CPPC 05-16-24 Meeting Agenda1.Western Frederick Land Use Plan (WFLUP)
1.A.Draft Plan Update Text & Maps on WFLUP
Staff will provide an update on project status. The CPPC will review the draft plan and
corresponding maps.
AGENDA
COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE
THURSDAY, MAY 16, 2024
7:00 PM
FIRST-FLOOR CONFERENCE ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
CPPC05-16-24DraftWesternFrederickLandUsePlan.pdf
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Comprehensive Plans and Programs Committee
Agenda Item Detail
Meeting Date: May 16, 2024
Agenda Section: Western Frederick Land Use Plan (WFLUP)
Title: Draft Plan Update Text & Maps on WFLUP
Attachments:
CPPC05-16-24DraftWesternFrederickLandUsePlan.pdf
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Comprehensive Plans and Programs Committee (CPPC)
FROM: M. Tyler Klein, AICP, Senior Planner
SUBJECT: Western Frederick Land Use Plan (WFLUP) – Draft Plan Text & Maps
DATE: May 9, 2024
Project Background & Project Milestones
The Western Frederick study area of the County provides a planned transition from the urban and suburban
nature of the City of Winchester and the rural areas west of Route 37.
The study (planning) area encompasses approximately +/-6,229-acres of the County generally west of the
City of Winchester, including areas east and west of Route 37, north and south of Route 522 (North
Frederick Pike), north and south of Route 50 (Northwestern Turnpike), and north from Cedar Creek Grade
(Route 622). The western most sections of the study area extend along Route 50 to Poorhouse Road (Route
654) and just east of Wardensville Grade (Route 608). Properties included in the study area are also within
the Stonewall, Gainesboro, and Back Creek Magisterial Districts. The Western Frederick Land Use Plan
incorporates three previously studied planning areas: Round Hill Community (last updated 2010), Western
Jubal Early (2006), Route 37 West (1997) and includes the area between the City of Winchester and Route
37 and north/south of Route 522 known as “Sunnyside” (area not previously studied).
The study is currently in Phase III – plan formation and community meetings.
Summary of Proposed Changes
Draft plan text and maps have been included for review and discussion by the CPPC. Key map and text
changes include:
Sunnyside
A change in land use designation from “residential” and “business” to “urban center.” Inclusion of text with
guiding policies for future urban center development.
Albin (formerly Route 37 West)
Further define boundaries of Albin Rural Community Center. Designation of significant areas of
“recreation” land use with plan policies to support land use designation.
Round Hill
Expansion of sewer and water service area (SWSA) to conform to boundaries of Round Hill Rural
Community Center. Expanded plan policies for future development within designated rural community
center. Removal of Rock Harbor Golf Course “commercial recreation” land use designation and redesignate
property as “business.”
Western Jubal Early
A change in land use designation from primarily “residential” with limited areas of “business” to “planned
unit development (PUD).” Inclusion of text with guiding policies for future PUD.
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CPPC Discussion
WFLUP - Update
Page 2
Conclusion & CPPC Action
Currently, Planning and Development staff are seeking feedback from the advisory committee on the
proposed text and map changes. Following the CPPC discussion, staff will prepare additional plan and map
revisions to be presented at a future meeting for further discussion.
Community meetings with the public are being planned for August 2024; dates and details TBD.
Questions regarding the area plan update may be directed to staff.
MTK/ks
Attachments: 1. Western Frederick Land Use Plan – Draft Text
2. Draft Maps
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WESTERN FREDERICK LAND USE PLAN
WFLUP
Draft Revised 05-09-2024
BOARD OF SUPERVISORS
Adopted XX-XX-XXXX
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WESTERN FREDERICK LAND USE PLAN (WFLUP)
The study area encompasses approximately 6,229-acres of the County generally west of the
City of Winchester, including areas inside and out of Route 37, north and south of Route 522
(North Frederick Pike), north and south of Route 50 (Northwestern Turnpike), and north from
Cedar Creek Grade (Route 622). The western most sections extend along Route 50 to
Poorhouse Road (Route 654) and immediately east of Wardensville Grade (Route 608).
This new Western Frederick Land Use Plan (WFLUP) incorporates three previously studied
planning areas: Round Hill Community (adopted 2010), Western Jubal Early (2006), Route
37 West (1997; now referred to herein as “Albin”) and includes the area between the City of
Winchester and Route 37 and north/south of Route 522 known as “Sunnyside” (not previously
studied). Each of the above planning areas is detailed separately in the subsections below.
The Western Frederick study area of the County provides a planned transition from the urban
and suburban nature of the City of Winchester and eastern Frederick County and the rural
areas west of Route 37. The Western Frederick Land Use Plan builds upon existing community
assets and identifies opportunities to integrate land use and transportation, address
infrastructure and housing needs, and expand the County’s goals for economic development.
The intent of the plan is to preserve rural lands, natural and historic resources, and views
west of Route 37, and concentrate new growth, particularly new residential growth, and higher
density development in areas within the limits of the Urban Development Area (UDA) and
served by public utilities (within limits of Sewer and Water Service Area or SWSA) and
services. New planning policies, and plan implementation strategies have been included to
achieve the above intent.
A series of maps have also been prepared which identify future land uses, transportation,
historical resources, natural resources, and community facilities within the study area.
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EXISTING CONDITIONS & FUTURE LAND USE
Sunnyside Planning Area
This northernmost planning area is bounded by the City of Winchester to the east and Route
37 to the west. Sunnyside contains a mix of existing business and residential uses. The
housing stock is primarily older (pre-2000), single-family detached (SFD) homes on small lots
served by public utilities (both Frederick Water and the City of Winchester). Duplexes,
apartments and townhomes are also mixed in but are not the predominate housing type.
Residential neighborhoods are siloed and not well integrated or connected. Age-restricted
housing exists in the County and straddles the City of Winchester limits (Shenandoah Valley
Westminster-Canterbury, SVWC). This community has its own diverse set of needs. The
commercial core, situated north and south along Route 522 (North Frederick Pike), includes
a shopping center (Stonewall Plaza) with a grocery store anchor, other small convenience and
retail uses, gas stations, restaurants with drive-thru facilities, and a hotel. Frederick County
Government also owns a 70,614 square foot (SF) former shopping center (known as
“Sunnyside Plaza”) on the south side of Route 522 and east of Fox Drive (Route 767). The
shopping center is mostly vacant with few tenants remaining under existing lease agreements.
An office park adjoining Route 37 serves as an employment hub for financial, legal, and
medical offices. The Route 522 corridor serves as an entryway to the City of Winchester from
areas to the north and west.
Sunnyside is envisioned to be an “urban center” of well-planned residential and commercial
(business) development and redevelopment. This area of the County should be a
walkable/bikeable, semi-urban area with a vibrant commercial core along Route 522, higher
residential densities and include community focal point. The urban center should also be well-
integrated with the surrounding community through a grid-like road network that allows for
secondary circulation away from Route 522. Bicycle and pedestrian facilities provided along
Route 522 should mimic the development pattern of the City of Winchester. New development
or redevelopment should be linked to existing neighborhoods (such as Star Fort and
Darlington subdivisions) and retail centers by sidewalks and trails. Development directly
fronting Route 522 should be of a high-quality design and building materials and of an
appropriate scale, creating a seamless transition to the City of Winchester. New multi-story
buildings, including mixed-use structures, should front the roadway with parking located in
the rear. Parking lots should not be the predominate view from Route 522. New housing types
should be prioritized to address a variety of income types (especially low income, affordable
and workforce housing) and needs (apartments, duplex, triplex, and townhomes) of the
community. Given the planning areas inclusion in the Urban Development Area (UDA) and
Sewer and Water Service Area (SWSA) and proximity to the City’s newly designated design
district, Sunnyside should be viewed as a prime location for new higher density residential
development, including mixed-use residential development over commercial spaces and
redevelopment through consolidation of small lots.
Frederick County Government is working to identify what county services and other support
services may utilize former Sunnyside Plaza. At the time of plan writing (2024), a space needs
assessment has been conducted, and County staff will evaluate reuse of the vacant shopping
center structures or complete redevelopment of the site. The County’s Voting Registrar has
already relocated to Sunnyside Plaza. Redevelopment of the shopping center may spur other
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commercial redevelopment and/or additional residential units in the vicinity and serve as a
focal point and community hub of the Sunnyside urban center.
Plan Implementation Strategy
To implement this new urban center designation, Frederick County may consider a
comprehensive “upzoning” process to properties along Route 522 using the TNDB
(Traditional Neighborhood Design-Business) Overlay District. Rezoning property
with the TNDB Overlay District may require a phased approach. Revisions to the RP
(Residential Performance) Zoning District may also be required to expand the
available housing types and residential densities to achieve desired land use
policies. New ordinance standards to address the challenges of small lot
assemblage, including revisions to the TNDB Overlay District as necessary, and infill
may also be further studied.
Albin (formerly Route 37 West) Planning Area
This area is bounded by Route 522 to the north, Route 37 to the east, the Round Hill planning
area to the south, and a definitive ridge line (Round Hill, elevation 1,381 feet) and Poorhouse
Road (Route 654) to the west. The predominant land use is agricultural, open space and a
core area of the Second Battle of Winchester. At the northernmost point of the planning area
is the Albin Rural Community Center, a historic hinterlands crossroads community; James
Wood High School (JWHS) and Apple Pie Ridge Elementary School (APES) serve as another
community focal point.
Properties, including those within the newly defined limits of Albin Rural Community Center,
should remain in their current rural condition, continuing the present land use of agriculture
and orchards while preserving the historic integrity of the battlefield, as well as historic
properties identified in the Frederick County Rural Landmarks Survey. A significant portion of
the planning area has been designated with the “recreation” land use, this includes properties
identified as core battlefield and the former Frederick County Poorhouse property. Where
public-private partnership opportunities exist for use of historic and rural properties, walking
and interpretive recreation amenities may serve not only the residents of western Frederick
County but the larger County population and visitors as well. Expansion of the SWSA west of
Route 37 should not be a priority, as development of this area of the County should be
prohibited to maintain existing views, natural systems, historic properties, open space,
forestal land and viable agricultural lands.
Round Hill Planning Area
The Round Hill Planning Area has three (3) distinct areas, the long-established Round Hill
Rural Community Center clustered along Round Hill Road (Route 803), the established
commercial area fronting Route 50 (Northwestern Pike) and the Route 37 interchange, and
properties south of Route 50 which includes a livestock exchange, an existing extractive
mining (quarry) operation (Stuart M. Perry, Inc.), a 36-hole golf course (Rock Harbor Golf
Course), and a rural residential (estate) subdivision (Roscommon).
The core of the long-established Round Hill Rural Community Center consists primarily of
residences. Most residential lots in the Round Hill Rural Community Center are less than one-
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half acre. These residential lots contain single-family detached housing on wells and septic
systems with reduced front yard setbacks that do not conform to modern Zoning Ordinance
standards. Several small businesses such gas stations and other convenience type uses also
exist, but struggle to compete with new commercial areas to the east. The development
pattern established in the Round Hill Rural Community Center consists of both small lots along
Round Hill Road, Poorhouse Road, Woodchuck Lane (Route 654) and other roads, and the
larger lots and small farms on the periphery.
The Round Hill Rural Community Center has been included within the limits of the Sewer and
Water Service Area (SWSA). Inclusion in the SWSA is intended to allow for those small
residential lots to connect to public utilities, at such time private systems are no longer a
viable option. Future residential and commercial development within the rural community
center, outside of those areas not already identified with a “business” land use designation,
should be limited in scale and intensity to maintain the historic fabric and rural nature of this
area of the County.
Plan Implementation Strategy
The creation of a new overlay district should be further evaluated to accommodate
infill development within the designated rural community center that is appropriate
for the character, scale, and massing of the Round Hill community. Such a district
may address desired housing types, lot sizes, setbacks and allowed uses. Allowed
commercial uses permitted within this new zoning district should be of a
neighborhood-scale limited to general retail, restaurants (without drive-thru
facilities), personal services and other uses complementary to semi-rural
residences. The new zoning district should also address design standards that
create a more livable place (street trees, curb-side parking, discreet signage, site
lighting and underground utilities, etc.).
Historically, highway commercial uses have located along Route 50 (Northwestern Pike).
These uses include gas stations, restaurants, and small retail establishments. In more recent
years, Round Hill Crossing (including the large Wal-Mart center) has developed on the north
side of Route 50 and serves as a commercial hub along the corridor. Future planned
commercial areas were also approved with The Village at Orchard Ridge (TVOR) development.
The objective of this plan is to create an attractive, functional commercial area with limited
access to Route 50. Consolidated entrances are strongly encouraged to avoid impeding traffic
flows along Route 50 and maintain entrance spacing requirements. A planned secondary
roadway system will also link the future commercial uses at the TVOR with the Round Hill
Crossing shopping center. The new development in the identified “business” areas along Route
50 should also include pedestrian accommodations, including sidewalks and/or trails, where
appropriate and be interconnected through a well-planned road and trail network to TVOR.
The quarry property, south of Route 50 and Round Hill Road, is planned to remain “extractive
mining.” While the quarry itself may not expand beyond the current boundary, upgrades to
the facility and equipment should be expected in the future to maintain operations. Rock
Harbor Golf Course (previously studied for a Comprehensive Plan Amendment, adopted 2010,
and now identified with a future “business” land use designation) is envisioned as commercial
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area and have a balance of land uses that promote the recreational component as the primary
land use and enhances the economic development opportunities of the area. Compatible
commercial ventures such as conference/event facilities, lodging opportunities (hotel),
restaurants, and limited accessory retail may also be appropriate. High quality building
designs and materials are expected within the identified mixed-use area, low impact design
for stormwater management along with substantial areas of open space that provide a
transition to the rural areas to the west of the planning area and mitigate potential negative
impacts of new commercial development. Future expansion of activity to the Rock Harbor Golf
Course should also be mindful of the rural residential (estate) subdivision to the south, and
include enhanced buffers, screening and open space are maintained along common
boundaries to mitigate impacts to existing residences and traffic along Merrimans Lane (Route
621).
Western Jubal Early Planning Area
The land included within the Western Jubal Early planning area represents transitional area
between the urban and suburban density in the City of Winchester and the rural areas of
western Frederick County. A dominant feature of the planning area is the Abrams Creek
wetland (watershed).
The Western Jubal Early planning area is envisioned as “planned unit development” (PUD)
with a defined well-planned cluster of new urbanism and suburban style residential
development and limited neighborhood-scale commercial development at major intersections
(outlined below). A PUD designation provides flexibility to future development of these areas
and elevates the land to the highest use given the area’s inclusion within the urban
development area (UDA) and sewer and water service area (SWSA). The PUD designation is
intended to continue the established land use pattern in the vicinity of the planning area,
including a mix of residential housing types and densities like those in the City of Winchester
and the City’s new design districts along Cedar Creek Grade and Route 11.
The Western Jubal Early area is one of the last large property assemblages without entitlement
(approved rezoning) available for development within the Urban Development Area. The
development of these properties should be done comprehensively, and be well-integrated
with the City of Winchester, of a high-quality architectural design, and maximize the potential
residential density available. Careful consideration should be given to building height,
massing, fenestration, setbacks, and lot coverage to harmonize with existing development
east of the future PUD but also achieve desired densities and housing types.
The PUD will be linked by an efficient road system including an extended north/south
connector from Merrimans Lane and intersecting with Cedar Creek Grade and new east/west
extension of Jubal Early Drive from the City of Winchester to Route 37. Multi-purpose trails
and sidewalks should accompany all roadways and provide an efficient network for
pedestrians and bicyclists. Sensitive natural areas (Abrams Creek wetland watershed) should
be preserved by significant buffers and serve as a recreation amenity for residents with trail
connectivity around the wetlands and to the Green Circle Trail in the City of Winchester.
Development that encroaches on Abrams Creek, limits or does not provide access to the
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sensitive natural area or reduces the ability of the wetlands to continue to function as a vital
“ecosystem” should be discouraged.
The commercial component is envisioned to consist of neighborhood-scale commercial uses
along Cedar Creek Grade at the interchange with Route 37 and the intersection of Merriman’s
Lane and West Jubal Early Drive extended. Priority should be given to neighborhood scale
commercial uses (retail and personal services) with high-quality architecture and attractive
site design as these will serve the needs of residents and create focal points for the new
community. High-quality building materials such as brick, stone, glass and wood should be
the predominant feature for new commercial building facades, along with attractive
landscaping and site design. Big box retail, self-storage, and other non-neighborhood scale
uses are strongly discouraged. Consolidated (shared) entrances will be encouraged to avoid
multiple entrances along Jubal Early Drive, Cedar Creek Grade, and the new collector road.
Plan Implementation Step
When considering rezoning applications in the Western Jubal Early planning area,
elevations, design proposals, and patterns books should be provided by potential
applicants/developers and reviewed by staff to ensure high-quality architecture,
attractive site design, and high-quality building materials element of plan policies
are fulfilled. Collaboration between property owners in the development process is
crucial to implementing the plan.
TRANSPORTATION
Sunnyside Planning Area
The County’s Eastern Road Plan (a Comprehensive Plan element) identifies Route 522
(Northwestern Pike) through the Sunnyside planning area to be an improved four-lane divided
minor arterial roadway from the limits of the City of Winchester west through the interchange
with Route 37 and out to Indian Hollow Road (Route 679). Redevelopment of small lot
commercial along the corridor should incorporate consolidated entrances to reduce the
number of entrances to and from Route 522. The south side of Route 522 should include a
new minimum 10-foot (FT) wide multiuse trail, and the north side of Route 522 should include
new 5-FT wide sidewalks. Some segments of this pedestrian network already exist.
Crosswalks across Route 522 should be prioritized to provide appropriate accommodation to
all users, including the elderly and those with physical disabilities. A pedestrian connection
should also be made along Route 522, north to Apple Pie Ridge Road and connect James Wood
High School (JWHS) with the Sunnyside planning area. Thoughtful consideration should be
given to this pedestrian amenity to ensure pedestrian, student, and vehicle safety and avoid
impeding the signalized intersection of Route 522 and Apple Pie Ridge Road. Given the
income, demographics, residential density, and the destination and convenience retail nature
of the commercial core along Route 522, bicycle and pedestrian connectivity is critical for all
new development and redevelopment.
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Plan Implementation Strategy
Frederick County may consider Transportation Alternatives Program (TAP) funding
through the Virginia Department of Transportation (VDOT) to accelerate sidewalk
and trail infrastructure in the Sunnyside planning area and provide much needed
connectivity to existing users along the Route 522 corridor.
Albin (formerly Route 37 West) Planning Area
Improvements may need to be made to the intersection of Apple Pie Ridge Road and Route
522 to enhance safety and traffic flows for residents and school traffic. Limited commercial
entrances along Route 522 heading north should also be prioritized to maintain flow of traffic
consistent with the transportation chapter of the County’s Comprehensive Plan.
Round Hill Planning Area
The Eastern Road Plan designates Route 50 to be improved to a six-lane divided minor arterial
road between Route 37 and Poorhouse Road (Route 654). West of Poorhouse Road, Route
50 is planned as a four-lane divided minor arterial roadway. Sidewalks are planned on the
south side of Route 50 and multi-purpose trails on the north side. Developments along Route
50 will be expected to incorporate these road and pedestrian improvements.
An east/west collector road, north of and parallel to Route 50 is also included in the Eastern
Road Plan. A section of this road, Petticoat Gap Lane, will be built with subsequent phases of
the Round Hill Crossing development. Ultimately this roadway will connect from Botanical
Boulevard, the Round Hill Crossing Shopping center to National Lutheran Boulevard to the
west. This road is envisioned as an urban roadway that includes landscaped medians,
controlled left turns, street trees, and pedestrian and bicycle facilities, to enhance
transportation on the north side of Route 50. Future development proposals will need to
accommodate the continuation of this collector road to ensure completion.
A Route 37 Jubal Early interchange improvement is also proposed providing access to the
Rock Harbor Golf Course, rural residences, and to the east to the Western Jubal Early planning
area and future planned unit development (PUD). This project was previously proffered as
part of the Willow Run rezoning; however, following the downzoning to those parcels in 2021
is no longer proffered but the planned improvement remains on the Eastern Road Plan.
As noted in the Comprehensive Plan, as all road projects and development or redevelopment
take place, the development and associated transportation facilities should be accessible to
all users (including bicyclists and pedestrians). In addition to sidewalks and trails along major
roadways, a new multi-purpose trail system is planned through the Round Hill Community to
serve the area and provide access and connectivity with the West Jubal Early Community and
ultimately to the City of Winchester’s Green Circle Trail. The location of the proposed trail
shown on the plan is general, with the precise location of the trail connection still undecided.
The development of new road systems, new signalization and improvements to existing road
systems are all elements of this plan. It will be the responsibility of private property owners
and developers to ensure that these improvements are made.
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Western Jubal Early Planning Area
The Eastern Road Plan of the Comprehensive Plan calls for the extension of Jubal Early Drive
to the west through the planning area to Route 37, a new north/south connector, and a new
interchange at Route 37 and future Jubal Early Drive extended. To-date, extensive design
work has taken place on the interchange and roadway extensions and the extension of Jubal
Early Drive and the interchange at Route 37 are critical to providing connectivity within the
planning area and to the west toward the Round Hill community. The extension of Jubal Early
Drive is envisioned as a divided four-lane roadway that includes landscaped medians and
pedestrian and bicycle facilities. A new major north/south collector road is planned to facilitate
traffic movement between Jubal Early Drive extended and Cedar Creek Grade. This boulevard
style road is envisioned as an urban divided four-lane roadway that includes landscaped
medians as well as pedestrian and bicycle facilities. A roundabout is proposed to connect the
new north/south collector roadway to Cedar Creek Grade to facilitate the efficient movement
of traffic in this area of the County.
Plan Implementation Strategy
Coordination with the City of Winchester and the Virginia Department of
Transportation is critically important to ensure expanded north/south and
east/west connections through the planning area to serve new mixed-use planned
unit development (PUD). Additional study, including updating regional
transportation modeling, will be required prior to any implementation of the
planned unit development policies.
Cedar Creek Grade is planned to be widened to a four-lane collector roadway from the City of
Winchester west to Route 37, with signalized ramps planned at the intersection of Cedar Creek
Grade and Route 37. The Comprehensive Plan also identifies Cedar Creek Grade as a short-
term destination route for cyclists. Therefore, this plan incorporates improvements to Cedar
Creek Grade, to a four-lane divided major collector road with a bicycle lane or ideally a
separate bike path, and improvements to the interchange at Route 37 and Cedar Creek Grade.
WATER AND SEWER
Sunnyside Planning Area
The Sunnyside planning area is within the Sewer and Water Service Area (SWSA) and new
development and redevelopment may be served by public utilities owned and operated by
Frederick Water. Existing developments may continue to be served by the City of
Winchester, where currently connected. However, limited water and sewer capacity from
Frederick Water can be expected due to topography challenges in extending public utilities.
Frederick Water policy states that new development is responsible for paying for the cost of
utility extension and upgrades to existing facilities. Those physical impediments, costs for
new or expanded service, and the current Frederick Water policies may hinder development
and redevelopment, especially for new residential, in the short term.
Albin (formerly Route 37 West) Planning Area
The Albin planning area is primarily outside of the limits of the SWSA (JWHS and APES are
within the SWSA). Rural community center (RCC) policies elsewhere in the plan envision
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community water and sewer systems to support RCC properties where failing private
systems may no longer be viable. Expansion of the SWSA along Route 522 to include the
Albin Rural Community Center is not envisioned at this time. Caution should be taken to any
future discussions about SWSA expansion west of Route 37, including to support additional
commercial opportunities along Route 522, and if extension of the SWSA furthers policies
outlined elsewhere in the WFLUP.
Round Hill Planning Area
The Sewer and Water Service Area (SWSA) extends west from Route 37 and encompasses
the planned business parcels in the planning area, including Round Hill Crossing, planned
areas south of Route 50 and Rock Harbor Golf Course. The area immediately west of Route
37, including Winchester Medical Center – West Campus and Round Hill Crossing are currently
served by the Opequon Water Reclamation Facility. The transmission lines serving this facility
have limited capacity. Therefore, future development south of Route 50 and also west of
Round Hill Crossing are planned to be served by the Parkins Mill Wastewater Treatment Plant.
Future development proposals will need to demonstrate that sufficient sewer capacity exists.
Water lines exist along Route 50 and through Round Hill Crossing and the Winchester Medical
Center – West Campus and along Route 37. These water lines have sufficient capacity to
provide the volume of water to serve planned land uses identified in the plan; however, they
do not have sufficient pressure. To provide adequate pressure, existing line pressure will
have to be boosted and water storage provided. Expansion of the SWSA, specifically sewer
service, as envisioned to include the Round Hill Rural Community Center, will require
significant additional improvements. Costs for those improvements are borne by the end
users. The SWSA boundary expansion is included to expand current Comprehensive Plan
policy for the rural community centers and is a very long-term element of the area plan study.
Western Jubal Early Planning Area
The Western Jubal Early planning area is within the limits of the Sewer and Water Service
Area (SWSA) and Urban Development Area (UDA) and is envisioned to be developed primarily
for residential uses through a new planned unit development (PUD). The developer of Willow
Run will make improvements necessary to serve their 300-unit residential development,
including upgrades to the pump station north of Cedar Creek Grade. However, any additional
residential development will require substantial upgrades to the sewer network to provide
adequate service. Improvements to the network will be completed by the developer, and in
the short term may be a barrier to any additional residential and commercial development
beyond what is already approved (Willow Run).
NATURAL RESOURCES, HISTORIC RESOURCES AND COMMUNITY FACILITIES
Sunnyside Planning Area
Star Fort is one of the last remaining earthen defensive forts surrounding the City of
Winchester, located north of the intersection of Route 522 and Fortress Drive. During the Civil
War, Star Fort played a major role in the defense of Winchester and today visitors can still
see the remains of star-shaped earthworks, magazine pits, and artillery platforms. Several
interpretive markers explain the significance of the fort and the role it played during the
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Second and Third Battle of Winchester. The Star Fort site is owned and preserved by the
Shenandoah Valley Battlefields Foundation (SVBF).
Development of vacant parcels and redevelopment of existing lots within the planned urban
center, should be carefully evaluated to assess new demand to public and community
facilities, including schools, fire and rescue services and parks for residents of the
developments and which may benefit the broader community.
Albin (formerly Route 37 West) Planning Area
Areas to the north and west should remain in their present, rural condition, continuing the
present land use of agriculture while preserving the historic integrity of the battlefield, as well
as historic properties identified in the Frederick County Rural Landmarks Survey. Rural
properties (privately owned) within the core battlefield may be conserved in partnership with
the Shenandoah Valley Battlefields Foundation (SVBF) and may be used as recreational areas
for the community. Individual property owners should pursue these partnerships with SVBF
and Frederick County Parks and Recreation. One significant historic resource in this planning
area is the Frederick County Poor Farm Complex, erected in 1820 and closed in 1947. The
Frederick County Poor Farm property is now in private ownership, with the buildings currently
being used for storage. In 1993, the complex was added to the National Register of Historic
Places (NRHP Reference Number 93000823). The property may serve as a historic site
accessible for public use in the future in coordination with other recreation amenities.
James Wood High School (JWHS) and Apple Pie Ridge Elementary School (APRES) continues
to serve as community focal points. JWHS is receiving substantial internal and external
renovations, anticipated to be completed in mid-2024, allowing the facility to continue to
serve the Frederick County community.
Round Hill Planning Area
The area is dominated by two major natural features – Round Hill itself, which is west of
Poorhouse Road (Route 654) and a north/south ridgeline. The ridgeline, west of the Round
Hill Crossing shopping center, is highly visible and should be sensitively developed. This
topographic feature, which also has connections to Civil War history, could potentially be a
future recreation opportunity serving the Round Hill community (the previous community park
facility was closed when the fire company relocated to The Village at Orchard Ridge). Ponds,
streams and floodplains are present and will need to be taken into consideration so as to
minimize and/or mitigate negative impacts with any future development. These natural areas
provide an obvious location for a trail system.
Round Hill (rural community center) is one of the older settlements in Frederick County. The
original village was located at the base of Round Hill. The community today includes a small
number of eighteenth and nineteenth century dwellings. Approximately 30 late-nineteenth
century and early-to-mid twentieth century houses, primarily American Foursquares and I-
houses are located in the area. The mid-nineteenth century Round Hill Presbyterian Church
and the early-twentieth century Round Hill School (now used as a residence) are also located
in this community. Protection of these historic structures is encouraged.
15
APPENDIX I - AREA PLANS
12
Western Frederick Land Use Plan
Western Jubal Early Planning Area
The Western Jubal Early planning area designates environmental resources associated with
the Abrams Creek corridor as Sensitive Natural Areas (SNA). These areas should be preserved
through the development process with improvements limited to required road crossings and
enhance recreational amenities such as walking trails. A portion of the City of Winchester’s
Green Circle Trail has been constructed on the north side of the Winchester Western Railroad.
The above transportation section envisions completion of connection to the trail out to
Merrimans Lane. Additionally, a connector trail should be developed that extends from the
existing trail to Cedar Creek Grade as an enhancement to the Green Circle Trail. The
connecting trail should be located to enhance the interaction of the user with any
environmental features or view sheds that are conserved through implementation of the plan.
One notable historic house located in the southwestern corner of the Western Jubal Early
planning area is the Stuart Brown House. The house is identified in the Lake’s Atlas of 1885
and has been identified as a potentially significant property in the Frederick County Rural
Landmarks Survey Protection of this structure is encouraged.
The Western Jubal Early planning area envisions the majority of this land to be developed for
residential uses through a new planned unit development (PUD). It will be incumbent upon
future development within the planning area to provide adequate community facilities, and
adequately mitigate other capital costs to fire and rescue services and public schools, to serve
any new residential development within the PUD. Recreational amenities, including a new
neighborhood park, such be part of any such development proposals. This is consistent with
the Community Facilities and Services policies of the Comprehensive Plan.
16
City of Winchester
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Western Frederick
Proposed Land Use Plan
Area Plan
The Comprehensive PlanDraft
Sunnyside
Urban Center
Planned Unit Development
Draft Sewer and Water Service Area
Urban Development Area
Land Use Leg end
Residential
Business
Extractive Mining
Institutional
0 0.5 10.25 Miles
Recreation
WesternJubal Early
Albin
Round HillCommunity
Round HillRural CommunityCenter
AlbinRural CommunityCenter
Map Revised: April 29, 2024
Draft Eastern Road Pla n
Improved Major Arteria l
New M inor Arterial
Improved Minor Arterial
New M ajor Collector
Improved Major Collector
New M inor Collector
Improved Minor Collector
Ramp
Roundabou t
Rural Community Center
Cu rrent Acreag es Proposed AcreagesBusiness1,108.41 1,110.71Commercial Re c 266.42 0Extractive Mi ni ng 424.47 424.64Institutional84.72 80.90PUD0489.68Recreation0756.44Residential977.28 216.93Rural Communi ty Ce nte r 1,172.12 1,453.07Urban Center 0 587.38
17
City of Winchester
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Western Frederick
Proposed Land Use Plan
Draft Transportation Map
Area Plan
The Comprehensive PlanDraft
Sunnyside
Draft Sewer and Water Service Area
Urban Development Area
0 0.5 10.25 Miles
WesternJubal Early
Albin
Round HillCommunity
Round HillRural CommunityCenter
AlbinRural CommunityCenter
Map Created: Apr il 30, 2024
Bike - Pedestrian Paths
Bicycle Only
Multi-Use
Pedestrian OnlyDraft Eastern Road Plan
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
Roundabout
Trails
18
City of Winchester
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GreystoneFarm
Star Fort
Round HillPresbyterianChurch
Valley School
Tokes' Inn
Linden
Baker House
Gold House Mertz House
Old HomeOrchard
Glass-Rinker-CooperMill
Bond House
Garber Farm
Hodgson,Abner House
Manuel House
Belleville
Brown,StuartHouse
House,Rt. 522
RichardsHouse
Glendobb in
Glass-RinkerHouse
FrederickCountyPoor House
Miller FarmLog House
FrederickCountyCourt House
Liberty Hall
Stoney Acres
Stine House
Round HillSchool
Long Green
Homespun
Homespun
Walnut Grove
Hodgson House
Bungalow,Rt. 672
Aspen Shade
Retirement
Rosedale
FruitHill Farm
SolenbergerOrchard
Lupton-Bon dHouse
Clevenger-McKown House
Fort Collier
µ
Western Frederick
Proposed Land Use Plan
Draft Historic and Natural
Resou rces
Area Plan
The Comprehensive PlanDraft
Sunnyside
Draft Sewer and Water Service Area
Urban Development Area
0 0.5 10.25 Miles
WesternJubal Early
Albin
Round HillCommunity
Round HillRural CommunityCenter
AlbinRural CommunityCenter
Map Created: Apr il 30, 2024
Draft Eastern Road Plan
Improved Major Arterial
New Minor Arterial
Improved Minor Arterial
New Major Collector
Improved Major Collector
New Minor Collector
Improved Minor Collector
Ramp
RoundaboutFacilities
³n Elementary School
³n High School
#Historic Rural Landmarks
89:s Fire Station
Com munity Facilities
Sensitive Natural Areas
Natural Resources & Recreation
Battlefields
19