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CPPC 07-09-18 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: July 9, 2018 Meeting DATE: July 2, 2018 The Frederick County Comprehensive Plans and Programs Committee (CPPC) will be meeting on Monday, July 9, 2018 at 7:00 p.m. in the first-floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPC will discuss the following agenda items: 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 Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the four-story wing. Committee members and interested citizens are encouraged to park in the County parking lot located behind the County Office Building or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. CEP/pd Attachments MEMORANDUM Item 1 2018 Comprehensive Plan Amendments (CPPA) The Planning Department received two Comprehensive Plan Amendments (CPPA) requests by this year’s June 1, 2018 deadline: 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. 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. CPPA requests submitted for the 2018 amendment process will be considered first by the Comprehensive Plans and Programs Committee (CPPC) on Monday, July 9, 2018. Staff will be making a short presentation on the applications and then the Applicant, or their representative, will be allowed to give a short presentation. The CPPC will forward a recommendation on the applications to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Plan ning Commission to consider the requests later in August. The CPPC will be notified when the date and time have been determined. The purpose of the work session will be to review the CPPA requests and determine if the requests merit additional study and formal action through the public hearing process. In keeping with the County’s established protocol for long-range policy planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Eastern Frederick County Long Range L and Use Plan, a copy of the application and comments from Frederick Water. 315 Tasker Road PH (540) 868‐1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868‐1429 Executive Director www.FrederickWater.com Water At Your Service MEMORANDUM TO: Candice Perkins, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: 2018 Comprehensive Policy Plan Amendment Review DATE: June 12, 2018 Thank you for the opportunity to provide preliminary comments on the Comprehensive Policy Plan Amendment applications received for the 2018 application period. We understand that Frederick Water’s preliminary comments will be shared with the Board of Supervisors and Planning Commission during their CPPA review joint work session later this summer. We welcome the opportunity to participate in a more thorough review of the applications once the Board decides if the application warrant further evaluation. Our preliminary comments: Waverly SWSA Expansion, Waverly Farm c/o Michael Stiles – Sewer and Water Service Area (SWSA) Expansion Request; Parcels 33‐A‐69, 33‐A‐70, 44‐A‐80, and 44‐A‐80A. These properties are located in the southwest quadrant of I‐81 Exit 321, south of Hopewell Road. Frederick Water does presently provide water and sewer services to the VDOT Rest Area, located immediately south of the applicant’s land areas, and the only service lines we have in the vicinity of the western side of I‐81. The service to the VDOT Rest Area has limited capacities available for use by other users. Page 2 Preliminary Comments on the 2018 Comprehensive Policy Plan Amendment Applications Candice Perkins June 12, 2018 There is currently limited sewer conveyance capacity available in the vicinity of the subject parcels. The 2017 Sanitary Sewer Master Plan offers that as the area develops, effluent from the Northern Service Region would be conveyed to the Opequon Water Reclamation Facility (OWRF) through a series of pump stations. The existing Route 11 North sewer system has available capacities reserved by property owners who funded the sewer infrastructure extension to Rest Church Road area over a decade ago, but the system does not currently have excess capacity available for additional land areas such as the subject properties. Sewer conveyance and treatment capacities are currently limited and warrant upgrades to meet long term planned development that is already captured in the current Sewer and Water Service Area (SWSA) boundary. Expansion of the SWSA will introduce additional demands for service and additional conveyance and treatment volumes, simply adding additional land area that will further share the limited existing conveyance and treatment capacities. FCSA does not support further study of the application without consideration of a much larger study area that could collectively contribute to infrastructure improvements that convey the study area sewage directly to the OWRF or to a new WWTP. A study of opportunities, and implementation of results, for expansion of wastewater treatment facilities would also be necessary. ‐‐‐‐‐ Carter Tract Industrial Land Use Designation and SWSA Expansion, O‐N Minerals Company – Sewer and Water Service Area (SWSA) Expansion Request; Parcels 45‐A‐2, 45‐A‐8, and 33‐A‐ 144. These properties are located east of the existing SWSA in the Clearbrook area, north of Gun Club Road and south of Brucetown Road. Frederick Water does not presently have water and sewer facilities in the vicinity of the Carter Tract. There is currently limited sewer conveyance capacity available in the vicinity of the subject parcels. The 2017 Sanitary Sewer Master Plan indicates that as the area develops, effluent from the Northern Service Region would be conveyed to the Opequon Water Reclamation Facility (OWRF) through a series of pump stations. The existing Route 11 North sewer system has available capacities reserved by property owners who funded the sewer infrastructure extension to Rest Church Road area over a decade ago, but the system does not currently have excess capacity available for additional land areas such as the subject properties. Sewer Page 3 Preliminary Comments on the 2018 Comprehensive Policy Plan Amendment Applications Candice Perkins June 12, 2018 conveyance and treatment capacities are currently limited and warrant upgrades to meet long term planned development that is reflected in the current Sewer and Water Service Area (SWSA). Expansion of the SWSA will introduce additional demands for service, and additional conveyance and treatment capacities, essentially adding additional land area to further share the limited existing conveyance and treatment capacities. FCSA does not support further study of the application without consideration of a much larger study area that could collectively contribute to infrastructure improvements to convey the study area sewage directly to the OWRF or to a new WWTP. A study of opportunities for expansion of wastewater treatment facilities would also be important. CPPA #02-18 CARTER TRACT SEWER AND WATER SERVICE AREA (SWSA) INCLUSION REQUEST AND INDUSTRIAL LAND USE DESIGNATION REQUEST 0111 ST672 H o t R u n Hot Run HotRun Hot R u n Tur k e y R u n H o t R u n HotRun Slat e R u n Cl e a r b r o o k R u n Urban Development Area SWSA Applications ParcelsEastern 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 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 Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 4, 2018Staff: cperkins WE L L T O W N R D BRUCETOWN RD CEDAR HILL RD HOPEWELL RD OLD CHARLES TOWN R D FAIR L N MIL B U R N R D WOODSIDE RD R O C K Y F O R D R D §¨¦81 SIR JOHNS R D CPPA #02-18Carter TractDraft NELUP and SWSA AmendmentsPINs:45 - A - 2, portion of 33 - A - 144 and 45 - A - 8Long Range Land Use Map CPPA #02-18Carter TractPINs:45 - A - 2, portion of 33 - A - 144 and 45 - A - 8Draft NELUP and SWSA AmendmentsLong Range Land Use Map 0 0.35 0.70.175 Miles CPPA #02-1845 A 2CPPA #02-1833 A 144 CPPA #02-1845 A 8 0111 0111 ST672 H o t R u n Hot Run HotRun Hot R u n Tur k e y R u n H o t R u n HotRun Slat e R u n Cl e a r b r o o k R u n Urban Development Area SWSA Applications ParcelsEastern 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 Zoning B1 (Neighborhood Business District) B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 4, 2018Staff: cperkins WE L L T O W N R D BRUCETOWN RD CEDAR HILL RD HOPEWELL RD OLD CHARLES TOWN R D FAIR L N MIL B U R N R D WOODSIDE RD R O C K Y F O R D R D §¨¦81 SIR JOHNS R D CPPA #02-18Carter TractDraft NELUP and SWSA AmendmentsPINs:45 - A - 2, portion of 33 - A - 144 and 45 - A - 8Zoning Map CPPA #02-18Carter TractPINs:45 - A - 2, portion of 33 - A - 144 and 45 - A - 8Draft NELUP and SWSA AmendmentsZoning Map 0 0.35 0.70.175 Miles CPPA #02-1845 A 2CPPA #02-1833 A 144 CPPA #02-1845 A 8 0111 6/1/2018 Comprehensive Policy Plan Amendment Carter Tract Proposal Tim Stowe STOWE ENGINEERING 103 Heath Court Winchester, VA 22602 Prepared by Ca r m e u s e Q u a r r y Int e r s t a t e 8 1 CARTER TRACT CSX R a i l r o a d Exit 323 Location Map for Carter Tract Comprehensive Plan Amendment Proposal Scale: 1" = 2000' Proposed Industrial Land Use Proposed SWSA Adjustment Ex i s t i n g S W S A Exit 323 G u n C l u b R o a d Proposed Changes for Carter Tract Comprehensive Plan Amendment Proposal Scale: 1" = 2000' 1 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner(s) Information: 1. Name: O-N Minerals (Chemstone) Company 2. Project Name: Project Ferrari 3. Mailing Address: O-N Minerals: 11 Stanwix Street – 21st floor, Pittsburgh, PA 15222 Attn: Kevin Whyte 4. Telephone Number: O-N Minerals: 412.995.5520 Authorized Agent Information: 1. Name: Tim Stowe, Stowe Engineering 2. Project Name: Project Ferrari 3. Mailing Address: 103 Heath Court Winchester, VA 22602 4. Telephone Number: 540.686.7373 B. Legal interest in the property affected or reason for the request: 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. C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT a. PIN(s): ,45-A-2, portion of 45-A-8, portion of 33-A-144 Magisterial District: Stonewall b. Parcel size (approximate acres): 223.35 total; 213.8 in CPP amendment proposal C l a r k e C o u n t y Opequon C r e e k P r o p o s e d I n d u s t r i a l L a n d U s e P r o p o s e d S W S A A d j u s t m e n t Exist i n g S W S A w v Exit323Gun C l u b R o a d D A T E : S C A L E : D E S I G N E D B Y : D R A W N B Y : C H E C K E D B Y : P R O J E C T # : S H E E T 1 O F 1 CARTER TRACT STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T S T S T S 1 1 6 8 . 0 PROPOSED LAND USE AND SWSA FOR CARTER TRACT 2 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 the Carter tracts. 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, Comprehensive Policy 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; • ½ mile if 21 - 100 acres in size; or • 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. The major land uses and zoning surrounding the Carter tracts can be summarized as: Direction Land Use/Zoning Zoning South Large lot residential Rural/Agricultural East Agricultural Rural/Agricultural North Agriculture Extractive Mining & Rural/Agricultural North West Parks & Recreation Rural/Agricultural West Extractive Mining and Industrial Extractive Mining 3 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 included on the following pages. 1 m i l e Carmeuse QuarryInterstate 81 C A R T E R T R A C T A g r i c u l t u r a l A g r i c u l t u r a l Ext r a c t i v e M i n i n g Agricultural L a r g e L o t R e s i d e n t i a l Cl a r k e C o u n t y W e s t V i r g i n i a Exit323Snowden Bridge D A T E : S C A L E : D E S I G N E D B Y : D R A W N B Y : C H E C K E D B Y : P R O J E C T # : S H E E T 1 O F 1 CARTER TRACT STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T S T S T S 1 1 6 8 . 0 EXISTING CONDITIONS WITHIN 1 MILE C l a r k e C o u n t y Opequon C r e e k C A R T E R T R A C T 1 m i l e Exist i n g S W S A w v Exit323Gun C l u b R o a d D A T E : S C A L E : D E S I G N E D B Y : D R A W N B Y : C H E C K E D B Y : P R O J E C T # : S H E E T 1 O F 1 CARTER TRACT STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T S T S T S 1 1 6 8 . 0 2035 COMPREHENSIVE PLAN FUTURE LAND USE WITHIN 1 MILE C l a r k e C o u n t y Opequon C r e e k R A Z o n i n g M H 1 Z o n i n g M1 Zoning E M Z o n i n g C A R T E R T R A C T 1 m i l e w v Exit323 D A T E : S C A L E : D E S I G N E D B Y : D R A W N B Y : C H E C K E D B Y : P R O J E C T # : S H E E T 1 O F 1 CARTER TRACT STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T S T S T S 1 1 6 8 . 0 APRIL 2018 ZONING WITHIN 1 MILE 4 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 may need 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 corridor indicates a need for widening and access management to the entire corridor with the corridor to become 6 lanes to Cedar Hill Road and 4 lanes to the West Virginia State line. The most immediate need is to widen from Route 37 to Old Charlestown Road. Project timing may necessitate that intersections and local roads be improved prior to the 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 Comprehensive Plan) 5 Comprehensive Plan Section IV. Business Development, Introduction, Focus for the Future To encourage C & I uses to Frederick County has designated certain areas solely for 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 Winchester Regional Airport. Future planning efforts will continue to identify opportunities to align land uses to promote business development. Policy Appropriateness - In response to this policy, the proposed Comprehensive Plan amendment will establish an additional 213.8 acre of land for industrial development, thereby aligning land uses and business development opportunities. Comprehensive Plan Section IV. Business Development. Introduction, Community Benefits Adequate amounts of land must be planned for and designated for both Commercial and Industrial uses and residential developments. Striking a balance of these land uses and ensuring that the tax rates remain low and that services are available to support these initiatives will help make Frederick County an economic engine within the region. Policy Appropriateness - In response to this policy, the Carter Tract will 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 industries: (as of February 2016): o Light Industrial o Pharmaceutical & Medicine Manufacturing, Scientific Research & Development, and Lab Services o Business Services o Retail 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 6 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 Industrial, Community Benefits The continuation of a low residential tax rate is a direct result of the expansion of the commercial and industrial tax. Currently commercial and industrial tax revenue accounts for approximately 13% of the County’s tax base. The County’s goal indicates this should be around 25% to ensure a balanced fiscal environment. Tax revenue derived from the average single-family residence is approximately fifty percent of the cost of service provided for that same residence. The County’s fiscal survival is dependent upon recruiting office and industrial occupants which offset 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 long on the Carter Tract for Frederick Water’s proposed raw water transmission line. GOAL: Identify and Recognize Areas in the County Most Strategically Suited for Office and Industrial Development STRATEGIES: • Complete review of area land use plans to ensure sufficient acreage is designated for office and industrial uses. • All infrastructure, such as voice and data fiber, electric, water, wastewater and 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 appropriate in order to encourage landowners of properties identified in Area Plans (see Appendix I) to proceed with rezoning. 7 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 will strengthen 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 those for supporting existing industries. f. What level of service impacts, if any, are associated with the request? The level of service impact associated with commercial and industrial development is transportation. Rail and 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 create new business opportunities while implementing key 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 limestone product 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. 8 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 or will be absorbed by the owner.  Positive Impact #3 - The existing infrastructure on the site makes it highly attractive to potential industrial users and 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. 9 Owner(s): Applicant(s):5/30/18 PIN Owner's Name Owner's Name (cont.)Owner's Address City State Mailing ZIP 45 A 1 FREDERICK LAND COMPANY LLC 893 CLUBHOUSE RD YORK PA 17403 44 A 109A BOHNENKAMP GARY A 214 LITTLER LN STEPHENSON VA 22656 45 A 2 O-N MINERALS (CHEMSTONE) COMPANY ATTN: TAX DEPT 11 STANWIX ST FL 21 PITTSBURGH PA 15222 44 A 100 MANNIX HOLDINGS LLC 1419 RAMSEUR LN WINCHESTER VA 22601 44 A 101 KELLEY TIMOTHY PATRICK KELLEY MARIA N 5926 WIGTON DR HOUSTON TX 77096 44 A 102 KELLEY TIMOTHY PATRICK KELLEY MARIA N 5926 WIGTON DR HOUSTON TX 77096 44 A 108A RUDOLPH ESTEN O III PO BOX 87 STEPHENSON VA 22656 44 A 108C RUDOLPH ESTEN O III RUDOLPH DEBORAH L PO BOX 87 STEPHENSON VA 22656 45 A 8D TALADA DONALD D TRUSTEE TALADA CYNTHIA C TRUSTEE 223 SLATE LN STEPHENSON VA 22656 45 A 8B FIDDLER MATTIE L 227 SLATE LN STEPHENSON VA 22656 45 A 8A FIDDLER THOMAS L FIDDLER BARBARA J 233 SLATE LN STEPHENSON VA 22656 45 A 10U MILLER KATHLEEN C 2431 WARD RD WAYLAND NY 14572 45 A 6 ORNDOFF WILLIAM A 739 SLATE LN STEPHENSON VA 22656 45 A 3 SFARNAS STEVEN J PO BOX 224 STEPHENSON VA 22656 45 A 4 LANDRY JENNIFER H LANDRY AUSTIN S 445 SLATE LN STEPHENSON VA 22656 45 A 8 O-N MINERALS (CHEMSTONE) COMPANY ATTN: TAX DEPT 11 STANWIX ST FL 21 PITTSBURGH PA 15222 33 A 144 O-N MINERALS (CHEMSTONE) COMPANY ATTN: TAX DEPT 11 STANWIX ST FL 21 PITTSBURGH PA 15222 44 A 109B HOBBS CHARLES R HOBBS TOMMIE J 212 LITTLER LN STEPHENSON VA 22656 Adjacent Property Owner Listing Property Owners within 200 ft. of the Carter Tract Listing compiled on 5/24/18 LINE BEARING DISTANCE L1 N 70°51'41" W 74.34' L2 N 34°44'43" E 5.00' L3 S 34°44'43" W 5.00' L4 S 01°46'21" W 90.99' L5 N 72°04'02" W 115.15' L6 N 76°04'17" W 208.00' L7 N 17°36'31" E 10.00' L1 L2 L3 CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C1 1452.69'30.49'30.49'N 55°51'08" W 01°12'09" C2 1392.69'416.54'414.99'N 63°49'23" W 17°08'12" C 1 N 2 3 ° 0 1 ' 0 6 " E 39 2 . 8 5 ' L4 L5 L6 L7 C2 S 83°23'23" E 1 5 0 9 . 0 6 ' N 0 2 ° 5 0 ' 1 5 " E 6 7 7 . 9 0 ' S 86°05'00" E 1136.53' S 2 9 ° 2 1 ' 3 5 " W 6 8 2 . 7 1 ' S 0 3 ° 2 0 ' 1 3 " W 3 6 0 7 . 1 0 ' ( T O T A L ) N 5 5 ° 1 5 ' 1 7 " W 1 5 0 0 . 0 0 ' N 2 1 ° 5 6 ' 5 6 " E 1 0 8 2 . 5 3 ' N 2 9 ° 5 5 ' 1 4 " W 8 6 5 . 1 6 ' S 86°39'06" E 698.16' N 5 5 ° 1 5 ' 1 7 " W 6 3 0 . 9 1 ' 40 0 . 0 0 ' N 5 5 ° 1 5 ' 1 7 " W COMPOSITE AREA = 213.7997 PORTION OF PIN 33-A-144 6.0511 ACRES PIN 45-A-2 20.2503 ACRES PORTION OF PIN 45-A-8 187.4983 ACRES INST. 130011749 DB 934 PG 1838 C S X R A I L R O A D INST. 130011749 (V A R I A B L E W I D T H R / W ) O-N MINERALS (CHEMSTONE) COMPANY d/b/a CARMEUSE LIME & STONE, INC. ZONED: RA ZONED: RA ZONED: RA C3 1402.69'90.09'90.08'N 74°13'53" W 3°40'48" C3 560 NORTH LOUDOUN STREET ~ WINCHESTER, VIRGINIA 22601 Marsh & Legge Land Surveyors, P.L.C. PHONE (540) 667-0468 ~ FAX (540) 667-0469 ~ EMAIL office@marshandlegge.com NO R T H Z O N E S T A T E G R I D VA . N A D 8 3 1. NO TITLE REPORT FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. 2. BOUNDARY INFORMATION SHOWN IS BASED ON A FIELD SURVEY COMPLETED DURING APRIL/MAY, 2018. 3. THE PROPERTIES SHOWN HEREON ARE A COMPOSITE OF THE FOLLOWING PARCELS OR TRACTS: a.TAX PARCEL PIN 45-A-2 [20.2503 ACRES] b.A PORTION OF TAX PARCEL PIN 45-A-8 [187.4973 ACRES] SITUATED ON THE NORTH SIDE OF THE CSX RAILROAD c.A PORTION OF TAX PARCEL PIN 33-A-144 [6.0511 ACRES] THAT WAS ACQUIRED BY BOUNDARY LINE ADJUSTMENT WITH ADJACENT MANNIX HOLDINGS, LLC LAND TAX PARCEL PIN 44-A-100. 4. THE COMPOSITE BOUNDARY SHOWN HEREON IS FOR THE PURPOSE OF DETERMINING THE PERIMETER BOUNDARIES OF THE SUBJECT PARCELS, AND THERE ARE PHYSICAL IMPROVEMENTS ON THE PROPERTY THAT ARE NOT SHOWN. NOTES: COMPOSITE BOUNDARY PLAT OF THE LANDS OF O-N MINERALS (CHEMSTONE) CO. STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA LINE TABLE CURVE TABLE LEGEND CONCRETE MONUMENT FOUND IRON ROD FOUND IRON ROD SET SET STONE FOUND WOODEN POST CPPA #03-18 WAVERLY FARM SEWER AND WATER SERVICE AREA (SWSA) INCLUSION REQUEST 0111 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 ST672 ST672ST672ST672 ST672 ST672 ST672 ST665 H o t R u n Hot Run Clearbrook Run STILES CT HOPEWELL LN JERSEY C T S H I R L E Y C T FAIR L N EV A N S FAR M L N RURITANWAY MANU E L D R JEREMIAH LN ALF A L F A L N DEHA V E N D R MORELAND LN TATANKA LN P U N K I N R I D G E D R GRIMES G O L D E N L N A P P L E V I E W D R YARDMASTER CT VISITO R C E N T E R L O O P WAL T E R S M I L L L N MA R T I N S B U R G PIK E FA I R G R O U N D R D SAE D A L H A R T H I C I R MICH A E L D R HOPEWELL RD WAVER L Y R D 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 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 Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 5, 2018Staff: cperkins WE L L T O W N R D CEDAR HILL RD HOPEWELL RD FAIR L N HIATT RD BRUCETOWN RD RUSSELL R D §¨¦81 0111 TYL E R D R THURSTO N C T CPPA #03-18Waverly FarmDraft SWSA AmendmentPINs:33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80ALong Range Land Use Map CPPA #03-18Waverly FarmPINs:33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80ADraft SWSA AmendmentLong Range Land Use Map 0 0.25 0.50.125 Miles CPPA #03-1833 A 70 CPPA #03-1844 A 80A CPPA #03-1833 A 69 CPPA #03-1844 A 80 0111 0111 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 ST672 ST672ST672ST672 ST672 ST672 ST672 ST665 H o t R u n Hot Run Clearbrook Run STILES CT HOPEWELL LN JERSEY C T S H I R L E Y C T FAIR L N EV A N S FAR M L N RURITANWAY MANU E L D R JEREMIAH LN ALF A L F A L N DEHA V E N D R MORELAND LN TATANKA LN P U N K I N R I D G E D R GRIMES G O L D E N L N A P P L E V I E W D R YARDMASTER CT VISITO R C E N T E R L O O P WAL T E R S M I L L L N MA R T I N S B U R G PIK E FA I R G R O U N D R D SAE D A L H A R T H I C I R MICH A E L D R HOPEWELL RD WAVER L Y R D Urban Development Area SWSA Applications ParcelsEastern 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 Zoning B1 (Neighborhood Business District) B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: June 5, 2018Staff: cperkins WE L L T O W N R D CEDAR HILL RD HOPEWELL RD FAIR L N HIATT RD BRUCETOWN RD RUSSELL R D §¨¦81 0111 TYL E R D R THURSTO N C T CPPA #03-18Waverly FarmDraft SWSA AmendmentPINs:33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80AZoning Map CPPA #03-18Waverly FarmPINs:33 - A - 69, 33 - A - 70, 44 - A - 80, 44 - A - 80ADraft SWSA AmendmentZoning Map 0 0.25 0.50.125 Miles CPPA #03-1833 A 70 CPPA #03-1844 A 80A CPPA #03-1833 A 69 CPPA #03-1844 A 80 0111 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 Project #4915WG/CPPA Amendment 1 June 1, 2018 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 2 June 1, 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 3 June 1, 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 4 June 1, 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 Property Owners Within 200’ of the Subject 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 200’ of the 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 5 June 1, 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 Generatio n Manual, 9th 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 6 June 1, 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. 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 A A B D C W a l t e r s Mi l l L n Hopewell R d Qu a r r y L n Mich a e l D r W a v e r l y R d rs836 rs672 rs672 rs749 rs665 Con s o l i d a t e d RR Cons o l i d a t e d R R Con s o l i d a t e d R R Cons o l i d a t e d R R £¤11 §¨¦81 §¨¦81 Pu n k i n Rid g e D r A p p l e V i e w D r Ruritan Way Man u e l D r Fairgroun d R d DeH a v e n D r C l e a r b r o o k D r Moreland Ln Co m m u n i t y D r Tatanka Ln Grimes G o l d e n L n Hopewell L n Mart i n s b u r g P i k e Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Frederick County Aerial 2017 C. P . P . A . A E R I A L O V E R V I E W E X H I B I T ST O N E W A L L M A G I S T E R I A L D I S T R I C T WA V E R L Y F A R M FR E D E R I C K C O U N T Y , V I R G I N I A DA T E : 0 5 - 3 0 - 2 0 1 8 PR O J E C T I D : 4 9 1 5 W G DE S I G N E D B Y : D W E SC A L E : 1 I n c h = 6 0 0 F e e t 600 0 600 Feet µ WA V E R L Y F A R M CO M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T AE R I A L O V E R V I E W E X H I B I T Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A Parcel Boundary 33 A 70 44 A 80A 44 A 80 33 A 69 33 A 69 H o p e w e l l R d S h i r l e y C t Evans Farm Ln W e l l t o w n R d Walters Mill Ln Hiatt Rd M i c h a e l D r Stephenson RdFair L n G u n C l u b R d Q u a r r y L n W a v e r l y R d rs666 rs810 rs672 rs672 rs661 rs672 rs664 rs663 rs665 rs749 rs836 C o n s o l i d a t e d R R C o n s o l i d a t e d R R B a l t i m o r e & O h i o R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RR C o n s o l i d a t e d R R £¤11 §¨¦81 §¨¦81 E d w i n W a y C l e a r b r o o k D r L i t t l e rLn C l e a r b r o o k D r PaulaPl SheilaCt StonecrestCt Jake Pl CeCeWay P o o l s i d e D r Manuel Dr Fairground Rd B e t t y T u r n e r T r l Ole Orchard Dr C l e a r b r o o k D r Moreland Ln Com munity Dr Tatanka Ln GrimesGolden Ln H o p e w e l l L n P u n k i n R i d g e D r Yardmaster Court P a r t n e r o f C h o i c e L n A p ple Vie w D r View West Ln D e H a v e n D r M a r t i n s b u r g P i k e V i s i t o r C e n t e r L o o p B1 D G C1 E F A D1 A1 Z Y U X V W C H I J K L M N O P Q R ST B Map Data Source: Frederick County, Va. GIS Department, 2018 Data. C .P .P .A . S U R R O U N D I N G P R O P E R T I E S S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 1 ,0 0 0 F e e t Legend Parcel Boundary Waverly Farm/Stiles Properties Within 200 Feet Stiles 1,000 0 1,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T S U R R O U N D I N G P R O P E R T I E S W I T H I N 2 0 0 F E E T W I T H I N 2 0 0 F E E T Waverly Farm Properties Within 200 Feet Label Tax Map Number Owner Mailing Address 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 13 1 1 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 I 33 13 1 3 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 J 33 13 1 66 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 K 33 13 1 64 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 L 33 13 1 62 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 M 33 13 1 55 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 N 33 13 1 53 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 O 33 13 1 51 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 P 33 13 1 49 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 Q 33 13 1 47 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 R 33 13 1 45 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 S 33 13 1 44 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 T 33 13 1 43 WAVERLY FARM LLC, ATTN: BIKRM SINGH 11325 RANDOM HILLS RD STE 360 FAIRFAX, VA 22030 U 44 A 3B PRICE LEANNA MARIE 219 MORELAND LN CLEAR BROOK, VA 22624 V 44 A 2 MORELAND ROBERT L 162 MORELAND LN CLEAR BROOK, VA 22624 W 44 A 80B MORELAND ROBERT LORAIN, SHIRLEY IRENE 162 MORELAND LN CLEAR BROOK, VA 22624 X 44 A 3 PAYNE GARY L, PAYNE PAMELA L 358 VIEW WEST LN CLEAR BROOK, VA 22624 Y 44 A 78 PRICE THOMAS FRANKLIN 164 MICHAEL DR CLEAR BROOK, VA 22624 Z 44 A 78C SAVILLE BRUCE ELLEN 144 MICHAEL DR CLEAR BROOK, VA 22624 A1 44 A 78A KITTS GARY M, KITTS LOUISE L 472 WAVERLY RD CLEAR BROOK, VA 22624 B1 44 A 78B MCCORD DANIEL E 456 WAVERLY RD CLEAR BROOK, VA 22624 C1 44 A 79 TAYLOR RICHARD R 386 WAVERLY RD CLEAR BROOK, VA 22624 D1 33 A 71 FISHEL DAVID G 323 WAVERLY RD CLEAR BROOK, VA 22624 Source: Frederick County GIS 2018 Data Page 1 of 1 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 33 A 69 44 A 80 33 A 69 44 A 80A 33 A 70 M a r t i n s b u r g P i k e V i s i t o r C e n t e r L o o p D e H a v e n D r H o p e w e l l L n Tatanka Ln Moreland Ln Yardmaster Court P a r t n e r o f C h o i c e L n Com munity Dr Grimes Golden Ln Manuel Dr C l e a r b r o o k D r Ruritan Way P o o l s i d e D r A p ple Vie w D r §¨¦81 §¨¦81 £¤11Consolidated R R Baltimore & Ohio RR C o n s o l i d a t e d R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RR rs836 rs665 rs749 rs672 rs663 rs810 rs672 Hopewell Rd Q u a r r y L n Walters Mill Ln W a v e r l y R d M i c h a e l D r B r u c e t o w n R d S h i r l e y C t Map Data Source: Frederick County, Va. GIS Department, 2018 Data C .P .P .A . E X I S T I N G L O N G R A N G E L A N D U S E M A P S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 7 0 0 F e e tLong 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 Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources 700 0 700 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T L O N G R A N G E L A N D U S E M A P E X H I B I T E X I S T I N G Legend Waverly Farm/Stiles Property 33 A 69 33 A 70 44 A 80 44 A 80A SWSA Boundary Parcel Boundary E X I S T I N G P R O P O S E D S W S A E X P A N S I O N 33 A 69 44 A 80 33 A 69 44 A 80A 33 A 70 M a r t i n s b u r g P i k e V i s i t o r C e n t e r L o o p D e H a v e n D r H o p e w e l l L n Tatanka Ln Moreland Ln Yardmaster Court P a r t n e r o f C h o i c e L n Com munity Dr Grimes Golden Ln Manuel Dr C l e a r b r o o k D r Ruritan Way P o o l s i d e D r A p ple Vie w D r §¨¦81 §¨¦81 £¤11Consolidated R R Baltimore & Ohio RR C o n s o l i d a t e d R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RR rs836 rs665 rs749 rs672 rs663 rs810 rs672 Hopewell Rd Q u a r r y L n Walters Mill Ln W a v e r l y R d M i c h a e l D r B r u c e t o w n R d S h i r l e y C t Map Data Source: Frederick County, Va. GIS Department, 2018 Data C .P .P .A L O N G R A N G E L A N D U S E M A P - P R O P O S E D S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 7 0 0 F e e t Long Range LandUse 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 Planned Unit Development Park Recreation School Employment Airport Support Area B2 / B3 Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Rural Area Interstate Buffer Landfill Support Area Natural Resources & Recreation Environmental & Recreational Resources 700 0 700 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T L O N G R A N G E L A N D U S E M A P E X H I B I T P R O P O S E D Legend Waverly Farm/Stiles Property 33 A 69 33 A 70 44 A 80 44 A 80A SWSA Boundary Proposed SWSA Expansion Parcel Boundary A A B D C G u n C l u b R d H o p e w e l l R d B r u c e t o w n R d S h i r l e y C t EvansFarm Ln W e l l t o w n R d F a i r L n M i c h a e l D r W o o d s i d e R d W a v e r l y R d Walters Mill Ln Q u a r r y L n rs666 rs810 rs672 rs672 rs686 rs672 rs671 rs664 rs661 rs663 rs671 rs665 rs836 rs749 Consolidated RR C o n s o l i d a t e d R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RR B a l t i m o r e & O h i o R R C o n s o l i d a t e d R R £¤11 §¨¦81 §¨¦81 DianeLn C l e a r b r o o k D r C l e a r b r o o k D r CeCe Way P o o l s i d e D r Manuel Dr Fairground Rd Ole Orchard Dr C l e a r b r o o k D r Moreland Ln Com munity Dr Tatanka Ln Grimes Golden Ln H o p e w e l l L n L i t t l e r L n Yardmaster Court P a r t n e r o f C h o i c e L n View West Ln P u n k i n R i d g e D r A p p l e V i e w D r D e H a v e n D r M a r t i n s b u r g P i k e Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Water and Sewer Courtesy of Frederick Water, 2016 C .P .P .A . T R A N S P O R T A T I O N E X H I B I T S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 1 ,0 0 0 F e e t Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A Parcel Boundary Existing SWSA Boundary NE Frederick LU Plan Transportation New Major Collector Ramp 1,000 0 1,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T T R A N S P O R T A T I O N E X H I B I T E X I S T I N G S W S A E X I S T I N G S W S A A A B D C G u n C l u b R d H o p e w e l l R d B r u c e t o w n R d S h i r l e y C t EvansFarm Ln W e l l t o w n R d F a i r L n M i c h a e l D r W o o d s i d e R d W a v e r l y R d Walters Mill Ln Q u a r r y L n rs666 rs810 rs672 rs672 rs686 rs672 rs671 rs664 rs661 rs663 rs671 rs665 rs836 rs749 Consolidated RR C o n s o l i d a t e d R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RR B a l t i m o r e & O h i o R R C o n s o l i d a t e d R R £¤11 §¨¦81 §¨¦81 DianeLn C l e a r b r o o k D r C l e a r b r o o k D r CeCe Way P o o l s i d e D r Manuel Dr Fairground Rd Ole Orchard Dr C l e a r b r o o k D r Moreland Ln Com munity Dr Tatanka Ln Grimes Golden Ln H o p e w e l l L n L i t t l e r L n Yardmaster Court P a r t n e r o f C h o i c e L n View West Ln P u n k i n R i d g e D r A p p l e V i e w D r D e H a v e n D r M a r t i n s b u r g P i k e Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Water and Sewer Courtesy of Frederick Water, 2016 C .P .P .A . T R A N S P O R T A T I O N E X H I B I T S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 1 ,0 0 0 F e e t Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A Parcel Boundary Existing SWSA Boundary Proposed PR SWSA Expansion NE Frederick LU Plan Transportation New Major Collector Ramp 1,000 0 1,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T T R A N S P O R T A T I O N E X H I B I T P R O P O S E D S W S A E X P A N S I O N P R O P O S E D S W S A E X P A N S I O N [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú[Ú [Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú [Ú[Ú [Ú A A B D C P a y n e R d Brucetown Rd F a i r L n Hopewell Rd W o o d s i d e R d G l e n d o b b i n R d Evans Farm Ln Grace Church Rd W e l l t o w n R d S i r J o h n s R d S t e r r e t t L n Gun Club Rd Cedar Hill Rd M i l b u r n R d M i c h a e l D r U n i o n V i e w L n Russell Rd McCanns Rd Old CharlesTown Rd T y l e r D r Hiatt Rd T h i s t l e L n W a v e r l y R d Walters Mill Ln Q u a r r y L n rs677 rs739 rs810 rs729 rs672 rs671 rs661 rs672 rs732 rs664 rs742 rs671 rs662 rs761 rs811 rs664 rs667 rs668 rs686 rs673 rs838 rs665 rs672 rs666 rs836 rs663 rs668 rs749 ConsolidatedRR B a l t i m o r e & O h i o R R C o n s o l i d a t e d R R Baltimore & Ohio RR C o n s o l i d a t e d R R £¤11§¨¦81 §¨¦81 2 in. 8 in. 1 in. 8 in. 20 in. 12 in. 1 2 i n . 8 i n . 8 i n . 1 2 i n . 8in. 12 in. 1 6 i n . 1 2 i n . 16 in. 10 in. 20 in.8 i n . 1 6 i n . 1 0 i n . 12 in. 16 in. 12in. 8 in. 8 i n . 20 in. 1 2 i n . 1 2 i n . 8 in. 2 0in. 6 in. 6 i n . 2 0 i n . 2 4 i n . 10 in. 1 2 i n . 2 0 i n . 1 6 i n . 1 0 i n . 8 i n . 6 i n . 8 i n . 4 in. 8 in. 6 i n . 2 4 i n . 8 in. 1 0 in. 1 0 i n . 8 in. 10 in. 8 in. 4 i n . 6 i n . 8 in. 1 0 i n . 8 i n . 6 i n . 4 i n . 10 in. 8 in. E d w i n W a y StonecrestCt C o t t o n R i d g e R d J i r e h L n CurryCt W h i f f l e t r e e L n P o o l s i d e D r Opequon Woods Cir S o n g b i r d L n W i n d yPine L n C l e a r v i e w D r ManuelDr FairgroundRd Devils Backbone Olook Easy Living St J e s s i c aLn Merchant St ParsonCt Dogwood Ln W i l l a r d S t C o u n t r y L n C ot t onwood Dr ThurstonCt Oak Hill Ln C e d a r H i l l L n Fieldside Dr WelltownCt B e t t y T u r n e r T r l W i n d y P i n e D r O r n d o f f D r J e n n i f e r C t OleOrchard Dr G r a s s h o p p e r L n M ira cle W a y Com munity Dr Tatanka Ln GrimesGolden Ln B u r g e s s L n Christmas Tree Ln JobesMill Ln H o m e s te a d P l N ursery L n L i t t l e r L n S h a s t a C t P a r t n e r o f C h o i c e L n View West Ln C a s e y D r Saber Ln P u n k i n R i d g e D r A p p le V ie w D r D e H a v e n D r M i l t o n R a y D r S l a t e L n M a r t i n s b u r g P i k e 8 in. GM 1 2 i n . G M 8 in. GM 8 i n . G M 8 in. GM 8 i n . G M 8 i n . G M 8 in. GM 8 i n . G M 8 in. GM 8 in. GM 8 i n . G M 10 in. GM 8 i n . G M 8 in. GM 6 in. GM 8 i n . G M 8 in. GM 8 in. GM 8 in. GM 8 i n . G M 8 in. GM 8 i n . G M6 in. G M 8 i n . G M 8 in. GM 8 i n . G M 8 in. GM 8 in. G M 8 in. GM 2 in. FM 3 i n . F M 2 in. FM 6 in. FM 3 i n . F M 8 i n . F M Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Water and Sewer Courtesy of Frederick Water, 2016 C .P .P .A . W A T E R & S E W E R M A P E X H I B I T S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 2 ,0 0 0 F e e t Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A 1 Mile Distance from Subject Properties [Ú Sewer Pump Station Sewer Force Main Sewer Gravity Main Water Main 2,000 0 2,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T W A T E R & S E W E R E X H I B I T 1 M I L E F R O M S U B J E C T P R O P E R T I E S 1 M I L E F R O M S U B J E C T P R O P E R T I E S [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú[Ú [Ú[Ú[Ú[Ú[Ú[Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú[Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú[Ú [Ú [Ú[Ú[Ú[Ú [Ú[Ú [Ú [ÚA A B D C W W S S S S W G u n C l u b R d H o p e w e l l R d S h i r l e y C t EvansFarm Ln W e l l t o w n R d F a i r L n M i c h a e l D r W o o d s i d e R d W a v e r l y R d Walters Mill Ln Q u a r r y L n rs666 rs810 rs672 rs672 rs686 rs672 rs671 rs664 rs661 rs663 rs671 rs665 rs836 rs749 Consolidated RR C o n s o l i d a t e d R R C o n s o l i d a t e d R R C o n s o l i d a t e d R R Baltimore & Ohio RRBaltimore & O h i o R R C o n s o l i d a t e d R R £¤11 §¨¦81 §¨¦81 1 in. 12 in. 20 in. 10in.8 in. 1 2 i n . 2 4 i n . 2 0 i n . 8 i n . 2 0 i n . 20 in. 2 4 i n . 2 0 i n . 16 in. 2 4 i n . 1 2 i n . 2 0 i n . 16 in. 1 0 i n . 12 in. 8 i n . 6 in. 1 i n . 2 4 i n . 8 in. 2 0 i n . 1 2 i n . 4 i n . 8 i n . 6in . 4 i n . 10 in. 6 i n . 12 in. C l e a r b r o o k D r C l e a r b r o o k D r CeCe Way P o o l s i d e D r Manuel Dr Fairground Rd Ole Orchard Dr Moreland Ln Com munity Dr Tatanka Ln Grimes Golden Ln H o p e w e l l L n L i t t l e r L n P a r t n e r o f C h o i c e L n View West Ln P u n k i n R i d g e D r A p p l e V i e w D r D e H a v e n D r M a r t i n s b u r g P i k e 8 i n . G M 8 in. GM 8 i n . G M 8 in. G M 8 in. GM 3 i n . F M 6 i n . F M 8 i n . F M 6 in. FM Map Data Source: Frederick County, Va. GIS Department, 2018 Data. Water and Sewer Courtesy of Frederick Water, 2016 C .P .P .A . W A T E R & S E W E R M A P E X H I B I T S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 1 ,0 0 0 F e e t Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A Parcel Boundary Existing SWSA Boundary Sewer Force Main Sewer Gravity Main Water Main [Ú Sewer Pump Station Proposed PR SWSA Expansion PR Force Main PR Gravity Main PR Water Main [Ú PR Sewer Pump Station 1,000 0 1,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T W A T E R & S E W E R E X H I B I T P R O P O S E D P R O P O S E D W S A A B D C P a y n e R d B r u c e t o w n R d F a i r L n Hopewell Rd W o o d s i d e R d G l e n d o b b i n R d Evans Farm Ln K e nt m ere Ct Grace Church Rd W e l l t o w n R d S i r J o h n s R d S t e r r e t t L n Gun Club Rd Jordan S prings R d McGhee Rd Stephenson Rd Cedar Hill Rd M i l b u r n R d T y s o n D r M i c h a e l D r BransonSpring Rd U n i o n V i e w L n Russell Rd McCanns Rd Old Charles Town Rd T y l e r D r Hiatt Rd T h i s t l e L n W a v e r l y R d Walters Mill Ln Q u a r r y L n rs837 rs677 rs739 rs810 rs729 rs672 rs671 rs661 rs672 rs732 rs664 rs742 rs671 rs662 rs761 rs811 rs861 rs664 rs667 rs668 rs686 rs673 rs838 rs665 rs672 rs666 rs836 rs663 rs668 rs749 C o n s o l i d a t e d R R ConsolidatedRR C o n s o l i d a t e d R R C o n s o l i d a t e d R R B a l t i m o r e & O h i o R R C o n s o l i d a t e d R R Baltimore & Ohio RR C o n s o l i d a t e d R R £¤11 §¨¦81 §¨¦81 E d w i n W a y StonecrestCt C l e a r b r o o k D r C o t t o n R i d g e R d J i r e h L n CurryCt W h i f f l e t r e e L n P o o l s i d e D r M a r k e t S t Opequon Woods Cir S o n g b i r d L n W i n d yPine L n C l e a r v i e w D r ManuelDr Fairground Rd Devils Backbone Olook Easy Living St J e s s i c aLn Merchant St ParsonCt Dogwood Ln W i l l a r d S t C o u n t r y L n C ot t onwood Dr ThurstonCt Oak Hill Ln C e d a r H i l l L n Fieldside Dr WelltownCt B e t t y T u r n e r T r l W i n d y P i n e D r O r n d o f f D r J e n n i f e r C t OleOrchard Dr C l e a r b r o o k D r G r a s s h o p p e r L n M ira cle W a y Moreland Ln Com munity Dr Tatanka Ln GrimesGolden Ln B u r g e s s L n Christmas Tree Ln Jobes Mill Ln H o m e s te a d P l N ursery L n H o p e w e l l L n L i t t l e r L n S h a s t a C t Yardmaster Court P a r t n e r o f C h o i c e L n View West Ln C a s e y D r Saber Ln P u n k i n R i d g e D r A p p le V ie w D r D e H a v e n D r M i l t o n R a y D r S l a t e L n M a r t i n s b u r g P i k e Map Data Source: Frederick County, Va. GIS Department, 2018 Data C .P .P .A . Z O N I N G M A P E X H I B I T S T O N E W A L L M A G I S T E R I A L D I S T R I C T W A V E R L Y F A R M F R E D E R I C K C O U N T Y , V I R G I N I A D A T E : 0 5 -3 0 -2 0 1 8 P R O J E C T I D :4 9 1 5 W G D E S I G N E D B Y : D W E S C A L E : 1 I n c h = 2 ,0 0 0 F e e t Frederick County Zoning B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Services District) OM (Office - Manufacturing Park) R4 (Residential, Planned Community District) R5 (Residential, Recreational Community District) RA (Rural Area District) RP (Residential, Performance District) 2,000 0 2,000 Feet µ W A V E R L Y F A R M C O M P R E H E N S I V E P O L I C Y P L A N A M E N D M E N T Z O N I N G M A P E X H I B I T 1 M I L E F R O M S U B J E C T P R O P E R T I E S Legend Waverly Farm/Stiles Property A : 33 A 69 B: 33 A 70 C: 44 A 80 D: 44 A 80A 1 Mile Distance from Subject Properties Parcel Boundary 1 M I L E F R O M S U B J E C T P R O P E R T I E S