CPPC 09-12-05 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee (CPPS)
FROM: Susan K. Eddy, AICP, Senior Planner
RE: September Meeting and Agenda
DATE: September 6, 2005
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be
meeting on Monday, September 12th, 2005 at 7:30 p.m. in the Board of Supervisor's
Room of the County Administration Building, 107 North Kent Street, Winchester,
Virginia. The CPPS will discuss the following agenda items:
AGENDA
1) CPPA #09-05 — Bowman -Shoemaker Properties
2) Urban Development Area Study
3) Other
Please contact the department if you are unable to attend this meeting.
SKE/bad
Attachments
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107 North rent Street, Suite 202 • Winchester, Virginia 22601-5000
ITEM #1
CPPA #09-05 — Bowman -Shoemaker Properties
The complete Bowman -Shoemaker application was attached to your August agenda and
is not being reproduced again. You are encouraged to bring your application from the
August meeting to the September meeting.
This is a request to bring 80 acres of land into the Urban Development Area (UDA).
This application was discussed at the August 8th CPPS meeting. A short presentation was
given by staff and by the applicant. Members requested that the discussion be continued
at the September meeting and that staff provide further details on the adjacent agricultural
and forestal district properties and transportation plans. That information is provided
below. In addition, three maps showing the Eastern Frederick County Land Use Plan,
zoning districts and agricultural and forestal districts, and future road plans are also
included.
Agricultural and Forestal Districts
The Double Church Agricultural and Forestal District borders the Bowman -Shoemaker
properties to the south. This district contains 924 acres and was renewed in 2005.
(Additional properties have requested to be included in this district and will be added in
the near future.) The two adjacent agricultural & forestal parcels are owned by Kenneth
Wymer and total 39 acres.
The purpose of a district is to provide a means for a mutual undertaking by landowners
and localities to protect and enhance agricultural and forestal land as a viable segment of
the Commonwealth's economy and as an economic and environmental resource of major
importance (Code of Virginia § 15.2-4301).
The Comprehensive Policy Plan (6-1) states that "Though there are other areas that could
potentially be included in the Urban Development Area, important agricultural areas such
as Agricultural and Forestal Districts should not be included".
Transportation
Warrior Drive
The application references a number of roads that are not part of the County's Eastern
Road Plan. The application notes the Metropolitan Planning Organization (MPO) Vision
Plan which calls for Warrior Drive to be realigned and extended south to a new Interstate
81 Exit 307 interchange. The Transportation Improvement Plan Map included in the
application shows a Stephens City Western Bypass, which is also not included in the
County's Eastern Road Plan.
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Staff has studied various proposals for relocating Interstate I-81 Exit 307 further south
from its current location at Route 277. Extending Warrior Drive to this relocated
interchange, as proposed by the MPO, appears to be both beneficial and possible. Some
land in the area (within the Meadows Edge and Southern Hills developments) is available
to form part of this link. This southern extension of Warrior Drive will be included in the
proposed changes to the Eastern Road Plan which will be reviewed by the CPPS later in
the Fall.
As regards the Bowman -Shoemaker property, realigning Warrior Drive and extending it
to the south will likely soon form part of the County's Eastern Road Plan.
Fairfax Pike (Route 277)
Improvements to Fairfax Pike have been on the County's Primary Road Improvement
Plan for a number of years. Plans call for "County staff to work with site developers to
acquire dedicated right-of-way and achieve grading, drainage, and construction
improvements in conjunction with development projects which occur along the corridor
until such time that funding is available for construction". No timeframe has been set for
the completion of these improvements. Route 277 along the Bowman -Shoemaker
Property is planned to be four lanes plus right turn lanes as needed.
Proffers from the commercial rezonings on this property were included with your August
agenda. Development of parcel 86-A-81 is limited to 5,000 square feet of office space in
Phase I and 95,000 square feet of office space in Phase II_ Phase II can only happen
when the parcel is included in the Sewer and Water Service Area (SWSA). Phase II is
limited to 250 vehicle trips per day until the Route 277 road improvements are
constructed. As construction on Route 277 is not yet scheduled, a comp plan amendment
to expand the UDA as proposed by the applicant would result in mainly residential
development, as much of the commercial development is already tied to future road
improvements.
Options available to CPPS:
Recommend approval as requested by the applicant;
Recommend approval as requested by the applicant but prepare a small area land use plan
for the four parcels;
Modify the applicant's request and recommend approval (with or without a small area
land use plan);
Study a wider area; or
Recommend denial for specific reasons.
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ITEM #2
Urban Development Area (UDA) Study
Discussion of the progress of the UDA working group.
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UDA Study
General tasks:
Development of UDA analysis model
Refinement and update of UDA tables
Mapping of adjacent UDA areas
277 Triangle analyses
UDA Goals related tasks:
Identification of strategies for achieving the prioritized goals of UDA Study
Staff drafting/rewriting of Land Use section of Comprehensive Plan as it pertains
to UDA Study
Development of new small area plans/location specific plans designed to
implement UDA Study goals
Review of existing small area land use plans for consistency with UDA Study
Staff development of potential land use alternatives for adjacent UDA areas
General study targets:
CPPS endorsement of strategies for achieving the prioritized goals of UDA Study
CPPS endorsement of Staff drafting/rewriting of Land Use section of
Comprehensive Plan
CPPS endorsement of new small area plans/location specific plans designed to
implement UDA Study goals
CPPS endorsement of potential land use alternatives for adjacent UDA areas
Board of Supervisors involvement:
Work Session with CPPS/PC/BOS (Oct/Nov)
Planning Commission Retreat
Ranked Goals for the UDA Study.
1. Identify criteria and principles to guide future modifications of the UDA/SWSA.
2. Adopt a philosophy of development that concentrates on creating neighborhoods
which incorporate residential, retail, educational, and public uses, commercial,
services, opportunity for employment, and institutional and recreational resources.
3. Provide for a comprehensive transportation system that enhances local and
regional connectivity and incorporates all types and modes of transportation.
4. Achieve a business development strategy that seeks to provide appropriate
locations for commercial and industrial opportunities and seeks to achieve a
balanced ratio between the residential and commercial/industrial growth of 60
percent residential to 40 percent commercial/industrial (60/40) within the
UDA/S WSA.
5. Identify and sustain green infrastructure and protect the County's environmental
systems and resources by preserving green space and open space linkages and
connectivity.
6. Promote a balance of housing opportunities to address lifestyle, size, cost, and
availability.
7. Establish a creative system of rewarding innovative residential and commercial
development practices in the UDA that further the vision of the UDA and the
goals of the Comprehensive Plan.
8. Provide adequate areas for regional, community, and neighborhood parks and
ensure broad access to a variety of recreational opportunities.
9. Develop a water and sewer facilities plan that is designed to facilitate the
County's UDA/SWSA land use planning efforts.
10. Develop principles that address the future land needs of the school system, guide
the location of school facilities, and promote collaboration.
Ranked by the CPPS UDA Working Group 08/15/05
Strategies to achieve the goals for the UDA Study (undated 09/06/05)
1. Identify criteria and principles to guide future modifications of the UDA/SWSA.
Strategies:
Conformance with Comprehensive Plan — Provide increased clarity regarding the policy expectations as they
relate to UDA and SWSA
Community Facility Capacities and Capabilities - Elevate the bar for the accommodation and provision of
public uses and facilities identified in the Comprehensive Plan. There should be a greater expectancy that such
community facilities will be addressed by the development community.
Address public water and sewer costs and capacities.
Implementation of County Transportation Planning Efforts
Innovative and Creative design that further goals of Comp. Plan.
Unique proposal that addresses an expressed need of the County
Economic development opportunity
Affordable housing as a goal of future modifications when a component of a balanced housing approach.
Similar standards should be translated and applied to areas within the existing UDA to guide rezonings, CIP's,
and other community decisions.
2. Adopt a philosophy of development that concentrates on creating neighborhoods which incorporate residential, retail,
educational, and public uses, commercial services, opportunity for employment, and institutional and recreational resources.
Strategies:
Establish principles for development within the UDA
(e.g's Neighborhood Model, Principles of New Urbanism and Traditional Neighborhood Development)
Mixed Use
Mixed Housing types and opportunities
Neighborhood Centers
Creation of Community Identity within the UDA — Community character
A new philosophy and a new way of thinking - not just a quick fix.
Efficiency of community resources
Focus on built environment — architectural design, form based codes. Provide examples and general
endorsement of concepts.
Consider new implementation strategies and concepts that are adaptable from larger projects to smaller infill
projects.
Existing projects and plans are opportunities to realize a new, more creative approach to the development of the
UDA.
Promotion of multiple forms of design and development. There is not just one approach to address
development.
Provide incentives and bonuses for parcels of all sizes in an effort to get more for the County. Greater
opportunity to address the broader community needs may exist in larger acreages.
Ensure availability of spaces for public places and spaces.
Affordable housing.
3. Provide for a comprehensive transportation system that enhances local and regional connectivity and incorporates all types and
modes of transportation.
Strategies:
MPO Coordination
Eastern Road Plan Update
Road Design
Alternative modes of transportation — Multimodality. MPO Mobility planning efforts.
4. Achieve a business development strategy that seeks to provide appropriate locations for commercial and industrial
opportunities and seeks to achieve a balanced ratio between the residential and commercial/industrial growth of 60 percent
residential to 40 percent commercial/industrial (60/40) within the UDA/SWSA.
Strategies:
Identify and preserve locations for industrial opportunities
Ensure capacity and ability to reserve community resources (water and sewer) for Economic Development
opportunities.
Expansion of mixed use opportunities
Mixing of commercial and residential may be appropriate to further the mixed use opportunities.
Industrial should still be protected from residential encroachment. Visa versa.
Phased inclusion of residential and commercial projects to maintain balance/achieve balance.
Work with existing resources to explore types and locations for various economic development opportunities.
Encourage industrial users that can handle own wastewater needs in areas outside SWSA?
EDC coordination to address targeted industries.
Examples may include biomedical, medical support. Health system is a resource.
5. Identify and sustain green infrastructure and protect the County's environmental systems and resources by preserving green
space and open space linkages and connectivity.
Strategies:
Provide a synergy with the green infrastructure concepts of the Rural Area Study.
Implement proactive approaches to addressing the non -point source TMDL issue associated with urbanizing
areas.
Pursue enhanced watershed management strategies.
Develop a linked network of green spaces for passive and active recreational opportunities.
Enhance public access to these areas of open spaces.
MPO mobility planning efforts should reflect community open space linkages.
6. Promote a balance of housing opportunities to address lifestyle, size, cost, and availability.
Strategies:
See goal #2
Encourage the development of mixed use, mixed housing type neighborhood communities.
Incentivize and encourage the provision of housing opportunities that address the above.
Mix it up. Traditional RP housing suggests separation of uses and housing types_ Encourage variety.
Ensure that infill is compatible with surrounding land uses and is designed to address the concepts of the
Comprehensive Plan.
Provide new zoning regulations that would accommodate a variety of housing opportunities carefully designed
in the appropriate environment.
7. Establish a creative system of rewarding innovative residential and commercial development practices in the UDA that further
the vision of the UDA and the goals of the Comprehensive Plan.
Strategies:
Density
Alternative designs - Innovation
Flexible zoning standards
Understand what the County would like to see and require it.
Improve base standards
Identify desired public needs to be provided.
Innovation that addresses quality of life issues and the provision of public facilities is desirable and should be
encouraged
8. Develop a water and sewer facilities plan that is designed to facilitate the County's UDA/SWSA land use planning efforts.
Strategies:
Planning efforts should be more comprehensive and project further into the future. Long range planning.
Encourage public facilities as opposed to private facilities
Address the relationship between the Sanitation Authority and the Service Authority
The relationship between the County and the City with regards to these public services should be reevaluated.
This could be done in light of current consolidation discussions.
9. Provide adequate areas for regional, community, and neighborhood parks and ensure broad access to a variety of recreational
opportunities.
Strategies:
See # 10 for mutually beneficial strategies.
Hierachy of parks. Focus on community scale parks.
Evaluate the public-private relationship regarding the provision of recreational amenities.
Seek a greater public involvement through ownership and maintenance.
Encourage creativity in the expansion of the park system
Take advantage of the natural features of the County when planning for other recreational opportunities.
Make connectivity between uses, facilities, and resources a priority.
10. Develop principles that address the future land needs of the school system, guide the location of school facilities, and promote
collaboration.
Strategies:
Pursue co -location opportunities exist with Parks and Recreation (facilities and land)
Understand the similarities and needs that exist with other community facility providers.
Ensure conformance with State guidelines while at the same time maintaining and promoting the goals of the
Comprehensive Plan.
Promotion of neighborhoods built around schools.
Emphasize long range planning and legislative efforts by the school board. Encourage the additional of
additional capabilities and resources.
Emphasize an adequate and equitable cost structure between developer and local government.