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PC-BOS 09-01-21 Joint Work Session Agenda AGENDA BOARD OF SUPERVISORS - PLANNING COMMISSION JOINT WORK SESSION WEDNESDAY, SEPTEMBER 1, 2021 5:30 PM BOARD MEETING ROOM 107 NORTH KENT STREET, WINCHESTER, VIRGINIA 22601 5:30 Work Session Call to Order Discussion Item(s) 1. Presentation by Shentel on Broadband Expansion Offerings 2. Comprehensive Plan Amendment (CPPA) #01-21 for the Russell-Smith Properties PC09-01-21CPPA0121_Redacted.pdf 3. Proposed Work Plan for the Department of Planning & Development PC09-01-21ProposedWorkPlan.pdf In recognition of open meeting notification procedures, please be advised that the Board of Supervisors has been invited to attend the Work Session. Adjourn to Regular Meeting 1 Planning Commission Agenda Item Detail Meeting Date: September 1, 2021 Agenda Section: Discussion Item(s) Title: Presentation by Shentel on Broadband Expansion Offerings Attachments: 2 Planning Commission Agenda Item Detail Meeting Date: September 1, 2021 Agenda Section: Discussion Item(s) Title: Comprehensive Plan Amendment (CPPA) #01-21 for the Russell-Smith Properties Attachments: PC09-01-21CPPA0121_Redacted.pdf 3 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Board of Supervisors Frederick County Planning Commission Comprehensive Plans and Programs Committee (CPPC) FROM: Candice Perkins, AICP, CZA, Assistant Planning Director RE: Comprehensive Plan Amendment Request #01-21, Russell-Smith Properties DATE: August 23, 2021 For the June 2021 Comprehensive Plan Amendment submission deadline, the Planning Department received one request: CPPA #01-21, Russell-Smith Properties – Urban Development Area (UDA) Expansion, Sewer and Water Service Area (SWSA) Expansion, and Land Use Designation Change, for Parcels: 64-A-37, 64-A-37A, 76-A-5, 76-A-5B and 76-A-5C. This is a request to expand the boundary of the UDA, the SWSA, and change the land use designation for five parcels of land that total 89.49 acres. The properties are located adjacent to Justes Drive, Rosa Lane, and Laurelwood Drive, and east of Front Royal Pike (Route 522 South). The properties are currently zoned RA (Rural Areas) District and are utilized for agricultural and residential purposes. The Senseny/Eastern Frederick Land Use Plan shows these properties as part of the future Papermill Urban Center. This urban center is envisioned to develop as an intensive, walkable urban area with mixed commercial and higher density residential land uses. The Applicant is seeking to change the land use designation from urban center to residential at a density of up to six units per acre. CPPC Recommendation: Sent forward for further discussion. The Comprehensive Plans and Programs Committee (CPPC) discussed this request at their July 12, 2021 meeting. The Committee discussed impacts on schools, transportation, and infrastructure needs. Concern was expressed about the impacts to schools due to the request for a residential designation and the potential use of the Transfer of Development Rights (TDR) Program. Traffic impacts and the current availability and infrastructure for public water and sewer service were also discussed. The CPPC, noting their concerns, sent the amendment forward for further discussion at the joint work session. 4 Staff Conclusion: This CPPA is presented for discussion; Staff is ultimately seeking the Board’s direction as to whether this Amendment warrants further study and consideration. Following the joint work session, the CPPA will be scheduled for a regular Board of Supervisors meeting for formal disposition (send forward for study or denial). Attachments • Location map and current comprehensive plan land use designation map • CPPA Application • Comments from Frederick Water • Senseny/Eastern Frederick Land Use Plan (text and land use map) CEP/ks 5 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsLocation Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 6 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass Eastern Road Plan Major Collector Trails Zoning B2 (General Business District) M1 (Light Industrial District) MH1 (Mobile Home Community District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsZoning Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 7 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass Eastern Road Plan Major Collector Trails Long Range Land Use Urban Center Mixed Use Industrial/Office Industrial Institutional Park Airport Support Area Residential, 4 u/a High-Density Residential, 12-16 u/a Environmentally_Sensitive_Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 8 315 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: 2021 Comprehensive Policy Plan Amendment Review –Russell-Smith Properties DATE: July 2, 2021 Thank you for the opportunity to provide preliminary comments on the Comprehensive Policy Plan Amendment application received for the 2021 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: Russell-Smith Properties UDA/SWSA and Land Use Revision Request; Parcels 64-A-37, 64-A- 37A, 76-A-5, 76-A-5B & 76-A-5C These properties are captured in the Senseny/Eastern Frederick Urban Area Plan. The properties are more specifically located east of Route 522S, north of Justes Drive, and west of Rosa Lane, adjacent to Evandale Elementary and Admiral Byrd Middle School. Frederick Water does presently provide water and sewer services to the schools, located immediately east of the applicant’s land areas. Water supply for the Russell-Smith Properties is available. The developer will need to extend adequately sized water lines to the subject properties as part of their development program. 9 Page 2 Comment on the 2021 Comprehensive Policy Plan Amendment Application for Russell/Smith Properties Candice Perkins July 2, 2021 Sanitary sewer conveyance and treatment capacities are currently limited in this area, and warrant conveyance system upgrades to meet long term planned land uses that are captured in the current Senseny/Eastern Frederick Urban Area Plan. Frederick Water has designed downstream gravity sanitary sewer to accommodate the current planned land uses in the vicinity. Frederick Water is completing designs for sanitary sewer conveyance force main infrastructure including pump station upgrades, again, to meet current planned land uses. Changes to land uses and SWSA boundaries which result in greater water and sewer demands than currently planned for would not be accommodated within the recently designed infrastructure improvement upgrade plans. Greater understanding of the applicant’s proposed land uses and corresponding water and sanitary sewer generations would contribute to understanding if the planned infrastructure upgrades are suitable to accommodate the proposed land uses. As planned land uses advance into construction, the developer will be expected to dedicate necessary water and sanitary sewer easements and contribute financially to the infrastructure upgrades that are warranted to accommodate their development’s water and sanitary sewer demands. Frederick Water could support further study of the Russell-Smith Properties CPPA application. 10 11 RUSSELL-SMITH PROPERTIES 2021 CPPA APPLICATION Shawnee Magisterial District Frederick County, Virginia TM #64-A-37, 64-A-37A, 76-A-5 76-A-5B & 76-A-5C June 1, 2021 Current Owner(s): Pine Hill Farm, LLC, Christopher B. Russell, Daryl R. Russell & Heidi L. Russell Mark D. Smith Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 12 Page 1 of 10 COMPREHENSIVE PLAN AMENDMENT 2021 INITIATION REQUEST FORM Project Name: Russell-Smith Properties Comprehensive Plan Amendment Parcel Information, Requested Change: PIN From: To: Acres 64-A-37 Urban Center, Outside UDA, Inside SWSA Residential, 6 u/a Inside UDA & SWSA 22.41 64-A-37A Residential, 4 u/a Outside UDA, Inside SWSA Residential, 6 u/a Inside UDA & SWSA 12.59 76-A-5 Urban Center, Outside UDA & SWSA Residential, 4 u/a & 6 u/a Inside UDA & SWSA 29.73 76-A-5B Urban Center, Outside UDA & SWSA Residential, 4 u/a Inside UDA & SWSA 14.47 76-A-5C Urban Center, Outside UDA & SWSA Residential, 6 u/a Inside UDA & SWSA 10.29 Total Acreage: 89.49 Property Location: The subject properties are located adjacent to Justes Drive, Rosa Lane, and Laurelwood Drive, and east of Front Royal Pike (Route 522 South). Owner Information: PIN 64-A-37 Name: Pine Hill Farm, LLC Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 64-A-37A Name: Christopher B. Russell, Daryl R. Russell et al. Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net 13 Page 2 of 10 PIN 76-A-5 Name: Christopher B. Russell, Daryl R. Russell et al. Co-trustees Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 76-A-5B Name: Christopher B. Russell, Trustee, Daryl R. & Heidi L. Russell, Trustees Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 76-A-5C Name: Mark D. Smith et al. Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: (540) 662-4185 Email Address: msmith@greenwayeng.com Authorized Agent/Engineer Information: Name: Greenway Engineering, Inc. Attn: Evan Wyatt, Director of Land Planning Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: (540) 662-4185 Email Address: ewyatt@greenwayeng.com PART 1 – PROPOSED COMPREHENSIVE PLAN MAP AMENDMENT REQUEST Existing Comprehensive Plan land use classification: Urban Center and Residential, 4 u/a, partially within SWSA Proposed Comprehensive Plan land use classification: Residential, 4 u/a (R4) and 6 u/a (R6), wholly within UDA and SWSA Existing zoning and land use of the subject parcel: The five (5) parcels are currently zoned RA, Rural Areas district. The existing land uses are agricultural and unimproved. 14 Page 3 of 10 What use/zoning will be requested if the amendment is approved? The five (5) parcels will be proposed to develop with residential uses at a density of 4 to 6 dwelling units per acre pursuant to the RP, Residential Performance zoning district. JUSTIFICATION: Overview The Russell-Smith Properties CPPA application requests expansion of the UDA and SWSA to include an assemblage of five (5) contiguous parcels totaling 89.49 acres, and revision of the planned land use designation applicable to 76.9 acres of the assemblage from Urban Center to Residential, 4 units/acre (R4) and Residential, 6 units/acre (R6). The assemblage is located within the boundaries of the Senseny/Eastern Frederick Urban Area Plan (SEFUAP) and adjacent to the UDA, with approximately 35 acres currently located within the SWSA. The SEFUAP currently designates planned land uses for the entirety of the assemblage, with roughly 76.9 acres designated as Urban Center land use and the remainder as R4 land use, and more specifically identifies the properties as part of the Parkins Mill Urban Center/Neighborhood Center (mapped as Papermill Urban Center). Approximately 20.73 acres of the assemblage contain topography and environmental features that are not conducive to development, resulting in a developable area totaling approximately 68.76 acres. (Please refer to Aerial Overview Exhibit and Land Use Plan and Planned Regional Infrastructure Improvements Exhibit) Corrects Excessive Use of Urban Center Designation in SEFUAP The Urban Center land use designation is inappropriately applied to the subject parcels and surrounding area. As described in Chapter 1 of the 2035 Comprehensive Plan, an Urban Center is a “more intensive, walkable urban area with a larger commercial core” and “higher densities” that are “located in close proximity to major transportation routes and intersections” (p.4). The SEFUAP proceeds to describe the Urban Center concept more specifically, indicating that the core area should consist of multi-story buildings with a vertical mix of uses, with ground floor retail and upper stories comprised of office/employment and residential uses. Achieving the development intensity envisioned for an Urban Center in the subject area is unrealistic. There is a finite amount of commercial and employment floor area that is achievable and sustainable in Frederick County overall, and specifically along the Front Royal Pike corridor. Several locations on or proximate to the corridor are also planned to develop with significant commercial components, each of which is in far better position to do so successfully than the subject area. Specifically, located roughly one mile north of the subject area, the Russell 150 project will experience ideal traffic conditions for commercial activity with the imminent completion of Crossover Boulevard, which will link Front Royal Pike to Valley Avenue, traversing the City’s primary commercial corridors. Moreover, immediately north of the Russell 150 project is an established commercial area emanating from the intersection of Front Royal Pike and Millwood Pike that the SEFUAP designates for general commercial uses (e.g., B2/B3) and is already entitled for additional development. Significant commercial development is also occurring 15 Page 4 of 10 and planned approximately 2 ½ miles south at Tasker Road, to include the Walmart Supercenter and Tasker Woods Neighborhood Center. In addition to nearby commercial areas on Front Royal Pike, the Crosspointe Urban Center is roughly 1 mile west of the subject area. Located at the Interstate 81 interchange that intersects with Route 37 and Tasker Road, Crosspointe is arguably the best situated site in Frederick County for realization of the land use mix and intensity envisioned with the Urban Center concept. Moreover, the zoning entitlements needed for Crosspointe to develop as an Urban Center have been in place for more than 15 years. To date, development in Crosspoint has yet to begin. However, given the project’s advantages, once development begins, Crosspointe will undoubtedly be the preferred location for commercial uses conducive to an Urban Center setting and will absorb demand accordingly. In short, given Crosspointe’s proximity, any expectation of intensive commercial activity occurring in the subject area, let alone emergence of an Urban Center, is unrealistic, unattainable, and inappropriate as a basis for future planning. Applies Appropriate, Complementary Planned Land Uses Changing the planned land use from Urban Center to R4 and R6 will enable development at an intensity that is appropriate to the composition and scale of land uses in the surrounding community. Specifically, the assemblage adjoins the existing elementary and middle school campuses as well as an existing church, and further abuts the future campus of the County’s fourth high school. The assemblage is also proximate to existing and planned residential neighborhoods consisting of single-family units. Whereas the existing Urban Center designation promotes higher intensity development adjacent to these established uses, the proposed planned land use designations will result in compatible neighborhood-scale development that will contribute to a cohesive community setting oriented on the existing and planned school campuses. (Please refer to Aerial Overview Exhibit) Protects Investment in Existing and Planned Public School Facilities Applying the R4 and R6 land use designations to the subject properties will allow for Frederick County Public Schools (FCPS) to create safe walking zones within this area for the existing and planned school facilities. In doing so, the proposed change in land use designations will reinforce the school facilities as community focal points and contribute to reduced transportation costs for FCPS. (Please refer to Aerial Overview Exhibit) Supports Implementation of Frederick Water’s Regional Sewer Plans Expanding the UDA and SWSA to wholly include the subject acreage and applying appropriate land use designations will create development conditions that will support implementation of Frederick Water’s plans for regional infrastructure improvements. Specifically, to accommodate five-year growth projections in the surrounding area, Frederick Water’s 2017 Sanitary Sewer Master Plan calls for redirecting sewer effluent that currently flows to the Opequon Water Reclamation Facility (OWRF) to the Parkins Mill Wastewater Treatment Plan (WTP). Doing so requires infrastructure improvements on the subject acreage, to include expansion of the existing 16 Page 5 of 10 Laurelwood Drive pump station to a 1.500 MGD facility, installing the new 10-inch Laurelwood force main from the upgraded pump station to Justes Drive, and installing the new 24-inch Parkins Mill Interceptor, which begins at Justes Drive and will ultimately extend 6,100 feet to the Parkins Mill WTP. The requested expansion of the UDA and SWSA and corresponding planned land use changes will align the development schedules of the Applicants and Frederick Water. The Applicants will therefore be in position to contribute to the implementation of the referenced improvements. Such contributions include dedication of land to Frederick Water to accommodate the expanded Laurelwood Drive pump station as well as dedication of easement corridors for the Laurelwood force main, the entire length of which is planned to traverse the subject acreage, and the initial segment of the Parkins Mill Interceptor. In short, development of the subject acreage can be leveraged to implement regional sewer improvements that are critical to achieving Frederick Water’s near-term service objectives. (Please refer to Land Use Plan and Planned Regional Infrastructure Improvements Exhibit) Promotes Connectivity for Regional Parks and Recreation The SEFUAP identifies a future regional park on the property comprising the southwest quadrant of the intersection of Front Royal Pike and Papermill Road through which Justes Drive will ultimately be extended. Development of the subject acreage will include a multi-purpose trail network that will create opportunities for linkage and access to this future regional park. (Please refer to Aerial Overview Exhibit) EXISTING CHARACTERISTICS ANALYSIS: Please refer to the attached 1-Mile Radius Exhibit that identifies the various properties that meet this distance criteria. The following information describes existing and future land use characteristics within this radius boundary: ➢ Properties north of the future Route 37 alignment are zoned R4, Residential Planned Community District, RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, M-1, Light Industrial District and RA, Rural Areas District. ➢ Properties south of the future Route 37 alignment are zoned RP, Residential Performance District, B-1, Neighborhood Business District and RA, Rural Areas District. ➢ Most of the properties zoned R4, Residential Planned Community District, RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, M-1, Light Industrial District and RA, Rural Areas District north of the future Route 37 alignment are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). ➢ Most of the properties zoned RA, Rural Areas District south of the future Route 37 alignment are located outside of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). 17 Page 6 of 10 ➢ The RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, and M-1, Light Industrial District properties are developed, or are being developed as residential, commercial, and industrial land uses. ➢ The R4, Residential Planned Community District properties (Russell 150, Village at Artrip) are planned for residential and commercial development but have not begun construction. ➢ The RA, Rural Areas District properties are planned for future economic development as commercial and industrial land use, as well as a future regional park area. ➢ The Senseny/Eastern Frederick Urban Area Study identifies most of the properties within proximity of the five (5) subject properties as Urban Center, Residential, Commercial, Industrial and Economic Development Land Use. ➢ Admiral Richard E. Byrd Middle School, Evendale Elementary School and the new 4th High School are located immediately adjacent to the five (5) subject properties. TRIP GENERATION ANALYSIS: The proposed land use change from Urban Center to Residential, 4 units/acre (R4) and Residential, 6 units/acre (R6) will result in a reduction in development intensity as measured in both total residential yield and commercial floor area. As such, the trip generation attributable to this CPPA application is significantly less than what would otherwise be expected if the current SEFUAP land use designations were implemented. The values used for these projections were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Trip Generation Land Use Acreage (Developable) Projected Yield ITE Code ITE Rate AM Peak PM Peak Total ADT Residential R4, Single Family Detached 34.47 137 units 210 9.57 106 140 1,311 R6, Townhouse 34.29 205 units 230 5.86 90 107 1,201 Total: 196 247 2,512 The trip generation projections for the proposed R4 and R6 land uses are significantly less than what would be expected with development of an Urban Center. As described by the SEFUAP, the Urban Center designation envisions residential densities at 6 to 12 units per acre, or roughly double what is proposed with this CPPA application, along with a variety of commercial uses developed in vertically mixed buildings ranging from two to four stories in height. Development at such an intensity would generate substantial traffic that would negatively impact Justes Drive and Rosa Lane, and in turn constrain access options for the existing and planned public school facilities. In contrast, the neighborhood-scale residential development envisioned by the proposed R4 and R6 designations would create traffic conditions more conducive to the successful integration of the public school uses with surrounding development, to include the opportunity to establish safe walk 18 Page 7 of 10 zones. Proposing land uses that will limit trip generation in the immediate vicinity of existing and planned public school uses, and in turn promote the safe integration and walkability of such uses, represents good planning practice. PART 2 – PROPOSED COMPREHENSIVE PLAN TEXT AMENDMENT REQUEST The map amendment described in Part 1 proposes elimination of the Urban Center designation not only as it applies to the subject properties, but also to the surrounding properties that comprise the “Papermill Urban Center” as currently mapped on the SEFUAP Land Use Plan and described as the “The Parkins Mill Urban Center/Neighborhood Center” in the SEFUAP text. As such, the description of this urban center found on pages 12 and 13 of the SEFUAP would be deleted in its entirety, as follows: The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. The residential densities in the center of this area are envisioned to be 10-12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. No other changes to the existing SEFUAP text are required or proposed to accompany the proposed map amendment. The designation of the subject properties as Residential, R4 and R6 utilizes planned land uses described by the SEFUAP’s existing “Residential Land Uses” section and will develop accordingly. Comprehensive Plan Consistency Analysis The Russell-Smith Properties CPPA application requests expansion of the UDA and SWSA to wholly include the five (5) subject properties and further proposes changing applicable planned land use designations, with the R4 and R6 land use designations each applied to approximately 34 acres. Revising the planned land use designation will promote neighborhood-scale development that is compatible with and complementary to established and planned uses in the surrounding area, notably by integrating appropriate residential uses with the existing and planned public school uses to create a safe, walkable, and cohesive community. Approval of the Russell-Smith Properties CPPA application will further serve as the first step toward enabling development that 19 Page 8 of 10 will advance implementation of Frederick Water’s 2017 Sanitary Sewer Master Plan, and by extension support realization of the Comprehensive Policy Plan’s over-arching vision for Eastern Frederick County. Level of Service Analysis Implementation of the proposed land use plan for the subject properties will require future rezoning of the acreage to the RP, Residential Performance District. The rezoning application(s) required to establish the RP District will be analyzed by Frederick County, Frederick Water, and the Virginia Department of Transportation (VDOT) to determine potential impacts to County services, water and sewer infrastructure, and the transportation network serving this geographic area of the community. Future development of the subject properties will depend upon the property owners’ ability to adequately mitigate such impacts. That said, the neighborhood-scale residential development that would ultimately result from this CPPA application would be far less impactful to public services than what could theoretically occur if an urban center developed as currently planned. As described by the SEFUAP, residential densities in the Parkins Mill Urban Center/Neighborhood Village would range from 6 to 12 units per acre, which, even assuming a nominal level of commercial development, could yield twice as many residential units on the subject properties as compared to what is proposed with this CPPA application. To reiterate, the overall intensity of development possible on the subject properties and the corresponding impact to the community will be reduced by the proposed amendments, most notably by enabling fewer residential units of all types and eliminating commercial impacts. Transportation: As indicated by the Trip Generation table provided in Part 1 of this application, the proposed residential uses are projected to generate 2,512 ADT at build-out, of which 196 and 247 will occur during AM and PM peak hour, respectively. The subject properties are adjacent to Justes Drive, Rosa Lane and Laurelwood Drive and are proximate to Front Royal Pike (Route 522 South), which is improved as a signalized intersection with Justes Drive. The location of the subject properties allows for traffic to access Front Royal Pike to the north and south, Interstate 81 to the north, Millwood Pike (Route 50 East) to the east, and the City of Winchester from Papermill Road (Route 644) to the west. Access to the City of Winchester from the subject properties will also be possible via Crossover Boulevard, which is scheduled to be open to traffic in September 2021. The SEFUAP identifies an extension of Justes Drive that will connect to the existing Airport Road roundabout. Additionally, Frederick County has approved the future Route 37 East alignment, which is proposed to have an interchange on Front Royal Pike approximately ½- mile south of the subject properties. Such existing and planned road infrastructure will be adequate to accommodate traffic generated by development of the subject properties as well as the surrounding community. Proposing new residential development in proximity to existing and planned road infrastructure constitutes good planning practice. Economic Development: The proposed amendments would not constitute an economic development project per se. That said, the proposed residential uses will promote the demographic conditions essential to the viability and sustainability of the projects with significant commercial components located proximate to the site (e.g., Crosspointe, Russell 150). 20 Page 9 of 10 Water and Sewer Capacities: The proposed residential uses are projected to have an average daily demand for water and sewer service of 103,600 GPD. Existing water and sewer infrastructure extends across or immediately adjacent to the subject properties. Specifically, a 12-inch water line exists along Justes Drive and 8-inch lines exist in proximity to the subject properties, to include along the length of Rosa Lane. Future development of the subject properties will be able to provide a looping system of water lines to ensure adequate pressures for development and fire flow requirements. Several 8-inch sewer lines also exist on the subject properties. These lines gravity flow to the existing Laurelwood Drive pump station, which is a 0.144 MGD facility located in the northern portion of the assemblage. Effluent is then directed via a series of pump stations and force mains to the Opequon Water Reclamation Facility (OWRF) for treatment. As described in Part 1 of this application, several regional infrastructure improvements are identified to occur within the subject acreage by Frederick Water’s 2017 Sewer Master Plan. These inter-related improvements include upgrading the existing Laurelwood Drive pump station to a 1.500 MGD facility, installing the new 10-inch Laurelwood force main from the upgraded pump station to Justes Drive, and installing the new 24-inch Parkins Mill Interceptor, which begins at Justes Drive and will ultimately extend 6,100 feet to the Parkins Mill WTP. Development of the subject properties will directly support implementation of these planned improvements by dedicating land to Frederick Water for the pump station upgrade and dedicating easements for the force main and interceptor lines. These improvements will ensure the availability of adequate sewer infrastructure to accommodate growth in eastern Frederick County in conformance with Frederick Water’s 2017 Sanitary Sewer Master Plan. Public Schools: The proposed amendments are projected to yield 137 single family detached dwelling units and 205 townhouse units in the land bays designated R4 and R6, respectively. Based on the current students/household rates utilized by Frederick County Public Schools Planning Division, the proposed residential development would generate a total of 126 students, of which 51 would be generated by the single family detached units and 75 by the townhouse units. As described in Part 1 of this application, the residential units envisioned by this application will be located proximate to the existing Evendale Elementary School and Admiral Byrd Middle School, as well as the future campus of the County’s fourth high school. Such proximity will enable Frederick County Public Schools (FCPS) to establish safe walk zones for students residing in these units, which in turn will reduce transportation costs for FCPS. Planned neighborhood- scale residential development adjacent to public schools represents good planning practice. Fire and Rescue: The development of the proposed residential uses will create an impact to Fire and Rescue Services provided by the County. The subject land area is located approximately 2.8 miles from the Millwood Volunteer Fire and Rescue Company, which allows for appropriate emergency response time from the first due company. Additionally, a few years ago, the County Volunteer Fire and Rescue Companies agreed to establish a fee-for-services program that was intended to provide revenue recovery for ambulatory services from insurance reimbursements to assist in the mitigation of this impact. 21 Page 10 of 10 Parks and Recreation: The proposed amendments will enable development of supporting infrastructure to complement and interconnect with the new regional park planned on the west side of Front Royal Pike. Such infrastructure will include an integrated network of multi-purpose trails that will create linkage opportunities with surrounding neighborhoods and the planned park facility, while simultaneously providing opportunities for recreation internal to the residential neighborhoods. The neighborhood-scale residential uses envisioned with this application will therefore enhance the County’s parks and recreation services. Planned residential development in proximity of regional parks represents good planning practice. 22 Registered Agent for Pine Hill Farm, LLC 23 24 25 26 27 28 29 30 31 32 Future Route 37JUSTES D RROSA LNËÊ37 £¤11 £¤50 £¤522 §¨¦81VALLEY PIKEMILLWOOD PIKEVALLEYAVEFRONT ROYAL PIKEMap Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery 1-MILE RADIUS EXHIBITRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: CMMSCALE:1 Inch = 2,000 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATION1-MILE RADIUS EXHIBIT2,000 0 2,0001,000 Feet Legend CPPA Parcels 1 Mile Radius UDA SWSA Parcel Boundary 33 JUSTES DR ROSA LNEvendale Elementary School Admiral Richard E. ByrdMiddle School Future Fourth High SchoolPlanned Opening: August 2027 Future Regional Park £¤522FRONTROYALPIKE 8 in. GM8 in. G M 4 i n . G M 8 in . G M 8 in. GM 8 in. GM 8 in . G M 8 in. GM 6 in. G M8 in. GM8 in. GM8 i n . G M 8 in. GM 8 in. G M 8 in. G M 8 i n . G M8 in. GM 8 in. GM 8 in. GM8 in. GM 8 in . G M 8 in. GM8 in . GM 2 in. FM 2 in. FM 6 in. FM6in.8 in.6 in.10 in.12in.8 in.8 in . 8 in. 12 in.12in.8 in.8in . 8 in. 8 in.8 in.8 in.4 i n .20 in.8 in.12 in.4 in. 8 in. 12 in.6in.12in.6in.8 in. 4 in.8 in.8 in.Map Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery AERIAL OVERVIEWRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 500 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONAERIAL OVERVIEW500 0 500250 Feet Legend Water Lateral Water Main Sewer Force Main Sewer Gravity Main UDA SWSA CPPA Parcels Parcel Boundary 34 £¤522 FRONT ROYAL PIKEBu f f a l o L i c k R un V I N E L N G R IN DSTONEDR PAPER M I L L R D LAURELWOOD DR JUSTES DRDAVID DRWESTWOOD DR SOVEREIGN CT TRAV I S C T EQUITYWAYBE N TLEY AVE MCCLUREWAY A L L I A NCE CT E V E N D A L E L N ROSALN675 725650 675650 700625 725 675700650700 725 700 725 650675 675725 675700 70 0 675725 725725 725725675650 7 2 5 725675 700650675675700725 7 0 0 675700 675 725 70 0 625 7007006757007257 0 0 725 725725 725725 725725650625675675 7007006757 0 0 700650 700650 675625 675675 650625 700Map Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery ENVIRONMENTAL FEATURES MAPRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 500 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONENVIRONMENTAL FEATURES MAP500 0 500250 Feet Legend CPPA Parcels 5 Foot Intermediate Contours 25 Foot Index Contours Streams Wetlands NWI Lakes Ponds Parcel Boundary 35 "/ R6(6 du/ac) R6(6 du/ac) R6(6 du/ac) R6(6 du/ac) R4(4 du/ac) R4(4 du/ac) Upgraded Laurelwood PS(1.500 MGD Capacity)* New Parkins Mill Interceptor (24")6,100' +/- to Parkins Mill WWTP*FUTURE ROUTE 37 BYPASSPLANNED MAJOR COLLECTOR(TO AIRPORT ROAD ROUNDABOUT)New Laurelwood Force Main (10")* *SOURCE: FREDERICK WATER2017 SANITARY SEWER MASTER PLAN JUSTES DR ROSA LN£¤522FRONT ROYAL PIKEMap Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery LAND USE PLAN AND PLANNED REGIONALINFRASTRUCTURE IMPROVEMENTSRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 489 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONLAND USE PLANAND PLANNED REGIONALINFRASTRUCTURE IMPROVEMENTS450 0 450225 Feet Legend CPPA Parcels Proposed UDA Proposed SWSA Existing UDA Existing SWSA Residential, 4 u/a (R4) Residential, 6 u/a (R6) "/Upgraded Laurelwood PS (1.500 MGD)* New Laurelwood Force Main (10")* New Parkins Mill Interceptor (24")* Parcel Boundary 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 9 SENSENY/EASTERN FREDERICK URBAN AREA PLAN SEFUAP 86 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 10 SENSENY/EASTERN FREDERICK URBAN AREA PLAN This area is home to many families and successful businesses, and contains some of the area’s most accessible natural resources and environmental features, historic resources, and public facilities. The Senseny/Eastern Frederick Urban Area Plan effort builds upon these great assets and has identified opportunities to; create new communities, integrate land use and transportation choices, address community infrastructure needs, and expand the County’s goals for economic development. A series of maps have been prepared which identify Future Land Use, Transportation, and Historical Resources, Natural Resources and Public Facilities within the study area. The Senseny/Eastern Frederick Urban Area Plan incorporates the following areas of new land use focus: the Urban Centers, the Parkins Mill Economic Development Area, Interstate and Highway Commercial at Routes 7, 50 and 522, Warrior Drive Employment and Commercial Center, and others. The above areas combine to form the County’s urban areas between the City of Winchester and Clarke County. The study encompasses the area of the County that is generally east of the City of Winchester and Route 522, South to the Clarke County line and from Redbud Run in the north to the Opequon Creek in the south. This study area includes the Route 7 and Route 50 Business Corridor Plans which were both adopted in 1994, and the eastern portion of the Southern Frederick Land Use Plan which was adopted in 1999, generally north of the Opequon Creek. The study area includes both the Red Bud and Shawnee Magisterial Districts and a small portion of the Stonewall Magisterial District. An overview to planning in Frederick County. Planning efforts, such as the Senseny Eastern Frederick Urban Area Plan, enables the community to anticipate and deal constructively with changes occurring in the community. Planning helps guide the future growth of the community and is intended to improve the public health, safety, convenience and welfare of its citizens. The Plan provides a guide for future land use and was a collaborative effort of the citizens of Frederick County, County Planning Staff, Planning Commissioners, and Board of Supervisors. However, it is the property owners who are the ones who make the decision as to whether or not to implement the Plan as it applies to their property. 87 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 11 Future rezoning is a means of implementing the Plan. Rezonings in Frederick County have historically been initiated by the property owner, or with their consent. There is no reason to expect that this will change in the future. Therefore, it is important to remember that the Plan is a guide for the future of the community, but that the property owner is ultimately the one who controls the future use of their property. Land Use Urban Centers The Urban Centers are envisioned to be intensive, walkable urban areas that are well integrated with the surrounding community. The urban center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the 2035 Comprehensive Plan. They shall contain a large commercial core, generally higher residential densities with a mix of housing types, an interconnected street system, and public open space around which the urban center is designed. Multiple uses are envisioned in single structures. Community facilities shall also provide a focal point for the urban center and surrounding community. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Urban Centers. Presently, Greenwood Mill Elementary School, Admiral Byrd Middle School and Evendale Elementary School provide a focal point for community activity. In the future, these resources shall be complemented by a new High School, Middle School, and Elementary School which shall serve the existing and future population and be located within close proximity to the centers. The Urban Centers are centrally located in the study area. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure. The mix of commercial, residential, employment, and community uses shall be linked to the surrounding area with inter-modal transportation choices and public open spaces. While the core characteristics of the urban centers are the same, each urban center is envisioned to be more individual, of a varying scale, and distinctive of their particular location. The following describes what an urban center in Frederick County may look like. The land use and/or building types could include, in addition to commercial and residential, community oriented types such as civic, religious, fraternal, or institutional uses. In the core area one may find 2 to 4 story buildings that, at the center, share party walls and front directly on the sidewalk; at the first or ground floor one will find retail and commercial uses, upper stories will have offices in some buildings and others will have apartments; and parking of cars will be on the street or in lots behind the buildings and possibly in parking decks if there is such need for structured parking. These types of structures will be readily accessible from the boulevards that serve the urban center. 88 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 12 The Crosspointe Urban Center The designated Crosspointe Urban Center provides an opportunity to enable either the currently approved project or an intensification of the proposal to allow for a greater mix of land uses, including residential, for a greater economic return to both the County and the property owner. The Crosspointe Urban Center is envisioned to be the most commercial and urban of the urban centers and, at the convergence of Interstate 81, Route 37 and future Warrior Drive, is ideally located to be the most intensive. The residential densities in this area have the potential to be the highest in the County’s urban areas. Opportunities exist to further the entertainment characteristics of this ar ea based on its location, visibility and accessibility. The Greenwood Urban Center The designated Greenwood Urban Center provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances it livability. This Urban Center should embrace a traditional main-street feel, be pedestrian- friendly, ecologically sensitive and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farm house and grounds. The residential densities in the core of this area are envisioned to be in the 12 - 16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by existing and proposed schools and park areas, this Urban Center is tailored to be the future focal point of the Senseny Road and Greenwood area. The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. 89 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 13 The residential densities in the center of this area are envisioned to be 10 -12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. Residential Land Uses Outside of the Urban Centers described above, the residential land uses in the Senseny/Eastern Frederick study area are defined in three main categories:  R4 – these are generally reflective of our existing residential densities at approximately 4 units per acre.  R6 – these are slightly higher residential densities at approximately 6 units per acre (this is generally attached house development).  Higher density residential – these are generally multifamily and a mix of other housing types with densities of approximately 12-16 units per acre (this density is necessary to accommodate the anticipated growth of the County within the urban areas and is essential to support the urban center concept identified in the Comprehensive Plan and this study). The residential land uses outside and east of Route 37 are envisioned to be rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered as the boundary between the urban areas and rural areas within this study area. This provides a transition area to the Opequon Creek and to the well -established rural character of adjacent Clarke County. A buffer area along and adjacent to Interstate 81 has been identified where future residential land uses are not appropriate. Commercial and Industrial uses are preferred. Within this buffer area, a linear trail system is promoted. The buffer area also provides for the reservation of additional right-of-way along 81 which may be necessary in the future. Noise abatement techniques should be a consideration in the Interstate 81 corridor to minimize the impact from vehicular traffic on the residents of the area. Shenandoah University’s campus extends into this portion of the County. The plan recognizes and supports Shenandoah University and the University’s presence in Frederick County, especially in and around its current location on the east side of Interstate 81 and north of Route 50, as well as the potential for future residential uses associated with the university in the area in the form of urban residential housing in redeveloped existing commercial properties. The Airport Support Area has been bolstered with the addition of land to the south east. The Airport Support Area was established to ensure the feasibility of continued airport- associated use and future airport expansion. The Comprehensive Plan reiterates that residential land uses are not desirable in the Airport Support Area. Business and industrial uses should be the primary land use. 90 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 14 Other recommendations from the residential group:  Utilize additional municipal land uses adjacent to the Frederick County Landfill as a buffer to non-compatible land uses, particularly residential.  Provide for additional institutional opportunities in the southern part of the study area, west of Route 522.  Consider another community college presence within this area plan.  Establish a linear park area east of existing Greenwood Road, and a new park area west of the Justes Drive School cluster.  Supply additional locations for C & I land uses in the areas identified which are adjacent to transportation corridors and urban centers. These include: o An area of commercial and light industrial north of Route 7, buffered by higher density residential to the east, transitioning to existing school uses. o An area of medical office uses adjacent to and east of proposed Senseny Road Urban Center. o An area of commercial and employment land uses with significant office space availability north of Crosspointe Urban Center buffering into the high density residential areas.  An area of commercial and employment land use with significant office space availability north of the Crosspointe Urban Center buffering the high density residential areas. Business Development Land Uses Parkins Mill Economic Development Area The Parkins Mill Economic Development Area is intended to be a significant area of commercial and industrial use that is fully supportive of the Winchester – Frederick County Economic Development Commission’s targeted goals and strategies. The intent of the mixed use designation is to further enh ance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. This area has been established to be a progressive location for economic development opportunities in eastern Frederick County. Targeted businesses include:  Defense and Advanced Security  Life Sciences  Business Services  Assembly  Food Processing In prominent locations, office use with a mix of flexible space is encouraged. Such areas will be the entrance to clusters of industrial and commercial space, and contain distinctive architecture and site design that is aesthetically unique and attractive. It is the intent of such areas to promote a strong positive community image. In addition, this development will support businesses that encourage viable environmental practices and community oriented operating 91 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 15 philosophies. Residential land use is not compatible with this development and will not be permitted. Interstate and Highway Commercial at Routes 7 and 50 These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They shall be designed specifically to accommodate and promote highway commercial land uses. 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. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the comprehensive macro use. In addition, an enhanced area of buffer and landscaping shall be provided adjacent to the Interstate 81 right-of-way and its ramps. Corridor design recommendations are discussed later in this plan . Warrior Drive Employment and Commercial Center A major employment and commercial area is proposed primarily along the west side of future Warrior Drive and adjacent to the east side of Interstate 81. This area extends east of Warrior Drive along Airport Road. This major employment area would be centered on the proposed future interchange at Interstate 81 at Papermill Road. Supported by future high density residential areas and central to proposed urban centers, this employment center will be ideally placed to capitalize on this core location. Emphasis should be placed on quality building and site design. Other recommendations from the business development group:  New Retail/Service Land Use adjacent to the future Route 37 interchange areas with Route 522 South and Route 50 East to facilitate regional shopping opportunities.  New Retail/Service Land Use adjacent to the future realignment of Valley Mill Road and Route 7 East.  Infill Retail/Service Land Use within existing residential developments between Route 7 East and Senseny Road.  Intensive Retail and Office use lie within the Urban Center planned between Senseny Road, Greenwood Road, Inverlee Way Extension and Channing Drive Extension. This area has been incorporated into the Senseny and Greenwood Urban Center.  New Neighborhood Retail/Service and Office Land Use withi n the Mixed Use area planned around existing public school facilities and church facilities near Route 522 South and Justes Drive. This area has been incorporated into the Justes Drive and Evendale Urban Center.  New Employment Centers are appropriate for the land between Route 522 South and Interstate 81 adjacent to the Paper Mill Road flyover bridge and the future Battaile Drive interchange with Interstate 81, and the future Warrior Drive extension and Tasker Road extension. New Employment Centers are en visioned to allow for intensive Retail, Office, Flex-Tech, and/or Light Industrial Land Use in planned business 92 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 16 park settings. This area has been incorporated into the Warrior Drive Employment and Commercial Center.  A new Industrial Park is planned between Route 522 South, Route 50 East, Parkins Mill Road, and future Route 37. This area has been incorporated into the Parkins Mill Economic Development Area. The business development recommendations of this plan seek to implement the 2035 Comprehensive Plan by promoting the efficient utilization of existing and planned land areas and transportation networks. Further, the recommendations promote commercial, industrial, and employment land use areas to assure the County’s desired taxable value ratio of 25 percent commercial/industrial to 75 percent residential and other land use is achieved. The Plan provides new industrial park and employment center areas to match the Economic Development Commission’s vision for this portion of Frederick County. The plan identifies prime areas for Urban Center development to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood commercial retail use to accommodate existing residential communities. Existing commercial land uses are promoted that facilitate tourism and short- term visitor experiences and revenue growth. Specific Implementation Steps have been identified which would further promote business development opportunities in the Senseny/Eastern Frederick County Urban Area Plan and Frederick County in general. These include:  The creation of a Future Land Use Revenue Incentive Program that provides property owners with the ability to sell residential density rights to keep their property available for future employment, commercial, or industrial land use as recommended by the Comprehensive Policy Plan. This program would incentivize the property owner by providing a revenue income source in the near term and future revenue income when the property is zoned for employment, commercial or industrial land use.  Incentivize the property owner with automatic placement of the property into the Sewer and Water Service Area (SWSA) if a rezoning application is processed for future employment, commercial, or industrial land use.  Incentivize the property owner with County endorsement of Economic Development Access (EDA) funds and/or Revenue Sharing Funds to assist in the financing of major road infrastructure needed to serve the development project. Additionally, provide for County-managed support of the major road infrastructure projects to streamline the approval process for project design and construction management.  Incentivize the property owner through the implementation of expedited rezoning processes for future employment, commercial, or industrial land use as recommended by the Comprehensive Policy Plan. 93 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 17  The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ration (FAR) and height allowances for future employment, commercial or industrial land use, especially in the urban centers.  The County should support and partner with various athletic organizations to sponsor regional or state tournaments and events using existing facilities to promote tourism in support of existing hotels, restaurants, and attractions. Corridor Design The Route 522, 50, and 7 corridor design guidelines should be reaffirmed. In addition, the following locations have been identified as priority corridor appearance and multi-modal locations:  Route 50 between Interstate 81 and Prince Frederick Drive, to include Shenandoah University and prime commercial locations.  Route 7 between Interstate 81 and Greenwood Road, to include Millbrook High School, Redbud Run Elementary School and prime commercial locations.  Senseny and Greenwood Roads and Channing Drive, to include the area encompassed by the urban center and Senseny Road in its entirety. A significant corridor appearance buffer is proposed along Route 522 similar to that established for the Route 50 West corridor in the Round Hill Land Use Plan, which consisted of a 50 foot buffer area, landscaping, and bike path. The Route 50 and 7 corridors are more urban. Sufficient right-of-way is needed and street frontage is approached differently. Transportation 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, and furthers the efforts of the Win-Fred MPO. In this study, there is a direct nexus between transportation and land use. Interstate 81, future Route 37, Route 7, Route 50, and Route 522, provide orientation for the County’s primary road system and provide new opportunities to create a transportation network which supports the future growth of the community in the right location, in this study area, generally inside future Route 37. Access Management is a significant consideration of this study and is a key element of all existi ng and future roads. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to access points is promoted on the above roads. Access Management is also a key consideration on other roads within the study area; however, within a different context. 94 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 18 The study also proposes a new and extended major collector network supplemented by interconnected minor collector street network in support of a significant urban center and new areas of economic growth - Warrior Drive, Justes Drive, Channing Drive, Inverlee Way. The context of the collector road network is proposed to be significantly different, however, than that of Route 37, with the focus being placed on a more walkable and friendly street thoroughfare design. The change in context is based upon the classification of a road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the Urban Center. The surrounding land use, site design, and building design are features that will help create context and promote the creation of new communities, places, and focal points. Attention should also be provided to the context of the street in the immediate vicinity of existing and future schools, and 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 into street designs. Appropriately designed intersection accommodations should include pedestrian refuge islands and pedestrian actualized signals. More specific transportation considerations for Millbrook High School and the adjacent park areas include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas. Roundabouts should be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series. 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. Other recommendations from the transportation group:  Emphasize the role of the State and the development community in the implementation of the planned road system.  Use modeling to determine lane needs based upon build out of planned land uses, but consider plans of neighboring localities when making recommendations (for example Senseny Road where it enters the City of Winchester or Clarke County)  Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street deigns that will take all users into consideration. 95 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 19 o Within residential neighborhoods, this would mean that sidewalks be used and cyclists share the roads. Use of striping that defines parking bays or cycling areas would be preferred. o On collector roadways or higher, make use of separated multi - use paths at least 10 feet in width. o Incorporate wide shoulders or bike lanes into roadways that have budgetary or right-of-way limitations. This would be viewed as a step toward the ultimate goal of a separated facility. o Make use of paved shoulders with striping on rural roadways as a long term measure. Rural roadways would be defined by traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 50 or 522). o Bike paths should be constructed on the same grade as the adjacent roadway. o Bike path maintenance should be addressed by adjacent property owner groups whenever possible.  Continue to enforce improved access management with redevelopment or new development. o This includes, but is not limited to, entrance location and spacing as well as traffic signal location and spacing.  Roundabout use is preferred over signalization of intersections where traffic control is needed.  Attractive median treatments (as alternative to standard grey concrete median) other than grass or other landscaping should be considered when maintenance agreements with VDOT cannot be achieved. o Treatments should be reasonably consistent  Street sections could be modified due to DCR changes specific to drainage requirements. 96 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 20 Natural Resources, Historic Resources, and Public Facilities. Natural Resources Frederick County is a community that values and protects its natural resources. Frederick County should create a green infrastructure inventory for the study area as well as the County as a whole. This inventory should guide land use and development to best preserve and protect natural resources. Developers should complete detailed environmental analysis for properties proposed for development. This information could be utilized to supplement the green infrastructure inventory. Within the Senseny/Eastern Frederick Urban Areas Plan, effort should focus on the creation of greenways, stream valley parks and stream buffers around waterways, while taking into account environmentally sensitive areas. Pedestrian facilities should be constructed that connect these features to other public facilities. Many such examples have been identified on the accompanying map. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. Businesses that utilize environmental management systems should be targeted by Frederick County. Further, developers should consider available renewable energy options with their projects. Historic Resources Frederick County is a community that recognizes and protects the historic structures and sites within the study area. Possible historic districts and significant structures have been identified and recognized. Priority sites for preservation within the study area should be identified and efforts initiated to preserve those of highest need. These include Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road. Increase the rehabilitation, adaptive reuse, or restoration of historic structures. Heritage tourism should be promoted within the study area. The Comprehensive Plan calls for the adaptive reuse of historic structures, future development applications that have historic resources on the property should incorporate the site into development. 97 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 21 Sensitive Natural Areas and Historic Areas are shown on the land use map for the study area. By recognizing these historic sites and structures, we are implementing the policies of the Comprehensive Plan. Other recommendations from the group:  Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways.  Significant structures and properties should be shown with a sensitive natural/historic designation. These NSA’s should be protected through historic districts and/or buffered from adjacent development activity.  The historic areas around Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road should be considered for possible historic districts.  Developments should incorporate and/or convert historic properties into recreational elements, including pedestrian trails, parks, and museums. Establish a linear historic greenway between Crosspointe (Hillandale, Carysbrooke, and the preservation park) and the fort (at Parkins Mill Battery), preserving the natural, recreational, and historical features and promoting accessibility.  Create a Historic Gateway park to Frederick County by supporting the restoration and adaptive reuse of the Millbank House in conjunction with other preservation partners.  The historic one-lane bridge located on Valley Mill Road should be maintained and preserved.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas. A regional park site has been identified on Senseny Road; this site contains a potentially significant structure and one of the few remaining farming complexes within the developed area of the study area. This park should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture. Public Facilities The need for public spaces within the study area (such as schools, neighborhood parks, and regional parks) is recognized and addressed. The accompanying maps identify general locations within the Senseny/Eastern Frederick Urban Area Plan where such facilities should be accommodated in order to ensure adequate public facilities corresponding with the growth of the community. Future school sites should be located within or near established or planned residential areas to encourage walk zones, as well as create a focus point for 98 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 22 the community. Residential land uses that complement existing public facilities and schools are encouraged. Utilities and infrastructure will be needed within the study to accommodate future growth. Frederick County needs to look at preserving the intent of the landowner when planning for public facilities while still meeting the needs of the community. Other recommendations from the group:  On any given request for development, the development community should work with all public facility providers to determine future public facility needs based upon this plan and the established standards of the public facility providers.  The Parks & Recreation Department should continue to evaluate the “ideal” park site rings that are within the 2035 Comprehensive Plan. Sites that are outside of the identified park rings should be considered if they meet the needs of the community.  A regional park is envisioned within the study area. In addition, a smaller park is envisioned within the Greenwood Urban Center that should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture.  Urban parks and other public spaces should be constructed within or near communities. These parks should be open to the public and connected not only by road, but by various pedestrian facilities.  The 42 acre parcel owned by the landfill (old landfill site) could be considered for future use as a park.  Public access areas to the Opequon Creek should be constructed, taking into account environmentally sensitive areas.  The bicycle and pedestrian facilities shown on the map and the 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be implemented.  The 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be utilized as a reference for accommodation recommendations and guidelines.  Pedestrian facilities should be constructed that connect existing and future neighborhoods to school, park and library facilities to promote access and walkability. A trail or sidewalk should be provided along Greenwood Road.  Support completion of a linear recreation path encompassing the Senseny Road, Abrams Creek, Channing Drive areas.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas.  Ensure connectivity with existing or proposed bicycle or pedestrian transportation accommodations wherever possible.  A pedestrian crossing over Route 7 in the Millbrook School area should be provided.  Handley Regional Library needs should be recognized and addressed within the study area. A satellite library location should be provided within the study area (similar to Bowman Library) to meet this need. 99 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 23 Frederick County Public Schools should also work with the Handley Regional Library to provide public library locations within new school locations.  Future areas for Fire & Rescue stations have been identified on the map; development proposals in these areas should take this future need into account.  The Airport has a 20 year Master Plan that outlines their ultimate expansion goals for this facility. Development proposals should not be considered on properties that fall within this planned expansion area. Also, development proposals considered within the Airport Support Area should not impact the current or future needs of the Airport.  Incompatible development should be avoided near the landfill to ensure that their operations are not impacted (i.e., residential, urban, etc.). Industrial uses may be appropriate near the landfill. A landfill support area should be created around the landfill similar to the Airport Support Area. This support area should extend 1,000 feet from the boundaries of the landfill. 100 kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA S u l p h er S p r i n g Run Ash H o l l o w Run WrightsRun H o g e Ru n OpequonCreek Red b u d R u n Lick Run Opequ o n Creek Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun RedbudRun SulpherSpringsR un WrightsRunAbrams Creek OpequonCreek Abra m s Cree k B u ffaloLickRun Abrams Creek AbramsCreekOpequonCreekLickRun OpequonCreekHogeRunBuffa lo LickRun Op e q u o n C r e e k OpequonCreek OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C re e k Opequon Creek OpequonCreekWrights Run NFREDERICKPIKE COSTELLODR A M H E R S T ST MILL W O O D P I K EAPPLEPIERIDGE RDE PARKINSMILL RD MARANTOMANOR DRARMEL RD W PARKINSMILLRDPRINCEFREDERICKDR VALLEY MILL RD COVE R S T O N E D R MILLW O O D P I K E BROO K E RDSENSENYRDBAKER LNPACTIVWAY VALLEYPIKERITTERRDMIDDLE R D RT37 S MORGANMILLRDBERRYVILLE AVEAPPLEVALLEYRD BERRYVILLE PIKE INDEPENDENCEDR WARRIORDRWOODSMILLR D WEEMS LN SHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDSULPHU R S P RING RD WJUBALEARLY DR COLELN BOUNDARY AVELENOIR DRCALDWELLLNBURNTFACTORYRDRT37 N R EDBUD RDWBROOKERD P IN E RD SNOWDENBR ID G E B LVD TASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTER DR JORDAN S P RI NGSRDBRIC K KILN RD ARBORCTA D MI R ALB YRDDREDDYSLNST789 ST791 ST756 ST622 ST644 ST657 ST728 ST664 ST645 ST636 ST643 ST655 ST847 ST642 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01522 017 0137 0150 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 1 1.50.25 Miles µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 Senseny/Eastern Frederick Land Use Plan Area Plan Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Industrial Employment Airport Support Area B2 / B3 Mixed-Use Mixed Use Industrial \ Office Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Mixed-Use/High-Density Residential, 12-16 u/a Institutional Urban Center Rural Area Interstate Buffer Natural Resources & Recreation Park Landfill Support Area 101 kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n OpequonCreek LickRunLick Run OpequonCreekWrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun Opequon CreekRedbudRun SulpherSpringsRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o n C r e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P IE R IDGERDE PARKINSMILL RD MARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R BROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDAIRPORT R D RT37 N R EDBUD RDWBROOKERD P IN E RD FRONTROYALPIKETASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLNST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 §¨¦81 §¨¦81 Senseny/Eastern Frederick Land Use Plan Transportation Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area 102 kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n OpequonCreek LickRunLick Run OpequonCreekWrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun Opequon CreekRedbudRun SulpherSpringsRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o n C r e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P IE R IDGERDE PARKINSMILL RD MARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R BROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDAIRPORT R D RT37 N R EDBUD RDWBROOKERD P IN E RD FRONTROYALPIKETASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLNST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 Senseny/Eastern Frederick Land Use Plan Transportation w/Trails Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area 103 kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA FREDERICK HALLPARKINS MILL BATTERYHISTORIC AREAHISTORIC GREENWAY CARPERS VALLEY RDHISTORIC AREA CEMETERYPARK VALLEY MILLHISTORIC AREA MILLBANK HISTORICGATEWAY AIRPORT SUPPORTAREA AIRPORT S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n OpequonCreek R e d b u d R u n LickRunLick Run Opequ o n Creek Wrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun RedbudRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o nCr e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqonCreekA b r a m s C r e e k Opequo n Creek OpequonCreekMILLWOODPIKE N FRED E R I C K P I K E COSTELLODR A M H E R S T ST A PPL E P IE R IDGERDMARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R MILLWOODPI KEBROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDRT37 N R EDBUD RDWBROOKERD P IN E RD TASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLN§¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 ST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 Senseny/Eastern Frederick Land Use Plan Historic and Natural Resources Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area Facilities ³n Existing Elementary ³n Existing High School ³n Existing Middle School ³n Future Elementary ³n Existing Vocational School [j Future Park !Ä Existing Airport ¥L¤ Armory &% Existing Community Center Facility 89:s Existing Fire Station!; Existing Landfill !b ¦© Existing Public Safety [j Existing Park #Historic Rural Landmarks Environmentally Sensitive Areas Land Institutional Interstate Buffer Park Natural Resources & Recreation Landfill Support Area Possible Historic District Possible Fire Station 104 Planning Commission Agenda Item Detail Meeting Date: September 1, 2021 Agenda Section: Discussion Item(s) Title: Proposed Work Plan for the Department of Planning & Development Attachments: PC09-01-21ProposedWorkPlan.pdf 105 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 MEMORANDUM TO: Frederick County Board of Supervisors Frederick County Planning Commission Comprehensive Plans and Programs Committee (CPPC) FROM: Wyatt Pearson, Director of Planning and Development RE: Proposed Work Plan for the Department of Planning & Development DATE: August 20, 2021 At the September 1, 2021, joint work session of the Board of Supervisors and Planning Commission, Staff will be presenting the proposed future work plan for the Department of Planning & Development. Staff has outlined below, three topics for consideration and comment. It should be noted, that while these items are currently proposed in the work plan for the remainder of FY22, it is likely that portions of each topic could extend beyond the current fiscal year. Staff is taking this approach to ensure that there is relative consensus from the Board of Supervisors and Planning Commission that these topics are a priority, and that both groups will be amenable to Staff initiating them and providing potential proposed solutions. Work Plan Item 1 – Transportation Projects There are a number of pressing transportation needs currently identified within Frederick County. Unfortunately, in many cases the opportunity to have private development contribute towards the associated costs for road improvements has passed (e.g., older zoning, properties already developed or by-right zoning). This can result in scenarios where it would be necessary to seek a combination of local, state, and federal funding to improve the County’s transportation network. • Staff will be working to develop a prioritization tool for use in ranking local transportation needs. Upon completion staff will propose projects to the Board and include suggestions for how to fund those projects using a blend of potential funding sources. • Regarding the future Route 37 eastern bypass, Staff will work to identify segments that have independent utility and include those segments in the project prioritization process. Additionally, staff will consider and study whether a phased implementation beginning with a parkway design instead of a limited access highway is advisable. 106 Department of Planning & Development Proposed Work Plan August 20, 2021 Page 2 Work Plan Item 2 – Transfer of Development Rights Frederick County adopted a Transfer of Development (TDR) Program in 2010 as a mechanism for preserving farmland, open space, and natural resources. Staff will consider amendments to the TDR Program to ensure it is still accomplishing its proposed intent and balancing its long-term goals of rural preservation with the short- term realities of developmental impacts on County services. Work Plan Item 3 – Small Area and Joint Land Use Plans of the Comprehensive Plan Most of the Comprehensive Plan's Small Area and Joint Land Use Plans are at least 10 years old. Staff will be working to update these plans, beginning with the Northeast Frederick Land Use Plan (NELUP), and then proceeding to work through the remaining plans and prioritizing those which are most out of date. It is planned that this initiative will address Urban Centers and Neighborhood Villages as each plan is reviewed. Please contact the Planning Department should you have any questions regarding this information. Members of the Board of Supervisors and Planning Commission who are unable to attend are encouraged to contact Staff directly with comments or concerns. WGP 107 Planning Commission Agenda Item Detail Meeting Date: September 1, 2021 Agenda Section: Discussion Item(s) Title: In recognition of open meeting notification procedures, please be advised that the Board of Supervisors has been invited to attend the Work Session. Attachments: 108