Frederick County planning commission recommends Western land-use update that expands sewer boundary and designates PUD

The Frederick County Planning Commission voted unanimously to recommend the Western Frederick comprehensive plan amendment to the Board of Supervisors, moving a package that consolidates three area plans into one unified document and adjusts sewer, water and land-use guidance for parts of the county.

Staff told commissioners the most significant technical change is an expansion of the sewer and water service-area boundary to include a designated rural community center (RCC) north and south of Route 50. Staff also recommended creating a rural community center overlay district to permit limited convenience retail and small-scale residential uses intended to serve a rural population once public utilities are available.

"We change the sewer and water service-area boundary to include the limits of the rural community center," the presenter said, describing maps that showed no change in land-use category but a clear change to the service-area boundary. Staff said the change is intended to address failing private systems and small lots that may benefit from future public utility connections.

The package proposes a planned unit development (PUD) designation for the West Jubal Early area — between Winchester, Route 37 and Cedar Creek Grade — to encourage comprehensive site planning, mixed housing types and high-quality design instead of piecemeal single-lot development. Staff also proposed limited retail along Cedar Creek Grade near the Route 37 interchange to serve future residents.

Commissioners raised questions about historic-resource protections and when archeological studies are warranted. Staff said those determinations will generally be made on a case-by-case basis, noting prior engagement with the Historic Resources Advisory Board and with the Shenandoah Valley Battlefields National Historic District.

"We've been engaged with Jack Owens and the Battlefield Foundation," staff said, adding the process has included public outreach over two years.

During a public question-and-answer exchange, a member of the public asked whether extractive mining at the Perry Quarry could expand under the plan. Staff said the Perry Quarry has operated "for at least a hundred years," that the Perry family still owns and intends to continue mining the facility, and that the company reported no immediate plans to expand the quarry's boundaries while continuing to upgrade equipment and operations.

Jack Owens, representing the Shenandoah Valley Battlefields National Historic District, told the commission the national district supports the planning commission's recommendation and praised staff coordination. "We highly encourage the commission to send this forth to the Board of Supervisors," Owens said.

Leslie Spencer, a Gainesboro District resident, supported walkable opportunities but urged preservation of a large tract near Abrams Creek, warned that extensive clearing could worsen local heat-island effects, and expressed concern that extending sewer and water without stronger zoning or ordinances could enable development the community does not want. "This big chunk of farmland should be preserved," Spencer said, adding concerns about wildlife buffers and local zoning enforcement.

After public comments, a commissioner moved that the planning commission recommend adoption of the updated comprehensive plan as presented; a second was given. Roll call votes recorded Commissioners Triplett, DeHaven, Kern, Cozzo, Thomas, Molden, Sneddon, McKay, Brenebeck, Bridal and the chair all voting yes. Staff confirmed the package will go to the Board of Supervisors on Jan. 8, 2025, and noted an ordinance amendment on special-events parking will accompany the submission.

Staff also provided brief plan updates: a Pine Hill comprehensive-plan amendment that had been tabled was rescinded by the applicant; a work session on a Winchester East rezoning is scheduled for Dec. 18; and staff expects to distribute materials for the December work session in the coming week.

The planning commission closed the hearing, commended staff for their packet materials and public outreach, and adjourned without further action on the amendments pending the Board's review.