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013-23 (ComprehensivePlanAmendment(NortheastLandUsePlan(NELUP)) rC RESOLUTION Action: PLANNING COMMISSION: July 19th, 2023 Recommended Approval BOARD OF SUPERVISORS: September 27th, 2023 Adopted RESOLUTION TO ADOPT AN UPDATE TO THE NORTHEAST FREDERICK LAND USE PLAN (NELUP) OF THE COMPREHENSIVE PLAN (APPENDIX I) WHEREAS, the Comprehensive PIan was adopted by the Board of Supervisors on November 10th, 2021; and WHEREAS, in November of 2021 a citizen work group was fonned to envision how the northeastern portion of Frederick County should continue to develop over the next several decades; and WHEREAS, opportunities for public engagement were held in September and October of 2022, alongside an extensive surveying effort, the results of which were shared with decision-makers and the public; and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) at their February 13th, 2023 meeting, recommended a draft NELUP for consideration by the Planning Commission; and WHEREAS, the Planning Commission discussed this item at their March 1st, 2023 meeting, and recommended a draft NELUP be authorized by the Board of Supervisors for public hearing; and WHEREAS, the Board of Supervisors resolved to advertise two versions of the NELUP (Scenario A & B) for public hearing at their May 20', 2023 meeting; and WHEREAS, the Planning Commission held a public hearing on Scenario A & B, during their regular meeting on July 19`h, 2023 and recommended the Board of Supervisors adopt Scenario B; and, Res # 013-23 WHEREAS, the Board of Supervisors held a public hearing on Scenario A & B, during their regular meeting on September 27C]', 2023; and, WHEREAS, the Frederick County Board of Supervisors finds the adoptjon of the updated NELUP, which includes the common elements of Scenario A & B but does not modify the planned land use as it relates to the other parts of the study area, including the `Fruit Hill' and `Canneuse' properties, to be in the best interest of the public health, safety, welfare, and future of Frederick County, and in good planning practice; NOW, THEREFORE, BE IT RESOLVED by the Frederick County Board of Supervisors that the updates to the COMPREHENSIVE PLAN (APPENDIX I NORTHEAST LAND USE PLAN), as described herein, are adopted. The updated Comprehensive Plan (Appendix I Northeast Land Use Plan) shall be in effect on the date of adoption. Passed this 27th day of September 2023 by the following recorded vote: Charles S. DeHaven, Jr., Chainnan Aye Josh E. Ludwig No Heather H. Lockridge No Judith McCann-Slaughter Aye Robert W. Wells Aye Blaine P. Dunn Aye Shawn L. Graber No A COPY ATTEST Michael L. Bollhoefer County Administrator Res # 013-23 F COUNTY of FREDERICK Department of Planning and Development 540/665-5651 Fax: 540/665-6395 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Wyatt Pearson, AICP Director of Planning& Development SUBJECT: Board of Supervisors Public Hearing—Northeast Land Use Plan Update DATE: September 6th, 2023 At the Board of Supervisors May 24th, 2023, meeting, two versions of the Northeast Land Use Plan (NELUP) update were authorized for public hearing. Scenario A most closely resembles the plan presented to the Planning Commission on December 7th, 2022. Scenario B is identical to the plan recommended by the Planning Commission on March 1st, 2023. On July 19th, the Planning Commission held a public hearing and recommended adoption of Scenario B. Agency Comment 1) Virginia Dept. of Transportation: a. I would concur that there is minimal change in potential trip generation between the existing vs. new scenarios,particularly with Scenario B since extractive mining generates less traffic than general industrial uses. b. The Carmeuse expansion will cause changes to the road network that impact the concept on the NEL UP in the area of Branson Spring Rd. Shouldn't that be reflected in Scenario B? c. I suggest removal of the reconfigured Exit 321 interchange, as there hasn't been any analysis on it and, I would suggest preliminarily, that it would be a tough sell to FHWA since they have previously indicated that interchanges can't be in close proximity unless existing interchanges are at full capacity. They have also been reluctant to approve partial interchanges in the past. 2) Frederick Water: Please see attached letter from Eric Lawrence, Executive Director, dated June 22nd 2023. 3) Frederick County Public Schools: "While we currently have no schools in the vicinity of the two proposed alternate scenarios, we could place schools near there in the future. Please consider this possibility when choosing which scenario with which to move forward. " Study Area The 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. The NELUP area consists of significant areas planned for future commercial and industrial land uses. The study area also contains two rural community centers, a developing Residential Planned Community, and significant areas of historic/natural resources. NEL UP Update The current NELUP was adopted in July of 2011 and amendments were passed in 2014 and 2015 adding text for specific properties (McCann-Slaughter& Blaine Properties). This is the first small area plan being conducted as part of a broader attempt to update all the small area plans. In November 2021, a citizen workgroup comprised of residents from the study area was formed to review the existing plan and make recommendations on how they envision this area to develop over the next twenty years. Stakeholders consisting of landowners, prospective developers, utility providers, and the representative of the County's Economic Development Authority also provided their input to the workgroup throughout the process. The group met weekly from December 2021 through March 2022 and forwarded their work product to the CPPC for further consideration. The Comprehensive Plans and Programs Committee (CPPC) met three times to discuss the NELUP and request modifications by staff. At their July 11, 2022, meeting, the CPPC forwarded a draft plan to the Planning Commission for consideration and further public involvement. The Planning Commission was presented with the draft plan in a work session format on August 3, 2022, and since that time staff has conducted additional public outreach on the draft plan. Results of Public Outreach In order to solicit public opinion on the draft plan, staff sent direct mailers to all property owners in the Northeast Land Use Plan area, posted roadside signs,posted on social media, and requested the Winchester Star provide coverage. Most of this outreach was intended to direct interested citizens and stakeholders to fill out the online survey and/or attend the public information meetings we hosted at local schools. The end result of this outreach effort was 217 survey responses, and 100+ attendees at both public information sessions. The Planning Commission was previously emailed the full details of this survey data, and it is available on the website for any other interested parties. Some common themes from the survey feedback are expressed in an abbreviated form below. • The community is very concerned about the continued management of heavy truck traffic, traffic circulation, and interstate access. • The community is very concerned about the protection of natural and historic resources for future generations, and the preservation of agricultural/rural land. • Expansions of extractive mining and industrial development are not a priority for the community. • There is some interest in more affordable housing options, but additional residential is generally not preferred by the community. • Fixing existing transportation issues and congestion are of great concern to the community. • The community desires additional commercial development with a specific focus on a grocery store. NEL UP Update Process (continued) Following the public engagement effort staff prepared and presented recommendations based upon the community feedback to the Planning Commission at their December 7, 2022, meeting seeking a recommendation to forward to the Board of Supervisors.The Commission requested staff present the same information to the Comprehensive Plans and Programs Committee(CPPC)for discussion to ensure they could take into account the public outreach data as part of their recommendation. On February 13, 2023, the CPPC met and discussed the current draft plan and community feedback. Consensus was reached by the CPPC to redesignate properties in the vicinity of Branson Springs Road, Woodbine Road, and Grace Church Road for primarily Extractive Mining uses, and properties southwest of Rest Church Road and Zachary Ann Lane for Industrial uses. On March 1, 2023,the Planning Commission affirmed the CPPC's recommendation and forwarded that draft NELUP to the Board for consideration. At the Board of Supervisors May 24th, 2023, meeting, two versions of the Northeast Land Use Plan (NELUP) update were authorized for public hearing. Scenario A most closely resembles the plan presented to the Planning Commission on December 7th, 2022. Scenario B is identical to the plan recommended by the Planning Commission on March 1st, 2023. On July 19th, the Planning Commission held a public hearing and recommended adoption of Scenario B. Staff is seeking action from the Board of Supervisors on how to update the NELUP. Attachments: 1. Frederick Water Agency Comment 06-22-2023 2. Scenario A Text and Maps 3. Scenario B Text and Maps FREDERICK WATER 315 Tasker Road PH(540)868-1061 Eric R.Lawrence Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director www.FrederickWater.com MEMORANDUM TO: Wyatt Pearson, Director, Frederick County Planning Department John Bishop, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director, Frederick Water SUBJECT: Proposed Land Use Revisions in the NELUP, Scenarios A and B DATE: June 22, 2023 Thank you for the June 6, 2023, e-mail request to provide comments on the latest proposed revisions to the Northeast Land Use Plan (NELUP), Scenarios A and B. The Board of Supervisors have authorized the advancement of both scenarios and solicit comment during a public hearing. While revisions to the Sewer and Water Service Area (SWSA) boundary are not proposed during the latest NELUP study effort, there are noted differences in the land use designations for each of the proposed scenarios. As land use designations often result in future demands for water and sewer services, Frederick Water felt it appropriate to provide comment on the two scenarios. Scenario A proposes an extensive use of the Mixed Use Industrial / Office (MUIO) land use designation in the northern area of the NELUP. The MUIO designation in Scenario A accounts for an increase of 535-acres more MUIO than proposed in Scenario B. This increase in MUIO land use designations will also increase demands for water and sewer services. Scenario B proposes an extensive use of the Extractive Mining land use designation. The EM designation accounts for an increase of 459-acres more EM than proposed in Scenario A. The increase in EM and decrease in MU10 land use designations would result in a reduced demand for water and sewer services. The sanitary sewer in the Route 11 North corridor (the NELUP) is limited by conveyance and treatment capacities. While the system may accommodate additional low sanitary sewer flow generators in the near term by adding SCADA to the various sanitary sewer pump stations, the Water At Your Service Page 2 Proposed Land Use Revisions in the NELUP, Scenario A and B June 22, 2023 long-term solutions are more challenging and costly. Upgrades to the VDOT sanitary sewer pump station and its force main could add conveyance capacity for a project investment of$4.5 million. Upgrades to wastewater treatment capacity is projected to cost upwards of$50 million. These long-term solutions will require significant private investment— investment by the development community, those benefiting from the expanded services. While both scenarios will generate additional demands on the water and sewer system, Scenario B's land use designations would result in a reduced demand for service and possibly deferment of costly infrastructure improvements needed to meet the demand for overall expanded services of the NELUP. Regardless of the NELUP Scenario the Board ultimately selects, Frederick Water will continue to plan for infrastructure that meets the needs of the County's land use planning program and the ensuing development community's land development proposals. Thank you. APPENDIX I - AREA PLANS SCENARIO A DRAFT — 06/05/23 NORTHEAST LAND USE PLAN NELUP Northeast Land Use Plan DRAFT 1 APPENDIX I - AREA PLANS 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, 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 is 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 EDA as well as similar industries that are likely to bring higher wages, professional and/or technology jobs. Northeast Land Use Plan DRAFT 2 APPENDIX I - AREA PLANS Uses which contribute to air, significant noise,light pollution, and 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 to energy intensive development, if the other necessary utilities could be provided to sites, and the development 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 situated 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. Northeast Land Use Plan DRAFT 3 APPENDIX I - AREA PLANS 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 desirable to ensure compatibility 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 within a planned community. There are 2,340 acres of the study area that within the limits of the Urban Development Area (UDA). This area primarily encompasses existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and an area of future commercial. 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 RRC and Stephenson RRC. 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 located 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 1911 century crossroads community which was established with the Winchester and Potomac Railroad in the 1830's. While the Northeast Land Use Plan DRAFT 4 APPENDIX I - AREA PLANS commercial elements of the community are no longer present, a number of historic dwellings remain. 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 on wells and on-site septic (drainfield) and typically the structures are located closer to roadways. 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 Area. 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, like what has been established for 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 will take all users into consideration. A 10' paved multipurpose path is identified along the southbound section of Martinsburg Pike, as established with the Rutherford Crossing development, sidewalks are planned for the northbound section. Northeast Land Use Plan DRAFT 5 APPENDIX I - AREA PLANS 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 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 Yd 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 MPO. In this study, there is a direct nexus between transportation and land use. 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 this 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). Northeast Land Use Plan DRAFT 6 APPENDIX I - AREA PLANS 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 opportunities of ingress and egress for citizens of the community. The close proximity of the intersections of Brucetown Road and Hopewell Road with Route 11 have 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 an 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 widenings. 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 Northeast Land Use Plan DRAFT 7 APPENDIX I - AREA PLANS used in series. The intersection of Old Charlestown Road and Route 11 will be transitioned to a roundabout in the future. 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). The SWSA is a 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. Northeast Land Use Plan DRAFT 8 APPENDIX I - AREA PLANS Development applications should complete detailed environmental analysis for properties proposed for development which identify significant natural resources. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. 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 need-S 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. 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R w� v H s' 3 P m 2 A' Draft NELUP Acreages e $ Business 1,128.29 X22 g Extractive Mining 1,055.68 p Industrial 3,516.82 Institutional 30.40 �3 MUIO 1,337.19 �R♦ '�' s PUD 731.24 City Of g<M _ Recreation 87.89 Residential 209.30 Winchester Rural Community Center 3,125.97 ILLI'MILLRD 40 00 ' Area Plan` o .� �v ♦Y Northeast Frederick Lan � • Use Urban Development Area 40Sewer and Water Service Area '`:o Future Rt 37 Bypass • • . • Land Use Legend ®Business Extractive Mining ®Institutional N Industrial O Residential Recreation _ y' Mixed Use Industrial office 41M Planned Unit Development - L Rural Community Center S The Comprehensive Plan 0 0.25 0.5 1 1.5 Miles Draft i I I i O q� N� Scenario A 3 AFP meP e � LCj � L "a u a' 7� °PRiNGW I i — ry off HwrrRp � `' 1 z 11'rl 3 ( °Mgq�RCT I/ �JOp y p[pc fid' \ " J P o $E City ofR g Winchester �<N ! L � m ILLErMILLxo Q� A rea Plan � F Northeast Frederick • Use Plan v' oa 3i Community Natural, Historic, and Recreational Urban Development Area iSewer and Water Service Area -\__.;Future Rt 37 Bypass Resources Working • • Draft Facilities Community Facilities (�:::)Natural Resource&Recreation Areas N Elementary School � '� Cpl COL O Recreation ®Sensitive Natural Areas .0 �,. Water Resources Area :, Rural Community Center W* x � . High School S 0 0.25 0.5 1 Miles The Comprehensive Plan Draft OP Scenario A 3 GPFp meP e I -p } s � �wooa�'Ra '_- I 1 a atoox s BA-- RI-1 Jr R ral Co 'fy xyn� ' � 1 hhrih\l eu[r '•d 1 o r � AHMI44TFRC ., 0 7�\ 1RN pO fwP� I ` J SrePhenson Rural Communfry •-aN � 1' / ®R/ �tt / •. �f. j % P S` foo F ¢ I52� e City of Winchester i �<R �'­1EYVJ11RD Area Plan i J Northeast Frederick Land Use Plan Transportation Map Urban Development Area Sewer and Water Service Area '-` ;.Future Rt 37 Bypass GroupWorking Draft Eastern Road Plan-Draft # No Improved Minor Arterial Improved Minor Collector N •-*►i New Major Arterial 0 New Major Collector Ramp *�N*/Improved Major Arterial I'`�Improved Major Collector Roundabout S •��♦New Minor Arterial �1 it New Minor Collector e—%,Trails The Comprehensive Plan 0 0.25 0.5 1 Miles Draft i I i OP Scenario A 3 �Fe meP e / �P '%Z. �p ��RC"LRC/''RL 3 noe�N E,�reo j < a ,I� � •�\mom I / ': vareaeasren� �r / Ao 1. � l 0 "H_ G Np00 fa H J Stephenson �� po Rural Community Ill Illlllll i p / � a , foo 11 f m F 3e O <P 0 $ ) $E tt City of 4 g Winchester `" I mE MI Ro , QoArea Plan apo Northeast _. _• _ . • _ Plan Transportation Map - Lane Divides Urban Development Area Sewer and Water Service Area Working Group Draft Proposed Lane Divides N 0*41k#,04 Lane Limited Access w/ CD Lanes (if required) W-*r qe�, 6 Lane Divided s 4 Lane Divided The Comprehensive Plan 0 0.25 0.5 1 Miles Draft iI i APPENDIX I - AREA PLANS SCENARIO B DRAFT — 06/05/23 NORTHEAST LAND USE PLAN NELUP Northeast Land Use Plan DRAFT 1 APPENDIX I - AREA PLANS 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, 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 is 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 EDA as well as similar industries that are likely to bring higher wages, professional and/or technology jobs. Northeast Land Use Plan DRAFT 2 APPENDIX I - AREA PLANS Uses which contribute to air, significant noise,light pollution, and 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 to energy intensive development, if the other necessary utilities could be provided to sites, and the development 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 situated 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. Northeast Land Use Plan DRAFT 3 APPENDIX I - AREA PLANS In addition to the existing quarry location, the plan identifies future areas of extractive manufacturing land uses north of Turkey Run to Woodbine Road. 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 desirable to ensure compatibility and maintain commercial viability. Additionally, impacts on viewshed should be addressed when considering new development applications. 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 within a planned community. There are 2,340 acres of the study area that within the limits of the Urban Development Area (UDA). This area primarily encompasses existing Snowden Bridge development. Snowden Bridge is approved to develop with a mix of higher density housing types and an area of future commercial. 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 CRCQ The NELUP study area contains two Rural Community Centers (RCC); The Clearbrook- Brucetown RRC and Stephenson RRC. 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 located in the County and contains a number of significant historic structures. Northeast Land Use Plan DRAFT 4 APPENDIX I - AREA PLANS 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 19' 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. 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 on wells and on-site septic (drainfield) and typically the structures are located closer to roadways. 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 Area. 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, like what has been established for 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 will take all users into consideration. A 10' paved multipurpose path is identified along the southbound section of Martinsburg Pike, as Northeast Land Use Plan DRAFT 5 APPENDIX I - AREA PLANS established with the Rutherford Crossing development, 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 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 Yd 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 MPO. In this study, there is a direct nexus between transportation and land use. 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 this 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 Northeast Land Use Plan DRAFT 6 APPENDIX I - AREA PLANS 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). 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 opportunities of ingress and egress for citizens of the community. The close proximity of the intersections of Brucetown Road and Hopewell Road with Route 11 have 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 an 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 widenings. 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. Northeast Land Use Plan DRAFT 7 APPENDIX I - AREA PLANS 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. 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). The SWSA is a 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 Northeast Land Use Plan DRAFT 8 APPENDIX I - AREA PLANS 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 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 need-5 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. Northeast Land Use Plan DRAFT 9 Scenario B rr © = i Existing Elementary ` `s l I yyam• . Existing High School Eastern Road Plan-Draft � ♦�� New Major Arterial -� Improved Major Arterial / Al • \_♦ New Minor Arterial Improved Minor Arterial New Major Collector 1 ` � Improved Major Collector s New Minor Collector �I'♦ ////111 Improved Minor Collector Ramp Roundabout • Trails � � ' � � "�' .xr-•@ 'tea f\ , N,s; Rural Com Wly 4- V :J Draft NELUP Acreages 1 Business 1,128.29 .� Extractive Mining 1,514.92 / Industrial 3,626.29 - �sz' Institutional 30.40 MUIO 801.02 PUD 731.24 Recreation 87.891. �`♦ ' Residential 209.30 City of � _ Rural Community Center 3,125.97 Winchester Area Plan Northeast Frederick f� Land Use Plan Planning Commission Urban Development Area 40Sewer and Water Service Area '`, Future Rt 37 Bypass Recommendation Land Use Legend ®Business Extractive Mining ®Institutional N `OF COL -Industrial O Residential Recreation _ y' Mixed Use Industrial\Office 440 Planned Unit Development - L Rural Community Center S The Comprehensive Plan 0 0.25 0.5 1 1.5 Miles Draft I I I NNW Scenario B 3 AFP meP e � Hy p•�Rp 1 "a u a' 7� 9PRiHpW I i — ry off I• �`qo HwrrRp � `' 1 3 ( oMgq�RCT I/ �JOp y p[pc \ " J P o $E City ofR g pJ Winchester 7 ! - � m ILLErMILLxo Q� . 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High School S 0 0.25 0.5 1 Miles The Comprehensive Plan Draft �P Scenario B 0�0 3 �F4 9 e / H i3 4/� it'T 0.H I a I � `'• �g OS�• �pL �� A Clear Biook&Bru�oero— a taD ' 11 Rural Communif� D�:, ND EWEt hhrihl\ 44 Is 01 k...v RH E)DWN pD fa PP f F ' X Stephenson Rural Community � TTT AP�e dpa ....R low «• e Jt, s� goo IJ O ? 1/ 3 ip City of _ g Winchester �<R 7 NortheastArea Plan Frederick Land�' r • e s �¢0 � _ Plan Transportation Map 1 Planning Urban Development Area Sewer and Water Service Area '-` ;.Future Rt 37 Bypass ■ _ _ ndation Eastern Road Plan-Draft 404*�Improved Minor Arterial ^.#Improved Minor Collector N 4cK,rbp •"*moi New Major Arterial + +New Major Collector Ramp we y, < *�%*/Improved Major Arterial IImproved Major Collector Roundabout S + +New Minor Arterial •moi f New Minor Collector ��Trails The Comprehensive Plan 0 0.25 0.5 1 Miles Draft I I NNW Scenario B 3 cPFt meP e I wy� � P 4<PO �t`H RHS\ MWaB�tiE'Ma ' g wAys� ¢ � srry rvcro ,. �a ry oHNo 418'`p J. xwrrFo :; I £ E ,,. 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