hardy county comprehensive plan update · hardy county comprehensive plan update august...

Hardy County Comprehensive Plan Update August 2011—DRAFT 6 Amended August 2, 2011

Sirk / Ford Initiative, LLC Hardy County Planning Office

Hardy County Comprehensive Plan

Update

Hardy County Comprehensive Plan Update August 2011‐ Draft 6

Ammended August 2, 2011


TABLEOFCONENTSAppendixA:DefinitionsCHAPTER ONE- INTRODUCTION (PAGES 1-7) Section 1.1 – Opening (pages 1-4) Section 1.2 – Demographic Analysis (pages 4-7) CHAPTER TWO – THE PLAN (PAGES 8-51) Section 2.1 – Land Use (pages 8-11) Section 2.2 – Housing (pages 11-13) Section 2.3 – Transportation (pages 14-16) Section 2.4 – Infrastructure (pages 16-20) Section 2.5 – Public Services & Governance (pages 21-25) Section 2.6 – Rural (pages 25-28) Section 2.7 – Recreation (pages 28-32) Section 2.8 – Economic Development (pages 33-37) Section 2.9 – Community Design (pages 37-39) Section 2.10 – Preferred Development Area (pages 39-41) Section 2.11 – Renewal and Redevelopment (pages 41-42) Section 2.12 – Finance (pages 42-46) Section 2.13 – Historic Preservation (pages 46-48) Section 2.14 – Tourism (pages 49-51) CHAPTER THREE – LAND USE PLAN (PAGES 52-68) Section 3.1 – Existing Land Use Plan (pages 52-53) Section 3.2 – Future Land Use Plan (pages 54-68) CHAPTER FOUR – IMPLEMENTATION (PAGES 69-82) Section 4.1 – Overview (69-70) Section 4.2 – Implementation (pages 70-88) CHAPTER FIVE – CONCLUSION (PAGE 89)




APPENDIXADEFINITIONS Plan – Plan and comprehensive plan are used interchangeably in this document. PSD – Public Service District RDA – Rural Development Authority Thicket – A thicket is a tight group of tall shrubs, often dominated by only one or a few species, to the exclusion of all others. They may be formed by species that shed large amounts of highly viable seeds that are able to germinate in the shelter of the maternal plants. In some conditions the formation or spread of thickets may be assisted by human disturbance of an area. Where a thicket is formed of any of a number of unrelated thorny plants, it may be called a briar patch Timber Stand –For the purpose of this plan, a timber stand is a very dense stand of trees; often dominated by only one or a few species, to the exclusion of others. This is not to be confused with a thicket or a platform used by hunters.



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CHAPTERONE–INTRODUCTIONSECTION1.1–OPENING

OverviewWestVirginiacountiesareauthorizedbyStateCodeChapter8A,Article3toprepareacomprehensiveplanto“guideagoverningbodytoaccomplishacoordinatedandcompatibledevelopmentoflandandimprovementswithinitsterritorialjurisdiction.”

Inadditiontosettinggoalsforlanddevelopment,acomprehensiveplanstrivestoaccomplishanumberofidealfactorsforpositivechange,includingthecoordinationofallgoverningbodies,theprotectionofnatural,physical,financialandhumanresources,thepreservationofhistoricandscenicsitesandtheefficientutilizationofagriculturalandruralland.Theplanmustalsopromoteasenseofcommunity,characterandidentity,whilecreatingconditionsthatarefavorabletohealth,safety,prosperity,transportation,recreation,andeducationalopportunities.HardyCounty’scomprehensiveplanisapolicyguideforthePlanningCommissionandtheCountyCommissionastheyconsiderissuesthataffectthelandanditsresources,balancedagainsttheever‐changingneedsofthetowns,businessesandresidents.Planpoliciesandrecommendationsaretobeimplementedovertimeandasresourcesbecomeavailable.TheHardyCountyComprehensivePlanisbeingupdatedtoensurethatfuturelandusedecisionsaremadeinacoordinatedandresponsiblemannerthatcapitalizesonthecounty’sassetsandimprovesthestandardoflivingforresidentsandbusinesses.

HistoryofPlanninginHardyCountyTheHardyCountyCommissionisestablishedundertheConstitutionandLawsoftheStateofWestVirginia.TheCountyCommissionoperatesfromtheCountySeatinMoorefield.TheCountyCommissionservesascomptrollerandappropriatingauthorityfortheconstitutionalofficesandgeneraloperatingunitsoftheCounty.HardyCountywascreatedin1786encompassing583squaremiles,accordingtotheCensusBureau,anditsCountySeat,Moorefield,isthefourtholdesttowninWestVirginia.TheCountyislocatedinthePotomacHighlandsregionofWestVirginiaandisapproximately2.5hoursfromWashington,D.C.and3.0hoursfrombothPittsburghandBaltimore.



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InMarch1966,theHardyCountyCommissionpassedanordinancecreatingtheHardyCountyPlanningCommission,whichwaschargedwiththedevelopmentandplanningforthecounty.Atthattime,ninecitizensandresidentswereappointedtoserveonthePlanningCommission.Thememberswerenotonlytorepresenttheconcernsofspecificareasofthecounty,butalsothebroaderconcernsofthecountyasawhole,includingbusiness,agriculture,education,transportation,publichealthandsafety,landconservationandhistoricpreservation.ThePlanningCommissionadopted–andtheCountyCommissionapproved–thecounty’sfirstzoningordinanceonMarch1,1973.Theordinancewasadoptedforthepurposeofpromotingthehealth,safetyandgeneralwelfareoftheresidentsofHardyCounty.Theordinancewastoassistindevelopinglandinanorderlyandefficientmanner,andtohelpregulateandrestricttheheight,numberofstories,andsizeofbuildingsandotherstructures,thepercentageofalotthatcouldbeoccupied,thesizeoflots,yards,courtsandotheropenspacesandthelocationanduseofbuildings,structuresandlandforbusiness,industry,residencesandotherpurposes.Inaddition,the1973ZoningOrdinancewastohelpprovideforadequatelightandair,topreventcongestionandtheunduecrowdingofland,tosecuresafetyfromfire,panicandotherdangers,toconservethevalueofproperty,toprovideadequatelyforschools,parksandotherpublicrequirementsandalsotohelpensurethatproperprovisionsweremadefordrainage,watersupply,sewageandotherneededimprovements.The1973ZoningOrdinancewasenforceduntilitwasnullifiedbythecourtin1991.TheordinancewasfoundtobeoutofcompliancewithstaterulesandregulationsbecauseitwasadoptedpriortothecreationandadoptionofacomprehensivelanduseplanandmapfortheCounty.AnewzoningordinanceforHardyCountywasenactedonJuly1,2005.

TheNeedtoUpdatetheComprehensivePlan

HardyCountyadopteditsfirstcomprehensiveplanin1999,toestablishaplanningframeworkwithinwhichthevarious,andoccasionallyconflicting,activitiesandobjectivesofthecountycouldco‐exist,whileprovidinglogicalandfarsightedguidanceforthefuture.Othergoalsoftheplanincluded:



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Encouraginggrowthanddevelopmentinareaswheresewer,water,schools,and

otherpublicfacilitieswereavailableorcouldbeprovidedwithoutexcessivecosttothecommunity;

Ensuringthatgrowthanddevelopmentwereeconomicallyandenvironmentallysound;

Promotingthemaintenanceofanagriculturalbaseinthecountyatalevelsufficienttoensurethecontinuedviabilityoffarming;

Encouragingandsupportingcommercial,industrialandagriculturalactivitiestoprovideforahealthy,diversifiedandsoundeconomy;

Promotingtheconservationofthenatural,culturalandhistoricalresourcesandpreservingthecounty’sscenicbeauty;

Studyingandadvocatingthemaintenanceandimprovementofthecounty’stransportationsystemsothatpeopleandgoodscanmovesafelyandefficiently;

Providingregulationsthatencouragesafe,soundanddecenthousingforallresidentsofthecounty;and

Givingcitizensachancetoaffectthecourseofplanningactivities,landdevelopmentandpublicinvestmentsinHardyCounty.

Sincetheadoptionoftheoriginalplan,thecountyhasseenimprovementsinitszoningandsubdivisionordinancestofurthertheobjectivesoftheCommissionandthewishesoftheresidentsofthecounty.Transportationimprovementshavefacilitatedcommerceandcommutingbetweentheprimarypopulationcentersofthecountyaswellasfurtheridentifyingthegatewayintothecountyfromtheeast.ThecountyhasalsoseenemergingcommunitiesinareassuchasBaker,triggeringtheneedfordiscussionsaboutwheregrowthshouldoccuroverthenexttwentyyears.ThisgrowthhasalsospurreddiscussionsonthecapacityoftheCountytodeliverservicestothesesometimesremoteareas.

Overthepastseveralyears,thecountyhasalsoadoptedanewfloodplainordinance,inadditiontoimprovingthepermittingprocess.Inordertoimprovecustomerservice,thePlanningandCountycommissionshaveincreasedstaffinthePlanningOffice.

Inadditiontotheworkthathasbeendonelocally;changesintheregional,nationalandglobaleconomyhaveresultedinaheightenedneedtodiversifythelocaleconomy.ThisupdatetothecomprehensiveplanwillensurethatthePlanningandCountyCommissionscontinuetomakedecisionsthatallowforthearea’sgrowthandchangewhilepreservingthecounty’svaluesandqualityoflife.



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CommunityProcessTheupdatetotheHardyCountyComprehensivePlanisdrivenbythePlanningCommissionandPlanningstaff,withinputfromindividuals,businessesandotherstakeholdersthroughoutthecounty.InadditiontoindividualmeetingswithPlanningandCountyCommissioners,thePlanningstaffdistributedacounty‐widesurveyseekinginputfromresidents.

The process also included the organization and facilitation of meetings throughout thecounty.This approach successfully identified issues, opportunities, constraints and attitudesamongthewidestpossiblespectrumofinterestsinHardyCounty.Tocompletetheplan,theHardyCountyPlanningCommissioncontractedthestrategicandcomprehensive consulting services of the Sirk/Ford Initiative, LLC. Working with thePlanning staff and under the guidance of the Planning Commission, SFIwas taskedwithreviewingexistingdocuments, facilitating interviews, preparing socio‐economicdata anddraftingthefinalplan.SECTION1.2–DEMOGRAPHICANALYSIS

HistoricalBackground

HardyCounty,whichbordersVirginia,wasformedin1786andbecameapartofWestVirginiawhenthestatewascreatedin1863.Ofthe55countiesinWestVirginia,Hardyisamongthefastestgrowing.Itcovers583squaremilesoflandandhasapproximately14,025residents.LikemuchofWestVirginia,HardyCountyisaruralarea.ThecountyseatisatMoorefield,thefourtholdesttowninWestVirginiaandoneoftwoincorporatedtownsinthecounty.TheotherisWardensville.

Population

BetweenApril1,2000,andJuly1,2010,theU.S.CensusBureau(USCB)estimatesthatHardyCounty’spopulationgrewbynearly7.7%,whiletheoverallpopulationofWestVirginiagrewonlyby2.5%.Someofthispopulationgrowthisreasonablyattributedtothe



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completedsegmentsofCorridorH,includingthosethatconnectWardensville,Baker,andMoorefield.Asofthe2010USCensus,thepopulationofHardyCountystandsat14,025.

Asof2009,USCBestimatedthat5.9%ofthecounty’spopulationwasunder5yearsold,22.1%wasunder18yearsold,and16.1%was65yearsoldorolder.Asof2010,therewere24.0personspersquaremile,comparedto77.0personspersquaremileinthestateoverall.

Education

In2009,theUSCBreportedthatthepercentageofpersons25orolderinHardyCountywhowerehighschoolgraduateswas79.3%.Thiswaslessthanthestatewideaverageof81.6%.Thepercentageofpersonsinthecountyage25orolderwhohaveearnedatleastbachelor’sdegreewas10.1%.Again,thiswaslessthanthestatewideaverageof17.1%.

TheHardyCountyBoardofEducationoverseesthefollowingschoolsinHardyCounty:EastHardyHighSchool,EastHardyEarlyMiddleSchool,MoorefieldHighSchool,MoorefieldMiddleSchool,MoorefieldElementarySchool,andtheMoorefieldIntermediateSchool.MoorefieldisalsohometotheEasternWestVirginiaCommunity&TechnicalCollege.

Housing

Asof2009,theUSCBestimatedthattherewere8,131housingunitsinHardyCounty.Thepercentageofunitsinmulti‐unitstructuresin2009was5.3%.Thehomeownerratewasestimatedtobe79.6%,comparedto74.3%acrossthestate.Themedianvalueofowner‐occupiedhousingunitswas$125,500.In2009,approximately40buildingpermitswereissued.

Inadditiontoitsfulltimeresidents,HardyCountyisapopularsecond‐homeandweekenddestinationforpeopleseekingrefugefromurbanlifeintheWashington,D.C.‐Baltimoremetropolitanandotherregions.TheLostRiverValleyinparticularboastsavibrantandculturallydiversesecond‐homemarket.

Households&Income

Asofthe2009Census,therewere4,795householdsinHardyCountywith2.81personsresidingperhousehold.Themedianhouseholdincomewas$36,484,whilethemedianhouseholdincomeforthestatewas$37,423.Thepercentageofpersonslivingbelowpovertyinthecountywas13.3%,lessthanthe17.8%statewideaverage.



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Employment

In2008,theUSCBreportsthattherewere282privatenonfarmestablishmentswithpaidemployeesinHardyCounty.Personsemployedinprivatenonfarmemploymentwereestimatedtobe5,279,whichrepresentsa.06%decreasefromthe2006estimate.Nonemployerestablishmentsin2008numbered823.Thenumberofbusinessfirmsin2006was797.

AccordingtotheUSCB,in2009,themeantraveltimetoworkforworkersage16orolderwas26.1minutes—slightlymorethanthestatewideaverageof25.3minutes.

Commerce

Manufacturing(namelypoultryprocessingandfurniture/cabinetmaking),isanimportanteconomicdriverforHardyCounty.In2002,theUSCBreportedthatmanufacturers’shipmentstotaled$525,123,000.Retailsalestotaled$88,017,000.Theretailsalespercapitain2007were$9,736,whichislessthanthe$11,340retailsalespercapitastatewide.

AgriculturalCharacteristics

Alongwithmanufacturing,thedominanteconomicdriverisagriculture.AgriculturealsodefinesawayoflifeformanyintheCounty,andfiguresprominentlyindefiningtheCounty’sruralcommunitycharacterthatresidentsandvisitorsfindappealing.

AccordingtothemostrecentNationalAgriculturalStatisticsServiceoftheUnitedStatesDepartmentofAgriculture,HardyCountyranksfirstamongWestVirginia’s55countiesintermsof(a)totalvalueofagriculturalproductssoldand(b)valueoflivestock,poultry,andtheirproducts.The2007CensusofAgriculturereportedthatthe(a)totalvalueofagriculturalproductssoldwas$148,029,000andthe(b)valueoflivestock,poultry,andtheirproductswas$146,113,000.HardyCountyranked8thinthestateintermsofcrops(includingnurseryandgreenhouse)withatotalvalueof$1,916,000.The2007CensusofAgriculturereportsthattheaverageperfarmreportingsaleswas$287,994.

LandinFarms

Accordingtothe2007CensusofAgriculture,therewere514farmsinHardyCounty,whichisa10%increaseoverthe468farmsthatwerereportedinthe2002Census.Ofthecounty’soverallacreage134,357acresarededicatedtofarming,withtheaveragefarmsize



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being261acres.OfthelandinfarmsinHardyCounty,45.2%isdedicatedtowoodland,30.07%topasture,21.08%tocropland,and3.42%tootheruses.

Poultry

HardyCountyisappropriatelyknownasthe“PoultryCapital”ofWestVirginia.Accordingtothe2007CensusofAgriculture,HardyCountyranked1stamongthestateforitsvalueofsalesofpoultryandeggs($137,336,000).Thecounty’sdominantpoultryinventoryitemsinclude(a)broilersandothermeat‐typechickens;(b)turkeys;(c)layers;and(d)pulletsforlayingflockreplacement.

OtherLivestock

LivestockotherthanpoultryisalsoimportanttoHardyCounty’seconomyandwayoflife.Forvalueofsales,thecountyranked2ndinthestateforhogsandpigs;4thforcattleandcalves;8thforsheep,goats,andtheirproducts;14thforaquaculture;21stforhorses,ponies,mules,burros,anddonkeys;and23rdformilkandotherdairyproductsfromcows.

Crops

CroplandisanimportantresourcetoHardyCounty.Justover21percent(21.08)ofalllandinfarmsisdedicatedtocropland.Intermsoftopcropitemsbyacreage,HardyCountyranked3rdinthestatefor(a)cornforgrain;(b)cornforsilage;(c)soybeansforbeans;and(d)barleyforgrain.Thecountyranked15thforforage(landusedforallhayandhaylage,grasssilage,andgreenchop).

Tourism

TourisminHardyCountyisgrowingandhasthepotentialtobecomeanintegralandimportantsegmentofthelocaleconomy.ThetourismdrawincludesHardyCounty’sruralandpastoralsetting,numerousoutdoorrecreationalactivities,festivals,dining,retailshopping,andhistoricaltours.BothMoorefieldandWardensvilleofferlodgingaccommodations.TheLostRiverValleyisbecominganincreasinglypopulartouristdestinationwithinns,guesthouses,ahotel,cabinrentals,restaurants,andtheLostRiverArtisansCooperativeandMuseum.TourisminHardyCountyispromotedandoverseeninpartbytheHardyCountyConventionandVisitorsBureau.

Recreation



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LostRiverishometonumerousoutdoorrecreationareasincludingtheTroutPondRecreationArea,LostRiverStatePark,andtheGeorgeWashingtonNationalForest.Nearly52,000acresoftheNationalForest,renownedforitsoutstandingprogramsthatharborhabitatformanyspeciesofanimals,covertheeasternportionofHardyCounty.TheCountyoffersarangeofoutdoorrecreationalactivitiesincluding,hiking,backpacking,camping,swimming,biking,horsebackriding,hunting,andfishing.

CHAPTERTWO–THEPLAN

SECTION2.1–LANDUSE

OverviewHardyCountyisrichinland.Wideswathsofagriculturallandhavehistoricallydriventheeconomy.Stateparksandnationalforestsstretchalongtheborders.Pristinerollinghillsprovidethescenicviewsandoutdoorrecreationalopportunitiesthatdrawhikers,bikers,cyclistsandexplorers–aswellasthoseseekingtobuildorbuyhomeswithtranquil,naturalsurroundings.TheWestVirginiaStateCoderequiresthatthelandusesectionofacomprehensiveplansetforthgoalsandprogramsforlanduse.InHardyCounty,thisworkmustbeundertakenwithspecialcare.ThedistributionoflandinHardyCounty,includingcommercial,industrial,agricultural,recreational,educational,public,historic,conservation,transportationandinfrastructure,mustallowforandencouragedevelopment,butitmustalsoprotecttheviewsandrollinghillsinwhichHardyCountyisrichbeyondcompare.ResponsesprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaireindicatedthatrespondentsfavorgrowtharoundWardensville(14outofatotalof40responses).EightrespondentssaidtheywouldprefertoseegrowtharoundMoorefieldandsixrespondentslistedCorridorHastheareawheregrowthshouldoccur.

AsapartofthePlanningCommissionsurvey,residentsweregiventheopportunitytoidentifyareasthatshouldbeprotectedfromdevelopment.Thisquestiongarneredthemostresponsesonthesurvey,withatotalof74citizensidentifyingpreservationareas.Oftheresponses,15respondentsstatedthatagriculturallandshouldbeprotectedfromdevelopment,aswellashistoricalsites.LostRiverStateParkwasidentifiedby13respondents,and11respondentslistedGeorgeWashingtonNationalForestandHardyCountyfloodplainsasthenexttwoareaswheregrowthshouldberestricted.



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Thirtyoutof37respondentsstatedthattheruralfeelandagriculturalusesofthecountyshouldbeemphasized.ThisoverwhelmingdesiretomaintaintheruralcharacteroftheCountyresonatesthroughouttherecommendationsinthisPlan.BecauseofthisspecificvisionfortheCounty,thislanduseplanwillidentifywaystomanagedevelopmentthroughouttheCounty,aswellaspreserveenvironmentallysensitiveareas,suchasfloodplainsandsteepslopes.Landuseplanningisnotintendedtoimpedegrowth,butinsteadtosteerdevelopmenttowardareasthataremostsuitable.

GoalThegoalsofthelandusesectionoftheHardyCountyComprehensivePlanare:1)topromotelogical,efficient,andwell‐organizedlandusepatterns;2)toguideandpromoteattractive,sustainablegrowth;and3)toeliminateandreduceconflictsamongvariouslanduses.

AssetsandOpportunities

Long‐standingagriculturaleconomy Newresidentialdevelopment Availablelandforfutureresidentialandcommercialdevelopment Controlledsprawl Zoningordinance Newsubdivisionordinance Scenicviews CorridorHhasopenedupnewlandfordevelopmentopportunities PartnerssuchasRDAandFarmlandPreservationBoardsupportthoughtful

development

LiabilitiesandThreats Farmnumbershaverisen,butacreageoffarmshavedecreased Publicdoesnotcomeoutforlanduseand/orplanningmeetings Zoningordinancedoesnotregulateenough Planningstafflacksadministrativepowerinpermittingprocess Somesubdivisionsarepoorlydesigned Noguidelinesforhillsidedevelopmentorpreservation Noguidelinestoprotectviewsheds



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Toomanywarehouse‐typelanduses Industrialparksareunderutilized Notenoughefforthasbeenmadetoinvolvethecounty’syouthinplanningand

development

RecommendationsLandUsePolicies ConcentratecommercialdevelopmentinidentifiedgrowthareasinWardensvillealong

Route 55,Moorefield along Route 220, and in Baker near the Corridor H exit, whileallowing for appropriately placed uses conducive to rural areas (i.e., veterinarians,smallconveniencestores,postoffices,andbed&breakfastinns).

Incentivize development in growth areas, as indentified in the Comprehensive Plan,aroundexistingincorporatedandunincorporatedpopulationcenters.

ExploretheinstallationofutilitiesinBakerareatofacilitatenewresidential&commercialdevelopment.

EncourageresidentialdevelopmentinareaslikeBakerandLostRiver,wherethemarkethasalreadydrivennewprojects.

ConsidercreatingfoursectorsforplanningandmanagingdevelopmentwithintheCounty:Wardensvillearea,Moorefieldarea,LostRiverareaandBakerarea.

Considerimplementingsectorplanningforthecountyasamethodofincreasingstakeholder’sparticipationinthedevelopmentofspecificareas.

PlanningandResearch DeveloprevitalizationstrategiesfortheCounty’sunincorporatedbusinessdistricts. Identifyandprotectscenicvistas,especiallythosealongCorridorH. Researchandidentifytheneedfordevelopment,preservation,protection,andplanning

forrecreationalandcivicuses,suchascampgrounds,shootingranges,andequestrianparks.

Promoteandencouragefairsandfestivalsandsupportadditionalseasonalactivities. Researchandimplementbestpracticesasrelatedtoprograms,servicesand

developmentasapartofthecounty’sdecision‐makingprocess. ResearchfuturechangesintheSubdivisionOrdinancethatprovideregulationsfor

commercialandindustrialsubdivisionsinadditiontoresidential.Regulations ConsiderhavingthePlanningCommissionmakechangestotheZoningandSubdivision

ordinancethatwouldreducethenumberofpublicandquasi‐judicialreviewsby



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allowingforgreaterlatitudeforsiteplanandsubdivisionreviewandapprovalbytheCountyPlanner.

SupportchangestotheCounty’sZoningOrdinancethatallowstaffmoreadministrativeflexibilityforwaiversandinterpretation.

PreservetherurallookandfeeloftheCountybydevelopingstrongerguidelinesandprogramsthatprotectagriculturalland,existingforests,waterways,watersourcesandscenicviewsalongCorridorH.

Definebufferareas,includingsetbacks,betweenagricultureand/orindustrialareasandotheruses,includingresidential.

Developguidelinesforhillsidedevelopmentand/orpreservation. Resistdevelopmentinfloodplains. Expandusespermittedinindustrialparkstofillvacantparcels. DevelopapreservationzonethatallowstheCountytopreservelandforfuture

development. Protectandpreservethecounty’ssurfaceandgroundwaterresources. Protectandpreservehistoricsitesandproperties. Focuszoningonthemitigationofimpactsandavoidover‐regulatingtheuseof

property. Adopta“RighttoFarm”and“RighttoHunt”policyintheCounty.CoordinationandCommunication Workwithtownstodevelopoverlaydistrictsadjacenttotownboundariesthatsupport

growthanddevelopmentaroundexistingpopulationcenters. EncouragecommunicationbetweentheCountyPlanningOffice,otherauthorities,RDA,

PSDsandelectedofficialsasameanstoplanandmanagegrowth. Considerdevelopingbenchmarksormeasurementstodeterminewhethermarketor

developmentdrivesgrowthinexpandingareas. ConsiderestablishingExtraTerritorialJurisdiction(ETJ)zonesadjacenttoexisting

municipalities.SECTION2.2–HOUSING

OverviewAccordingtotheU.S.CensusBureau;thepopulationofHardyCountyincreasedbyroughly1,356peoplebetweentheyearsof2000‐2010.Duringthatsametime,thetotalnumberofoccupiedunitsincreasedbyhalfthatamount,withowner‐occupationincreasingby605units.



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Section8AoftheWestVirginiaStateCoderequiresthatthehousingsectionofacomprehensiveplansetgoalsandprogramstomeetthehousingneedsforthecurrentandanticipatedfutureresidentsofthejurisdiction,includingnewhousing,improvementstoexistinghousingstockandtheadaptivereuseofbuildingsintohousing.

GoalThegoalsofthehousingsectionoftheHardyCountyComprehensivePlanare:1)toidentifyareaswellsuitedforfuturehousingdevelopment;2)toensureattractiveandsustainabledesignasacomponentofhousingdevelopment;and3)tostrengthentheexistinghousingaswellasthefutureofnewhousing.

AssetsandOpportunities Consistent,ifslow,growthincountyhousing Housesbuiltforseasonal/temporaryhousingoftenbecomepermanentresidences EasternHardyCountywillbealocationforsecondhomesfortheWinchesterand

Washington,DC,metropolitanareas LandoffofRoute259inBakerissuitableforresidentialgrowth HousingstockinandaroundMoorefieldandotherpopulationcentersshouldbe

preserved Strongsubdivisionordinance

LiabilitiesandThreats Subdivision and zoning ordinances should ensure that new developments are

compatiblewithsurroundinglandandhavesufficientinfrastructure Designofsomeresidentialsubdivisionshasbeensubstandard Increasedresidentiallandusesadjacenttoagriculturallandcouldbeproblematicifnot

properlydesignedand/orbuffered Subdivisiondevelopmentonrepurposedfarmlandcouldcontributetosprawl Subdivisiondevelopmentcouldtaxexistingwaterandsewerlinesifnotproperly

regulated Currenteconomicconditionscouldnegativelyimpactanticipatedgrowthandhome

sales Schools,roadsandotherpublicutilitiesmaynotbeadequatetoencourageandpromote

residentialgrowth



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RecommendationsDevelopmentRegulations Createordinancesthatensuretheseparationofresidentialareasfromconflictingland

uses(suchasagriculturalorindustrialuses). Channelnewresidentialdevelopmentintoandaroundexistingpopulationcentersto

discouragesprawl. Supportresidentialdevelopmentinsome“growthareas,”suchasBaker,wherethe

markethasalreadydrivennewprojects. Definebufferareasandsetbacksbetweenagriculture,industrial,andrecreational

(huntingclubs)areasandotheruses,suchasresidential. Developdesignguidelinesforresidentialsubdivisionsthatencourageattractiveand

sustainabledevelopment. Developdesignguidelinesandstandardsformanufacturedhomeparks. AmendthedevelopmentordinancesofHardyCountytoreflectCHAPTER37:REAL

PROPERTY,Article15(HouseTrailers,MobileHomes,ManufacturedHomes,andModularHomes).

Adoptabuildingcodeinordertopreserveexistinghousingstockandensurethelongevityoffuturedevelopment.

Retainexistingandattractnewresidentsofalleconomiclevelsbyencouragingavarietyofhousingtypesthroughoutthecountyatawiderangeofcosts.

Developandlegallydeclare,aspartofeveryrealestatedeed/transferofpropertytitle,thatHardyCountyisaRighttoFarm,RighttoHuntcounty,inorderensurethatbuyersunderstand‐priortoobtainingownership‐thattheseactivitieswillbeallowedtoforevercontinueifnotinviolationofexistinglaws.

Incentives Providedensitybonusesorotherincentivestohousingdevelopmentsfortheinclusion

ofamenitiesandimprovedpublicfacilities,suchasroadsandrecreationalfeatures.DevelopmentLocationStrategies IdentifyanddevelopretirementcommunitiesthroughoutHardyCounty;preferably

aroundpopulationandservicecenters. Developaffordablehousinginmoderatetohighdensitydevelopmentsproximateto

commerce,services,publictransportation,andpublicutilities.



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SECTION2.3–TRANSPORTATION

OverviewCorridorH–“theroadtoeverywhere”(atleastinHardyCounty)–hasbeenthesinglelargesttransportationchangetocometotheareainseveraldecades.Theexpresswayhasunzippedthelandscape,allowingforeasiermovementbetweenthetwoprimarypopulationcentersofMoorefieldandWardensville,alongwithallowingeasieraccesstoareaslikeBaker,LostRiverandMathias.TheCorridorHHighwayTransportationProjectwillbeagreatbenefittoHardyCountyandthesurroundingregion.Thishighwaywillprovidebetterandsaferroadaccessforourbusinessesandourlocalresidents.Thisroadwillalsohelplowercostsoftransportationforlocalbusinessesandresidents.Whilethemainroadsareingoodcondition,thesecondaryandtertiaryroadsneedconsiderableimprovement.ThisisapressingissueinHardyCounty,asroadsandstreetsshouldbetheconduitforoptimaldevelopment,whileprovidingasafeandefficientmeansforallmodesoftravel.Thetransportationnetworkshouldaccommodatetheplannedpatternofemploymentandinstitutionalrelatedfacilities.Whileimprovementsarenecessary,theyshouldnotbeconstructedinsuchawayastoproducesevereandlastingimpactsontheCounty’sstableresidentialandcommercialareas.Therefore,theWVStateCoderequiresthat,consistentwiththelandusecomponentoftheplan,therecommendationsfortransportationshouldidentifythetypeandlocationoftransportationimprovements.Thecodealsorequiresthatrecommendationsforthissectionmeetthegoalsintermodalneedsofthejurisdiction,includingprovisionsforvehicular,traffic,parking,railroad,pedestrianandbicycleconcerns.

GoalThegoalsofthetransportationsectionoftheHardyCountyComprehensivePlanare:1)toidentifyissuesandconcernsthatimpacttheneedsofpresentusersandadditionalfuturedemand;2)tosupport,planandimplementprogramsthatensureasafeandefficienttransportationandcirculationsystem;and3)tomaximizeaccessibilityinandaroundHardyCountyasameansofencouragingeconomicdevelopment.



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AssetsandOpportunities CorridorHhasimprovedvehicletransitbetweenthecounty’stwopopulationcenters,

aswellasWestintoGrantCounty. CorridorHhascreatedanopportunityfornewcommercialdevelopment. OpeningCorridorHhascreatedinternalcommutingpatternsthatkeepWestVirginia

residentsworkingandshoppinginWestVirginia. WithI‐81totheeast,I‐68tothenorth,andI‐79tothewest,thecountyiseasily

accessiblefromtheregion. U.S.Route220andStateRoutes55and259traversethecountymakingthecounty

accessiblefrompointstothenorth,south,andeastaswellaspointsinbetweenthroughoutthecounty.

Twolaneroadsactasatrafficcalmingmeasure,discouragingmotoristsfromspeeding. Localairserviceisavailableonly15minutesfromMoorefield. Nationalandinternationalairserviceisonly2hoursawayatDullesInternational

Airport. PotomacCommuterregionalbussystemoffersaregularpublictransportationservice. SouthBranchValleyRailroadcompletesthecountyaccessandtransportationsystem. Railserviceisprovidedfortourismuses.

LiabilitiesandThreats Secondaryandtertiaryroadsareinpoorcondition. TrafficinMoorefieldiscongestedatcertaintimesduringtheday. Some subdivision development has been completed without adequate ingress and

egressontoarearoadways. Limitedfundingisavailablefromthestateforroadimprovements. HardyCountydoesnothaveatransportationstudydetailingtheproblemsand

prioritiesofthecounty’sroadwaysystem. Publictransitisnotavailablefordailytransportation.

RecommendationsCoordinationandCommunication Localofficialsshouldworkwiththestatetostudytrafficflowproblemsinthe

Moorefieldareaaswellasundertakinganeedsassessmentforresurfacing,shoulder‐wideningandsignalimprovementsthroughouttheCounty.



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Federal,state,municipalandprivateresourcesshouldbecoordinatedtodevelopprogrammingthatputstheselimitedresourcestotheirhighestandbestuse.

WorkwithPotomacValleyTransitAuthorityandpossiblyheavypublictransportationuserssuchasPilgrim’sPride,toincreaseaccesstopublictransportationinHardyCounty.

Policies TheCountyCommissionshouldadoptanofficialtransportationplanthatidentifiesnew

corridorsand/orrights‐of‐wayforplannedroadsandwhethersubstandardexistingrights‐of‐wayshouldbeexpanded.Theserights‐of‐wayand/orcorridorsshouldbededicatedasapartofapprovalsforfuturesiteplansandsubdivisions.

HardyCountyshouldregularlyanalyzetrafficconditionstoidentifytransportationproblems,suchasunsafeconditions,congestion,infrastructureconditions,anddetermineprioritiesforimprovementsandnecessarytransportationcirculationandaccess.

Aslandusestandardsarereconfigured,stepsshouldbetakentoensurethatnewlandusesdonotoverburdentheexistinghighwaysystem.

PlanningandResearch Apedestrian,bicycle,andvehicleobstaclestudyshouldbeperformedtoidentify

necessaryimprovementstoprovideforthesafetyofmotorists,cyclistsandpedestrianssafecirculationpatterns.

Regulations Limitcommercialdevelopmentalongtwolaneroadswithimproperaccessandlimited

sightdistance. DevelopguidelinesthatwillallowPlanningCommissionerstobeconsistentand

thoroughintheirassessmentoftrafficimpactswhenreviewingdevelopmentplans.SECTION2.4–INFRASTRUCTURE

OverviewInfrastructureisthebasicservicesandfacilitiesnecessaryforthelocalandregionalgeographicareatofunction.Thetermtypicallyreferstoroads,watersupply,sewers,powergrids,andtelecommunications.Viewedfunctionally,infrastructurefacilitatestheproductionofgoodsandservices;forexample,roadsenablethetransportofrawmaterialstoafactory,andalsothedistributionoffinishedproductstomarkets.Insomecontexts,thetermmayalsoincludebasicsocialservicessuchasschoolsandhospitals.



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Usingwaterasanexample,residentsinHardyCountyhavebecomemoreawareofpotentialproblemsbecausethepoultryindustryandpoultryfarmersrequiringsomuchofthewatersupply.Mostcommunitieshavelearnedfromexperiencethatcleanwaterisoneoftheirmostvaluableresourcesandthatqualityoflifecannotbemaintainedwithoutadequatemethodsofwastewatertreatmentandsolidwastedisposal.Currently,mostofthewaterservicesinthecountyareprovidedbyprivatesystems:individualwells,privatelyownedsystems,naturalsprings,and,insomecases,cisterns.PubliclyoperatedcentralwatersystemsservethemunicipalitiesofMoorefieldandWardensville,whilealsoprovidingwatertoseveralthousandcountyresidentsoutsidethecorporatelimits,alongwiththeRig,Critestown,HardyCountyPublicServiceDistrictandCaldoniaHeightswatersystems.

Oneofthemostimportantconsiderationsinmoderninfrastructureandpublicserviceissuesisthedevelopmentofregionalpartnershipstoachievemaximumresultsfromminimizedresources.Specificsolutionsinourregionincludeopportunitiesto:

Encouragegovernmentcooperationacrossjurisdictionalboundariestomaximizeresources.

Resistdevelopmentinfloodplains. Designatetransportationcorridors. Considermajornewinfrastructure. Identifyessential“nuisance”landuseslocations,includingwastedisposal. Provideandenhanceessentialservicessuchaspolice,waterandemergency

personnelandresources. Protectagriculturalusessuchascropsandlivestockwhileprovidingproximate

essentialsupportservices. Considerpoliciesandcodesthatencouragethebestuseofthelandina

multijurisdictionalarea.

ResponsesprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaireindicatedthatrespondentswouldmostliketoseetheconstructionofpublicwaterandsewerlinesalongmajorroadways(13outofatotalof48responses).NinerespondentssaidtheywouldliketoseeinfrastructureconstructionintheMoorefieldarea.Thethirdmostfrequentanswerwasatie,withsixrespondentseach,forWardensvilleand“asdemandrequires.”

Thissectionwill,inaccordancewiththeWVStateCode,identifyplansandprogramsfortheproposedlocations,capabilitiesandcapacitiesofallutilities,infrastructureandfacilitiestomeettheneedsofcurrentandanticipatedfutureresidentsofthejurisdiction.



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Goal

ThegoalsoftheinfrastructuresectionoftheHardyCountyComprehensivePlanare:1)toensurethattheinfrastructuresystemisofthehighestqualityinordertomeetthecurrentandfutureneedsofitsusers;2)tosupport,planandimplementprogramsthatensurehighqualityfacilitiesandservicetomeetthepresentneedsofresidentsandanyadditionalfuturedemand;and3)toidentifyareasfortheextensionofservicestounderdevelopedand/orunderservedareasinandaroundHardyCountyasameansofencouragingeconomicdevelopment.

AssetsandOpportunities Bakerwaterprojectwouldcreatemoreopportunityfordevelopment. Thereisanopportunitytoeducateresidentsanddevelopersaboutthebenefitsofusing

existingwaterservices. TheCountyhasanumberofpartners,suchasthemunicipalitiesandHardyCounty

ServiceDistrictthatcanhelpaddressissuesregardingwaterandsewerservices. TheCountyisdeclaredasaRecoveryZoneforbondingpurposes. HardyTelecommunicationisworkingtowardtheinstallation,tobecompletedby2013,

ofafiberopticnetworkthatwilldeliverhighspeedinternetservicetoeveryresidenceinHardyCounty.

LiabilitiesandThreats Over‐use,oroverdraft,oftheCounty’sgroundwater,cancausemajorproblemsto

humanusersandtotheenvironment.Themostevidentproblem(asfarashumangroundwateruseisconcerned)isaloweringofthewatertablebeyondthereachofexistingwells.Wellsmustconsequentlybedeepenedtoreachthegroundwater;insomeplaces(i.e.CaliforniaandTexas)thewatertablehasdroppedhundredsoffeetbecauseofexcessivewellpumping.Aloweredwatertablemay,inturn,causeotherproblemssuchassubsidence.Groundwaterisalsoecologicallyimportant.Theimportanceofgroundwatertoecosystemsisoftenoverlooked,evenbyfreshwaterbiologistsandecologists.Groundwaterssustainrivers,wetlandsandlakes,aswellassubterraneanecosystems.GroundwaterisfundamentaltotheCounty’smajorecosystems.Waterflowsbetweengroundwatersandsurfacewaters.Mostrivers,lakesandwetlandsarefedby,and(atotherplacesortimes)feedgroundwater,tovaryingdegrees.Groundwaterfeedssoilmoisturethroughpercolation,andmanyterrestrialvegetationcommunitiesdependdirectlyoneithergroundwaterorthepercolatedsoilmoisture



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abovetheaquiferforatleastpartofeachyear.Hypoheiczones(themixingzoneofstreamwaterandgroundwater)andriparianzonesareexamplesofecotoneslargelyortotallydependentongroundwater.Whenweextractgroundwaterlinkedtoariversystem,weextractwaterfromthatriver,eveniftheresultisnotevidentforsometime.Andofcourseviceversa.Watermanagementagenciesaroundthecountryarestillstrugglingtocometotermswiththissimplefact.HardyCountyneedstoquantifytheimpactsoftheusersintheCountywhotapintothisvaluableresource.

The needs of certain agricultural and industrial uses (like poultry plants) strain theexistingwatersystem.

Substandardwatersystemscouldrestrictthegrowthofthecounty. Privateservicesandwellsaremoresusceptibletocontamination. Bondissuesforwaterandsewerimprovementshavelackedsupport. OnoccasiontherehasbeenalackofcoordinationbetweenthePlanningCommission

andtheHardyCountyPublicServiceDistrict.

RecommendationsAdministration TheCountyshoulddevelopandimplementareviewandapprovalprocess,

administeredbythePlanningCommission,toensureconcurrencywiththeCounty’sComprehensivePlanpriortotheplanning,designand/orinstallationofutilitiesbyanyCountyPublicServiceDistrict.

PlanningandResearch Undertakeastudytoidentifythemajorsurfaceareasthroughwhichgroundwateris

replacedanddesignatesuchareasfornaturalresourceusesorotherlandusesthatwouldnotthreatenthequalityofthisresource.

Adoptandadministerastormwatermanagementprogramthatmaintainsand/orimprovesthequalityofsurfacewater,theprimarysourceofwaterforthecounty’stwomunicipalities.

DevelopaprograminconjunctionwiththeNaturalResourceConservationServiceandFarmBureauthatwouldencouragelocalfarmstousebestpracticesintheiragriculturaloperationsinordertopreserveandimprovewatersources.

Undertakeawaterresourcesstudytobeusedasaguidelinefordevelopingfuturepotablewaterextensionsandtoprioritizewaterandsewerprojects,sothatcompetitionforfundsisnotencouragedonthecountylevel.

Usetheresultsofthewaterandsewerstudytoseekfederalandstatefundingforcountywaterandsewerimprovements.

Quantifytheimpactsofuserswhotapintothewatersupply.



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WorkwithHardyTelecommunicationstoidentifyissuesandopportunitiesrelatedtotheinstallationoftheirCounty‐widefiberopticnetwork.

Regulations Wirelessutilities,primarilyantennas,shouldbeunobtrusiveinviewshedswhile

providingmaximumutilityservicetoresidents,businesses,industries,andemergencyservices.

CoordinationandCommunication WorkwithPublicServiceDistrictstoinstallutilitiesinareasthathavebeenidentified

asgrowthareasontheCounty’sComprehensiveLandUseMap. ImprovecoordinationbetweenthePlanningCommissionandtheHardyCountyPublic

ServiceDistrict. Workwithstateofficialstoconstructnewdamswherenecessaryforwatersupply

impoundmentsandfloodprevention. EnsurethatthePlanningCommissionwillbeabletoadvise,andworkcloselywith,the

HardyCountyPSDtoinsurethatwatermainsareofsufficientsizingtosupportfirehydrantsforpublicsafety.Areasofhighdensitythatdonothaveadequatelysizedlinesshouldbeprioritizedandfundingforupgradesshouldbesoughtbybothentities.

LandUseandImprovementPolicies Encourageandfocusinfrastructureimprovementsinthecommercialgrowthareasin

andsurroundingWardensville,Moorefield,andBaker(areaaroundtheintersectionofOldRoute55andRoute259).


InstallpublicwaterandsewerutilitiesinareasidentifiedbytheCountyPlanningCommission.

Developpoliciestoprovidefortheoptimummanagementofgroundwater,thecounty’sprimarywaterresourceforresidentsandbusinesses.

EnsurethatthePlanningCommission,CountyCommissionandHardyCountyPSDconsiderhousing/populationanddensitywhenplanningandimprovingtheinfrastructureintheCounty.

Considercreatingameansbywhichtoaccommodateinput/recommendationstolocateutilitiesinareasidentifiedbytheRDA,PSD,orprivatedevelopers.

Financing



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Governmentbondsshouldbeconsideredasanoptiontofinancinginfrastructureimprovements.

SECTION2.5–PUBLICSERVICES&GOVERNANCE

OverviewPublicservices,includingtheinstitutions,services,andlandintendedforgeneraluse,arerelevanttoallgroupsofpeopleinoneformoranotherintheirdailylives.Withconcernsrangingfromcrimeprevention,toreligiousfacilities,tomedicalcareandinstitutionalinvolvement,publicservicesformintegralpartsofthesocialfabricofHardyCounty.Thecounty’squalityoflife,therefore,dependsuponthepropermanagementanddevelopmentofpublicservices.InacountythathasaRighttoFarmPolicy,residentsandbusinessesmustacceptthatpublicservicesinruralareasarenotatthesamelevelasurbanorsuburbansettings.Roadmaintenancemaybeatalowerlevel.Maildeliverymaynotbeasfrequentbecauseofdistances.Utilityservicesmaybenonexistentorsubjecttolongerperiodsofinterruption.Lawenforcement,fireprotection,andambulanceservicewillhaveconsiderablylongerresponsetimes.Snowmaynotberemovedfromsomecountyroadsforseveraldaysafteramajorstorm.Thefirstpriorityforsnowremovalisthatschoolbusroutesarenormallyclearedfirst.ThisFarmPolicyshouldnotbeinterpretedtomeanthatpublicservicesarenotimportant;rather,publicservicesareofferedanddeliveredinamannerthatissensitivetotheagrarianheritageofHardyCounty.

AsmoderninfrastructureandpublicservicedeliverybecomeavailableinHardyCounty,oneofthemostimportantconsiderationsisthedevelopmentofregionalpartnershipstoachievemaximumresultsfromminimizedresources.Specificsolutionsinourregionincludeopportunitiesto:

Encouragegovernmentcooperationacrossjurisdictionalboundariestomaximizeresources.

Resistdevelopmentinfloodplains. Designatetransportationcorridors. Considermajornewinfrastructure. Identifyessential“nuisance”landuseslocations,includingwastedisposal. Provideandenhanceessentialservicessuchaspolice,waterandemergency

personnelandresources.



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Protectagriculturalusessuchasstockandlivestock;whileprovidingessentialsupportservices.

Considerpoliciesandcodesthatencouragethebestuseofthelandinamultijurisdictionalarea.

Thissectionwill,inaccordancewiththeWVStateCode,identifyplansandprogramstocoordinatelanduse,transportationandcommunityfacilitiesinordertoprovideequitable,efficientandcost‐effectivegovernmentservices.

GoalThegoalsofthepublicservicesectionoftheHardyCountyComprehensivePlanare:1)tomeetthecurrentandfuturecivicneedsoftheresidentsthroughaneffectiveandefficientdeliverysystem;2)toensurethatawidevarietyofpublicservicesareprovidedtoresidentsbasedonuse,needanddemand;and3)toensurethatpublicservicesandfacilitiesmeettheneedsofallagegroups,abilitiesandaffiliations.


Stronghistoryofvolunteerisminemergencyserviceoperations. ALocalEmergencyPlanningCommitteemeetsregularlytodiscussissueswith

emergencyrespondersthroughoutthecounty. TheOfficeofEmergencyServicesisstaffedandworkingtoimprovecountyemergency

response. Thecountyisnowservedbya911emergencylineandOfficeofEmergencyServices.

LiabilitiesandThreats Bondissuesrelatedtopublicserviceimprovementshavehistoricallyfailed. TheMoorefieldElementarySchool site is insufficient for improvementsandadequate

parking. Thecountylacksthevarietyofpublicservicesamenitiesnecessarytoattractlarge

investmentoremployers. TheHardyCountyPSDdoesnotcoordinatetheplacementofutilitieswiththeCounty

plan. Thereisalackofpromotionandeducationontheimportanceofregionalism. Sixtypercentofallchildabuseandneglectcasesopenedin2006byDHHRintheGrant‐

Pendleton‐HardyregionwereinHardyCounty–SourceFITFstrategicplan2011‐2012.



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DuetotheeconomicdowntownthroughouttheUnitedStates,incidencesofhomelessnessareincreasinginHardyCounty.

RecommendationsAdministration TheCountyshouldhireanombudsmantoassistdeveloperswithnavigatingthe

regulatoryprocess. TheCountyCommissionshouldhireaVolunteerCoordinatortocoordinatethe

activitiesofallofthecivicgroupsintheCounty.TheVolunteerCoordinatorcouldalsorecruitmorevolunteerstoassistexistingcivicorganizationsaswellasimplementprojectsintheComprehensivePlan.

Increaseawarenessof,andaccessto,agenciesandprogramsthatworktoeducateandadvocateforthepreventabledeathsofchildrenandpromotechildabusepreventionandpositiveparentingmessages.

WorkwithFamilyIssuesTaskForceandotherorganizationsand/oragenciestocoordinateinformationabout,andprovideaccessto,servicesavailabletothefamiliesandchildrenofHardyCounty.

WorkwiththeFamilyIssuesTaskForce,municipal,countyandstatepolice,andotherorganizationsand/oragenciesthatworktoaddresssubstanceabuseissuesinHardyCounty.

WorkwiththeFamilyIssuesTaskForceandotherorganizationsand/oragenciesthatworktoaddressincidencesofhomelessnessinHardyCounty.

Increaseaccesstolocalfoodand/orestablishfarmer’smarkets,particularlyintheeasternportionoftheCounty,includingWardensville.

CoordinationandCommunication EncouragecommunicationandcooperativeeffortsamongthePlanningandCounty

commissions,theBoardofEducation,communityorganizations,residentsandbusinessestoassurethecontinuedvitalityofthearea.

Investigateopportunitiesforcooperationbetweenthecounty,townsandtheBoardofEducationtoprovidefacilitiesandprogramstoarearesidents.

Supportpartnersandprogramsthatprovideopportunitiesfordaycare,youthandseniors,suchasafterschoolprograms,camps,healthcareandotherprograms.

Includehighschoolstudentsintheplanningprocess.Considerthecreationofanat‐large,non‐votingseatonthePlanningCommissionforastudentfromthecounty’shighschools.

WorkwiththeHardyCountyHealthandWellnessCenterandtheWardensvilleFitnessCentertopromote/develop/expandofferingsattheirrespectivecentersandintheCounty.



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Workwithcommunityagenciesand/orprofessionalorganizationstoidentifyandaddresstheneedsofthecounty’sagingpopulation.

LandUseandDevelopmentPolicies Education,police,fire,medicaltransportation,andmedicalclinics/hospitalswillall

maintainmaximizedefficiencywhendevelopmentisconcentratedratherthanscatteredinsprawl.

Publiceducationfacilitiesshouldbedevelopedwithadequateroomforon‐siteexpansionsothatfuturedevelopmentdoesnotforcefragmentationofresources.

Schoolsshouldbenearresidentialdevelopmentsoastolimittransportationrequirements.

Police,fire,andrescueservicesshouldbelocatedonornearthebesttransportationroutes.

PlanningandResearch WorkwiththeSchoolBoard,andotherorganizations,toincreaseawarenessoftheneed

forbondissuesorotherfundingtoensurethedevelopmentofadequateeducationalandmedicalfacilitiesforthecounty.

Evaluatetheneedandopportunityforadditional,expanded,orimprovedpublicservicesandfacilities,suchasfireandpolicesubstations,thatofferavalue‐addedqualityoflifeandplanfortheirprovision.

SupporttheexpansionoftheOfficeofEmergencyServiceswithnewequipmentandfacilities.

Developacountywebsitethatservesasacomprehensivehubforresidents,visitorsandbusinessesinthecounty.

ResearchmethodsbywhichtheCountyCommissioncouldincentivizepropertyownerstorazedilapidatedbuildings.

Provideeducationandawarenessintheareaofwasteandwastemanagementasacountyperspectiveofresourcemanagement.Local,regional,andglobalairpollutionandthedestructionanddepletionofforests,soil,andwater;threatentheintegrityofthecountyanditsbiodiversityandtheheritageoffuturegenerations.

Investigatethemeansbywhichthecountymanagesitswaste,includingcollection,transport,processing,recyclingordisposalandmonitoring.Managementfornon‐hazardousresidentialandinstitutionalwasteinthecountyshouldbestudiedtodeterminewhetherthemostappropriatemeanstomanagethewasteisbythecountygovernmentoraprivateentity.

Ensureefficientdisposalofcountywastewhileprotectingcitizensfromexorbitantcharges.

Considerservicecontractsforprivatehaulerstoallowrecyclingstationsandsiteswhereresidentscandepositsolidwasteforfinalbulktransmissiontopermanentdisposalfacilities.



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Researchhowthecountyrecyclesmaterialsanddetermineifthereisaneedforimprovement.Recyclinginvolvesprocessingusedmaterialsintonewproductstopreventwasteofpotentiallyusefulmaterials,reducetheconsumptionoffreshrawmaterials,reduceenergyusage,reduceairpollution(fromincineration)andwaterpollution(fromlandfilling)byreducingtheneedfor"conventional"wastedisposal,andlowergreenhousegasemissions.Recyclingisakeycomponentofmodernwastemanagementandisthethirdcomponentofthe"Reduce,Reuse,Recycle"wastehierarchy

Regulations Thecountyshoulddevelopabuildingsafetyordinanceasitrelatestodilapidated

buildings. Thecountyshoulddevelopanordinancetoregulatethebuildupofhousehold/

materialwastethatmaycausesblightoncertainproperties.SECTION2.6–RURAL

OverviewThehistoryofanagriculturaleconomyinHardyCountyhasingrainedaruralwayoflifeoneverysectionandfacetofthearea.Rural,inHardyCounty’scase,trulycombinesthetwoprimarymeaningsoftheword,whichinclude“ofthecountry”and“pertainingtoagriculture.”Whiletheword“agriculture”isconcernedonlywiththeoccupationofraisingcrops,livestockorpoultry,theword“rural”hasabroadermeaning,conjuringimagesofgreen,tranquilcountryside,fresh,locallygrownfood,andfriendlypeoplewhocaneasilytracelinagebacktoasinglehomestead.Thequalityofbeing“rural”isauthentictoHardyCountyandembracedbyitsresidents.Becauseofthis,itisimportantthatHardyCountypreserveitsfarmingtraditionandagriculturallanduseforreasonsthatarenotonlyeconomic,butalsocultural.Agriculturalland,inthecontextofHardyCounty’sComprehensivePlan,refersnotonlytotilledfields,butalsoopenfields,pastures,andwoodlandswhichareeitherprospectsforadditionalfarmacreageorarevaluableastheyareforthecontributionstotheenvironmentandtotheruralappearanceoftheCounty.HardyCountyistheonlycountyinWestVirginiawheremanufacturingjobsoutnumberallotherdisciplines.Farming,animalfeedingandavarietyofagriculturalactivitiesarenecessarytothecounty’svitality,economy,culture,landscape,andlifestyle.HardyCounty



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recognizesagriculturaloperationsasvaluable,worthyofprotection,andsupportstherighttofarminamannerconsistentwithgenerallyacceptedagriculturalmanagementpractices.Inacountyrichinagrarianheritage,residentsofpropertyonornearagriculturallandinHardyCountyshouldbepreparedtoacceptasnormaltheinconveniencesofagriculturaloperations.Thesemayinclude,butarenotlimitedto,noisefromtractors,equipment,andaerialsprayingatnightorintheearlymorning;dustfromanimalpens,fieldwork,harvesting,andgravelroads;odorsfromanimalconfinementoperations,silageandmanure;smokefromditchburning;fliesandmosquitoes;theuseoffertilizersandpesticides,includingaerialspraying;andmovementoflivestockandmachineryonpublicroads.Theseperceivedinconveniencesareaspectsoflifeinagrariancommunities.ConsistentwiththeWVStateCodeandthevisionforthefutureofHardyCounty,plansandprogramsmustbeidentifiedtoprepareandmanagethepreservation,growthand/ordeclineofdesignatedruralareas.ResponsesprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaireindicatedthattheresidentsofHardyCountystronglysupportpreservingthecounty’srurallookandfeel,aswellasprotectingagriculturallands.

Thequestionofwhatareasofthecountyshouldbepreservedgarneredthemostresponsesonthesurvey,withatotalof74citizensidentifyingpreservationareas.Ofthoseresponses15individualsstatedthatagriculturallandsshouldbeprotected–rankingtheseareasthehighestofalloptionslisted.LostRiverStateParkandtheGeorgeWashingtonNationalForestrankedasthesecondandthirdmostprizedruralareas,with13and11responses,respectively.

Inadditiontotheabovequestions,residentswereaskedwhetherthecountyshouldmaintainitsrurallookandfeel.Theanswerwasaresounding“Yes.”Thirtyoutof37respondentsstatedthattheruralfeelandagriculturalusesofthecountyshouldbeemphasizedasapartoflanduseandeconomicdevelopmentdecisions.

GoalThegoaloftheruralsectionoftheHardyCountyComprehensivePlanistoensurethatrurallandsinHardyCountyareprotected,preservedandemphasizedinallcurrentandfuturedevelopmentdecisions,bothfortheeconomicandculturalgoodoftheCounty.



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Long‐standingagriculturaleconomy. ViewshedsalongCorridorHandinotherareasofthecountycontributetotherural

lookandfeel. Rurallifestyleofcountyisasignificantpartoftheculturalheritage. Someofthebestfarmlandislocatedinfloodplains. HardyCountyishometoagreatamountofnestingpairsofBaldEagles. HardyCountyiswithinthemigrationpathofGoldenEagles.

LiabilitiesandThreats Childrenarealsoexposedtodifferenthazardsinaruralsettingcomparedtourban

areas.Farmequipment,ponds,andirrigationditches,electricalservicetopumps,livestockandterritorialfarmdogsmaypresentrealthreatstochildren.

Pressure for the development of hillsides is increasing as a result of farmlandpreservationandconstraintsfordevelopmentwithinthefloodplains.

Farmlandisbeinglost. Noguidelinesexistforhillsidedevelopmentorpreservation. Noguidelinesexistfortheprotectionandpreservationofscenicviews.

RecommendationsPlanningandResearch Allruralresidentsandpropertyownersareencouragedtolearnabouttheirrightsand

responsibilitiesinaRighttoFarmCounty.TheseincludeobligationsunderStatelawregardingmaintenanceoffencesandirrigationditches,controllingweeds,keepinglivestockandpetsundercontrol,usingpropertyinaccordancewithzoning,andotheraspectsofusingandmaintainingproperty.

Allnormalandnon‐negligentagriculturaloperationsmaynotbeconsiderednuisancesinHardyCounty.

ConsiderworkingwithbirdwatchingenthusiaststonurturethisactivityinHardyCounty.

EncouragetheyouthoftheCountytogetengagedinecologicalpreservationactivitieswithintheCounty.

ConsiderpreservingareasofnestingBaldEagles.Regulations



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Preservetherurallookandfeelofcountybydevelopingguidelinesandprogramsthatprotectagriculturalland,existingforests,waterways,watersourcesandscenicviewsalongCorridorH.

Definebufferareas,includingsetbacks,betweenagricultureandotheruses,suchasresidential.

RecommendthattheCountyCommissionconsiderguidelinesforhillsidedevelopmentand/orpreservation.

RecommendthattheCountyCommissionconsiderguidelinesforviewshedprotectionandpreservation,whilestillallowingforthedevelopmentofprivateproperty.

PreserveallA‐1riverbottomcroplandforfarming,andpreventtheencroachmentofnon‐agriculturalusesintheA‐1areas,wheresoilsrecognizednationallyasimportanttotheproductionoffoodliepredominantlywithinthecounty’sfloodzones.

Preserveandencourageexistinghuntingandfishingactivitiesthroughthepreservationof,andguidelinesfor,timberstands,publicstreamaccessandotherhuntingandfishingactivitiesandamenities.

Ensurethatconfinedanimalfeedingoperations,excludingcontrolledenvironmenthousingforlivestock,shouldbepracticedindesignatedAgricultureZones.

Ensurethatcontrolledenvironment,grazing,andlightcropagriculturearepermittedtobepracticedinproximitytoresidentialuseswithproperuseofsetbacks,vegetativescreening,andattentiontowindbornesoundsandodors.

Languageshouldbeadoptedintothecounty’slanduseordinanceregulatingwindfarmsandwindenergycollection.

Encouragethegrowthoftheagrarianindustryinourcounty.Policies Children’sactivitiesshouldbeproperlysupervisedforprotectionofchildrenandthe

livelihoodsoffarmers. Landusepoliciesshouldpreserveandenhancethecounty’sagriculturalbase. Agriculturalpoliciesshouldinclude,butnotlimitedto,avian,cattle,poultry,sheep,

swine,equestrian,goats,domesticatedanimals,andotherlivestock. Agriculturalpoliciesshouldinclude,butnotlimitedto,livestockcrops,harvestedfruits

andvegetables,timber,grains,wheat,andotherorganicmaterialsharvestedforagriculturalpurposes.

SECTION2.7–RECREATION



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OverviewOwingtotherurallifestyleandlookofthearea,HardyCountyhasanumberofoutdoorattractionsandcommunityamenitiesthatcapitalizeonitsuniquespacesandbeauty.Thissectionwill,inaccordancewiththeWVStateCodeandconsistentwiththelandusecomponentoftheplan,identifygoalsandprogramsforthecontinuedsuccessandgrowthofrecreationalandtourismusesinthecounty.Stateandlocalparksandrecreationalfacilitiesarescatteredthroughoutthecounty.TheyincludefacilitiesinboththeTownofMoorefieldandtheTownofWardensville.Theseparkshaveswimmingpoolsandfacilitiesforathleticevents;includingsoftball,baseball,basketball,volleyball,andtennis.Additionally,thefollowingparksandrecreationareasareinthecounty:

LostRiverStatePark,situatednearMathiasoffCountyRoute12,offersaswimmingpool,cabins,restaurant,recreationalcenter,tenniscourts,horsebackriding,hikingandotherfacilitiesforoutdooractivities.

TheTroutPondRecreationAreaislocatedoffCountyRoute16betweenLostRiverandWardensvilleandincludestheTroutPondnaturallakeandRockcliffLake.FacilitiesareavailableattheTroutPondRecreationAreaforswimming,fishing,boating,hiking,andcamping.

TheKimseyRunDamissituatednearLostRiveronCountyRoute14.Thislakeisusedforfloodcontrolpurposesbutcouldalsohavevaluablerecreationalpurposesforthesurroundingarea.Itisalsousedfornon‐gasenginefishing.

AsmallpartofNathanielMountainislocatedinnorthernHardyCounty. ShortMountainHuntingAreaissituatedinthenorthernreachesofHardyCounty. TheeasternpartofHardyCountyisencompassedbytheGeorgeWashington

NationalForest. TheValleyViewGolfCourseissituatedapproximatelyfourmilessouthof

MoorefieldonU.S.Route220.Ithaseighteenholesthatareopenforplay.ValleyViewisopentothegeneralpublicandcurrentlyhasapproximately207members.

BakerParkishometoballfields,ascenicoverlook,walkingtrails,bathrooms,shelters,andplaygroundequipment.

BrightonPark,locatedoutsidetheTownofMoorefield,islocatedalongariverandcontainspicnicshelters,soccerfield,softballfields,walkingtrails,playgrounds,bathrooms,andboatramp.

CanoeinghasbecomeamajorrecreationalactivityinHardyCounty.PeoplecometoHardyCountyfromnearbymetropolitancentersforthepurposeofcanoeingontheSouthBranchofthePotomacRiver.Therearefourprimarycanoeroutes:FromthePetersburgGap



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BridgeattheHardy‐GrantCountylinetotheBuzzardFordBridgeoutsideMoorefieldonCountyRoute13;fromBuzzardFordBridgetotheOldFieldsBridgenorthofMoorefieldonU.S.Route220;fromtheOldFieldsBridgetoSycamoreBridgeandthroughthetroughtoHampshireCounty.Also,personscanoethroughtheTroughforthepurposeofobservingthebaldeaglesthatnestinthatarea.

HuntclubsandpropertiesarelocatedinHardyCounty.Theseproperties,totaling23,983.24acres,arecharacteristicoftheheritageofHardyCountyandareregulatedandprotected.Theyinclude:

BearsHeil(4,428.58acres) BranchMountain(2,108.00acres) HuntersRidge(1,506.90acres) CrossKnob(1,852.00acres) GraceProperty(11,043.03acres) GreenMountain(1,855.64acres) LittleMountain(1,189.09acres)

ThefollowingCommunityCentersarelocatedthroughoutthecountyandhelptoserveasameetingplaceforthevariouscommunities:

MathiasCommunityCenter RigCommunityCenter PeruCommunityCenter ArkansawCommunityCenter(OldSchoolHouse) WardensvilleCommunityCenter/WarMemorialBuilding KesselCommunityCenter(OldSchoolHouse) InkermanCommunityCenter Bean’sSettlementRuritanShelterarea HeishmanChapelCommunityCenter

Otherrecreationalareas/facilitiesinclude:

HardyCounty4‐HCamp LostRiverSinksAreaRoadsideParkbetweenBakerandWardensville,(nopublic

accessexceptacrossprivateproperty) CampHemlock(TroutRun–religiousretreat) LostRiverRetreat Severalhuntingclubsintheareasometimesofferingsharesforsale WardenLakePublicFishingArea



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WolfeGapCampground HawkCampground–inHampshireCounty,accessiblethroughHardyCounty HardyCountyRod&GunClub DNRrecreationfacilityatSycamoreBridge(boatramp,fishing,andhunting)

AsapartofthePlanningCommissionsurveyondevelopmentissues,residentsweregiventheopportunitytoidentifyareasthatshouldbeprotectedfromdevelopment.Thisquestiongarneredthemostresponsesonthesurvey,withatotalof74citizensidentifyingpreservationareas.Oftheresponses,15respondentseachstatedthatagriculturallandshouldbeprotectedfromdevelopment,aswellashistoricalsites.LostRiverStateParkwasidentifiedby13respondents,and11respondentseachlistedGeorgeWashingtonNationalForestandHardyCountyfloodplainsasthenexttwoareaswheregrowthshouldberestricted.Inaddition,30outof37respondentsstatedthattheruralfeelandagriculturalusesofthecountyshouldbeemphasized.Knownforitsnaturalbeauty,outdoorrecreationalopportunitiesandruralhospitality,HardyCountyistheperfectsettingforhuntingandfishing,camping,hiking,biking,andatotalrangeofactivitiesfortheoutdooradventurer.

GoalThegoalsoftherecreationsectionoftheHardyCountyComprehensivePlanare:1)topromotetheimportanceofopenpublicspaceforrecreationalandleisureactivitiesasadevelopmentconcept;2)toprotectandimprovethecounty’sexistingrecreationfacilitiesandsupportopportunitiesforenhancement;and3)toincreasetheeconomic,socialandenvironmentalviabilityofthecounty’srecreationalfacilitiesasameansofencouragingtourismasaneconomicdevelopmentstrategy.

AssetsandOpportunities Avarietyofrecreationalamenitiesandactivitiesexistthroughoutthecounty. Thecountycurrentlyattractsabaseofvisitorswhocomeintotheareatopursueleisure

activities. TheWardensvilleVisitorandConferenceCenterhasopenedalongRoute55,the

gatewayintothecountyfromVirginia. CorridorHhasopenedupadditionalscenicviewsthatcouldbeusedtoattract“leaf

peepers”tothearea. Thereisstrongcommunityandvolunteersupportformaintainingandimprovingparks

andrecreationalfacilities.



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TheConventionandVisitorsBureau(CVB)isworkingtoattracttourismtothearea. SupportthesuccessoftheMoorefieldSeniorandWellnessCenter. StateDepartmentofNaturalResourceshasadded4publicriveraccessessince2000.

LiabilitiesandThreats Noguidelinesexisttoprotectscenicviewsinthecounty. Someoftheparksandcommunityfacilitieshavemaintenanceissues. Notenoughemphasishasbeenplacedonthedevelopmentoftourismasaneconomic

generator Thereisnocentralcoordinationofrecreationalfacilitiesorprograms. Indoorfacilitiesavailabletoresidentsarelimitedornotavailableatall. The4‐HCampisgrosslyunderutilized. LostRiverstateparkisunderutilized. Historicbattlefieldsitesareneglected. TheWellnessCenter,inMoorefield,isunderutilized.

RecommendationsCoordinationandCommunication Work with the Convention and Visitor’s Bureau (CVB) to evaluate the need and

opportunity for additional, expanded or improved recreational facilities and plan fortheirprovision.

Workwithcommunityandprofessionalorganizations/agenciestoimproveinformationabout,andaccessto,amenitiesintheCounty.

PlanningandResearch Investigatethefeasibilityofcreatingacommitteetoassistintheplanningandfunding

ofrecreationalimprovements,bothindoorandoutdoor. Seek funding for, or a volunteer to, coordinate recreational services, needs, and

opportunitiesthroughthecounty. Locateanddeveloppropertyforcampingandrecreationalvehicleparks. Developacomprehensive,year‐roundrecreationalprogramforteens,seniorsand

otheragegroups. UndertakeastudyinthePlanningCommissionfortheappropriatenessofguidelinesfor

thepreservationofscenicviews. ConsidergreateroutreachintheCountyforATVsafety.Regulations



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ConsiderthedevelopmentofguidelinesbytheCountyCommissionthatensurethepreservationofscenicviews.

Preserveandencourageexistinghuntingandfishingactivitiesthroughthepreservationof,andguidelinesfor,timberstands,publicstreamaccessandotherhuntingandfishingactivitiesandamenities.

ConsidertheappropriatenessofabufferaroundtheperimeterofregisteredhuntingclubsandpropertiesinHardyCounty.TheCountyZoningOrdinanceshouldincludeadefinitionofhuntclubsandwhethertheyshouldberegulated.

SECTION2.8–ECONOMICDEVELOPMENT

OverviewEconomicdevelopmentistheprocessofcreatingwealththroughthemobilizationofhuman,financial,capital,physical,andnaturalresourcestogeneratemarketablegoodsandservices.ThiselementoftheComprehensivePlanprovidesguidanceonimprovingtheeconomicviabilityofthecounty.Withouttheestablishmentofastrong,diversifiedeconomicbase,HardyCountywillnotbeabletoimplementmanyofthestrategiesrecommendedinthePlan.Thepurposeofthissection,inaccordancewithWVStateCodeistoestablishgoals,policies,plans,objectives,provisionsandguidelinesforeconomicgrowthandvitalityforcurrentandanticipatedfutureresidentsofthejurisdiction,including,butnotlimitedto:

Opportunities,strengthsandweaknessesofthelocaleconomyandworkforce; Identifyinganddesignatingeconomicdevelopmentsitesandorsectorsforthe

area;and Typeofeconomicdevelopmentsought,correlatedtothepresentandprojected

employmentneedsandutilizationofresidentsinthearea.

ResponsesrelatedtoeconomicdevelopmentissueswereprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaire.Primarily,residentsindicatedwheretheywouldprefertoseegrowthasthecountymovesforwardoneconomicdevelopmentissues.Throughthesurvey,citizensindicatedthatrespondentsfavorgrowtharoundWardensville(14outofatotalof40responses).EightrespondentssaidtheywouldprefertoseegrowtharoundMoorefieldandsixrespondentslistedCorridorHastheareawheregrowthshouldoccur.



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OfadditionalconsiderationwasthequestionofwhetheragricultureshouldcontinuetobeemphasizedasadriverforHardyCounty’seconomyandlifestyle.Thirtyoutof37respondentsstatedthattheruralfeelandagriculturalusesofthecountyshouldbeamajorconsiderationintheCounty’seconomicdevelopmentdecisions.LeadingindustriesandproductsinHardyCountyincludepoultry,woodandvalue‐addedproducts,hayandgrain,andlivestock.Poultryisthemajorleadingindustryandaccountsforoverhalfofouremployment.Woodandwoodproductsaccountforapproximatelyonequarter.Schools,government,agricultural,andservice‐relatedemploymentaccountforthebalanceofouremployment.Notincludedintheseestimatesareself‐employedpersonsoragriculturalemployment.HardyCounty,alongwiththerestofthecountiesofthisregionofWestVirginia,willcontinuetohaveeconomicgrowthopportunities.Thesegrowthopportunitiesincluderetentionoftheexistingjobs,newjobcreationsincludingmorehighlyskilledjobs,businessdiversifications,tourismrelateddevelopments,newresidents—especiallythosecommutersfromadjacentout‐of‐stateareasandin‐stateresidentsinneighboringcounties.

GoalThegoalsoftheeconomicdevelopmentsectionoftheHardyCountyComprehensivePlanare:1)topromotethevitalityofthecountybycreatinganenvironmentthatisconducivetogrowingastronganddiverseregionaleconomy;2)toidentifyandimplementpoliciesthatwillfostereconomicdevelopmentopportunities;3)toidentifyandimplementpoliciesandguidelinesthatwillreducethenegativeimpactofcommercial,agriculturalandindustrialusesnearresidentialdevelopment;4)retainexistingindustries;5)haveadequatewatersuppliestoservebothcommercialandresidentialneeds;and6)expandinfrastructuretomeetcurrentandfutureneeds.

AssetsandOpportunities HardyCountyisgenerallyamongthecountiesintheStatewiththehighestgrowthrate. HardyCountygenerallyhasamongthelowestunemploymentratesintheState. HardyCounty’sunemploymentratehastraditionallybeenbelowthenationalaverage. HardyCountyisamongthelargestmanufacturingemploymentbasesinWestVirginia. Agricultureremainsaviableeconomicbasisforthecounty. Thepoultrybusinessinthecountyhasremainedrelativelystable.



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Thecountyattractsalimitedbutstabletouristdestinationamongindividualswhocomefortherecreationalandruralamenities.

Thereareopportunitiesforthecounty,withthecooperationofthenewConventionandVisitorsBureau,toenhanceandexpandthetourismindustryinthecounty.

ThecountyhasaRuralDevelopmentAgencywhosegoalistoidentify,promoteandfostereconomicdevelopment.

Thelocationofthecountyiswithin150milesofthemetropolitanhubsofWashington,DC,andCumberland,MD.

HardyCountyhasthreeindustrialparksthatofferspacetolocateandgrowindustry. EasternCommunityandTechnicalCollegecontributestoemploymentandtrainingin

thearea. TheCountyshouldencouragethegrowthofemergingpopulationsofpeoplefrom

differentethnicbackgrounds. TheHardyCountyChamberofCommerceprovidesanetworkandsupportstructurefor

businessesandbusinessownersinHardyCounty.

LiabilitiesandThreats

Poorsecondaryandtertiaryroadwayscouldbeahindrancetodevelopment. Thecountylackstheamenitiesthatdrawlargeemployersandinvestment. The county has a limited labor force for jobs in the technology or research and

developmentsectors. Notenoughemphasishasbeenplacedonthedevelopmentoftourismasaneconomic

generator. ThePlanningCommission,P.S.D.,andtheR.D.A.shouldimprovetheircoordinationand

cooperativeefforts. Thecountydrawsmorewarehousespacethancommercialspace,limitingjob

opportunities. Thecurrentzoningmapdoesnotsupportthetypeofeconomicdevelopmentthecounty

needstodiversifyitseconomicbase. Notenoughefforthasbeenmadetoinvolvethecounty’syouthinplanningand

development. Thereisalackofpromotionandeducationontheimportanceofregionalism. Tourismisoverlookedandunderservedasaneconomicassetforthecounty. TheRDAdoesnothavespecificprogramstoassistwithsmallbusinessstart‐upsor

expansion.

Recommendations



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ResearchandPlanning Conductacorridormanagementstudytodetermineandencourageappropriate

commercialandindustrialdevelopmentalongtargetedareasofCorridorH,aswellasalongRoute220inandaroundMoorefield.

Updatethezoningmapandordinancetoencourageawidervarietyofcommercialdevelopmentthroughoutthecounty.

Encourage the appropriate adaptive use of vacant or underutilized commercial andindustrialproperties

DevelopacountysignstrategyfordestinationbusinessesandattractionslocatedalongCorridorH.

Ensure that suitableareasof landare identified for theexpansionof commercial andemploymentusesarereserved.

Increase opportunities for the location of RV parks and camping facilities andencourageoff‐roadrecreationalactivities.

Increaseopportunitiesforeconomicdevelopmentofsmallandmediumsizedbusinesses.

EncouragethegrowthoftheagrarianindustryintheCounty.AdministrationandRegulation Developandimplementacountyreviewandapprovalprocess,administeredbythe

PlanningCommission,toensureconcurrencywiththeCounty’sComprehensivePlanpriortositeidentification,acquisitionanddevelopmentofanypropertybytheRuralDevelopmentAuthority.

Consider implementing fewer restrictions on industrial parks to allow for a widervarietyofuses.

Updatepermitting(i.e.occupancy,use,andvariances)proceduresandprovidegreateradministrativeoversightfortheplanningstafftoprovidewaiversandinterpretationsofthecode.

CoordinationandCommunication Work with the RDA to expand business recruitment strategy to diversify Hardy

County’s tax and employmentbase through the attractionof office, service and retailuses,inadditiontolargeindustry.

WorkwiththeCVBandtourism‐relatedbusinessestoencourageandexpandseasonalrecreationalactivitiesandtourism.

Continue to support the efforts of the Chamber of Commerce to create a vibrantcommercialenvironmentinHardyCounty.



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RecruitmentandRetention Implement more aggressive strategies in the county for business and industrial

recruitment. WorkwiththeEasternWVCommunityandTechnicalCollegetodevelopprogramsthat

provide training to workers who need new skills or additional training to meet theemploymentneedsofthemedical,technologicalorresearchanddevelopmentsectors.

Assistlocalfarmerstoensurethatactivefarmsarepreserved. Appoint a panel of county stakeholders that will identify and develop a strategy to

retaintheHardyCounty’syouthandyoungfamilies. Studyopportunitiesandstrategiestoretainandrecruitcollegegraduates.SECTION2.9–COMMUNITYDESIGN

OverviewCommunitydesignisintendedtoaddressthequalityofbuildings,streets,publicspaces,greenspacesandhistoricalattributes–visualindicatorsofanarea’seconomicandsocialstability.Communitiesthatarestableandeconomicallysound,withwelldistributeddevelopment,leaveapositiveimpressiononresidentsandvisitors.Communityappearancecanbeenhancedandimprovedwithprojectsandprogramsofallsizes.Whilesomeoftheseimprovementsmayrequireasignificantamountofinvestment,individualsandorganizationsthatvolunteertheirtimearealsocapableofinitiatinglastingimprovements.Physicalimprovementscanbemadeinsmallincrementsandyetbringsignificantchangesinacommunity.ConsistentwiththeWVStateCodeandthevisionforthefutureofHardyCounty,plansandprogramsmustbeidentifiedtoestablishcommunitydesignprinciplesthatpromotethecommunity,characterandidentityofHardyCounty.



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GoalThegoalofthecommunitydesignsectionoftheHardyCountyComprehensivePlanistoidentifyandimplementguidelinesforbuilding,infrastructureandlandscapethatimproveandenhancetheirsurroundingsbyfosteringtherurallook,feel,andhistoricalcontext,oftheCounty’sexistingconditions.


Hardy County has concentrated main street areas in the population centers of

MoorefieldandWardensville. Thecountyhasanumberofscenicviewsthatshouldbeconsideredduring

development.

LiabilitiesandThreats Thecountyhistoricallyhasnothadstandardsfordesign. Property owners and developers resist guidelines for the development of their

property. Subdivisionshavebeenbuiltwithoutdesignguidelinesinplace. Designcovenantsinresidentialdevelopmentsdiscouragepeoplefromlocatingthere. Thecountyhasnotsufficientlyregulatedsetbacksandbufferzones. Institutingdesignguidelinestoprotectpropertyvalueswouldrequireextensivepublic

education.

RecommendationsDesignGuidelines Consider the development of county design guidelines that frame and protect the

county’sscenicviews. Considerthedevelopmentofcountydesignguidelinesforresidentialsubdivisionsthat

includeadequategreenspace. Considerthedevelopmentofcountyguidelinesforpreservationandimprovementof

theexisting“downtown”areas.Regulations ThePlanningCommissionshouldclarifythedifferencebetweensetbacks(thedistance

betweenapropertylineandastructureorimprovement)andbuffers(azonalareathat



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keeps two or more uses separate from one another; generally in the form of anundisturbedorunimprovedarea)intheCountyZoningOrdinance.Whileclarifyingthedifference between the two site design criteria, they should determine theappropriateness of each between the varieties of incompatible uses in the ZoningOrdinance.

Identify and establish appropriate setbacks for residential and commercialdevelopment.

IdentifyandestablishappropriatesetbacksfordevelopmentalongCorridorH. TheCountyshouldconsiderrequiringbufferzonesbetweenresidentialusesandother

uses,includingagricultural,commercial,industrial,andactiveandpassiverecreationaluses.

Programs Developacomprehensive,year‐roundrecreationalprogramforteens,seniorsand

otheragegroups.SECTION2.10–PREFERREDDEVELOPMENTAREAS

OverviewEstablishingpreferreddevelopmentareasallowsforthecorrectionofproblemsstemmingfrompoorlyplannedornegativehistoricalgrowthpatterns.InaccordancewiththeWVStateCode,jurisdictionsmaydevelopincentivesthatencouragegrowthinpreferreddevelopmentareas,eitherthroughnewstructures,infillorredevelopment.Topreventsprawl,preferreddevelopmentareasshouldbeconcentratedaroundexistingdevelopmentandbeabletotieintoexistingroads,waterandsewerinfrastructure.Inaddition,developmentpatternsintheseareasshouldprovideforamixofuses.Whilepreferreddevelopmentareasidentifysectionsofthecountythatarewellsuitedforgrowth,itisimportanttonotethatdevelopmentareasarenottheonlylocationswheregrowthcanoccur.Instead,theconceptseekstoidentifyareasthathavedistinctadvantages,suchasproximitytomajorroadways,waterandsewerservices,andcriticalmass.ResponsesprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaireindicatedthatrespondentsfavorgrowtharoundWardensville(14outofatotalof40responses).EightrespondentssaidtheywouldprefertoseegrowtharoundMoorefieldandsixrespondentslistedCorridorHastheareawheregrowthshouldoccur.



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Thirtyoutof37respondentsstatedthattheruralfeelandagriculturalusesofthecountyshouldbeemphasizedasapartoflanduseandeconomicdevelopmentdecisions.

GoalThegoalsofthepreferreddevelopmentareassectionoftheHardyCountyComprehensivePlanare:1)toprovidearationalpatternforfuturelanddevelopmentthatencouragesefficientandcoordinatedgrowththroughoutthecounty;2)toprovideguidanceanddirectioninindentifyingareasmostsuitableforvarioustypesofgrowth;and3)toencourageeconomicalinfrastructureimprovementsincoordinationwithdevelopmentopportunities.


Hardy County and itsmunicipalities havemade steady improvements to theirwater

andsewerinfrastructurethroughoutthecounty. CorridorHhasopenedupthecountyfordevelopment. Landisavailablenearpopulationcenterstoconcentratedevelopment. Existingindustrialparkshavenotbeenfilledtocapacity.

LiabilitiesandThreats Existingindustrialparkshavenotbeenfilledtocapacity. Unlessgrowthiswell‐directed,thecountymayseeanincreaseinsprawl. Withoutproperguidelines,newdevelopmentcouldtaxexistingwaterandsewer

infrastructure.

RecommendationsLandUsePolicies Developappropriateincentivestoencouragegrowth,infillandredevelopmentaround

existingpopulationcenters,includingalongRoute220inandaroundMoorefield. Workwithtownstodevelopoverlaydistrictsadjacenttotownboundariesthatsupport

growthanddevelopmentaroundexistingpopulationcenters. Incentivizegrowthinthecounty’spreferreddevelopmentareastobecompetitivewith

regionaljurisdictions(i.e.,taxabatement,subsidizedutilityservicedelivery,workforcetraining).



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Consider Baker, in addition to Moorefield and Wardensville, as a preferreddevelopmentareaandencouragethedevelopmentofamasterplanforthiscommunitythatidentifiesinfrastructureimprovements,anappropriatemixofuses,anddensityofdevelopment.

PublicImprovements ExtendthelevyonthenorthendofMoorefieldtoallowfordevelopment.Regulations Expandusespermittedinindustrialparks.SECTION2.11–RENEWALANDREDEVELOPMENT

OverviewAsHardyCountycontinuestodevelop,effortsshouldbemadetoprotectandpromotethehealth,safetyandgeneralwelfareofthecountythroughtheeliminationandpreventionofblightedandtransitionalareas.Toaccomplishthis,guidelinesmustbeestablishedtoencouragetherenewalofexistingvacantorunder‐usedparcelsthroughinfillandredevelopmentpractices.Successfulredevelopmentandrenewaleffortscanreturncultural,social,recreationalandentertainmentopportunities,gatheringplaces,andvitalitytoolderpopulationcentersandneighborhoods.Inaddition,attentionmustbepaidtothedesignofinfillandorredevelopmentprojectstoensurethatthenewdevelopmentfitstheexistingcontext.InaccordancewiththeWVStateCode,blightedareasmustbetargetedinthecomprehensiveplan,alongwithgoalsandprogramstoencouragetheirrenewalandredevelopment.

GoalThegoalsoftherenewalandredevelopmentsectionoftheHardyCountyComprehensivePlanare:1)tosustainexistingfavorableconditionsthroughoutcommunitiesinHardyCountybyencouragingdevelopmentinandaroundexistingpopulationcenters;2)tosupportnon‐profitandpublicpartnersperformingredevelopmentandrenewalworkthroughouttheCounty;and3)toencourageprivateinvestmentintherenewalandredevelopmentprocess.



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TheHardyCountyRuralDevelopmentAuthorityworkstoencourageredevelopment. TheTownofWardensvillehasundertakenamajorstreetscaperenovationtoimprove

developmentconditionswithinthemunicipalbusinessdistrict. TheTownofMoorefieldisworkingonthedevelopmentofanewsewersystem.

LiabilitiesandThreats Thecounty’spopulationcenters,MoorefieldandWardensville,haveanumberofvacant

buildingsintheircommercialdistricts. Recentdevelopmenthasbeensporadic,leavingstretchesofundevelopedlandbetween

newprojects. Therecentnationaleconomicdownturnmayresultinadditionalvacantresidentsand

commercialstructuresthroughouttheCounty.

Recommendations

CoordinationandCommunication WorkwiththeRDAtoencourageredevelopmentandrenewalinindustrialparksand

commercialareasthroughouttheCounty.LandUsePolicies Workwithtownstodevelopoverlaydistrictsadjacenttotownboundariesthatsupport

growthanddevelopmentaroundexistingpopulationcenters. Developappropriateincentivestoencouragegrowth,infillandredevelopmentinand

aroundexistingpopulationcentersinMoorefieldandWardensville.PlanningandResearch Expandusespermittedinindustrialparks.SECTION2.12–FINANCE

OverviewHistorically,themethodsavailabletoWestVirginiacitiesandcountiesforthegenerationofcapitalimprovementfundshavebeenseenasimpeding;ratherthanfacilitatinggrowthand



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development.Ingeneral,thestate’slocalgovernmentsdonotgenerateenoughrevenuetoundertakeanysignificantprojectsbeyondday‐to‐dayoperations.ReceiptsfromAdValoremandBusinessandOccupationTaxescomprisethebulkofmostgeneralfundrevenue,withthebalancecomingfromlicenses,charges,andfeescollectedinexchangeforservicesbeingprovided.Withrespecttotheselimitations,thissectionwillnotbeananalysisofthefundingsourcesavailabletoWestVirginiagovernments(althoughtheyareincludedintheWestVirginiaPublicFinancePrograminareportpreparedbytheBureauofBusinessandEconomicResearchatWestVirginiaUniversity).Instead,thefundingstrategiesdiscussedinthissectionwill,inaccordancewithStateCode,providefinancialstrategiesfortheshortandlong‐termrecommendationsthatsupportthegoalsofthePlanningCommissionasoutlinedintheaccompanyingchaptersofthisdocument.

ForthepurposeofthisComprehensivePlan,onlytherecommendationsthatarerelatedtocapitalimprovementswillbediscussed.TheresponsibilitiesofHardyCountyinotherareassuchasthedeliveryofinformationtothepublictobroadentheirknowledge,thecollaborationwithpartnerstoimplementrecommendations,andtheundertakingofadditionalstudiesandassessmentsisviewedasprogrammaticrecommendationsandnotprojectedtoimpactthefiscalresourcesofHardyCounty.Theexaminationofcapitalimprovementswillincludethosenon‐recurringexpendituresoranyexpenditureforphysicalimprovements,includingcostsforacquisitionofexistingbuildings,land,orinterestsinland;constructionofnewbuildingsorotherstructures,includingadditionsandmajoralterations;constructionofstreetsandhighwaysorutilitylines;acquisitionoffixedequipment;orlandscaping.TheCodeofWestVirginiarequiresthatthecountyadoptabalancedbudget.Thecountymaintainsextensivebudgetarycontrolsatalllevelsofoperation.LegalcompliancewithexpendituresismandatorytocomplywithalllawsandadministrativeregulationsoftheStateofWestVirginia.AnyrevisionsthatalterthetotalexpendituresofanyagencyorfundmustbeapprovedbytheCountyCommissionand,whereapplicable,submittedtotheStateAuditorasChiefInspectorofpublicofficeforapproval.Underthecounty’sbudgetaryprocess,outstandingencumbrancesattheendofthefiscalyeararereportedasreservationsoffundbalanceanddonotconstituteexpendituresorliabilitiessincethecommitmentswillbere‐appropriatedinthesubsequentfiscalyear.Allappropriationslapseatthefiscalyearend.

TypesofFundsinHardyCounty

WestVirginiaCoderequirescountiestomaintaincertainbasicfundsandallowsthecountytocreatefundsforspecificrevenues.Thecountyhasthefollowingtypesoffunds:



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GovernmentFunds:Mostofthecounty’sbasicservicesareincludedinthe

governmentalfundswhichfocuson(1)cashandotherfinancialassetsthatcanreadilybeconvertedtocashflowinandoutand(2)thebalanceleftattheyear‐endthatareavailableforspending.Consequently,thegovernmentalfundstatementsprovideadetailedshort‐termviewthathelpsyoudeterminewhethertherearemoreorfewerfinancialresourcesthatcanbespentinthenearfuturetofinancecounty’sprograms.TheGeneralFundisthemainoperatingaccountofthecountyandconsequently,thelargestofthegovernmentalfunds.

FiduciaryFunds(AgencyFunds):TheCountyisthefiduciaryforseveralotherentities.Thecountyisresponsibleforotherassetsthatcanbeusedonlyfortheirintendedpurpose.Allthecounty’sfiduciaryactivitiesarereportedinseparatestatementsoffiduciarynetassetsandchangesinfiduciarynetassets.

GoalRecognizingthatWestVirginiamunicipalitiesarestatutorilylimitedintheirabilitytogeneraterevenuetoimplementcapitalimprovements,thegoalsoftheHardyCountyComprehensivePlanforfinancingare:1)todevelopsoundfinancialstrategiesfortheimplementationofanyandallimprovementsrecommendedintheplan;2)toanalyzetheexistingfinancialstrategyforimplementingimprovementsandexaminealternativemethodsoffunding;and3)todeveloprelationshipswithpublicandprivatesectorpartnerstomaximizeopportunitiesfortheimplementationofimprovements.


TheCountyCommissioniscommittedandcontinuestofundtheconstitutionaloffices

andoperatingunitsofHardyCounty. TheCountyCommissionhasalwayspledgeditsfullsupportforthecontinued

developmentandconstructionofwaterandsewerinfrastructureprojectsthroughtheRuralDevelopmentAuthorityandPublicServiceDistrict.

TheCountyCommissionfundsandsupportsitsprogramsgearedtowardtheprovisionoffireandambulanceservices,expansionandattractionofnewandexistingindustrialuses,businesses,andindividualsconsideringtheCountyasaplacetoliveorconductbusiness.

TheCountyCommissionsupportsitsPlanningCommissionintheireffortstoplanforthefutureoftheCountyandadministeritsdevelopment.

TheCountyCommissionsupportsvariouscommunityorganizationsandworkswithcommunitiestobuildandprovidefacilitiesandservicestobetterserveitscitizenry.



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TheHardyCountyCommissioncreatedaHardyCountyFarmlandProtectionBoardperWestVirginiaCodeSection8A‐24‐72.AnincreaseinpropertytransfertaxonsaleofrealestateisrestrictedforusebytheBoardinitseffortstowardfarmlandpreservation.

TaxlevieshavechangedlittleinthecountyduetothesteadygrowthinthecountyandprudentfiscalmanagementoftheCountyCommission.

LiabilitiesandThreats TheCountyCommissionhasnotusedgovernmentbondstofinanceinfrastructureand

otherpublicimprovements. Thereisnocapitalimprovementprograminplacetofundcapitalimprovements

recommendedintheCounty’sComprehensivePlan.

Recommendations

CoordinationandCommunication Work with the RDA to encourage redevelopment and renewal in commercial areas

throughoutthecounty.ImprovementFinancingMechanisms TheCountyCommissionandRuralDevelopmentAuthorityshouldaggressivelyseek

fundingforinfrastructureimprovementstoimproveexistingserviceandplanforfutureneeds.

TheCountyCommissionshouldconsidergovernmentbondstofinanceinfrastructureandotherpublicimprovements.

Inanticipationofperiodsofexcessiveemploymentandpopulationgrowth,theCountyCommissionshouldconsiderplacingfeesonnewdevelopmenttohelpfundandpayfortheconstructionorexpansionofoffsitecapitalimprovements.Thesefeeswouldhelpreducetheeconomicburden(i.e.infrastructureandservices)ontheCounty.

TheCountyCommissionshoulddevelopanannualcapitalimprovementsplanaddressingrecommendationsintheComprehensivePlan.

LandUsePolicies Workwithtownstodevelopoverlaydistrictsadjacenttotownboundariesthatsupport

growthanddevelopmentaroundexistingpopulationcenters. Expandusespermittedinindustrialparks. Developappropriate incentives toencouragegrowth, infill and redevelopment inand

aroundexistingpopulationcentersinMoorefieldandWardensville.



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ResearchandPlanning Identifythecurrentmethodbywhichcapitalimprovementsarefunded. Analyzetheexistingfinancialstrategyforimplementingcapitalimprovementprojects. Examinealternativemethodsforfundingcapitalimprovementprojects. Determineroleofpartnersinthegovernmentandprivatesectorsincapital

improvementprojects.SECTION2.13–HISTORICPRESERVATION

OverviewThehistoryofanycommunityrepresentsitsidentityanditscultureandthereforeshouldbeprotectedthroughbotheducationandpreservation.Theseeffortscantakeseveralforms.Historicsitescanserveasamonumenttothepast,whileprovidingaplaceforgatheringandcelebration.Anoldchurchcanstillholdworshipservicessimilartothoseheldonehundredyearsago.Oldhomescouldberestoredsotheycancontinueasfamilydwellingsorberefurbishedasshopsoroffices.

Disregardingsitesofhistoricandculturalsignificancecanresultinthedeteriorationofthecharacterandidentityofacommunity.Ifhistoricsites–includingscenicvistas–arenotprotected,theheritageofthecommunitywillbelostforever.

ResponsesprovidedfromcitizensthroughtheHardyCountyPlanningCommissionquestionnaireindicatedstrongsupportfortheprotectionofthearea’shistoricsites.Thequestionofpreservationgarneredthemostresponsesonthesurvey,withatotalof74citizensresponding.Oftheresponses,15individualssaidhistoricalsitesshouldbeprotectedfromdevelopment.Agriculturallandsalsoreceived15votesforprotection,makingthesetwoassetsthehighestrankedpreservationsitesonthesurvey.InaccordancewiththeWVStateCode,thissectionwillidentifylandsorbuildingsthathavehistorical,scenic,and/orarchitecturalsignificanceandidentifyplansandprogramsthatpreventtheunnecessarydestructionofpastdevelopment.

GoalThegoalofthehistoricpreservationsectionoftheHardyCountyComprehensivePlanistoenhancethequalityoflifeforresidentsandvisitorsthroughthepreservationofresources



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thataresignificantfortheirarchitectural,archaeological,economic,educational,socialandculturalvalueinthecommunity.


HardyCountyhas10CivilWarTrailsmarkersthatarepartofthenationalCivilWarTrailstourismpromotionprogram.

ThehistoricdistrictintheTownofMoorefield. The1864BattleofMoorefield,locatedinOldFields. Thereare18sitesinHardyCountylistedintheNationalRegisterofHistoricPlaces:

TheWillows,southofMoorefield MillIsland,southofMoorefield WillowWall,northofMoorefield FortPleasant,northofMoorefield Henry“LightHorseHarry”LeeCabin,westofMathiasinLostRiverStatePark OldHardyCountyCourthouse,WinchesterAve.&ElmSt.,Moorefield JohnMathiashouse,Mathias BuenaVistaFarms,OldFields HickoryHill,US220,southofMoorefield TheMeadows,US220,southofMoorefield MoorefieldHistoricDistricts(portionsofMain,Elm&Washingtonstreets,and

WinchesterAve.),Moorefield ThomasMaslinhouse,Moorefield OldStoneTavern,Moorefield Ingleside(aka,JudgeJ.W.F.AllenHouse),Moorefield OaklandHall,US220,Moorefield WestfallPlace,US220,Moorefield Wilson‐KuykendallFarm,US220,Moorefield P.W.Inskeephouse,WVRoute55,Moorefield NicholasSwitzerHouse,CR5andWaitesRun LostRiverGeneralStore,Route259,LostRiver FrancisKotzFarm,SR55,Wardensville HenryFunkhouserFarmandLogHouse,FunkhouserRoad,Baker GarrettVanMeterHouse,ReynoldsGapRoad,OldFields StumpFamilyFarm,SR7,Brake

There are nine properties that have been determined to be eligible for the National

RegisterofHistoricPlaces: AbrahamInskeephouse,CountyRoute10/3,Fisher



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WilliamHawsehouse,CountyRoute8,Needmore JohnBotthouse,WVRoute55,Baker Baughmanhouse,WVRoute55,Baker FrancisGodlovehouse,CountyRoute23/10,Wardensville ValentineSwisherhouse,CountyRoute5,Wardensville NicholasSwisherhouse,CountyRoute5,Wardensville WillFisherfarm,Fairview,CountyRoute10/3,Fisher JosephInskeephouse,CountyRoute10/3,Fisher

LiabilitiesandThreats The county’s historic buildings and sites have not been completely located and

documented. Property ownersmay lack knowledge about the historical or cultural significance of

theirproperty. Thecountyoffersnoincentivesforthepreservationorredevelopmentofhistoricallyor

culturallysignificantproperties.

RecommendationsPlanningandResearch Identify properties and structures that are of historical significance and develop

policiesfortheirprotectionandpreservation. WorkwiththeHistoricalSocietytoidentifyandpreservehistoricsitesinHardyCounty. Workwithcivicgroupsandothergovernmentagenciestoidentifyandpreservehistoric

sitesinHardyCounty.DevelopmentRegulation Developcommunitydesignguidelinesthataresensitivetohistoricvaluesandpreserve

historicsitesandbuildingsinHardyCounty. Developcommunitydesignguidelinesthatencouragesnewandinfilldevelopmentto

builduponexistingarchitecturalfeaturesandcharacter.Promotethepracticeofadaptivereuseforhistoricpropertiesthroughtheuseoffinancialandregulatoryincentives.

Encouragecompatibleusesandproperbuffersaroundallhistoricallyandculturallysignificantproperties.

Preserve/restore/promoteCivilWarsitesandtourisminHardyCounty.



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SECTION2.14–TOURISM

OverviewAccordingtothemostrecentdataavailablefromtheWestVirginiaDivisionofTourism,tourismwasa$3.9billionindustryforthestatein2006.Inaddition,travelspendinghasincreasedmorethan10percentannuallysincetheyear2000.Basedontheprojectionscontainedinthestudy,thePotomacHighlandsregionseeswellover$250millioninannualtourismspending.HardyCountycaptured$18.5millionofthosedollarsin2004.ThemoneythatisspentonthesegoodsandservicesinWestVirginiasupportsbusinessesthatinturnemployWestVirginiaresidents;includingthe310jobsgeneratedin2004bythetourismindustryinHardyCounty.HardyCountyhasaplethoraofassetsavailabletomakethemostofagrowingtourismindustry,fromstateparks,toscenicbyways,touniqueshopsandcrafts,toannualfairsandfestivals.WiththecreationoftheHardyCountyConventionandVisitorsBureauin2008,thecountyispoisedtoreapeverlargerbenefitsinthefuture.Throughsystematicdevelopmentandlandusestrategies,HardyCountycanpairgrowingtourismindustrywiththeoverarchingdesireofresidentstomaintaintherurallookandfeelofthearea,whilestillcreatinganenvironmentofincreasingwealthandcommercialviability.Todothis,thePlanningCommissionshouldfocusonthefollowingcomponentsoftourisminHardyCounty: Attractions,accommodationsandactivities Receptionservices Touristrelatedfacilitiesandservices

GoalThegoalofthetourismsectionoftheHardyCountyComprehensivePlanistopromotetravelandtourisminHardyCountyandthroughoutthePotomacHighlandsregion,sothat



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theeconomicbenefitfromtourismwillenhancethelocalcommercialvitalityandqualityoflife.

AssetsandOpportunities WardensvilleVisitorandConferenceCenterlocatedinthegatewaytoWestVirginia

andHardyCountyfromtheeast.Thecenteroffersbathrooms,Wi‐Fiinternet,conferencefacilities,telephones,andhistoricandculturalexhibits.

LostRiverStatePark,situatednearMathiasoffCountyRoute12,offersaswimmingpool,cabins,restaurant,recreationalcenter,tenniscourts,horsebackriding,hikingandotherfacilitiesforoutdooractivities.

TheTroutPondRecreationArea,locatedoffCountyRoute16betweenLostRiverandWardensville,whichincludestheTroutPondnaturallakeandRockcliffLake.FacilitiesareavailableattheTroutPondRecreationAreaforswimming,fishing,boating,hiking,andcamping.

ShortMountainHuntingAreaissituatedinthenorthernreachesofHardyCounty. TheeasternpartofHardyCountyisencompassedbytheGeorgeWashington

NationalForest. TheValleyViewGolfCourseissituatedapproximatelyfourmilessouthof

MoorefieldonU.S.Route220.Ithaseighteenholesthatareopenforplay.ValleyViewisopentothegeneralpublicandcurrentlyhasapproximately207members.

MotorcycleenthusiastsregularlytravelthroughandtoHardyCounty. TheCountyhasanemergingcyclingcommunity,includingthetrainingfacilityatthe

RawTalentRanchintheLostRiverValley. LocalartsandcraftsareshowcasedattheLostRiverArtisansCo‐Op. TheConventionandVisitorsBureauwascreatedin2008toenhancetourism. Thereareahandfulofwell‐knownlodges,includingtheInnatLostRiverandthe

GuestHouseatLostRiver. TheSouthBranchInnregularlymarketsandpromotestheregiontovisitors. Thestateandnationalparksfeatureanumberofhikingtrails. HardyCountyisnationallyknownasadestinationforhuntingandfishing. HeritageWeekendisasuccessfulannualeventthatbringstouriststotheCounty. CanoeingisanemergingrecreationalactivityinHardyCounty. BicyclepathsalongCorridorH. ThelandattheDNR‐ownedrecreationalfacilityatSycamoreBridge. ThescenicoverlookofCliffordHollowonCorridorH. WardensvilleFallFestival. WestVirginiaPoultryFestival. HardyCounty4‐HCamp



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LiabilitiesandThreats ThePotomacEagledoesnotcurrentlyhaveadepotinHardyCounty. HardyCountyhasnottraditionallymarketeditselfasatourismdestination. Somesecondaryandtertiaryroadsarenotwellpavedforbicycleandmotorcycle

travel. HuntingactivityhasdeclinedinHardyCountyoverthepast20years. TheVisitorandConferenceCenterinWardensvilleisunderutilized.

Recommendations

CoordinationandCommunication WorkwiththeCVBtoDiscover,develop,andpromoteHardyCounty’sattractionsand

eventsasatourismdestination. WorkwiththeCVBandChamberofCommercetopromoteandeducateresidentsand

businessesabouttourismopportunitiesandpositiveimpacts. WorkwithotherjurisdictionsinthePotomacHighlandsregiontoeffectivelyand

efficientlypromotetravelandtourism.PlanningandResearch AdoptstrategiestopromotetourismasameansofexpandingHardyCounty’staxbase. Locateanddeveloppropertyforcampingandrecreationalvehicleparks. Recognizethevalueofheritagetourism,anditsroleingrowingourlocaltourism

industry. AscenicrailroaddepotshouldbeconstructedinHardyCounty. ExpandthefestivalsintheCountytoattractmoretourists.Regulations TheCountyCommissionshouldconsidertakingmeasuresthatpreserveandencourage

existinghuntingandfishingactivitiesthroughthepreservationof,andguidelinesfor,timberstands,publicstreamaccessandotherhuntingandfishingactivitiesandamenities.

Policies TheCountyshouldsupportandencourageemergingmotorcycleandbicyclinginterests

intheCounty. Railrights‐of‐wayshouldincludepublictrailsfromBrightonParktoSycamoreBridge. TheCountyshouldinvolvetheyouthinplanningrecreationandtourismactivitiesand

events.



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TheCountyshouldworkwiththeCVB,theWVRailAuthorityandotherentitiestostudythelocationanddevelopmentofatraindepotinMoorefield.

CHAPTERTHREE–LANDUSEPLANSECTION3.1–EXISTINGLANDUSEPLAN

Overview

ThischapterprovidesananalysisofHardyCounty’sexistinglanduse.Whilelanduseisnotstaticandissubjecttoconstantchange,suchananalysisisusefulforitgivesareasonablyaccurateassessmentofthecurrentdevelopmentpatternintheCounty.

SummaryandAnalysisofCurrentLandUse

HardyCountyhasarural,rollinglandscape,withmuchofthelandcoveredwithfarms,forests,stateparks,andresidencesonlargeparcels.ItalsocontainsabouttensmallcommunitiesandtwosmalltownsofMoorefieldandWardensville.Commercialdevelopmentoccursprimarilyonthemaintransportationcorridors,StateRoute55and259andUSRoute220,aswellasinthetowns.Publicfacilitiessuchasschoolsandmedicalfacilitiesarealsopredominantlylocatedinthesameplacesascommercialdevelopmentandnearcommunitycenters.ThereisasmallamountofindustriallanduseandtherearefewmanufacturingbusinessesintheCounty.LookingatcurrentzoningcombinedwithexistingusesprovidesaprettygoodpictureoftheexistinglanduseintheCounty.TheCurrentZoningandLandUseMapshowsthecurrentzoningofalltheparcelsintheCountyandalsoshowsotheruses.ThereareclustersofbusinessesalongUS220inandaroundMoorefieldandalongStateRoute55/259inandaroundWardensville.Tourist‐relatedcommercialusesdotthelandscapealongStateRoute259intheLostRiverandLostCityarea.CommercialandindustrialusesarealsoconcentratedintheunincorporatedareaofBaker.ThefollowingsectionsdescribethecurrentzoningdistrictsandwherethiszoningexistsintheCounty.

Amountoflandineachzoningdistrict

TheCountyhasestablishedfivezoningdistrictsinits583squaremiles. Agricultural



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Residential Commercial Industrial Public

Almostallofthelandthatisinthecounty’szoningjurisdiction–80%–iszonedagriculturalandpublic(forestserviceorstatepark).Approximately16%iszonedresidential.Theremaining4%iscommercialandindustrialzoning.Verysmallamountsoflandinthecountyarezonedforretailbusinessesandindustrialuses.HardyCountycontainsalotofopenlandwithfields,forestsandrollinghills.AlargeamountofthelandintheCountydoesnothaveanybuildings(orifthereareoldstructures,theyhavelittleornovalue).Largetractsoflandcontainprivatehuntingclubs(24,620acres),stateornationalparks(61,681acres),statefarms(992acres),DepartmentofNaturalResourcesWildlifeareas,andtheHardyCounty4‐Hcamp.

Amountoflandbyjurisdiction

ThetwotownsinHardyCountyarebothsmallinpopulationandsmallinsize.Collectivelytheyconstituteonly4.2percentoftheCounty’slandarea.Moorefieldisthelargesttown,withalmost1,400acresinitstownlimits.Wardensvilleissmallerat170acres.

LandOwnership

HardyCounty’scentralandeasternsectionscontainalargeamountofUSForestServiceorStateParkland;accountingfor16.53%ofthetotallandareaintheCounty.Theremaininglandisalmostallinprivateownership.

CurrentZoningCategoriesandMap

HardyCountywasoneofthefirstcountiesinWestVirginiatoadoptazoningordinance.Italsohasthefollowingordinanceswhichgovernaspectsoflanduse:SubdivisionOrdinance,FloodDamagePreventionOrdinance,andCommunicationTowerOrdinance.TheZoningOrdinancegovernsthetypesandintensityofusesthatareallowedonparcelsoflandintheCounty.Italsocontainsstandardsthatmustbemetfordevelopmentactivities.ThetownsofMoorefieldandWardensvillehavetheirownlanddevelopmentordinancesthatdefinetheregulationswithintheirjurisdictions.



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SECTION3.2–FUTURELANDUSEPLAN

LandUsePlanningConceptRecommendationsforthedevelopmentoftheCounty'sfuturelandusesarepresentedontheFutureLandUseMap,whichcategorizestheoveralldevelopmentintoeightdistricts.

DevelopmentServiceCenters; DevelopmentActivityCenters; CommunityCenters; Rural/AgriculturalConservationDistricts; ResourceConservationDistricts; NeighborhoodConservationDistricts;and ViewshedProtectionCorridorDistricts.

Thedistrictsaredescribedintermsspecifictotheirrespectiverolesinguidingandmanagingcountygrowthanddevelopment.Thedescriptionofplandistrictsincludesdiscussionofthegeneraltypes,intensities,andcharacterofdevelopmentthatshouldbeencouragedwithintheseareas.Districtsarederivedfromacombinationoffactors;includingexistinglandusepatterns;projectedgrowthanddevelopmenttrends;thenaturalcapacityandsuitabilityofthelandtosupportdevelopment;theavailabilityandadequacy(existingandproposed)ofinfrastructure(suchasroads,sewer,andwater);andthecommunitygoalsandobjectivescontainedinthisplan.TheFutureLandUseMapandthisaccompanyingtextestablishaframeworkandbasisforfurtherrefinedclassificationoflandintozoningdistrictspursuanttocomprehensiveplanadoption.Inadditiontoservingasageneralguideforlandusepolicy,thelanduseplanningconceptshouldalsoserveasaguidetocountydecision‐makersregardingcapitalimprovementsprogrammingforcommunityfacilitiesandinfrastructure.Thefollowingsectionsarededicatedtoadetaileddiscussionofthedistricts:

DevelopmentServiceCenters

A. DesignationofDevelopmentServiceCenters



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TheComprehensivePlanidentifiesMoorefieldandWardensvilleasDevelopmentServiceCenters.ADevelopmentServiceCenterisanareathatgenerallyhasserved,andisexpectedtocontinuetoserve,astheprincipalresidential,commercial,andindustrialcenterfortheCounty.Theseareas,bydefinition,comprisethemoresuitablelocationsforfuturegrowthanddevelopmentinHardyCounty.Growth,inandaroundtheseareas,willpreventtheoutwardsprawlofdevelopmentintootherareasoftheCountyandconcentratefutureresidentialgrowthinareaswhereresidentscanbeprovidedwithutilities,services,andemploymentopportunitiesinaneconomicalandfiscallyprudentmanner.ItisimportanttonotethattheDevelopmentServiceCentersaresubjecttogreaterdevelopmentpressurethanotherareasofthecounty;particularlyruraland/oragriculturalareas.Thesecentershaveinplace,orprovidetheopportunitytoputinplace,thekindofservicesrequiredbydevelopment.Theseservicesincludelawenforcement,roads,waterlines,sewertreatmentfacilities,andconsumerneeds.ThemajorchallengeoftheDevelopmentServiceCenterconceptistomap,inadvance,thoseareaswherethecountywillacceptaresponsibilityforprovidinginfrastructureorwillaccepttheresponsibilityforworkingwiththedevelopmentinterestsoftheCountytoensurethatinfrastructureisinplace.However,thisdoesnotimplythatthefullcostofdevelopmentwillbebornebythecountyormunicipaltaxpayer.TheComprehensivePlanrecognizesthattheoverallcharacterofaDevelopmentServiceCenter,incontrasttootherareasofthecounty,willbemuchmoreurbanincharacter;incontrasttotherural,agrarian,anddevelopmentsensitivenaturalsettingsinthecounty.DevelopmentServiceCenterswillbethoseareaswhereurbanizationwilloccurifthecountyaccumulatesitsshareoftheregionalgrowth.Toaccommodatethisgrowth,thecountyshouldbeproactivewithrespecttoplanningandprovidingadequateinfrastructure.

B. PlanningforDevelopmentServiceCenters

EnsuringhighqualitynewdevelopmentwithintheDevelopmentServiceCentersisamajorobjectiveofthefuturelanduseplan.Futurecommercialandindustrialformsofdevelopment,withinthesecenters,shouldbecarefullyevaluatedtoensurecompatibilitywithexistingandplannedresidentialuses.Furthermore,permitteddensityandintensityshouldnotbeuniformthroughouttheServiceCenter.Also,existingsinglefamilyneighborhoodsshouldbebufferedfromnon‐residentialandhigh‐densityresidentialdevelopments.



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DevelopmentActivityCentersA. DesignationofDevelopmentActivityCenters

TheActivityCentersshouldaccommodatethemajorityoftheprojectedfuturecountygrowth.Thisleadstotheneedtofurtherrefinethedegreetowhichthelocationandformofdevelopmentismanagedwithinthisarea.Historicsettlementpatternsincertainlocations,orproximitytotheintersectionofmajorcountyroads,suggestsseveralareasthatmayserveasregionaldevelopmentcenterswithintheCounty.ThedesignatedActivityCentersinthisPlanare:1)Bakerand2)OldFields.Whilethelocationandexistingpatternofdevelopmenthasservedastherationalefortheirdesignation,eachActivityCenteridentifiedintheComprehensivePlanhasadistinctqualityorcharacterthatsuggestsapatternforitsfuturedevelopment.ActivityCentersrepresentopportunitiestoclusterfuturedevelopmentintoregionalcentersthatservetheeconomicdevelopment,commercialservices,andretailshoppingneedsofcurrentandfuturecountyresidents.EachActivityCentershouldprovideopportunitiestoestablisharecognizablecenterofdevelopmentwithitsownuniquesenseofplacewithinthecounty.DevelopmentwithineachActivityCentershouldvarybasedontheexistingpatternofdevelopmentandthefuturedevelopmentmixthatoccurs.EachActivityCentershouldgenerallyincludeamixed‐useregionalcenterforresidential,office,retailandservicedevelopment.IndustrialdevelopmentmayalsobeappropriateinsomeActivityCenters.Industrialdevelopmentshouldtaketheformofwell‐plannedbusinessandindustrialparks.EachActivityCenterreflectstheuniquecharacterandthediversityofdevelopmentthathasevolvedovertheyears.

B. PlanningforDevelopmentActivityCenters

PreparationofmorespecificplansforeachActivityCentershouldbeundertakenbythecountytoidentifyhowthequalitiesandformoftheirdevelopmentmaybestbemanaged.Thefunctionoftheseareasistoserveasnodesofactivitywithinthecounty.Adherencetothisplanwillconcentratehigherdensityresidentialdevelopment,andtheassociatedcommercial,employment,andpublicservice



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functionsinthesenodesofactivity.Thislandusemanagementstrategywillencourageadiversemixofuseswhichwillultimatelystrengthenandenhancetheviabilityoftherespectivecommunity.DevelopmentstandardsforActivityCentersshouldbeframedtoestablishaclearsenseofcommunitycharacter.ElementsthatshouldbeincludedinthedevelopmentofActivityCentersare:1)mixed‐usedevelopments;2)pedestrianaccess;and3)greenways/bikepathslinkingvariousdevelopments.AmechanismfortheestablishmentofnewActivityCenters,astheneedarises,inthecountyshouldbedeveloped.Thiswillassureameansofmanagingdevelopmentovertime.StandardsforcommercialandindustrialdevelopmentwithinActivityCentersshouldenhancethecharacterofthecommunityandcreateorreinforceacommunitytheme.Inmanyareas,thiswillrequiredevelopmentoradaptiveuseofvacantorunderusedbuildings.

CommunityCentersA. DesignationofCommunityCenters

WithintheRural/AgriculturalConservationDistrict,thereareexistingvillagesandcrossroadsettlementsthatperformanumberofimportantcommunityfunctions.Thesesettlementsserveascentersforruralresidentialdevelopmentandprovideforcommercialservicesforsurroundingruralareas.TheabilityoftheseCommunityCenterstoaccommodatesomeportionofthefuturegrowthofthecountyisafunctionoftheirlocationandtheexistingscaleofdevelopmentandrangeofservicesprovidedtosurroundingruralareas.CharacteristicscommontomostoftheseruralCommunityCentersaretheexistenceofhomes,postoffices,countrystores,agriculturalsupplyoperations,homeoccupations,andstructureswhichhousepublicfacilitiesorcivicorganizations(suchasfirestationsandchurches).EachCommunityCenterisverydifferentinsize,characterandfunctionandplaysanimportantroleinservingitssurroundingarea.CommunityCentersincludeRio,Arkansas,BeanSettlement,LostRiver,LostCity,Mathias,Perry,Rig,Durgon,andPeru.TheconceptoftheCommunityCenterisincludedintheComprehensivePlaninordertorecognizeandprovideforthespecialneedsoftheseruralcenters.TheseCommunityCentersareoftenverydifferentinsize,characterandfunction;however,eachservesanimportantroletoitssurroundingarea.



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TheseruralservicecentersserveamultitudeoffunctionsinHardyCounty.Theyrangeinscalefromaforkintheroadwhereageneralstoreandsouvenirshoparelocated,toarapidlyexpandingcommunitythatisbeginningtoemergeasaservicecenterofregionalscope.Manyhavehistoricqualities,whichsuggestsfuturedevelopmentshouldbelimitedinscaleandbecompatibleincharacter.TheirdistributionthroughoutthecountyisshownontheFutureLandUseMap.Inspiteoftheiruniqueindividualqualities,thesesettlementssharemuchincommonandcollectivelytheyplayanimportantpartinHardyCountylife.Ingeneral,CommunityCenterstendtobebasicallyresidentialincharacter.Theyoftenoffersomeemploymentthroughlimitedcommercialservicesaswellasapublicfunctionasruralservicecenters.ThecountyshouldpreserveandenhancethepresentcharacteroftheCommunityCentersinorderthatitmaycontinuetoservetraditionalrolesincountylife.

B. PlanningforCommunityCenters

Inthefuture,itispossiblethatadditionalCommunityCentersmightbeidentified.However,theirfuturedesignationshouldbeafunctionoftheirneedtoserveasservicecentersinthecontextoftheirexistinglocationinthecounty.ThesenewCommunityCentersshouldbelimitedtoprovidingthemostbasiccommercialservicesfortheconvenienceoftheruralpopulation.Generally,theareasshownasCommunityCentersshould:• Remainsmallinpopulationsize;• Remainsmallinphysicalarea;• Continuetoprovidelimited,highlylocalizedcommercialservices(suchasagas

station,generalstoreorvisitor/souvenircenter);• Continuetoprovidelimitedemploymentopportunity;• Consistofapopulationdensitywhichisgreaterthanthesurroundingrural

areaswhichtheyserve;and• Maintainaunique"senseofplace"asidentifiedbytheirexistingcharacter,

scale,densityandarchitecturalstyle.

TheneedforcentralwaterandsewerisnotanticipatedintheCommunityCenters.Thecountyrecognizesthattherewillbeexceptionstothispolicy.Somecommunities,forexample,mayhavewater.Inothercommunities,wheretechnologypermitsthefeasibletreatmentofwastewater(i.e.wheresoilsarepotentiallysuitable),thesesystems(waterandsewer)canallowgreaterclusteringofresidencesandopportunitiesforcommercialuseinCommunityCenters.Inorderto



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assurethecontinuedsmallsizeoftheCommunityCenters,anycentralwatersewersystem,whichiseventuallyprovided,shouldbebuilttoservelandareasanddevelopmentonlywithintheimmediateproximityoftheCommunityCenteritselfandnotextendintoadjacentruralareas.

Rural/AgriculturalConservationDistricts

TheRural/AgriculturalConservationDistrictisintendedtomaintainandconserveruralcharacterandfarmlandsinthecountyconsistentwiththeComprehensivePlan'sobjectives.Rural/AgriculturalConservationDistrictlandareasareintendedtoprovideforafullrangeofagriculturalandfarmingactivitiesandrelatedusesalongwithsomelow‐densityresidentialdevelopment.Theconflictsbetweenfarmingandruralnon‐farmdevelopment(residential)shouldbeminimized.Astheneedsoffarmingareacknowledgedandnon‐agriculturallandusesextendintoagriculturalareas,farmsoftenbecomethesubjectsofnuisancelawsuits.Asaresult,farmersaresometimesforcedtoceaseoperations.Manyothersarediscouragedfrommakinginvestmentsinfarmimprovements.Inrecognitionofthefarmer's"righttofarm"withoutbeingrestrictedbyneighboringresidentialareas,hoursofoperationoffarmequipment,restrictionsonodor‐producingfertilizers,andotherrestrictionsdesignedtolimittheperceivednegativeimpactsassociatedwithreasonablefarmingpractices,norestrictionsshouldbeimposedonfarmingactivitieswithintheRural/AgriculturalConservationDistrict.ThegeneralintentoftheRural/AgriculturalConservationDistrictistoencouragefarmingandmaintainruralqualitiesinareassodesignatedinthecounty.Rural/AgriculturalConservation,asacomponentoftheComprehensivePlan,islimitedtotraditionalfarmingbutextendstoallaspectsofthecounty'sruralcharacter.Agriculturallandrefersnotonlytotilledfields,butalsoopenfields,pastures,andwoodlandswhichareeitherprospectsforadditionalfarmacreageorarevaluableastheyareforthecontributionstotheenvironmentandtotheruralappearanceofthecounty.Agriculturally‐relatedorsupportindustries(farmimplementdealers,supplyservices,storageandprocessfacilities,etc.)shouldbepermittedwithinthisDistrictinrecognitionoftheirimportantsupportofthefarmingcommunity.A. ResidentialDensity

ResidentialdevelopmentanddensityintheRural/AgriculturalConservationDistrictshouldbeminimizedtoavoidfutureconflictsbetweenfarmingactivitiesandruralhomes.Twooptionsarerecommendedforresidentialdensityinthe



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Rural/AgriculturalConservationDistrict.Apropertyownerordevelopershouldbeabletochoosetheoption,whichbestsuitshisneeds.Thefirstdensityoptionisbasedonaslidingscaleapproach.Usingthisoption,densityisdeterminedbythesizeoftheparcel.Thesecondoptionprovidespropertyownerstheincentiveofhigherpossibledensitiesifcertainstandardsofruralresidentialdevelopmentaremet.Thesedensitybonusincentivestandardsincludesuchconditionsas:developmentclustering,visualenhancementtoreinforceruralcharacter,ruralhighwayaccesscontrols,andrestrictingsensitivelandsoragriculturallandswithconservationeasements.

B. Sliding‐ScaleApproach

Underthisoption,thebasedensityforlotsof20acresorlessshouldautomaticallybeonedwellingunitperfiveacres.Oneadditionallotshouldthenbeallowedforeveryadditional20acres.A100‐acreparcelforexamplewouldyieldeightlots.Thisprovisionisbasedontheassumptionthatparcelsoftwentyacresorlessdonottypicallyconstituteadequatelandareaforproductivefarmingoperations.Thedisadvantagesofthisapproachisthatitwillmostlikelycausethecreationoflargelotsubdivisionswhicharelandconsumptiveanddonotpromoteconservationofagriculturallands.Tooff‐setthiscondition,propertyownersusingthesliding‐scaleapproachshouldbeallowedtoreducelotsizesthroughlimitedclusteringprovisions.Underthisoption,smalllots(fiveacresandunder)wouldbeencouraged,butlargeroneswouldalsobepermitted.

C. DensityBonusApproach

Asanalternativetotheslidingscaleapproach,propertyownerscanoptforhigherdensitiesinreturnforresidentialsubdivisiondesignthatbetterachievesruralcharacterandagriculturalconservationobjectives.Underthisapproach,thebaseresidentialdensityintheRural/AgriculturalConservationDistrictshouldbeonedwellingunitper10acres,butmaybeincreasedtoonedwellingunitpereightacresoronedwellingunitperfiveacresifcertaindevelopmentstandardsaremetasaconditionofdensityincrease.

Usingthisoption,residentialdensityintheRural/AgriculturalConservationDistrictshouldbedeterminedasdescribedbelow.

Baseresidentialdensityofonedwellingunitper10acresmaybepermitted,provided:



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1. Clusteringofdevelopmentonthesiteprovidesforalldwellingunitsandlotstobelocatedwithin50%ofthetotalsiteareaoftheparcel.

2. Theremaining50%ofthesiteispermanentlyestablishedasopenspace,eitherinfarmorforestuse,andrestrictedfromfurtherdevelopmentthroughcovenantsoreasements.

3. Allresidentiallotscreatedthroughtheactofsubdivisionareservedbyonepointofaccesstocountyroads.

4. Residentialstructuresinthesubdivisionarelocatedatleast100feetfromtheexistingcountyroadright‐of‐wayandscreenedfromtheright‐of‐waybyanexistingorlandscapedbuffer.

5. Allresidentialstructuresaresetbackatleast100feetfromallactivefarmoperations.

6. Acentralwatersupplysystemisdeveloped.7. Lotscanbeanysizedesiredbytheowner,typicallyrangingfromoneacreto

fiveacresinsize,providedthehealthdepartmentstandardsforsepticsystemsaresatisfied.

Baseresidentialdensitymaybeincreasedtoonedwellingunitpereightacresifthefollowingconditionsaremet:

1. Clusteringofdevelopmentonthesiteprovidesforalldwellingunitsandlotsto

belocatedwithin40%ofthetotalsiteareaoftheparcel.2. Theremaining60%ofthesiteshouldbepermanentlyestablishedasopen

space,whetherinfarmorforestuse,andrestrictedfromfurtherdevelopmentthroughcovenantsoreasements.

3. Allresidentiallotsshouldbeservedbyonepointofaccesstocountyroads.4. Residentialstructuresinthesubdivisionsshouldbelocatedatleast150feet

fromtheexistingcountyroadright‐of‐wayandscreenedfromtheright‐of‐waybyanexistingorlandscapedbuffer.

5. Allresidentialstructuresshouldbesetbackatleast100feetfromactivefarmoperations.

6. Acentralwatersupplyshouldbedeveloped.7. Lotscanbeanysizedesiredbytheowner,typicallyrangingfromoneacreto

threeandahalfacresinsize,providedthehealthdepartmentstandardsforsepticsystemsaresatisfied.

Basedensitymaybeincreasedtoonedwellingunitperfiveacresifthefollowingconditionsaremet:

1. Clusteringofdevelopmentonthesiteprovidesforalldwellingunitsandlotsto

belocatedwithin30%ofthetotalsiteareaoftheparcel.



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2. Theremaining70%shouldbepermanentlyestablishedasopenspace,eitherinfarmofforestuse,andrestrictedfromfurtherdevelopmentthroughcovenantsoreasements.

3. Allresidentiallotscreatedthroughtheactofsubdivisionsshouldbeservedbyonepointofaccesstocountyroads.

4. Residentialstructuresinthesubdivisionshouldbelocatedatleast200feetbackfromtheexistingcountyright‐of‐wayandscreenedfromtheright‐of‐waybyanexistingorplantedlandscapebuffer.

5. Allresidentialstructuresshouldbesetbackatleast100feetfromactivefarmoperations.

6. Acentralwatersupplysystemshouldbedeveloped.7. Lotscanbeanysizedesiredbytheowner,typicallyrangingfromoneacreto

oneandone‐halfacresinsize,providedthehealthdepartmentstandardsforsepticsystemsaresatisfied.

Throughtheclusteringapproach,thedeveloperisabletodecreaselotsizesinreturnforsettingasidepermanentopenspace.Thisprovidesmanybenefitsincludinglowerlandcostsforthelotpurchaseranddecreasedroadconstructioncostssincelotsaregroupedtogetherasopposedtoscatteredthroughoutthesite.Thecommunitybenefitsthroughtheprovisionofopenspace,farmlandsandruralcharacter.Despitethesmallerlotsize,theoveralldensityofthesubdivisionremainsunchanged.Usingthisapproach,apropertyownerwiththe100acrefarmcancreateupto20lots(onedwellingunitperfiveacres)providedtheyareclusteredonto30acresofthefarmandtheremaining70acreswouldbeleftforfarmingoropenspace.Thehomeswouldalsohavetobesetback200feetfromthecountyroadandlocatedonasingleaccessroadwithdriveways.Numerousindividualdrivewaysontocountyroadswouldnotbeallowed.Thehomeswouldhavetobescreenedfromcountyroadwayviews,therebyprotectingtheruralcharacter.Homeswouldalsohavetobesetbackfromactiveagriculturaloperationsinordertominimizefarmingimpactsonhomesites.Thesamescenarioona40acressitewouldyieldeightlotson12acresandwouldleave28acresinopenspaceorfarming.Averagelotsizeforlotsonboththe100and40‐acreparcelswouldbe11/2acres.Theopenspacelandcouldbeleftinitsnaturalstateofmaintainedforfarmingorforestrypurposes.Controloftheopenspacelandcanbeleftwiththeoriginalpropertyownerordedicatedtoahomeownersassociation.Regardlessofwhichdensitydeterminationoptionisused,thebasedensityofaparcelortractshouldbe



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calculatedontheamountofgrassareaoflandpresent.Landareasencumberedbynaturaldevelopmentconstraints,suchassteepslopes,canbeincludedinthebasedensitycalculationofatract,providedtheenvironmentallysensitiveareaisprotected.MinimumlotsizesforclustereddevelopmentintheRural/AgriculturalConservationDistrictshouldbeafunctionofsoilsuitabilityforseptictankoralternativeprivatesewagedisposalsystems.Theabovedescribedresidentialdensityprovisionsrecognizethatwhileruralcharacterandagriculturalconservationareimportantobjectives,thereremainsaneedtoallowfarmersandruralpropertyownerstosubdivideandsellsinglefamilyhomelotsastheneedarises.ThePlanrecommendsthatruralresidentialsubdivisionsbedirectedtoareasoftheRural/AgriculturalConservationDistrict,whichhavegoodproximitytoexistingresidentialareasandcommercialandpublicservices.Ruralresidentialsubdivisionsshouldnotbeencouragedinremoteareaswherecountyroadsarenotadequateforincreasedtrafficorinareaswhereexistingagriculturalactivitiespredominate.

TheRural/AgriculturalConservationDistrictis,therefore,providedintheComprehensivePlantopreserveruralcharacterandopenspace,tofosteragriculturalactivitiesandopportunities,andtoprotectvaluablenaturalresources.Itisfurtherintendedtopreventprematureurbanizationinareaswherepublicutilities,roads,andotherpublicprogramsdonotproposeinfrastructuresuitablefordevelopmentathigherdensities.

ResourceConservationDistrictsHardyCounty'slanddevelopmentobjectivesindicatethatspecialemphasisshouldbeplacedonthepreservationofnaturalresources,sensitivenaturalareas,rollinghills,foreststands,andriverfrontareas.GiventhedevelopmentpressuresfromtheWashington,D.C,metropolitanarea,therewilllikelyexistdemandforhomesitesinthecounty.Withoutafirmcommitmenttopreservethenaturalbeautyandenvironmentalresourcesintheseareas,thecountycouldfindtheseimportantnaturalassetsexploited.TheFutureLandUseMapthereforedesignateslandareasalongallrivers,streams,andtheirtributariesastheResourceConservationDistrict.Theseareasincludewetlandsthatareadjacenttotributarystreamsaswellasfloodplains,streamvalleys,steepslopes,andsoilswithdevelopmentconstraints.Inmostcases,onlypassiverecreationuseandlowdensityresidentialdevelopmentisappropriateintheResourceConservationDistrict;providedthedevelopmentdesignisprotectiveofenvironmentallysensitivefeatures.ThequalitiesofHardyCounty’snatural



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resourcesareanimportantcomponentofthecounty'sheritageandamajorfactorinfluencingthecounty'scontinuedeconomicandenvironmentalwell‐being.PerformancestandardsfordevelopmentwithinareasdesignatedasResourceConservationDistrictsshouldbeframedtoimplementprotectionpolicies.Suchpoliciesorstandardsshouldprovidethat: Nodevelopmentshouldbepermittedonslopesexceeding30%wheresoilsare

unsuitable; Developmentinfloodplainsshouldbelimitedandresponsiblymanaged; Clearingofwoodlandsandforestsshouldbeminimizedtotheextentpossible; Ingeneral,onlyverylimitedlowdensityresidentialdevelopmentshouldbepermitted

inthoseareasoftheResourceConservationDistrictwhicharedevelopable;and TheStateandprivateconservationorganizationsshouldactivelypursueprogramsto

purchaseand/oracquireeasementsforprivatelyownedlandsintheResourceConservationDistrictsotheycanbepreserved.

NeighborhoodConservationDistrictsNeighborhoodConservationDistricts,whicharenotpre‐mappedontheFutureLandUsePlanMap,areestablishedforresidentialsubdivisionsthatalreadyhavebeendevelopedintheCounty.Itisherethatestablisheddensitiesmaybeinconsistentwiththoserecommendedforfuturedevelopmentpatterns.ThePlanproposesaseriesofNeighborhoodConservationDistrictstoprovidespecialtreatmentoftheseexistingdevelopmentconditions.CreationoftheNeighborhoodConservationDistrictcomponentoftheplanisintendedtominimizetheconcernsofexistingpropertyownersregardingtheimpactofnewplansanddevelopmentcodesthatwillshiftthefuturedirectionandlocationofdevelopment.NeighborhoodConservationDistrictsshouldhelpallayconcernsaboutfuturedevelopmentstandardsapplyingtoexistingresidentialareas.FutureinfilldevelopmentintheNeighborhoodConservationDistrictsshouldbepermittedtocontinueinthedensityandpatternforwhichrespectivesubdivisionsweredesignedatthetimetheywereapproved.Thisapproachacknowledgesexistingdevelopmentpatternsandrespectshistoricdevelopmentconditions.DesignationofspecificNeighborhoodsshouldoccurwhenthecountyupdatesitszoningordinance.ImplementationoftheNeighborhoodConservationDistrictconceptshouldbeaccomplishedthroughmappingofexisting,largercountysubdivisionsandincorporationintotheoverallcountyzoningstructurewhenimplemented.Thetextofanyfuture



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ordinanceamendmentsshouldpermittheircontinueddevelopmentandprescribestandardsforprotectionoftheseexistingresidentialneighborhoods.

ViewshedProtectionCorridorDistrictsA. DesignationofAHighwayCorridorDistrict

TheHighwayCorridorDistrictisintendedtoaddressarchitecturalandaestheticcontrolsaswellasspecialaccessandbufferingrequirementsalongthecounty'smajorhighways.DesignatedHighwayCorridorDistrictsareshownontheFutureLandUseMap.ThecorridorsalongthefollowingroutesaredesignatedasHighwayCorridorDistricts:

U.S.Route220withinHardyCounty StateRoute55withinHardyCounty StateRoute259withinHardyCounty CorridorH(U.S.48) CountyRoute7(SouthFork) StateRoute29(SperrysRunRoad)

HighwayCorridors,asdefinedinthissection,willencompassalandareatobedeterminedatafuturedatebytheCountyCommission.TheHighwayCorridorDistrictisanareawithinwhichcertainspecificpublicobjectivesrelatingtoaestheticsandarchitecturalplanreviewshouldbeadministeredbythecountythroughoverlayzoneregulations.Viewsaffordedtodriversandpassengers,inthemajortransportationroutesinHardyCounty,providealastingvisualandthereforementalimpressionofthecounty'scharacter.Althoughthevisualexperienceformsonlyasmallpartofaperson'soverallexperienceinthecountyitremains,duetoitspervasivenatureandcreationofanambiencefortourismpurposes,ofspecialpublicconcernandrequirespublicattentionifthecounty'simageistobepositivenowandinthefuture.NotalldevelopmentinHardyCountyrequiresthesamelevelofpublicscrutiny.Themostcriticalvisualareasliealongthemajortransportationroutessinceallcitizensandvisitorssharethem.Hence,areaswithinviewfromthemajortransportationrouteright‐of‐wayorwithin1,000feetfromtheright‐of‐wayareidentifiedandrecommendedforapplicationofspeciallandscapinganddesignstandards.Thevisualcharacteralongthesehighwaycorridorsisdiverse.Thecharacterrangesfromareasthatareprimarilyrural,naturalandscenictoareaswithdisorganized



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andclutteredroadsidedevelopment.TheobjectivesfortheHighwayCorridorDistrictarenottoprecludethediversitythatalreadyexists;rather,theyaretoencourageandarticulatethevarietyofvisualexperiencesalongthecurrenthighwaysaswellasalongthecorridoroftheproposedfutureroutesofthecounty'smajorroads.ThepurposeoftheHighwayCorridorDistrictistoprotectandimprovethequalityofvisualappearancesalongtheselinearcorridorsandtoprovideguidelinestoensurethatbuffering,landscaping,lighting,signsandproposedstructuresareinternallyconsistentandofaqualitythatcontributestothecounty'scharacter.

B. PlanninginHighwayCorridorDistricts

Futuredevelopmentoflands,withintheHighwayCorridorDistrict,maybesubjecttothestandardsoftheparticularbasezoningdistrictinwhichtheyoccuraswellasthefollowingstandardsthatarespecifictotheHighwayCorridorDistrict.Thesestandardsarenotintendedtorestrictorpreventtheconstructionofbuildingswithineachcorridornoraretheyintendedtorequiretheremovalofexistingstructures.TheHighwayCorridorDistrictstandardsarenotsetbackrequirements,althoughcertainminimumsetbackswillberequiredtoprotecthighwayrights‐of‐wayandmaintainsightclearancesfortrafficsafety.Standardsspecifictothehighwaycorridorsmayprovidefor:

Increasedbufferingrequirements,whichprovideforamixofcanopy,

understorytree,andshrublevelplantings,topartiallyscreenbuildingsandparkingareasfromview;

Specialstandardsforsignheight,buildingdesign,size,materials,andlightstomaintainandenhancevisualqualities;

Specialconsiderationofnewdevelopmentwithinthisdistrict,includingassessmentofvisualimpactofdevelopment,assessingpre‐developmentvisualconditions,andhowtheproposeddevelopmentwillaffectthem;

Theacknowledgmentthattheexistingvillagesareintegraltotheuniquevisualcharacterofthecorridor;

Landscapingtosoftenlightingandgroupingsofsignstoidentifyentrancestothesite;

TheuseofserviceroadsasatooltoachieveaccesscontrolwithintheHighwayCorridorDistrict;

Theuseofreverselotfrontageconceptstoshieldoff‐streetparkingareasbehindbuildingsandlandscaping.Areversefrontagelotisaresidential



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throughorcornerlot,intentionallydesignedsothatthefrontlotlinefacesalocalstreetratherthanfacingaparallelmajorthoroughfare;and

Thedesignationofsceniceasementsalonghighwaycorridorswithinsignificantnaturalviewsorvistas.

SummaryoftheLandUsePlanningConceptTheFutureLandUseMaprepresentsthecumulativeapplicationofthedistrictsdescribedearlierinthissection.Themapis,inreality,theresultofanoverlayingofseparatemaps,onerepresentingeachoftheconceptspresented.Wheneverconflictsdevelopastowhichcategoryofuseshouldapply,themorespecificorhighlyrestrictivecategoryshouldgovernpolicy.Forexample,theResourceConservationDistrictisthemostrestrictiveand,therefore,wouldprovidetheoverridingpoliciesintheareawhereitisapplied.Thebasicintentofthelanddevelopmentconceptisthatthecountychannelmostofitsfutureresidential,commercial,andindustrialdevelopmentintoandaroundtheActivityCenters,PlannedUnitDevelopments,andCommunityCenters,andshouldpreservelandintheResourceConservationandRural/AgriculturalConservationDistricts.Existingresidents'neighborhoodsshouldberecognizedandprotectedwithinNeighborhoodConservationDistricts.TheaestheticandfunctionalcharacteristicsofmajorcountyroadsshouldbepreservedwithintheHighwayCorridorDistricts.ThelocationofthedistrictswillserveasthebasisforcountystructuringofzoningclassificationswiththeintentandpurposetoframelandusecontrolsandperformancestandardsfordevelopmentconsistentwitheachActivityCenter.TheFutureLandUsePlanproposestoguidedevelopmenttothoseundevelopedareaswheremajorpublicfacilitiesareinplaceorplanned,whilereducingdevelopmentpressuresinthoseareaswherefacilitiescannotbeprovidedasefficiently.Theplanchannelsanticipatedfuturegrowthintoamoreharmoniousandefficientpatternthatisconsistentwithcommunitygoalsandobjectives.

CHAPTERFOUR–IMPLEMENTATIONSECTION4.1–OVERVIEW

Inordertoimplementthisplaninasuccessfulmanner,itisessentialtoconductabalancedplanningapproach.Anoverallbalanceofshortterm,longterm,andcontinuousprojectsmustbecoupledwithaplanforimmediateimplementationofsomeprojectswhilealsoworkingonprojectsthatrequireraisingawarenessorconductingmoreresearch.



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Thefollowingtableidentifieseachoftheproposedprojects,programs,andactivitiespresentedinthisplanandassignsatimeframe(S‐Shortterm,L‐LongTerm,orC‐Continuous)andimplementationapproach(A‐RaiseAwareness,I‐ImmediateImplementation,orR‐Researchisnecessary).Theactivitiesaresummarizedcorrespondtotheirlocationwithinspecificchaptersofthisplan.Theproposedactivitiesidentifiedasshortrange(S)arethosewhichcanbeinitiatedwithinthefirstthreeyearsoftheplan'simplementation.Longrange(L)activitiesarethosewhicharetobeconsideredafterthreeyears.Continuous(C)isadesignationusedforactivitiesandprogramswhichrequirecontinuousmonitoringandattention.Activitiesorprogramswillalsorequiredoingmoreresearch(R),drawingupanimplementationplan(I),orraisingawareness(A)beforetheycanbeimplemented.Toassistwiththisdetermination,thefollowingquestionsmustbeanswered:

Doestheproblemrequireonlyaspecific,short‐termaction? Couldimmediateactionproduceavisibleimprovementeventhough

theproblemmayrecur? Willtheproblemrequirelong‐termplanning&implementation? Willthesolutiontotheproblemrequirecontinuousaction? Doweneedmoreinformationbeforewecantakeappropriateaction

onthisissueorproblem? Isthisanissueorproblemareaforwhichwehavedoneourresearch

andhaveenoughinformationtotakeaction,butforwhichwehavenotyetdevelopedalogicalimplementationplan?

Isthisanissueorproblemforwhichwehavedoneourhomeworktogatherenoughinformationtodevisearealisticimplementationplan,butforwhichwestillneedtodosomepubliceducationbeforeputtingtheplanintoaction?

Providingforabalanceofshortrange,longrange,andcontinuousprojectsisrequiredtoensurecontinuousresultsthroughouttheimplementationofthisplan.SECTION4.2–IMPLEMENTATION(REFERTOTHEFOLLOWINGTABLE)

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Section Heading Recommendation S / L / C A / I / R

Land Use Policies

Concentrate commercial development in growth areas in Wardensville along Route 55, Moorefield along Route 220, and in Baker near the Corridor H exit, while allowing for appropriately placed uses conducive to rural areas. C I

Land Use Policies

Incentivize development in growth areas, as indentified in the Comprehensive Plan, around existing incorporated and unincorporated population centers. L R

Land Use PoliciesExplore the installation of utilities in Baker area to facilitate new residential & commercial development. S I

Land Use PoliciesEncourage residential development in areas like Baker and Lost River, where the market has already driven new projects. C I

Land Use Policies

Consider creating four sectors for planning and managing development within the County: Wardensville area, Moorefield area, Lost River area, and Baker area. S I

Land Use Policies

Consider implementing sector planning for the county as a method of increasing stakeholder’s participation in the development of specific areas. S I

Land UsePlanning & Research

Develop revitalization strategies for the County’s unincorporated business districts. L R


Identify and protect scenic views, especially those along Corridor H. S I


Research and identify the need for development, preservation, protection, and planning for recreational and civic uses, such as camp grounds, shooting ranges, and equestrian parks. C R


Promote and encourage fairs and festivals and support additional seasonal activities. C I


Research and implement best practices as related to programs, services and development as a part of the county’s decision-making process. C I

Land Use Regulations

Consider having the Planning Commission make changes to the Zoning and Subdivision ordinance that would reduce the number of public and quasi-judicial reviews by allowing for greater latitude for site plan and subdivision review and approval by the County Planner. S R

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Land Use RegulationsSupport changes to the county’s Zoning Ordinance that allow staff more administrative flexibility for waivers and interpretation S R

Land Use Regulations

Preserve the rural look and feel of the county by developing guidelines and programs that protect agricultural land, existing forests, waterways, water sources, and scenic views along Corridor H. S I

Land Use RegulationsDefine buffer areas, including setbacks, between agriculture and/or industrial areas and other uses, including residential. S I

Land Use Regulations Develop guidelines for hillside development and/or preservation. S I

Land Use Regulations Resist development in floodplains. C I

Land Use RegulationsWork with the RDA to indentify the highest and best uses for the RDA's industrial parks to expedite infill development. C I

Land Use RegulationsExpand residential, commercial, and industrial uses permitted in zoning districts. S R

Land Use RegulationsDevelop a preservation zone that allows the county to preserve land for future development. L R

Land Use RegulationsProtect and preserve the county’s surface and groundwater resources. C I

Land Use Regulations Protect and preserve historic sites and properties. C R

Land Use RegulationsFocus zoning on the mitigation of impacts and avoid over-regulating the use of property. C R

Land Use Coordination

Work with towns to develop overlay districts adjacent to town boundaries that support growth and development around existing population centers. S R

Land Use Coordination

Encourage communication between the County Planning Office, other authorities, RDA, PSDs and elected officials as a means to plan and manage growth. C I

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Housing Regulations

Create ordinances that ensure the separation of residential areas from conflicting land uses (such as agricultural or industrial uses). S I

Housing RegulationsChannel new residential development into and around existing population centers to discourage sprawl. C I

Housing RegulationsSupport residential development in some “growth areas,” such as Baker, where the market has already driven new projects. C I

Housing Regulations

Define buffer areas and setbacks between agriculture, industrial, and recreational (hunting clubs) areas and other uses, such as residential. S R

Housing RegulationsDevelop design guidelines for residential subdivisions that encourage attractive and sustainable development. S R

Housing RegulationsDevelop design guidelines and standards for manufactured home parks. S R

Housing RegulationsAmend the development ordinances of Hardy County to reflect CHAPTER 37: REAL PROPERTY, Article 15. S I

Housing RegulationsAdopt a building code in order to preserve existing housing stock and ensure the longevity of future development. L R

Housing Regulations

Retain existing and attract new residents of all economic levels by encouraging a variety of housing types throughout the county at a wide range of costs. C A

Housing Incentives

Provide density bonuses or other incentives to housing developments for the inclusion of amenities and improved public facilities, such as roads and recreational features. L R

HousingDevelopment Strategies

Identify and develop retirement communities throughout Hardy County; preferably around population and service centers. L R


Develop affordable housing in moderate to high density developments proximate to commerce, services, public transportation, and public utilities. L R


Explore the installation of utilities in Baker area to facilitate new residential & commercial development. S I

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Transport"n Coordination

Local officials should work with the state to study traffic flow problems in the Moorefield area as well as undertaking a needs assessment for resurfacing, shoulder- widening and signal improvements throughout the County. L R

Transport"n Coordination

Federal, state, municipal and private resources should be coordinated to develop programming that puts these limited resources to their highest and best use C A

Transport"n Policies

The County Commission should adopt a transportation plan that identifies corridors and/or rights-of-way for planned roads and whether substandard rights-of-way should be widened. These rights-of-way and/or corridors should be dedicated as a part of approvals for site plans and subdivisions. L R


Analyze traffic conditions to identify transportation problems, such as unsafe conditions, congestion, infrastructure conditions, and determine priorities for improvements. C I


As land use standards are reconfigured, steps should be taken to ensure that new land uses do not overburden the existing highway system. C I

Transport"nPlanning & Research

A pedestrian, bicycle, and vehicle obstacle study should be performed to identify improvements for the safety of motorists, cyclists and pedestrians safe circulation patterns. L R

Transport"n RegulationsLimit commercial development along two lane roads with improper access and limited sight distance. S I

Transport"n Regulations

Develop guidelines that will allow Planning Commissioners to be consistent and thorough in their assessment of traffic impacts when reviewing development plans. S R

Infrastruct. Admin.

The County should implement a review and approval process, administered by the Planning Commission, to ensure concurrency with the Comprehensive Plan prior to the planning, design, and/or installation of utilities by any County Public Service District. S I

Infrastruct. Planning & Research

Undertake a study to identify the major surface areas through which groundwater is replaced and designate such areas for natural resource uses or other land uses that would not threaten the quality of this resource. S R

Infrastruct.Planning & Research

Adopt and administer a storm water management program that maintains and/or improves the quality of surface water, the primary source of water for the county’s two municipalities. S R


Develop a program in conjunction with the Natural Resource Conservation Service and Farm Bureau that would encourage local farms to use best practices in their agricultural operations in order to preserve and improve water sources. L R

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Undertake a water resources study to be used as a guideline for developing future potable water extensions and to prioritize water and sewer projects, so that competition for funds is not encouraged on the county level. S I


Use the results of the 2004 water and sewer study to seek federal and state funding for county water and sewer improvements. C I

Infrastruct.Planning & Research Quantify the impacts of users who tap into the water supply. C R

Infrastructure Regulations

Develop guidelines to prevent the intrusion of wireless utilities and primary antennas into designated viewsheds; while providing maximum utility service. S R

Infrastruct. Coordination

The Planning Commission should work with the Public Service Districts to plan and install utilities in areas that have been identified on the Land Use Map. C I

Infrastruct. Coordination Improve coordination between the Planning Commission and the Hardy County Public Service District. C I

Infrastruct. Coordination Work with state officials to construct new dams where necessary for water supply impoundments and flood prevention. L R

Infrastruct. Coordination

Ensure that the Planning Commission will be able to advise, and work closely with, the Hardy County PSD to insure that water mains are of sufficient sizing to support fire hydrants for public safety. Areas of high density that do not have adequately sized lines should be prioritized and funding for upgrades should be sought by both entities. C I

Infrastruct. Policies

Encourage and focus infrastructure improvements in the commercial growth areas in and surrounding Wardensville, Moorefield, and Baker (area around the intersection of Old Route 55 and Route 259). S I

Infrastruct. PoliciesExplore the installation of utilities in Baker area to facilitate new residential & commercial development. S I


The Planning Commission should work with Public Service Districts to plan and install utilities in areas that have been identified on the County’s Land Use Map. C I


Develop policies to provide for the optimum management of groundwater, the county’s primary water resource for residents and businesses. C R

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Ensure that the Planning Commission, County Commission and Hardy County PSD consider housing/population and density when improving the infrastructure. C I

Infrastruct. FinancingGovernment bonds should be considered as an option to financing infrastructure improvements. L R

Public Service Admin.

The County should hire an ombudsman to assist developers with navigating the regulatory process. L R

Public Service Admin.

The County Commission should appoint a Volunteer Coordinator to coordinate the activities of all civic groups in the County. The Volunteer Coordinator could recruit volunteers to assist existing civic organizations as well as implement projects in the Comprehensive Plan S I

Public Service Coordination

Encourage communication and cooperative efforts among the Planning and County commissions, the Board of Education, community organizations, residents and businesses to assure the continued vitality of the area. C A


Investigate opportunities for cooperation between the county, towns and the Board of Education to provide facilities and programs to area residents. C A


Support partners and programs that provide opportunities for daycare, youth and seniors, such as after school programs, camps, health care and other programs. C A

Public Service Policies

Concentrate development around public services such as schools, police, fire, medical transportation, and medical clinics/hospitals. L R


Work with the school board to plan for on-site expansion opportunities in the event of population growth. L R


Work with the school board to locate schools near residential development so as to limit the neeed for transportation improvements. L R


Police, fire, and rescue services should be located on or near the best transportation routes. S I

Public Service

Planning & Research

Work with School Board to increase awareness of the need for bond issues or other funding to ensure the development of adequate educational and medical facilities for the county. C A

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Public Service

Planning & Research

Evaluate the need and opportunity for additional, expanded or improved public services and facilities, such as fire and police substations, that offer a value-added quality of life and plan their provision. L R

Public Service

Planning & Research

Support the expansion of the Office of Emergency Services with new equipment and facilities. S I

Public Service

Planning & Research

Develop a county website that serves as a comprehensive hub for residents, visitors and businesses in the county. C I

Public Service

Planning & Research

Research methods by which the County Commission could incentivize property owners to raze dilapidated buildings. L R

Public Service & Governance

Planning & Research

Educate and increase awareness of the importance of waste management. Local, regional, and global air pollution and the destruction and depletion of forests, soil, and water, threaten the county's biodiversity and its heritage for future generations C A

Public Service

Planning & Research

Investigate the means by which the county manages its waste Management for non-hazardous residential and institutional waste in the county should be studied to determine whether the most appropriate means to manage the waste is by the county government or a private entity. L R

Public Service

Planning & Research

Ensure efficient disposal of county waste while protecting citizens from exorbitant charges. S A

Public Service

Planning & Research

Consider service contracts for private haulers to allow recycling stations and sites where residents can deposit solid waste for final bulk transmission to permanent disposal facilities. L R

RuralPlanning & Research

Encourage all rural residents and property owners to learn about their rights and responsibilities in a Right to Farm County. C A

Rural RegulationsPreserve the rural look and feel of county by developing guidelines and programs. S I

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Rural RegulationsDefine buffer areas, including setbacks, between agriculture and other uses, such as residential. S I

Rural RegulationsConsider guidelines for hillside development and/or preservation. L R

Rural RegulationsConsider guidelines for viewshed protection and preservation, while still allowing for the development of private property. S I

Rural RegulationsPreserve all A-1 river bottom cropland for farming and prevent the encroachment of non-agricultural uses in the A-1 areas. C I

Rural Regulations

Preserve and encourage existing hunting and fishing activities through the preservation of, and guidelines for, timber stands, public stream access and other hunting and fishing activities and amenities S I

Rural Regulations

Confine animal feeding operations, excluding controlled environment housing for livestock, to designated Agriculture Zones. C I

Rural RegulationsAllow grazing and light crop agriculture to be practiced in proximity to residential uses. C I

Rural PoliciesLand use policies should preserve and enhance the county’s agricultural base. C I

Recreation

Coordination & Communication

Work with the Convention and Visitor’s Bureau to evaluate the need and opportunity for additional, expanded, or improved recreational facilities. L R

RecreationPlanning & Research

Investigate the feasibility of creating a committee to assist in the planning and funding of recreational improvements, both indoor and outdoor. L R


Seek funding for, or a volunteer to, coordinate recreational services, needs, and opportunities through the county. L R


Locate and develop private property for camping and recreational vehicle parks. L R

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Work with community groups and the community on aging to develop a comprehensive, year-round recreational program for teens, seniors, and other age groups. C A

Recreation Regulations Preserve and encourage existing hunting and fishing activities. S I

Recreation Regulations

Consider the appropriateness of a buffer around the perimeter of registered hunting clubs and properties in Hardy County. The County Zoning Ordinance should include a definition of hunt clubs and whether they should be regulated. L R

Economic Dev't

Research & Planning

Conduct a corridor management study to determine and encourage appropriate commercial and industrial development along targeted areas of Corridor H as well as along Route 220 in and around Moorefield. S R

Economic Dev't

Research & Planning

Update the zoning map and ordinance to encourage a wider variety of commercial development throughout the county. S I

Economic Dev't

Research & Planning

Encourage the appropriate adaptive use of vacant or underutilized commercial and industrial properties. C I

Economic Dev't

Research & Planning

Develop a county sign strategy for destination businesses and attractions located along Corridor H. S R

Economic Dev't

Research & Planning

Ensure that suitable areas of land are identified for the expansion of commercial and employment uses are reserved. C A

Economic Dev't

Research & Planning

Increase opportunities for the location of RV parks and camping facilities and encourage off-road recreational activities. L R

Economic Dev't Regulations

Develop and implement a review and approval process to ensure concurrency with the Comprehensive Plan prior to development of any property by the RDA. S I


Consider implementing fewer restrictions on industrial parks to allow for a wider variety of uses. S R


Update permitting procedures and provide greater administrative oversight for the planning staff to provide waivers and interpretations of the code. S R

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Economic Dev't Coordination

Work with the RDA to expand business recruitment strategy to diversify Hardy County’s tax and employment base. C I


Work with the CVB and tourism-related businesses to encourage and expand seasonal recreational activities and tourism. C I


Continue to support the efforts of the Chamber of Commerce to create a vibrant commercial environment in Hardy County. C I

Economic Dev't

Recruitment & Retention

Implement more aggressive strategies in the county for business and industrial recruitment. C A

Economic Dev't


Work with the EWV Technical College to develop programs that train workers with skills that meet employment needs of the medical, technological, or research and development sectors. C A

Economic Dev't

Recruitment & Retention Assist local farmers to ensure that active farms are preserved. C I

Economic Dev't


Appoint a panel of county stakeholders that will identify and develop a strategy to retain the Hardy County’s youth and young families. C I

Community Design

Design Guidelines

Consider the development of county design guidelines that frame and protect the county’s scenic views. S I

Community Design

Design Guidelines

Consider the development of county design guidelines for residential subdivisions that include adequate green space. S I

Community Design

Design Guidelines

Consider the development of county guidelines for preservation and improvement of the existing “downtown” areas. L R

Community Design Regulations

Clarify the difference between setbacks and buffers in the Zoning Ordinance. S I


Identify and establish appropriate setbacks for residential and commercial development. S I

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Identify and establish appropriate setbacks for development along Corridor H. S I


The County should consider requiring buffer zones between residential uses and other uses. S I

Preferred Dev't Areas Policies

Develop appropriate incentives to encourage growth, infill and redevelopment around existing population centers, including along Route 220 in and around Moorefield. L R


Work with towns to develop overlay districts adjacent to town boundaries that support growth and development around existing population centers. L R


Incentivize growth in the county’s preferred development areas to be competitive with regional jurisdictions. L R


Consider Baker, Moorefield, and Wardensville as preferred development areas and encourage the development of a master plan for these communities. L R

Preferred Dev't Areas

Public Imprvmts.

Extend the levee on the north end of Moorefield to allow for development. L R

Preferred Dev't Areas Regulations Expand uses permitted in industrial parks. S R

Renewal & Redev't Coordination

Work with the RDA to encourage development in industrial parks and commercial areas throughout the County. C A

Renewal & Redev't Policies


Renewal & Redev't Policies

Develop appropriate incentives to encourage growth, infill and redevelopment in and around existing population centers in Moorefield and Wardensville. L R

Renewal & Redev't

Planning & Research Expand uses permitted in industrial parks. S R

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Finance CoordinationWork with the RDA to encourage redevelopment and renewal in commercial areas throughout the county. C A

Finance

Improvement Financing Mechanisms

The County Commission and RDA should aggressively seek funding for infrastructure improvements to improve existing service and plan for future needs. C A

Finance


The County Commission should consider government bonds to finance infrastructure and other public improvements. L R

Finance


The County Commission should consider placing fees on new development to help fund the construction or expansion of offsite capital improvements. L R

Finance


The County Commission should develop an annual capital improvements plan addressing recommendations in the Comprehensive Plan. S I

Finance Policies


Finance Policies Expand uses permitted in industrial parks. S R

Finance Policies

Develop appropriate incentives to encourage growth, infill and redevelopment in and around existing population centers in Moorefield and Wardensville. L R

Historic Preserv't

Planning & Research

Identify properties and structures that are of historical significance and develop policies for their protection and preservation. C A

Historic Preserv't Regulations

Develop community design guidelines that are sensitive to historic values and preserve historic sites and buildings in Hardy County. C A


Develop design guidelines that encourages new and infill development to build upon existing architectural features and character. L R


Promote the practice of adaptive reuse for historic properties through the use of financial and regulatory incentives. L R

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Encourage compatible uses and proper buffers around all historically and culturally significant properties. L R

Tourism CoordinationWork with the CVB to discover, develop, and promote Hardy County’s attractions and events as a tourism destination. C A

Tourism Coordination

Work with the CVB and Chamber of Commerce to promote and educate residents and businesses about tourism opportunities and positive impacts. C A

Tourism Coordination Work with other jurisdictions in the Potomac Highlands region to effectively and efficiently promote travel and tourism. C A

TourismPlanning & Research

Adopt strategies to promote tourism as a means of expanding Hardy County’s tax base. C R

TourismPlanning & Research Locate and develop property for camping and RV parks. L R

TourismPlanning & Research

Recognize the value of heritage tourism, and its role in growing our local tourism industry. C A

TourismPlanning & Research A scenic railroad depot should be constructed in Hardy County. L R

TourismPlanning & Research Expand the festivals in the County to attract more tourists. C A

Tourism RegulationsConsider taking measures that preserve and encourage existing hunting and fishing activities. C A

Tourism PoliciesThe County should support and encourage emerging motorcycle and bicycling interests in the County. C A

Tourism PoliciesRail rights-of-way should include public trails from Brighton Park to Sycamore Bridge. L R

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Tourism PoliciesThe County should involve the youth in planning recreation and tourism activities and events. C A

Tourism Policies

The County should work with the CVB, the WV Rail Authority and other entities to study the location and development of a train depot in Moorefield. L R

Hardy County Comprehensive Plan Update August 2011—DRAFT 6 Amended August 2, 2011

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CHAPTERFIVE–CONCLUSIONThisplanoutlinesthefuturedirectionofHardyCounty.Thisfuturedirectionispremisedupontheimplementationofthecomprehensivesetofrecommendationsinthisplan.Inordertooperationalizetheserecommendationandthelocallyexpressedgoals,animplementationagendamustbeputintoaction.Thisagendacanbeachievedthroughvariousplanningprogramcomponents.Theimpactoftheplan,inthelongterm,willbemeasuredbythedegreetowhichtheplan’simplementationrecommendationsaretranslatedintoreality.Theserecommendations,nomatterhowcarefullyconceived,wouldhavelittleeffectinguidinggrowthanddevelopmentinthecounty,iftheyarenotimplemented. TheadoptionoftheplanservesasonlyoneelementofacontinuousgrowthmanagementprocessforHardyCounty.Theresponsibilitiesforimplementingtheplanmustbeshoulderedbyboththepublicandprivatesectoralike.Theplanservesasthedesignframeworkaroundwhichrelevantfuturelandusedecisionsarebased.Itsimplementationmustbedirectedbygrowthmanagementtools—zoning,subdivisionandsiteplanordinances,buildingcodes,andimpactfeeswhicharefullyintegratedintotheplan’svisionfortheCounty.Theconceptoflinkagebetweentheplanandthesetoolshasbeenadominantplanningthemeinthiseffort.Therecommendationportionofeachsectionoftheplanaddressthespecificunifyinglinkageswhichwillpromoteasuccessfulgrowthmanagementprocesswhereingrowthbydesignisfullyachieved.Oneofthemostvaluablelessonslearnedduringthecounty’splanningprocessisthatqualitybuiltenvironmentsanddesignexcellencerequireexhaustiveworkbyboththeprivatesector(indefiningspecificmarketopportunitiesandprojectdesigns)andthepublicsector(ensuringprojectlandusecompatibilitywithinthecontextoftheComprehensivePlan).TheComprehensivePlan,byitself,isinsufficienttoimplementgrowthbydesign.Furthermore,itisimportanttonotethatzoning,siteplan,andsubdivisionordinancesalonedonotfullyensurethatprivatedevelopmentwillbesensitivelycreated.Theplan’svisionisultimatelydefinedbythemanydiscretepublicandprivatedecisions,whichaddressmattersoflocation,density,scale,infrastructure,visualquality,andphasingofanyparticulardevelopmentproposal.Accordingly,thetoolsandmethodstobeincorporatedintothegrowthmanagementeffortmustfocusoneachindividualaspectofthelanddevelopmentprocess.

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