PC 11-01-23 Work Session Agenda5:30 PM Work Session Call to Order
Discussion Item(s)
Planning Commission Discussion Regarding Residential Growth
Staff will present information regarding current and previous approaches to planning for residential
growth and evaluating residential rezoning applications. Included in the attachment is a PDF
version of pages from the most recent version of our Urban Development Area (UDA) report which
will likely be referenced in the presentation and ensuing discussion.
In recognition of open meeting notification procedures, please be advised that the Board of
Supervisors has been invited to attend the Work Session.
Adjourn to Regular Meeting
AGENDA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 1, 2023
5:30 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC11-01-23UrbanDevelopmentAreaReport.pdf
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Planning Commission
Agenda Item Detail
Meeting Date: November 1, 2023
Agenda Section: Discussion Item(s)
Title: Planning Commission Discussion Regarding Residential Growth
Attachments:
PC11-01-23UrbanDevelopmentAreaReport.pdf
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Vacant Land - No Approved GDPs
2,992 potential units based on permitted densities on
442 acres of vacant land
Zoned Land - Approved GDPs
1,883 Units (maximum yield based on proffered densities)
488 Acres
Master Development Planned Projects
5,942 Total residential lots/units planned
2,390 single family lots planned
1821 townhouse, duplex, multiplex lots/units planned
212 multi-family units planned
1,519 mixed units planned
(Current Status) Residential Subdivisions Under Development - platted, vacant lots
2,882 Total residential lots/units available
1,596 single family-detached lots available
964 townhouse, duplex, multiplex lots available
322 multi-family units available
Grand Total:13,699 approved, planned, or potential residential lots/units.
211 Single Family-Detached permits have been issued in 2023 within the UDA
50 Townhouse/Duplex/Multiplex permits have been issued in 2023 within the UDA
64 Apartments permits (units) have been issued in 2023 within the UDA
82%Percentage of all new residences constructed in 2023 where within the UDA
Notes:
4,366 The number of lots planned within Age-Restricted communities
2,395 Vacant lots within Age-Restricted Communities
Denotes an age-restricted community or component
5,485
737
Revised: 04/24/2023
The number of vacant lots within the R5 zoned residential communities in the western portion of Frederick County, outside the
UDA. These communities (Lake Holiday, Shawneeland, and Mountain Falls Park) contain a total of 7,916 recorded lots.
The number of vacant lots within Lake Frederick (formerly Shenandoah) development, which is located outside the Urban
Development Area on the south side of Fairfax Pike; however, the proximity of the UDA will directly impact land development
decisions in the county's development area. The MDP calls for 593 age-restricted and 1,537 traditional residential units in a
community of 2,130 total residential units on 926.26 acres.
URBAN DEVELOPMENT AREA (UDA)
Residentially Zoned Development Information - vacant lot summary
(Through September 2023)
Frederick County, Virginia
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Magisterial District
Back Creek 0 Units
Gainesboro 0 Units
Opequon 123 Units on 12.39 Acres
Red Bud 287 Units on 41 Acres
Shawnee 2,078 Units on 315.77 Acres
Stonewall 504 Units on 73 Acres
TOTAL:2,992 Units on 442.30 Acres
Note: These numbers are based on the 2006 UDA Study: Defined Planning Areas report
Revised: 04/24/2023
Potential Residential Units
RP & R4-zoned vacant land at permitted densities
Undeveloped Land In The UDA That Is Zoned RP or R4
Vacant Land - No approved GDP or MDP
Through September 2023
4
P.I.N.Owner Acres Permitted
Density Maximum Units
75-A-89, 89A, 90, 91, 92,
94, 95, 96 Crosspointe Center 381.8 4.3 units/acre 1578
55-A-161, 165A, 166,
167, 167A, 168, 174A,
174B, 174D
The Overlook 34.18 7.89 untis/acre 270
43-A-15B, 16 Russell-Glendobbin 67.73 0.96 units/acre 30
TOTALS:487.727 1883
Revised: 04/24/2023
Undeveloped Land In The UDA That Is Zoned RP and R4
With an Approved Rezoning GDP
Through September 2023
Note: The number of units that could be developed on land within the Urban Development Area (UDA) reflects a worst case scenario based on
permitted density. The Snowden Bridge project has a maximum proffered density of 3.1 units/acre, excluding affordable housing for the elderly.
Development patterns, development trends, density controls for multi-family dwelling unit percentages and environmental constraints such as steep
slopes and woodlands distrubance will reduce the number of dwelling units that are developed on this acreage.
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P.I.N.Project Acres Approved Units Approved
Density Planning Area Analysis Zone
86-A-78 Fairfax Downs 50.86 93 single family 1.83 units/acre Senseny/Eastern
64-A-10, 64-A-
12, 64-A-150 Heritige Commons 46.47 645 townhouses 13.8 units/acre Senseny/Eastern
55-A-201 Winchester Landing 33.61
40 single family
81 townhouses
40 multifamily
4.7 units/acre Senseny/Eastern
65-A-49B,
65-A-55 Senseny Village 73.79 107 single family
126 townhouses 3.86 units/acre Senseny/Eastern
44-A-292, 293 Snowden Bridge 285.4
914 single family
196 townhouses
124 multi-family
3.1 units/acre Northeast Frederick
44-A-31A Stephenson Village
II 386.24
221 single family
433 townhouses
48 multifamily
1.8 units/acre Northeast Frederick
76-A-48A, 49 Tasker Woods 60.28 136 single family
130 townhouses 3.74 units/acre Southern Frederick
75-A-99A Villages at Artrip 169 172 single family
621 mixed units 4.7 units/acre Southern Frederick
52-A-50 Village at Orchard
Ridge 131 898 mixed units 7.99 units/acre Round Hill Community
55-A-209, 210,
211, 212, 212A, Opequon Crossing 212.21 263 townhouses
445 single family 3.33 units/acre Senseny/Eastern
53-A-91, 63-A-
2A Willow Run 119.27 300 single family 2.51 units/acre West Jubal Early
55-2-2 Winchester
Townhomes 8.45 43 townhouses 5.09 units/acre Senseny/Eastern
TOTALS:12 project sites 1576.58 5,942 units
Acres 2,390 single family
1,821 townhouses
212 multi-family
1,519 mixed units
Notes: *
Revised: 04/24/2023
Lake Frederick (formerly Shenandoah) is located outside of the Urban Development Area
on the south side of Fairfax Pike; however, the proximity of this project to the UDA will
directly impact land use and development decisions in the county's development area.
The MDP has been approved for 2,130 total residential units, including 517 age-restricted
d 1533 t i t d it 926 26
RP & R4 District Land In The UDA With An Approved
Master Development Plan
Through September 2023
*Orrick Commons replaced with
Winchester Landing; Stephenson
Village II added (2022)
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SFA MD MH MF SFA MD MH MF SFA MD MH MF
January 22 1
February 1
March
April 7 1 1 1
May 1 1
June 1
July 5 2 2
August 11
September 5
October
November
December
TOTAL 34 1 0 0 0 6 3 0 16 1 1 0
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SFA MD MH MF SFA MD MH MF SFA MD MH MF
January
February 1
March 6
April 16 2 1 2 4 1
May 1 1
June 1
July 2
August 1
September 8 1
October
November
December
TOTAL 24 0 6 1 0 0 3 0 10 0 4 0
SFA = Townhouse/Duplex/Multiplex
MD = Modular
MH = Mobile Home
MF = Multi-Family (apartments)SFA MD MH MF
84 8 17 1
Revised: 04/24/2023 APPENDIX II
2023 Other Housing Type Building Permits
Throughout Frederick County
Back Creek 1 Gainesboro 2 Opequon 3
Red Bud Shawnee 4 Stonewall 5
2023 Count
110
7
2009 Count
83
SFA MD MH MF SFA MD MH MF SFA MD MH MF
47 7 44 1 61 13 57 1 33 4 34 12
2010 Count
89
SFA MD MH MF SFA MD MH MF SFA MD MH MF
110 44 78 1 172 44 72 0 54 7 28 0
2011 Count
SFA MD MH MF
SFA MD MH MF SFA MD MH MF
56 6 17 0 116 7 18 0
141
2013 Count
79
2007 Count
132
288
2014 Count
2006 Count
233
2008 Count
99
2005 Count
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RA RP SC R4MTND R5 RA RP R4 R5 RA RP R4 R5
January 4 1 20 1 3 1 6
February 1 6 3 3 1 1
March 2 10 3 3 5
April 2 4 18 3 5 2 8
May 5 5 15 1 3 1 5
June 4 18 1 1 3
July 2 12 2 5 11
August 3 2 3 1 2 7
September 6 3 21 1 3 1 6
October
November
December
TOTAL 29 15 0 123 12 28 0 0 3 6 1 0 52
RA RP R4 R5 RA RP R4 R5 RA RP R4 R5
January 6 2 1 1
February 9 4 2
March 12 5 5
April 1 13 2 2
May 33 8 3 1
June 5 1 2 1
July 5 2
August 13 5 1
September 18 3 1
October
November
December
TOTAL 1 114 0 0 3 32 0 0 6 0 11 0
Zoning Districts:
RA - Rural Areas
RP - Residential Performance RA RP R4 R5
R4 - Residential Planned Community 73 162 134 67
R5 - Residential Recreational Community
Revised: 04/24/2023 APPENDIX I
RA RP R4 R5 RA RP R4 R5 RA RP R4 R5
196 335 0 215 129 144 8 116 53 135 27 57
2008 Count
272
2007 Count
397
2006 Count
746
436
2023 Single Family-Detached Building Permits
2023 Count
Throughout Frederick County
Back Creek 1 Gainesboro 2
Red Bud 9 Shawnee 4
Opequon 3
Stonewall 5
9
RA RP R4 R5 RA RP R4 R5
44 133 18 24 31 103 10 42
RA RP R4 R5 RA RP R4 R5
83 146 44 17 82 140 34 56
290
2013 Count 2014 Count
312
2010 Count
186219
2009 Count
10
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total
Total lots
Lake Holiday 2,746
Shawneeland 2,948
Wilde Acres 2,079
Shenandoah 2,130
TOTAL 9,903
Editor's Notes:
Revised: 04/24/2023
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total
APPENDIX IV
Village at OR - 131 acres
2019 TOTAL: 0 0 0 0 0 0 0
0
0 0 0 0 00
885
499
1,842
2023 TOTAL: 0
Vacant lots
8
2,063
737
1,580
1,393
3,681 6,222
Built lots
904
6
staff has felt it necessary to keep track of their progress.
* The R5-zoned (Residential Recreational Community District) projects are located outside the UDA, but with its size and proximity,
0
MS ~ Medical Services District
MS Zoning Districts Number of Building Permits issued per Month ~ 2019
Village at Orchard Ridge
18
83401313190
Number of Building Permits issued per Month ~ 2023
1 1
R5 Zoning Districts
Lake Holiday
Shawneeland 1
1
1
R5 ~ Residential Recreational Community Districts
5
Shenandoah
Wilde Acres
6
2
4
1 55
3
8
11
11
1
1 1
3
1
1
11
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Subdivision Name Housing
Type(s)Total Units Acres Review Stage
Autumn Glen Duplex / Multiplex 211 55.9 under construction
Cedar Meadows Single Family- Small
Lot 140 29.7 under construction
Crosscreek Village Single Family- Small
Lot 91 23.08 completed
Crosspointe Center Mixed Use 200 unknown Rezoning
Harvest Ridge Single Family- Small
Lot 82 26.75 completed
Orrick Commons Mixed Use 170 33.61 SDP
Shenandoah Mixed Use 912 926.27 under construction
Snowden Bridge *Mixed Use 739 unknown SDP
Village at Orchard Ridge Mixed Use 1,048 131 under construction
Westbury Commons Single Family- Small
Lot 11 3.13 under construction
Westminster-Canterbury Mixed Use 212 48.27 completed
Winchester Landing Mixed Uses 169 33.6 under construction
Willow Run ingle Family- Small Lo 300 unknown MDP
Woodbrook Village Multiplex 81 19.59 completed
TOTALS:4,366 1,203.08
Project Total lots Built lots Vacant lots
Autumn Glenn 211 210 1
Cedar Meadows (MDP) 140 129 11
Crosscreek Village 91 91 0
Crosspointe Center (MDP)200 0 200
Harvest Ridge 82 72 10
Orrick Commons (MDP)170 0 170
Shenandoah 912 817 95
Snowden Bridge * 739 0 739
Village at Orchard Ridge 1048 290 758
Westbury Commons 11 10 1
Westminster-Canterbury 212 212 0
Winchester Landing 169 59 110
Willow Run** (MDP)300 0 300
Woodbrook Village 81 81 0
TOTAL 4366 1971 2395
Editor's Notes:
Revised: 04/24/2023 APPENDIX V
**The Willow Run Rezoning requires the percentage of age-restricted housing to be between 10%and 40%of the unit cap of 1,390.This equates to
a minimum of 139 units and a maximum of 556 units within the project. The minimum of 10% is represented in the above charts.
Age-Restricted Residential Development
Within Frederick County
Through September 2023
*The Snowden Bridge Rezoning requires the percentage of active adult housing to be between 30%and 53%of the unit cap of 2,465.this excludes
any affordable housing for the elderly.This equates to a minimum of 739 units and a maximum of 1,306 units within the project,plus any affordable
age-restricted units. The minimum of 30% is represented in the above charts.
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