About the NELUP Update

Frederick County Planning & Development has begun the process of updating our small area plans in Appendix I of the Comprehensive Plan (adopted November 10, 2021). The current Northeast Land Use Plan (or 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.

Within this plan, the Martinsburg Pike (Route 11)/Interstate-81 corridor continues to be predominantly planned for commercial and industrial (C/I) land uses and expanded extractive mining uses. Two (2) 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, including the Third Winchester Battlefield. 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.

NELUP Study Area

The Northeast Land Use Plan (NELUP) study area consists of 21,000 acres (equivalent to 3.5 times the area of the City of Winchester) 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.

Planning Process & Project Milestones

In November 2021, a citizen work group 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 (EDA) also provided their input to the work group throughout the process. The group met weekly from December 2021 through March 2022 and the attached maps depict the changes recommended by the work group at their last meeting in March. The update consists of new proposed guiding text as well as four updated land use maps.

As of July 21, 2022, the Comprehensive Plans and Programs Committee (CPPC), a committee appointed by the Frederick County Planning Commission, has reviewed the draft plan and text proposed by the citizen work group. At their July 11th meeting, the CPPC adopted a requested amendment to the future land use map proposed by representatives of Carmuese (Quarry) and adjacent property owners to designate additional land for Extractive Mining. The CPPC forwarded a draft plan and text to the Planning Commission and staff to solicit further community input to the proposal. The attached Land Use map depicts the areas recommended to be modified by the citizen's work group and CPPC in black boxes.

The Frederick County Planning Commission held a work session on August 3, 2022 and received a presentation of the planning process and draft changes. At the work session, the Planning Commission supported moving forward with public input on the draft text and maps.

Opportunities for public engagement were held in September and October 2022, including a web-based survey, web comments on draft materials, and two (2) public information meetings (10/18 and 10/25). A summary of all public comments and surveys collected is linked below.

Opportunities for Public Engagement

The Board of Supervisors received a presentation on the draft NELUP on May 24, 2023. Following discussion by the Board, the draft plan was directed to be circulated to concurring review agencies for comment (including the Virginia Department of Transportation & City of Winchester) and then to be advertised for public hearing (July 19, 2023). Two scenarios (draft documents below), with differing proposed land uses, are being advertised for public hearing.

Public hearing dates:
Planning Commission - July 19, 2023
Board of Supervisors - September 13, 2023 - CANCELED
Board of Supervisors - September 27, 2023

Any additional comments on the revised documents may be emailed to nelup@fcva.us.

Scenario A Draft Maps
Land Use	Community Facilities	Transportation	Transportation Lane Divides

Scenario B Draft Maps
Land Use	Community Facilities	Transportation	Transportation Lane Divides