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CPPC 07-13-20 Meeting Agenda1.Comprehensive Plan Amendment (CPPA) Request for 2020 1.A.Waverly Farm - Sewer and Water Service Area Expansion Request CPPA #01-20, Waverly Farm – Sewer and Water Service Area (SWSA) Expansion Request; Parcels 33-A-69, 33-A-70, 44-A-80 and 44-A-80A. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 145.5+/-acres. This site currently contains 51.36 +/- acres in the SWSA and seeks to expand the SWSA to include the surrounding acreage. The properties are currently zoned RA (Rural Areas) Zoning District and are currently utilized for agricultural purposes. The Northeastern Frederick Land Use Plan 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. The properties are located west and adjacent to Interstate-81, south of Hopewell Road and are in the Stonewall Magisterial District. 2.Other AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, JULY 13, 2020 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC07-13-20CPPA01-20.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 13, 2020 Agenda Section: Comprehensive Plan Amendment (CPPA) Request for 2020 Title: Waverly Farm - Sewer and Water Service Area Expansion Request CPPA #01-20, Waverly Farm – Sewer and Water Service Area (SWSA) Expansion Request; Parcels 33-A-69, 33-A-70, 44-A-80 and 44-A-80A. Attachments: CPPC07-13-20CPPA01-20.pdf 2 2 Item 1 2020 Comprehensive Plan Amendment (CPPA) For the 2020 Comprehensive Plan Amendment submission deadline, the Planning Department received one request for a Sewer and Water Service Area expansion. CPPA #01-20, Waverly Farm – Sewer and Water Service Area (SWSA) Expansion Request; Parcels 33- A-69, 33-A-70, 44-A-80 and 44-A-80A. This is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include 145.5+/- acres. This site currently contains 51.36 +/- acres in the SWSA and seeks to expand the SWSA to include the surrounding acreage. The properties are currently zoned RA (Rural Areas) Zoning District and are currently utilized for agricultural purposes. The Northeastern Frederick Land Use Plan 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. The properties are located west and adjacent to Interstate-81, south of Hopewell Road and are in the Stonewall Magisterial District. The 2020 request will be considered first by the Comprehensive Plans an d Programs Committee (CPPC) on Monday, July 13, 2020. Staff will provide a brief presentation and then the Applicant, or their representative, will be allowed to give a short presentation. The CPPC will forward a recommendation on the application to the Pl anning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider the request later in August. The CPPC will be notified when the date and time have been determined. The purpose of the work session will be to review the CPPA request and determine if merits additional study. In keeping with the County’s established protocol for long -range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Northeast Land Use Plan, comments from Frederick Water and the request application. 3 £¤11 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 HotRun Hot Run Clearbrook Run 33 A 69 33 A 69 44 A 80 44 A 80A 33 A 70 219MORELAND LN 101EVANS FARM LN 135EVANSFARM LN 163EVANSFARM LN 169EVANSFARM LN 245YARDMASTER CT 240YARDMASTER CT 2860MARTINSBURGPIKE 149STEPHENSON RD 235HOT RUN DR 160SHIRLEY CT 2851MARTINSBURGPIKE2829MARTINSBURGPIKE 508QUARRY LN 508QUARRY LN 508QUARRY LN 2897MARTINSBURGPIKE 2835MARTINSBURGPIKE 2833MARTINSBURGPIKE 166SHIRLEY CT 2906MARTINSBURGPIKE 162MORELAND LN 146MORELAND LN 3004MARTINSBURGPIKE 130TATANKA LN 219MORELAND LN 250FAIRGROUND RD 2974MARTINSBURGPIKE 164MICHAEL DR 144MICHAEL DR 472WAVERLY RD 136RURITANWAY 136RURITANWAY 3096MARTINSBURGPIKE 3180MARTINSBURGPIKE 456WAVERLY RD 3134MARTINSBURGPIKE 3165MARTINSBURGPIKE 3172MARTINSBURGPIKE 386WAVERLY RD 414DEHAVEN DR 325WAVERLY RD 460DEHAVEN DR 227HOPEWELL LN492DEHAVEN DR 920HOPEWELL RD 117HOPEWELL LN 128MANUEL DR 521DEHAVEN DR 538DEHAVEN DR 600HOPEWELL RD 430HOPEWELL RD 560DEHAVEN DR 722HOPEWELL RD 392HOPEWELL RD 437HOPEWELL RD 489HOPEWELL RD 511HOPEWELL RD 565HOPEWELL RD 746HOPEWELL RD 132GRIMESGOLDEN LN 132GRIMESGOLDEN LN 669HOPEWELL RD 361HOPEWELL RD 218GRIMESGOLDEN LN 170GRIMESGOLDEN LN 171APPLEVIEW DR 761HOPEWELL RD 781HOPEWELL RD 183PUNKINRIDGE DR 177PUNKINRIDGE DR 152APPLEVIEW DR 1204CEDARHILL RD 224GRIMESGOLDEN LN 209APPLEVIEW DR 201PUNKINRIDGE DR 214PUNKINRIDGE DR 190APPLEVIEW DR YARDMASTERCT HOPEWELLLNJERSEY CTRURITANWAY ALFALFA LNPUNKINRIDGE DRDEHAVEN DRA P PLE VIE W D R MORELAND LN T A T A N K A L N GRIMESGOLDEN LN VISITOR CENTER LOOPWALTERS MILL LNFAIRGROUND RDMICHAEL DRHOPEWELL RD SAED ALHARTHI CIR WAVERLY RD Application Urban Development Area Sewer and Water Service A rea Parcels Future Rt 37 Bypass East ern R oa d Plan Ma jor Arterial Imp roved Major Arterial Minor Arterial Imp roved Minor Arterial Ma jor Collector Imp roved Major Collector Minor Collector Imp roved Minor Collector Ramp Roundabout Trails Long R ange Land Use Business Mixed Use Industrial/O ffice Industrial Extractive Mining Rural Community Center Fire & Rescue Sensitive Natural Areas Institutional µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 22, 2020 §¨¦81 MARTINSBURGPIKEFAIR LNWESLUKE DREBERTRD H O P E W E L L R D CECE WAY RURITANWAY B R U C E T O W N R D EASY LIVING STWELLTOWN RDTATANKA LN HIATTRD HOPEWELL LNSTEPHENSON RDVISITORCENTERLOOPVIEWWEST LN SAEDALHARTHICIRD E H A V E NDR W AVERLY RDGUN CLUB RD W A L T E R S M IL L L NQUARRY LNClear Brook Stephenson 0 1,000 2,000500 Feet MARTINSBURGPIKECPPA #01-20 £¤11 C P P A # 0 1 - 2 0 : W a v e r l y F a r mPINs: 3 3 - A - 6 9 , 3 3 - A - 7 0 , 4 4 - A - 8 0 , 4 4 - A - 8 0 ADraft S W S A A m e n d m e n tLong R a n g e La n d U se M a p CPPA #01-20 CPPA #01-20 CPPA #01-20 CPPA #01-20 £¤11 4 £¤11 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 H ot R u n Hot Run Clearbrook Run 33 A 69 33 A 69 44 A 80 44 A 80A 33 A 70 135EVANSFARM LN 219MORELAND LN 101EVANSFARM LN 163EVANSFARM LN 169EVANS FARM LN 245YARDMASTER CT 240YARDMASTER CT 149STEPHENSON RD 2860MARTINSBURGPIKE 235HOT RUN DR 160SHIRLEY CT 2829MARTINSBURGPIKE 2851MARTINSBURGPIKE 508QUARRY LN 508QUARRY LN 508QUARRY LN2897MARTINSBURGPIKE 2835MARTINSBURGPIKE 2833MARTINSBURGPIKE 166SHIRLEY CT 2906MARTINSBURGPIKE 162MORELAND LN 146MORELAND LN 130TATANKA LN 3004MARTINSBURGPIKE219MORELAND LN 250FAIRGROUND RD 2974MARTINSBURGPIKE 164MICHAEL DR 144MICHAEL DR 472WAVERLY RD 136RURITANWAY 136RURITANWAY 3096MARTINSBURGPIKE 3126MARTINSBURGPIKE 3165MARTINSBURGPIKE 3134MARTINSBURGPIKE 3162MARTINSBURGPIKE 386WAVERLY RD 414DEHAVEN DR 325WAVERLY RD 435DEHAVEN DR460DEHAVEN DR 227HOPEWELL LN 920HOPEWELL RD 117HOPEWELL LN 128MANUEL DR 521DEHAVEN DR 538DEHAVEN DR 600HOPEWELL RD 430HOPEWELL RD 560DEHAVEN DR 722HOPEWELL RD 366HOPEWELL RD392HOPEWELL RD 489HOPEWELL RD 511HOPEWELL RD 565HOPEWELL RD 746HOPEWELL RD 437HOPEWELL RD 132GRIMESGOLDEN LN 132GRIMESGOLDEN LN 669HOPEWELL RD 361HOPEWELL RD 218GRIMESGOLDEN LN 170GRIMESGOLDEN LN 171APPLEVIEW DR 761HOPEWELL RD 781HOPEWELL RD 183PUNKINRIDGE DR 177PUNKINRIDGE DR 152APPLEVIEW DR 1204CEDARHILL RD 224GRIMESGOLDEN LN 209APPLEVIEW DR 214PUNKINRIDGE DR 190APPLEVIEW DR STILESCTYARDMASTER CT HOPEWELLLN JERSEY CTRURITANWAY ALFALFA LNPUNKINRIDGE DRA PPLE VIE W D R DEHAVEN DRTATANKA LN MORELAND LN GRIMESGOLDEN LN VISITOR CENTER LOOPWALTERS MILL LNFAIRGROUND RDMICHAEL DRHOPEWELL RD SAED ALHARTHI CIR WAVERLY RD Application Urban Development Area Sewer and Water Service A rea Parcels Future Rt 37 Bypass East ern R oa d Plan Ma jor Arterial Imp roved Major Arterial Minor Arterial Imp roved Minor Arterial Ma jor Collector Imp roved Major Collector Minor Collector Imp roved Minor Collector Ramp Roundabout Trails Zoning B2 (General Business District) B3 (Industr ial Transition District) EM (Ex tractive Manufacturing District) M1 (Light Industrial District) MH1 (Mobile Hom e Com m unity District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 22, 2020 §¨¦81 MARTINSBURGPIKEFAIR LNWESLUKE DREBERTRD H O P E W E L L R D CECE WAY RURITANWAY B R U C E T O W N R D EASY LIVING STWELLTOWN RDTATANKA LN HIATTRD HOPEWELL LNSTEPHENSON RDVISITORCENTERLOOPVIEWWEST LN SAEDALHARTHICIRD E H A V E NDR W AVERLY RDGUN CLUB RD W A L T E R S M IL L L NQUARRY LNClear Brook Stephenson 0 1,000 2,000500 Feet MARTINSBURGPIKECPPA #01-20 £¤11 C P P A # 0 1 - 2 0 : W a v e r l y F a r mPINs: 3 3 - A - 6 9 , 3 3 - A - 7 0 , 4 4 - A - 8 0 , 4 4 - A - 8 0 ADraft S W S A A m e n d m e n tZoning M a p CPPA #01-20 CPPA #01-20 CPPA #01-20 CPPA #01-20 £¤11 5 315 Tasker Road PH (540) 868-1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director www.FrederickWater.com Water At Your Service MEMORANDUM TO: Candice Perkins, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: 2020 Comprehensive Policy Plan Amendment Review –Waverly Farm DATE: July 6, 2020 Thank you for the opportunity to provide preliminary comments on the Comprehensive Policy Plan Amendment applications received for the 2020 application period. We understand that Frederick Water’s preliminary comments will be shared with the Board of Supervisors and Planning Commission during their CPPA review joint work session later this summer. We welcome the opportunity to participate in a more thorough review of the application once the Board decides if the application warrants further evaluation. Our preliminary comment: Waverly Farm SWSA Expansion Request; Parcels 33-A-69, 33-A-70, 4-A-80, 44-A-80A These properties are captured in the Northeast Land Use Plan (NELUP). The properties are more specifically located in the southwest quadrant of I-81, Exit 321, south of Hopewell Road. Frederick Water does presently provide water and sewer services to the VDOT Rest Area, located immediately south of the applicant’s land areas, and the only service lines in the vicinity of the western side of I-81. The service to the VDOT Rest Area has limited capacities available for use by other users. 6 Page 2 Comment on the 2020 Comprehensive Policy Plan Amendment Application for Waverly Farm SWSA Expansion Candice Perkins July 6, 2020 Water supply for the subject parcels will be available in the near future, once the new Henry F. Sliwinski Water Treatment Plant is constructed and in operation in 2022. The developer will need to extend adequately sized water lines to the subject properties as part of their development program. The 2017 Sanitary Sewer Master Plan offers that as the area develops, effluent from the Northern Service Region - which incorporates the NELUP area- would be conveyed to the Opequon Water Reclamation Facility (OWRF) through a series of pump stations. Sewer conveyance and treatment capacities are currently limited and warrant upgrades to meet long term planned land uses that are already captured in the current Sewer and Water Service Area (SWSA) boundary. Expansion of the SWSA will introduce additional demands for service and additional conveyance and treatment volumes, simply adding additional land area that will further share the limited existing conveyance and treatment capacities. The current sewer infrastructure serving the NELUP was funded through 2001-era Grant-in-Aid agreements by a number of property owners who sought access to public sewer. Sewer capacity is limited as the sewer improvements constructed with the Grant-in-Aid effort were sized for those property owners, and the land uses within the SWSA depicted in the 2000 NELUP. The Grant-in-Aid agreement’s 15-year sewer capacity reservations expired in November 2019; this opens up the remaining limited existing sewer capacity to all properties in the NELUP, but on a first come, first served basis. Frederick Water’s 2017 Sanitary Sewer Master Plan (2017 SSMP) utilized the County’s 2035 Comprehensive Policy Plan (2035 CPP) as guidance and foundation for its sewer improvement recommendations. The 2017 SSMP evaluated the 2035 CPP future land uses and the SWSA, and then projected the necessary sewer system improvements to meet the projected demands. The 2017 SSMP recommended a number of improvements to meet the projected demands generated by the 2035 CPP, including a new wastewater treatment plant. Any additional future land uses and SWSA expansions beyond those in the 2035 CPP would not be captured by the 2017 SSMP, and therefore may not be positioned for adequate sanitary sewer service in the future. The Waverly Farm SWSA Expansion CPPA was discussed by the Frederick Water Planning Committee on July 6, 2020. The Planning Committee recognized the recommendations from the 2017 SSMP and the associated projected costs in excess of $40 million. The Planning Committee recommended that property owners who benefit from a SWSA expansion be 7 Page 3 Comment on the 2020 Comprehensive Policy Plan Amendment Application for Waverly Farm SWSA Expansion Candice Perkins July 6, 2020 accountable for the necessary improvements so that the existing customer base not be burdened with improvement costs that benefit new development. Ultimately, the Planning Committee voiced that the existing sewer system and improvements recommended in the 2017 Sanitary Sewer Master Plan would not be adequate to meet the demands of an expanded SWSA. It was noted that the SWSA could be adjusted, removed from land areas where planned land uses clearly did not require sanitary sewer and expanded to incorporate land areas that were previously designated for growth but had not yet benefited from inclusion in the SWSA. This could result in a right-sized SWSA, and create an opportunity for property owners that are added to the SWSA to participate a grant-in-aid effort similar to that in 2001 which funded sewer infrastructure and in return reserved sewer capacity for participants. Frederick Water does not support further study of the application without consideration of a much larger study area that could collectively contribute to sanitary sewer infrastructure improvements that convey the study area sewage directly to the OWRF or to a new Wastewater Treatment Plant (WWTP). A study of opportunities, and implementation of results, for expansion of wastewater treatment facilities would also be necessary. Adjustment of the NELUP-area SWSA to remove land areas which did not need sanitary sewer and inclusion of land areas that would benefit from access to sanitary sewer should be considered. Frederick Water is available to participate in a larger study area evaluation of the SWSA. 8 9 10 11 12 13 14 15 16 17 18 19 20