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Home My WebLink AboutCPPC 07-08-19 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: July 8, 2019 Meeting DATE: July 1, 2019 The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be meeting on Monday, July 8, 2019 at 7:00 p.m. in the first-floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPC will discuss the following agenda items: AGENDA 1. Comprehensive Plan Amendment (CPPA) Request for 2019: A. CPPA #02-19 – Woodside Business Park – Woodside Road - Clearbrook 2. Other Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the four-story wing. Committee members and interested citizens are encouraged to park in the County parking lot located behind the County Office Building or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. CEP/pd Attachments MEMORANDUM Item 1 2019 Comprehensive Plan Amendment (CPPA) The Planning Department received one Comprehensive Plan Amendment (CPPA) request by this year’s June 2019 deadline: CPPA #02-19, for Woodside Business Park – Sewer and Water Service Area (SWSA) Inclusion Request and land use designation change; Parcels 34-A-129E, 34-A-129I and 34- A-129G. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 181.56 acres of land. The request also seeks to change the land use designation from warehousing as show in the Northeast Land Use Plan to industrial; t he properties are currently zoned RA (Rural Areas). The properties are located on the northeastern side of Woodside Road, the site also has frontage on Grace Church Road, in the Stonewall Magisterial District. CPPA requests submitted for the 2019 amendment process will be considered first by the Comprehensive Plans and Programs Committee (CPPC) on Monday, July 8, 2019. Staff will be making a short presentation on the application and then the Applicant, or their representative, will be allowed to give a short presentation . The CPPC will forward a recommendation on the application to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider the request later in August. The CPPC will be notified when the date and time have been determined. The purpose of the work session will be to review the CPPA request and determine if it merits additional study and formal action through the public hearing process. In keeping with the County’s established protocol for long-range policy planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Northeast Land Use Plan, a copy of the application and comments from Frederick Water. 315 Tasker Road PH (540) 868‐1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868‐1429 Executive Director www.FrederickWater.com Water At Your Service MEMORANDUM TO: Candice Perkins, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: 2019 Comprehensive Policy Plan Amendment Review – Woodside Business Park DATE: July 2, 2019 Thank you for the opportunity to provide preliminary comments on the Comprehensive Policy Plan Amendment applications received for the 2019 application period. We understand that Frederick Water’s preliminary comments will be shared with the Board of Supervisors and Planning Commission during their CPPA review joint work session later this summer. We welcome the opportunity to participate in a more thorough review of the application once the Board decides if the application warrants further evaluation. Our preliminary comment: Woodside Business Park SWSA Expansion and Industrial Land Use Designation Request; Parcels 34‐A‐129E, 34‐A‐129I, and 34‐A‐129G. These properties are located in the Northeast Land Use Plan (NELUP), east of Woodside Road. Frederick Water does presently provide water to the Amazon distribution facility, located west of the application’s parcels; no water or sewer lines enter the subject parcels. The current sewer infrastructure serving the NELUP was funded through 2001‐era Grant‐in‐Aid agreements by a number of property owners who sought access to public and sewer. Sewer capacity is limited as the sewer improvements constructed with the Grant‐in‐Aid effort were Page 2 Comment on the 2019 Comprehensive Policy Plan Amendment Application for Woodside Business Park Candice Perkins July 2, 2019 sized for those property owners, and the land uses within the SWSA depicted in the 2000 NELUP. Frederick Water’s 2017 Sanitary Sewer Master Plan (2017 SSMP) utilized the County’s 2035 Comprehensive Policy Plan (2035 CPP) as guidance and foundation for its sewer improvement recommendations. The 2017 SSMP evaluated the 2035 CPP future land uses and the SWSA, and then projected the necessary sewer system improvements to meet the projected demands. The 2017 SSMP recommended a number of improvements to meet the projected demands generated by the 2035 CPP, including a new wastewater treatment plant. Any additional future land uses and SWSA expansions beyond those in the 2035 CPP would not be captured by the 2017 SSMP, and therefore may not be positioned for adequate sanitary sewer service in the future. The Woodside Business Park CPPA was discussed by the Frederick Water Planning Committee on July 1, 2019. The Planning Committee recognized the recommendations from the 2017 SSMP and the projected costs in excess of $40 million. The Planning Committee recommended that property owners who benefit from a SWSA expansion and new land use designations be accountable for the improvements so that the existing customer base not be burdened with improvement costs that benefit new development. Ultimately, the Planning Committee voiced that the existing sewer system and improvements recommended in the 2017 Sanitary Sewer Master Plan would not be adequate to meet the demands of an expanded SWSA and additional Industrial land use designation. Frederick Water does not support further study of the application without consideration of a much larger study area that would collectively constrict the SWSA, and contribute to infrastructure improvements that convey the study area sewage directly to the OWRF or to a new WWTP. A study of opportunities, and implementation of results, for expansion of wastewater treatment facilities would also be necessary. Turkey Run Coyle R u n Turkey R u n Turk e y R u n BERKELEY COUNTY WEST VIRGINIA 34 A 129E 34 A 129I 34 A 129G 1435BRUCETOWN RD 1435BRUCETOWN RD 1673BRUCETOWN RD 340GRACECHURCH RD 570GRACECHURCH RD 120JOHN DEERE CT 643GRACECHURCH RD 663GRACECHURCH RD 493SIR JOHNS RD 2490WOODSIDE RD 603GRACECHURCH RD 471GRACECHURCH RD 167ABRILS RUN LN 571GRACECHURCH RD 527GRACECHURCH RD 181ABRILSRUN LN 569SIRJOHNS RD 445GRACECHURCH RD 311ABRILSRUN LN 2619WOODSIDE RD 2619WOODSIDE RD 461GRACECHURCH RD 217GRACECHURCH RD 305ABRILSRUN LN 271BRANSONSPRING RD 4170MARTINSBURGPIKE 4230MARTINSBURGPIKE 2066GILLIE LN 280WOODBINE RD 2973WOODSIDE RD 3026WOODSIDE RD 276WOODBINE RD 3150WOODSIDE RD4392MARTINSBURGPIKE 4420MARTINSBURGPIKE 4442MARTINSBURGPIKE 331WOODBINE RD 4470MARTINSBURGPIKE 3121WOODSIDE RD 3220WOODSIDE RD BRANS O NSPRING R D WOOD B I N E R D WOO D S I D E R D GRACE C H U R C H R D 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 Long Range Land Use Business Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Rural Community Center Sensitive Natural Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 20, 2019 §¨¦81 §¨¦81 CHR I S T O REY D R JEFFS WAY WOODB I N E R D GRAC E C H U R C H R D GILL I E LN LO R E T T O D R SIR JO H N S R D CED A RHILL R D ZA C H A R Y AN N L N WOO D S I D E R D BRANSONSPRING RD SHADYCREEK R D MA R T I N S B U R G P I K E Clear Brook Clear Brook 0 1,000 2,000500 Feet BERKELEY COUNTY CPPA # 02 - 19: Woodside Business ParkPINs: 34 - A - 129E, 34 - A - 129G, 34 - A - 129IDraft NELUP and SWSA AmendmentsLong Range Land Use Map CPPA #02-19 CPPA #02-19 CPPA #02-19 Turkey Run Coyle R u n Turkey R u n Tur k e y R u n BERKELEY COUNTY WEST VIRGINIA 34 A 129E 34 A 129I 34 A 129G 1435BRUCETOWN RD 1435BRUCETOWN RD 1673BRUCETOWN RD 1761BRUCETOWN RD 570GRACECHURCH RD 111JOHNDEERE CT 120JOHNDEERE CT 663GRACECHURCH RD 493SIR JOHNS RD 340GRACECHURCH RD 2490WOODSIDE RD 603GRACECHURCH RD 471GRACECHURCH RD 527GRACECHURCH RD 569SIRJOHNS RD 167ABRILS RUN LN 571GRACECHURCH RD 181ABRILSRUN LN 445GRACECHURCH RD 311ABRILSRUN LN 2619WOODSIDE RD 2619WOODSIDE RD 461GRACECHURCH RD 217GRACECHURCH RD 305ABRILSRUN LN 271BRANSONSPRING RD 4170MARTINSBURGPIKE 4230MARTINSBURGPIKE 2066GILLIE LN 280WOODBINE RD 2973WOODSIDE RD 3026WOODSIDE RD 276WOODBINE RD 3150WOODSIDE RD 4420MARTINSBURGPIKE 4442MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD WOODB I N E R D BRANSONSPRING R D WOO D S I D E R D GRACE C H U R C H R D 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 EM (Extractive Manufacturing District) M1 (Light Industrial District) M2 (Industrial General District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 20, 2019 §¨¦81 §¨¦81 CHR I S T O REY D R JEFFS WAY WOODB I N E R D GRAC E C H U R C H R D GILL I E LN LO R E T T O D R SIR JO H N S R D CED A RHILL R D ZA C H A R Y AN N L N WOO D S I D E R D BRANSONSPRING RD SHADYCREEK R D MA R T I N S B U R G P I K E Clear Brook Clear Brook 0 1,000 2,000500 Feet BERKELEY COUNTY CPPA # 02 - 19: Woodside Business ParkPINs: 34 - A - 129E, 34 - A - 129G, 34 - A - 129IDraft NELUP and SWSA AmendmentsZoning Map CPPA #02-19 CPPA #02-19 CPPA #02-19 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner(s) Information: 1. Name: Woodside Land Company, LLC; Light, H.G. & Son, Inc.; and Light, John H, Trustee 2. Project Name: Woodside Business Park 3. Mailing Address: 2873 Woodside Road, Clear Brook, VA 22624 4. Telephone Number: 540.539.3834 Authorized Agent Information: 1. Name: Tim Stowe, Stowe Engineering, PLC 2. Project Name: Woodside Business Park 3. Mailing Address: 103 Heath Court Winchester, VA 22602 4. Telephone Number: 540.686.7373 B. Legal interest in the property affected or reason for the request: The owner would like to change the future land use from warehousing to Industrial and would also like to have the property included in the Sewer and Water Service Area. C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT a. PIN(s): 34 A 129E, 34 A 129I, & 34 A 129G Magisterial District: Stonewall b. Parcel size (approximate acres): 181.56 c. Plat of area proposed for CPPA amendment, including metes and bounds description. See tab labeled “PLAT” d. Existing Comprehensive Plan land use classification(s): Warehousing and a small Sensitive Natural Area are the existing land uses in the 2035 Comprehensive Plan. e. Proposed Comprehensive Plan land use classification(s): The proposed Comprehensive Plan land use designation is industrial. The Sensitive Natural Area will remain unchanged. f. Existing zoning and land use of the subject parcel: The existing zoning is Rural Agricultural. g. What use/zoning will be requested if the amendment is approved? M-1 Light Industrial. h. 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: • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • ½ mile if 21 - 100 acres in size; or • One mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. The maps on the following pages show existing conditions, future land use designations, and zoning as of May 2019 within 1 mile of the Woodside Business Park. The 2035 Comprehensive Plan designates the Route 11 North corridor for commercial and industrial growth. The following table provides a summary of the surrounding land uses and zoning. Direction Land Use Zoning South Extractive Mining & Heavy Industrial Extractive Mining East Agricultural Rural Agricultural North Industrial, Agricultural Manufacturing, Rural Agricultural West Business and Industrial M1, B2, B3, and RA The 2035 Comprehensive Plan strategies and goals are being accomplished with the growth of commercial and industrial land use in the Route 11 North corridor. Establishing additional land for industrial use will further advance these goals and strategies to attract quality industries to Frederick County that help offset the cost of services to residential development. Farmland - According to the USDA Web Soil Survey, 20% of the area encompassed in this proposed amendment is Prime Farmland. Although the land is used for farming the poor draining soils in this area are not ideal for farming. In Frederick County, the Prime Farmlands are generally west of I-81 where the soils support healthy farming. i. The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 8). The mailing list is on the following page. 2. FOR A TEXT AMENDMENT a. Purpose and intent of the amendment. To recognize and implement critically needed transportation improvements along the Route 11 North corridor. Also, to obtain the participation of proposed industrial facilities with the expansion of wastewater capacity in the area. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. Chapter V Transportation, Planning Assumptions, Route 11 North Corridor. Chapter VI Public Facilities, Frederick Water – Focus for the Future c. Proposed new or revised text. Chapter V – Transportation. PLANNING ASSUMPTIONS Route 11 North Amendment (pg. 44) Existing Text - “Modeling of the expected development along the Route 11 North corridor indicates a need for widening and access management to the entire corridor with the corridor to become six lanes to Cedar Hill Road and four lanes to the West Virginia State line. The most immediate need is to widen from Route 37 to Old Charlestown Road.” Proposed additional text – Until recent years the area from Hopewell Road and Brucetown Road to Rest Church Road has been comprised mainly of rural residential, and agricultural land uses. In recent years large distribution facilities including Amazon and McKesson have been developed along the corridor, and more are expected. Akin to changes in land use are changes in traffic volume and composition. To fully evaluate these changes, a detailed traffic study should accompany any future industrial rezoning proposal and should identify transportation deficiencies and remedies to be provided by the proposed development. Project timing may necessitate the improvement of local roads before the Route 11 mainline improvements. The cost for improvements should be spread equitably among landowners along the Route 11 corridor, which will benefit from the improvements in connection with future rezonings. Funding from VDOT should be pursued to leverage private investments in transportation improvements. Chapter VI – Public Facilities. FREDERICK WATER Focus for the Future (pg. 75) Insert after the last paragraph – In the Route 11 North Corridor, there is limited sewer capacity. Future industrial rezoning proposals should recognize the sewer capacity constraint and participate in the construction of wastewater infrastructure necessary to serve the Route 11 North Corridor area. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. (reference is made to the corresponding section of the 2035 Comprehensive Plan) Comprehensive Plan Section IV. Business Development, Introduction, Focus for the Future To encourage commercial and industrial uses to Frederick County has designated certain areas solely for these types of uses such as the Route 11 North corridor, Kernstown area, Round Hill, the Route 277 Triangle area, and in the vicinity of the Winchester Regional Airport. Future planning efforts will continue to identify opportunities to align land uses to promote business development. Policy Appropriateness - In response to this policy, the proposed Comprehensive Plan amendment will establish an additional 181.56 acre of land for industrial development, thereby aligning land use with business development opportunities. Comprehensive Plan Section IV. Business Development. Introduction, Community Benefits Adequate amounts of land must be planned for and designated for both Commercial and Industrial uses and residential developments. Striking a balance of these land uses and ensuring that the tax rates remain low and that services are available to support these initiatives will help make Frederick County an economic engine within the region. Policy Appropriateness - In response to this policy, the Light Property will be designated as industrial land. Its development as such will enable the county to better strike the desired balance between all land uses. GOAL: Develop a Strategy that Promotes the Expansion of Desirable Business, and Industrial Land Uses. STRATEGIES: Frederick County Economic Development Authority (EDA) targeted industries: (as of February 2016): • Light Industrial • Pharmaceutical & Medicine Manufacturing, Scientific Research & Development, and Lab Services • Business Services • Retail The proposed land use and SWSA change will further the goals, policies, objectives, and strategies outlined in the Comprehensive Plan by opening lands for commercial and industrial uses. The proposed amendment is appropriate because it incorporates large tracts of land where planning for inter-parcel movement of goods and services, multi-modal movement of raw and finished products, and regional water and sewer service become practical and efficient. Additionally, the presence of natural gas lines and right of ways, an electric sub-station, and fiber optic infrastructure will provide the utility services necessary for industrial development. Comprehensive Plan Section IV. Business Development, Office and Industrial, Community Benefits The continuation of a low residential tax rate is a direct result of the expansion of the commercial and industrial tax. Currently, commercial and industrial tax revenue accounts for approximately 13% of the County’s tax base. The County’s goal indicates that this should be around 25% to ensure a balanced fiscal environment. Tax revenue derived from the average single-family residence is approximately fifty percent of the cost of service provided for that same residence. The County’s fiscal survival is dependent upon recruiting office and industrial occupants which offset those residential costs. The proposed land use and SWSA changes designate an additional 181.56 acres of land for industrial use, strengthening the county’s financial position and offsetting residential costs. GOAL: Identify and Recognize Areas in the County Most Strategically Suited for Office and Industrial Development STRATEGIES: • Complete review of area land use plans to ensure sufficient acreage is designated for office and industrial uses. • All infrastructure, such as voice and data fiber, electric, water, wastewater, and natural gas, should be extended to areas identified for office and industrial uses and non-rural residential areas. • The rezoning process should be examined and streamlined as appropriate in order to encourage landowners of properties identified in Area Plans (see Appendix I) to proceed with rezoning. The Light Property meets this goal as it is well suited for industrial development. Its proximity to I-81 and the Winchester & Western railroad encourage multi-modal transportation solutions, and its proximity to similar uses fosters an atmosphere of success. The property is a short distance from the Anderson Water Treatment plant, which supplies quality water at high pressures to the area. Wastewater will be pumped to the Frederick Water system. Comprehensive Plan Section VII – Natural Resources, Water Supply and Water Quality Water supply is critical to both the natural and built environment, and viable sources are essential for future economic development in the County….with the exception of water purchased from the City of Winchester, which comes from the North Fork of the Shenandoah River, the County is entirely dependent on groundwater sources. Frederick Water’s Opequon Water Supply Plan (OWSP) initiative, is underway and is designed to ensure a safe, reliable, and sustainable supply of water to help meet the community’s projected drinking water needs. By 2035, Frederick Water water customers may require up to 12 million gallons of drinking water every day, more than doubling from today’s average of 5.6 million gallons per day. Frederick Water is prepared to meet this demand through the OWSP. This system expansion will supply water to the Woodside Business Park area. The limited capacity of the wastewater transport piping in the Route 11 North corridor restricts full development of the region. Frederick Water is taking steps to expand capacity and has developed a long-range wastewater plan that accounts for the development of the Light property. By adopting this amendment, the Frederick Water and Comprehensive Plans are aligned in planning for future growth in this area. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. The proposed land use will strengthen the county's financial position, thereby enabling the county to offset better the costs associated with residential development. This amendment dovetails with the intent and direction of the 2035 Comprehensive Plan's Route 11 North recommendations and those for supporting existing industries. e. What level of service impacts, if any, are associated with the request? The level of service impact associated with commercial and industrial development is transportation. The proposed roadway improvements will move traffic to Route 11 quickly and efficiently via the proposed north-south major collector road through the property. The long-range timing of the Light Property development provides an excellent planning horizon for VDOT and plan together. The Winchester & Western railroad is near to the property and can provide rail service to the industrial businesses locating here. 3. FOR ALL AMENDMENTS a. Justification of the proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. This amendment is proposed because the owner sees an opportunity to create and expand businesses while implementing critical land use and financial goals of the Comprehensive Plan. He desires to see this area develop into a positive economic generator for the County. The proximity of the proposed industrial area to the I-81 corridor and the Winchester & Western rail line facilitates the movements of raw materials and finished goods, and its location next to the new Amazon fulfillment center provides additional opportunities to attract commercial and industrial entities to the county. b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development, and public facilities.  Positive Impact #1 - The economic benefits to Frederick County through real estate, business property, and Machinery & Tools revenue without the costs of schools and other services typically associated with residential development.  Positive Impact #2 - The developer, not the citizens, will bear the development costs of this land. The proximity of the site to I-81 and the Winchester and Western railroad makes the location highly attractive to potential industrial users.  Positive Impact #3 - The size of the Light property makes it appropriate for industries requiring a large site.  Negative Impact #1 - Commercial and industrial land uses create traffic, and there may be additional traffic in the Route 11 North corridor and its intersections.  Negative Impact #2 - When the development of the site occurs, local roads will be impacted and will need to be improved or replaced. The improvements required must be identified and addressed during the rezoning. Other information may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required.