HomeMy WebLinkAbout13-04 Impact AnalysisFile #4079/EAW /ajc
IMPACT STATEMENT
WESTBURY COMMONS
REZONING
Stonewall Magisterial District
Frederick County, Virginia
TM 53- ((4)) -3 -E TM 53- ((4)) -3 -F
aggregate area of 3.13 Acres
August 13, 2004
Revised September 29, 2004
Revised November 1, 2004
Revised December 2, 2004
Current Owners: Harvest Communities, Incorporated
Contact Person:
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540 662 -4185
September 21, 2004
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Preliminary Comments Westbury Commons Rezoning Proposal
Dear Evan:
This correspondence is intended to identify issues of concern regarding the preliminary application
materials for the Westbury Commons rezoning proposal. The preliminary application package, as
submitted on August 17, 2004, consists of the following principal components: (1) Capital Facilities
Output Model, (2) Rezoning Application Form, (3) Impact Analysis Statement, dated August 13,
2004 (4) Proposed Proffer Statement dated August 13, 2004; and (5) Generalized Development Plan
(GDP) dated March 24, 2004. It is anticipated that these issues will be fully addressed through
revisions to the application prior to its consideration by the Planning Commission and Board of
Supervisors. The following comments are offered for your records:
Impact Statement
A. Introduction
The housing type being proposed with this application is single family small lot.
Developments containing this housing type must provide one recreational unit for each 30
dwellings, in addition to a community center that provides the equivalent of three age
appropriate recreational units for each 30 dwellings. The impact statement indicates that the
proposed build -out only includes 12 single family small lots; it does not account for the
required community center.
B. Transportation
Specify if the road being built in this subdivision is a public or a private road.
C. Water Supply
It is unclear under the water supply section whether the city or the county is providing the
water for this proposed development.
107 North Kent Street Winchester, Virginia 22601 -5000
a FIE COPY
COUNTY of FREDERICK
Department of Planning and Development
540/665 -5651
FAX: 540 /665 -6395
Mr. Evan Wyatt, Greenway Engineering
RE: Westbury Commons
September 21, 2004
Page 2
D. Other Impacts
Provide a narrative about the impacts that this development would create on the community.
The narrative provided only discusses the impacts being imposed on Fire and Rescue. Please
include the impacts on Parks and Recreation, Public Library, Sheriffs Office and County
Administration.
This project is proposing to proffer $1,000 per dwelling to Fire and Rescue. Based on the
CIP modeling exercise, there are impacts being imposed on other county facilities that have
not been mitigated.
Proffer Statement
A. Generalized Development Plan
The GDP submitted with the impact statement only accounts for the trail being provided
through the development; it does not show a location for the community center.
It would be more appropriate to state that this development will not exceed 12 single
family small lot dwellings.
(2) The "shared driveway" entrances proffered for this project appear to be pipestem
lots, which is a lot configuration not presently permitted by the Zoning Ordinance. In
accordance with the Frederick County Subdivision Ordinance, when lots in
subdivisions do not abut public streets, they shall abut private roads. Only three lots
depicted in the GDP have direct access to the road The GDP must be revised to
show each lot having its own individual access to the road.
(1)
Residential Use Enhancements
D. Recreational Amenities
A four foot wide trail is being proffered along the perimeter of the project. It would be more
appropriate to provide a five foot wide trail to be consistent with the width that VDOT
requires for sidewalks, allowing two individuals to walk side by side.
Mr. Evan Wyatt, Greenway Engineering
RE: Westbury Commons
September 21, 2004
Page 3
Sincerely,
CEM/bhd
E. Open Space
(1)
(3)
Candice E. Mills
Planner 11
Provide the number and style of the benches being provided.
(2) It is proffered that a buffer distance of twenty (20) feet along the entire northern
property line will be provided. The adjoining properties to the north are zoned B2
(Business General) and would require a zoning district buffer. The minimum zoning
district buffer is a distance of 50 feet with no screen. The distance that is being
proffered is less than what is required by the zoning ordinance and is, therefore,
inappropriate; please consider proffering a double row of evergreen trees within the
required 50' distance buffer.
Specify if the trail is inside or outside of the fence.
This application will be complete once the above issues are satisfactorily addressed, a review fee is
submitted and all reviewing agency comments provided. Reviewing agencies include the following:
Frederick County Fire Marshal and the local fire company, Frederick County Inspections, Frederick
County Public Works, Frederick County Parks Recreation, Frederick County Sanitation Authority,
Frederick County Service Authority, Frederick County HRAB, Virginia Department of
Transportation, and the Frederick County Attorney's Office.
Please feel free to contact me should you have any questions or concerns regarding this
correspondence.
e Harvest Communities, Inc., Attn: Stuart Butler, 147 Creekside Lane, Winchester, VA 22602