Background
In 2019, the Loudoun County Board of Supervisors adopted the Loudoun County 2019 Comprehensive Plan and designated Loudoun Water as the presumed provider of water and sewer service (for new service, i.e., undeveloped areas) in the Leesburg Joint Land Management Area (JLMA). In addition, the Plan also expanded Loudoun Water’s service area (effectively) with incorporation of land adjacent to the JLMA into the Transition Policy Area (TPA).

In response to these changes in service area, Loudoun Water completed (in 2020) initial master planning of the new service areas establishing a concept for extension of water and sewer systems that would ensure full integration into the existing Central Systems. The initial planning generally established the areas to be served, broad estimates of future water demands and wastewater flows and concept layouts of system extensions into the service areas as well as upstream and downstream impacts to the Central Systems due to the additional demands and flows. The initial planning focused on buildout of the service areas, system extensions necessary to provide services under the ultimate conditions and a review of Loudoun Water’s capacity to serve; confirming treatment capacity exists or there is an existing plan to deliver necessary expansion of capacity.

Leesburg JLMA East

“JLMA East” is the name that Loudoun Water is using for the area between the limits of the Town of Leesburg and the Loudoun Water central service area, south of Route 7 and east of Bolen Park. This update provides information related to the JLMA East service area to facilitate development within this defined area.

Water Planning Summary

Planning continues to advance as more site-specific information becomes available. Continued discussions and coordination with Town of Leesburg and the development community is generating refined assumptions for:

  • future commercial development types, patterns, location and intensities,
  • future residential demographics and associated development locations and densities,

The advanced planning is ongoing and with numerous variables and uncertainties planning becomes an iterative process to identify projects and their appropriate sizing and timing. Consequently, the “projects” identified are to be considered preliminary and range from a simple concept to a more advanced plan. All are subject to change as development progresses, and Loudoun Water anticipates private development will design and construct most of the project identified.

A summary of the “projects” identified to date along with the current status and schedule follows.
 

Project ID
Name
Planning Phase
Design Phase
Construction Phase
Complexities
W1-East 24” Extension to Goose Creek

Complete,

LW/Hazen

Start 2Q21

End 3Q22, LW/TBD

TBD Easement(s), cut in tee on live line
W2-East 24" Extension to Cochran Mill

Complete

LW/Hazen

Start 2Q21

End 3Q22, LW/TBD

TBD Crossing of Goose Creek, easements, possible concurrent develop
W3-East 16" Extension to Crosstrail Blvd

Complete

LW/Hazen

TBD TBD Crossing of Cochran Mill Road, raw water transmission main, overhead electric, gas mains; easements
W4-East 16" Loop to Gant Lane

Complete

LW/Hazen

TBD TBD Crossing of W&OD trail, overhead electric, gas mains, easements, Bolen Park crossing, Sycolin Creek
W5-East 16" Extension to Existing 24" near Trap

Complete

LW/Hazen

TBD TBD Possible concurrent development, cut in tee on live line

 

Sewer Planning Summary
Project ID Name

Planning Phase

Design Phase

Construction Phase

Complexities
S1A-East GCIP Interim SPS Complete

Start 4Q20

End 2Q22, LW/Dewberry

Start 2Q22

End 2Q24,

TBD

Building on same site as existing, operating WWTP, access route needs secured
S1B-East GCIP Interim Forcemain  Complete

Start 4Q20

End 2Q22, LW/Dewberry

Start 2Q22, End 2Q24 Crossing Nova Park property, W&OD trail, fiber and cathodic protection in ex. easement
S2A-East Russell Branch SPS  Complete Start 4Q20, End 2Q22 LW/HDR Start 2Q22, End 2Q25 Easements, emer. storage location, plan for future gravity inverts, dry utilities
S2B-East Russell Branch SPS Forcemain  Complete

Start 4Q20, End xQ25

LW/J2

Start 4Q20, End ?Q25 Easements, floodplain, tie in to existing operating SPS, rock
S3A-East JLMA East SPS Planning TBD TBD Location on ex. WWTP site, steep slopes, floodplain, Scenic Creek Buffer
S3B-East JLMA East SPS Forcemain Planning TBD TBD floodplain, easements, scenic creek buffer, crossing of Goose Creek 
S3C-East Gravity Sewer Outfall from JLMA East SPS Planning TBD TBD floodplain, steep slopes, easements, scenic creek buffer, concurrent development
S4-East Gravity Sewer Replacement & Extension TBD TBD TBD Unsure on sizing until development starts to occur. Bypass pumping 

Additional Planning Information

Master Plan Vision
The JLMA East water plan is envisioned as a phased approach to allow for expedited private sector design, approval, and construction while ensuring the system is able to grow with the demand and provide for system looping. The master plan assumes maximum development and expected demand based on the existing (2019) County land use and planning data. Loudoun Water is moving ahead with planning and design based on available information. Traditionally, the development community has built all infrastructure required for service, Loudoun Water may lead selected projects through design and construction.

Phase 1: Water Transmission Backbone
Phase 1 includes: connecting to the existing 36” diameter water main on the west side of Belmont Ridge Road and extending a 24” diameter water transmission main across Goose Creek, as shown on the map below. This 24” diameter transmission main will be extended to Cochran Mill Road and continue west along the road until it tees north to Cross Trail Boulevard. The northern transmission main will be 16” diameter to Cross Trail Blvd. The western portion of the tee will also downsize to 16” diameter and head west to the W&OD trail.

At this time there is no need for a storage tank or booster pump station to supply adequate capacity to this area however, additional storage capacity may be required depending on final development plans and approvals.

Phase 2: System Loop

The Phase 2 watermain installation includes: the extension of the 16” water transmission main west across the W&OD trail, down Cochran Mill Road to connect to the existing 16” water main on Gant Lane. This extension will provide increased redundancy to support the projected growth in the area. Loudoun Water is expecting this main will be built sometime after 2025; however, if development requires the redundancy sooner, the developer could build this line and be reimbursed following the standard policy listed above. 

Sewer

Phase 1:

The JLMA East sewer plan has been broken into two separate phases, with Phase 1 design currently underway. The first phase of development assumes 0.5 million gallons per day (MGD) of peak sewer flow will be directed towards Goose Creek Industrial Park (GCIP) from Tuscarora Crossing, Twin Creeks, and the parcels bounded by the existing GCIP service area boundary by 2025. Loudoun Water will replace the existing GCIP Wastewater Treatment Plant (WWTP) with a pump station sized for Phase 1 flows. Loudoun Water is planning to construct the pump station and its force main. This interim sewer pump station (SPS), currently named GCIP Interim SPS, will pump sewage south to the North Lower Sycolin (NLS) SPS on the Trap Rock Water Treatment Facility site, as shown in the figure below. Loudoun Water anticipates that GCIP interim SPS will be ready to accept flows from the JLMA East sewershed by early (Q2) 2024.

The current GCIP service area gravity sewer is 8” diameter PVC and asbestos cement pipe within a 10’ wide sewer easement. Much of this gravity sewer is not sized appropriately to handle the ultimate design flow expected from the sewer service area. The development community will be required to upsize the gravity sewers to convey the ultimate design flow to the GCIP Interim SPS project boundaries.

The 0.5 MGD GCIP Interim SPS is a temporary solution and will not be able to accommodate the ultimate buildout of the JLMA East sewer shed. Additionally, the NLS SPS was not sized to accommodate flow from the JLMA East. This necessitates a second phase for sewer conveyance within the shed. Phase 2 involves construction of a permanent JLMA East SPS somewhere near the future GCIP Interim SPS. This permanent SPS is currently planned to be designed and constructed in two stages. The first stage will include the buildout of the Tuscarora Crossing and Twin Creeks developments and assumes flow from 25% of the rest of the sewer shed; resulting in an estimated total shed flow of approximately 1.6 MGD. It is anticipated that stage 1 of the permanent SPS will need to be able to accept this flow by 2030. The permanent station will need to convey approximately 3.2 MGD. The stage two expansion schedule will be dependent on development in the sewer shed area. This new permanent station will pump flows across the Goose Creek to the future Russell Branch (RB) SPS, currently under design, as shown in the figure below. It is anticipated that the RBSPS will be ready to accept flows in 2025. Loudoun Water is undertaking the design and construction of the RBSPS and the associated forcemain into the central system. However, Loudoun Water does not currently have a plan to design or construct the permanent JLMA East SPS, its forcemain across Goose Creek, or the gravity sewer from the forcemain outfall to the RBSPS. It is anticipated that Loudoun Water will advance a design for the permanent station at a time in which flow projections within the JLMA East or at the NLS SPS require it.  

Leesburg JLMA West

“JLMA West” is the name that Loudoun Water is using for the area between the limits of the Town of Leesburg and the Loudoun Water central service area, east of Evergreen Mills Road and west of Bolen Park. This update provides information related to the JLMA West service area to facilitate development within this defined area.

Water Planning Summary

The JLMA West water plan provides a phased approach to allow for expedited private sector design, approval, and construction while ensuring the system is able to grow with the demand and provide for system looping. The master plan assumes maximum development and expected demand based on the existing County data.

Depending on development needs, the master plan assumes that the private sector will complete Projects 1 - 3 and receive reimbursement per Loudoun Water’s reimbursement policy. Project 4 provides for the system loop/redundancy and is expected to be needed in or around 2030. Design and installation of Project 4 will either be a Loudoun Water capital project or may be a built by the private sector should development dictate that need.

 

Project ID Name Planning Phase Design Phase Construction Phase Project Complexities
W1- West 24” Extension to ShreveMill Road Complete
Start 3Q21
End 3Q22 
TBD
TBD Easements, Crossing of Sycolin Road, Sycolin Creek, gas mains 
W2  -West 24" Extension to P2 Complete
Start 3Q21
End 3Q22 
TBD
TBD Crossing of the Greenway, steep slopes
W3 - West 16" Extension to ShreveMill Road Complete TBD TBD Easements, future alignment of Evergreen Mills Road, 
W4 - WEst 16" P1 Loop Complete TBD TBD Easements, future alignment of Evergreen Mills Road, floodplain
W5 - West 16" P2 Loop Complete TBD TBD Easements, future alignment of Evergreen Mills Road, Sycolin Creek Crossing 
W6 - West 16" Extension to Landfill Booster Pump Station Complete TBD TBD  
W7 - West 16" Extension through Compass Creek Complete TBD TBD  

 

Projects 1 - 3: Water Transmission Backbone
Project 1 includes connecting to the existing 24” diameter water main on the west side of the Trap Rock Water Treatment Facility (TRWTF) and extending a 24” diameter water transmission main along Sycolin Road, as shown on the map below. This 24” diameter transmission main will be extended to Shrevemill Road and continue west along Shrevemill Road, across Sycolin Creek and south to the Greenway. Project 2 includes crossing the Greenway with a 24” diameter water main then extending a 16” diameter watermain north to Shrevemill Road on the west side of the Greenway. Project 3 is split into two pieces depending on development, either one could be built first. Project 3A includes a 16” diameter watermain loop around parcel P1, as called out in the comprehensive plan. This loop would include extending the 16” main north along the Greenway to a point south of Heritage High School, turning west along the property line, south along Evergreen Mills Road and finally back east along Shrevemill Road to connect back to itself. Project 3B includes a 16” diameter main from the intersection of Evergreen Mills Road and Shrevemill Road south to Sycolin Creek then east to connect back to project 2.

At this time there is no need for a storage tank or booster pump station to supply adequate capacity to this area however, additional storage capacity may be required depending on final development plans and approvals.

Any installation of new water mains by the development community over the size necessary for their developments, will be reimbursed via Loudoun Water’s standard reimbursement policy, as shown on our website: https://www.loudounwater.org/developers-new-construction/developer-reimbursements.  If you have questions about this policy, please schedule a meeting using the contact information at the bottom of this document. 
 

Project 4: System Loop
The project 4 watermain installation includes the extension of the project 3B a 16” water transmission main south across the Sycolin Creek, down Evergreen Mills Road to connect to the existing 16” water main at the Water Booster Pump Station.  This extension will provide increased redundancy to support the projected growth in the area.  Loudoun Water is expecting to build this line sometime after 2025; however, if development requires the redundancy sooner, the developer could build this line and be reimbursed following the standard policy listed above.

 

Sewer Planning Summary
Project ID Name Planning Phase Design Phase Construction Phase Project Complexities
S1A-West JLMA West Sewer Pump Station
In Planning 
LW/Hazen
Start 1Q22 
End 3Q23 
TBD
TBD Floodplain, steep slopes, invert gravity sewer elevations 
S1B-West JLMA West Forcemain 
In Planning 
LW/Hazen
Start 1Q22 
End 3Q23 
TBD
TBD Easements, sizing/phasing, 
S2-West Gravity Sewer Outfall
In Planning 
LW/Hazen
TBD TBD Easements, crossing Sycolin Road, steep slopes, rock, depth
S3A-West Northern outfall extension 
In Planning 
LW/Hazen
TBD TBD Easements, steep slopes, floodplain, rock, crossing Greenway, TOL utilities
S3B-West Southern outfall extension 
In Planning 
LW/Hazen
TBD TBD Easements, steep slopes, floodplain, rock, crossing Greenway, TOL utilities
S4-West North Lower Sycolin SPS upgrades
In Planning 
LW/Hazen
TBD TBD Maintenance of service during upgrade

 

 

Additional Planning Information

Master Plan Vision

Phase 1:

The JLMA West sewer plan has been broken into two separate phases, with Phase 1 planning currently underway.  The first phase of development takes us from today to approximately 2025 when we assume 1 million gallons per day (MGD) of peak sewer flow will be directed towards the new JLMA West Sewer Pump Station (JLMAW SPS) located on the Loudoun West parcel. JLMAW SPS will pump sewer south down Sycolin Road to the existing gravity sewer adjacent to the Greenway.  This gravity sewer drains east to the North Lower Sycolin (NLS) SPS on the Trap Rock Water Treatment Facility site, as shown in the figure below.  Part of phase 1 will include gravity sewer projects to extend the sewer system to the new JLMAW SPS.  These three projects will serve as the ultimate capacity gravity lines along Sycolin Creek and the tributary to Sycolin Creek from comprehensive planning area P1. 

 

Any installation of new gravity sewer mains by the development community over the size necessary for their development, will be reimbursed via Loudoun Water’s standard reimbursement policy, as shown on our website: https://www.loudounwater.org/developers-new-construction/developer-reimbursements.  If you have questions about this policy, please schedule a meeting with us using the contact information at the bottom of this document. 

Phase 2:
The JLMAW SPS will be designed in phases to accommodate the initial development and ultimate buildout of the JLMA West, TPA, North Lower Sycolin and South Lower Sycolin sewer sheds.  The first stage of JLMAW SPS is designed for a peak flow of 1 MGD, as described in phase 1.  The second stage of JLMAW SPS will be for 2.5 MGD and the ultimate size is 5 MGD peak.  As the JLMAW SPS flows increase, the NLS SPS will also need to be upsized.  The NLS SPS was not sized to accommodate flow from the JLMA West or the new TPA areas (as shown on the map).  This necessitates a second phase for sewer conveyance within the shed.  Phase 2 involves the upsizing of NLS SPS and downstream sewer outfalls, possibly including the existing forcemain.

 

For more information

Kathleen Whitten, P.E.
Senior Project Manager
kwhitten@loudounwater.org
571-291-7933
You can also submit an online inquiry through the Loudoun Water website to set up a pre-design meeting

 

Project Status: 
Upcoming Capital Design