PC 03-06-19 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
March 6, 2019
7:00 P.M. CALL TO ORDER TAB
1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting ....................................................................... (no tab)
2) January 16, 2019 Meeting Minutes ....................................................................................... (A)
3) Committee Reports ......................................................................................................... (no tab)
4) Citizen Comments .......................................................................................................... (no tab)
INFORMATION/DISCUSSION
5) CPPA #02-18 Brucetown Road Area Amendment – Sewer and Water Service Area
(SWSA) Expansion and Land Use Designation. This is a request for Sewer and Water
Service Area (SWSA) expansion and land use designation associated with the Comprehensive
Plan Amendment #02-18 for the Carter Tract. This amendment proposed to add 109-acres into
the Sewer and Water Service Area (SWSA) and remove 109-acres from the SWSA. This
amendment also seeks to designate the 109-acres for industrial land uses. This property is
identified with Property Identification Number 34-A-24D in the Stonewall Magisterial District.
Mrs. Perkins ............................................................................................................................ (B)
6) CPPA #01-19 Blackburn Property Workforce Housing – Urban Development Area
(UDA) Expansion and Land Use Designation. This is a request for an Urban Development
Area (UDA) expansion and land use designation change to allow for the development of
workforce housing that would provide affordable housing opportunities for residents of the
community located within reasonable proximity of workplaces in the community. This
amendment proposes to add 71.849 acres to the Urban Development Area (UDA). This
amendment also seeks to designate the 71 acres for workforce housing. The property is located
along the east side of Apple Valley Road and is bordered a long the western property line by
Route 37 West. This property is already within the limits of the Sewer and Water Service Area
(SWSA) and is split zoned RA (Rural Areas) and M1 (Light Industrial) District and is
identified by Property Identification Number 63-A-80I in the Back Creek Magisterial District.
Ms. Perkins ............................................................................................................................ (C)
Other
Adjourn
Commonly Used Planning Agenda Terms
Meeting format
Citizen Comments – The portion of the meeting agenda offering an opportunity for the public to provide
comment to the Planning Commission on any items not scheduled as public hearing items.
Public Hearing– A specific type of agenda item, required by State law, which incorporates public comment as
a part of that item prior to Planning Commission or Board of Supervisors action. Public hearings are held for
items such as: Comprehensive Plan policies and amendments; Zoning and Subdivision Ordinance amendments;
and Rezoning and Conditional Use Permit applications. Following the Public Hearing, the Planning
Commission will take action on the item (see below).
Action Item–There are both public hearing and non-public hearing items on which the Planning Commission
takes action. Depending on the actual item, the Planning Commission may approve, deny, table, or forward a
recommendation to the Board of Supervisors regarding the agenda item. No public comment is accepted during
the Action Item portion of the agenda.
Information/Discussion Item– The portion of the meeting agenda where items are presented to the Planning
Commission for information and discussion. The Planning Commission may offer comments and suggestions,
but does not take action on the agenda item. No public comment is accepted during the Information/Discussion
Item portion of the agenda.
Planning Terminology
Urban Development Area or UDA – The UDA is the county’s urban growth boundary identified in the
Comprehensive Plan in which more intensive forms of residential development will occur. The UDA is an area
of the county where community facilities and public services are more readily available and are provided more
economically.
Sewer and Water Service Area or SWSA – The SWSA is the boundary identified in the Comprehensive Plan
in which public water and sewer is or can be provided. The SWSA is consistent with the UDA in many
locations; however the SWSA may extend beyond the UDA to promote commercial, industrial, and institutional
land uses in area where residential land uses are not desirable.
Land Use – Land Use is the nomenclature which refers to the type of activity which may occur on an area of
land. Common land use categories include: agricultural, residential, commercial, and industrial.
Zoning District - Zoning district refers to a specific geographic area that is subject to land use standards.
Frederick County designates these areas, and establishes policies and ordinances over types of land uses,
density, and lot requirements in each zone. Zoning is the main planning tool of local government to manage the
future development of a community, protect neighborhoods, concentrate retail business and industry, and
channel traffic.
Rezoning – Rezoning is the process by which a property owner seeks to implement or modify the permitted
land use activities on their land. A rezoning changes the permitted land use activities within the categories
listed above under Land Use.
Conditional Use Permit or CUP - A CUP allows special land uses which may be desirable, but are not always
appropriate based on a location and surrounding land uses. The CUP requested use, which is not allowed as a
matter of right within a zoning district, is considered through a public hearing process and usually contains
conditions to minimize any impacts on surrounding properties.
Ordinance Amendment – The process by which the County Code is revised. Often the revisions are the result
of a citizen request with substantial justification supporting the change. Amendments ultimately proceed
through a public hearing prior to the PC forwarding a recommendation to the Board of Supervisors.
County Bodies Involved
Board of Supervisors or BOS - Frederick County is governed by an elected Board of Supervisors composed of
seven members, one from each magisterial district, and one chairman-at-large. The Board of Supervisors is the
policy-making body of the county. Functions of the Board of Supervisors related to planning include making
land use decisions, and establishing growth and development policies.
Planning Commission or PC - The PC is composed of 13 members, two from each magisterial districts and one
at-large, appointed by the Board of Supervisors. The Planning Commission serves in an advisory capacity to the
Board of Supervisors which then takes final action on all planning, zoning, and land use matters.
Comprehensive Plans and Programs Committee or CPPC – The CPPC is a major committee of the PC whose
primary responsibility is to formulate land use policies that shape the location and timing of development
throughout the County. Included in the work are studies of specific areas to develop guidelines for future land
use within those areas. The CPPC also considers requests for amendments to the Comprehensive Plan.
Decisions by CPPC are then forwarded to the PC for consideration.
Development Review and Regulations Committee or DRRC – The DRRC is the second major committee of the
PC whose primary responsibilities involve the implementation of the Comprehensive Plan in the form of
Zoning and Subdivision ordinance requirements. Requests to amend the ordinances to the DRRC are made by
the Board of Supervisors, Planning Commission, local citizens, businesses, or organizations. DRRC decisions
are also forwarded to the PC for consideration.
A
Frederick County Planning Commission Page 3606
Minutes of January 16, 2019
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on January 16, 2019.
PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S.
Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District;
Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; Greg L. Unger, Back Creek
District; J. Rhodes Marston, Back Creek District; Charles E. Triplett, Gainesboro District; Alan L.
Morrison, Member at Large; Kathleen Dawson, Red Bud District; Roderick B. Williams, County
Attorney.
ABSENT: Christopher M. Mohn, Red Bud District.
STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; Mark R.
Cheran, Zoning & Subdivision Administrator; Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Kenney called the January 16, 2019 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to
join in a moment of silence.
ADOPTION OF AGENDA
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the
Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, the
Planning Commission unanimously adopted the minutes from the November 7, 2018 and December 5,
2018 meetings.
-------------
Frederick County Planning Commission Page 3607
Minutes of January 16, 2019
ELECTION OF OFFICERS, MEETING SCHEDULE, AND ADOPTION OF BYLAWS AND
RULES & RESPONSIBILITIES FOR 2019
Director, Michael T. Ruddy presided over the election of the Chairman and Vice
Chairman for 2019.
Election of Kevin W. Kenney, Chairman for 2019
Director, Michael T. Ruddy declared nominations open for Chairman for the 2019
calendar year.
The nomination of Mr. Kevin W. Kenney for Chairman was made by Commissioner
Thomas and seconded by Commissioner Oates.
A motion was made by Commissioner Oates, seconded by Commissioner Manuel, and
unanimously passed to close nominations for Chairman.
BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Kevin W. Kenney as Chairman of the Planning Commission for the calendar year 2019.
Election of Roger L. Thomas, Vice Chairman for 2019
Director, Michael T. Ruddy declared nominations open for Vice Chairmen for the 2019
calendar year.
The nomination of Mr. Roger L. Thomas was made by Commissioner Triplett and
seconded by Commissioner Dawson.
Motion was made by Commissioner Oates, seconded by Commissioner Manuel, and
unanimously passed to close the nominations for Vice Chairman.
BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Roger L. Thomas as Vice Chairman of the Planning Commission for the calendar year 2019.
Election of Michael T. Ruddy, Secretary for 2019
Chairman Kenney declared nominations open for Secretary of the Planning Commission.
The nomination of Mr. Michael T. Ruddy was made by Chairman Kenney and seconded
by Commissioner Triplett.
Motion was made by Commissioner Thomas, seconded by Commissioner Cline, and
unanimously passed to close the nominations for Secretary.
BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Michael T. Ruddy as Secretary of the Planning Commission for the calendar year 2019.
-------------
Frederick County Planning Commission Page 3608
Minutes of January 16, 2019
PLANNING COMMISSION BYLAWS AND ROLES & RESPONSIBILITIES AND MEETING
SCHEDULES FOR 2019
Director, Michael T. Ruddy stated the Planning Commission’s Bylaws and Roles and
Responsibilities and Meeting Schedules have been reviewed by the Commission and are ready for the
Commission’s consideration and adoption.
Upon motion made by Commissioner Oates and seconded by Commissioner Thomas
BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously adopt the
Planning Commission’s Bylaws and the Roles & Responsibilities and Meeting Schedules for the calendar
year of 2019 as presented.
COMMITTEE ASSIGNMENTS FOR 2019
Regarding committee assignments for the calendar year 2019, Chairman Kenney asked
the Planning Commission members to remain in their current committee assignments until notified
otherwise.
-------------
COMMITTEE REPORTS
Frederick Water – Mtg. 12/18/18
Commissioner Unger reported, the Frederick Water Board discussed the FY 2020-2029
Capital Improvement Plan which captures capital projects for the ensuing 10-year period and is utilized in
the development of Frederick Water’s annual budget and in establishing the availability fees for new
connections. He continued, the 10-year plan contains 114 projects and a total project cost of $92 million;
similar to past year Capital Improvement Plans, a majority (85%) of the capital investment is related to
strengthening and enhancing the water system. Commissioner Unger explained the Opequon Water
Supply Plan’s new water intake on the Opequon Creek and the new 8mgd water treatment plant
represents nearly 1/3 of the Capital Improvement Plan’s project costs; this significant portion of the
Capital Improvement Plan costs is further realized in the establishment of availability fees, in which a
majority of the availability fee associated with new connections is committed to water system
improvements. Commissioner Unger noted, the Board will hold a public hearing on January 22, 2019 to
accept public comments on the draft FY 2020-2029 Capital Improvement Plan. Commissioner Unger
continued, Frederick Water staff provided the Board with an update on the Opequon Water Supply Plan
initiative; tree clearing has begun along the woodland sections of the raw water line, the pipeline design
plans are nearly complete and have been provided to the Virginia Department of Health for review . He
noted, the designs are now being led by ARCADIS, the representative on the project. Commissioner
Unger presented the operations report for October; customer base is over 16,000 connections; monthly
water production averages 5.55 mgd; the Diehl Treatment Plant’s North and South Quarries continue to
enjoy the seasonal recharge and benefits from the efficient water source management; and the quarries are
full and in excellent shape.
Frederick County Planning Commission Page 3609
Minutes of January 16, 2019
City of Winchester – Mtg. 01/15/19
Commissioner Burnetts, Winchester City Planning Commission Liaison, reported the
election of officers was held at the January 15, 2019 meeting. She noted an ordinance to rezone 4.4 acres
was heard and a CUP.
Board of Supervisors – Mtg. 01/09/19
Board of Supervisors’ Liaison, Supervisor Trout reported the Board re-elected Gary
Lofton as Vice-Chairman. She noted the Board delayed an item for Wesley Housing and held a
discussion on SP #22-18 for Spring Run.
-------------
CITIZEN COMMENTS
Chairman Kenney called for citizen comments on any subject not currently on the
Planning Commission’s agenda or any item that is solely a discussion item for the Commission.
Mr. Wilbert Washington spoke on behalf of the Autumn Glen HOA regarding REZ #04-
18 for Tasker Road and Warrior Drive Commercial Properties. He shared the concerns with noise, light
pollution, and the effects on the water. Mr. Washington noted the hours of operation that could be in
place are a significant concern of the homeowners in Autumn Glen. He concluded, there are 169 homes
that need the help and the protection of the Planning Commission.
Mr. Darrell Volschke came forward and noted he did not receive a letter concerning this
meeting and is concerned. Chairman Kenney noted the Public Hearing was previously held therefore a
letter of notification was not needed at this time. Mr. Volschke concluded he does not feel it is
appropriate and fair to move REZ #04-18 for Tasker Road and Warrior Drive Commercial Properties
forward on the basis that the property owner now has a buyer and wants to change the restriction of the
prior proffers.
No one else came forward to speak and Chairman Kenney closed the public comments
portion of the meeting.
-------------
ACTION ITEM
Rezoning #04-18 for Tasker Road and Warrior Drive Commercial Properties, submitted by
Greenway Engineering, Inc., to rezone 20.24+/- acres from the B2 (General Business) District with
proffers to the B2 (General Business) District with revised proffers and 0.62+/- acres of land zoned
RP (Residential Performance) District with proffers to the RP (Residential Performance) District
with revised proffers. The properties are located in the northwest and southwest corners of the
intersection of Tasker Road and Warrior Drive in the Opequon Magisterial District and are
identified by Property Identification Numbers 75-A-104 and 75-A-104E.
Frederick County Planning Commission Page 3610
Minutes of January 16, 2019
Action – Recommend Denial
Candice E. Perkins, Assistant Director reported this is a request to rezone 20.24+/- acres
from the B2 District with proffers to the B2 District with revised proffers and 0.62+/- acres of land zoned
RP (Residential Performance) District with proffers to the RP District with revised proffers. She
continued, the subject property was rezoned with proffers in 1998 and the approved Rezoning (#02-98)
required that businesses be closed from 11 p.m. - 6 a.m. Ms. Perkins noted this item was postponed at the
December 5, 2018 Planning Commission meeting. She presented a locations map of the property. Ms.
Perkins explained, the Applicant is requesting to remove the hours of operation for the majority of land
uses allowed in the B2 District that could be constructed on this property. She continued, hours of
operation for restaurants, miscellaneous repair and amusement services are proposed to be restricted from
11 p.m. – 6 a.m. and all other uses could operate 24 hours. Ms. Perkins noted, the Applicant has added a
new proffer that prohibits deliveries to all uses from 11 p.m. – 6 a.m. Ms. Perkins concluded, minor
revisions also include updates to include SIC codes, transportation study proffer (to be completed during
the site plan stage), and a revised fire and rescue monetary contribution.
Commissioner Dawson inquired if the entrances can be blocked during the hours of 11
p.m. - 6 a.m. Ms. Perkins commented the Applicant would have to agree to this and it would take place
during the site plan stage
Commissioner Thomas asked, with the restricted hours of operation, who enforces this.
Ms. Perkins explained Staff would have to enforce if complaints are received.
Mr. Evan Wyatt of Greenway Engineering and representing the Applicant presented an
overview of the public hearing held on December 5, 2018; after discussion, the question from the
Planning Commission was concern with delivery trucks between the hours of 11 p.m. - 6 a.m. particularly
tractor trailers and refrigerated trucks that might sit and idle late into the night . He continued, a question
was asked if something could be included in the proffer to prohibit this and Mr. Wyatt noted that could
not be committed to at that time. Mr. Wyatt reported, he was contacted by the HOA and the property
management group of Autumn Glen; they were able to meet and discuss options. The Applicant was
asked to provide a detailed outline of what they are planning to do regarding storm water management,
lights, noise, and buffering. Mr. Wyatt noted this was provided to the HOA. He clarified, they are
requesting to maintain the same uses that were originally prohibited and added a couple additional uses
that have been applied to the zoning ordinance over the last 20 years that were not part of the original
rezoning. Mr. Wyatt stated the concerns with buffering, lighting, water would all be appropriate and
adhered to the County codes. Mr. Wyatt concluded, although not an ideal situation; the Applicant has
added additional language to the proffer which prohibits deliveries between 11 p.m. - 6 a.m.
Commissioner Thomas inquired what happens if delivery trucks arrive late, sit there
idling all night; that is not prohibited according to the current language in the proffers. Mr. Wyatt asked
if the language going to the Board of Supervisors would be more appropriate stating deliveries and
staging of vehicles during 11p.m.-6 a.m. are prohibited. Commissioner Thomas commented it could read
no delivery trucks on the site during that time. Mr. Wyatt noted, this could be considered. Commissioner
Thomas commented, all concerns are enforceable with the exception of the noise; this neighborhood has
been there 20 years and living there with the commitment of this protection . He noted, the tools to
enforce this are not good and he feels this commitment to the neighbors needs to be upheld. Mr. Wyatt
noted, if the restricted hours are maintained that does not guarantee or prevent trucks on the property; they
are willing to offer that tractor trailer parking be prohibited on the properties from 11 p.m. – 6 a.m.
Commissioner Thomas inquired regarding SIC codes, what would be the most intense use. Mr. Wyatt
responded most likely a grocery store. Commissioner Oates commented another use possible on the
property would be a hardware store such as a Lowe’s.
Frederick County Planning Commission Page 3611
Minutes of January 16, 2019
Commissioner Thomas concluded, he has received ten emails and a few letters and will
share these with Staff; all of which were unanimously against this type of rezoning. He reiterated the
concern to enforce the restrictions and noted just because the developer cannot sell the property and now
wants to make changes to make the property more valuable and appealing to a buyer does not justify this
and changes should not be made to what was committed to at the initial rezoning. He noted he will not be
in support of this. Commissioner Molden agreed with Commissioner Thomas. He commented the
citizens purchased those homes with this commitment in place and that should not change.
Commissioner Unger agreed with Commissioner Thomas as well.
Upon motion made by Commissioner Thomas and seconded by Commissioner Molden
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
denial of Rezoning #04-18 for Tasker Road and Warrior Drive Commercial Properties, submitted by
Greenway Engineering, Inc., to rezone 20.24+/- acres from the B2 (General Business) District with
proffers to the B2 (General Business) District with revised proffers and 0.62+/- acres of land zoned RP
(Residential Performance) District with proffers to the RP (Residential Performance) District with revised
proffers. The properties are located in the northwest and southwest corners of the intersection of Tasker
Road and Warrior Drive in the Opequon Magisterial District and are identified by Property Identification
Numbers 75-A-104 and 75-A-104E.
(Note: Commissioner Mohn was absent from the meeting.)
-------------
INFORMATION/DISCUSSION
2019-2024 Capital Improvement Plan (CIP). The CIP is a prioritized list of capital projects
requested by various County Departments and Agencies. The Plan is created as an informational
component of the 2035 Comprehensive Plan.
Candice E. Perkins, Assistant Director, reported the CIP is a document that consists of a
schedule of major capital expenditures for the County for the ensuing five -year period, as well as a
category for long term projects (6 + years out). She noted, the inclusion of projects on the CIP is in no
way an indication that Frederick County will be undertaking these projects. Ms. Perkins explained, the
CIP is strictly advisory; it is intended for use as a capital facilities planning document, not for requesting
funding allocations. She continued, once adopted, project priorities and cost estimates may change
throughout the year based on changing circumstances; it is also possible that particular projects may not
be funded during the year that is indicated in the CIP. Ms. Perkins noted this year’s CIP continues to
reinforce the connection between the CIP, the 2035 Comprehensive Plan, and future rezoning
applications; the total number of projects is 79 to include (Schools, Parks and Recreation, Regional
Library, County Administration, Fire and Rescue, Transportation, and Winchester Regional Airport).
Ms. Perkins concluded, the CPPC endorsed the 2019-2024 CIP in December 2018 and
determined the CIP is in conformance with the 2035 Comprehensive Plan; the CPPC sent the CIP forward
at that time to the Planning Commission and the Board of Supervisors.
Chairman Kenney commented there is a lot of work that goes into this by all departments
and it is greatly appreciated.
Frederick County Planning Commission Page 3612
Minutes of January 16, 2019
OTHER
Chairman Kenney welcomed Mr. Alan Morrison to the Planning Commission.
Cancelation of the regular meeting
Chairman Kenney announced there were no pending items for the Planning
Commission’s February 6, 2019 meeting.
-------------
ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Oates to adjourn the meeting. This motion was seconded by Commissioner Triplett and unanimously
passed. The meeting adjourned at 7:45 p.m.
Respectfully submitted,
____________________________
Kevin W. Kenney, Chairman
____________________________
Michael T. Ruddy, Secretary
B
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, CZA, Assistant Director
RE: Brucetown Road Area Amendment (CPPA #02-18 – Carter)
DATE: February 25, 2019
This is a draft amendment to the Northeast Land Use Plan of the 2035 Comprehensive Plan. This
request is presented to the Planning Commission as a discussion item; Staff is seeking comments
from the Planning Commission to forward to the Board of Supervisors.
Proposal & Background
At the Board of Supervisors September 12, 2018 meeting, the Board directed Staff to undertake a
Sewer and Water Service Area (SWSA) expansion and land use designation associated with
Comprehensive Plan Amendment #02-18 for the Carter Tract. This amendment proposes to add
109 acres into the Sewer and Water Service Area (SWSA) and remove 109 acres from the SWSA.
This amendment also seeks to designate the 109 acres for industrial land uses.
The Comprehensive Plans and Programs Committee (CPPC) discussed this amendment at their
October and November 2018 meetings. The CPPC endorsed draft text and map for the Brucetown
Area Amendment at their November 2018 meeting. This amendment was discussed by the
Planning Commission on December 5, 2018. At that meeting the Planning Commission expressed
concern with the amendment and sent the proposal back to the CPPC for further review.
Specifically, the Planning Commission requested more detail on the transportation components of
the amendment and further review of the SWSA limits proposed.
The CPPC discussed the amendment at their February 2019 meeting. The Committee reviewed
revised text for the proposal that sought to address the concerns of the Planning Commission; a
revised map was also presented. The Committee agreed with the changes with amendments to the
SWSA boundary and environmental text. The amended SWSA boundary keeps the SWSA south
of Slate run and proposes a buffer along the western property line to protect the rural community
center. The CPPC sent the revised text and map forward to the Planning Commission for review.
The CPPC further discussed the importance of providing the identified transportation
improvements to support future development in this area. This included a discussion of what
would be the best language for the text, “should vs shall”. The CPPC felt that since the
Brucetown Road Area Amendment
February 25, 2019
Page 2
Comprehensive Plan is an advisory document that the use of “should” would be best suited for the
language. Staff is seeking further guidance from the Planning Commission on the use of “should
vs shall” in the text.
Conclusion
Please find attached draft text for the Brucetown Road Area Amendment, a proposed land use map
and comments from Frederick Water.
This request is presented to the Planning Commission as a discussion item. Staff is seeking
comments from the Planning Commission to forward to the Board of Supervisors.
CEP/pd
Attachments
DRAFT
Endorsed by the CPPC – 01/11/2019
NORTHEAST FREDERICK LAND USE PLAN
NELUP
Brucetown Road Area AMENDMENT
Proposed language:
The Comprehensive Plans and Programs Committee (CPPC), at their October and November
2018 meetings and their February 2019 meeting discussed the requested Carter Tract
Amendment (CPPA #02-18). This CPPA request removes comparable acres of land from the
SWSA from the existing zoned extractive manufacturing area to allow for the inclusion of 109
acres of land. In determining the scope of the request, the CPPC looked at the broader area
in determining if an area could best support a sewer and water service a rea expansion and
an industrial land use designation. The SWSA boundary adjustment enables industrial land
uses which could utilize public water and sewer, improve the transportation infrastructure in
support of increased vehicular traffic and provide economic opportunities.
The scope of the review considered the following:
• Review of the broader area to identify areas most appropriate for a SWSA expansion
and industrial land use designation.
• Distance to the existing SWSA boundary.
• Proximity to the existing extractive manufacturing operation.
• Access to and from the Brucetown Road area including the overall transportation
network including key intersections on Martinsburg Pike.
• Revisions to the SWSA, including the removal of land fr om the existing SWSA to allow
for the addition of comparable acreage into the SWSA.
• Avoiding conflict with the residential uses of the Brucetown Rural Community Center.
The SWSA should remain south of Slate Run with a buffer along the Rural Community
Center. This enables the land use north of Slate Run to remain agricultural and buffer
future industrial uses from the residential uses in the Brucetown Rural Community
Center.
The study which resulted from the discussion of CPPA #02-18 ultimately recommended that
the following amendment be incorporated into the Northeast Land Use Plan:
The area southeast of Exit 321, Interstate 81, Hopewell Road, and south of Brucetown Road
is comprised mainly of extractive manufacturing, rural residential and agricultural land uses.
The area is also located adjacent to the identified Brucetown Rural Community Center. The
following items resulted from this study and should be addressed with any future development
proposals in this area:
• An industrial land use designation was identified as most appropriate for a SWSA
boundary adjustment.
• A detailed traffic study will be necessary for any future industrial development – all
identified transportation needs [shall / should] be provided by the proposed
development. Traffic improvements [shall / should] include but may not be limited to:
Improvements to Brucetown Road to current VDOT standards including sufficient
pavement structure and right-of-way width to support the industrial traffic;
improvements to Hopewell Road and Martinsburg Pike and the relocation of Brucetown
Road north of its current intersection with Hopewell Road.
• Access to the acreage which is now included in the SWSA [shall / should] be via the
existing quarry entrance onto Brucetown Road; no direct access to Brucetown Road
[shall / should] be considered.
• Recognize that water and sewer capacity is limited in this area and therefore any future
industrial uses should recognize the capacit y constraints and construct the
infrastructure necessary to serve the industrial uses water and sewer needs.
• Encourage the use of rail to minimize the increase in truck traffic on the Martinsburg
Pike (Route 11 North) corridor and along and Hopewell and Brucetown Roads.
• Protect the overall environmental quality of the community. Avoid industrial land uses
which would require major emitter air quality permit from the Virginia Department of
Environmental Quality.
• Minimize disturbance and crossing of drainage swales. An enhanced riparian buffer
should be provided adjacent to Slate Run to improve the buffer and promote best
environmental practices.
• Provide buffering between industrial uses and the Rural Community Center which shall
meet or exceed existing zoning ordinance buffer and screening requirements to
adequately protect the residential uses in the Brucetown Rural Community Center.
Maximize distance buffers in combination with landscape buffers to provide ad equate
screening. Building height limitations shall also be implemented to protect the
viewshed of the residential uses in the Brucetown Rural Community Center.
• To avoid conflict with the residential uses in the Brucetown Rural Community Center,
the SWSA expansion should remain south of Slate Run and provide for a buffer along
the Rural Community Center. This enables the land north of Slate Run to remain
agricultural and buffer future industrial uses from the residential uses in the Rural
Community Center.
§¨¦81
§¨¦81
§¨¦81
S
I
R
J
O
H
N
S
R
D
J
E
R
E
M
I
A
H
LN
Turkey
Run
Tu
r
k
e
y
R
u
n
Turkey
R
u
n
HotRun
H
o
t
R
u
n
Turkey
R
u
n
Hot Run
Slat
e
R
u
n
Hot Run
Cl
e
a
r
b
r
o
o
k
R
u
n
TA
T
A
N
K
A
LN
W
E
S
LU
K
E
D
R
A
I
K
E
N
L
N
H
O
P
E
W
E
L
L
R
D
P
O
O
L
S
I
D
E
D
R
J
E
F
F
S
W
A
Y
G
R
A
S
S
H
O
P
P
E
R
LN
G
R
A
C
E
C
H
U
R
C
H
R
D
M
A
R
T
I
N
S
B
U
R
G
P
I
K
E
H
O
P
E
W
E
L
L
L
N
B
R
U
C
E
T
O
W
N
R
D
C
E
D
A
R
H
I
L
L
R
D
P
A
R
T
N
E
R
O
F
C
H
O
I
C
E
L
N
L
I
T
T
L
E
R
L
N
S
L
A
T
E
L
N
G
U
N
C
L
U
B
R
D
W
O
O
D
S
I
D
E
R
D
W
A
L
T
E
R
S
M
I
L
L
L
N
Q
U
A
R
R
Y
L
N
Current SWSAParcelsClear Brook/Brucetown Rural Community CenterWhite Property Draft SWSA
Draft SWSA
AddRemoveLong Range Land Use
Environmental Resources & Buffers I
Map Produced by Frederick County Planning and Development Dept.February 19, 2019
P ro p o s e d D ra ft S W S A A d ju s tm e n t
W h ite P ro p e rty
0 0.35 0.70.175 Miles
REMOVE~ 109 acres
ADD~ 109 acres
Clear Brook & BrucetownRural CommunityCenter
C
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Candice E. Perkins, AICP, CZA, Assistant Director
RE: Blackburn Property Workforce Housing (CPPA #01-19)
DATE: February 25, 2019
This is a draft amendment to the Kernstown Area Plan of the 2035 Comprehensive Plan. This
request is presented to the Planning Commission as a discussion item; Staff is seeking comments
from the Planning Commission to forward to the Board of Supervisors.
Proposal & Background
At the Board of Supervisors December 12, 2018 meeting, the Board directed Staff to undertake an
Urban Development Area (UDA) expansion and land use designation change associated with
Comprehensive Plan Amendment #01-19 for Blackburn Property Workforce Housing.
This amendment requested by the Applicant proposes to add 71.849-acres to the UDA. This
amendment also seeks to designate the 71-acres for workforce housing. The Kernstown Area Plan
currently designates the property for industrial land use. The Applicant is requesting the UDA
expansion and land use designation change to allow for the development of workforce housing
that would provide affordable housing opportunities for residents of the community located within
reasonable proximity of workplaces in the community.
The Comprehensive Plans and Programs Committee (CPPC) dis cussed this amendment at their
February 2019 meeting. The CPPC recognized that workforce housing was needed in the County
but expressed concern with the area this was proposed for. The CPPC further stated that there are
areas currently designated for residential development where this use could potentially locate. The
subject site is currently designated for industrial development and the CPPC expressed concern
over losing potential industrial land for residential uses. The CPPC stated that industrial was the
best use for this site and recommended denial of this comprehensive plan amendment.
Conclusion
Please find attached the current Kernstown Area map designation for the subject property, draft
2019 Comprehensive Plan Amendments
February 25, 2019
Page 2
Kernstown Area Plan text amendments, proposed Kernstown Area land use map amendment,
CPPA application #01-19 and comments from Frederick Water.
This request is presented to the Planning Commission as a discussion item. Staff is seeking
comments from the Planning Commission to forward to the Board of Supervisors.
CEP/pd
Attachments
¬«37
¬«37
Hoge Run
63 A 80I
3475MIDDLE RD
3735MIDDLE RD
351APPLEVALLEY RD
190DAWSON DR
260SHADYELM RD
170SHADYELM RD
321APPLEVALLEY RD
331APPLEVALLEY RD
165MARSHALL LN
318APPLEVALLEY RD
336APPLEVALLEY RD
208BUTTERSCOTCH CT
452APPLEVALLEY RD
472APPLEVALLEY RD
482APPLEVALLEY RD
492APPLEVALLEY RD3466MIDDLE RD
520APPLEVALLEY RD
101STUART DR
544APPLEVALLEY RD536APPLEVALLEY RD
105STUART DR
104STUART DR 3426MIDDLE RD
106STUART DR
116JORDAN DR
592APPLEVALLEY RD 572APPLEVALLEY RD582APPLEVALLEY RD
170JORDAN DR
136JORDAN DR
3362MIDDLE RD 610APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD 3352MIDDLE RD
632APPLEVALLEY RD
2877MIDDLE RD
208JORDAN DR
3322MIDDLE RD
3323MIDDLE RD
652APPLEVALLEY RD
640APPLEVALLEY RD
207JORDAN DR
3217MIDDLE RD
3210MIDDLE RD 3155MIDDLE RD
3175MIDDLE RD
3161MIDDLE RD
1985JONES RD
STU
A
R
T
D
R
JORDA
N
D
R
MIDD
L
E
R
D
AP
P
L
E
V
A
L
L
E
Y
R
D
R
T
3
7
S
R
T
3
7
N
Application
Urban Development Area
Sewer and Water Service Area
Parcels
Eastern Road Plan
Major Arterial
Improved Major Arterial
Minor Arterial
Improved Minor Arterial
Major Collector
Improved Major Collector
Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
Long Range Land Use
Residential
Industrial
Sensitive Natural Areas
Institutional µ
Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: January 15, 2019
JONES RD
NUTMEG LN
A
P
P
L
E
V
A
L
L
E
Y
R
D
LAUNCH
R
I
S
D
R
OPEQUONCHURCH LN
MA
R
S
H
A
L
L
L
N
SHAD
Y
ELM R
D
FIR
E
L
O
C
K
CT
FR
O
G
A
L
E
CT
DOONBE
G
C
T
JO
R
D
A
N
D
R
VA
L
L
E
Y
P
I
K
E
STUART DR
Winchester
¬«37
¬«37
0 700 1,400350 Feet
CPPA #01-19
CPPA # 01 - 19: Blackburn Farms, LLCPIN: 63 - A - 80IRevise Kernstown Area PlanLong Range Land Use Map
¬«37
¬«37
Hoge Run
63 A 80I
3475MIDDLE RD
3735MIDDLE RD
351APPLEVALLEY RD
190DAWSON DR
260SHADYELM RD
170SHADYELM RD
321APPLEVALLEY RD
331APPLEVALLEY RD
165MARSHALL LN
318APPLEVALLEY RD
336APPLEVALLEY RD
208BUTTERSCOTCH CT
452APPLEVALLEY RD
472APPLEVALLEY RD
482APPLEVALLEY RD
492APPLEVALLEY RD3466MIDDLE RD
520APPLEVALLEY RD
101STUART DR
544APPLEVALLEY RD536APPLEVALLEY RD
105STUART DR
104STUART DR 3426MIDDLE RD
106STUART DR
116JORDAN DR
592APPLEVALLEY RD 572APPLEVALLEY RD582APPLEVALLEY RD
170JORDAN DR
136JORDAN DR
3362MIDDLE RD 610APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD 3352MIDDLE RD
632APPLEVALLEY RD
2877MIDDLE RD
208JORDAN DR
3322MIDDLE RD
3323MIDDLE RD
652APPLEVALLEY RD
640APPLEVALLEY RD
207JORDAN DR
3217MIDDLE RD
3210MIDDLE RD 3155MIDDLE RD
3175MIDDLE RD
3161MIDDLE RD
1985JONES RD
STU
A
R
T
D
R
JORDA
N
D
R
MIDD
L
E
R
D
AP
P
L
E
V
A
L
L
E
Y
R
D
R
T
3
7
S
R
T
3
7
N
Application
Urban Development Area
Sewer and Water Service Area
ParcelsEastern Road Plan
Major Arterial
Improved Major Arterial
Minor Arterial
Improved Minor Arterial
Major Collector
Improved Major Collector
Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
Zoning
M1 (Light Industrial District)
RP (Residential Performance District)µ
Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: January 15, 2019
JONES RD
NUTMEG LN
A
P
P
L
E
V
A
L
L
E
Y
R
D
LAUNCH
R
I
S
D
R
OPEQUONCHURCH LN
MA
R
S
H
A
L
L
L
N
SHAD
Y
ELM R
D
FIR
E
L
O
C
K
CT
FR
O
G
A
L
E
CT
DOONBE
G
C
T
JO
R
D
A
N
D
R
VA
L
L
E
Y
P
I
K
E
STUART DR
Winchester
¬«37
¬«37
0 700 1,400350 Feet
CPPA #01-19
CPPA # 01 - 19: Blackburn Farms, LLCPIN: 63 - A - 80IRevise Kernstown Area PlanZoning Map
APPENDIX I - AREA PLANS
Kernstown Area Plan 75
KERNSTOWN AREA PLAN
BOARD OF SUPERVISORS
APPROVED ON JANUARY 26, 2017
PLANNING COMMISSION
RECOMMENDED APPROVAL JANUARY 4, 2017
AMENDED:
APPENDIX I - AREA PLANS
Kernstown Area Plan 76
KERNSTOWN AREA PLAN
The Kernstown Area Plan study area is generally located along Route 11, south
of the City of Winchester and north of the Town of Stephens City, and west of
I-81. The Kernstown Area Plan builds on the Route 11 South Corridor Plan,
and the balance of the Southern Frederick Plan which was adopted in 1998, by
incorporating the western portion of this plan into the Kernstown Area Plan.
A series of maps have been prepared which identify Future Land Use,
Transportation, and Natural, Historical, and Community Facilities within the
study area.
Within this plan, the Shady Elm Road area continues its economic development
emphasis, the Route 11 corridor seeks to capitalize on Interstate Commercial
opportunities, the industrial land uses north of Route 37 and east of Route 11
are reinforced, and the Bartonsville and Kernstown historical and cultural areas
have been identified.
The Kernstown Area Plan in the vicinity of Route 37 and Interstate 81 feeds
directly into the Senseny/Eastern Frederick Urban Area Plan with the
Crosspointe Development. Interstate 81 improvements at the 310 Interchange,
Phase 1 of which is scheduled to commence in 2015, in this location further
supports this area plan. Route 11, Valley Pike, links the Kernstown Area Plan
with the City of Winchester to the north and the Town of Stephens City to the
south.
The Kernstown Area Plan promotes a new areas of new land use focus; the
Kernstown Neighborhood Village in the Creekside area, along the west side of
Route 11 and the Apple Valley Workforce Housing area, located along
the southwest side of Apple Valley Road near its intersection with
Middle Road. This The Kernstown Neighborhood Village area should
promote an attractive street presence along the frontage of Route 11 and
reaffirm Kernstown as a distinct community, blending the old with the new, and
building on the successful developments that have occurred in this area of the
County. The Apple Valley Workforce Housing Area is intended to
provide affordable quality residential housing that is located within
reasonable proximity to the community’s workplaces. This land use is
intended to accommodate households that average 60% of the median
household income. The Apple Valley Workforce Housing Area should
promote quality housing design that is complementary to existing
residential uses in the Kernstown Area Plan and is limited in height to
minimize visual impacts to the Kernstown Battlefield viewshed alo ng
Apple Valley Road.
APPENDIX I - AREA PLANS
Kernstown Area Plan 77
Land Use
The goal of this area plan is to integrate the commercial and industrial (C/I)
opportunities, and the areas of mixed use, and affordable workforce
housing with future transportation plans and to recognize the historical and
natural resources abundant in this area plan.
Shady Elm Economic Development Area
The Shady Elm Economic Development Area is designed to be a significant area
of industrial and commercial opportunity that is fully supportive of the County
Economic Development Authority’s targeted goals and strategies. The intent
of the industrial designation is to further enhance the County’s commercial and
industrial areas and to provide focus to the County’s future regional
employment centers. In specific areas a mix of flexible uses, with office uses
in prominent locations is encouraged. Such areas are supported by substantial
areas of industrial and commercial opportunity, and provide for areas that are
well designed with high quality architecture and site design. It is the intent of
such areas to promote a strong positive community image.
Kernstown Interstate Commercial @ 310
Located at a highly visible location on a prominent interstate interchange, this
area of land use both north and south of Route 37 along Route 11, is designed
specifically to accommodate and promote highway commercial land uses and
commercial uses that continue to promote this area as a regional commercial
center.
Particular effort must be made to ensure that access management for the
supporting transportation network is a key priority as the function of the
interstate and primary road network is of paramount importance. Access to
the areas of interstate commercial land uses shall be carefully designed. Access
Management is a priority along the Route 11 corridor.
The building and site layout and design of the projects shall be of a high quality.
In addition, an enhanced buffer and landscaping area shall be provided
adjacent to the Interstate 81 right-of-way, its ramps, and along the main
arterial road, Route 11, the Valley Pike. A significant corridor appearance buffer
is proposed along Route 11 similar to that established for Route 50 West
corridor in the Round Hill Land Use Plan which consisted of a 50’ buffer area,
landscaping, and bike path. The recently developed Kernstown Commons
APPENDIX I - AREA PLANS
Kernstown Area Plan 78
provides an excellent example of an enhanced buffer and landscaping area
along Route 11 that also includes a multi-purpose trail that serves the area.
Kernstown Industrial Area
The existing industrial land uses north of Route 37 and both east and west of
Route 11 are reinforced with this area plan. Industries including Trex and H. P.
Hood, are well established and should continue to be supported in this area.
Additional industrial and commercial opportunity that is fully supportive of the
County Economic Development Authority’s targeted goals and strategies should
be promoted. The intent of the industrial designation is to further enhance the
County’s like commercial and industrial areas and to provide focus to the
County’s regional employment centers.
Kernstown Creekside Neighborhood Village
Kernstown Creekside Neighborhood Village serves as a focal point to the
Kernstown Area and as a gateway feature for this important County location.
In addition, the Kernstown Creekside Area serves as a gateway into the City of
Winchester, and on a broader scale, a gateway feature for this portion of
Frederick County as citizens and visitors approach this portion the County from
the south. This neighborhood village should promote a strong positive
community image. Residential land uses would be permitted only as an
accessory component of the neighborhood village commercial land uses. This
area should have a strong street presence with particular attention being paid
to the form of the buildings adjacent to Route 11. It is the intent of this plan to
reaffirm Kernstown as a distinct community, blending the old with the new, and
building on the successful developments that have occurred in this area of the
County.
Defined Rural Areas
The Kernstown Area Plan has sought to further define the boundary between
the Rural and Urban Areas of the Community. As noted, the above areas of
proposed land use combine to frame the western boundary of the County’s
urban areas. In addition, the rural areas to the west of Shady Elm Road south
of the industrial areas and west of Route 37 further define the County’s urban
area in this location. The plan provides enhanced recognition of the rural
residential land uses, Hedgebrook Farm, and the agricultural areas adjacent to
Middle Road. This recognition and the location and boundaries of the proposed
land uses further promote a clean separation between the County’s rural and
APPENDIX I - AREA PLANS
Kernstown Area Plan 79
urban areas. The continuation of agricultural uses west of Route 37 and Shady
Elm Road will encourage the continuation of agribusiness activity and protect
the integrity of the properties voluntarily placed in the South Frederick
Agricultural and Forestal District.
Kernstown Battlefield and Bartonsville Sensitive Natural Areas
(SNA’s)
A historic district designation or use of conservation easements is
recommended for the portion of the Grim Farm, site of the Kernstown
Battlefield owned by the Kernstown Battlefield Association (KBA) that is located
in the County. This designation is intended to recognize the preservation of
the core area of the Kernstown Battlefield. County regulations stipulate that
the formation of a historic district must be accomplished through the consent
of the land owner. The County continues to support the Kernstown Battlefield
Association’s efforts in preserving and promoting this tremendous County
resource.
A similar designation should be pursued, in conjunction with property owners,
in the Bartonsville area. In addition to its historical significance, much of the
Bartonsville area is also within the 100 year floodplain and would therefore be
otherwise limited in terms of development potential. In Bartonsville, the
rehabilitation, adaptive reuse, or restoration of historic structu res should be
encouraged. Future development applications that have historic resources on
the property should incorporate the resources on the site into development.
Any future development should be sensitive to those resources present on the
site.
There are several historic sites and markers in the Kernstown Area Plan. Those
sites and markers should be buffered from adjacent development activities and
preserved in their original condition whenever possible during any development
or land use planning.
The Springdale Flour Mill is located in the center of Bartonsville and would be
ideal for use as a key element for the Bartonsville Rural Historic Area. It would
be appropriate for the use on the property to develop as something which would
encourage the protection of the structure and provide a use which encourages
adaptive reuse users to utilize the property.
Bartonsville South
Perhaps the most outstanding feature of the land from Bartonsville south to the
Stephens City limits is the relatively pristine state of the southern portion of
the corridor. At time of writing, it remains relatively undeveloped. The majority
APPENDIX I - AREA PLANS
Kernstown Area Plan 80
of this segment of the study area is currently either used for agriculture or is
vacant. Only two, small-scale commercial enterprises are situated in this
portion of the corridor. The bigger of the two is a commercial recreational land
use known as Appleland. General commercial land uses are envisioned in this
area in the future.
As noted, the Route 11 South corridor, in the area in and around Bartonsville,
is shown as the site of a future preservation effort.
One of the significant elements of this plan is the buffering of Route 11 South.
This 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 access, the corridor
would have a parkway-like appearance. A planted median strip is also
envisioned when this section of Route 11 South becomes four lane. Uses
locating within this section of the corridor would be expected to have no direct
access to Route 11 South, but rather would access a proposed east -west
connector road which in turn would intersect Route 11 South.
Valley Pike Trail
For the Kernstown Area Plan, it is recommended that a new multi-purpose path
be constructed along the length of Valley Pike through the study area
connecting areas of land use, in particular those resources identified as
sensitive natural area’s, and providing connections with the City of Winchester
and the Town of Stephens City. This pathway should be consistent with that of
the path that exists in several locations along the road today. Examples of this
such a recreational resource would provide an excellent example for other
opportunities in the County.
In general, the goals for land use in the Kernstown Area Plan are to;
• Promote orderly development within areas impacted by new
infrastructure.
• Provide a balance of industrial, commercial, residential, and agricultural
areas.
• Promote mixed-use development in-lieu of large areas of residential.
• Concentrate industrial and commercial uses near and around interstate,
arterial, and major collector interchanges and intersections.
• Encourage the preservation of prime agricultural areas and the
continuation of Agricultural and Forestal Districts.
Recommendations from the 2010 Win-Fred MPO Bicycle & Pedestrian Mobility
Plan should be adopted by the Board of Supervisors and pedestrian facilities
APPENDIX I - AREA PLANS
Kernstown Area Plan 81
shown in the plan should be constructed. This plan should also be utilized as a
reference for accommodation recommendations and guidelines.
Ensure connectivity with existing or proposed bicycle or pedestrian
transportation accommodations wherever possible. In particular, those planned
or existing in the Town of Stephens City or in the City of Winchester.
Pedestrian facilities should be constructed that connect neighborhoods to
commercial areas, employment areas and public facilities to promote access
and walkability.
Trails should be planned and constructed that connect the Kernstown area, the
proposed Valley Pike Trail, and Bartonsville (see the Valley Pike Trail example
described in the land use section).
Linear parks should be constructed along creeks where permissible due to
topography.
Residential Development
The only area of urban Residential development has been identified is located
within the Urban Development Area in the location identified as the Kernstown
Creekside Neighborhood Village and the location identified as the Apple
Valley Workforce Housing Area. New residential uses should complement
the existing residential uses and should be generally of a higher residential
density.
Areas within the Kernstown Creekside Neighborhood Village and should
include a neighborhood commercial component as described in the Kernstown
Creekside Neighborhood Village Land Use. It will be very important to mix
residential development in this area with the right balance of commercial uses.
In this area, In the Kernstown Creekside Neighborhood Village slightly
higher residential densities that may fall within the 6-12 units per acre range
are envisioned (this is generally attached houses and may also include
multifamily and a mix of other housing types). In the Apple Valley
Workforce Housing Area, residential densities are envisioned to be no
more than 4 units per acre and should include single family detached
housing units. This land use is intended to accommodate households
that average 60% of the median household income of the County.
These densities are necessary to accommodate the anticipated growth of the
County within the urban areas and are consistent with established patterns
within the study area and the densities needed to support the future residential
land uses envisioned in the Plan.
APPENDIX I - AREA PLANS
Kernstown Area Plan 82
The residential land uses west of Shady Elm Road and Rout 37 within the study
area are envisioned to remain rural area residential in character. Shady Elm
Road south and Route 37 may generally be considered as the boundary
between the urban areas and rural areas within the western part of this study
area. This provides a transition area to the Opequon Creek and to the well-
established rural character of the Middle Road and Springdale Road area.
Business Development
The Plan identifies a prime area for industrial land uses, the Shady Elm
Economic Development Area, to capitalize on future industrial and commercial
employment opportunities. Existing areas of industrial development are
recognized with additional development promoted. Regional commercial
development opportunities are reinforced in the Kernstown Interstate
commercial area. In addition, an area is identified for neighborhood village
commercial use, including retail, to accommodate existing residential
communities and to build upon the successful Creekside commercial project.
The improvements to the Exit 310 Interchange on interstate 81 at Route 37
furthers the significant commercial opportunities that the Plan seeks to take
advantage of by identifying the Kernstown Interstate Commercial @ 310 area
of land use. Future improvements identified for this area are envisioned to
continue to enhance this areas major role for commercial and industrial
development.
Transportation
The Plan’s Eastern Road Plan identifies several significant transportation
improvements within the study area boundaries. These plans call for
improvements to existing road alignments and interchanges, the relocation of
existing roadways, and the construction of new road systems and interchanges.
Transportation improvements to the interstate, arterial, and collector road
systems will contribute to improved levels of service throughout the study area,
and will shape the land use patterns in the short and long term.
In support of the new areas of land use, a transportation network has been
proposed which relates to the location and context of the areas of land use,
promotes multi-modal transportation choices and walkability, furthers the
efforts of the Win-Fred MPO, and reaffirms the planning done as part of the
Route 11 South Plan and the original Southern Frederick Plan. In this study
there is a direct nexus between transportation and land use.
The improvements to Interstate 81 at Exit 310, will provide an improved
orientation for the County’s primary road system and provides new
APPENDIX I - AREA PLANS
Kernstown Area Plan 83
opportunities to create a transportation network which supports the future
growth of the community in the right locations. This area is also heavily
influenced by the ongoing and future improvements to Route 11 South, Shady
Elm Road, and the future extension of Renaissance Drive to complete a key
east-west connection south of Route 37. South of Bartonsville, in the area
north of the Town of Stephens City, the road network provides for important
connections into the Town and to the west to connect with the planned
alignment of the Tasker Road flyover of Interstate 81.
Access Management is a significant consideration of this study and general
transportation planning in Frederick County. This concept is supportive of
providing for key connections to the south. The use of frontage roads, minor
collector roads, and inter-parcel connections to bring traffic to access points is
promoted.
The context of the collector road network is proposed to be different with the
focus being placed on a thoroughfare design that is accessible to all users and
a more walkable environment. Particular attention should be paid to street
network within the Kernstown Creekside Neighborhood Village Area to ensure
that is highly walkable. The change in context in this specific location is to
ensure compatibility with adjacent land uses and community goals. The
surrounding land use, site design, and building design are features that will
help create context and promote the improvement of this area as a focal point
and as a place with more distinct character. Attention should be provided to
the context of the street in the Neighborhood Village Commercial Areas to
ensure that these prominent locations are safe and accessible to all modes of
transportation. Bicycle and pedestrian accommodations should be fully
integrated to achieve a transportation network that is open to all users .
Appropriately designed intersection accommodations should include pedestrian
refuge islands and pedestrian actualized signals.
In general, the road south of Apple Valley Road will provide for a more
functional street open to all users. North of Apple Valley Road, Route 11 will
have a more urban scale with a character that builds upon the architecture
established in the existing Creekside area.
Special attention should be paid to ensure the transportation considerations of
the Town of Stephens City to the south and the City of Winchester to the north
are fully coordinated.
In addition, transportation improvements in the Kernstown Battlefield area and
the Bartonsville area should include taking a proactive approach in creating
safe interconnected routes to the battlefield park from the adjacent areas and
creating additional access points. Traffic calming across the entire frontage of
Kernstown Creekside Neighborhood Village is warranted with special attention
placed on providing a safe and efficient access to this mixed use area of the
community.
APPENDIX I - AREA PLANS
Kernstown Area Plan 84
Consistent application of Comprehensive Plan goals to achieve an acceptable
level of service on area roads and overall transportation network, level of
service C or better, should be promoted. Further, efforts should be made to
ensure that additional degradation of the transportation beyond an acceptable
level of service shall be avoided. Consideration of future development
applications within the study area should only occur when an acceptable level
of service has been achieved and key elements and connections identified in
this plan have been provided.
Further in depth study should occur in the futur e regarding the preferred
alignment of the road connections in the area immediately south and adjacent
to the Bartonsville area. Consideration should be given to ensure the future
road network functions adequately and is sensitive to the many constraints that
exist in that general area.
Community Facilities
The need for public spaces within the study area needs to be acknowledged.
Opportunities for small public spaces within the Kernstown Creekside
Neighborhood Village should be pursued.
The public facility element of the Kernstown Area plan should directly correlate
to the Public Facilities chapter of the 2035 Comprehensive Plan. The public
facilities element should also expand upon the existing 203 5 Comprehensive
Plan and ensure that opportunities for needed public facilities, which are not
currently identified, are not missed. The development community should work
with FCPS, Fire & Rescue, and Parks and Recreation to determine future public
facility needs.
With regards to Public Utilities, Frederick Water and the County should continue
to ensure the availability of adequate water resources in conjunction with the
future land uses identified in Area Plans and future development, determine the
capacities of water and sewer treatment facilities and projected impacts of
future land uses, and provide opportunities for expansion of water and sewage
treatment facilities.
¬«37
Winchester
63 A 80I
JORD
A
N
D
R
SHAD
Y
ELM R
D
MIDD
L
E
R
D
AP
P
L
E
V
A
L
L
E
Y
R
D
63-A-80I
Current UDA
Draft UDA
Sewer and Water Service Area
Parcels
Draft Long Range Land Use
Residential
Industrial
Sensitive Natural Areas
Institutional
Residential, 4 u/a
Map Produced by Frederick County Planning and Development Dept.December 13, 2018 0 0.1 0.20.05 Miles
63-A-80IKernstown Area Land Use Plan
Draft Long Range Land Use and UDA
I
BLACKBURN PROPERTY
WORKFORCE HOUSING
2019 COMPREHENSIVE POLICY
PLAN AMENDMENT
January 9, 2019
TM #63-A-80I
Back Creek Magisterial District
Frederick County, Virginia
Prepared For: Blackburn Farm, LLC
Contact Person: Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
Project #0036E/CPPA Amendment 1 January 9, 2019
COMPREHENSIVE POLICY PLAN AMENDMENT
2019 INITIATION REQUEST FORM
Owner(s) Information:
Name: Blackburn Farm, LLC c/o Barbara B. Lewis, Manager
Project Name: Blackburn Property Workforce Housing Comprehensive Plan Amendment
Mailing Address: 458 Devon Drive Warrenton, VA 20186
Telephone Number: (540) 347-0668
Authorized Agent Information:
Name: Greenway Engineering, Inc. – Attn. Evan Wyatt, Director of Land Planning
Project Name: Blackburn Property Workforce Housing Comprehensive Plan Amendment
Mailing Address: 151 Windy Hill Lane Winchester, VA 22602
Telephone Number: (540) 662-4185
Legal Interest in the Property Affected or Reason for the Request:
Legal Interest: Blackburn Limited Partnership (Deed Book 812 Page 70)
Note: Blackburn Farm, LLC established with Commonwealth of Virginia State Corporation
Commission (SCC) on January 21, 2014 to convert Blackburn Limited Partnership to a limited
liability company. SCC Certificate of Fact dated May 14, 2015 included as information in
Instrument No. 150004355 which is included in this application.
Reason for Request: The purpose of the Comprehensive Policy Plan Amendment request is to
revise the Kernstown Area Plan future land use designation of the subject parcel from Shady Elm
Economic Development Area to Shady Elm Workforce Housing Area. This land use designation
will allow the development of workforce housing that provides affordable quality housing
opportunities for residents of the community located within reasonable proximity of workplaces
in the community. The Comprehensive Policy Plan Amendment includes the expansion of the
Urban Development Area (UDA) Boundary to encompass the Shady Elm Workforce Housing
Area.
Project #0036E/CPPA Amendment 2 January 9, 2019
SECTION 1 – FOR A MAP AMENDMENT
Proposed Comprehensive Policy Plan Amendment Information:
PIN(s): 63-A-80I
Magisterial District: Back Creek District
Parcel Size (approximate acres):
The subject parcel (Tax Map Parcel 63-A-80I) is 71.849 acres in total size as depicted on the
Boundary Line Adjustment Between the Lands of Graystone Corporation of Virginia and
Blackburn Farm, LLC prepared by Marsh & Legge Land Surveyors, P.L.C. dated May 13, 2015
and recorded as Instrument No. 150004355.
Plat of area proposed for CPPA amendment, including metes and bounds description:
Please refer to the Plat entitled Boundary Line Adjustment Between the Lands of Graystone
Corporation of Virginia and Blackburn Farm, LLC prepared by Marsh & Legge Land Surveyors,
P.L.C. dated May 13, 2015 and recorded as Instrument No. 150004355.
Existing Comprehensive Plan Land Use Classification(s): Industrial
Proposed Comprehensive Plan Land Use Classification(s): Residential Workforce Housing
Existing Zoning and Land Use of the Subject Parcel:
The subject parcel is split-zoned M1, Light Industrial District and RA, Rural Areas District and is
undeveloped.
What Use/Zoning will be requested if Amendment is approved?
The subject parcel with be developed as a residential workforce housing project proving affordable
quality residential housing opportunities for citizens, which is located within reasonable proximity
the community’s workplaces. The workforce housing project as envisioned will provide single-
family detached residences that are single story structures and are served by a complete system of
private streets. A Rezoning Application will be submitted for the subject parcel for RP, Residential
Performance District zoning to allow for the development of a residential workforce housing
project.
Describe, using Text and Maps as Necessary, the Existing Zoning, Comprehensive Policy Plan
Designations, and/or Approved Uses and Densities Along with Other Characteristics of Properties
that are Within 1/2-Mile from the Parcel(s) Perimeter if the Parcel is Less than 100 acres in Size:
Project #0036E/CPPA Amendment 3 January 9, 2019
Please refer to the attached Zoning Map Exhibit that identifies the various zoning designations for
properties within a ½-mile radius of the subject parcel. The following information describes
existing and future land use characteristics within this radius boundary:
Properties on the north side of Middle Road (Route 628) to the north of the subject parcel
are zoned RA, Rural Areas District.
Properties on the east side of Apple Valley Road (Route 652) to the east of the subject
parcel are zoned RA, Rural Areas District and RP, Residential Performance District.
Properties to the south of the subject parcel are zoned I1, Light Industrial.
Route 37 West adjoins the subject parcel along the western property boundary. The
remaining portion of the Blackburn Farm, LLC property is located on the other side of
Route 37 West and is zoned RA, Rural Areas District.
Please refer to the attached Long Range Land Use Exhibit that identifies the various future land
use designations identified in the Kernstown Area Plan for properties within a ½-mile radius of
the subject parcel. The following information describes existing and future land use characteristics
within this radius boundary:
Properties on the north side of Middle Road (Route 628) to the north of the subject parcel
are located outside of the Kernstown Area Plan Boundary.
Properties on the east side of Apple Valley Road (Route 652) to the east of the subject
parcel are identified as Residential, Institutional and Rural Areas Land Uses.
Properties to the south of the subject parcel are identified as Industrial Land Use.
Route 37 West adjoins the subject parcel along the western property boundary. Properties
on the other side of Route 37 West are identified as Rural Areas.
Please refer to the attached Existing Land Use Aerial Exhibit that identifies the various land uses
within a ½-mile radius of the subject parcel. The following information describes existing land
uses within this radius boundary:
Properties on the north side of Middle Road (Route 628) to the north of the subject parcel
are developed as Residential and as a Christmas Tree Farm.
Properties on the east side of Apple Valley Road (Route 652) to th e east of the subject
parcel are developed as Residential, Single-Family Small Lot Residential, a Church, and
Battlefield Preservation Land.
Properties to the south of the subject parcel are developed as Industrial Land Use.
Project #0036E/CPPA Amendment 4 January 9, 2019
Route 37 West adjoins the subject parcel along the western property boundary. Properties
on the other side of Route 37 West are developed as Residential Land Use and are
undeveloped Agricultural Land Use.
The Name, Mailing Address, and Parcel Number of all Property Owners Within 200’ of the Subject
Parcel(s), with Adjacent Property Owners Affidavit:
Please refer to the attached Adjoining Property Owner Map Exhibit and Adjoining Property Owner
Table Exhibit that provides the location and applicable contact information for all properties within
200’ of the subject parcel.
SECTION 2 – FOR A TEXT AMENDMENT
The inclusion of the Shady Elm Workforce Housing Area as a new land use designation within the
Kernstown Area Plan could potentially warrant a Text Amendment for consideration by the
County. The following information has been provided specific to the Shady Elm Workforce
Housing Area to identify potential text amendments that may be appropriate:
Note: Strike-thru text to be eliminated and Red Font text to be incorporated
Kernstown Area Plan Section (Page 76)
The Kernstown Area Plan promotes a new area new areas of new land use focus; the Kernstown
Neighborhood Village in the Creekside area, along the west side of Route 11, and the Shady Elm
Workforce Housing Area, along the southwest side of Route 652 near the intersection with Route
628. This area The Kernstown Neighborhood Village should promote an attractive street presence
along the frontage of Route 11 and reaffirm Kernstown as a distinct community, blending the old
with the new, and building on the successful developments that have occurred in this area of the
County. The Shady Elm Workforce Housing Area is intended to provide affordable quality
residential housing that is located within reasonable proximity the community’s workplaces. The
Shady Elm Workforce Housing Area should promote quality housing design that is
complementary to existing residential uses in the Kernstown Area Plan, and is limited in height to
minimize visual impacts to the Kernstown Battlefield viewshed along Route 652.
Shady Elm Economic Development and Workforce Housing Area (Page 77)
The Shady Elm Economic Development and Workforce Housing Area is designed to be a
significant area of industrial, and commercial and workforce housing opportunity that is fully
supportive of the County Economic Development Authority’s targeted goals and strategies. The
intent of the industrial and workforce housing designation is to further enhance the County’s
commercial and industrial areas, and to provide focus to the County’s future regional employment
centers, and to provide affordable quality housing for the community’s workforce that will be
required to support identified employment areas. In specific areas a mix of flexible uses, with
Project #0036E/CPPA Amendment 5 January 9, 2019
office uses in prominent locations and workforce housing in appropriate locations is encouraged.
Such areas are supported by substantial areas of industrial and commercial opportunity, and
provide for areas that are well designed with high quality architecture and site design. It is the
intent of such areas to promote a strong positive community image.
Residential Development (Page 81)
The only area Areas of urban residential development is are located within the Urban Development
Area in the location identified as the Kernstown Creekside Neighborhood Village, and in the
location identified as the Shady Elm Workforce Housing Area. New residential uses should
complement the existing residential uses, and should be generally of a higher density. and should
include Additionally, a neighborhood commercial component should be included as described in
the Kernstown Creekside Neighborhood Village Land Use. It will be very important to mix
residential development in this area the Kernstown Creekside Neighborhood Village with the right
balance of commercial uses.
In this area the Kernstown Creekside Neighborhood Village, slightly higher residential densities
that may fall within the 6-12 units per acre range are envisioned (this is generally attached houses
and may also include multifamily and a mix of other housing types). In the Shady Elm Workforce
Housing Area, residential densities are envisioned to fall within the 4 -6 units per acre range (this
is generally detached and attached houses but does not include multifamily).
These densities are necessary to accommodate the anticipated growth of the County within the
urban areas and are consistent with established patterns within the study area and the densities
needed to support the future residential land uses envisioned in the Plan.
The residential land uses west of Shady Elm Road Route 37 West within the study area are
envisioned to remain rural area residential in character. Shady Elm Road south Route 37 West
may generally be considered as the boundary between the urban areas and rural areas within the
western part of this study area. This provides a transition area to the Opequon Creek and to the
well-established rural character of the Middle Road and Springdale Road area.
SECTION 3 – FOR ALL AMENDMENTS - TO BE COMPLETED 7/9/18
Justification of Proposed Comprehensive Policy Plan Amendment (Provide Attachments if
Necessary). Describe why the Change to the Comprehensive Policy Plan is Being Proposed:
The Blackburn Property Workforce Housing Comprehensive Plan Amendment is proposed to
allow for the development of workforce housing that provides affordable quality housing
opportunities for residents of the community. Workforce housing has been identified as a need in
the community by the Economic Development Authority and the regional Affordable Housing
Coalition in support of economic development land uses by providing housing opportunities for
workers that are needed to meet the labor demands for local industrial, commercial, and public
sector land uses. The 71.849-acre subject parcel is located within reasonable proximity of
industrial, commercial, and public sector workplaces in the community; as well as within close
Project #0036E/CPPA Amendment 6 January 9, 2019
proximity to major transportation routes. Therefore, the location of the subject property would be
appropriate for a workforce housing development.
The U.S. Census Bureau identifies Frederick County has having a median household income of
$68,929 and having a median housing unit value of $231,400. Workforce housing provides an
affordable housing option for qualifying families that average 60% of the local median household
income. This in turn provides an opportunity for workers to reside in the community in which
they work and not have to commute from other areas that offer more affordable housing.
The Blackburn Property Workforce Housing Comprehensive Plan Amendment will incorporate
the subject parcel into the Urban Development Area and provide the subject property with a
Workforce Housing Area land use designation. These policy revisions will allow for the property
owner to work with the County to create appropriate ordinance standards and conditionally rezone
the subject property to develop a workforce housing project. The workforce housing project as
envisioned will provide 200 single-family detached residences that are single story structures and
are served by a complete system of private streets.
These factors support and justify the Blackburn Property Workforce Housing Comprehensive Plan
Amendment.
How would the Resultant Changes Impact or Benefit Frederick County? Consider, for
example, Transportation, Economic Development and Public Facilities:
The Blackburn Property Workforce Housing Comprehensive Plan Amendment is proposed to
provide affordable quality residential housing opportunities for residents of the community. The
71.849-acre subject parcel is located within reasonable proximity the community’s workplaces and
major transportation routes. The impacts and benefits to Frederick County are identified specific
to the proposed 200 single family unit project that would be developed subsequent to Board of
Supervisor approvals of the Comprehensive Policy Plan Amendment, the RP District Housing
Zoning Ordinance Amendment, and the Proffered Rezoning Amendment.
Transportation
The following tables provide projected traffic impacts comparisons of the traffic generation rates
specific to the proposed 200 single family unit workforce housing project and 938,800 SF of light
industrial development (0.3 FAR) consistent with the current future land use designation in the
Kernstown Land Use Plan. The values used from this comparison were obtained from the Institute
of Traffic Engineers (ITE) Trip Generation Manual, 9th Edition, which is the source currently
utilized by VDOT and Frederick County for transportation impact analysis.
Project #0036E/CPPA Amendment 7 January 9, 2019
Work Force Housing Weekday Traffic Volume Projected Impacts
Land Use
ITE
ADT Rate
AM Peak Hour
Rate
PM Peak
Hour Rate
Single-Family Detached
210
9.52
0.77
1.0
Projected Trip Rates: 200 SFD
1,904 ADT
154 AM Peak
Hour Trips
200 PM
Peak Hour
Trips
Light Industrial Weekday Traffic Volume Projected Impacts
Land Use
ITE
ADT Rate
AM Peak Hour
Rate
PM Peak Hour
Rate
General Light Industrial
110
6.97/1,000 SF
1.01/1,000 SF
1.08/1,000 SF
Projected Trip Rates:
938,800 SF (0.3 FAR)
6,543 ADT
948 AM Peak
Hour Trips
1,013 PM Peak
Hour Trips
The above tables demonstrate a reduced impact to transportation for average daily traffic volumes
and for AM/PM Peak Hour volumes comparing the proposed 200 single family unit workforce
housing project to the 938,800 SF of light industrial development.
The 71.849-acre subject parcel has approximately 3,000 feet of frontage along Apple Valley Road
(Route 652). The Eastern Frederick County Road Plan identifies Apple Valley Road as an
Improved Minor Collector Road between Shady Elm Road (Route 651) and Middle Road (Route
628). The property owner previously dedicated a 45’ wide right-of-way from the centerline of
Apple Valley Road along the entire property frontage to accommodate future right-of-way needs
as evident by Instrument No. 150004355.
Project #0036E/CPPA Amendment 8 January 9, 2019
Economic Development
The proposed 200 single family unit workforce housing project is not an economic development
project that provides revenue to Frederick County other that real estate and personal property taxes
that would be assessed specific to each household. However, the workforce housing project does
compliment economic development land use by providing housing opportunities within the
community for workers that are needed to meet the labor demands for local industrial, commercial,
and public sector land uses. The need for workforce housing projects in the community has been
identified by the Economic Development Authority and the regional Affordable Housing
Coalition.
Water and Sewer Capacities
The proposed 200 single family unit workforce housing project is located within the Sewer and
Water Service Area (SWSA) and will be located within the Urban Development Area (UDA)
subsequent to Board of Supervisor approval of Comprehensive Policy Plan Amendment.
Greenway Engineering has analyzed the water and sewer capacity requirements for the 200 single
family unit workforce housing project and has determined that an average daily demand of 60,000
GPD will be required for water and sewer service. The subject property has direct access to a 10-
inch water line located along the property frontage and is within close proximity to a gravity sewer
system that directs effluent to the 15-inch Hogue Run sewer interceptor to the Parkins Mill
Wastewater Treatment Facility. Frederick Water is the public water and sewer service provider
for the subject property and the proposed project is anticipated to not negatively impact public
water and sewer facilities or capacities.
Public Schools
The proposed 200 single family unit workforce housing project will generate school age children
that will create an impact to Frederick County Public Schools. The Frederick County Public
Schools students/household calculation indicates that there will be an average of 0.39 school age
children per household. The following table identifies the school age children impacts specific to
the proposed 200 single family unit workforce housing project.
Public School Projections
School Name
Students/Household
Projected Students Number
Orchard View Elementary School
0.19 Students/Household
38 Students
James Wood Middle School
0.09 Students/Household
18 Students
Sherando High School
0.11 Students/Household
22 Students
Totals:
0.39 Students/Household
78 Total Students
Project #0036E/CPPA Amendment 9 January 9, 2019
The proposed 200 single family unit workforce housing project will require approval of a Rezoning
by the Board of Supervisors. Therefore, impacts to Public School Services will be determined
during the rezoning process and will be mitigated by the Applicant’s Proffer Statement as a
conditional of rezoning approval.
Fire and Rescue
The proposed 200 single family unit workforce housing project will create an impact to Fire and
Rescue Services provided by the County. The Stephens City Volunteer Fire and Rescue Company
is the first responder, which is located approximately 4.5 miles from to the subject property. The
proposed 200 single family unit workforce housing project is projected to house 524 persons based
on a 2.62 persons/household calculation derived from the 2017/2018 Frederick County Budget
Document. Impacts to Emergency Services will be determined during the rezoning process and
will be mitigated by the Applicant’s Proffer Statement as a conditional of rezoning approval.
Parks and Recreation
The proposed 200 single family unit workforce housing project will create an impact to Frederick
County Parks and Recreation Services provided by the County. Impacts to Parks and Recreation
Services will be determined during the rezoning process and will be mitigated by the Applicant’s
Proffer Statement as a conditional of rezoning approval.
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
INT
E
R
S
T
A
T
E
8
1
63-A-80I
Balt
i
m
o
r
e
&
O
h
i
o
R
R
Balt
i
m
o
r
e
&
O
h
i
o
R
R
£¤11
£¤11
§¨¦81 §¨¦81
ËÊ37ËÊ37 rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs706
rs872
rs814
rs652
Middle R
d
Va
l
l
e
y
A
v
e
Shawn
e
e
D
r
Va
l
l
e
y
A
v
e
Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Frederick County Aerial 2017
CO
M
P
R
E
H
E
N
S
I
V
E
P
O
L
I
C
Y
P
L
A
N
A
M
E
N
D
M
E
N
T
BA
C
K
C
R
E
E
K
M
A
G
I
S
T
E
R
I
A
L
D
I
S
T
R
I
C
T
BL
A
C
K
B
U
R
N
P
R
O
P
E
R
T
Y
FR
E
D
E
R
I
C
K
C
O
U
N
T
Y
,
V
I
R
G
I
N
I
A
DA
T
E
:
2
0
1
8
-
0
6
-
2
7
PR
O
J
E
C
T
I
D
:
0
0
3
6
E
DE
S
I
G
N
E
D
B
Y
:
M
E
W
SC
A
L
E
:
1
I
n
c
h
=
1
,
0
0
0
F
e
e
t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
1,000 0 1,000
Feet
µ
BL
A
C
K
B
U
R
N
P
R
O
P
E
R
T
Y
CO
M
P
R
E
H
E
N
S
I
V
E
P
O
L
I
C
Y
P
L
A
N
A
M
E
N
D
M
E
N
T
AE
R
I
A
L
O
V
E
R
V
I
E
W
AE
R
I
A
L
O
V
E
R
V
I
E
W
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
I N T E R S T A T E 8 1
63-A-80I
A1
Z
Y
B
A
D
E
J
C
O
G
W
H
S T
F
N
I
LM
R
VU
K
QP
X
B1
D1C1
E1
B a l t i m o r e & O h i o R R
B a l t i m o r e & O h i o R R
£¤11
£¤11
§¨¦81 §¨¦81
ËÊ37ËÊ37
rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs706
rs872
rs814
rs652
M i d d l e R d
V a l l e y A v e
V a l l e y A v e
Map D ata Source: Frederick County, Va. GIS Department, 2018 Data
C O M P R E H E N S I V E P O L I C Y P L A N A M E N
D M E N T
B A C K C R E E K M A G I S T E R I A L D I S T R I C T
B L A C
K B U R
N P R O P E R T Y
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 8 -0 6 -2 7
P R O J E C T I D : 0 0 3 6 E
D E S I G N E D B Y : M E W
S C A L E :1 I n c h = 1 ,0 0 0 F e e t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
Properties_Within_200_Feet
1,000 0 1,000
Feet
µ
B L A C K B U R N P R O P E R T Y
C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T
S U R R
O U
N D I N G P R O P E R T I E S
W I T H I N 2 0 0 F E E T
P R
O P E R T I E S W I T H I N 2 0 0 F E E T
Blackburn Property Properties Within 200 Feet
Label Tax Map Number Owner Mailing Address City and State ZIP
A 62 A 75 WILKINS ROY L JR TRUSTEE, WILKINS BETTY J TRUSTEE 3210 MIDDLE RD WINCHESTER, VA 22602
B 63 A 14 FELLOWSHIP BIBLE CHURCH 3217 MIDDLE RD WINCHESTER, VA 22602
C 63 A 16 MATHENEY DOUGLAS G 652 APPLE VALLEY RD WINCHESTER, VA 22602
D 63 A 15C FOX RONALD V, FOX PATRICIA W 632 APPLE VALLEY RD WINCHESTER, VA 22602
E 63 A 15A FOX RONALD V, FOX PATRICIA W 632 APPLE VALLEY RD WINCHESTER, VA 22602
F 63A 1 1 FOX RONALD V, FOX PATRICIA W 632 APPLE VALLEY RD WINCHESTER, VA 22602
G 63A 1 3 JONES SAMUEL C, JONES ROBIN M 602 APPLE VALLEY RD WINCHESTER, VA 22602
H 63A 1 5 KLINE MARK C 592 APPLE VALLEY RD WINCHESTER, VA 22602
I 63A 1 7 HUNTER JAMES, HUNTER BONNIE 582 APPLE VALLEY RD WINCHESTER, VA 22602
J 63A 1 9 GOOD JENNIFER LYNN 572 APPLE VALLEY RD WINCHESTER, VA 22602
K 63A 1 11 TURNER JAMES C, TURNER DEBORAH L 564 APPLE VALLEY RD WINCHESTER, VA 22602
L 63A 1 13 PHILLIPS SHARON J 554 APPLE VALLEY RD WINCHESTER, VA 22602
M 63A 1 15 YOUNG MICHAEL R 544 APPLE VALLEY RD WINCHESTER, VA 22602
N 63A 1 17 CRESWELL RUSSELL W, CRESWELL ROBIN R 536 APPLE VALLEY RD WINCHESTER, VA 22602
O 63 A 17A CIVIL WAR PRESERVATION TRUST 1156 T ST NW STE 900 WASHINGTON, DC 20009
P 63A 1 19 APPLE VALLEY LLC 478 E WASHINGTON ST STRASBURG, VA 22657
Q 63A 1 21 MARTINEZ CAROLE ANN DAVIS 35 ORMSKIRK AVE 913 TORONTO ON M6S1A8 CANADA,NA
R 63A 1 23 HOSTLER GEORGE, HOSTLER BARBARA 502 APPLE VALLEY RD WINCHESTER, VA 22602
S 63A 1 25 WHITACRE RICHARD L SR, CHRISTINE E 492 APPLE VALLEY RD WINCHESTER, VA 22602
T 63A 1 3 27 MARSTON JENNINGS RHODES 108 FOREST RIDGE RD WINCHESTER, VA 22602
U 63A 1 29 NICHOLSON BETTY A 472 APPLE VALLEY RD WINCHESTER, VA 22602
V 63A 1 31 WELZEL ANTON, WELZEL PATRICIA D 452 APPLE VALLEY RD WINCHESTER, VA 22602
W 63A 1 33 WELZEL ANTON, WELZEL PATRICIA D 452 APPLE VALLEY RD WINCHESTER, VA 22602
X 63 A 17B CIVIL WAR PRESERVATION TRUST 1156 T ST NW STE 900 WASHINGTON, DC 20009
Y 63 A 18A KERNSTOWN BATTLEFIELD ASSOCIATION, INC PO BOX 1327 WINCHESTER, VA 22604
Z 63 A 58C BLACKBURN COMMERCE CENTER I LC 1057 MARTINSBURG PIKE WINCHESTER, VA 22603
A1 63 A 58D BLACKBURN COMMERCE CENTER II LC 1057 MARTINSBURG PIKE WINCHESTER, VA 22603
B1 62 A 80 BLACKBURN LIMITED PARTNERSHIP, C/O BARBARA LEWIS 458 DEVON DR WARRENTON, VA 20186
C1 62 1 A FLETCHER RICHARD A 1900 MELBOURNE DR PANTEGO, TX 76013
D1 62 1 B FLETCHER EVERETT J JR & LUZ F, FLETCHER MARY E 3322 MIDDLE RD WINCHESTER, VA 22602
E1 62 1 B1 FLETCHER EVERETT J JR & LUZ F, FLETCHER MARY E 3322 MIDDLE RD WINCHESTER, VA 22602
Source: Frederick County GIS 2018 Data Page 1 of 1
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
I N T E R S T A T E 8 1
SH ADY ELM W ORK FOR CE HO USIN G AREA
B a l t i m o r e & O h i o R R
B a l t i m o r e & O h i o R R
£¤11
£¤11
§¨¦81
§¨¦81
ËÊ37
ËÊ37
rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs814rs880
rs706
rs872
rs881
rs652
L O Y C I R
C A P I T O L L N
G
R
A
S
S
Y L
N
J A N E S W A Y
DA
W
SON DR
R O Y S T O N C T
FROGALE CT
JORDAN DR
FIRELOCK CT
N U T M E G L N
V a l l e y A v e
M i d d l e R d
V a l l e y A v e
Map D ata Source: Frederick County, Va. GIS Department, 2018 Data
C O M P R E H E N S I V E P O L I C Y P L A N A M E N
D M E N T
B A C K C R E E K M A G I S T E R I A L D I S T R I C T
B L A C
K B U R
N P R O P E R T Y
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 8 -0 6 -2 7
P R O J E C T I D : 0 0 3 6 E
D E S I G N E D B Y : M E W
S C A L E :1 I n c h = 1 ,0 0 0 F e e t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
SW SA
Urb an D evelopm ent Area
Winchester City Limits
Parcel BoundaryLONG RANG E LAND USE
BusinessEmploymentIndustrialInstitutionalNeighborhood VillageResidentialSensitive Natural Area
1,000 0 1,000
Feet
µ
B L A C K B U R N P R O P E R T Y
C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T
P R O P O S E D W O R K F O R C
E H O U S I N
G
L A N D U S E E X H I B I T
P R O P O S E D W O R K F O R C E H O U S I N G E X H I B I T
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
I N T E R S T A T E 8 1
63-A-80I
B a l t i m o r e & O h i o R R
B a l t i m o r e & O h i o R R
£¤11
£¤11
§¨¦81 §¨¦81
ËÊ37ËÊ37 rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs706
rs872
rs814
rs652
C A P I T O L L N
G
R
A
S
S
Y L
N
L O Y C I R
J A N E S W A Y
DA
W
SON DR
R O Y S T O N C T
FROGALE CT
JORDAN DR
FIRELOCK CT
N U T M E G L N
M i d d l e R d
V a l l e y A v e
S h a w n e e D r
V a l l e y A v e
Map D ata Source: Frederick County, Va. GIS Department, 2018 Data
C O M P R E H E N S I V E P O L I C Y P L A N A M E N
D M E N T
B A C K C R E E K M A G I S T E R I A L D I S T R I C T
B L A C
K B U R
N P R O P E R T Y
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 8 -0 6 -2 7
P R O J E C T I D : 0 0 3 6 E
D E S I G N E D B Y : M E W
S C A L E :1 I n c h = 1 ,0 0 0 F e e t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
HALF MILE BU FF ERLONG RANG E LAND USE
BusinessEmploymentIndustrialInstitutionalNeighborhood VillageResidentialSensitive Natural Area
1,000 0 1,000
Feet
µ
B L A C K B U R N P R O P E R T Y
C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T
L O N G R A N G E L A N D U S E E X H I B I T
L O N G R A N G E L A N D U S E E X H I B I T
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
I N T E R S T A T E 8 1
63-A-80I
B a l t i m o r e & O h i o R R
B a l t i m o r e & O h i o R R
£¤11
£¤11
§¨¦81 §¨¦81
ËÊ37ËÊ37 rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs706
rs872
rs814
rs652
C A P I T O L L N
G
R
A
S
S
Y L
N
L O Y C I R
J A N E S W A Y
DA
W
SON DR
R O Y S T O N C T
FROGALE CT
JORDAN DR
FIRELOCK CT
N U T M E G L N
M i d d l e R d
V a l l e y A v e
S h a w n e e D r
V a l l e y A v e
Map D ata Source: Frederick County, Va. GIS Department, 2018 Data
C O M P R E H E N S I V E P O L I C Y P L A N A M E N
D M E N T
B A C K C R E E K M A G I S T E R I A L D I S T R I C T
B L A C
K B U R
N P R O P E R T Y
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 8 -0 6 -2 7
P R O J E C T I D : 0 0 3 6 E
D E S I G N E D B Y : M E W
S C A L E :1 I n c h = 1 ,0 0 0 F e e t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
HALF MILE BU FF ERZONING
B2 (Ge neral B usiness District)B3 (Industrial Tra nsition District)M1 (Light Industrial District)M2 (Industrial Gene ral D istrict)RP (Resid ential, Performance District)
1,000 0 1,000
Feet
µ
B L A C K B U R N P R O P E R T Y
C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T
Z O N I N G E X H I B I T
Z O N I N G E X H I B I T
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
INT
E
R
S
T
A
T
E
8
1
63-A-80I
Balt
i
m
o
r
e
&
O
h
i
o
R
R
Balt
i
m
o
r
e
&
O
h
i
o
R
R
£¤11
£¤11
§¨¦81 §¨¦81
ËÊ37ËÊ37 rs652
rs628rs621
rs823
rs651
rs819
rs813
rs840
rs706
rs872
rs814
rs652
Middle R
d
Va
l
l
e
y
A
v
e
Shawn
e
e
D
r
Va
l
l
e
y
A
v
e
Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Frederick County Aerial 2017
CO
M
P
R
E
H
E
N
S
I
V
E
P
O
L
I
C
Y
P
L
A
N
A
M
E
N
D
M
E
N
T
BA
C
K
C
R
E
E
K
M
A
G
I
S
T
E
R
I
A
L
D
I
S
T
R
I
C
T
BL
A
C
K
B
U
R
N
P
R
O
P
E
R
T
Y
FR
E
D
E
R
I
C
K
C
O
U
N
T
Y
,
V
I
R
G
I
N
I
A
DA
T
E
:
2
0
1
8
-
0
6
-
2
7
PR
O
J
E
C
T
I
D
:
0
0
3
6
E
DE
S
I
G
N
E
D
B
Y
:
M
E
W
SC
A
L
E
:
1
I
n
c
h
=
1
,
0
0
0
F
e
e
t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
HALF MILE BUFFER
1,000 0 1,000
Feet
µ
BL
A
C
K
B
U
R
N
P
R
O
P
E
R
T
Y
CO
M
P
R
E
H
E
N
S
I
V
E
P
O
L
I
C
Y
P
L
A
N
A
M
E
N
D
M
E
N
T
EX
I
S
T
I
N
G
L
A
N
D
U
S
E
EX
I
S
T
I
N
G
L
A
N
D
U
S
E
[Ú
[Ú
[Ú
[Ú
[Ú
[Ú [Ú[Ú[Ú [Ú [Ú[Ú[Ú [Ú [Ú[Ú [Ú[Ú
[Ú[Ú
[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú
[Ú[Ú[Ú[Ú[Ú[Ú[Ú
[Ú[Ú[Ú
[Ú[Ú[Ú[Ú[Ú[Ú
[Ú[Ú
[Ú[Ú[Ú[Ú[Ú
[Ú
[Ú
[Ú[Ú[Ú [Ú[Ú [Ú[Ú
[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú
[Ú
[Ú [Ú
[Ú
[Ú
[Ú
[Ú
[Ú
[Ú[Ú
[Ú
[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú
[Ú
[Ú [Ú
[Ú
[Ú[Ú
[Ú[Ú
[Ú
[Ú
[Ú
[Ú
[Ú [Ú[Ú[Ú
[Ú
[Ú
[Ú
[Ú
[Ú
[Ú
[Ú[Ú
[Ú
[Ú[Ú[Ú[Ú [Ú[Ú [Ú
F
r
e
d
e
r
i
c
k
C
o
u
n
t
y
W
i
n
c
h
e
s
t
e
r
I N T E R S T A T E 8 1
63-A-80I
SF_21_63-8
B a l t i m o r e & O h i o R R
B a l t i m o r e & O h i o R R
6 in. FM
4 i n . F M
6 i n . F M
6 i n . F M
£¤11
£¤11
§¨¦81 §¨¦81
15 in. GM8 i n . G M
12 in. G
M
8 in. G
M
8 i n . G M
8 i n . G M
ËÊ37ËÊ37
20 in.
10 in.
8 i n .
1 2 i n .
16 in.
6 i n .
4
i
n
.
10 in.
8 i n .
8 i n .
8 in.
1 2 i n .
1 0 i n .
8 in.
12 in.8 in.
rs652
rs628rs621
rs823
rs819
rs813
rs840
rs706
rs814
rs652
C A P I T O L L N
G
R
A
S
S
Y L
N
L O Y C I R
J A N E S W A Y
R O Y S T O N C T
FROGALE CT
JORDAN DR
FIRELOCK CT
M i d d l e R d
V a l l e y A v e
S h a w n e e D r
V a l l e y A v e
Map D ata Source: Frederick County, Va. GIS Department, 2018 Data. Water and Sewer Courtesy of Frederick Water, 2016. Frederick County Aerial 2017
C O M P R E H E N S I V E P O L I C Y P L A N A M E N
D M E N T
B A C K C R E E K M A G I S T E R I A L D I S T R I C T
B L A C
K B U R
N P R O P E R T Y
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 8 -0 6 -2 7
P R O J E C T I D : 0 0 3 6 E
D E S I G N E D B Y : M E W
S C A L E :1 I n c h = 1 ,0 0 0 F e e t
Legend
Tax Parcel 63-A-80I, 71.85 Acres
SW SA
Urb an D evelopm ent Area
Winchester City Limits
Parcel Boundary
Sew er Force Main
Sew er Gravity Main
Water Lateral
Water Main
[Ú Sew er Pump Station
1,000 0 1,000
Feet
µ
B L A C K B U R N P R O P E R T Y
C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T
W A T E R A N D S E W E R E X H I B I T
W A T E R A N D S E W E R E X H I B I T