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HomeMy WebLinkAbout03-04 Impact AnalysisI M PACT ANALYSIS III. Impact Analysis A. Location and Access Attached Figure 2 shows the 132 acre parcel located southeast of interstate 81 Exit 307; approximately 0.5 miles south of Fairfax Pike (Route 277); on the east side of Town Run Lane (Route1012). Fairfax Pike is classified as a minor arterial roadway, and Town Run Lane is classified as a local road. The 105.6 acres of the site that is being rezoned is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage is within the boundaries of an adopted land use plan for the county allowing residential uses to be permitted. The 132 -acre parcel has different uses surrounding its exterior. Three subdivisions, Ridgefield, Woodside Estates I and Woodside Estates II, both consisting of clustered style single family detached units make up the northern boundary. Stephens Ridge, a townhouse community comprises the majority of the western border. Frederick County Sanitation Authority owns and operates a wastewater detention pond adjacent to the southwestern boundary. The Scothorn and Fairview- Springhill farms, which make up the southern and eastern borders, are located within the Double Church Agricultural and Forestal District. The parcel also adjoins the Painter residence to its northeast. The primary access for the 105.6 -acre development will be provided from Town Run Lane on the western side of the site. The entrance road will be designed to the north of Stephens Run. Pursuant to an agreement with the Town of Stephens City (Appendix "A access will be granted through Parcel Tax Map #85 A 142. This will also allow for the proper closure, to be completed by the applicant, of the abandoned sewage lagoon, in accordance with an approved Lagoon Closure Plan (Appendix "B that is consistent with Virginia Department of Health regulations. The proposed intersection at Town Run Lane will not only provide access to the community as designed, but is also designed for the aforementioned collector road. The intersection design and alignment will allow for several options of movement with respect to any new interchange that may be constructed as proposed South of the current I- 81 /Rt. 277 exchange. WOODSIDEr: j ESTATES II 7 LEGEND AREA TO BE REZONED TO 'RP' a pony RIDGEFE3hD" FIGURE RACEY TRACT AREA TO BE REZONED NOT TO SCALE DATE: JANUARY 2004 christopher consultants engineering surveying land Planning B. Site Suitability The 132 -acre parcel consists primarily of open field. This open field area is flat with gentle slopes in the central and eastern portions of the site. The western portion of the site is also open field but has an increase in sloped area with minor valley's that provide the drainage for the majority of the site. These drainage areas will be maintained to best extent possible, and an appropriate stormwater management design will be implemented. There is an existing stand of hardwood trees located in the northwestern portion of the site. It is the Applicant's desire that the majority of the stand of trees will be preserved to the maximum extent possible during final engineering. There are minimal floodplain areas along the southwestern boundary of the parcel associated with Stephens Run. There are minimal wetlands onsite. Every effort will be taken to avoid disturbance of existing wetlands. If any wetlands are to be disturbed, all required permits will be obtained from the appropriate agencies. (See Figure 3) The 105.6 acres of the parcel to be rezoned is located within the Frederick County SWSA and utility service is available to the site. The Frederick County Sanitation Authority has indicated that adequate capacities exist to serve the development proposal for this parcel. According to the Shenandoah Battlefield Foundation, the parcel is not within any historic battlefield preservation area. Adjacent single family subdivisions of Ridgefield, Woodside Estates I, and Woodside Estates II will be provided with an open space buffer along their boundary. The townhouse community of Stephens Ridge will also be provided with an open space buffer. A minimum of 200' in depth open space area has been provided along the southern boundary that will provide separation between the proposed single family lots and the Double Church Agricultural and Forestal District. v 1 c D.xrtan *m rvm wo 8 —a 0 411 NOTES. SOIL INFORMATION TAKEN FROM THE 1907 SOIL SURVEY OF FREDERICK COUNTY VIRGINIA. 1 WETLANDS ARE PROVIDED BY FREDERICK COUNTY DIGITAL DATA. 3. FLCCDPLAIN LOCATION TAKEN FROM FREDERICK COUNTY DIGITAL DATA TAX MAPS ES 4 C6, 4 THERE ARE NO STEEP SLOPES ON THE SITE LEGEND APPROXIMATE LOCATION OF WETLANDS APPROXIMATE LOCATION OF FLOODPLAIN BIB DENOTES SOIL TYPE SITE BOUNDARY FIGURE RACEY TRACT CONSTRAINTS MAP EXHIBIT NOT TO SCALE DATE: JANUARY 2004 christopher consultants engineering surveying lanc planning 703 1.14 3707 I a. 703 444 5230 C. Traffic separate cover. The traffic impact analysis indicates that the proposed development of the 105.6 acre development will generate approximately 2,213 daily (24 -hour) trips, based on the traffic study provided by Wells Associates, LLC. The Applicant recognizes that there are traffic issues associated with Route 1012 (Town Run Lane), Route 277 (Fairfax Pike), and Route 641 (Double Church Road). These issues relate to the Level of Service (LOS) currently and in the future. Wells Associates has prepared a traffic analysis that is provided under separate cover explaining and illustrating the LOS. The applicant, in consultation with VDOT, Frederick County Planning Staff, and traffic experts has agreed to provide improvements at both intersections that will help with existing and future conditions. These improvements have been proffered and described within the traffic analysis. They are also shown as Figure 4. In addition to the road improvements, the Applicant has also proffered for an 80' right -of -way reservation for a future east -west connector road that may be built in conjunction with the interchange relocation, identified by Frederick County as a long -range vision. (See Figure 5.) A traffic analysis performed by Wells Associates, LLC has been provided under VX:IMY NN' NOT TO 5CAIZ PACE)/ TT /CT PPWUMINAPY POAD I1 fX77IPlY ✓/.N/A 2004 111 ChrIst Oher :UnLLT 1:% FNRFGX PIK? Aka) ST0KLPY DR NFINF>=RSCGT0N NOT TO xiLP FAIRFAX PIKE RT. 277 DOUBLE CHURCH RD. RT. 841 t FNRFAX PIKC AND 00001-C 000RG1 RO/0 J T P50GT✓0N NOT TO 00/10 LEGEND APPROXIMATE LOCATION FCR FUTURE RIWT{F1JAT FIGURE 5 RACEY TRACT FUTURE RIGHT -OF -WAY EXHIBIT NOT TO SCALE DATE: JANUARY 2004 4 No christopher consultants e5a4;oeer ,no, v an planning a s, D. Sewage Conveyance and Treatment The attached Figure 6 shows the proposed sanitary sewer layout. The majority of the site is a gravity based sanitary sewer that is directed to the Frederick County Sanitation Authority pump station and sanitation lagoon in the western portion of the site. The rest of the sanitation effluent outfalls into existing sanitary lines on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions. A localized force main system (grinder pumps for example) may be required for lots in the central portion of the site. Based on an average of 200 gpd /unit sanitary service needs are approximately 45,600 gpd. The Applicant has received assurances from the FCSA that the proposed receiving facilities are adequately equipped to handle all sanitary flow increases from this development. LEGEND SANITARY LINE I. SANITARY LINE LPATONS ARE APPROXIMATE, AOJUSTMEN5 SHOULD BE ANTICIPATED BASED GN FINAL ENGINEERING CONSIDERATIONS. f! J 11111r,29 Ts' /1/ RACEY TRACT SANITARY SEWER EXHIBIT NOT TO SCALE FIGURE 6 DATE: JANUARY 2004 No christopher consultants t engineering surveying land planning .t4.1 3707 lax G3 444 5230 Water Supply As shown in Figure 7, Water supply will connect with existing blow off valves in three locations, on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions and off Ridgewood Avenue in the Stephens Ridge development. All existing lines in the area are 8" diameter lines and all proposed lines are expected to be as well. Lines will follow the roadways according to the attached Figure 7. Additional looping and /or larger pipe sizes shall be provided as deemed necessary by a detailed water line analysis, which will be performed in the design stage. Fire protection will be provided with strategically located fire hydrants within the development. There are no known deficiencies that would prevent adequate service from being provided for this project. The amount of water usage is reflected 200 gpd /unit previously calculated in Section "D" Sewage Conveyance and Treatment. 'LEGEND NGTFS: WATERLINE I. WATERLINE LOCATLNS ARE APPROXIMATE, ADJUSTMENTS SWOJLD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. Le 57,4 ralD FIGURE 7 RACEY TRACT WATERLINE EXHIBIT NOT TO SCALE DATE: JANUARY 2DD4 christopher consultants N„ 703„. Eng �lena ola �,,,a 20100 Site Drainage This project will employ a curb and gutter drainage system with connecting storm sewers that will outfall as dictated by natural drainage divides. Preliminary stormwater management (SWM) and best management practices (BMP) facilities are planned in the locations shown on the accompanied exhibit (See Figure 8). The size and location of the stormwater areas may change upon final engineering. All SWM and BMP facilities will be designed to meet the guidelines of the Virginia Stormwater Management Handbook. The responsibility of the maintenance of these SWM and BMP facilities will be the established homeowners association. A majority of the site drains to the major floodplain on the western portion of the property, this will alleviate the need for SWM in that portion of the site. The rest of the runoff will outfall in existing storm sewer systems in either the Woodside Estates I and II developments or the Stephens Ridge development. SWM facilities will be provided to ensure the carrying capacity of these systems is maintained or improved. BMP design will be in accordance with the phosphorus removal guidelines set forth by the Virginia Stormwater Management Handbook. The applicant has also been made aware of drainage issues on the Woodside Development lots that are adjacent to the Racey Tract. The applicant will collect runoff from the Racey Tract onsite, that is currently draining directly to the Woodside lots. In doing so, this will reduce the offsite drainage to the existing stormwater inlets on the Woodside lots and allow them to better drain the rear yards. This drainage issue will be studied further during final engineering phases to insure the final design of the Racey development achieves this improved drainage condition on the Woodside lots. (See Figure 9.) I. STGQ lATER I'IANAGEMENT/&IP LOCATORS ARE APPROXIMATE, ADJUSTMENTS SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. LEGEND STORFINATER MANAGEMENT OR BIP POND Nj RACEY TRACT STORMWATER MANAGEMENT EXHIBIT NOT TO SCALE FIGURE 8 DATE: JANUARY 2004 christopher consultants e�9 neer N o -r ...��30 oe a m a. PAGE)/ rrticr PPEUMINAKY ORNNAGE IMPPOVrt'1cNr5 cxt1IDlr EXI5r7NS DRNNASE FLOW FLOW ARROW COLLECTION POINT I�7 EX /SINS DRAIN INLET id /6 christopherconsultants Impact on Community Facilities Frederick County's capital impact model has been run to reflect the impacts associated with this project. The Applicant has provided proffers which mitigate the associated financial impacts. Open Space Plan Single- family detached cluster projects are required by ordinance to provide 25% of the total site in open spaces. The total site area is approximately 132.15 acres. The area to be rezoned RP is 105.6 acres and the area to remain RA is 26.5 acres The following table demonstrates the open space provided throughout the site: SITE AREA OPEN SPACE AREA PERCENT OF PROVIDED AREA 105.6 Ac. (RP Zoned) 26.5 Ac. (RA Zoned) 132.1 Total Ac. 31.9 Ac. 22.9 Ac. 54.9 Ac. +1- 30.2% 100.0 41.5% Open space areas are being shown on the attached exhibit (Figure 10). *Area of open space remaining once 80' right -of -way is removed. LEGEND PARCEL AREA I0 INTERVAL :Q6W'T i::3:: :31 C#EN SPACE i^v,::Tl P. AREA OA ACRES) VIENNA t*T 5V TS+ TOTAL RP AREA 105 4 AC♦ °OR) LOT AREA: 56, A. J- (53-24) PROPOSED PUBLIC ROAD AREA 17.5 AC.+ IL GS) WEN SPACE AREA 319 ACA/- 330.14) FIGURE 10 RACEY TRACT OPEN SPACE EXHIBIT NOT TO SCALE GATE: JANUARY 2004 christopher consultants engineering surveying land planning 45e. hersesnoec.... Ian rm"43"7 n° spies Pedestrian Circulation As required by the Frederick County Subdivision of Land Section 144 -18, sidewalks will be provided on both sides of the street throughout the subdivision. The applicant has also agreed with Parks and Recreation for the need to provide a connection for pedestrian and bicycle circulation connecting Town Run Lane to Double Church Road area. The Racey Tract will provide additional sidewalk from the subdivision to the western boundary. Easements will also be provided for future pedestrian circulation within the 80' right -of -way through the Town of Stephens City property and along the entire southern boundary of the Racey Tract that will provide an east to west connection. The Town Green has been centrally located and intended to be used as a gathering place for pedestrians, community events, meetings, picnics, and other outdoor events are envisioned taking place here.