Comprehensive Plan for Stewartstown, West Run, Cheat Lake, and Cheat Neck Planning Districts: Monongalia County, West Virginia February 6, 2013 Contents Goals, Objectives, and Strategies.......................................................................................................................... 5 1.0 Citizen Participation ........................................................................................................................................ 6 Goal 1.1: Inclusion ............................................................................................................................................ 6 Objective 1.1.1: Citizen Input ........................................................................................................................ 6 Objective 1.1.2: Citizen Leadership ............................................................................................................... 6 Objective 1.1.3: Civic Pride ........................................................................................................................... 6 Goal 1.2: Citizen Involvement ........................................................................................................................... 7 Objective 1.2.1: Public Information .............................................................................................................. 7 2.0 Historic Resources ........................................................................................................................................... 8 Goal 2.1: Historic Resource Stewardship .......................................................................................................... 9 Objective 2.1.1: Protection ........................................................................................................................... 9 Objective 2.1.2: Accessibility ...................................................................................................................... 10 Objective 2.1.3: History as commodity ....................................................................................................... 10 3.0 Land Use & Conservation .............................................................................................................................. 12 Residential Land Use ....................................................................................................................................... 12 Commercial Land Use ..................................................................................................................................... 13 Industrial Land Use ......................................................................................................................................... 14 Mixed Land Use............................................................................................................................................... 15 Office and Research Parks .............................................................................................................................. 16 GROWTH MANAGEMENT FRAMEWORK ........................................................................................................ 17 Growth Management Concepts.................................................................................................................. 17 Impacts of Growth ...................................................................................................................................... 18 Need for Growth Management in Monongalia County .............................................................................. 20 Description of the Planning Policy Areas .................................................................................................... 21 Goal 3.1: Future land use pattern ................................................................................................................... 24 Objective 3.1.1: Concentrated development.............................................................................................. 25 Objective 3.1.2: Protect sensitive areas from new development .............................................................. 26 Objective 3.1.3: Coordinated growth tools................................................................................................. 29 Objective 3.1.4: Design excellence ............................................................................................................. 30 Comprehensive Plan for Stewartstown, West Run, Cheat Lake, and Cheat Neck Planning Districts: Monongalia County, West Virginia February 6, 2013 Objective 3.1.5: Balanced tax base ............................................................................................................. 30 Goal 3.2: Residential Development ................................................................................................................ 30 Objective 3.2.1: Growth Centers ................................................................................................................ 30 Objective 3.2.2: Variety of growth .............................................................................................................. 31 Objective 3.2.3: Minimize transportation impacts ..................................................................................... 32 Goal 3.3: Commercial / Service Development ................................................................................................ 32 Objective 3.3.1: Orderly development patterns ......................................................................................... 32 Goal 3.4: Industrial Development ................................................................................................................... 33 Objective 3.4.1: Compatible to County needs ............................................................................................ 33 Objective 3.4.2: Compatible to County growth ideals ................................................................................ 33 Objective 3.4.3: Ensure benefits to the County .......................................................................................... 33 Goal 3.5: Agricultural Development ............................................................................................................... 34 Objective 3.5.1: Help working farms........................................................................................................... 34 Goal 3.6: Designated growth areas ................................................................................................................. 34 Objective 3.6.1: West Run District .............................................................................................................. 35 Objective 3.6.2: Pierpont District ................................................................................................................ 36 Objective 3.6.3: Canyon District ................................................................................................................. 38 Objective 3.6.4: Lake Lynn District .............................................................................................................. 39 4.0 Transportation .............................................................................................................................................. 42 Local Streets .................................................................................................................................................... 43 Collector Streets ............................................................................................................................................. 43 Arterial Streets ................................................................................................................................................ 43 Goal 4.1: Comprehensive planning ................................................................................................................. 44 Objective 4.1.1: Land use and transportation ............................................................................................ 44 Objective 4.1.2: Access management ......................................................................................................... 45 5.0 Utilities .......................................................................................................................................................... 47 Goal 5.1: Efficient planning ............................................................................................................................. 47 Objective 5.1.1: Shared use ........................................................................................................................ 47 Objective 5.1.2: Right-of-way ..................................................................................................................... 47 Goal 5.2: Future expansion ............................................................................................................................. 48 Objective 5.2.1: Probable growth lines ....................................................................................................... 48 Comprehensive Plan for Stewartstown, West Run, Cheat Lake, and Cheat Neck Planning Districts: Monongalia County, West Virginia February 6, 2013 Objective 5.2.2: Centralized sewers...........................................................................................................