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CPPC 04-11-22 Meeting Agenda1.Northeast Frederick Land Use Plan (NELUP) Update 1.A.NELUP Draft Changes from Citizen Committee The CPPC will review the draft NELUP changes as compiled by a citizen committee and provide input to the Planning Commission and Board of Supervisors. 2.Other AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, APRIL 11, 2022 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC04-11-22NortheastLandUsePlanUpdate.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: April 11, 2022 Agenda Section: Northeast Frederick Land Use Plan (NELUP) Update Title: NELUP Draft Changes from Citizen Committee Attachments: CPPC04-11-22NortheastLandUsePlanUpdate.pdf 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Wyatt Pearson, AICP, Director of Planning & Development SUBJECT: April 2022 Meeting – Northeast Land Use Plan Update DATE: March 30, 2022 At the April 11, 2022 meeting, Comprehensive Plans and Programs Committee (CPPC) will be reviewing and discussing the draft updates to the Northeast Land Use Plan (NELUP) of the Comprehensive Plan. 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. NELUP 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 the attached text and maps depict the changes recommended by the workgroup at their last meeting in March. The update consists of new proposed guiding text as well as four updated land use maps. The attached Land Use map depicts the areas recommended to be modified by the workgroup in black boxes; the map also contains a table that shows the new acreage proposed for each land use. The adopted NELUP map has also been attached which contains a table showing the current acreage for each land use. 3 A presentation will be provided by staff at the committee meeting to provide an overview of the workgroup recommendations. Staff is seeking comments and recommendations from the CPPC on the draft NELUP. Following review by the CPPC, the plan is proposed to be scheduled for a citizen input meeting to be held in the NELUP study area. Please contact staff if you have any questions or need additional information. Attachments: 1. Draft NELUP Text 2. Draft NELUP Maps a. Land Use - modified areas in black boxes, proposed acreage table b. Community Facilities and Natural Resources - modified areas in black boxes c. Transportation - modified areas in black boxes d. Transportation Lane Divides - no changes 3. Current adopted NELUP text 4. Current adopted NELUP Land Use map - acreage table with existing planned uses 4 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT DRAFT – 03/16/22 NORTHEAST LAND USE PLAN NELUP Attachment 1 5 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 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 wage, professional and/or technology jobs. 6 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT Uses which contribute to air, noise and 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. Interstate and Martinsburg Pike Industrial Areas Significant areas for industrial opportunities are identified along Martinsburg Pike, Hopewell Road and Cedar Hill 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. 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. 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. Considerable buffers between these uses, existing residences and roadways are desirable to ensure compatibility and maintain commercial viability; reduction in existing stockpiles is also needed. 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 a area of future commercial. This development is adjacent to the Jordan Springs Elementary School and a future public park. 7 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 4 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. Brucetown and Stephenson Rural Community Centers (RCC) The NELUP study area contains two Rural Community Centers (RCC); Brucetown and Stephenson. The Brucetown RCC is located in the northeastern portion of the study area, east of Martinsburg Pike, 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 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. Residential is the predominate land use in the 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. 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 8 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 5 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. 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 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 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 9 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 6 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). 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. 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: 10 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 7 • 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. 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 11 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 8 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 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 12 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 9 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. 13 [j [j [j ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School [j Existing Park Eastern Road Plan - Draft New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Northeast FrederickLand Use PlanWorking Group Draft Area Plan The Comprehensive PlanDraft Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential Planned Unit Development Business Mixed Use Industrial \ Office Extractive Mining Industrial Recreation Institutional Rural Community Center Sensitive Natural Areas Business 1,339.80 Extractive Mining 1,377.11 Industrial 3,526.34 Institutional 168.05 MUIO 1,271.42 PUD 731.24 Recreation 68.25 Residential 378.13 Rural Community Center 3,125.97 SNA 2,261.94 Draft NELUP Acreages Attachment 2a 14 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School [j Park Community Facilities Elementary School High School Fire & Rescue Station Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural and RecreationalResources PlanWorking Group Draft The Comprehensive PlanDraft00.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area Attachment 2b 15 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µEastern Road Plan - Draft 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 PlanDraft00.5 10.25 Miles Northeast FrederickLand Use PlanTransportation MapWorking Group Draft Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area Attachment 2c 16 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use PlanTransportation Map - Lane Divides Area Plan The Comprehensive PlanAdopted November 10, 202100.5 10.25 Miles Urban Development Area Sewer and Water Service Area Attachment 2d 17 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 NORTHEAST FREDERICK LAND USE PLAN (NELUP) -INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS: •MCCANN-SLAUGHTER AMENDMENTApproved by the Board of Supervisors on August 13, 2014 •BLAIN AMENDMENTApproved by the Board of Supervisors on February 25, 2015 Attachment 3 18 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on July 14th, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. 19 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Plan: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (SNA) due to the environmental and historical features on and around the site, most notably Stephenson’s Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA’s and development limited to those areas to the south of the NSA’s and south of McCann’s Road. • Utilizing McCann’s Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (SNA) providing access from Old Charles Town Road to McCann’s Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann’s Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann’s Lane that is approximately 50’ in width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical SNA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent 20 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn’t changed. • Appropriate traffic controls should be provided on McCann’s Lane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. 21 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 BLAIN PROPERTIES AMENDMENT (BOS APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north–south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. 22 [j ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«37 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School [j Existing Park Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Northeast FrederickLand Use Plan Area Plan The Comprehensive PlanAdopted November 10, 2021 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Residential Planned Unit Development Urban Center Business B2 / B3 Heavy Industrial Mixed Use Industrial \ Office Extractive Mining wwwwwwwwwwwwwwwwwwww Warehouse Industrial Natural Resources & Recreation Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas Park Interstate Buffer High-Density Residential, 12-16 u/a Residential, 4 u/a Mixed-Use Business 1,019.72 Extractive Mining 948.63 Fire & Rescue 81.61 Heavy Industrial 141.34 Industrial 3,458.65 Institutional 10.28 MUIO 934.46 Park 31.95 PUD 695.18 Residential 184.70 Rural Community Center 3,125.89 School 25.36 SNA 2,303.97 Warehouse 336.90 Current NELUP Acreages Attachment 4 23