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Home My WebLink About04-05 Impact Analysis (2)IMPACT ANALYSIS STATEMENT SENSENY VILLAGE REZONING Redbud District Magisterial District Frederick County, Virginia Tax Parcel 65- ((A)) -49B and 65- ((A)) -55 68.6 Acres November 22, 2004 Applicant: Current Owners: Contact Person: Taylor Grace, LLC Hazel C. Lambert BGW, Incorporated Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185 J Greenway Engineering SENSENY VILLAGE REZONING INTRODUCTION 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 68.6- acres, a 50 -acre parcel owned by Hazel C. Lambert and an 18.6 -acre parcel owned by BGW, Incorporated. Taylor Grace, LLC is the contract purchaser of both parcels and the rezoning applicant. 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 18.6 -acre parcel is RP, Residential Performance District (un- proffered) and the applicant intends to retain this designation and place conditional zoning proffers upon the property. The current zoning of the 50 -acre parcel is RA, Rural Areas District. The applicant proposes to rezone the 50 -acre Lambert parcel to RP, Residential Performance District for the purpose of combining with the adjoining 18.60 -acre BGW, Incorporated property and developing a residential subdivision. The development consists of a total build out of 285 residential units (145 single -famil de and 140 townhouse dwelling units) by year 2008. Please refer to e attached Proposed Zoning Map LTilb t. V Uy� “C- Basic information Location: South of Rossum Lane (Route 736), and Twinbrook Circle (Route 867) Magisterial District: Redbud Property ID Numbers: 65- ((A)) -49B and 65- ((A)) -55 Current Zoning: Current Use: Residence and unimproved Proposed Use: 285 residential units Proposed Zoning: RP, Residential Performance District Total rezoning area: 68.6 -acres File #3924/EAWajc November 22, 2004 Senseny Village Rezoning RP, Residential Performance District and RA, Rural Areas District 2 Greenway Engineering COMPREHENSIVE PLAN 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. ana 7 Lew-.- 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 BGW, Incorporated property. c c vt.dj t th- s t7V`^� ✓�C- J t. t..4,40 of Flood Plains ot...-Caa2 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 The County GIS database identifies one wetland area on the 50 -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. Steep Slopes There are no steep slopes (50% or greater) on the subject site /n Owe /{v W e� 7 1 --tAtar LA, c. ✓1 �C�Gtc G r`�� 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 for Senseny Village will meet the requirements of the County ordinance that was adopted by the Board of Supervisors in April 2003. The master development plan and subsequent Subdivision Design Plans for the subject property site will comply with these standards. Dr/Cro P oinAn•k 3 File #3924IEAWaje November 22, 2004 Senseny Village Rezoning Greenway Engineering 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: 1C Berks Channery silt loam 3B Blairton silt loam 9B Clearbrook Channery silt loam 41D Weikert -Berks Channery silt loam 41E 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: C. TRANSPORTATION 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 connect to Route 7. File #3924 /EAWajc North: Zoned Residential Performance (RP) District South: Zoned Rural Areas (RA) District East: Zoned Residential Performance (RP) District Zoned Rural Areas (RA) District West: Zoned Residential Performance (RP) District A November 22, 2004 Senseny Village Rezoning 4 7 -15 slopes 2 -7 slopes 2 -7 slopes 15 -25 slopes 25 -65 slopes Use: Residential Use: Unimproved Use: Residential Use: Unimproved Use: Residential 3 7 -o Greenway Engineering 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 town Ttouse) 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 e V volumes, as well as Average Daily Trip volumes for existing, background and build out 1/ TC conditions. The TIA studies Senseny Road and its intersections with Twinbrook Circle, CIAPgj Rossum Lane, and Greenwood Road. The TIA concludes the traffic impacts associated with the proposed Sensenv Village are acceptable and manageable. All intersection, enseny Road/Twinbrook Circle, will maintain levels of service of "C" or better during 1 0 build -out con.itions. he signal warrant analysis indicates signalization is not warranted at Twinbrook Circle. The applicant is proffering (A) a monetary contribution with a potential maximum amount of 1.145 million dollars for Senseny Road improvements and/or the proposed Route 37 Bypass, (B) right turn lanes on Senseny Road at Rossum Lane and Twinbrook Circle, (C) improvements to Rossum Lane, and (D) two points of access to Senseny Road for all lots within Senseny Village. D. SEWAGE CONVEYANCE AND TREATMENT November 22, 2004 Senseny Village Rezoning xcept 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 1 Pumping Station. The Frederick County Sanitation Authority (FCSA) has a sewer transmission line that directs sewage effluent to the 15" Hogue Run Sewer Interceptor, which flows to the Parkins Mill Wastewater Treatment Facility. This treatment facility has a hydraulic capacity of 2.0 MGD, which is currently operating at approximately 75% capacity. The FCSA has approved a plan to expand the capacity of the Parkins Mill Wastewater Treatment Facility to at least 3.0 MGD, which is anticipated to be complete in 2007. A second expansion phase is contemplated to increase the capacity of the Parkins Mill Wastewater Treatment Facility to between 4.0 -5.0 MGD. At this time, this phase is contemplated to be complete by 2010. 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, including the construction of a regional pump station. The impact of rezoning the subject property can be based on comparable discharge pattems 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 #3924 /EAWajc Q 225 GPD per household Q 225 GPD x 285 residential units Q 64,125 GPD projected at total residential build out 5 tutiL Vie_ Greenway Engineering November22, 2004 Senseny Village Rezoning The proposed rezoning is projected to increase flows to the Parkins Mill Wastewater Treatment Facility by 64,125 GPD at total build out. 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, when the Parkins Mill Wastewater Treatment Facility hydraulic capacity is anticipated to be 3.0 MGD. Therefore, it is projected that Senseny Village will utilize 64,125 GPD of the available 3.0 MGD of capacity, which represents 2% of the capacity in year 2007 at build out of the Senseny Village community. Adequate capacity for sewage conveyance and treatment will be available throughout the development of the Senseny Village project as a result of the infrastructure improvements provided by the applicants and the FCSA. E. WATER SUPPLY 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. 7 The impact of rezoning the 68.6 -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. File #3924/EAWajc 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 l% 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 68.6 -acre residential development at total build out. Y/J 6 Greenway Engineering F. DRAINAGE November 22, 2004 Senseny Village Rezoning The dominant drainage pattern for the 68.6 -acre site is to the east, running along the southern parameter of 65- ((A)) -55 and through the central portion of 65- ((A)) -49B through an unnamed tributary that drains to the Opequon Creek. Senseny Village will be designed with curb and gutter Tined 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. Mr0 1 AI I t G. SOLID WASTE DISPOSAL 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: The Municipal Solid Waste area of the Regional Landfill has a current retraining capacity of 13,100,000 cubic yards of air space. The projected 4 -year build out of the subject site will generate on average 269 tons of solid waste annually. 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 townhouse portion of Senseny Village (140 units) will be provided with community dumpsters; therefore, tipping fees will be received by the Regional Landfill to mitigate approximately 50% of the impacts of solid waste disposal by the Senseny Village community. 7 rwa �i�•e rW't— -Q- -v L -C-€- tCi n It w� w r 2 H. HISTORICAL SITES AND STRUCTURES ah 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. File #3924 /EAWajc 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 Greenway Engineering 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, as outlined in the Transportation Section of this report, the applicants' proffer statement provides an additional 1.145 Million Dollars ($5,000.00 for each detached single- family residential unit and $3,000 for each townhouse residential unit) to be used for land acquisition and construction improvements to Senseny Road and /or the proposed Route 37 Bypass. Therefore, the monetary contributions provided for in the applicants' proffer statement adequately mitigate impacts to capital facilities costs and transportation impacts associated with this project. File #3924/EAWajc November 22, 2004 Senseny Village Rezoning 15— 0 c,. s a c.etvr--c- a-cc cf-C 8 OUTPUT MODULE APPLICANT: LAND USE TYPE REAL EST VAL FIRE RESCUE Fire and Rescue Department Elementary Schools Middle Schoofs High Schools Parks and Recreation Pubrlc Library Sheriffs Offices Administration Building Other Miscellaneous Facilities Sweeny VUlage RP ReeidenUa 128,823,500 4 SUBTOTAL LESS: NET FISCAL IMPACT NET CAP. FACILITIES IMPACT Project Description: Net Fiscal Impact Casts of Impact Credit: Required (entered In Capital Facilities car sum only) 5227,755 $1,098.857 1568,384 $571,097 8393,456 368,402 140,483 $51,953 $86.251 83,486,682 550 Due to changing conditions associated with development in the County, the results of this Output Module may nc4 be valid beyond a period of 90 days from the model run data. Credits to be Taken for Future Taxes Paid (NPV) Cur. Budget Cur. Budget Cep. Future CIP/ Oper Co Equip Expend/Debt S. Taxes, Other $177,493 1861,620 $36,881 $71,058 8285,442 10 $78,463 5940,084 Total Potential Tax Credits JUrradiusred) $0 30 $1,039,114 5719,748 588,672 588,872 361,183 519,190 519,130 513,195 39,268 $45,150 131,143 50 50 50 3149,531 $103,142 S116,071 31,341,597 8925,391 $0 50 INDEX: '1.0" if Cap. Equip Included 1.0 INDEX "1.0'il Rev-Cost Bal, O Ratio to Co Avg: 0.0 RevCosl Bal 0.514 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg 0.690 METHODOLOGY: 1. Capital facilities requlremenh Ue are input to e first column as calculated In the model. 2 Net Fiscal Impact NPV from operations carculatians is input In raw total of second column (taro 1f negative); Included are the one -fine taxesfees far oneyear only at fug value. 3. NPV of future oper cap equip fames paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col es calculated In fiscal impacts. 5. NPV or future taxes paid to bring current county up lo standard for new facilities, as calculated for each new facility. 5. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Profferralcubfons do not include include Interest because they are cash payments up front. Credits do inducts interest if the projects ere debt financed. NOTES: Model Run Dale 11t29/04 MTR Assumes 145 Single Family Detached homes and 140 Single Family Attached homes on 68.6 acres zoned RP District (4.15 dwe ling units per acre). Adjustment For Revenuo- Net Capital Net Cost Per Cast Balance Facilities Impact Dweulum Uni% $227,768 $799 $1,921,590 56,742 1 3332,293 555,206 $9,340 551,953 30 31,166 $194 $33 $182 80 52 561 291 58.987 52,561,291 89,987 Z G c r* a 0 rie .r an I, i :1 "Wini I -f fill( 1 l/ el y s EXISTING SOILS SE�tISEAYY VILLAGE LAMBERT—BOW PROPERTY SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VA e PP tr YAW. D. SWIM 5 No 022837 YE �OIIAL DATE REVISION .9q GREENWAY ENGI IIlnclarl.r 22e02 Telegan. 540 -882 -4185 FAX 5ee -722 -8528 •r.pbnvyen r...re a ,n, engineers surveyor. rie .r ZONING AND LOCATION MAP SENSENY VILLAGE LAMBERT —BCW PROPERTY SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA Ea a P s 2N a Hn91nnn Surveyors GREENWAY ENGINEERII 151 Windy Hill lane Winchester. Virginia 22602 Telephone 540- 662 -4165 FAX 5 -722 -9528 valn.n.eyeng.com ID,,, CMa sin t Roar? Skew. mutt SEVD3ICIN GREE MEW t .m sinter, es von sass ow. .v.,sm. /AI Sinwn SENSENY VILLAGE GENERALIZED DEVELOPMENT PLAN REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VA WAY ENGINEERIN MOBS. II21011 terSt r m K N Cu 0 ZONING AND LOCATION MAP SENSENY VILLAGE LAMBERT TAYLOR GRACE PROPERTY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY. VA R A g GREENWAY ENGII 161 Windy Hill lane Winchester. Virginia 22e02 Telephone 540- 6e2 -e1B5 FAX 640 -722 -9628 e.e.ireennyene.com O /l' i i i 11 MIS III \14� /P r� i a o i k FUTURE,S({p'E. 37 EASTERN BYPASS LOCATION MAP VILLAGE LAMBERT— TAYLOR GRACE PROPERTY REDBUD MAGISTERIAL DISTRICT' FREDERICK COUNTY, VA esa S ,-,L; r t e na DATE REVISION j r..... «,n. rat:. s w GREEIdWAY ENG111 ISY hflth H11 YLM IHrKhalar. vtrelnlA 2280 DISTRICT' T phom e.o- lsz -A18S FAX a1- 22 -1528 ...er..o+AreAe, C 0 r ZONING AND LOCATION MAP SENSENY VILLAGE LAMBERT TAYLOR GRACE PROPERTY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VA Erylnnr. Surn GREENWAY ENGI 151 Windy Hill lane rineneebr. Virginia 22802 Telephone 040- 552 -.155 PAX 540 -722 -9520 N>. Irnn.Iy.ng. com IP PI a SW 1 a et_ th 1 o is wrrse nv- nte oes w e tS 6 tiet rN DATE REV1310N ZONING AND LOCATION MAP SENSENY VILLAGE LAMBERT TAYLOR GRACE PROPERTY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VA En/Innis Surveyors GREENWAY ENGI 151 Windy x111 lan. Winchester. Virginia 22502 Telephone 540-882-4185 FAX 540 -722 -9525 www.graenwayeng.com c•ILI•9‘; a4a;anvalt,-, .Gd v tZ: X54 J a 38 E 11597000 1 I I ..c, XES1.9 N 7105000 f 4 v..../ d )1 Y/ cy 0 1 T 7// (c 1/' IrmsszErsszoni5s•--ke-, VinAatInatkraMire ersore Ii1=111111111Mnarana rar c r E 3 swesiMairommissziewiZERESSELIAMEEEMEMEMOSIER N 7106000 E 11598000 11 64c.9 /7/, 0 L I' 38 .5 ;:PO 7/ 02 A «'ES /611/ATED 524CE 27 3? ./1(275 i-TA Le' .W00074 /I /D 489 ACRES 57 128ED 1!1/ OIL 41VO 4 ACRES RC D /577/28ED /9 DOL2PLA //t/S` 0 ACRE /(ES 4N9 P0/V05 0 ACh'ES c 0 ,4C1c 177/241 5TO4 RETENTION 3/4 AC. 0/5.71/R8L`D 0.08 4 1M011N7 /N OPC /V y;D'4 1 C4 5 F Z 8 5 /1:9/ AC D /STN B[ D 5.7% AMOUNT /A/ OPL -N SPACE 39 05-25) /7.39 AC. 0 /5T7/1QQED 3. S8 7o 41i10UNT /A/ OPEN SPACE /9 MOPE) /505 AC. D /ST 11RBED 7 AMOUNT /N OPL SPACE /2 20DLANDS 48. 9 A6RE5 D /5774 /9 //O. 7"O7,4Z AREA OPEN AREA 3.3 30 2 5.1 /4 30 3 9.6 3.4 35'i 4 4:95 0..99 20 5 6.86 73 5 6 /3.7 4.3. 31 7 5 :39 :2.10 39 g 2105 /205 55 A O C 4 L LOT 7 6 0 A /50 ?USE W/TH /0' STRIP 150' X 60' 7 /11EW4• --/Z' X 40' 7 OP LOT W /41. 8E 0/STUBBED Tf A:PE4 .PL:,^ 7c ALl REC 7NF R6? A RT /CLE SNAL L. 4 SURVEYORS CERT /F Z HEREBY CERTIFY THAT CONTA%NEO /N m/S SUBOGV/Si PORTLON'OF THE LAND,. CONVEY W /LL /AM it 6'A77,4/LE AND 1Pd 6000E BY OEEO OATEO MAY AND RECORDED /N THE FREDER, COURT CLERKS OFF /CE /N`DE4 AT PACE 57Q �l d �i4 f/. BtUCE E xrs ir sr.hra.-ct r s.r.-aar t !sr 7 ,7 c 7 z/ 47/ k 7 1 7 47860 se` 4,3" 7 v .7 1/ 1.' ,cM741.,A7.7..4 Pr .15 7/D6 4(7ES SENSENY VILLAGE GENERALIZED DEVELOPMENT PLAN MEND MAGISTERIAL DISTWCT FREDERICK COUNTY, VA DAIS Rsvmmx tinware GREENWAY ENG -WVr MO -M-4M va eann -oem vagainConStta SENSENY VILLAGE GENERALIZED DEVELOPMENT PLAN REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY. VA GATE REVISION GREENWAY E w QS, ®Ia -meerc. R.Er. IRON 716810111 I.... 540-661-418B uo-7o-E1v