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Home My WebLink About12-04 Impact AnalysisButcher Impact Analysis Statement III. Impact'Analysis933 A Site Background and History The Butcher property consists of 29.9891 acres of land located within the UDA east of Greenwood Road within the Red Bud magisterial district. The site is adjacent to the built out Briarwood Estates subdivision, and is accessed via Farmington Boulevard. Prior use of the site was as a single family residence that is now vacant. The site is located in an actively developing residential area wherein public facilities have been installed through prior development and are readily available for extension into the site. Available facilities include water and sewer lines, road infrastructure, and regional stormwater management. The requested rezoning from RA (Rural Areas) to RP (Residential Performance) will enable continued development within the UDA in accord with the Comprehensive Policy Plan. The rezoning will serve to integrate the site with the surrounding community, which has already undergone the transition from the historical pattern of low density residential land uses to the suburban intensities envisioned by policy. The final plat is shown as Figurel. (R /W VARIES) C1 ROUTE06 ti GREENWOOD IRS IRS e;174.....1 N Q dL F Oink) fr .r 1 r i xi, a n t s 11 "��Ir TRACT) I I l LI _0..1.943 JAc. I `BETTIE ^E. WINSLOW D.B. 461, PG. 645 T.M. 55 -((A)) -184 SET STONE FOUND 0 (7) N 1" =200 S31'49' 43"W 11.08' TRACT 1 29.9891 Ac. ROAD 1 N31'49'43 "E 1185.08' 0 j �o o LOT 9 l 1 LOT IRF1 BRIA WOOD 7 E%2TATES z r 11- z i m 73 8 ILOT 7: RF IRS p D� IRS I LOT 30 LOT r0) RF 31 N LOT 2 0� 32 P1 LOT d v DI 04 z P*1 N N II LOT co 35 rn IRF_ LOT 36 m v Q4f-7- A o P/ 70 1 o m tor 778 a p M OT 116 2 S "W LOT 1166.60 0 'Vi'IRE FENCE (MEANVERS) 2 ORRICK CEMETERY COMPANY, INC. IRS, LOT 118 D .B. 337, PC. 179 IRF LOT T.M. 55- ((A))_231 ,119 200 400 BOUNDARY SURVEY OF THE PROPERTY OF JAMES E. ARDEYTH 0. BUTCHER D.B. 810, PG. 1279 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1" 200' DATE: FEBRUARY 2, 2004 gilbert w. clifford associates A DIVISION OF PATTON HARRIS RUST ASSOCIATES A PROFESSIONAL CORPORATION CONSULTING ENGINEERING LAND SURVEYING PLANNING 117 E. PICCADILLY swat, WNCHESTER, VIRGINIA 22801 (540) 667 -2139 SHEET 2 OF 2 FIGURE 1 FIGURE 1 g' N�y,� 0 1 DR a .4 s o vgA, Y VALLEY 41 ID ROAD W 3 c' i I ''32 RO40 a VICINITY MAP IF n 1 1,500' 4 /"--'7— V NOTES: 1. THE PROPERTIES SHOWN ON THIS PLAT ARE LOCATED ON ASSESSMENT MAP 55 —((A)) -200 AND ARE NOW IN THE NAME OF JAMES E. ARDEYH 0. BUTCHER PER DEED RECORDED AT DEED BOOK 810 AT PAGE 1279 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. 2. THIS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT AND DOES NOT THEREFORE NECESSARILY INDICATE ALL ENCUMBRANCES AND RESTRICTIVE COVENANTS ON THE PROPERTY. 3. THIS SURVEY IS BASED ON A CURRENT FIELD SURVEY. 4. THE EXISTENCE OF VEGETATED OR TIDAL WETLANDS WAS NEITHER INVESTIGATES NOR CONFIRMED DURING THE PERFORMANCE OF THIS SURVEY BY THIS FIRM. 5. IRF DENOTES REBAR FOUND 6. IRS DENOTES REBAR TO BE SET CURVE TABLE 3 CURVE DELTA RADIUS LENGTH TANGENT BEARING CHORD C1 116'23" 547.96 12.18 6.09 N2118 "E 12.18 0 z 0 Z3 N Q Q Y 0 BOUNDARY SURVEY OF THE PROPERTY OF JAMES E. ARDEYTH 0. BUTCHER D.B. 810, PG. 1279 a RED BUD MAGISTERIAL DISTRICT f FREDERICK COUNTY, VIRGINIA SCALE: AS NOTED DATE: FEBRUARY 2, 2004 3 RANDY A SfORERS y, gilbert w. clifford associates N No. 002342 A DIVISION OF PATTON HARRIS RUST ASSOCIATES A PROFESSIONAL CORPORATION CONSULTING ENGINEERING LAND SURVEYING PLANNING 117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601 (540) 667 -2139 SHEET 1 OF 2 FIGURE 1 Butcher impact Analysis Statement B: Location and Access The Butcher property is located east of Greenwood Road and south and adjacent to the Briarwood Estates subdivision. Access is provided from Greenwood Road by Farmington Boulevard, a minor collector roadway, which extends through Briarwood Estates Section 1 to the west property boundary. Farmington Boulevard is intended to extend through the Butcher property providing internal project access as well as interparcel connections. The planned extension of Farmington Boulevard through the Butcher property will facilitate its ultimate connection with Charming Drive. This connection will be completed through development of an adjoining tract and result in a minor collector route parallel with Senseny Road that is included in the Eastern Road Plan. (See Figure 2) BUTCHER PROPERTY LOCAT /ON MAP FREDERICK COUN7Y, NRC/N/A gilbert w. clifford associates a division of Patton, Harris, Rust Associates, pc 117 E I dy St lanciuMer, Virginia 22601 S (540) 667 -2139 FM: (540) 665 -0493 FIGURE 2 Butcher Impact Analysis Statement C. Site Suitability The site does not contain' conditions that would preclude or substantially hinder development activities. The following table provides an area summary of environmental features: Butcher Property Environmental Features Total Project Area 29.99 Acres Area in Flood Plain 0.00 Acres 0% Area in Steep Slopes 0.00 Acres 0% Area in Wetlands 0.9 Acres 3% Lakes Ponds 0.00 Acres 0% The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks Blairton soil association, with the particular geology being Martinsburg shale. Such geology is prevalent on land located east of Interstate 81 and is not identified as prime farmland. The site is predominantly wooded and no history of agricultural use has been identified. Site elevations range from a high of 877 feet above sea level to a low of 838 feet above sea level with slopes ranging from 3% to 20 A central intermittent stream channel bisects the site from south to north draining through the Briarwood Estates and Carlisle Heights subdivisions with confluence to Abrams Creek. Riparian buffers required by ordinance will be preserved on either side of the stream channel. A small area of wetlands has been identified on the site coincident with the path of the intermittent stream channel. Water and sanitary sewer facilities are available via the Briarwood Subdivision and have been sized to accommodate additional development. The site is ideally suited for use as a single family detached subdivision similar in density to the surrounding area. The following exhibits show the zoning context for the property (Figure 3), the characteristics of the site (Figure 4), and the proposed Generalized Development Plan (GDP) for the project (Figure 5). BUTCHER PROPERTY gilbert w. clifford associates O o division of ZONING CONTEXT Patton, Harris, Rust Associates, pc 117 E. Heady St. Winchester, W i 22601 YOKE (540) 667 -2139 FAX: (540) 665 -0493 is FIGURE 3 BUTCHER PROPERTY SITE CHARACTERISTICS FREDERICK COUNTY, VIRGINIA 1 gilbert w. clifford associates a (Meow of Patton, Harris, Rust Associates, pc 117 E. FiS St w thester, Woi is 22601 (540) 667 -2139 FAX. (540) 665-0493 FIGURE 4 FN91000 N CHU CH 55 -A -In ZONED: USE: all ,OUS BETIIE INSLOW 55 -A 182 ONEO: RP USE HEST ENDAL RRICK FIERY CO, INC. 55 -A POT ZONED' A USE: CEDE RY ORRICK CEMETERY CO, INC 55 -A -201 ZONED: RA USE: CEMETERY waal BUTCHER PROPERTY GENERALIZED DEVELOPMENT PLAN FREDERICK COUNTY, NRC/N44 gilbert w. clifford associates a division of Patton, Harris, Rust Associates, pc 111 E Readily St. Vm&Sa, Yr io 22601 VOCE (540) 667 -2139 FM: (540) 665-0493 FIGURE 5 Butcher Impact Analysis Statement D. Traffic PODS t f A traffic 'impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. Using traffic generation figures from the LT.E. Trip Generation Manual, 7 Edition, the TIA projects that the proposed development will produce 690 vehicle trips per day (VPD). The TIA further indicates that study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions. The TIA reveals modest peak hour delays at the Greenwood Road (Route 656) intersections with ValleyMill Road (Route 659) and Senseny Road (Route 657), which are attributable to anticipated background traffic growth. Farmington Boulevard will provide access to the project from Greenwood Road and will be extended by the applicant through the project to the east boundary. Construction of Farmington Boulevard will include traffic calming measures (such as "chokers to enhance traffic control and improve safety for residents along the roadway. A system of local streets connecting with Farmington Boulevard will provide a satisfactory and manageable internal transportation system for the development. From a regional perspective, construction of the segment of Farmington Boulevard through the Butcher Property furthers implementation of the transportation improvements outlined by the Eastern Road Plan. The extension of Farmington Boulevard to its ultimate connection with Charming Drive will complete a minor collector route parallel to Senseny Road that will contribute to improved traffic conditions in the area. As currently aligned, Farmington Boulevard intersects with Greenwood Road opposite the planned location of Abrams Pointe Boulevard, which will serve as the primary access for the yet to be developed Abrams Pointe project to the west. This intersection will ultimately be signalized when warranted by VDOT, with the Abrams Pointe development already conunitted to sharing 50% of the cost. The applicant has proffered to enter into a signalization agreement with VDOT to contribute 25% of the cost of signal installation. 1 Butcher Impact Analysis Statement E. Sewage Conveyance an'd'Water Supply 1 Gravity sewer of adequate size (8 will be extended from the complete Briarwood system to the north. An 8" water main will be extended from Farmington Blvd to the west and terminate at the east property line providing for future extension and looping with the Charming Drive system. A network of local piping systems will connect to these existing facilities to provide service to the individual lots (see Figure 6). A maximum of 69 single family homes will be served thus creating a demand for water and discharge for sewer of approximately 13,800 gpd. All facilities will meet FCSA requirements for ownership by the agency. 4000 C PST CHU CH 55 -A -R ZONED. ..A RE WS' BElaE ,NSLOW 55 -A 184 TONED: RP U ESI NBAL PRICK C. E7ERY CO, INC. 55 -A 201 ZONED: A USE CEME RY ORRICK CEMETERY CO. INC 55 -A -201 ZONED: RA USE CEMETERY BUTCHER PROPERTY WATER SEWER EXTENSIONS FREDERICK COUMY, 14RC /M4 gilbert w. clifford associates a division of Patton, Harris, Rust Associates, pc 111E Vaal/ SL inchealu, Virginia 22601 VOICE: (540) 667 -2139 FM (510) 665-0493 FIGURE 6 Butcher Impact Analysis Statement F. ASite Drainage Site drainage collects and leaves the site to the north via the intermittent stream channel. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. The preservation of riparian buffers containing mature woodlands will provide significant mitigation of nutrient losses. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. Street drainage will be provided by an enclosed storm sewer pursuant to VDOT standards. Special emphasis will be made to protect the stream channel through application of passive stormwater mitigation techniques. Figure 7 depicts the stormwater management plan for the Butcher site. INDICATES STORMWATER MANAGEMENT POND AO OD 6:W nsr CHU CH 55 -A -I ZONED: 8 RELI A ORS RE 771E 55-A 184 iRP ON RP U5: LSI NIIAL RICK FIERY CO, INC 55 -A 901 ZONE): A USE: GENE NY ORRICK CEME IERY CO, INC 55 -A -101 ZONED: PA USE: CEMETERY to BUTCHER PROPERTY STORMWATER MANAGEMENT FREDERICK COUNTY, WRC /NPI gilbert w. clifford associates a division of Patton, Harris, Rust Associates, pc 117 E VicadAy 6L Winchester, Vgda 22601 VOICE: (540) 667 -2139 FAY: (540) 665 -0493 FIGURE 7 Butcher impact Analysis Statement G 1; I SoliILWaste Disposal Facilities L. The 69 /S family detached lots will produce approximately 12 lbs. of solid waste per day for a total of 828 lbs. per day (.41 T /day) for the project. Solid waste from the project will be deposited in the Frederick County landfill following collection at citizen convenience /dumpster facilities or via private carrier(s) contracted by neighborhood residents. Butcher Impact Analysis Statement 401)S t Historic Sites and Structures There are no historic sites or structures impacted by this rezoning. Butcher Impact Analysis Statement L Im pact on CommunityFacilities MOS The Frederick County Fiscal Impact Model was run by the county staff to reflect individual and collective fiscal impacts on community facilities. The applicant has offered per unit monetary contributions with the proffer statement equivalent to the calculated impacts to mitigate the effects on Frederick County. Specifically, the applicant has proffered to contribute $10,206 per unit at the time of building permit issuance. The total contribution is proffered to be allocated as follows: Fire and Rescue: Public Schools: Recreation Parks: Library: Sheriff's Office: Administration: TOTAL: $889.00 per unit $7,571.00 per unit $1,288.00 per unit $213.00 per unit $42.00 per unit $203.00 per unit $10,206 per unit An escalator clause is included with the proffer statement to mitigate the effects of inflation on the value of the proffered monetary contributions. This provision stipulates that any monetary contributions proffered by the applicant that are paid after 30 months from the date of rezoning approval will be adjusted pursuant to the Urban Consumer Price index (CPI -U). Iv FREDERICK C O UN7 "Y IMPA CI MODEL ui N OUTPUT MODULE APPLICANT: Butcher Tract Net Fiscal Impact LAND USE TYPE RP Cools at Impact Credit: Credits to be Taken for Future Taxes Paid INPV) Total Potential Adjustment Fm REAL EST VAL 59,177,000 Required (emered in Cur. Budget Cur. Budget Cap. Future CI P( Tax Credits Revenue. Net Capital Net Cost Per FIRE 8 RESCUE 4 Capital Facilities oot sum only) Oiler Cap Emirs ExpendlDebt S. Taxes. Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit Fire and Rescue Department Elementary Schools Middle Schools Nigh Schools Parks and Recreation Public Library Sherif% Offices Administration Building Other Miscellaneous Facilities 562,202 5300,136 5176,554 5256,826 1107 450 518,680 511,056 $14r166 516,101 SUBTOTAL $967,197 LESS: NET FISCAL IMPACT NEYCAP. FACILITIES IMPACT 50 INDEX: "t.0" if Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost nat,`D.0 if Raba lo co Avg: 0,0 Rev -Cost dale 0.533 PLANNING DEPT PREFERENCES 1.0 1,0 Rekd to Co bvg: 07-15 METHODOLOGY. 1. Capital facilities mouiremen s are input to the firs) column as calculated in the model 2. Net Fiscal Impact NPV bon operations caludations is input in row total of second column Mere if negative): included are the one -tine Iaxe_sfiees for one year only at lull value. 3. NPV of future oiler cap equip (axes pairs in third column a9 calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in bush col as caladated in )tscal idlpads. 5. NPV 6f future lazes paid to firing current &derity up to standard fo) new taulries, as calculated for each new faci icy. 6. Columns three through five ire added as pbten5al Credits against the calsulaled Capital facilbias requirements. These are adjusted for pereen of boils civered by the revenue from the project (actual, or as ratio to ayg. for elresidemial develepinen1). NOTE: Proffer calculations do not include include interest because They are caih payments up front. Credits do inoludeimerest If the projects are dept financed. NOTES. Model Run Date 06/32/04 CMM l Pooled Desaiption: Assumes 70 'single lamily detached dwellings en 29.99 acres zoned RP District (PIN 55'A -200). Due to changing conditions associated with develeprnen in the dounty, the results or this Output Module may not be valid beyond a period of 90 days from the mddel mn date. 549.109 5235,393 59,059 10 517,455 519272 $71.625 5257,665 50 50 162202 5889 5287,502 5205,545 5529,975 57,571 524,216 524.216 517,313 590,137 51,268 15,224 55,224 53,735 514,945 77 5211 52,258 511,317 58,091 $2,965 S42 $0 50 $0 514.168 5201 536.727 526257 $0'] s0 531,698 $364,g85 5260.941 '3705.255. $10.0e9 SO S0 40 5706.2551 510,0691