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PC 07-19-23 Meeting Agenda
1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.April 19, 2023 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Public Hearings 6.A.Comprehensive Plan Amendment, Northeast Land Use Plan (NELUP) - (Mr. Pearson) Proposed revisions to the Northeast Land Use Plan. 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. Two scenarios are presented for public hearing. Generally speaking, the areas East and West of I-81 in the vicinity of Exit 323 are represented in Scenario A as future mixed use industrial/office uses, whereas Scenario B proposes future extractive mining and industrial uses for the area in question. Those interested in additional information should visit www.fcva.us/nelup. 7.Other 7.A.Current Planning Applications AGENDA PLANNING COMMISSION WEDNESDAY, JULY 19, 2023 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PCMinutes2023April19.pdf PC07-19-23NortheastLandUsePlan_Update.pdf 1 8.Adjourn 2 Planning Commission Agenda Item Detail Meeting Date: July 19, 2023 Agenda Section: Meeting Minutes Title: April 19, 2023 Meeting Minutes Attachments: PCMinutes2023April19.pdf 3 Frederick County Planning Commission Page 4025 Minutes of April 19, 2023 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on April 19, 2023. PRESENT: John F. Jewell, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; William A. Orndoff, Stonewall District; Justin Kerns, Stonewall District; H. Paige Manuel, Shawnee District; Elizabeth D. Kozel, Shawnee District; Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District; Betsy Brumback, Back Creek District; Mollie Brannon, Back Creek District; Roderick B. Williams, County Attorney. ABSENT: Robert S. Molden, Opequon District and Charles Markert, Red Bud District STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; M. Tyler Klein, Senior Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Jewell called the April 19, 2023 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Jewell commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon a motion made by Commissioner Manuel and seconded by Commissioner Thomas the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Thomas and seconded by Commissioner Kozel, the Planning Commission unanimously adopted the minutes from the March 1, 2023 meeting. ------------- 4 Frederick County Planning Commission Page 4026 Minutes of April 19, 2023 COMMITTEES Frederick Water – Mtg. 04/18/23 Chairman Jewell reported the Board adopted the FY20234 budget and he shared the operations report for March. City of Winchester – Mtg. 04/18/23 Commissioner Richardson, Winchester City Planning Commission Liaison, reported the Commission discussed and approved a CUP for a hotel on Crossover Boulevard. Board of Supervisors Supervisor Ludwig, Board of Supervisor Liaison, reported the Board continues to discuss budget items. ------------ CITIZEN COMMENTS Chairman Jewell called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Jewell closed the public comments portion of the meeting. ------------- PUBLIC HEARING Rezoning #10-22 of Fruit Hill (Equus Capital Partners, Ltd., DTS, LC, and William O. Minor) Action – Postponed to May 17, 2023 Commissioner Manuel would abstain from all discussion on this item for a possible conflict of interest. John A. Bishop, Assistant Director, reported this application was submitted to rezone 220.06+/- acres which consist of 189.08=/- acres from RA (Rural Areas) District to M1 (Light Industrial) District, 10.34+/- acres from RA District to B2 (General Business) District, and 20.64+/- acres from RA District to either TM (Technology Manufacturing) District or M1 District with proffers. The properties are located at 384 Ruebuck Lane, 1420 Rest Church Road at the southwest corner of the intersection of Rest Church Road and Zachary Ann Lane and are identified by Property Identification Numbers 33 -9-1A, 33- A-89, and 33-A-90 in the Stonewall Magisterial District. He shared a zoning map of the property along with a long-range land use map. Mr. Bishop displayed the Generalized Development Plan (GDP) detailed layout that was provided by the Applicant. Mr. Bishop presented the following: 5 Frederick County Planning Commission Page 4027 Minutes of April 19, 2023 Transportation proffers • Additional traffic study and mitigation if the Applicant develops any permitted use resulting in higher trip generation than previously studies • Relocation of Zachary Ann Lane to connect with Rest Church Road further west than the current location • Construction of 2 lanes of proposed Fruit Hill Road on 104’ of right-of-way with shared use path • Construction of westbound left turn lane on Rest Church Road where it intersects with the proposed Fruit Hill Road • Abandonment of Ruebuck Lane right-of-way, construction of a turnaround for buses • Improvements to the intersection of Route 11 and Rest Church Road, or if that proffer is unable to be implemented, a cash proffer of $650,000 to be used toward road improvements • No connections to Rest Church Road or Ruebuck Lane other than the proposed Fruit Hill Road Other notable proffers • Use restrictions • 2,125,500 square feet of warehousing • 300,000 square feet of “Proposed Technology/Data Facility” • No more than 1 hotel with a maximum of 100 rooms • No more than 5,000 square feet of restaurant • Perimeter landscaping as depicted on the GDP and a 6-foot landscaped berm along Carrollton Subdivision and Ridgeway Estates Subdivision; the Applicant proffers vegetation preservation for 75 feet or 200-foot building setback where adjacent to RA property with no berm • Lighting proffers in excess of ordinance standards Mr. Bishop noted this does not conform with the Board of Supervisor’s adopted Comprehensive Plan. He presented Staff notes regarding this application; noting the intent is not to negatively influence, just pointing out the changes: • Proffer 3.5: Staff would emphasize that it would be ideal for the Applicant to complete the upgrades to Ruebuck Lane instead of the cash proffer. • Proffer 3.6: Staff would note that the Applicant has removed potential commitments to complete improvements needed at Exit 323 per the TIA. • Proffer 3.7: Staff has concerns with the justification used to reach the amount of this proffer. In addition to that, Staff contends that physical improvements are preferable to cash given the high level of variability in project cost as it moves from planning estimates to construction. Staff experience in project implementation indicates that the estimated costs used by the Applicant are low. • Proffer 3/13: While Staff recognizes that the Applicant has implemented the signalization agreement proffer, the pro rata share calculation as described in the proffer is flawed. No share of the pro rata cost should be applied to trips (Rest Church Road through trips) that do not create the need for a signal. Commissioner Orndoff commented he noticed the proffers removed the I-81 exit. Mr. Bishop explained that was the previous version and the Board of Supervisors were given a choice. Commissioner Brannon asked what happens to the proffered right-of-way if they cannot accomplish that. 6 Frederick County Planning Commission Page 4028 Minutes of April 19, 2023 Mr. Bishop stated it would switch to a cash proffer. Commissioner Thomas commented he feels the buffer at Flying J would serve a good use. He shared his concerns with the transportation proffers and does not feel they are adequate; he is concerned with the amount of traffic already in that area. Commissioner Aikens inquired if the proffers satisfy the TIA if they cannot get the right -of-way. Mr. Bishop noted, they do not at this time. Commissioner Aikens asked if they cannot get the right-of-way would the $650,000 be sufficient for the improvements needed at the intersection. Mr. Bishop stated likely not, especially by the time they would get to it. Commissioner Kerns asked if this item is approved at this time could they build before the road improvements are made. Mr. Bishop explained they would need to complete the internal roads. Commissioner Brannon inquired on the prospective businesses that could be built. Mr. Bishop explained that is based on the proffers of one (1) hotel and one (1) restaurant. Mr. Adam Campbell of VDOT came forward to address questions. Commissioner Thomas asked if he feels when reviewing the TIA it is overstated or accurate. Mr. Campbell explained it follows the guidance that VDOT provides; the delay, queuing, stacking are all considered. He noted the main issue is between I-81 and Route 11. Commissioner Brannon commented the existing traffic is not caused by this application and it doesn’t seem fair to have this Applicant pay for the problems that already exist. Mr. John Foote, of Walsh Colucci Lubeley and Walsh, representing the Applicant came forward and shared a brief presentation. He noted, the Applicant is only obligated to mitigate their impacts. Commissioner Thomas asked if 300,000 square feet will be sufficient for this. Mr. Foote responded yes. Commissioner Thomas asked regarding the right-of-way would they consider options. Mr. Foote noted yes, they would to cover the costs. Mr. Roderick Williams, County Attorney, commented that it is legally possible. Commissioner Brumback asked if Fruit Hill would be four (4) lanes of traffic. Mr. Foote explained they would be building two (2) lanes at this time with the right -of-way dedicated to the County and that Equus is prepared to take a long-term approach. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Joan Kibler of the Gainesboro District commented she appreciates the Planning Commission taking a close look at this and making sure the road work is done before the traffic increases and making sure adequate proffers are in place. Two (2) other citizens spoke in favor of this. No one else came forward to speak and Chairman Jewell closed the public comment portion of the hearing. Commissioner Brannon commented she is in favor of this; cannot keep discouraging businesses and she feels they have done a good job. Commissioner Brumback stated she is in favor of this and that the County needs the tax base. Commissioner Thomas noted he is not in favor of the proffers and would like to see a compromise. Commissioner Triplett complimented the Applicant, noting they have done what the Planning Commission and Board of Supervisors have asked. Commissioner Orndoff stated he feels the road improvements should fall to the Applicant if the application is not consistent with the Comprehensive Plan and that traffic is a major concern. Chairman Jewell stated this can be postponed allowing the Applicant time to work on the proffers. Mr. Foote suggested this be brought back to the Planning Commission on May 17, 2023. Upon a motion made by Commissioner Kerns and seconded by Commissioner Orndoff to postpone this item to the May 17, 2023 meeting 7 Frederick County Planning Commission Page 4029 Minutes of April 19, 2023 BE IT RESOLVED, the Frederick County Planning Commission does recommend postponement of Rezoning #10-22 of Fruit Hill (Equus Capital Partners, Ltd., DTS, LC, and William O. Minor) to the May 17, 2023 meeting. Yes: Brumback, Thomas, Jewell, Orndoff, Kerns, Kozel No: Brannon, Aikens, Triplett Abstain: Manuel (Note: Commissioners Molden and Markert were absent from the meeting). Ordinance Amendment – Signs Action – No Recommendation M. Tyler Klein reported this is a proposal to amend the sign ordinance to be compliant with the Reed vs. Town of Gilbert ruling (SCOTUS); specifically, the changes proposed to ensure a content- neutral approach to sign regulations. He continued, much of the existing sign standards (size, height, number, location) throughout the Zoning Ordinance remain unchanged; references to signs in other sections were updated or removed where applicable. Mr. Klein shared the current Zoning Ordinance Standards: The section is established to regulate the erection, number, area, height, location, type, and maintenance of signs to promote the health, safety, and general welfare of the public and the orderly development of the County by protecting property values, and providing adequate signage for businesses and motorists; protecting and enhancing the image, appearance and economic vitality of the County and supporting the Frederick County Comprehensive Plan (§165-201.06). He presented the proposed changes: • Multi-Tenant Frontage Signs Proposal: Signage proportional to the linear frontage of building frontage. Current Standard: 20% of the wall area, not to exceed 200 square feet in sign area. In situations where there are more than eight (8) individual building users, each user shall not have a sign larger than 25 square feet. • Electronic Signs Proposal: Electronic display portion of signs may be up to 100% of the sign area. The frequency at which the sign display may change is a minimum of 15 seconds. Electronic signs are also now proposed to be permitted in the RA (Rural Areas) Zoning District. Current Standard: 50%of the permitted sign area to display special events, banners, and other non-static information, 2 minutes between changes in display, and is prohibited in the RA (Rural Areas) District. • Signs in the RA District Proposal: A maximum sign area of 50 square feet (SF) for allowed uses (such as farm markets and churches) in the RA District. The sign size permitted would be limited to 50 SF regardless of the adjoining roadway classification. Current Standard: Codifies sign allowances already granted by the Zoning Administrator and/or allowed with approved conditional use permits (CUP). 8 Frederick County Planning Commission Page 4030 Minutes of April 19, 2023 Mr. Klein concluded, the Board of Supervisors discussed this item on March 8th and asked for consideration to increase allowance for electronic signs to 100% of the sign area and reduce the display change frequency to 15 seconds. Commissioner Thomas asked where the 15 seconds was derived from. Mr. Klein stated it was brought forth by the Board of Supervisors and a confirmation study done with other localities. Commissioner Thomas asked if the speed limit has been considered regarding this. Mr. Klein noted specific direction was taken from the Board of Supervisors and in his research, he did not find anything pertaining to the speed limit. Commissioner Brumback asked to be provided visuals of signs. Mr. Klein shared photos of various signs. The primary discussion among the Commissioners was the appropriateness of the request to increase the electronic display area for freestanding signs. Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Jewell closed the public comment portion of the hearing. The Planning Commissioners were split on the proposed change to allow freestanding signs to have electronic display areas up to 100% of the sign area permitted. Staff noted that the existing electronic display allowance, up to 50% of the sign area, was already less restrictive than other localities, many of which restrict the use of electronic display on signs to only gas prices, time, and temperature. Concerns for increasing the electronic display are included light pollution in the rural areas and creating more distraction for motorists. There was consensus that reducing the frequency at which the sign display may change to 15 seconds was appropriate and should be adopted by the Board. The other proposed changes to the multitenant frontage signs and signs in the RA Zoning District received support. Following two (2) tie votes, the Planning Commission did not provide a recommendation on the sign ordinance amendment. (Note: Commissioners Molden and Markert were absent from the meeting). ------------- OTHER Wyatt G. Pearson, Director, shared the Planning Department has received a design plan for Willow Run and Snowden Subdivision, age-restricted plans. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commis sioner Thomas to adjourn the meeting. This motion was seconded by Commissioner Manuel and unanimously passed. The meeting was adjourned at 9:00 p.m. Respectfully submitted, ____________________________ John F. Jewell, Chairman ___________________________ Wyatt G. Pearson, Secretary 9 Planning Commission Agenda Item Detail Meeting Date: July 19, 2023 Agenda Section: Public Hearings Title: Comprehensive Plan Amendment, Northeast Land Use Plan (NELUP) - (Mr. Pearson) Attachments: PC07-19-23NortheastLandUsePlan_Update.pdf 10 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Wyatt Pearson, AICP Director of Planning & Development SUBJECT: Planning Commission Public Hearing – Northeast Land Use Plan Update DATE: July 12th, 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. Staff sent both scenarios to relevant agencies for comment, the responses received are summarized below. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors as to which scenario of the NELUP is most appropriate. 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 NELUP 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 to 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.” 11 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 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 detail 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. 12 • 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. NELUP 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, the CPPC met and discussed the current draft and community feedback. Consensus was reached by the CPPC to redesignate properties in the vicinity of Branson Springs Road, Woodbine Road, & Grace Church Road for primarily Extractive Mining uses, and properties southwest of Rest Church Road & Zachary Ann Lane for Industrial uses. On March 1, the Planning Commission affirmed the CPPC’s recommendation and forwarded that draft NELUP to the Board for consideration. Staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on which scenario seems most appropriate. Attachments: 1. Frederick Water Agency Comment 06-22-2023 2. Scenario A Text and Maps 3. Scenario B Text and Maps 13 315 Tasker Road PH (540) 868-1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director www.FrederickWater.com Water At Your Service MEMORANDUM TO: 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 MUIO 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 14 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. 15 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 1 SCENARIO A DRAFT – 06/05/23 NORTHEAST LAND USE PLAN NELUP 16 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 2 NORTHEAST LAND USE PLAN (NELUP) The Northeast Land Use Plan (NELUP) study area consists of 21,000 acres which are generally located north of Berryville Pike (Route 7) and the limits of the City of Winchester, west of the Opequon Creek at the County boundary with Clarke County, south of the West Virginia State line and east of Apple Pie Ridge Road and Stonewall Industrial Park. Interstate 81 and Martinsburg Pike (Route 11 North) extend from the southwestern limits of the study area to the northern area that borders West Virginia. A series of maps have been prepared which identify future land uses, transportation, natural resources, historic resources, and community facilities within the study area. Within this plan, the Martinsburg Pike/Interstate-81 corridor continues to be predominantly planned for commercial and industrial (C/I) land uses. Two Rural Communities Centers are located in the study area, 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. 17 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 3 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. 18 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 4 It should be recognized that extractive manufacturing uses are generally incompatible with residential uses due to the prevalence of outdoor storage and the emission of noise, dust, vibrations, and industrial truck traffic. Considerable buffers between these uses, existing residences and roadways are 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 19th century crossroads community which was established with the Winchester and Potomac Railroad in the 1830’s. While the 19 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 5 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. 20 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 6 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 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). 21 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 7 A new interchange configuration for Exit 321 has been identified which would split the interchange between Hopewell Road and Cedar Hill Road. This improvement would provide for enhanced access to the interchange and takes advantage of proposed frontage roads planned for this area. As commercial and industrial land uses develop, the widening of Route 11 will become critical. Development applications should identify and preserve the right-of-way necessary to accommodate future widening and provide for improvements identified as necessary to accommodate the development. In addition, as the Snowden Bridge Subdivision continues to develop, the completion of Snowden Bridge Boulevard from Milburn Road to Old Charlestown Road will allow additional 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 22 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 8 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. 23 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 9 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 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. 24 ³n³n ³n ³n ³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUN CLUB RDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School 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 PlanStaff Recommendations Area Plan The Comprehensive PlanDraft Land Use Legend Residential Planned Unit Development Business Mixed Use Industrial \ Office Extractive Mining Industrial Recreation Institutional Rural Community Center Urban Development Area Future Rt 37 BypassSewer and Water Service Area Business 1,128.29Extractive Mining 1,055.68Industrial3,516.82Institutional30.40MUIO1,337.19PUD731.24Recreation87.89Residential209.30Rural Community Center 3,125.97 Draft NELUP Acreages Scenario A 25 City of Winchester §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUNCLUBRDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School Community Facilities Recreation Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural, Historic, and RecreationalResources PlanWorking Group Draft The Comprehensive PlanDraft00.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area Scenario A 26 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUN CLUB RDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD 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 Scenario A 27 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUN CLUB RDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD 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 DividesWorking Group Draft Area Plan The Comprehensive PlanDraft00.5 10.25 Miles Urban Development Area Sewer and Water Service Area Scenario A 28 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 1 SCENARIO B DRAFT – 06/05/23 NORTHEAST LAND USE PLAN NELUP 29 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 2 NORTHEAST LAND USE PLAN (NELUP) The Northeast Land Use Plan (NELUP) study area consists of 21,000 acres which are generally located north of Berryville Pike (Route 7) and the limits of the City of Winchester, west of the Opequon Creek at the County boundary with Clarke County, south of the West Virginia State line and east of Apple Pie Ridge Road and Stonewall Industrial Park. Interstate 81 and Martinsburg Pike (Route 11 North) extend from the southwestern limits of the study area to the northern area that borders West Virginia. A series of maps have been prepared which identify future land uses, transportation, natural resources, historic resources, and community facilities within the study area. Within this plan, the Martinsburg Pike/Interstate-81 corridor continues to be predominantly planned for commercial and industrial (C/I) land uses. Two Rural Communities Centers are located in the study area, 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. 30 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 3 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. 31 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 4 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 (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. 32 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 5 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 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 33 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 6 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 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 34 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 7 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. 35 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 8 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 36 APPENDIX I - AREA PLANS Northeast Land Use Plan DRAFT 9 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 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. 37 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 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 PlanPlanning CommissionRecommendation 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 Business 1,128.29Extractive Mining 1,514.92Industrial3,626.29Institutional30.40MUIO801.02PUD731.24Recreation87.89Residential209.30Rural Community Center 3,125.97 Draft NELUP Acreages Scenario B 38 City of Winchester §¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUNCLUBRDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Elementary School ³n High School Community Facilities Recreation Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use PlanCommunity FacilitiesNatural, Historic, and RecreationalResources PlanPlanning CommissionRecommendation The Comprehensive PlanDraft00.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area Scenario B 39 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUN CLUB RDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD 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 MapPlanning CommissionRecommendation Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area Scenario B 40 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter§¨¦81 §¨¦81 §¨¦81 §¨¦81 £¤11 £¤50 £¤11 £¤522 £¤11 £¤11 ¬«7 ¬«7 ¬«7 ¬«7 ¬«37 MORRISONSRDKINGSPANWAY BAKERLNCOLELN SENSENYRD BR I C K KI L N R D BROOKE RDGREENWOODRDN F R E D ERI CKP I KEAPPLEPIERIDGERDMCGHEERDSTE P H E N S O N RD JOHNDEERECTYARDMASTERCT WHITEHALLRD JOR D A N SP R I N G S R DMICHAEL DRBRANSONSPRINGRD MORGANMILLRDHOPEWELL RD S I R J O HNS RD FORTCOLLI ERRDGREEN SPRIN G R D APPLEPIERIDGERDSNOWDEN BRIDGEBLVD BURNTFACTORYRDMILBURNRDLENOIR DRBERRYVILLE PI K EGLENDOBBIN RDWELLTOWNRDBRUCETOWN R D OLDCHARLESTOWNRD WOODBINE RD MARTINSBURG PIKEWARM SPRINGS RDPARKCENTER DRS PLEASANT VALLEY RDTYSON DRFROG HOLLOW RDPAYNE RDWELLTOWNRDWBROOKERDSHA D Y C R E E K R D PINE RD VALLEY MILL RDWAVERLY RDGUN CLUB RDMARTINSBURGPIKEROCKYFORD RDWOODSMILLRDEDDYS LNFAIR LNCEDARHILLRDREST CHURCH RDWRIGHT RDHIATT RD GRACECHURCHRD REDBUDRD 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 DividesPlanning CommissionRecommendation Area Plan The Comprehensive PlanDraft00.5 10.25 Miles Urban Development Area Sewer and Water Service Area Scenario B 41 Planning Commission Agenda Item Detail Meeting Date: July 19, 2023 Agenda Section: Other Title: Current Planning Applications Attachments: 42