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August 15 2018 Joint_WorkSession_PacketCOUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Board of Supervisors Frederick County Planning Commission Comprehensive Plans and Programs Committee (CPPC) FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Board of Supervisors/Planning Commission Joint Work Session Comprehensive Plan Amendments DATE: August 3, 2018 Wednesday, August 15, 2018 at The Board of Supervisors will hold a joint work session on 6:00 p.m. in the Board of Supervisors Meeting Room. The following items are proposed for discussion: AGENDA 1.Comprehensive Plan Amendment (CPPA) Requests for 2018: a.CPPA #02-18 Carter Tract Proposal Clearbrook (Near Brucetown Road) b.CPPA #03-18 Waverly Farm (south of Hopewell Road and west of Interstate 81) 2.Other Please contact me if you have any questions. CEP/pd Attachments Item #1: 2018 Comprehensive Plan Amendments (CPPA) The Planning Department received two Comprehensive Plan Amendments (CPPA) requests by CPPA #02-18, for the Carter Tract Sewer and Water Service Area (SWSA) Inclusion Request and Industrial Land Use Designation Request; Parcels 45-A-2, 45-A-7, 33-A-144 and 33-A-89. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 213.8 acres of land and to designate the site for industrial land uses. The properties are currently zoned RA (Rural Areas) and the Northeast Frederick Land Use Plan shows the properties as remaining rural. The properties are located north of the CSX Railroad, south of Brucetown Road, and east/adjacent to the Clearbrook quarry in the Stonewall Magisterial District. CPPC Recommendation: Consideration for further study CPPA #03-18, for Wavery Farm Sewer and Water Service Area (SWSA) Inclusion Request; Parcels 33-A-69, 33-A-70, 44-A-80 and 44-A-80A. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 145.50 acres of land; currently 51.36 acres of the site is within the SWSA. The properties are currently zoned RA (Rural Areas); however, the Northeast Frederick Land Use Plan designates these parcels for mixed use industrial/office and industrial uses. The properties are located south of Hopewell Road and west of Interstate 81, in the Stonewall Magisterial District. CPPC Recommendation: Consideration for further study The Comprehensive Plans and Programs Committee (CPPC) discussed these requests at their July 2018 meeting. The CPPC discussed the warrants of the requested amendments, transportation concerns for the site and the larger area of the Northeast Land Use Plan, water concerns, and the inclusion of properties adjacent to the requests. Ultimately the CPPC supported further study of the requests. Attached you will find the applications, maps showing the location of the proposals, maps showing the location of the proposals in the context of the Northeast Land Use Plan, comments from Frederick Water and information provided by the Applicants. study and consideration. 315TaskerRoadPH(540)8681061EricR.Lawrence StephensCity,Virginia22655Fax(540)8681429ExecutiveDirector www.FrederickWater.com MEMORANDUM TO:CandicePerkins,AssistantDirector,FrederickCountyPlanningDepartment FROM:EricR.Lawrence,ExecutiveDirector SUBJECT:2018ComprehensivePolicyPlanAmendmentReview DATE:June12,2018 ThankyoufortheopportunitytoprovidepreliminarycommentsontheComprehensivePolicy PlanAmendmentapplicationsreceivedforthe2018applicationperiod.Weunderstandthat Frederick·;©xpreliminarycommentswillbesharedwiththeBoardofSupervisorsand PlanningCommissionduringtheirCPPAreviewjointworksessionlaterthissummer.We welcometheopportunitytoparticipateinamorethoroughreviewoftheapplicationsoncethe Boarddecidesiftheapplicationwarrantfurtherevaluation. Ourpreliminarycomments: WaverlySWSAExpansion,WaverlyFarmc/oMichaelStilesSewerandWaterServiceArea (SWSA)ExpansionRequest;Parcels33A69,33A70,44A80,and44A80A. ThesepropertiesarelocatedinthesouthwestquadrantofI81Exit321,southofHopewell Road.FrederickWaterdoespresentlyprovidewaterandsewerservicestotheVDOTRest Area,locatedimmediatelysouthofthe¦¦z-·xlandareas,andtheonlyservicelineswe haveinthevicinityofthewesternsideofI81.TheservicetotheVDOTRestAreahaslimited capacitiesavailableforusebyotherusers. WaterAtYourService Page2 PreliminaryCommentsonthe2018ComprehensivePolicyPlanAmendmentApplications CandicePerkins June12,2018 Thereiscurrentlylimitedsewerconveyancecapacityavailableinthevicinityofthesubject parcels.The2017SanitarySewerMasterPlanoffersthatastheareadevelops,effluentfrom theNorthernServiceRegionwouldbeconveyedtotheOpequonWaterReclamationFacility (OWRF)throughaseriesofpumpstations.TheexistingRoute11Northsewersystemhas availablecapacitiesreservedbypropertyownerswhofundedthesewerinfrastructure extensiontoRestChurchRoadareaoveradecadeago,butthesystemdoesnotcurrentlyhave excesscapacityavailableforadditionallandareassuchasthesubjectproperties.Sewer conveyanceandtreatmentcapacitiesarecurrentlylimitedandwarrantupgradestomeetlong termplanneddevelopmentthatisalreadycapturedinthecurrentSewerandWaterService Area(SWSA)boundary.ExpansionoftheSWSAwillintroduceadditionaldemandsforservice andadditionalconveyanceandtreatmentvolumes,simply77zm77z·z7©;·w·Þz EÒ©·w;©w©;·w;zz·;7;ãz·zm-Ý;ä-;7·©;·;·-¦-z·z;u FCSAdoesnotsupportfurtherstudyoftheapplicationwithoutconsiderationofamuchlarger studyareathatcouldcollectivelycontributetoinfrastructureimprovementsthatconveythe studyareasewagedirectlytotheOWRFortoanewWWTP.Astudyofopportunities,and implementationofresults,forexpansionofwastewatertreatmentfacilitieswouldalsobe necessary. CarterTractIndustrialLandUseDesignationandSWSAExpansion,ONMineralsCompany SewerandWaterServiceArea(SWSA)ExpansionRequest;Parcels45A2,45A8,and33A 144. ThesepropertiesarelocatedeastoftheexistingSWSAintheClearbrookarea,northofGun ClubRoadandsouthofBrucetownRoad.FrederickWaterdoesnotpresentlyhavewaterand sewerfacilitiesinthevicinityoftheCarterTract. Thereiscurrentlylimitedsewerconveyancecapacityavailableinthevicinityofthesubject parcels.The2017SanitarySewerMasterPlanindicatesthatastheareadevelops,effluentfrom theNorthernServiceRegionwouldbeconveyedtotheOpequonWaterReclamationFacility (OWRF)throughaseriesofpumpstations.TheexistingRoute11Northsewersystemhas availablecapacitiesreservedbypropertyownerswhofundedthesewerinfrastructure extensiontoRestChurchRoadareaoveradecadeago,butthesystemdoesnotcurrentlyhave excesscapacityavailableforadditionallandareassuchasthesubjectproperties.Sewer Page3 PreliminaryCommentsonthe2018ComprehensivePolicyPlanAmendmentApplications CandicePerkins June12,2018 conveyanceandtreatmentcapacitiesarecurrentlylimitedandwarrantupgradestomeetlong termplanneddevelopmentthatisreflectedinthecurrentSewerandWaterServiceArea (SWSA).ExpansionoftheSWSAwillintroduceadditionaldemandsforservice,andadditional conveyanceandtreatmentcapacities,essentially77zm77z·z7©;·EÒ©·w;©w©; ·w;zz·;7;ãz·zm-Ý;ä-;7·©;·;·-¦-z·z;. FCSAdoesnotsupportfurtherstudyoftheapplicationwithoutconsiderationofamuchlarger studyareathatcouldcollectivelycontributetoinfrastructureimprovementstoconveythe studyareasewagedirectlytotheOWRFortoanewWWTP.Astudyofopportunitiesfor expansionofwastewatertreatmentfacilitieswouldalsobeimportant. CPPA #02-18 CARTER TRACT SEWER AND WATER SERVICE AREA (SWSA) INCLUSION REQUEST AND INDUSTRIAL LAND USE DESIGNATION REQUEST ST 672 CPPA #02-18 Carter Tract 01 Draft NELUP and SWSA Amendments 11 PINs: 45 - A - 2, portion of 33 - A - 144 and 45 - A - 8 Long Range Land Use Map CPPA #02-18 CPPA #02-18 45 A 2 33 A 144 Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial CPPA #02-18 Improved Major Arterial 45 A 8 Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails Long Range Land Use Residential Neighborhood Village Urban Center Mobile Home Community Business Highway Commercial Mixed-Use Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Commercial Rec Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional 01 Planned Unit Development 11 Park Recreation § ¨¦ School 81 Employment Airport Support Area CPPA #02-18 Note: B2 / B3 Frederick County Dept of Carter Tract Residential, 4 u/a Planning & Development I High-Density Residential, 6 u/a 107 N Kent St PINs: High-Density Residential, 12-16 u/a Suite 202 45 - A - 2, portion of 33 - A - 144 and Rural Area Winchester, VA 22601 45 - A - 8 540 - 665 - 5651 Interstate Buffer Draft NELUP and SWSA Amendments Map Created: June 4, 2018 Landfill Support Area Long Range Land Use Map Staff: cperkins Natural Resources & Recreation Environmental & Recreational Resources 00.1750.350.7Miles ST 672 CPPA #02-18 Carter Tract 01 Draft NELUP and SWSA Amendments 11 PINs: 45 - A - 2, portion of 33 - A - 144 and 45 - A - 8 Zoning Map CPPA #02-18 CPPA #02-18 45 A 2 33 A 144 CPPA #02-18 45 A 8 Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial Improved Major Arterial Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp Roundabout Trails 01 Zoning 11 B1 (Neighborhood Business District) B2 (General Business District) § ¨¦ B3 (Industrial Transition District) 81 EM (Extractive Manufacturing District) HE (Higher Education District) CPPA #02-18 Note: M1 (Light Industrial District) Frederick County Dept of Carter Tract M2 (Industrial General District) Planning & Development I MH1 (Mobile Home Community District) 107 N Kent St PINs: MS (Medical Support District) Suite 202 45 - A - 2, portion of 33 - A - 144 and OM (Office - Manufacturing Park) Winchester, VA 22601 45 - A - 8 540 - 665 - 5651 R4 (Residential Planned Community District) Draft NELUP and SWSA Amendments Map Created: June 4, 2018 R5 (Residential Recreational Community District) Zoning Map Staff: cperkins RA (Rural Areas District) RP (Residential Performance District) 00.1750.350.7Miles Comprehensive Policy 6/1/2018 Plan Amendment Carter Tract Proposal Prepared by Tim Stowe STOWE ENGINEERING 103 Heath Court Winchester, VA 22602 O-N Minerals (Chemstone) Company Project Ferrari st O-N Minerals: 11 Stanwix Street – 21 floor, Pittsburgh, PA 15222 Attn: Kevin Whyte O-N Minerals: 412.995.5520 Tim Stowe, Stowe Engineering Project Ferrari 103 Heath Court Winchester, VA 22602 540.686.7373 To facilitate industrial development on the property the owner would like to change the future land use to industrial on the parcel known as the Carter Tract. They would also like to have the Carter Tract included in the SWSA so water and sewer services will be available to support planned industrial use. A map showing the proposed changes is on the following page. ,45-A-2, portion of 45-A-8, portion of 33-A-144 Stonewall 223.35 total; 213.8 in CPP amendment proposal c. Plat of area proposed for CPPA amendment, including metes and bounds description. See the tab labeled “PLAT.” d. Existing Comprehensive Plan land use classification(s): The existing 2035 Comprehensive Plan shows no future land use designation on theCartertracts. e. Proposed Comprehensive Plan land use classification(s): The proposed Comprehensive Plan land use designation for the two tracts is Industrial. f. Existing zoning and land use of the subject parcel: The existing zoning of the subject parcels is Rural Agricultural. There is a single-family residence with a life estate on the property near the CSX railroad and Gun Club Road. g. What use/zoning will be requested if amendment is approved? M-2 Industrial General District will be requested. h. Describe, using text and maps as necessary, the existing zoning, ComprehensivePolicy Plan designations, and/or approved uses and densities along with othercharacteristics of properties that are within: • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • ½ mile if 21 -100 acres in size; or • 1 mile if more than 100 acres in size. Note: Colored maps cannotbe duplicated in the Planning Department. The major land uses and zoning surrounding the Carter tracts can be summarized as: Direction Land Use/Zoning Zoning SouthLarge lot residential Rural/Agricultural East AgriculturalRural/Agricultural Extractive Mining & North Agriculture Rural/Agricultural North West Parks & Recreation Rural/Agricultural WestExtractive Mining and Industrial Extractive Mining 2 A small area of MH-1 mobile home zoning (4 ac) is located approximately 1-mile northeast of the property, and a small area of M-1 manufacturing (9 ac) is located south of the site. The site’s terrain and mature tree cover provide natural buffers to visual and other impacts. The CSX railroad provides a man-made barrier that will keep the proposed industrial land use an appropriate distance from Gun Club Road and the homes to the south. Maps showing the existing conditions, Comprehensive Policy Plan future land use designations, and zoning as of April 2018 within 1 mile of the site are includedon the following pages. 3 i.The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 8). See the tab labeled “Adjoining Property Owners” 2. FOR A TEXT AMENDMENT a. Purpose and intent of amendment. To recognize key intersections along Route 11 North and local roads associated with this land use change mayneed improvements prior to the Route 11 North mainline. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. Chapter V Transportation, Needs Assessment, Route 11 North Corridor Widening c. Proposed new or revised text. Route 11 North Corridor Widening Modeling of the expected development along the Route 11 North co a need for widening and access management to the entire corridor to become 6 lanes to Cedar Hill Road and 4 lanes to the West Vir most immediate need is to widen from Route 37 to Old Charlestown Road.Project timing may necessitate that intersections and local roads be imp Route 11 mainline improvements. Where practical, the use of rail should be encouraged to reduce truck traffic in the corridor. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. (reference is made to the corresponding section of the 2035 Comp 4 Comprehensive Plan Section IV. Business Development, Introductio the Future To encourage C & I uses to Frederick County has designated certa these types of uses such as the Route 11 North corridor, Kernstown area, Round Hill, the Route 277 Triangle area, and in the vicinity of the Wi Airport. Future planning efforts will continue to identify opportunities to uses to promote business development. Policy Appropriateness -In response to this policy, the proposed Comprehensive Plan amendment will establish an additional 213.8acre of landfor industrial development, thereby aligning land uses and business development opportunities. Comprehensive Plan Section IV. Business Development. Introductio Benefits Adequate amounts of land must be planned for and designated for Commercial and Industrial uses and residential developments. Str these land uses and ensuring that the tax rates remain low and t available to support these initiatives will help make Frederick engine within the region. Policy Appropriateness -In response to this policy, the Carter Tractwill be designated as industrial land. Its development as such will enable the county to better strike the desired balance between all land uses. GOAL: Develop a Strategy that Promotes the Expansion of Desirable Business and Industrial Land Uses. STRATEGIES: Frederick County Economic Development Authority (EDA) targeted i of February 2016): Light Industrial o Pharmaceutical & Medicine Manufacturing, Scientific Research & o Development, and Lab Services Business Services o Retail o The proposed land use and SWSA change will further the goals, policies, objectives and strategies set forth in the Comprehensive Plan by opening lands for industrial use 5 adjacent to a neighboring industry and potential raw product supplier. The proposed changes are appropriate because they cluster development, encourage inter-parcel movement of goods and services, provide access to an existing rail line for the movement of raw and finished products, and promote the overall expansion of industrial land uses in the County. Comprehensive Plan Section IV. Business Development, Office and Community Benefits The continuation of a low residential tax rate is a direct resul the expansion of the commercial and industrial tax. Currently commercial and indu accounts for approximately 13% of the Countys tax base. The Cou indicates this should be around 25% to ensure a balanced fiscal revenue derived from the average single-family residence is approximately fifty percent of the cost of service provided for that same residence. survival is dependent upon recruiting office and industrial occu those residential costs. The proposed land use and SWSA change designates an additional 213.8 acres of land for industrial use, strengthening the county’s financial position and offsetting residential costs. Additional community benefit was realized when O-N Minerals gave Frederick Water an easement almost 2000 feet longon the Carter Tractfor Frederick Water’s proposed raw water transmission line. GOAL: Identify and Recognize Areas in the County Most Strategically Su Office and Industrial Development STRATEGIES: Complete review of area land use plans to ensure sufficient acre for office and industrial uses. All infrastructure, such as voice and data fiber, electric, wate natural gas, should be extended to areas identified for office and industrial uses and non-rural residential areas. The rezoning process should be examined and streamlined as appro to encourage landowners of properties identified in Area Plans ( proceed with rezoning. 6 The Carter Tract clearly meets this goal as it is well suited for industrial development. The property is adjacent to an existing rail line and is flanked by a gas transmission line and high capacity fiber optic lines. The property is a short distance from the Anderson Water Treatment plant, and wastewater can be pumped to the Frederick Water system. The property is also heavily wooded which will provide protections to the surrounding residences. e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. The proposed land use willstrengthen the county's financial position thereby enabling the county to better offset the impacts of residential land use costs. This amendment dovetails with the intent and direction of the 2035 Comprehensive Plan's Route 11 North recommendations and thosefor supporting existing industries. f. What level of service impacts, if any, areassociated with the request? The level of service impact associated with commercial and industrial development is transportation.Railand inter-parcel connectivity will offset highway impacts. This is a key item that will need to be addressed in any rezoning. 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. This amendment is being proposed because the current owner see an opportunity to createnew business opportunitieswhileimplementingkey land use and financial goals of the Comprehensive Plan. It is their desire to see this area develop into a positive economic generator for the County. The presence of an existing rail, natural gas transmission, and high capacity fiber optic lines all make this site well suited to the proposed change. The adjacent limestoneproduct supplier encourages inter- parcel connectivity. The owners will have to work with VDOT and the Frederick Water in order to proceed with a rezoning request. 7 b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development and public facilities. Positive Impact #1-The economic benefits to Frederick County through real estate, business property, and Machinery & Tools revenue without the offsetting costs typically associated with residential development. Positive Impact #2 -The development costs of this land has either been orwill be absorbed by the owner. Positive Impact #3 -The existing infrastructure on the site makes it highly attractive to potential industrial usersand has been installed by the utility owner. Positive Impact #4-The site has direct rail access to the CSX mainline track with regular service, thus potentially reducing truck traffic. Positive Impact #5 -The location of this property is in the targeted commercial/industrial growth area. Positive Impact #5 -Impacts on neighbors will be minimal due to the remote nature of the site, its terrain, its heavy tree cover, and its distance from residences. Positive Impact #6 –Access to the site will be provided via the existing Carmeuse commercial entrance on Brucetown Road, and private internal roads. Positive Impact #7-This site provides a great opportunity to bring more good paying jobs in Frederick County. Negative Impact -While the use of rail and inter-parcel connectivity will be advocated to reduce new traffic and eliminate some existing traffic, there is still the potential for some congestion at the intersection of Route 11 and Hopewell/Brucetown Roads. Other information may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 9 if parcels of land are involved). 2. Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. 8 5/30/18 NORTH ZONE STATE GRID VA. NAD 83 CPPA #03-18 WAVERLY FARM SEWER AND WATER SERVICE AREA (SWSA) INCLUSION REQUEST CPPA #03-18 Waverly Farm Draft SWSA Amendment PINs: 33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80A ST Long Range Land Use Map 672 ST 672 ST ST ST 672 ST 672 672 672 ST 672 ST 665 § ¨¦ 81 CPPA #03-18 33 A 69 Urban Development Area SWSA CPPA #03-18 Applications Parcels 33 A 70CPPA #03-18 Eastern Road Plan 44 A 80 Major Arterial CPPA #03-18 Improved Major Arterial 44 A 80A Minor Arterial Improved Minor Arterial Major Collector Improved Major Collector Minor Collector Improved Minor Collector Ramp § ¨¦ Roundabout 81 Trails Long Range Land Use Residential Neighborhood Village Urban Center Mobile Home Community Business Highway Commercial 01 Mixed-Use Mixed Use Commercial/Office 11 Mixed Use Industrial/Office Industrial Warehouse 01 Heavy Industrial 11 Extractive Mining Commercial Rec Rural Community Center § ¨¦ Fire & Rescue 81 Sensitive Natural Areas § ¨¦ 81 Institutional Planned Unit Development Park § ¨¦ § ¨¦ 81 Recreation 81 01 School 11 Employment Airport Support Area Note: CPPA #03-18 B2 / B3 Frederick County Dept of Waverly Farm Residential, 4 u/a Planning & Development I High-Density Residential, 6 u/a 107 N Kent St PINs: High-Density Residential, 12-16 u/a Suite 202 33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80A Rural Area Winchester, VA 22601 Draft SWSA Amendment 540 - 665 - 5651 Interstate Buffer Long Range Land Use Map Map Created: June 5, 2018 Landfill Support Area Staff: cperkins Natural Resources & Recreation Environmental & Recreational Resources 00.1250.250.5Miles CPPA #03-18 Waverly Farm Draft SWSA Amendment PINs: 33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80A ST Zoning Map 672 ST 672 ST ST ST 672 ST 672 672 672 ST 672 ST 665 § ¨¦ 81 CPPA #03-18 33 A 69 CPPA #03-18 33 A 70CPPA #03-18 44 A 80 CPPA #03-18 44 A 80A § ¨¦ 81 Urban Development Area SWSA Applications Parcels Eastern Road Plan Major Arterial Improved Major Arterial 01 Minor Arterial 11 Improved Minor Arterial Major Collector Improved Major Collector 01 11 Minor Collector Improved Minor Collector Ramp§ ¨¦ 81 Roundabout § ¨¦ Trails 81 Zoning B1 (Neighborhood Business District) § ¨¦ § ¨¦ 81 B2 (General Business District)81 01 B3 (Industrial Transition District) 11 EM (Extractive Manufacturing District) HE (Higher Education District) Note: CPPA #03-18 M1 (Light Industrial District) Frederick County Dept of Waverly Farm M2 (Industrial General District) Planning & Development I MH1 (Mobile Home Community District) 107 N Kent St PINs: MS (Medical Support District) Suite 202 33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80A OM (Office - Manufacturing Park) Winchester, VA 22601 Draft SWSA Amendment 540 - 665 - 5651 R4 (Residential Planned Community District) Zoning Map Map Created: June 5, 2018 R5 (Residential Recreational Community District) Staff: cperkins RA (Rural Areas District) RP (Residential Performance District) 00.1250.250.5Miles WAVERLY FARM SWSA EXPANSION 2018 COMPREHENSIVE POLICY PLAN AMENDMENT June 1, 2018 TM #33-A-69; 33-A-70; 44-A-80 & 44-A-80A Stonewall Magisterial District Frederick County, Virginia Current Owner: Waverly Farm c/o C. Michael Stiles Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 COMPREHENSIVE POLICY PLAN AMENDMENT 2018 INITIATION REQUEST FORM Owner(s) Information: Name: Waverly Farm c/o C. Michael Stiles Project Name: Waverly Farm Sewer & Water Service Area Expansion Mailing Address: 461 Waverly Road Clear Brook, VA 22624 Telephone Number: (540) 667-8061 Authorized Agent Information: Name: Greenway Engineering, Inc. Attn. Evan Wyatt, Director of Land Planning Project Name: Waverly Farm Sewer & Water Service Area Expansion Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request: Legal Interest: Waverly Farm c/o C. Michael Stiles Reason for Request: The Frederick County Northeast Frederick Land Use Plan recommends commercial, mixed office and industrial, and industrial land use for parcels located in the southwestern quadrant of I-81 Exit 321. This quadrant consists of an assortment of parcels totaling approximately 425 acres. Waverly Farm comprises approximately 46% of the land area within this quadrant, of which 51.4± acres are currently within the Sewer and Water Service Area (SWSA) and 145.5± acres are adjacent to the SWSA. Waverly Farm is petitioning Frederick County to include the remaining acreage within the SWSA. SECTION 1 FOR A MAP AMENDMENT Proposed Comprehensive Policy Plan Amendment Information: PIN(s): Waverly Farm: Tax Map Nos. 33-A-69, 33-A-70, 44-A-80, 44-A-80A Project #4915WG/CPPA Amendment 1 June1, 2018 Magisterial District: Stonewall District Parcel Size (approximate acres): The subject parcels specific to Waverly Farm (Tax Map Nos. 33-A-69, 33-A-70, 44-A-80, 44-A- 80A) are approximately 196.86± acres in total size, of which 51.36± acres are currently within the Sewer and Water Service Area (SWSA) and 145.50± acres are adjacent to the SWSA. Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to the recorded Instruments for Waverly Farm that provide the legal descriptions for the subject properties as follows: Instrument No. 060014297 Tax Map Parcel 33-A-69 Instrument No. 080003456 Tax Map Parcel 33-A-70 Instrument No. 060002447 Tax Map Parcel 44-A-80 Instrument No. 050029700 Tax Map Parcel 44-A-80A Existing Comprehensive Plan Land Use Classification(s): Mixed Use Industrial/Office & Industrial Proposed Comprehensive Plan Land Use Classification(s): Mixed Use Industrial/Office & Industrial Note: The proposed request to expand the Sewer and Water Service Area (SWSA) to incorporate the 145.5± acre portion of Waverly Farm that is adjacent to the SWSA boundary does not modify the future land use designations previously adopted by the Board of Supervisors. Existing Zoning and Land Use of the Subject Parcel: The subject properties owned by Waverly Farm that are located partially within and partially outside of the Sewer and Water Service Area are zoned RA, Rural Areas District and are used primarily for agricultural and residential purposes. What Use/Zoning will be requested if Amendment is approved? The subject properties owned by Waverly Farm that are located partially within and partially outside of the Sewer and Water Service Area would maintain the Mixed Use Industrial/Office and Project #4915WG/CPPA Amendment 2 June1, 2018 Industrial future land use designations adopted by the Board of Supervisors. Future rezoning requests would comply with the recommendations of the Northeast Frederick Land Use Plan, which could include M-1, District and OM District zonings depending on the specific development plans for the 196.86± acre area. Describe, using Text and Maps as Necessary, the Existing Zoning, Comprehensive Policy Plan Designations, and/or Approved Uses and Densities Along with Other Characteristics of Properties that are Within 1 Mile from the Parcel(s) Perimeter if the Parcel is More than 100 acres in Size: Please refer to the attached Zoning Map 1-Mile Radius Exhibit that identifies the various properties that meet this distance criteria. The following information describes existing and future land use characteristics within this radius boundary: Properties to the north of Waverly Farm located on the west side of Interstate 81 are zoned RA, Rural Areas District, B-2, Business General District, B-3, Industrial Transition District and M-1, Light Industrial District. Properties to the north of Waverly Farm located on the east side of Interstate 81 are zoned RA, Rural Areas District, B-3, Industrial Transition District and EM, Extractive Manufacturing District. The Frederick County Northeast Frederick Land Use Plan recommends future Business and Industrial Land Use for properties to the north of Waverly Farm that are within the SWSA, and Rural Areas Land Use for properties to the north of Waverly Farm that are outside of the SWSA. Properties to the south of Waverly Farm located on the west side of Interstate 81 are zoned RA, Rural Areas District. Properties to the south of Waverly Farm located on the east side of Interstate 81 are zoned RA, Rural Areas District, RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, B-3, Industrial Transition District, OM, Office-Manufacturing District, M-1, Light Industrial District, and M-2, Industrial General District. The Frederick County Northeast Frederick Land Use Plan recommends future Business and Industrial Land Use for properties to the south of Waverly Farm that are within and outside of the SWSA. Properties to the east of Waverly Farm located on the east side of Interstate 81 are zoned RA, Rural Areas District, B-2, Business General District, B-3, Industrial Transition District and EM, Extractive Manufacturing District. The Frederick County Northeast Frederick Land Use Plan recommends future Business, Industrial, and Extractive Mining Land Use for properties to the east of Waverly Farm that are within and outside of the SWSA. Project #4915WG/CPPA Amendment 3 June1, 2018 Properties to the west of Waverly Farm located on the west side of Interstate 81 are zoned RA, Rural Areas District. The Frederick County Northeast Frederick Land Use Plan recommends future Office- Manufacturing, Industrial, and Rural Areas Land Use for properties to the west of Waverly Farm that are outside of the SWSA. The Name, Mailing Address, and Parcel Number of all Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the attached Adjoining Property Owner Map Exhibit and Adjoining Property Owner Table Exhibit that provides the location and applicable contact information for all properties within subject properties. SECTION 2 FOR A TEXT AMENDMENT The Waverly Farm Sewer & Water Service Area Expansion Amendment does not propose to incorporate a Text Amendment for consideration by the Board of Supervisors. SECTION 3 FOR ALL AMENDMENTS Justification of Proposed Comprehensive Policy Plan Amendment (Provide Attachments if Necessary). Describe why the Change to the Comprehensive Policy Plan is Being Proposed: The Frederick County Northeast Frederick Land Use Plan recommends commercial, mixed office and industrial, and industrial land use for parcels located in the southwestern quadrant of I-81 Exit 321. This quadrant consists of an assortment of parcels totaling approximately 425 acres. Waverly Farm comprises approximately 46% of the land area within this quadrant, of which 51.4± acres are currently within the Sewer and Water Service Area (SWSA) and 145.5± acres are adjacent to the SWSA. The Northeast Frederick Land Use Plan recommends mixed office and industrial, and industrial land use development for the Waverly Farm subject properties. Frederick County Policy requires properties to be located with the SWSA as a condition of being developed with public water and sewer service. Inclusion of properties within the SWSA is required as the first step in the future land use development process in order to proceed with future rezoning, master development plan and site plan processes. The Waverly Farm SWSA Expansion Amendment includes an evaluation of the existing and proposed water and sewer to determine operational issues and needs required for the 425-acre quadrant area. Complete copies of these reports have been provided to Frederick Water and the Planning Department for review. Project #4915WG/CPPA Amendment 4 June1, 2018 How would the Resultant Changes Impact or Benefit Frederick County? Consider, for example, Transportation, Economic Development and Public Facilities: The Waverly Farm 196.86± acre area is projected to yield 1,110,000 SF of light industrial and warehouse land use and 125,000 SF of office land use specific to the anticipated developable area within the subject properties. The projected land uses are consistent with the recommendations of the Frederick County Northeast Frederick Land Use Plan, which identifies Waverly Farm for future economic development land use. The following information identifies impacts and benefits to Frederick County for future economic development land use consistent with the Comprehensive Policy Plan. Transportation The following table provides projected traffic generation rates specific to the anticipated developable area of the Waverly Farm properties. The projected traffic generation rates assume 1,110,000 SF of industrial land use and 125,000 SF of office land use. The values used from this projection were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual, th 9 Edition, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. The values used for industrial land use are an average of the ITE for light industrial and warehouse land use. Weekday Average Daily Traffic Volume Projections Land Use ITE ADT Rate Unit Numbers Totals Industrial 110/150 5.26/1,000 SF 1,110,000 SF 5,838 ADT Office 710 11.03/1,000 SF 125,000 SF 1,379 ADT The Frederick County Northeast Frederick Land Use Plan identifies a new major collector road system that provides access for future economic development land use throughout the limits of the Waverly Farm subject properties to Hopewell Road (Route 672). The development of future economic development land use would incorporate the new major collector as a component of the Master Development Plan. Project #4915WG/CPPA Amendment 5 June1, 2018 Economic Development The Northeast Frederick Land Use Plan recommends mixed office and industrial, and industrial land use development for the Waverly Farm subject properties. The future development of these land uses will provide economic development benefit to Frederick County in tax revenues and employment opportunities for residents of the community. These tax revenues will provide a benefit to Frederick County to off-set fiscal impacts specific to residential land use within the community. Water and Sewer Capacities The Waverly Farm SWSA Expansion Amendment includes an evaluation of the existing and proposed water and sewer systems to determine operational issues and needs required for the 425- acre quadrant area. It is anticipated the development of the 425-acre area consistent with the land uses recommended by Frederick County Northeast Frederick Land Use Plan will require an eventual water and sewer capacity of 322,233 GPD at buildout. Complete copies of these reports have been provided to Frederick Water and the Planning Department for review in support of the Waverly Farm SWSA Expansion Amendment. Public Schools The Waverly Farm Sewer & Water Service Area Expansion Amendment will not impact Frederick County Public Schools Services. Economic Development opportunities specific to the Waverly Farm Sewer & Water Service Area Expansion Amendment will provide revenue to Frederick County in support of local government services. Fire and Rescue The development of land uses recommended by Frederick County Northeast Frederick Land Use Plan will create an impact to County Fire and Rescue Services. It is anticipated that future rezoning applications specific to the Waverly Farm Sewer & Water Service Area Expansion Amendment will include monetary contributions calculated on the amount of structural square footage that is developed within the subject properties to assist in the mitigation of this impact. Parks and Recreation The Waverly Farm Sewer & Water Service Area Expansion Amendment will not impact Frederick County Parks and Recreation Services. Economic Development opportunities specific to the Waverly Farm Sewer & Water Service Area Expansion Amendment will provide revenue to Frederick County in support of local government services. Project #4915WG/CPPA Amendment 6 June1, 2018 2018 Comprehensive Policy Plan Application Information Application Signatures Page Subject Property Owners Affidavit Special Limited Power of Attorney Signature Pages Comprehensive Policy Plan Amendment Application Fee Adjoining Property Owner Map & Table Exhibits SCALE: 1 Inch = 600 Feet PROJECT ID:4915WGDATE: 05-30-2018 DESIGNED BY: DWE AERIAL OVERVIEW EXHIBIT FREDERICK COUNTY, VIRGINIA STONEWALL MAGISTERIAL DISTRICT COMPREHENSIVE POLICY PLAN AMENDMENT WAVERLY FARM C.P.P.A. AERIAL OVERVIEW EXHIBIT WAVERLY FARM :ELACS teeF 000,1 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD TEEF 002 NIHTIW EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF SEITREPORP GNIDNUORRUS TCIRTSID LAIRETSIGAM LLAWENOTS TNEMDNEMA NALP YCILOP EVISNEHERPMOC TEEF 002 NIHTIW MRAF YLREVAW SEITREPORP GNIDNUORRUS .A.P.P.C MRAF YLREVAW 2018 Comprehensive Policy Plan Amendments Exhibits Current Long Range Land Use Plan Exhibit Current Long Range Land Use Plan with SWSA Expansion Exhibit Current Long Range Transportation Plan Exhibit Current Long Range Transportation Plan with SWSA Expansion Exhibit Proposed Water & Sewer Infrastructure with SWSA Expansion Exhibit Current Water & Sewer Infrastructure Exhibit 1 Mile From Subject Parcels Current Zoning Map Exhibit 1 Mile From Subject Parcels :ELACS teeF 007 = hcnI 1 GNITSIXE GW5194:DI TCEJORP8102-03-50 :ETAD EWD :YB DENGISED TIBIHXE PAM ESU DNAL EGNAR GNOL AINIGRIV ,YTNUOC KCIREDERF TCIRTSID LAIRETSIGAM LLAWENOTS GNITSIXE TNEMDNEMA NALP YCILOP EVISNEHERPMOC PAM ESU DNAL EGNAR GNOL GNITSIXE .A.P.P.C MRAF YLREVAW MRAF YLREVAW :ELACS teeF 007 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD DESOPORP EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE PAM ESU DNAL EGNAR GNOL TCIRTSID LAIRETSIGAM LLAWENOTS TNEMDNEMA NALP YCILOP EVISNEHERPMOC MRAF YLREVAW DESOPORP - PAM ESU DNAL EGNAR GNOL A.P.P.C MRAF YLREVAW :ELACS teeF 000,1 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD ASWS GNITSIXE EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE NOITATROPSNART TCIRTSID LAIRETSIGAM LLAWENOTS ASWS GNITSIXE TNEMDNEMA NALP YCILOP EVISNEHERPMOC MRAF YLREVAW TIBIHXE NOITATROPSNART .A.P.P.C MRAF YLREVAW :ELACS teeF 000,1 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD NOISNAPXE ASWS DESOPORP EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE NOITATROPSNART TCIRTSID LAIRETSIGAM LLAWENOTS NOISNAPXE ASWS DESOPORP TNEMDNEMA NALP YCILOP EVISNEHERPMOC MRAF YLREVAW TIBIHXE NOITATROPSNART .A.P.P.C MRAF YLREVAW :ELACS teeF 000,2 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD SEITREPORP TCEJBUS MORF ELIM 1 EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE REWES & RETAW TCIRTSID LAIRETSIGAM LLAWENOTS TNEMDNEMA NALP YCILOP EVISNEHERPMOC SEITREPORP TCEJBUS MORF ELIM 1 MRAF YLREVAW TIBIHXE PAM REWES & RETAW .A.P.P.C MRAF YLREVAW :ELACS teeF 000,1 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD DESOPORP EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE REWES & RETAW TCIRTSID LAIRETSIGAM LLAWENOTS DESOPORP TNEMDNEMA NALP YCILOP EVISNEHERPMOC MRAF YLREVAW TIBIHXE PAM REWES & RETAW .A.P.P.C MRAF YLREVAW :ELACS teeF 000,2 = hcnI 1 GW5194:DI TCEJORP8102-03-50 :ETAD SEITREPORP TCEJBUS MORF ELIM 1 EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF TIBIHXE PAM GNINOZ TCIRTSID LAIRETSIGAM LLAWENOTS TNEMDNEMA NALP YCILOP EVISNEHERPMOC SEITREPORP TCEJBUS MORF ELIM 1 MRAF YLREVAW TIBIHXE PAM GNINOZ .A.P.P.C MRAF YLREVAW Sewer Collection System Analysis Report Waverly Farm Water and Sewer Feasibility Study Frederick County, Virginia March 14, 2018 Revised May 31, 2018 Prepared for: The Walker Group 4720 Montgomery Lane, Suite 1000 Bethesda, MD 20814 Prepared By: Randy L. Kepler, PE Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 Telephone 540-662-4185 Fax 540-722-4185 www.greenwayeng.com #4915WG A 5/31/2018 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 CONTENTS Narrative Existing Sewer System On-Site Sewer Off-Site Sewer - Existing 8” Gravity Off-Site Sewer - Existing VDOT Pump Station Off-Site Sewer - VDOT Pump Station – 30 Year Evaluation Conclusions and Recommendations Appendices 1.Sewer Capacities 2.VDOT Welcome Center Gravity Sewer Evaluation 3.VDOT Pump Station Evaluation 4.Excerpts from the FW 2017 Sanitary Sewer Master Plan 5.VDOT PS - 30 yr Buildout Preliminary Computation 6.Map Exhibits – (Land Bay, On-site sewer, Off-site sewer) Revisions Date Details 1 May 31, 2018 Added Additional Evaluation on 30 yr. Master Plan Flows 1 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 WAVERLY FARM DEVELOPMENT SANITARY COLLECTION-FINAL REPORT Narrative The Frederick County Northeast Frederick Land Use Plan recommends commercial, mixed office and industrial, and industrial land use for parcels located in the southwestern quadrant of I-81 Exit 321. This quadrant consists of an assortment of parcels totaling approximately 425 acres. Waverly Farm comprises approximately 46% of the area within this quadrant, of which 51.4± acres is currently within the Sewer and Water Service Area (SWSA) and 145.5± acres is adjacent to the SWSA. Waverly Farm is petitioning Frederick County to include the remaining acreage within the SWSA. As a part of this process, an evaluation of the existing and proposed sewer system was completed to determine operational issues for the 425-acre quadrant area. The evaluation was completed by following standard engineering practices for sewer design and standards as set forth in the Frederick Water’s (FW) Water and Sewer Standards and Specifications, most recent revision dated February 20, 2018. We also took into consideration the data, information and direction provided by Frederick Water in their 2017 Sanitary Sewer Master Plan approved August 15, 2017. Data on pump station design and pump run time records were provided to Greenway by FW for evaluation. Existing grades were used for the proposed development within the project site to determine system needs. All elevations in the evaluation and calculations, where necessary, were set at either the existing ground elevation since a detailed design and final sewer collection for the project have yet to be determined. It is anticipated the development of the 425-acre analysis area consistent with the land uses recommended by the Frederick County Northeast Frederick Land Use Plan will require a sewer system that will have the eventual capacity of 322,233 GPD. Existing Sewer System The nearest sewer system consists of an 8-inch gravity sewer system within the VDOT Welcome Center that flows under I-81 to the existing FW-VDOT Pump Station. This station pumps through an 8-inch force main south along the railroad, under Route 11 and I-81 and into the Red Bud Pump Station. There is approximately 16,600 linear feet of force main. On-Site Sewer The 425-acre analysis area was evaluated to determine availability of gravity sewer flow to the main point of connection to the existing system at the VDOT Welcome Center. There is an area within the 425-acre analysis area along I-81 that won’t flow by gravity and will need to be pumped. The 425-acre analysis area was divided into seven land bays to better analyze and understand the project. Land Bays 1-5 are anticipating a need for pumps while Land Bays 6 and 7 should have the ability to flow by gravity to this existing gravity sewer. These land bays can be seen in the attached exhibits. 2 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Off-Site Sewer – Existing 8” Gravity The existing 8” gravity line at the Welcome Center flows east to the highway crossing, through a bore and then into the VDOT Pump Station. All existing lines are 8” diameter. Evaluation of the full buildout flow shows this existing 8” line does not have the capacity for full buildout flows plus existing flows. The sections below the 425 acre analysis area tie in point will need to be upgraded to 12”. We anticipate a capacity in this existing 8” line of 101,000 gallons is currently available above existing flows before the existing system is at capacity and the upgrade is needed. Off Site Sewer – Existing VDOT Pump Station Data was provided by Frederick Water (FW) on the existing design data on the pump station as well as the current operating conditions. The pump station was originally designed with two phases. The first phase was designed to handle 20,000 GPD of flow and pump through an 8” FM that had a length of 16,600 LF. The pumps however were sized to pump 325 GPM, which when calculated comes to 187,200 GPD. The current average daily flow into the pump station (April 2016-April 2017) was 31,484 GPD. This flow is over the design intent of the initial flow but well within the capacity of the currently specified pump. The second and ultimate phase was for the pump station to handle 320,000 GPD of flow and pump through the same 8” force main however the length of that force main was reduced to 6,600 LF. It is unclear on the exact intent of this FM reduction although it appears that the 8” FM was to be directed into a new gravity sewer or pump station along the same route (approximately at the DeHaven PS shown on the exhibit) or sewer pumped into a new 6,600 LF force main on a new route to a gravity sewer discharge. The pump for this ultimate phase was sized at 560 GPM. It appears from the calculations that in the ultimate condition, that because of the reduced losses with the shorter force main, the only change necessary was for the reduction of the pump impeller from 12” diameter to a 11.5” diameter. The pump specified (Smith and Loveless 4C3B, 1760 rpm, 30 HP) is the same in both phases. Taking this existing condition information and inputting the proposed development’s flows of 322, 233 GPD with a sewer growth capacity, partial capacity appears to be available in the station. We estimate a design flow of 359,717 GPD (625 gpm peak flow) necessary to handle to flows from the buildout of the 425-acre analysis area based on the land uses recommended by the Frederick County Northeast Frederick Land Use Plan. The Phase 1 pumps have the capacity of 187,200 GPD. They are seeing 31,484 GPD of flow leaving a capacity of 155,716 GPD which is 48% of the needed capacity of the proposed development. However as was noted in the FW’s Master Sewer Plan and confirmed with this evaluation, the flow velocity in the downstream 8” force main is a concern. We believe there are currently 5 pump stations of various sizes connected to this shared 8” force main, each with pumps in the 100 to 200 GPM size. When multiple pumps run concurrently on these force mains, the velocities, as reported in the master plan, are reaching 6 fps with engineering standards not allowing velocities over 8 fps. Because of this velocity issue, there isn’t as much available capacity as is perceived apparent in looking at the pumping capacities at the VDOT pump station. To determine the best option for obtaining offsite sewer capacity for this project, we looked at several options for sewer collection expansion or improvement. We then considered the Frederick Water’s Master Sewer Plan to then confirm and compare the options developed. Below are a few of the alternatives listed in this Master Sewer Plan that appear to be in some form or another, tasks that are appropriate for this project. 3 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 The Master Sewer Plan Alternatives are: Alternative NR10.01 This alternative calls for the addition of SCADA to the VDOT and Woodbine pump stations in anticipation of an additional 216,000 GPD of expected growth. Alternative NR15.02 and 15.03 This alternative calls for the upgrade of the VDOT Pump Station and increase of the force main to a 12-inch diameter line. We believe portions of these listed alternatives put together into a project will achieve what is necessary to provide capacity for the buildout of the 425-acre analysis area based on the land uses recommended by the Frederick County Northeast Frederick Land Use Plan. Based on our calculations the best option for providing sewer is to install a new 12” force main along the same route as the existing 8-inch force main as a replacement of the existing 8” FM. This greatly reduces the friction head on the system and allows more volume through the pipe at lower velocities. Other routes for force mains or gravity sewers from various points along the existing force main or even directly from the VDOT Pump Station weren’t found acceptable mostly due to the large number of property owners that would need to agree to providing a sanitary sewer easement for this connection. Since this is a private development without the same capacities of Frederick Water for easement acquisition, these other options were only briefly evaluated. It was determined the time and effort to evaluate upgrade of the existing system within the existing easements allowed for the best and quickest route for the client. The force main termination point in these calculations has been changed from the current terminus at the Red Bud Pump Station. As was understood from previous projects and then confirmed with FW’s Master Sewer Plan’s discussion on existing conditions and directions on future sewer routing, the Red Bud Pump Station is again at or near capacity. This VDOT pump station’s existing force main ties into the Red Bud Pump Station, flows into the Abrams Creek Interceptor and then to the Opequon WRF. To bypass this restricted section of the sewer collection system, we are recommending the re-routing of the existing force main by the addition of force main through the Graystone Industrial Park to the new Graystone Gravity Interceptor sewer (listed as NR5.01 in the master plan). It is our understanding that this gravity sewer is or soon will be under construction and will be available for connection of this force main by the time this project will need capacity and the improvements constructed. The calculations on the proposed improvements include the additional 3,550 LF of 12” force main. This would transfer the sewer flows from the Red Bud Station to the Stephenson Regional Pump Station as is recommended in the FW MSP. This action will require the need for a 20’ sanitary sewer easement from the current land owners, Crider & Shockey Inc. of WV. Based on our calculations, the existing VDOT pump station should be able to remain and, depending on the wear on the pumps, utilize the same pumps as currently specified. With the change in diameter and direction, the existing pumps will have a capacity of 625 GPM which is the design flow expected at the VDOT Pump Station based on the full buildout of this project, along with the existing base flows and a reasonable growth rate based on the current county growth data (359,717 GPD). The pump station should still be evaluated and any controls that are near the end of their service life should be repaired, the emergency pump around requirements of Frederick Water should be added as well as providing for an automatic transfer switch and a permanent standby generator to handle the capacity of both pumps running should be installed to ensure a better operating system. This pump station, along with the other pump stations along this common force main, should be installed (if not already) with a SCADA (Supervisory Control and Data Acquisition) system to allow the different pump stations to communicate so pumps are running concurrently on the force main. 4 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 The intent, with regard to constructability of this upgrade, was to install the 12” force main in the 8” FM trench by replacement of the existing force main. Due to the high quantity of rock along this route and the existing 20” water line running parallel with the force main in the same easement, blasting and excavation of a new trench wasn’t practical. Our constructability process is suggesting making the improvements to the VDOT pump station first including the emergency pump bypass. The contractor would then use the emergency pump bypass and a certain amount of temporary force main in short, manageable 1,000’ segments placed on the ground to dig up the existing 8” line and replace with the 12” line. With the appropriate temporary systems and piping, installation of this upsized line can be completed with no disruption of sewer collection. Calculations showing the results described here are included in the attachments to this report. Off-Site Sewer –VDOT Pump Station – 30 Year Evaluation One of the concerns of Frederick Water is providing sewer for the future anticipated growth areas within their Northern Service Region. The priority is to provide service to zoned properties and approved facilities within the Northern Service Region before additional properties are included in the SWSA. This section includes evaluation to demonstrate how the recommended improvements associated with the buildout of the 425-acre analysis area comply with the Master Sewer Plan and how the recommended improvements enhance the existing FW infrastructure to benefit the greater region for needed capacities. The adopted August 15, 2017 FW Master Sewer Plan provides a future flow evaluation for each of the county’s service region. It also breaks down each service region into specific pump station locations and the developable area and flows expected at these locations. Estimates and decisions to determine the flows are included in the Master Sewer Plan and summarized in Table A-1 – FCSA Future Flow Data. 5, 10, 15, 20 and 30 year projected sanitary sewer flows are provided. The subject project is located in the Northern Service Region and is included in the 20 year growth window. This Waverly evaluation only looked at the 30-year flow situation as considered full builtout. The 30 year buildout shows the Woodbine Pump Station will be see existing and projected sewer flows of 1.753 MGD. Table A-1 also shows the VDOT Pump Station will be see existing and projected sewer flows, in its drainage shed, of 0.445 MGD. As it is currently situated and modeled in the MSP, the VDOT Pump Station re-pumps the sewer flows from the Woodbine Pump Station through the existing 8” force main to the Red Bud Pump Station. Without further modifications to the existing conditions or the Master Plan, the VDOT pump station will need to be able to handle both the calculated flows from Woodbine and VDOT PSs. The combined flows come to a total of 2.196 MGD or when converted to a pump size, 3,812.50 GPM. The Master Sewer Plan briefly describes the areas included in these pump station regions by way of a future growth map labeled as Figure 1 – Projected Growth Map. Frederick Water, through their consultant, evaluated the county and determined parcels that were anticipated to be a part of development. They assigned these parcels to the year event of 5,10,15,20,30-year development and assigned them with a color coding. Evaluation of this map was completed to determine if the subject parcels were a part of the anticipated sewer growth. This evaluation showed the entirety of the 425- acre analysis area was shown in yellow, which is identified as part of the 20-year growth flows. This included both the parcels located within the Water and Sewer Service Area as well as outside the Water and Sewer Service Area. Based on this understanding, the projected flows for the subject parcel are already included in the FW SSMP 20-year growth numbers so added flows above the master plan in this evaluation are not needed. 5 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 The FW Master Sewer Plan includes recommendations for system modifications to handle the necessary flows in this Northern Region and are broken down into the 5 different year projections. Specific recommendations of note from the report are as follows: NRC.01 – Install SCADA to reduce multiple pumps running simultaneously. NR10.01 - Add Woodbine PS and any new pump stations in the Rt. 11 Corridor to the proposed SCADA system. NR15.02 – Upgrade the VDOT PS to convey the 30-year projected flow of 2.250 MGD. There is no recommendation for changes to the VDOT PS’s existing 8” force main from the VDOT pump station although one would expect it with the anticipated flow increase. The report does reference this need in the alternative analysis section as item NR15.03 – increase the VDOT force main to a 12” diameter pipe. Evaluation of this 30-year flow requirements demonstrates that the recommended improvements associated with the buildout of the 425-acre analysis area complies with the Master Sewer Plan and provides for infrastructure improvements that benefit the Northern Service Region. One item of note, to confirm the force main size for this expanded 30-year flow, we evaluated the capacity of a 12” force main seeing a flow of 3,812.50 gpm. Based on our calculations it appears this sized force main will see a sewer velocity of approximately 10.7 fps at the full 30-year capacity. Typically, code limits the velocity to 8 fps but allows for increased velocity if specific design concerns are addressed. The 12” force main design will need to be installed using suitable construction methods to confirm stabilization and minimize long term wear (12VAC 5-581-500). Conclusions and Recommendations Results of this study demonstrate that the 425-acre analysis area can be provided with on-site sewer, and that the off-site improvements will provide adequate routing with sufficient capacity for sewer flows. It is recommended the gravity sewer upgrades and the pump station upgrades described above be completed to provide service to the project. It is also recommended an agreement be entered with Frederick Water to protect the interests of this project with the up-front infrastructure costs for the improvements to guarantee the capacity purchased. The results of the study also demonstrate that the 2017 Sanitary Sewer Master Plan approved by the Frederick Water Board of Directors on August 15, 2017 included the 425-acre analysis area in their 30-year master sewer plan for properties that would be considered within the limits of the SWSA. Evaluation of this Master Plan also shows that the recommendations made in this report for the upgrade of the VDOT pump station’s force main and extension of the upgraded force main into the proposed Graystone gravity sewer system will provide very important sections of improvement needed for full 30-year buildout of the county’s master plan. 6 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 We believe the gravity portions of the offsite facilities have certain existing capacities to allow for a partial buildout of this project to allow for deferment of infrastructure improvements until further development is acquired. The VDOT pump station improvements might, with additional calculations and agreements with Frederick Water, have some capacity in the system to allow for a small start. Addition investigations into the details of this offsite system would be necessary to see if some small infrastructure improvements (such as the SCADA system installation) would provide added capacities to also defer capital costs on the proposed work to further along the project development timeline. 7 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 1 Sewer Capacities 8 4915Waverly Water-Sewer Capacity Study - with FW Future.xlsWaverly Sewer Flow Calculations SEWER COMPUTATIONS Project:Waverly Farms Development - Pump Station Capacity Calculated by:RLKDate:3/17/2017J.N.:4915WG 5/31/201 Revised :8 Flow rates per use listed below are per: Table 3 of the VA SCAT Regulations Wastewater Engineering, Metcalf and Eddy, Third Ed., 1991 Sewer Flow Regulations from surrounding juridiction s Recent Flow Records from FCSA (meter readings) for similar facilitie s Land Bay 1 (Commercial) * 35.07acres10persons/acre75gpd/person26,303gpd * Land Bay 2 (Commercial) * 30.37acres10persons/acre75gpd/person22,778gpd * Land Bay 3 (Industrial)* 47.53acres40persons/acre*25gpd/person47,530gpd Land Bay 4 (Industrial)* 8.12acres40persons/acre25gpd/person8,120gpd * Land Bay 5 (Industrial)* 26.87acres40persons/acre*25gpd/person26,870gpd Land Bay 6 (Industrial)* 25gpd/person61,550gpd 61.55acres40persons/acre * Land Bay 7 (90%Industrial, 10% Business)* Industrial101.97acres40persons/acre*75gpd/person305,910gpd Business11.33acres10persons/acre*25gpd/person2,833gpd Total113.3acres37persons/acre*30gpd/person125,763gpd Land Bay 8 (Industrial) * 3.32acres40persons/acre*25gpd/person3,320gpd Total Flows Total Development Flow322,233gpd Total Development Flow224gpm Peak2.5times805,583gpd Peak Flowor559gpm On Site Pump Station Total OnSite Pump Station Flow131,600gpd(LB 1,2,3,4,5) Total Pump Station Flow91gpm Peak2.5times329,000gpd Peak Flowor228gpm Pump Design Rate228gpm Greenway EngineeringPage 1 4915Waverly Water-Sewer Capacity Study - with FW Future.xlsWaverly Sewer Flow Calculations VDOT Pump Station Data Existing Pump Station Data Smith and Loveless Pump Station Initial Capacity Conditions (FM to Redbud) 4C3B Duplex suction lift pump station with 12" impellers on 30HP pump s Average Design Flow20,000GPD31,484.4GPD Average (4/16 thru 4/17) ADF14GPM21.9GPM Peak35GPM54.7GPMactual Pump Design Rate325GPM Existing Pump Station Data Smith and Loveless Pump Station Ultimate Capacity Conditions - FM shortened to 6,600 LF 4C3B Duplex suction lift pump station with 11.5" impellers on 30HP pumps Average Design Flow320,000GPD ADF222GPM Peak556GPM Pump Design Rate560GPM Pump Station Upgrade Requirement Current Flow31,484GPD Per Capita Growth6,000GPD20yrs/0.87% growth (current county growth average) Proposed Flow322,233GPD Design Flow359,717GPD 250GPM peak factor2.5625GPM Pump Design Rate625GPM Future Flow Evaluation - FW Master Sewer Plan Data VDOT Pump Station Only Table 3.2 defines flow increases projected over a 30 year perio d According to the FW S.Sewer Master Plan, Figure #1-FCSA Projected Growth Map, the subject parcels in this report are included in the 20 yr Growth Flow Numbers listed in Table 3.2 so project flows don't need to be added on top of the SSMP flows 0.45MGD VDOT station Only 445,000.00GPD 309.03GPM 2.50peaking factor for pump sizing 772.57GPM pump sizing neede d VDOT and Woodbine Pump Stations Table 3.2 defines flow increases projected over a 30 year period 1.751MGD 30 yr Woodbine PS Flow 0.445MGD 30 yr VDOT PS Flow (Includes Project Area ) According to the FW S.Sewer Master Plan, Figure #1-FCSA Projected Growth Map, the subject parcels in this report are included in the 20 yr Growth Flow Numbers listed in Table 3.2 so project flows don't need to be added on top of the SSMP flows 2,196,000.00GPD (Woodbine and VDOT) 1,525.00GPM 2.50peaking factor for pump sizing 3,812.50GPM - pump sizing needed at 30 year buildout of the VDOT P S Greenway EngineeringPage 2 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 2 VDOT Welcome Center Gravity Sewer Evaluation 9 JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 3 VDOT Pump Station Evaluation 10 Page 1 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Existing VDOT Pump Station EvaluationJob Number:4915WG Date:March 12, 2018 XXXXXXX"- Enter information where locations are blue" "- calculated locations, no entry required" Must have the preliminary design of PS system prior to analysis with this spreadsheet Suction water surface elevation615.50feet Discharge water surface elevation716.00feethigh point in FM Static head100.5feet Pipe InformationSizetypelocation Pipe 16DIPpump station piping Pipe 28PVCforce main Pipe 3 Pipe 4 Pipe 5 Pipe 6 Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Pipe length (feet)2516600 Pipe diameter (inches)6.008.00 Pipe C-factor110120 Portion of Flow1.001.00 Cross-sectional area (feet)0.1960.349 Hydraulic radius0.1250.167 Number of fittings for each pipE Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Gate Valve12 Plug Valve (99% open) Butterfly Valve Swing Check Valve1 90° Bend2 45° Bend10 22.5° Bend4 11.25° Bend2 Tee (through) Tee (side out) Cross (through) Cross (side out) Reducer/Increaser11 Discharge to air1 Sum of losses in fittings3.294.08 Other miscellaneous losses Sum of minor losses (K)3.294.08 Greenway Engineering I81 VDOT - pumphead - existing conditions.xls: PUMPHEAD Page 2 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Existing VDOT Pump Station EvaluationJob Number:4915WG head loss parameters for following table Minimum flow for results200gpm Flow Increment25gpm Head Loss Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowLossLossLossLossLossLossTDH (gpm)(feet)(feet)(feet)(feet)(feet)(feet)(feet) 2000.3917.960000118.86 2250.4922.350000123.34 2500.6127.160000128.27 2750.7332.410000133.64 3000.8638.080000139.44 3251.0144.160000145.67 3501.1750.660000152.33 3751.3457.570000159.41 4001.5264.890000166.90 4251.7172.600000174.81 4501.9180.710000183.12 4752.1289.210000191.83 5002.3498.110000200.95 5252.58107.390000210.47 5502.83117.060000220.38 5753.08127.110000230.69 6003.35137.540000241.39 6253.63148.340000252.47 6503.92159.520000263.94 Velocity Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowVelocityVelocityVelocityVelocityVelocityVelocity (gpm)(fps)(fps)(fps)(fps)(fps)(fps) 2002.271.280000 2252.551.440000 2502.841.600000 2753.121.760000 3003.401.910000 3253.692.070000325 gpm at 147.1' TD 3503.972.230000 3754.262.390000 4004.542.550000 4254.822.710000 4505.112.870000 4755.393.030000 5005.673.190000 5255.963.350000 5506.243.510000 5756.523.670000 6006.813.830000 6257.093.990000 6507.384.150000 Greenway Engineering I81 VDOT - pumphead - existing conditions.xls: PUMPHEAD Page 3 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Existing VDOT Pump Station EvaluationJob Number:4915WG Pump Selection Pump Descriptions: Pump 1:4C3B S&L, 12" IMP Pump 2: Pump 3: Flow Pump 1 Curve Pump 2 Curve Pump 3 Curve (gpm) TDH (ft) TDH (ft) TDH (ft) 200152.00 225150.80 250149.70 275148.60 300147.50 325146.40 350145.30 375144.20 400143.10 425142.00 450141.00 475140.00 500139.00 525138.00 550137.00 575136.00 600135.00 625 650 Greenway Engineering I81 VDOT - pumphead - existing conditions.xls: PUMPHEAD Page 1 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Proposed VDOT Pump Station ImprovementsJob Number:4915WG Date:March 12, 2018 XXXXXXX"- Enter information where locations are blue" "- calculated locations, no entry required" Must have the preliminary design of PS system prior to analysis with this spreadsheet Suction water surface elevation615.50feet Discharge water surface elevation716.00feethigh point in FM Static head100.5feet Pipe InformationSizetypelocation Pipe 16DIPpump station piping Pipe 212PVCforce main Pipe 3 Pipe 4 Pipe 5 Pipe 6 Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Pipe length (feet)2518500 Pipe diameter (inches)6.0012.00 Pipe C-factor110120 Portion of Flow1.001.00 Cross-sectional area (feet)0.1960.785 Hydraulic radius0.1250.250 Number of fittings for each pipE Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Gate Valve12 Plug Valve (99% open) Butterfly Valve Swing Check Valve1 90° Bend2 45° Bend10 22.5° Bend4 11.25° Bend2 Tee (through) Tee (side out) Cross (through) Cross (side out) Reducer/Increaser11 Discharge to air1 Sum of losses in fittings3.294.08 Other miscellaneous losses Sum of minor losses (K)3.294.08 Greenway Engineering I81 VDOT - pumphead - future conditions.xls: PUMPHEAD Page 2 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Proposed VDOT Pump Station ImprovementsJob Number:4915WG head loss parameters for following table Minimum flow for results300gpm Flow Increment25gpm Head Loss Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowLossLossLossLossLossLossTDH (gpm)(feet)(feet)(feet)(feet)(feet)(feet)(feet) 3000.865.900000107.26 3251.016.840000108.35 3501.177.850000109.52 3751.348.920000110.76 4001.5210.050000112.07 4251.7111.250000113.46 4501.9112.510000114.91 4752.1213.820000116.45 5002.3415.200000118.05 5252.5816.640000119.72 5502.8318.140000121.47 5753.0819.700000123.28 6003.3521.310000125.16 6253.6322.990000127.12 6503.9224.720000129.14 6754.2226.510000131.23 7004.5328.360000133.39 7254.8530.270000135.62 7505.1832.230000137.91 Velocity Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowVelocityVelocityVelocityVelocityVelocityVelocity (gpm)(fps)(fps)(fps)(fps)(fps)(fps) 3003.400.850000 3253.690.920000 3503.970.990000 3754.261.060000 4004.541.130000 4254.821.210000 4505.111.280000 4755.391.350000 5005.671.420000 5255.961.490000 5506.241.560000 5756.521.630000 6006.811.700000 6257.091.770000pump design flow 6507.381.840000 6757.661.910000 7007.941.990000 7258.232.060000 7508.512.130000 Greenway Engineering I81 VDOT - pumphead - future conditions.xls: PUMPHEAD Page 3 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Proposed VDOT Pump Station ImprovementsJob Number:4915WG Pump Selection Pump Descriptions: Pump 1:4C3B S&L, 12" IMP Pump 2: Pump 3: Flow Pump 1 Curve Pump 2 Curve Pump 3 Curve (gpm) TDH (ft) TDH (ft) TDH (ft) 300147.00 325146.00 350145.00 375144.00 400143.00 425142.00 450141.00 475140.00 500139.00 525138.00 550137.00 575136.00 600135.00 625134.00 650133.00 675132.00 700131.00 725129.50 750128.00 Greenway Engineering I81 VDOT - pumphead - future conditions.xls: PUMPHEAD JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 4 Excerpts from the FW 2017 Sanitary Sewer Master Plan Included: Table A-1 FCSA Future Flow Data Figure 1 Ï FCSA Projected Growth Map 11 Legend WWTP ! Pump Stations " Forcemains Gravity Sewers Gravity Sewers Frederick County Eastern Road Plan Representation: EasternRdPlan_May2015_Rep New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails NEW Sewer Service Area Parcels Growth Period Current Parcels 5 Year Growth 10 Year Growth 15 Year Growth 20 Year Growth 30 Year Growth Winchester OPEQUON WATER RECLAMATION FACILITY City of Winchester PARKINS MILLS WASTEWATER TREATMENT PLANT CROOKED RUN WASTEWATER TREATMENT PLANT FCSA FIGURE 1 Projected Growth Map JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 5 VDOT PS - 30yr Buildout Preliminary Computation 12 5/30/2018 Page 1 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Proposed VDOT Pump Station ImprovementsJob Number:4915WG INCLUDING 30 yr FW BUILDOUT XXXXXXX"- Enter information where locations are blue" "- calculated locations, no entry required" Must have the preliminary design of PS system prior to analysis with this spreadsheet Suction water surface elevation615.50feet Discharge water surface elevation716.00feethigh point in FM Static head100.5feet Pipe InformationSizetypelocation Pipe 112DIPpump station piping Pipe 212PVCforce main Pipe 3 Pipe 4 Pipe 5 Pipe 6 Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Pipe length (feet)2518500 Pipe diameter (inches)12.0012.00 Pipe C-factor110120 Portion of Flow1.001.00 Cross-sectional area (feet)0.7850.785 Hydraulic radius0.2500.250 Number of fittings for each pipE Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 Gate Valve12 Plug Valve (99% open) Butterfly Valve Swing Check Valve1 90° Bend2 45° Bend10 22.5° Bend4 11.25° Bend2 Tee (through) Tee (side out) Cross (through) Cross (side out) Reducer/Increaser11 Discharge to air1 Sum of losses in fittings3.294.08 Other miscellaneous losses Sum of minor losses (K)3.294.08 Greenway Engineering I81 VDOT - pumphead - future FW conditions.xls: PUMPHEAD 5/30/2018 Page 2 PUMP STATION HEAD ANALYSIS Waverly Farm - Feasibility Study - Proposed VDOT Pump Station ImprovementsJob Number:4915WG head loss parameters for following table Minimum flow for results1600gpm Flow Increment200gpm 30 Year Buildout Flow3,812.50GPM-Peak flow (pump size) Head Loss Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowLossLossLossLossLossLossTDH (gpm)(feet)(feet)(feet)(feet)(feet)(feet)(feet) 16001.26131.240000233.00 18001.59163.260000265.35 20001.96198.470000300.92 22002.36236.810000339.67 24002.81278.250000381.56 26003.29322.750000426.54 28003.80370.270000474.58 30004.36420.780000525.64 32004.95474.250000579.71 34005.59530.650000636.74 36006.25589.960000696.71 38006.96652.140000759.60 40007.70717.190000825.39 42008.48785.070000894.05 44009.30855.770000965.57 460010.16929.2700001039.92 480011.051005.5400001117.09 500011.981084.5800001197.06 520012.951166.3700001279.81 Velocity Calculations Pipe 1Pipe 2Pipe 3Pipe 4Pipe 5Pipe 6 FlowVelocityVelocityVelocityVelocityVelocityVelocity (gpm)(fps)(fps)(fps)(fps)(fps)(fps) 16004.544.540000 18005.115.110000 20005.675.670000 22006.246.240000 24006.816.810000 26007.387.380000 28007.947.940000 30008.518.510000 32009.089.080000 34009.659.650000 360010.2110.210000 380010.7810.780000Pump Flow: 30 yr BO 400011.3511.350000 420011.9111.910000 440012.4812.480000 460013.0513.050000 480013.6213.620000 500014.1814.180000 520014.7514.750000 Greenway Engineering I81 VDOT - pumphead - future FW conditions.xls: PUMPHEAD JN 4915WG WAVERLY FARM SEWER STUDY – REV. MAY 31, 2018 Waverly Farm Development Sewer System Evaluation Appendix 6 Map Exhibits Land Bay Exhibit Waverly Farm Ï Water and Sewer Improvements Ï On Site Waverly Farm Ï Water and Sewer Improvements Ï Off Site 13 www.greenwayeng.com Fax: (540) 722-9528 Telephone: (540) 662-4185 Winchester, Virginia 22602 151 Windy Hill Lane www.greenwayeng.com Fax: (540) 722-9528 Telephone: (540) 662-4185 Winchester, Virginia 22602 151 Windy Hill Lane www.greenwayeng.com Fax: (540) 722-9528 Telephone: (540) 662-4185 Winchester, Virginia 22602 151 Windy Hill Lane Water Distribution System Analysis Report Waverly Farm Water and Sewer Feasibility Study Frederick County, Virginia March 14, 2018 Revised May 31, 2018 Prepared for: The Walker Group 4720 Montgomery Lane, Suite 1000 Bethesda, MD 20814 Prepared By: Randy L. Kepler, PE Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 Telephone 540-662-4185 Fax 540-722-4185 www.greenwayeng.com #4915WG A 5/31/2018 JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 CONTENTS Narrative Water Model Scenarios Conclusions and Recommendations Scenario 1 – Average Daily Demand Scenario 2 – Peak Hour Demand Scenario 3 – Peak Hour Demand Plus 1500 gpm Fire Flow Supporting Data 1 JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 WAVERLY FARM DEVELOPMENT WATER MODEL-FINAL REPORT Narrative The Frederick County Northeast Frederick Land Use Plan recommends commercial, mixed office and industrial, and industrial land use for parcels located in the southwestern quadrant of I-81 Exit 321. This quadrant consists of an assortment of parcels totaling approximately 425 acres. Waverly Farm comprises approximately 46% of the area within this quadrant, of which 51.4± acres is currently within the Sewer and Water Service Area (SWSA) and 145.5± acres is adjacent to the SWSA. Waverly Farm is petitioning Frederick County to include the remaining acreage within the SWSA. As a part of this process, an evaluation of the existing and proposed water system was completed to determine operational issues for the 425- acre quadrant area. This model was based on preliminary design of the land bay. The water model was developed by following standard engineering practices for water modeling and standards as set forth in the Frederick Water’s (FW) Water and Sewer Standards and Specifications, most recent revision dated February 20, 2018. The model was developed in Bentley Systems, Haestad Method’s WaterCAD, Connect Edition V10.01. The existing system was sized based on system data provided by FW through the use of fire hydrant flow data. The hydrant test results are included in the flow calculation spreadsheet included in this report. The data provides flow and pressure information found at the end of the existing water system on the VDOT Welcome Center site along I-81 located to the south of the project. The model connects to this one point. Existing grades were used for the project area within the project site. All elevations in the model were set at either the existing ground elevation since a detailed design and hydrant locations for the project have yet to be determined. Where appropriate, a generally conservative elevation (higher elevation than average) within each specific land bay was chosen to ensure appropriate pressures and flows are achieved within whole of each land bay. This will provide a conservative result and ensure model and field results will meet the requirements at the future designed hydrants. The elevations between the model and the existing data were evaluated and calibrated to ensure the supplied data was accurate. Minor losses were added to the model system based on the field and design data. The project will require a water system that will provide a static pressure of at least 20 psi and a fire flow of 1,500 gpm plus peak hour demand while maintaining 20 psi in the remainder of the system. The peak hourly demand on each node was calculated based on the specific land use. Based on the anticipated use, the total average daily demand is 322,233 GPD (223.77 gpm) and peak hour demand for the 425-acre analysis area and the volume used in the model is 1,118.86 gpm. 2 JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 Water Model Scenarios The model was broken out into 3 scenarios. Flow calculations for the scenarios can be found in the following sections. The scenarios are listed below. Scenario 1 – Average Daily Demand. This scenario was developed to evaluate the proposed water distribution system infrastructure using the allocated water usage demands that correspond to each land bay and total 322,233 GPD (223.77 gpm). Scenario 2 – Peak Hour Demand. This scenario was completed to evaluate the peak hour demand for full buildout of the development. Pipe sizes and notes were developed to show capacity. Scenario 3 – Peak Hour Demand Plus 1500 gpm Fire Flow. The scenario was completed to ensure pipe sizes and connections were provided to meet the FW requirements. Steady State Analysis The proposed project was evaluated with multiple water lines located throughout the site and surrounding areas. Pipe line sizes can be determined from the system map and pipe flex table for each scenario. Junctions were labeled as land bays where the demand was placed. The steady state analysis for Peak Hour Demand was completed and the results are as follows. Scenario 2 - The minimum system pressure was found at Land Bay 7 (LB-7) with a pressure of 127 psi. The next lowest was at Land Bay 6 (LB-6) with a pressure of 130 psi. This criteria meets the FW steady state requirement of 20 psi minimum. Fire Flow Analysis The fire flow analysis was run on the proposed water system for the development buildout. A fireflow demand of 1,500 gpm was used and evaluated at each critical node while maintaining 20 psi residual system wide. The fire flow analysis included the peak hour flows included in the steady state evaluation. The results are as follows. Scenario 3 - The minimum system fireflow was found at J-12 with a flow of 2,000 gpm psi with a minimum zone pressure of 54 psi. These results meet the fireflow requirement of 1,500 gpm at 20 psi residual pressure. Conclusions and Recommendations Results of this water model shows that the system designed and connected to the existing 12” line at the VDOT Welcome Center will provide the needed pressures and flows to meet the County and buildout of the 425-acre analysis area state requirements for the . Note that Frederick Water code requires system connection in two locations to the existing distribution system. This model only provides the one point of connection with the Welcome Center connection. 3 JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 Waverly Farm Development Water System Evaluation Scenario 1 – Average Daily Demand with Land Bay Map 4 3/12/2018 Page 1 WATER SYSTEM DEMAND-WAVERLY FARMJN 4915WG 17-Mar-2017 Revised: Flow Calculations Based on: Virginia Administrative Code - Ch 590 Waterworks Regs - 12VAC5-590-690 Capacity of Waterwork s Wastewater Engineering, Metcalf and Eddy, Third Ed., 1991 Section 2-3 rea calculations from developable acres of land bays shown on the Waverly Farms Land Bay Exhibit by Greenwa Ay Flow Calculations Land Bay 1 (Commercial) rea:35.07acres10persons/acre A Employees351# persons75GPD/person Total System Average Daily Demand (ADD)26,302.50 GPD 18.27 GPM Peak Hour Demand (PHD)131,512.50 GPD 5xADD91.33 GPM Land Bay 2 (Commercial) Area:30.37acres10persons/acre Employees304# persons75GPD/person Total System Average Daily Demand (ADD)22,777.50 GPD 15.82 GPM Peak Hour Demand (PHD)113,887.50 GPD 5xADD79.09 GPM Land Bay 3 (Industrial) rea:47.53acres40persons/acre A Employees1,901# persons25GPD/person Total System Average Daily Demand (ADD)47,530.00 GPD 33.01 GPM Peak Hour Demand (PHD)237,650.00 GPD 5xADD165.03 GPM Land Bay 4 (Industrial) rea:8.12acres40persons/acre A Employees325# persons25GPD/person Total System Average Daily Demand (ADD)8,120.00 GPD 5.64 GPM Peak Hour Demand (PHD)40,600.00 GPD 5xADD28.19 GPM Land Bay 5 (Industrial) rea:26.87acres40persons/acre A Employees1,075# persons25GPD/person Total System Average Daily Demand (ADD)26,870.00 GPD 18.66 GPM Peak Hour Demand (PHD)134,350.00 GPD 5xADD93.30 GPM Greenway Engineering 4915Waverly Water-Sewer Capacity Study - NT.xls: Waverly Water Capacity Calcs 3/12/2018 Page 2 WATER SYSTEM DEMAND-WAVERLY FARMJN 4915WG 17-Mar-2017 Land Bay 6 (Industrial) rea:61.55acres40persons/acre A Employees2,462# persons25GPD/person Total System Average Daily Demand (ADD)61,550.00 GPD 42.74 GPM Peak Hour Demand (PHD)307,750.00 GPD 5xADD213.72 GPM Land Bay 7 (90% Industrial, 10% Commercial)* rea:113.3acres37persons/acre A Employees4,192# persons30GPD/person Total System Average Daily Demand (ADD)125,763.00 GPD 87.34 GPM Peak Hour Demand (PHD)628,815.00 GPD 5xADD436.68 GPM * Industrial = 101.97 acres @ 40 persons per acre and 75 gpd per person Commercial = 11.33 acres @ 10 persons per acre and 25 gpd per person Land Bay 8 (Industrial) rea:3.32acres40persons/acre A Employees133# persons25GPD/person Total System Average Daily Demand (ADD)3,320.00 GPD 2.31 GPM Peak Hour Demand (PHD)16,600.00 GPD 5xADD11.53 GPM Summary 322,233.00 Total System Average Daily Demand (ADD)GPD 223.77 GPM Peak Hour Demand (PHD)1,611,165.00 GPD 5xADD1,118.86 GPM Hydrant Data Hydrant data from FCSA by Email on 4/18/17 Existing Hydrant 1 (Ex HYD 1) - VDOT Rest Area Head (feet) Discharge (gpm)Pressure (psi) 337 Static 146 313 Design1,428136 289 Residual2,076125 Greenway Engineering 4915Waverly Water-Sewer Capacity Study - NT.xls: Waverly Water Capacity Calcs www.greenwayeng.com Fax: (540) 722-9528 Telephone: (540) 662-4185 Winchester, Virginia 22602 151 Windy Hill Lane Scenario Summary Report Scenario: ADD (Average Daily Demand) Pump Definition Detailed Report: Ex-HYD Graph 350.00 120.0 300.00 100.0 250.00 80.0 200.00 60.0 150.00 40.0 100.00 20.0 50.00 0.0 0.00 06251,2501,8752,5003,1253,7504,3755,0005,625 Flow (gpm) JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 Waverly Farm Development Water System Evaluation Scenario 2 – Peak Hour Demand With System Map 5 Scenario Summary Report Scenario: PHD (Peak Hour Demand) JN 4915WG WAVERLY FARM WATER MODEL – MAY 31, 2018 Waverly Farm Development Water System Evaluation Scenario 3 – Peak Hour Demand Plus 1500 gpm Fire Flow 6 Scenario Summary Report Scenario: PHD Plus 1500 gpm Fire Flow