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HomeMy WebLinkAbout01-05 Impact AnalysisFile #3701/EAW /aje IMPACT STATEMENT RUSSELL 150 REZONING Shawnee Magisterial District Frederick County, Virginia TM 64- ((A)) -10 64- ((A)) -12 150.28 -Acres November 3, 2004 revised January 24, 2005 Current Owners: Russell 150, LC Applicant: Russell 150, LC Contact Person: Mark Smith, PE LS Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540 662 -4185 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 INTRODUCTION RUSSELL 150 REZONING This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 150.28 -acre subject property identified as Russell 150 and owned by Russell 150, LC. The subject property consists of two parcels, those being: TM 64- ((A))- 10; 29.97 acres, and 64- ((A)) -12; 120.31 acre. The subject site is located on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). The property is traversed by the future alignments and intersections of three major thoroughfares. The current zoning is Rural Areas (RA) District. The applicant, Russell 150, LC proposes to rezone the parcel from Rural Areas (RA) to Business General (B2) District and Residential Performance (RP) District. (Reference Attachment 1. Location and Existing Zoning Exhibit for Russell 150) Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: Proposed build -out Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645) Shawnee 64- ((A)) -10 and 64- ((A)) -12 Rural Areas (RA) District Agricultural, Unimproved Commercial, Office and Retail Residential, Attached single family Business General (B2) District and Residential Performance (RP) District 150.28 acres 440,450 square feet commercial retail 264,000 square feet office 294 residential attached single family units File #370I/EA W /aic 2 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 COMPREHENSIVE PLAN The subject property is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). No expansion of the SWSA or UDA is required for development of the subject property. The property is also included in the study area boundary of the Route 50 East Corridor Land Use Plan. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan states on page 6 -19: An area of business /office use is also shown west of the intersection of Airport Road and Route 522. This area would be expected to accommodate a future road connection resulting from the extended of Airport Road, west into the City. Plans at this time would be to connect with road segments which are, at this time, partially in place south of Lowes, extending east from Pleasant Valley Road. This connection is seen as an important link in the overall Winchester Area Transportation Plan. The Comprehensive Policy Plan, Eastern Road Plan, page 7 -15 and the Winchester Area Transportation Study (WATS) depict "new major collectors" of Warrior Drive and Airport Road extended crossing and intersecting on the subject property. In further refinements of these plans, VDOT has stated a desire for East Tevis Street to be the through movement in the Warrior Drive intersection, and Airport Road to connect Warrior Drive with a roundabout intersection. The roadways proffered through the generalized development plan are in conformance with these comprehensive planning documents. The Frederick County Bicycle Plan is depicted on page 7 -17 of the Comprehensive Policy Plan. The bikeways, discussed further in the Transportation section of this report, and proffered through the generalized development plan, is in substantial conformance with the Comprehensive Policy Plan. The subject property north of Buffalo Lick Run and west of Warrior Drive is to be developed in business /office uses, in complete conformity with the Comprehensive Policy Plan, Route 50 East Corridor Land Use Plan. The Buffalo Lick Run stream valley forms a natural buffer and dividing line between these business /office uses and residential uses to the south. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan graphic on page 6- 21 shows exactly that, with a bubble labeled "proposed business /office" above a line identified as "urban development area" and "corridor boundary corresponding to that labeled Buffalo Lick Run. The single land bay situated south of the Buffalo Lick Run stream valley, between Front Royal Pike (Route 522) to the east and Warrior Drive to the west, is to be developed in a residential use. This residential land bay comprises approximately twenty five percent of the total project area. The proposed residential use of this land bay is in substantial conformance with the Comprehensive Policy Plan, and is in keeping with principles of good planning. File #3701/EAW /ajc 3 Greenway Engineering November 3, 2004 Revised January 24, 2005 I. Urban Development Area Russell 150 Rezoning Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, consisting of tax parcels 64- ((A)) -10 and 64- ((A)) -12, is located within a manmade boundary created by Front Royal Pike (Route 522) on the eastern frontage of the property and 1 -81 along the western side. Access to the various land bays within the subject site will generally be from the planned major thoroughfares of Warrior Drive, Airport Road extended, and East Tevis Street. The subject property has approximately 220 feet of frontage on Front Royal Pike (Route 522). Airport Road extended will create a four -way intersection with Front Royal Pike. The residential land bay will have a single connection to Front Royal Pike, and a single entrance on Warrior Drive. It is noted that no individual commercial lot access is proposed from Front Royal Pike. Safe entrance separation distances from the roundabout and other major thoroughfare intersections will be observed. A Generalized Development Plan (GDP) has been submitted as a proffered exhibit. The GDP identifies the general road layout. (Reference Attachment 4. Generalized Development Plan Exhibit for Russell 150) The conjunction of three major new thoroughfares on this property provides opportunities for this site to be a focal point for alternative modes of transportation. Interconnecting trip loops, with destinations including but not limited to the Winchester Regional Airport, Shenandoah University main campus, south Winchester existing and developing retail and employment uses, the Virginia Employment Commission, and a variety of residential communities could support alternative modes of transportation. These transportation modes include shuttle bus mass transit, bicycle, and pedestrian. The City of Winchester transit system and others involved in regional transportation programs may have an interest in bus stop shelters within this project. Flood Plains The subject property can be found on FEMA NFIP map #510063 0115 -B. The bottomland along Buffalo Lick Run and two small areas of branching unnamed tributaries is identified as File #3701/EAW /ajc 4 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 being within the 100 -year floodplain (or "base flood in designated "Zone A The remainder of the site is located outside the 100 -year floodplain in designated "Zone C The land within the 100 -year floodplain (FEMA designated "Zone A is, and will remain, concurrently designated Frederick County zoning overlay district FP (Floodplain) District with the surrounding base zoning district. Any disturbance of this area will be in conformance with Army Corps of Engineers and Department of Environmental Quality permitting procedures. A Road crossing of Buffalo Lick Run floodplain will be required for Warrior Drive. Except for this Warrior Drive right -of -way, the floodplain will be designated and protected as permanent open space. The main body of the Buffalo Lick Run floodplain will be included in a public park. The park will not only maintain the functioning of the floodplain, but also provide an opportunity to educate the public concerning the value of stream valley ecosystems. Wetlands There are no wetlands designated on this site within the Frederick County GIS database. However there is an area that may contain hydrotropic plant species. The property will undergo a detailed wetland study and any wetlands identified will be addressed appropriately. The applicant shall comply with any requirement for Virginia Department of Environmental Quality permits. Soil Types The soil types contained in this tract have been obtained from the Frederick County GIS database. (Reference Attachment 2. Existing Soils Exhibit for Russell Farm) The subject site contains the following eight soil types: 1B Berks channery silt loam 3B Blairton silt loam 6C Carbo- Oaklet silt loam, very rocky 9B Clearbrook channery silt loam 9C Clearbrook channery silt loam 14B Frederick Poplimento loams 28 Lobdell silt loam 32B Oaklet Silt Loam 4IC Weikert -Berks channery silt loam 41D Weikert-Berks channery silt loam 41E Weikert-Berks channery silt loam 2 -7 slope 2 -7 slope 2 -15 slope 2 -7 slope 7 -15 slope 2 -7 slope flood plain 2 -7% slope 7 -15 slope 15 -25 slope 25 -65 slope covers approximately 1 of site covers approximately 7 of site covers approximately 1 of site covers approximately 29 of site covers approximately 5 of site covers approximately 9 of site covers approximately 3 of site covers approximately 1% of site covers approximately 3 of site covers approximately 22 of site covers approximately 19 of site Table 5 on page 123 of The Soil Survey of Frederick County, Virginia, identifies the 3B Blairton Silt loam and 28 Lobdell silt loam soils as prime farmland. The remaining soil types on site are not identified within this table. File #3701/EAWlajc 5 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 Other Environmental Features Riparian buffers, measured thirty -five feet from the channel scar line, will be provided along the length of Buffalo Lick Run. For the most part these riparian buffers are within the area also designated floodplain. Although the slopes on the property are not designated by the Frederick County Zoning Ordinance as steep slope "exceeds 50 the applicant recognizes there are slopes adjacent to the stream valley that should be protected and so they are being included in common open space. Likewise, wooded areas within the stream valley and associated slopes will be protected in common open space. The applicant is designing this project to do more than simply protect the environmental features of the site. The design is intended to enhance the community's appreciation of this stream valley ecosystems as surrounding properties urbanize. Should the Winchester Frederick County Park Authority wish to accept, the applicant would consider proffering the dedication of approximately ten acres of common open space to create a Buffalo Lick Run linear trail Park. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RP (Residential Performance) District Use: Residential B2 (Business General) District Use: Commercial South: RA (Rural Areas) District Use: Agriculture East: RP (Residential Performance) District Use: Residential West: City of Winchester Use: I -81 /future Commercial C. TRANSPORTATION This application proposes the proffered rezoning for 440,450 square feet of commercial retail uses, 264,000 square feet of office uses and 294 attached single family residential units on a 150.28 site. Traffic will primarily access the site via the proffered future alignments and intersections of Warrior Drive, Airport Road extended, and East Tevis Street. These planned major thoroughfares will provide inter connections to properties located to the north, east, west, and south. The Interstate -81 Flyover for the East Tevis Street and related roadways are being funded through a unique special taxing district. These roadways are addressed in the Proffers and depicted in the Generalized Development Plan. File #3701/EAW /aje 6 Gieenway Engineering November 3, 2004 Revised January 24, 2005 Russell 150 Rezoning This property is the site of significant portions of the alignment and the intersections of three major planned roadways. These roadways are Warrior Drive, Airport Road extended, and East Tevis Street. In theory, the County could attempt to acquire the necessary rights -of -way for the regional roadways outside of the property -owner initiated land development process. Fortunately instead, there is a willing property owner who will dedicate the necessary right of -way as a function of a rezoning application. The proffer of these vital transportation links is well timed for the prosperity of local businesses and the traveling public's convenience, in both Frederick County and the City of Winchester. The Winchester Area Transportation Study (WATS) indicates Warrior Drive, the Airport Road extended, and the East Tevis Street should all be four -lane urban design facilities. Portions of these roadways are to be median divided sections, although Warrior Road is to transition to an undivided section at some point near the southern boundary of this property. VDOT has stated the Warrior Drive and East Tevis Street rights -of -ways should be a minimum 120 feet wide. VDOT also would like to have an innovative but land- consuming roundabout at the intersection of Warrior Road and Airport Drive extended. The Warrior Drive stream crossing and East Tevis Street overpass must have adequate width to accommodate bicycle lanes. The applicant is willing to reserve approximately 19.25 acres (approximately 500 linear feet of predominately 120 foot wide right -of -way and a roundabout) of this property for collector and arterial roads. The applicant's dedication of this substantial quantity of land represents a contribution of significant economic value. The establishment of major roadways is one of the more visible forms of public infrastructure that support development on a site such as this. On one hand we acknowledge the presence of these roadways will enhance the value of the subject property. On the other hand, it should be conceded that these roads are, in great part, needed to accommodate existing and planned growth outside of this site. In recognition of the singular opportunity to create community character provided by three new major thoroughfares intersecting on this site, the applicant proffer covenants of key public space design elements. The three major thoroughfares are all to be four -lane road sections, with curb, gutter, and storm drains. Sidewalks, separated from the curb by a grass utility strip, are to be provided on both sides of these streets. The roadways, including the roundabout, are to be landscaped with appropriate street trees. Properties fronting on these streets will be landscaped with corresponding trees. The private properties immediately surrounding the roundabout will also be subject to special treatment intended to enhance the visual presence of this road feature. The street lighting will be of a unified architectural style. A Traffic Impact Analysis (TIA) has been prepared for the 150.28 -acre site by Patton Harris Rust and Associates, which is dated November 1, 2004 and is included in the Impact Analysis Statement. The TIA assumes the total build out of 294 attached single family residential units, 264,000 square feet of office uses, and 440,450 square feet of retail uses by the year 2010. The TIA provides for a Level of Service (LOS) analysis, AM and PM peak hour traffic volumes and Average Daily Trip volumes for existing, background, and build out conditions. The TIA concludes the traffic impacts associated with the proposed Russell 150 development are acceptable and manageable. All of the intersections analyzed will operate at File #3701 /EAW /ajc 7 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 levels of service "C" for 2010 background and build -out conditions, except for the Route 522 and I -81 ramp/Route 17/50 intersection which currently operates at levels of service "F The applicant will provide the dedication of approximately 19.25 acres for major thoroughfares, as well as frontage improvements to Front Royal Pike, to facilitate safe ingress and egress and to mitigate impacts of this development. These improvements are to include a right turn lane on Front Royal Pike. All improvements are incorporated into the proffer statement for this project. Road efficiency buffers of fifty feet will separate the residential lots from Front Royal Pike and Warrior Drive. The Frederick County Bicycle Plan is depicted on page 7 -17 of the Comprehensive Policy Plan. The bicycle plan indicates a "proposed designation" of a bicycle route connecting the Front Royal Pike and Airport Road intersection with an alignment that appears to follow the planned Warrior Drive all the way through to Fairfax Pike (Route 277). Due to the fact the Airport Road extended and Warrior Road projects have not yet been engineered, bicycle lanes can be included in the design. Furthermore, the East Tevis Street may be the best chance for establishing an 1 -81 crossing on the bicycle route system. The applicant proffers bicycle facilities parallel to Warrior Drive, Airport Road extended, and East Tevis Street. D. SEWAGE CONVEYANCE AND TREATMENT The 150.28 -acre property is located within the Urban Development (UDA) and Sewer and Water Service Area (SWSA) boundaries. There are existing 8" sanitary sewer lines serving the adjacent homes on Front Drive and Royal Avenue. There is also an 8" sewer line on the on the east side of Front Royal Pike, running from roughly Airport Road to Buffalo Lick Run. The principle collector lines for the development's sanitary sewer system will probably follow the topography to the Buffalo Lick Run floodplain, then under Front Royal Pike, and on to the 522 Sewage Pumping Station #1. It will be connected to the main in accordance with Frederick County Sanitation Authority (FCSA) regulations. Impacts of the proposed rezoning on the sewage conveyance and treatment system can be projected based on the proffered land uses of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single family dwelling units. The FCSA design figures estimate 500 gallons per day (GPD) per acre of general commercial development, and 225 gallons per day (GPD) per attached single family dwelling unit. The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 440,450 square feet of commercial: Q 500 GPD of general commercial development Q 500 GPD a approximately 96 acres Q 48,000 GPD projected at total commercial build out File #3701/EAW /aje 8 Greenway Engineering November 3, 2004 Revised January 24, 2005 Russell 150 Rezoning The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 294 dwelling units: E. WATER SUPPLY Q 225 GPD per dwelling unit Q 225 GPD x 294 dwelling units Q 66,150 GPD projected at total residential build out COMBINED COMMERCIAL RESIDENTIAL Q 114,150 GPD The proposed zoning is projected to increase flows to the public sewage conveyance system and the Opequon Wastewater Treatment Plant by 114,150 GPD at total build out. The design capacity of the treatment plant is 8.4 million GPD, of which approximately 6.4 GPD is currently being utilized. The total build -out of the proffered land uses would require approximately 5.7 percent of the available capacity at the Opequon Waste Water Treatment Plant; therefore, adequate capacity is available for this development. The 150.28 -acre property is located within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) boundaries. There is an existing 20 -inch water main running along the property line (a.k.a. right -of -way line) the subject property shares with Front Royal Pike. This 20 -inch main is a major transmission line from the James Diehl Water Treatment Plant. Impacts of the proposed rezoning on the water supply system can be projected based on the proffered land use of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single family dwelling units. Design figures for comparable projects estimate 125 GPD per 1,000 square feet of commercial, and 275 GPD per attached single family dwelling unit. The figures below represent the impact that this project would have to the public water system at full build -out of 440,450 square feet of commercial: Q 125 GPD per 1,000 commercial square foot Q 125 GPD x 704.45 (1,000 commercial square feet) Q 88,056.25 GPD projected at total commercial build out The figures below represent the impact that this project would have to the public water system at full build -out of 294 dwelling units: Q 275 GPD per dwelling unit Q 275 GPD x 294 dwelling units Q 80,850 GPD projected at total residential build out The proposed zoning is estimated to draw 168,906.25 gallons per day from the public water supply system. The James Diehl Water Treatment Plant is one of three sources contributing File #3701/EAW /ajc 9 Greenway Engineering November 3, 2004 Revised January 24, 2005 Russell 150 Rezoning to the blended water serving the area of this property. This treatment plant provides approximately 4 million gallons per day of potable water. The projected water usage at build -out would account for less than five percent of this portion of the blended sources. Adequate capacity is available for this development. F. SITE DRAINAGE The 150.28 -acre site generally drains to Buffalo Lick Run and then downstream under Front Royal Pike (Route 522). Preliminary engineering indicates the use of storm water management ponds in the main draws into Buffalo Lick Run. The on -site storm water management facilities will be designed to ensure that the post- development release into Buffalo Lick Run does not exceed the pre- development conditions. Stormwater management design will occur during the site development process, which will require approval by the Frederick County Engineer and Virginia Department of Transportation. The design of the stormwater management facilities will be implemented in a manner that will avoid any disturbance of the existing stream and any associated wetlands. Consideration will be given to the use of oil separators or other BMP's to minimize the impact from parking areas and other impervious surfaces. The natural drainage ways of this site present a superb opportunity for the crafting of an open space amenity. Over the last century or so, those who have farmed the property have been inclined to maintain the stream valley and adjoining slopes in a relatively natural state. Therefore the beauty of a wooded stream, and the wildlife habitat it provides, has been preserved. Now, aided by the statutory protections of designated floodplain, land planners can continue this tradition. The applicant proffers to place this stream valley, from the floodplain to the associated slopes, in approximately ten acres of common open space. G. SOLID WASTE DISPOSAL An estimate of the aggregate impact of the potential commercial and residential uses on solid waste disposal facilities can be projected based upon average annual business and attached single family residential waste generation. According to the Civil Engineering Reference Manuel, 4 Edition, annual average volume (AV) of business consumption of landfill space is 5.4 cubic yards per 1,000 square feet of structural area. Each household unit has an annual average volume (AV) of 5.4 cubic yards of landfill volume (Civil Engineering Reference Manual, 4 Edition). The following figures show the increase in daily volume based on the proffered density of 440,450 square feet of commercial use and 294 dwelling units. AV 5.4 cu. yd. per 1,000 sq ft commercial AV 5.4 cu. yd.. 704.45 units (of 1,000 sq ft commercial) AV 3,804.03 cu yd at build -out AV 5.4 cu. yd. per dwelling AV 5.4 cu. yd. x 294 dwellings AV 1,587.60 cu. yd. File #37011EAWlaic 10 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards (13.1 million cu. yd.), currently being consumed at an average of 200,000 tons per year. This capacity is more than adequate to accommodate the solid waste generated from this project. H. HISTORICAL SITES AND STRUCTURES The Russell Farm, taken as a whole with the farmhouse, outbuildings, and most importantly, the surrounding farmland is identified in the Frederick County Rural Landmarks Survey as a potentially significant property. The property is identified as "Russell Place file #34 -431. The Virginia Division of Historic Landmarks survey form indicates that neither the house nor any of the outbuildings, though all well maintained, are of substantial historic significance individually. Instead the farmland, with the cluster of farm buildings taken in this context, is what is significant. The survey refers to this farm as one of the last examples near Winchester of a sort of land use that was once "typical" all around the city. However, the coming of the road improvements envisioned by the Comprehensive Policy Plan will forever change this farmland context and greatly reduce the property's historic significance. "Russell Place file #34 -431, is the only historic feature in the immediate vicinity inventoried by the Virginia Division of Historic Landmarks. The property is not identified as being within the core area of a Civil War battlefield. We are not aware of any archeological artifacts being found on the site. The application is to be considered by the Historic Resources Advisory Board (HRAB) at their February 15, 2005 meeting. I. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 440,450 square feet of commercial retail, 264,000 square feet of office uses and 294 attached single family dwelling units. The results of this model run indicate that the development of the subject site will result in a positive total net fiscal impact of $93,667 +$100,449 per square foot of commercial use and $6,782 per dwelling unit). Although the model run indicates a substantial positive net fiscal impact, the applicant has proffered an additional $10,000 to fire and rescue services. The applicant have proffered a monetary contribution that exceeds that indicated by the results of the fiscal model run in order to assist the first responder company that will provide service to the Russell 150 community. (Reference Attachment 3. Frederick County Capital Facilities Fiscal Impact Model for Russell Farm) The subject property lies within the Winchester Airport five -mile zone of influence and across Front Royal Pike from the airport support area. The applicant support the requirement that no use or structure shall be permitted which obstructs the airspace required for the flight of aircraft in landing or takeoff at such airport or is otherwise hazardous to such landing and takeoff of aircraft. No additional impacts to community facilities are anticipated by this rezoning application. File #3701/EAW /ajc 11 Greenway Engineering Attachments: November 3, 2004 Revised January 24, 2005 1. Location and Existing Zoning Exhibit for Russell 150 2. Existing Soils Exhibit for Russell 150 3. Frederick County Capital Facilities Fiscal Impact Model for Russell 150 4. Generalized Development Plan Exhibit for Russell 150 5. Traffic Impact Analysis for Russell 150 6. Conditional Zoning Proffer Statement for Russell 150 Russell 150 Rezoning File #3701/EAW/ajc 12 Lr i Tc 9618%6 8fr- 113—BERKS CHANNERY SILT LOAM 1C BERKS CHANNERY SILT LOAM 3B— BLAIRTON SILT LOAM 3C BLAIRTON SILT LOAM 6C CARBO OAKLET SILT LOAMS BC CHILHOWIE SILTY CLAY LOAM 9B— CLEARBROOK CHANNERY SILT LOAMS 9C CLEARBROOK CHANNERY SILT LOAM 14B— FREDERICK POPLIMENTO LOAMS 28— LOBDELL SILT LOAM 29— MASSANETTA LOAM La 32B— OAKLET SILT LOAM 35 PACEBROOK SILTY CLAY LOAM 41C— WEIKERT —BERKS CHANNERY SILT LOAMS 41D— WEIKERT —BERKS CHANNERY SILT LOAM 41E— WEIKERT —BERKS CHANNERY SILT LOAM 44B —ZOAR SILT LOAM L F U I r, a o P 2 6 Z A Q Cd O N N U N Z a U p w EN 4 9 CC 3 CE a Z CO DATE 04 /01 /05 SCALE r 200• ZONING LEGEND 1 RA RP R4 R5 MH1 81 82 B3 MI M2 EM HE RURAL AREAS DISTRICT RESIDENTIAL PERFORMANCE DISTRICT RESIDENTIAL PLANNED COMMUNITY RESIDENTIAL RECREATIONAL COMMUNITY MOBILE HOME COMMUNITY DISTRICT NEIGHBORHOOD BUSINESS DISTRICT BUSINESS GENERAL DISTRICT INDUSTRIAL TRANSITION DISTRICT LIGHT INDUSTRIAL DISTRICT INDUSTRIAL GENERAL DISTRICT EXTRACTIVE MANUFACTURING DISTRICT HIGHER EDUCATION DISTRICT LR MR HR HR- 1 R0 -1 RB- 1 B -I B -2 CM -1 M -1 M -2 HS ISECIII MC HE -1 ESEDEIDESEZZA El P P110 PMH PSC UITY LUNL!NU 1J1 IKLULS LOW DENSITY RESIDENTIAL DISTRICT MEDIUM DENSITY RESIDENTIAL DISTRICT HIGH DENSITY RESIDENTIAL DISTRICT LIMITED HIGH DENSITY RESIDENTIAL DISTRICT RESIDENTIAL OFFICE DISTRICT RESIDENTIAL BUSINESS DISTRICT CENTRAL BUSINESS DISTRICT HIGHWAY COMMERCIAL DISTRICT COMMERCIAL INDUSTRIAL DISTRICT LIMITED INDUSTRIAL DISTRICT INTENSIVE INDUSTRIAL DISTRICT HEALTH SERVICE DISTRICT MEDICAL CENTER DISTRICT HIGHER EDUCATION DISTRICT EDUCATIONAL. INSTITUTIONAL, PUBLIC DISTRICT PLANNED UNIT DEVELOPMENT DISTRICT PLANNED MOBILE HOME DISTRICT PLANNED SHOPPING CENTER DISTRICT HISTORIC WINCHESTER DISTRICT F 0 O DATE 04 /01/05 SCALE: r 800• 1 A Traffic Impact Analysis of the Russell Farm Located in: Frederick County, Virginia Prepared for: I I Prepared by: Greenway Engineering 151 Windy Hill Lane Winchester, VA 22606 1 Patton Harris Rust Associates, pc Engineers. at rveyors. Flanners. Landscape Architects. 208 Church Street, SE Leesburg, Virginia 20175 I PT '1' T703.777.3616 F 703.777.3725 1 1 November 1, 2004 1 1 OVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed Russell Farm development located along the west side of Route 522 (Front Royal Pike), between Peppermill Road and Route 17/50, in Frederick County, Virginia. The proposed project is to include 294 townhouse units, 264,000 square feet of office and 440,450 square feet of retail with primary access to be provided via the proposed western leg of Airport Road and secondary access (townhouse only) to be provided via a site driveway located to the south of Airport Road. The proposed development will be built -out by the year 2010. Figure 1 is provided to illustrate the location of the Russell Farm site with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Russell Farm 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 Russell Farm, Distribution and assignment of Russell Farm generated trips onto the study area road 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 Patton Harris Rust Associates, pc (PHR +A) obtained AM and PM peak hour manual turning movement counts at the intersections of Papermill Road (Route 644)/Pleasant Valley Road, Papermill Road/Route 522 (Front Royal Pike), Airport Road/Route 522 and Route 522/Route 50/17 (Millwood Pike). Additionally, 24 -hour automatic "tube" counts were conducted along the Papermill Road and Route 522, respectively. PHR +A established the ADT (Average Daily Traffic) along each of the study area roadway links using an average "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 8% as determined from traffic count data provided by the Virginia Department of Transportation (VDOT). Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. 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 Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 1 Vicinity Map Russell Farms A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 2 1 1 1 1 H Figure 2 Existing ADT and AM/PM Peak Hour Traffic Volumes PHR A Phased Traffic Impact Analysis of the Russell Farm November I, 2004 Page 3 No Scale Figure 3 P Signalized Intersection LAS =B(C) ke 41f ttr Signalized Intersection LOS =C(F) -7'" t s Signalized b u Intersection km,. LOS =B(B) r BB) STTE �c' Jl t tt Signalized Intersection LOS=B(B) 5L Y 1 4 UnsIgnaazed 4:\ Intersection Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Existing Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of the Russell Farm November 1,2004 Page 4 No Scale Signalized Intersection LOS =C(D) 'wad (7) 4! m e� Signalized' Intersection LOS=B(B) c(c) p H RA F Figure 5 '.Signalized.' Intersection LOS =B(C). Roadway Improvements Required Signalized Intersection LOS =D(F) R Signalized'. Intersection Roadway LoS=B(Bj-. Improvements Required Unsignalized *1 'OD. Intersection P, i 11 (B)6 Signalized lntenection LOS (B) Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) 2010 Background Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 8 No Scale '`124(228) 59(86) X102(176) AM Peak Hour(PM Peak Hour) q„` Average. Dai lcirritiM -PHIA Figure 8 2010 Build -out ADT and AM/PM Peak Hour Traffic Volumes P A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 12 No Scale Signalized Roadway Improvements ILO§Lt(C) 2 Required Regional Improvements Required m s ��Slgvalized Intersection LOS -Ced a' D P X11 e Jill (qB ui Signalized' Intersecdon LOS •B(C) t C(C) )nr Airport Road Signalized iatersecdon LOS -001) Nit MI 4 Signalized Intersection LOS =C(C) Signalized Intersection LOS =D(i) rie Roadviay c doa Inter s e tt err`ec ti os=e(sj Improvements Required Unslgnailzed h (°),Intersection Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) -P Figure 9 2010 Build -out Lane Geometry and Levels of Service P A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 13 CONCLUSION The traffic impacts associated with the proposed Russell Farm development are acceptable and manageable. The following describes the future operating conditions at each of the study area intersections. Route 522 and I -81 ramp/Route 17/50: For existing, 2010 background and build out conditions, this intersection will operate with levels of service "F This intersection requires regional roadway improvements to achieve acceptable levels of service. Route 17/50 and Ryco Lane: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM/PM peak hours. Traffic signalization, however, would be required to satisfy levels of service requirements. A signal warrant study would be necessary prior to installation. Airport Road and Route 522: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. Airport Road is proposed to be extended to the site west of Route 522. The required intersection improvements assumed include a northbound left-turn lane and southbound right turn lane. Papermill Road and Route 522: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. Papermill Road and Pleasant Valley Road: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. The required intersection improvements assumed include a northbound left-turn lane and southbound right -turn lane. A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 14 File #370I/EA W /ajc IMPACT STATEMENT RUSSELL 150 REZONING Shawnee Magisterial District Frederick County, Virginia TM 64- ((A)) -10 64- ((A)) -12 150.28 -Acres November 3, 2004 revised January 24, 2005 Current Owners: Russell 150, LC Applicant: Russell 150, LC Contact Person: Mark Smith, PE LS Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185 Greenway Engineering INTRODUCTION Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: Proposed build -out November 3, 2004 Revised January 24, 2005 RUSSELL 150 REZONING Russell 150 Rezoning This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 150.28 -acre subject property identified as Russell 150 and owned by Russell 150, LC. The subject property consists of two parcels, those being: TM 64- ((A))- 10; 29.97 acres, and 64- ((A)) -12; 120.31 acre. The subject site is located on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). The property is traversed by the future alignments and intersections of three major thoroughfares. The current zoning is Rural Areas (RA) District. The applicant, Russell 150, LC proposes to rezone the parcel from Rural Areas (RA) to Business General (B2) District and Residential Performance (RP) District. (Reference Attachment 1. Location and Existing Zoning Exhibit for Russell 150) Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645) Shawnee 64- ((A)) -10 and 64- ((A)) -12 Rural Areas (RA) District Agricultural, Unimproved Commercial, Office and Retail Residential, Attached single- family Business General (B2) District and Residential Performance (RP) District 150.28 acres 440,450 square feet commercial retail 264,000 square feet office 294 residential attached single- family units File #3701/EAW /ajc 2 Greenway Engineering November 3, 2004 Revised January 24, 2005 COMPREHENSIVE PLAN Russell 150 Rezoning The subject property is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). No expansion of the SWSA or UDA is required for development of the subject property. The property is also included in the study area boundary of the Route 50 East Corridor Land Use Plan. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan states on page 6 -19: An area of business /office use is also shown west of the intersection of Airport Road and Route 522. This area would be expected to accommodate a future road connection resulting from the extended of Airport Road, west into the City. Plans at this time would be to connect with road segments which are, at this time, partially in place south of Lowes, extending east from Pleasant Valley Road. This connection is seen as an important link in the overall Winchester Area Transportation Plan. The Comprehensive Policy Plan, Eastern Road Plan, page 7 -15 and the Winchester Area Transportation Study (WATS) depict "new major collectors" of Warrior Drive and Airport Road extended crossing and intersecting on the subject property. In further refinements of these plans, VDOT has stated a desire for East Tevis Street to be the through movement in the Warrior Drive intersection, and Airport Road to connect Warrior Drive with a roundabout intersection. The roadways proffered through the generalized development plan are in conformance with these comprehensive planning documents. The Frederick County Bicycle Plan is depicted on page 7 -17 of the Comprehensive Policy Plan. The bikeways, discussed further in the Transportation section of this report, and proffered through the generalized development plan, is in substantial conformance with the Comprehensive Policy Plan. The subject property north of Buffalo Lick Run and west of Warrior Drive is to be developed in business /office uses, in complete conformity with the Comprehensive Policy Plan, Route 50 East Corridor Land Use Plan. The Buffalo Lick Run stream valley forms a natural buffer and dividing line between these business /office uses and residential uses to the south. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan graphic on page 6- 21 shows exactly that, with a bubble labeled "proposed business /office" above a line identified as "urban development area" and "corridor boundary corresponding to that labeled Buffalo Lick Run. The single land bay situated south of the Buffalo Lick Run stream valley, between Front Royal Pike (Route 522) to the east and Warrior Drive to the west, is to be developed in a residential use. This residential land bay comprises approximately twenty five percent of the total project area. The proposed residential use of this land bay is in substantial conformance with the Comprehensive Policy Plan, and is in keeping with principles of good planning. File #3701/EAW /ajc 3 Greenway Engineering November 3, 2004 Revised January 24, 2005 1. Urban Development Area Russell 150 Rezoning Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, consisting of tax parcels 64- ((A)) -10 and 64- ((A)) -12, is located within a manmade boundary created by Front Royal Pike (Route 522) on the eastern frontage of the property and I -81 along the western side. Access to the various land bays within the subject site will generally be from the planned major thoroughfares of Warrior Drive, Airport Road extended, and East Tevis Street. The subject property has approximately 220 feet of frontage on Front Royal Pike (Route 522). Airport Road extended will create a four -way intersection with Front Royal Pike. The residential land bay will have a single connection to Front Royal Pike, and a single entrance on Warrior Drive. It is noted that no individual commercial lot access is proposed from Front Royal Pike. Safe entrance separation distances from the roundabout and other major thoroughfare intersections will be observed. A Generalized Development Plan (GDP) has been submitted as a proffered exhibit. The GDP identifies the general road layout. (Reference Attachment 4. Generalized Development Plan Exhibit for Russell 150) The conjunction of three major new thoroughfares on this property provides opportunities for this site to be a focal point for alternative modes of transportation. Interconnecting trip loops, with destinations including but not limited to the Winchester Regional Airport, Shenandoah University main campus, south Winchester existing and developing retail and employment uses, the Virginia Employment Commission, and a variety of residential communities could support alternative modes of transportation. These transportation modes include shuttle bus mass transit, bicycle, and pedestrian. The City of Winchester transit system and others involved in regional transportation programs may have an interest in bus stop shelters within this project. Flood Plains The subject property can be found on FEMA NFIP map #510063-0115-B. The bottomland along Buffalo Lick Run and two small areas of branching unnamed tributaries is identified as File #3701/EAW /ajc 4 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 being within the 100 -year floodplain (or "base flood in designated "Zone A The remainder of the site is located outside the 100 -year floodplain in designated "Zone C The land within the 100 -year floodplain (FEMA designated "Zone A is, and will remain, concurrently designated Frederick County zoning overlay district FP (Floodplain) District with the surrounding base zoning district. Any disturbance of this area will be in conformance with Army Corps of Engineers and Department of Environmental Quality permitting procedures. A Road crossing of Buffalo Lick Run floodplain will be required for Warrior Drive. Except for this Warrior Drive right -of -way, the floodplain will be designated and protected as permanent open space. The main body of the Buffalo Lick Run floodplain will be included in a public park. The park will not only maintain the functioning of the floodplain, but also provide an opportunity to educate the public concerning the value of stream valley ecosystems. Wetlands There are no wetlands designated on this site within the Frederick County GIS database. However there is an area that may contain hydrotropic plant species. The property will undergo a detailed wetland study and any wetlands identified will be addressed appropriately. The applicant shall comply with any requirement for Virginia Department of Environmental Quality permits. Soil Types The soil types contained in this tract have been obtained from the Frederick County GIS database. (Reference Attachment 2. Existing Soils Exhibit for Russell Farm) The subject site contains the following eight soil types: 1B Berks channery silt loam 3B Blairton silt loam 6C Carbo Oaklet silt loam, very rocky 9B Clearbrook channery silt loam 9C Clearbrook channery silt loam 14B Frederick Poplimento loams 28 Lobdell silt loam 32B Oaklet Silt Loam 41C Weikert-Berks channery silt loam 41D Weikert-Berks channery silt loam 41E Weikert-Berks channery silt loam 2 -7 slope 2 -7 slope 2 -15 slope 2 -7 slope 7 -15 slope 2 -7 slope flood plain 2 -7% slope 7 -15 slope 15 -25 slope 25 -65 slope covers approximately 1 of site covers approximately 7 of site covers approximately 1 of site covers approximately 29 of site covers approximately 5 of site covers approximately 9 of site covers approximately 3 of site covers approximately 1% of site covers approximately 3 of site covers approximately 22 of site covers approximately 19 of site Table 5 on page 123 of The Soil Survey of Frederick County, Virginia, identifies the 3B Blairton Silt loam and 28 Lobdell silt loam soils as prime farmland. The remaining soil types on site are not identified within this table. File ri3701/EAW /ajc 5 Greenway Engineering 1111 November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 Other Environmental Features Riparian buffers, measured thirty -five feet from the channel scar line, will be provided along the length of Buffalo Lick Run. For the most part these riparian buffers are within the area also designated floodplain. Although the slopes on the property are not designated by the Frederick County Zoning Ordinance as steep slope "exceeds 50 the applicant recognizes there are slopes adjacent to the stream valley that should be protected and so they are being included in common open space. Likewise, wooded areas within the stream valley and associated slopes will be protected in common open space. The applicant is designing this project to do more than simply protect the environmental features of the site. The design is intended to enhance the community's appreciation of this stream valley ecosystems as surrounding properties urbanize. Should the Winchester Frederick County Park Authority wish to accept, the applicant would consider proffering the dedication of approximately ten acres of common open space to create a Buffalo Lick Run linear trail Park. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RP (Residential Performance) District Use: Residential B2 (Business General) District Use: Commercial South: RA (Rural Areas) District Use: Agriculture East: RP (Residential Performance) District Use: Residential West: City of Winchester Use: I -81 /future Commercial C. TRANSPORTATION This application proposes the proffered rezoning for 440,450 square feet of commercial retail uses, 264,000 square feet of office uses and 294 attached single family residential units on a 150.28 site. Traffic will primarily access the site via the proffered future alignments and intersections of Warrior Drive, Airport Road extended, and East Tevis Street. These planned major thoroughfares will provide inter connections to properties located to the north, east, west, and south. The Interstate -81 Flyover for the East Tevis Street and related roadways are being funded through a unique special taxing district. These roadways are addressed in the Proffers and depicted in the Generalized Development Plan. File #370I/EA W /ajc 6 Greenway Engineering November 3, 2004 Revised January 24, 2005 Russell 150 Rezoning This property is the site of significant portions of the alignment and the intersections of three major planned roadways. These roadways are Warrior Drive, Airport Road extended, and East Tevis Street. In theory, the County could attempt to acquire the necessary rights -of -way for the regional roadways outside of the property -owner initiated land development process. Fortunately instead, there is a willing property owner who will dedicate the necessary right of -way as a function of a rezoning application. The proffer of these vital transportation links is well timed for the prosperity of local businesses and the traveling public's convenience, in both Frederick County and the City of Winchester. The Winchester Area Transportation Study (WATS) indicates Warrior Drive, the Airport Road extended, and the East Tevis Street should all be four -lane urban design facilities. Portions of these roadways are to be median divided sections, although Warrior Road is to transition to an undivided section at some point near the southern boundary of this property. VDOT has stated the Warrior Drive and East Tevis Street rights -of -ways should be a minimum 120 feet wide. VDOT also would like to have an innovative but land consuming roundabout at the intersection of Warrior Road and Airport Drive extended. The Warrior Drive stream crossing and East Tevis Street overpass must have adequate width to accommodate bicycle lanes. The applicant is willing to reserve approximately 19.25 acres (approximately 500 linear feet of predominately 120 foot wide right -of -way and a roundabout) of this property for collector and arterial roads. The applicant's dedication of this substantial quantity of land represents a contribution of significant economic value. The establishment of major roadways is one of the more visible forms of public infrastructure that support development on a site such as this. On one hand we acknowledge the presence of these roadways will enhance the value of the subject property. On the other hand, it should be conceded that these roads are, in great part, needed to accommodate existing and planned growth outside of this site. In recognition of the singular opportunity to create community character provided by three new major thoroughfares intersecting on this site, the applicant proffer covenants of key public space design elements. The three major thoroughfares are all to be four -lane road sections, with curb, gutter, and storm drains. Sidewalks, separated from the curb by a grass utility strip, are to be provided on both sides of these streets. The roadways, including the roundabout, are to be landscaped with appropriate street trees. Properties fronting on these streets will be landscaped with corresponding trees. The private properties immediately surrounding the roundabout will also be subject to special treatment intended to enhance the visual presence of this road feature. The street lighting will be of a unified architectural style. A Traffic Impact Analysis (TIA) has been prepared for the 150.28 -acre site by Patton Harris Rust and Associates, which is dated November 1, 2004 and is included in the Impact Analysis Statement. The TIA assumes the total build out of 294 attached single family residential units, 264,000 square feet of office uses, and 440,450 square feet of retail uses by the year 2010. The TIA provides for a Level of Service (LOS) analysis, AM and PM peak hour traffic volumes and Average Daily Trip volumes for existing, background, and build out conditions. The TIA concludes the traffic impacts associated with the proposed Russell 150 development are acceptable and manageable. All of the intersections analyzed will operate at File #370I/EAW /ajc 7 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 levels of service "C" for 2010 background and build -out conditions, except for the Route 522 and 1 -81 ramp /Route 17/50 intersection which currently operates at levels of service "F The applicant will provide the dedication of approximately 19.25 acres for major thoroughfares, as well as frontage improvements to Front Royal Pike, to facilitate safe ingress and egress and to mitigate impacts of this development. These improvements are to include a right turn lane on Front Royal Pike. All improvements are incorporated into the proffer statement for this project. Road efficiency buffers of fifty feet will separate the residential lots from Front Royal Pike and Warrior Drive. The Frederick County Bicycle Plan is depicted on page 7 -17 of the Comprehensive Policy Plan. The bicycle plan indicates a "proposed designation" of a bicycle route connecting the Front Royal Pike and Airport Road intersection with an alignment that appears to follow the planned Warrior Drive all the way through to Fairfax Pike (Route 277). Due to the fact the Airport Road extended and Warrior Road projects have not yet been engineered. bicycle lanes can be included in the design. Furthermore, the East Tevis Street may be the best chance for establishing an I -81 crossing on the bicycle route system. The applicant proffers bicycle facilities parallel to Warrior Drive, Airport Road extended, and East Tevis Street. D. SEWAGE CONVEYANCE AND TREATMENT The 150.28 -acre property is located within the Urban Development (UDA) and Sewer and Water Service Area (SWSA) boundaries. There are existing 8" sanitary sewer lines serving the adjacent homes on Front Drive and Royal Avenue. There is also an 8" sewer line on the on the east side of Front Royal Pike, running from roughly Airport Road to Buffalo Lick Run. The principle collector lines for the development's sanitary sewer system will probably follow the topography to the Buffalo Lick Run floodplain, then under Front Royal Pike, and on to the 522 Sewage Pumping Station #l. It will be connected to the main in accordance with Frederick County Sanitation Authority (FCSA) regulations. Impacts of the proposed rezoning on the sewage conveyance and treatment system can be projected based on the proffered land uses of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single family dwelling units. The FCSA design figures estimate 500 gallons per day (GPD) per acre of general commercial development, and 225 gallons per day (GPD) per attached single family dwelling unit. The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 440,450 square feet of commercial: Q 500 GPD of general commercial development Q 500 GPD x approximately 96 acres Q 48,000 GPD projected at total commercial build out File #3701/EA W /ajc 8 Greenway Engineering November 3, 2004 Revised January 24, 2005 The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 294 dwelling units: E. WATER SUPPLY Q 225 GPD per dwelling unit Q 225 GPD x 294 dwelling units Q 66,150 GPD projected at total residential build out Russell 150 Rezoning COMBINED COMMERCIAL RESIDENTIAL Q 114,150 GPD The proposed zoning is projected to increase flows to the public sewage conveyance system and the Opequon Wastewater Treatment Plant by 114,150 GPD at total build out. The design capacity of the treatment plant is 8.4 million GPD, of which approximately 6.4 GPD is currently being utilized. The total build -out of the proffered land uses would require approximately 5.7 percent of the available capacity at the Opequon Waste Water Treatment Plant; therefore, adequate capacity is available for this development. The 150.28 -acre property is located within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) boundaries. There is an existing 20 -inch water main running along the property line (a.k.a. right -of -way line) the subject property shares with Front Royal Pike. This 20 -inch main is a major transmission line from the James Diehl Water Treatment Plant. Impacts of the proposed rezoning on the water supply system can be projected based on the proffered land use of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single family dwelling units. Design figures for comparable projects estimate 125 GPD per 1,000 square feet of commercial, and 275 GPD per attached single family dwelling unit. The figures below represent the impact that this project would have to the public water system at full build -out of 440,450 square feet of commercial: Q 125 GPD per 1,000 commercial square foot Q 125 GPD x 704.45 (1,000 commercial square feet) Q 88,056.25 GPD projected at total commercial build out The figures below represent the impact that this project would have to the public water system at full build -out of 294 dwelling units: Q 275 GPD per dwelling unit Q 275 GPD x 294 dwelling units Q 80,850 GPD projected at total residential build out The proposed zoning is estimated to draw 168,906.25 gallons per day from the public water supply system. The James Diehl Water Treatment Plant is one of three sources contributing File #3701 /EAW /ajc 9 Grccnway Engineering November 3, 2004 Revised January 24, 2005 F. SITE DRAINAGE Russell 150 Rezoning to the blended water serving the area of this property. This treatment plant provides approximately 4 million gallons per day of potable water. The projected water usage at build -out would account for less than five percent of this portion of the blended sources. Adequate capacity is available for this development. The 150.28 -acre site generally drains to Buffalo Lick Run and then downstream under Front Royal Pike (Route 522). Preliminary engineering indicates the use of storm water management ponds in the main draws into Buffalo Lick Run. The on -site storm water management facilities will be designed to ensure that the post development release into Buffalo Lick Run does not exceed the pre development conditions. Stormwater management design will occur during the site development process, which will require approval by the Frederick County Engineer and Virginia Department of Transportation. The design of the stormwater management facilities will be implemented in a manner that will avoid any disturbance of the existing stream and any associated wetlands. Consideration will be given to the use of oil separators or other BMP's to minimize the impact from parking areas and other impervious surfaces. The natural drainage ways of this site present a superb opportunity for the crafting of an open space amenity. Over the last century or so, those who have farmed the property have been inclined to maintain the stream valley and adjoining slopes in a relatively natural state. Therefore the beauty of a wooded stream, and the wildlife habitat it provides, has been preserved. Now, aided by the statutory protections of designated floodplain, land planners can continue this tradition. The applicant proffers to place this stream valley, from the floodplain to the associated slopes, in approximately ten acres of common open space. G. SOLID WASTE DISPOSAL An estimate of the aggregate impact of the potential commercial and residential uses on solid waste disposal facilities can be projected based upon average annual business and attached single family residential waste generation. According to the Civil Engineering Reference Manuel, 4 Edition, annual average volume (AV) of business consumption of landfill space is 5.4 cubic yards per 1,000 square feet of structural area. Each household unit has an annual average volume (AV) of 5.4 cubic yards of landfill volume (Civil Engineering Reference Manual, 4 Edition). The following figures show the increase in daily volume based on the proffered density of 440,450 square feet of commercial use and 294 dwelling units. AV 5.4 cu. yd. per 1,000 sq ft commercial AV 5.4 cu. yd. x 704.45 units (of 1,000 sq ft commercial) AV 3,804.03 cu yd at build -out AV 5.4 cu. yd. per dwelling AV 5.4 cu. yd. x 294 dwellings AV 1,587.60 cu. yd. File #3701/EAW /ajc 10 Greenway Engineering 1 November 3, 2004 1 Russell 150 Rezoning Revised January 24, 2005 The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards (13.1 million cu. yd.), currently being consumed at an average of 200,000 tons per year. This capacity is more than adequate to accommodate the solid waste generated from this project. H. HISTORICAL SITES AND STRUCTURES The Russell Farm, taken as a whole with the farmhouse, outbuildings, and most importantly, the surrounding farmland is identified in the Frederick County Rural Landmarks Survey as a potentially significant property. The property is identified as "Russell Place file #34 -431. The Virginia Division of Historic Landmarks survey form indicates that neither the house nor any of the outbuildings, though all well maintained, are of substantial historic significance individually. instead the farmland, with the cluster of farm buildings taken in this context, is what is significant. The survey refers to this farm as one of the last examples near Winchester of a sort of land use that was once "typical" all around the city. However, the coming of the road improvements envisioned by the Comprehensive Policy Plan will forever change this farmland context and greatly reduce the property's historic significance. "Russell Place file #34 431, is the only historic feature in the immediate vicinity inventoried by the Virginia Division of Historic Landmarks. The property is not identified as being within the core area of a Civil War battlefield. We are not aware of any archeological artifacts being found on the site. The application is to be considered by the Historic Resources Advisory Board (HRAB) at their February 15, 2005 meeting. I. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 440,450 square feet of commercial retail, 264,000 square feet of office uses and 294 attached single family dwelling units. The results of this model run indicate that the development of the subject site will result in a positive total net fiscal impact of $93,667 +$100,449 per square foot of commercial use and $6,782 per dwelling unit). Although the model run indicates a substantial positive net fiscal impact, the applicant has proffered an additional $10,000 to fire and rescue services. The applicant have proffered a monetary contribution that exceeds that indicated by the results of the fiscal model run in order to assist the first responder company that will provide service to the Russell 150 community. (Reference Attachment 3. Frederick County Capital Facilities Fiscal Impact Model for Russell Farm) The subject property lies within the Winchester Airport five -mile zone of influence and across Front Royal Pike from the airport support area. The applicant support the requirement that no use or structure shall be permitted which obstructs the airspace required for the flight of aircraft in landing or takeoff at such airport or is otherwise hazardous to such landing and takeoff of aircraft. No additional impacts to community facilities are anticipated by this rezoning application. File #3701/EA W /ajc 11 Greenway Engineering November 3, 2004 Revised January 24, 2005 Attachments: 1. Location and Existing Zoning Exhibit for Russell 150 2. Existing Soils Exhibit for Russell 150 3. Frederick County Capital Facilities Fiscal Impact Model for Russell 150 4. Generalized Development Plan Exhibit for Russell 150 5. Traffic Impact Analysis for Russell 150 6. Conditional Zoning Proffer Statement for Russell 150 Russell 150 Rezoning File #3701/EAW /ajc 12 L.._....._,. MY RESIDENTIAL PERFORMANCE DISTRICT R4 RESIDENTIAL PLANNED COMMUNITY R5 RESIDENTIAL RECREATIONAL COMMUNITY MHI MOBILE HOME COMMUNITY DISTRICT B1 NEIGHBORHOOD BUSINESS DISTRICT 02 BUSINESS GENERAL DISTRICT B3 INDUSTRIAL TRANSITION DISTRICT MI 'LIGHT INDUSTRIAL DISTRICT M2 INDUSTRIAL GENERAL DISTRICT EM EXTRACTIVE MANUFACTURING DISTRICT HE HIGHER EDUCATION DISTRICT 7 RO -1 B -1 8-2 CM -1 M -L M -2 HS NC tea HE -I ItIvamosom EIP PUD P11H PSC LIMITED HIGH DENSITY RESIDENTIAL DISTRICT RESIDENTIAL OFFICE DISTRICT RESIDENTIAL BUSINESS DISTRICT CENTRAL BUSINESS DISTRICT HIGHWAY COMMERCIAL DISTRICT COMMERCIAL INDUSTRIAL DISTRICT LIMITED INDUSTRIAL DISTRICT INTENSIVE INDUSTRIAL DISTRICT HEALTH SERVICE DISTRICT H CENTER GHERLEDUCATION DISTRICT PLANNED UN INSTITUTIONAL. DEVELPMENT DISTRICT DISTRICT PL4NNED MOBILE O PLANNED SHOPPING CENTER DISTRICT HISTORIC WINCHESTER DISTRICT 4 4 CIR:‘ \C\cs1/41/4 z1/4X41/4:11/419 AL.,,,,;:1/44\1/44\.44%kt at. 14%. .\may\` X:1 Q X i t X4 N •C KiA CC 0 LH 41 al im 3 _is Tke a 3 E Au Aa °c Yi k. y _c Sc a& WAR.RIOR,� n L 1 Aft ee LAND BAY 1- 81 300. le m 1B BERKS CHANNERY SILT LOAM m 1C BERKS CHANNERY SILT LOAM 3B- BLAIRTON SILT LOAM m 3C BLAIRTON SILT LOAM O 6C CARBO OAKLET SILT LOAMS 8C CHILHOWIE SILTY CLAY LOAM e 9B CLEARBROOK CHANNERY SILT LOAMS 9C CLEARBROOK CHANNERY SILT LOAM e 14B- FREDERICK POPLIMENTO LOAMS 28-LOBDELL SILT LOAM m 29 MASSANETTA LOAM e 32B- OAKLET SILT LOAM 35 PAGEBROOK SILTY CLAY LOAM e 41C- WEIKERT -BERKS CHANNERY SILT LOAMS 41D- WEIKERT -BERKS CHANNERY SILT LOAM 41E- WEIKERT -BERKS CHANNERY SILT LOAM 44B -ZOAR SILT LOAM e PROPERTY r D R I v e .N. c 84— ul ((A)) -9 P B 736 PC 86 MI USE: YAEANT- 7 P %4— ((A))'^18 MA FRED KOROBSKY_ DB 468 PC s ED: RA. USE: N. OANT OGne GNMENT F O L DATE 09 /19/04 Li 0 2 =c SCALE r 200' OUTPUT MODULE APPU CANT: Russel 150 LAND USE TYPE 9252P REAL EST VAL 575,871,579 FIRES RESCUE' 6 The ed Rescue Department Eamena,y Sdmuols IRdde Srhoala NW Wools Perks and Recreation Put0c tray Sias ORas AdmiMsVai0n Building Ober Miseellaneaus Fz4 Uos SUBTOTAL LESS NET FISCAL IMPACT NET CAP. FACILITES VdPACT NA Fiscal Impact Costs ol broad Meer Requited Contend in Calla oglibee edam only) 4455.529 81,001,909 5635,596 5703,402 4354681 562,385 534.923 547,384 560,451 53,392.620 523.064,80 IN0E2: '1.r II Cap Equip 11411d€111 1.0 HOOD "1.1)* Y Rev-Cost Bel 'O.D"U Rego to Co Avg: 0.0 RevCcat Dal 1.000 PLANNING DEPT PREFERENCES 4.0 1.0 Ratio to Co Avg 1.342 METHODOLOGY: 1. Capital MalaniIgJannnta are Input b be PM column es calculated F he nodal. 2. Net Fiscal ImpadNPV tom opematons celcWaSaea input in tart toad 0l second column 1ze0 It negative); Included ere the nelhna taxes/fees In one year only al lull valet 3. NPV al ANae Wrote equip lame paid In Mad cduon ea cakWatedIn fiscal Impede. 4 NPV of Mute aplIal expenditure tines pad In bulb col as calculated In Isca Impacts. 5. NPV N Abse taxes pad t0 bung current county to to standard for row facilities, as ra9.udle1 for each new Willy. 4 Columns three through Svc are added as potential aorta against Ile calculated capital Locales requirements. These ere adjusted (a percent of costs covered by Olerevenues horn the pio)ed (actual or as ratio to avg. b ail residential development). NOTE: Poem calculation donut Include Mlude Interest because they ate cash payments up 4ont Cledlle do IOC ysarestV time prclects are EMU (ytante& NOTES: Model Run Date 10/15114 MIA Ruled CBecdp0at Assumes a mamma number ol 294 Townhouses and 254.000140318 meet of Office and 440.450 square feet of Ralae. Total Avenge 150.28 acres (9528 taw B2I54 awes RP re$Uling he mlden6M dlenly 01 &4 units per acre). Doe b chaining conddols essdated v i develop/mint In the County, bs results of Ws Output Module may not be stead beyond P plead M 90 days Peon 0e model run dMe. C wileto beT IarFW ,PtignaG6IBM Total Potential Adjustment For Cur. Budget Cie. Budget Cep. Future CIPI Ts. C,W�a Revenue. Net Capital Nei Con Per OOn CSV EeWo Emend/Debt S Tann Mar Nmvdnsledl Cost Deana Fealties impact 0wel1EoJ1f1 SO 50 5159,113 5772,303 8031.508 5831,538 571,653 5163,894 $7 &,960 5D $169909 5942.302 560.873 580.879 580.873 517,448 117,445 $17,445 51,541 579.194 579,194 50 50 SO 5323.803 5372,603 5485.829 51.408,491 5277,975 544.938 50 947,334 50 91,852 54.194 5946 5163 SO 5151 50 5105,862 51,432,824 51,432,824 51,969,797 ,6 323,664,647 523.064,647 (523064, fin 9 SO 11 8 8 A Traffic Impact Analysis of the Russell Farm Located in: Frederick County, Virginia Prepared for: Greenway Engineering 151 Windy Hill Lane Winchester, VA 22606 Prepared by: Patton Harris Rust Associates, pc Engineers. Si rveyors. Ranners. Landscape Architects. 208 Church Street, SE g Leesburg, Virginia 20175 p RA 703.777.3816 F AY 1 F 703.777.3725 November 1, 2004 OVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed Russell Farm development located along the west side of Route 522 (Front Royal Pike), between Peppermill Road and Route 17/50, in Frederick County, Virginia. The proposed project is to include 294 townhouse units, 264,000 square feet of office and 440,450 square feet of retail with primary access to be provided via the proposed western leg of Airport Road and secondary access (townhouse only) to be provided via a site driveway located to the south of Airport Road. The proposed development will be built -out by the year 2010. Figure 1 is provided to illustrate the location of the Russell Farm site with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Russell Farm 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 Russell Farm, Distribution and assignment of Russell Farm generated trips onto the study area road 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 Patton Harris Rust Associates, pc (PHR +A) obtained AM and PM peak hour manual turning movement counts at the intersections of Papermill Road (Route 644)/Pleasant Valley Road, Papermill Road/Route 522 (Front Royal Pike), Airport Road/Route 522 and Route 522/Route 50/17 (Millwood Pike). Additionally, 24 -hour automatic "tube" counts were conducted along the Papermill Road and Route 522, respectively. PHR +A established the ADT (Average Daily Traffic) along each of the study area roadway links using an average "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 8% as determined from traffic count data provided by the Virginia Department of Transportation (VDOT). Figure 2 shows the existing ADT and AM /PM peak hour traffic volumes at key locations throughout the study area. 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 Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 1 CONCLUSION The traffic impacts associated with the proposed Russell Farm development are acceptable and manageable. The following describes the future operating conditions at each of the study area intersections. Route 522 and I -81 ramp/Route 17/50: For existing, 2010 background and build out conditions, this intersection will operate with levels of service "F This intersection requires regional roadway improvements to achieve acceptable levels of service. Route 17/50 and Ryco Lane: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM/PM peak hours. Traffic signalization, however, would be required to satisfy levels of service requirements. A signal warrant study would be necessary prior to installation. Airport Road and Route 522: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. Airport Road is proposed to be extended to the site west of Route 522. The required intersection improvements assumed include a northbound left -turn lane and southbound right turn lane. Papermill Road and Route 522: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. Papermill Road and Pleasant Valley Road: For 2010 background and build -out conditions, this intersection will operate with levels of service "C" during the AM and PM peak hours. The required intersection improvements assumed include a northbound left -tum lane and southbound right -turn lane. A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 14 Vicinity Map Russell Farms A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 2 g 0 No Scale CD 49 o- S k o t.t 5920i fig 5i to 7: ro IL L98(180) e— 79(131) t /Airport Road I u `at (1 1i)8 r. 7: 3 ct c3 a, l irz3 9 -0 Gcco ik AM Peak Hour(PM Peak Hour) r p.RA Figure 2 Existing ADT and AM/PM Peak Hour Traffic Volumes WAWiateifiliisla A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 3 u No Scale Signalized Intersection LOS =B(C) e m to a q D )tt i RA Signalized b Intersection X 3 14' 1 1 LOS--B(B) SITE /IC!'" r BB) ttf Signalized Intersection LOS =C(F) 1*t Signalized Intersection LOS =B(B) Po P, ANN N S` G uv Unsignalized Intersection Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) P Figure 3 P Existing Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 4 (588)99.) T Airport (1l8)20" a Iv Road (235)40 ^A N iSIVIREe7DtilyiTriFS H Figure 8 2010 Build -out ADT and AM/PM Peak Hour Traffic Volumes P A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 12 Denotes Unsignalized Critical Movement r _PHRA AM Peak Hour (PM Peak Hour) 1 Figure 9 2010 Build -out Lane Geometry and Levels of Service 111 A Phased Traffic Impact Analysis of the Russell Farm November 1, 2004 Page 13 Signalized Intersectio LOS=B(C) T C(C) 1 1 1 Auport 1 Road Signalized Intersection LOS =B(B) No Scale Sgnsl(zed Roadway Intersechosi' Improvements LOS C(C)= Required (BP <a Signalized Intersection LOS(C) Regional Improvements Required Signalized Intersection LOS =D(F) ✓i O� It 'r slgualized Roadway Intersectta Los -,qi Improvements Required Unsignalized h B (b). Intersection 'Pike PHRA RUSSELL 150 REZONING The complete Traffic Impact Analysis is on file in the records of the Frederick County Department of Planning and Development