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CPPC 11-13-23 Meeting Agenda1.2023 Comprehensive Plan Amendment Requests – The CPPC will review the requests and provide input to the Planning Commission and Board of Supervisors. 1.A.CPPA #01-23 Madison II Property - (Mr. Pearson) 1.B.CPPA #02-23 Jordan Springs Property - (Mr. Bishop) 1.C.CPPA #03-23 Brockton Property - (Mr. Bishop) 1.D.CPPA #04-23 Sargent Property - (Mr. Bishop) AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, NOVEMBER 13, 2023 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC11-13-23CPPA01-23MadisonIILLC_Redacted.pdf CPPC11-13-23CPPA02-23JordanSprings_Redacted.pdf CPPC11-13-23CPPA03-23BrocktonProperty_Redacted.pdf CPPC11-13-23CPPA04-23SargentProperty_Redacted.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: November 13, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #01-23 Madison II Property - (Mr. Pearson) Attachments: CPPC11-13-23CPPA01-23MadisonIILLC_Redacted.pdf 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Wyatt Pearson, AICP, Planning Director RE: Comprehensive Plan Amendment Request #01-23, Madison II, LLC Property DATE: November 6, 2023 For the June 2023 Comprehensive Plan Amendment process the Board of Supervisors authorized further study of four applications. CPPA #01-23, Madison II, LLC, is one of the applications that was authorized. The application is summarized below, and staff notes for consideration have been included. Since the committee last saw this, the application was provided to relevant agencies for comments, and their responses are included in the attachments. Staff Notes: Cleaning up the industrial land use designation to ensure it doesn’t span the riparian corridor is a commonsense correction. Given the relatively small area proposed to be converted from Mixed Use Industrial Office to Neighborhood Village, and the market shifts impacting the viability of office uses, and in turn the likely end use for this piece, this may also be an appropriate change. The concept of a non-contiguous UDA is a new and very substantial consideration for Frederick County. Since the inception of the UDA land use policy, it has always been a singular contiguous boundary to ensure it met the intention of controlling and concentrating residential growth. Specific land use decisions have led to large seemingly irregular modifications to the UDA in the past (Snowden Bridge). If the application in question is found to have merit, staff recommends not extending the UDA boundary out along 277 from its current location since it will encompass properties not evaluated. Rather, the application could be expanded to encompass the entirety of the Shenandoah (Lake Frederick) development and establish a new non-contiguous UDA. Anchoring the new UDA with this development and working to implement some of the same best practices that have led to the success demonstrated at Lake Frederick could be accomplished by amending the title and bolstering the existing text in the Lake Frederick Neighborhood Village section of the Southern Frederick Area Plan. Furthermore, consideration should be given to planning for inter parcel connections between the parcels implicated in this CPPA and the Lake Frederick Community if feasible. This could result in 3 more expeditious access to the future Southern Frederick Parkway concept that is proposed to bisect the property in question. Absent this opportunity, neighborhood scale connections to ensure property traffic circulation would be appropriate. Lastly, it may be appropriate to consider planning for a trail connection that capitalizes on the riparian area that runs north to south through this property and connecting into the Lake Frederick Community. CPPA #01-23, Madison II, LLC Property – Designation of new non-contiguous Urban Development Area (UDA), and Land Use Designation Change, for Parcel: 87-A-15. This is a request to establish a new UDA around the property in question and change a portion of the land use designation from Mixed Use Industrial/Office and Industrial to Neighborhood Village. The property (1702 Fairfax Pike) is located south of Fairfax Pike (Rt 277) and a little over a mile west of the Route 277 & 522 intersection (double tollgate area). The Lake Frederick development borders the property to the South and East. The property is currently zoned RA (Rural Areas), is about 149 acres in size, and is currently utilized for agricultural and residential purposes. The Southern Frederick Area Plan shows this property as a part of the Lake Frederick Neighborhood Village. This neighborhood village is envisioned to be a compact center that focuses and complements the surrounding neighborhoods, is walkable, designed at a human scale, and supported by existing planned road network. More specifically, this area is intended as a gateway feature for both Frederick County at large as well as the Lake Frederick Community. Residential land uses are intended as an accessory component of the land use plan in this area. The applicant is seeking to change a portion of the existing land use designations (Mixed Use Industrial/Office & Industrial 32 acres) to Neighborhood Village. Additionally, the applicant is retaining the current Mixed-Use Commercial/Office designation but proposing additional text recognizing that medical support uses may be appropriate for this general area in the future. Lastly, rather than a lengthy extension of the existing UDA boundary, the applicant is proposing a non-contiguous UDA be established around the property in question. This request was considered by the CPPC on July 10, 2023. The CPPC recommended this proposal not to receive further study. Following a positive recommendation at the Joint Board and Planning Commission work session, the Board of Supervisors approved the application for further study on September 27, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. In keeping with the County’s established protocol for long-range planning, the proposed modifications will move forward to public hearings at the Planning Commission and Board of Supervisors with the CPPC recommendations. Attached you will find a set of maps showing the location of the proposal, the CPPA application, relevant agency comments, and the Southern Frederick Land Use Plan. 4 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 118MILKWEED DR 116MILKWEED DR115MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 115HERON CT 114HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1954FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1867FAIRFAXPIKE 1890FAIRFAXPIKE1880FAIRFAXPIKE1932FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1636FAIRFAXPIKE1615FAIRFAX PIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE 1605FAIRFAXPIKE1597FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1185FAIRFAXPIKE 1195FAIRFAX PIKE1201FAIRFAXPIKE 1237FAIRFAX PIKE 1227FAIRFAXPIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFA X PIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAI L WAY SWITC H G R A S S WAYOATGRASS CTNUTH A T C H DR WALLE Y E C T WITHEROD C T CHOKE CHERRY CTFOAM F L O W E R D R LEATHERFLOWER DRBARRED O WL W A Y RACHE LCAR SON DR SONG S PA RROW DRJOURNEYMAN LNMALLARD DRRACH E L C A R S O N D R FAIRFAX PIKE APPRENTICE LNRIDINGS LNWRIGHTS RUN LN HUDS O NHOLL O W R D FA I R F A X P I K E FAIRF A X P I K E Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Minor Arterial Improved Minor Arterial Major Collector Minor Collector Roundabout Trails Long Range Land Use Neighborhood Village Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Planned Unit Development Environmentally Sensitive Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRF A X P I K E REARDON RD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTE A L CT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet CPPA # 01 - 23: Madison II, LLCPIN: 87 - A - 15Draft UDA AmendmentLong Range Land Use Map CPPA #01-23 CLARKECOUNTY 5 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 115MILKWEED DR118MILKWEED DR 116MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 114HERON CT 115HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1890FAIRFAX PIKE 1880FAIRFAX PIKE 1867FAIRFAXPIKE 1902FAIRFAX PIKE 1942FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1615FAIRFAX PIKE 1636FAIRFAXPIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE1597FAIRFAXPIKE 1605FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1201FAIRFAXPIKE 1185FAIRFAXPIKE 1195FAIRFAX PIKE 1227FAIRFAXPIKE 1237FAIRFAX PIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFAXPIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAILWAY SWITCHGRASSWAYOAT GRASS CTNUTHATCHDR WALLEYE CT WITHEROD CT CHOKE CHERRY CTFOAM FLOWER DR LEATHERFLOWER DRB A R R E D OWL WAY RACHE LCARSON DR S ONGS P ARROW DR JOURNEYMAN LNMALLARD DRRACHEL CARSON DR F A IR F A X P IK E APPRENTICE LNRIDINGS LNW RIG HTS RUN LNHUDSONHOLLOW RD FAIRFA X PIKE FAIRFAX PIKE Application Urban Development Area Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRFAX PIKE REARDONRD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTEALCT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet C P P A # 0 1 - 2 3 : M a d i s o n I I , L L CPIN: 8 7 - A - 1 5Draft U D A A m e n d m e n tLocation M a p CPPA #01-23 CLARKECOUNTY 6 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 115MILKWEED DR118MILKWEED DR 116MILKWEED DR 152CHOKE CHERRY CT 1840HUDSONHOLLOW RD 114HERON CT 115HERON CT 105BAYHILLTER 1540HUDSONHOLLOW RD 1748HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 107WAX WING CT102WAX WING CT 104FOAM FLOWER DR 107MERLIN CT 142SONGSPARROW DR 2960RACHEL CARSON DR 152SONG SPARROW DR 124WALLEYE CT 125WALLEYE CT 116WITHEROD CT 102WALLEYE CT 103WITHEROD CT 1633HUDSONHOLLOW RD 104MALLARD DR 105MALLARD DR 149MALLARD DR 2030FAIRFAXPIKE 1611HUDSONHOLLOW RD 141MALLARD DR 1621HUDSONHOLLOW RD 129MALLARD DR 1820FAIRFAXPIKE 3700FRONT ROYALPIKE 2030FAIRFAXPIKE 1980FAIRFAXPIKE1998FAIRFAX PIKE 214APPRENTICE LN 1890FAIRFAX PIKE 1880FAIRFAX PIKE 1867FAIRFAXPIKE 1902FAIRFAX PIKE 1942FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAX PIKE 107APPRENTICE LN 127APPRENTICE LN 1615FAIRFAX PIKE 1636FAIRFAXPIKE 1679FAIRFAXPIKE1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAX PIKE1597FAIRFAXPIKE 1605FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE 1445FAIRFAXPIKE 1475FAIRFAXPIKE 208WRIGHTSRUN LN 1201FAIRFAXPIKE 1185FAIRFAXPIKE 1195FAIRFAX PIKE 1227FAIRFAXPIKE 1237FAIRFAX PIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN1247FAIRFAXPIKE218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE FAIRFAXPIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAILWAY SWITCHGRASSWAYOAT GRASS CTNUTHATCHDR WALLEYE CT WITHEROD CT CHOKE CHERRY CTFOAM FLOWER DR LEATHERFLOWER DRB A R R E D OWL WAY RACHE LCARSON DR S ONGS P ARROW DR JOURNEYMAN LNMALLARD DRRACHEL CARSON DR F A IR F A X P IK E APPRENTICE LNRIDINGS LNW RIG HTS RUN LNHUDSONHOLLOW RD FAIRFA X PIKE FAIRFAX PIKE Application Urban Development Area Sewer and Water Service A rea ParcelsEastern R oa d Plan Minor Arterial Imp roved Minor Arterial Ma jor Collector Minor Collector Roundabout Trails Zoning M1 (Light Industrial District) MH1 (Mobile Hom e Com m unity District) R5 (Residential Recr eational Comm unity District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 FAIRFAX PIKE REARDONRD D O U B L E C H U R C H R D WEST ST MILKWEEDDRMALLARDDRTEALCT RACHELCARSON DREMPERORDRHUDSON HOLLOW RDFRONTROYAL PIKELAKEVIEWCIRPHOEBECT KATHLEENCTP A R K D R FORESTLAKE DRCEDARLN APPRENTICELNRIDINGSLNWRIGHTSRUN LNWHITEOAK RDArmel ¬«277 0 1,100 2,200550 Feet C P P A # 0 1 - 2 3 : M a d i s o n I I , L L CPIN: 8 7 - A - 1 5Draft U D A A m e n d m e n tZoning M a p CPPA #01-23 CLARKECOUNTY 7 8 9 10 11 12 13 14 15 16 17 315 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: John Maddra, Valley Engineering CC: Wyatt Pearson, Director, Frederick County Planning Department John Bishop, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: Comment on CPPA #01-23 Madison II, LLC UDA/SWSA and Land Use revision Request Parcel 87-A-15 DATE: October 4, 2023 Thank you for the opportunity to provide comments on CPPA #01-23 for Madison II,LLC. Comments are provided for this Comprehensive Plan amendment application and in recognition that a future rezoning could follow at which time additional details for the project will be provided. This property is captured in the Southern Frederick Area Plan. The property is more specifically located south of Route 277, west of Route 522, and adjacent to the Lake Frederick development. Changes to land uses and UDA boundaries which result in similar water and sewer demands than are currently planned for would be accommodated within Frederick Water’s recently designed sanitary sewer infrastructure improvement plans. The proposed addition of a projected 800 residential units within the Neighborhood Village land use designation will result in additional water and sewer demands above what is currently anticipated in the existing land use plan. 18 Page 2 Comment on CPPA #01-23 for Madison II, LLC October 4, 2023 Water supply for the Madison II project would be via an existing 12-inch water main which parallels the south side of Route 277 (Fairfax Pike). Adequate water capacities and pressures are currently available to meet the project’s projected demands. The developer will need to extend adequately sized water lines throughout the subject property, and interconnect with adjacent properties, as part of their development program. Adequate water treatment capacity is currently available to meet the projected water demands of the proposal. 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 Southern Frederick Area Plan. Frederick Water is designing and will construct a sanitary forcemain improvement that could serve the area including the subject property (target completion 2026). The developer will need to construct the necessary on-site gravity collection system, pump station, and forcemain and extend said forcemain to an appropriate off-site connection with Frederick Water’s planned/future sanitary sewer system. As planned land uses advance into construction, the developer will be expected to: Design, fund, and construct the necessary infrastructure extend water services to the site and to convey future sanitary sewer flows to Frederick Water’s sanitary sewer infrastructure; Dedicate the necessary water and sanitary sewer easements; and Contribute financially to the infrastructure upgrades that are warranted to accommodate the development’s water and sanitary sewer demands. Thank you. 19 20 Planning Office Wayne Lee, Coordinator of Planning and Development leew@fcpsk12.net 1415 Amherst Street https://www.frederickcountyschoolsva.net/ 540-662-3889 ext. 88249 P.O. Box 3508 Winchester, Virginia 22604-2546 October 24, 2023 Mr. John Maddra Valley Engineering 4901 Crowe Drive Mount Crawford, VA 22841 Re: Madison II, LLC Property comprehensive plan amendment application Dear Mr. Maddra: Frederick County Public Schools has reviewed the Madison II, LLC Property comprehensive plan amendment application submitted to us on October 2, 2023. We offer the following comment: 1. We note that this proposed change would increase the yield of residential units by 290, thereby increasing the demand on the schools that would serve this development. Those schools include Sherando High School, Aylor Middle School, and Armel Elementary School. Sherando and Armel are both currently over capacity. Please feel free to contact me at leew@fcpsk12.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, K. Wayne Lee, Jr., ALEP Coordinator of Planning and Development cc: Dr. George Hummer, Superintendent of Schools Mr. Shane Goodwin, Assistant Superintendent for Administration Mr. Logan Sheppard, Director of Transportation Mr. Calvin Davis, Assistant Director of Transportation Mr. Wyatt Pearson, Director, Frederick County Planning Mr. Tyler Klein, Senior Planner, Frederick County Planning 21 22 23 Comprehensive Plan Amendment Comments Frederick County Economic Development Authority Mail to: 45 E. Boscawen Street, 2nd Floor Winchester, Virginia 22601 (540)665-0973 Hand deliver to: 45 E. Boscawen Street, 2nd Floor Winchester, Virginia 22601 (540) 665-0973 Applicant's Name: _____________________________ Telephone: __________________ Mailing Address: _________________________________________ _________________________________________ _________________________________________ Location of property: _________________________________________ _________________________________________ _________________________________________ Frederick County Economic Development Authority Comments: No comment Signature & Date: _____ October 19, 2023______________________________ Notice to Planning Department - Please Return Form to Applicant Applicant: Please fill out the information as accurately as possible in order to assist the Department of Planning with their review. Attach one copy of your request form, justification and proposed changes, existing characteristics analysis, and trip generation analysis. Current Land Use: ___________ Land Use requested: ____________ Acreage: _______ 24 25 26 27 28 29 30 31 6806806906906906906906906906907007007006 7 06806 9 0 680 680 690690 7007006906 9 0 700 70071071071 0 6 6 0 650 6 4 0 65 0 66 0 670680690680670660660 710710710710710710710710710710660 670 680 MADISON II, LLC PROPERTY CPPA APPLICATION FREDERICK COUNTY, VA 4901 CROWE DRIVE MOUNT CRAWFORD, VIRGINIA 22841 (540) 434-6365 | www.valleyesp.com PROJECT No.: 12965-9 EXP./CLIENT No.: 12965-9 DATE: 06/01/2023 REV.: SHEET NO.:SCALE: AS NOTEDSCALE:1" = 500'0'500'1000'EX-4PROPOSED LAND USE PLAN 06/28/2023 MUCONVMIXED USE COMMERCIAL/OFFICE (MUCO)(± 30 AC.)NEIGHBORHOODVILLAGE (NV)(± 89 AC.)BUFFER/FUTUREROAD RIGHT OF WAY(± 30 AC.)FAIRFAX PIKE (RT. 277)LAKE FREDERICKNVFUTURE MINORARTERIAL PERCOMP. PLANPROPOSED URBANDEVELOPMENT AREABOUNDARYPROPOSED URBANDEVELOPMENT AREABOUNDARY32 APPENDIX I - AREA PLANS Southern Frederick Area Plan 27 SOUTHERN FREDERICK AREA PLAN SOFRED BOARD OF SUPERVISORS APPROVED ON NOVEMBER 12, 2014 INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENT: • LEONARD PROPERTY APPROVED BY THE BOARD OF SUPERVISORS ON JANUARY 26, 2017 33 APPENDIX I - AREA PLANS Southern Frederick Area Plan 28 SOUTHERN FREDERICK AREA PLAN The Southern Frederick Area Plan builds on the Route 277 Triangle and Urban Center Plan, consolidates the Tasker Woods Plan, and incorporates previously unplanned areas within the study boundary into a cohesive and proactive area plan. The Southern Frederick Area Plan continues to identify 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 natural, historical, and community facilities within the study area. The Southern Frederick Area Plan originally promoted five main areas of new land use focus; the Sherando Center, the Route 277 Triangle; Center of Economy, Interstate Commercial at I-81 Exit 307, White Oak Woods Neighborhood Village, and Tasker Woods. In the 2014 update, several additional areas of land use focus were envisioned: Lakeside Neighborhood Village, Artrip Neighborhood Village, Warrior and Tasker Neighborhood Village, and Lake Frederick Neighborhood Village. The above areas combine to frame the southern boundary of the County’s urban areas. In addition, Route 522 South within the study area defines the eastern boundary of the County’s urban areas. South and east of this study area; the County’s rural areas are strengthened as the primary land use designation. The Lake Frederick Sewer and Water Service Area (SWSA) is recognized in this area plan. LAND USE THE SHERANDO CENTER The Sherando Center is envisioned to be an intensive, walkable urban area that is well integrated with the surrounding community. The center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the Comprehensive Plan. It 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 center is designed. Community facilities shall also provide a focal point for the center and surrounding community. Presently, Sherando High School and Sherando Park provide this function. In the future, these resources shall be complemented by a new elementary school which shall serve the existing and future population and be located within the center. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Sherando Center. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing Route 277, Warrior Drive and Double Church Road. The mix of 34 APPENDIX I - AREA PLANS Southern Frederick Area Plan 29 commercial, residential, employment, and community uses shall be linked to the surrounding community with inter modal transportation choices and public open spaces. The Sherando Center is centrally located to the community and is in the short term, respectful to the Agricultural District. ROUTE 277 TRIANGLE - CENTERS OF ECONOMY The Route 277 Triangle Centers of Economy is designed to be a significant area of commercial and industrial opportunity that is fully supportive of the Frederick County Economic Development Authority’s targeted goals and strategies. The intent of the mixed- use designation is to further enhance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. In specific areas a mix of flexible uses, with office uses in prominent locations is encouraged. Such areas are supported by substantial areas of industrial and commercial opportunity and provide for areas that are well designed with high quality architecture and site design. It is the intent of such areas to promote a strong positive community image. Residential land uses are not envisioned in this area. LAKE FREDERICK NEIGHBORHOOD VILLAGE The Lake Frederick Neighborhood Village serves as a focal point to the 277 Triangle Centers of Economy, and as a gateway feature for the Shenandoah/Lake Frederick community. On a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east is desirable in this area. This neighborhood village should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the neighborhood village commercial land uses. Previously, a small area of neighborhood village commercial was identified on the south side of Route 277 in the general vicinity of the future entrance of Shenandoah and the existing Sandy’s Mobile Home Park. The 2014 update to the Plan provides for an overall greater area and mix of uses in this area that is reflective of a desire to create a more substantial focal point for activity. This is primarily based on the growth and development of the Lake Frederick Community and the involvement of new residents from this area. INTERSTATE COMMERCIAL I-81 EXIT 307 Located at a highly visible location on an interstate interchange, this area of land use 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 building and site layout and design of the projects shall be of a high quality. In addition, an enhanced buffer and landscaping is planned adjacent to the Interstate 81 right-of-way, its ramps, the new arterial road (South Frederick Parkway), and adjacent to Route 11. 35 APPENDIX I - AREA PLANS Southern Frederick Area Plan 30 WHITE OAK WOODS NEIGHBORHOOD VILLAGE The White Oak Woods Neighborhood Village is a neighborhood village commercial area that is proposed at White Oak Road and Route 277. This area should be sensitive to the existing character and scale of the location, adjacent to Sherando Park and the White Oak Campground. The orientation of this neighborhood commercial shall be to the park and adjoining street network. A new fire and rescue facility and community facility shall provide an additional focal point to this area. This facility and the commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses. TASKER WOODS The Tasker Woods area provides guidance on the future land uses for the areas between Route 522, Tasker Road, and White Oak Road. An area of neighborhood village commercial is proposed between the originally proposed residential areas and Route 522, serving the Tasker Woods area. Access Management is a priority along the Route 522 corridor. An internal access road serving this area was provided with the Tasker Woods project; therefore, no new commercial entrances shall be permitted on Route 522. A significant corridor appearance buffer is proposed along Route 522 similar to that established for Route 50 West corridor in the Round Hill Land Use Plan. This buffer should consist of a 50-foot landscaped buffer area, and bike path. Residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within area. The area of natural resources connecting Tasker Woods with Route 522, including the existing pond shall continue to be recognized in this plan. An extension of the neighborhood commercial land uses may be appropriate on the east and west sides of the existing pond if a balance is achieved between protecting the environmental features and allowing compatible uses, which may also include commercial recreational uses. In addition to the neighborhood village commercial land uses, an area of commercial land use is proposed generally north of Tasker Road – this expands on previously planned commercial uses in this area. Two areas have been identified as recreational and natural resources and have been connected together in an effort to protect the existing natural resources and provide additional recreational opportunities for the Tasker Woods area. LAKESIDE NEIGHBORHOOD VILLAGE The Lakeside Neighborhood Village is proposed along Tasker Road in the Lakeside area, in the vicinity of the Bowman Library. This small-scale commercial area is sensitive to the existing character and scale of the location, the library, the adjacent lake, and the historic and natural resources in this area. The orientation of this neighborhood commercial shall be on the southern side of Tasker Road, opposite to the library and lake and shall be planned with a new street network providing the framework for the new neighborhood. The Bowman Library is an invaluable community facility for the area shall provide a focal point for future 36 APPENDIX I - AREA PLANS Southern Frederick Area Plan 31 development. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Within the core area of the neighborhood village, residential uses are only permitted as an accessory component. An area of residential land use is proposed to surround the core neighborhood village area that shall be of a higher density. ARTRIP NEIGHBORHOOD VILLAGE The Villages at Artrip contains approximately 170 acres of land designed as a neo-traditional village community. This neighborhood village was designed to provide an urban feel in what was historically a rural setting. This development was rezoned in 2006 and is anticipated to include a mix of 900 single family homes and townhouses, over 100,000 square feet of retail, as well as numerous restaurants and office space. A future elementary school is proposed in this area which will provide a focal point and valuable community resource for this area of new development. WARRIOR & TASKER NEIGHBORHOOD VILLAGE The Warrior and Tasker Neighborhood Village proposed along Warrior Drive, adjacent to the intersection of Warrior Drive and Tasker Road. This small-scale commercial area is sensitive to the existing residential character of the area, in particular the scale of the adjacent neighborhoods, yet seeks to build upon the existing commercial character of this intersection. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within the core area. DEFINED RURAL AREAS The Southern Frederick Area Plan has sought to further define the boundary between the rural and urban areas of the community. As noted, the above areas of proposed land use combine to frame the southern boundary of the County’s urban areas. In addition, the rural areas to the east of Route 522 south further define the boundary of the County’s urban area in this location. The plan provides enhanced recognition of Double Church Agricultural and Forestal District, which provide for a clear separation between the County’s rural and urban areas. ARMEL RURAL COMMUNITY CENTER The general location of the Armel Rural Community Center was identified in earlier versions of the Comprehensive Plan. This community center, along with several other centers, have an important role to play as service centers for the County’s rural areas. The Southern Frederick Area Plan seeks to further define the Armel Rural Community Center and promote future consideration of this unique area; future development of this area should ensure that it remains distinct from the general urban development occurring in the 37 APPENDIX I - AREA PLANS Southern Frederick Area Plan 32 urban areas of the Plan. Future policies for this rural community center should reflect the characteristics of the center and the desires of its residents; this could be achieved through a broader effort to create small area plans for all of the County’s Rural Community Centers. SHERANDO-LAKE FREDERICK TRAILWAY A new multi-purpose path is envisioned to be constructed from the planned lakeside path at Lake Fredrick westward along Crooked Run, connecting into future planned land uses and ultimately intersecting with a Sherando Park path. This pathway surface should be consistent with that of the Sherando Park paths and trails. The new pathway will connect large segments of planned Southern Frederick trails and provide additional public to access Lake Frederick’s lakeside trails and other constructed facilities. Such an environmental and recreational resource would provide an excellent example for other recreational opportunities in the County. RESIDENTIAL DEVELOPMENT Outside of the Sherando Center and Neighborhood Villages described above, the residential land uses in the Southern Frederick study area are defined in two main categories: • R4 – these are generally reflective of existing residential densities at approximately 4 units per acre. • R6 – these are slightly higher residential densities that may fall within the 6-12 units per acre range (this is generally attached house and may also include multifamily and a mix of other housing types). These densities are necessary to accommodate the anticipated population growth of the County, with the intent of focusing residential land uses in the urban areas The residential land uses east of Route 522 South within the study area are envisioned to be rural area residential in character. Route 522 South may generally be considered as the boundary between the urban areas and rural areas within the eastern part of this study area. This provides a transition area to the Opequon Creek and Wrights Run and to the well-established rural character of adjacent Clarke County. BUSINESS DEVELOPMENT The business development section of the Plan provides recommendations that are also intended to implement the 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. 38 APPENDIX I - AREA PLANS Southern Frederick Area Plan 33 The Plan provides for new industrial park and employment center areas to match the Frederick County Economic Development Authority’s (EDA) vision for this portion of Frederick County. The Plan identifies a prime area for mixed use development, the Sherando Center, to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood village commercial use, to accommodate the needs of existing residential communities. The relocation of the Exit 307 Interchange on Interstate 81 provides a significant commercial opportunity that the Plan seeks to take advantage of by identifying the interstate commercial at Exit 307 area of land use. The business development recommendations desirable business types to draw to the area. Including, but not limited to: • Light Industrial/High Tech targeted businesses • Lodging / Event / Dining along the Route 522 corridor and at the interstate • Fast-Casual Dining (EG - Panera, Chipotle) • Higher-end Dining (chain and Local businesses) as well as casual pubs and cafes • Premium Grocery & Retail in the UDA Center area (EG - Wegman’s) The business development group also provided the following general comments: • All areas should be designed to promote/support pedestrian and bike access, making this a walkable community. This will decrease reliance on cars and enable residents to more readily access business and employment centers. o To expand the pedestrian & bike access the undeveloped land zoned as Natural Resource / Flood Plain should include walking/biking trails. • Identify ways to leverage abundant supply of natural gas in the RT 522 corridor. • Determine if incentives to rezone to commercial uses for landowners with agricultural zoned property should be made available. • Promote development of small parcels of land that already contain residential structures along transportation corridors for business purposes, examples of which may include doctors, dentist offices, and other professional offices. Promotion could be in the form of incentives or credits to offset the cost of site improvements and transportation improvements required by the site development. • Restaurants and community based businesses such as dry cleaners, convenience stores, and the like, should be located close to and easily accessible by car or by foot to the areas targeted as industrial, commercial and office uses. This could also be within the Sherando Center or neighborhood village commercial areas which are located within accessible distances from these areas. • Identify ways to draw more light manufacturing and targeted economic development businesses to the area around the FBI facility off Tasker Rd. • The Southern Frederick area would be a natural fit for various outdoor events and festivals, especially once road and walking path networks have been established and 39 APPENDIX I - AREA PLANS Southern Frederick Area Plan 34 more lodging and dining options are available. This type of business has a low impact on the environment and provides an external infusion of revenue. Specific implementation steps have been identified which would further promote business development opportunities in the Southern Frederick Area Plan. This is consistent with those identified in the Senseny/Eastern Frederick County Urban Area Plan. These include: • The creation of a future land use revenue incentive program that could provide 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 Plan. • 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 if capacity and existing infrastructure exists. • Assist property owners with applying for State funding 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 Plan. • The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ratios (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. 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, furthers the efforts of the Win-Fred MPO, and reaffirms the planning done as part of the Route 277 Triangle Area plan. In this study there is a direct nexus between transportation and land use. The relocation of Interstate 81, Exit 307, provides a new orientation for the County’s primary road system, and provides new opportunities to create a transportation network which supports the future growth of the community in the right locations. This area is also heavily influenced by the ongoing and future improvements to I-81 Exit 310 and the future extension of Warrior Drive. Minor modifications are proposed to the alignment of the Tasker Road flyover of I-81. As Warrior Drive is extended north and connection with future Route 37 is made, the current Route 37 access point with Tasker Road will be disconnected, resulting in a significant shift of traffic flows in this area. 40 APPENDIX I - AREA PLANS Southern Frederick Area Plan 35 As in all transportation elements of the Plan and area plans, all development of new roadways, development along existing roadways and upgrades to existing roadways is planned to implement bicycle and pedestrian accommodations to grow the County’s accessibility to all forms of transportation users. Access management is a significant consideration of this study and general transportation planning in Frederick County. This concept is supportive of providing for key connections to the south. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to common shared access points is promoted in order to improve safety and efficiency of the County transportation network. Roundabouts will be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series and when used where intersection spacing may be an issue. The context of the collector road network is proposed to be significantly different with the focus being placed on a more walkable and multi-modal street thoroughfare design. The change in context is based upon classification of road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the urban centers. 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 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 Sherando Park include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas and creating additional access points. Traffic calming across the entire frontage of Sherando Park is warranted with special attention placed on providing a safe and efficient main entrance to the park. As usage of this regional park facility continues to grow this is an increasing need. Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOC) on area roads and overall transportation network, LOC C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOC shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable LOC has been achieved and key elements and connections identified in this plan have been provided. The Eastern Road Plan calls for White Oak Road between Tasker Road and Route 277 to be an improved two-lane roadway. While this improvement has partially taken place for the northern portion of the roadway near Tasker Road, the southern portion of White Oak Road 41 APPENDIX I - AREA PLANS Southern Frederick Area Plan 36 to the south remains a winding and narrow roadway which may be difficult and costly to improve. The area plan identifies improvements to White Oak Road in this area which may include its realignment near the Wrights Run stream crossing, passing to the east of and behind the existing residences fronting White Oak Road. 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. Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street designs that take all users into consideration. 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 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. o Continue to enforce improved access management with redevelopment or new development. 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. Treatments should be reasonably consistent. • Street sections could be modified due to DCR changes specific to drainage requirements. 42 APPENDIX I - AREA PLANS Southern Frederick Area Plan 37 NATURAL RESOURCES, HISTORIC RESOURCES, AND PUBLIC FACILITIES NATURAL RESOURCES Frederick County should be a community that understands, values, and protects its natural resources. The natural resources element of the Southern Frederick Area Plan should directly correlate to the Natural Resources chapter of the Comprehensive Plan. To that end, Frederick County should focus on the creation of greenways, stream valley parks, and stream buffers around waterways. Shared use trails should be constructed that connect these features to other public facilities. Consideration should also be given to creating linear parks with shared use trails along major streams, particularly the Opequon Creek, with buffering vegetation appropriate for preventing erosion, filtering pollutants, and providing wildlife habitat. Recommendations from the Natural Resources Committee are: • Shared use trails should provide connections to other shared use trails as well as other public facilities in the study area. • New construction within the study area should take into account the natural resources located on and around their property. The County should ensure that when new developments are planned, that connectivity of greenways is included through the project. • Preserve and maintain existing natural wetlands, woodlands, and grasslands to the maximum feasible extent to provide wildlife habitats for animals and plants. Buffer wetlands and creeks using latest water management principles to promote environmental protection of those localities, stabilize stream banks, and promote such protective steps during residential development throughout the South Frederick area. • All types of urban open spaces like greenways, squares, plazas, urban parks, playgrounds, and street medians should be considered as part of urban development planning and implemented wherever reasonable. • Ensure that stormwater is managed in accordance with the County’s Erosion and Sediment Control Ordinance and Virginia’s storm water Requirements, and work to implement Low Impact Development (LID) measures where appropriate. • Provide for best storm water management practices at urban centers, residential developments, and industrial areas to facilitate environmental protection. • Protect floodplains and steep slopes from unsuitable uses and recognize their value for stormwater management and ecological functions. 43 APPENDIX I - AREA PLANS Southern Frederick Area Plan 38 • Ensure that with new development, people and wildlife are protected from unhealthy levels of noise and light. HISTORIC RESOURCES Frederick County should recognize and protect the historic structures and sites within the study area. Sensitive Natural Areas, including historic areas, are shown on the land use map for the study area. The historic element of the Southern Frederick Area Plan should directly correlate to the Historic Resources chapter of the Comprehensive Plan. To that end, the rehabilitation, adaptive reuse, or restoration of historic structures should be increased and incentivized. The Comprehensive Plan calls for the adaptive reuse of historic structures and therefore, future development applications that have historic resources on the property should incorporate those resources into development. Recommendations from the Historic Resources Advisory Board are: • Significant structures and properties shown with a sensitive natural/historic designation should be buffered from adjacent development activity. • Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways. • The Rural Landmarks Survey should be updated and maintained regularly in order to keep current the inventory of structures older than fifty years. • There are at least six historic sites and markers in the Southern Frederick Area Plan. Those sites and markers should be buffered from adjacent development activities and preserved in their original condition whenever possible during any development or future land use planning exercises. • The Melvin Sandy house is located immediately adjacent to Sherando Park and would be ideal for use as an element of the park. In the event that the sites could not, it would be appropriate for the site to develop in a way to protect any structures or features.; accessibility to the park is encouraged. • Frederick County should assist property owners that want to register their properties with the State or National Register of Historic Places. • Increasing shared use trails throughout the study area would give emphasis to the preservation and rehabilitation of nearby historic sites and structures. Developments should be encouraged to incorporate and/or convert historic properties or sites into recreational elements, including shared use trails, parks, and museums. The Zig-Zag 44 APPENDIX I - AREA PLANS Southern Frederick Area Plan 39 trenches should be preserved and connected via a linear park/trail network to the Crosspointe development. • Development of any urban center in the study area should provide for the integration, preservation, restoration, rehabilitation, or adaptive reuse of any historic structures and sites located within the boundaries of the project. COMMUNITY FACILITIES The importance of public spaces and facilities within the study area needs to be recognized and incorporated into future development. The public facility element of the Southern Frederick Area Plan should directly correlate to the Public Facilities chapter of the Comprehensive Plan. The public facilities element should also expand upon the existing Comprehensive Plan and ensure that opportunities for needed public facilities, which are not currently identified, are not overlooked. Recommendations from the public facilities group are: • The need for future facilities for Schools, Fire & Rescue, and Parks and Recreation should be identified in this Plan, the CIP and incorporated into development proposals as appropriate. • The County should focus on the development of the north side of Sherando Park. • Ensure connectivity with existing or proposed bicycle or pedestrian transportation facilities wherever possible. • Pedestrian facilities should be constructed that connect neighborhoods to school and park facilities to promote accessibility and walkability. • Trails should be planned and constructed that connect Sherando Park, the proposed South Frederick Parkway and Lake Frederick (see the Sherando-Lake Frederick Trailway example described in the land use section). • A trail network should be constructed around the Lake at the Bowman Library. • Linear parks should be constructed along creeks where permissible due to topography. • A new fire & rescue station is needed within the study area; this facility would provide an additional focal point to the White Oak Woods Neighborhood Village area. • The 13-acre parcel owned by the Frederick County adjacent to Bass Hoover Elementary should be planned as a combined school, park and recreation facility. • New schools identified in this Plan and in the CIP should be pursued and may be used as focal points for future community development. Existing schools should also be upgraded as identified in the CIP. 45 APPENDIX I - AREA PLANS Southern Frederick Area Plan 40 ZONING AMENDMENTS TO IMPLEMENT THE PLAN REVISED/MORE FLEXIBLE B2 OVERLAY CONCEPT Neighborhood Village Commercial areas are envisioned to be compact commercial centers that focus and complement the surrounding neighborhoods, are walkable and designed at a human scale, and which are supported by existing and planned road networks. Residential uses within the neighborhood Villages are only permitted as an accessory component of the commercial land uses within the core area. However, the residential uses are allowed in a variety of configurations and are not just limited to the second and third floors of commercial buildings. They may also be located in separated buildings, again provided that they are accessory to the commercial uses. This provides a greater amount of flexibility with the residential design, while still affording the commercial land uses primary status. Previously, residential land uses were only permitted on the second floor and above commercial buildings. TRADITIONAL NEIGHBORHOOD DESIGN ZONING CLASSIFICATION This flexible zoning classification is intended to enable Neighborhood and Urban Village Centers, or a part thereof, to be developed. 46 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Sherando Center White Oak WoodsNeighborhood Village Lake FrederickNeighborhood Village Rural Areas Route 277 Triangle:Center of Economy Interstate Commercial at 307 Armel Rural Community Center Tasker WoodsWarrior & TaskerNeighborhood Village LakesideNeighborhood Village Artrip Neighborhood Village Rural Areas Lake FrederickSWSA Land Use Legend Highway Commercial Mixed Use Commercial \ Office Mixed Use Industrial \ Office Residential, 4 u/a Planned Unit Development Urban Center Neighborhood Village Commercial Recreation Recreation Institutional Sensitive Natural Areas Rural Community Center Environmentally Sensitive Areas B2 / B3 Mixed-Use Employment Industrial Mobile Home Community High-Density Residential, 12-16 u/a High-Density Residential, 6 u/a Park Business Airport Support Area Future Rt 37 Bypass Urban Development Area Sewer and Water Service Area Town ofStephens City 47 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY BOWMANLIBRARY SHERANDO HIGH ARMEL ELEMENTARY BASS-HOOVER ELEMENTARY ROBERT E. AYLOR MIDDLE (NEW) §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 #Historic Rural Landmarks Land Use Institutional Park Rural Comm Center Recreation Future Fire & Rescue Facility Southern FrederickLand Use PlanHistoric and Natural Resources Area Plan The Comprehensive PlanAdopted November 10, 2021 Armel Community Center Sewer and Water Service Area Urban Development Area Town ofStephens City 48 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use PlanTransportation Map Area Plan The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 49 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use PlanTransportation w/Trails Map Area Plan The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 50 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: November 13, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #02-23 Jordan Springs Property - (Mr. Bishop) Attachments: CPPC11-13-23CPPA02-23JordanSprings_Redacted.pdf 51 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #02-23, Jordan Springs Property DATE: November 6, 2023 For the June 2023 Comprehensive Plan Amendment process the Board of Supervisors authorized further study of four applications. CPPA #02-23, Jordan Springs, is one of the applications that was authorized. The application is summarized below, and staff notes for consideration have been included. Since the committee last saw this, the application was provided to relevant agencies for comments, and their responses are included in the attachments. Staff Notes: While this application has provided significant detail regarding the applicant’s future intended use, staff would note that the details of that use would need to be secured by proffers at a future rezoning action. Placement of the requested land use designations will support any allowed uses under that land use designation to be brought forward within a rezoning context. As such, if the applicant’s conceptual use is supported but more intensive uses are not, the plan language should include clear text detailing this use to help guide future decisions on land use applications related to these parcels. Given the details of the proposal as outlined, the applicant’s proposed development would have the potential to fit within the surrounding landscape. However, significant attention would need to be given to items as follows: 1. Transportation: The applicant’s trip generation projections do not rise to the level of a traffic impact analysis and significant consideration should be given to the safety and character of Jordan Springs Road in this area. In addition, interparcel connections to the Snowden Bridge Subdivision to avoid Jordan Springs Road being the only ingress and egress to this development would be appropriate. 2. Recreation: It may be appropriate to consider a continuation of the Hiatt Run linear park concept that is proffered on the adjoining property. 3. Public Safety: While true for any additional residential development in this area, the applicants stated desire to provide an assisted living use should be considered within 52 the scope of the ability to rapidly access public safety response and medical facilities. Currently the property falls on the line between the Clearbrook and Greenwood fire districts. 4. Additional residential development between the Snowden Bridge Subdivision and the Redbud Run subdivisions has potential to spur additional in-fill residential development along the Jordan Springs to Woods Mill Corridor, which is not currently contemplated in the Comprehensive Plan. CPPA #02-23, Jordan Springs – Expansion of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA), and Land Use Designation Change, for Parcels: 44-A-294A and 44-A-294. This is a request to expand the SWSA and UDA and designate the future land use classification to Residential. The properties are located on the north and south sides of Jordan Springs Road to the west of Woods Mill Road with the larger parcel 44-A-294A partially bounded on the east by Woods Mill Road. The Snowden Bridge Subdivision borders 44-A-294A to the west. The properties total 231.92 acres and are currently zoned RA (Rural Areas) District and B2 (General Business) District. The B2 portion of the property totals approximately 9.85 acres with the remaining 222.07 acres being RA. Except for the small portion of the property containing the B2 zoning and the Historic Jordan Springs Venue all the property in question is currently not included in the SWSA and UDA and has a rural area designation in the Northeast Frederick Land Use Plan (NELUP). As such, the NELUP calls for this area to remain rural in nature. The applicant seeks to expand the SWSA and UDA boundaries to encompass the entirety of the two parcels and to have the land use designation for the RA zoned area changed from Rural Areas to Residential. Per the applicant’s application materials, they seek to enable the development of an “all inclusive, age restricted, active adult community with associated assisted living, independent living, and nursing facilities”. The further stated intention is to utilize the existing hotel building as the focus of the community. This request was considered by the CPPC on July 10, 2023. The CPPC recommended this proposal not to receive further study. Following a positive recommendation at the Joint Board and Planning Commission work session, the Board of Supervisors approved the application for further study on September 27, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. In keeping with the County’s established protocol for long-range planning, the proposed modifications will move forward to public hearing at the Planning Commission and Board of Supervisors with the CPPC recommendations. Attached you will find a set of maps showing the location of the proposal, the CPPA application, relevant agency comments, and the Northeast Frederick Land Use Plan. 53 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1532JORDAN SPRINGS RD1552JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWEL BOX DR118JEWEL BOX DR 108INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea ParcelsLong R ange Land Use Business Rural Community Center Planned Unit Development µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #02-23 CPPA #02-23 CPPA #02-23 54 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1552JORDAN SPRINGS RD 1532JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWELBOX DR118JEWEL BOX DR 110INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsLocation Map CPPA #02-23 CPPA #02-23 CPPA #02-23 55 FloodZoneA Lick Run44 A 294A 44 A 294 44 A 294 133SETTLERS LN 182WOODSMILL DR 743WOODSMILL RD 702WOODSMILL RD 758WOODS MILL RD 768WOODSMILL RD 776WOODSMILL RD 1586JORDANSPRINGS RD 1564JORDAN SPRINGS RD 1575JORDAN SPRINGS RD 201HIGHVIEW RD 150SETTLERS LN 260WOODSMILL RD 300WOODSMILL DR 830WOODSMILL RD 840WOODSMILL RD 1552JORDAN SPRINGS RD 1532JORDAN SPRINGS RD 849WOODS MILL RD 1522JORDAN SPRINGS RD 281WOODSMILL DR 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL RD 976WOODSMILL RD 1500JORDANSPRINGS RD 1501JORDANSPRINGS RD 232HIGHBANKS RD 210HIGHBANKS RD 358WOODSMILL DR 881WOODSMILL RD 936WOODSMILL RD 1010WOODSMILL RD 1482JORDANSPRINGS RD 1479JORDANSPRINGS RD 144LICK RUNCROSSING 341WOODSMILL RD 362WOODSMILL RD 897WOODSMILL RD 946WOODS MILL RD 1466JORDANSPRINGS RD 1462JORDANSPRINGS RD 180HIGHBANKS RD 966WOODSMILL RD 118HIGHBANKS RD 122HIDDENPINES DR187HIGHBANKS RD 235LICK RUNCROSSING 1108WOODSMILL RD 121HIGHBANKS RD 137HIGHBANKS RD 270LICK RUNCROSSING 1412JORDANSPRINGS RD 160HIDDENPINES DR 1102WOODSMILL RD 1384JORDANSPRINGS RD 1373JORDANSPRINGS RD 159HIDDENPINES DR 274LICK RUNCROSSING 1099WOODSMILL RD 234HIDDEN PINES DR 1327JORDANSPRINGS RD 125HUMMINGBIRD LN 1281JORDANSPRINGS RD 124HUMMINGBIRD LN 141HUMMINGBIRD LN 154HUMMINGBIRD LN 220MONASTERYRIDGE 250MONASTERYRIDGE282MONASTERYRIDGE 242BARRISTER ST 531PARKLAND DR 226BARRISTER ST230BARRISTER ST 528PARKLAND DR 136JEWEL BOX DR 144JEWEL BOX DR 152JEWEL BOX DR 170MONASTERY RIDGE 215BARRISTER ST 128JEWELBOX DR 155JEWELBOX DR 324NORLAND KNOLL DR 163MONASTERYRIDGE 271MONASTERYRIDGE 156NORLAND KNOLL DR 112BARRISTER ST 496PARKLAND DR 112JEWELBOX DR118JEWEL BOX DR 110INTERLACE WAY 320NORLAND KNOLL DR 268CHRISTMASTREE LN 266CHRISTMASTREE LN 411PARKLAND DR 284NORLANDKNOLL DR 294NORLAND KNOLL DR 304NORLAND KNOLL DR 315NORLANDKNOLL DR 1081JORDANSPRINGS RD 301STARRYWAY DR 402PARKLAND DR 100JEWELBOX DR 285NORLAND KNOLL DR 1034JORDANSPRINGS RD1054JORDAN SPRINGS RD 209NORLANDKNOLL DR 202NORLAND KNOLL DR 230NORLANDKNOLL DR 252NORLANDKNOLL DR 271NORLANDKNOLL DR 255PATCHWORK DR 269CHRISTMASTREE LN 227CROFTON CT 106STARRYWAY DR 227NORLAND KNOLL DR 976JORDAN SPRINGS RD 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD 995JORDANSPRINGS RD 1007JORDANSPRINGS RD 216CHRISTMASTREE LN 206PATRIOT ST 213PATRIOT ST 140FARMHOUSE CT 100POINSETTIAWAY 140PATCHWORK DR 918JORDANSPRINGS RD 957JORDAN SPRINGS RD 162MORRISONS RD 251CHRISTMASTREE LN HALO CTCROFTONCT NORTHUMBERLANDDRSETTLERSLN FADINGSTAR CTCENTIFO UR DRNORLANDKNOLL DRH U MMI N GBI R D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRLI N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P AR K L ANDDR PATCHWORKDR INTERLACE WAY WOODS MILL DRHIDDENPINES DRJEWEL BOX DR NORLAND KNOLL DR M O N A S T E R YRIDGE R D JORDANSPRI NGS RDJORDAN SPRINGS RDWOODS MILL RDW O O D S M ILL R D Application Urban Development Area Sewer and Water Service A rea ParcelsZoning B2 (General Business District) R4 (Residential Planned Com munity Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: June 6, 2023 BARRISTER STSTARRYWAY DRNORLANDKNOLL DR H I D D E NPINES D R WOODSMILL DRHIGHBANKS RD M O U N T A IN V IE W D RWOODS MILL RDSNOWDENBRIDGEBLVDREDBUDRD OPEQUONWOODSCIRLIC K R U N XIN G JORDAN SPRI NGS RDMONASTERYRIDGE RD Stephenson 0 890 1,780445 Feet CPPA # 02 - 23: Jordan SpringsPINs: 44 - A - 294, 44 - A - 294ADraft SWSA and UDA AmendmentsZoning Map CPPA #02-23 CPPA #02-23 CPPA #02-23 56 57 58 59 60 61 62 63 64 65 66 67 68 69 WOODS M ILL ROAD - ROUTE 6 6 0 JORDAN SPRINGS ROAD - ROUTE 664MONASTERY RIDGE ROAD Frederrick County, VAJORDAN SPRINGSPLAT OF CPPA AREAScale: 1"=200'May 30, 20230100'200'400'800'1 OF 170 Jordan Springs – Statement of Justification CPPA June 1, 2023 Comprehensive Plan Map Amendment ONLY The applicant seeks to amend the Comprehensive Plan Map to extend the boundary of the SWSA and UDA to comprehend the approximately 231 acre Jordan Springs property and identify the portions of the Jordan Springs property currently zoned RA (Rural Areas) as intended for future residential development. Currently, the SWSA includes the historic Jordan Springs hotel building surrounded by a ten (10) acre Historic Overlay designation that was previous obtained voluntarily by the applicant. However, the hotel building is outside of the UDA and all of the remaining Jordan Springs property is outside of the UDA and SWSA. This existing hotel building and surrounding Historic Overlay portion of the applicant’s property, as well as the parcel across Old Charlestown Road from the hotel building (next to the pump station property the applicant exchanged with Frederick Water in order to obtain connections to the sewer and water system that currently crosses the properties) is currently zoned B2, with proffered use exclusions that pertain to the hotel building. The remainder of the applicant’s property is currently zoned RA. The property is adjacent to the existing Snowden Bridge planned use development and other historic, small- lot subdivisions. The current application is prompted by the recent interest in the property by Christopher Land, L.L.C., a residential development company seeking to develop the Jordan Springs property as an all-inclusive, age restricted, active adult community with associated assisted living, independent living, and nursing facilities. As illustrated by the concept plan submitted with this application, the intention is to preserve and maintain the existing historic hotel building as the focus of the community and its amenities. The amenities are intended to foster and maintain access to the unique natural resources located on the property that include the historic hotel building and grounds, the beautiful “Devil’s Backbone” overlook area, and the Redbud Run watershed. The planned amenities would include extensive trail networks allowing access to these resources as well as a nine-hole “pitch and putt” golf course, swimming pool and ball courts to encourage outdoor recreation in the natural surroundings. Ultimately, if the County were to amend the UDA and SWSA boundaries as requested, the applicant would seek to rezone the RA portions of the property to the R5 Residential Recreational Community designation with the commercial parcels being used for assisted living and nursing facilities, restaurants and other community-oriented services. The proposed uses for the property squarely fit within the policies stated in the Comprehensive Plan. Under the current Comprehensive Plan and both versions of the NELUP update that are under current consideration by the Board of Supervisors, the applicant’s property has no particular future land use designations that restrict the current request. Indeed, the Comprehensive Plan states that “[t]he boundary of Frederick County’s UDA should be examined regularly to ensure that it is absolutely sized to accommodate future growth and offer a diversity of housing types” (Comp. Plan at 3). As the County is aware, there is currently a high demand for residential housing in Frederick County and a very limited inventory of buildable lots and choice of housing unit types. By including the Jordan Springs property into the UDA and SWSA, the County will be able to serve this demand and effect the goals stated in the Comprehensive Plan. 71 Numerous goals stated in the Comprehensive Plan would be met by amending the UDA and SWSA boundaries to include the entire Jordan Springs property. The stated development goals and objectives in the Comprehensive Plan that would be fulfilled by approving the instant application include: 1. Allowing for a mix and integration of a variety of uses and housing opportunities (Comp. Plan at 4); 2. Allowing for increased density, walkability and connectivity (especially if the trail networks are allowed to be connected with the existing and planned networks in the Snowden Bridge and Stephenson Village developments) (Comp. Plan at 4); 3. Allowing for high quality architecture with community focal points (Comp. Plan at 4); 4. Helping preserve environmental quality (Comp. Plan at 4); 5. Focusing development around walkable centers to afford people the opportunity to work, live, shop, and play in locations that are near each other (Comp. Plan at 4); 6. Incorporating Neighborhood Design principles to improve the sense of community and promote close knit, walkable communities where residents have greater opportunities to live, work, and play in the same area(Comp. Plan at 5); 7. Developing internal transportation systems that de-emphasizes the automobile, allowing residents to walk or bike to destinations (Comp. Plan at 5); 8. Promoting the location of community facilities as focal points (Comp. Plan at 6); 9. Ensuring the Bicycle Plan included as part of the Comprehensive Plan provides for trail facilities (Comp. Plan at 6); 10. Encouraging new developments to provide interconnected trail networks (Comp. Plan at 6); 11. Allowing the natural landscape to be used as the background of development with a greater emphasis placed on conservation design for growth, including new recreational opportunities (Comp. Plan at 12); 12. Allowing the clustering of residential development to further preserve agricultural land (Comp. Plan at 13); 13. Preserving the desired physical characteristics of the rural areas (Comp. Plan at 13); 14. Allowing natural systems and open spaces to be incorporated into new residential development, designed to preserve the natural and environmental features of the property in close proximity to dwellings with an emphasis on the provision of useable open space for resident use and enjoyment (Comp. Plan at 19); 72 15. Limiting impacts on public facilities due to age-restricted nature of intended final use for the property and by directing uses within the UDA (Comp. Plan at 57); 16. Allowing residents to be within walking distance of a recreation area (Comp. Plan at 65); 17. Creating green infrastructure with specifically designed open spaces as amenities to off-set higher densities (Comp. Plan at 93); 18. Preserving wooded areas (Comp. Plan at 93); 19. Establishing a “greenway” along Redbud Run utilizing, in part, the existing Frederick Water utility easements, to link people to the area’s natural, recreational and cultural resources, as well as providing a system of natural linkages for wildlife areas to preserve biodiversity and protect habitats and preserving and protecting buffers along Redbud Run which can help protect biodiversity and help filter pollutants (Comp. Plan at 93-94); 20. Providing recreational opportunities such as hiking or bicycling and nature studies such as plant and animal behavior, as well as simply raising awareness of the environment (Comp. Plan at 94 ); 21. Promoting the economic and cultural importance of historic resources (Comp. Plan at 100); 22. Protecting historical resources1 (Comp. Plan at 100); and 23. Increasing the rehabilitation, adaptive reuse, or restoration of historic structures to maintain character of community (Comp. Plan at 101). Given the current need in the County for additional housing units of various types and the policies stated in the Comprehensive Plan encouraging a particular type of environmentally sensitive residential development, the applicant submits that the instant map amendment application to extend the boundaries of the UDA and SWSA to the immediately adjacent Jordan Springs property (part of which is already included in the SWSA) is not only justified by objectives stated in the Comprehensive Plan, it brings them to fruition by allowing continued smart growth in the County. Allowing the amendment will help preserve important historic and natural resources while also serving the housing demands of the community in conformity with the stated objectives of the Comprehensive Plan. 1 The applicant submits that, unless she is able to monetize the property through development, it will become too costly to maintain the historic building and access to the natural amenities available on the property and the buildings and property risk falling into disrepair. 73 74 75 1 MILE TO PROJECT WOO D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVDI-81SITEFREDERICKCOUNTYCLARKECOUNTYFrederick County, VAEXISTING ZONING MAPScale: 1"=1000'May 30, 20230500'1000'2000'4000'LEGENDRA (RURAL AREA DISTRICT)RP (RESIDENTIAL PERFORMANCE DISTRICT)R4 (RESIDENTAIL PLANNED COMMUNITY DISTRICT)M1 (LIGHT INDUSTRIAL DISTRICT)B2 (GENERAL BUSINESS DISTRICT)1 OF 4JORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS76 1 MILE TO PROJECT WOO D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVDI-81SITEFREDERICKCOUNTYCLARKECOUNTY SENSITIVE NATURAL AREAPLANNED UNIT DEVELOPMENTPARKFrederick County, VACOMPREHENSIVE PLAN - LONG RANGE LAND USEScale: 1"=1000'May 30, 20230500'1000'2000'4000'LEGENDRURAL AREABUSINESSJORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS2 OF 477 W O O D S M I L L R D R T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYDEVILS BACKBONEOVERLOOKOPE Q U O N W O O D S C I R C L E R T E 7 2 9 M O R R I S O N S R D RIDGE ROADEX. SAN. SEWEREX. PUMP STATIONFrederick County, VAURBAN DEVELOPMENT AREA AND FREDERICK SEWER AND WATER SERVICE AREAScale: 1"=400'May 30, 20230500'1000'2000'4000'JORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSIS3 OF 478 WOO D S M I L L R D SITER T E 6 6 0 JORDAN SPRINGS RDRTE 664MONASTERYRIDGER D DEVILS BACKBONEOVERLOOKOPE Q U O N WOODSCIRR T E 7 2 9 M O R R I S O N S R DOLD CHARLESTOWN RDRTE 761SNOWDENBRIDGE BLVD 1 MILE TO PROJECT I-81Frederick County, VAJORDAN SPRINGS - EXISTING CHARACTERISTICS ANALYSISAERIALScale: 1"=200'May 30, 20230100'200'400'800'4 OF 479 Kittelson & Associates, Inc. Technical Memorandum May 31, 2023 Project# 29256 To: E. John Regan, Jr., The Christopher Companies 10461 White Granite Drive, Suite 250 Oakton, VA 22124 From: Chris Tiesler, PE, PTOE; Fatemeh Baratian, PE, PhD; John Callow CC: David McElhaney, PE – Urban, Ltd. RE: Jordan Springs Trip Generation Estimate JORDAN SPRINGS TRIP GENERATION ESTIMATE Kittelson & Associates, Inc. (Kittelson) prepared this memorandum to document the Trip Generation Estimates for the proposed Jordan Springs development in Frederick County, Virginia. The analyses conducted in this memorandum documents the trip generation estimate of the existing land use based on information provided by the project team and develops a trip generation estimate associated with the proposed development and Comprehensive Plan Amendment based on the proposed site details. Existing Conditions Most of the property (approximately 222.07 acres) is zoned RA (Rural Area District), and is currently undeveloped. RA zoning allows for a maximum density of one single-family dwelling (SFD) per five acres. This would equate to 44 SFDs. A small portion of the property (approximately 9.85 acres) is zoned B2 (General Business District). A wedding venue currently operates out of a SFD on this portion of the property. To estimate the number of trips for the wedding venue1 following assumptions are made:  The wedding venue only operates during evenings/weekends.  The maximum capacity is 200 people (guest plus employees working the wedding).  All of the wedding party and wedding guests will be in attendance at the ceremony. Therefore, the trip generation rate is based on the capacity of the area within the venue to be used for the ceremony.  The wedding party and vendors represent 10% of those attending the wedding and they arrive more than one hour before the ceremony.  The remaining 90% will arrive during the one-hour period before the ceremony.  Many of the wedding guests travel together as couples, families or groups of friends. Assume there will be 2 to 2.5 guests per vehicle.  Using the above factors gives a range of 0.27 to 0.33 for the trip generation factor as a function of the venue capacity.  Proposed development and Comprehensive Plan Amendment based on the proposed site details. During the week, the wedding venue residence is assumed to generate trips as an SFD. 1 Spack Consulting, Mike Spack, PT, PTOE. http://www.mikeontraffic.com/estimating-trip-generation-distribution-wedding- venue/. February 2018. 11480 Commerce Park Drive, Suite 230 Reston, VA 20191 P 703.885.8970 80 May 31, 2023 Page 2 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Proposed Conditions The proposed Jordan Springs development is located on north-west corner of the Jordan Springs Road and Woods Mill Road intersection, in Frederick County, Virginia. The development site is located roughly two miles from I-81, VA Route 11, and VA Route 7. The development assumes 450 active adult units (age- restricted), 250 independent living units, and 100 assisted living units. The access to the site will be provided on Jordan Springs Road and Woods Mill Road. Figure 1 illustrates a conceptual site plan of the development. Trip Generation Estimates Trip generation estimates for the existing by-right use and proposed development were developed using the standard reference Trip Generation, 11th Edition published by the Institute of Transportation Engineers (ITE) and wedding venue assumptions detailed in a recent ITE Journal article. Table 1 shows the estimated trip generation potential of the existing by-right uses. As shown in Table 1, the existing developments are assumed to generate approximately 36 Weekday a.m. (9 in; 27 out), 47 Weekday p.m. (30 in; 17 out), and 159 Saturday Midday (98 in; 51 out) peak hour trips. Table 2 shows the estimated trip generation potential of the site when redeveloped for age-restricted housing uses. As shown in Table 2, the proposed development would be estimated to generate approximately 124 Weekday a.m. (52 in; 72 out), 180 Weekday p.m. (91 in; 89 out), and 201 Saturday Midday (104 in; 97 out) new peak hour trips. Table 3 calculates the net difference between the existing and proposed uses. The proposed amendment to the Comprehensive Plan to allow age-restricted development will result in a modest net increase in the trip generation potential of the site. Table 3 shows that the proposed development is estimated to increase the trip generation by a total of 88 Weekday a.m. (43 in; 45 out), 133 Weekday p.m. (61 in; 72 out), and 52 Saturday Midday (6 in; 46 out) net new peak hour trips as compared to existing/by-right zoning. Conclusion As shown, the proposed Comprehensive Plan Amendment to allow for age-restricted housing will result in a modest net increase in trip generation of the site as compared to existing/by-right zoning conditions. We trust this memorandum provides the necessary trip generation information in support of the Comprehensive Plan Amendment application. Please contact us at 571-384-2943 or ctiesler@kittelson.com should you have any questions. 81 May 31, 2023 Page 3 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Figure 1. Conceptual Site Plan 82 May 31, 2023 Page 4 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Table 1. Estimated Trip Generation for Existing Use Land Use ITE Code Units Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour1 Total In Out Total In Out Total In Out Single-Family Detached Housing (222.07 AC - RA Zoning) 210 45 unit 484 443 36 9 27 47 30 17 48 26 22 Wedding Venue (9.85 AC - B2 Zoning) N/A -- -- N/A 101 -- -- -- -- -- -- 101 72 29 Total 484 544 36 9 27 47 30 17 159 98 51 1 ITE Trip generation rates are only available for Saturday during the peak hours of the generator and not the adjacent street. Table 2. Estimated Trip Generation for Proposed Development 11 LUC 253 uses Weekday Daily and Weekday PM for SAT Daily and Midday peak hour calculations (LUC does not have Saturday data). Table 3. Net New Trips Land Use Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour Total In Out Total In Out Total In Out Net Increase / (Decrease) 1,661 1,389 88 43 45 133 61 72 52 6 46 Land Use ITE Code Units Weekday Daily Saturday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour Total In Out Total In Out Total In Out Senior Adult Housing - Multifamily 252 450 units 1,325 1,080 86 29 57 113 63 50 131 71 60 Congregate Care Facility1 253 250 units 560 560 20 12 8 43 21 22 43 21 22 Assisted Living 254 100 beds 260 293 18 11 7 24 7 17 27 12 15 Total 2,145 1,933 124 52 72 180 91 89 201 104 97 83 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 NORTHEAST FREDERICK LAND USE PLAN (NELUP) - INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS: • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 84 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on July 14th, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. 85 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Plan: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (SNA) due to the environmental and historical features on and around the site, most notably Stephenson’s Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA’s and development limited to those areas to the south of the NSA’s and south of McCann’s Road. • Utilizing McCann’s Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (SNA) providing access from Old Charles Town Road to McCann’s Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann’s Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann’s Lane that is approximately 50’ in width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical SNA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent 86 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn’t changed. • Appropriate traffic controls should be provided on McCann’s Lane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. 87 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 BLAIN PROPERTIES AMENDMENT (BOS APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north–south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. 88 [j ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School [j Existing Park 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 Northeast FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential Planned Unit Development Urban Center Business B2 / B3 Heavy Industrial Mixed Use Industrial \ Office Extractive Mining wwwwwwwwwwwwwwwwwwww Warehouse Industrial Natural Resources & Recreation Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas Park Interstate Buffer High-Density Residential, 12-16 u/a Residential, 4 u/a Mixed-Use 89 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School [j Park Community Facilities Elementary School Middle School High School Fire & Rescue Station Park Future Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural and RecreationalResources Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area 90 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µEastern 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 The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Northeast FrederickLand Use PlanTransportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area 91 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use PlanTransportation Map - Lane Divides Area Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Urban Development Area Sewer and Water Service Area 92 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: November 13, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #03-23 Brockton Property - (Mr. Bishop) Attachments: CPPC11-13-23CPPA03-23BrocktonProperty_Redacted.pdf 93 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #03-23, Brockton Property DATE: November 6, 2023 For the June 2023 Comprehensive Plan Amendment process the Board of Supervisors authorized further study of four applications. CPPA #03-23, Brockton Property, is one of the applications that was authorized. The application is summarized below, and staff notes for consideration have been included. Since the committee last saw this, the application was provided to relevant agencies for comments, and their responses are included in the attachments. Staff Notes: Currently, the comprehensive plan calls for the parcel in question to remain rural in nature. This is in keeping with Route 37 traditionally acting as the boundary for more intensive commercial development in this portion of the County. That said, the proposed land use designation is in keeping with existing development patterns in the vicinity of interchange areas. Given transportation concerns and the fact that this parcel is within the proposed boundary of the Western Frederick Area Plan it may be appropriate to consider it as part of the larger area planning exercise that has just begun. CPPA #03-23, Brockton Property– Expansion of the Sewer and Water Service Area (SWSA), and Land Use Designation Change, for Parcel: 42-A-194. This is a request to expand the SWSA and designate the future land use classification to Business. The property is located on the southwest quadrant of the Route 522 and Route 37 interchange and across from the intersection of Route 522 and Apple Pie Ridge Road. The property totals approximately 6 acres and is currently zoned RA (Rural Areas) District. The property is currently outside the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). Current use of the property is residential. Per the Route 37 West Land Use Plan the property does have a designation of rural area. As such, the Plan calls for this area to remain rural in nature. 94 The applicant seeks to expand the SWSA boundary to encompass the property and change the land use designation to Business. This request was considered by the CPPC on July 10th, 2023. The CPPC recommended this proposal to move ahead for further study. Following a positive recommendation at the Joint Board and Planning Commission work session, the Board of Supervisors approved the application for further study on September 27, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. In keeping with the County’s established protocol for long-range planning, the proposed modifications will move forward to public hearings at the Planning Commission and Board of Supervisors with the CPPC recommendations. Attached you will find a set of maps showing the location of the proposal, the CPPA application, relevant agency comments, and the Route 37 West Land Use Plan. 95 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Arterial Long Range Land Use Residential Business Institutional µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #03-23 96 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsLocation Map CPPA #03-23 97 £¤522 ¬«37 ¬«37 42 A 194 766ECHO LN 340MARGARET LN 340MARGARET LN 248W REDOUBT LN 181FOXRIDGE LN 190FOXRIDGE LN 1695N FREDERICKPIKE 161APPLE PIERIDGE 102ASHTON DR FO XRIDG E LNN FREDERICKPIKE N FREDERICKPIKE A P P L E P I E R I D G E R D Application Urban Development Area Sewer and Water Service Area ParcelsEastern Road Plan Improved Major Arterial Zoning B2 (General Business District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 £¤522ECHO LNAPP LE P IE R I D G E R D FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE FOX RIDGE LN WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA and UDA AmendmentsZoning Map CPPA #03-23 98 Comprehensive Plan Amendment Initiation Request Form Project Name:------------------------------ The undersigned, being all of the owner( s ), contract purchasers, or the respective duly authorized agent thereof, do hereby petition to change the Comprehensive Plan as shown on the accompanying plans, maps, and graphics which are made part of this application, as follows: PIN From: To: Acres Total Acreage: Location -the property is located at (give street address (es) if assigned or otherwise exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Provide the following information for all applicable parties, provide additional pages if necessary: Owner of Property Authorized Agent(s) Nam e: _______________ _ Name : _______________ _ Mailing Address: ___________ _ Mailing Address: ___________ _ City/State/Zip: ___________ _ City/State/Zip: __________ ~ Phone: _______________ _ Ph one : _______________ _ Email : _______________ _ Email : _______________ _ Contract Purchaser /Lessee Engineer Name : ________________ Nam e: _______________ _ Mailing Address: ___________ _ Mailing Address: ___________ _ City/State/Zip: ___________ _ City/State/Zip: ___________ _ Phone: _______________ _ Phone : _______________ _ Email : _______________ _ Email : _______________ _ *Check the box next to the contact to which correspondence should be sent. 4 99 Signatures: I (we), the undersigned, have read the application, understand its intent, and do hereby respectfully make application to and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to Frederick County officials and other authorized government agents on official business to enter the property as necessary to process this application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my ( our) knowledge. ·,r J Signed this +-day of -C-h...,.IN .... :tl--_,...... _______ , f/JZ-3 Signature of Owner ---~ Signed this ___ day of ______________ _,------- Signature of Owner/ Applicant Signed this ___ day of _____________________ _ Signature of Owner/ Applicant If anyone other than the owner is signing, a Power of Attorney must be attached. 5 100 Proposed Comprehensive Plan Map Amendment Request Provide the following information: D Completed and signed CPPA Initiation Request Form (Pages 3-4). D Plat of proposed CPPA area including metes and bounds. D Justification of proposed CPPA: Describe why the change to the Comprehensive Plan is being proposed and include relevant Comprehensive Plan analysis. D Existing Characteristics Analysis. Describe, using text and maps as necessary, the existing zoning, Comprehensive Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: o 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size o 1/z mile if 21 -100 acres in size o 1 mile if more than 100 acres in size D Trip Generation Analysis that includes a comparison of anticipated maximum trips from the current use to the proposed use. D Special Power of Attorney Affidavit for each owner (if applicable). D One hard copy of the application package . D Digital copy containing all plans, maps, text, and/or graphics in PDF format. D Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Existing Comprehensive Plan land use classification(s): ----------------- Proposed Comprehensive Plan land use classification(s) and respective areas: _______ _ Existing zoning and land use of the subject parcel(s): _________________ _ What use/zoning will be requested if the amendment is approved?------------- 6 101 102 103 104 105 106 107 108 Attachment l (TO BE COMPLETED BY APPLICA~T) SUBJECT PROPERTY OW"\TERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.fcva.us Department of Planning & Development, County of Frederick, Virginia I 07 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This _____ ~ ____ day of _)uML ( ay) 1. _____ 9 c....::.....!v,_o _~~= (Month) ( OwnenContract Purchaser ' A uthun:ted Agent) t,,i.~ (Y car) hereby make oath that the I ist of property owners of the subject site. as submitted with the application, is a true and accurate list based on the infonnation provided by the Frederick County Commissioner of the Revenue Office as taken from the cutTent real estate assessment records. - (Owner/Contract Purchaser, Authorized Agent) (circle one) COMMONWEAL TH OF VIRGINIA County of ~~u~ Subscribed and sworn to before me this / _ day of County and State aforesaid. by the forenamed Principal. My Commission expires: G7 ~ 30 _ _::-~Q~ 8 109 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents That: Brockton Land Trust Name of Property Owner/ Applicant Please note: If the property owner/applicant 1s an entity. the name of the entity should appear aboH. Tr mul tiple persons OWTI the property or are applicants, an executed power ofattomcy from each owner will be needed. PO Box 809 Winchester , VA 22601 540-667-1266 Mailing Address of Property Owner/ Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcel(s) of land in Frederick County, Virginia, identified by following property identification numbers: do hereby make, constitute, and appoint: Pennoni Name of Attorney-In-Fact 117 E. Piccadilly St. Suite 200 Winchester. VA 22601 540-771-2087 Mailing Address of Attomey-fn-Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place, and stead, with the same full power and authority I would have if acting personally, to file and act on my behalf with respect to a ppli~tio n with Frederick County, Virginia for the following, for the above identified property: .,.. Rezoning D Subdivision Conditional Use Permit D Site Plan .,.. Master Development Plan (prelim. or final) D Variance or Zoning Appeal and, further, my attorney-in-fact shall have the authority to o ffer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This appointment shall expire one year from the day that it is signed, or at such sooner time as I otherwise rescind or mo · it. 110 BROCKTON PROPERTY COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Brockton Land Trust 2. Project Name: Brockton Property 3. Mailing Address: PO Box 809 Winchester, VA 22604 4. Telephone: (540) 667-1266 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Brockton Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The entirety of the +/-6 acres of the subject property is currently located outside and adjacent to both the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA) boundaries and is located at the intersection of two major roadways, Route 37 and Route 522 Northwest Pike. This request would bring the full property within the SWSA and designate the subject property as planned Business in the Route 37 West Land Use Plan. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 42-A-194 (1667 Northwest Pike) Magisterial District: Gainesboro District b. Parcel Size: 6.387 Ac (per Record Plat DB 454 PG 734 c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. d. Existing Comprehensive Plan Land Use Classification(s): Rural Areas See Figure 2 current Route 37 West Land Use Plan 111 e. Proposed Comprehensive Plan Land Use Classification(s): Business f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas District) – Residential use g. What use/zoning will be requested if amendment is approved? B-2 (General Business District)- Commercial h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: Included are plan graphics showing the current Route 37 West Land Use Plan (Figure 2, the proposed map changes to the plan (Figure 3) and the comprehensive plan land uses within 1 mile of the subject change (Figure 4). The approximately 6-acre tract is bounded to the west by RA zoned property, to the south and east by the existing Route 37 By-pass Right-of-Way, and to the north the Route 522 Northwestern Pike Right-of-Way. The existing access to the subject property is the fourth leg of the existing Route 522 / Apple Pie Ridge signalized Intersection. Immediately to the north of Route 522 is the Frederick County Public Schools campus with James Wood High School and Apple Pie Ridge Elementary School. This campus encompasses most of the northeastern reaches of the 1-mile adjacent properties. In the easterly and southerly directions beyond the significant Route 37 By-pass ROW are well established and developed commercial areas and residential neighborhoods. The commercial areas are generally just to the north and south of Rt 522. The residential areas reside to the south beyond the commercial and are generally accessed via Fox Drive as it leads back into the City of Winchester. This area is a mix of traditional single-family detached residential lots and large tract residential lots. To the west of the subject property are large agricultural parcels, historically utilized as orchards, and mostly located within the Route 37 West Land Use Plan area. Finally, to the northwest and north of Route 522 are RA zoned properties currently with agricultural and residential use. The northerly reaches in this area (approximately 500 LF north and beyond the Route 522 ROW) remains RA zoned but no longer lies within the Route 37 West Land Use Area boundary. The Route 37 West Land Use Plan does not detail areas of significant development west of Route 37 as the UDA and SWSA boundaries follow the western ROW boundary of the existing roadway. The applicant would like to note that Frederick Water transmission infrastructure exists on the subject property and also outside the SWSA district boundary the application is seeking to change. See Figures 1-page 2 and 4. i. Adjoining Property Owners: See Attached List of Adjacent Owners 112 j. Justification of proposed Comprehensive Policy Plan Amendment. This application addresses a relatively small parcel strategically located at an existing signalized intersection. The subject property also adjoins the current UDA and SWSA boundary lines. Furthermore, The property encompasses the southwest corner of two very key transportation corridors in Frederick County. The benefits of locating commercial areas adjacent to and along well traveled corridors are well documented. It is the applicant’s opinion that modifying the SWSA district line to include the property at this signalized intersection would benefit the county through achieving revenue generating business land use in a location where an adequate transportation network is already in place. Any future rezoning application would be required to mitigate any impacts such as access, traffic signal improvements and appropriate buffering to the RA zoned properties to the west. The proposed plan amendment would impact transportation on major roadways with capacity for the proposed change. Modifications to the existing traffic signal and any associated roadway improvements to accommodate the future business land use can be easily achieved. Highway commercial land use will generate net positive revenues for the county. This land use will not increase demands on public schools and can mitigate public safety service needs through proffer contributions during a future rezoning process. Trip Generation Brockton Property 2023 CPA Existing Residential and Agricultural Uses: +/- 10 ADT Existing Comprehensive Plan Uses: no change to ADT Proposed Comprehensive Plan Uses: +/- 5,000 ADT Commercial (6 ac): +/-5,000 ADT Commercial ITE Codes considered: 945 – Convenience Store Gas Station (Other commercial uses result in less conservative traffic impact volumes) 113 Brockton Property 2023 CPA Application Adjacent Property List 1. Frederick County School Board PO Box 3508 Winchester, VA 22604 Tax Map: 42-5-D 2. Sara Smith 1316 Ambrose Drive Winchester, VA 22603 Tax Map: 42-A-213 & 42-A-215 3. BHS LC PO Box 2368 Winchester, VA 22604 Tax Map: 42-A-193 & 53-A-3 4. Frederick County Sanitation PO Box 1877 Winchester, VA 22604 Tax Map: 42-A-193A 114 FIGURE 1-PAGE 1; I D I L 0 GRIINWAY rnsu;EERlNS & SURYrftMG co .. INC. P. o. Sex 665 \'ilnch~lP.r. ir2 . .737 .. .. : 115 FIGURE 1-PAGE 2 BK 9 I 4 PG O 8 8 9 N/F FRUIT HILL ORCHARD, INC. 40' POTOMAC EDISON CO. ESM'T PG 925 I CURVE I LENGTH I RADIUS I C1 66.08 143.00 LINE LENGTH BEARING tilllES;_ L1 490.06 N06"31'23"E 1. NO TITLE REPORT FURNISHED. PLAT SHOWING ~: ~=~U~~~ ~g~~~~S£io1t.Sl1jlf'· SEWER & WATER EASEMENT and DEEDS AND PLATS OF RECORD. 30' INGRESS/EGRESS EASEMENT through the land of HARRY K . BENHAM, III. TRUSTEE DEED BOOK 454 ~ PAGE 734 to be ocquffed by FREDERICK COUNTY SANITATION AUTHORITY Gofnesboro Mogrsterlal District Frederick County. Virginia AUGUST 28, 1998 SCALE: 1" -200· PLAT: PLAT5.DWG SHEET 1 OF 1 MARSH & LEGGE Land Surveyors, P.L.C. 1 .39 North Comer'on Street Winchester. Virgi n i a 22601 (540) 667-0468 Fax: (540) 667 -0469 -------~ V1RG1tM: FHEOSIICK COUNTY; SCT. Thr =r.lrumem~ Wfllll!-WH ~:e•d -~,n~e dayc( _ IF,-.1v~. '::r , and with c:,trllllcate o acknowledgmenl lh•••to an,iexed was ad.,-to .-cord. Tex Imposed by See. 58.1-802 of s N~nd aa.1-eo1 have been paid. It auea..i,le. J?. a ,t ~ • •• g ,,v, Clerk 116 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center FIGURE 2 117 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center PROPOSED BUSINESS LAND USE PROPOSED SWSA BOUNDARY FIGURE 3 118 Route 37 WestLand Use PlanArea PlanSewer and Water Service AreaUrban Development AreaLand Use LegendBusinessResidentialInstitutionalRural Community Center1-MILERADIUSFIGURE 4119 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 63 ROUTE 37 WEST LAND USE PLAN 120 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 64 ROUTE 37 WEST LAND USE PLAN Recent land use decisions and development trends have drawn attention to the land within the Route 37 western by-pass area between Route 50 and Route 522. In 1996, 50 acres adjacent to Route 37 and Route 50 were rezoned for commercial use, while land adjacent to Route 37 and Amherst Street within the City of Winchester has continued to develop to accommodate the Winchester Medical Center and the Shenandoah University Pharmaceutical School. It has been indicated that build-out of the site within the City of Winchester is inevitable, if development associated with these uses continues at its current rate. In 1997, Frederick County undertook a study within this area to identify the most desirable land uses and plans for the future area as a whole. The goal of this study was to balance the economic development opportunities associated with the existing development activities while limiting development potential west of Route 37, promoting the continuation of agribusiness activities, and protecting the pristine landscape of the area. A study area for the Route 37 West Land Use Plan was identified within the county which encompassed 645 acres. This area is bounded by Route 522 to the north, Route 37 to the east, the Round Hill Community Land Use Plan boundary to the south, and a definitive ridge line to the west. The predominate land use is orchard and a portion of the study area includes a core area of the Battle of Second Winchester. Land Use Components Approximately a 120-acre area located in the southeastern portion of the 645-acre study area has been identified as a location for potential business concentrations. It is envisioned that this area should be planned for an office park-type development which complements the medical center and pharmaceutical school, while providing retail services that cater to these uses and the community within the proximity of the study area. The remaining 525 acres within this study area should remain in its present, pristine condition, continuing the present land use of orchards while preserving the historic integrity of the battlefield, as well as potentially significant properties identified in the Frederick County Rural Landmarks Survey. Transportation Components Future road networks are proposed for this study area which link the 120-acre business and retail area with Route 37, Route 522, and Route 50. A system of major collector roads is necessary to promote the safe and efficient movement of traffic through this area. The Winchester Medical Center has coordinated with the Virginia Department of Transportation to develop an interchange on Route 37 that will provide direct access to the medical center. This plan promotes the expansion of this interchange to provide limited access to the west, while linking the 120-acre business and retail area to this interchange through the development of a major collector road. The development of a major collector road system which links the 120-acre business and retail area with Route 522 and Route 50 is also 121 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 65 necessary to promote and efficient north-south traffic pattern through this study area and the DeGrange property which borders this development pod to the south. Sewer and Water Components The Route 37 West Land Use Plan calls for the inclusion of the 120-acre business and retail area within the Frederick County Sewer and Water Service Area. This inclusion is necessary to ensure compliance with county policies regarding proposed zoning changes from rural land use to commercial land use. The extension of the Sewer and Water Service Area has been done independently of the Urban Development Area. Therefore, residential development is not proposed or encouraged for this study area. 122 £¤522 £¤522 ¬«37 ¬«37 AlbinRural CommunityCenter Round HillRural CommunityCenter Copyright:© 2013 National Geographic Society, i-cubed 0 0.15 0.30.075 Miles µ Route 37 WestLand Use Plan Area Plan 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 The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area City ofWinchester Land Use Legend Business Residential Institutional Rural Community Center 123 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: November 13, 2023 Agenda Section: 2023 Comprehensive Plan Amendment Requests Title: CPPA #04-23 Sargent Property - (Mr. Bishop) Attachments: CPPC11-13-23CPPA04-23SargentProperty_Redacted.pdf 124 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: John Bishop, AICP, Assistant Planning Director RE: Comprehensive Plan Amendment Request #04-23, Sargent Property DATE: November 6, 2023 For the June 2023 Comprehensive Plan Amendment process the Board of Supervisors authorized further study of four applications. CPPA #04-23, Sargent Property, is one of the applications that was authorized. The application is summarized below, and staff notes for consideration have been included. Since the committee last saw this, the application was provided to relevant agencies for comments, and their responses are included in the attachments. Staff Notes: As noted below, this proposal will redesignate approximately 75 acres from the designation of Mixed Use Office/Industrial to High Density Residential. Staff would further note that while not detailed in the application, the applicant’s representative has communicated a preliminary intention to seek an age restricted residential use upon rezoning request. At the time of the development of the Southern Frederick Area Plan this location had not yet been identified as neighboring the new Aylor Middle School which has since developed. Given that neighboring land use it may be appropriate to consider what land uses would be most appropriate in this area and the properties in question have the potential to act as a buffer or transition area between the school and the nearby subdivisions and the proposed industrial uses to the east. While attached housing types may be part of this transition area, office, or commercial uses such as may be found in B2 and B3 zoning districts may also offer an appropriate transition and, depending upon mix, could likely meet the current comprehensive plan designation. While it would be a consideration for a potential future rezoning, staff would note that if a residential use was considered bordering the school property that good planning practice would support not including an age restriction and ensuring safe walkable connections to the adjoining school property. 125 Lastly, Fire and Rescue has long been planning for the future of Station 22 in a broad general area that includes these properties. Consideration of this need should be explored by the applicant in collaboration with Fire and Rescue, to determine whether or not any of the property in question could serve as an appropriate site for Station 22. CPPA #04-23, Sargent Property– Expansion of the Urban Development Area (UDA), and Land Use Designation Change, for Parcels: 76-A-42 and 76-A-42A. This is a request to expand the UDA and designate the future land use classifications to High Density Residential and Business Land uses. The properties are located on the north and south sides of Tasker Road immediately east of White Oak Road with the larger parcel 76-A-42 partially bounded on the west by White Oak Road. The southern border of 76-A-42 borders the new Aylor Middle School Property. The properties total approximately 122 acres and are currently zoned RA (Rural Areas) District. The properties are currently within the Sewer and Water Service Area (SWSA) and borders the Urban Development Area (UDA) along the western and northern property lines. The current use of the properties are agricultural. Per the Southern Frederick Area Plan, the future land use designations of the properties are Business, Industrial, and Mixed Use Office/Industrial. The Comprehensive Plan also includes a minor collector road connection that traverses the property with the intent of connecting White Oak Road and Rainville Road. The applicant seeks to expand the UDA boundary to encompass approximately 75 acres of the property and update the land use designation on that portion of the property to High Density Residential and Business Land uses. The remaining area is proposed to remain unchanged in the Comprehensive Plan with Industrial Land uses and SWSA coverage only. This request was considered by the CPPC on July 10, 2023. The CPPC recommended this proposal to move ahead for further study. Following a positive recommendation at the Joint Board and Planning Commission work session, the Board of Supervisors approved the application for further study on September 27, 2023. Staff will provide a brief presentation, and then the applicant, or their representative, may provide a short presentation. In keeping with the County’s established protocol for long-range planning, the proposed modifications will move forward to public hearings at the Planning Commission and Board of Supervisors with the CPPC recommendations. Attached you will find a set of maps showing the location of the proposal, the CPPA application, and the Southern Frederick Area Plan. 126 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Collector Minor Collector Roundabout Trails Long Range Land Use Neighborhood Village Business Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Park Residential, 4 u/a Environmentally Sensitive Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentLong Range Land Use Map CPPA #04-23 CPPA #04-23 CPPA #04-23 127 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentLocation Map CPPA #04-23 CPPA #04-23 CPPA #04-23 128 FloodZoneAWrightsRun Wrights Run 76 A 42 76 A 42 76 A 42A 557WHITEOAK RD 280MARANTOMANOR DR 471WHITEOAK RD 441PERRYWINKLE PL 441PERRYWINKLE PL 195RAINVILLE RD 519WHITEOAK RD 141RAINVILLE RD100POPPY DR 118FORGET ME NOT DR 114FORGET ME NOT DR 432WHITEOAK RD 396WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 281TADPOLE LN 141MARCEL DR 398WHITE OAK RD 111COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOLSPRING DR 133FIRSTMANASSAS PL 223TADPOLE LN 223TADPOLE LN 102PERRYVILLE CT 203CHANCELLORSVILLE 209CHANCELLORSVILLE 109BALLS BLUFF WAY 129FIRST MANASSAS PL 107BULLRUN CT 125FIRST MANASSAS PL 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 109BOYDTONPLANK DR 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 115NEWMARKET DR 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 112NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 104SKYLARK CT 102NELLIEGRAY CT 105NELLIE GRAY CT 103DICK TURPIN CT 1660MACEDONIACH RD 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIA CH RD 1747MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 101MARYLAND DR 101SKYLARK CT102SKYLARK CT 1611MACEDONIACH RD 1649MACEDONIACH RD 1677MACEDONIACH RD 126BRENTON CT 1723MACEDONIA CH RD 1861MACEDONIACH RD 2492FRONTROYAL PIKE 1501MACEDONIA CH RD 1533MACEDONIACH RD 1573MACEDONIACH RD1563MACEDONIACH RD 106BARB CT 115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 145OWENS LN 158OWENS LN 160OWENS LN 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR109BARB CT 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGETME NOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS HILL CT PIEDMONT WAY LATIGOCTWELSH CT F R ON T R OY A L PI K E BALLS BLUFF WAY RAINVILLERDCHANCELLORSVILLE DRBOYDTON PLANK DRBARB CT COOLSPRING DR MACEDONIA CHURCH RD MARCEL DRN E W M A R K E T D ROWENS LNFIRSTMANASSAS PLTASKER RDWHITE OAK RDBREN TO N C TTASKER RD MACEDONIA CHURCH RDTADPOLE LNTASKER RD WHITEOAK RDWHITE OAK RDApplication Urban Development Area Sewer and Water Service Area Parcels Eastern Road Plan Improved Major Collector Minor Collector Roundabout Trails Zoning B2 (General Business District) B3 (Industrial Transition District) M1 (Light Industrial District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 7, 2023 £¤522 FRIESLOOP RDTASKER RD M A C E D O N I A C H U R C H R D BLEEDI NGHEART DRBOYDTONPLANK DROWENSLNBLACKBURNSFORD DRWHITEOAK RDRAINVILLERDTADPOLELNBLUETSDRCHANCELLORSVILLEDRMARCEL DRARMEL RD W R I G H T SRUN L N KATHLEENCTF RONT ROYAL PI KETADPOLE LNWARRIOR DRArmel 0 840 1,680420 Feet CPPA # 04 - 23: Sargent PropertiesPINs: 76 - A - 42, 76 - A - 42ADraft UDA AmendmentZoning Map CPPA #04-23 CPPA #04-23 CPPA #04-23 129 130 131 132 133 134 135 136 137 138 139 140 COMPREHENSIVE PLAN AMENDMENT APPLICATION DETAILS AND STATEMENT OF JUSTIFICATION OWNER(S) INFORMATION 1. Name: Sargent Properties LLC 2. Project Name: Sargent Property 3. Mailing Address: 13282 Lera Drive Montpelier, VA 23192 4. Telephone: 540-664-0505 AUTHORIZED AGENT INFORMATION 1. Name: Pennoni Associates Inc, ATTN: David Frank 2. Project Name: Sargent Property 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 771-2087 LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The entirety of the +/-122 acres of the subject property is currently located within the SWSA boundary and adjacent the UDA. This request would bring +/- 75 acres of the property adjacent to existing residential land uses and a Frederick County public school into the UDA and planned for High-Density 6 U/A Residential and Business land uses. The remaining +/- 47 acres of the property would remain outside of the UDA and planned for Industrial land uses. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT INFORMATION FOR MAP AMENDMENT a. PIN(s): 76-A-42 & 76-A-42A (225 and 255 White Oak Road) Magisterial District: Shawnee District b. Parcel Size: 121.6943 Acres (total) +/-75 Acres (proposed UDA expansion & Land Use change) +/-47 Acres (proposed Industrial – no change) c. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Figure 1 parcel plat and deed; Figure 3 UDA boundary Relocated. 141 d. Existing Comprehensive Plan Land Use Classification(s): Mixed Use Industrial/Office and Industrial See Figures 2 and 4 existing Southern Frederick Land Use Plan (SoFred) e. Proposed Comprehensive Plan Land Use Classification(s): High-density Residential, 6 U/A and Industrial f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) – Vacant/Agricultural/Residential g. What use/zoning will be requested if amendment is approved? RP (Residential Performance District) and M-1 (Light Industrial District) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within 1 mile of subject property: Included are plan graphics showing the current and proposed map changes and the area within 1 mile of the subject change in comprehensive plan land uses. The approximately 122-acre tract is bounded to the west by RA zoned property, to the south by the existing +/- 57 acre Robert E Aylor Middle School, and the north and west by both residentially and industrially zoned property. This application maintains proposed residential and industrial land uses adjacent existing residential and industrial land uses. The residential areas to the north and west are completely developed with the exception of the Tasker Woods project. These existing residential neighborhoods to the north and west generally consist of 1/3 to ¼ acre lots. The Cedar Meadows 55+ community is approximately 500’ southwest of the subject property on White Oak Road. Immediately to the south of the property is the new Robert E. Aylor Middle School. This existing school facility runs along the entire southern boundary of the site. The northern stem of the subject property, which is the subject area for the change request to high density residential, is adjacent existing single-family detached residential land use. The western reach of the subject property is abutting existing M-1 zoned properties to the north and east. This topographically separated area is requesting to remain as light industrial land use. Generally, planned land uses within the 1-mile area in a southerly and easterly direction from the subject property are planned mixed use commercial/office, industrial, rural areas and portions of the Armel Rural Community Center. By rough surface area, within the 1 mile radius of the subject property 47% is existing and fully developed residential and county institutional /park land use; 45% is planned Industrial and mixed use commercial/office; and 8% is east and beyond Route 522 with Rural Areas and portions of the Armel Rural Community Center. A majority of the mixed use and industrial planned areas are currently vacant and existing rural residential land uses partitioned from the subject property by significant environmental and topographic features such as the Wrights Run tributary to the Opequon Creek. See Figures 3,5 and 6. i. Adjoining Property Owners: See Attached List of Adjacent Owners 142 j. Justification of proposed Comprehensive Policy Plan Amendment. The recent purchase and development of the new Robert E Aylor Middle School along White Oak Road, outside the UDA, and adjacent the southern boundary of the subject property has changed the dynamics of the Route 277 Triangle in this specific area. The subject property lies immediately to the north of the middle school and abuts Tasker Road. Currently, the Property is located within the Sewer and Water Service Area (SWSA) and immediately adjacent the Urban Development Area (UDA) boundary. Locating the UDA boundary to encompass the +/- 75 acre western portion of the subject property and include the +/- 6.5 acre area north of Tasker road and south of Macedonia Church Road. The requested UDA change would provide neighborhood residential business land use at an appropriate scale and at a highly visible location with existing roads abutting three sides. Additionally, the change would also enable the orderly development of residential development adjacent to existing residential homes and the middle school. Areas near and adjacent to the subject property to the west and north are presently zoned RP and occupied by residential uses. Changing the land use designation to residential ensures a more compatible transition of land uses from low density residential to higher density residential and then to industrial. Placing high-density residential in this location will create an elegant transition from the existing RP properties on the west side of White Oak Road and the Higher intensity Industrial uses planned to the east of the subject property. Furthermore, locating residential adjacent existing schools is good land planning policy as it provides direct access for residents to public open spaces and county resources. Additionally, the proposed Residential to Industrial district boundary would occur in a heavily wooded area with significant topographic relief providing a natural buffer between the residential and industrial uses. The Southern Frederick Land Use Plan currently proposes a trail system and an east -west collector roadway within the subject areas under consideration in this application. This application proposes to maintain the trail connectivity as it will provide future access to the school for the subject property and from the existing residential areas. The collector roadway is proposed to be removed due to the significant topographic challenges in constructing the roadway and the narrowness of land bay remaining between the existing school and existing FBI facility. The eastern portion of the subject site is to remain industrial and access the existing road network. The proposed plan amendment would result in both benefits and impacts to Frederick County. Benefits range from orderly development with existing residential land uses placed adjacent to higher density residential land uses and transitioning to the industrial land uses, focusing planned growth within the targeted urban areas in the county, and placing compatible residential land use adjacent the existing public school property. All new growth and development naturally increases the demands on public services such as schools, transportation, fire and rescue, police and public sanitary sewer and water infrastructure. The location of the subject property and the proposed land uses are situated in a Comprehensive Plan area currently planning for development and investment within the urban region of the county. Co-locating and concentrating development in compact areas promote orderly development and the ability for county services to be provided in a cost-effectively manner. The subject property is adjacent to existing infrastructure and is well positioned to expand facilities and physical infrastructure as necessary and appropriate. The residential components along White Oak Road would require mitigation of pedestrian and vehicular traffic, public 143 safety, as well as water and wastewater infrastructure. The applicant believes that all these facilities are immediately available and will be mitigated during the rezoning process. Public schools would not be negatively impacted should the residential area of this development become age restricted. Other forms of residential development would require mitigating the impacts for schools and county services. The application also proposes to mitigate the fiscal impacts posed by any residential development through the creation of a neighborhood business land bay currently planned as open space and maintaining a significant +/- 47 acre Industrial land use on the eastern portion of the property. Trip Generation Sargent Properties 2023 CPA Existing Residential and Agricultural Uses: +/- 20 ADT Existing Comprehensive Plan Uses: (0.25 FAR) +/- 5,100 ADT Industrial (60 ac): +/- 1,800 ADT Mixed Use Commercial /Industrial (54 ac): +/- 2,900 ADT Park (6 ac): +/- 400 ADT Proposed Comprehensive Plan Uses: +/- 7,500 ADT Residential (69 ac): +/- 2,900 ADT Industrial (47 ac / 0.25 FAR): +/- 1,400 ADT Commercial (6 ac / 0.25 FAR): +/-3,000 ADT Industrial ITE Codes considered: 110 – General Light Industrial 130 – Industrial Park 140 – Manufacturing (Flex Tech) 150 – Warehousing 156 – High Cube Warehousing Commercial ITE Codes considered: 710 – General Office Building 720 – Medical Office Building 851 – Convenience Store Residential ITE Codes considered: 210 – Single-Family Detached Housing 220 - Multi-family Housing (Low-Rise) 251 – Senior Adult Housing - Detached 252 – Senior Adult Housing - Attached 144 145 146 147 INDUSTRIAL PARK UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) 00 5000'10000'NORTHCS1000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF1 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 148 TRAIL MINOR COLLECTOR UDA LIMITS PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 CS1001-TRANSPORTATION 00 5000'10000' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF2 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC EXISTING TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECTNORTH 149 INDUSTRIAL PARK TO HIGH DENSTIY RESIDENTIAL, 6 U/A NEW UDA LIMITS MIXED USE INDUSTRIAL \ OFFICE TO HIGH DENSTIY RESIDENTIAL, 6 U/A INSTITUTIONAL (EXISTING ROBERT E. AYLOR MIDDLE SCHOOL) APPROXIMATE 1 MILE RADIUS 00 5000'10000'NORTHCS4000-LANDUSE ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF3 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED LANDUSE PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 150 TRAIL TO REMAIN IN COMPREHENSIVE PLAN MINOR COLLECTOR TO BE REMOVED FROM COMPREHENSIVE PLAN NEW UDA LIMITS 00 5000'10000'NORTHCS4001-TRANSPORTATION ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. SARGE22001 AS SHOWN KLM 2023-05-26 DLF SHEET APPROVED BY OF4 4 SARGENT PROPERTIES 225 & 255 WHITE OAK ROAD STEPHENS CITY, VIRGINIA 22655 13282 LERA DRIVE MONTPELIER, VIRGINIA 23192 SARGENT PROPERTIES, LLC PROPOSED TRANSPORTATION WITH TRAILS PLAN DRAWN BY DRAWING SCALE DATE PROJECT PENNONI ASSOCIATES INC. 117 East Piccadilly Street Winchester, VA 22601 T 540.667.2139 F 540.665.0493 151 152 Sargent Comprehensive Plan Amendment Adjacent Properes List 1. Richard & Catherine Palmer 1789 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-36 2. Carl & Emily Bohman 1773 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-37 3. Winfield & Carle*a Smoot 1759 Macedonia Church Road White Post, VA 22663 Tax Map: 76-A-38 4. William & Edeltraud Wayt 1747 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-290 5. Carl & Frances Palmateer 1735 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-292 6. Robert & Denise Fletcher 1717 Macedonia Church Road White Post, VA 22663 Tax Map: 76B-1-4-294 7. Dongphoung Truong 300 Chancellorsville Drive Stephens City, VA 22655 Tax Map: 76-A-39A 153 8. Alan & Linda See 110 White Oak Road White Post, VA 22663 Tax Map: 76-A-39 9. Christopher & Rosa See 160 Possum Draw Place Winchester, VA 22601 Tax Map: 76-A-41 & 76-A-40 10. The Camp at Mosby Sta8on Homeowners Assoc. Inc. 103 Piedmont Way Stephens City, VA 22655 Tax Map: 75M-3-3-170A & 75M-3-2-120A 11. Sondra Blevins 103 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-12 12. Taslim Paulus Djoko Trustee 105 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-13 13. Deran & Conjo Whitney 107 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-14 14. Michael & Epefania Bou*e 109 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-15 15. Robert Larson & Karen Walker 111 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-16 16. Frederick & Kathleen Drury III 113 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-17 154 17. Jessica & Craig Pfrommer 115 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-18 18. William & Teresa Rhodes 117 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-19 19. Joseph & Sharon Livesay 119 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-20 20. Daniel & Melissa Baker 121 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-21 21. Sco* & Gladys Parker 123 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-22 22. Raymond & Susan Cowan 125 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-23 23. Gregory & Addie Jones 127 Boydton Plank Drive Stephens City, VA 22655 Tax Map: 75M-3-1-24 24. Flint Hill Proper8es, LLC PO Box 227 Middletown, VA 22645 Tax Map: 75-A-109 155 25. The County School Board of Frederick Co. VA 1415 Amherst St. Winchester, VA 22601 Tax Map: 75-A-113 26. Wrights Run LP C/O Doreen Swanson 114 Covington Lane Winchester, VA 22601 Tax Map: 76-A-53A & 76-A-53P\ 27. Shen Valley LLC 1346 Pleasants Drive Suite 6 Rockingham, VA 22801 Tax Map: 76-A-53H 28. Elman FBI Associates LLP 10 W. Carver St. Hun8ngton, NY 11743 Tax Map: 76-A-53B 29. Danny & Wendy Aube 223 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-45 30. William Heflin 113 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47B 31. Donald & Janet Kenney 281 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-47 32. Michael Orndorff 178 Ole Orchard Drive Clear Brook, VA 22624 Tax Map: 76-A-43 156 33. Shirley Kenney 280 Tadpole Lane White Post, VA 22663 Tax Map: 76-A-44 & 76-A-46 34. Charles Critchfield 1511 Reliance Road Reliance, VA 22649 Tax Map: 76-A-47A 157 APPENDIX I - AREA PLANS Southern Frederick Area Plan 27 SOUTHERN FREDERICK AREA PLAN SOFRED BOARD OF SUPERVISORS APPROVED ON NOVEMBER 12, 2014 INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENT: • LEONARD PROPERTY APPROVED BY THE BOARD OF SUPERVISORS ON JANUARY 26, 2017 158 APPENDIX I - AREA PLANS Southern Frederick Area Plan 28 SOUTHERN FREDERICK AREA PLAN The Southern Frederick Area Plan builds on the Route 277 Triangle and Urban Center Plan, consolidates the Tasker Woods Plan, and incorporates previously unplanned areas within the study boundary into a cohesive and proactive area plan. The Southern Frederick Area Plan continues to identify 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 natural, historical, and community facilities within the study area. The Southern Frederick Area Plan originally promoted five main areas of new land use focus; the Sherando Center, the Route 277 Triangle; Center of Economy, Interstate Commercial at I-81 Exit 307, White Oak Woods Neighborhood Village, and Tasker Woods. In the 2014 update, several additional areas of land use focus were envisioned: Lakeside Neighborhood Village, Artrip Neighborhood Village, Warrior and Tasker Neighborhood Village, and Lake Frederick Neighborhood Village. The above areas combine to frame the southern boundary of the County’s urban areas. In addition, Route 522 South within the study area defines the eastern boundary of the County’s urban areas. South and east of this study area; the County’s rural areas are strengthened as the primary land use designation. The Lake Frederick Sewer and Water Service Area (SWSA) is recognized in this area plan. LAND USE THE SHERANDO CENTER The Sherando Center is envisioned to be an intensive, walkable urban area that is well integrated with the surrounding community. The center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the Comprehensive Plan. It 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 center is designed. Community facilities shall also provide a focal point for the center and surrounding community. Presently, Sherando High School and Sherando Park provide this function. In the future, these resources shall be complemented by a new elementary school which shall serve the existing and future population and be located within the center. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Sherando Center. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing Route 277, Warrior Drive and Double Church Road. The mix of 159 APPENDIX I - AREA PLANS Southern Frederick Area Plan 29 commercial, residential, employment, and community uses shall be linked to the surrounding community with inter modal transportation choices and public open spaces. The Sherando Center is centrally located to the community and is in the short term, respectful to the Agricultural District. ROUTE 277 TRIANGLE - CENTERS OF ECONOMY The Route 277 Triangle Centers of Economy is designed to be a significant area of commercial and industrial opportunity that is fully supportive of the Frederick County Economic Development Authority’s targeted goals and strategies. The intent of the mixed- use designation is to further enhance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. In specific areas a mix of flexible uses, with office uses in prominent locations is encouraged. Such areas are supported by substantial areas of industrial and commercial opportunity and provide for areas that are well designed with high quality architecture and site design. It is the intent of such areas to promote a strong positive community image. Residential land uses are not envisioned in this area. LAKE FREDERICK NEIGHBORHOOD VILLAGE The Lake Frederick Neighborhood Village serves as a focal point to the 277 Triangle Centers of Economy, and as a gateway feature for the Shenandoah/Lake Frederick community. On a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east is desirable in this area. This neighborhood village should promote a strong positive community image. Residential land uses would be permitted only as an accessory component of the neighborhood village commercial land uses. Previously, a small area of neighborhood village commercial was identified on the south side of Route 277 in the general vicinity of the future entrance of Shenandoah and the existing Sandy’s Mobile Home Park. The 2014 update to the Plan provides for an overall greater area and mix of uses in this area that is reflective of a desire to create a more substantial focal point for activity. This is primarily based on the growth and development of the Lake Frederick Community and the involvement of new residents from this area. INTERSTATE COMMERCIAL I-81 EXIT 307 Located at a highly visible location on an interstate interchange, this area of land use 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 building and site layout and design of the projects shall be of a high quality. In addition, an enhanced buffer and landscaping is planned adjacent to the Interstate 81 right-of-way, its ramps, the new arterial road (South Frederick Parkway), and adjacent to Route 11. 160 APPENDIX I - AREA PLANS Southern Frederick Area Plan 30 WHITE OAK WOODS NEIGHBORHOOD VILLAGE The White Oak Woods Neighborhood Village is a neighborhood village commercial area that is proposed at White Oak Road and Route 277. This area should be sensitive to the existing character and scale of the location, adjacent to Sherando Park and the White Oak Campground. The orientation of this neighborhood commercial shall be to the park and adjoining street network. A new fire and rescue facility and community facility shall provide an additional focal point to this area. This facility and the commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Accessory residential uses are only permitted as an accessory component of the neighborhood village commercial land uses. TASKER WOODS The Tasker Woods area provides guidance on the future land uses for the areas between Route 522, Tasker Road, and White Oak Road. An area of neighborhood village commercial is proposed between the originally proposed residential areas and Route 522, serving the Tasker Woods area. Access Management is a priority along the Route 522 corridor. An internal access road serving this area was provided with the Tasker Woods project; therefore, no new commercial entrances shall be permitted on Route 522. A significant corridor appearance buffer is proposed along Route 522 similar to that established for Route 50 West corridor in the Round Hill Land Use Plan. This buffer should consist of a 50-foot landscaped buffer area, and bike path. Residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within area. The area of natural resources connecting Tasker Woods with Route 522, including the existing pond shall continue to be recognized in this plan. An extension of the neighborhood commercial land uses may be appropriate on the east and west sides of the existing pond if a balance is achieved between protecting the environmental features and allowing compatible uses, which may also include commercial recreational uses. In addition to the neighborhood village commercial land uses, an area of commercial land use is proposed generally north of Tasker Road – this expands on previously planned commercial uses in this area. Two areas have been identified as recreational and natural resources and have been connected together in an effort to protect the existing natural resources and provide additional recreational opportunities for the Tasker Woods area. LAKESIDE NEIGHBORHOOD VILLAGE The Lakeside Neighborhood Village is proposed along Tasker Road in the Lakeside area, in the vicinity of the Bowman Library. This small-scale commercial area is sensitive to the existing character and scale of the location, the library, the adjacent lake, and the historic and natural resources in this area. The orientation of this neighborhood commercial shall be on the southern side of Tasker Road, opposite to the library and lake and shall be planned with a new street network providing the framework for the new neighborhood. The Bowman Library is an invaluable community facility for the area shall provide a focal point for future 161 APPENDIX I - AREA PLANS Southern Frederick Area Plan 31 development. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Within the core area of the neighborhood village, residential uses are only permitted as an accessory component. An area of residential land use is proposed to surround the core neighborhood village area that shall be of a higher density. ARTRIP NEIGHBORHOOD VILLAGE The Villages at Artrip contains approximately 170 acres of land designed as a neo-traditional village community. This neighborhood village was designed to provide an urban feel in what was historically a rural setting. This development was rezoned in 2006 and is anticipated to include a mix of 900 single family homes and townhouses, over 100,000 square feet of retail, as well as numerous restaurants and office space. A future elementary school is proposed in this area which will provide a focal point and valuable community resource for this area of new development. WARRIOR & TASKER NEIGHBORHOOD VILLAGE The Warrior and Tasker Neighborhood Village proposed along Warrior Drive, adjacent to the intersection of Warrior Drive and Tasker Road. This small-scale commercial area is sensitive to the existing residential character of the area, in particular the scale of the adjacent neighborhoods, yet seeks to build upon the existing commercial character of this intersection. The commercial land uses shall be of a general scale and context similar to projects such as Creekside. High quality building and site design is a priority. Residential uses are only permitted as an accessory component of the neighborhood village commercial land uses within the core area. DEFINED RURAL AREAS The Southern Frederick Area Plan has sought to further define the boundary between the rural and urban areas of the community. As noted, the above areas of proposed land use combine to frame the southern boundary of the County’s urban areas. In addition, the rural areas to the east of Route 522 south further define the boundary of the County’s urban area in this location. The plan provides enhanced recognition of Double Church Agricultural and Forestal District, which provide for a clear separation between the County’s rural and urban areas. ARMEL RURAL COMMUNITY CENTER The general location of the Armel Rural Community Center was identified in earlier versions of the Comprehensive Plan. This community center, along with several other centers, have an important role to play as service centers for the County’s rural areas. The Southern Frederick Area Plan seeks to further define the Armel Rural Community Center and promote future consideration of this unique area; future development of this area should ensure that it remains distinct from the general urban development occurring in the 162 APPENDIX I - AREA PLANS Southern Frederick Area Plan 32 urban areas of the Plan. Future policies for this rural community center should reflect the characteristics of the center and the desires of its residents; this could be achieved through a broader effort to create small area plans for all of the County’s Rural Community Centers. SHERANDO-LAKE FREDERICK TRAILWAY A new multi-purpose path is envisioned to be constructed from the planned lakeside path at Lake Fredrick westward along Crooked Run, connecting into future planned land uses and ultimately intersecting with a Sherando Park path. This pathway surface should be consistent with that of the Sherando Park paths and trails. The new pathway will connect large segments of planned Southern Frederick trails and provide additional public to access Lake Frederick’s lakeside trails and other constructed facilities. Such an environmental and recreational resource would provide an excellent example for other recreational opportunities in the County. RESIDENTIAL DEVELOPMENT Outside of the Sherando Center and Neighborhood Villages described above, the residential land uses in the Southern Frederick study area are defined in two main categories: • R4 – these are generally reflective of existing residential densities at approximately 4 units per acre. • R6 – these are slightly higher residential densities that may fall within the 6-12 units per acre range (this is generally attached house and may also include multifamily and a mix of other housing types). These densities are necessary to accommodate the anticipated population growth of the County, with the intent of focusing residential land uses in the urban areas The residential land uses east of Route 522 South within the study area are envisioned to be rural area residential in character. Route 522 South may generally be considered as the boundary between the urban areas and rural areas within the eastern part of this study area. This provides a transition area to the Opequon Creek and Wrights Run and to the well-established rural character of adjacent Clarke County. BUSINESS DEVELOPMENT The business development section of the Plan provides recommendations that are also intended to implement the 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. 163 APPENDIX I - AREA PLANS Southern Frederick Area Plan 33 The Plan provides for new industrial park and employment center areas to match the Frederick County Economic Development Authority’s (EDA) vision for this portion of Frederick County. The Plan identifies a prime area for mixed use development, the Sherando Center, to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood village commercial use, to accommodate the needs of existing residential communities. The relocation of the Exit 307 Interchange on Interstate 81 provides a significant commercial opportunity that the Plan seeks to take advantage of by identifying the interstate commercial at Exit 307 area of land use. The business development recommendations desirable business types to draw to the area. Including, but not limited to: • Light Industrial/High Tech targeted businesses • Lodging / Event / Dining along the Route 522 corridor and at the interstate • Fast-Casual Dining (EG - Panera, Chipotle) • Higher-end Dining (chain and Local businesses) as well as casual pubs and cafes • Premium Grocery & Retail in the UDA Center area (EG - Wegman’s) The business development group also provided the following general comments: • All areas should be designed to promote/support pedestrian and bike access, making this a walkable community. This will decrease reliance on cars and enable residents to more readily access business and employment centers. o To expand the pedestrian & bike access the undeveloped land zoned as Natural Resource / Flood Plain should include walking/biking trails. • Identify ways to leverage abundant supply of natural gas in the RT 522 corridor. • Determine if incentives to rezone to commercial uses for landowners with agricultural zoned property should be made available. • Promote development of small parcels of land that already contain residential structures along transportation corridors for business purposes, examples of which may include doctors, dentist offices, and other professional offices. Promotion could be in the form of incentives or credits to offset the cost of site improvements and transportation improvements required by the site development. • Restaurants and community based businesses such as dry cleaners, convenience stores, and the like, should be located close to and easily accessible by car or by foot to the areas targeted as industrial, commercial and office uses. This could also be within the Sherando Center or neighborhood village commercial areas which are located within accessible distances from these areas. • Identify ways to draw more light manufacturing and targeted economic development businesses to the area around the FBI facility off Tasker Rd. • The Southern Frederick area would be a natural fit for various outdoor events and festivals, especially once road and walking path networks have been established and 164 APPENDIX I - AREA PLANS Southern Frederick Area Plan 34 more lodging and dining options are available. This type of business has a low impact on the environment and provides an external infusion of revenue. Specific implementation steps have been identified which would further promote business development opportunities in the Southern Frederick Area Plan. This is consistent with those identified in the Senseny/Eastern Frederick County Urban Area Plan. These include: • The creation of a future land use revenue incentive program that could provide 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 Plan. • 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 if capacity and existing infrastructure exists. • Assist property owners with applying for State funding 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 Plan. • The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ratios (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. 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, furthers the efforts of the Win-Fred MPO, and reaffirms the planning done as part of the Route 277 Triangle Area plan. In this study there is a direct nexus between transportation and land use. The relocation of Interstate 81, Exit 307, provides a new orientation for the County’s primary road system, and provides new opportunities to create a transportation network which supports the future growth of the community in the right locations. This area is also heavily influenced by the ongoing and future improvements to I-81 Exit 310 and the future extension of Warrior Drive. Minor modifications are proposed to the alignment of the Tasker Road flyover of I-81. As Warrior Drive is extended north and connection with future Route 37 is made, the current Route 37 access point with Tasker Road will be disconnected, resulting in a significant shift of traffic flows in this area. 165 APPENDIX I - AREA PLANS Southern Frederick Area Plan 35 As in all transportation elements of the Plan and area plans, all development of new roadways, development along existing roadways and upgrades to existing roadways is planned to implement bicycle and pedestrian accommodations to grow the County’s accessibility to all forms of transportation users. Access management is a significant consideration of this study and general transportation planning in Frederick County. This concept is supportive of providing for key connections to the south. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to common shared access points is promoted in order to improve safety and efficiency of the County transportation network. Roundabouts will be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series and when used where intersection spacing may be an issue. The context of the collector road network is proposed to be significantly different with the focus being placed on a more walkable and multi-modal street thoroughfare design. The change in context is based upon classification of road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the urban centers. 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 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 Sherando Park include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas and creating additional access points. Traffic calming across the entire frontage of Sherando Park is warranted with special attention placed on providing a safe and efficient main entrance to the park. As usage of this regional park facility continues to grow this is an increasing need. Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOC) on area roads and overall transportation network, LOC C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOC shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable LOC has been achieved and key elements and connections identified in this plan have been provided. The Eastern Road Plan calls for White Oak Road between Tasker Road and Route 277 to be an improved two-lane roadway. While this improvement has partially taken place for the northern portion of the roadway near Tasker Road, the southern portion of White Oak Road 166 APPENDIX I - AREA PLANS Southern Frederick Area Plan 36 to the south remains a winding and narrow roadway which may be difficult and costly to improve. The area plan identifies improvements to White Oak Road in this area which may include its realignment near the Wrights Run stream crossing, passing to the east of and behind the existing residences fronting White Oak Road. 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. Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street designs that take all users into consideration. 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 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. o Continue to enforce improved access management with redevelopment or new development. 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. Treatments should be reasonably consistent. • Street sections could be modified due to DCR changes specific to drainage requirements. 167 APPENDIX I - AREA PLANS Southern Frederick Area Plan 37 NATURAL RESOURCES, HISTORIC RESOURCES, AND PUBLIC FACILITIES NATURAL RESOURCES Frederick County should be a community that understands, values, and protects its natural resources. The natural resources element of the Southern Frederick Area Plan should directly correlate to the Natural Resources chapter of the Comprehensive Plan. To that end, Frederick County should focus on the creation of greenways, stream valley parks, and stream buffers around waterways. Shared use trails should be constructed that connect these features to other public facilities. Consideration should also be given to creating linear parks with shared use trails along major streams, particularly the Opequon Creek, with buffering vegetation appropriate for preventing erosion, filtering pollutants, and providing wildlife habitat. Recommendations from the Natural Resources Committee are: • Shared use trails should provide connections to other shared use trails as well as other public facilities in the study area. • New construction within the study area should take into account the natural resources located on and around their property. The County should ensure that when new developments are planned, that connectivity of greenways is included through the project. • Preserve and maintain existing natural wetlands, woodlands, and grasslands to the maximum feasible extent to provide wildlife habitats for animals and plants. Buffer wetlands and creeks using latest water management principles to promote environmental protection of those localities, stabilize stream banks, and promote such protective steps during residential development throughout the South Frederick area. • All types of urban open spaces like greenways, squares, plazas, urban parks, playgrounds, and street medians should be considered as part of urban development planning and implemented wherever reasonable. • Ensure that stormwater is managed in accordance with the County’s Erosion and Sediment Control Ordinance and Virginia’s storm water Requirements, and work to implement Low Impact Development (LID) measures where appropriate. • Provide for best storm water management practices at urban centers, residential developments, and industrial areas to facilitate environmental protection. • Protect floodplains and steep slopes from unsuitable uses and recognize their value for stormwater management and ecological functions. 168 APPENDIX I - AREA PLANS Southern Frederick Area Plan 38 • Ensure that with new development, people and wildlife are protected from unhealthy levels of noise and light. HISTORIC RESOURCES Frederick County should recognize and protect the historic structures and sites within the study area. Sensitive Natural Areas, including historic areas, are shown on the land use map for the study area. The historic element of the Southern Frederick Area Plan should directly correlate to the Historic Resources chapter of the Comprehensive Plan. To that end, the rehabilitation, adaptive reuse, or restoration of historic structures should be increased and incentivized. The Comprehensive Plan calls for the adaptive reuse of historic structures and therefore, future development applications that have historic resources on the property should incorporate those resources into development. Recommendations from the Historic Resources Advisory Board are: • Significant structures and properties shown with a sensitive natural/historic designation should be buffered from adjacent development activity. • Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways. • The Rural Landmarks Survey should be updated and maintained regularly in order to keep current the inventory of structures older than fifty years. • There are at least six historic sites and markers in the Southern Frederick Area Plan. Those sites and markers should be buffered from adjacent development activities and preserved in their original condition whenever possible during any development or future land use planning exercises. • The Melvin Sandy house is located immediately adjacent to Sherando Park and would be ideal for use as an element of the park. In the event that the sites could not, it would be appropriate for the site to develop in a way to protect any structures or features.; accessibility to the park is encouraged. • Frederick County should assist property owners that want to register their properties with the State or National Register of Historic Places. • Increasing shared use trails throughout the study area would give emphasis to the preservation and rehabilitation of nearby historic sites and structures. Developments should be encouraged to incorporate and/or convert historic properties or sites into recreational elements, including shared use trails, parks, and museums. The Zig-Zag 169 APPENDIX I - AREA PLANS Southern Frederick Area Plan 39 trenches should be preserved and connected via a linear park/trail network to the Crosspointe development. • Development of any urban center in the study area should provide for the integration, preservation, restoration, rehabilitation, or adaptive reuse of any historic structures and sites located within the boundaries of the project. COMMUNITY FACILITIES The importance of public spaces and facilities within the study area needs to be recognized and incorporated into future development. The public facility element of the Southern Frederick Area Plan should directly correlate to the Public Facilities chapter of the Comprehensive Plan. The public facilities element should also expand upon the existing Comprehensive Plan and ensure that opportunities for needed public facilities, which are not currently identified, are not overlooked. Recommendations from the public facilities group are: • The need for future facilities for Schools, Fire & Rescue, and Parks and Recreation should be identified in this Plan, the CIP and incorporated into development proposals as appropriate. • The County should focus on the development of the north side of Sherando Park. • Ensure connectivity with existing or proposed bicycle or pedestrian transportation facilities wherever possible. • Pedestrian facilities should be constructed that connect neighborhoods to school and park facilities to promote accessibility and walkability. • Trails should be planned and constructed that connect Sherando Park, the proposed South Frederick Parkway and Lake Frederick (see the Sherando-Lake Frederick Trailway example described in the land use section). • A trail network should be constructed around the Lake at the Bowman Library. • Linear parks should be constructed along creeks where permissible due to topography. • A new fire & rescue station is needed within the study area; this facility would provide an additional focal point to the White Oak Woods Neighborhood Village area. • The 13-acre parcel owned by the Frederick County adjacent to Bass Hoover Elementary should be planned as a combined school, park and recreation facility. • New schools identified in this Plan and in the CIP should be pursued and may be used as focal points for future community development. Existing schools should also be upgraded as identified in the CIP. 170 APPENDIX I - AREA PLANS Southern Frederick Area Plan 40 ZONING AMENDMENTS TO IMPLEMENT THE PLAN REVISED/MORE FLEXIBLE B2 OVERLAY CONCEPT Neighborhood Village Commercial areas are envisioned to be compact commercial centers that focus and complement the surrounding neighborhoods, are walkable and designed at a human scale, and which are supported by existing and planned road networks. Residential uses within the neighborhood Villages are only permitted as an accessory component of the commercial land uses within the core area. However, the residential uses are allowed in a variety of configurations and are not just limited to the second and third floors of commercial buildings. They may also be located in separated buildings, again provided that they are accessory to the commercial uses. This provides a greater amount of flexibility with the residential design, while still affording the commercial land uses primary status. Previously, residential land uses were only permitted on the second floor and above commercial buildings. TRADITIONAL NEIGHBORHOOD DESIGN ZONING CLASSIFICATION This flexible zoning classification is intended to enable Neighborhood and Urban Village Centers, or a part thereof, to be developed. 171 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Sherando Center White Oak WoodsNeighborhood Village Lake FrederickNeighborhood Village Rural Areas Route 277 Triangle:Center of Economy Interstate Commercial at 307 Armel Rural Community Center Tasker WoodsWarrior & TaskerNeighborhood Village LakesideNeighborhood Village Artrip Neighborhood Village Rural Areas Lake FrederickSWSA Land Use Legend Highway Commercial Mixed Use Commercial \ Office Mixed Use Industrial \ Office Residential, 4 u/a Planned Unit Development Urban Center Neighborhood Village Commercial Recreation Recreation Institutional Sensitive Natural Areas Rural Community Center Environmentally Sensitive Areas B2 / B3 Mixed-Use Employment Industrial Mobile Home Community High-Density Residential, 12-16 u/a High-Density Residential, 6 u/a Park Business Airport Support Area Future Rt 37 Bypass Urban Development Area Sewer and Water Service Area Town ofStephens City 172 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY BOWMANLIBRARY SHERANDO HIGH ARMEL ELEMENTARY BASS-HOOVER ELEMENTARY ROBERT E. AYLOR MIDDLE (NEW) §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 £¤522 £¤11 £¤11 £¤11 £¤50 ¬«277 ¬«277 ¬«37 ¬«277 ¬«277 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 #Historic Rural Landmarks Land Use Institutional Park Rural Comm Center Recreation Future Fire & Rescue Facility Southern FrederickLand Use PlanHistoric and Natural Resources Area Plan The Comprehensive PlanAdopted November 10, 2021 Armel Community Center Sewer and Water Service Area Urban Development Area Town ofStephens City 173 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use PlanTransportation Map Area Plan The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 174 We s t Ru n Crooked RunOpequon CreekOpequon C r e e k Sheep RunWrights Run OpequonCreekSte p h e n s R u n Wright RunWe s t R u n Wrights RunHo g e R u n CLARKE COUNTY WARRENCOUNTY §¨¦81 £¤11 £¤522 £¤11 £¤522 £¤522 £¤50 £¤522 £¤522 £¤522 ¬«277 ¬«277 ¬«277 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.4 0.80.2 Miles µ !(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 Southern FrederickLand Use PlanTransportation w/Trails Map Area Plan The Comprehensive PlanAdopted November 10, 2021 Sewer and Water Service Area Urban Development Area Armel Community Center Town ofStephens City 175