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CPPC 09-14-20 Meeting Agenda
1.Northeast Frederick Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) Expansion Request for CPPA #01-20 for Waverly Farm 1.A.September 2020 Comprehensive Plans and Programs Committee (CPPC) Summary and Outline 1.B.CPPA #01-20 - Waverly Farm SWSA Expansion Request 2.Northeast Frederick Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) Boundary Review 2.A.Review of the Adopted NELUP SWSA Boundary 3.Other AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, SEPTEMBER 14, 2020 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA September CPPC Agenda Summary.pdf CPPC09-14-20WaverlyFarmCPPASWSARequest.pdf CPPC09-14-20NELUPSWSALimitsBoundaryStudy.pdf 1 September 2020 Comprehensive Plans and Programs Committee (CPPC) Summary and Outline CPPA Application – Previous Meetings – Provided Directive: For the 2020 submission deadline, the County received one amendment request. This request is for a Sewer and Water Service Area (SWSA) expansion for Waverly Farm. This request was discussed by the CPPC and at a Joint Work Session, meeting dates and recommendations are as follows: • CPPC – July 2020. Committee recommended: 1. Further study of the Waverly Farm request as stand-alone amendment 2. Larger of the Northeast Frederick Land Use Plan – separate from Waverly • Joint Work Session – August 2020. At the Board of Supervisors and Planning Commission joint work session, Staff was provided the following directive: 1. Waverly Farm SWSA request is to be reviewed as a stand-alone Comprehensive Plan Amendment Request. 2. The NELUP SWSA shall be studied simultaneously with the Waverly Farm request, it will be a separate item but follow the same timeline. This shall examine all areas with a planned future land use in the NELUP outside of the SWSA and areas where the SWSA does not follow property lines. Frederick Water Comments: Following the work session, Frederick Water worked to analyze the SWSA and their ability to serve areas shown in the NELUP with a future planned land that are outside of the SWSA boundary. Their analysis includes the Waverly CPPA area as well as the overall NELUP SWSA boundary adjustments areas – focus was placed on previously requested CPPA requests. Frederick Water provided potential acreage additions and removals to facilitate the SWSA amendments. CPPC Meeting Breakdown: The CPPC is now tasked with discussing these topics and providing comments and recommendations to the Planning Commission and Board of Supervisors. To facility the discussion of these items separately, Staff has drafted the agenda to break these into two separate agenda discussion items: Discussion Item 1 – Waverly Farm SWSA Expansion Request (stand-alone topic for discussion): • Request to expand the boundary the SWSA to include 145.5+/- acres (four properties) • Zoned RA (Rural Areas) but NELUP designated for future mixed use industrial/office • Staff has included a map showing the proposed adjustment area – shows a total of 171 acres recommended by Staff to enable a cleaner SWSA boundary line • Draft NELUP text is proposed • Seeking comments/recommendation from the CPPC on the Waverly SWSA request Discussion Item 2 – NELUP SWSA Boundary Review (areas in addition to Item 1 – Waverly): • Review of the existing limits of the SWSA boundary in the NELUP (beyond Waverly) • Examines areas of the NELUP with planned future land uses that are outside the SWSA and areas in the SWSA that may not need public water/sewer. Shows areas that could be included and areas that could be removed. • Frederick Water identifies: 681-acre removal, 957-acre addition, net SWSA increase of 276 acres • Staff has identified two areas with planned land uses that are not included in the Frederick Water SWSA adjustment. Total of 316 acres. • Draft NELUP text from Item 1 would also apply, maps included that show Frederick Water’s proposed SWSA and the areas not included. • Seeking comments/recommendation from the CPPC on the proposed additions/removals and the two areas currently not shown in the draft Frederick Water SWSA 2 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: September 14, 2020 Agenda Section: Northeast Frederick Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) Expansion Request for CPPA #01-20 for Waverly Farm Title: CPPA #01-20 - Waverly Farm SWSA Expansion Request Attachments: CPPC09-14-20WaverlyFarmCPPASWSARequest.pdf 3 2 Item 1 (SWSA Boundary Review - Part 1) NELUP SWSA Limits – Waverly Farm CPPA SWSA Request The Waverly Farm Comprehensive Plan amendment 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. CPPC Recommendation – July 2020: Further study, as requested in the application: The Comprehensive Plans and Programs Committee (CPPC) discussed this request at their July 13, 2020 meeting. The comments provided by Frederick Water were also discussed. Frederick Water indicated that the water and sewer planning efforts in the Northeastern area of Frederick County had evolved since this area was last evaluated by the CPPC in 2019. While water infrastructure is being developed in support of future land uses in the Northeast, sewer will not be readily available in this area soon. The CPPC recommended sending the request forward for further study as an individual amendment. The Committee also supported a future 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 Draft 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 overall NELUP SWSA boundary adjustments proposed. Staff has separated this agenda to consider the Waverly request as item 1 and item 2 will outline the remainder of the NELUP SWSA boundary. Frederick Water's Planning Committee will be discussing this information at their meeting on September 14th and will then go before the Frederick Water Board prior to issuing a formal recommendation on the changes. Their discussions points will include the following: Frederick Water SWSA Considerations for their September 14th meeting: • 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 4 3 sanitary sewer services. • Emphasize that private investment in sewer conveyance and treatment will be necessary to achieve the future planned land uses. (Sewer Conveyance Improvements are outlined in Frederick Water's agenda). • SWSA adjustment- Removal of 681.97-acres from the SWSA. These land areas are identified for future planned extractive mining land uses. • SWSA adjustment - Addition of 957.99-acres to the SWSA. These land areas are identified for future planned business and industrial land uses. These areas have unsuccessfully requested CPPA/SWSA amendments in the past. • Net change results in a 276.02-acre addition to the SWSA. September CPPC Meeting Topic – Part 1: The CPPC has been tasked with reviewing the Waverly Farm SWSA expansion request as a standalone amendment to the Northeastern Land Use Plan. The future land uses (mixed use industrial/office land use) and proposed transportation network are intended to remain as currently adopted. Part 1 of this agenda pertains only to the review the SWSA expansion request for Waverly which seeks to encompass 145.5+/- acres. To facilitate a cleaner SWSA boundary, staff suggests adding the areas between the Waverly request and Hopewell Road; this adjustment would result in approximately 171 acres (this area is also accounted for in Frederick Water’s draft adjustment). With this study and review, draft text for the NELUP SWSA 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. It is noted that Frederick Water has provided draft NELUP text for Appendix I which is included in their Planning Committee Agenda. Staff has expanded upon the draft to further outline the purpose and importance of the SWSA, its relationship to economic development planning, and recognition of the need for funding of the infrastructure improvements needed to serve areas within the SWSA boundary for future development. Staff Conclusion: Staff is seeking comments and a recommendation from the CPPC for the Waverly SWSA expansion request. Comments will be forwarded to the Planning Commission and 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. *This text would apply to both adjustments made with both part 1 and part 2 of this agenda. • Frederick Water's agenda for the September 14th Planning Committee. • Waverly Farm CPPA Application Package 5 §¨¦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 6 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. 7 315 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 PLANNING COMMITTEE AGENDA September 14, 2020 4:00 – 5:00 PM Virtual Meeting via Microsoft Teams 1. Welcome 2. Sewer and Water Service Area (SWSA) Modifications in the Northeast Land Use Plan area 3. Project Updates: a. Opequon Water Supply Plan (OWSP) b. Route 50E Sanitary Pump Station 4. Monthly Water Main Break/Leak Report 5. Other Business 8 Page 2 Frederick Water Planning Committee Agenda for September 14, 2020 meeting 2. Sewer and Water Service Area modifications in the Northeast Land Use Plan area During a Frederick County Board of Supervisors 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 requested Frederick Water’s suggestions for the NELUP-area SWSA boundary that incorporates the Waverly Farm and possibly other past unsuccessful CPPA requests. Staff has assembled a brief analysis of the sewer system capacities and projected future sewer demands, utilizing information captured in the 2017 Sanitary Sewer Master Plan. Attached is brief analysis and suggestions drafted to address the Board of Supervisors request. Following the Planning Committee’s review of the analysis, a recommendation from the Frederick Water Planning Committee is requested that may be forwarded to the Frederick Water Board of Directors. Support Materials and Draft Revisions to the NELUP SWSA are attached. 9 NELUP SWSA review by Frederick Water September 8, 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. 10 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 11 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 12 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. 13 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 957.99-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 276.02-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 14 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 FREDERICK WATER SUGGESTIONS 9/08/2020 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. 15 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 16 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. 17 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. 18 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. 19 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: 8/25/2020 New SWSA 20 [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú 6 inch8 inch10 inch14 inchUnknown3 inch4 inch 1.25 inch 1.5 inch6 inch6 inch 10 inchUnkn o w n Woodbine Yardmaster Court VDOT Rest Area I-81 Hiatt Run Pump Station Carroll Industrial Park Clearbrook Park 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: 8/25/2020 New SWSA Sewer Gravity Main Sewer Force Main 21 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: 8/25/2020 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 472.80 acres Net Change to SWSA = + 276.02 acres 22 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. 23 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 24 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. 25 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. 26 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 27 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 28 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 29 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 30 31 32 33 34 35 36 37 38 39 40 41 42 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: September 14, 2020 Agenda Section: Northeast Frederick Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) Boundary Review Title: Review of the Adopted NELUP SWSA Boundary Attachments: CPPC09-14-20NELUPSWSALimitsBoundaryStudy.pdf 43 5 Item 2 (SWSA Boundary Review - Part 2) NELUP SWSA Limits – Boundary Study September CPPC Meeting Topic – Part 2: As directed at the August 2020 joint work session, part two of this study consists of a review of the existing limits of the Sewer and Water Service Area (SWSA) of the Northeast Frederick Land Use Plan beyond the scope of the Waverly CPPA request. This second portion of the SWSA boundary review focuses on the overall boundary shown in the NELUP and examines areas that could be adjusted – either by expanding the SWSA or decreasing the limits of the SWSA. This review also provides the opportunity to ensure that SWSA boundaries follow existing property lines where appropriate. As outlined in item 1, this study is being 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 SWSA Considerations for their September 14th meeting: • 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. • Emphasize that private investment in sewer conveyance and treatment will be necessary to achieve the future planned land uses. (Sewer Conveyance Improvements are outlined in Frederick Water's agenda). • SWSA adjustment- Removal of 681.97-acres from the SWSA. These land areas are identified for future planned extractive mining land uses. • SWSA adjustment - Addition of 957.99-acres to the SWSA. These land areas are identified for future planned business and industrial land uses. These areas have unsuccessfully requested CPPA/SWSA amendments in the past. • Net change results in 276.02-acre addition to the SWSA. *The SWSA boundary review by Frederick Water shows an increase of 276.02 acres. Frederick Water has stated that the existing sanitary sewer conveyance infrastructure is near capacity, so it is expected that any future development should contribute towar ds system expansions. The scale and demand for sanitary sewer that is associated with a use will determine the scale and associated cost for the necessary system improvements. They have further stated that since the demand various depending on the use, ultimately the availability of capacity will depend more on the use being considered versus the acreage (for example: warehousing uses generate very limited sewer demand while food manufacturing generates a significant demand) 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. 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 by staff have not previously 44 6 requested a SWSA inclusion. Frederick Water noted that with these two areas that remain outside the boundary, that the sanitary sewer system warrants upgrades to accommodate additional flows and would be expected to contribute an investment for the upgrades. These areas would also need to account for the needs associated with extend ing infrastructure under I-81. Staff Conclusion: Staff is seeking comments and a recommendation from the CPPC for the following: 1) SWSA boundary expansions for areas with planned land uses but not currently within the SWSA 2) SWSA boundary reductions for areas that have a planned future land use, but may not need access to public water and sewer and 3) Comments regarding the two areas with planned industrial and uses that are not included in Frederick Water’s proposed SWSA boundary. Comments will be forwarded to the Planning Commission and 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. *This text would apply to both adjustments made with both part 1 and part 2 of this agenda. • Frederick Water's agenda for the September 14th Planning Committee. 45 StephensonRural CommunityCenter Clear Brook & BrucetownRural CommunityCenter §¨¦81 §¨¦81 £¤11 BERKELEY COUNTYWEST VIRGINIA CLARKECOUNTYVIRGINIA 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 CommunityCenter StephensonRural CommunityCenter §¨¦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 46 Clear Brook & BrucetownRural CommunityCenter StephensonRural CommunityCenter §¨¦81 §¨¦81 £¤11 BERKELEY COUNTYWEST VIRGINIA CLARKECOUNTYVIRGINIA 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 CommunityCenter StephensonRural CommunityCenter §¨¦81 §¨¦81 £¤11 BERKELEYCOUNTYWEST VIRGINIA StephensonRural CommunityCenter §¨¦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 47 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. 48 315 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 PLANNING COMMITTEE AGENDA September 14, 2020 4:00 – 5:00 PM Virtual Meeting via Microsoft Teams 1. Welcome 2. Sewer and Water Service Area (SWSA) Modifications in the Northeast Land Use Plan area 3. Project Updates: a. Opequon Water Supply Plan (OWSP) b. Route 50E Sanitary Pump Station 4. Monthly Water Main Break/Leak Report 5. Other Business 49 Page 2 Frederick Water Planning Committee Agenda for September 14, 2020 meeting 2. Sewer and Water Service Area modifications in the Northeast Land Use Plan area During a Frederick County Board of Supervisors 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 requested Frederick Water’s suggestions for the NELUP-area SWSA boundary that incorporates the Waverly Farm and possibly other past unsuccessful CPPA requests. Staff has assembled a brief analysis of the sewer system capacities and projected future sewer demands, utilizing information captured in the 2017 Sanitary Sewer Master Plan. Attached is brief analysis and suggestions drafted to address the Board of Supervisors request. Following the Planning Committee’s review of the analysis, a recommendation from the Frederick Water Planning Committee is requested that may be forwarded to the Frederick Water Board of Directors. Support Materials and Draft Revisions to the NELUP SWSA are attached. 50 NELUP SWSA review by Frederick Water September 8, 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. 51 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 52 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 53 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. 54 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 957.99-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 276.02-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 55 APPENDIX I - AREA PLANS Northeast Land Use Plan 1 FREDERICK WATER SUGGESTIONS 9/08/2020 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. 56 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 57 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. 58 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. 59 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. 60 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: 8/25/2020 New SWSA 61 [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú [Ú 6 inch8 inch10 inch14 inchUnknown3 inch4 inch 1.25 inch 1.5 inch6 inch6 inch 10 inchUnkn o w n Woodbine Yardmaster Court VDOT Rest Area I-81 Hiatt Run Pump Station Carroll Industrial Park Clearbrook Park 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: 8/25/2020 New SWSA Sewer Gravity Main Sewer Force Main 62 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: 8/25/2020 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 472.80 acres Net Change to SWSA = + 276.02 acres 63 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. 64 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 65 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. 66 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. 67 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 68 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 69 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 70 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 71