HomeMy WebLinkAbout14-04 Impact AnalysisHaggerty
III. Impact Analysis
A. Site Background and History
Impact Analysis Statement
The Haggerty site is comprised of two parcels totaling 111.56 acres. The site is located
wholly within the Urban Development Area (UDA) and Sewer and Water Service Area
(SWSA) of Frederick County, and is adjacent to the "Fu -Shep" component of the RP zoned
Channing Drive project. As per the approved Master Development Plan for the "Fu -Shep"
development, the residential use planned immediately adjacent to the Haggerty site will
consist of single family small lot units. (See Figures 1 and 2).
The site was historically used for agriculture; however, active farming has not occurred on
the properties for many years. The farmhouse associated with the acreage still exists,
although the majority of the site is unimproved.
The path of proposed VA Route 37 traverses the site. The segment of the roadway that will
ultimately pass through the project will establish the critical connection between Berryville
Pike (Route 7) and Senseny Road (Route 657). The proposed development program for the
Haggerty site reflects the importance of proposed VA Route 37 as a regional improvement
through the dedication of required right -of -way and compatible project design.
The site is not located within the boundaries of any small area plan included in the
Comprehensive Policy Plan. The land use policies governing the UDA and suburban
residential development provide the general guidance and justification for the transition of
the site to suburban residential land uses. 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.
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HAGGERTY PROPERTY
LOCATION MAP
FREDERICK COUNTY, NRGIN/A
gilbert w. Clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FM: (540) 665 -0493
Figure 1
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HAGGERTY PROPERTY
URBAN DEVELOPMENT AREA
SEWER —WATER SERVICE AREA
FREDERICK COUNTY, VIRGINIA
gilbert w clifford associates
o drylsion or
Patton, Horns, Rust &Associates, pc
117 E. Picuddly Sl. wnc,,esier, Yrglnta 22601
VOICE: (540) 667 -2110 F0./. (540) 665-0493
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Haggerty Impact Analysis Statement
B. Location and Access
The Haggerty site is accessed from Valley Mill Road (Route 659) via Eddys Lane (Route
820), and is east and adjacent to the "Fu -Shep" property, a part of the RP (Residential
Performance) zoned Channing Drive project, and south and adjacent to the Opequon
Regional Wastewater Facility. The Haggerty site is bounded to the east by approximately
3,735 feet of the Opequon Creek that also serves as the Frederick County Clarke County
boundary. (See Figure 3)
Access planning for the Haggerty site and adjoining properties has been the subject of
significant study for many years. Initial planning efforts began with the Twin Lakes proposal
in 1989, which included a proposed north -south collector road to accommodate three tracts
of land, two of which are now included in an adjacent master planned community (Giles and
Fu -Shep properties). As originally conceived, this collector road would have directly
connected Senseny Road with VA Route 7, thus providing a critical eastern access to Route
7 for a principal growth corridor of the UDA.
Around the time of the Twin Lakes proposal, the concept of an eastern bypass (Route 37
east) was in the planning stages and the possibility of the collector road being an integral part
of the Route 37 project was explored. Central to this study was the potential impact of such
a roadway on the regional wastewater treatment facility managed by the Frederick
Winchester Service Authority (FWSA). Following careful analysis and extensive discussion,
the connector road project was generally supported by the FWSA; however, economic
conditions in the early 1990's caused planning to stall.
The concept of Charming Drive as a means of connecting the Senseny Road corridor with
Route 7 was introduced by the developers of the Giles, Fu -Shep, Lynnhaven and Fieldstone
subdivisions in the mid to late 1990's. Located further west than the collector road originally
envisioned through the Twin Lakes project, Charming Drive is intended to connect Senseny
Road with Greenwood Road and ultimately Route 7 via Valley Mill Road. This road project
is now under construction.
Haggerty Impact Analysis Statement
Discussions with the FWSA concerning a connector road were resumed again in late 2003,
beginning with a plan for a road providing access to the Haggerty site from Route 7 that
would follow the general alignment of proposed VA Route 37. The proposed path of the
access road would have ultimately crossed FWSA property in closer proximity to the
facility's operable treatment plant units than was anticipated with the approved alignment of
VA Route 37 (Alternate "C" see Figure 3). Not comfortable with this probable design
outcome, the FWSA rejected the proposed roadway alignment to avoid potential facility
expansion conflicts.
The decision of the FWSA temporarily shifted the focus of transportation planning for the
project to the site's existing access arrangement involving Eddys Lane (Route 820) and
Valley Mill Road (Route 659). Analysis of this access scenario indicated that the scope of
improvements necessary to support projected traffic would be problematic due to several
factors, which include (1) the one lane bridge across Abrams Creek, (2) property owner
requests to not improve the bridge, and (3) limited right -of -way availability along Eddys
Lane and, in particular, at its intersection with ValleyMill Road.
The outcome of these efforts was a return to the concept of a direct connection between the
Haggerty site and VA Route 7. The transportation program proposed with this application
includes the initial components of a collector road system intended to serve the eastemmost
portion of the UDA. The key element of the proposed system is a "spine" collector road
that is planned to traverse the Haggerty site from north to south and ultimately connect VA
Route 7 and Senseny Road. The spine road will be constructed from VA Route 7 to the
Haggerty site by the developer during the first phase of the development process. The spine
road will be aligned to traverse the FWSA property further west than originally proposed in
2003, and will connect with VA Route 7 to form an at grade intersection opposite the
planned juncture of the VA Route 37 entrance /exit ramp. The spine road will serve as the
principal means of access for the proposed development and serve the local access needs of
the easternmost portion of the UDA for the early year operation of VA Route 37.
o\JPC� 'M\65 c�f1�
H4GGERTY PROPERTY
LOCATION AND ACCESS
FREDERICK CDUNIY, NRG /N14
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E Rainy St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 3
Haggerty
Environmental Features
Total Project Area
111.56 Acres
Area in Flood Plain
19.67 Acres
17.63%
Area in Steep Slopes
0.00 Acres
0.0%
Area in Wetlands, Lakes, Ponds
0.60 Acres
0.54%
Total Area in Environmental Features
20.27 Acres
18.175%
Haggerty 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:
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.
Topographic mapping for the site indicates a site typical of the Martinsburg shale region
with steeply eroded side slopes and reasonably level plain areas. Typical of other properties
within the Urban Development Area, this site has certain areas which have excellent
potential for quality RP zoned cluster uses. Likewise, there are other areas that will
appropriately be set aside for environmental and open space purposes.
The Comprehensive Policy Plan envisions an overall density within the UDA not to exceed
3.0 dwelling units (DU) per acre, and the Zoning Ordinance permits a maximum project
density of 4.0 units per acre on an RP -zoned parcel greater than 100 acres in size. The
challenges presented by site characteristics and regional infrastructure demands suggest a
lesser density of use for the Haggerty site. The following matrix outlines the aggregate
development program proposed with this rezoning and further breaks down the project by
land bay. The proposed land bay configuration is depicted on Figure 6.
a"
Land
Bay
#1
Land
Bay
#2
Land
Bay
#3
Land
Bay
#4
TOTAL
Single Family, detached
62
0
38
0
100
Single Family, attached
146
0
64
0
200
Total Units
208
0
102
0
300
Land Area
31.38
12.48
47.7
20.0
111.56
DU Density
2.66
Haggerty
Haggerty Rezoning
Planned Development Program
Dwelline Unit Mix Density
Impact Analysis Statement
»Land Bay Notes Land Bay #2 consists solely of the reserved righiofway fin- proposed Roa to 37. Land
Bay #4 consists exclusively of reserved open .space.
The mix of housing types proposed for this project was determined by several factors that
significantlyinfluence site development, namely the Route 37 corridor that traverses the site,
the flood plain and riparian systems, and the topographic features. The upland areas are
suitable for a mixture of single family detached and attached residential uses. Dense
evergreen buffers between areas of housing and the right of way are to be planted early in
the process to attenuate light and sound issues presented by the ultimate construction and
operation of VA Route 37. It is anticipated that these buffers will be mature by the time of
actual construction of the roadway.
The area most impacted by site constraints is downhill to the east of the VA Route 37 right
of way. As such, fewer residential units are planned for this area. A mix of single family
detached and attached units will comprise the area, which will be clustered to accommodate
site features. Significant open spaces and park land are also planned in this general area.
The transportation system planned for the project will be multi modal, consisting of internal
roadways and trails that will interconnect the land bays and housing types, ensuring a fully
unified and walkable development. The "spine" collector road and the future east -west
collector will be located to facilitate a future bridge crossing by the limited access VA Route
37.
Haggerty Impact Analysis Statement
The Haggerty rezoning is a "mixed residential" proposal that is restricted by proffer to a
maximum of 300 dwelling units. The mixture of actual housing types may vary during
master plan preparation as allowed by RP district standards. The general housing mix
outlined in the table above is presented for the purposes of estimating project impacts and
preparation of the proffer statement.
The proffer statement has been developed so that maximum impacts are predicted and
effectively addressed, and any adjustment to housing types and /or quantities within land
bays will not result in additional traffic, water and sewer use or solid waste generation.
Further, the monetary contributions included in the proffer statement are established by unit
type, thereby ensuring the accurate capture of capital facilities impacts regardless of the
ultimate unit mix. Maintaining flexibility in the ultimate housing mix is essential to allowing
project design to evolve pursuant to the outcomes of detailed analysis generated in
subsequent phases of the design process.
To ensure that a mix of housing types is achieved on the Haggerty site, the applicant has
proffered that no more than 50% and no less than 20% of the project will develop as single
family detached units. The final mix will be determined based upon its capacity to achieve
the intended product of a high -quality master planned community.
Land planning for the Haggerty project also reserves roughly 20 acres of open space area
adjacent to the FWSA property. This acreage may be used by the FWSA for enhanced
buffering of the treatment facility or to support facility expansion as needed to meet the
increasing treatment requirements associated with the Chesapeake Bay Preservation Act.
The following exhibits show the zoning context for the property (Figure 4), the
characteristics of the site (Figure 5), planned project land bays (Figure 6), and the proposed
Generalized Development Plan (GDP) for the project (Figure 7).
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HAGGERTY PROPERTY
CURRENT AREA PLANNING MAP
FREDERICK COUNTY, NRC /N/A
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates,
117E Picodilly 5t. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
pc
Figure 4
ENVIRONMENTAL PLAN KEY
H GGERTY PROPERTY
FREDERICK COUNTY, VIRGINIA
OPOSED RT 37 ALIGNMENT
ROUGH SOL
ENVIRONMENTAL FEATURES AND PLAN
FLOODPLA
DL OS AREA
�W TLAND
gilbert w. ditiord associates
o dins ion of
Patton, Horris Rust Associates, pc
117 L Picadily St. Winchester, Virglnio 22601
VOICE: (540) 667 -2139 FAX: (510) 665-0493
Figure 5
HAGGERTY PROPERTY
LAND BAY
FREDERICK COUNTY, WRC /Nl4
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Rcadlly St Winchester, Virginia 22601
4S1ICE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 6
O P et 59
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HAGGERTY PROPERTY
GENERALIZED DEVELOPMENT PLAN
FREDERICK COUNTY, NRC /N/A
gilbert w. cliffard associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Picadiy SL Winchester, Virginia 22601
VOCE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 7
D. Traffic
Transportation Background
Haggerty Impact Analysis Statement
Using traffic generation figures from the I.T.E. Trip Generation Manual, 7 Edition, the
proposed mixed residential development plan is projected to produce 2,833 vehicle trips per
day (VPD). The projected traffic will utilize a proposed "spine" collector road that will
extend from the site across the adjoining FWSA property to form a direct connection with
VA Route 7. Impacts to the Valley Mill Road corridor will be eliminated through this
arrangement. The traffic impact analysis (TIA) prepared for this project shows that the
transportation improvements proffered by the applicant will mitigate projected traffic
impacts and result in acceptable and manageable level of service conditions on study area
roads. The TIA report follows this summary section.
Of strategic importance to achieving acceptable traffic conditions within the subject portion
of the UDA is the provision of safe and convenient access to VA Route 7. At present, there
are three points of connection to Route 7 from the Senseny Road corridor, namely Valley
Mill Road (west) at I 81, Greenwood Road, and Valley Mill Road (east) near the Clarke
County line Long -range transportation planning for this area provides for the additional
connection of VA Route 37 at the location shown in Figure 8.
The Haggerty site as well as several adjoining undeveloped tracts currently rely upon the
indirect path of Eddys Lane (Route 820) and Valley Mill Road (east) to access VA Route 7.
As noted in the Access and Location section of this analysis, transportation and land use
planning in this area has included several concepts that would have enabled a direct link
between these tracts and VA Route 7, none of which have come to fruition. Moreover,
transportation alternatives that maintain reliance on Eddys Lane and Valley Mill Road to
support the area's projected traffic growth have presented implementation challenges that
compromise both the viability and desirability of such approaches.
Haggerty Impact Analysis Statement
The challenges presented by these access limitations prompted an extended period of study
and deliberation involving the applicant, other area property owners, county planning staff,
and VDOT. The outcome of this effort was the realization that a unique transportation
approach was needed for the eastemmost portion of the UDA. The transportation program
developed for the Haggerty tract therefore involves a broader scope and purpose than is
customary for rezoning petitions of its scale and intensity. Indeed, the transportation
program proposed with this application introduces a long -range strategy for infrastructure
development that will accommodate future access and traffic demands anticipated for not
only the I- laggertytract project, but the surrounding area as a whole.
Proposed Transportation Program
A collector road system is proposed through this application that will be designed to enable
connections with future developments in the vicinity of the Haggerty site, and will further
set the foundation for a direct connection between Senseny Road and VA Route 7. The
project's internal road network will be oriented on a north -south spine road constructed
generally parallel to the VA Route 37 right -of -way. The spine road is planned to provide
exclusive access to the proposed development and will therefore be constructed from VA
Route 7 to the site during the first phase of development activities, and will consist of two
travel lanes and a center turn lane. The availability of the spine road connection with VA
Route 7 allows elimination of the Eddys Lane entrance to the site and the exclusion of
Eddys Lane and Valley Mill Road from the transportation programs proposed with this and
future projects.
As noted above, the internal road network serving the Haggerty project land bays will extend
from the proposed spine road. Future projects in the area will also use the spine road for
access from VA Route 7, and will therefore be expected to provide for the construction of
collector road connections to the proposed roadway. To facilitate the expansion of the
collector road system, the applicant will provide the right of way necessary to enable the
east -west connection required to support future development west of Eddys Lane. The
spine road will further be constructed to the south property boundary to enable its eventual
extension to Senseny Road.
Haggerty Impact Analysis Statement
The proposed "spine" collector road will additionally offer the FWSA an alternative point of
access for its treatment facility that will allow the elimination of the facility's existing
entrance on VA Route 7. This will provide stoplight controlled turning movements for
traffic generated by the treatment facility, which will enhance access management and traffic
safety on the impacted segment of VA Route 7. Coordination of these access modifications
will occur during the first phase of site planning for the Haggerty project.
The proposed collector road system represents a substantial opportunity to advance traffic
planning and improve traffic conditions within the eastemmost portion of the UDA. The
central spine road will create an alternative path for north -south traffic movement that will
complement Greenwood Road and Channing Drive, providing an additional outlet for the
Senseny Road corridor. Moreover, the collector road system has been designed to ensure
accommodation of trips generated by the future development of land located west of Eddys
Lane, thereby ensuring that Eddys Lane and Valley Mill Road will avoid direct impacts from
growth in the area.
The proposed collector road system therefore offers a solution to the transportation
dilemma that has historically impacted the subject site in particular and the easternmost
portion of the UDA as a whole. Indeed, this approach fills a notable void in the Eastern
Road Plan by introducing a viable road development strategy to the area and establishing a
framework for its implementation.
In addition to the referenced infrastructure improvements, the applicant has proffered to
dedicate the right of way needed for the future construction of VA Route 37 through the
site. It should be noted that this dedication of 12.48 acres of right -of -way, at no cost to
Frederick County, has a measurable and significant effect on the applicant's development
program. Despite this impact, the conceptual design of the project is compatible with both
the immediate right -of -way reservation and the future construction and operation of VA
Route 37. The proffered right -of -way dedication promotes attainment of a key regional
transportation objective.
Haggerty Impact Analysis Statement
The transportation improvements proffered by the applicant are identified on the
Generalived Development Plan (see Figure 7), and are labeled numerically to correspond
with the text of the proposed Proffer Statement.
60' R/V FOR
FUTURE ACCESS/
BY OTHERS fiti.
HAGGERTY PROPERTY
PLANNED AREA TRANSPORTATION NETWORK
FREDERICK COUNTY, NRG /NG1
PROJECT
SITE
REZONE
RA to RP
FUTURE ROUTE 7 SEHSENY ROAD
COLLECTOR
(By others)
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Readily St Winchester, Wginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 8
HAGGERTY PROPERTY
UDA TRANSPORTATION
FUTURE PHASE
FREDERICK COUNTY, NRGINM
o°a S
ey
60' R/W FOR a
FUTURE ACCESS'
BY OTHERS
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Picodilly SI Winchester, Virginia 22601
VOCE: (540) 667 -2139 FAR: (540) 665 -0493
Figure 88
's
WINCHESTER AREA TRANSPORTATIONISTUDY
—YEAR 2020 LONG RANGE ROADWAY IMPROVEMENTS
FUNDS TO SE
PROVIDED BY
ANCHESTER
MEDICAL
CENTER
RECONFIGURE
..._,CONNECTION
1
1
U2
REMOVE
INTERCHANG
U4
H GGERTY PROPERTY
W4/5 STUDY
FREDERICA/ COUNTY, VIRGINIA
U4R
0
RAE
ICALSECTION
U6R
PROJECT
AREA
filbert w. clifford associates
o division nl
Patton, Harris, Rust Associates, pc
917 E. PicadGly 51. Winchester, Virginia 22601
VOICE. (540) 667 -2130 FAY_ (540) 665 -0493
A Traffic Impact Analysis of the
Haggerty Property
P
Located in:
Frederick County, Virginia
Prepared for:
Dave Holliday
205 North Cameron Street
Winchester, VA
22601
Prepared by:
Patton Harris Rust Associates, pc
Engineers. Surveyors. Banners. Landscape Architects.
208 Church Street, S.E
Leesburg, Virginia 20175
T 703.777.3616
F 703.777.3725
September 22, 2004
OVERVIEW
Report Summary
Methodology
Patton Harris Rust Associates, pc (PHR +A) has prepared this documcnt to
present the traffic impacts associated with the proposed Haggerty Property development to
be located southeast of the Route 7 (Berryville Pike) /Valley Mill Road (Route 659)
intersection in Frederick County, Virginia. The proposed project will include a total of
180 single family detached units, 60 apartment units, and 60 townhouses with sole- access
provided along the Eddy's Lane via Valley Mill Road. The development will be built -out
in a single phase by the year 2007. PHR +A has provided Figure 1 to illustrate the location
of Haggerty Property with respect to the surrounding roadway network.
The traffic impacts accompanying the Haggerty Property development were
obtained through a sequence of activities as the narratives that follow document:
Assessment of background traffic including other planned projects in the area of
impact,
Calculation of trip generation for the proposcd Haggerty Property development,
Distribution and assignment of the Haggerty Property generated trips onto the study
area roadway network,
Analysis of capacity and level of service using the newest version of the highway
capacity software, HCS -2000, for existing and future conditions.
EXISTING CONDITIONS
PHR +A conducted AM and PM peak hour manual turning movement counts at the
intersections of Route 7 /Valley Mill Road and Valley Mill Road /Eddy's Lane in Frederick
County, Virginia. Additionally, PHR +A counted the eastbound u- turning volume at the
intersection of Route 7 /Redbud Road since planned improvements would require this
movement to be diverted to the Route 7 /Valley Mill Road intersection in the future. In
order to determine the ADT (Average Daily Traffic) along the study arca roadway links, a
conservative "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic
volumes) of 10% was assumed.
Figure 2 shows the existing ADT and AM /PM peak hour traffic volumes at the
intersections of Route 7 /Valley Mill Road and Valley Mill Road /Eddy's Lane. Figure 3
shows the respective existing lane geometry and AM /PM peak hour levels of service. All
traffic count data and HCS -2000 levels of service worksheets are included in the Appendix
section of this report.
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 1
F H
Figure 1
Haggerty Property
Vicinity Map
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 2
1LTh
r Figure 2
Existing Traffic Conditions
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 3
No Scale
1 J4c
0
rn
Unsignalized
Intersection
S (1)*
Unsignalized
Intersection
lie p
Weekday AM(Weekday PM)
*Denotes Critical Unsignalized Movement
r Hl±
Figure 3
Existing Lane Geometry and Level of Service
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 4
Code Land Use
Amount
In
AM Peak Hour
Out Total
In
PM Peak (lour
Out
Total
ADT
Red -Bud Run
210 Single Family Detached
300 units
55
165
219
182
107
288
3,000
Total
55
165
219
182
107
288
3,000
Toll Borthers- Eddy's Lane
210 Single Family Detached
80 units
16
49
65
55
32
88
800
Total
16
49
65
55
32
88
800
Other Developments along Channing Drive
210 Single Fancily Detached
300 units
55
165
219
182
107
288
3,000
230 Townhouse/Condo
130 units
11
53
64
50
25
75
1,131
820 Retail
120,000 SF
107
68
175
339
367
706
7,645
Total
172
286
458
570
498
1,069
11,776
Fieldstone Development
210 Single Family Detached
63 units
13
40
54
45
26
71
630
230 Townhouse/Condo
207 units
16
77
92
73
36
109
1,801
Total
29
117
146
118
62
180
2,431
Chadwell Property
210 Single Family Detached
30 units
8
23
30
23
13
36
300
Total
8
23
30
23
13
36
300
2007 BACKGROUND CONDITIONS
PI -IR +A increased the existing traffic volumes along Route 7, Valley Mill Road and
Eddy's Lane using a conservative growth rate of five percent (5 per year through Year
2007. The eastbound u- turning volumes from the Route 7 /Rcdbud Road intersection were
then diverted to the intersection of Route 7 /Valley Mill Road to account for the planned
improvements described in the Existing Conditions section of this report. Additionally,
PHR +A included all trips relating to specific future "other developments" located along
Channing Drive and Valley Mill Road as obtained from the report titled: A Traffic Impact
Analysis of Fieldstone, by PHR +A, dated November 21, 2003. Based upon the 7 Edition
of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A has
provided Table 1 to summarize the 2007 "other developments" trip generation. Figure 4
shows the 2007 background ADT and AM /PM peak hour traffic volumes at the
intersections of Route 7 /Valley Mill Road and Valley Mill Road /Eddy's Lane. Figure 5
shows the corresponding 2007 background lane geometry and levels of service. All HCS-
2000 levels of service worksheets are included in the Appendix section of this report.
Table 1: Background Trip Generation
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 5
r L H
I1
Figure 4
2007 Background Traffic Conditions
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 6
t
No Scale
0
Suggested
Improvements
(B)C n( C)
Signalized
Intersection
LOS =C(C)
O
e lle p
h
SITE
c al Unsignalized
Intersection
Unsignalized
Intersection
Weekday AM(Weekday PM)
*Denotes Critical Unsignalized Movement
r H
Figure 5
2007 Background Lane Geometry and Level of Service
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 7
PROPOSED TRIP GENERATION
PHR +A determined the number of trips entering and exiting the site based upon a
total development of 180 single family detached units, 60 apartment units, and 60
townhouses. Using the 7 Edition of ITE's Trip Generation Report, Table 2 was prepared
to summarize the trip generation results for the proposed Haggcrty Property development.
Table 2: Proposed Trip Generation
Code
AM Peak Hour PM Peak Hour
Land Use Amount In Out Total In Out Total ADT
Haggerty Property
210 Single Family Detached 180 units 34 102 135 115 67 182 1,800
220 Apartment 60 units 7 27 33 33 18 51 511
230 Townhouse /Condo 60 units 6 28 34 26 13 40 522
Total 46 157 203 174 98 272 2,833
TRIP DISTRIBUTION AND TRW ASSIGNMENT
The distribution of trips was based upon local travel patterns for the road network
surrounding the proposed site. PHR +A utilized the trip distribution percentages shown in
Figure 6 to assign the Haggerty Property trips (Table 2) throughout the study area
roadway network. Figure 7 shows the respective development- generated AM /PM peak
hour trips and ADT assignments.
2007 BUILD OUT CONDITIONS
The Haggerty Property assigned trips (Figure 7) were added to the 2007
background traffic volumes (Figure 4) to obtain 2007 build -out conditions. Figure 8
shows the 2007 build -out ADT and AM /PM peak hour traffic volumes at the intersections
of Route 7/ Valley Mill Road and Valley Mill Road /Eddy's Lane. Figure 9 shows the
respective 2007 build -out lane geometry and AM /PM peak hour levels of service. All
HCS -2000 levels of service worksheets are included in the Appendix section of this report.
CONCLUSION
The traffic impacts associated with the proposed Haggerty Property development
are acceptable and manageable. The intersection of Valley Mill Road /Eddy's Lane will
maintain acceptable levels of service "A" during 2007 build -out conditions. The
intersection of Route 7 /Valley Mill Road will operate with levels of service of "F" during
both the 2007 background and build -out traffic conditions indicating a negligible impact
from the proposed development. The addition of a traffic signal during would increase the
level of service to "C" or better.
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 8
Figure 6
Trip Distribution Percentage
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 9
7
Development Generated Trip Assignments
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 10
r Figure 8
2007 Build out Traffic Conditions
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 11
No Scale
0
`C)
Si
Intersection
LOS =C(C)
Suggested
Improvements
O
lie p
a1
:S(U)B a s
.0F c(�*
Unsignalized
Intersection
SITE
m
Unsignalized
Intersection
Weekday AM(Weckday PM)
*Denotes Critical Unsignalized Movement
F Figure 9
2007 Build -out Lane Geometry and Level of Service
A Traffic Impact Analysis of the Haggerty Property
September 22, 2004
Page 12
Haggerty Impact Analysis Statement
E. Sewage Conveyance and Water Supply
The Haggerty site exists within the designated Urban Development Area (UDA) and Sewer
and Water Service Area (SWSA) of Frederick County (See Figure 10). The property is
therefore entitled by policy to service by public water and sewer facilities.
The site will be served by the Frederick County Sanitation Authority (FCSA) and the project
will assist in implementation of the current Senseny Road sewage system upgrade program.
The FCSA plans to implement a regional sewer pump station near Opequon Creek, which
will lessen present sewer flows to the Frederick Heights interceptor and further relieve
hydraulic overload conditions in the FWSA Abrams Creek interceptor line. Sites on the
Haggerty site for both the regional pump station and the force main are provided by proffer
thereby allowing direct access to a connection within the Opequon Regional Wastewater
Treatment Facility. The connection location may include a new headworks facility that is
presently under study by FWSA and FCSA.
Water service to this site will be extended from the Senseny Road water system across the
Fu -Shep development. Extension of the system will further provide water supply service,
including fire protection, to the Opequon Regional Wastewater Facility, which is presently
served by an independent system. Future phase development will allow looping this single
line facility to increase flexibility and system redundancy.
The following table provides a list of proposed uses and flow generation estimates for the
purposes of impact analysis. The impact created by this rezoning is acceptable and
manageable. Figure 11 shows the locations of utility infrastructure planned in this phase of
study area development.
Haggerty
Haggerty Rezoning
Water Use/ Wastewater Flow Summary
Impact Analysis Statement
Project Total: 50,000 gpd
Demand
Total Demand
Unit Type
No. of Units
per
Unit
ME
(gpd)
Single Family Detached
100
200
20,000
Single Family, Attached (TH)
200
150
30,000
Haggerty
Haggerty Rezoning
Water Use/ Wastewater Flow Summary
Impact Analysis Statement
Project Total: 50,000 gpd
Project
Area
Q SEWER WATER SERVICE AREA
COUNTY ROADS
/'v' Primary Class
PARCELS
HAGGERTY PROPERTY
SEWER WATER SERVICE MAP
FREDERICK COUNTY. VIRGINIA
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Picodl9y 9. Wlnchesler, Vrginio 22601
VOICE (540) 667 -2139 FAX.. (540) 665-0493
Figure 10A
0
a
0
HAGGERTY PROPERTY
URBAN DEVEL OP/kfENT AREA MAP
FREDERICK COUNTY, VIRGINIA
gilbert w. Clifford as aciates
a dirvision at
Potion, Harris, Rust Associates, pc
117 E. PiaadiIly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 rAx: (540) 665 -0493
Figure ICB
HAGGERTY PROPERTY
WATER SEWER
FREDERICK COUNTY, V /RG /N(A
1
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Ficadilly St. Winchester, Virginia 22601
VOCE (540) 667 -2139 FAX: (540) 665 -0493
Figure 11
Haggerty Impact Analysis Statement
F. Site Drainage
Figure 12 shows the decentralized natural drainage pattern that exists on this site. The lack
of drainage concentration allows the utilization of low impact type stormwater management
techniques within the various sub sheds. The sub -sheds affected by development are both
small and localized. Design practices will protect the natural swale areas to the maximum
extent possible. Disturbance will be limited primarily by right angle road crossings.
Adequate channel calculations will be provided to ensure that direct runoff is contained
within the channel and post development velocities will be managed to protect the existing
stream banks, including the Opequon Creek.
An open space plan is shown on Figure 13 that depicts how site design will protect the
natural drainage channels.
Of note is the significant impact presented by the future construction of VA Route 37 on
the site's stormwater management systems. This application includes a proffer allowing use
of the project's open space by VDOT to implement effective E&S design at the time of VA
Route 37 engineering and construction.
Given the relatively low density proposed with this rezoning and the reservation of
substantial open space within the sensitive drainage areas, the employment of low impact site
design techniques will result in an acceptable and manageable drainage system for the
Haggerty development.
k
O
0
HAGGERTY PROPERTY
STORMWATER MANAGEMENT PLAN
FREDERICK COUNTY, V /RGINIA
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. PicadiIy St. Winchester, Virginia 22601
VOCE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 72
FUTURE ROUTE 7- SEStCY
REM CRLECTCR
THY OTHERS)
0
O
0
H4GGERTY PROPERTY
OPEN SPACE PLAN
FREDERICK COUNTY, NRG /NL4
DENOTES OPEN SPACE
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. Picadlly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FM: (540) 665 -0493
Figure 13
Haggerty Impact Analysis Statement
G. Solid Waste Disposal Facilities
The 300 units comprising the Haggerty project will generate approximately 3,000 lbs. of
solid waste per day (1.50 T /day). 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.
Haggerty Rezoning
Solid Waste Generation Summary
Total Waste 's) /day
3,000
Total Waste (tons) /day 1.50
Solid
Unit Type
No. of Units
Waste
Total Waste
Generation
's)
/day)
Single Family Detached
100
12
1,200
Single Family, Attached (TH)
200
9
1,800
Haggerty Impact Analysis Statement
G. Solid Waste Disposal Facilities
The 300 units comprising the Haggerty project will generate approximately 3,000 lbs. of
solid waste per day (1.50 T /day). 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.
Haggerty Rezoning
Solid Waste Generation Summary
Total Waste 's) /day
3,000
Total Waste (tons) /day 1.50
H Historic Sites and Structures
Haggerty Impact Analysis Statement
Research of the Final Environmental Impact Statement (FEIS) for Route 37, the Rural
Landmarks Survey of Frederick County, and the 1992 National Park Service Study of Civil
War Sites in the Shenandoah Valley of Virginia revealed that the Haggerty site does not
contain any historic or potentially significant sites or structures. Moreover, the site is not
located within the designated core area of any recorded Civil War battlefield. Development
of the Haggerty site will not impact any potentially significant resources located in the
surrounding community.
It is noted that the Rural Landmarks Survey of Frederick County includes the Haggerty
House 34 -398), which is located on the subject property. However, this structure is not
identified as potentially significant and therefore does not warrant unique treatment or
preservation.
Given the absence of potentially significant resources on the site and the relative distance to
any notable off -site resources, planning staff determined that review of this application by
the Historic Resources Advisory Board (HRAB) was not necessary.
Figure 14 shows historic sites or structures located in the vicinity of the Haggerty site.
RURAL LANDMARKS
POTENTIALLY
NUMBER DESCRIPTION SIGNIFICANT
397 Adams House No
398 Haggerty House No
1150 Curter— Lee— Oomron House No
5 Milbank Yes
HAGGERTY PROPERTY
RURAL LANDMARK STUDY
FREDERICK COUNTY, VIRC /NM
gilbert w. clifford associates
a division of
Patton, Harris, Rust Associates, pc
117 E. 7cadiIly St. Winchester, Yrylnio 22601
VOICE (540) 667 -2139 FAX: (540) 665 -0493
Figure 14
;s. s
Single Family,
Detached
(per unit)
Single Family,
Attached
(per unit)
Fire and Rescue
$889.00
$707.00
Public Schools
$7,571.00
$5,881.00
Recreation Parks
$1,288.00
$1,040.00
Library
$213.00
$173.00
Sheriff's Office
$50.00
$50.00
Administration Bldg.
$200.00
$200.00
TOTAL
$10,211.00
$8,051.00
Haggerty Impact Analysis Statement
I. Impact on Community Facilities
The Frederick County Fiscal Impact Model was run by planning staff to project the fiscal
impact on community facilities attributable to the proposed rezoning. The applicant has
offered per unit monetary contributions with the proffer statement equivalent to the
calculated impacts to mitigate the effects on Frederick County. The total contribution is
proffered to be allocated according to housing type as follows:
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).
I v
FR E D L R I CK COUNTY IMPA CT
MODEL
1 OUTPUT MODULE
APPLICANT:
LAND USE TYPE
REAL EST. VAL
FIRE 8 RESCUE
Fire and Rescue Department
EreMehlary' Schools
Middle Schools
High Schools
Parks and Recreation
oualic.Library
Sheriffs Offices
tridminis0aton Building
puler Misztellanecus Facilities
SUBTOTAL
LESS:.NET FISC* IMPACT
NET CAP. FACILITIES IMPACT
Haggerty Net Fiscal Impact
RP Costs 01: !mesa Credit
527,130.000 Re uira7 (entered m
4 Capital Fagilflies- col sum only)
$230,176 $0
5844.259 SO.
$1,1 14,491 $178.395 5865,999 51.044,394 5709,544
597,619
5397,616 589,809 589,809 560,879
$09,125 319,333 519333 413.134
540,911 535.822 SO 58355 $47,178 432;052
552,503 -10 5e SO
566.982 574,808 i 582,593 5157,401 5106,936
53.500,571 $282,026 5948,592 $117.298 $1, 4922,545
SO 50 50
If1DEX' ID' Ii, Cap. Equip Included 1.p 00 RevOost eel= D.508
INDEX: flit,' if Rev-ris: Bar, "0 0' it Ratio to Co Avg
rL4SNI!NG Der r e PREFEREIICEE 10 1.0 Ratio to Cp Aim 0.679
METNODOLOGY: 1 paptal acih0es requirements are !net, tothe fuse c0lamn es faleulatQA rn the model.
2 N Far Impact NPV troth ciderabets calcu *tem f5 input 1n row tdtal at second column
(z90 if nega6Jt). included ate Yheone -yme latrestte�e}} for One year OpLy al full value.
3. NPV of utre titer net dull taxes,pald in third cnlunjn as carculalel in Rs cal impads.
4. NPV of 'utre Capital e4pepdthire texts paid rourpt Gal as calculated in, rssial iinpacis. rt
5. NPV of future taxes peed to' bring cur,LY1l 0011110 up to standard for new facilites. as
Falcululad for Bach new facility. e
6. Cotumhs three through five ale added as potential credits against the calwleted capital
f auhtiris requirements, These are ad{usled k1r percent of costs covered by the revenues
!ran the prclect (adult, or as ratio to avg. fa all iesitfengal development).
NOTES Proffer caIGN b h0 dp P 5 n 1nl u e ude interest because they ave cash payments up front re
Credits do include interest if the projects are debt financed.
al' a
NPTk LModeliiun,P}IE 1100/04 VP
Project Description'. Assumes maximum number o1300 residential units an 112 acres (100 Single Family Detached and 2D0 Single Family Attached). Maximum density of 2.56 units per acre.
Maximum density 012.68 units per acre.
Due to changing caabtons as$Ociated with development in the Cutely. the results of this
Output Module may not he valid beyond a period 019D days from the model run date.
reads to be Taken_ la Future Taxes Paid (NPV1 Trial PoOenual AtAushlrent For
Cur. Budget Cur. udget Cap. FulUre GIP/ 7 Ta;Credits Revenue
Pper Cap Equip F,xppftdiDeht 5 Taxes, ate! 1UnirbiiSt1] Cost �alanoe
t
Net Capital
Finalities Impact
$230,176 5767
$1,933,114 16,446
5336,737 51,122
555.991 $187
55,659 530
$52.303 5175
S0 5a
$2,578.025 58,595
$0
52,578.P25 1
Net Cost Pee
Owelling_U nit
18.593