Issues with Proposed Action Items
The proposed action items in relation to the goals are found in the draft Comprehensive Plan. We have outlined the specific concerns for these items below. Just click on the arrow to expand the detail. The orientation of the images in each bracket is Goal, Objective, Action Item, Major Players, and Timeframe.
Goal 1: We strongly urge you to edit Goal 1 of the draft comprehensive plan to protect all land rights.
As the Goal is currently written “Ensure that future land use regulations and policies support the development rights of residential and non-residential properties.” It only protects the land rights of those land owners who are interested in developing their land, and thereby forsakes the land rights of neighboring land owners, land owners in conservation, and farmers.
We advocate for editing Goal 1 to protect equally all land rights of all property owners, and suggest the following edits to achieve this.
Goal 1: Ensure that future land use regulations and policies support and balance the land rights of all land owners of all property types.
This edit would still serve the purpose of the current language and serve to provide
protections and support to all land owners not just those looking to develop their land.
Goal 1: Objective 1: Recent developments have shown us that when two dissimilar land uses abut one another that open space buffers need to be required to protect the land rights of all land owners. We are asking the Commission to add an action item 5: Establish in the Subdivision ordinance required buffers in development plans at the junction of dissimilar zones.
Goal 1: Objective 3: Public engagement should also be improved so surrounding land owners rights and the public’s concerns are taken into consideration. We are asking the Commission to add an action item 2: Work to maintain and improve public engagement in the land development process.
Goal 1: Objective 4: This does not define what institutional uses are. Would this include utility level solar? Would someone try to construe it that way? We are asking the Commission to better define “other institutional uses.” Alternatively, remove the phrase and refer only to “medical facilities” in this objective and action item.
Goal 1: Objective 5: Action item 1. This objective is overly broad and does not consider the vast differences across the zones and the land characteristics. We are telling the commission: this should be refined to include only commercial activities associated with agriculture and rural activities or it should be removed.
Goal 2: Objective 3: The last water study was done over 12 years ago. Now a large national utility owns the water system that is utilizing groundwater to supply a large portion of the county. We should not add more customers to this utility until an up-to-date study is done. We are asking the Commission to please indicate that groundwater-based utilities should be limited to those serving existing housing developments to preserve groundwater availability for agricultural and animal husbandry uses.
Goal 9: Objective 1: We live in a karst area with sensitive groundwater resources. Therefore, we need to ensure developers take the appropriate precautions and build their stormwater systems according to best practices in karst. We are asking the commissioners to please add an action item to amend the appropriate ordinances to require that developments of all types follow the “Chesapeake Stormwater Network Technical Bulletin No. 1, Stormwater Design Guidelines For Karst Terrain In The Chesapeake Bay Watershed, Version 2.0” and the “West Virginia Stormwater Management and Design Guidance Manual, West Virginia Department of Environmental Protection, Appendix C Stormwater Management Design in Karst Areas” in the design and operation of their stormwater systems.
Goal 11: Objective 2: Action item 1. This should include adults of all ages. People of all ages need places to enjoy nature and the outdoors not only the age groups listed. We need to have outdoor spaces that meet the needs of these older adult groups as well.
Goal 13: Objective 3: Action item 1. Please add “with engagement of the public.”
Goal 13: Objective 4: We must consider how this expansion will impact groundwater abundance and quality. We are asking the Commission to change this such that it considers environmental impact of utility expansion including but not limited to groundwater abundance and impact of utility lines due to the karst hydrogeology.
Issues with Proposed Future Land Use Guide (formerly map)
Compare and contrast the previous Land Use Map and the Proposed Future Land Use Guide.
We would like to draw your attention to some specific issues with regard to the Future Land Use Guide. Click the arrow at right of each block to read more.
Previous Future Land Use Map
Currently proposed Future Land Use Map
The purple area is designated for industrial or commercial use and the red is designated for general commercial use.
- A large portion of land including and around the summit point raceway has been designated for Commercial use. Most of this land was rezoned for commercial use in 2022.
- A second portion of land in this area has now been designated for industrial use.
- All of this land was designated rural on the previous land use map.Will the infrastructure (water, sewer, roads) be able to support further industrial growth in this area.
- We do not support further industrial growth in the rural areas of the county this may lead to higher risk of air and water pollution.
Previous Future Land Use Map
Currently proposed Future Land Use Map
The new salmon and gray hash in the new map is now designated for commercial and or residential uses. This is a concern because of the water utility that serves this area. This utility is a groundwater-based utility. The last groundwater availability study was done over 10 years ago. Before we further increase the number of commercial consumers of this utility, a groundwater study need to be performed to assure adequate groundwater availability.
Previous Future Land Use Map
Current Proposed Future Land Use Map
Previous Future Land Use Map
Currently proposed Future Land Use Map
Update: The Planning Commission has removed this from the current Future Land Use Guide for now. We need to watch them to make sure it doesn’t reappear.
- Area designated for residential or commercial near Shepherdstown. In the last few days the planning commission added a new “residential or commercial” development area on the future land use map encompassing the land currently zoned Rural around the new elementary school. This future land use designation would allow rezoning of this land to accommodate these uses.
- The designated area is much larger than Shepherdstown itself.
- The only purely residential zone in Jefferson County is “Residential Growth” which allows urban level housing (apartments and town houses).
- The only commercial zone in Jefferson County also allows light industrial development.
This amount of development in this area would quickly overwhelm Shepherdstown drawing business out of down town, detracting from tourism, and making agricultural pursuits less and less viable.
Submit Public Comment
Use our portal to send to the Comprehensive Plan Planning Commission and staff. If you previously sent a letter through this portal, please resend with these updated comments.
UPDATED Public Comment on Comprehensive Plan Action Items for Jefferson County
Comments to consider for the Public Hearing
Comments on Comprehensive Plan Action items:
Goal 1: I urge you to edit Goal 1 to protect equally all land rights of all property owners and suggest it reads, “Goal 1: Ensure that future land use regulations and policies support and balance the land rights of all land owners of all property types.”
Goal 1: Objective 1: add an action item 5: Establish in the Subdivision ordinance required buffers in development plans at the junction of dissimilar zones. When two dissimilar land uses abut one another, then open space buffers need to be required to protect the land rights of all land owners.
Goal 1: Objective 3: add an action item 2: Work to maintain and improve public engagement in the land development process.
Goal 1: Objective 4: Better define “other institutional uses.” Alternatively, remove the phrase and refer only to “medical facilities” in this objective and action item.
Goal 1: Objective 5: Action item 1. This objective is overly broad and does not consider the vast differences across the zones and the land characteristics. This should be refined to include only commercial activities associated with agriculture and rural activities or it should be removed.
Goal 2: Objective 3: Please add that groundwater-based utilities should be limited to those serving existing housing developments to preserve groundwater availability for agricultural and animal husbandry uses.
Goal 9: Objective 1: Please add an action item to amend the appropriate ordinances to require that developments follow the “Chesapeake Stormwater Network Technical Bulletin No. 1, Stormwater Design Guidelines For Karst Terrain In The Chesapeake Bay Watershed, Version 2.0” and the “West Virginia Stormwater Management and Design Guidance Manual, West Virginia Department of Environmental Protection, Appendix C, Stormwater Management Design in Karst Areas” in the design and operation of their stormwater systems.
Goal 11: Objective 2: Action item 1. This should include adults of all ages. People of all ages need places to enjoy nature and the outdoors not only the age groups listed. We need to have outdoor spaces that meet the needs of these older adult groups as well.
Goal 13: Objective 3: Action item 1. Please add “with engagement of the public.”
Goal 13: Objective 4: Action item 1 should be removed. We should not be expanding natural gas infrastructure because it will be soon replaced with more environmentally responsible energy sources.
Goal 13: Objective 4: Should consider environmental impact of utility expansion including but not limited to groundwater abundance and impact on groundwater quality due to the karst hydrogeology.