Loading...
CPPC 05-14-01 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee FROM: Eric R. Lawrence, Deputy Director RE: May Meeting and Agenda DATE: May 7, 2001 540/665-5651 FAX: 540/665-6395 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPB) will be meeting on Monday, May 14, 2001, at 7:30 p.m. in the first floor conference room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: AGENDA (Items I and 2 will be discussed during concurrent sessions. ) 1) Discussion regarding the Comprehensive Policy Plan Action Program (Chapter 10). 2) Discussion regarding Purchase of Development Rights (PDR). 3) Other. Staff has been directed to advise all committee members and liaisons that access to the County Administration Building for night meetings that do not occur in the Board room will be limited to the back door of the four-story wing. I would encourage committee members to park in the county parking lot located behind the new addition or in the Joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. Please contact our department if you are unable to attend this meeting. Thank you. UAEric\Common\CPPS\May 14.2001_CPPS.agend&wpd 107 North Kent Street • Winchester, Virginia 22601-5000 ITEM #1 COMPREHENSIVE POLICY PLAN ACTION PROGRAM The Action Program of the Comprehensive Policy Plan (Chapter 10) contains goals, proposed actions, and ongoing activities intended to assist in implementing the County's plan for physical development of the community. These program items have been identified over the years as means for implementing the Plan. As development trends and the county's vision may change over time, the identified program items may necessitate modifications to accurately reflect today's vision of the future. In the coming months, the CPPS will continue to review the County's Comprehensive Policy Plan, and identify land use strategies that may assist in the preservation of the rural community (agribusiness pursuits as well as agricultural land preservation), while directing a greater percentage of the county's growth to the Urban Development Area (UDA). During the CPPS' April meeting, staff initiated review and discussion of the Action Program. It was during this initial discussion that staff began noting CPPS comments. Since the April meeting, a number of CPPS members have also provided staff with written comments and suggestions to update the Action Program. During the May meeting, staff will continue to review and discuss the Action Program. Attached to this agenda item are additional summaries of staff and CPPS member comments to assist in fostering discussion. The provided information has been organized into subcategories to assist in review and discussion. The subcategories include Rural Areas, Urban Development Areas, Transportation, Historic Preservation, Environmental, Commerce, and Community Facilities and Services. Staff has provided comments associated with each item in the Action Program. Staff and CPPS member comments are in italics. It is anticipated the italicized comments will assist the CPPS in reviewing the items to determine if removal, modification, or additional items are warranted. Staff encourages the CPPS to review this material, and present reactions to the same during the CPPS' May meeting. Comments are shown in italics. Recommended deletions are shown in striiceoet . Recommended additions are shorn in boldface italics. COMPREHENSIVE POLICY PLAN GOALS The following is a summary of the comprehensive planning goals set forth for Frederick County: RURAL AREA GOALS Mainfain agriculture as a significant portion of the Cotnity'seconomy.---f4 ovide support to agriculture �dustry in the eo Continue to provide support to and maintain agriculture as a significant portion of the County's economy. (Combine two statements into one. Establish policies and programs to promote agribusiness and agricultural land preservation. ) Maintain the rural character of areas outside of the Urban Development Area. (Review the current Zoning Ordinance requirements for the RA district to determine if standards (density, road requirements, definitions) warrant revisions. Would increased requirements discourage development in the RA? Redirecting new home construction to the UDA? ) [ Also consider, iffurther restrictions are placed on RA land to discourage development, should notice be given to the county of possible land value decreases and the expected effect on revenues as land owners push for reassessment to reduce their taxes. Most RA land in Frederick Co. currently has a value that is based on it's potential to develop into S acre lots. virtually all road accessible property that is not wetland or extremely steep terrain is valued higher than farm acreage. Is this where we should look at buying development rights from the property owner?] Let identifiedrarai connnunity centers serve assetvice critters for rural polficieslo— eaeh rural community center reflect the particular characteristics of each cerAer and tim-desire-of their reside!i Let identified rural community centers serve as service centers for rural areas and policies be developed by residents to reflect the particular characteristics of each center. (Establish RCC Land Use Plans. ) [Involve citizens in each rural community with the development of the guidelines and attributes of their area RCC. Let them determine which SIC codes of business are appropriate and what locations they should be in. After these guidelines are established, a model master plan or mini study of the RCC should be created and mapped out as an overlay of urban development for that area. This overlay should be proposed to the CPPS, and forwarded to the planning commission and board of supervisors for approval, and inclusion in the published comp plan, in a manner similar to the corridor studies. This should be used as a guide to consider future requests for rezoning within the specific RCC. ] DISCUSSION DRAFT Version 5.5.01 10-1 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikeouts. Recommended additions are shown in boldface italics. Insure that land development activities in the rural areas are of appropriate quality, and protect the rural environment Protect the rarai enviromnent. (How is `quality' defined, intended? What is a `rural environment'?) Combine the statements. Rural business uses should be developed in conformance with performance standards similar to those used for urban businesses. Review the ordinances to insure proper standards. CUP's are approved on a case by case basis, and any restrictions, buffers, setbacks, or numerous other restrictions can be required at the time of conditional approval. If the adjoining property owners do not requestprotection or bufferingfrom any of the activities on the property, and the comments from the planning commission and staff do not advise additional restrictions.] Permitted uses within the rural areas of the County should be evaluated to determine their potential impacts on agricultural operations. (What uses are appropriate in the rural areas of the county? Are setbacks appropriate? Should acceptable SICs be considered) Establish a true agricultural zoning district to promote active farming. (While family -lot divisions would be permitted, other lot divisions less than 25 acres would require a rezoning to RA.) Establish new Zoning Ordinance standards for Rural Areas, encouraging cluster development. (Such new standards could address lot size, setbacks, overall density, and road requirements.) URBAN DEVELOPMENT AREA GOALS Provide sufficient land for a competitive market within the Urban Development Area. (How is `sufficient' defined and determined? 'Competitive'? Should the Plan indicate what the percentage of raw versus developed land should be?) DISCUSSION DRAFT Version 5.5.01 10-2 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in stri#eents- Recommended additions are shown in boldface italics. Provide for a variety of housing types and locations to ineet the varied needs mid income feveh-of the eounty,s present and ffiftre population. Provide sufficient land and a diversity of locations for a variety of housing types and locations to meet the varied needs and income levels of the County's present and future population. (Combine statements. Is this accomplished by having adequate raw available land in the Tasker and the Senseny Roads areas? Does the County have affordable housing? Is adequate land area within the UDA available to accommodate future development? Supply/demand may affect raw land values. Possibly allow increased density and no open space for certain development types to help cut costs of development MPD Us for larger development proposals.) Reduce the costs of providing housing and public facilities to serve residential areas. (How? By increasing density to reduce the travel distance for emergency services and public utility lines? By establishing higher density residential concentrations in close proximity to schools?) Confine urban forms of land development to the Urban Development Area. (Might it be sensible to remove the `Single Family Detached Rural Traditional' lot size (100, 000 sq. ft.) from the available housing types in the RP District? Establish a smaller lot size to increase housing density within the UDA?) Provide efficient and environmentally sensitive use of land in the Urban Development Area. Provide for livable, high quality suburban residential neighborhoods. (Should incentives be established to encourage PUD -type developments?) If the County feels a PUD -type development might be desirable at specific locations, maybe the Comp Plan should indicate so. Once an area is earmarked, as a rezoning proposal comes in, the applicant could reduce emphasis on his proffers, and place more emphasis on the proposed development, if the development could be constructed within a reasonable time frame. This would require a lot of discussion, and research.] Protect the environment and avoid adverse impacts that can result from suburban residential areas. (Establish more stringent/flexible environmental feature protection ordinances?) DISCUSSION DRAFT Version 5.5.01 10-3 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikeouts. Recommended additions are shown in bold face italics. Allow large scale new communities that are creatively and appropriately designed to provide the highest possible quality of development. (Encourage PUD -type developments with residential, commercial, and recreational uses?) Insure that new planned communities do not have adverse impacts on the County. (Does an increase for schools qualify as an adverse impact? Traffic concerns) TRANSPORTATION eoordinate !mid use p1mming and decisions wifli tiw.sportafion p1mming. Provide a safe Coordinate land use planning and decisions with transportation planning to provide a safe and efficient road system throughout the County. (Combine two statements into one. Establish guidelines for consideration during rezoning application reviews?) Encourage the provision of a full range of transportation options including air, rail, and bus services. Provide for adequate and safe pedestrian and bicycle travel. (Promote sidewalks and bike paths with new developments) Provide a safe and efficient road systent throughout the ectnity: (Repetitive. Remove statement.) ecordinate land use plwming and decisions with transportation plarnfing: (Repetitive. Remove statement.) Provide for adequate and safe pedestrian and bicycle travel. (Repetitive. Remove statement.) Encourage ffie provision of a ffill rmige of transportation options including air, rail, and bus servi (Repetitive. Remove statement.) Insure that a satisfactory level of service for turning movements is provided along business corridors. (Why only business corridors?) DISCUSSION DRAFT Version 5.5.01 10-4 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikrot*r Recommended additions are shown in boldface italics. HISTORIC PRESERVATION Protect the historic resources in Frederick County. Promote the preservation and protection of Civil War Battlefield resources. Establish design guidelines for the Historic Area Overlay District. ENVIRONMENTAL Protect the natural environment from damage due to development activity. Protect the environnierA and a -void other ad -verse impacts in business and industriai areas. Protect the natural environment and avoid adverse impacts from development activity. (Combine two statements into one) Provide for development according to the capacity of the natural environment to carry that development. (Carrying capacity. How is this capacity defined and determined?) Identify and protect important natural resources. COMMERCE Support a business climate conducive to economic activity and orderly economic growth. Provide sufficient land and a diversity of locations for business and industrial uses. (How should `sufficient' land be determined?) Carefully locate and limit business and industrial areas to avoid conflicts with other uses and to avoid traffic impacts. Provide for quality business and industrial areas. DISCUSSION DRAFT Version 5.5.01 10-5 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in sh-rkeettts. Recommended additions are shown in boldface italics. visual,instire that business corridors devel er vd.fich is attractive and functional and refleets posftivelyon-thecomm.fity. lnsm�diat corridais develop in a fashion that is sensitive to Insure that corridors develop in a manner that is sensitive to environmental and visual impacts, and reflects positively on the community. (Combine two statements into one. Establish corridor design guidelines that enhance the gateways to our community?) Provide key economic development sites. (Rail access, interstate access, water/sewer?) COMMUNITY FACILITIES Appropriate services and facilities shall be provided to serve planned land uses and development. Facilities and services should be carefully planned to meet projected needs. (Facilities: public, private, or both?) eoirtxibute tu Ric physical, > > its economic and soeiai weli-being, and its sense of civic pride mid social responsibility through a complete progranrofparks andreezr. Contribute to the community's physical, mental, cultural, and economic health through a complete program of parks and recreation. (Reword for ease in understanding.) Continue to develop the County's regional park as a major source of recreational facilities and activities. (Possibly consider accepting funds in leu of open space. The funds could be pooled to establish neighborhood parks which the County would operate.) Insure that appropriate open space and recreational facilities are provided in urban and rural areas. Provide recreational programs and activities based on identified needs and available funding. DISCUSSION DRAFT Version 5.5.01 10-6 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in sLl iktout&. Recommended additions are sho wr in hold f:,ce itulics. GENERAL Nfairftin a moderate rate of population growth. Provide for a balaneed distribution of I pop tilati. unri growth. Maintain a moderate rate and balanced distribution of population growth. (Combine two statements into one. How does one define `Moderate' ? The County experienced an annual increase in population of 3.4% between 1980-1990, and 2.9% between 1990-2000. Is that moderate? How does one define `Balanced Distribution'? Is the balance distribution in terms of labor skills? Housing job location relationship? Equal dispersion ofpopulation throughout the County?) Encourage energy efficient housing and housing patterns. Provide support to travel and tourist related activities. Develop land according to the characteristics of the land and the facilities available. Develop land in accordance with standards that provide for appropriate quality development. DISCUSSION DRAFT Version 5.5.01 10-7 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikeouts. Recommended additions are shown in hold face italics. PROPOSED ACTIONS The following describes actions or projects that need to be undertaken to achieve the previously discussed goals . The projects are listed in order of importance. It is not necessarily the intention that these tasks be completed in this order. Instead, the list is intended to set general priorities and assist in developing annual work programs. RURAL AREAS 21. Structure plans and ordinances and make land use decisions which recognize the need for more commercial uses in the Gore, Gainesboro, and Round Hill community centers. Review uses allowed in the RA Zoning District and allow rezoning and conditional use permit approvals to promote village commercial development in these areas. (Discourage commercial use CUPs outside of RCCs) 8. Develop a means to provide limited sewer and water service to the Round Hill and Clearbrook- Brucetown-Stephenson rural community centers. 24. Evaluate the uses allowed in the agricultural zoning districts and other districts to insure that a full range of agricultural activities are provided. ( Consider rewording to convey the importance of agricultural uses, and discourage other uses in the agricultural zoning district. ) 12. Work with local farmers, agricultural organizations, and agriculturally related businesses to develop economic development strategies in relation to agriculture. Emphasis should be placed on developing markets for local agricultural products. ( Utilize the expertise of June Wilmont and Bob Carpenter) 16. Review. . . id policies fbr Rural eorinnunity eenters. 20. Review ordinances to insure thaf development witffin rural connntmity centers is of a high quality mid that the public partic in the rem: Modify ordinance and policies to insure that development within rural community centers is of a high quality. (Combine two Actions into one. Establish guidelines for land uses and design standards for RCCs. ) DISCUSSION DRAFT Version 5.5.01 10-8 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in sftikto�. Recommended additions are shown in boldface italics. URBAN DEVELOPMENT AREA 3. Develop comprehensive watershed management plans for the Urban Development Area to address existing drainage problems and to develop sufficient stormwater management standards for new development. 28. Provide incentives to encourage the inclusion of affordable housing in larger scale planned developments. (Consider pursuing enabling legislation to allow for a MPD Uprogram (Median Priced Dwelling Units) to include a mix of housing types in large developments.) 7. Review development ordinances to insure that provisions for pedestrian and bicycle travel are made in developments in the urban areas. (Establish a UDA bikeway/sidewalk plan which links residential, commercial and public land uses.) TRANSPORTATION 9. Review and develop procedures and criteria for secondary and primary road plans. 23. Study the transit needs of the urbm within the Urban Development Area in the County. 25. Review park and ride needs and identify possible locations. (Has the PDC already identified such areas?) HISTORIC PRESERVATION Develop a comprehensive system for preserving and protecting historic sites and battlefields using land dedication and historic districts and use these resources to promote tourism and education. Recognize significant sites with plaques and signs. (Combine two statements into one.) 15. Identify scenic vistas in the County and identify methods to protect those vistas. DISCUSSION DRAFT Version 5.5.01 10-9 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikeouts. Recommended additions are shown in boldface italics. COMMUNITY FACILITIES 10. Prepare a County -wide recreation plan identifying parks and recreation needs and addressing the following: *Park, open space, and facility needs in the Urban Development Area *Open space and facility standards for new development *Rural and rural community center recreation needs *Program needs 18. eontinue to sappoit fire and resette squads mrd p1mi to increase 8upport according to development -in the vwioas serviee areas. Develop a plan for new fire and rescue facilities. GENERAL 6. Develop a geographic database for the County which is continuously updated and which can be used to monitor development in the County. (Currently being established through the GISprogram) 1. Study the public service needs and costs associated with development. Develop methods to identify the impacts of land use decisions on public facilities and services. Accept proffers to address the cost impacts on community facilities. (Consider enhancing the Rezoning Impact Model to addressing impacts other than capital facility costs to better understand potential affects of a rezoning proposal.) 2. Undertake an effort to establish appropriate rural and urban residential densities based on the carrying capacity of the environment, roads, and facilities. Develop information to estimate carrying capacity. Establish density standards which provide a balanced distribution of population growth. (Should RA district densities be decreased, while UDA densities are increased?) 4. Develop an interchange area/corridor plan for the Interstate 81, Interchange 317 - Route 11 North - Route 37 area, which addresses land use, traffic patterns, and facilities. (Eastern portion of intersection complete. Need to study the western portion of the interchange, including the Route 11/37 alignment) 5. Develop an interchange area/corridor plan for the Interstate 81, Interchange 307 - Route 277 area which addresses land use, traffic patterns, and facilities. DISCUSSION DRAFT Version 5.5.01 10-10 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in s&+eouts. .Recommended additions are shown in boldface italics. (Should the land use plan include potential road alignment alternatives?) 14. Work with the Towns of Stephens City and Middletown to develop plans for land in the County surrounding those towns. 17. Develop an interchange area/cottidor plan for the interstate 8 1, hiterchange 3 10 - Rotrte++-Soufh (Study- Route 3 7 a! ea, which addresses !mid use, traffic patterns, mvd-fir�� i i ei already.) 19. Undertake a study to identify the impacts of development on groundwater. (Utilize the USGS) 22. Develop an interchange area/corridor plan for the Route 37 - Route 522 North area, which addresses land use, traffic patterns, and facilities. (Study already completed. May want to consider revisiting the Route 37 West Land Use Plan) 26. Develop an interchange area/corridor plan for the Interstate 81, Interchange 321 - Route 672 area which addresses land use, traffic patterns, and facilities. 27. Develop a comprehensive housing plan for the City and County to achieve decent, affordable housing for all. 29. Develop an interchange area/corridor plan for the Interstate 81, Interchange 302 - Route 627 area which addresses land use, traffic patterns, and facilities. (Work with the town to coordinate land uses) 30. Develop an interchange area/corridor plan for the Interstate 81, Interchange 323 - Route 669 area which addresses land use, traffic patterns, and facilities. (Study completed: Northeast Land Use Study) 31. Undertake a study to develop standards to evaluate proposals for new EM, Extractive Manufacturing areas. DISCUSSION DRAFT Version 5.5.01 10-11 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in Roenynfnende— g�l�litipnc ¢re.chnwn in holdface italics CONTINUOUS ACTIVITIES The following summarizes some of the additional actions that should be undertaken on an annual or continuous basis to implement the policies in the plan. The order listed is not meant to indicate importance. RURAL AREAS 45. Provide information on procedures for establishing agricultural and forestal districts and actively support and promote the inclusion of additional bona fide agricultural and forestal land in districts. 46. Avoid large, higher density developments in important agricultural areas to avoid conflicts with agriculture. URBAN DEVELOPMENT AREA 30. Use the general Urban Development Area boundaries to evaluate the appropriateness of development proposals. 31. Using information in annual reports on conditions in the County, review the boundaries of the Urban Development Area on an annual basis. 39. Continue to require open space in suburban residential developments to protect environmentally sensitive land, control density, and to provide open areas for the enjoyment of residents. 44. Require master plans for all major developments in the urban areas. 48. Limit new residential rezonings in the Airport Support Area. 49. Allow new planned communities in the Urban Development Area if sufficient facilities are available. TRANSPORTATION 51. Maintain a general road plan for the area and review it with Winchester and the Virginia Department of Transportation. Use the plan to identify important travel routes. Require the dedication of rights-of-way for planned routes and needed improvements as part of development plans. DISCUSSION DRAFT Version 5.5.01 10-12 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in str#eouts- Recommended additions are shown in boldface italics. 52. Use the secondary and primary road improvement planning process to identify carry out road improvements. 53. Accept dedications and proffers to implement road plans. Require conformance with road plans in new developments. 54. Maintain appropriate levels of service on County roads through impact analysis, proffers, and design requirements. 55. Explore private funding and other sources for road improvements. HISTORIC PRESERVATION 2. Use the Rural Landmarks Survey as a source for determining historic properties and districts that would qualify for the State and national register and assist in the preparation and submission of nominations. Provide positive publicity and education about the recognized sites. 3. Develop a method for notifying owners of abandoned historic property of the significance of their property and urge them to maintain it. 4. Develop a mapping system to assist in determining whether development proposals will impact historic resources. (Include as part of GIS program) 5. Have the Historic Resources Advisory Board review development proposals which potentially impact significant resources. Provide the HRAB's information and recommendations to the Planning Commission and the Board of Supervisors. (Utilized with rezoning proposals) 6. Develop techniques for protecting and enhancing historic resources including zoning methods, impact analysis, conservation easements, and tax incentives for rehabilitation efforts. Strong support should be given to private initiatives such as voluntary compliance with the Secretary of the Interior's Standards for Rehabilitation. 7. Develop requirements and methods for dedication of land and historic districts pertaining to significant developments affecting historic resources. Require that open space dedications for developments in battlefield areas be used to create battlefield parks. DISCUSSION DRAFT Version 5.5.01 10-13 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in Recommended additions are shown in boldface italics. (Identify organization to maintain battlefield parks) Encourage the creation of historic districts which provide fair and effective means of protection as well as give design guidance. Consider participating in the Virginia Department of Historic Resources' Certified Local Government Program. 9. Include concerns for historic preservation and tourism in economic development strategies. Promote the concept of a focused event to promote the County's heritage, including re- enactment, tours, exhibits, and other activities. Develop ways to publicize sites and routes of interest that will not adversely impact private property owners. 10. Present educational programs, such as slide presentations and lectures, to promote historic preservation. 11. Assist the Battlefield Organization with the implementation of the Frederick County -Winchester Battlefield Network Plan. (Modify `the Battlefield Organization' to include battlefield enthusiasts.) 12. Review ordinances to provide appropriate sites for travel and tourist -related businesses. ENVIRONMENTAL 21. Continue to develop an environmental database and use that database for general land use planning and zoning decisions. Include information routinely collected by various agencies. Use the database to monitor environmental impacts. 22. Require that information on carrying capacity be included with development proposals and use that information to evaluate such proposals. 23. Undertake an effort to establish appropriate development densities based on carrying capacity. 24. Strongly encourage and work with state agencies to develop sufficient standards to insure that on-site sewage disposal systems are properly located, installed, operated, and maintained. 25. When allowed, require that small community sewage systems in rural developments be dedicated to a public authority. Such systems should not be allowed in areas intended to remain rural into the indefinite future, including rural areas west of Interstate 81. DISCUSSION DRAFT Version 5.5.01 10-14 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strifes Recommended additions are shown in boldface italics. 26. Prohibit uses that damage or pollute the environment. 27. Identify alternate sources of water supply and methods for protecting those resources. 28. Encourage significant agricultural and forestal areas to be included in Agricultural and Forestal Districts. 29. Review ordinances on at least an annual basis to insure that sufficient performance standards are active to provide environmental protection and appropriate quality of development. Include evaluations of regulations in annual reports. COMMERCE 13. Continue to provide staff and other forms of support to the Frederick County - Winchester Economic Development Commission. 14. Continue to support industrial access requests. 15. Support improvements to the airport and airport access as a central factor in economic development. 16. Include concerns for historic preservation and tourism in economic development strategies. 17. Obtain information from existing business and industry concerning economic development. Enlist their assistance on a continuous basis to identify economic development, to take advantage of the unique opportunities available to this area, to identify strengths and weaknesses in the local economy, and to work to improve any weaknesses in the local economy. 18. Provide a diversity of sites in a wide range of locations for business and industrial sites. 19. Insure that industrial and business sites are provided with sufficient facilities, good access, and appropriate locations to avoid congestion and to efficiently provide necessary services. 20. Review ordinances to insure that business and industrial sites are compatible with surrounding areas and that sufficient standards are available to insure quality development. (Review development standards for consistency.) DISCUSSION DRAFT Version 5.5.01 10-15 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikeouts. Recommended additions are shown in boldface italics. 40. Provide a diversity of sites for business and industrial sites. 41. Evaluate business and industrial developments according to the appropriateness of the site in relation to surrounding uses and the interchange development pattern. 42. Insure that industrial and business sites are provided with sufficient facilities, good access, and appropriate locations to avoid congestion and to efficiently provide necessary services. COMMUNITY FACILITIES AND SERVICES 56. Continue to plan for sewer and water main extensions according to the agreements established_ with the Sanitation Authority and the City of Winchester. Include planned extensions in the Capital Improvements Plan. 57. Carefully monitor sewer and water use and develop a capital improvements plan to accommodate projected development. 58. Work with the Sanitation Authority, through the capital improvements planning process, to insure that sufficient sewer and water capacity are available for expansion of business and industrial uses. 59. Review the location of the Sewer and Water Service Area to identify appropriate areas for its expansion. 60. Carefully monitor school enrollments and plan facilities according to enrollment and development trends. Update the Capital Improvements Plan each year based on trends. 61. Continue to convert dumpster sites to compactor sites and monitor their usage. Plan for new refuse collection sites according to use and planned development patterns. 62. Monitor landfill use. Plan for additional landfill capacity on adjacent land. 63. Adopt methods to transfer costs to users of public services. 64. Use sanitary districts to provide services to rural areas. DISCUSSION DRAFT Version 5.5.01 10-16 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in strikes . Recommended addit on_c are shown it hai t� wce italics, 65. Review density limits in the land development ordinances to insure that they promote the desired balance of population growth. 66. Coordinate capital improvements planning, road improvements planning, and land use planning. 67. Develop methods to identify the impacts of land use decisions on public facilities. 68. Avoid land use decisions that will result in levels of population density that cannot be safely and efficiently supported by public facilities, roads, and the natural environment. 69. Allow neighborhood business uses in the vicinity of residential areas. Such uses should be limited to small sites in any particular area. 70. Provide improved sewer and water service to existing development in the Round Hill and Clearbrook-Brucetown-Stephenson areas. 71. Allow a variety of support activities for agriculture in the rural areas. 72. Require that information be provided with rezoning proposals on the impacts of development on community facilities. Impacts should be addressed through proffers and other means. No rezoning should be approved unless all impacts are adequately addressed. 73. Any sewer or water main six inches in diameter or larger should be dedicated as a public line to be owned and maintained by the County Sanitation Authority or City of Winchester when appropriate. 74. Plans for new facilities should be based on demand projections as derived from population projections in the Comprehensive Plan. PARKS AND RECREATION 75. Continue to solicit public opinion in planning parks and recreation facilities. 76. Encourage the use of State and Federal grants and loans for financing and programming of County recreational needs and especially for major capital projects. 77. Cooperate with the Frederick County School Board in jointly meeting identified County recreational needs. DISCUSSION DRAFT Version 5.5.01 10-17 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in Recommended additions are shown in boldface italics. 78. Cooperate with the private sector and other public providers of recreation in meeting identified recreational needs. 79. Use the capital improvements planning process to provide improvements to the regional parks. 80. Utilize the enterprise fund system to pay for the recreational programs and services provided by the County. 81. Actively solicit contributions for the provision of recreational programs and program facility needs, from all segments of the community, both private and public. GENERAL 1. Hold joint meetings between the Frederick County Planning Commission and the Commissions of the City of Winchester and the Towns of Stephens City and Middletown or use joint subcommittees to review plans, regulations, and development proposals of joint interest. Communications between staffs on these issues should be increased and formalized. 32. Utilize the geographic database to monitor and report on the cumulative impacts of new development. 33. Use the Capital Improvements Plan to carefully plan land use according to existing and planned facilities and to provide appropriate facilities for areas planned for development. Coordinate capital improvements planning, road improvements planning, and land use planning. 34. Review development and performance standards on an annual basis to insure that they are protecting the environment, deterring negative impacts, and promoting development of sufficient quality. 35. Monitor residential development to insure that sufficient appropriate sites are available for suburban residential development. 36. Allow the expansion of existing mobile home parks and develop standards for locating new parks. 37. Monitor the density of suburban residential developments and make appropriate revisions to DISCUSSION DRAFT Version 5.5.01 10-18 Comprehensive Plan Comments are shown in italics. Recommended deletions are shown in Recommended additions are shown in boldface italics. development regulations to insure that the average densities and range of densities do not increase significantly. 38. Monitor development costs and review regulations to insure that development costs do not increase unnecessarily. 43. Allow neighborhood business uses in the vicinity of residential areas. Such uses should be limited in size. 47. Use detailed impact analysis to evaluate new development proposals. Accept reasonable and sufficient proffers to address impacts. 50. Review the land development ordinances and administrative procedures to insure that adequate provisions are made for administration and enforcement DISCUSSION DRAFT Version 5.5.01 10-19 Comprehensive Plan ITEM #2 DISCUSSION REGARDING PURCHASE OF DEVELOPMENT RIGHTS (PDR's) Purchase of Development Rights Programs (PDR's) are being established throughout the nation as a mechanism to preserve agricultural, natural, historic, and scenic resources; and to retain open space within suburban areas. PDR's are being utilized at the state and local levels as a growth management tool to curtail residential, commercial, and industrial sprawl; while sustaining agricultural land use and agribusiness activities as a fundamental component of the economic base. In general, these programs are designed to allow governing bodies to purchase development rights from landowners and hold those development rights in perpetuity. PDR's are voluntary programs in which landowners offer to sell an easement to the locality, while holding fee simple interest in the property. This allows the property owner to continue using the land for active agricultural activities without the burden of the affiliated land payment. Landowners may continue to make uses of land for financial gain, and may sell the land to other individuals; however, the easement which restricts residential, commercial, and industrial development runs with the land. PDR's are being discussed by many localities throughout the state. Virginia Beach was the first locality in the Commonwealth to establish a PDR Program which was enacted in 1995. Most recently, Albemarle County and Loudoun County have established PDR Programs which were enacted in 2000. Staff will continue to work with the CPPS to gather additional background data and generate statistics to illustrate the pros/cons of such a program in Frederick County.