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HomeMy WebLinkAbout04-05 Impact AnalysisIMPACT ANALYSIS STATEMENT SENSENY VILLAGE REZONING Red Bud Magisterial District Frederick County, Virginia Tax Parcel 65- ((A)) -49B and 65- ((A)) -55 73.79 -acres Applicant: November 22, 2004 Revised June 14, 2005 Current Owners: Contact Person: Greenway Engineering Hazel C. Lambert Taylor Grace, LLC Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185 \1 Greenway Engineering SENSENV VILLAGE REZONING INTRODUCTION November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 Senseny Village Rezoning This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of two parcels comprising a total of 73.79 acres, a 49.70 -acre parcel owned by Hazel C. Lambert and a 24.09 -acre parcel owned by Taylor Grace, LLC. The subject properties are accessed from Senseny Road (Route 657) via both Rossum Lane (Route 736) and a previously planned connection from Twin Brook Circle (Route 867) to Glenridge Drive (Route 868). The current zoning of the 24.09 -acre parcel is RP, Residential Performance District without proffers, while the current zoning of the 49.70 acre parcel is RA, Rural Areas District. The applicant proposes to rezone the 49.70 -acre Lambert parcel to RP, Residential Performance District with proffers and to retain the RP, Residential Performance District designation for the 24.09 -acre Taylor Grace, LLC property and include proffers that will be applicable to this property. The subject properties will be master planned together for the purpose of creating the Senseny Village residential subdivision. This project is proffered to not exceed a total build out of 285 residential units, of which, 145 units are intended to be single family detached dwelling units and 140 units are intended to be townhouse dwelling units. The project is proffered to be developed as a minimum four -year phased build out. A Master Development Plan was approved for the Glenmont Village Subdivision in 1985, which was revised in 1989. The approved Master Development Plan identified Glenmont Village as being developed within eight sections. To date, Sections 1 -7 have been developed under the single family detached cluster ordinance. The land associated with Section 8 was acquired by Taylor Grace, LLC as a separate parcel of land that is not encumbered by any provisions or legal documents associated with the Glenmont Village Subdivision. Therefore, it has been determined that a Preliminary Master Development Plan will be required for the 24.09 -acre Taylor Grace, LLC parcel as an exhibit with the Senseny Village Rezoning Application to demonstrate that Section 6 of the adjacent Glenmont Village Subdivision is provided with an appropriate open space buffer, which is further committed to on the proffered Generalized Development Plan for Senseny Village. Basic information Location: South of Rossum Lane (Route 736), and Twinbrook Circle (Route 867) Magisterial District: Red Bud Property ID Numbers: 65- ((A)) -49B and 65- ((A)) -55 Current Zoning: RP, Residential Performance District and RA, Rural Areas District File #3924/EAW Greenway Engineering Current Use: Proposed Use: Proposed Zoning: Total rezoning area: COMPREHENSIVE PLAN GLENMONT VILLAGE MDP November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 File #3924/EAW '2 Senseny Village Rezoning Residential and Unimproved 285 single family detached and attached units RP, Residential Performance District with proffers 73.79 -acres The proposed site is being developed in conformance with the land use policies of the Comprehensive Policy Plan. The subject area is within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Comprehensive Policy Plan states suburban residential land use will occur in the UDA. A Master Development Plan was initially approved for the Glenmont Village Subdivision in 1985. This Master Development Plan was approved for the development of single family detached dwelling units and multiplex dwelling units within eight sections. In 1989, this Master Development Plan was revised to eliminate the multiplex dwelling units that were previously approved in Section 7 of Glenmont Village, and to identify Sections 1 -8 as single family detached dwelling units. The Glenmont Village Master Development Plan identified Section 8 as containing 12.05 acres of open space and did not identify the land area within lots and road right -of -way. The RP, Residential Performance District standards that were in place when the Glenmont Village Master Development Plan was approved called for a maximum woodland disturbance of 25% for the gross area of the site and for a maximum disturbance of 25% of steep slope areas. The legally recorded deed restrictions for the Glenmont Village Subdivision state that the Master Development Plan may be revised and do not require the Glenmont Village Home Owners Association to maintain or be liable for any portion of the acreage within the approved Master Development Plan that has not been dedicated to the HOA. The land area associated with what is identified as Section 8 on the approved Glenmont Village Master Development Plan has not been developed to date, nor has the land area been dedicated for the use or maintenance of the Glenmont Village Home Owners Association. This land area, totaling 24.09 acres was sold by the previous developer to Taylor Grace, LLC. Taylor Grace, LLC proposes to utilize this land area within the Senseny Village Subdivision. Therefore, it has been determined by the County that a Preliminary Master Development Plan will need to be created to demonstrate the proposed development plan for this portion of Senseny Village. This approach, coupled with the proffered Senseny Village Generalized Development Plan has been determined Greenway Engineering to be an appropriate approach for severing the 24.09 -acre parcel from the approved Glenmont Village Master Development Plan. A Preliminary Master Development Plan Exhibit has been prepared and submitted for review as information with the Senseny Village Rezoning Application. This Exhibit identifies that there will be a minimum of 11.55 acres of open space that is designed to provide for an adequate buffer against Section 6 of Glenmont Village. This open space area is located to preserve the mature woodland areas that adjoin Glenmont Village and is further proffered to be preserved to protect the existing subdivision. Furthermore, the Senseny Village Proffer Statement calls for the creation of a no- disturbance easement to protect the natural drainageways and upland slope areas on the 24.09 -acre parcel. A. SUITABILITY OF THE SITE Access Tax parcels 65- ((A)) -49B and 65- ((A)) -55 are accessible from Senseny Road (Route 657) via Rossum Lane (Route 736), which currently terminates in a cul -de -sac at the northwest corner of the subject property. Rossum Lane is to be extended into the property as a VDOT maintained street. Access is provided from Senseny Road via Twinbrook Circle (Route 867) to Glenridge Drive (Route 868). This access point off Glenridge Drive utilizes a platted inter parcel connection that was established to provide access to the Taylor Grace, LLC property. Flood Plains The subject site is located on the FEMA NFIP map #510063- 0120 -B. The entire subject property is located "Zone C The FEMA NFIP map identifies "Zone C" as "area outside the 100 -year flood plain Wetlands November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 Senseny Village Rezoning The County GIS database identifies one wetland area on the 49.70 -acre parcel, which is a manmade impoundment. The existing pond will be drained and filled. The probability of additional on -site wetlands exists associated with the natural drainageways and tributary to the Opequon Creek. A detailed wetlands delineation study will occur on the subject property subsequent to rezoning approval and will be identified as a component of the Final Master Development Plan for Senseny Village. Steep Slopes There are no steep slopes (50% or greater) on the subject site; however, there is a defined drainage channel that traverses tax parcel 65 -((A)) -49B which channels stormwater drainage from the Carper farm on the west side of Greenwood Road through this site to File #3924/EAW a Greenway Engineering November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 Senseny Village Rezoning the Opequon Creek. The design for crossing this drainage channel to access the southernmost residential land bay will minimize impacts to critical slope areas and the drainage channel. The Senseny Village Proffer Statement provides for the preservation of the natural drainageways and upland slope areas within the project site with the exception of necessary road and utility crossings. This approach will allow for the protection of these areas that are no loner defined as steep slope; however, are still important to the integrity of environmental features that are located on -site. Mature Woodlands Woodland areas exist on the subject property, as well as open fields and scrub brush. It is anticipated that these areas will be impacted by the future development of road systems, utility infrastructure and residential structures. The Master Development Plan and Subdivision Design Plan for Senseny Village will meet the requirements of the Frederick County Zoning Ordinance that was adopted by the Board of Supervisors in April 2003. The Senseny Village Proffer Statement calls for a 10 -foot no disturbance easement along the rear lot lines of all single family lots that adjoin Glenmont Village and the residential lots along Rossum Lane, Broad Avenue and Mason Street. Additionally, a no- disturbance easement of 50 feet is provided against the residential Tots within Section 6 of Glenmont Village. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site is located on map sheet number 37, and contains the following soil types: Table 5 on page 123 of the Soil Survey of Frederick County identifies 3B Blairton silt loam as prime farmland soils. The first four soil types are identified as gently sloping to moderately steep, shallow and moderately deep, well- drained soils that have a medium textured or fine textured subsoil. The last, 41E, is moderately deep, steep and very steep, well- drained soils on side slopes and ridges. File #3924/EA W 1C Berks Channery silt loam 7 -15 slopes 3B Blairton silt loam 2 -7 slopes 9B Clearbrook Channery silt loam 2 -7 slopes 41D Weikert-Berks Channery silt loam 15 -25 slopes 41E Weikert-Berks Channery silt loam 25 -65 slopes s Greenway Engineering B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RP District South: Zoned RA District East: Zoned RP District Zoned RA District West: Zoned RP District C. TRANSPORTATION File #3924/EAW November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 IS Use Use Use Use Use Senseny Village Rezoning Residential (Glenmont Village) Residential (Wood Rise Lane) And Unimproved Residential (Glenmont Village) Unimproved Residential (Rossum Lane) The subject properties are accessible from Senseny Road (Route 657) via both Rossum Lane (Route 736) and Twin Brook Circle (Route 867) to Glenridge Drive (Route 868). Senseny Road is identified as a major collector road and has excellent sight distance to the east and west at the Senseny Road intersections of both Rossum Lane and Twin Brook Circle. Channing Drive, approximately a mile to the west, will be completed to provide access to Valley Mill Road (Route 659), while Greenwood Road (Route 656), approximately 144 miles to the west provides access to Berryville Pike (Route 7) and to Millwood Pike (Route 50 East). A traffic impact analysis (TIA) has been prepared for the Senseny Village community by Patton Harris Rust, which is dated November 19, 2004 and included as a component of the Impact Analysis Statement. The TIA assumes the total build out of 285 residential units (145 single family /140 townhouse) as a single transportation phase by year 2010. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak hour traffic volumes, as well as Average Daily Trip volumes for existing, background and build out conditions. The TIA studies Senseny Road and its intersections with Twinbrook Circle, Rossum Lane, Channing Drive and Greenwood Road. Figure 9 on page 12 of the TIA concludes that all intersection points with Senseny Road maintain an acceptable Level of Service "C" average condition assuming future background traffic and the complete build -out of Senseny Village. Only one movement at the Twinbrook Circle intersection with Senseny Road is identified as a Level of Service "D" during PM peak hour conditions. The TIA recommends that the installation of a right turn lane on Senseny Road to the Twinbrook Road intersection will raise the Level of Service to an acceptable LOS "C" during PM peak hour conditions. The installation of this right turn lane, as well as the installation of a right turn lane on Senseeny Road at the intersection of Rossum Lane has been proffered to be installed prior to the issuance of the first building permit in Senseny Village. Furthermore, the Greenway Engineering November 22, 2004 Revised March 17, 2004 Revised June 14, 2005 Senseny Village Rezoning applicants have proffered a monetary contribution totaling a potential maximum amount of $1.145 million dollars for improvements to the Senseny Road /Route 7 Connector Road and /or the proposed Route 37 Bypass and to completely reconstruct Rossum Lane to standards acceptable to VDOT. The transportation improvements and monetary contributions provided for in the applicants proffer statement more than mitigates the transportation impacts associated with this rezoning application. D. SEWAGE CONVEYANCE AND TREATMENT The subject property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. Existing 12" and 8" sanitary sewer mains are located on this property as is the Burning Knolls Pumping Station. The Frederick County Sanitation Authority (FCSA) has a sewer transmission line that directs sewage effluent to the Opequon Water Reclamation Facility. The on -site sewer infrastructure required to convey effluent to the treatment facility will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the subject property can be based on comparable discharge patterns of 225 GPD for residential use. The figures below represent the impact that the total build out of the proffered 285 residential units (145 single family /140 townhouse) will have on the sewage conveyance and treatment systems. Q 225 GPD per household Q 225 GPD x 285 residential units Q 64,125 GPD projected at total residential build out The proposed rezoning is projected to increase flows to the Opequon Water Reclamation Facility by 64,125 GPD at total build out. The design capacity of the treatment plant is 8.4 MGD, of which approximately 6.4 MGD is currently being utilized. The total build out of Senseny Village would require approximately 3% of the available capacity that currently exists at this treatment facility. The applicants' have proffered to develop the Senseny Village community through a phased plan, which limits the number of building permits that can be obtained on an annual basis. This phasing plan limits development to a maximum of 70 -75 residential lots through calendar year 2008. Adequate capacity for sewage conveyance and treatment will be available throughout the development of the Senseny Village project; therefore, this rezoning proposal will not negatively impact this facility. File 43924/EAW 7 Gteenway Engineering E. WATER SUPPLY F. DRAINAGE File #3924/EA W November 22, 2004 Revised March 17, 2004 Revised June 14. 2005 Senseny Village Rezoning The subject property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. Water is readily available to the subject development through the extension of existing lines on adjacent properties. The Frederick County Sanitation Authority (FCSA) has an 8" water line along Rossum Lane and an 8" water line is stubbed at the subject property line along the undeveloped street right -of -way off Glenridge Drive. Water service will be provided from the James H. Diehl Water Filtration Plant and the North Water Filtration Plant. These systems currently provide approximately 6 MGD. The on -site water infrastructure required to convey potable water to the proposed residential lots in the Senseny Village community will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 73.79 -acre site can be based on comparable water usage of 275 GPD for residential use. The figures below represent the impact that the total build out of the proffered 285 residential units (145 single family /140 townhouse) will have on the water supply and treatment systems. Q 275 GPD per household Q 275 GPD x 285 residential units Q 78,375 GPD projected at total residential build out The projected water usage for the proposed rezoning is 78,375 GPD at total build out. This projection represents approximately 1% of the unutilized capacities at the James H. Diehl Water Filtration Plant and the North Water Filtration Treatment Plant. Therefore, the available water source and infrastructure is adequate to accommodate the capacity needs of the proposed 73.79 -acre residential development at total build out. The dominant drainage pattern for the 73.79 -acre site is to the east, running along the southern boundary of tax parcel 65- ((A)) -55 and through the central portion of tax parcel 65- ((A)) -49B through an unnamed tributary that drains to the Opequon Creek. Senseny Village will be designed with curb and gutter lined streets, which will convey storm water through an underground storm sewer system. Storm water management will be designed in accordance with all applicable state and local storm water management requirements and erosion and sedimentation control requirements. The design of the stormwater management system will occur during the subdivision design process, and will require approval by the Frederick County Engineer and the Virginia Department of Transportation. Furthermore, the design for crossing this drainage channel to access the southernmost residential land bay will minimize impacts to critical slope areas and the drainage channel to ensure that this drainage channel is not negatively impacted. Greenway Engineering G. SOLID WASTE DISPOSAL November 22, 2004 Revised March 17. 2004 Revised June 14, 2005 Senseny Village Rezoning The impact on solid waste disposal facilities can be projected from an average annual residential consumption of 5.4 cubic yards per household (Civil Engineering Reference Manual, 4 edition). The following figures show the increase in average annual volume based on the 285 residential units (145 single family /140 townhouse) that is projected to develop over a 4 -year period: AV 5.4 Cu. Yd. per household AV 5.4 Cu. Yd. x 285 households AV 1,539 Cu. Yd. at residential build out, or 1,077 tons /yr at build out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected 4 -year build out of the subject site will generate on average 1,077 tons of solid waste annually following the proffered four year phased build -out of Senseny Village. This represents a 0.13% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year, which can be accommodated by this regional facility. The applicants have proffered to provide community trash collection service for all residential land uses within Senseny Village. This proffer provides revenues to the regional landfill in tipping fees and significantly reduces impacts to the Greenwood Road Citizen Convenience Center. Therefore, the proffers associated with the Senseny Village project adequately mitigate the impacts to solid waste disposal. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any existing structures on or near the subject property as potentially significant. Furthermore, there are no structures in the vicinity that qualify for the national or state register of historic places, nor does the subject site fall within core battlefield area boundaries or areas that would potentially qualify as historic districts. I. IMPACT ON COMMUNITY FACILITIES The Frederick County Capital Facilities Fiscal Impact Model has been prepared for the proposed rezoning of the subject property based on a proffered 285 residential units (145 single family /140 townhouse). The results of the Capital Facilities Fiscal Impact Model identify that the build out of the Senseny Village community will create a negative fiscal impact of $8,987.00 for each residential unit. The applicants' proffer statement provides a monetary contribution to Frederick County in the amount of $10,000.00 for each File #3924/EAW Q Crreenway Engineering November 22, 2004 Revised March 17, 2004 Revised June 14. 2005 Senseny Village Rezoning detached single- family residential unit and $8,000 for each townhouse residential unit, to mitigate the fiscal impacts to County services. Furthermore, the applicants have proffered a monetary contribution totaling a potential maximum amount of $1.145 million dollars for improvements to the Senseny Road/Route 7 Connector Road and /or the proposed Route 37 Bypass to assist with regional transportation impacts in this geographic area of the County. Attachments: 1. Zoning and Location Map 2. l uture Route 37 Eastern Bypass Location Map File 43924/EAW 1 (1 Greenway Engineering INTRODUCTION Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: File 43924/EAW November 22, 2004 1 Revised March 17, 2004 SENSENY VILLAGE REZONING Senseny Village Rezoning This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of two parcels comprising a total of 73.79 acres, a 49.70 -acre parcel owned by Hazel C. Lambert and a 24.09 -acre parcel owned by Taylor Grace, LLC. The subject properties are accessed from Senseny Road (Route 657) via both Rossum Lane (Route 736) and a previously planned connection from Twin Brook Circle (Route 867) to Glenridge Drive (Route 868). The current zoning of the 24.09 -acre parcel is RP, Residential Performance District without proffers, while the current zoning of the 49.70 acre parcel is RA, Rural Areas District. The applicant proposes to rezone the 49.70 -acre Lambert parcel to RP, Residential Performance District with proffers and to retain the RP, Residential Performance District designation for the 24.09 -acre Taylor Grace, LLC property and include proffers that will be applicable to this property. The subject properties will be master planned together for the purpose of creating the Senseny Village residential subdivision. This project is proffered to not exceed a total build out of 285 residential units, of which, 145 units are intended to be single family detached dwelling units and 140 units are intended to be townhouse dwelling units. The project is proffered to be developed as a minimum four -year phased build out. South of Rossum Lane (Route 736), and Twinbrook Circle (Route 867) Red Bud 65- ((A)) -49B and 65- ((A)) -55 RP, Residential Performance District and RA, Rural Areas District Residential and Unimproved 285 single family detached and attached units RP, Residential Performance District with proffers 73.79 -acres 2 Greenway Engineering COMPREHENSIVE PLAN A. SUITABILITY OF THE SITE Access Flood Plains Wetlands Steep Slopes Mature Woodlands File #3924/EAW November 22, 2004 Revised March 17, 2004 Senseny Village Rezoning The proposed site is being developed in conformance with the land use policies of the Comprehensive Policy Plan. The subject area is within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Comprehensive Policy Plan states suburban residential land use will occur in the UDA. Tax parcels 65- ((A)) -49B and 65- ((A)) -55 are accessible from Senseny Road (Route 657) via Rossum Lane (Route 736), which currently terminates in a cul -de -sac at the northwest corner of the subject property. Rossum Lane is to be extended into the property as a VDOT maintained street. Access is provided from Senseny Road via Twinbrook Circle (Route 867) to Glenridge Drive (Route 868). This access point off Glenridge Drive utilizes a platted inter parcel connection that was established to provide access to the Taylor Grace, LLC property. The subject site is located on the FEMA NFIP map #510063- 0120 -B. The entire subject property is located "Zone C The FEMA NFIP map identifies "Zone C" as "area outside the 100 -year flood plain The County GIS database identifies one wetland area on the 49.70 -acre parcel, which is a manmade impoundment. The existing pond will be drained and filled. A detailed wetlands delineation study will occur on the subject property subsequent to rezoning approval and will be identified as a component of the Master Development Plan. There are no steep slopes (50% or greater) on the subject site; however, there is a defined drainage channel that traverses tax parcel 65 -((A)) -49B which channels stormwater drainage from the Carper farm on the west side of Greenwood Road through this site to the Opequon Creek. The design for crossing this drainage channel to access the southernmost residential land bay will minimize impacts to critical slope areas and the drainage channel. Woodland areas exist on the subject property, as well as open fields and scrub brush. It is anticipated that these areas will be impacted by the future development of road systems, 3 Greenway Engineering November 22, 2004 Revised March 17, 2004 utility infrastructure and residential structures. The Master Development Plan and Subdivision Design Plan for Senseny Village will meet the requirements of the Frederick County Zoning Ordinance that was adopted by the Board of Supervisors in April 2003. Soi Types The Soil Survey of Fredrick County. published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site is located on map sheet number 37, and contains the following soil types: 1C Berks Channery silt loam 3B Blairton silt loam 9B Clearbrook Channery silt loam 41D Weikert-Berks Channery silt loam 41 E Weikert -Berks Channery silt loam Table 5 on page 123 of the Soil Survey of Frederick County identifies 3B Blairton silt loam as prime farmland soils. The first four soil types are identified as gently sloping to moderately steep, shallow and moderately deep, well- drained soils that have a medium textured or fine textured subsoil. The last, 41E, is moderately deep, steep and very steep, well- drained soils on side slopes and ridges. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: File #3924/EAW North: Zoned RP District South: Zoned RA District East: Zoned RP District Zoned RA District West: Zoned RP District C. TRANSPORTATION 4 7 -15 slopes 2 -7 slopes 2 -7 slopes 15 -25 slopes 25 -65 slopes Senseny Village Rezoning Use: Residential (Glenmont Village) Use: Residential (Wood Rise Lane) And Unimproved Use: Residential (Glenmont Village) Use: Unimproved Use: Residential (Rossum Lane) The subject properties are accessible from Senseny Road (Route 657) via both Rossum Lane (Route 736) and Twin Brook Circle (Route 867) to Glenridge Drive (Route 868). Senseny Road is identified as a major collector road and has excellent sight distance to the east and west at the Senseny Road intersections of both Rossum Lane and Twin Brook Circle. Channing Drive, approximately a mile to the west, will be completed to provide access to Valley Mill Road (Route 659), while Greenwood Road (Route 656), Greemvay Engineering approximately 1 -1/4 miles to the west provides access to Berryville Pike (Route 7) and to Millwood Pike (Route 50 East). A traffic impact analysis (TIA) has been prepared for the Senseny Village community by Patton Harris Rust, which is dated November 19, 2004 and included as a component of the Impact Analysis Statement. The TIA assumes the total build out of 285 residential units (145 single family /140 townhouse) as a single transportation phase by year 2010. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak hour traffic volumes, as well as Average Daily Trip volumes for existing, background and build out conditions. The TIA studies Senseny Road and its intersections with Twinbrook Circle, Rossum Lane, Channing Drive and Greenwood Road. Figure 9 on page 12 of the TIA concludes that all intersection points with Senseny Road maintain an acceptable Level of Service "C" average condition assuming future background traffic and the complete build -out of Senseny Village. Only one movement at the Twinbrook Circle intersection with Senseny Road is identified as a Level of Service "D" during PM peak hour conditions. The TIA recommends that the installation of a right turn lane on Senseny Road to the Twinbrook Road intersection will raise the Level of Service to an acceptable LOS "C" during PM peak hour conditions. The installation of this right turn lane, as well as the installation of a right turn lane on Senseeny Road at the intersection of Rossum Lane has been proffered to be installed prior to the issuance of the first building permit in Senseny Village. Furthermore, the applicants have proffered a monetary contribution totaling a potential maximum amount of S1.145 million dollars for improvements to the Senseny Road /Route 7 Connector Road and /or the proposed Route 37 Bypass and to completely reconstruct Rossum Lane to standards acceptable to VDOT. The transportation improvements and monetary contributions provided for in the applicants proffer statement more than mitigates the transportation impacts associated with this rezoning application. D. SEWAGE CONVEYANCE AND TREATMENT The subject property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. Existing 12" and 8" sanitary sewer mains are located on this property as is the Burning Knolls Pumping Station. The Frederick County Sanitation Authority (FCSA) has a sewer transmission line that directs sewage effluent to the Opequon Water Reclamation Facility. The on -site sewer infrastructure required to convey effluent to the treatment facility will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the subject property can be based on comparable discharge patterns of 225 GPD for residential use. The figures below represent the impact that the total build out of the proffered 285 residential units (145 single family /140 townhouse) will have on the sewage conveyance and treatment systems. File /73924/CAW November 22, 2004 Revised March 17, 2004 Q 225 GPD per household Q 225 GPD x 285 residential units 5 Senseny Village Rezoning Grecnway Engineering E. WATER SUPPLY File 43924/EA W November 22, 2004 Revised March 17, 2004 6 Q 64,125 GPD projected at total residential build out Senseny Village Rezoning The proposed rezoning is projected to increase flows to the Opequon Water Reclamation Facility by 64,125 GPD at total build out. The design capacity of the treatment plant is 8.4 MGD, of which approximately 6.4 MGD is currently being utilized. The total build out of Senseny Village would require approximately 3% of the available capacity that currently exists at this treatment facility. The applicants' have proffered to develop the Senseny Village community through a phased plan, which limits the number of building permits that can be obtained on an annual basis. This phasing plan limits development to a maximum of 70 -75 residential lots through calendar year 2008. Adequate capacity for sewage conveyance and treatment will be available throughout the development of the Senseny Village project; therefore, this rezoning proposal will not negatively impact this facility. The subject property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. Water is readily available to the subject development through the extension of existing lines on adjacent properties. The Frederick County Sanitation Authority (FCSA) has an 8" water line along Rossum Lane and an 8" water line is stubbed at the subject property line along the undeveloped street right -of -way off Glenridge Drive. Water service will be provided from the James H. Diehl Water Filtration Plant and the North Water Filtration Plant. These systems currently provide approximately 6 MGD. The on -site water infrastructure required to convey potable water to the proposed residential lots in the Senseny Village community will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 73.79 -acre site can be based on comparable water usage of 275 GPD for residential use. The figures below represent the impact that the total build out of the proffered 285 residential units (145 single family /140 townhouse) will have on the water supply and treatment systems. Q 275 GPD per household Q 275 GPD x 285 residential units Q 78,375 GPD projected at total residential build out The projected water usage for the proposed rezoning is 78,375 GPD at total build out. This projection represents approximately 1% of the unutilized capacities at the James H. Diehl Water Filtration Plant and the North Water Filtration Treatment Plant. Therefore, the available water source and infrastructure is adequate to accommodate the capacity needs of the proposed 73.79 -acre residential development at total build out. Greenway Engineering F. DRAINAGE G. SOLID WASTE DISPOSAL November 22, 2004 Revised March 17, 2004 The dominant drainage pattern for the 73.79 -acre site is to the east, running along the southern boundary of tax parcel 65- ((A)) -55 and through the central portion of tax parcel 65- ((A)) -49B through an unnamed tributary that drains to the Opequon Creek. Senseny Village will be designed with curb and gutter lined streets, which will convey storm water through an underground storm sewer system. Storm water management will be designed in accordance with all applicable state and local storm water management requirements and erosion and sedimentation control requirements. The design of the stormwater management system will occur during the subdivision design process, and will require approval by the Frederick County Engineer and the Virginia Department of Transportation. Furthermore, the design for crossing this drainage channel to access the southernmost residential land bay will minimize impacts to critical slope areas and the drainage channel to ensure that this drainage channel is not negatively impacted. The impact on solid waste disposal facilities can be projected from an average annual residential consumption of 5.4 cubic yards per household (Civil Engineering Reference Manual, 4 edition). The following figures show the increase in average annual volume based on the 285 residential units (145 single family /140 townhouse) that is projected to develop over a 4 -year period: AV 5.4 Cu. Yd. per household AV 5.4 Cu. Yd. x 285 households AV 1,539 Cu. Yd. at residential build out, or 1,077 tons /yr at build out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected 4 -year build out of the subject site will generate on average 1,077 tons of solid waste annually following the proffered four year phased build -out of Senseny Village. This represents a 0.13% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year, which can be accommodated by this regional facility. The applicants have proffered to provide community trash collection service for all residential land uses within Senseny Village. This proffer provides revenues to the regional landfill in tipping fees and significantly reduces impacts to the Greenwood Road Citizen Convenience Center. Therefore, the proffers associated with the Senseny Village project adequately mitigate the impacts to solid waste disposal. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any existing structures on or near the subject property as potentially significant. Furthermore, there are no File 43924/EA W 7 Senseny Village Rezoning Greenway Engineering November 22, 2004 Senseny Village Rezoning Revised March 17, 2004 structures in the vicinity that qualify for the national or state register of historic places, nor does the subject site fall within core battlefield area boundaries or areas that would potentially qualify as historic districts. I. IMPACT ON COMMUNITY FACILITIES The Frederick County Capital Facilities Fiscal Impact Model has been prepared for the proposed rezoning of the subject property based on a proffered 285 residential units (145 single family /140 townhouse). The results of the Capital Facilities Fiscal Impact Model identify that the build out of the Senseny Village community will create a negative fiscal impact of $8,987.00 for each residential unit. The applicants' proffer statement provides a monetary contribution to Frederick County in the amount of $10,000.00 for each detached single family residential unit and $8,000 for each townhouse residential unit, to mitigate the fiscal impacts to County services. Furthermore, the applicants have proffered a monetary contribution totaling a potential maximum amount of $1.145 million dollars for improvements to the Senseny Road/Route 7 Connector Road and /or the proposed Route 37 Bypass to assist with regional transportation impacts in this geographic area of the County. Attachments: 1. Zoning and Location Map 2. Future Route 37 Eastern Bypass Location Map File #3924/EAW 8 File #3924/8A W Impact Analysis Statement IMPACT ANALYSIS STATEMENT SENSENY VILLAGE REZONING Red Bud Magisterial District Frederick County, Virginia Tax Parcel 65- ((A)) -49B and 65- ((A)) -55 73.79 -acres November 22, 2004 Revised March 17, 2005 Applicant: Current Owners: Contact Person: Greenway Engineering Hazel C. Lambert Taylor Grace, LLC Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185