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CPPC 07-11-94 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 MEMORANDUM TO: Comprehensive Plans and Programs Committee FROM: Kris C. Tierney, Deputy Planning Director `/� RE: Meeting Date and Agenda G DATE: June 30, 1994 There will be a meeting of the Comprehensive Plans and Programs Committee on July 11, 1994 at 7:30 pm in the Conference Room of the Old County Court House. Please let me know if you are unable to attend. AGENDA 1) Discussion of draft text amendment to Comprehensive Plan dealing with corridor studies. The draft text is enclosed. Certain areas are not yet complete and there may be others that the Committee feels need to be added. Please try to read through the draft prior to the meeting so that we can discus it. We hope to have a "final" draft for the August meeting of the Committee that will be ready for public meetings. 2) Discussion of date(s), time and place(s) for public meeting(s) on Comprehensive Plan update. We need to decide how many meetings we want to hold and general locations. locations. In the past we have held 2 meetings at opposite ends of the County. 3) Discussion of possible policy change regarding extensions of sewer into RA land. Commission members will recall a discussion with Mr. White proposing an sewer extension to accommodate a cluster (rural preservation lots) development of RA land. 9 North Loudoun Strcct P.O. Bm 001 Winchester, VA 22601 Winchester, VA 21'_604 DRAFT TEXT ADDITION TO COMPREHENSIVE PLAN CORRIDOR STUDY AREAS 6/25/94 Business Corridors In an effort to maintain or in some cases, improve the appearance, function and efficiency of commercial corridors, the County has developed corridor plans for three of its more prominent business corridors. The three corridors are Route 7 from the intercha---41, T-+- , 5� "IL11 111161 sla to 81, east to Route 660, Route 50, from the 81 interchange, east to the eastern edge of Westview Business Park, and Route 11, from the Route 37 interchange, south to Stephens City. While there are other corridors which warrant study, these three were felt to be in the most immediate need. In the case of Routes 7 and 50, recent new development, in addition to the commercial development which has been in existence for some time, make these two corridors of high priority. In the case of Route 11, recent efforts to coordinate planning efforts between Frederick County and Stephens City (as a result of a request from Stephens City to participate in the planning for the Route 11 corridor) made this a logical choice for study at this time. Although the goals and policies included in this section were developed as a result of a focused evaluation of the three corridors listed, including careful consideration of the characteristics of the particular areas and the stated desires of their residents, many of the same principles can, and should, be applied to other business corridors. Intent The intent of each corridor study was to evaluate the existing conditions within the delineated study areas in order to develop land use plans that would result in business corridors that are efficient, functional and attractive. This process consisted of an examination of existing land use, zoning, site development, traffic flow, building types, and natural features, within each corridor, along with a review of current trends and public meetings to solicit public input on the issues and concerns which exist in each of the areas. Once the existing conditions and desires of the area residents and business owners had been assessed, the next step was to formulate a land use plan for each of the three corridors. These land use plans are intended to be "blueprints" for the corridors in terms of general categories of use and interconnections between uses. The plans address transportation efficiency in terms of the need for improvements to existing roads, new connections between existing roads, as well as the location and spacing of entrances onto collector roads and the required traffic controls. Location and availability of sewer and water has been examined. Environmental features have been mapped and considered in planning for the areas. Historical sites have been documented and efforts to avoid, and or protect, these sites are a part of the plans. Consideration has been given to appearance of the corridors in terms of landscaping, setbacks, buffering, signage, and architecture. It is hoped that these plans will result in the development of efficient, well planned areas. The road networks which are planned are expected to be capable of handling traffic generated internally, as well as through trips, for the foreseeable future. Through a combination of Frederick County Comprehensive Plan Page January, 1995 Business Corridors landscaping, setbacks, design standards, and sign controls the corridors themselves should also have a pleasing appearance. Route 50 Corridor The area of the Route 50 corridor which is included in the landuse plan consists of nearly 3,000 acres. The corridor extends from the 81 interchange to the eastern edge of the Westview Business Centre, a distance of 3.6 miles. The corridor study area also extends south to encompass the Winchester Regional Airport, the Airport Business Park and surrounding uses. The largest single zoning category within the study area remains Rural Area (RA) zoning with approximately 1,300 acres. RA zoning permits general agricultural uses and low density residential development. The bulk of the remaining acreage (roughly 1,000 acres) is presently zoned for retail office and or industrial uses . Residential Performance (RP) zoning accounts for roughly 550 acres. RP zoning allows for residential development at a density of up to ten units per acre. Of the corridors which have had land use plans developed, the Route 50 corridor is the largest and has the greatest potential for additional commercial growth. Its proximity to the Winchester Regional Airport, in addition to Interstate 81, make it a highly desirable location for many commercial uses. Of the nearly 3,000 acres in the corridor study area, roughly -- acres are vacant. Of this vacant acreage, acres are already zoned for commercial or industrial use. For this reason, the transportation network within and around the corridor area will be of great importance. The land use plan for this area shows two connector roads between Routes 522 and 50. The purpose of these connectors would be to both relieve some pressure from the existing 522/50/81 interchange area, as well as, to act as a connector between the various parcels that would otherwise have to utilize Route 50 as their sole means of ingress and egress. Frederick County Comprehensive Plan Page January, 1995 Rzi.vi"ov .v 1 nrr;dnry INSERT ROUTE 50 CORRIDOR MAP Frederick County Comprehensive Plan Page January, 1995 Business Corridors Another important element of this corridor plan will be a coordinated effort at stormwater management. The corridor contains a total of _acres of flood plain. The land along Sulphur Spring has experienced numerous flooding problems over the years. The County will need to insure that any future development within the study area is done in a manner that will help to alleviate this problem, not exacerbate it. - Need to add information on traf is counts - In addition to floodplain, there is also _ acres of land with slopes in excess of fifteen percent. These areas need to be avoided and protected when surrounding land is developed. Route 11 Corridor The land use plan for the Route 11 corridor encompasses approximately 1,500 acres. The corridor is roughly three quarters of a mile in length, running from Route 37 south to, and including, the northern edge of Stephens City. Route 81 forms the eastern terminus of the study area with the Baltimore and Ohio railroad tracks composing the western boundary. The vast majority of land within this study area (roughly 1,200 acres) is currently zoned Rural Areas (RA). There are about 175 acres of Business General (B-2) Zoning within the corridor, all of which is situated north of Bartonsville. There are also 23 acres of RP zoning and 11 acres zoned Industrial Transition (B-3). Perhaps the most outstanding feature of the Route 11 study area is the relatively pristine state of the southern portion of the corridor. The land from Bartonsville south to the Stephens City limits is relatively undeveloped. The majority of this segment of the study area (approximately _acres) is still either used for agriculture or is vacant. Only two, small scale, commercial enterprises are situated in this portion of the corridor. Frederick County Comprehensive Plan Page January, 1995 Business Corridors INSERT ROUTE 11 CORRIDOR MAP Frederick County Comprehensive Plan Page January, 1995 Business Corridors The land use plan for this corridor calls for the formation of a Historical District around the Bartonsville area. Current County regulations stipulate that the formation of a Historic District must be done with the landowner's consent, although a proposal for a historic district can be made by the County's Historic Resources Advisory Board. In addition to its historical significance, much of the Bartonsville area is also within the 100 year flood plain, and would therefore, be otherwise limited in terms of development potential. - The land immediately adjacent to either side of Route 11, south of Bartonsville, is shown in the landuse plan as being reserved for buffering Route 11 from the landuses locating along this portion of the corridor. - Add traffic count information - Route 7 The Route 7 corridor study area runs from the Interstate 81 interchange east to Route 660, a distance of 2.2 miles. The study area extends north of Route 7 to include the Regency Lakes development and the property owned by the Frederick County School System, and south of Route 7 to include the residential developments along Valley Mill Road and Abrams Creek. - Add Traffic Count Info. - The Route 7 corridor is probably the most limited of the three corridors studied in terms of the potential for further commercial development. This does not mean that the corridor is not expected to change dramatically in coming years, rather, the intensity of the change will not be as great as the Routes 50 or 11 corridors. One reason for this is existing land use. There are only _ acres of vacant land within the bounds of the corridor study area. The corridor is also somewhat limited by topography, with nearly — acres of steep slopes. Frederick County Comprehensive Plan Page January, 1995 Business Corridors One of the primary objectives of this corridor plan (as well as the others) is to insure that the commercial development that does take place within the corridor is of a standard that reflects favorably on the area. Goals The following goals should apply to any designated business corridor Goal 1- Develop appropriate controls to insure that business corridors develop in a manner which is attractive and functional and reflects positively on the community. Goal 2 - Insure that new construction, as well as renovation of existing sites, is done in a fashion that is sensitive to environmental, visual, and transportation impacts. Goal 3 - Develop necessary road connections to insure that a satisfactory level of service is provided along business corridors. Strategies The following strategies should be applied to all three of the corridors studied as well as any other business corridors. Strategy 1 - Insure that new buildings, signage and site design is of a fashion that will result in a cohesive appearance along planned corridors minimizing congestion and visual clutter. Strategy 2 - Develop necessary road plans to accommodate anticipated traffic demand. These plans should include both new roads and improvements to existing roads. Strategy 3 -Formulate a general land use plan that will aid in the implementation and success of the overall area plan. Strategy 4 - Ensure that measures are put in place that will provide the necessary protection for historic and environmentally sensitive areas. Strategy 5 - Insure that business and industrial uses that locate within the study area are appropriate in terms of scale and compatibility with surroundings. Frederick County Comprehensive Plan Page January, 1995 Business Corridors TRANSPORTATION Implementation Method 1 - Work to implement the recommendations of the Winchester Area Transportation Plan and insure that adequate road networks are provided with needed road interconnections. Implementation Method 2 - Strive to locate and obtain the needed right-of-way for Route 37. Implementation Method 3 - Formulate design standards for shared business entrances that will minimize interruptions to the dominant flow of traffic. Implementation Method 4 - Plan for major entrances and intersections that are appropriately located and signalized. Implementation Method 5 - Encourage vehicular access to adjoining parcels through the use of inter -parcel connections at the rear of sites. Implementation Method 6 - Require development along road frontages to make accommodations for pedestrian and bicycle traffic. Plan for interconnected bicycle and pedestrian networks. Implementation Method 7 - Strive for traffic safety through traffic controls, sight distance, posted speeds and entrance design and location. Implementation Method 8 - Develop corridor -wide plans for stormwater management and insure that individual site design conforms to the overall area plan. APPEARANCE Implementation Method 1 - Revise setback, buffering, signage and parking requirements to minimize the negative visual impact of development along corridors. Implementation Method 2 - Develop improved landscaping requirements for business uses along street frontages which result in planting within the setbacks. Implementation Method 3 - Develop minimum standards for building materials in order to provide for a cohesive appearance along corridors. Frederick County Comprehensive Plan Page January, 1995 Business Corridors LAND USE Implementation Method 1 - Review buffering requirements to insure that adequate screening is provided between conflicting uses. Implementation Method 2 - Require the location and intensity of proposed uses to conform to the overall general land use plan for the corridor. Implementation Method 3 - Develop standards that will insure that site design takes into account appearance in addition to customary safety, transportation, and drainage concerns. Implementation Method 4 - Insure that sufficient sewer, water, and stormwater management facilities are in place or planned for construction at the time of plan review. Frederick County Comprehensive Plan Page January, 1995 March 31, 1994 Mr. Kris Tierney Deputy Planning Director County of Frederick Winchester, Virginia 22601 Dear Mr. Tierney: With reference to our discussion of March 30, 1994, I request an opportunity to discuss my proposal with the Planning Commission at the April 20th meeting. To recap; I own 78 acres of land with 1,090 feet of frontage on West Parkins Mill Road, approximately 2,200' east of the Parkins Mill sewage treatment plant. I plan to subdivide this property into 12-15, 2 to 8 acre parcels in accordance with paragraph 165-54 of the zoning code for Frederick County. No zoning change requested nor needed. I presently have approval for 3 alternate facilities, sand filtration or mechanical for 3 of the lots, however, the Health Department, as well as, the builder would rather I supply a pumping station and high pressure line to the Parkins Mill Plant. I discussed this with Mr. Wendy Jones, Frederick County Department of Sanitation and he concurrs subject to Planning Commission approval. Additionally I have approval from Mr. Eugene Grove, the owner of the property between the plant and my property. I recognize that this property is outside of the master development plan, however, I am not requesting a zoning change. The high pressure line would follow the Opequon Creek at the back of the property with the required pumping station as noted on the enclosure. The houses will range in price from $250,000.00 to $350,000.00 with a state approved road, 3 board fencing and entrance decor. If approved, this plan will greatly enhance the area, create additional tax revenue and be environmentally friendly with no septic or alternate treatment systems. Once again, I wish to present and discuss this proposal with the Planning Commission at their scheduled April 20th meeting. Very truly your Edwin E. White copy: Dave Conrad, Apex Builders Eugene Grove a 0 p 6 p S14°36'11"E - l N 15' 25,23- W 498.35' _ 3� 9� NOTE; THE INFORMATION SHOWN ON THIS PLAT HAS BEEN OBTAINED EXCLUSIVELY FROM PUBLIC RECORD. NO SURVEY HAS BEEN PERFORMED BY ME ON THE GROUND, AND NO REPRESENTATION IS MADE AS TO THE ACCURACY OF INFORMATION SHOWN HEREON. LAND OF EDWIN E. WHITE D.B. 559, P. 673 D.B. 765, P. 691 SHAWNEE DISTRICT FREDERICK COUNTY VIRGINIA JANUARY /994 L ALLEN EBERT PRCIFESSiONAL LAK1 SURYD 75 M. BOSPWEX ST. wrx"ESTER M 22601 ?w 663 3273 COUNTY of FREDFR IC'K Department of Planning and Development 703 / 665-5651 Fax 703/678-0682 TO: Comprehensive Plans and Programs Committee Members FROM: Kris C. Tierney, Deputy Planning Directo�� RE: Informal Discussion with Edwin E. White DATE: June 29, 1994 As those of you on the Planning Commission will recall, Mr. White went before the Commission for an informal discussion regarding a desired extension of a sewer line to a 78 acre parcel of land which is zoned Rural Areas (RA) and lies beyond the limits of both the Urban Development Area and the Sewer and Water Service Area. The parcel is located approximately one half mile east of the Parkins Mill Plant on the south side of Route 644, West Parkins Mill Road. Mr. White told the Commission that he wished to develop the property under the Rural Preservation Lot provision within the RA zone. Attached you will find a letter from Mr. White discussing his proposal, a copy of the USGS quad sheet showing the general location of the parcel, and a design sketch showing the proposed lot layout. The Commission felt that this was a matter that should be considered by this Committee. BACKGROUND When the rural preservation lot provision was adopted it was seen as preferable to the traditional five acre lot development style. We suspect that the difficulty in locating drainfields on the smaller lots, in all but the best soils, has been a hinderance to the utilization of the cluster provision. The Comprehensive Plan states that: "The intention is that additional extensions of sewer and water service will reflect the boundaries of the Urban Development Area. The extension of mains into areas not included in the sewer and water service areas described by the facilities plan will require an amendment to the Comprehensive Plan. " 9 North Loudoun SH -CCI P_0. Box 001 Winchester, VA 2-1601 Winchester, VA 21260-4 Page 2 E. E. White Memo June 29, 1994 It is clear that this proposal does not fall within the provisions of the Comprehensive Policy Plan, as it is currently written. It is conceivable that the general area of this proposal would be included within the Urban Development Area at some point in the not too distant future. At that point, we would anticipate that the land would be developed to a typical urban use and/or density. Some factors to consider with this proposal are whether it would be preferable to have the parcel in question developed at a RA density now, thereby precluding a more intense development at some point in the future, and whether it would be preferable to have the proposed lots developed with connections to a central sewer system (and other lots similarly situated), or with a series of alternative and conventional treatment systems. The down side is that there is a tremendous amount of RA land adjacent to the existing UDA and Sewer and Water Service Area. Nearly the entire perimeter of the UDA is bounded by RA land. So the potential impact of allowing sewer extension to serve RA land could be significant. There are obviously a number of policy questions and implications to be addressed if this proposal is to be given serious consideration. The immediate question to be addressed is whether the County is willing to consider providing sewer to RA land to accommodate clustered residential development. If so, we would need to establish a policy specifically for RA cluster developments which addresses the areas and conditions under which such extensions would be considered. The staff feels that if the Commission wishes to consider this request, it should be referred to the Comprehensive Plans and Programs Committee to be considered as part of the annual up- date of the Comprehensive Policy Plan. A ,.f7 14 j8BJ1 15 95 94A \- 94 IMM 5 4 4 e 3 99 2 1 r 101 100 W 136A 641, 131 130A *41 1308 0 97A 130 r 89 U1q\�` � r1 103B S� 31 A 8B129 103 87 86 2181 Sacred Heart $0 1M0 nastery 78 ��83 SCALE IN �T �3 32 Mac Dania 49D 11 7577 coo 0 600 +300 tow 2400 34 Chur 84 ooa Edwin E, White PIN 76—A-97B/97C Sewer Extension • �1/1 y i/ !�r `1 90A Armel ■ Elementary 95 94A \- 94 IMM 5 4 4 e 3 99 2 1 r 101 100 W 136A 641, 131 130A *41 1308 0 97A 130 r 89 U1q\�` � r1 103B S� 31 A 8B129 103 87 86 2181 Sacred Heart $0 1M0 nastery 78 ��83 SCALE IN �T �3 32 Mac Dania 49D 11 7577 coo 0 600 +300 tow 2400 34 Chur 84 ooa Edwin E, White PIN 76—A-97B/97C Sewer Extension