demand for local products and services. 27-3 To help reduce the cost of business in order to increase profits and promote growth. To assist with regulatory requirements. 4-5, To increase public awareness of the economic impact ofthe community's industrial base. MIZONG01 "S V -13- 2. T9'2y?j Mission: To develop a comprehensive plan to attract visitors which benefit W 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 by visitors - 4. To improve the infrastructure which supports the travel effort. -. ±-g__b=_____- 1. To W&ISLIlIs ,. _ _ _ _ _ ..�.. i J _ - .- - i is ■ - _ �� •� • ■ • . ' •- ' . , ■� 1. , - Waser-manal i to iocal L. t) for i adding mitte 1. To W&ISLIlIs ,. i J restam et b , i to iocal L. t) for i adding mitte products. 47sw .-)€ 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. 2. To create jobs, especially those which are - cozxlpatxbld with existing industry needs. 3. To impact the quality of He through increased income. -14- 4. To dlversifj 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. N �%'t'i:JiN■•tti■i>lsi9�17'��■■'raider+g�sr:tt'r�rr■Ciri'r�t►rx�f ■Etit�ei:ddu !- • - ■■ • •' ■ •• •• - : ■ • :tea ..■• :: :• :- • •" --------------------- I gig It OWN .:rmiu........ ■■.:..sl::10i•l:tuamnci l:l:mn■t•■■ri4■7n■ d e. it 6 .isli ri I iftrin:90os- !ialnVUi1I10i4iI :IrWrIa■u:�a�rin� : `: .y Employment Trends 15- --------------------- '01 OF NOW WO as • 15- as • • 1 15- -16- .M Emergency Services an q1°eph;ns Cyfi Eompany,Odin aux Reser e OMpT . -17- The County cfFre€encl�,'ra94.t 1997had a2eeer�ra,re, ra l �I35 1© ali ies n the Cc rnrrte e lth � _.. �; h d h#edl Ie c the deed fad ac dot anal fr and r�s� e:�ery es ?lam .fQr.hZ re %e:.s a ve s aid e p r en needs eurrentl� ben daieee�e dear4mp�elts�telar� Tisan�tur did;eats l.these sites d,e?�ung Sewer and Water Fatalities 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 and 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 par�of the -Comprehensive -Plan, specifying the location of mains over eight inches in size. It also 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 Sewer Agreement between the City of Winchester and the Frederick County Sanitation Authority has been adopted which specifies that either jurisdiction may transmit sewage from the other jurisdiction to the Opequon Plant if that sewage flows by gravity to the receiving jurisdiction. This agreement requires that the delivering area be of a minimum size and that the receiving jurisdiction has adequate collection system capacity to accommodate the additional flows. The delivering jurisdiction will be charged for the service provided by the receiving jurisdiction .11 ee ent u es l eeember l; Q d rs rx t e ctes to be renewed bthe The Winchester -Frederick 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. The Frederick -Winchester Service Authority is presently con structug the -19- expansion of the Opequon Water Reclamation Facility to a capacity of 8.4 million gallons per day with an increaso in the biological treatment capacity of 15;01902: OGG pounds per day or an increase of '80% in the present plant capacity. This expansion is projected by the Opequon Water Reclamation Facility Capacity Needs Evaluation Report to meet the needs for both flow and biological capacity through the year 2008_ The Parkins MIN 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 t7f one zm; JIN gallons per day. -20- Handley Library Library service is provided to Frederick County through the Handley Regional Library, which also serves Clarke County and the City of Winchester. Currently, there are 17,743 22Q..107 active registered library card holders in Frederick County. During the +997:1 fiscal year, Frederick County residents borrowed 2i3,9459 items from the Handley Library, the Clarke County Library, and the Bookmobile. , a 23.9% inereaseover 11he previons year. The regional system supports education, preschool through post -secondary, by providing assistance and research materials for projects and papers, and by being open nights, Saturdays, some Sundays, and during the summer when schools are closed. It is also an important resource for adults seeking to improve their skills and for introducing preschoolers to books and reading. The library also provides the business community and the public with information for their research needs as well as recreational reading. 1`��-Bookmobile service to theresidents of southern and-wdstert Frederiek-Oounty-was expanded "97'",9`68. as the result of an agreement between the library and Trinity Lutheran Church in Stephens City. This agreement has allowed the library to use the church parking lot on Wednesdays and Thursdays as a Bookmobile stop. In'addition, Trinity has allowed the library to offer story hours for children in the church social hall. During fiscal year -i9 , 1� F nearly 1,000 children and adults have attended the story hours. The regional library system continues to be below per capita state standards in the areas of books, square footage, seating, and periodical holdings; however, important steps have been takento remedy this. The Frederick County Board of Supervisors Other improvements are proceeding simultaneously. The Eity directed campai p.to raise three million dollars for books for the regional system, which began i=t it November 1 , is more thanrrl one 11q of the way towards its goal. 21 . Parka and R =,eaflom The purpose of this chapter is to outline the County's recreational policies and to identifj 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. Focalities 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 Mountain Fire Company and 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. 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. 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, and -two sand volleyball -of a four field saball 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, andthe neighborhood parks anti ail public school athletic fields a%nd groundsare 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 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. Frederick County Comprehensive Plan 9 - 1 -23- Pazjis and Rerref1sbn 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 33,28655,9.06 (based on 0-.i 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 2000, using the population projections provided by the Frederick County Planning Frederick County Comprehensive Plan 9 - 3 -24- Parks and RecTeafion EXISTING REGIONAL PACK 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:HOO a.m. to dark and includes: ' *four It ht. A *three -acre lake -- athletic *horseshoe pits ----------- .. conce�sisiot *vintage red caboose *paddleboats *passive areas *playgr8cm... .....:......... *............:.....:.. to les & grills innrmrgplay.€ tur '��iutdoor swmrxixi pool mi aftUq *tlddrttoal maintenance and .ch dUH resgnsibllit�es include neighborhood -of -all parks;: athletic fields and?rr�urtls, 1.4 publicchoo�tes 1te4-an'd Parkt-er Sh�� *fishing _*volleyballilLlit_ - -�LLI,I* --- *picnic Shelters 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 8:3-6€70 a.m. to dark and includes: basketball court *eighteen -hole disc golf course *community center facilities Frederick County Comprehensive Plan 9 - 8 _25_ *horseshoe pits -tei ;hi6& lighted tennis courts *hiking trails Parks and Rerj ea Doan *paddleboats *passive areas *volleyball playgrarmel �kplay;round *picnic shelters *tables & grills t ................ 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. 0 Frederick County Comprehensive Plan 9 - 9 -26- "iw 603A 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 Northwestern Regional Education Programs (AREP) is a regional program which provides special education services to students from Frederick and Clarke Counties and the City of Winchester. Approximately 53% of the students who receive services attending EP 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, twenty-five modular classrooms are used at eight 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. In ----- particular, the decade of the 1990's has witnessed a dramatic increase -in -student population. -The schc6-- division is growing at a rate which is three times greater than the average for the state. Over the past ten years (1957 to 1997), student enrollment has increased 34.4%, while the state average has increased 11.3%. In the fall of 1995, student enrollment was 10,408, which represents an increase of 2,185 students since 1990. In order to meet the need for additional school space, a number of school construction and renovation projects have taken place in the last decade. Despite these efforts, four of the ten elementary schools exceeded 90% of their capacity (Apple Pie Ridge, 94%; Bass -Hoover, 93%; Indian Hollow, 94%; and, Redbud Run, 105°/x). Construction of classroom additions to Armel and 'ifiddletown Elementary Schools, which were completed in the fall of 1995, resulted in an increase in student capacity and reduction in the percent of practical capacity utilized at each of these sites. Construction of a new elementary school in the Back Creek Magisterial District will begin in the spring of 1999, and is scheduled to open for students in the fall of 2000. The renovation of the Northwestern Regional Educational Programs (P) facility will provide improved space for students whose educational needs cannot be met in the traditional classroom setting. As students matriculate from elementary school to the middle school level and ultimately to high school, the need to provide additional space for a steadily expanding student population and to meet changing educational requirements has increased pressure for new facilities and renovations to existing facilities. Projects included in the 1999 Capital Improvements Plan reflect the need to address space requirements for middle and high school enrollment, which is rapidly approaching 90% of capacity despite the use of twenty modular classrooms at five different locations. A major renovation project at James Wood Middle School and construction of a third county high school are two projects planned to combat the effects of a steadily increasing middle and high school student population. During the decade of the 1990's, the need to replace older facilities and to address the consequences of significant residential growth in the county has resulted in the necessity to allocate financial resources to the capital requirements of the school division_ The pace of residential growth continues to greatly 11ripad the school system, particularly in southern and eastern Frederick County as large subdivisions are developed in relatively small geographic areas. In addition, careful monitoring of incidental residential -27- growth, which accounts for approximately one-third of neer residential building permits issued annually in areas of the county outside the urban development zone, 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't century. The use of technology as a tool in nearly every faced of education has dramatically changed the way in which instructional services are provided to students. Required technology -related instruction at all levels has and will continue to necessitate increased expenditures for computer and computer-related hardware and software. Mandates from state and federal government in numerous areas, and in particular special education, will require localities to expend additional financial resources to meet educational requirements established by numerous laws and regulations. Without question, requirements associated with technology - related instruction and providing appropriate special education services to students has and will continue to impact the need for investment in a wide variety of capital projects in the future. The 1999 Capital Improvements Flan for the Ptederick County Public Schools reflects the desire of the school board to provide sufficient classroom space fora growing schoolpopulationand maintain -- acceptable student/teacher ratios in order to provide students with a quality educational program and the opportunity to excel as they further their education or became part of the work force. Additionally, the 1999 Capital Improvements Plan coincides with several major efforts made by the school division and county government 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 parks and recreation department personnel, resulting in greater utilization of space; maintenance of the country office complex provided by school division buildings and grounds personnel; and, development of a mernorandurn of understanding concerning the construction of a combined school division and county government transportation/maintenanc: /central warehouse complex. One major component of the 1999 Capital Improvements Pian includes construction of a facility to fulfill the concept of combined services in the areas of transportation, maintenance, and warehousing. Accomplishing the goals contained in the Capital Improvements Plan is a difcult challenge for the school division and the county. In order to provide new facilities and renovate existing stractures, scarce financial resources must be allocated for capital needs rather than instructional services for students. A dollar which is spent on renovating or building facilities cannot simultaneously provide direct instruction to students. At the same time, a growing student population demands space which can only be accomplished through funding. Long range planning is the primary avenue to achieve a balance between capital needs which continue to grow and the mission of the school division to provide instruction to students. - 28 - Defuse CoNecti®n, Landfill, and Recycfl ng Refuse collection service is provided by Frederick County at 12 refuse collection stations. Nine of these stations consist of hydraulic compactor machines with separable roll -off containers and collection facilities for recyclable; the other three sites consist of front end dumpsters. Currently, the County is in the process of converting dumpster sites to compactor stations when warranted by tonnage levels. 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 is solely the responsibility of Frederick County, with input from an oversight committee comprised of representatives from Frederick County, Clarke County, 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-out 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 permrttiq r design d on cstructzon of this new debrisuonst uctrori/: brilandfill wffFi7ewas completed in 1998 -with -the year. The County should reevaluate tonnage, revenue, and expenditure trends eve 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. .r During the 1990's, the County placed collection boxes for recyclable materials at alleach of the �cft2ens' convemenc areas located within the County. Through this _ ..:.. _ ..... .. ........ effort, the County was able to meet the 1995 recycling mandate of°i'u25percent placed on -9 localities 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%. These programs include brush and yard waste mulching, composting, waste oil recycling, tire shredding, and household hazardous waste collections_ These new programs assisted the County in achieving the 25% recycling mandate for 1996_ New developments need to be provided with appropriate means of solid waste collection. Either private collection or new collection stations should be provided by new developments- -30- Environment The. Virginia Erosion and Sediment Control Act and the Frederick County Code require that properties and waters be protected from soil erosion and sedimentation resulting from development activities. The current standards require that increased storrnwater created by development be conveyed to an adequate channel, capable of carrying the maximum storm that will occur on the average once every two years. Stormwater Management Growth and development bring along with it changes in the natural condition of the land Areas which were once woodlands or pastures have been developed with roads, parking lots, and buildings. This process brings changes to the runoff characteristics of surface water, both in quantity and quality_ The County recognizes the need to develop ordinances and standards relating to stormwater - _ runoff. -- -- -- --- -- T Cuiienil,a stormwater th WOW bung c r eel and s} ���ert �hystc�l °�har�etenskgcs MapJ Frederick County Comprehensive Plan 5-4 -31 - C2T Environment �ir,purposes,lZe carzyzz�apac�ty ol_azd refers t� tZezarrzuzxl<:p�s��zatzaz�€ dastythat ca �ppQrted by air' area tthQut cegtdln the zz�tiral eritrcez�tF' wztlaout tlzreatenzzt public (, safety; and wdhf .i cc 11,11jen4atio ns ... - db b gsJ777T, Stephens Run D. Abiams c UPP G. BufFalo Eick 7 C-2ri-yi.iAg Capacity Frederick County Comprehensive Plan 5 - 6 -32- NUNN Frederick County Comprehensive Plan 5 - 6 -32- Environment Local land use regulations typically establish maximum densities and intensities at which development can occur. Densities should be set based upon judgements concerning the capacity of the land to sustain such development. The capacity of the land to carry development in rural areas will depend upon a number of factors, including the following: • Natural constraints on development, including steep slopes and floodplain; 9 The ability of an area to accommodate sewage disposal; • The need to protect natural resources, including groundwater aquifers and significant agricultural and forestal areas; and, • The capacity of rural roads. Frederick County Comprehensive Plan 5 - 8 -33- rw _ Ir _. - . _ 011 it .. .... - i i' r�V f : _ _ - .1 i w' :i• i :l i fi = i . _ Vii. •_ 41011104% �ff Local land use regulations typically establish maximum densities and intensities at which development can occur. Densities should be set based upon judgements concerning the capacity of the land to sustain such development. The capacity of the land to carry development in rural areas will depend upon a number of factors, including the following: • Natural constraints on development, including steep slopes and floodplain; 9 The ability of an area to accommodate sewage disposal; • The need to protect natural resources, including groundwater aquifers and significant agricultural and forestal areas; and, • The capacity of rural roads. Frederick County Comprehensive Plan 5 - 8 -33- Winchester Regional Airport The Winchester Regional Airport is a 364 -acre, all weather, 24-hour general aviation airport with a 5,500 -foot runway located southeast of the Route 50 interchange of Interstate 81. 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 and range in size from single engine to larger 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 ori July 1719$7. The -Authority -consists -of representatives -from the Counties of Frederick, Clarke, Warren, Shenandoah and the City of Winchester. Since its formation, the Winchester Regional Airport Authority embarked on an extensive airport improvement program. Major capital improvements have been accomplished in order to comply with Federal safety and design standards. Completed construction projects include a 1,000 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; 12,000 square foot clear span hangar; maintenance hangar with FBO offices and 42 t -hangar units. Other projects included upgrading airfield lighting; installation of a 40,000 gallon above ground fuel storage facility; fencing of the Airport perimeter and 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 frcm the Federal Aviation Administration, Virginia Department of Aviation and the local jurisdictions. Future developments include relocation of Airport Road that will require additional land acquisition. Other land acquisition projects will include areas along Bufflick Road that infringe on controlled airspace. Through the support of the member jurisdictions, the Winchester Regional Airport will continue to evolve into a modern first class air transportation facility benefiting economic development in the attraction of new industries and commercial business to the region. -35- Comprehensive Plan Update: Third Winchester (Opequon) Battlefield Freservation Plan UDA/SWSA Modification Modify the boundaries of the UDA and SWSA to exclude the core area of the Third Winchester (Opequon) Battlefield. The modified location of these boundaries should correspond with the recommendations of the Planned Land Use map of the Third Winchester (Opequon) Battlefield Preservation Plan. Pg. 6-30; Land Use Plan (Route 7 Corridor) Existing Language ss __ The area. shown to the north of the study area boundary _as being historic is the core area of the Third Winchester Battlefield. Efforts should --be made to -buffer -this -area front develo—p meat. -- - -- p-- Proposed Language The area shown to the north of the study area boundary as being historic has been identified as the core area of the Third Winchester (Opequon) Battlefield_ The recommendations of the Third Winchester (Opequon) Battlefield Preservation Plan should be implemented to ensure that surrounding development does not adversely impact this historic resource. Note: The Route 7 Corridor Land Use Study map could be modified to include the APCWS property within the designated historic area. Pg. 6-34; Figure 11: Objectives for the route 11 North Lanai Use Plain Ristorical Existing Language Protect the historic areas and corridor as identified by the Battlefield Network Plan, to the extent practically possible. Proposed Language Protect the historic areas and corridors identified by the Battlefield Network Plan and the Third Winchester (Opequon) Battlefield Preservation Plan, using recommended treatments where practically possible. U.-IChrislcommonlComp PlanlThird Winc.updt.wpd -37- (C) EASTERN ROAD PLAN MAP -39- (D) SEWER AND WATER SERVICE AREA AMENDMENTS -43 - -45- -47- 13 AREA #2 SWSA EXPANSION 30 ACRES SWSA REDUCTION 36 ACRES moi. a 18E 7 XAA A, 75 18D See 15 77 0 15B Kerns4owne Battlefield, 14 0 ry I 7 "15C/ 15A 18. 3 17 2 41 A ............ 7 32......_..... o 33 80 2 pts. 0S1 40 00o, 52A ss 80158 89A General E;ec*ric Corporatloo UA a - 81 80 59F 57 -49- x i e AREA #3 Kt SWSA REDUCTION 715 ACRES lr� 4F, v pg� Wt d ... .... ..... -51- (F) RELOCATION OF INFORMATION TO THE ANNUAL REPORT Recommended Annual &port Items Table 6 - Employment Trends within Private. Sector (Frederick County/Winchester).- page 4-5 Table 7 - Employ inent Trends within Private Sector (Frederick County): page 4-7 Table 14- School Capacity and Enrollment for Frederick County: page 8-4 Figure 2 - Building Permits for New Residences: page 3-2 Figure 16 - Public School Enrollment: page 8-3 Figure 17 - Total New Connections (Water and Sewer): page 8-10 Neighborhoods Map: page 3-3 - 53 - Economm Projections, based on recent population and employment trends and national projections, suggest Haat the local economy will continue to grow. Table 7: Emulovment Trends Within Private Sector (Frederick Coun :>> Frederick County Total 7,962 9,163 11,571 10,060 11,515 12,541 .Agricultural services 404 450 387 323 473 472 Mining 122 144 172 157 148 151 Contract Construction 1,013 1,262_ 1,447 1,122 - 1,126 1,220 - Manufacturing 27473 2,715 3,607 2,908 4,127 4,252 Transportation and Utilities 727 746 841 944 754 893 Wholesale Trade 848 1,034 1,356 937 857 958 Retail Trade 1,168 1,411 1,911 1,869 1,867 1,888 Fir=ou,Insuraace,Real Estate 150 163 434 367 418 476 services 1 1,042 1,237 1,416 1,433 1,745 2,231 Noncla ssiffable I J; n Sourcz: V: ainia Employment Commission; Frederick County Department of Planning and Devetopmenr 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 P. Die location of available sites for business and industrial expansion ne maintenance and expansion of the local tax base Frederick County 4-7 Comprehensive Plan 55 Econ o my Table 6: Em. Movmennt Trends Within ?TiVate Sector (-Frederick CGnnntV and Wi Winchester -Frederick Total 23,343 27,631 30,244 30,098 31,980 34,533 Agricultural services 438 517 534 491 634 570 Mining 122 144 172 157 148 155 Contract Construction 1,552 2,001 2,304 1,772 1,805 1,947 Manufacturing 7,906 8,962 8,654 8,809 .9,679 10,013 Transportation and Utilities 17251 1291---- ,1,317_ 1,474 1,2.19 ._ _ _ __1,392 Wholesale Trade 1,770 2,111 2,617 2,222 2,244 2,657 Retail Trade 5,064 6,204 7,399 7,148 7,099 7,666 Finance,Insurancs,Real Estate 824 930 944 966 1,017 1,072 Services 4,851 5,467 6,303 7,059 8,135 9,335 Nonclassifiable 40 4 0 0 0 0 Source: Virginia Employment Commission; Frederick County Department of Planning and Development Unemployment rates, and the percentage of the labor force which are unemployed, have fluctuated in Frederick County and Winchester in response to economic trends that have occurred nationwide. During the 1970's and 1980's, average annual unemployment rates for the local area were generally above the state and naEonal averages. During the peak recessionary year of 1982, the unemployment rates in the area reached a high of 11.7%, above the national average of 9.7%. However, since 1983, average annual unemployment rates have generally fallen below the national average. In 1992, the average unemployment rate did rise to 7.8% which was above the national average of 7.4%, but has since dropped to the current 1995 unemployment rate of 5.0%. Conclusions Frederick County continues its recovers from two national recessionary periods in the early 1980's and 1990'x. However, from 1980 to 1990, Frederick County has significantly increased its share of manufacturing jobs in the Lord Fairfax Planning District. This increase has caused both total employment and the percentage of workforce engagers in manufacturing to rise. While the number Frederick County 4 - 5 Comprehensive Pian -56- Comm -u ky Farll1Jes rind SeTyiees Fable 14: School Capacity and Enrollment fon- Frederick Cou ntv 1997-1998 -- _-- Apple Fie Ridge Elem. K-5 625 Arme9 Flex nenta K-5 645 Bass -Hoover Elena. K-5 735 Gaignesboro Elementary K-5 260 Indian Hollow Elem. K-5 585 Middletown Elementary - - - K-5 -- - --585- Redbud Run Elena. K-5 750 Robinson Elements K-5 318 Senseny Road Elem. X-5 570 Stonewall Elementary K-5 550 J 584 93% 965 591 92%- 640 87% 179 69% 528 90% _ 592 -- - ---101% 690 92% 156 49% 477 84% 421 77% Robert E. Aylor 6-8 965 754 78% Middle School Frederick County 6-8 845 704 83% Middle School James Wood Middle 6-8 1,C" 936 94% .lances Wood High 9-12 1,670 1,535 92% Sherando Hieh 9-12 1,5519 1,398 90% NREF Ages 2-21 56 30 54% :..:.......:. Source. Frederick County School Board, September 1997 Frederick County 8-4 Comprehensive Plan - 5 7 - Population and Housing Growth, in Housing The number of permits issued for the construction of new homes has varied dramatically, following the rise and fall of the national housing market. The numbers of permits issued for neve houses each year rose steadily in the early 1970's, but fluctuated in the middle 1970's. Starting from 1977, a steady decline in permits issued occurred reaching a low of only 212 permits in 1982. From 1982 to 1989, permits for new houses increased steadily to an all-time high of 1102 permits in 1989. However, between 1990 and 1992, building permits issued for new residences in the County declined dramatically as a result of a recession in the national housing market. By 1992, the amount of permits issued decreased to a total of 568 permits. The permits issued in 1993, however, ended this four year decline. Seven hundred shay two (762) permits were issued for the construction of new homes in 1993. New home construction permits issued peaked in 1993, while figures for the Iast three years have declined. There were 653 permits issued in 1994, 610 premits issued in 1995, and 690 permits issued in 1996. Figure 2 Growth in the local economy is a major factor influencing overall growth in Frederick County. The economies of Frederick County and the City of Winchester are interrelated and economic changes affect bothjurisdictions. There has been a continued growth in local employment in both the City and County. An additional factor influencing growth in Frederick County has been an increasing movement of people into the County from the Washington Metropolitan Area. It can be anticipated that economic growth will continue, thereby supporting continued steady rates of overall growth. Frederick County 3 - 2 Comprehensive Plan -59- � rn zT i J Facilkies f3.7gfi S�'- ;1ce5 facilities. Enrollment, demographic, and development trends need to be carefully monitored. The school division faces a number of challenges as the 21 st Century approaches, which will require the careful allocation of scarce financial resources. Providing needed classroom space for a growing school age population and addressing the demand for educational services in the rapidly changing area of technology are two major obstacles which will need to be overcome in the years ahead. Continued residential growth in Frederick County during the 90's has resulted in the need to allocate sigraf cant financial resources to the building of new facilities and the renovation of older schools. Steady growth in student population, particularly in eastern and southern Frederick County, will continue to require the construction of additional student capacity for the foreseeable future. The impact of providing instruction in -the .use of technology to prepare students to work and live in -- - -- �--the 2-lst_Century_-will necessitate -increased -expenditures. for -computer and computer-related hardware and software. In addition, mandates from state and federal governments will require localities to expend additional financial resources to meet educational requirements set forth by numerous laws and regulations. Figure 16 PUBLIC SCHOOL ENROLLMENT Frederick County Students rs�.Y 10,000 r r 8,000 6,000 y " 4,000 y 2,000�. 0 i i i t i 66 68 70 72 74 76 78 80 82 84 86 88 90 9294 96 SchoolYear K-5 6-8 9-12 Total Source: Frederick County School Board Frederico County 8 - 3 Comprehensive Plan -61 pr t�4.,7 x� i j Facilities a,rt.d Services 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 NElls. 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 Creel,, Wrights Run, and Stephens Run drainage areas. Figure 17 The Frederic!, -Winchester Service Authority is presently undertaking design of the expansion of the Opequon Water Reclamation Facility to a capacity of 8.4 million gallons per day with an increase in the biological treatment capacity of 5,000 pounds per day or an increase of 50% in the present plant capacity. This expansion is projected by the Opequon Water Reclamation Facility Capacity Needs Evaluation Revort to meet the needs for both flow and biological capacity through the year 2005. The Parkins Wills 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 1.1 million 750,000 gallons per day. Frederick Counby 8- 10 Comprehensive Plan -63- 1 F—der!(3( County uPlanning & De`el40nent inchestv, Vir�nNeighborhoods ! eig or odds Q � 12-10-97 65- COUNTY ®f FREDERICK Depart -meat of Planning, and Development 540/665-5651 FAX: 540/678-0632 MEMORANDUM TO: Planning Commission FROM: Christopher M. Mohn,%anner H SUBJECT: Public Meeting: Request for Exemption from the Subdivision Ordinance Requirement DATE: - May 521-999 Staff has received a request from Mr. Michael Artz, Hawkins & Associates, on behalf of Ms. Vivian R. Rosenberger, to gain an exemption to the fifty (50) foot right-of-way width requirement of the Subdivision Ordinance [§ 144-31.C(3)]. The Board of Supervisors may allow for exemptions to the provisions of the Subdivision Ordinance in cases of unusual situations or when strict adherence to the general regulations would result in substantial injustice or hardship [§ 144-51. Ms. Rosenberger owns approximately 61 acres of land that is zoned RA (Rural Areas) and located just west of Wardensville Grade (Route 608), adjacent to the Rhinehart farm. According to Mr. Artz, it is desired that the parcel be subdivided into two (2) residential tracts that will be 40 and 21 acres in size. respectively. The larger parcel will contain the existing dwelling, which Ms. Rosenberger intends to sell. She further plans to retain the smaller vacant lot upon which a new residence will ultimately be constructed for her occupancy. Access to Ms. Rosenberger's parcel from Wardensville Grade is limited to a prescriptive right-of-way, which is shared by several properties, The width of this right-of-way has not been defined. Discussions with adjoining property owners located between the Rosenberger parcel and Wardensville Grade regarding attainment of the required right-of-way width have reportedly been unsuccessful. The Subdivision Ordinance requires that lots be created with a minimum 50 -foot right-of-way width [§ 144-31.C(3)]. As access to the parcel in question is through an existing right-of-way across property owned by others, the subject request asks that the Board of Supervisors exempt this land division from the 50 -foot width requirement, so that the existing right-of-way may be utilized instead. Based upon the location of this land division and the nature of the surrounding properties, staff believes that a waiver to permit the continued use of the existing right-of-way is reasonable. It is important to note that the approval of this waiver request would only apply to the proposed division of the existing 61 -acre parcel into two residential lots. CMM/cc U:1Chris\common\Memos\msenberger. wvr. wpd 107 North React Street •`Manchester, Virginia 22601-5000 LAND Si)nV'EYPIu LL''I=L0P'./1Lili April 29, 1999 Mr. Eric R. Lawrence County of Frederick Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601-5000 Dear Mr. Lawrence: Our surveying firm has been employed by Vivian R. Rosenberger to survey and subdivide the tract of land designated as Tax_ Map # 50-A-57, located at 1760 Wardensville Grade. The intent is to divide this_parcel into two larger tracts of land._ One parcel would contain the existing dwelling and approximately 40 acres and the other parcel (vacant) would contain approximately 21 acres. Ms. Rosenberger's intent is to sell the existing dwelling tract and to retain the vacant parcel for future construction of her own personal residence. It is my understanding that she has applied for Health Department permits for both parcels. By deed dated March 3, 1964 in Deed Book 297, Page 455, the land was conveyed to Roy C. Lamp and Vivian R. Rosenberger by Sadie F. Lamp. The subject property was last surveyed by C. H. Purcell on January 13, 1898 and recorded in Deed Book 126, Page 359. This property has no frontage on any State Road and utilizes an existing "traveled way" (see survey of an adjacent property in DB 824, Pg 317) for access. None of the Deeds in Ms. Rosenberger's chain of title mention a right-of-way to Wardensville Grade let alone a specified width. There is no doubt that this "traveled way" is Prescriptive in nature as several properties utilize this road for access to Wardensville Grade. This letter is a request that an exception be granted for the required 50' right-of-way width for access from this property to Wardensville Grade. Of course, any necessary right-of-way across Ms. Rosenberger's property pertaining to the proposed division would be established. Sincerely Hawkins & Associates (formerly Ebert & Associates) Michael M. A-tz Certified Land Surveyor APR 2 9 1999 DEPT. OF PLANNINGIDEVELOPMENT 35 WEST BGSCAINE II 3 TRE 7-1-T i`iCi `ST V1, -,Gil i; a. 22,301 -4740