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HomeMy WebLinkAboutPC 12-06-23 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.September 20, 2023 Meeting Minutes 3.B.October 4, 2023 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Public Hearings – 2023 Comprehensive Plan Amendment Requests - (Mr. Pearson) 6.A.CPPA #01-23 Madison II, LLC Designation of a 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 149-acre property is at 1702 Fairfax Pike, which is located south of Fairfax Pike (Route 277) and a little over a mile west of the Route 277 & Route 522 intersection (Double Tollgate area). The Lake Frederick development borders the property to the south and the east. 6.B.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 AGENDA PLANNING COMMISSION WEDNESDAY, DECEMBER 6, 2023 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC12-06-23MinutesSeptember20.pdf PC12-06-23MinutesOctober4.pdf PC12-06-23CPPA01-23MadisonIILLC_Redacted.pdf 1 totaling 231.92 acres. 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 parcel 44-A-294A to the west. 6.C.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 6-acre 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. 6.D.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 classification to High Density Residential and Business land uses. The application proposes modifications to apply to approximately 122-total acres of the parcels. The 75-acre area is located on the north and south side 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. 7.Other 7.A.Current Planning Applications 8.Adjourn PC12-06-23CPPA02-23JordanSprings_Redacted.pdf PC12-06-23CPPA03-23BrocktonProperty_Redacted.pdf PC12-06-23CPPA04-23SargentProperty_Redacted.pdf 2 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Meeting Minutes Title: September 20, 2023 Meeting Minutes Attachments: PC12-06-23MinutesSeptember20.pdf 3 Frederick County Planning Commission Page 4058 Minutes of September 20, 2023, 2023 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on September 20, 2023. PRESENT: John F. Jewell, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; William A. Orndoff, Stonewall District; Justin Kerns, Stonewall District; Elizabeth D. Kozel, Shawnee District; Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District; Betsy Brumback, Back Creek District; Mollie Brannon, Back Creek District; Charles Markert, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: H. Paige Manuel, Shawnee District; Tim Stowe, Red Bud District. STAFF PRESENT: Wyatt G. Pearson, Director; Amy L. Feltner, Planner I; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Jewell called the September 20, 2023 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Jewell commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon a motion made by Commissioner Aikens and seconded by Commissioner Thomas the Planning Commission unanimously adopted the agenda for this evening’s meeting with the removal of item 6A (REZ #03-23 O-N Minerals) which has been moved to the October 4, 2023 Planning Commission Meeting. MINUTES Upon motion made by Commissioner Thomas and seconded by Commissioner Orndorff, the Planning Commission unanimously adopted the minutes from the July 19, 2023 and the August 16, 2023 meetings. ------------- 4 Frederick County Planning Commission Page 4059 Minutes of September 20, 2023, 2023 COMMITTEES Frederick Water – Mtg. 09/19/23 Chairman Jewell reported, Frederick Water Staff presented an update on the current drought which has significantly impacted groundwater wells and quarries from which Frederick Water draws the local public water supply. The Board adopted an interpretation for “new water service connections” applicable during a Drought Emergency. He continued, HP Hood was granted an exception to enable the manufacturing facility to increase its daily wastewater discharge by 100,000 gallons per day; this action will support HP Hood in its production growth and expansion plans. City of Winchester – Mtg. 09/19/23 Commissioner Mayfield, Winchester City Planning Commission Liaison, reported the Commission approved a CUP for a mini storage, a resolution to the zoning text, a site plan for Zero Pack, and they tabled an item at 601 Jubal Early Drive. ------------ CITIZEN COMMENTS Chairman Jewell called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. Mr. Connelly of the Back Creek District came forward and shared his thoughts on citizens being told what they can or cannot do with their property that they pay taxes on. No one else came forward to speak and Chairman Jewell closed the public comments portion of the meeting. ------------- PUBLIC HEARING Conditional Use Permit #05-23 for GT Archery, LLC, submitted for a commercial indoor and outdoor archery range. The property is located at 3641 Green Spring Road, Winchester, Virginia and is identified with Property Identification Number 13-3-16 in the Gainesboro Magisterial District. Action – Recommend Approval Amy L. Feltner, Planner I, reported this is a request for a Conditional Use Permit (CUP) to enable a commercial indoor-outdoor archery range with sales of archery supplies and equipment on one parcel totaling approximately 4.80+/- acres located at 3641 Green Spring Road, in the Gainesboro Magisterial District. An existing CUP (#07-16) was approved for the sale of archery supplies and equipment as a cottage occupation on September 14, 2016. She shared a location map of the property. Mrs. Feltner continued, commercial archery ranges (indoor and outdoor) are only permitted as a Conditional Use in the RA District. The Applicant proposes a family-owned archery sales and service business with hours of operation on Tuesday – Friday from 8:00 a.m. – 6:00 p.m., and Saturdays from 8:00 a.m. – 3:30 p.m., 5 Frederick County Planning Commission Page 4060 Minutes of September 20, 2023, 2023 the anticipated number of customers is 3-5 on weekdays and 10-15 on Saturdays. The Applicant intends to operate the indoor/outdoor range on Thursday – Saturday (primarily Saturday) 6:00 p.m. – 9:00 p.m. with a maximum of 35 customers. The Applicant has 14 indoor shooting ranges and 5 outdoor shooting ranges intended to accommodate events which are primarily seasonal leagues, including youth programs which would be 12 -15 children. The outdoor ranges accommodate 15 customers and are used in conjunction with the 35 customers’ request. Mrs. Feltner explained the Zoning Ordinance §165-204.15 Supplementary Use Regulations requirements: A Category C zoning buffer and screen shall be provided where surrounding properties contain residential uses; In no case shall the archery range be located within 300’ of any residence located on surrounding parcels; A site design shall provide a layout of the protective features, including berms and other features, that provide protection to the public; and the range shall be supervised at all times by qualified personnel. She presented a minor site plan of the proposal. Mrs. Feltner concluded, should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1. All review agency comments and requirements shall be complied with at all times. 2. Hours of operation shall be limited to 8:30 a.m. to 9:00 p.m. daily with a maximum of 35 customers at any time. 3. A minor site plan shall be submitted and approved by Frederick County prior to the establishment of this use on these properties. The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section §165-204.15 for Commercial Archery Range. 4. No employees beyond those residing on the premises. 5. Approval of CUP #05-23 shall render the existing approved CUP #07-16 void. 6. One (1) sign with a maximum of 4 square feet in area and maximum of 5 feet in height is permitted. 7. Any expansion of change of use will require a new CUP. The Commission questioned the extent of the expansion from the existing CUP #07-16, the additional parking requirements, the safety parameters required including potential baffles, the limitation of employees, and the 300’ distance requirement. Mrs. Feltner responded that the expansion of the existing Conditional Use Permit would now include the indoor and outdoor range and increase the capacity from 4 to 35 customers, as well as extending the hours of operation until 9:00 p.m. She noted that the additional parking requirements will be addressed on the Minor Site Plan. The 300’ separation requirement to residences on adjacent parcels is a distance thought to be adequate when the Committee drafted the ordinance in 2017. Staff addressed the limitations of the employee requirement as originating from agency comments due to the stipulation of a private well and septic. The Minor Site Plan requirement will address the safety parameters which could include a six-foot berm or other adequate protections, but specific safety parameters would be addressed by the engineer and designer at that time. Commissioner Brumback discussed the proposed hours of operation and recommended reducing the days of operation to Tuesday through Saturday. Chairman Jewell modified this recommendation to allow Mondays, thus only excluding Sundays for operation. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. John and Susan Wilmac came forward to share their concerns with the safety of this range. He stated there have been four incidents where arrows have made their way on their property and have hit their home. He stated he does not mind them having a business and is just concerned about the safety. Mr. Teets, the Applicant, came forward to address the safety concerns. He noted the arrows being discussed 6 Frederick County Planning Commission Page 4061 Minutes of September 20, 2023, 2023 were not from his property and that there are frequent trespassers back there. Eight citizens came forward and shared their support of this application. No one else came forward to speak and Chairman Jewell closed the public comment portion of the hearing. Commissioner Thomas requested clarification on what is being looked at since there is already a CUP in place. Wyatt G. Pearson, Director, explained the request is for one outdoor range, one indoor range and the existing CUP is for archery sales and service only. Commissioners Brannon and Kozel expressed their support for this application, they feel it is a great small business and great for the youth. Commissioner Brannon recommended no trespassing signs for the woods. Upon a motion made by Commissioner Aikens and seconded by Commissioner Triplett with a modification to the hours of operation to be 8:00 a.m. – 9:00 p.m. Monday through Saturday BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #05-23 for GT Archery, LLC, submitted for a commercial indoor and outdoor archery range. The property is located at 3641 Green Spring Road, Winchester, Virginia and is identified with Property Identification Number 13-3-16 in the Gainesboro Magisterial District. (Note: Commissioner Stowe, Red Bud District and Commissioner Manuel, Shawnee District were absent from the meeting). ------------- OTHER Wyatt G. Pearson, Director, shared there is nothing outstanding to report on at this time. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Aikens to adjourn the meeting. This motion was seconded by Commissioner Thomas and unanimously passed. The meeting was adjourned at 7:55 p.m. Respectfully submitted, ____________________________ John F. Jewell, Chairman ___________________________ Wyatt G. Pearson, Secretary 7 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Meeting Minutes Title: October 4, 2023 Meeting Minutes Attachments: PC12-06-23MinutesOctober4.pdf 8 Frederick County Planning Commission Page 4062 Minutes of October 4, 2023 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on October 4, 2023. PRESENT: John F. Jewell, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; William A. Orndoff, Stonewall District; Justin Kerns, Stonewall District; Elizabeth D. Kozel, Shawnee District; Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District; Betsy Brumback, Back Creek District; Mollie Brannon, Back Creek District; Tim Stowe, Red Bud District; Charles Markert, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: H. Paige Manuel, Shawnee District. STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; M. Tyler Klein, Senior Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Jewell called the October 4, 2023 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Jewell commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon a motion made by Commissioner Thomas to adopt the agenda for this evening’s meeting; A motion was made by Commissioner Kerns to amend that motion and to postpone Rezoning #03-23 for O-N Minerals to the November 15th meeting, second by Brumback, and motion failed. A motion was made by Commissioner Thomas to adopt the agenda as presented, second by Commissioner Markert, and the agenda was approved for adoption. ------------- 9 Frederick County Planning Commission Page 4063 Minutes of October 4, 2023 COMMITTEES Development Review & Regulations Committee – Mtg. 09/28/23 Commissioner Kozel reported, the Committee discussed signs in the RA district, off-street parking and parking lots, setback waivers for telecommunication facilities and these items will be brought forth to the Planning Commission at a later date. City of Winchester – Mtg. 10/03/23 Commissioner Bloom, Winchester City Planning Commission Liaison, reported the Commission heard and approved a Conditional Use Permit. Board of Supervisors – Mtg. 09/27/23 Supervisor Lockridge, Board of Supervisor Liaison, reported the Board postponed CUP #08-23 for Yenisel Lambert. The Board approved a CUP #04-23 for Lee Ebert; REZ #02-23 for Global Headquarters, LLC; and a Comprehensive Plan Amendment (NELUP). A rescinded CUP #03-23 for Candace Lundin was approved. ------------ CITIZEN COMMENTS Chairman Jewell called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Jewell closed the public comments portion of the meeting. ------------- PUBLIC HEARING Rezoning #03-23 for O-N Minerals (Chemstone) dba Carmeuse Americas submitted to rezone 391.87+/- acres from RA (Rural Areas) District to EM (Extractive Manufacturing) District with proffers. The properties are located east of the Winchester & Western Railroad, north of Brucetown Road (Route 672) and Turkey Run, and south of Woodbine Road (Route 669) and are identified by Property Identification Numbers (PINS): 34-A8A (portion), 34-A-129E (portion), 34-A-10, 34-A-10A, 34-A-10B,34-A-10D, 34-A-10E, 34-A-10F1, 34-8-1-2, 34-8-1-3, 34-8-1-4, 34-8-1-5, 34-8-1-6, 34-8-1-7, 34-8-1-8, 34-8-1-9, 34-8-1-17, 34-1-A, 34-A-7, 34-A-129, and 34-A-129G in the Stonewall Magisterial District. Action – Recommend Approval Commissioner Stowe and Commissioner Aikens would abstain from all discussion on this item for a possible conflict of interest. John A. Bishop, Assistant Director, reported this is a request to rezone 391.87+/- acres from the RA (Rural Areas) District to the EM (Extractive Manufacturing) District. The properties are in the Stonewall Magisterial District and generally located east of Winchester & Western Railroad 10 Frederick County Planning Commission Page 4064 Minutes of October 4, 2023 (Omnitracks), north of Brucetown Road and Turkey Run, and south of Woodbine Road. He shared a zoning map and a long-range land use map of the property. The Commission and Staff discussed the recently received proffer update. It was mentioned that this rezoning request is not in compliance with the Comprehensive Plan. Mr. Bishop stated that the Applicant recently completed a hydrogeologic study. Randy Minchew, representing the Applicant briefly discussed this request. Logan Thomas, Site Operations Manager for Carmeuse shared a presentation and discussed the partnership that Carmeuse has with Frederick Water. Mark Krumenacher, Hydrologist, reviewed the hydrology report prepared by his firm GZA on behalf of the Applicant. Commissioners and Mr. Krumenacher discussed the results of the report. Commissioners and Logan Thomas discussed the tunnel and the location of the stockpile. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. The following citizens spoke opposing the approval of REZ #03-23 for O-N Minerals (Chemstone) dba Carmeuse Americas: Scott Roach – Stonewall District Brenda Fristoe – Stonewall District Victor Canfield – Stonewall District Amy Roach – Stonewall District Tammy Canfield – Stonewall District Megan DeFreeze – Stonewall District Dave Riner – Stonewall District Mark Regan – Stonewall District The following citizens spoke in favor of the approval of REZ #03-23 for O-N Minerals (Chemstone) dba Carmeuse Americas: Ryan Alverez – Carmeuse employee Patti Solenberger – representing the Small Business Freedom Alliance Lindsay Marhefka – Carmeuse geologist David Cress – Shawnee District Dylan Clarke – Carmeuse employee Ben Star – Carmeuse employee Terry Aikens – Carmeuse employee Mike Webber – Stonewall District Tammy Miller – Carmeuse employee Robert Sprigg – Carmeuse employee Ashby Spyker – Carmeuse employee – Middletown Brad Shephard – Carter Machinery representative No one else came forward to speak and Chairman Jewell closed the public comment portion of the hearing. Commissioner Orndorff and Commissioner Kerns commented this goes against the Comprehensive Plan and the proffers were just received this morning; therefore, a vote on this rezoning should be delayed. Commissioner Thomas, Commissioner Markert, and Commissioner Brannon support voting on this rezoning at the present time and to not delay this any further. 11 Frederick County Planning Commission Page 4065 Minutes of October 4, 2023 Upon a motion made by Commissioner Orndorff and seconded by Commissioner Kerns to table this rezoning to the November 15, 2023 meeting Yes: Orndorff, Kerns No: Brannon, Brumback, Markert, Molden, Thomas, Kozel, Triplett, Jewell Abstain: Stowe, Aikens Absent: Manuel Upon a motion made by Commissioner Thomas and seconded by Commissioner Triplett BE IT RESOLVED, the Frederick County Planning Commission does recommend approval of Rezoning #03-23 for O-N Minerals (Chemstone) dba Carmeuse Americas submitted to rezone 391.87+/- acres from RA (Rural Areas) District to EM (Extractive Manufacturing) District with proffers. The properties are located east of the Winchester & Western Rail road, north of Brucetown Road (Route 672) and Turkey Run, and south of Woodbine Road (Route 669) and are identified by Property Identification Numbers (PINS): 34-A8A (portion), 34-A-129E (portion), 34-A-10, 34-A-10A, 34-A-10B,34-A-10D, 34- A-10E, 34-A-10F1, 34-8-1-2, 34-8-1-3, 34-8-1-4, 34-8-1-5, 34-8-1-6, 34-8-1-7, 34-8-1-8, 34-8-1-9, 34-8- 1-17, 34-1-A, 34-A-7, 34-A-129, and 34-A-129G in the Stonewall Magisterial District. Yes: Brannon, Brumback, Markert, Molden, Thomas, Jewell, Kozel, Triplett No: Orndorff, Kerns Abstain: Stowe, Aikens Absent: Manuel *** At 10:30 p.m., prior to beginning another agenda item, and per the Commissions adopted rule for meeting length, Commissioner Aikens made a motion to proceed with the agenda. The motion was seconded by Commissioner Molden and unanimously approved. Rezoning #04-23 of Dover Hill Crossing II (K. Dondero & V. Cruz) submitted to rezone approximately 4.75+/- acres from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers for the development of no more than 25 single -family attached dwelling units (townhomes). The property is located at 2216 Senseny Road, Winchester, Virginia and is identified by Property Identification Number (PIN) 65-A-16 in the Red Bud Magisterial District. Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this is a proposal to rezone 4.75+/- acres from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers. The rezoning would enable the development of 25 single-family attached (SFA, townhome) units. The subject property is in the Red Bud Magisterial District south of the signalized intersection of Senseny Road (Route 657) and Channing Drive. He shared a zoning map of the property. Mr. Klein presented comments pertaining to: Comprehensive Plan Conformance: • Within the “Greenwood Urban Center” • Staff notes the proposed rezoning does not include the “mix of uses” envisioned by the urban center land use designation in the Comprehensive Plan. • Rezoning may be appropriate given the scale of the project and the relatively small size of the property. 12 Frederick County Planning Commission Page 4066 Minutes of October 4, 2023 • The project has the ability to be connected in the future to a larger, more integrated, and mixed-use development if possible. Transportation and Site Access: • Plan identifies a “new major collector roadway” bisecting the subject property extending Channing Drive south from the intersection with Senseny Road to Route 50. • A new multiuse trail, running parallel to the extension of Channing Drive is also identified in the adopted plan. Mr. Klein shared a Long-Range Land Use Map of the property. He shared the proposed Proffers associated with this rezoning: • The Applicant proposes a per unit contribution of $13,098 per unit (for a project total for 24 SFA units of $327,450) to offset capital impacts. • Proffer 1.1: Limit the total number of SFA units that may be developed to 25 on Land Bay A; potential future development of Land Bay B (unspecified number of units) and prohibit the development of multifamily units in both land bays on the subject property. • Proffer 8.1: Construction of a two-lane extension of Channing Drive, south of Senseny Road, and terminating at the southern property line to serve as access to the development. • Proffers 8.2 and 8.3: Reserve area for future right -of-way dedication for the full section of Channing Drive and future multiuse trail (105-feet in width) and reserve area for future use. Mr. Klein shared a General Development Plan from the Applicant. He concluded there are No outstanding issues from agency comments and the proffer statement is in a form acceptable to the County Attorney. Staff is seeking a recommendation to the Board of Supervisors. The primary discussion among the Commissioners was the capital impacts of the development on County services and the capacity triggered proffer amount versus the full capital impact amount. Commissioners expressed concerns with the potential growth of housing coming to the County and the County’s ability to capture capital costs through the current proffer legislation. Mr. Klein noted, while valid, these concerns were outside of the scope of the rezoning and may require a broader discussion of residential development in a work session format. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Billy Hummer of the Red Bud Magisterial District came forward and commented, he is not a fan of development; however, the Applicant has been open and honest with he and his family. He noted the need for workforce housing in the community. No one else came forward to speak and Chairman Jewell closed the public comment portion of the hearing. Upon a motion made by Commissioner Stowe and seconded by Commissioner Markert to postpone this item to November 15, 2023, with the Public Hearing remaining open and for Staff to coordinate a work session. (motion failed) 13 Frederick County Planning Commission Page 4067 Minutes of October 4, 2023 Yes: Stowe, Markert, Brumback, Jewell, Kozel, Triplett No: Brannon, Molden, Thomas, Orndorff, Kerns, Aikens Absent: Manuel Upon a motion made by Commissioner Thomas and seconded by Commissioner Brannon BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Rezoning #04-23 of Dover Hill Crossing II (K. Dondero & V. Cruz) submitted to rezone approximately 4.75+/- acres from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers for the development of no more than 25 single-family attached dwelling units (townhomes). The property is located at 2216 Senseny Road, Winchester, Virginia and is identified by Property Identification Number (PIN) 65-A-16 in the Red Bud Magisterial District. (Note: Commissioner Manuel, Shawnee District was absent from the meeting) Conditional Use Permit #09-23 for Getaway House, Inc. (M.M.T. Limited) submitted for a campground with up to 90 year-round portable micro-cabin campsites. The property is located at 427 McCubbin Road (Route 653), Winchester, Virginia and are identified with Property Identification Numbers 15-A-3, 15-A-8, 15-A-9, 15-A-10, and 15-A-11 in the Gainesboro Magisterial District. Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this is a request for a Conditional Use Permit (CUP) for a campground to enable the development of up to 90 year-round portable micro-cabin campsites; the property is zoned RA (Rural Areas) totaling 430+/- acres in the Gainesboro Magisterial District. He shared a location map of the property. Mr. Klein noted the proposal is generally consistent with the County’s Comprehensive Plan. Mr. Klein presented the conditions for the CUP recommended by Staff: 1. All review agency comments and requirements shall be complied with at all times. 2. A maximum number of ninety (90) campsites are permitted. 3. A site plan shall be submitted and approved by Frederick County prior to the establishment of this use on this property. The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section 165-204.03 (campgrounds and tourist camps), address all necessary agency comments specified in this CUP, and would include approval by the Virginia Department of Transportation (VDOT) for all hard surface and widening improvements to McCubbin Road (Route 653) to serve as commercial access to the site. 4. At least one (1) employee shall be at the campground at all times. 5. Any expansion or modification of this use will require approval of a new conditional use permit. 6. Other than for management, staff, the Applicant’s contractors, and emergency personnel, there shall be no use of ATV’s, snowmobiles, or off-road dirt bikes. 14 Frederick County Planning Commission Page 4068 Minutes of October 4, 2023 7. The use of RVs, campers, tents, or other sleeping accommodations, apart from the Applicant’s camping units, shall be prohibited. 8. A residence building for management is permitted along with storage/workshop/operations buildings. 9. Hunting and the discharging of firearms is prohibited. 10. No trails shall be constructed by Getaway House, Inc. within 300-ft Frederick County Parcels 21-A-26, 21-A-26C, 21-A-26D. 11. No habitable structure shall be constructed within the 1,300-foot radius identified on the design plan “Getaway Winchester - Concept Plan - C-1.” 12. Existing logging trails will be discontinued (gated or blocked with fallen trees) no less than 300-feet from Frederick County Parcels 21-A-26, 21-A-26C, 21-A-26D. 13. All internal road networks shall be constructed in accordance with Frederick County Fire and Rescue standards and specifications. Campfires shall be prohibited on-site during local “burn bans.” All on-site campfires shall be extinguished by 11 P.M. Guests shall be prohibited from bringing outside firewood on the Outpost. 14. Property boundary signage shall be provided as illustrated on design plan “Getaway Winchester -Concept Plan - C-2.” The Planning Commission discussed with the Applicant the water supply (wells) and drain fields. The primary topic of discussion was the use of McCubbin Road for access to the campground. Commissioners Triplett and Aikens of the Gainesboro Magisterial District expressed support for the Applicant’s agreement to improve the hard surface and width of McCubbin Road, not only to support their site access but also as a benefit to the neighbors. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Three (3) members of the public offered comment of the application relating to site access, noise, fencing around the facility, and the pet policy of the campground. One (1) member of the public spoke in support of the application and would like the road improvements in place before development. No one else came forward to speak and Chairman Jewell closed the public comment portion of the hearing. Upon a motion made by Commissioner Aikens and seconded by Commissioner Triplett BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #09-23 for Getaway House, Inc. (M.M.T. Limited) submitted for a campground with up to 90 year-round portable micro-cabin campsites. The property is located at 427 McCubbin Road (Route 653), Winchester, Virginia and are identified with Property Identification Numbers 15-A-3, 15-A- 8, 15-A-9, 15-A-10, and 15-A-11 in the Gainesboro Magisterial District. 15 Frederick County Planning Commission Page 4069 Minutes of October 4, 2023 (Note: Commissioner Manuel, Shawnee District was absent from the meeting) ------------- OTHER Commissioner Thomas made a motion to postpone Agenda item 5.D Ordinance Amendment to the Frederick County Code to the next Planning Commission meeting. The motion to postpone passed. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Thomas to adjourn the meeting. This motion was seconded by Commissioner Molden and unanimously passed. The meeting was adjourned at 11:40 p.m. Respectfully submitted, ____________________________ John F. Jewell, Chairman ___________________________ Wyatt G. Pearson, Secretary 16 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Public Hearings Title: CPPA #01-23 Madison II, LLC Attachments: PC12-06-23CPPA01-23MadisonIILLC_Redacted.pdf 17 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Wyatt Pearson, AICP Director of Planning & Development RE: Public Hearing - Comprehensive Plan Amendment #01-23 – Madison II, LLC DATE: November 27th, 2023 This is a public hearing for Comprehensive Plan Amendment request #01-23 for Madison II, LLC. Madison requested the inclusion of one parcel (PIN 87-A-15), totaling 149 acres, into the boundary of a new non-contiguous Urban Development Area (UDA), and to modify the existing future land use designations on portions of the property. The property included in this request is located south of Fairfax Pike (Route 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, and the property is in the Opequon Magisterial District. The property is currently zoned RA (Rural Areas) District and is currently utilized for agricultural and residential purposes, it is within the Sewer and Water Service Area (SWSA) but not the UDA. 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. Following the November 13th Comprehensive Plans and Programs Committee (CPPC) the applicant provided a letter intending to address committee and staff comments dated November 27th, 2023 which is included in this packet. This letter modified the proposed text amendment to retitle the ‘Lake Frederick Neighborhood Village’ to ‘Lake Frederick Urban Development Area’ and to include the existing Lake Frederick Development per staff’s suggestion. Additionally, language was added to address staff concerns related to pedestrian/vehicular connectivity. 18 CPPA #01-23 – Madison II November 27th, 2023 Page 2 Staff Conclusions: 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 can be expanded to encompass the entirety of the Shenandoah (Lake Frederick) development and establish a new non-contiguous UDA. This concept is reflected in the draft text included in this packet, and the draft future land use plan. Staff coordinated with the applicant to arrive at this solution. 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 would meet the same intention of the existing UDA and support the reality that communities of our size don’t always grow outward from a single concentric circle but have ‘pockets’ of urbans areas that not always directly contiguous to each other. The CPPC reviewed this item on November 13th and has recommended approval. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plans as factors to consider when reviewing proposed amendments: • Would benefit the public health, safety, and welfare. • Is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. • Will not be detrimental to uses of property in the immediate vicinity of the subject property. • Has merit and value for the community as a whole. • Will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant impact of the change. Review Evaluations: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) October 5, 2023 Comment provided Frederick Water October 4, 2023 Comment provided. FC Fire Marshal October 20, 2023 No comment FC Parks and Recreation October 5, 2023 No comment 19 CPPA #01-23 – Madison II November 27th, 2023 Page 3 FC Public Schools (FCPS) October 24, 2023 Comments provided. FC Economic Development Authority (EDA) October 19, 2023 No Comment Attachments: •Application Materials •Agency Comment •Southern Frederick Land Use Plan WGP 20 November 27, 2023 Wyatt Pearson Planning Director Frederick County Planning and Development 107 N. Kent Street Winchester, VA 22601 RE: CPPA #01-23 Madison II LLC Property Dear Mr. Pearson, Based on the comments from your memo dated November 6th, 2023 and comments received from the CPPC meeting held on November 13, 2003, the Applicant requests that the Planning Commission and Board of Supervisors also consider additional changes to the Southern Frederick Area Plan, specifically, the Lake Frederick Neighborhood Village. The proposed text amendment is as follows, the green text includes revisions proposed during the initial submittal, the red text includes additional proposed revisions: LAKE FREDERICK NEIGHBORHOOD VILLAGE LAKE FREDERICK URBAN DEVELOPMENT AREA The Lake Frederick Neighborhood Village Lake Frederick Urban Development Area 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 development area 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. The Lake Frederick Urban Development Area should be considered for inclusion into the larger Frederick County Urban Development Area in order to facilitate development that extends land use patterns already established in the Lake Frederick Development. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community (refer to “Transportation w/ Trails Map), vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existing residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads. In order to serve the needs of the growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. 21 4901Crowe Drive  Mount Crawford, VA 22841 Phone (540) 434-6365 www.valleyesp.com Thank you in advance for your time and consideration. Please let me know if you have any questions or comments. Regards, Valley Engineering Craig A. George, PLA Partner, Landscape Architecture and Planning 22 ¬«277 ¬«277 ¬«277 Crooked RunWrightsRun 87 A 15 1868HUDSONHOLLOW RD 1883HUDSONHOLLOW RD 320LAKEFREDERICK DR 1820FAIRFAXPIKE 1820FAIRFAXPIKE 1820FAIRFAXPIKE 118MILKWEED DR 116MILKWEED DR115MILKWEED DR 152CHOKE CHERRY CT138LEATHER FLOWER DR 118BAYHILLTER 1840HUDSONHOLLOW RD 115HERON CT 114HERON CT 1540HUDSONHOLLOW RD 1787HUDSONHOLLOW RD 113SONG SPARROW DR 117OATGRASS CT 125PINTAILWAY 104CHOKE CHERRY CT 107WAX WING CT 102WAX WING CT 104FOAM FLOWER DR 105MERLIN CT 142SONG SPARROW DR 2960RACHEL CARSON DR 152SONGSPARROW DR 122WALLEYE 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 1867FAIRFAXPIKE 1880FAIRFAX PIKE 1902FAIRFAXPIKE 1942FAIRFAXPIKE 270RIDINGS LN109CEDAR LN 1787FAIRFAXPIKE 1155HUDSONHOLLOW RD 280RIDINGS LN 201RIDINGS LN 201RIDINGS LN 260RIDINGS LN 1588FAIRFAXPIKE 1290FAIRFAXPIKE 1500FAIRFAXPIKE 109APPRENTICE LN 1675FAIRFAXPIKE 1681FAIRFAXPIKE 1214FAIRFAXPIKE 1518FAIRFAXPIKE 1677FAIRFAXPIKE 1308FAIRFAXPIKE 1450FAIRFAXPIKE 1532FAIRFAXPIKE 107APPRENTICE LN 127APPRENTICE LN 1636FAIRFAXPIKE 1679FAIRFAXPIKE 1304FAIRFAXPIKE 1400FAIRFAXPIKE 1555FAIRFAXPIKE 1579FAIRFAXPIKE1605FAIRFAXPIKE1597FAIRFAXPIKE 206WRIGHTSRUN LN 1194FAIRFAX PIKE 1250FAIRFAXPIKE 1312FAIRFAX PIKE 1436FAIRFAXPIKE 1501FAIRFAXPIKE 160JOURNEYMAN LN1553FAIRFAX PIKE 1371FAIRFAXPIKE 1389FAIRFAXPIKE1415FAIRFAXPIKE 1457FAIRFAXPIKE1445FAIRFAXPIKE1475FAIRFAX PIKE 260WRIGHTSRUN LN 208WRIGHTSRUN LN 1185FAIRFAXPIKE 1195FAIRFAX PIKE1201FAIRFAXPIKE 1237FAIRFAXPIKE 1227FAIRFAXPIKE 1261FAIRFAXPIKE 1301FAIRFAXPIKE 173JOURNEYMAN LN 352WRIGHTSRUN LN 1247FAIRFAXPIKE 218JOURNEYMAN LN 218JOURNEYMAN LN 294WRIGHTSRUN LN 305WRIGHTSRUN LN 325WRIGHTSRUN LN 353WRIGHTSRUN LN 2982FRONT ROYALPIKE TEALCT MILKWEEDDRHERONCTNANDINAPLTWINLEAFWAYSMOKEBUSHWAYCOWBIRDSTPINTAILWAY SWITCHGRASSWAYOAT GRASS CTNUTHATCHDR WALLEYE CT WITHEROD CT CHOKE CHERRY CTFOAM FLOWER DR LEATHERFLOWER DRB A R R E D OWL WAY RACHE LCAR S ON DR SONG SPARROW DR JOURNEYMAN LNMALLARD DRFAIRFAX PIKE RACHEL CARSON DR F A IR F A X P IK E APPRENTICE LNRIDINGS LNWRIGHTSRUN LNHUDSONHOLLOW RD FAIRFA X PIKE FAIRFAX PIKE Application Draft Urban Development Area Sewer and Water Service A rea Parcels Draft Eastern Road Plan New Minor Arterial Imp roved Minor Arterial New Major Collector New Minor Collector Roundabout Trails Draft Long Ra nge Land U se Neighborhood Village Mixed Use Commercial/O ffice Mixed Use Industrial/O ffice Industrial Planned Unit Development Environmentally S ensitive Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: November 28, 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 tProposed L o n g R a n g e L a n d U s e M a p CPPA #01-23 CLARKECOUNTY 23 ¬«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 24 ¬«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 25 APPENDIX I - AREA PLANS Southern Frederick Area Plan 31 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 permitted. Lake Frederick Neighborhood VillageUrban Development Area Lake Frederick Neighborhood VillageUrban Development Area serves as a focal point to the 277 Triangle; Centers of Economy and as a gateway feature for the Shenandoah/Lake Frederick community and on a broader scale, a gateway feature for Frederick County as citizens and visitors approach the County from the east. This neighborhood villagedevelopment area 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 greater mix of uses in this area that is reflective of a stronger 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. The existing Lake Frederick community is included in order to serve as the core area of this new Urban Development Area, and to demonstrate the quality of construction and type of land use patterns desired in this area. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community, vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existing residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads. In order to serve the needs of the growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. Interstate Commercial @ 307 Located at a highly visible location on a prominent 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. Access to the areas of interstate commercial land uses shall be carefully designed. The building and site layout and design of the projects shall 26 27 28 29 PIN Name Address 86 A 218 MAXJO, LC 115 MASSIE LN, STEPHENS CITY, VA 22655 87 1 B ELVIRA NURSERY, LLC 225 CALDWELL LN, WINCHESTER, VA 22602 87 A 13 FANSLER ROSEZELLA, TRUSTEE 214 APPRENTICE LN, WHITE POST, VA 22663 87 A 14 FANSLER ROSEZELLA, TRUSTEE 214 APPRENTICE LN, WHITE POST, VA 22663 87 A 15A POE, KIMBERLY ESTEP & POE, ALVIN BOLDRIDGE 17 BYRD AVE, BERRYVILLE, VA 22611 87 A 16 HOYT, GEOFFREY D & HOYT, HEATHER LYNNE 1675 FAIRFAX PIKE, WHITE POST, VA 22663 87 A 16A FRYE, DAVID M & HOPE, JOAN G 1681 FAIRFAX PIKE, WHITE POST, VA 22663 87 A 16B GIBSON, MONTIE W JR 134 CASPIAN DR, STEPHENS CITY, VA 22655 87 A 16C FRANKS, RYAN 1677 FAIRFAX PIKE, WHITE POST, VA 22663 87 A 102 MREC SHENANDOAH VA, LLC C/O LANSDOWNE DEVELOPMENT GROUP, LLC 12355 SUNRISE VALLEY DR STE 520, RESTON, VA 20191 87 A 102A FREDERICK COUNTY SANITATION AUTHORITY PO BOX 1877, WINCHESTER, VA 22604 87 A 103 MREC SHENANDOAH VA, LLC C/O LANSDOWNE DEVELOPMENT GROUP, LLC 12355 SUNRISE VALLEY DR STE 520, RESTON, VA 20191 87 A 103B COMMONWEALTH OF VIRGINIA - DEPT OF GAME & INLAND FISHERIES PO BOX 90778, HENRICO, VA 23228 87B 2 5 128B MREC SHENANDOAH VA, LLC C/O LANSDOWNE DEVELOPMENT GROUP, LLC 12355 SUNRISE VALLEY DR STE 520, RESTON, VA 20191 Adjoining Properties for 87-A-15 30 31 32 33 34 35 36 37 315 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. 38 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. 39 40 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 41 42 43 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: _______ 44 November 27, 2023 Wyatt Pearson Planning Director Frederick County Planning and Development 107 N. Kent Street Winchester, VA 22601 RE: CPPA #01-23 Madison II LLC Property Dear Mr. Pearson, Based on the comments from your memo dated November 6th, 2023 and comments received from the CPPC meeting held on November 13, 2003, the Applicant requests that the Planning Commission and Board of Supervisors also consider additional changes to the Southern Frederick Area Plan, specifically, the Lake Frederick Neighborhood Village. The proposed text amendment is as follows, the green text includes revisions proposed during the initial submittal, the red text includes additional proposed revisions: LAKE FREDERICK NEIGHBORHOOD VILLAGE LAKE FREDERICK URBAN DEVELOPMENT AREA The Lake Frederick Neighborhood Village Lake Frederick Urban Development Area 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 development area 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. The Lake Frederick Urban Development Area should be considered for inclusion into the larger Frederick County Urban Development Area in order to facilitate development that extends land use patterns already established in the Lake Frederick Development. In addition to the proposed north-south trails connecting the Route 277 Triangle to the Existing Lake Frederick Community (refer to “Transportation w/ Trails Map), vehicular connections should be considered to provide inter-parcel connectivity between the Lake Frederick Community and other parcels located south of the Route 277 corridor. These connections will allow existing residents pedestrian and vehicular access to commercial areas without the need to travel on arterial roads. In order to serve the needs of the growing residential community in and around the Lake Frederick Urban Development Area, medical uses should be considered within the core commercial areas around the Route 277 corridor. 45 4901Crowe Drive  Mount Crawford, VA 22841 Phone (540) 434-6365 www.valleyesp.com Thank you in advance for your time and consideration. Please let me know if you have any questions or comments. Regards, Valley Engineering Craig A. George, PLA Partner, Landscape Architecture and Planning 46 47 48 49 50 51 52 53 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 AREABOUNDARY54 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 55 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 56 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. 57 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 58 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 59 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. 60 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 61 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. 62 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 63 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. 64 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. 65 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 66 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. 67 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. 68 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 WARREN COUNTY §¨¦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 Woods Neighborhood Village Lake Frederick Neighborhood Village Rural Areas Route 277 Triangle: Center of Economy Interstate Commercial at 307 Armel Rural Community Center Tasker WoodsWarrior & Tasker Neighborhood Village Lakeside Neighborhood Village Artrip Neighborhood Village Rural Areas Lake Frederick SWSA 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 69 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 WARREN COUNTY 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 70 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 WARREN COUNTY §¨¦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 71 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 WARREN COUNTY §¨¦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 72 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Public Hearings Title: CPPA #02-23 Jordan Springs Attachments: PC12-06-23CPPA02-23JordanSprings_Redacted.pdf 73 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Wyatt Pearson, AICP Director of Planning & Development RE: Public Hearing - Comprehensive Plan Amendment #02-23 – Jordan Springs DATE: November 28th, 2023 This is a public hearing for Comprehensive Plan Amendment request #02-23 for the Jordan Springs property. The applicant requested the inclusion of two parcels (PIN’s 44-A-294 & 44-A- 294A), totaling 231.92 acres, into the boundary of the Urban Development Area (UDA), Sewer and Water Service Area (SWSA), and to modify the existing future land use designation on the property to be 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, and the properties are located in the Stonewall Magisterial District. The vast majority of the properties are currently zoned RA (Rural Areas) District and are currently undeveloped forested land, and about 10 acres are zoned General Business (B2) District with a Historic Area Overlay Zone (HA) and used as a wedding venue (Historic Jordan Springs Hotel). The Northeast Land Use Plan (NELUP) shows this property as remaining rural with the portion zoned B2-HA continuing to be used for Business purposes. The SWSA does extend over the portion currently zoned B2-HA. The text of the NELUP does not address the properties in question but given the Rural designation, the properties are not designated for business use but, are intended to remain rural in nature. In addition to extending the SWSA and UDA the applicant is seeking to change the existing land use designations (Rural Areas & Business) to Residential. Additionally, the applicant is also proposing adding text to the NELUP, which is detailed in the memorandum they provided which is included in this packet (November 20th, 2023). In short, they included language that affirms their intention of constructing an age restricted community that utilizes the Historic Jordan Spring Hotel as a community center and including active adult amenities as well as long-term care facilities. Staff Conclusions: Given the details of the proposal as outlined, the applicants proposed development would have the potential to fit within the surrounding landscape. However, significant attention would need to be given to items as follows: 74 CPPA #02-23 – Jordan Springs November 28th, 2023 Page 2 • 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. At this stage this could be accomplished by showing planned roads of the appropriate classification extending from Snowden Bridge across the property in question. • Recreation: It may be appropriate to consider a continuation of the Hiatt Run linear park concept that is proffered on the adjoining property. This could be symbolized on the future land use map as a trail. • 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 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 and primary routes to Winchester Medical Center from the properties are currently congested during peak hours. • 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. The HRAB considered this item in committee and raised issues that would have to be further evaluated during the future rezoning process. Their discussion is summarized as follows: “HRAB members supported the Historic Area (HA) Overlay Zone surrounding the hotel area and the intent to preserve the existing hotel as well as incorporate it as a recreational amenity. HRAB members recommended investigating if the state has maps of the property that have been evaluated with Lidar or some form of ground penetrating radar to determine if there are any potential hazards underground from the Civil War era that should be removed or avoided. Furthermore, members recommended applying to add the hotel to the National Register of Historic Places and extend the historic preservation land bay shown on the concept plan be expanded as much as possible to preserve the natural and built environment, particularly around the creek bed.” The CPPC reviewed this item on November 13th and has recommended approval. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plans as factors to consider when reviewing proposed amendments: • Would benefit the public health, safety, and welfare. • Is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. • Will not be detrimental to uses of property in the immediate vicinity of the subject property. • Has merit and value for the community as a whole. 75 CPPA #02-23 – Jordan Springs November 28th, 2023 Page 3 •Will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant impact of the change. Review Evaluations: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) November 3, 2023 Comment provided Frederick Water November 1, 2023 Comment provided FC Fire Marshal October 20, 2023 No comment FC Parks and Recreation October 10, 2023 No comment FC Public Schools (FCPS) October 24, 2023 Comments provided FC Economic Development Authority (EDA) October 19, 2023 No Comment Attachments: •Application Materials •Agency Comment •Northeast Land Use Plan WGP 76 STEPHEN L. PETTLER, JR. MEMBER 21 S. Loudoun Street Winchester, VA 22601 (540) 667-1266 (540) 667-1312 fax pettler@harrison-johnston.com www.harrison-johnston.com November 20, 2023 TO: Wyatt Pearson, Planning Director Frederick County, Virginia FROM: Stephen L. Pettler, Jr. Harrison & Johnston, PLC RE: CPPA #02-23 Jordan Springs Property Christopher Land, LLC Proposed Comprehensive Plan Text Amendment to Address Intended Use at Jordan Springs Property Wyatt: As a result of comments at the CPPC meeting held November 13, 2023, the Applicant for the above CPPA application asks that the Planning Commission Board of Supervisors also consider a text amendment to the North East Land Use Plan (“NELUP”). This amendment is intended to address concerns about making sure the intended use for the property is reflected in the Comprehensive Plan if it is amended to change the designations for the Jordan Springs Property as requested in the application. The proposed text amendment is intended to be inserted into the NELUP in the “Residential and Rural Land Uses” section as follows: Residential Areas The NELUP contains a mix of historical small lot residential uses, larger rural lots, and suburban residential neighborhoods within a planned community. There are 2,340 acres of the study area that are within the limits of the Urban Development Area (UDA). This area primarily encompasses the existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and a future commercial area. This development is adjacent to the Jordan Springs Elementary School and a future public park. The property known as Historic Jordan Springs, the entirety of which has recently been added to the UDA, has been identified as a potential location for an age fifty-five (55) and older age- restricted community that incorporates the historic hotel building as a community center with active adult amenities and associated assisted living and long-term care facilities. This use for the property would accomplish the objectives of preserving the historic and natural resources located on the property. Residential land uses outside the limits of the UDA consist of a mix of historical small lots and larger rural lots. Existing residential uses along Martinsburg Pike are envisioned to transition to commercial areas as the community grows, while residential uses within the Rural Community Centers could evolve and expand should public facilities become available in the future as identified below. Residential land uses outside of the SWSA, UDA and RCC’s which are within the study area are envisioned to remain rural in character. Please accept this proposed text amendment on behalf of my client. If you have any questions, please do not hesitate to let m e know. 77 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 281WOODSMILL DR 849WOODS MILL RD 976WOODSMILL RD 1522JORDAN SPRINGS RD 306WOODSMILL DR 886WOODSMILL RD 896WOODSMILL RD 906WOODSMILL 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 ST 230BARRISTER 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 150NORLAND 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 1013JORDAN SPRINGS RD 1025JORDAN SPRINGS RD 215PARKLAND DR 227PATRIOT ST 235PATRIOT ST 122POINSETTIA WAY 105KEARSARGE CT 217PATCHWORK DR 962JORDAN SPRINGS RD976JORDAN 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 CTCENTIFOUR DRNORLANDKNOLL DRH U MMI N G BIR D L N PARKLAND DR POINSETTIAWAY STARRY WAY DRL I N D Y W A Y HIGHBANKS RD BARRISTER ST PATRIOT ST LICK RUNXING P A R K L A N D D R 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 Draft Urban Development Area Draft Sewer and Water S ervice Area Parcels Draft Long Ra nge Land U se Residential Rural Community Center Planned Unit Development µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: November 28, 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 C P P A # 0 2 - 2 3 : J o r d a n S p r i n g sPINs: 4 4 - A - 2 9 4 , 4 4 - A - 2 9 4 ADraft S W S A a n d U D A A m e n d m e n t sProposed L o n g R a n g e L a n d U s e M a p CPPA #02-23 CPPA #02-23 CPPA #02-23 78 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 79 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 80 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 It should be recognized that extractive manufacturing uses are generally incompatible with residential uses due to the prevalence of outdoor storage and the emission of noise, dust, vibrations, and industrial truck traffic. Considerable buffers between these uses, existing residences, and roadways are necessary to ensure the mitigation of negative impacts and maintain commercial viability. Stockpiling of material should be avoided adjacent to residential uses and roadways, to minimize the visual disruption of the landscape; reduction in the size and visibility of existing stockpiles along Martinsburg Pike should also be considered. RESIDENTIAL AND RURAL LAND USES Residential Areas The NELUP contains a mix of historical small lot residential uses, larger rural lots, and suburban residential neighborhoods within a planned community. There are 2,340 acres of the study area that are within the limits of the Urban Development Area (UDA). This area primarily encompasses the existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and a future commercial area. This development is adjacent to the Jordan Springs Elementary School and a future public park. The property known as Historic Jordan Springs, the entirety of which has recently been added to the UDA, has been identified as a potential location for an age fifty-five (55) and older age-restricted community that incorporates the historic hotel building as a community center with active adult amenities and associated assisted living and long-term care facilities. This use for the property would accomplish the objectives of preserving the historic and natural resources located on the property. Residential land uses outside the limits of the UDA consist of a mix of historical small lots and larger rural lots. Existing residential uses along Martinsburg Pike are envisioned to transition to commercial areas as the community grows, while residential uses within the Rural Community Centers could evolve and expand should public facilities become available in the future as identified below. Residential land uses outside of the SWSA, UDA and RCC’s which are within the study area are envisioned to remain rural in character. Clearbrook-Brucetown and Stephenson Rural Community Centers (RCC) The NELUP study area contains two Rural Community Centers (RCC); The Clearbrook-Brucetown RCC and Stephenson RCC. The Clearbrook-Brucetown RCC is located in the northeastern portion of the study area, east of I-81, north and south of Brucetown Road and along a portion of Sir Johns Road. Brucetown 81 82 83 84 44 A 31A STEPHENSON VILLAGE II, LLC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 44 A 294B FREDERICK COUNTY SANITATION AUTHORITY PO BOX 1877, WINCHESTER, VA 22604 44 A 295 REXRODE, WILLIAM M 1099 WOODS MILL RD, STEPHENSON, VA 22656 44 A 297 CONNER, ALLEN R 1010 WOODS MILL RD, STEPHENSON, VA 22656 44E 15 11569C SNOWDEN ORCHARD COMMUNITY ASSOC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 44E 17 11764A SNOWDEN ORCHARD COMMUNITY ASSOC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 44E 17 11764B SNOWDEN ORCHARD COMMUNITY ASSOC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 44E 19A11939A SNOWDEN ORCHARD COMMUNITY ASSOC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 44E 19A11939B SNOWDEN ORCHARD COMMUNITY ASSOC 3201 JERMANTOWN RD STE 150, FAIRFAX, VA 22030 45 4 1 1 FORTNEY, CLARK D & FORTNEY, BARBARA K 1281 JORDAN SPRINGS RD, STEPHENSON, VA 22656 45 4 1 2 FORTNEY, CLARK D & FORTNEY, BARBARA K 1281 JORDAN SPRINGS RD, STEPHENSON, VA 22656 45 4 1 3 CONLEY, JOHN M & CONLEY, K JUNE PO BOX 218, STEPHENSON, VA 22656 45 5 2 17 CARLSON, RENE R 154 HUMMINGBIRD LN, STEPHENSON, VA 22656 45 9 3 2 ROBERTS, DARLA I & FIELDING, JULIA W 163 MONASTERY RIDGE RD, STEPHENSON, VA 22656 45 9 3 3 RUDOLPH, TERRY F 170 MONASTERY RIDGE RD, STEPHENSON, VA 22656 45 9 3 4 SIMONS, ERVIN W & SIMONS, BARBARA K 220 MONASTERY RIDGE RD, STEPHENSON, VA 22656 55 7 1 SWEET, MICHAEL L 362 WOODS MILL DR, STEPHENSON, VA 22656 55 7 14A MEIER, KEVIN R & MEIER, JORDAN V 274 LICK RUN XING, STEPHENSON, VA 22656 55 A 133 HART, DOROTHY L 897 WOODS MILL RD, STEPHENSON, VA 22656 55 A 134 CONNER, ALLEN R 1010 WOODS MILL RD, STEPHENSON, VA 22656 55 A 135 LEE, RONALD A & LEE, MARY C 1947 MARTINSBURG PIKE, WINCHESTER, VA 22603 55A 1 17 NEWLIN, TINA 906 WOODS MILL RD, STEPHENSON, VA 22656 55A 1 18 JRW PROPERTIES & RENTALS, INC 13 S LOUDOUN ST, WINCHESTER, VA 22601 55A 1 19 JRW PROPERTIES & RENTALS, INC 13 S LOUDOUN ST, WINCHESTER, VA 22601 55A 1 20 JRW PROPERTIES & RENTALS, INC 13 S LOUDOUN ST, WINCHESTER, VA 22601 55A 1 21 WILLIAMS, ROBERT L 946 WOODS MILL RD, STEPHENSON, VA 22656 55A 1 22A LEE, RONALD ALLEN & LEE, MARY CATHERINE 1947 MARTINSBURG PIKE, WINCHESTER, VA 22603 Adjoining Properties for 44-A-294 & 44-A-294A 85 86 87 88 89 90 91 92 93 94 95 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 196 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. 97 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); 98 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. 99 100 101 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 ANALYSIS102 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 4103 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 4104 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 4105 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 106 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. 107 May 31, 2023 Page 3 Jordan Springs Trip Generation Estimate Kittelson & Associates, Inc. Figure 1. Conceptual Site Plan 108 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 97 109 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 NORTHEAST LAND USE PLAN NELUP BOARD OF SUPERVISORS APPROVED ON SEPTEMBER 27TH, 2023 110 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 NORTHEAST LAND USE PLAN (NELUP) The Northeast Land Use Plan (NELUP) study area consists of 21,000 acres which are generally located north of Berryville Pike (Route 7) and the limits of the City of Winchester, west of the Opequon Creek at the County boundary with Clarke County, south of the West Virginia State line and east of Apple Pie Ridge Road and Stonewall Industrial Park. Interstate 81 and Martinsburg Pike (Route 11 North) extend from the southwestern limits of the study area to the northern area that borders West Virginia. A series of maps have been prepared which identify future land uses, transportation, natural resources, historic resources, and community facilities within the study area. Within this plan, the Martinsburg Pike/Interstate 81 corridor continues to be predominantly planned for commercial and industrial (C/I) land uses. Two Rural Communities Centers are located in the study area, Clearbrook -Brucetown and Stephenson, both are located east of Martinsburg Pike. The eastern and western portions of the study area which are outside the limit of the Sewer and Water Service Area (SWSA) continue to form the boundary between the County’s rural and more intensely developed areas. The NELUP also contains significant historical and natural resources which have been identified in this plan. The completion of the Route 37 Eastern Bypass, part of which extends through the southern portion of the study area, continues to be a top transportation priority in this area of the County. Land Use BUSINESS DEVELOPMENT LAND USES Interstate and Highway Commercial at Exits 317, 321 and 323 Located at highly visible locations on interstate interchanges, these areas should be designed 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 critical. As these areas are highly visible, building and site design should be of a high quality to ensure that these areas put forth an attractive view for both residents and visitors; enhanced buffers and screening are also important along Interstate 81 and adjoining roadways. Mixed Use Industrial Office The NELUP identifies a number of areas designated as future mixed use industrial office. These areas are intended to develop with targeted growth sectors identified by the County’s Economic Development Authority (EDA), as well as similar industries that are likely to bring higher wages, professional and/or technology jobs. 111 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 Uses which significantly contribute to air, noise, and light pollution as well as businesses that create large volumes of truck traffic are discouraged in these areas. Consideration of uses outside the identified targeted businesses should only be considered if they are secondary and complementary to these targeted businesses. It should be noted that areas North of Hopewell Road and Exit 321 to the West Virginia line are within reasonable proximity of significant electrical transmission capability. In turn, these areas may be well suited for energy intensive development if the other necessary utilities could be provided to sites and the develo pment provides benefit to Frederick County. Interstate and Martinsburg Pike Commercial and Industrial Areas Significant areas for industrial opportunities are identified along Martinsburg Pike, Hopewell Road, Cedar Hill Road, and areas west of Woodside Road. These areas are intended to further enhance the County’s commercial and industrial areas and to provide focus to the County’s regional employment centers. These areas are strategically located with direct interstate and regional highway routes, and rail access in certain areas. Sites with rail access should develop with uses that capitalize on this opportunity to reduce impacts on local roadways. It should be recognized that while these areas are located near major roadways, the transportation network is strained. Future development should ensure that their impacts on local infrastructure are adequately mitigated. Furthermore, new development applications should not be considered in areas where the transportation network cannot meet acceptable levels of service. The area between Old Charlestown Road and Stephenson Road located immediately east and west of the existing rail corridor is identified for future business uses. More specifically, business uses in this area east of the rail corridor should be of a neighborhood or community scale and be intended to serve the nearby residents of Snowden Bridge and the Stephenson Rural Community Center. Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity. Existing residential uses are located along Martinsburg Pike, in close proximity to areas planned for more intensive uses. While many of these residential uses are planned to transition in the future to higher intensity uses, development applications should seek to mitigate their impact on these residences near term. Extractive Manufacturing Areas Located in the northern portion of the study area, east of Martinsburg Pike, is a large limestone quarry. As a primary industry, mining should be supported and protected as long as the quarries remain productive. 112 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 It should be recognized that extractive manufacturing uses are generally incompatible with residential uses due to the prevalence of outdoor storage and the emission of noise, dust, vibrations, and industrial truck traffic. Considerable buffers between these uses, existing residences, and roadways are necessary to ensure the mitigation of negative impacts and maintain commercial viability. Stockpiling of material should be avoided adjacent to residential uses and roadways, to minimize the visual disruption of the landscape; reduction in the size and visibility of existing stockpiles along Martinsburg Pike should also be considered. RESIDENTIAL AND RURAL LAND USES Residential Areas The NELUP contains a mix of historical small lot residential uses, larger rural lots, and suburban residential neighborhoods within a planned community. There are 2,340 acres of the study area that are within the limits of the Urban Development Area (UDA). This area primarily encompasses the existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and a future commercial area. This development is adjacent to the Jordan Springs Elementary School and a future public park. Residential land uses outside the limits of the UDA consist of a mix of historical small lots and larger rural lots. Existing residential uses along Martinsburg Pike are envisioned to transition to commercial areas as the community grows, while residential uses within the Rural Community Centers could evolve and expand should public facilities become available in the future as identified below. Residential land uses outside of the SWSA, UDA and RCC’s which are within the study area are envisioned to remain rural in character. Clearbrook -Brucetown and Stephenson Rural Community Centers (RCC) The NELUP study area contains two Rural Community Centers (RCC); The Clearbrook-Brucetown RCC and Stephenson RCC. The Clearbrook-Brucetown RCC is located in the northeastern portion of the study area, east of I-81, north and south of Brucetown Road and along a portion of Sir Johns Road. Brucetown is one of the oldest communities in the County and contains a number of significant historic structures. The Stephenson RCC is located in the eastern/central area of the NELUP study area, east of Martinsburg Pike along Stephenson Road. Stephenson is a 19th century crossroads community which was established with the Winchester and Potomac Railroad in the 1830’s. While the commercial elements of the community are no longer present, a number of historic dwellings remain. 113 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 Residential is the predominate land use in the Clearbrook-Brucetown and Stephenson RCC’s. It should be recognized that most residential lots in these RCC’s are less than one-half acre and contain single family detached housing. These houses are typically located relatively close to the roadways and utilize wells and on-site septic (drainfield) systems. This historic development pattern cannot be accommodated within the existing RA (Rural Areas) Zoning District, which allows one residence for every five acres and requires primary and reserve drainfield areas. Given that the Clearbrook-Brucetown RCC extends to I-81 in close proximity to Exit 321, it should be recognized that viable commercial uses in that area will likely need to meet the needs of interstate travelers as well as the surrounding residents. The NELUP seeks to further define these RCC’s and promote future consideration of these unique areas. Future development within these centers should ensure that their historic rural character is retained. Creation of individual small area plans should be considered for these RCC’s in the future, should public utilities become available. Defined Rural Areas The NELUP seeks to further define the boundary between the rural and urban areas of the community using the identified limits of the SWSA. Areas planned for more intensive development (with the exception of the existing quarry) are within the limits of the SWSA. Land outside of the SWSA, except as noted above , is planned to remain rural in nature. Significant areas of prime agricultural soil and working farms are located in the western portion of the study area between Welltown Road and the limits of the SWSA. Areas east of the SWSA and outside the limits of the RCC’s are also planned to remain rural in nature. The NELUP also identifies significant sensitive natural areas in the southern portion of the study area; this area contains the Red Bud Agricultural and Forestal District. The County should promote the preservation of its rural areas and support future expansions of its Agricultural and Forestal Districts. CORRIDOR DESIGN AND PEDESTRIAN ACCOMMODATIONS A significant corridor appearance buffer is proposed along Martinsburg Pike, similar to what has been established for the Route 50 West corridor in the Round Hill Land Use Plan. This corridor buffer consists of a 50-foot buffer area, landscaping, and bike path. Roadway designs should plan for multi -modal street designs that take all users into consideration. A 10’ paved multipurpose path was constructed along the southbound section of Martinsburg Pike, along with the Rutherford Crossing development, and sidewalks are planned for the northbound section. Pedestrian and bicycle accommodations such as sidewalks and bicycle lanes should be provided along all primary and collector roadways within the SWSA. Bike paths or lanes 114 APPENDIX I - AREA PLANS Northeast Land Use Plan 6 should be constructed on the same grade as the adjacent roadway. Intersection accommodations should also include pedestrian refuge islands and pedestrian access signals. Pedestrian and bicycle connections between residential, employment and recreational opportunities such as the 3rd Battle of Winchester trail network should be provided for. Where gaps exist in the pedestrian network, use of state programs such as Transportation Alternatives to address gaps in the system should be considered. TRANSPORTATION In support of the land uses indicated in the NELUP, a transportation network has been proposed which relates to the location and context of proposed land uses, promotes multi-modal transportation choices and walkability, and furthers the efforts of the Win-Fred Metropolitan Planning Organization (MPO). The direct nexus between transportation and land use was made clear throughout this study . As noted in the Transportation Chapter of the Plan, as road projects and development or redevelopment take place, the development and associated transportation facilities should be accessible to all users. Transportation improvements to the interstate, arterial, and collector road systems will contribute to improved levels of service throughout the study area and will shape the land use patterns in the short and long term. The County’s Eastern Road Plan and the NELUP identify several significant transportation improvements within the study area boundaries. Within the Eastern Road Plan study area, Martinsburg Pike (Route 11), future Route 37, and I-81 are the key corridors supporting future land uses. The plan calls for improvements to existing roadways and interchanges, new and extended major and minor collector networks and the construction of the Route 37 bypass. Route 37 has long been the County’s top priority. The completion of the Route 37 loop around the eastern portion of the County would relieve congestion on numerous local routes that have become congested as the County has grown and would offer relief to I-81. Development applications within the identified corridor right-of-way for Route 37 shall be expected to recognize this area to facilitate future improvements. Improvements at Exit 317 are also critical due to congestion and safety concerns. The realignment of the northbound exit ramp of I-81 onto Route 11 to the location where Redbud Road currently intersects with Route 11 is needed and has recently been awarded funding through the VDOT SmartScale program. This improvement will align the interstate ramps which are currently offset and allow the removal of a signal on Route 11 north. The realignment of Redbud Road to a new intersection with Snowden Bridge Boulevard is also planned. This realignment would reduce congestion and improve safety in this area as well as reduce stacking of traffic at the exit ramps. This ramp realignment will act as an important first phase of the future larger upgrade of Exit 317 to a diverging diamond interchange (DDI). 115 APPENDIX I - AREA PLANS Northeast Land Use Plan 7 A new interchange configuration for Exit 321 has been identified which would split the interchange between Hopewell Road and Cedar Hill Road. This improvement would provide for enhanced access to the interchange and takes advantage of proposed frontage roads planned for this area. As commercial and industrial land uses develop, the widening of Route 11 will become critical. Development applications should identify and preserve the right-of-way necessary to accommodate future widening and provide for improvements identified as necessary to accommodate the development. In addition, as the Snowden Bridge Subdivision continues to develop, the completion of Snowden Bridge Boulevard from Milburn Road to Old Charlestown Road will allow additional entrance and exit opportunities. The close proximity of the intersections of Brucetown Road and Hopewell Road with Route 11 has created conflicts and congestion for the road network in this area. The alignment of the intersections for these two roadways is a necessary improvement for this area. This alignment should be completed prior to the consideration of future development applications which would access this area. Alternatively, it may be appropriate to consider rerouting Hopewell Road east of Exit 321 through the parcel immediately north to intersect Route 11 at a new location further north. This alternative would require additional study and coordination with VDOT and would likely require the closure of the existing Hopewell Road at grade rail crossing. Access Management is a significant priority for the transportation network planned for this study area. Proper access management is key to provide for a safe and efficient transportation network. Furthermore, access management can reduce the need for roadway widening. Access management should be implemented through the following: • Use of frontage roads • Construction and use of planned minor collector roadways • Proper entrance spacing and use of interparcel access points to bring traffic to common access points • Proper traffic signal spacing and locations • Use of medians where appropriate; medians should utilize attractive and consistent treatments While access management is important for all roadways within the study area, primary and major collector roadways are critical. Route 11, in particular, will experience significant growth and redevelopment in the coming years. As this takes place, shared and consolidated entrances will be key in protecting the safety and efficiency of the corridor; this is particularly important as existing smaller lots along corridors redevelop. Roundabouts should continue to be considered as the preference for intersection design, consistent with existing VDOT policy; the use of roundabouts is preferred over signalization of intersections where traffic control is needed. Roundabouts are particularly effective when used in series. The intersection of Old Charlestown Road and Route 11 will be transitioned to a roundabout in the future. 116 APPENDIX I - AREA PLANS Northeast Land Use Plan 8 Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service (LOS) on area roads and overall transportation network, LOS C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable LOS should be avoided. Future development within the study area should only occur when an acceptable LOS has been achieved and key elements and connections identified in this plan have been provided. It should also be recognized that State and Federal government, as well as private development, will continue to carry the primary responsibility to fund transportation improvements necessary to ensure the future health of the road networks and maintain an acceptable LOC. Development projects which impact planned future roadways, such as Route 37, are expected to preserve these corridor right-of-ways. WATER AND SEWER The NELUP study area contains 7,500 acres within the Sewer and Water Service Area (SWSA), which is the growth boundary that designates the limit of where public water and sewer could be extended if infrastructure and capacity is available. In 2020, the County and Frederick Water examined the boundary of the SWSA for the NELUP study area. Through this effort, adjustments were made to the boundary of the SWSA to include all areas identified for future industrial and commercial uses; these areas are expected to connect to public water and sewer. It must be recognized that the capacity of the sewer system in this area is limited. While Frederick Water and the County will continue to plan for adequate water and sewer capacities in conjunction with the identified future land uses, the development community is expected to work with Frederick Water and provide for the infrastructure necessary to facilitate service. NATURAL RESOURCES, HISTORIC RESOURCES AND COMMUNITY FACILITIES The Natural Resources, Historic Resources, and Community Facilities elements discussed below should directly correlate to and expand upon the applicable chapters of the Comprehensive Plan. The Plan identifies Sensitive Natural Areas which encompass historic, agricultural, and environmental areas. NATURAL RESOURCES The County should continue to identify and support the protection of environmentally sensitive areas. Efforts should focus on the creation of greenways and stream buffers around waterways. Pedestrian facilities should be constructed to facilitate connectivity to other public facilities. Development applications should complete detailed environmental analysis for properties proposed for development which identify significant natural resources. Environmental 117 APPENDIX I - AREA PLANS Northeast Land Use Plan 9 corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. HISTORIC RESOURCES There are several historic structures and sites within the NELUP. Some of these include Kenilworth, the Branson House, Milburn, Byers House, the Milburn Road corridor, and core areas for the Second Battle of Winchester. The NELUP identifies some of these areas with a Sensitive Natural Areas designation; these areas include core battlefields and historic structures. Sensitive Natural Areas along with other historic resources should be buffered from adjacent development activities and preserved in their original condition whenever possible. It should be recognized that the Shenandoah Valley Battlefield Foundation (SVBF) has preserved areas of the Second Battle of Winchester; including portions associated with Stephenson Depot located north and south of McCann’s Road. SVBF has also developed a historic trail network south of Redbud Road; future preservation efforts for historic sites and structures should continue to be supported by the County. Development proposals which would impact historic resources should conduct architectural and archaeological surveys. Surveys should identify and evaluate all resources, and structures over 50 years old, and determine their historic significance and context to the surrounding area. Proposals that have historic resources on the property should incorporate the resources into their development and are encouraged to rehabilitate, restore, and investigate adaptive reuses. Historic roadways such as Milburn Road and McCann’s Road should be buffered; access via these roadways for future development should be prohibited. COMMUNITY FACILITIES The public facility element of the NELUP should directly correlate to and expand upon the Public Facilities chapter of the Comprehensive Plan. The study area contains two existing elementary schools, two existing park sites, and one future park site. The Clearbrook Volunteer Fire Station is also within the study area. The importance of public spaces and facilities within the study area needs to be recognized and incorporated into future development. The development community should work with Frederick County Public Schools, Fire & Rescue, and Parks and Recreation to determine future public facility needs. 118 119 120 121 122 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Public Hearings Title: CPPA #03-23 Brockton Property Attachments: PC12-06-23CPPA03-23BrocktonProperty_Redacted.pdf 123 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Wyatt Pearson, AICP Director of Planning & Development RE: Public Hearing - Comprehensive Plan Amendment #03-23 – Brockton Property DATE: November 27th, 2023 This is a public hearing for Comprehensive Plan Amendment request #03-23, Brockton Property. The applicant is requesting an 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 in the Gainesboro District. 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. The applicant seeks to expand the SWSA boundary to encompass the property and change the land use designation to Business. Staff Conclusions: 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 in other parts of the County. 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. 124 CPPA #03-23 – Brockton November 27th, 2023 Page 2 VDOT and Historical Resources Advisory Board (HRAB) have raised concerns that would have to be further evaluated during the future rezoning process for the parcel. The VDOT Comment is included in your packet and the summary of the HRAB thoughts are as follows: “HRAB recommended investigating and documenting the remnants of the nearby Civil War earthen fort where present day Redoubt Lane (named after the fort) extends to the southeast of the property. Although the construction of Route 37 likely altered the landscape, there may be some history left to uncover from the Second Winchester Battlefield.” The CPPC reviewed this item on November 13 and has recommended approval. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plans as factors to consider when reviewing proposed amendments: • Would benefit the public health, safety, and welfare. • Is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. • Will not be detrimental to uses of property in the immediate vicinity of the subject property. • Has merit and value for the community as a whole. • Will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant impact of the change. Review Evaluations: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) November 3rd, 2023 Comment provided Frederick Water October 4, 2023 Comment provided FC Fire Marshal September 27, 2023 Comment provided FC Parks and Recreation No comment provided FC Public Schools (FCPS) No comment provided FC Economic Development Authority (EDA) November 13, 2023 No Comment FC Public Works September 25, 2023 No Comment Attachments: • Application Materials • Agency Comment. • Route 37 West Land Use Plan WGP 125 117 East Piccadilly Street Winchester, VA 22601 T: 540-667-2139 F: 540-665-0493 www.pennoni.com November 28, 2023 Mr. John Bishop, Assistant Planning Director Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: CPPA Brockton Property Clarification and Restatement of Justification for Planning Commission Dear John: Over the past few months, we have had the opportunity to discuss this application with staff, local and state agencies, and Frederick County planning committees. We continue to believe that this application represents a positive comprehensive plan amendment that will capitalize on underutilized commercial land development locations in desired transportation corridors. Location has long been attributed to successful commercial properties and the tax revenue that accounts for a healthy local economy. The subject property is within the Route 37 West Land Use Plan along a major arterial roadway calling for improvement. The current land use plan is conspicuously vacant and unplanned, but also clearly identified as a defined area of the county needing long range planning. The subject property proposes amending the comprehensive plan to identify it as planned business and adjusting the Sewer and Water Service Area (SWSA) to include the property. The entrance to the property aligns with the existing signal at Route 522 at Apple Pie Ridge Road and is within the corridor identified for planned transportation improvements. A business anchor at this intersection, with the expectation for the implementation of meaningful transportation improvements that accommodate impacts generated from the proposed land use, presents opportunity for promoting business land uses at locations generally desired in long range planning documents as the comprehensive plan. This CPPA request proposes an organized and initial step in capitalizing on the business opportunities this roadway corridor offers and the associated transportation infrastructure improvements that come with commercial investment along primary roadways. During the committee and agency review process, many recognized that this property has high potential for commercial development. It was also understood that with commercial development this property has a unique opportunity to invest in roadway improvements at an existing signal and roadway identified in the current comprehensive plan as in need of infrastructure investment. The transportation challenges are not small, but the details of specific roadway improvements associated with the subject property are required to be addressed at the rezoning stage with traffic analysis and studies. The applicant believes that planning this property for commercial land use is logical and appropriate at this time. We have appreciated the positive discussion that has taken place during the review of this application and are looking forward to addressing the impacts anticipated in implementing an amended Comprehensive Plan during the rezoning application process that naturally follows. Sincerely, David L. Frank, PLA and Office Director PENNONI ASSOCIATES INC. 126 £¤522 £¤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 Draft Sewer and Water S ervice Area Parcels East ern R oa d Plan Imp roved Major Arterial Draft Long Ra nge Land U se Residential Business Institutional µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: November 28, 2023 £¤522 £¤522ECHO LNAPP LE P IE RI DG E RD FOX DRASHTON DRFOXCTN FREDERICKPIKE N FREDERICK PIKE F O X R I D G E L N WARNER ST W REDOUBT LNECHO LN¬«37 ¬«37 0 250 500125 Feet CPPA # 03 - 23: Brockton PropertyPIN: 42 - A - 194Draft SWSA AmendmentProposed Lon g Range Land Use Map CPPA #03-23 127 £¤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 #03-23 128 £¤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 #03-23 129 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. 4 130 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. 5 131 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?------------- 6 132 PIN Name Address 42 5 C1 WINCHESTER NORTH FREDERICK PIKE STATION, LLC PO BOX 8, MOUNT JACKSON, VA 22842 42 5 D FREDERICK COUNTY SCHOOL BOARD PO BOX 3508, WINCHESTER, VA 22604 42 A 193 BHS, LC 2745 THOMAS JEFFERSON PARKWAY, PALMYRA, VA 22963 42 A 193A FREDERICK COUNTY SANITATION AUTHORITY PO BOX 1877, WINCHESTER, VA 22604 42 A 195A HALL, TRACY & HOWARD, ERIN 190 FOXRIDGE LN, WINCHESTER, VA 22603 42 A 195B ALLEN FOOD SERVICE, LLC 625 MILLWOOD AVE, WINCHESTER, VA 22601 42 A 195C ALLEN HOTELS, LLC 625 MILLWOOD AVE, WINCHESTER, VA 22601 42 A 213 SMITH, SARA Y 1316 AMBROSE DR, WINCHESTER, VA 22603 53 A 3 BHS, LC 2745 THOMAS JEFFERSON PARKWAY, PALMYRA, VA 22963 53 A 4 GOOD, JOHN P, JR PO BOX 2566, WINCHESTER, VA 22604 Adjoining Properties for 42-A-194 133 134 135 136 137 138 139 140 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~ 8 141 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. 142 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 143 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 144 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) 145 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 146 FIGURE 1-PAGE 1; I D I L 0 GRIINWAY rnsu;EERlNS & SURYrftMG co .. INC. P. o. Sex 665 \'ilnch~lP.r. ir2 . .737 .. .. : 147 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 148 £¤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 2 149 £¤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 3 150 Route 37 WestLand Use PlanArea PlanSewer and Water Service AreaUrban Development AreaLand Use LegendBusinessResidentialInstitutionalRural Community Center1-MILERADIUSFIGURE 4151 APPENDIX I - AREA PLANS Route 37 West Land Use Plan 63 ROUTE 37 WEST LAND USE PLAN 152 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 153 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. 154 £¤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 155 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Public Hearings Title: CPPA #04-23 Sargent Property Attachments: PC12-06-23CPPA04-23SargentProperty_Redacted.pdf 156 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Wyatt Pearson, AICP Director of Planning & Development RE: Public Hearing - Comprehensive Plan Amendment #04-23 – Sargent Property DATE: November 27th, 2023 This is a public hearing for Comprehensive Plan Amendment request #04-23, Sargent Property. The applicant is requesting 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. Staff Conclusions: As noted above, this proposal will redesignate approximately 75 acres from the designation of Mixed-Use Office/Industrial to High Density Residential. 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 157 CPPA #04-23 – Sargent Property November 27th, 2023 Page 2 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. Lastly, Fire and Rescue has long been planning for future 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, in order to determine whether or not any of the property in question could serve as an appropriate site for Station 22. The CPPC reviewed this item on November 13th and has recommended approval. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this CPPA application. The following considerations are noted in the Comprehensive Plan as factors to consider when reviewing proposed amendments: • Would benefit the public health, safety, and welfare. • Is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. • Will not be detrimental to uses of property in the immediate vicinity of the subject property. • Has merit and value for the community as a whole. • Will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant impact of the change. Review Evaluations: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) November 3rd, 2023 Comment provided. Frederick Water October 13, 2023 Comment provided. FC Fire Marshal September 27, 2023 Comment provided. FC Parks and Recreation September 25, 2023 Comment provided. FC Public Schools (FCPS) No comment provided. FC Economic Development Authority (EDA) November 13, 2023 Comment provided. FC Public Works September 25, 2023 No Comment. 158 CPPA #04-23 – Sargent Property November 27th, 2023 Page 3 Attachments: • Application Materials • Agency Comment • Southern Frederick Land Use Plan WGP 159 117 East Piccadilly Street Winchester, VA 22601 T: 540-667-2139 F: 540-665-0493 www.pennoni.com November 28, 2023 Mr. John Bishop, Assistant Planning Director Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: CPPA Sargent Property Clarification and Restatement of Justification for Planning Commission Dear John: We submit this letter to staff to restate the justification for the Comprehensive Plan change request and clarify for the Board of Supervisors some details and valuable discussion points we have had with the review of the application by relevant agencies and committees over the past few months. This application springs from the planning and construction of the new Ayler Middle School. The new school has called attention to the opportunity to better plan the transitions from the existing residential and school properties and the planned industrial properties to the east currently represented in the Comprehensive Plan. Our request seeks to reconcile the existing topographic challenges of the subject property, the adjacent Ayler Middle School, the adjacent single-family residential land and the opportunity to utilize a portion of the property surrounded on three side by public right-of-way for commercial or fire/rescue station land use. This request leaves the portion of the subject property topographically connected and accessible to the planned/existing industrial area to the east as industrial. It also provides a clear dense natural buffer between industrial and non- industrial land uses. Higher density residential proposed in the western portion of the subject property will provide a compatible neighbor for the middle school and the existing residential neighborhoods to the west and north. The townhouse, duplex and smaller cluster transitional lots anticipated will allow for greater preservation of open spaces within the property while also providing trails and pedestrian connectivity to the adjacent public-school property. All parties have recognized that the approval of this proposed Comprehensive Plan amendment, and subsequent Rezoning Applications, will require that new development accommodate the necessary vehicular and pedestrian circulation improvements along Tasker and White Oak Roads and mitigate any other impacts future development may have on county resources. Amending the Comprehensive Plan as requested will also present a pattern of more compatible land uses adjacent each other and a transition from lower density land use to higher. The applicant is looking forward to addressing the impacts anticipated in implementing an amended Comprehensive Plan during the rezoning application process that naturally follows. We have appreciated the positive discussion that has taken place during the review of this application. We also agree with many that have pointed out the need for mindful public infrastructure improvements that must correspond to the impacts placed on the community by re-development and new development. This application proposes land planning based on sound principles. It also recognizes how the implementation of the comprehensive plan at a future rezoning stage of the land development process can accommodate for the necessary public infrastructure needed in this location for both the existing land uses and the new ones proposed with this plan amendment. Sincerely, David L. Frank, PLA and Office Director PENNONI ASSOCIATES INC. 160 WrightsRun 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 114FORGET ME NOT DR 118FORGET MENOT DR 432WHITEOAK RD 170MARCEL DR 2850FRONTROYAL PIKE 396WHITEOAK RD 281TADPOLE LN 141MARCEL DR 107COOLSPRING DR 280TADPOLE LN 119COOLSPRING DR 106COOL SPRING DR 213CHANCELLORSVILLE 104REAMSSTATION CT 132FIRSTMANASSAS PL 131FIRST MANASSAS PL 223TADPOLE LN 223TADPOLE LN208CHANCELLORSVILLE 102PERRYVILLE CT 107BALLS BLUFFWAY 125FIRST MANASSAS PL 107BULLRUN CT 126BOYDTON PLANK DR 108BULLRUN CT 120FIRSTMANASSAS PL 117BOYDTONPLANK DR 111FISHERSHILL CT 107FISHERSHILL CT 107CHANCELLORSVILLE 102PIEDMONT WAY 113TADPOLE LN 1802MACEDONIACH RD 2678FRONTROYAL PIKE 101CHANCELLORSVILLE103CHANCELLORSVILLE 104BOYDTONPLANK DR 109BOYDTONPLANK DR 115NEWMARKET DR 104NEWMARKET DR 103FIRST MANASSAS PL 112NEWMARKET DR 101FIRST MANASSAS PL 134WHITEOAK RD 2584FRONTROYAL PIKE 109MARYLAND 106FANCY CT 105NELLIE GRAY CT 103DICKTURPIN CT 110WHITE OAK RD 1773MACEDONIACH RD 1759MACEDONIACH RD 1789MACEDONIA CH RD 2540FRONT ROYALPIKE 105MARYLAND 103MARYLAND 102SKYLARK CT 101SKYLARK CT 102NELLIEGRAY CT 1677MACEDONIACH RD 1735MACEDONIA CH RD 1723MACEDONIACH RD 1847MACEDONIACH RD 1533MACEDONIACH RD 1563MACEDONIACH RD 1573MACEDONIACH RD 1611MACEDONIACH RD 106BARB CT1649MACEDONIACH RD 116LATIGO CT 1861MACEDONIACH RD 2492FRONTROYAL PIKE 145OWENS LN1501MACEDONIA CH RD 109BARB CT115BARB CT 122BRENTON CT 114LATIGO CT 2490FRONTROYAL PIKE 114GLASGOW CT140CASPIAN DR 103BARB CT 135CASPIAN DR 118BRENTON CT 105BRENTON CT 1891MACEDONIACH RD 2456FRONTROYAL PIKE 151OWENS LN 208TALAMORE DR 158OWENS LN 160OWENS LN 169OWENS LN173OWENS LN 100WYNCOTE CT 113WELSH CT 112EXMOOR CT 106BRENTON CT 100BRENTON CT 1941MACEDONIACH RD 2000MACEDONIACH RD 2461FRONT ROYALPIKE NELLIEGRAY CTDICKTURPIN CTFORGET MENOT DRFANCY CTREAMSSTATION CTCROSSKEYS CI RMARANTO MANOR DR BULL RUN CT MACEDONIACHURCH RD CASPIAN DRFISHERS H ILL C T PIEDMONT WAY LATIGOCTWELSH CT F R O N T R O Y A L PIK 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 MACEDONIACHURCH RDTADPOLE LNTASKER RD WHITE OAK RDWHITE OAK RDApplication Draft Urban Development Area Sewer and Water Service A rea Parcels East ern R oa d Plan Imp roved Major Collector Minor Collector Roundabout Trails Draft Long Ra nge Land U se Neighborhood Village Business Mixed Use Commercial/O ffice Mixed Use Industrial/O ffice Industrial Institutional Park Residential, 4 u/a High-Density Residential, 6 u/a Environmentally S ensitive Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: November 28, 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 C P P A # 0 4 - 2 3 : S a r g e n t P r o p e r t i e sPINs: 7 6 - A - 4 2 , 7 6 - A - 4 2 ADraft U D A A m e n d m e n tProposed L o n g R a n g e L a n d U s e M a p CPPA #04-23 CPPA #04-23 CPPA #04-23 161 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 #04-23 162 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 #04-23 163 164 165 166 167 168 169 170 171 172 173 174 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. 175 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 176 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 177 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 178 179 180 181 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 182 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 183 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 184 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 185 186 75 A 109 FLINT HILL PROPERTIES, LLC PO BOX 227, MIDDLETOWN, VA 22645 75 A 113 THE COUNTY SCHOOL BOARD OF FREDERICK COUNTY VIRGINIA 1415 AMHERST ST, WINCHESTER, VA 22601 75M 3 2 120A THE CAMP AT MOSBY STATION HOMEOWNERS ASSOC, INC 103 PIEDMONT WAY, STEPHENS CITY, VA 22655 75M 3 3 170A THE CAMP AT MOSBY STATION HOMEOWNERS ASSOC, INC 103 PIEDMONT WAY, STEPHENS CITY, VA 22655 76 A 36 PALMER, RICHARD A & PALMER, CATHERINE D 1789 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76 A 37 BOHMAN, CARL & BOHMAN, EMILY 1773 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76 A 38 SMOOT, WINFIELD & SMOOT, CARLETTA 1759 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76 A 39 SEE, ALAN RANDALL & SEE, LINDA CHRISTINE 110 WHITE OAK RD, WHITE POST, VA 22663 76 A 39A TRUONG, DONGPHUONG N 300 CHANCELLORSVILLE DR, STEPHENS CITY, VA 22655 76 A 40 SEE, CHRISTOPHER EUGENE & SEE, ROSA R 160 POSSUM DRAW PL, WINCHESTER VA, 22603 76 A 41 SEE, CHRISTOPHER EUGENE & SEE, ROSA R 160 POSSUM DRAW PL, WINCHESTER, VA 22603 76 A 43 ORNDORFF, MICHAEL D, ETALS 178 OLE ORCHARD DR, CLEAR BROOK VA, 22624 76 A 44 KENNEY, DONALD S, JR 280 TADPOLE LN, WHITE POST, VA 22663 76 A 45 AUBE, DANNY S & AUBE, WENDY S 223 TADPOLE LN, WHITE POST, VA 22663 76 A 46 KENNEY, DONALD S, JR 280 TADPOLE LN WHITE POST VA 22663 76 A 47 KENNEY, DONALD S, JR & KENNEY, JANET M 281 TADPOLE LN, WHITE POST, VA 22663 76 A 47A CRITCHFIELD, CHARLES E 1511 RELIANCE RD, RELIANCE, VA 22649 76 A 53A WRIGHTS RUN, LP C/O TERESA DRAGOON 207 IRONWOOD CT, SALEM, SC 29676 76 A 53B ELMAN FBI ASSOCIATES, LP C/O COLLIERS PO BOX 13470, RICHMOND, VA 23225 76 A 53H SHEN VALLEY, LLC 1346 PLEASANTS DR STE 6, ROCKINGHAM, VA 22801 76 A 53P WRIGHTS RUN, LP C/O TERESA DRAGOON 207 IRONWOOD CT, SALEM, SC 29676 76B 1 1 1 WHITACRE, JEFFREY W & WHITACRE, APRIL E 1691 MACEDONIA CHURCH RD, STEPHENS CITY, VA 22655 76B 1 4 290 WAYT, WILLIAM ARTHUR & WAYT, EDELTRAUD VERA 1747 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76B 1 4 291 BEYLOR, LARRY C & BEYLOR, TERESA L 1741 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76B 1 4 292 PALMATEER, CARL A & PALMATEER, FRANCES K 1735 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76B 1 4 293 DOFFLEMYER, MISTY DAWN 1723 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76B 1 4 294 FLETCHER, ROBERT C, JR & FLETCHER, DENISE A 1717 MACEDONIA CHURCH RD, WHITE POST, VA 22663 76B 1 4 309A CANTER ESTATES HOMEOWNERS ASSOC, INC PO BOX 1509, STEPHENS CITY, VA 22655 Adjoining Properties for 76-A-42 & 76-A-42A 187 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 188 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 189 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. 190 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 191 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 192 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. 193 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 194 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. 195 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 196 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. 197 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. 198 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 199 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. 200 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. 201 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 WARREN COUNTY §¨¦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 Woods Neighborhood Village Lake Frederick Neighborhood Village Rural Areas Route 277 Triangle: Center of Economy Interstate Commercial at 307 Armel Rural Community Center Tasker WoodsWarrior & Tasker Neighborhood Village Lakeside Neighborhood Village Artrip Neighborhood Village Rural Areas Lake Frederick SWSA 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 202 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 WARREN COUNTY 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 203 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 WARREN COUNTY §¨¦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 204 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 WARREN COUNTY §¨¦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 205 Planning Commission Agenda Item Detail Meeting Date: December 6, 2023 Agenda Section: Other Title: Current Planning Applications Attachments: 206