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PC 10-07-20 Meeting Agenda
1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.August 5, 2020 Meeting Minutes 3.B.August 19, 2020 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Action Item 6.A.REZ #02-20 for Pippin Industrial Park Submitted by GreyWolfe, Inc., to rezone 19.885+/- acres from the RA (Rural Area) District to the B3 (Industrial Transition) District with proffers. The property is located adjacent to 4440 Valley Pike, Stephens City, Virginia in the Back Creek Magisterial District and is identified by Property Identification Number 75-A-27A. 7.Information/Discussion Items 7.A.2035 Comprehensive Plan Amendment - CPPA #01-20 - Waverly Farm Sewer and Water Service Area (SWSA) Expansion Request AGENDA PLANNING COMMISSION WEDNESDAY, OCTOBER 7, 2020 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC10-07-20MinutesAugust5.pdf PC10-07-20MinutesAugust19.pdf PC10-07-20REZ02-20.pdf PC10-07-20REZ02-20TrafficStudyReport.pdf 1 Proposed expansion of the SWSA boundary to include the following parcels, totaling approximately 171 acres: 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. These properties are currently designated in the 2035 Comprehensive Plan for future mixed use industrial/office and industrial land uses, and are located west and adjacent to Interstate 81, south of Hopewell Road and are in the Stonewall Magisterial District. 7.B.2035 Comprehensive Plan Amendment - Northeast Land Use Plan (NELUP) - Sewer and Water Service Area (SWSA) Boundary Limit Adjustments Proposed revisions to the NELUP to adjust the boundary of the SWSA. This boundary adjustment proposes to remove 681.97-acres from the SWSA. This area is located east of Martinsburg Pike and north and south of Brucetown Road. The adjustment also proposed the addition of 1,017.40-acres to the SWSA in three locations: (1) west of I- 81, south of the West Virginia line, north and south of Rest Church Road, (2) east of I- 81, south of the West Virginia line, east of Woodside Road, north and south of Grace Church Road, and (3) west and adjacent to I-81 south of Hopewell Road. These areas are located within the Stonewall Magisterial District. This SWSA boundary adjustment proposes an overall net increase to the boundary of 335.43 acres. 8.Adjourn PC10-07-20CPPA01-20.pdf PC10-07-20NELUPSWSABoundaryStudy.pdf 2 Planning Commission Agenda Item Detail Meeting Date: October 7, 2020 Agenda Section: Meeting Minutes Title: August 5, 2020 Meeting Minutes Attachments: PC10-07-20MinutesAugust5.pdf 3 Frederick County Planning Commission Page 3718 Minutes of August 5, 2020 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on August 5, 2020 PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; J. Rhodes Marston, Back Creek District; John F. Jewell, Back Creek District; Charles E. Triplett, Gainesboro District; Alan L. Morrison, Member at Large; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Erin Swisshelm, Assistant County Attorney. ABSENT: None STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; John A. Bishop, Assistant Director Transportation; Mark R. Cheran, Zoning & Subdivision Administrator; M. Tyler Klein, Senior Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the August 5, 2020 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon motion made by Commissioner Triplett and seconded by Commissioner Manuel, the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Cline and seconded by Commissioner Marston the Planning Commission unanimously adopted the minutes from the June 3, 2020 meeting. 4 Frederick County Planning Commission Page 3719 Minutes of August 5, 2020 CITIZEN COMMENTS Chairman Kenney called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Kenney closed the public comments portion of the meeting. ------------- COMMITTEES Comprehensive Plans and Programs Committee – Mtg. 07/13/20 Commissioner Marston reported the committee discussed CPPA #01-20 for Waverly Farm and the Sewer and Water Service Area (SWSA) expansion request. The committee recommended that further study be done on this item. Transportation Committee – Mtg. 07/27/20 Commissioner Oates reported the committee received a SmartScale update from Mr. Bishop and the committee discussed the Interstate and Primary Road Plans which will be presented tonight. Commissioner Oates continued, the Old Charlestown Road and Woods Mill Road Traffic and speeds were discussed as well as an update on other County projects. City of Winchester – Mtg. 07/21/20 Chairman Kenney shared an update provided by Lacey Burnett of the City of Winchester Planning Commission. The Commission discussed and voted on the following items: an ordinance to rezone 1.96 acres at 1811 Roberts Street; a request for a CUP for conversion of existing ground floor nonresidential use to residential use at 326 N. Cameron Street; a request for O’Reilly Auto Parts for a CUP; an ordinance to vacate a 5,974 sq. ft. portion of E. Fairfax lane public right-of-way; and a request for a waiver for off-street parking. ------------- PUBLIC HEARING REZ #02-20 for Pippin Industrial Park, submitted by GreyWolfe, Inc. to rezone 19.885+/- acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. The property is located at 4440 Valley Pike, Stephens City, Virginia in the Back Creek Magisterial District and is identified by Property Identification Number 75-A-27A. Action – Postponed 60 days Commissioner Oates would abstain from all discussion on this item for a possible conflict of interest. 5 Frederick County Planning Commission Page 3720 Minutes of August 5, 2020 Ms. Candice E. Perkins, Assistant Director, reported this is a request to rezone 19.8 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. She continued, the subject property is located on the western side of Valley Pike, adjacent to AppleLand Sports and is situated south and adjacent to the limits of the Bartonsville historic area. Ms. Perkins presented a zoning map of the property. She explained regarding the Land Use, The property is located within the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan and is within the Sewer and Water Service Area (SWSA); the Plan identifies the following guidance when considering future development in this area: Located in the Bartonsville South area of the plan; Identified with a future “general commercial” land use; Enhanced corridor buffers – this portion of Route 11 is acknowledged in the plan as the most outstanding feature of the south Bartonsville area because of the relatively pristine state of the southern portion of the corridor. A long range land use map was presented. Ms. Perkins reported, the Area Plan identifies the following corridor provisions: Enhanced buffering along Route 11 that is intended to set this area apart from the existing commercial development along the northern third of the corridor; Consist of a combination of setbacks, vegetative screening, planting of shade trees along the edge of the right-of-way, and the provision of bike/pedestrian access, the corridor would have a parkway-like appearance; and future planted median strip envisioned when this section of Route 11 south becomes four lane. Ms. Perkins explained, the proposed rezoning is requesting B3 (Industrial Transition) Zoning: The land use calls for general commercial, the intent of the B3 District “is to provide for heavy commercial activities, involving larger scale marketing or wholesaling in locations that are separate from but in the vicinity of business and industrial areas”; the proffer does exclude restaurants, food stores and motion picture theaters, however there is the potential for some more intensive uses to occur; the impact statement identifies the planned uses as office and warehouses for contractors and material storage, but this is not guaranteed in the proffer. Ms. Perkins shared the Corridor Enhancements proffered with the application: No construction of parking, outdoor storage, or a building within 50’ of the right-of-way of Route 11, this area shall be left open and used only for landscaping, placement of underground utilities, and other uses as defined in the County Zoning Ordinance as acceptable within buffer areas; the buffer shall contain a 6’ berm covered in grass to provide screening and a 6’ shade tree planted every 40’; only one freestanding monument style tenant sign along the frontage of Route 11. Ms. Perkins explained the Transportation proffers proposed with the application: the total vehicle trips per day shall not exceed 646 (determined at Site Plan submission); construct a two-lane rural collector road as shown on the GDP and Comprehensive Plan, completed in phases and each phase must be completed to the proposed entrance of each building prior to the issuance of its occupancy permit, and the road shall be designed for rolling terrain, a traffic count of 1,475 VPD for future growth, a minimum radii of 446’ per VDOT standards and final design to be approved by VDOT and ultimate buildout will be to the western property line, Pippin Lane shall be the only permitted Route 11 entrance; Dedicate a 20’ strip along Route 11 for a 5’ sidewalk and future road improvements prior to the first CO; Reserve a 50’ ROW through the development as shown on the GDP for Pippin Lane as shown on the Comprehensive Plan, dedicated when completed or requested by the County in writing within 90 days. Ms. Perkins shared the GDP for the project. Ms. Perkins reported, contribution to Frederick County for Fire and Rescue purposes of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department (the term “building square foot” shall be the combined floor area for each story. Ms. Perkins explained the proffers for Sanitary Sewer; the proffers to utilize Health Department approved drain fields, if available and allowed at the time of development, otherwise Public Sewer will be used. She noted, the Comprehensive Plan states that uses in the SWSA should be served by public sewer and the Subdivision Ordinance also requires connection where available; the use of drain fields is not permitted under current 6 Frederick County Planning Commission Page 3721 Minutes of August 5, 2020 regulations. Ms. Perkins concluded, key items to consider with this rezoning and its conformance with the Comprehensive Plan are: B3 zoning requested – the plan calls for future “general commercial” land use; Do the corridor proffers for a 50’ green area, a 6’ berm and 1 tree per 40’ meet the corridor goals of the Comprehensive Plan; and is the planned Pippin Lane identified proposed in a way that it could serve as the Stephens City bypass if situated in this location in the future. Commissioner Jewell requested confirmation that the Comprehensive Plan calls for a four lane road and if they will connect to water and sewer. Ms. Perkins stated that is correct, the Comprehensive Plan calls for the four land road and that yes this will connect to water and sewer. Mr. Tim Stowe, of Stowe Engineering, PLC, representing the Applicant came forward and gave a brief overview of the proposed rezoning and Mr. Gregory’s plan to expand his business. Mr. Stowe shared four items that were brought forth by Staff: The ROW – they were proposing a 50’ right- of-way and now have a new proposal of 80’ so it could be updated to a four lane road should the Comprehensive Plan be updated and this end up being the alignment for the Stephens City bypass; The buffer along Route 11 and the 150’ natural buffer proposed initially, however in the HRAB meeting there was discussion about going to a 50’ buffer and putting an earth and berm and planting the trees at prescribed distances, they felt it was not as natural looking however they are open to either one; The drain field – they are willing to eliminate that proffer; The neighbor concerns of an industrial park being in the neighborhood, that is not the intent of Mr. Gregory, the B3 zoning would allow Mr. Gregory’s business to use this (B1 and B2 would not), the Applicant is willing to limit the size of the building to 35,000 sq. ft. Commissioner Thomas asked if there will be a lot of outside storage. Mr. Stowe responded, there could be some in the B3 zoning, but the Applicant’s intent is to keep as much as possible in the warehousing. Commissioner Thomas stated the reason he asks this is that some of the documents state construction material storage and he thinks of large construction equipment. Mr. Stowe noted, the business of the Gregory’s is home improvements, so they do not have that type of equipment. Commissioner Marston asked for clarification on the 150’ buffer. Mr. Stowe explained, it is where the right-of-way line is on Route 11, and the property line is moving into the property 150’ and leaving that in a natural state so that it grows and provides a natural vegetative buffer. Commissioner Morrison noted, in the application is states there are no intended purposes for this property and now it is being said that it is intended for the expansion of Mr. Gregory’s business. Mr. Stowe clarified it is intended for the expansion of the business. Chairman Kenney asked if Gregory’s would be the sole tenant or will the other buildings be leased out for other tenants. Mr. Stowe replied, that is correct, if leased other tenants would fall under all of the conditions for this rezoning. Chairman Kenney asked if Mr. Gregory would be the owner of all buildings. Mr. Stowe noted, he does not know the Applicants plans on leasing or selling at this time. Commissioner Mohn asked if there had been any discussion of the height of the buildings. Mr. Stowe responded no discussion on this, and the Zoning Ordinance limits the height of the buildings. Commissioner Mohn commented, if approved the buildings could go to the maximum height that the Zoning Ordinance allows. Mr. Stowe commented that is correct, only in accordance with the Zoning Ordinance. Commissioner Mohn stated, to clarify there is no proffer limit in place on the amount of outdoor storage. Mr. Stowe stated there is no proffer for this. Commissioner Jewell stated he has heard concerns with the amount of runoff; is there any indication that the buffer along the property on the residential side will address this. Mr. Stowe responded, the Zoning Ordinance requires this type of buffer because of the B3 zoning; there is a requirement in the Ordinance for spacing and there is also a stormwater management area identified on the development plan for the project. 7 Frederick County Planning Commission Page 3722 Minutes of August 5, 2020 Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Mr. Bob Claytor came forward and shared his concerns regarding this rezoning. He began, he and his wife live about 150 yards from this proposed project on a historical property dating back to 1732. He continued, this area has several historical homes and is a stable rural historical community; this rezoning will certainly be disruptive to this quiet residential area. Mr. Claytor stated he is not against development however he feels the B3 zoning is not a good fit for this location. He continued, the B3 zoning is a very broad and open multi-use zoning and he would like to know specifically what the plans are and what type of businesses will be their neighbor; he would like to see and economic impact study and an environmental study done to educate the neighboring community. Mr. Claytor concluded; he would ask that this request be tabled until it can be certain how this land is going to be used. Mr. Gerald Wakefield came forward and shared the history of his property at 4330 Valley Pike. He explained his concerns: The Bartonsville area is prime historical area and should remain so, this will have a great impact on this area; The impact of increased truck traffic to the area; The Kernstown Area Plan states “General Commercial land uses” are envisioned for this area in the future which means B1 and B2 not the vulnerability of B3; and storm water runoff. Mr. Wakefield concluded; he would request this item be tabled until further study is complete. Mr. Matthew Shaeffer, who lives at 124 Springdale Road came forward and expressed his concerns; the ill effects this will have on the historical properties in this area; The B3 zoning and the possibility of large heavy equipment will generate noise and traffic. He stated, Mr. Gregory owns surrounding properties and he is concerned all these properties could end up B3 as well. Mrs. Stacy Rowe came forward and shared, she and her husband have spent a great deal of money and years to have an engineered flood study complete and ready to submit to FEMA to redo the flood plain and allow them to build a residential home at 117 Springdale Road. She shared her other concerns of: The traffic is a safety concern now and with large trucks being added it will be a hazard; the rezoning would decrease the property value of the surrounding residential properties in the historical district; the B3 zoning would be of no benefit to the surrounding land owners. She requests this rezoning be denied and support this historical community. Mr. Lance Moss came forward and expressed his concerns with the traffic on Springdale Road, the hours of access to this project, and he feels access should be Pippin Road. No one else came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Mr. Stowe explained, they are not asking that the Comprehensive Plan be amended so that the Stephens City bypass runs down Pippin Lane; they are making provisions should the Planning Commission and the Board of Supervisors chose to do that at another time. They are also not looking to put the projects traffic on Springdale Road. He continued, regarding the sewer, the Applicant is willing to abandon the septic. Mr. Stowe concluded, the Applicant has tried to minimize the impacts to the Bartonsville Historic District and do what they can to be good neighbors. Commissioner Thomas stated he has a lot of concerns with this rezoning and is concerned with Staff comments. He shared his concerns: not sure if this area is correct on the Comprehensive Plan and it should not be around all the historical sites; the 150’ buffer is not sufficient; the proffers are very weak and should be more extensive. 8 Frederick County Planning Commission Page 3723 Minutes of August 5, 2020 Commissioner Mohn agreed with Commissioner Thomas that this project does not align with the Comprehensive Plan. He feels more needs to be done on this rezoning; cannot justify going from general commercial to B3. He concluded, there should have been a Comprehensive Plan Amendment first and he encourages the property owner to reconsider. Chairman Kenney commented this item does need a lot of work; however, we cannot keep compounding that a mistake may have been made on the Comprehensive Plan; we have to decide on what is before us at this time. He concluded, he is concerned when he hears the word cul-de-sac and possibly being on Springdale Road. Commissioner Marston commented we cannot scrutinize the Applicant because of how the Comprehensive Plan reads. Upon motion made by Commissioner Marston and seconded by Commissioner Jewell to postpone this item for 60 days BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend postponement for 60 days of REZ #02-20 for Pippin Industrial Park, submitted by GreyWolfe, Inc. to rezone 19.885+/- acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. The property is located at 4440 Valley Pike, Stephens City, Virginia in the Back Creek Magisterial District and is identified by Property Identification Number 75-A-27A. 2020-2025 Agricultural and Forestal District Update. This Public Hearing is to consider the renewal of the Albin, Apple Pie Ridge, Double Church, Green Spring, Red Bud, South Frederick, and South Timber Ridge Districts. The renewal of these Districts will establish a total of 10,779.34 acres. This Public Hearing is to also consider the establishment of two (2) additional Districts. The Back Mountain District with a total of 489.91 acres and the Reliance District with a total of 203 acres. The total 11,472.25 acreage within the Agricultural and Forestal District Program is for the ensuing five year period. Properties that are incorporated into an Agricultural and Forestal District are guaranteed certain protection as specified in Section 15.2-4300 of the Code of Virginia. Action – Recommend Approval Mark R. Cheran, Zoning & Subdivision Administrator reported, every five years Frederick county and its Agricultural and Forestal Advisory Committee (ADAC) are required by the Code of Virginia to evaluate, add, renew, or remove properties from its Agricultural and Forestal Districts. He continued, currently there are seven districts and this year there are two requests for new districts. He noted, the advantages of the Agricultural and Forestal District program are: Bonus density of participating in the County’s Transfer of Development Rights (TDR) program; Land Use Taxation; Preserving land for open spaces; and promotes agribusinesses and long-range agricultural planning. Mr. Cheran reviewed each District and provided mapping: Albin District o Located within the Gainesboro Magisterial District o Generally located west of Route 37, and North and South of Route 522, near the Albin Rural Community Center o Currently contains 1014.00+/- acres o The proposed 2020-2025 District would contain 1014.00+/- acres which is consistent with its last renewal 9 Frederick County Planning Commission Page 3724 Minutes of August 5, 2020 Apple Pie Ridge District o Located within the Stonewall District o Generally located along Payne Road (Route 663) to the north, Welltown Road (Route 661) to the east, Apple Pie Ridge Road (Route 739) to the west, and Glendobbin Road (Route 673) to the south o Currently contains 889.00+/- acres o Proposed 2020-2025 District would contain 889.00+/- acres which is consistent with its last renewal Double Church Road District o Located in the Opequon Magisterial District o Generally located along Double Church Road (Route 641), Canterburg Road (Route 636), Grim Road (Route 640), and Wise Mill lane (Route 737) o Currently contains 889.85+/- acres o Proposed 2020-2025 District would be reduced to 878.62+/- acres with this update Green Spring District o Located within the Gainesboro Magisterial District o Generally located along Glaize Orchard Road (Route 682) to the south and Green Spring Road (Route 671) to the east o Currently contains 385.63+/- acres within two (20 parcels managed by two (2) property owners o Proposed 2020-2025 District would contain 385.63+/- acres which is consistent with its last renewal Red Bud District o Located within the Stonewall Magisterial District o Generally located along Red Bud Road (Route 661) o Currently contains 1,007.34+/- acres o 5 parcels have requested to be removed from the District, totaling 44.85+/- acres o 11 parcels have requested to be added to the District, totaling 58.56+/- acres o The total acreage of the 2020-2025 District after considering additions and subtractions would be increased from 1,007.34+/- acres to 1,021.05+/- acres South Frederick District o Located within the Back Creek Magisterial District o Generally located along Cedar Creek Grade (Route 622), Middle Road (Route 628), Marlboro Road (Route 631), and Hites Road (Route 625) o Currently contains 5,764.21+/- acres o 13 parcels have requested to be removed from the District, totaling 1,061.32+/- acres o 32 parcels have requested to be added to the District, totaling 862.15+/- acres o The total acreage of the 2020-2025 District after considering additions and subtractions would be reduced from 5,764.21+/- acres to 5,610.04+/- acres South Timber Ridge District o Located within the Gainesboro Magisterial District o Generally located along Hollow Road (Route 707) to the north, Muse Road (Route 610) and Gold Orchard Road (Route 708) to the east 10 Frederick County Planning Commission Page 3725 Minutes of August 5, 2020 o Currently contains 17 parcels and 981.08+/- acres managed by one (1) property owner o Proposed 2020-2025 District would contain 981.08+/- acres which is consistent with its last renewal Proposed new Back Mountain District o The proposed District is located within the Back Creek Magisterial District o Fronts Back Mountain Road (Route 600) and borders the Mountain Falls Subdivision to the west o This proposed District would consist of one parcel that totals 489.91+/- acres Proposed new Reliance District o The proposed District is located within the Opequon Magisterial District o Generally located fronting Huttle Road (Route 636) and Headley Road (Route 854) o Proposed District would consist of five parcels that contain 203+/- acres Mr. Cheran reported, the ADAC met on June 25th and recommended renewal of the districts and creation of the two new districts. He noted, one request for an addition to the Red Bud District was received that totals 125.91+/- acres. He concluded; all districts would total 11,598.24 acres with the additional Red Bud property. Commissioner Thomas asked if solar and windmill farms may be put in the Agricultural and Forestal District. Mr. Cheran responded yes, they could. Commissioner Thomas stated that brings up a tax issue with the County. Mr. Ruddy commented, solar farms would be allowed but would not benefit from the reduced taxation; they would not qualify for the land use taxation associated with the Agricultural and Forestal District. Commissioner Molden commented regarding the new Reliance District and made Staff aware of a business that is being run from one of the properties. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon motion made by Commissioner Cline and seconded by Commissioner Manuel for the establishment of two (2) additional Districts: The Back Mountain District and the Reliance District BE IT RESOLVED, the Frederick County Planning Commission does recommend approval of the establishment of two (2) additional Districts as part of the 2020-2025 Agricultural and Forestal District Update: The Back Mountain District with a total of 489.91 acres and the Reliance District with a total of 203 acres. YES: Cline, Manuel, Marston, Jewell, Ambrogi, Dawson, Oates, Morrison, Kenney NO: Molden, Mohn, Triplett, Thomas Upon motion made by Commissioner Triplett and seconded by Commissioner Marston BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the 2020-2025 Agricultural and Forestal District Update; to consider the renewal of the Albin, Apple Pie Ridge, Double Church, Green Spring, Red Bud, South Frederick, and South Timber Ridge Districts. 11 Frederick County Planning Commission Page 3726 Minutes of August 5, 2020 The renewal of these Districts will establish a total of 10,779.34 acres. With the inclusion of the two (2) new districts, the total of 11,472.25 acres within the Agricultural and Forestal District Program is for the ensuing five year period. Properties that are incorporated into an Agricultural and Forestal District are guaranteed certain protection as specified in Section 15.2-4300 of the Code of Virginia. Draft Update of the 2020-2021 Frederick County Primary and Interstate Road Improvement Plans. The Primary and Interstate Road Improvement Plans establish priorities for improvements to the Primary and Interstate road networks within Frederick County. Comments from the Transportation Committee will be forwarded to the Planning Commission and the Board of Supervisors. Ultimately, the priorities adopted by the Board of Supervisors will be forwarded to the Commonwealth Transportation Board for consideration. Action – Recommend Approval John A. Bishop, Assistant Director Transportation, presented an overview of this item to consider the update of the 2020-2021 Interstate and Primary Road Improvement Plans. He noted, the updates to the priorities which are being recommended are for the reasons of consistency between the plans and for continuity and support of the Board’s SmartScale applications. Interstate Plan Updates are as follows: 1. Updates Language for Exit 317 to a more general description that will adequately address the fact that multiple improvements are being sought. 2. Clarify the need for improvements to existing Exit 307, as well as, the desire for the eventual relocation of Exit 307. Primary Plan Updates are as follows: 1. Remove the first Segment of the Route 277 improvements since that is now beginning construction. Mr. Bishop reported, the Transportation Committee reviewed this item on July 27, 2020 and has recommended approval. Commissioner Mohn asked, in regards to Route 37, is there a point where we look at that and the reality of it being completed and the cost that will continue to grow. Mr. Bishop responded there has been a good bit of discussion about that and with the Comprehensive Plan update nearing, it will most certainly be discussed. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon motion made by Commissioner Thomas and seconded by Commissioner Triplett BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the Draft Update of the 2020-2021 Frederick County Primary and Interstate Road Improvement Plans. ------------- 12 Frederick County Planning Commission Page 3727 Minutes of August 5, 2020 INFORMATION/DISCUSSION Ordinance Amendment – Day Care Facilities M. Tyler Klein, Senior Planner, reported this is a proposed ordinance amendment to Chapter 165 – Zoning Ordinance to expand the definition for “Day-Care Facility” to also include “adult- care.” He noted, the current definition for “Day-Care Facility” limits these types of services to only children. Mr. Klein continued, an amendment to the definition is proposed as follows: Day-Care Facility o A facility in which five children and/or adults, not including persons who are related by blood, marriage or adoption to the people who maintain the facility, are received for care, protection and guidance during only part of the twenty-four-hour day. Mr. Klein reported, the proposed amendment would not change which zoning districts this type of facility allowed by-right or through a conditional use permit (CUP). He continued, the Development Review & Regulations Committee (DRRC) discussed this item on June 25th and generally supported the proposed ordinance amendment to expand the definition for “Day-Care Facility” to include “adult-care.” He noted, the DRRC highlighted a gap in services within the community for the care of elderly and/or disabled adults during the workweek. Commissioner Thomas stated he is concerned, shouldn’t there be a separate ordinance because the guidelines and requirements for adults and children are very different. Mr. Klein replied, this is just the definition of the ordinance; all requirements are provided by the State of Virginia. Commissioner Thomas stated, more thought should be put into it and it should be stated in the ordinance that they must meet state requirements. Commissioner Oates asked if existing CUP’s could become adult also. Mr. Klein replied no, they would abide by their conditions set forth. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Marston to adjourn the meeting. This motion was seconded by Commissioner Manuel and unanimously passed. The meeting adjourned at 8:35 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ____________________________ Michael T. Ruddy, Secretary 13 Planning Commission Agenda Item Detail Meeting Date: October 7, 2020 Agenda Section: Meeting Minutes Title: August 19, 2020 Meeting Minutes Attachments: PC10-07-20MinutesAugust19.pdf 14 Frederick County Planning Commission Page 3728 Minutes of August 19, 2020 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on August 19, 2020 PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; Lawrence R. Ambrogi, Shawnee District; H. Paige Manuel, Shawnee District; J. Rhodes Marston, Back Creek District; John F. Jewell, Back Creek District; Charles E. Triplett, Gainesboro District; Alan L. Morrison, Member at Large; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Erin Swisshelm, Assistant County Attorney. ABSENT: None STAFF PRESENT: Michael T. Ruddy, Director; Mark R. Cheran, Zoning & Subdivision Administrator; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the August 19, 2020 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon motion made by Commissioner Oates and seconded by Commissioner Manuel, the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Oates and seconded by Commissioner Manuel the Planning Commission unanimously adopted the minutes from the July 1, 2020 meeting. 15 Frederick County Planning Commission Page 3729 Minutes of August 19, 2020 CITIZEN COMMENTS Chairman Kenney called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Kenney closed the public comments portion of the meeting. ------------- COMMITTEES Frederick Water – Mtg. 08/18/20 Commissioner Marston reported, the Board denied a SWSA exception request for Senseny Place and authorized the assessment of late penalties and resuming disconnection of delinquent customers. He shared the July operations report: Customer base is over 16,900 connections; monthly water production averaged 7.54 MGD; the quarries are full and is excellent shape; rainfall for July was 5.51”, up from June’s 4.52”. City of Winchester – Mtg. 08/18/20 Chairman Kenney shared an update provided by Lacey Burnett of the City of Winchester Planning Commission. The Commission heard the following: CUP for 1200 Valley Avenue, approved; an ordinance amending the off-street parking area, denial; preliminary subdivision approval for Habitat for Humanity, approved; an ordinance to rezone 654 Fox Drive, approved; an ordinance to rezone 222 Spring Street, tabled; and an ordinance to vacate and convey 2057 sq. ft. portion of Center Street right-of- way, tabled. ------------- PUBLIC HEARING Conditional Use Permit #06-20 for Darin Hockman submitted to construct an 80-foot commercial telecommunication facility. The property is located at Darkwood Trail in Shawneeland and is identified with Property Identification Number 49B02-123-136 in the Back Creek Magisterial District. Action – Recommend Approval Mark R. Cheran, Zoning & Subdivision Administrator reported, this is a request for a Conditional Use Permit (CUP) to construct an 80’ commercial telecommunication facility. He continued, the property is located on Darkwood Trail in Shawneeland and is zoned R5 (Residential Recreational Community) and is in the Back Creek Magisterial District. He noted, the current land use is vacant as well as the surrounding properties. Mr. Cheran explained, the property currently has a 50’ small cell lattice tower approved by Frederick County on March 6, 2020; this proposed CUP is to allow for the current tower to be increased by 30’ resulting in an 80-foot commercial telecommunication facility for internet wireless communications. He continued, the Frederick County Zoning Ordinance allows for commercial telecommunication facilities in the R5 Zoning District with an approved CUP. He noted, 16 Frederick County Planning Commission Page 3730 Minutes of August 19, 2020 should this facility be approved this commercial telecommunication facility will be positioned to provide the existing and future land uses in this area of the County with internet wireless communication needs. He provided a location map of the property. Mr. Cheran shared the conditions as recommended by Staff. 1. All review agency comments shall be complied with at all times. 2. The tower shall be available for collocating personal wireless service providers. 3. The tower shall be removed by the Applicant or property owner within twelve (12) months of abandonment of operation. 4. An expansion or modification of this use will require a new Conditional Use Permit. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon motion made by Commissioner Jewell and seconded by Commissioner Marston BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #06-20 for Darin Hockman submitted to construct an 80-foot commercial telecommunication facility. The property is located at Darkwood Trail in Shawneeland and is identified with Property Identification Number 49B02-123-136 in the Back Creek Magisterial District. Conditional Use Permit #07-20 for Darin Hockman submitted to construct a 100-foot commercial telecommunication facility. The property is located at 201 Darterjo Drive, Middletown, Virginia, and is identified with Property Identification Number 84-A-27J in the Back Creek Magisterial District. Action – Recommend Approval Mark R. Cheran, Zoning & Subdivision Administrator reported, this is a request for a Conditional Use Permit (CUP) to construct a 100’ commercial telecommunication facility for internet wireless communication. He continued, the property is located at 201 Darterjo Drive, Middletown and is zoned RA (Rural Areas) District and consists of 9.56+/- acres; it is located within the Back Creek Magisterial District. He noted, the current land use is vacant and surrounding land uses are residential and vacant; the Comprehensive Plan identifies this area of the County to remain rural in natures and is not part of any current land use study. Mr. Cheran explained, this CUP has been applied for in response to a complaint regarding the construction of a 100-foot lattice commercial telecommunication facility on this property without an approved CUP. He continued; the Zoning Ordinance allows for commercial telecommunication facilities in the RA Zoning District with an approved CUP. Mr. Cheran noted, should this facility be approved this commercial telecommunication facility will be positioned to provide the existing and future land uses in this area of the County with internet wireless communication needs. He shared a location map of the property. Mr. Cheran presented the conditions as recommended by Staff. 1. All review agency comments shall be complied with at all times. 2. The tower shall be available for collocating personal wireless service provider. 3. The tower shall be removed by the Applicant or property owner within twelve (12) months of abandonment of operation. 17 Frederick County Planning Commission Page 3731 Minutes of August 19, 2020 4. Any expansion or modification of this use will require a new Conditional Use Permit. Commissioner Thomas requested clarification as to the adjacent property owners; the list has one name, does that person own all the surrounding property. Mr. Cheran replied that is correct. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon motion made by Commissioner Jewell and seconded by Commissioner Marston BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #07-20 for Darin Hockman submitted to construct a 100-foot commercial telecommunication facility. The property is located at 201 Darterjo Drive, Middletown, and is identified with Property Identification Number 84-A-27J in the Back Creek Magisterial District. Conditional Use Permit #09-20 for Richard and Susan Daugherty submitted to construct a 100-foot commercial telecommunication facility. The property is located at 348 Peeper Lane, Winchester, Virginia and is identified with Property Identification Number 222-A-19G in the Gainesboro Magisterial District. Action – Recommend Approval Mark R. Cheran, Zoning & Subdivision Administrator reported, this is a request for a Conditional Use Permit (CUP) to construct a 100-foot commercial telecommunication facility; this proposed new tower is intended to replace an existing 90’ tower which was constructed without an approved CUP. He continued, the property is located at 348 Peeper Lane, Winchester and is zoned RA (Rural Areas) District and is located within the Gainesboro Magisterial District. Mr. Cheran explained, the current land use is residential and surrounding land uses are residential and vacant; the Comprehensive Plan identifies this area of the County to remain rural in nature and is not part of any current land use study. He presented a location map of the property. Mr. Cheran explained, this CUP has been applied for in response to a zoning violation due to the construction of a 90’ telecommunication tower on the subject property without first obtaining a CUP; approval of a CUP by the Board of Supervisors is one avenue to abate this violation. He continued, the Applicant is seeking to construct a new 100’ tower which is intended to replace the 90’ tower currently on the property. He noted, the Applicant has secured and recorded a “tower easement” on the adjoining property identified by PIN # 22-A-19F for the purposes of the required setback fall area for the tower. He shared a map of the proposed location. Mr. Cheran explained, the Zoning Ordinance allows for commercial telecommunication facilities in the RA Zoning District with an approved Conditional Use Permit (CUP). He noted, should this facility be approved this commercial telecommunication facility will be positioned to provide the existing and future land uses in this area of the County with internet wireless communication needs. Mr. Cheran shared the conditions recommended by Staff. 1. All review agency comments shall be complied with at all times. 2. The tower shall be available for collocating personal wireless service providers. 3. The tower shall be removed by the Applicant or property owner within twelve (12) months of abandonment of operation. 18 Frederick County Planning Commission Page 3732 Minutes of August 19, 2020 4. The Applicant has secured and recorded a “tower easement” on the adjoining property identified by PIN# 22-A-19F for the purposes of the required setback fall area for the tower. Should this tower easement be vacated on 22-A-19F, the tower shall be removed within 30 days of notification by the County unless the Applicant can demonstrate through documentation by a Virginia certified engineer, that the tower would collapse in a contained area around the tower with a radius equal to or lesser than the setback, measured from the center line of the base of the wireless facility or wireless support structure per 165-204.19C(3)a. 5. Any expansion or modification of this use will require a new Conditional Use Permit. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon motion made by Commissioner Triplett and seconded by Commissioner Mohn BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #09-20 for Richard and Susan Daugherty submitted to construct a 100-foot commercial telecommunication facility. The property is located at 348 Peeper Lane, Winchester, Virginia and is identified with Property Identification Number 222-A-19G in the Gainesboro Magisterial District. Conditional Use Permit #08-20 for Samuel H. Smith, Jr. submitted for establishment of a special event facility in the RA (Rural Areas) Zoning District. The property is located at 1147 North Pifer Road, Star Tannery, Virginia and is identified with Property Identification N umber 69-A-28 in the Back Creek Magisterial District. Action – Recommend Approval Mark R. Cheran, Zoning & Subdivision Administrator reported, this is a request for a Conditional Use Permit (CUP) for a special event facility located at 1147 N. Pifer Road, Star Tannery and is located within the Back Creek Magisterial District. He continued, the property is zoned RA (Rural Areas) Zoning District with a residential/rural land use and is surrounded by residential and vacant land uses. Mr. Cheran noted, the facility would be conducted on a 107-acre existing farm which includes a single-family detached residence, open outdoor patio and a 2,400 sf barn for weddings and other events. He shared a location map of the property. Mr. Cheran explained, this CUP has been applied for in response to a zoning violation for operating a special event facility on this property without an approved CUP. He continued, approval of a CUP by the Board of Supervisors is one avenue to abate this violation; this CUP would permit the establishment of a special event facility for private events such as weddings or other similar type events. Mr. Cheran reported, a special event facility is a permitted use in the RA (Rural Areas) Zoning District with an approved CUP. The Zoning Ordinance defines “special event facility” as a facility or site utilized for events that are typically conducted on a single day, but which may be conducted for up to three consecutive days, for which attendance is permitted by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings, and private parties. Mr. Cheran explained, in the future the Applicant is requesting to add (new construction) ten (10) to twelve (12) guest cabins to be used in conjunction with special events, and three (3) to four (4) pavilions/gazebos in conjunction with the special event facility; these additions shall be shown on the 19 Frederick County Planning Commission Page 3733 Minutes of August 19, 2020 approved engineered site plan. He continued, the Applicant intends to host events for up to 250 persons and will provide a gravel parking area for guests; permanent restroom facilities will be installed, including a new septic system and drain field. Mr. Cheran noted, any food preparation will be via catering companies, and future permanent cooking facilities. The special event facility will be accessed via a private driveway from N. Pifer Road (Route 600). Mr. Cheran shared the conditions of this CUP as recommended by Staff. 1. All review agency comments shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of a special events facility. 3. Development of the property for a special events facility may include: a. A 2,400 Sq. Ft. barn for events b. A maximum of four (4) pavilions/gazebos c. A maximum of twelve (12) guest cabins d. A gravel parking area for guests 4. Special events shall start no earlier than 8 a.m. and all events and related activities shall conclude by midnight. 5. Special events may accommodate up to and not to exceed 250 persons. 6. One (1) monument style sign with a maximum sign area not to exceed 50 sq. ft. and not to exceed 10 ft. in height is permitted. 7. Any expansion or modification of this use will require the approval of a new CUP. Mr. Cheran noted, prior to tonight’s meeting, the Applicant has requested the twelve (12) cabins be removed from the application process; therefore, Condition #2 will be removed also. Commissioner Marston requested clarification on what is being removed from the CUP. Mr. Cheran explained, the Applicant originally requested twelve (12) guest cabins which would require and engineered site plan; the Applicant has requested the cabins be removed from the application, thus causing Condition #2 to be removed as an engineered site plan will no longer be needed. Commissioner Morrison asked if the Applicant wants to build the cabins in the future what will the process be. Mr. Cheran noted, because they would be amending the CUP, they would have to go through the CUP process again. Mr. Samuel Smith Jr., the Applicant came forward and explained after talking with neighbors he would like to change the conclusion time for events to 11:00 p.m. rather than midnight. He also noted, he would prefer not to have a gravel parking area on his farm. Chairman Kenney asked if the intent of Mr. Smith is to have a sprawling complex on the farm. Mr. Smith responded, at this time they will wait until 3 to 5 years down the road and see where they are at then, and if it is successful. Commissioner Jewell asked if a new driveway is being put in and if so when. Mr. Smith explained that is correct; he has gotten a permit from VDOT and this will be complete hopefully soon. Commissioner Jewell asked where the driveway will be located and if the Applicant is willing to place trees to prevent headlights from shining into neighbors’ homes. Mr. Smith stated yes, he will plant trees if necessary. 20 Frederick County Planning Commission Page 3734 Minutes of August 19, 2020 Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Ms. Louise Garrett owns the property adjacent to the Applicant, she shared her concerns: light and noise pollution, traffic as the new entrance is next to her property, CUP is more permanent than the festival permit. She feels there should be a trial period to observe the impacts associated with this CUP. She is requesting a delay of the CUP for 60 – 90 days to determine if additional conditions may be needed to accommodate all involved. She stated she would like to continue to enjoy the quiet and peace of her family ho me. No one else came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Commissioner Oates commented initially the guest cabins were a concern for him, however since that is removed, he is in favor of this CUP. Commissioner Jewell stated this can certainly help the agriculture industry and feels it is a good way to hold onto the farmland. Chairman Kenney requested clarification on the mapping of where the driveway will be. Mr. Cheran identified the driveway on the location map. Mr. Smith noted, the driveway will run parallel to N. Pifer Road. Commissioner Thomas commented he feels this is a good use and it will preserve agriculture; he noted the events are not held frequently. Upon motion made by Commissioner Jewell and seconded by Commissioner Marston with the following changes: remove the twelve (12) cabins from the application; change the hours of operation to end at 11:00 p.m.; and remove Condition #2, requirement of an engineered site plan. BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval with changes, of Conditional Use Permit #08-20 for Samuel H. Smith, Jr. submitted for establishment of a special event facility in the RA (Rural Areas) Zoning District. The property is located at 1147 North Pifer Road, Star Tannery, Virginia and is identified with Property Identification N umber 69-A-28 in the Back Creek Magisterial District. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Oates to adjourn the meeting. This motion was seconded by Commissioner Manuel and unanimously passed. The meeting adjourned at 8:43 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ____________________________ Michael T. Ruddy, Secretary 21 Planning Commission Agenda Item Detail Meeting Date: October 7, 2020 Agenda Section: Action Item Title: REZ #02-20 for Pippin Industrial Park Attachments: PC10-07-20REZ02-20.pdf PC10-07-20REZ02-20TrafficStudyReport.pdf 22 REZONING APPLICATION #02-20 PIPPIN INDUSTRIAL PARK Staff Report for the Planning Commission Prepared: September 28, 2020 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director Reviewed Action Planning Commission: 08/05/20 Postponed 60 days Planning Commission: 10/07/20 Pending Board of Supervisors: 10/28/20 Pending PROPOSAL: To rezone 19.885+/- acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. LOCATION: The subject property is located on the western side of Valley Pike, adjacent to AppleLand Sports, which has an address of 4490 Valley Pike, Stephens City. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 10/07/20 PLANNING COMMISSION MEETING: This is an application to rezone 19.885+/- acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. *The Planning Commission held a public hearing for this item on August 5, 2020 and postponed the application for 60 days. Concerns raised during the meeting focused on the intensity of the proposed zoning and uses, visibility of the buildings from Route 11 and surrounding historic and residential properties, buffering and screening This site is located within the limits of the Kernstown Area Plan (Bartonsville South) of the 2035 Comprehensive Plan and is within the Sewer and Water Service Area. The Kernstown Area Plan identifies this property as future general commercial, which would generally be consistent with the B2 (General Business) District. As this request is for the B3 District, it should be recognized that the Zoning Ordinance states that the intent of the B3 District “is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas”. While some uses span both the B2 (General Business) District and the B3 (Industrial Transition) District; this rezoning allows for many heavier uses that are permissible in the B3 District. The development is also titled “Pippin Industrial Park” and the impact statement identifies that “the planned uses are office and warehouses for contractors and material storage”. It appears that the proposed use of this property is planned to be heavier in nature than the “general commercial” land use designation, and therefore it does not appear to conform with the goals of the Comprehensive Plan. Elements of the rezoning application have been identified in this report that should be carefully evaluated to ensure that they fully address the impacts associated with this proposal and its conformance to the Comprehensive Plan. The proffers associated with this rezoning request are as follows (Staff comments are shown in italics): 23 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 2 The proffers associated with this rezoning request are as follows (Staff comments are shown in italics): Proffer Statement – Dated June 15, 2020; revised September 4, 2020: 1. Transportation – Total Vehicle Trips per Day shall not exceed 646. To be determined at Site Plan submission utilizing the current ITE Trip Generation Manual. a. The owner hereby proffers to construct a two-lane rural collector road as shown on the GDP (Pippin Lane). The road shall be completed in phases and each phase must be completed to the proposed entrance of each building prior to the issuance of its occupancy permit. The road shall be designed for rolling terrain, a traffic count of 1,475 VPD’s for future growth, and a minimum radii of 446’ per VDOT standards. Final design to be approved by VDOT and ultimate buildout will be to the western property line. See 1.e below for dedication. b. Entrances onto Route 11, other than Pippin Lane, will not be allowed. c. The owner hereby proffers to dedicate a 20’ strip along Route 11 for future road improvements prior to the first occupancy permit. d. The owner hereby proffers to construct a 5’ sidewalk along the property’s Route 11 frontage prior to the first occupancy permit. Staff Comment: A sidewalk is required along Route 11 per the Zoning Ordinance and therefore this proffer is not necessary. e. The owner herby proffers to dedicate a 50’ right of way through the development as shown on the GDP for Pippin Lane. The right of way shall be dedicated, when the two- lane road is completed, or within 90 days of written request by the County of Frederick. f. An additional 30’ shall be reserved along Pippin Lane, as shown, should the County wish to increase the size of Pippin Lane in the future. The additional 30’ of right of way shall be dedicated within 90 days of written request by the County of Frederick. g. The applicant hereby proffers that no traffic within this development shall utilize Springdale Road – Route 649. 2. Corridor Enhancement along Route 11 and screening a. The owner hereby proffers not to construct parking spaces or a building within 250’ of the right-of-way of Route 11. This area shall be left open and used only for landscaping, stormwater management, placement of underground utilities, and/or other uses as defined in the County Zoning Ordinance as acceptable within buffer areas. b. The owner hereby proffers to construct a 5’ woven-wire fence around the 250’ buffer area and allow it to grow over naturally, except within a stormwater management pond and within utility easements. The fence shall be constructed prior to the first occupancy permit. c. The owner hereby proffers that no outdoor storage shall be placed between Route 11 and the rear wall of the nearest building. All outdoor storage facing the northern boundary line shall be screened with a 6’ opaque fence and/or berm. d. The owner hereby proffers to leave all existing trees and vegetation in the shared fence line of the northern properties undisturbed. e. The owner hereby proffers not more than one freestanding monument style tenant sign 24 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 3 along the frontage of Route 11. f. The owner hereby proffers that no single building shall have a footprint greater than 35,000 square feet. Staff Comment: This site is highly visible from Route 11, in a pristine rural environment with adjacent historic and environmental areas. Also, it should be noted that the rear of the site is situated at an elevation higher than Route 11. While the Applicant is proposing a 250’ buffer along Route 11, due to the topography of the site, it appears this will not screen the structures on the site. Consideration should be given to building materials, building placement, bay door locations and screening materials for outdoor storage to lesson its visual impact. 3. Fire and Rescue – Monetary Contributions a. The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each occupancy permit. The term “building square foot” shall be the combined floor area for each story. 4. Excluded Uses. a. The owner hereby proffers to exclude the following uses allowed in B-3. i. Food Stores (SIC 54) ii. Gasoline Service Stations and Truck Stops (SIC 55) iii. Restaurants (SIC 58) iv. Laundry (SIC 721) v. Motion Picture Theater (SIC 7833) vi. Labor Unions and similar labor organizations (SIC 863) Staff Comment: The development is titled “Pippin Industrial Park” and the impact statement submitted also identifies that “the planned uses are office and warehouses for contractors and material storage”. The uses identified to be excluded; especially uses 4, 5 and 6 are unlikely to occur on this site. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 25 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 4 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by Staff where relevant throughout this Staff report. Reviewed Action Planning Commission: 08/05/20 Postponed 60 Days Planning Commission: 10/07/20 Pending Board of Supervisors: 10/28/20 Pending PROPOSAL: To rezone 19.885+/- acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers. LOCATION: The subject property is located on the western side of Valley Pike, adjacent to AppleLand Sports, which has an address of 4490 Valley Pike, Stephens City. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 75-A-27A PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) District Use: Vacant South: RA (Rural Areas) District Use: Commercial (AppleLand) East: RA (Rural Areas) District Use: Vacant West: RA (Rural Areas) District Use: Residential/Agricultural 26 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 5 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see email from Bradley S. Riggleman, P.E. Winchester-Frederick County Health Department: I have reviewed your request and this office would have no objections to the proposed rezoning of the subject property. If the owner wishes to utilize an onsite sewage disposal system to accommodate the projected 2,000 gallons per day of sewage generated at the development, he will need to consult with a DPOR licensed private Onsite Soil Evaluator (OSE) to determine the feasibility. If adequate conditions do not exist to allow for onsite sewage disposal, connection to an approved public sewer system will be required. If the existing wells are to be maintained for irrigation purposes, there can be no cross connection to the public water system. If the existing wells are to be abandoned to allow for onsite sewage disposal or for any other reason, a permit from this department is required. Frederick Water: Please see letter from Eric R. Lawrence, AICP, Executive Director dated February 26, 2020. Frederick-Winchester Service Authority: FWSA defers comments to Frederick Water. Frederick County Department of Public Work: A comprehensive review of plan shall occur if a site plan is submitted. Stormwater and erosion and sediment shall comply with County Code Chapter 143. Fire and Rescue Company: Recommend proffer monies be partially earmarked for Stephens City as the burden for increased service will be shared between Stephens City and Frederick County. No objection to rezoning. (Staff Note: Proffer dollars are required to be provided to the Frederick County Fire and Rescue Department) Frederick County Fire Marshal: Plan approved. Winchester Regional Airport: No comment. County of Frederick Attorney: Please see letter from Roderick B. Williams, County Attorney dated March 9, 2020. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. 2) Comprehensive Plan 27 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 6 The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use This site is located within the limits of the Kernstown Area Plan (Bartonsville South) of the 2035 Comprehensive Plan and is within the Sewer and Water Service Area. The Kernstown Area Plan identifies this property as future general commercial, which would generally be consistent with the B2 (General Business) District. As this request is for the B3 (Industrial Transition) District, it should be recognized that the Zoning Ordinance states that the intent of the B3 (Industrial Transition) District “is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas”. While some uses span both the B2 (General Business) District and the B3 (Industrial Transition) District; this rezoning allows for many heavier uses that are permissible in the B3 (Industrial Transition) District. The development is also titled “Pippin Industrial Park” and the impact statement identifies that “the planned uses are office and warehouses for contractors and material storage”. It appears that the proposed use of this property is planned to be heavier in nature than the “general commercial” land use designation, and therefore it does not appear to conform with the goals of the Comprehensive Plan. Land Use – Buffering of Route 11 South and Historic Bartonsville The Kernstown Area Plan calls for enhanced buffering along Route 11 and the acknowledgement and protection of the significant historic resources in this area. One of the significant elements of this plan is the buffering of Route 11 South. This southern section of the corridor from Stephens City, north to Bartonsville is intended to be set apart from the existing commercial development along the northern third of the corridor. The intent is that, through a combination of setbacks, vegetative screening, planting of shade trees along the edge of the right-of-way, and the provision of bike way and pedestrian access, the corridor would have a parkway-like appearance. (Page 80 – Appendix I) This parcel is highly visible from Route 11 and Bartonsville, in a pristine rural environment with adjacent historic and environmental areas. Developments adjacent to this area should be 28 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 7 sensitive to those resources and buffered from adjacent development activities (Page 79 – Appendix I). In regard to the visibility from Route 11, the Applicant is proposing a 250’ open/green space area along Route 11. This site is highly visible from Route 11, in a pristine rural environment with adjacent historic and environmental areas. Also, it should be noted that the rear of the site is situated at an elevation higher than Route 11. While the Applicant is proposing a 250’ buffer along Route 11, due to the topography of the site, it appears this will not screen the structures on the site. Consideration should be given to building materials, building placement, bay door locations and screening materials for outdoor storage to lesson its visual impact. Also, the revised proffer does not account for any plantings along Route 11 as envisioned by the Comprehensive Plan, and therefore does address the vision for a parkway like appearance. Transportation The Kernstown Area Plan calls for Route 11 to become a four-lane divided roadway, “a planted median strip is also envisioned when this section of Route 11 South becomes four lanes. Uses locating within this section of the corridor would be expected to have no direct access to Route 11 South”. While the application restricts only one access to Route 11 with Pippin Lane, it does not provide for improvements other than the right-of-way dedication that would be necessary for future expansions. The Eastern Road Plan shows an urban 4-lane divided roadway just south of this property that is planned to connect Takser Road on the east side of I-81 to the future Stephens City bypass. This represents an important long-term network improvement in the transportation plan. In addition, and important goal of the Eastern Road Plan is “To promote the development of new roadways and the redevelopment of existing roadways in a manner that makes them open, available, and safe to all modes of transportation.” While this roadway is not depicted on the subject property, the Applicant has proffered the ability to expand the right-of-way for Pippin Lane from 50’ to 80’ should the need to shift the roadway from the south to this property occur. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 08/05/20 MEETING: Staff provided an overview of the application. Commissioner Jewell requested confirmation that the Comprehensive Plan calls for a four-lane road and if they will connect to water and sewer. Staff stated that is correct, the Comprehensive Plan calls for the four-lane road and that yes this will connect to water and sewer. Mr. Tim Stowe, of Stowe Engineering, PLC, representing the Applicant came forward and gave a brief overview of the proposed rezoning and Mr. Gregory’s plan to expand his business. Mr. Stowe shared four items that were brought forth by Staff: The ROW – they were proposing a 50’ right-of-way and now have a new proposal of 80’ so it could be updated to a four-lane road should the Comprehensive Plan be updated and this end up being the alignment for the Stephens City bypass; The buffer along Route 11 and the 150’ natural buffer proposed initially, however in the HRAB meeting there was 29 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 8 discussion about going to a 50’ buffer and putting an earth and berm and planting the trees at prescribed distances, they felt it was not as natural looking however they are open to either one; The drain field – they are willing to eliminate that proffer. Mr. Stowe further stated that the applicant’s intent was not an industrial park but that the B3 is requested to accommodate his business and B1/B2 would not. Mr. Stowe stated that the Applicant is willing to limit the size of the building to 35,000 sq. ft. Commissioner Thomas asked if there will be a lot of outside storage. Mr. Stowe responded, there could be some in the B3 zoning, but the Applicant’s intent is to keep as much as possible in the warehousing. Commissioner Thomas stated the reason he asks this is that some of the documents state construction material storage and he thinks of large construction equipment. Mr. Stowe noted, the business of the Gregory’s is home improvements, so they do not have that type of equipment. Commissioner Marston asked for clarification on the 150’ buffer. Mr. Stowe explained, it is where the right-of-way line is on Route 11, and the property line is moving into the property 150’ and leaving that in a natural state so that it grows and provides a natural vegetative buffer. Chairman Kenney asked if Gregory’s would be the sole tenant or will the other buildings be leased out for other tenants. Mr. Stowe replied, that is correct, if leased other tenants would fall under all the conditions for this rezoning. Chairman Kenney asked, if Mr. Gregory would be the owner of all buildings. Mr. Stowe noted, he does not know the Applicants plans on leasing or selling at this time. Commissioner Mohn asked, if there had been any discussion of the height of the buildings. Mr. Stowe responded , no discussion on this, and the Zoning Ordinance limits the height of the buildings. Commissioner Mohn commented, if approved the buildings could go to the maximum height that the Zoning Ordinance allows. Mr. Stowe commented, that is correct, only in accordance with the Zoning Ordinance. Commissioner Mohn stated, to clarify there is no proffer limit in place on the amount of outdoor storage. Mr. Stowe stated, there is no proffer for this. Commissioner Jewell stated, he has heard concerns with the amount of runoff; is there any indication that the buffer along the property on the residential side will address this. Mr. Stowe responded, the Zoning Ordinance requires this type of buffer because of the B3 zoning; there is a requirement in the Ordinance for spacing and there is also a stormwater management area identified on the development plan for the project. Citizen Comments from the Public Hearing: Mr. Bob Claytor came forward and shared his concerns regarding this rezoning. He began, he and his wife live about 150 yards from this proposed project on a historical property dating back to 1732. He continued, this area has several historical homes and is a stable rural historical community; this rezoning will certainly be disruptive to this quiet residential area. Mr. Claytor stated, he is not against development however he feels the B3 zoning is not a good fit for this location. He continued, the B3 zoning is a very broad and open multi-use zoning and he would like to know specifically what the plans are and what type of businesses will be their neighbor; he would like to see and economic impact study and an environmental study done to educate the neighboring community. Mr. Claytor concluded; he would ask that this request be tabled until it can be certain how this land is going to be used. Mr. Gerald Wakefield came forward and shared the history of his property. He explained his concerns: the Bartonsville area is prime historical area and should remain so, this will have a great impact on this area, the impact of increased truck traffic to the area, The Kernstown Area Plan states “General Commercial land uses” are envisioned for this area in the future which means B1 and B2 not the vulnerability of B3 and storm water runoff. Mr. Wakefield concluded; he would request this item be tabled until further study is complete. 30 Rezoning #02-20 Pippin Industrial Park September 28, 2020 Page 9 Mr. Matthew Shaeffer - expressed his concerns, the ill effects this will have on the historical properties in this area and the B3 zoning and the possibility of large heavy equipment that would generate noise and traffic. He stated, Mr. Gregory owns surrounding properties and he is concerned all these properties could end up B3 as well. Mrs. Stacy Rowe came forward and shared, she and her husband have spent a great deal of money and years to have an engineered flood study complete and ready to submit to FEMA to redo the flood plain and allow them to build a residential home on Springdale Road. She shared her other concerns: traffic is a safety concern now and with large trucks bei ng added it will be a hazard; the rezoning would decrease the property value of the surrounding residential properties in the historical district; the B3 zoning would be of no benefit to the surrounding land owners. She requests this rezoning be denied and support this historical community. Mr. Lance Moss came forward and expressed his concerns with the traffic on Springdale Road, the hours of access to this project, and he feels access should be Pippin Road. Applicant: Mr. Stowe explained, they are not asking that the Comprehensive Plan be amended so that the Stephens City bypass runs down Pippin Lane; they are making provisions should the Planning Commission and the Board of Supervisors chose to do that at another time. They are also not looking to put the projects traffic on Springdale Road. Mr. Stowe concluded, the Applicant has tried to minimize the impacts to the Bartonsville Historic District and do what they can to be good neighbors. Commission Discussion: Commissioner Thomas stated, he has many concerns with this rezoning, first he stated that he was not sure if this area should be commercial given the historical area, the buffers which are proposed are not sufficient, and that the proposal is very weak and more assurances should be considered. Commissioner Mohn agreed with Commissioner Thomas that this project does not align with the Comprehensive Plan. He felt more needed to be done on this rezoning; cannot justify going from general commercial to B3. He concluded, there should have been a Comprehensive Plan Amendment first and he encourages the property owner to reconsider. Chairman Kenney commented that this application does need a lot of work; however, we cannot keep compounding that a mistake may have been made on the Comprehensive Plan; this application needs to be considered on the current Plan. He concluded, he is concerned when he hears the word cul-de-sac and possibly being on Springdale Road. Commissioner Marston commented, we cannot scrutinize the Applicant because of how the Comprehensive Plan reads. Upon motion made by Commissioner Marston and seconded by Commissioner Jewell to postpone this item for 60 days A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 31 £¤11 75 A 27A 4506VALLEYPIKE 371SPRINGDALE DR 4656VALLEYPIKE 4527VALLEYPIKE 4273VALLEYPIKE 4330VALLEYPIKE 4324VALLEYPIKE 115SPRINGDALE RD 117SPRINGDALE RD 124SPRINGDALE RD 140SPRINGDALE RDSPRINGDALE RD VALLEYPIKEApplication Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 10, 202 0 Stephens City VALLEY PIKESPRINGDALE RD TASKER RD§¨¦81 £¤11 0 350 700175 Feet REZ # 02 - 20: Pippin Industrial ParkPIN: 75 - A - 27ARezoning from RA to B3Zoning Map REZ #02-20 32 £¤11 75 A 27A 4506VALLEYPIKE 371SPRINGDALE DR 4656VALLEYPIKE 4527VALLEYPIKE 4273VALLEYPIKE 4330VALLEYPIKE 4324VALLEYPIKE 115SPRINGDALE RD 117SPRINGDALE RD 124SPRINGDALE RD 140SPRINGDALE RDSPRINGDALE RD VALLEYPIKEApplication Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 10, 202 0 Stephens City VALLEY PIKESPRINGDALE RD TASKER RD§¨¦81 £¤11 0 350 700175 Feet REZ # 02 - 20: Pippin Industrial ParkPIN: 75 - A - 27ARezoning from RA to B3Location Map REZ #02-20 33 £¤11 75 A 27A 4656VALLEYPIKE 371SPRINGDALE DR 4506VALLEYPIKE 4527VALLEYPIKE 4273VALLEYPIKE 4330VALLEYPIKE 4324VALLEYPIKE 115SPRINGDALE RD 117SPRINGDALE RD 124SPRINGDALE RD 140SPRINGDALE RDSPRINGDALE RD VALLEYPIKEApplication Parcels Sewer and Water Service A reaLong R ange Land Use Business Sensitive Natural Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 10, 202 0 Stephens City VALLEY PIKESPRINGDALE RD TASKER RD§¨¦81 £¤11 0 350 700175 Feet REZ # 02 - 20: Pippin Industrial ParkPIN: 75 - A - 27ARezoning from RA to B3Long Range Land Use Map REZ #02-20 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 Traffic Impact Study Pippin Industrial Park Rezoning February 17, 2020 Prepared for Gregory, Ralph S. Trustee Gregory’s, Inc. 5368 Main Street Stephens City, VA 22655 Prepared by Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 2/19/20 81 Executive Summary This Traffic Impact Study supports the rezoning request for the land owned by Gregory, Ralph S., Trustee. The land is south of Kernstown in Frederick County, VA. The rezoning, if approved, will lead to development that will create 19.88 acres of office/warehouse uses. The subject property is south of the unincorporated area of Kernstown in Frederick County, VA And on the west side of Route 11 just north of the Apple Land complex. Access to the site will be through a new entrance on Route 11. This study found that the light traffic volumes on this section of Route 11 and the small traffic volume generated by the proposed development can be accommodated on the existing roadway network. With the improvements proffered, it is the opinion of this engineer that the transportation impacts of this rezoning and its resulting development are both manageable and acceptable for this project setting. 82 Table of Contents Executive Summary ................................................................................................................................... i Introduction .................................................................................................................................................. 1 Background Information ............................................................................................................................... 1 Development Description ............................................................................................................................. 1 Comprehensive Plan Recommendations ...................................................................................................... 3 Current Zoning .............................................................................................................................................. 4 Study Area Description ................................................................................................................................. 4 Proposed and Existing Uses .......................................................................................................................... 5 2020 Existing Traffic Conditions .................................................................................................................... 6 2030 Background (No‐Build) Traffic Conditions ........................................................................................... 9 Trip Generation and Distribution ................................................................................................................ 13 2030 Build Conditions ................................................................................................................................. 16 Design Year (2036) ...................................................................................................................................... 18 Recommended Roadway Improvements.................................................................................................... 19 Queue Analysis .......................................................................................................................................... 220 Pedestrian and Bicycle Traffic ................................................................................................................... 242 Conclusions ............................................................................................................................................... 253 Appendices Appendix A Pre‐Scope of Work Meeting Form Appendix B Traffic Count Data Appendix C Synchro LOS and Queue Reports Appendix D Cost Estimate Appendix E Generalized Development Plan 83 Introduction Purpose This Traffic Impact Study supports a rezoning request for the land located south of Kernstown in Frederick County, VA, that is owned by Gregory, Ralph S., Trustee. The rezoning, if approved, will lead to development that will create 19.88 acres of office/warehouse uses. Study Objectives The objectives of this study are to identify: 1.Impacts on traffic operations that may result from the project. 2.Future connectivity to pedestrian and bicycle facilities. Background Information Transportation Improvements Assumed to be in Place For this study, Renaissance Drive is assumed to be complete from its current terminus to Shady Elm Road before the build‐out year of this proposed project. Transportation Improvements Planned A review of the VDOT Six Year Improvement Plan shows that VDOT has one planned construction project near this proposed rezoning, the extension of Renaissance Drive, UPC 91847. Schedule information for the project is not provided in the VDOT online database. According to the Frederick County 2019‐2020 Secondary Road Improvement Plan and the 2019‐2020 Primary Road Improvement Plan, one planned roadway improvement projects are near the site. This is: The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is assumed that this improvement will be in place before 2030. Development Description Site Location The subject property is south of the unincorporated area of Kernstown in Frederick County, VA. The site is west of Route 11, south of Springdale Road and north of the Apple Land complex. Figure 1 shows the location of the property and its surrounding land uses. Access to the site will be through a new entrance onto Route 11. 1 84 Figure 1 Project Location (n.t.s.) Description of the Parcel The subject rezoning area encompasses 19.88 acres with frontage along Route 11. The site terrain is rolling, and the land is currently undeveloped. The property lies within the Frederick County Sewer and Water Service Area. General Terrain Features The site and its surrounding areas have rolling terrain that slopes north toward Opequon Creek. Location within Jurisdiction and Region The subject property is in the Back Creek Magisterial District of Frederick County, VA. Agriculture use 2 85 Comprehensive Plan Recommendations The 2035 Frederick County Comprehensive Plan – Kernstown Plan, identifies the future land use on the site to be business. Surrounding properties are designated sensitive Natural Areas to the north and east, and business to the south and west. Figure 2 shows the Future Land Use Plan near the rezoning area. Figure 2 Future Land Use map (n.t.s.) Project Location 3 86 Current Zoning The current zoning on the property is RA (Rural Agriculture), and the property is undeveloped. The current land uses and zoning for the surrounding properties are: Table 1 Surrounding zoning and land use Direction Zoning Use North RA agricultural East RA agricultural South RA family entertainment West RA family entertainment The current zoning map is shown in figure 3. Figure 3 Existing Zoning Map (n.t.s.) Study Area Description Study Area For this Traffic Impact Study, the study extends along Route 11 from Springdale Road on the north to the north corporate limits of Stephens City on the south. There are no additional major intersections within 2000 feet of the site that are not being studied and the only intersection being studied is the proposed site entrance. PROJECT LOCATION 4 87 Figure 4 Location of Study Intersections Proposed and Existing Uses Existing Use The property is currently undeveloped. Proposed Uses & Access The proposed use for the property is office/warehouse (ITE land uses 110), which will include a mix of warehouse/office facilities. A plan of the proposed development at an engineering scale is included in Appendix E of this report. Access to the property will be through a proposed commercial entrance on Route 11 which will be the only access to the site. PROJECT LOCATION Tube count site 5 88 Nearby Uses The existing land uses near the proposed site are: • North –agricultural land that is zoned Rural Agricultural. • West – family entertainment that is zoned Rural Agricultural. • South – family entertainment that is zoned Rural Agricultural. • East ‐ Dog training that is zoned Rural Agricultural. Existing Roadways Figure 4 shows the location of the existing roadways near the subject property. The typical section attributes for these roadways is as follows: Table 2 Existing Roadway Attributes Road Name Number of Through Lanes Lane Width (ft.) Shoulders Functional Classification Route 11 ‐ Valley Pike 1 NB and 1 SB thru lanes w/ two‐way left‐ turn lane in the center 12 Gravel shoulders with variable width in some sections Major Arterial Future Transportation Improvements The subject property is in the Virginia Department of Transportation’s Staunton District, and Edinburg Residency area of responsibility. A review of the VDOT Six‐Year Improvement Plan shows that VDOT has one planned construction project near this proposed rezoning, the extension of Renaissance Drive, UPC 91847. Schedule information for the project is not provided in the VDOT online database. According to the Frederick County 2019‐2020 Secondary Road Improvement Plan and the 2019‐2020 Primary Road Improvement Plan, one planned roadway improvement projects are near the site. This is: The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is assumed that this improvement will not be in place before the build‐out year of 2030. 2020 Existing Traffic Conditions Data Collection To analyze the existing traffic conditions, 24‐hour tube counts were performed on Route 11 adjacent to the site in January 2020. Count data were collected independently for the northbound and southbound directions. Data from Tuesday and Wednesday are used in this analysis and reporting. This data are summarized in table 3 below and the count reports are in Appendix B of this report. 6 89 Table 3 Summary of Tube Count Data for Route 11 Direction AADT % Trucks AM Peak Vol PM Peak Vol NB 3410 8.8% 353 292 SB 3939 11.6% 262 405 For this report, a ‘K factor’ of 0.095 was computed based on the PM peak hour volumes from the tube counts. Analysis The capacity of Route 11 during the AM and PM peak hour volumes was analyzed using the HCM2000 2 Lane Highway software. The existing AM and PM peak hour traffic volumes and levels of service are shown in figure 5. Route 11 is a major north‐south corridor that parallels I‐81 through Frederick County. In the study area, a golf course, driving range, put‐put golf, batting cages, and go‐cart track exist adjacent to the project location. The TWTL provides a safe area for left‐turning vehicles entering this business location. 7 90 Figure 5 Pippin Industrial Park Existing (2020) Peak Hour Traffic Volumes and Levels of Service Frederick County, VASITE 1 ROUTE 11 ‐ VALLEY PIKE ROUTE 11 ‐ VALLEY PIKE 353/292 262/405 C/C C/C AM PEAK HOUR PM PEAK HOUR 000 / 000 891 2030 Background (No‐Build) Traffic Conditions Background traffic conditions are those expected to occur without the proposed rezoning. These traffic conditions are established by increasing the existing 2020 traffic volume by 0.5% per year to the build‐ out year of 2030. The growth factor of 0.5% was determined by VDOT Staunton District Planning staff and is based on the historical and anticipated growth in traffic volumes in the project area. Traffic volumes from the nearby Carbaugh development were also added to the background traffic volumes since the development is planned to be completed by 2030. The 2030 highway capacity was analyzed using HCS 2000 software. The AM and PM peak hour traffic volumes, level of service, and the lane geometry are shown in Figure 6. Analysis The traffic modeling shows that traffic continues to operate smoothly with acceptable levels of service under the no‐build conditions. 9 92 Figure 6 Pippin Industrial Park Background (2030) Peak Hour Traffic Volumes and Levels of Service Frederick County, VASITE 1 ROUTE 11 ‐ VALLEY PIKE ROUTE 11 ‐ VALLEY PIKE 402/320 285/460 C/C C/C AM PEAK HOUR PM PEAK HOUR 000 / 000 1093 Trip Generation and Distribution Trip Generation The ITE Method of trip generation for the project uses was developed using Trip Gen 10 software based on the 10th edition of the ITE Trip Generation Manual. The peak traffic volumes on the adjacent streets for the AM and PM periods were used for forecasting the new traffic. Land use and trips generated using the ITE rates are summarized in the table on the following page. Ten percent of the new traffic associated with the development is assumed to be heavy trucks based on information presented in the ITE Trip Generation Handbook data for industrial parks. There were no pass‐by trip reductions applied to the forecasted traffic volumes. Trip Distribution Trips generated by the development were distributed on the roadway network based on proximity to logical transportation corridors and commuter patterns. The trip distribution percentages are shown in figure 1, and the assignment of the new peak hour trips are shown in figure 7. 11 94 Trip Generation SummaryOpen Date:Analysis Date:2/19/20202/19/2020Project: Pippin Ind. ParkAlternative: Alternative 1Phase:ITE Land UseEnter Exit Enter ExitEnter ExitTotalTotal Total***Weekday Average Daily TripsWeekday AM Peak Hour ofAdjacent Street TrafficWeekday PM Peak Hour ofAdjacent Street Traffic110 Five buildings, 150,000 SF total150 1000 Sq. Ft. GFA313 313 626 53 7 60 6 43 49Unadjusted Volume313 313 62653 7 606 43 49Internal Capture Trips0 0 00 0 00 0 0000 000 000313 313 62653 7 606 43 49Pass-By TripsVolume Added to Adjacent StreetsTotal Weekday Average Daily Trips Internal Capture = 0 PercentTotal Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 PercentTotal Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 PercentP. 1TRIP GENERATION 10, TRAFFICWARE, LLCSource: Institute of Transportation Engineers, Trip Generation Manual 10th Edition- Custom rate used for selected time period.*1295 Figure 7 Pippin Industrial Park Development Peak Hour Traffic Volumes Frederick County, VASITE ENTRANCE ROUTE 11 ‐ VALLEY PIKE SITE 1 19/2 34/4 5/28 2/15 AM PEAK HOUR PM PEAK HOUR 000 / 000 1396 2030 Build Conditions The 2030 build‐out conditions combine the background traffic for the year 2030, and the new traffic that is forecasted to result from the development of this property. This is commonly referred to as the “Build Condition,” which is forecasted to occur in the year 2030. The Build Condition takes into account the completion of Pippin Drive and the associated improvements on Route 11. Analysis The 2030 Build Condition AM and PM peak hour turning movements were analyzed using the Synchro 10 traffic modeling software. The AM and PM peak hour traffic volumes, level of service, and lane geometry are shown in Figure 8. 14 97 Figure 8 Pippin Industrial Park Build (2030) Peak Hour Traffic Volumes and Levels of Service Frederick County, VASITE ENTRANCE ROUTE 11 ‐ VALLEY PIKE SITE ENTRANCE ROUTE 11 ‐ VALLEY PIKE SITE 1 402/320 19/2 34/4 285/460 A/A B/B B/B 5/28 2/15 AM PEAK HOUR PM PEAK HOUR 000 / 000 1598 Design Year (2036) The design year for the project is six years beyond the Build Conditions of the project, which in this case, is the year 2036. Analysis The 2036 Design Year AM and PM peak hour intersection turning movements were analyzed using the Synchro 10 traffic modeling software. AM and PM peak hour traffic volumes, LOS and lane geometry, are shown in Figure 9 and the PM peak hour 95th percentile queue length is shown in figure 36. 16 99 Figure 9 Pippin Industrial Park Design Year (2036) Peak Hour Traffic Volumes and Levels of Service Frederick County, VASITE ENTRANCE ROUTE 11 ‐ VALLEY PIKE SITE ENTRANCE ROUTE 11 ‐ VALLEY PIKE SITE 1 414/330 19/2 34/4 294/473 A/A B/B B/B 5/28 2/15 AM PEAK HOUR PM PEAK HOUR 000 / 000 17100 Table 4 Levels of Service and Delay Summary Approach/Lane Group Existing Conditions (2020)1 No‐Build Conditions (2030)1 Build Conditions (2030)2 Design Year Conditions (2036)2 AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour LOS Delay (s) LOS Delay (s) LOS Delay (s) LOS Delay (s) LOS Delay (s) LOS Delay (s) LOS Delay (s) LOS Delay (s) 1. Pippin Dr & Route 11 NBT C C C C NBL A 8 A 8.3 A 8 A 8.3 SBT C C C C EBR B 10 B 11.4 B 10.1 B 11.5 EBL B 12.7 B 13.5 B 12.9 B 13.7 Notes: 1. Capacity analysis for 2020 and 2030 no‐build years is based on Highway Capacity Manual using HCM 2000 methodology. 2. Capacity analysis for 2030 build and 2036 design year is based on Synchro using HCM 2010 methodology. 18101 Recommended Roadway Improvements Since the proposed entrance and Route 11 operate at an acceptable level of service, the focus for roadway improvements has directed towards the entrance roadway. The recommended improvements are: Construct a southbound right turn lane on Route 11 at the new entrance. Change the pavement markings to remove the two‐way‐left‐turn lane and replace it with a northbound left‐turn lane. Provide a left turn lane from Pippin Drive to Route 11 northbound. With these improvements proffered by this developer, it is the opinion of this engineer that the transportation impacts of this rezoning and its resulting development are both manageable and acceptable for this project setting. 19 102 Queue Analysis At stop signs a queue forms while vehicles wait to advance. An analysis was performed to evaluate the back of the queue for the 50th and 95th percentile of the queue. The 50th percentile maximum queue is the maximum back of the queue on a typical traffic signal cycle and has a probability of happening 50% of the time. The 95th percentile maximum queue is the maximum back of the queue with 95th percentile traffic volumes when traffic does not move for two signal cycles and has the probability of happening 5% of the time. The queues associated with the 95th percentile maximum queues using the Proposed Trip Generation method are shown in Table 5. 20 103 Table 5 Queue Summary Notes: 1. Queue analysis is based on Synchro using HCM 2010 methodology. The queue is reported in car lengths. 50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentil50th Percentil95th Percentile1. Pippin Dr & Route 11NBTNBL 1000.1 0.1SBR 100EBR0.1 0.1EBL 1000.2 0.2AM Peak Hour PM Peak Hour AM Peak Hour PM Peak HourApproach/Lane GroupStorageLength(ft)Existing Conditions (2020) No‐Build Conditions (2030) Build Conditions (2030) Design Year Conditions (2036)AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour21104 Pedestrian and Bicycle Traffic The Frederick County Comprehensive Plan Future Land Use map was reviewed to identify any previously planned pedestrian and/or bicycle facilities in the project area. The plan shows a multi‐use trail is planned for the east side of Route 11 in the area of this project. 22 105 Conclusions This Traffic Impact Study supports the rezoning request for the land owned by Gregory, Ralph S., Trustee. The land is south of Kernstown in Frederick County, VA. The rezoning, if approved, will lead to development that will create 19.88 acres of office/warehouse uses. The subject property is south of the unincorporated area of Kernstown in Frederick County, VA And on the west side of Route 11 just north of the Apple Land complex. Access to the site will be through a new entrance on Route 11. This study found that the light traffic volumes on this section of Route 11 and the small traffic volume generated by the proposed development can be accommodated on the existing roadway network. Levels of Service for the turning movements at the proposed entrance will be A or B in the design year 2036. With the improvements proffered it is the opinion of this engineer that the transportation impacts of this rezoning and its resulting development are both manageable and acceptable for this project setting. 23 106 Appendix A Pre-Scope of Work Meeting Form 107 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. PRE-SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Tele: E-mail: Stowe Engineering, PLC 540.686.7373 timstowe@stowecompanes.com Developer/Owner Name: Tele: E-mail: Pippin, LLC 540.667.2001 greywolfeinc@aol.com Project Information Project Name: Pippin Industrial Park Locality/County: Frederick Project Location: (Attach regional and site specific location map) West side of Route 11, 1.27 miles south of Route 37 Submission Type Comp Plan Rezoning Site Plan Subd Plat Project Description: (Including details on the land use, acreage, phasing, access location, etc. Attach additional sheet if necessary) Rezone 19.88 acres from Rural Agriculture RA to Business B-3 Proposed Use(s): (Check all that apply; attach additional pages as necessary) Residential Commercial Mixed Use Other Residential Uses(s) Number of Units: ITE LU Code(s): Commercial Use(s) ITE LU Code(s): 110 Square Ft or Other Variable: 150K Other Use(s) ITE LU Code(s): Independent Variable(s): Total Peak Hour Trip Projection: Less than 100 100 – 499 500 – 999 1,000 or more 108 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Traffic Impact Analysis Assumptions Study Period Existing Year: 2020 Build-out Year: 2030 Design Year: 2036 Study Area Boundaries (Attach map) North: Route 649 Springdale Rd South: NCL of Stephens City East: Route 11 West: Route 11 External Factors That Could Affect Project (Planned road improvements, other nearby developments) none Consistency With Comprehensive Plan (Land use, transportation plan) Yes Available Traffic Data (Historical, forecasts) VDOT published volumes Trip Distribution (Attach sketch) Road Name: Route 11 north 65% Road Name: Route 11 south 35% Road Name: Road Name: Annual Vehicle Trip Growth Rate: -1% Peak Period for Study (check all that apply) AM PM SAT Peak Hour of the Generator AM Study Intersections and/or Road Segments (Attach additional sheets as necessary) 1.Entrance and Route 11 6. 2. 7. 3. 8. 4. 9. 5. 10. Trip Adjustment Factors Internal allowance: Yes No Reduction: % trips Pass-by allowance: Yes No Reduction: % trips Software Methodology Synchro HCS (v.2000/+) aaSIDRA CORSIM Other Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) None 109 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Improvement(s) Assumed or to be Considered None assumed outside of VDOT entrance requirements Background Traffic Studies Considered Carbaugh development Plan Submission Master Development Plan (MDP) Generalized Development Plan (GDP) Preliminary/Sketch Plan Other Plan type (Final Site, Subd. Plan) Additional Issues to be Addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures Other NOTES on ASSUMPTIONS: This rezoning will generate minimal traffic. Future rezonings of other portions of the property should be considered on a case-by-case basis. There are no near-term plans for additional rezonings. SIGNED: _________________________________ DATE: ______________ Applicant or Consultant PRINT NAME: _____________________________ Applicant or Consultant 1/3/20 Tim Stowe 110 Trip Generation SummaryOpen Date:Analysis Date:1/3/20201/3/2020Project: Pippin Ind. ParkAlternative: Alternative 1Phase:ITE Land UseEnter Exit Enter ExitEnter ExitTotalTotal Total***Weekday Average Daily TripsWeekday AM Peak Hour ofAdjacent Street TrafficWeekday PM Peak Hour ofAdjacent Street Traffic110 Five Light Industrial buildings, 150,000 SF total150 1000 Sq. Ft. GFA313 313 626 53 7 60 6 43 49Unadjusted Volume313 313 626 53 7 60 6 43 49Internal Capture Trips 0 0 0 0 0 0 0 0 0000 000 000313 313 626 53 7 60 6 43 49Pass-By TripsVolume Added to Adjacent StreetsTotal Weekday Average Daily Trips Internal Capture = 0 PercentTotal Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 PercentTotal Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 PercentP. 1TRIP GENERATION 10, TRAFFICWARE, LLCSource: Institute of Transportation Engineers, Trip Generation Manual 10th Edition- Custom rate used for selected time period.*111 Year AADT2010 88002011 82002012 83002013 84002014 76002015 79002016 83002017 80002018 7800Historical Traffic Growth on Route 11from: NCL of Stephens Cityto: Route 37/SCL of Winchester700072007400760078008000820084008600880090002010 2011 2012 2013 2014 2015 2016 2017 2018AADTYearAADT112 65%35%REZONINGAREAFREDERICK COUNTYSTEPHENS CITYDATE:SCALE:CHECKED BY:SHEET 1 OF 1LOCATION MAP PIPPIN INDUSTRIAL PARK LOT 75 A 27A BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIATSS1194.0103 Heath Court Winchester, VA 22602 (540) 686-7373 fax (540) 301-1100TSSAS SHOWNJanuary 3, 2020PROJECT NUMBER:DRAWN BY:STOWE ENGINEERING, PLCALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOTINTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OR OTHERS ONEXTENSIONS OF THE PROJECTOR ANY OTHER PROJECT.ANY REUSEWITHOUT WRITTEN VERIFICATION OR ADAPTATION BY STOWEENGINEERING WILL BE AT THE USERS SOLE RISK.Scale: 1" = 500'113 114 Appendix B Traffic Count Data 115 Printed: 02/08/2020 at 09:00 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Vehicle Volume Report Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Tuesday, 02/04/2020 Northbound Volume 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals AM Peak Time AM Peak Volume PM Peak Time PM Peak Volume 3 7 6 13 32 59 141 303 323 265 225 229 277 234 233 249 237 221 139 76 57 51 21 9 3410 07:39 - 08:38 353 12:21 - 13:20 292 Page 1116 Printed: 02/08/2020 at 09:00 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Vehicle Volume Report Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Wednesday, 02/05/2020 Northbound Volume 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals AM Peak Time AM Peak Volume PM Peak Time PM Peak Volume 1 4 10 14 31 68 127 280 314 247 219 211 279 234 212 232 263 245 156 74 76 29 14 12 3352 07:37 - 08:36 347 12:25 - 13:24 291 Page 2117 Printed: 02/08/2020 at 09:00 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Northbound Classes Report Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Tuesday, 02/04/2020 #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 3 0 0 0 0 0 0 0 0 0 0 0 3 0 5 1 0 0 0 0 0 1 0 0 0 0 7 0 4 0 0 2 0 0 0 0 0 0 0 0 6 0 9 2 1 1 0 0 0 0 0 0 0 0 13 0 22 9 0 1 0 0 0 0 0 0 0 0 32 1 46 6 1 4 0 0 0 1 0 0 0 0 59 0 96 29 0 15 0 0 1 0 0 0 0 0 141 0 234 44 2 15 4 0 1 3 0 0 0 0 303 0 253 40 4 19 4 1 1 1 0 0 0 0 323 0 201 37 1 21 3 0 0 2 0 0 0 0 265 0 165 33 1 22 2 0 1 1 0 0 0 0 225 0 177 30 3 15 0 0 1 2 0 0 0 1 229 0 215 46 0 13 2 0 0 1 0 0 0 0 277 1 178 36 1 14 0 0 0 4 0 0 0 0 234 0 175 37 2 16 2 0 1 0 0 0 0 0 233 1 198 26 1 21 0 0 0 2 0 0 0 0 249 1 190 30 0 12 0 0 0 4 0 0 0 0 237 0 179 23 1 12 2 0 1 3 0 0 0 0 221 0 119 15 0 3 0 0 0 2 0 0 0 0 139 0 62 7 0 4 0 0 0 3 0 0 0 0 76 0 45 5 0 6 1 0 0 0 0 0 0 0 57 0 41 8 0 1 0 0 0 1 0 0 0 0 51 0 13 5 0 2 0 0 0 1 0 0 0 0 21 0 8 0 0 1 0 0 0 0 0 0 0 0 9 4 2638 469 18 220 20 1 7 32 0 0 0 1 3410 0.1 77.4 13.8 0.5 6.5 0.6 0.0 0.2 0.9 0.0 0.0 0.0 0.0 100 0.1 75.7 14.4 0.8 7.2 0.8 0.1 0.3 0.7 0.0 0.0 0.0 0.1 100 0.2 78.9 13.2 0.3 5.8 0.4 0.0 0.1 1.2 0.0 0.0 0.0 0.0 100 #1 #2 #3 #4 #5 Motorcycles - 2 Axles Passenger Cars - 2 Axles Pickup Trucks, Vans - 2 Axles Buses Single Unit - 2 Axles, 6 Tires #6 #7 #8 #9 #10 Single Unit Truck - 3 Axles Single Unit - 4 Axles Single Unit - 4 Axles or Less Double Unit - 5 Axles Double Unit - 6 Axles or More #11 #12 #13 Multi-Unit - 5 Axles or Less Multi-Unit - 6 Axles Multi-Unit - 7 Axles or More Classification Scheme: FHWA (ID: 1) Truck Summary: Total Trucks: 299 % Trucks: 8.8 AM % Trucks: 9.9 PM % Trucks: 7.8 Page 1118 Printed: 02/08/2020 at 09:00 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Northbound Classes Report Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Wednesday, 02/05/2020 #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 2 0 0 2 0 0 0 0 0 0 0 0 4 0 10 0 0 0 0 0 0 0 0 0 0 0 10 0 8 2 0 0 0 0 1 3 0 0 0 0 14 0 23 7 0 1 0 0 0 0 0 0 0 0 31 0 48 13 0 5 0 0 1 1 0 0 0 0 68 0 91 23 0 10 1 0 0 2 0 0 0 0 127 0 223 32 2 15 3 0 0 5 0 0 0 0 280 0 238 34 2 31 4 0 0 5 0 0 0 0 314 0 175 42 0 19 6 0 2 3 0 0 0 0 247 0 162 29 0 23 3 0 0 1 0 0 0 1 219 0 158 33 5 14 1 0 0 0 0 0 0 0 211 1 213 34 4 18 4 0 0 5 0 0 0 0 279 0 173 33 1 20 3 1 1 2 0 0 0 0 234 0 165 23 1 16 4 0 0 3 0 0 0 0 212 1 181 26 4 15 2 0 0 3 0 0 0 0 232 1 193 38 0 24 1 0 1 5 0 0 0 0 263 2 191 31 1 11 1 0 4 4 0 0 0 0 245 2 128 18 0 8 0 0 0 0 0 0 0 0 156 0 61 6 0 5 0 0 0 2 0 0 0 0 74 0 67 7 0 2 0 0 0 0 0 0 0 0 76 0 24 1 1 2 0 0 0 1 0 0 0 0 29 0 11 3 0 0 0 0 0 0 0 0 0 0 14 1 11 0 0 0 0 0 0 0 0 0 0 0 12 8 2557 435 21 241 33 1 10 45 0 0 0 1 3352 0.2 76.3 13.0 0.6 7.2 1.0 0.0 0.3 1.3 0.0 0.0 0.0 0.0 100 0.0 74.6 14.1 0.6 7.9 1.2 0.0 0.3 1.3 0.0 0.0 0.0 0.1 100 0.4 77.7 12.0 0.7 6.6 0.8 0.1 0.3 1.4 0.0 0.0 0.0 0.0 100 #1 #2 #3 #4 #5 Motorcycles - 2 Axles Passenger Cars - 2 Axles Pickup Trucks, Vans - 2 Axles Buses Single Unit - 2 Axles, 6 Tires #6 #7 #8 #9 #10 Single Unit Truck - 3 Axles Single Unit - 4 Axles Single Unit - 4 Axles or Less Double Unit - 5 Axles Double Unit - 6 Axles or More #11 #12 #13 Multi-Unit - 5 Axles or Less Multi-Unit - 6 Axles Multi-Unit - 7 Axles or More Classification Scheme: FHWA (ID: 1) Truck Summary: Total Trucks: 352 % Trucks: 10.5 AM % Trucks: 11.3 PM % Trucks: 9.9 Page 2119 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Northbound Speeds (MPH) Posted Speed: 45 Printed: 02/08/2020 at 09:00 Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Tuesday, 02/04/2020 5- 14 15- 19 20- 24 25- 29 30- 34 35- 39 40- 44 45- 49 50- 54 55- 59 60- 64 65- 69 70- 74 75- 79 80- 99 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 0 0 0 0 0 0 0 2 1 0 0 0 0 0 3 0 0 0 0 1 0 1 3 1 0 0 1 0 0 0 7 0 0 0 0 0 0 2 0 4 0 0 0 0 0 0 6 0 0 0 0 0 0 4 5 2 1 1 0 0 0 0 13 0 0 0 0 1 5 7 7 9 3 0 0 0 0 0 32 0 0 0 0 0 1 13 30 14 1 0 0 0 0 0 59 0 0 0 1 3 7 35 65 26 4 0 0 0 0 0 141 0 0 0 1 0 10 72 166 48 5 1 0 0 0 0 303 0 0 0 0 0 23 101 146 48 5 0 0 0 0 0 323 0 0 0 0 3 20 67 124 38 12 1 0 0 0 0 265 0 0 0 1 0 16 83 93 28 2 2 0 0 0 0 225 0 0 0 0 3 19 71 94 34 7 1 0 0 0 0 229 0 0 0 1 2 19 88 120 43 4 0 0 0 0 0 277 0 0 0 1 5 27 75 91 25 10 0 0 0 0 0 234 0 0 0 2 0 28 76 93 29 5 0 0 0 0 0 233 0 0 0 0 13 20 77 95 40 4 0 0 0 0 0 249 0 0 0 0 3 27 76 98 26 6 1 0 0 0 0 237 0 0 0 0 6 15 62 109 22 6 1 0 0 0 0 221 0 0 0 0 0 15 47 47 28 2 0 0 0 0 0 139 0 0 0 0 0 10 22 25 17 2 0 0 0 0 0 76 0 0 0 0 1 11 15 23 5 1 1 0 0 0 0 57 0 0 0 0 2 2 23 14 7 3 0 0 0 0 0 51 0 0 0 1 1 0 6 9 3 1 0 0 0 0 0 21 0 0 0 0 0 2 2 1 1 3 0 0 0 0 0 9 0 0 0 8 44 277 1025 1458 500 88 9 1 0 0 0 3410 0.0 0.0 0.0 0.2 1.3 8.1 30.1 42.8 14.7 2.6 0.3 0.0 0.0 0.0 0.0 100 0.0 0.0 0.0 0.2 0.7 6.3 28.4 45.6 15.8 2.6 0.4 0.1 0.0 0.0 0.0 100 0.0 0.0 0.0 0.3 1.8 9.8 31.5 40.2 13.6 2.6 0.2 0.0 0.0 0.0 0.0 100 Standard Deviation: Mean Speed: 5.1 MPH 46.0 MPH Median Speed: 46.2 MPH Modal Speed: 47.5 MPH Ten Mile Pace: 40 to 49 MPH Percent in Ten Mile Pace: 72.8% 85th Percentile: 50.9 MPH 15th Percentile: 40.9 MPH 90th Percentile: 52.6 MPH 95th Percentile: 54.3 MPH Page 1120 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Northbound Speeds (MPH) Posted Speed: 45 Printed: 02/08/2020 at 09:00 Location: Unit ID: Study Date: Rte 11 NB 0.19 mi n. of Stephens City limit Stowe Engineering 2 Wednesday, 02/05/2020 5- 14 15- 19 20- 24 25- 29 30- 34 35- 39 40- 44 45- 49 50- 54 55- 59 60- 64 65- 69 70- 74 75- 79 80- 99 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1 0 0 0 0 0 0 2 1 0 1 0 0 0 0 0 4 0 0 0 0 0 0 5 3 1 0 0 0 1 0 0 10 0 0 0 0 1 0 3 4 4 1 1 0 0 0 0 14 0 0 0 0 0 4 9 9 7 0 2 0 0 0 0 31 0 0 0 0 0 1 23 31 10 2 1 0 0 0 0 68 0 0 0 0 1 7 45 51 21 2 0 0 0 0 0 127 0 0 0 0 1 13 100 124 36 4 2 0 0 0 0 280 0 0 0 0 2 32 126 115 39 0 0 0 0 0 0 314 0 0 0 0 2 18 104 105 17 1 0 0 0 0 0 247 0 0 0 1 4 20 92 68 31 3 0 0 0 0 0 219 0 0 0 2 4 24 81 79 13 5 2 1 0 0 0 211 1 0 0 2 7 33 105 99 28 1 1 0 1 0 1 279 0 0 0 0 1 26 86 89 29 3 0 0 0 0 0 234 0 0 0 0 0 9 71 100 32 0 0 0 0 0 0 212 0 1 0 0 3 18 63 105 36 5 1 0 0 0 0 232 0 1 0 0 0 27 84 102 43 6 0 0 0 0 0 263 1 0 0 2 3 11 76 90 52 9 1 0 0 0 0 245 0 1 0 1 1 21 39 59 32 2 0 0 0 0 0 156 0 0 0 0 2 3 16 36 12 4 1 0 0 0 0 74 0 0 0 0 1 7 28 32 6 2 0 0 0 0 0 76 0 0 0 0 0 1 13 7 7 1 0 0 0 0 0 29 0 0 0 0 0 1 2 8 3 0 0 0 0 0 0 14 1 0 0 0 0 2 5 2 1 1 0 0 0 0 0 12 3 3 0 8 33 278 1178 1319 461 53 12 1 2 0 1 3352 0.1 0.1 0.0 0.2 1.0 8.3 35.1 39.3 13.8 1.6 0.4 0.0 0.1 0.0 0.0 100 0.0 0.0 0.0 0.2 1.0 7.8 38.7 38.7 11.8 1.2 0.5 0.1 0.1 0.0 0.0 100 0.2 0.2 0.0 0.3 1.0 8.7 32.2 39.9 15.4 1.9 0.2 0.0 0.1 0.0 0.1 100 Standard Deviation: Mean Speed: 5.3 MPH 45.6 MPH Median Speed: 45.7 MPH Modal Speed: 47.5 MPH Ten Mile Pace: 40 to 49 MPH Percent in Ten Mile Pace: 74.5% 85th Percentile: 50.3 MPH 15th Percentile: 40.8 MPH 90th Percentile: 52.1 MPH 95th Percentile: 53.9 MPH Page 2121 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Vehicle Volume Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Tuesday, 01/28/2020 Southbound Volume 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals AM Peak Time AM Peak Volume PM Peak Time PM Peak Volume 9 9 5 11 15 28 67 149 192 161 239 218 287 254 308 369 399 340 228 171 116 77 34 31 3717 10:01 - 11:00 241 15:35 - 16:34 415 Page 1SB Tube Count data.tvp 122 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Vehicle Volume Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Wednesday, 01/29/2020 Southbound Volume 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals AM Peak Time AM Peak Volume PM Peak Time PM Peak Volume 9 10 9 8 14 31 62 166 223 194 235 261 278 316 304 393 361 385 250 171 130 66 35 28 3939 10:53 - 11:52 262 16:51 - 17:50 405 Page 2SB Tube Count data.tvp 123 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Vehicle Volume Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Thursday, 01/30/2020 Southbound Volume 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals AM Peak Time AM Peak Volume PM Peak Time PM Peak Volume 12 12 8 7 10 21 49 149 187 164 224 240 294 277 282 388 380 349 229 158 112 72 42 39 3705 10:59 - 11:58 241 15:29 - 16:28 423 Page 3SB Tube Count data.tvp 124 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Southbound Classes Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Tuesday, 01/28/2020 #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 8 0 0 1 0 0 0 0 0 0 0 0 9 0 7 1 0 1 0 0 0 0 0 0 0 0 9 0 5 0 0 0 0 0 0 0 0 0 0 0 5 0 7 1 0 2 0 0 1 0 0 0 0 0 11 0 9 1 1 2 1 0 1 0 0 0 0 0 15 0 14 1 4 6 0 0 3 0 0 0 0 0 28 0 46 12 0 7 0 0 2 0 0 0 0 0 67 0 99 28 5 16 0 0 1 0 0 0 0 0 149 1 133 27 4 26 0 0 1 0 0 0 0 0 192 0 113 22 1 19 1 0 3 2 0 0 0 0 161 0 174 29 2 31 2 0 1 0 0 0 0 0 239 0 161 26 2 27 1 0 1 0 0 0 0 0 218 0 224 35 2 24 0 0 0 2 0 0 0 0 287 0 184 33 0 35 2 0 0 0 0 0 0 0 254 2 229 37 2 35 2 0 1 0 0 0 0 0 308 0 287 39 6 35 1 0 1 0 0 0 0 0 369 0 328 48 3 19 1 0 0 0 0 0 0 0 399 1 280 35 1 21 1 0 0 1 0 0 0 0 340 0 187 19 0 22 0 0 0 0 0 0 0 0 228 0 140 18 0 13 0 0 0 0 0 0 0 0 171 0 96 12 1 5 0 0 1 1 0 0 0 0 116 0 59 10 0 7 0 0 0 1 0 0 0 0 77 0 26 2 1 5 0 0 0 0 0 0 0 0 34 0 26 3 0 2 0 0 0 0 0 0 0 0 31 4 2842 439 35 361 12 0 17 7 0 0 0 0 3717 0.1 76.5 11.8 0.9 9.7 0.3 0.0 0.5 0.2 0.0 0.0 0.0 0.0 100 0.1 70.4 13.4 1.7 12.5 0.5 0.0 1.3 0.2 0.0 0.0 0.0 0.0 100 0.1 79.0 11.1 0.6 8.5 0.3 0.0 0.1 0.2 0.0 0.0 0.0 0.0 100 #1 #2 #3 #4 #5 Motorcycles - 2 Axles Passenger Cars - 2 Axles Pickup Trucks, Vans - 2 Axles Buses Single Unit - 2 Axles, 6 Tires #6 #7 #8 #9 #10 Single Unit Truck - 3 Axles Single Unit - 4 Axles Single Unit - 4 Axles or Less Double Unit - 5 Axles Double Unit - 6 Axles or More #11 #12 #13 Multi-Unit - 5 Axles or Less Multi-Unit - 6 Axles Multi-Unit - 7 Axles or More Classification Scheme: FHWA (ID: 1) Truck Summary: Total Trucks: 432 % Trucks: 11.6 AM % Trucks: 16.1 PM % Trucks: 9.7 Page 1SB Tube Count data.tvp 125 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Southbound Classes Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Wednesday, 01/29/2020 #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 8 1 0 0 0 0 0 0 0 0 0 0 9 0 9 0 0 1 0 0 0 0 0 0 0 0 10 0 7 0 0 2 0 0 0 0 0 0 0 0 9 0 6 0 0 2 0 0 0 0 0 0 0 0 8 0 10 1 0 2 1 0 0 0 0 0 0 0 14 0 20 3 4 4 0 0 0 0 0 0 0 0 31 0 41 8 1 11 0 0 1 0 0 0 0 0 62 0 101 27 5 32 0 0 0 1 0 0 0 0 166 0 144 34 2 37 0 0 4 2 0 0 0 0 223 0 130 38 0 23 0 1 2 0 0 0 0 0 194 1 161 38 1 32 0 0 1 1 0 0 0 0 235 0 195 36 0 26 0 0 2 2 0 0 0 0 261 0 211 36 4 26 0 1 0 0 0 0 0 0 278 1 236 37 1 37 1 0 3 0 0 0 0 0 316 0 238 30 0 31 2 0 1 2 0 0 0 0 304 0 296 57 2 34 2 0 2 0 0 0 0 0 393 0 291 40 2 27 0 0 1 0 0 0 0 0 361 0 333 33 0 18 1 0 0 0 0 0 0 0 385 0 210 20 0 18 1 0 0 1 0 0 0 0 250 0 137 20 0 14 0 0 0 0 0 0 0 0 171 0 107 14 0 9 0 0 0 0 0 0 0 0 130 0 52 6 0 7 0 0 0 1 0 0 0 0 66 0 31 3 0 1 0 0 0 0 0 0 0 0 35 0 21 3 0 2 0 0 0 2 0 0 0 0 28 2 2995 485 22 396 8 2 17 12 0 0 0 0 3939 0.1 76.0 12.3 0.6 10.1 0.2 0.1 0.4 0.3 0.0 0.0 0.0 0.0 100 0.1 68.1 15.2 1.1 14.1 0.1 0.1 0.8 0.5 0.0 0.0 0.0 0.0 100 0.0 79.6 11.0 0.3 8.2 0.3 0.0 0.3 0.2 0.0 0.0 0.0 0.0 100 #1 #2 #3 #4 #5 Motorcycles - 2 Axles Passenger Cars - 2 Axles Pickup Trucks, Vans - 2 Axles Buses Single Unit - 2 Axles, 6 Tires #6 #7 #8 #9 #10 Single Unit Truck - 3 Axles Single Unit - 4 Axles Single Unit - 4 Axles or Less Double Unit - 5 Axles Double Unit - 6 Axles or More #11 #12 #13 Multi-Unit - 5 Axles or Less Multi-Unit - 6 Axles Multi-Unit - 7 Axles or More Classification Scheme: FHWA (ID: 1) Truck Summary: Total Trucks: 457 % Trucks: 11.6 AM % Trucks: 16.6 PM % Trucks: 9.3 Page 2SB Tube Count data.tvp 126 Printed: 01/31/2020 at 20:28 TrafficViewer Pro v1.6.4.124 PicoCount 2500 V2.35 (s/n# 16060645) Daily Southbound Classes Report Location: Unit ID: Study Date: US Route 11 0.19 MI N. of Stephens City limits Stowe Engineering 2 Thursday, 01/30/2020 #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Total 00:00 - 00:59 01:00 - 01:59 02:00 - 02:59 03:00 - 03:59 04:00 - 04:59 05:00 - 05:59 06:00 - 06:59 07:00 - 07:59 08:00 - 08:59 09:00 - 09:59 10:00 - 10:59 11:00 - 11:59 12:00 - 12:59 13:00 - 13:59 14:00 - 14:59 15:00 - 15:59 16:00 - 16:59 17:00 - 17:59 18:00 - 18:59 19:00 - 19:59 20:00 - 20:59 21:00 - 21:59 22:00 - 22:59 23:00 - 23:59 Totals Percent of Total Percent of AM Percent of PM 0 9 0 0 3 0 0 0 0 0 0 0 0 12 0 11 0 0 1 0 0 0 0 0 0 0 0 12 0 8 0 0 0 0 0 0 0 0 0 0 0 8 0 5 1 0 1 0 0 0 0 0 0 0 0 7 0 7 0 2 0 0 0 1 0 0 0 0 0 10 0 13 3 2 2 0 0 0 1 0 0 0 0 21 0 36 6 1 6 0 0 0 0 0 0 0 0 49 0 103 24 5 16 0 0 1 0 0 0 0 0 149 0 126 28 3 28 1 0 1 0 0 0 0 0 187 0 109 29 1 24 1 0 0 0 0 0 0 0 164 1 161 28 2 27 1 0 2 2 0 0 0 0 224 0 177 33 0 26 1 0 2 1 0 0 0 0 240 0 209 45 3 35 1 0 1 0 0 0 0 0 294 0 207 36 0 31 2 0 1 0 0 0 0 0 277 0 220 25 1 33 2 0 1 0 0 0 0 0 282 0 285 58 3 39 2 0 1 0 0 0 0 0 388 0 307 48 1 21 2 0 1 0 0 0 0 0 380 0 282 39 0 24 2 0 2 0 0 0 0 0 349 0 203 13 1 9 1 0 1 1 0 0 0 0 229 0 126 17 1 13 0 0 0 1 0 0 0 0 158 0 96 8 0 8 0 0 0 0 0 0 0 0 112 0 57 9 0 4 0 0 2 0 0 0 0 0 72 0 38 2 0 1 0 0 0 1 0 0 0 0 42 0 34 2 0 2 0 0 0 1 0 0 0 0 39 1 2829 454 26 354 16 0 17 8 0 0 0 0 3705 0.0 76.4 12.3 0.7 9.6 0.4 0.0 0.5 0.2 0.0 0.0 0.0 0.0 100 0.1 70.6 14.0 1.5 12.4 0.4 0.0 0.6 0.4 0.0 0.0 0.0 0.0 100 0.0 78.7 11.5 0.4 8.4 0.5 0.0 0.4 0.2 0.0 0.0 0.0 0.0 100 #1 #2 #3 #4 #5 Motorcycles - 2 Axles Passenger Cars - 2 Axles Pickup Trucks, Vans - 2 Axles Buses Single Unit - 2 Axles, 6 Tires #6 #7 #8 #9 #10 Single Unit Truck - 3 Axles Single Unit - 4 Axles Single Unit - 4 Axles or Less Double Unit - 5 Axles Double Unit - 6 Axles or More #11 #12 #13 Multi-Unit - 5 Axles or Less Multi-Unit - 6 Axles Multi-Unit - 7 Axles or More Classification Scheme: FHWA (ID: 1) Truck Summary: Total Trucks: 421 % Trucks: 11.4 AM % Trucks: 15.2 PM % Trucks: 9.8 Page 3SB Tube Count data.tvp 127 Appendix C Synchro LOS and Queue Reports 128 HCS2000: Two-Lane Highways Release 4.1d Tim Stowe Stowe Engineering 103 Heath Court Winchester, VA 22602 Phone: 540.336.0656 Fax: E-Mail: timstowe@stowecompanies.com ___________________Two-Way Two-Lane Highway Segment Analysis__________________ Analyst Tim Stowe Agency/Co. Stowe Engineering Date Performed 2/16/2020 Analysis Time Period AM Peak Hour Highway Route 11 From/To Kernstown/NCL Stephens City Jurisdiction Frederick County Analysis Year 2020 Description Pippin Ind Park ___________________________________Input Data_________________________________ Highway class Class 2 Shoulder width 6.0 ft Peak-hour factor, PHF 0.92 Lane width 12.0 ft % Trucks and buses 12 % Segment length 0.6 mi % Recreational vehicles 2 % Terrain type Level % No-passing zones 100 % Grade: Length mi Access points/mi 14 /mi Up/down % Two-way hourly volume, V 615 veh/h Directional split 57 / 43 % ____________________________Average Travel Speed______________________________ Grade adjustment factor, fG 1.00 PCE for trucks, ET 1.2 PCE for RVs, ER 1.0 Heavy-vehicle adjustment factor, 0.977 Two-way flow rate,(note-1) vp 685 pc/h Highest directional split proportion (note-2) 390 pc/h Free-Flow Speed from Field Measurement: Field measured speed, SFM - mi/h Observed volume, Vf - veh/h Estimated Free-Flow Speed: Base free-flow speed, BFFS 45.0 mi/h Adj. for lane and shoulder width, fLS 0.0 mi/h Adj. for access points, fA 3.5 mi/h Free-flow speed, FFS 41.5 mi/h Adjustment for no-passing zones, fnp 3.5 mi/h Average travel speed, ATS 32.7 mi/h 129 __________________________Percent Time-Spent-Following________________________ Grade adjustment factor, fG 1.00 PCE for trucks, ET 1.1 PCE for RVs, ER 1.0 Heavy-vehicle adjustment factor, fHV 0.988 Two-way flow rate,(note-1) vp 676 pc/h Highest directional split proportion (note-2) 385 Base percent time-spent-following, BPTSF 44.8 % Adj.for directional distribution and no-passing zones, fd/np 18.4 Percent time-spent-following, PTSF 63.2 % ________________Level of Service and Other Performance Measures_______________ Level of service, LOS C Volume to capacity ratio, v/c 0.21 Peak 15-min vehicle-miles of travel, VMT15 97 veh-mi Peak-hour vehicle-miles of travel, VMT60 357 veh-mi Peak 15-min total travel time, TT15 3.0 veh-h ______________________________________________________________________________ Notes: 1. If vp >= 3200 pc/h, terminate analysis-the LOS is F. 2. If highest directional split vp >= 1700 pc/h, terminate analysis-the LOS is F. 130 HCS2000: Two-Lane Highways Release 4.1d Tim Stowe Stowe Engineering 103 Heath Court Winchester, VA 22602 Phone: 540.336.0656 Fax: E-Mail: timstowe@stowecompanies.com ___________________Two-Way Two-Lane Highway Segment Analysis__________________ Analyst Tim Stowe Agency/Co. Stowe Engineering Date Performed 2/16/2020 Analysis Time Period PM Peak Hour Highway Route 11 From/To Kernstown/NCL Stephens City Jurisdiction Frederick County Analysis Year 2020 Description Pippin Ind Park ___________________________________Input Data_________________________________ Highway class Class 2 Shoulder width 6.0 ft Peak-hour factor, PHF 0.92 Lane width 12.0 ft % Trucks and buses 12 % Segment length 0.6 mi % Recreational vehicles 2 % Terrain type Level % No-passing zones 100 % Grade: Length mi Access points/mi 14 /mi Up/down % Two-way hourly volume, V 697 veh/h Directional split 58 / 42 % ____________________________Average Travel Speed______________________________ Grade adjustment factor, fG 1.00 PCE for trucks, ET 1.2 PCE for RVs, ER 1.0 Heavy-vehicle adjustment factor, 0.977 Two-way flow rate,(note-1) vp 776 pc/h Highest directional split proportion (note-2) 450 pc/h Free-Flow Speed from Field Measurement: Field measured speed, SFM - mi/h Observed volume, Vf - veh/h Estimated Free-Flow Speed: Base free-flow speed, BFFS 45.0 mi/h Adj. for lane and shoulder width, fLS 0.0 mi/h Adj. for access points, fA 3.5 mi/h Free-flow speed, FFS 41.5 mi/h Adjustment for no-passing zones, fnp 3.1 mi/h Average travel speed, ATS 32.4 mi/h 131 __________________________Percent Time-Spent-Following________________________ Grade adjustment factor, fG 1.00 PCE for trucks, ET 1.1 PCE for RVs, ER 1.0 Heavy-vehicle adjustment factor, fHV 0.988 Two-way flow rate,(note-1) vp 767 pc/h Highest directional split proportion (note-2) 445 Base percent time-spent-following, BPTSF 49.0 % Adj.for directional distribution and no-passing zones, fd/np 15.6 Percent time-spent-following, PTSF 64.6 % ________________Level of Service and Other Performance Measures_______________ Level of service, LOS C Volume to capacity ratio, v/c 0.24 Peak 15-min vehicle-miles of travel, VMT15 110 veh-mi Peak-hour vehicle-miles of travel, VMT60 404 veh-mi Peak 15-min total travel time, TT15 3.4 veh-h ______________________________________________________________________________ Notes: 1. If vp >= 3200 pc/h, terminate analysis-the LOS is F. 2. If highest directional split vp >= 1700 pc/h, terminate analysis-the LOS is F. 132 HCM 2010 TWSC 1: Route 11 & Pippin Dr 02/19/2020 2030 Build Conditions AM Peak Hour Synchro 10 Light Report Stowe Engineering Page 1 Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 402 285 0 Future Vol, veh/h 5 2 19 402 285 34 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 100 0 100 - - 100 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 10 2 9 12 2 Mvmt Flow 5 2 21 437 310 37 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 789 310 347 0 - 0 Stage 1 310 ----- Stage 2 479 ----- Critical Hdwy 6.5 6.3 4.12 - - - Critical Hdwy Stg 1 5.5 ----- Critical Hdwy Stg 2 5.5 ----- Follow-up Hdwy 3.59 3.39 2.218 - - - Pot Cap-1 Maneuver 349 712 1212 - - - Stage 1 726 ----- Stage 2 607 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 343 712 1212 - - - Mov Cap-2 Maneuver 454 ----- Stage 1 714 ----- Stage 2 607 ----- Approach EB NB SB HCM Control Delay, s 12.2 0.4 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR Capacity (veh/h) 1212 - 454 712 - - HCM Lane V/C Ratio 0.017 - 0.012 0.003 - - HCM Control Delay (s) 8 - 13 10.1 - - HCM Lane LOS A - B B - - HCM 95th %tile Q(veh) 0.1 - 0 0 - - 133 HCM 2010 TWSC 1: Route 11 & Pippin Dr 02/19/2020 2030 Build Conditions PM Peak Hour Synchro 10 Light Report Stowe Engineering Page 1 Intersection Int Delay, s/veh 0.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 320 460 0 Future Vol, veh/h 28 15 2 320 460 4 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 100 0 100 - - 100 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 10 2 9 12 2 Mvmt Flow 30 16 2 348 500 4 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 852 500 504 0 - 0 Stage 1 500 ----- Stage 2 352 ----- Critical Hdwy 6.5 6.3 4.12 - - - Critical Hdwy Stg 1 5.5 ----- Critical Hdwy Stg 2 5.5 ----- Follow-up Hdwy 3.59 3.39 2.218 - - - Pot Cap-1 Maneuver 320 555 1061 - - - Stage 1 593 ----- Stage 2 694 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 319 555 1061 - - - Mov Cap-2 Maneuver 435 ----- Stage 1 592 ----- Stage 2 694 ----- Approach EB NB SB HCM Control Delay, s 13.1 0.1 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR Capacity (veh/h) 1061 - 435 555 - - HCM Lane V/C Ratio 0.002 - 0.07 0.029 - - HCM Control Delay (s) 8.4 - 13.9 11.7 - - HCM Lane LOS A - B B - - HCM 95th %tile Q(veh) 0 - 0.2 0.1 - - 134 HCM 2010 TWSC 1: Route 11 & Pippin Dr 02/19/2020 2036 Design Yr Conditions AM Peak Hour Synchro 10 Light Report Stowe Engineering Page 1 Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 414 294 0 Future Vol, veh/h 5 2 19 414 294 34 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 100 0 100 - - 100 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 10 2 9 12 2 Mvmt Flow 5 2 21 450 320 37 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 812 320 357 0 - 0 Stage 1 320 ----- Stage 2 492 ----- Critical Hdwy 6.5 6.3 4.12 - - - Critical Hdwy Stg 1 5.5 ----- Critical Hdwy Stg 2 5.5 ----- Follow-up Hdwy 3.59 3.39 2.218 - - - Pot Cap-1 Maneuver 338 703 1202 - - - Stage 1 718 ----- Stage 2 598 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 332 703 1202 - - - Mov Cap-2 Maneuver 445 ----- Stage 1 706 ----- Stage 2 598 ----- Approach EB NB SB HCM Control Delay, s 12.3 0.4 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR Capacity (veh/h) 1202 - 445 703 - - HCM Lane V/C Ratio 0.017 - 0.012 0.003 - - HCM Control Delay (s) 8 - 13.2 10.1 - - HCM Lane LOS A - B B - - HCM 95th %tile Q(veh) 0.1 - 0 0 - - 135 HCM 2010 TWSC 1: Route 11 & Pippin Dr 02/19/2020 2036 Design Yr Conditions PM Peak Hour Synchro 10 Light Report Stowe Engineering Page 1 Intersection Int Delay, s/veh 0.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 330 473 0 Future Vol, veh/h 28 15 2 330 473 4 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 100 0 100 - - 100 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 10 2 9 12 2 Mvmt Flow 30 16 2 359 514 4 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 877 514 518 0 - 0 Stage 1 514 ----- Stage 2 363 ----- Critical Hdwy 6.5 6.3 4.12 - - - Critical Hdwy Stg 1 5.5 ----- Critical Hdwy Stg 2 5.5 ----- Follow-up Hdwy 3.59 3.39 2.218 - - - Pot Cap-1 Maneuver 309 545 1048 - - - Stage 1 584 ----- Stage 2 686 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 308 545 1048 - - - Mov Cap-2 Maneuver 426 ----- Stage 1 583 ----- Stage 2 686 ----- Approach EB NB SB HCM Control Delay, s 13.3 0.1 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR Capacity (veh/h) 1048 - 426 545 - - HCM Lane V/C Ratio 0.002 - 0.071 0.03 - - HCM Control Delay (s) 8.4 - 14.1 11.8 - - HCM Lane LOS A - B B - - HCM 95th %tile Q(veh) 0 - 0.2 0.1 - - 136 Appendix D Cost Estimate 137 No.Description Units Quantity Unit Value Value 1 Right of way dedication for Route 11 AC 0.5 $100,000 $45,914 2 Right of way for Pippin Dr AC 2.0 $100,000 $197,658 3 Construction of Pippin Drive LS 1 $577,500 $577,500 4 Construct 550 ft of 5' sidewalk LS 1 $22,000 $22,000 5 Pavement restripe - Route 11 LS 1 $10,000 $10,000 TOTAL $853,072 Cost Estimate for Transportation Improvements Gregory, Ralph S., Trustee - Pippin Industrial Park Trust Frederick County, VA 19-Feb-20 138 Appendix E Generalized Development Plan 139 140 Planning Commission Agenda Item Detail Meeting Date: October 7, 2020 Agenda Section: Information/Discussion Items Title: 2035 Comprehensive Plan Amendment - CPPA #01-20 - Waverly Farm Sewer and Water Service Area (SWSA) Expansion Request Attachments: PC10-07-20CPPA01-20.pdf 141 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Discussion - Comprehensive Plan Amendment #01-20 - Waverly Farm Sewer and Water Service Area (SWSA) Expansion Request Northeast Frederick Land Use Plan (NELUP) DATE: September 30, 2020 This is a discussion for Comprehensive Plan Amendment request #01-20 for Waverly Farm. This request is seeking to expand the boundary of the Sewer and Water Service Area (SWSA) to include 145.5+/- acres (Parcels 33-A-69, 33-A-70, 44-A-80 and 44-A-80A). 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 Applicant is seeking to expand the SWSA to include the subject parcels. The properties are currently zoned RA (Rural Areas) Zoning District and are currently 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 (33-A-69) is planned for future industrial. With this amendment, to facilitate a cleaner SWSA boundary, Staff has proposed a SWSA expansion total of 171 +/- acres. This expansion would add the areas between the Waverly request and Hopewell Road (this area is also accounted for in Frederick Water’s draft adjustment). Text is proposed for inclusion in the NELUP narrative in Appendix I. The NELUP currently does not contain guiding text for this area; text components were included for amendments approved in 2014 and 2015. Staff Conclusion: This amendment is presented to the Planning Commission for discussion. Staff is seeking comm ents and a recommendation from the Commission for the Waverly SWSA expansion request as endorsed by the CPPC. This request is to include 171 +/- acres and a recommendation for the draft NELUP text. Comments and recommendations will be forwarded to the Board of Supervisors. 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 142 CPPA #01-20 – Waverly Farm September 30, 2020 Page 2 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 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 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. 143 CPPA #01-20 – Waverly Farm September 30, 2020 Page 3 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 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 6 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. Staff Conclusion: This amendment is presented to the Planning Commission for discussion. Staff is seeking comments and a recommendation from the Commission for the Waverly SWSA expansion request as endorsed by the CPPC. This request is to include 171 +/- acres and a recommendation for the draft NELUP text. Comments and recommendations will be forwarded to the Board of Supervisors. 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 I. • Frederick Water - Recommended SWSA Revisions in the Route 11 North Corridor • Waverly Farm CPPA Application Package CEP/pd 144 §¨¦81 §¨¦81 £¤11 Area Plans Parcels Existing SWSA Future Route 37 Bypass Long Range Land Use Business Mixed Use Industrial/Office Industrial Extractive Mining Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional Northeast Frederick Land Use Plan - SWSA ReviewWaverly Farm SWSA Adjustment Note: Frederick County Dept of Planning & Development 107 N Kent St. Suite 202, Winchester, VA 22601 540 - 665 - 5651 Map Created: September 9, 2020 I 0 0.3 0.60.15 Miles Existing SWSA (Acreage based on Parcel calculated acreage) Waverly Farm CPPA SWSA Request145.5 acres §¨¦81 §¨¦81 £¤11 171 acre proposed adjustment Area Plans Parcels Existing SWSA Waverly Farm Proposed SWSA Future Route 37 Bypass Proposed SWSA 145 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. 146 315 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, 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 147 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 I-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. 148 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.) Total By Location 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 Table 3.1 Land Use Growth Breakdown 149 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 Location Flow Increase (MGD) Woodbine 1.73 VDOT 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. Table 3.3 Growth Breakdown by Treatment Facility Opequon WRF Flow Contributions Current 5 Year 10 Year 15 Year 20 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 Stephenson Regional Flow Contributions Current 5 Year 10 Year 15 Year 20 Year 30 Year 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 5.393 150 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. 151 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 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 6 MGD, possibly an initial phase of 2 MGD. Estimated at $50,000,000 152 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 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 July 14th, 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. 153 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 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 154 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 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. 155 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 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. 156 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 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 require 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 financing 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. 157 Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ Long Range Land Use Business Community Center Extractive Mining Heavy Industrial Industrial Mixed Use Industrial/Office Planned Unit Development Park Residential Sensitive Natural Area w w w w w w Warehouse Proposed SWSA Adjustments Date: 9/15/2020 Sewer/Water Service Area - Adjustments Extractive Mining Land Uses Fruit Hill Orchard The Interstate Orchard Waverly Farm Woodside Sewer/Water Service Area - Current Extractive Mining Land Uses REMOVE 681.97 acres Fruit Hill Orchard ADD 153.65 acres The Interstate Orchard ADD 156.90 acres Waverly Farm ADD 174.64 acres Woodside ADD 532.21 acres Net Change to SWSA = + 335.43 acres 158 Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ New SWSA Boundary Date: 9/15/2020 New SWSA 159 [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú6 inch10 inch14 inch12 inch8 inch3 inchUnknown4 inch 1.25 inch 1.5 inch2 inch Unknown6 inch10 inchUnkn o w n 6 inch3 in c h 3 inch6 inch12 inch12 i n c h 8 inch6 inc h Woodbine Yardmaster Court Omps Rail Warehouse VDOT Rest Area I-81 Welltown Rd/Tyson Dr. Hiatt Run Pump Station Carroll Industrial Park Red Bud Run Pump Station J&K Investment Pump Station Clearbrook Park Sewer Pump Station Rutherford Crossing Sewer Pump Station Stephenson Regional Sewer Pump Station Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ New SWSA Boundary Current Sewer Infrastructure Date: 9/15/2020 New SWSA Sewer Gravity Main Sewer Force Main [Ú Sewer Pump Station 160 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 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 14th, 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. 161 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 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 162 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 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 th e 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. 163 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 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. 164 ³n ³n [j ³n³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School ³n Future Elementary [j Future Park Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Northeast Frederick Land Use Plan Area Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Business Mixed-Use Mixed Use Commercial \ Office Highway Commercial wwwwwwwwwwwwwwwwwwww Warehouse Industrial Heavy Industrial Mixed Use Industrial \ Office Extractive Mining Residential Planned Unit Development Urban Center Neighborhood Village Recreation Commercial Recreation Natural Resources & Recreation Park Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas 165 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µNew Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Northeast Frederick Land Use Plan Transportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area 166 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use Plan Transportation Map - Lane Divides Area Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Urban Development Area Sewer and Water Service Area 167 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Existing Elementary ³n Existing High School ³n Future Elementary [j Future Park Community Facilities Elementary School Future Elementary School Middle School High School Fire & Rescue Station Park Future Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use Plan Community Facilities Natural and Recreational Resources Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area 168 169 170 171 172 173 174 175 176 177 178 179 180 Planning Commission Agenda Item Detail Meeting Date: October 7, 2020 Agenda Section: Information/Discussion Items Title: 2035 Comprehensive Plan Amendment - Northeast Land Use Plan (NELUP) - Sewer and Water Service Area (SWSA) Boundary Limit Adjustments Attachments: PC10-07-20NELUPSWSABoundaryStudy.pdf 181 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Candice E. Perkins, AICP, CZA, Assistant Director RE: Discussion - Northeast Frederick Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) Boundary Review DATE: September 30, 2020 This is a discussion for proposed adjustments to the boundary of the Sewer and Water Service Area (SWSA) for the Northeast Frederick Land Use Plan (NELUP). This SWSA boundary review focuses on the overall boundary shown in the NELUP and examines areas that could be adjusted – either by expanding or decreasing the limits of the SWSA boundary. This review also provides the opportunity to ensure that SWSA boundaries follow existing property lines where appropriate. Text is also proposed for inclusion in the NELUP narrative in Appendix I. The NELUP currently does not contain guiding text for this area. This SWSA boundary study was coordinated with Frederick Water to ensure that any area recommended for potential inclusion could be served by public water and sewer by existing or planned future constructed infrastructure. Frederick Water ’s Board of Directors adopted their “Recommended SWSA Revisions in the Route 11 North Corridor” on September 15, 2020. These recommendations emphasized that private investment in sewer conveyance and treatment will be necessary for any future development and recommended the following acreage adjustments: • Removal of 681.97-acres from the SWSA. These land areas are identified for future planned extractive mining land uses. • Addition of 1,017.40-acres to the SWSA. These land areas are identified for future planned business and industrial land uses. These additions were previously unsuccessful requested Comprehensive Plan Amendments (CPPAs). • Net change results in 335.43-acre addition to the SWSA. Three areas are proposed for SWSA adjustments to be included: • Expansion: West of I-81, south of the West Virginia line, north and south of Rest Church Rd. • Expansion: East of I-81, south of the West Virginia line, east of Woodside Rd, north and south of Grace Church Rd. • Expansion: Properties associated with Waverly Farm CPPA #01-20 • Reduction: East of Martinsburg Pike and north and south of Brucetown Rd. 182 Northeast Frederick Land Use Plan (NELUP) SWSA Boundary Study September 30, 2020 Page 2 Planned Areas Outside of Frederick Water’s recommended SWSA: Staff would note that two areas with a future planned industrial land use, which are currently outside of the limits of the SWSA, have not been identified for inclusion with the draft Frederick Water SWSA boundary adjustment recommendations. Area 1 is located west of I-81 adjacent to the VDOT I-81 rest area and consists of approximately 114 acres. Area 2 is located west of I-81, north of Cedar Hill Road and runs adjacent to I-81 and consists of approximately 172 acres. With the SWSA boundary review, Frederick Water did focus on including areas that have previously requested to be included in the SWSA. The two areas identified have not previously requested a SWSA inclusion. The Comprehensive Plans and Programs Committee (CPPC) recommended that these areas remain outside the SWSA and any future requests should seek a Comprehensive Plan Amendment (CPPA). Staff Conclusion: This proposed SWSA adjustment for the NELUP is presented to the Planning Commission for discussion. Staff is seeking comments and a recommendation from the Commission for the NELUP SWSA boundary adjustments recommended by Frederick Water and endorsed by the CPPC as follows: 1) Removal of 681.97-acres from the SWSA - areas that have a planned future land use but may not need access to public water and sewer. 2) Addition of 1,017.40-acres to the SWSA - areas with planned land uses but not currently within the SWSA. 3) Net change results in 335.43-acre addition to the SWSA. 4) Comments regarding the two areas with planned industrial and uses that are not included in Frederick Water’s proposed SWSA boundary. (Not recommended for inclusion by the CPPC) Comments will be forwarded to the Board of Supervisors. Northeast Frederick Land Use Plan (NELUP) – SWSA Boundary Study Discussion History: CPPC Recommendation – July 2020: The Comprehensive Plans and Programs Committee (CPPC) discussed the Waverly CPPA request 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. In addition to the Waverly Farm study, the Committee also supported a future larger land use study of the entire Northeast Land Use Plan (NELUP) that reexamines land use, transportation, and utility availability. Joint Work Session – August 12, 2020: 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 183 Northeast Frederick Land Use Plan (NELUP) SWSA Boundary Study September 30, 2020 Page 3 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 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. 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 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 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 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) 184 Northeast Frederick Land Use Plan (NELUP) SWSA Boundary Study September 30, 2020 Page 4 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 CPPC Discussion – September 2020: The Comprehensive Plans and Programs Committee (CPPC) discussed the NELUP SWSA proposed adjustments at their September 14, 2020 meeting. The Committee discussed each of the Frederick Water proposed areas and the two areas outside of the expansion proposal. The Committee recommended approval of the additions and reductions endorsed by Frederick Water. The Committee did not support the inclusion of the two areas that were not included in Frederick Water’s recommended adjustment areas. The Committee recommended that these areas remain outside the SWSA and any future requests should seek a future Comprehensive Plan Amendment (CPPA). Staff Conclusion: This proposed SWSA adjustment for the NELUP is presented to the Planning Commission for discussion. Staff is seeking comments and a recommendation from the Commission for the NELUP SWSA boundary adjustments recommended by Frederick Water and endorsed by the CPPC as follows: 1) Removal of 681.97-acres from the SWSA – areas that have a planned future land use but may not need access to public water and sewer. 2) Addition of 1,017.40-acres to the SWSA – areas with planned land uses but not currently within the SWSA. 3) Net change results in 335.43-acre addition to the SWSA. 4) Comments regarding the two areas with planned industrial and uses that are not included in Frederick Water’s proposed SWSA boundary. (Not recommended for inclusion by the CPPC) Comments will be forwarded to the Board of Supervisors. Attachments • Map 1- Current NELUP and SWSA with proposed draft Frederick Water SWSA adjustments. • Map 2 - Identification of two areas with planned land uses outside the limits of the draft Frederick Water SWSA adjustment. • Draft text for the NELUP SWSA – to be added to Appendix I. • Frederick Water - Recommended SWSA Revisions in the Route 11 North Corridor. CEP/pd 185 StephensonRural Commu nityCenter Clear Brook & BrucetownRural Commu nityCenter §¨¦81 §¨¦81 £¤11 BERKELEY COUNTYWEST VIRGINIA CLAR KECOUNTYVIRGINIA Area Plans Parcels Urban Development Area Existing SWSA Proposed SWSA Future Route 37 Bypass Long Range Land Use Business Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional Northeast Frederick Land Use Plan - SWSA ReviewFrederick Water Draft Recommendations Existing SWSA Clear Brook & BrucetownRural Commu nityCenter StephensonRural Commu nityCenter §¨¦81 §¨¦81 £¤11 BERKELEYCOUNTYWEST VIRGINIA Frederick WaterProposed SWSA Map Produced by Frederick County Planning and Development Dept.September 9, 2020 §¨¦81 §¨¦81 £¤11 BERKELEYCOUNTYWEST VIRGINIA Frederick WaterProposed SWSA I00.8 1.60.4 Miles 186 Clear Brook & BrucetownRural Commu nityCenter StephensonRural Commu nityCenter §¨¦81 §¨¦81 £¤11 BERKELEY COUNTYWEST VIRGINIA CLAR KECOUNTYVIRGINIA Area Plans Parcels Urban Development Area Existing SWSA Proposed SWSA Future Route 37 Bypass Long Range Land Use Business Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional Northeast Frederick Land Use Plan - SWSA ReviewPlanned Land Uses Outside of Proposed Frederick Water SWSA Existing SWSA Clear Brook & BrucetownRural Commu nityCenter StephensonRural Commu nityCenter §¨¦81 §¨¦81 £¤11 BERKELEYCOUNTYWEST VIRGINIA StephensonRural Commu nityCenter §¨¦81 £¤11 Frederick WaterProposed SWSA Planned Land UsesOutside Proposed SWSA Map Produced by Frederick County Planning and Development Dept.September 9, 2020 I00.8 1.60.4 Miles 187 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. 188 315 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, 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 189 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 I-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. 190 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.) Total By Location 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 Table 3.1 Land Use Growth Breakdown 191 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 Location Flow Increase (MGD) Woodbine 1.73 VDOT 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. Table 3.3 Growth Breakdown by Treatment Facility Opequon WRF Flow Contributions Current 5 Year 10 Year 15 Year 20 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 Stephenson Regional Flow Contributions Current 5 Year 10 Year 15 Year 20 Year 30 Year 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 5.393 192 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. 193 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 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 6 MGD, possibly an initial phase of 2 MGD. Estimated at $50,000,000 194 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 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 July 14th, 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. 195 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 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 196 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 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. 197 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 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. 198 APPENDIX I - AREA PLANS Northeast Land Use Plan 5 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 require 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 financing 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. 199 Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ Long Range Land Use Business Community Center Extractive Mining Heavy Industrial Industrial Mixed Use Industrial/Office Planned Unit Development Park Residential Sensitive Natural Area w w w w w w Warehouse Proposed SWSA Adjustments Date: 9/15/2020 Sewer/Water Service Area - Adjustments Extractive Mining Land Uses Fruit Hill Orchard The Interstate Orchard Waverly Farm Woodside Sewer/Water Service Area - Current Extractive Mining Land Uses REMOVE 681.97 acres Fruit Hill Orchard ADD 153.65 acres The Interstate Orchard ADD 156.90 acres Waverly Farm ADD 174.64 acres Woodside ADD 532.21 acres Net Change to SWSA = + 335.43 acres 200 Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ New SWSA Boundary Date: 9/15/2020 New SWSA 201 [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú6 inch10 inch14 inch12 inch8 inch3 inchUnknown4 inch 1.25 inch 1.5 inch2 inch Unknown6 inch10 inchUnkn o w n 6 inch3 in c h 3 inch6 inch12 inch12 i n c h 8 inch6 inc h Woodbine Yardmaster Court Omps Rail Warehouse VDOT Rest Area I-81 Welltown Rd/Tyson Dr. Hiatt Run Pump Station Carroll Industrial Park Red Bud Run Pump Station J&K Investment Pump Station Clearbrook Park Sewer Pump Station Rutherford Crossing Sewer Pump Station Stephenson Regional Sewer Pump Station Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community µ New SWSA Boundary Current Sewer Infrastructure Date: 9/15/2020 New SWSA Sewer Gravity Main Sewer Force Main [Ú Sewer Pump Station 202 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 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 14th, 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. 203 APPENDIX I - AREA PLANS Northeast Land Use Plan 2 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 204 APPENDIX I - AREA PLANS Northeast Land Use Plan 3 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 th e 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. 205 APPENDIX I - AREA PLANS Northeast Land Use Plan 4 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. 206 ³n ³n [j ³n³n City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed 0 0.5 1 1.50.25 Miles µ ³n Existing Elementary ³n Existing High School ³n Future Elementary [j Future Park Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails Northeast Frederick Land Use Plan Area Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Business Mixed-Use Mixed Use Commercial \ Office Highway Commercial wwwwwwwwwwwwwwwwwwww Warehouse Industrial Heavy Industrial Mixed Use Industrial \ Office Extractive Mining Residential Planned Unit Development Urban Center Neighborhood Village Recreation Commercial Recreation Natural Resources & Recreation Park Fire & Rescue Institutional School Rural Community Center Sensitive Natural Areas 207 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µNew Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Northeast Frederick Land Use Plan Transportation Map Area Plan Future Rt 37 BypassSewer and Water Service AreaUrban Development Area 208 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µProposed Lane Divides 4 Lane Limited Access w/ CD Lanes (if required) 6 Lane Divided 4 Lane Divided Northeast Frederick Land Use Plan Transportation Map - Lane Divides Area Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Urban Development Area Sewer and Water Service Area 209 City of Winchester StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenterST672 ST669 ST671 ST820 ST660 ST659 ST661 ST665 ST663 ST654 ST739 ST673 ST656 ST664 ST676 ST672 ST661 ST659 ST661 ST672 ST669 ST661 ST663 §¨¦81 §¨¦81 0111 0137 017 01522 017 Copyright:© 2013 National Geographic Society, i-cubed µ Area Plan Facilities ³n Existing Elementary ³n Existing High School ³n Future Elementary [j Future Park Community Facilities Elementary School Future Elementary School Middle School High School Fire & Rescue Station Park Future Park Water Resources Area Natural Resource & Recreation Areas Sensitive Natural Areas Rural Community Center Northeast Frederick Land Use Plan Community Facilities Natural and Recreational Resources Plan 2035 Comprehensive Policy Plan Map Adopted January 25, 201700.5 10.25 Miles Future Rt 37 BypassUrban Development Area Sewer and Water Service Area 210