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HomeMy WebLinkAbout02-23 Proposed Comprehensive Plan Text Amendment - with ExhibitsSTEPHEN 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 April 5, 2024 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 Transportation and Linear Park Connectivity at Jordan Springs Property Wyatt: As a result of comments from planning staff and members of the Board of Supervisors, the Applicant for the above CPPA Application asks that the Board of Supervisors also consider text and map amendments to the North East Land Use Plan (“NELUP”) in addition to those already proposed by the Applicant. These amendments are intended to demonstrate the Applicant’s commitment to facilitate road and linear park connectivity between the Jordan Springs Property and the currently planned Stephenson Village II. The Applicant asks the Board of Supervisors to make amendments to the NELUP Transportation Maps and the text of the “Transportation” section of the NELUP (both detailed further below) to provide for a connector road from the planned extension of Snowden Bridge Boulevard in the Stephenson Village II development to the intended internal road network on the Jordan Springs Property in the event the Application is granted and a future rezoning is successful. These amendments are intended to address perceived transportation impacts caused by the Applicant’s intended future development as an age-restricted, active adult community with numerous amenities and related assisted living and long-term care facilities. These amendments are also intended to help alleviate perceived, existing transportation issues in the area that have been communicated to us by members of the Board of Supervisors. The Applicant also asks the Board of Supervisors to make amendments to the “Natural Resources, Historic Resources and Community Facilities” (detailed further below) to provide for a connection between the internal trail system intended for the Jordan Springs Property and the linear park currently planned for Stephenson Village II in the event the Application is granted and the property rezoned for the Applicant’s intended use. To this end, the Applicant proposes the following amendments to the NELUP, which the Applicant asks the Board of Supervisors to consider as a further amendment to the existing CPPA Application: Page 2 of 7 NELUP TRANSPORTATION PLAN AMENDMENTS I. Text Amendment The following proposed text amendment is intended to be inserted into the “Transportation” section of the NELUP at page 7 of Appendix I of the Comprehensive Plan: 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. To facilitate traffic generated by the potential development of the property known as Historic Jordan Springs and the currently existing residential developments in the area, a two (2) lane road connecting extended Snowden Bridge Boulevard through the future internal road network on the Historic Jordan Springs Property to access points on Route 660 (Woods Mill Road) will allow even more entrance and exit opportunities for residents in the area and will help decrease expected vehicle trips on Route 668 (Jordan Springs Road). II. Map Amendments Proposed map amendments to the maps designated “Northeast Frederick Land Use Plan Transportation Map” and “Northeast Frederick Land Use Plan Transportation Map- Lane Divides” in conformity with the maps provided with this Memorandum as “Exhibit 1” (Northeast Frederick Land Use Plan Transportation Map). Page 3 of 7 NELUP NATURAL RESOURCES, HISTORIC RESOURCES AND COMMUNITY FACILITIES PLAN AMENDMENTS I. Text Amendments The following proposed text amendment is intended to be inserted into the “Natural Resources, Historic Resources and Community Facilities” section of the NELUP at page 8 of Appendix I of the Comprehensive Plan: 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. The extension of the linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run through the property known as Historic Jordan Springs, and connection of the same with internal trail systems on the Historic Jordan Springs property, will facilitate connectivity of these public facilities between the two developments. The following proposed text amendment is intended to be inserted into the “Natural Resources, Historic Resources and Community Facilities” section of the NELUP at page 9 of Appendix I of the Comprehensive Plan: 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, one future park site, and a linear park planned for the Stephenson Village II section of the Snowden Bridge Subdivision along Lick Run and through the property known as Historic Jordan Springs with connection to the internal trail systems on the Historic Jordan Springs property. 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. Page 4 of 7 II. Map Amendment A proposed map amendment to the map designated “Northeast Frederick Land Use Plan Community Facilities Natural and Recreational Resources Plan” in conformity with the map provided with this Memorandum as “Exhibit 2” (depicting the currently planned linear park at the Stephenson Village II extended through the Jordan Springs Property) is also requested. ADDITIONAL GRAPHIC REPRESENTATION In addition to the forgoing, the Applicant also submits an additional graphic representation of the intended development at the Jordan Springs Property to better illustrate the effect of the foregoing amendments on the project in the event the Application is granted a future rezoning of the property to permit use as an age- restricted, active adult community with numerous amenities and related assisted living and long-term care facilities. The additional graphic representation is provided with this Memorandum as “Exhibit 3.” In conclusion, please accept these additional proposed amendments and the additional graphic representations on behalf of my client for consideration by the Board of Supervisors. If you have any questions in any regard, please do not hesitate to let me know. Page 5 of 7 EXHIBIT 1 (on following page) City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µEastern Ro ad 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, 2021Amended September 27, 202300.5 10.25 Miles Northeast FrederickLand Use PlanTransportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Developm ent Area Page 6 of 7 EXHIBIT 2 (on following page) City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School Community Facilities Rec reation Water Resources Area Natural Resourc e & Recreation Areas Sensitive Natural Areas Northeast Frederick Land Use PlanCommunity FacilitiesNatural and RecreationalResources Plan The Comprehensive PlanAdopted November 10, 2021Amended September 27, 202300.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area Page 7 of 7 EXHIBIT 3 (on following page)