PC 05-01-19 Meeting Agenda AGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
May 1, 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) Committee Reports ......................................................................................................... (no tab)
3) Citizen Comments .......................................................................................................... (no tab)
PUBLIC HEARING
4) Draft Update of the 2019-2020 Frederick County Primary and Interstate Road
Improvement Plans – The Primary and Interstate Road Improvement Plans establish
priorities for improvements to the Primary and Interstate road networks within Frederick
Cunty. Comments from the Transportation Committee will be forward to the Planning
Commission and Board of Supervisors. Ultimately, the priorities adopted by the Board
of Supervisors will be forwarded to the Commonwealth Transportation Board for
consideration.
The Virginia Department of Transportation and the Planning Commission of
Frederick County, in accordance with Section 33.2-331 of the Code of Virginia, will
conduct a joint public hearing in the Board Room of the Frederick County
Government Center, 107 North Kent Street, Winchester, Virginia at 7:00 p.m. on
Wednesday, May 1, 2019. The purpose of this public hearing is to receive public
comment on the proposed Six Year Plan for Secondary Roads for Fiscal Year
2020. Copies of the proposed Plan and Budget may be reviewed at the Edinburg Office of
the Virginia Department of Transportation, located at 14031 Old Valley Pike, Edinburg,
Virginia or at the Frederick County offices located at 107 North Kent Street, Winchester,
Virginia. All projects in the Secondary Road Improvement Plan that are eligible for federal
funds will be included in the Statewide Transportation Improvement Program (STIP), which
documents how Virginia will obligate federal transportation funds. Persons requiring
special assistance to attend and participate in this hearing should contact the Virginia
Department of Transportation at 1-800-367-7623. Persons wishing to speak at this public
hearing should contact the Frederick County Planning Department at 540-665-5651
Mr. Bishop .............................................................................................................................. (A)
5) CPPA #02-18 Brucetown Road Area Amendment – Sewer and Water Service Area
(SWSA) expansion and land use designation associated with Comprehensive Plan
Amendment #02-18 for the Carter Tract. This is a request to amend the Northeast
Land Use Plan of the 2035 Comprehensive Plan. This amendment request 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
uses.
Mrs. Perkins ............................................................................................................................ (B)
6) CPPA #01-19 Blackburn Property Workforce Housing – Urban Development Area
(UDA) expansion and land use designation change associated with the
Comprehensive Plan Amendment #01-19 for Blackburn Property Request. This is
a request to amend the Kernstown Area Plan of the 2035 Comprehensive Plan. This is a
request to add 71.849-acres to the UDA. This amendment also seeks to designate the
71-acres for workforce housing.
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
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
TO: Frederick County Planning Commission
FROM: John A. Bishop, AICP, Assistant Director - Transportation
RE: Update of the Interstate, Primary, and Secondary Road Plans
DATE: April 24, 2019
This is a public hearing item to consider the update of the 2019 – 2020 Interstate, Primary, and
Secondary Road Improvement Plans.
Summary of Changes:
Updates to the priorities which are being recommended are for the reasons of consistency
between the plans and for continuity and support of the Board’s SmartScale applications.
Interstate Plan Updates are as follows:
1. Separate Widening and Interchange priorities to remove potential conflicts.
2. Update segment priorities.
3. Add emphasis on safety patrols and increase variable message signs.
Primary Plan Updates are as follows:
1. Create a 4th Route 37 priority segment. New segment 1D was formerly included with 1B.
2. Add note that all Primary roadway upgrades on non-limited access roadways should
include access management and safety upgrades.
Secondary Plan
1. Update Major road improvements list to reflect current activities.
2. Add Fishel Road and Canterburg Road to the scheduled list for hard surfacing.
3. Add Knob Road to the unscheduled list for hard surfacing.
The Transportation Committee reviewed this item on April 22, 2019 and has recommended
approval to the Board of Supervisors. Staff is seeking a recommendation from the Planning
Commission to the Board of Supervisors on the plans.
Attachments
JAB/pd
MEMORANDUM
2019-2020
INTERSTATE ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 4/22/2019
Frederick County Planning Commission: 5/1/2019
Frederick County Board of Supervisors:
I-81 Improvements:
Provide additional travel lanes on the main line, evaluate collector-distributor lanes
adjacent to the main line, modifications to existing interchange areas, and develop new
interchange areas and bridge crossings of the main line as recommended by the WinFred
MPO Long Range Plan.
In addition, as the State continues to work toward an ultimate plan for the I-81 widening,
the County of Frederick continues to support the study of Eastern Route 37 as a potential
corridor on new location as an alternative for that effort.
Moreover, the County of Frederick supports exploration of the potential for rail
transportation as a component of the Interstate 81 Corridor improvements.
Interchange Priorities
1. Exit 313 - Bridge re-decking, safety improvements, and capacity expansion.
2. Exit 317 – Realign northbound exit ramp and increase merge areas at the other
ramps. Redbud Road realignment to accommodate ramp realignment.
3. Exit 310 - Phase 2 of the FHWA approved interchange modifications.
4. Exit 307 – Safety and capacity improvements to the existing facility while
continuing to promote the future relocation further south to the South Frederick
Parkway.
5. Spot Improvements on I-81 in Frederick County. Provide spot improvements at
various interchanges to increase capacity and/or enhance safety for the motoring
public.
Interstate Widening Priorities
1. Widen I-81 from Route 50/17 Exit 313 to Route 11 Exit 317
2. Widen I-81 from Route 277 Exit 307 to Route 50/17 Exit 313. This should
include the relocation of Exit 307.
3. Widen the remainder of I-81 in Frederick County to the West Virginia State
line in the North and to the Warren County Line in the South
Intelligent Transportation Systems and Incident Management
1. Implementation of VDOT safety patrols.
2. Implement more variable message signs along the I-81 corridor and approaches.
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StephensCity
0 2.5 51.25 Miles
Widening Priorities
Priority 2Widen I-81 fromExit 307 to Exit 313
Priority 1Widen I-81 fromExit 313 to Exit 317
Widen Remainder of I-81 SouthPriority 4Widen Remainder of I-81 NorthPriority 3
2019 - 2020Interstate RoadImprovement Plan
Priority 2Exit 317 Realign Northbound ExitRamp and Increase Merge Areasat Other Ramps. Redbud RdRealignment to AccomodateRamp Realignment
!(
Priority 3Exit 310 Phase II of theInterchange Upgrade!(
Priority 4
!(Exit 307 Safety and CapacityImprovements to Existing Locationand Promote Future Realignment
Interchange ImprovementPrioritiesPriority 1Exit 313 Bridge Reconstruction,Safety Improvements, andCapacity Expansion!(
2019-2020
PRIMARY ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 4/22/2019
Frederick County Planning Commission: 5/1/2019
Frederick County Board of Supervisors:
All upgrades to primary system roadways that are not limited access should include
implementation of access management principles to improve safety and efficiency wherever
possible.
1) Route 37 Bypass
A. Route 37 - Phase 1
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the southern segment of the Route 37 Eastern Bypass from Interstate
I-81 to Front Royal Pike (Route 522 South).
B. Route 37 - Phase 2
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the preferred alternative between existing Route 11 North and Route
7.
C. Route 37 - Phase 3
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the preferred alternative between Route 7 and Route 522.
D. Route 37 – Phase 4
Initiate final engineering and design, acquire right-of-way, and establish a construction
phase schedule for the preferred alternative between Existing Route 37 around Stonewall
Industrial Park to Route 11 North.
2) Route 11 (North and South of Winchester)
A) Establish an Urban Divided Six Lane System:
From: Northern limits of the City of Winchester
To: Intersection of Cedar Hill Road
B) Establish an Urban Divided Four Lane System:
From: Southern limits of the City of Winchester
To: Renaissance Drive
C) Establish an Urban Divided Four Lane System:
From: Intersection of Cedar Hill Road
To: West Virginia line
3) Route 277 (East of Stephens City)
Upgrade of the overall corridor to a 4-lane divided system with improved access
management and bicycle and pedestrian facilities.
A) Establish an Urban Divided Four Lane System:
From: I-81
To: Double Church Road
B) Establish an Urban Divided Four Lane System:
From: Double Church Road
To: Warrior Drive
C) Establish an Urban Divided Four Lane System:
From: Warrior Drive
To: White Oak Road
D) Establish an Urban Divided Four Lane System:
From: White Oak Road
To: Route 277
4) Route 7 – Establish a 6 Lane Cross Section:
From: Exit 315 Interchange
To: Future Route 37 Interchange
5) Route 50 East and West
A) Establish a 6 Lane Cross Section:
From: The Interchange at Exit 313
To: The Future Route 37 Interchange
B) Establish a 6 Lane Cross Section:
From: The Interchange with Route 37
To: Poorhouse Road
6) South Frederick County Parkway:
From: Relocated Exit 307
To: Intersection with Route 277 approximately 1 mile west of the intersection of
Route 277 and Route 522
This is a planned new roadway with limited access points serving a mixture of
predominantly commercial and industrial development.
There is a need to study this project in conjunction with the Exit 307 relocation and
planning for Route 277 improvements noted in item 3.
Phasing of this project is not yet clearly defined; however general phasing would be from
West to East with the clear first phase being from relocated Exit 307 to Warrior Drive.
7) Route 522 and Costello Drive
Add additional left turn lane capacity on Route 522 southbound for turns onto Costello
Drive.
8) Commuter Park and Ride Lots
Establish a new park and ride facility along the Berryville Pike (Route 7) corridor. Work
with the Northern Shenandoah Valley Regional Commission to determine appropriate
locations for park and ride facilities at other strategic locations within the County’s Urban
Development Area. For Park and Ride locations in Frederick County the primary goal
should be that they are situated in such a manner that they reduce traffic in Frederick
County in addition to adjacent localities.
1A
1B
1C
5A
5B
4
6
2A
2B
2C
3D
3C3B3A
1D
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Stephens City
2019 - 2020Primary RoadImprovementPlan
0 1 20.5 Miles
Route 37 Bypass Phases
Priority 1A
Priority 1B
Priority 1C
Priority 1D
Route 11 North & South
Priority 2A
Priority 2B
Priority 2C
Route 277 East of Stephens City
Priority 3A
Priority 3B
Priority 3C
Priority 3D
Route 7
Priority 4
Route 50
Priority 5A
Priority 5B
South Frederick County Parkway
Priority 6
Route 522 & Costello Dr
!(Priority 7
Commuter - Park & Ride Lots
!(Priority 8
2A
2018/19-2023/24
SECONDARY ROAD IMPROVEMENT PLAN
for
FREDERICK COUNTY, VIRGINIA
Frederick County Transportation Committee: 4/22/2019
Frederick County Planning Commission: 5/1/2019
Frederick County Board of Supervisors:
MAJOR ROAD IMPROVEMENT PROJECTS
2018/2019 through 2023/2024
Major road improvement projects command the reconstruction of hardsurfaced roads to enhance
public safety. Improvements required for road width, road alignment, road strength, and road
gradient are considered major road improvements projects.
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655
Sulphur Springs Road
Route 50
.30 Mi East Rt. 656
5800 1.1 miles SH $8,205,445 2018 $5,798,052 Allocated SSYP Smart-Scale
661 Red Bud Road .47 Mi South Route 11
Int. Snowden Bridge Blvd.
2000 0.5 miles ST $2,000,000
2022
11
Valley Pike
Route 11
.35 Mi East
3200
0.35 miles
ST
$1,701,000 Revenue Sharing
UN/SH
R/S Funds
East Tevis Street
Roundabout (Includes Roundabout)
W inchester City Limit
N/A
0.44 miles
SH
$13,543,656 Revenue Sharing
2018
R/S Funds
East Tevis Street Northern Y
Route 522
I-81
N/A
0.35 miles
SH
$5,786,290 Revenue Sharing
2018
R/S Funds
Airport Road Ext
Route 522
Roundabout
N/A
0.43 Miles
SH
$8,431,762 Revenue Sharing
2018
R/S Funds
788 Renaissance
.24 Mi W est Route 11
Int. Shady Elm Road
N/A .18 miles
BC
$4,734,995
UN/SH
R/S & TPOF Funds
1012 Town Run Lane
280 Ft. S. Stickley Drive
Int.
210 Ft. N.
Stickley Drive
N/A .1 Miles BC $150,000 UN/SH Funded $150,000 Thru Plan
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Stephens City
Frederick CountyMajor RoadImprovement Projects2019/2020 thru 2024/2025
0 1 20.5 Milesµ
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1. Sulphur Springs Rd
4. East Tevis Street
5. East Tevis Street
3. Route 11
2. Redbud Rd Realignment
8. Town Run Ln
6. Airport Rd Extension7. Renaissance Dr Phase II
NON-HARDSURFACE ROAD IMPROVEMENT PROJECTS
2018/2019 through 2023/2024
Non-Hardsurface road improvement projects provide impervious resurfacing and reconstruction of
non-hardsurfaced secondary roads. Non-Hardsurface improvement projects are prioritized by an
objective rating system, which considers average daily traffic volumes; occupied structures;
physical road conditions including geometrics, drainage, and accident reports; school bus routing;
and the time that project requests have been on the Secondary Road Improvement Plan.
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1 629 Laurel Grove Road
Route 622 1.25 Mi W of Rt. 622
200 1.25 miles BC $376,000 2019 CTB Unpaved Roads Funding
2 629 Laurel Grove Road 1.25 Mi W of Rt. 622
2.5 Mi W of Rt. 622
200 1.25 miles BC $376,000 2019 CTB Unpaved Roads Funding
3 707
Hollow Road WV state line
Rt. 610 Muse Road
190
1.8 miles GA $495,000 2020 CTB Unpaved Roads Funding
4 734 North Sleepy Creek Road
1.27 MI S of RT 522
2.27 MI S of RT 522
50 0.9 miles GA $305,000 2020 District Grant Unpaved Road
5 730 Babbs Mountain Road Route 654 Route 677 130 0.9 miles GA $275,000 2020 District Grant
Unpaved Road
6 677 Old Baltimore Road Route 676 Route 672
90 1.23 miles GA $366,000 2021 District Grant Unpaved Road
7 695
Middle Fork Road 522 WV Line 50 .9 miles GA $238,500 2022 District Grant Unpaved Road
8 811 Timberlakes Lane 671 *671 280 0.25 miles ST $66,250 2022 District Grant Unpaved Road
9 644 East Parkins Mill Road 50 Clarke Co. Line
200 0.81 miles SH $214,000 2023 District Grant Unpaved Road
10 733 Fletcher Road 50 707 170 1.3 miles GA $346,518 2023 District Grant Unpaved Road
11 612 Fishel Road 600 600 60 1.6 miles BC $408,000 2024 District Grant Unpaved Road
12 636 Canterbuurg Road 640 641 140 1.5 mile OP
$390,000 2024 District Grant Unpaved Road
*NOTE: Projects are placed on the scheduled list based upon VDOT revenue projections. Changes to those projections can lead to
projects being delayed or removed from the scheduled list.
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Middletown
Steph ensCity
Frederick CountyNon-Hardsurfaced RoadImprovement Projects2019/2020 thru 2024/2025
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0 4 82 Mil es
1. Laurel Grove Rd
2. Laurel Grove Rd
3. Hollow Rd
4. North Sleepy Creek Rd
5. Babbs M ountain Rd
6. Old Baltimore R d
7. Middle Fork Rd
8. Timberlakes Ln
9. East Parkins Mill Rd
10. Fletcher Rd
11. Fishel Rd
12. Canterburg Rd
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UNSCHEDULED
NON-HARDSURFACE ROAD IMPROVEMENT PROJECTS
2018/2019 through 2023/2024
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1 Clark Rd 638 625 759 70 0.8 BC 65.94
2 Heishman Rd 607 600 600 70 0.78 BC 65.37
3 Glaize Orchard Rd 682 608 654 240 1.54 GA 64.22
4 South Timber Ridge Rd 696 522 694 220 1.3 GA 61.58
5 Cougill Rd 634 635 11 120 0.25 BC 61.00
6 Cattail Rd 731 608 654 60 1.7 GA 58.24
7 Hunting Ridge Rd 608 682 681 90 2.44 GA 58.01
8 Huttle Rd 636 709 735 110 1.1 OP 56.05
9 Ruebuck Rd 670 669 end of maintenance 160 0.35 ST 55.00
10 Light Rd 685 600 681 80 1.3 BC 54.46
11 McDonald Rd 616 608 .44 N. of 608 60 0.45 BC 54.33
12 Grace Church Rd 668 667 671 210 1.35 ST 53.20
13 Mount Olive Rd 615 50 Hammack Lane 110 0.37 BC 52.00
14 Gardners Rd 700 127 701 110 1 GA 51.50
15 Shockeysville Rd 671 690 .90 miles west of 690 120 0.9 GA 49.67
16 Knob Road 752 Route 50 705 40 2.7 BC 43.40
17 Mount Olive Rd 615 Hammack Lane 600 110 0.4 BC 41.00
Note: Project ratings are updated only when funding is available to promote projects to the scheduled
list.
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Middletown
Steph ensCity
SH AWNEE
REDBUD
STONEWALL
GAINESB ORO
BACK CREEK
OPEQUON
Frederick CountyUnscheduledNon-Hardsurfaced RoadImprovement Projects2019/2020 thru 2024/2025
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0 4 82 Miles
1. Clark R d
2. Heishman Ln
3. Glaize Orchard Rd
4. South Timber Ridge Rd
5. Cougill Rd
6. Cattail R d
7. Hunting R idge R d
8. Huttle Rd
9. Ruebuck R d
10. Light Rd
11. McDonald R d
12. Grace C hurch Rd
13. Mount Olive R d
14. Gardners R d
15. Shockeysville Rd
16. Knob Rd
17. Mount Olive R d
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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: Public Hearing: Brucetown Road Area Amendment (CPPA #02-18 – Carter)
DATE: April 17, 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 for public hearing. Staff is seeking a
recommendation from the Planning Commission to the Board of Supervisors on this requested
amendment.
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) dis cussed 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
Brucetown Road Area Amendment
April 17, 2019
Page 2
would be the best language for the text, “should vs shall”. The CPPC felt that since the
Comprehensive Plan is an advisory document that the use of “should” would be best suited for the
language.
The Planning Commission discussed this request at their March 6, 2019 meeting. The Commission
agreed with the proposed amendment and sent the item forward to the Board of Supervisors with
a favorable recommendation. The Commission also discussed the use of “should vs shall” in the
document and felt that since this is a policy document that guides future land use that the use of
“should” would be appropriate. One Commission member did express concern with the
amendment and did not support the amendment going forward. The Board of Supervisors
discussed this item at their April 10, 2019 meeting. The Board sent this item forward for public
hearing.
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 for public hearing. Staff is seeking a
recommendation from the Planning Commission to the Board of Supervisors on this requested
amendment.
Please contact staff should you have any questions.
CEP/dw
Attachments
DRAFT
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 area 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 from 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 ag ricultural 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 should be provided by the proposed development.
Traffic improvements 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 should be via the existing
quarry entrance onto Brucetown Road; no direct access to Brucetown Road should be
considered.
• Recognize that water and sewer capacity is limited in this area and therefore any future
industrial uses should recognize the capacity constrain ts 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
should 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 a dequate
screening. Building height limitations should 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.
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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
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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: Public Hearing: Blackburn Property Workforce Housing (CPPA #01-19)
DATE: April 18, 2019
This is a draft amendment to the Kernstown Area Plan of the 2035 Comprehensive Plan. This
request is presented to the Planning Commission for public hearing. Staff is seeking a
recommendation from the Planning Commission to the Board of Supervisors on this requested
amendment.
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.
The Planning Commission discussed this item at their March 6, 2019 meeting. The Commission
agreed with the concerns expressed by the CPPC and did not support the loss of planned industrial
land for the construction of residential units. The Planning Commission sent this item forward to
Blackburn Workforce Housing
April 18, 2019
Page 2
the Board of Supervisors with a recommendation for denial. The Board of Supervisors discussed
this item at their April 10, 2019 meeting. The Board sent this item forward for public hearing.
Conclusion
Please find attached the current Kernstown Area map designation for the subject property, draft
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 for public hearing. Staff is seeking a
recommendation from the Planning Commission to the Board of Supervisors on this requested
amendment.
CEP/pd
Attachments
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321APPLEVALLEY RD
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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
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592APPLEVALLEY RD 572APPLEVALLEY RD582APPLEVALLEY RD
170JORDAN DR
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3362MIDDLE RD 610APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD 3352MIDDLE RD
632APPLEVALLEY RD
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640APPLEVALLEY RD
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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
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63-A-80I
Current UDA
Draft UDA
Sewer and Water Service Area
Parcels
Draft Long Range Land Use
Residential
Industrial
Sensitive Natural Areas
Institutional
Environmental & Recreational Resources
Proposed Workforce Housing
Map Produced by Frederick County Planning and Development Dept.January 30, 2019 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.
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rs813
rs840
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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
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I N T E R S T A T E 8 1
SH ADY ELM W ORK FOR CE HO USIN G AREA
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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
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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
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D E S I G N E D B Y : M E W
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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
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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
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µ
B L A C K B U R N P R O P E R T Y
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63-A-80I
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C A P I T O L L N
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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
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D E S I G N E D B Y : M E W
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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)
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Z O N I N G E X H I B I T
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Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Frederick County Aerial 2017
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Tax Parcel 63-A-80I, 71.85 Acres
Winchester City Limits
Parcel Boundary
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C A P I T O L L N
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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
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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
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W A T E R A N D S E W E R E X H I B I T