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043-20 (2035ComprehensivePlanAmendment(NELUP)(CPPA01-20WaverlyFarmSWSAExpansion))
RESOLUTION Action: 17 PLANNING COMMISSION: Approved October 21, 2020 BOARD OF SUPERVISORS: Approved October 28, 2020 RESOLUTION RESOLUTION TO APPROVE SEWER AND WATER SERVICE AREA (SWSA) BOUNDARY EXPANSION FOR THE NORTHEAST FREDERICK LAND USE PLAN (NELUP) OF THE 2035 COMPREHENSIVE PLAN FOR CPPA#01-20 WAVERLY FARM AND ADOPTION OF TEXT FOR APPENDIX I FOR THE NORTHEAST FREDERICK LAND USE PLAN (NELUP) WHEREAS, the 2035 Comprehensive Plan, The Plan, was adopted by the Board of Supervisors on January 25, 2017; and WHEREAS, this amendment would result in an increase in Sewer and Water Service Area (SWSA) of the Northeast Land Use Plan (NELUP) by approximately 171-acres to include parcels 33-A-69, 33-A-70, 33-A-71, 33-A-73, 33-A-74, 33-A-75, 44-A-78, 44-A- 78A, 44-A-78B, 44-A-78C, 44-A-79, 44-A-80, and 44-A-80A. This amendment also includes supporting text to be added to the 2035 Comprehensive Plan, Appendix I —Area Plan, The Northeast Frederick Land Use Plan; and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) discussed the Waverly Fann CPPA request at their July 13, 2020 meeting and recommended the request be studied further; and WHEREAS, the Board of Supervisors and Planning Commission held a joint work session on August 12, 2020 and discussed the requested Waverly SWSA expansion. The Board of Supervisors directed staff and the CPPC to study this request further, work with Frederick Water to detennine the ability to include this property in the SWSA; and WHEREAS, the Comprehensive Plans and Programs Committee (CPPC) at their September 14, 2020 meeting, discussed the Waverly Farm CPPA request and the proposed NELUP text, and recommended approval; and WHEREAS, the Planning Commission discussed this request at their October 7, 2020 meeting and recommended approval of the Waverly Farm CPPA SWSA expansion and text; and WHEREAS, the Board of Supervisors discussed this request at their October 14, 2020 meeting and directed the Planning Commission to hold a public hearing for the Waverly Res 4043-20 Farm SWSA expansion request and the proposed text; and WHEREAS, the Planning Commission held a public hearing for this request at their October 21, 2020 meeting and recommended approval of the Waverly Farre SWSA expansion request and the proposed text; and WHEREAS, the Frederick County Board of Supervisors held a public hearing for this request at their regular meeting on October 28, 2020; and WHEREAS, the Frederick County Board of Supervisors finds that the Waverly Farm CPPA request to include approximately 171 acres into the Sewer and Water Service Area (SWSA) of the Northeast Frederick Land Use Plan (NELUP) of the 2035 Comprehensive Plan for parcels 33-A-69, 33-A-70, 33-A-71, 33-A-73, 33-A-74, 33-A-75, 44-A-78, 44- A-78A, 44-A-78B, 44-A-78C, 44-A-79, 44-A-80, and 44-A-80A, and text for Appendix I of the Northeast Frederick Land Use Plan, to be in the best interest of the public health, safety, welfare and future of Frederick County, and in good planning practice; and NOW, THEREFORE BE IT RESOLVED by the Frederick County Board of Supervisors that the Sewer and Water Service Area (SWSA) of the Northeast Frederick Land Use Plan (NELUP) of the 2035 Comprehensive Plan, be amended to expand the SWSA boundary to include 171-acres for the Waverly Farm CPPA request, for parcels: 33-A-69, 33-A-70, 33-A-71, 33-A-73, 33-A-74, 33-A-75, 44-A-78, 44-A-78A, 44-A- 78B, 44-A-78C, 44-A-79, 44-A-80, and 44-A-80A and adopt text for Appendix I of the Northeast Frederick Land Use Plan. Passed this 28th day of October 2020, by the following recorded vote: Charles S. DeHaven, Jr., Chairman Aye Gene E. Fisher Aye J. Douglas McCarthy Aye Judith McCann-Slaughter Aye Robert W. Wells Aye Blaine P. Dunn Aye Shawn L. Graber Aye A COPY ATTEST 7!� Kris . Tierne Frederick County Administrator Res 9043-20 7 z '7 COUNTY of FREDERICK Department of Planning and Development Y � 5401665-5651 Fax: 5401665-6395 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Public Hearing- Comprehensive Plan Amendment#01-20 -Waverly Farm Sewer and Water Service Area (SWSA) Expansion Request Northeast Frederick Land Use PIan (NELUP) DATE: October 22, 2020 This is a public hearing for Comprehensive Plan.Amendment request#01-20 for Waverly Farm. The properties proposed with this request are located west and adjacent to Interstate-81, south of Hopewell Road and are in the Stonewall Magisterial District. The SWSA currently encompasses 51.36+/- acres west and adjacent to the I-81 interchange. The properties are currently zoned RA (Rural Areas) Zoning District and are utilized for agricultural purposes. The Northeast Frederick Land Use Plan(NELUP) shows the area inside of and surrounding the current limits of the SWSA with a mixed use industrial/office land use designation; the remainder of the area is planned for future industrial land uses. With this amendment a SWSA expansion is proposed for a total of 171 +/- acres (PINS: 33-A-69, 33-A-70, 33-A-71, 33-A-73, 33-A-74, 33-A-75, 44-A-78, 44-A-78A, 44-A-78B, 44-A-78C, 44- 3-79, 44-A-80, and 44-A-80A). Staff would note that the Wavery Farm request was submitted for the inclusion of four parcels(PINs 33-A-69, 33-A-70, 44-A-80 and 44-A-80A), totaling 145.5 acres, into the boundary of the SWSA The expanded SWSA area of 171 acres incudes properties between the Waverly Farm request and Hopewell Road. This addition will facilitate a cleaner SWSA boundary line. Text is also proposed for inclusion in the NELUP narrative in Appendix I pertaining to the SWSA. Staff Conclusion: The Planning Commission held a public hearing for this amendment at their meeting on October 21, 2020; the Commission recommended approval of the SWSA expansion and the proposed NELUP text. This amendment is presented to the Board of Supervisors for public hearing. Staff is seeking a decision from the Board of Supervisors on the SWSA expansion request for Waverly Farm, totaling 171 acres, and the text for the NELUP—Appendix I. CPPA#01-20—Waverly Farm October 22,2020 Page 2 CPPA#01-20—Waverly—Application History: CPPC Recommendation — July 2020: Further study, as requested in the application: The Comprehensive Plans and Programs Committee (CPPC) discussed this request at their July 13, 2020 meeting. The comments provided by Frederick Water were also discussed. Frederick Water indicated that the water and sewer planning efforts in the northeastern area of Frederick County had evolved since this area was last evaluated by the CPPC in 2019. While water infrastructure is being developed in support of future land uses in the Northeast, sewer will not be readily available in this area soon. The CPPC recommended sending the request forward for further study as an individual amendment. The Committee also supported a future a larger land use study of the entire Northeastern Land Use Plan (NELUP) that reexamines land use, transportation, and utility availability. .Joint Work Session — August 12, 2020: The Board of Supervisors and Planning Commission held a joint work session on August 12, 2020 and discussed the requested Waverly SWSA expansion request. The consensus reached following the discussion is that the Waverly Farm request and a SWSA study(boundary,capacity,property lines)be studied separately but following a simultaneous timeline. Frederick Water Recommendations - Since the August work session, Frederick Water has worked to analyze the SWSA and their ability to serve areas currently shown in the NELUP with a future planned land that are outside of the SWSA boundary. These areas,while designated with a future land use, are outside the limits of the SWSA and therefore do not have the ability to connect to public water and sewer if available. Frederick Water's analysis includes the Waverly CPPA area as well as the larger overall NELUP SWSA boundary adjustments proposed. The Frederick Water Board of Directors adopted their"Recommended SWSA Revisions in the Route 11 North Corridor" on September 15, 2020. Their recommended SWSA revisions are: It is recommended that the SWSA boundary be adjusted to remove some areas from the SWSA when planned land uses clearly would not require Frederick Water's water and sanitary sewer services, and the addition of areas when planned land uses would require Frederick Water's water and sanitary sewer services. The recommendations also emphasize that private investment in sewer conveyance and treatment will be necessary to achieve the future planned land uses identified in the County's 2035 Comprehensive Plan's NEL UP. The private investment may be facilitated via Grant-in-Aid agreements similar to that utilized to bring sanitary sewer to this area of the County in early 2000; private upfront investment for 15 year capacity reservations and perpetual sewer availability fee credits equal to the property owner's initial investment value. 1) SWSA revisions a) Removal of 681.97-acres from the SWSA. These land areas are identified far future planned extractive mining land uses. b) Addition of 1,017.40-acres to the SWSA. These land areas are identified for future planned business and industrial land uses. These recommended SWSA-additions were CPPA#01-20-Waverly farm October 22,2020 Page 3 Previously unsuccessful property owner initiated Comprehensive Plan Amendments (CPPAs). c) Net change results in 335.43-acre addition to the SWSA. 2) Sewer Conveyance Improvements (0-10 years) a)Add SCADA to all pump stations serving the NELUP area. Estimated at$20,000 per pump station. b) Upgrade the VDOT sanitary sewer pump station to accommodate 2.250MGD flows. Estimated at$2,100,000. c) Upgrade forcemain downstream of MOT pump station past Rutherford Crossing shopping center. Estimated at$2,000,000. d) Upgrade the Stephenson Regional sanitary sewer pump station. This upgrade should increase the capacity of the pump station to its previously designed maximum flow rate. Estimated at$300,000, 3) Wastewater Treatment capacity expansion (10-20 years) a) Expand OWRF or construction a new wastewater treatment plant in NELUP to increase treatment capacity. Size the additional treatment capacity at d MGD, possibly an initial phase of 2 MGD. Estimated at$50,000,000 CPPC Recommendation - September 2020: The Comprehensive Plans and Programs Committee (CPPC) discussed the Waverly request at their September 14, 2020 meeting. The CPPC acknowledged that the future land uses(mixed use industrial/office land use) and proposed transportation network are intended to remain as currently adopted in the NELUP and the only changes pertain to the SWSA and the addition of the NELUP text. The CPPC recommended approval of the Waverly SWSA expansion with a total expanded area of 171 +/- acres and recommended approval of the NELLUP text drafted by staff. Planning Commission Discussion: The Planning Commission discussed this item at their meeting on October 7, 2020, The Commission endorsed the Waverly Farm CPPA and SWSA expansion of 171 acres and the NELUP text as presented and forwarded the item to the Board of Supervisors for discussion. Board of Supervisors Discussion: The Board of Supervisors discussed this item at their meeting on Octoberl4, 2020. The Board of Supervisors sent SWSA expansion and NELUP text, as presented forward for public hearing.. Planning Commission Public Hearing: The Planning Commission held a public hearing for this amendment at their meeting on October 21, 2020; there were no public comments and the Commission recommended approval of the SWSA expansion and the proposed NELUP text. Staff Conclusion: This amendment is presented to the Board of Supervisors for public hearing. Staff is seeking a decision from the Board of Supervisors on the SWSA expansion request for Waverly Farm,totaling 171 acres, and the text for the NELUP-Appendix I. CPPA#01-20—Waverly Farm October 22, 2020 Page 4 Attachments • Map depicting the current SWSA and land uses for this area of the NELUP with proposed adjustments. • Draft text for the NELUP SWSA—to be added to Appendix 1. • Frederick Water-Recommended SWSA Revisions in the Route 1 l North Corridor • Waverly Farrn CPPA Application Package CEP/pd Northeast Frederick Land Use Plan - SWSA Review Waverl Farm SWSA Adjustment Waverly Farm CPPA SWSA Request 145.5 acres 171 acre proposed adjustment " e t,! - y,., {Acreage DnseJ an Parcel cnlculafed acreage) �* t� t>Area Plans Parcels Existing SWSA Future Route 37 Bypass 6" Long Range Land Use i t Business ' �Mixed Use Industrial/Office Industrial Extractive Mining Rural Community Center Fire&Rescue (:D Sensitive NaturaEAreas Irstitutional 14 Ia _ y 1 1 ©Area Plans Parcels ©Existing SWSA Q Waverly Farm Proposed SWSA �.Future Route 37 Bypass ` a Y. Note: Frederick County Dept of Planning&Development 107 N Kent St.Sub 202,Winchester,VA 22601 r 540-655-5651 Map Created:September 9,.2020 0 0.15 0.3 0.6 Miles I, f APPENDIX I—AREA PLANS NORTHEAST FREDERICK LAND USE PLAN NELUP - INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS; • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 • SEWER AND WATER SERVICE AREA STUDY Approved TBD SEWER AND WATER SERVICE AREA (SWSA) STUDY (Draft Text) The Sewer and Water Service Area (SWSA) as outlined in the 2035 Comprehensive Plan, serves as the boundary that designates the limits of where public water and sewer could be extended. Future planned land uses shown on the Northeast Frederick Land Use Plan Map recognize the importance of planning for the County's economic development goals by designating sufficient areas for future commercial and industrial uses. Including these planned areas within the boundary of the SWSA is key to ensuring they are recognized for their future development potential as well as their inclusion in infrastructure planning. The 2020 SWSA study reviewed the boundary limits for areas with adopted future planned land uses that are intended to further economic development goals and expanded the SWSA to include these key areas. The study also reduced the SWSA boundary for areas with a planned land use that support economic development but do not require public water and sewer. This SWSA boundary review also recognizes that Frederick Water has identified significant sanitary sewer infrastructure improvements that will be necessary to increase conveyance and treatment capacities to meet the demands of new development. While some improvements could be addressed on a case-by-case approach, other larger improvements may be necessary which will require significant investments. Participation and coordination by multiple property owners for infrastructure financing should be considered to address the more significant conveyance and treatment needs. More importantly, future rezoning applications in this area must adequality address any infrastructure needs and impacts. Properly sized and constructed sanitary sewer infrastructure improvements must be in place and operational to facilitate future development proposals. FREDERICK WATER. 315 Tasker Road PH(540)868-1061 Eric R.Lawrence Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director www.PrederickWater.com MEMORANDUM TO: Candice Perkins, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director, Frederick Water SUBJECT: Recommended SWSA Revisions in the Route 11 North Corridor DATE: September 16, 2020 During a Frederick County Board of Supervisors-Planning Commission work session on August 12, 2020, Frederick Water was tasked with reviewing the existing Sewer and Water Service Area (SWSA) boundaries and sewer demands and system capacities in the County's Route 11 North corridor, more specifically the area depicted in the County's Northeast Land Use Plan (NELUP). The catalyst for the review of the SWSA was a Comprehensive Policy Plan Amendment (CPPA) application to include the Waverly Farm property within the SWSA. The Board of Supervisors recognized that there may be sewer service challenges in the NELUP area and requested Frederick Water's recommendations for the NELUP-area SWSA boundary that incorporates the Waverly Farm and possibly other past unsuccessful CPPA requests. Frederick Water staff assembled a brief analysis of the sewer system capacities and projected future sewer demands, utilizing information captured in the 2017 Sanitary Sewer Master Plan. The analysis identified necessary sanitary sewer infrastructure improvements to meet future demands and recognized that the necessary improvements should be funded through property owner contributions as the improvements will facilitate economic development opportunities for the property owners. Revisions to the SWSA would enable additional property owners to contribute funding towards, and benefiting from,the improvements. Attached is a brief analysis and recommendations drafted to address the Board of Supervisors' request. The Frederick Water Planning Committee reviewed this SWSA request during their meeting on September 14, 2020, and forward their comments and recommendations for the Frederick Water Board of Director's consideration. On September 15, 2020,the Frederick Water Board of Directors forwarded a SWSA recommendation for the Board of Supervisors consideration;that recommendation is attached. Attachments: Support Materials and Recommended Revisions to the NELUP SWSA Water At Your Service NELUP SWSA review by Frederick Water September 15, 2020 Task Review existing SWSA boundaries and sewer demands and system capacities. Propose new NELUP-area SWSA boundary that incorporates Waverly Farm and possibly other past unsuccessful CPPA requests. Provide an update on sewer demands, capacities, deficiencies, and remedies. Background The 2017 Sanitary Sewer Master Plan (SSMP) considered the planned land uses depicted in the County's 2035 Comprehensive Policy Plan (2035 CPP). The SSMP's Northern Service Region captured the 2035 CPP's Round Hill plan, Northeast Land Use Plan (NELUP), and a portion of planned land uses generally located north of Senseny Road. For today's SWSA review effort,we are looking at the NELUP area, generally north of the intersection of 1-81 and Martinsburg Pike(Rutherford Crossing shopping center area). The NELUP area is served by a series of sanitary sewer pump stations and forcemains, generally following the Martinsburg Pike(Route 11) corridor and flowing from the north to south. The Rest Church Road area is a lower elevation than the Rutherford Crossing shopping center area,therefore requiring pump stations and forcemains to convey sanitary sewer flows to the wastewater treatment plant-the Opequon Water Reclamation Facility (OWRF)- located on Berryville Pike(Route 7). The SSMP projects a future deficiency for sewer conveyance and treatment in the Northern Service Region. The most crucial limitations are related to the capacity in the common forcemain from the VDOT pump station,the overall pumping capacity of the Red Bud pump station, and the capacity of FWSA's Abrams Creek Interceptor. Through efforts already underway with the construction of the Stephenson Interceptor sewer, sewer conveyance will be re-routed away from the Red Bud pump station and the Abrams Creek Interceptor. The intent of the Stephenson Interceptor is to direct sanitary flows from the VDOT pump station, past Rutherford Crossing,to the Stephenson Regional pump station. The Stephenson Interceptor also captures sanitary sewer flows generated in Snowden Bridge and the new Graystone Business Park. The common eight-inch forcemain from the VDOT pump station is nearing capacity.The velocities in the forcemain when multiple pumps are pumping simultaneously are creating high headloss conditions. These conditions may exclude smaller pump stations from effectively pumping into the conveyance system. Smaller pump stations like Carroll Industrial Park, Hiatt Run, Rutherford Crossing, and Omps are challenged. With additional sanitary sewer flows redirected to the Stephenson Regional pump station, its planned pump station upgrades will need to be advanced in the near term. Sanitary sewer flows in the NELUP area currently flow to the Opequon Water Reclamation Facility (OWRF)for treatment. Treatment capacities at the plant are presently available to meet today's demands but will be insufficient to meet the long term demands of the built-out NELUP. Planned Land Uses and Projected Sanitary Sewer Demands The planned land uses of the NELUP were captured in the 2017 SSMP. There has not been significant development over the past 3 years within NELUP that would drastically impact the calculations. Some of the development that has occurred include the addition of Amazon and Handy Mart (Rest Church area), and a few restaurants and a hotel in Rutherford Crossing. Table 3.1 below shows the expected development by land use over the next 30 years, and it is broken down by the sewerage facilities most likely to directly receive the new development's flow. (2017 land use information extrapolated from 2035 CCP's NELUP) Location Commercial (Ac.) Industrial (Ac.) Residential (Ac.) Woodbine PS 322 782 1,104 VDOT PS 204 140 344 Stephenson Regional PS 389 389 Rutherford Crossing PS 58 531 589 Red Bud Run PS 30 383 38 451 The additional flows created by new development were computed using the available number of acres in three streamlined categories: commercial, industrial, and residential.The growth areas were the main focus in this calculation as they will create the greatest burden on the existing sewer system. A location-by-location breakdown of total increase in flow over the next 30 years can be seen in Table 3.2. Table 3.2 30-Year Projected Flow Increase Breakdown IncreaseLocation Flow r Woodbine 1.73 V D OT 0.41 Stephenson Regional 1.95 Rutherford Crossing 1.19 Red Bud Run 0.91 The flows shown in Table 3.3 for the OWRF are only Frederick Water's flow contributions. It should be noted that the flow's 5-to 10-year growth projections for the OWRF exceed the current design. BreakdownTable 3.3 Growth Opequon Flow Contributions Current 5 Year - f Year 30 Year Previous Total 2.900 2.900 4.964 7.238 8.560 10.108 Northern 1.646 1.096 1.322 1.374 0.316 Eastern 0.418 1.178 0.174 0.209 Running Totals 2.900 4.964 7.238 8.560 10.108 10.633 ML Previous Total 0.038 0.038 1.684 2.689 4.011 5.077 Northern Redirect 0.067 0.931 1.090 1.066 0.316 Stephenson 1.579 0.074 0.232 Running Totals 0.038 1.684 2.689 4.011 5.077 5.393 Sanitary Sewer System Analysis It is projected that the VDOT pump station could accommodate 100,000 GPD of additional sanitary sewer flows, but the increased headloss will significantly impact the abilities of the smaller downstream pump stations to inject their flows. SCADA improvements which link communication amongst the pump stations would improve the flow abilities and efficiencies. These SCADA improvements should increase the capacity of the pump stations to its previously designed maximum flow rate. The use of a SCADA system would reduce the occurrence of multiple pumps running simultaneously, reduce high pressure conditions, and help reduce flow spikes at the VDOT pump station. Once SCADA improvements are implemented, actual upgrades to the VDOT pump station and forcemain, and the Stephenson Regional pump station will be required to accommodate additional flows. Limitations at the Opequon Water Reclamation Facility(OWRF)will warrant its expansion and/or establishment of a new wastewater treatment facility in the northern region to meet sanitary sewer flow treatment. The 2017 SSMP projects that the new wastewater treatment plant will be needed within 10-20 years,dependent on development trends in the commercial/industrial sectors. The timeline for the sanitary sewer system upgrades will be driven by the pace of introduction of new sanitary sewer flows. Conveyance and treatment limitations in the NELUP area would suggest that low sanitary sewer generators are more desirable than heavy flow generators. New treatment technologies and the ability of industrial onsite pre-treatment may also create avenues for less stringent treatment requirements in the future, possibly minimizing discharge to the sanitary sewer system and enabling onsite pre-treatment to be discharged under VPDES permits. Recommendations It is recommended that the SWSA boundary be adjusted to remove some areas from the SWSA when planned land uses clearly would not require Frederick Water's water and sanitary sewer services, and the addition of areas when planned land uses would require Frederick Water's water and sanitary sewer services. The recommendations also emphasize that private investment in sewer conveyance and treatment will be necessary to achieve the future planned land uses identified in the County's 2035 Comprehensive Plan's NELUP. The private investment may be facilitated via Grant-in-Aid agreements similar to that utilized to bring sanitary sewer to this area of the county in early 2000; private upfront investment for 15-year capacity reservations and perpetual sewer availability fee credits equal to the property owner's initial investment value. 1. SWSA revisions a. Removal of 681.97-acres from the SWSA. These land areas are identified for future planned extractive mining land uses. b. Addition of 1,017.40-acres to the SWSA. These land areas are identified for future planned business and industrial land uses. These recommended SWSA-additions were previously unsuccessful property owner initiated Comprehensive Policy Plan Amendments (CPPAs). c. Net change results in 335.43-acre addition to the SWSA. 2. Sewer Conveyance Improvements (0-10 years) a. Add SCADA to all pump stations serving the NELUP area. Estimated at$20,000 per pump station. b. Upgrade the VDOT sanitary sewer pump station to accommodate 2.250MGD flows. Estimated at$2,100,000. c. Upgrade forcemain downstream of VDOT pump station past Rutherford Crossing shopping center. Estimated at$2,000,000. d. Upgrade the Stephenson Regional sanitary sewer hump station.This upgrade should increase the capacity of the pump station to its previously designed maximum flow rate. Estimated at$300,000. 3. Wastewater Treatment capacity expansion (10-20 years) a. Expand OWRF or construction a new wastewater treatment plant in NELUP to increase treatment capacity. Size the additional treatment capacity at 6 MGD, possibly an initial phase of 2 MGD. Estimated at$50,000,000 APPENDIX Y - AREA PLANS FREDERICK 'WATER RECOMMENDATION 9/15/2020 NORTHEAST FREDERICK LAND USE PLAN NELUP INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS; • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 • SWSA ADJUSTMENT AMENDMENT Approved by the Board of Supervisors on XXXXXX XX 202x The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on .duly 141h, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. Northeast Land Use Plan 1 APPENDIX I - AREA PLANS MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Pian: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (NSA) due to the environmental and historical features on and around the site, most notably Stephenson's Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA's and development limited to those areas to the south of the NSA's and south of McCann's Road. • Utilizing McCann's Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (NSA) providing access from Old Charles Town Road to McCann's Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann's Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann's lane that is approximately 50'in width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at Northeast Lane[ Use Plan 2 APPENDIX I - AREA PLANS preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical NSA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn't changed. • Appropriate traffic controls should be provided on McCann's Cane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. Northeast Land Use Plan 3 APPENDIX I - AREA PLANS BLAIN PROPERTIES ,AMENDMENT (130S APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north-south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. Northeast Land Use Plan 4 APPENDIX I - AREA PLANS SWSA ADJUSTMENT AMENDMENT (BOS APPROVED Xxxxxxx XX, 202X) The Comprehensive Plans and Programs Committee CPPC at their XXXXX XX, 20XX meeting recommended that the following SWSA adjustment and text be incorporated into the Northeast Land Use Plan: The SWSA within the Northeast Land Use Plan recognizes the importance of planning for economic development, properly designating planned land uses, and placing those sites within the SWSA as an indication that the county is supportive of properly planned economic development opportunities. Properties that had previously been designated with planned land uses to promoted economic development have been captured within the SWSA. Those properties that are designated with planned land uses that support economic development but do not rewire public water and sewer have been removed from the SWSA. The SWSA adjustment elevates the importance of access to public water and sewer for the underlying planned land uses to be realized. Significant sanitary sewer improvements will be necessary to increase conveyance and treatment capacities to meet the demands of new development. While some improvements may certainly be addressed on a case-by-case approach, other improvements will require significant investment. Consideration of multiple property owner involvement in infrastructure financi.nq should be considered to address the more significant conveyance and treatment needs. More important, property owners realize that properly sized and constructed sanitary sewer infrastructure needs to be in place and operational to facilitate private site development. Northeast Land Use Plan 5 Long Range Land use Extractive Mining Land Utes REMOVE 68157 acres Fruit Hill Orchard ADD 7.53.55 acres Business Phe Interstate 01chard ADD 156.90 acres Waverly Farm ADD 174-54 acres Community Center Woodside ADD 532.21 acres � Ii mining X Net Change t.SWSA=i 335.43 acres Heavy industrial -Industrial ®Mixed Mixed Use industr4/0ffice Planned Unit Development '✓ i 7- 7 .w.�Park -_- -�Residential _4 i Sensitive Natural Area RD!Warehouse ��J,ffff Jifal M 0. M . 0 ® ' r FREDERICK f WATER Proposed SWSA l Adjustments Sewer7Water Service Area-Adjustments SewedWater Service Area-Current Extrmctrve Mining Land Uses z EM /e Fruit Hill Orchard Th.Interstate Orchard Waverly Farm Date:911512020 BRE amiin,USGS Intermap;INORE�IENT R,NRCan Esu Japan,HETI,Esr'China {Hong Kang}, sn K. EsIt{Thailand),-NGCC,(c)OpenStreetMab cont tutors,and the GIS User Community i / J J� 1 J/ d f f , FREDERICK I- WATER, New SWSA Boundary , New SWSA Esn,HERr,Q.-h,USGS,Int 5 Date:911512020 (Hon9 Ko g),Esri`K—r Esti(Tf}I,l r MCC, c Op- t-907p contnbutors,and tie 018 User FREDERICK WATER New SWSA Boundary Current Sewer Infrastructure L k New SWSA oodhlne — Sewer Gravity Main Sewer Force Main _ v CJ Sewer Pump Station N wP g Date:9/15/2020 r : ,c r - 1 Clearbrook Park Sewer Pump Station - u Carroll Industrial; r _ ' ; 4�carc YPelltow IIIIIId77Yson Dr. Hiatt Run Pui lop acac - utherfard.Cr's5ing / 'Pu mStaon/ 3� 21 �? c ,,J alnvest entPmp5t tion 3 �.er / �hc 'Dmps- all reh Wahouse Gr car Stephe son Ragianat Sewer Pump Station C.' I l t p1 `` Red Bud Run Pump Station I /� r 1 ! ' r / `r 1 f 16 eourca�Esn;:HERE,Garmin,l� tn{emiap INCREIihEN NRC-Ead Japan,MET[,Esri China i.,, .f {H6r�g Kang},:sd Koren,Esri{ eland),NGCC(cl DpapStre ir7ap contnbutors,and the GIS User Eommunky-- i� .-ti APPENDIX I - AREA PLANS NORTHEAST FREDERICK LAND USE PLAN NELUP - INCLUDING TEXT APPROVED WITH THE FOLLOWING AMENDMENTS; • MCCANN-SLAUGHTER AMENDMENT Approved by the Board of Supervisors on August 13, 2014 • BLAIN AMENDMENT Approved by the Board of Supervisors on February 25, 2015 The Northeast Frederick Land Use Plan, NELUP, was approved by the Board of Supervisors on July 1411, 2011. At that time, the series of four maps detailing the Plan were approved. Text describing the Plan was not included. Subsequently, the two amendments to this plan noted above have included a text component. The text component of the plan follows. Northeast Land Use Plan APPENDIX I - AREA PLANS MCCANN-SLAUGHTER AMENDMENT (BOS APPROVED AUGUST 13, 2014) The Comprehensive Plans and Programs Committee (CPPC), at their April 14, 2014 meeting, recommended that the following amendment be incorporated into the Northeast Land Use Plan: The CPPC proposed the following balanced approach as an amendment to the Northeast Land Use Plan for the McCann-Slaughter properties located near the intersection of Martinsburg Pike (Route 11) and Old Charlestown Road (Route 761). This location has historically been identified as a Sensitive Natural Area (NSA) due to the environmental and historical features on and around the site, most notably Stephenson's Depot. • Protection of the environmental features of the site. • Preservation of those areas identified with NSA's and development limited to those areas to the south of the NSA's and south of McCann's Road. • Utilizing McCann's Road and other historical features, such as Milburn Road, as features to be protected and potentially used in a manner that promotes their historical context (an extension of the historical trail system in the area). • An O.M. (Mixed Use Office/Industrial) land use designation. • Access to be provided via a new north south road that would generally be adjacent to the border of the Sensitive Natural Area (NSA) providing access from Old Charles Town Road to McCann's Lane and the southern portion of the property. Ultimately, Route 37 would divide the southern portion of the property. No access would be permitted to McCann's Lane for vehicular access to Martinsburg Pike or Milburn Road. Subsequently, the proposal was further evaluated to determine if other elements could be incorporated into the proposed amendment that would further ensure the environmental, historical, and development resources were protected, promoted, and sensitively integrated together in this balanced amendment to the Northeast Land Use Plan. To that end, the following items should be addressed with the future development of this area. • A buffer adjacent to McCann's lane that is approximately 50'In width (from the centerline). Contained within this area; native landscape plantings and preservation of the existing hedgerows aimed at Northeast Land Use Plan 2 APPENDIX I - AREA PLANS preserving this resource and its character, interpreting the historical landscape, and buffering the future development. • A transitional buffer between the existing floodplain and future land uses that promotes environmental best management practices and buffers the historical NSA from the future land uses (landscaping, building height transitions, view sheds). This buffer may include areas of the identified environmental resources. • The ability to include a small area of neighborhood commercial land use in support of the proposed OM land use. This would be located in the northern portion of the OM land use adjacent to the future road. • An interpretive trail head/parking area in the northern portion of this area adjacent to the proposed road could be incorporated into the design of the project, potentially in conjunction with a small area of neighborhood commercial. The interpretation may be reflective of the environmental and historical resources of the site and area. • The CPPC recommended the OM land use designation extends to the center of the stream. (A subsequent evaluation of this indicated it would be more appropriate to have the edge of the ultimate floodplain be the common boundary as a floodplain is, by definition in the 2030 Comprehensive Plan, an identified Sensitive Natural Area). • The location and design of the road should be sensitive to the environmental and historical resources and should have minimal impact. • Historical signage consistent with currently used signage should be provided. • Historically relevant features, such as split rail fences, should be considered as a feature of the future development. But care should be taken to ensure the character of the resource isn't changed. • Appropriate traffic controls should be provided on McCann's Lane to ensure that it is used only for pedestrian and bicycle users. In general, balance was maintained as the overarching theme of the discussion of the CPPC, and subsequently, the discussion of the ad-hoc CPPC/HRAB group. Northeast Land Use Plan 3 APPENDIX I - AREA PLANS BLAIN PROPERTIES AMENDMENT (BOS APPROVED FEBRUARY 25, 2015) Approved language: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the north-south major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. Northeast Land Use Plan 4 Existing Elementary Existing High School Future Elementary F _ J. OFuture park Eastern Road Plan •_\�I New Major Arterial - y-':: � Improved Major Arterial •1% •New Minor Arterial 'r • Improved Minor Arterial New Major Collector {; - 1ro Improved Major Collectorf - -.. - /Y New Minor Collector l 0%0 Improved Minor Collector `V Ramp J 1 ': �JRoundabout Trails 4 ad OStephenson � � Aurai Communlry- � 1 ' + Cenlar Cwt \ i i "1 r - \ /V2 ,am\ City f Y �! - J(f Winchester Area Plan A . le - -_ Northeast . Frederick Urhan Development Area Sewer and Water Service Area %'a, Future Rt 37 Bypass Land Use Plan Land Use Legend CDBusiness 4SD Heavy Industrial a Urban Center Sensitive Natural Areas � GK C Mixed-Use �Mixed Use lndus[rial\Office ` •'SFr Nelghhorhood Village �F3re&Rescue N Mixed Use Commercial k Office Extractive MiningInstitutional Commercial Recreation Highway Commercial (�Residenfial O, Recreatlon �-1-1 g lndustrial 410planned Unit Development 'C Natural Resources&Recreation .,, Rural Community Center warehouse onFri'park 2035 Comprehensive Policy Plan Map 0 0.25 0.5 1 1.5 Miles Adopted January 25,2017 f" Al 4 i f j l j4P clad,sreax s e semwns,. �' Rural CommuniL� GD Stephert�on !I '� �1 � � fir., a �, •' r .' -- '� ° � ` 'fat ♦� I r If City of :- f - Winchester j'- 3- 7 .` *r ' "44/` ry, Northeast F rederick Land - P . Urban Development Area _�7;:Sewer and water Service Area `'' ,Future Rt 37 Bypass Transportation f '~..New Major Arterial New Major Collector ^»Ramp ` 0'%—o Improved Major Arterial *-So Improved Major Collector 'l. Roundabout WE •New Minor Arterial •"4,.r New Minor Collector Trails s Improved Minor Arterial #'%_#Improved Minor Collector 2035 Comprehensive Policy Plan Map 11 0.25 0.5 1 Miles Adopted January 25,2017 Q l t7 CIva.B.nok a�wrovrn�,+�r 1• Fuiel Com ur�T� t l- X. J �r t✓_. S�aphens a j' E '1. x Rural Cammunf�y J t J f - !f {t r Y, Clr .Q 'i Winchester , ,i Area Plan Lan Urban Development Area t_��;Sewer and Water Service Area Northeast Frederick Plan • _ Transportation Map - Lane Divides Proposed Lane divides N G�• 00%o4 Lane Limited Access w/ CD Lanes (if required) W b Lane Divided s 4 Lane Divided 2035 Comprehensive Policy Plan Map 0 0.25 0.5 1 Miles Adopted January 25,2017 c1 soor<a m'ser� !- v Rurcl comn,dn2x, �� j CRY at J- � Winchester` . O - - 1 i • Northeastlan ede d Use Plan Community Facilities Natural CDP Urban Development Area Sewer and Water Service Area r^:•��,Future Rt 37 Bypass and Recreational Facilities Future Elementary Community Facilities (22)Park Existing H.rnent-y ._: Elementary School �Future Park N .�Future Elementary School hater Resources Area w ® O Future Park m �WeZ,Middle School Q Natural Resource&Recreation Areas N L Existing High School W High School (�Sensitive Natural Areas S (Ji Fire&Rescue Stahon Cj Rural Community Center 2035 Comprehensive Policy Plan Map 0 0.25 0.5 1 Miles Adopted January 25,2017 1 I I COMPREHENSIVE PLAN AMENDMENT sAl INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owners Information: 1. Name: Waverly Farm, C/o Michael Stiles 2. Project Name: Waverly Farm - Sewer & Water Service Area Expansion 3. Mailing Address:451 Waverly Road Clear Brook, VA 22624 4. Telephone Number: (540) 667-8061 Authorized Agent Information: 1. Name: John R. Riley, Jr- +Consultant 2. Project Name: Waverly Farm - Sewer & Water Service Area Expansion 3. Mailing Address: 101 Barrel Way Stephenson, VA 22656 4. Telephone Number: B. Legal interest in the property affected or reason for the request: All of Waverly Farm is planned for Industrial and Mixed Use Industrial Office in the 2035 Frederick County Comprehensive Plan. However,only a fourth of this planned land is within the SWSA. We are requesting the remaining +/-145.5 acres be included as well. C. Proposed Comprehensive Plan amendment-please provide the following information. L. FOR A MAP AMENDMENT a. PiN(s)• 33-(A)-69. 3L-(A)-70,44-(A)-80, 44=(A)-80A , Magisterial District: Stonewall b. Parcel size (approximate acres): +/-51.36 ac. is in SWSA, +/-145.5 ac. to be added 3 C. Plat of area proposed for CPPA amendment, including metes and bounds description. d. Existing Comprehensive Plan land use classification(s): Mixed Use Industrial/Office and Industrial e. Proposed Comprehensive Plan land use classification(s): Mixed Use Industrial/Office and Industrial Note: No changes to the planned use, only moving the SWSA to include the parcels f. Existing zoning and land use of the subject parcel: RA (Rural Areas) -Currently used for Agriculture g. What use/zoning will be requested if amendment is approved? The intended use and zoning will be consistent with the current 2035 Comp. Plan. h. Describe, using text and maps as necessary,the existing zoning, Comprehensive Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: • 1/4 mile from the parcel(s)perimeter if the parcel is less than 20 acres in size; • I/2 mile if 21 - 100 acres in size; or e 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. 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). 2. FOR A TEXT AMENDMENT a. Purpose and intent of amendment. No text changes are requested to the current{plan, only a neap update to shift the SWSA 4 b. Cite PIan chapter, goal, policy and/or action strategy text that is proposed to be amended. n/a C. Proposed new or revised text. n/a Note:Please attach and sped 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 Plan chapter{s} relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. The 2035 Comp. Plan recommends having substantial industrial and commercial development in our tax base to offset the expenses with all of the housing developments. Industrial uses are planned around the 1-81 exits to faciliate the additional traffic. There are no revisions to the goals, policies, and action strategies. e. Demonstrate how the proposal is internally consistent with other Comprehensive Plan components that are not the subject of the amendment. The requested SWSA changes simply allows the existing planned land uses to occur. f What level of service impacts, if any,are associated with the request? The two major impacts will be to Transportation and Public Water/Sewer. Both of these impacts will be addressed at a rezoning through proffers and is the developers responsibility. 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Plan amendment(provide attachments if necessary). Describe why the change to the Comprehensive Plan is being proposed. The requested SWSA changes simply allows the existing planned land uses to occur. Until this change to the SWSA is made,the land owner can not implement the land uses 5 already proposed in the 2035 Comp. Plan. b. How would the resultant changes impact or benefit Frederick County. Consider, for example,transportation, economic development and public facilities. The greatest impact will be to the transportation infrastructure. During the rezoning process, a TIA wilt identify all of the impacts and improvements needed to mitigate them by the developer.The next impact will be to the water and sewer system. The new water plant will already be in operation before any development will happen on Waverly Farm;therefore,water capacity is not an issue.The sewer capacity and solutions to address this will be the developers responsibility.All studies and improvements will be need to be addressed with a rezoning application. The benefits will be an increased positive tax base and employment opportunities for citizens. 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 fallowing 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 Plan to identify goals,policies or action strategies which are applicable to individual Comprehensive Plan amendment requests. 6 Signatures: I (we); the undersigned,do hereby respectfully make application to and petition the Frederick County Board of,Supervisors to amend the Comprehensive Pian. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we)hereby certify that this application and its accompanying materials are true and accurate to the best of my(our)knowledge. Applicant(s): Date: ' ZO 6) Owner(s): �/� Date: .o i i I nes E � 1 it '• I en rs _/ t3 �d + Fr i C 1 ' hiDr _ H B A LI DI 33 A 70 44 A 84IY ! ' 44 A ODA � Q Gel r... /- -•,i. 865 /, �C� ' R 33 A 59 �� ;' y.4 B1%Al , h T g Z Y ,r f !r • U � ,` 17 Morelan4, � d ,/ 1 x /tic ° + � - ~�'�� r •F�,. �1��� f t ,k 7 � ��. � lNali�'f5.�11f; . -`Yardmaste'Fx A: Waverly Farm Label Tax Map Number Owner Ma'rlingAddtess City and State ZIP A 33 A 164A HMC LP LLP 920 HOPEWELL RD CLEAR BROOK,VA 22624 B 33 A 78 HMC LP LLP 920 HOPEWELL RD CLEAR BROOK,VA 22624 C 33 A 73 COOKE RONALD R, COOKE LINDA D 722 HOPEWELL RD CLEAR BROOK,VA 22624 D 33 6 15 STILES PAUL L 669 HOPEWELL RD CLEAR BROOK,VA 22624 E 33 6 16 COLLINS MONTE, COLLINS THELMA L 132 GRIMES GOLDEN LN CLEAR BROOK,VA 22624 F 33 1 11 POOLE LINDA, BRUCE KAREN 2117 HARVEST DR WINCHESTER,VA 22601 G 33 A 68 HOPEWELL MEETING LOT, C/O JAMES T RILEY 1321 VANCERIGHT CIR WINCHESTER,VA 22601 H 33 131 1 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 1 33 131 3 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 1 33 131 66 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 K 33 131 64 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 L 33 131 62 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 M 33 131 55 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 N 33 131 53 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 0 33 131 51 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 P 33 131 49 WAVERLY FARM LLC,ATTN: BIKRM SINGH 7 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 Q 33 131 47 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM H[LLS RD STE 360 FAIRFAX,VA 22030 R 33 131 45 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 S 33 131 44 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX,VA 22030 T 33 131 43 WAVERLY FARM LLC,ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 36.0 FAIRFAX,VA 22036- U 44 A 36 PRICE LEANNA MARIE 21.9 MORELAND LN CLEAR BROOK,VA 22624 V 44 A 2 MORELAND ROBERT L 162 MORELAND LN CLEAR BROOK,VA 22624 kD144 A 80B MORELAND ROBERT LORAIN, SHIRLEY IRENE 162 MORELAND LN CLEAR BROOK,VA 22624 44 A 3 PAYNE GARY L, PAYNE PAMELA L 358 VIEW WEST LN CLEAR BROOK,VA 22624 44 A 78 PRICE THOMAS FRANKLIN 164 MICHAEL DR CLEAR BROOK,VA 22624 44 A 78C SAVILLE BRUCE ELLEN [456 44 MICHAEL DR CLEAR BROOK,VA 22624 44 A 78A KITTS GARY M, KITTS LOUISE L 72 WAVERLY RD CLEAR BROOK,VA 22624 44 A 78B MCCORD DANIEL E WAVERLY RD CLEAR BROOK,VA 22624 Cl 44 A 79 TAYLOR RICHARD R 386 WAVERLY RD CLEAR BROOK,VA 22624 33 A 71 FISHEL DAVID G 323 WAVERLY RD ICLEAR BROOK,VA 22624 �'• t♦—",_ _ 677 Legend '4 Waverly FarmlStlles Property "`` i Keay@��Ra L 133 A 70 n L030 L 144 A 80A f r.r a � Sw,9A Boundary 33 Parcel Boundary . 2 F Qt � r F .......... .., .o k t,a�ng Ratt+Ae Land Use m Residential ` QVxtractive Mining Planned Unit Development B2 183 Neighborhood Village � .�' Mixed Use CommerclaYoffice Commercial Rec ® Urb4in Center gni. Park ©Residential,4 uta Natural Resources&Rec Mixed Use lndustriaUC?ffioe Rural Community Center I" Rocreatios; Mobile Flame Community High-Density Residential,6 ufaa Environments#&Recreational Reso rc s� h VW Industrial 'Fire&Rescue Z= chop! Bussness Warehouse Employment I-lign-Densily Residential,92-'I6 u/a Sensitive Natural Areas Em la ment Ruralgrea sas F#ighWay Commercial =Heavy Industrialw Institutional p y M Airport SupCM Interstate Buffer err_ pL in Ln � -�^ 6ectal" fih v 3 w Sonphird•Ln Thu er1 1�f r-n cri �•c Gr°rP�G ! : �44 hU�Oh R� Ori �a 048 N 4gSs07 1/,R ws e X y { s ?1ti.�� 17 '� 8 G� ,�,�� j ran tl1 Lfi erz yoA�H,�I R �� Dia o` SOI). 67 & �� + Sin. ate `a 971 ratt'�a5t_ \'�224 in, 4.. ?�� a: �QhB a fit gfiea r C . oC . L" ees r ° asi A '."• �q Aq 4�a Clearvl .Pr Tatank Lt B in. - y 935 � � � Wa tt32s�Mff n %na ' ti 7 sl `Hq � wr Sag ; o 9� ySttisr kn Q bE �� O y 4 RQ @ end tick �rF rrn r¢ h 67'3 r44 hr�'PR k 1iNavr.+Farm/Stiles Property ? "I� a 'L....�A 1-.33 A 89 •'3 �`' w� o ?- 0 �•�c L Fe33 R 70 L J 8:44 A aQ L a w &n S In `.� 44>A BOA Tor ri G �u�yi ?a �y r ''k oak E..�� � Ir y D 1 Mile ois* "PuhledfbpP4esrern G `n Sewer Purrs statioprn 8? 04, S 9si grh a e, c�nhs v 6 G +^tet 3d• rai 6 Awa FtCh l s Sewer Fc$ce eaz �a rza V4 n. 3 —^ 5eweiRavity Ma rf rh.GM 0ea �, Wate1'101ain r� 3 ,, vZr E �• Gi $, 8 r" S �c'3s Feet . zow a : ->k ° sv "" 2,1100oID 4RMMEM e`�s43 - {}Op ... .�.,. Attachment I (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY C3�Jl,'NERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.fcva.us !7!R Department of Planning& Development, County of Frederick, Virginia 107 North Kent Street,Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This 'F`6 day of 4-a v Y (Day) (Month) (Year) (Owner/Contra Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate ssrn nt records. (Owner/Contract Purchaser Authorized Agent) (circle one COMMONWEALTH OF VIRGINIA: County of V`e.ae,r Lc �Z- Subscribed and sworn to before me this day of , foal v in wry County and State aforesaid,by the forenamed Principal. — NOTARY PUI Commission expires: av1p o 6a9- =E11PO�— MyJBIof V 56s Nov.3 .2x22 s Attachment? Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.fcva.us 17 Department of Planning & .Development, County of Frederick, Virginia 107 North Kent Street,Shite 202 Winchester,Virginia 22601 Phone 510-665-5651 Facsimile 540-665-6395 Know All Men By Those Present- That I('We) (Name) fW Citv�'..+._.- (Phone) 0 i o t (Address} L f e f i f �' 3 L [ c b T the owner(s)of all those tracts oc pare s of land("Property")conveyed to me(us),by deed recorded in the Clerk's Office of the;Circuit Court of the;County of Frederick,Virginia,by Instrument No. on Page_ , and is described as Parcel: Lot: Block: , Section: Subdivision: do hereby make,constitute and appoint: {Name) �1 � — (Phone) 'S 40 , (Address)/U� 6/J� L�. VC17,;j�f��Ci`� Ir Gl �. To act as my true and lawful attorne -in-fact for and in any (our) name, place, and stead with ful—power and authority I (wc) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning(including proffers) — Conditional Use Permit Master Development Plan(Preliminary and Final) Subdivision Site Plan Comprehensive Policy Plan Amendment Appeal or Variance My attorney-in-fact shall have the authority to offrr proffered conditions and to make amendments to previously approved proffered conditions except as follows: 'Mis authorization shall expire one year from the day it is signed, or until it is Otherwise rescinded or modified. In witness thereof, I(we)ha"etod and seal this__2_day of j L �02 Signature(s) 9 7aforcsaid, rginia,City/County of fe ,To-wit: `c' a Notary Public in and for the jurisdiction ertify that the Pers n(s)who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid thisa4h-day of�, 20c26 - — My Commission Expires: (N- �'o aQ-a a, Notazy Public DEBRA C, POPE NOTARY PUBLIC Corrmonweaitth r)f Virginia Reg, #7069266 My Commission Expires Ncu.30,2G22 10