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CPPC 10-10-94 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 Direct�� RE: Meeting Date and Agenda DATE: October 5, 1994 I � There will be a meeting of the Comprehensive Plans and Programs Committee on October 10, 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 Final Report on Corridor Plans. A copy of the final report, complete with maps, is enclosed. Please try to review the text before the meeting. If there are no additions, deletions or corrections, we would ask that the Committee forward the report to the Planning Commission. 2. Discussion of annual update to Comprehensive Plan. Staff has begun working on the update of the Plan. We will have a report on progress ready for our meeting. 3. Request for permission to extend sewer service to the Fulton property located on the south side of Route 277. A memo discussing the request and a location map showing the location of the parcel and the existing boundary of the sewer and water service area is attached. KCT/dc 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 REPORT ON POLICIES FOR BUSINESS CORRIDORS WITHIN FREDERICK COUNTY Routes 50 East, 7 East and 11 South Prepared for the Frederick County Comprehensive Plans and Programs Committee by the Department of Planlinlg and Development 10/5/94 TABLE OF CONTENT Introduction Intent and Process Basic Corridor Plan Concepts ...................1111............. 2 Land Use 3 Appearance 3 Stormwater Management .... , , 3 .................. Transportation ............ . . .. . I ......... 4 Route 50 Corridor Study Area Description ......... 7 Land Use Plan 11 Route 11 Corridor Study Area Description Land Use Plan ................................... 16 Route 7 Corridor Study Area Description , , , . 19 Land Use Plan 23 Summary......... , 25 ......................... Goals...................................25 Strategies ......25 Implementation Methods Transportation --- ..... I ......................... 26 Appearance ..............................1.11, 2 7 Land Use ................... 27 Environmental ................ I ....... 1.11... 1 ... 27 TABLE OF CONTENT MAPS Location of Study Areas .... iv Route 50, Existing Land Use . ..... . . . . . ........... 8 Environmental Features I ............. . . ................ . . 10 Proposed Land Use and Existing1-:1 Zoning .................. . .. . . 12 Route 11, Existing Land Use 14 Environmental Features ............................. 15 Proposed Land Use and Existing Zoning ...... , .. , _ . , , , 17 Route 7, Existing Land Use...................................20 Environmental Features . , .......... ... , , .. , , , . , 22 Proposed Land Use and Existing Zoning ...... . .. . . .. . . . . . . ... . . . . . 24 TABLE OF CONTENTS FIGURES Idealized Interchange Design .................................... 5 Issues to be Addressed for New Entrances ........................ 6 A 1' Route 50 Zoning by Acreage Route 11 Zoning by Acreage ............................. I...... 7 ...................................13 Route 11 Corridor - Four Laned with Buffers and Setbacks ................................... 18 Methods to Preserve Route 11 Corridor Appearance .......... I ........................ 18 Route 7 Zoning by Acreage ................................... 19 CORRIDOR STUDY AREA LOCATION MAP IV Business Corridors Introduction One of Frederick County's long standing practices is to adopt an annual Planning Work Program at the beginning of each calendar year. The Work Program establishes priorities for the planning tasks to be undertaken during the upcoming year. The projects listed are based in large part on the policies established by the Comprehensive Plan. One of the projects begun in the 1993 calendar year and continuing into 1994 was the development of land use plans for the County's commercial and business corridors. The task of developing these plans was assigned to the County's Comprehensive Plans and Programs Committee. This Committee is made up of representatives from the Planning Commission in addition to citizen representatives from each of the County's magisterial districts. The Committee met monthly throughout the first part of 1993 to review and evaluate existing information and formulate an approach for the study. Publ4c Meetings were held in the summer of 1993 to gain citizen input on what issues people felt needed to be addressed in the studies. The Committee set out to develop corridor plans for three of the County's more prominent business corridors. The three corridors chosen to be studied were Route 7 from the interchange with Interstate 81, east to Woods Mill Road (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. Boundaries for the Corridor Study areas were established and refined following lengthy discussions among planning staff and Committee members. The study area limits are intended to delineate the extent of the commercial portion of the corridors. The boundaries were adjusted during the study process as a result of various factors. It is possible that additional adjustments to the boundaries could be made in the future in response to various influences. While there are other corridors within the County which warrant study, these three were felt to be in the most immediate need for attention. 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 1 1 corridor) made this a logical choice for study at this time. Although the goals and policies established through this effort 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. Frederick Countv Page I Corridor Planning Business Corridors Intent and Process 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. In some instances this meant attempting to maintain desirable features of the corridors, while in others it meant trying to improve upon features which tend to detract from the appearance and overall function of the corridors. 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 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 proposed future 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 Lyes:, 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. The proposed land uses shown in the plans intentionally avoid using actual zoning district designations, rather, they refer to broad categories of uses that are felt to be appropriate for the designated areas. There has been no attempt made to forecast a time frame for the development of the corridors. It is anticipated that at some point in the future rezoning proposals would be submitted for the areas indicated. By designating a general use category it is hoped that those interested in particular types of development will be directed into areas that are seen as appropriate for such use. This should make it easier for those looking for particular features or locations to find areas for their intended use, while at the same time, reflecting the desires and policies of the County, and avoid the preparation and submission of requests that are outside the realm of what has been determined to be appropriate. 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 landscaping, setbacks, design standards, and sign controls, the corridors themselves should also have a pleasing appearance. This document contains general policy statements and examples of idealized designs. Detailed regulations and standards should be developed to follow up on these concepts. Frederick County Page 3 Corridor Planning Basic Corridor Plan Concepts Land Use Business Corridors Perhaps the most fundamental concept depicted in each of the Corridor Plans are the proposed future land uses. For the most part, the future land use delineations consist of additional areas of business, office, and industrial use. An important element of the corridor plans is the creation, or enhancement, of areas of economic development potential. All aspects of the corridor plans and policies established in this report, play a role in improving the atmosphere for duality economic development. At the same time the plans attempt to direct future growth to designated areas, they also set limits on the expansion of commercial growth along the corridP, s through the designation of the corridor boundaries. This too serves to focus the development community on key areas for future commercial growth. Appearance One of the primary objectives of the corridor plans is to insure that the commercial development that does take place within the corridor is of a standard that reflects favorably on the area. The text of this report contains a number of diagrams and text boxes which attempt to depict specific methods which can and should be employed to shape the development within the corridors. Efforts will need to be taken to follow up on these examples with the creation of actual development regulations aimed at achieving the desired results. Some steps have already taken place. The County's Development Review and Regulations Committee has begun working on implementing the recommendations of the Winchester -Frederick County Chamber of Commerce's Report of the Corridor Appearance Task Force which was completed in January of 1993. Storni Water Management As development takes place along these corridors, it is very important that the County considers the potential impact on stormwater runoff. Provisions must be considered to protect the County's watersheds. All of the proposed development along these corridors fall within the Opequon watershed. There are four major drainage basins in the immediate vicinity of the study areas. They include: Redbud Run, a portion of which parallels Route 7 to the north; Abrams Creek, located in the southern portion of the Route 7 study area; Sulphur Spring, which is located within the Route 50 study area; and Opequon Creek, located within the Route 11 study area. According to a report Frederick County Page 4 Corridor Planning Business Corridors titled, Stornnvater Management Evalrratiotr, prepared by Donohue and Associates, Redbud Run will be most affected by increased development. Peak discharge is predicted to increase 85% under ultimate buildout conditions within the Redbud Run drainage basin. Increases ranging between 40 and 70 percent are also predicted to occur within the Sulphur and Opequon drainage basins. In order to protect these basins, it is recommended that future developments along these corridors implement stormwater management plans. Presently, a stormwater management plan is required for the development of individual site plans. Through the site plan review process, the focus of stormwater management has been to control the quantity of runoff rather than quality. To date, quantity and quality design, or Best Management Practices (BMPs) have been limited to development adjacent to parks and supply reservoirs. The need for BMP facilities should be evaluated on a case by case basis within the corridor areas by the County Engineer. In addition to requirements placed on individual sites, the study, Sto"nif ater Nlarragenrent Evaluatiotr, identifies several sites as possible locations for egional facilities. The sites that fall within the corridor study areas include Redbud Run just west of Woods Mill Road or Greenwood Road (Route 656), along Abrams Creek, just west of Greenwood Road, and within the Shenandoah Hills area, also along Abrams Creek. Economics will govern the implementation of regional stormwater facilities. Economic analysis should include long term maintenance costs as well as the initial capital investment. Tr(rnsportation The corridor plans show road connections between areas of existing development as well as areas proposed for future development. Managing traffic in such a way as to minimize backups and congestion is one of the primary goals of the corridor plans. These connector roads are seen as an essential element to the overall success of the plans. Planned collectors are intended to provide alternate travel routes between major traffic generators so as to relieve pressure on existing major collector and arterial roads. The plans indicate traffic controls at key existing, and proposed future, intersections. These intersections and corresponding traffic controls, turn lanes, etc., would be funded through means such as proffers or pro -rated assessments to the development(s) which generate the need for such improvements Frederick County Page 5 Corridor Planning BLISI ess CorrlLIOYS Idealized Interchange Design Features of Note Turn Lanes with adequate stacking capacity Bicycle lanes in both directions Clear lane marking (travel, bike, turning, pedestrian crossings) Raised medians with landscaping Landscaping along edge of right-of-way Side walks Curb and gutter Frederick County Page 6 Corridor Planning Business Corridors CORRIDOR PLANNING ISSUES TO BE ADDRESSED WHEN ESTABLISHING NEW INTERSECTIONS OR ENTRANCES TRAFFIC PATTERNS - Frederick County needs to work with VDOT to insure that adequate traffic modeling studies are conducted and patterns are analyzed to insure that new intersections and entrances are adequately designed and constructed. SPACING REQUIREMENTS - Intersections and commercial entrances need to meet spacing requirements as specified in the County Subdivision Ordinance. Current requirements need to be examined to insure that adequate distances are provided when new entrances are established. Shared entrances should be encouraged or in certain instances, required. ., 1 , SIGNALIZATION - Frederick County needs to work with VDOT and developers to insure that when signalization is needed, cost sharing mechanisms and agreements are in place to accommodate timely installation. TURN LANES - Standards need to be revised to insure that turn lanes allow for sufficient stacking of vehicles and that adequate singage and pavement marking is provided. RAISED MEDIANS - Raised medians should be required at all intersections along business corridors. LIGHTING - Streetlights should be required at all intersections and entrances to enhance visibility and promote safety. Lighting types should be designed to enhance the overall appearance of the corridor. UTILITIES - Utility lines should be placed underground wherever possible or at the rear of lots to minimize their visibility. ALIGNMENT - Wherever possible. intersections should align at right angles. without offsets, on opposite sides of the corridor and should conform to the corridor plans, the Eastern Road Plan and the Winchester Area Transportation Plan. BICYCLE LANES - Provisions should be made for bike lanes within the right-of-way at intersections. Appropriate signalization, signage, and pavement marking should be included in the design to minimize potential conflicts. Locations of bike lanes should conform to the recommendations of the Bicvcle Plan /br the City o/'lt inchester and Frederick Coun[y Frederick Countv Page 7 Corridor Planning Roane 50 Corridor Study Area Description Business Corridors The area included in the Route 50 corridor land use 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 under Rural Area (RA) zoning with approximately 1,300 acres. RA zoning permits general agricultural uses and low density residential development (one unit per five acres). 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 maximum density of up to ten units per acre, with an average overall density of four units per 4crie Of the three 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 1,400 acres are vacant. Of this vacant acreage, 550 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. Frederick County Page 8 Corridor Planning Business Corridors INSERT ROUTE 50 Existing Land Use MAP Frederick Countv Page 9 Corridor Planning Business Corridors Another important element of this corridor plan will be a coordinated effort at stormwater management. The corridor contains a total of 131 acres of flood plain. The land along Sulphur Spring Run 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. In addition to floodplain, there is also 444 acres of land with slopes in excess of fifteen percent, 11 historic sites have been identified, and there are areas of mature trees. These areas need to be avoided and protected when surrounding land is developed. According to the Virginia Department of Transportation's Average Daily Draffic f'ohimes on Interstate, Arterial, and Prima,y Ro„ les, approximately 31,000 vehicles traveled daily on the segment of Route 50 between Route 522 and the Clarke County line in 1992. Based upon the Winchester Area Transportation Study (WATS), the majority of traffic traveling along this segment is concentrated between Routes 522 and Purdue Drive (Route 796 located just east of Delco Plaza Shopping Center.) t Within the study area, traffic is heaviest during the P.M. hours. The highest P.M. peak count occurred between Routes 522 and Sulphur Spring Road (Route 655) with 1,406 vehicles traveling this segment in 1989. Projections based upon the WATS indicate that by 2015, traffic within this segment will increase during P.M. peak hours by 42%. Traffic on Route 50 is also heavy between Sulphur Spring Road and Victory Lane (Route 728). In 1989, the P.M. peak count for this segment was 1,180. Traffic within this segment is expected to increase, especially as more development occurs off Airport Road. Approximately 1,500 vehicles travel on Airport Road between Routes 522 and 728 per day. In 1989, the P.M. peak count was 87 vehicles. By 2015, the amount of traffic is projected to increase 500%. Frederick County Page 10 Corridor Planning Business Corridors INSERT ROUTE 50 Envir. Features MAP t �" Frederick Countv Page 1 I Corridor Planning Business Corridors Land Use Plan The Route 50 corridor plan shows two areas of business/office and industrial/office use adjacent to the airport. One is a large area south of Route 50, the other is a smaller area east of Route 522 and north of Route 645 (Airport Road). Both areas would be expected to benefit from their proximity to the airport as well as easy access to Route 81. An area designated for office/industrial use is shown on the south side of Route 645 across from the intersection with Route 728, Victory Lane. These areas would basically be continuations or extensions of established land uses. An area of businees/office use is also shown west of the intersection of Airport Road and Route 522. This area would be expected to accommodate a future road connection resulting from the extension of Airport Road, west into the City. Plans at this time would be to connect with road segments which are, at this time, partially in place south of k9wes,_ extending east from Pleasant Valley Road. This connection is seen as an importanf link in the overall Winchester Area Transportation Plan. Two connector roads between Routes 522 and 50 are depicted in the plan. 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. A connection is also shown between Delco Plaza and a planned collector road running from Route 522 east through the Prince Frederick Office Park and then north to Route 50. This connection is shown running north -south from the western edge of the plaza. It is hoped that this connection might make it possible to relocate the Delco Plaza entrance and light recently erected at the current Delco Plaza/Route 522 entrance with one further south, at the intersection of Route 522 and the planned collector road. This might be preferable as it would give more room for traffic which backs up in the north bound lanes of Route 522 as a result of the light at Route 50. Frederick CounlN Page 1? Corridor Planning Business Corridors INSERT ROUTE 50 LAND USE MAP Frederick County Page 13 Corridor Planning Route 11 Corridor ,Stss(dy Areas Descril)tion Business Corridors The Route 11 corridor study area encompasses approximately 1,500 acres. The corridor is roughly three miles in length, running from Route 37 south to, and including, the northern edge of Stephens City. Interstate 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 Residential Performance (RP) zoning and 1 1 acres zoned Industrial Transition (B-3). Perhaps the most outstanding feature of the Route 1 1 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 475 acres) is currently either used for agriculture or is vacant. Only two small scale, commercial enterprises are situated in this portion of the corridor. Based upon the counts taken in 1989 by the Winchester Area Transportation Study, 9,140 vehicles traveled on Route 11 between the intersection of Route 37 and the Stephens City corporate line. Traffic is heaviest during the evening, reaching a peak of 843 vehicles. The majority of this traffic during this time is traveling southbound. This segment is identified by the Winchester Area Transportation study as deficient due to inadequate shoulder width. Frederick County Page 14 Corridor Planning Business Corridors ors INSERT ROUTE 11 Existing Land Use MAP Frederick County Page 15 Corridor Planning Business Cnrridnrc INSERT ROUTE 11 Envir. Features MAP Frederick County Page 16 Corridor Planning Business Corridors Land Use Plan The Route I 1 corridor plan calls for business/office uses along the majority of the corridor with the exception of the area in and around Bartonsville which is shown as the site of a future Historic District. The southwestern portion of the study area, adjacent to Stephens City, depicts a continuation of the residential development within the Town. Future land use along the western edge of the corridor is shown as industrial/office. This designation would take advantage of the rail frontage to promote economic development in the area. One of the significant elements of this plan is the buttering of Route 11. The southern section of the corridor from Stephens City, north to Bartonsville is intended to be set apart from the existing commercial development along the northern third of the corridor. The intent is that through a combination of setbacks, vegetative screening, planting of shade trees along the edge of the right-of-way, and the provision of bike way and pedestrian a�Fess, that the corridor would have a parkway -like appearance. A planted median strip is also-Fenvisioned if and when this section of Route 11 becomes four lane. Uses locating within this section of the corridor would be expected to have no direct access to Route 11, but rather would access a proposed east -west connector road which in turn would intersect Route 11. The plan shows two collector roads which would connect the proposed future commercial development areas with Route I 1 and Fairfax Street, west of Stephens City, and ultimately, with Route 642, on the east side of interstate 81. These roads would effectively create a bypass of the northern portion of Stephens City, providing an alternate means of traveling east -west or north -south without having to pass through the light at the intersection of Routes 11 and 277 (Fairfax Street). A similar arrangement should be planned for the southwestern quadrant of Stephens City to create a full bypass for north -south travel, further alleviating pressure on the Fairfax/Route 1 1 intersection. The plan 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. It is intended that as much as possible, the view from Route 11 be screened. This could be achieved by requiring uses which locate within this area to use the east -west connector road as a means of access to Route 11 rather than having individual entrances directly onto Route 11. Extensive screening and setbacks should also be required adjacent to Route 1 1. Frederick Cotum� Page 17 Corridor Planning Business Corridors INSERT ROUTE 11 LAND USE MAP Frederick County Page 18 Corridor Planning Business Corridors Route 11 Corridor Four Laned with Buffers and Setbacks Methods to be used to preserve the appearance of the Route 11 Corridor Save existing stone fence rows wherever possible by incorporating them into site designs. Utilize native species in plantings for buffers and landscaping along Route 11 and establish mechanisms to insure that the plantings are properly maintained. Incorporate interconnected bike and pedestrian travel ways into site designs. Utilize traditional board fencing along Route 1 1 and within developments as appropriate. Limit or prohibit the use of off-site signs along the corridor. Encourage the use of monument style signs. Prohibit individual site entrances and parking lots along the frontage of Route 11. Frederick Countv Page 19 Corridor Planning Route 7 Corridor Mutly Area Description Business Corridors The Route 7 corridor study area runs from the Interstate 81 interchange, east to Woods Mill Road, a distance of 2.2 miles encompassing 1,450 acres. 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. The largest single zoning category within this corridor is RP accounting for nearly half of the 1,450 acres. There are still 400 acres that remain in RA zoning (of which 128 acres are owned by the Frederick County School System) and a total of 166 acres zoned for business, commercial, or industrial uses. _� 1 S - 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 is not expected to be as great as the Routes 50 or l 1 corridors. One reason for this is existing land use. There are 584 acres of vacant land within the bounds of the corridor study area. Of this acreage, 128 acres is owned by the Frederick County School System. There are only 100 vacant acres currently zoned for business or industrial uses. The corridor is also somewhat limited by topography, with roughly 370 of its 1,450 acres being steep slopes. Frederick Countv Page 20 Corridor Planning Business Corridors INSERT ROUTE 7 Existing Land Use MAP Frederick County Page 21 Corridor Planning Business Corridors Route 7 between the interchange of Interstate 81 and Greenwood Road (Route 656) is one of the most frequent traveled roadways in Frederick County. Approximately 21,000 vehicles traveled this segment daily in 1989. Vehicles traveling east of this segment between Greenwood Road and Woods Mill Road lessened to approximately 16,500. Traffic remains heavy in both the A.M. and P.M. peak hours, although traffic is heaviest in the P.M. hours between I-81 and Route 656. The P.M. peak count for this segment in 1989 was 1,814 vehicles. By 2015, the peak count for this segment is expected to reach 2,824 vehicles. The volume of traffic on Valley Mill Road (Route 659) and Greenwood Road is also projected to increase. Based on traffic counts conducted by VDOT, 4,531 vehicles per day traveled the segment of Valley Mill Road between Brookland Lane and Greenwood Road. Approximately 1,972 vehicles per day traveled on Greenwood Road in 1993. Projected volume of traffic during peak evening hours is not expected to increase significantly on Greenwood Road. However, traffic on Valley Mill Road is expected to increase. Based on the Winchester Area Transportation Study, 218 vehicles were recorded as the P.M. peak count for Valley Mill Road in 1989. By 2015, this volume is expected to reach 377. This is consyi tent with the number of residential units that can be developed along and just west of Brookland Lane. Because of the potential growth in this area and due to its narrow shoulder width, Valley Mill Road as it exists today will not be sufficient to carry the traffic projected for 2015. Frederick County Page 22 Corridor Planning Business Corridors INSERT ROUTE 7 Envir. Features MAP Frederick County Page 23 Corridor Planning Business Corridors Land Use Plan The Route 7 corridor plan shows a large area of institutional use at the northwest quadrant of the intersection of Route 7 and Route 660. This land was recently purchased by the Frederick County School System and is expected to be developed into a school site and possibly accommodate a new vehicle maintenance facility as well. Access to this site is shown as being provided by means of two proposed collector roads, one traveling from the intersection of Route 7 and Route 656, north to Route 661 (Redbud Road) and the other going north from Route 7 (at Blossom Drive) and connecting with the first, in the center of the School property. An area expected to transition from residential to business/office type uses is shown on the north side of Route 7 across from Blossom Drive. An area is shown to the north of the study area boundaryoslbeing historic. This is the core area of the Opequon Battlefield. Effort should be made to buffer this area from development. A collector road is also shown running north from Route 659 across Route 7 onto the Winchester Mall property and then continuing north through the Regency Lakes property, and also connecting to Route 661. There have been discussions concerning the possible alteration of the Eastern Road Plan in this area. One proposal being considered would create a collector road that runs from Greenwood road roughly across from the Greenwood Volunteer Fire Company in a northwesterly direction, through the Abrams Point development and connecting up with Route 658 (Brookland LAne). The road would then connect with the proposed connection running from Valley Mill Road across Route 7 to the Winchester Mall site. At the time of this writing, no decision has been made to incorporate this proposal into the Eastern Road Plan. Frederick Counts' Pagc 24 Corridor Planning Business Corridors INSERT ROUTE 7 LAND USE MAP ,� � V Frederick Countv Page 25 Corridor Planning Business Corridors Su nintary Each of the individual corridor plans share common goals. All three attempt to provide appropriate guidance for future land use decisions, both on the part of Frederick County, and the development community. Needed road connections have been identified and approximate locations have been mapped in order to insure that as these areas develop, needed interconnections are established. In addition to these physical or geographic issues, much discussion has taken place concerning other factors influencing the success of these areas. The following statements constitute policies for future development of business corridors. These goals, strategies and implementation methods are intended to guide in the formulation of additional standards and future planning efforts. Goals The following goals should apply to any designated business corridor: Goal I- Insure that business corridors develop in a manner which is attractive and functional and reflects positively on the community. Goal 2 - Insure that corridors develop in a fashion that is sensitive to environmental, visual, and transportation impacts. Goal 3 - Insure that a satisfactory level of service for turning movements is provided along business corridors. Goal 4 - Provide key economic development sites. Strategies The following strategies should be applied to all three of the corridors studied as well as any other business corridors: Strategy I - Refine regulations to 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 - Insure that new development conforms to the land use plans developed for the individual corridor. Frederick County Page 26 Corridor Planning Business Corridors Strateizy 3 - Insure that measures are put in place that will provide the necessary protection for historic and environmentally sensitive areas. Strategy 4 - Insure that the location of business and industrial uses within the study area are appropriate in terms of scale and compatibility with surroundings. Implementation Methods Transl)ortntion Implementation Method I - Work to implement the recommendations of the Winchester Area Transportation Plan and insure that adequate road networks are provided with needed road interconnections. A Implementation Method 2 - Periodically update the Eastern Road Plan to reflect current conditions and respond to changing circumstances. Implementation Method 3 - Strive to locate and obtain the needed right-of-way for Route 37 and other needed road improvements. Implementation Method 4 - Formulate design standards for shared business entrances that will minimize interruptions to the dominant flow of traffic. Implementation Method 4 - Insure that major entrances and intersections identified in Corridor Plans are appropriately located and signalized at the time of development. Implementation Method 5 - Encourage vehicular access to adjoining parcels through the use of inter -parcel connections. Implementation Method 6 - Require development along road frontages to make accommodations for pedestrian and bicycle traffic. Plan for interconnected bicycle and pedestrian networks and encourage the Virginia Department of Transportation to include such facilities as a part of their road improvement plans. Implementation Method 7 - Strive for traffic safety through traffic controls, turn lanes, sight distance, posted speeds and entrance design and location. Frederick County Page 27 Corridor Planning Business Corridors 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. Land Use ,t � " Implementation Method 1 - Review buffering requirements to insure that adequate screening is provided between conflicting uses. Implementation Method 2 - Develop standards that will insure that site design takes into account appearance in addition to customary safety, transportation, and drainage concerns. Implementation Method 3 - Encourage larger scale site planning through the assembly of smaller tracts or other methods that will result in coordination of development between adjoining parcels. 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. Implementation Method 5 - Take steps to establish a Historic District around Bartonsville. En i,ironnnental Implementation Method 1 - Develop standards to encourage the preservation of desirable vegetation along corridors. Implementation Method 2 - Develop corridor -wide plans for stormwater management and insure that individual site design conforms to the overall area plan. Implementation Method 3 - Refine regulations and (and their enforcement) aimed at protecting or limiting the disturbance of steep slopes and woodland areas to insure that these areas are actually avoided. Frederick CountN, Page 28 Corridor Planning COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703/678-0682 TO: Comprehensive Plans and Programs Committee FROM: Kris C. Tierney, Deputy Planning Director RE: Informal Discussion Concerning the Extension of Sewer Outside the Sewer and Water Service Area .t � I DATE: October 5, 1994 Attached is a brief letter from Arthur Fulton requesting time on the Planning Commission's agenda at their meeting in September. Mr. Fulton is interested in extending sewer to his property located on the south side of Route 277, just east of the intersection with Route 636. (See attached map.) Mr. Fulton's property is adjacent to the Urban Development Area and the Sewer and Water Service Area. The boundary for both is north of Route 277 and west of Route 636. The property is made up of two parcels containing approximately 14.6 and 12.2 acres, both of which are zoned M-2 (Industrial General) and is the site of the former Fulton Trucking Company and offices. Mr. Fulton proposes to hook a two inch line into a pump station located near the pool in Sherando Park, run the line up the west side of Route 636, across property owned by a third party, then go under Route 636 to his property. He proposes that a holding tank which would be pumped periodically, would be utilized for solids and that the sewer connection would only be used for liquid waste. The first question which needs to be addressed is whether the Committee feels that extending sewer service to this property would require an extension of the sewer and water service area, and therefore, an amendment to the Comprehensive Plan. There have been instances where the County has permitted the extension of sewer to parcels adjacent to the Sewer and Water Service area. A recent example would be two parcels along Route 522 which had their drainfields taken by the widening of Route 522. There 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 have also been instances where the County has seen fit to extend the Sewer and Water Service Area in order to support commercial/industrial development. An example of this would be the land along the west side of Route 522, near Armel school, owned by Wright's Run Limited Partnership, which was subsequently rezoned for commercial use. There are issues which should be considered. The proposed line would run across land owned by a third party. Should the County permit the request, it might be difficult to deny use of the line to this property. Staff feels that in light of the fact that the property is already zoned M-1 and nearly fully developed, it would be appropriate to permit the expansion of the Sewer and Water Service Area. In order to complete the extension Mr. Fulton will still need to satisfy the requirements of the Sanitation Authority and gain the necessary approvals from the County Parks and Recreation Commission, and the State. KCT/dc A 1 August 23, 1994 Mr. Kris C. Tierney,AICP P. O. Box 601 Winchester, Virginia 22601 Dear Mr. Tierney, I am asking for permission from the Frederick County Planning Com- mission to hook up to County Sewer System. -'I " I request to be placed on the adgenda at the earliest possible meeting. Thank you for your consi_deration in this matter. :Sin e y Yo s, ur H. Fu ton Frederick County Service Authority SEWER SERVICE AREA EXTENSION e 4" SEWER FORCE MAIN' Q aA / t� vO r 14 139 ! a.tiJ :1.. s..K1//f42 141 143C ��I44 y 0 213A 217 i � 210 g 209 1p / !, 12 t3 211 212 f 6 �C 8 gilbert w. Clifford and associates, inc. ump Stat!on `\ 35 i (§ �� ^� • ro1-55 d I ' o L Line Driv " A o lb " 1430 = A ry ry D M 7� ') - '� .. 56 6 Z) ^ d v .Y 226-439 0 m 170 a ,0g 171 43E 174 " 175 sa1p5" e5143B176 >\ t�> See 198' Fairfax Pik 4z`185 143D o° 7,9,.' 193 s lg4 h 1798 zpo _ r 143�o -194-183 194• % ?3x`39 1 83 See 196. ' C C2 a a 180 ° Zaa �0� o c jos 2pst p� 179 Q ?ir 17 9 C O 3� wy �Q 210 9 10 w 11 209 Ceaor bane 13 `1 211 1 4 212 2 6 8 0 3 i �v215 5 7 218 21 p� See 217 0,A) 248-24 3 pts. 214 ``\ See 220 SCALE IN FEET / o 0 600 1200 1800 r >> DA Adjustment Discussion PIN; 86—A-193 -thur H. Fulton J 2 p K