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HomeMy WebLinkAbout11-05 Impact AnalysisCarpers Valley A. Introduction CARPERS VALLEY REZONING IMPACT.,ANALYSIS STATEMENT June 2005 Impact Analysis Statement This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of six parcels totaling approximately 281.5 acres, which are owned by JGR Three, LLC, Richard G. and Donna C. Dick, Constance L. Tjoumas, Gregory L. Coverstone, Cynthia Ann Pappas; Ellen LLC, LCR LLC, MDC Three LLC, Susan Sanders LLC, Liberty Hill LLC, Thomas A. Dick, Timothy J. Dick, and Michael E. Dick respectively. The parcels are identified as 64 -A -82, 83, 83A, 86, 87, and 87A. The subject acreage is located on the south side of Millwood Pike (Route 50/17) across from The Ravens and Miller Heights subdivisions, and adjacent to the JIC Industrial Park, Winchester Regional Airport, and the U.S. Army Corps of Engineers Transatlantic Division Headquarters facility. The site is currently zoned RA, and includes the existing Carper's Valley Golf Club. This application proposes the rezoning of the 281.5 acre assemblage to the R4 (Residential Planned Community) District. The site is intended as a mixed use residential and employment center anchored by roughly 100 acres initially reserved for the development of federal government facilities. These significant employment uses will be complemented by moderate to high density residential uses, all of which will be developed in a functionally and aesthetically unified manner. Attainment of such an integrated development program will occur through the application of uniform design guidelines and the implementation of a multi -modal transportation network, both of which will be proffered by the Applicants (see the attached draft Proffer Statement). The proposed rezoning will establish a neighborhood unique to Frederick County, because of its explicit provision for a balanced mix of mutually supportive uses in an area already served by public facilities and a good road system. The presence of significant employment uses within the project will catalyze a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in that area. The Comprehensive Policy Plan identifies the planned use of the site as a mix of business /office and transitional land uses. The mixed use employment center concept' proposed with this rezoning is consistent with this land use vision, and provides for its realization in an efficient and dynamic manner that Page 1 of 12 Rev. 6/24/05 Carpers Valley Impact Analysis Statement is preferable to the single use pattern that has predominated within the Urban Development Area (UDA). The Applicants believe that the proposed rezoning includes proffers that will appropriately and effectively mitigate the impacts of this development program and assure its completion in the manner envisioned by the Applicants and by the County. The mixed use employment center land use envisioned for the site is compatible with the surrounding community and consistent with the land use policies of the Comprehensive Policy Plan. As such, the Applicants submit that this rezoning request merits favorable consideration and approval. B. Comprehensive Policy Plan The properties included with this rezoning request are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA), and the Sewer and Water Service Area (SWSA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business /office and transitional land uses. The properties are also located within the boundaries of the Airport Support Area, which is intended to ensure the long term viability of Winchester Regional Airport by encouraging the development of compatible land uses in areas impacted by airport operations. The proposed development program provides for a mix of employment, general commercial, and moderate to high density residential land uses, which will be developed in an integrated "walkable" setting. The majority of the project acreage will be reserved for employment and commercial land uses, with the remainder of the site planned for residential development. The proposed development of employment and commercial land uses is clearly in keeping with the applicable business /office land use designation. Such uses are planned at several locations within the project, although the most notable location is an approximately 100 -acre area adjacent to the existing Corp of Engineers facility The Applicants propose to make this portion of the property available for a sufficient time that they may include such federal government facilities as the United States General Services Administration (GSA) is actively seeking to locate in the Winchester- Frederick County area. Additional acreage is reserved for commercial uses adjacent to the shared boundary with Winchester Regional Airport. The proposed employment use and commercial areas will thus ensure the establishment of compatible, and complementary, land uses adjacent to the Airport thereby satisfying the objectives of the Airport Support Area. Residential uses will be Page 2 of 12 Rev. 6/24/05 Carpers Valley Impact Analysis Statement appropriately buffered from the Airport so as to avoid the all- too common conflicts between Airport operations and nearby homes. Residential uses are proposed to extend north and east from the planned employment and commercial areas to the project boundary formed by Millwood Pike (U.S. Route 50/17). The residential component of the neighborhood will total no more than 750 market rate units of varying types consistent with the R4 zoning district, as well as at least 35 units of much needed affordable workforce housing. The planned residential uses will serve as a distinct transition from the intensity of employment uses and airport operations to the lower density suburban residential uses located on the opposite side of Millwood Pike. The Route 50 East Corridor Land Use Plan does not expressly identify either the intended composition or boundaries of the designated transitional area, and the moderate to high density residential uses proposed with this application will facilitate a reasonable transition of uses along the corridor, and further provide the neighborhood with the land use mix necessary to promote around the clock vitality. The Applicants have proffered to reserve 10 acres for dedication to Frederick County for use as a National Guard Armory facility. The provision of this land will facilitate the retention of this important public facility in the Winchester Frederick County area, particularly in view of Congressman Wolf's recent success in obtaining substantial funding for a new facility. Upon its ultimate relocation to the site, the Armory would provide a valuable neighborhood amenity as a gathering and recreational space for residents and employees alike, as well as an improved facility for an element of America's national defense system that has taken on exceptional importance in the past decade. The recreational needs of neighborhood residents will be further served by a network of "hiker /biker" trails and other community recreation facilities, to include a neighborhood swimming pool, tennis courts, and dog park. The applicable land use policies of the Comprehensive Policy Plan promote the establishment of business /office and transitional land uses on the subject parcels. The proposed rezoning of the site to the R4 district is intended to permit the development of a mixed use employment center, which will include substantial areas for business and employment uses as well as complementary residential uses. Such complementary uses will provide an effective transition to established uses in the surrounding community. Moreover, the configuration of land uses on the site will ensure compatibility of the project with airport operations in keeping with the objectives of the Airport Support Area. Page 3 of 12 Rev. 6'24/05 Carpers Valley C. Suitability of the Site 1. Site Background and History Impact Analysis Statement The proposed rezoning of the subject acreage from RA (Rural Areas), to R4 (Residential Planned Community) is consistent with the land use policies of the Comprehensive Policy Plan. The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R -1 (Residential Limited). The parcels were re- mapped from R -1 to A -2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011 -80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. Location and Access The subject parcels are located on the south side of Millwood Pike (Route 50/17 East) across from The Ravens and Miller Heights subdivisions and adjacent to the Prince Frederick Office Park and the Winchester Regional Airport. The VDOT functional classification system identifies Millwood Pike as a major arterial roadway. The land uses abutting the subject site to the east and west are industrial and office, respectively, with the Winchester Regional Airport adjacent to the south and single family residential uses located across Millwood Pike to the north. The site is currently accessible via Millwood Pike and Prince Frederick Drive. 3. Site Suitability The subject parcels contain identified environmental features to include areas of flood plain, wetlands, and steep slopes. But such features are minimal and manageable through the zoning and site engineering process. In all cases, disturbance will be limited in accordance with applicable regulatory standards. Flood Plain Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panel #510063- 0115B, effective date July 17, 1978. The majority of the site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain. Flood Page 4 of 12 Rev. 6/24/05 Carpers Valley Zone A, 100 -year flood plain, exists coincident with Sulfur Spring Run, which traverses the frontage of the site, roughly parallel to Route 50. This portion of the site is not planned for development except for road and utility crossings thereby ensuring limited impact to the identified flood plain area. Wetlands The National Wetlands Inventory Map identifies four wetland features on the site, all of which are man -made ponds associated with the existing golf course use. Soils and Steep Slopes Impact Analysis Statement The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks- Blairton soil association, which is the predominant association on land located east of Interstate 81. As per map sheet #36 of the Soil Survey, the site is comprised of nine distinct soil types. With the exception of a pit area containing fill materials, all of the soil types identified on the site are suitable for development. It is noted that the Weikert- Berks Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. These characteristics and any implications for site development are manageable through the site engineering process. Steep slopes (areas of 50% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site to Sulphur Spring Run. Some disturbance of these areas will be necessary to implement proffered transportation improvements, as well as to implement the planned stormwater management system. Pursuant to the Zoning Ordinance, any such disturbance or re- grading shall be limited to no more than 25% of the area comprised of steep slopes. The location and scope of the steep slopes identified on the site do not compromise the suitability of the site for development. D. Transportation The Carpers Valley project will be served by a multi -modal transportation network designed to safely and efficiently accommodate automobile, bicycle and pedestrian traffic. The transportation improvement program proffered with this application will interconnect the various uses planned within the project, and further integrate the project with the surrounding community. The implementation of this program will occur in phases structured to coincide Page 5 of 12 Rev. 6124/05 Carpels Valley Impact Analysis Statement with the introduction of land uses on the site, as specified by the Proffer Statement (see attached). A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area, as well as actual traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual, 7 Edition the TIA projects that the proposed development will produce 12,917 vehicle trips per day (VPD). The TIA further indicates that study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions. The external road system serving the site is comprised of Millwood Pike (Route 50/17 East) and Prince Frederick Drive (Route 781). Millwood Pike is a four lane major arterial roadway and Prince Frederick Drive is a two lane minor collector road. The TIA indicates that signalization will be required at the intersection of Costello Drive and Prince Frederick Drive at project build out. Moreover, signalization will be necessary at the intersection of Victory Road and Millwood Pike, which will be required with or without the introduction of project generated traffic into the corridor. The Applicants have addressed these external system requirements by proffering to participate in funding these signal improvements. The internal transportation improvement program proffered by the Applicants will effectively tie the project into the existing external system and provide the framework for internal access and mobility. A major collector road (Coverstone Drive) is proposed to extend through the site from Millwood Pike to Prince Frederick Drive. This collector road will consist of four travel lanes within an 80 -foot right of way and will be developed in two principal phases corresponding with development of the planned land bays. Moreover, this application provides for the future extension of the collector road to relocated US Route 522, which will provide a direct means of access to this arterial roadway from the County's planned public safety building. Direct project access from Millwood Pike will be limited to an entrance aligned with Sulphur Spring Road (Route 655). This entrance will provide principal access to Land Bay 1, which is planned to contain residential uses consisting of mixed housing types, and will further serve as a secondary access point for employment related traffic destined for Land Bay 2. The intersection of Sulphur Spring Road and Millwood Pike is currently controlled by a three -way traffic signal. This signal will be upgraded by the Applicants to a four -way signal upon construction of the entrance. Page 6 of 12 Rev. 6/24/05 Carpers Valley E. Sewage Conveyance and Water SuppIV Impact Analysis Statement The existing golf course is served by an 8" sewer line that ties into the 12" sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick County Sanitation Authority (FCSA) requirements to serve the entire site and enable gravity flow to the existing main. The Abrams Creek interceptor will convey effluent from the project for treatment at the Opequon Water Reclamation Facility. A 12" water main currently extends through the central portion of the site. The proposed development would connect directly to this existing line pursuant to FCSA requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. Project build -out will consist of a maximum of 750 market rate dwelling units and approximately 950,000 square feet of office and /or general commercial uses. Using the standard water consumption rates for single family attached /multi family residential uses and general commercial /office uses', the proposed development is projected to consume approximately 302,500 GPD (gallons per day) of water and produce equivalent sewer flows. F. Site Drainage The site naturally drains north to Sulphur Spring Run via several pronounced drainage divides. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. The preservation of riparian buffers containing existing vegetation will provide significant mitigation of nutrient losses. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. G. Solid Waste Disposal Facilities Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the homeowner's association (I1OA) for the residential portion of the project and by the individual commercial /employment users. Water consumption /sewage generation rates: single family attached /multi- family residential uses 150 GPD /dwelling unit; office /general commercial uses 200 GPD /1,000 square feet of gross floor area. Page 7 of 12 Rev. 6/24/05 Carpers Valley H. Historic Sites and Structures The Frederick County Rural Landmarks Survey includes one structure located on the site, which is identified as the Heishland House 34- 1176). However, this structure is neither included on the list of potentially significant resources nor is it identified as eligible for eventual inclusion on the state or national register of historic places. Moreover, pursuant to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Impact on Community Facilities The Frederick County Fiscal Impact Model was run by planning staff to project the fiscal impact on community facilities attributable to the proposed rezoning. The output module generated by this analysis indicated that the proposed land uses would result in a net positive fiscal impact at project build out. Nevertheless, the Applicants have proffered to provide a per unit monetary contribution to ensure that the unique impacts to particular public facilities are appropriately addressed. Specifically, the Applicants have proffered to contribute $2,637 per market rate unit at the time of building permit issuance. The total contribution is proffered to be allocated as follows: Fire and Rescue: Public Schools: Recreation Parks Library: Administration: TOTAL: J. Modifications $422.00 per unit $1,714.00 per unit $343.00 per unit $79.00 per unit $79.00 per unit $2,637 per unit Impact Analysis Statement An escalator clause is included with the proffer statement to mitigate the effects of inflation on the value of the proffered monetary contributions. This provision stipulates that any monetary contributions proffered by the applicant that are paid after 30 months from the date of rezoning approval will be adjusted pursuant to the Urban Consumer Price Index (CPI -U). Per Section 165 -72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and /or land use concept beneficial to the community that would not otherwise be permitted by existing Page 8 of 12 Rev. 6/24/05 Carpers Valley Current Standard: Proposed Standard: Impact Analysis Statement ordinances. The following modifications are requested with this rezoning application: 1. Modification of Section 165 -68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical "non- proffered" Page 9 of 12 Rev. 6/24/05 Carpers Valley MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning. but must continue as an ongoing exercise open to emergent information and ideas. A proffered generalized development plan (GDP) will provide appropriate assurances to the community regarding the fundamental physical components of the proposed development while ensuring sufficient flexibility for the Applicants to achieve superior project design. The requested modification would allow submission of a proffered Generalized Development Plan (GDP) at the time of rezoning in lieu of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding transportation network and adjoining land uses. Moreover, the GDP will provide a general layout for the proposed development, organizing the entire acreage into land bays identified for either residential or employment/commercial land uses, as well as the proffered transportation network. The GDP will further delineate the approximate size of each land bay as well as the planned housing types for residential land bays. The Applicants will submit an MDP application for review subsequent to rezoning approval, at which time greater detail concerning land bay development will be provided. 2. Modification to Section 165 -71 of the Frederick County Zoning Ordinance governing the mixture of housing types required within a planned community. Current Standard: Proposed Standard: Impact Analysis Statement No more than 40% of residentially designated areas of a planned community may develop with any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or any combination of those housing types. The residentially designated areas of a mixed use employment center may develop with any combination of housing types permitted by the Frederick County Zoning Ordinance and the Page 10 of 12 Rev. 6/24/05 Carpers Valley Impact Analysis Statement approved proffer statement without limitation to the percentage or ratio of any given housing type. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community development that is not expressly accommodated by the Zoning Ordinance. The R4 district, however, is the only Frederick County zoning category that is suitable for the development of a mix of land uses pursuant to a single zoning category, where innovative design concepts and standards may be created and applied. However, the R4 district is oriented toward a predominantly residential development program (as implied by its formal title Residential Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with residential uses over a majority of its land area. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and business uses, which results in less area available to locate the residential density necessary to achieve a balanced mix of land uses within the project. The ordinance requirement promotes a residential mix dominated by single family detached housing types. Such housing types are less conducive to the limited residential areas of a mixed use employment center given the greater land area required for individual lots. The development of single family attached and multi family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non existent choice for current and future County residents. 3. Modification of Section 165 -72.D. of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Page 11 of 12 Rev. 6/24/05 A Phased Traffic Impact Analysis of Carpers Valley Located in: Frederick County, Virginia Prepared for: Miller Smith 8401 Greensboro Drive Suite 300 McLean, VA 22102 Prepared by: June 23, 2005 Patton Harris Rust Associates, pc End neers. Surveyors. Planners. Lmdsccpe Architects, 300 Foxorofi Avenue. Suite 200 Martinsburg, West Virginia 25401 T -f- T 304.264.271 1 F 304.254.3671 Carpers Valley 0 Impact Analysis Statement Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and /or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total and area. The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Page 12 of 12 Rev. 6/24/05 OVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed Carpers Valley development located along the south side of Route 50 (Millwood Pike), between Prince Frederick Drive and Victory Road, in Frederick County, Virginia. The proposed development will be built out in two (2) transportation phases by the year 2010. Phase 1 (2008 partial built -out) assumes a residential development of 487 multi family units and 263 townhouse units with access provided via Coverstone Drive (future roadway). Additionally, PHR +A has provided analysis for two (2) alternative land use scenarios for Phase 2 (2010 full built out): Scenario #1 assumes 1,200,000 square feet of office plus total residential development, and Scenario #2 assumes 620,000 square feet of retail plus total residential development. Primary access to the office /retail development is provided via Prince Frederick Drive. Figure 1 is provided to illustrate the location of the proposed Carpers Valley development with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Carpers Valley development were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the area of impact, Calculation of trip generation for the proposed Carpers Valley development, Distribution and assignment of the Carpers Valley generated trips onto the completed roadway network, Analysis of capacity and level of service using the latest version of the highway capacity software, HCS -2000, for existing and future conditions. P I I 4 1 A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23,2005 Page 1 EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the intersections of Route 50/Uictory Road, Route 50 /Sulphur Springs Road, Route 50/ Prince Frederick Drive, Victory Road/Arbor Court, Route 522 /Costello Drive and Prince Frederick Drive /Costello Drive. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 8.4% based on the published Virginia Department of' Transportation (VDOT) traffic count data. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. 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 Corners Valley Proj ecr Number. 13415 -1 -0 June 23, 2005 Page 2 Figure 1 Vicinity Map: Carpers Valley in Frederick County, Virginia A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 3 verage!DailyXTrips��1; Existing Traffic Conditions A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 4 P r Figure 3 Or Signalized Intersection LOS- Signalized e` Intersection LOS =C(C) Unsignalized Intersection �`Je P 50 No Scale 'p. °;P Q o m Q SITE o S p '�P Interse h� Ck* LOS =B(B) c Sul hu gs SITE In 1 1:2 1 `e 19. C9 /rn Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Ro Unsignalized Y. Intersection J Existing Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of Corners Valley Project Number: 13415-1 -0 June 23, 2005 Page 5 Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Ravens Subdivision 210 Single Family Detached 315 units 57 172 230 193 109 302 3,150 Total 57 172 230 193 109 302 3,150 PHASE 1 TRAFFIC ANALYSES (2008) Phase 1 assumes a residential development of 487 multi family units and 263 townhouse units. Access to the residential development is provided via Coverstone Drive (future roadway) 2008 BACKGROUND CONDITIONS Based on VDOT (Virginia Department of Transportation) historical average daily traffic data (between years 2001 and 2003) for Route 50 (Millwood Pike) within the vicinity of the site, a growth rate of less than one percent (1 was calculated. PHR +A, however, applied a conservative annual growth rate of four percent (4 per year to the existing traffic volumes along Route 50, Route 522 and Sulphur Springs Road (shown in Figure 2) to obtain 2008 base conditions. Additionally PHRA incorporated all trips relating to the Ravens development located along Route 50 opposite to the porposed Carpers Valley site. Using the 7 Edition of ITE's Trip Generation Report, PHR +A has provided Table 1 to summarize the 2008 "other development" trip generation. Figure 4 shows the 2008 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 5 shows the respective 2008 background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. Table 1 2008 "Other Development" Trip Generation Summary Of the 565 units proposed for the Ravens Subdivison development, only 315 SFD's were considered since 250 SFD's were occupied when the existing traffic counts were conducted. A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1-0 June23, 2005 Page 6 er age piilygTiip Phase 1: 2008 Background Traffic Conditions A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 7 P Figure 5 P 1 a (r c Signalized Intersection LOS=C(C) Unsignalized Intersection Unsignalized Intersection 7 l G 50 L Signalized Intersection LOS =B(C)/ No Scale c- Q C `'8 SITE OL e! Se0 `o eO SITE Signalized Inte C161 LOS =B(B) Sul .hur .5..; Roa \IUnsignalized C y Intersection l Signalized "Suggested Intersection LOS =B(C) Signalization aa. Denotes stop sign control g Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Phase 1 :2008 Background Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 8 Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Land Bay 1 220 Apartment 487 units 48 194 242 186 100 286 3,077 230 Townhouse/Condo 263 units 19 93 112 89 44 133 2,288 Total 67 287 354 275 144 418 5,365 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. PHR +A has prepared Table 2 to summarize the trip generation for the proposed Carpers Valley development. TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel patterns for the roadway network surrounding the proposed Carpers Valley site. Figure 7 shows the respective development generated AM/PM peak hour trips and ADT assignments at key locations throughout the study area network 2008 BUILD -OUT CONDITIONS Table 2 Carpers Valley Development Phase ((Residential) Trip Generation Summary The Carpers Valley assigned trips (Figure 7) were added to the 2008 background traffic volumes (Figure 4) to obtain 2008 build -out conditions. Figure 8 shows the 2008 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 9 shows the respective 2008 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 9 No Scale G r 0 522 10% 5% 30% 5% C 'e4 D G` SITE a SITE 5 %O m Sul hur c Roy 45% PHIA Figure 6 PI F 1 I Phase 1: Trip Distribution Percentages (Residential) A Phased Traffic Impact Analysis of Careers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 10 P II Pw i Phase 1:Development- Generated Trip Assignments A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 11 —P RA Figure 8 P H Y Phase 1: 2008 Build -out Traffic Conditions A Phased Traffic impact Analysis of Careers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 12 No Scale eft) �C d� Cosre��o Signalized r n e ct Inte ion C rseion IAS =C(C) Unsignalized Intersection C Signalized Intersection LOS =C(C) 0 SITE SITE Signalized'. ••Suggested Intersection Improvements" LOS=C(C) NB -0^ Leg R Uasignatized r Signalized "Suggested Intersection Improvements" LOS_C(C) Signalisation Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) PHl� F Figure 9 Phase 1: 2008 Buildout Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of Carvers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 13 Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Ravens Subdivision 210 Single- Family Detached 315 units 57 172 230 193 109 302 3.150 Total 57 172 230 193 109 302 3,150 PHASE 2 TRAFFIC ANALYSES (2010) PHR +A has provided analysis for two (2) alternative land use scenarios for Phase 2 (2010 full built -out): Scenario #1 assumes 1,200,000 square feet of office plus total residential development, and Scenario #2 assumes 620,000 square feet of retail plus total residential development. Primary access to the office /retail development is provided via Prince Frederick Drive. 2010 BACKGROUND CONDITIONS Based on VDOT (Virginia Department of Transportation) historical average daily traffic data (between years 2001 and 2003) for Route 50 (Millwood Pike) within the vicinity of the site, a growth rate of less than one percent (1 was calculated. PHR +A, however, applied a conservative annual growth rate of four percent (4 per year to the existing traffic volumes along Route 50, Route 522 and Sulphur Springs Road (shown in Figure 2) to obtain 2010 base conditions. Additionally, PHRA incorporated all trips relating to the Ravens development located along Route 50 opposite to the porposed Carpers Valley site. Using the 7` Edition of ITE s Trip Generation Report, PHR +A has provided Table 3 to summarize the 2010 "other development" trip generation. Figure 10 shows the 2010 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 11 shows the respective 2010 background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. Table 3 2010 'Other Development" Trip Generation Summary Of the 565 units proposed for the Ravens Subdivison development, only 315 SFD's were considered since 250 SFD's were occupied when the existing traffic counts were conducted. 7 r A Phased Tragic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 lune 23, 2005 Page 14 No Scale a. P Figure 10 4(8 SITE Su ur,s pnngs Road SITE g Is "p 1 o 41 b^ T-0-';', 4L` t o V 1. L11 Phase 2: 2010 Background Traffic Conditions h i`verage D_a`ilkTfip §y. AM Peak Hour(PM Peak Hour) A Phased Traffic Impact Analysis of Careers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 15 No Scale a x,4 i( J '4. C Signalized tell Intersection LOS =C(C) e e Q L� Signalized Intersection LOS =C(C) SITE a U" Unsignalized `s 9 C intersection o cc SITE 1 **.f.:4., la icy Unsignalized 1 Intersection P r4 .C 11�r 1 1 QC) 50 o� 4 0 0 Signalized n Int GIC' LOS =B(B) i•• Sul.huur S. R oad Unsignalized Intersection Signalized Suggested Intersection Improvements" LOS =B(C). Signalization lG Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) -P F Figure 11 PIP* Phase 2:2010 Background Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415-1-0 June 23, 2005 Page 16 Code Land Use Amount AM Peak Hour In Out Total PM Peak Hour In Out Total ADT Land Bay 1 Land Bay 1 220 Apartment 487 units 48 194 242 186 100 286 3,077 230 Townhouse/Condo 263 units 19 93 112 89 44 133 2.288 2,288 Sub Total 67 287 354 275 144 418 5,365 Land Bay 2 820 Retail 620,000 SF 285 182 468 1,002 1,085 2,087 22,233 9,040 Total 353 469 822 1,276 1,229 1506 27,598 Code Land Use Amount AM Peak Hour In Out Total In PM Peak Hour Out Total ADT Land Bay 1 220 Apartment 487 units 48 194 242 186 100 286 3,077 230 Townhouse /Condo 263 units 19 93 112 89 44 133 2,288 Sub Total 67 287 354 275 144 418 5,365 Land Bay 2 710 Office 1,200,000 SF 1,205 164 1,369 242 1,181 1,423 9,040 Total 1,272 451 1,724 516 1,325 1,841 14,405 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A has prepared Table 4a and Table 4b to summarize the trip generation for the proposed Carpers Valley development Phase 2, Scenario #1 and Scenario #2, respectively. Table 4a Carpers Valley Development Phase 2 Scenario #1 (Residential Office) Trip Generation Summary TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 12, was based upon local travel patterns for the roadway network surrounding the proposed Carpers Valley site. Figures 13a and 13b shows the respective development generated AM/PM peak hour trips and ADT assignments at key locations throughout the study area network for Phase 2, Scenario #1 and Scenario #2, respectively. Table 4b Carpers Valley Development Phase 2 Scenario #2 (Residential Retail) Trip Generation Summary A Phased Traffic Impact Analysis of Carvers Valley Project Number: 13415-1 -0 June 23, 2005 Page 17 2010 BUILD -OUT CONDITIONS The Carpers Valley assigned trips (Figures 13a and 13b) were added to the 2010 background traffic volumes (Figure 10) to obtain 2010 build -out conditions. Figures 14a and 14b shows the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figures 15a and 15b shows the respective 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1-0 June 23, 2005 Page 18 PHffir4 Phase 2: Trip Distribution Percentages A Phased Traffic Impact Analysis of Carvers Valley Project Number: 13415-1 -0 June 23,2005 Page 19 F H l Figure13a PH, A l Phase 2, Scenario #1: Development- Generated Trip Assignments A Phased Tragic Impact Analysis of Carvers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 20 F H l Figure 13b P Phase 2, Scenario #2: Development- Generated Trip Assignments A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June23,2005 Page 21 aH Figure 14a Phase 2, Scenario #1: 2010 Build -out Traffic Conditions A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 22 PITS A Phase 2, Scenario #2: 2010 Build -out Traffic Conditions A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 23 No Scale z Stgnalzed, Intersection "Suggested Improvements" Signalization NB 1 Left /n o Signalized Intersection LOS =B(C) Unsignalized Intersection SITE STOP Signalized' Intersection LOS =C(C) "Suggested Improvements" NB 4^ Leg WB 1 Left EB I Right Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Sul Signalized!' Intersection'. LOS=C(C) "Suggested Improvements" NB 4^ Leg WB- I Left hurl gs Signalized'- Intersection'. LOS =C(C)'.. ‘it Unsignalized 4,% Intersection J. "Suggested Improvements" Signalization p H RA F igure 15a Phase 2,Scenario #1: 2010 Buildout Lane Geometry and Levels of Service P E 4 1 A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June 23, 2005 Page 24 CONCLUSION P H i The traffic impacts associated with the proposed Carpers Valley development are acceptable and manageable. All intersections, assuming suggested improvements, will maintain levels of service to "C" or better during 2008 and 2010 build -out conditions. The following describes the off -site roadway improvements recommended for each of the study area intersections: 2008 Background Conditions (Phase 1) Route 50 Victory Road: In order to achieve acceptable levels of service, this intersection will require traffic signalization. 2008 Builtout Conditions (Phase 1) Route 50 Victory Road: In order to achieve acceptable levels of service, this intersection will require traffic signalization. Route 50 Sulphur Springs Road: In order to achieve acceptable levels of service, this intersection will require a westbound left turn -lane and eastbound right turn -lane along with the fourth leg (Coverstone Drive). 2010 Background Conditions (Phase 2) Route 50 Victory Road: In order to achieve acceptable levels of service, this intersection will require traffic signalization for both Scenarios #1 and #2. 2010 Builtout Conditions (Phase 2) Prince Frederick Drive Costello Drive: In order to achieve acceptable levels of service, this intersection will require traffic signalization as well as an northbound left turn -lane (currently there is one shared lane) for both Scenarios #1 and #2 Route 50 Sulphur Springs Road: In order to achieve acceptable levels of service, this intersection will require a westbound left turn-lane and eastbound right turn-lane along with the fourth leg (Coverstone Drive) for both Scenarios #1 and #2 Route 50 Victory Road: In order to achieve acceptable levels of service, this intersection will require traffic signalization for both Scenarios #1 and #2. Route 50 Prince Frederick Drive: In order to achieve acceptable levels of service, this intersection will require a westbound left turn-lane and eastbound right turn -lane along Route 50 for both Scenarios #1 and #2. Additionally, a northbound right turn-lane is required along Prince Frederick Drive for Scenario #2. A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 June. 2005 Page 26 No Scale Siymwzed! Intersection LOS B(C)t' P "Suggested Improvements" Signalization NB I Left P .!Signalized' "Suggested Intersection Improvements" NB a" Leg WB 1 Left EB 1 Right LOS =C(C)' 'Signalized!. Intersection :LOS—C(C)!,, S u l bur S Roa Signalized'':, Intersection, "Suggested Improvements" NB 4 Leg WB -1 Left EB 1 Riaht Unsignalized Cp Intersection "Suggested Improvements" Signalization Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) F igure 15b Phase 2,Scenario #2: 2010 Buildout Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of Carpers Valley Project Number: 13415 -1 -0 Lune 23, 2005 Page 25 Capers Valley A. Introduction CARPERS VALLEY REZONING IMPACT ANALYSIS STATEMENT June 2005 Impact Analysis Statement This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of six parcels totaling approximately 281.5 acres, which are owned by JGR Three, LLC, Richard G. and Donna C. Dick, Constance L. Tjoumas, Gregory L. Coverstone, Cynthia Ann Pappas, Ellen LLC, LCR LLC, MDC Three LLC, Susan Sanders LLC, Liberty Hill LLC, Thomas A. Dick, Timothy J. Dick, and Michael E. Dick respectively. The parcels are identified as 64 -A -82, 83, 83A, 86, 87, and 87A. The subject acreage is located on the south side of Millwood Pike (Route 50/17) across from The Ravens and Miller Heights subdivisions, and adjacent to the JIC Industrial Park, Winchester Regional Airport, and the U.S. Army Corps of Engineers Transatlantic Division Headquarters facility. The site is currently zoned RA, and includes the existing Carper's Valley Golf Club. This application proposes the rezoning of the 281.5 acre assemblage to the R4 (Residential Planned Community) District. The site is intended as a mixed use residential and employment center anchored by roughly 100 acres initially reserved for the development of federal government facilities. These significant employment uses will be complemented by moderate to high density residential uses, all of which will be developed in a functionally and aesthetically unified manner. Attainment of such an integrated development program will occur through the application of uniform design guidelines and the implementation of a multi -modal transportation network, both of which will be proffered by the Applicants (see the attached draft Proffer Statement). The proposed rezoning will establish a neighborhood unique to Frederick County, because of its explicit provision for a balanced mix of mutually supportive uses in an area already served by public facilities and a good road system. The presence of significant employment uses within the project will catalyze a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in that area. The Comprehensive Policy Plan identifies the planned use of the site as a mix of business /office and transitional land uses. The mixed use employment center concept proposed with this rezoning is consistent with this land use vision, and provides for its realization in an efficient and dynamic manner that Page 1 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement is preferable to the single use pattern that has predominated within the Urban Development Area (UDA). The Applicants believe that the proposed rezoning includes proffers that will appropriately and effectively mitigate the impacts of this development program and assure its completion in the manner envisioned by the Applicants and by the County. The mixed use employment center land use envisioned for the site is compatible with the surrounding community and consistent with the land use policies of the Comprehensive Policy Plan. As such, the Applicants submit that this rezoning request merits favorable consideration and approval. B. Comprehensive Policy Plan The properties included with this rezoning request are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA), and the Sewer and Water Service Area (SWSA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business /office and transitional land uses. The properties are also located within the boundaries of the Airport Support Area, which is intended to ensure the long term viability of Winchester Regional Airport by encouraging the development of compatible land uses in areas impacted by airport operations. The proposed development program provides for a mix of employment, general commercial, and moderate to high density residential land uses, which will be developed in an integrated "walkable" setting. The majority of the project acreage will be reserved for employment and commercial land uses, with the remainder of the site planned for residential development. The proposed development of employment and commercial land uses is clearly in keeping with the applicable business /office land use designation. Such uses are planned at several locations within the project, although the most notable location is an approximately 100 -acre area adjacent to the existing Corp of Engineers facility The Applicants propose to make this portion of the property available for a sufficient time that they may include such federal government facilities as the United States General Services Administration (GSA) is actively seeking to locate in the Winchester- Frederick County area. Additional acreage is reserved for commercial uses adjacent to the shared boundary with Winchester Regional Airport. The proposed employment use and commercial areas will thus ensure the establishment of compatible, and complementary, land uses adjacent to the Airport thereby satisfying the objectives of the Airport Support Area. Residential uses will be Page 2 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement appropriately buffered from the Airport so as to avoid the all- too common conflicts between Airport operations and nearby homes. Residential uses are proposed to extend north and east from the planned employment and commercial areas to the project boundary formed by Millwood Pike (U.S. Route 50/17). The residential component of the neighborhood will total no more than 750 market rate units of varying types consistent with the R4 zoning district, as well as at least 35 units of much needed affordable workforce housing. The planned residential uses will serve as a distinct transition from the intensity of employment uses and airport operations to the lower density suburban residential uses located on the opposite side of Millwood Pike. The Route 50 East Corridor Land Use Plan does not expressly identify either the intended composition or boundaries of the designated transitional area, and the moderate to high density residential uses proposed with this application will facilitate a reasonable transition of uses along the corridor, and further provide the neighborhood with the land use mix necessary to promote around the clock vitality. The Applicants have proffered to reserve 10 acres for dedication to Frederick County for use as a National Guard Armory facility. The provision of this land will facilitate the retention of this important public facility in the Winchester Frederick County area, particularly in view of Congressman Wolf's recent success in obtaining substantial funding for a new facility. Upon its ultimate relocation to the site, the Armory would provide a valuable neighborhood amenity as a gathering and recreational space for residents and employees alike, as well as an improved facility for an element of America's national defense system that has taken on exceptional importance in the past decade. The recreational needs of neighborhood residents will be further served by a network of "hiker /biker" trails and other community recreation facilities, to include a neighborhood swimming pool, tennis courts, and dog park. The applicable land use policies of the Comprehensive Policy Plan promote the establishment of business /office and transitional land uses on the subject parcels. The proposed rezoning of the site to the R4 district is intended to permit the development of a mixed use employment center, which will include substantial areas for business and employment uses as well as complementary residential uses. Such complementary uses will provide an effective transition to established uses in the surrounding community. Moreover, the configuration of land uses on the site will ensure compatibility of the project with airport operations in keeping with the objectives of the Airport Support Area. Page 3 of 14 Rev. 6/24/05 Capers Valley The proposed rezoning of the subject acreage from RA (Rural Areas), to R4 (Residential Planned Community) is consistent with the land use policies of the Comprehensive Policy Plan. C. Suitability of the Site 1. Site Background and History Impact Analysis Statement The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R -1 (Residential Limited). The parcels were re- mapped from R -1 to A -2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011 -80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. 2. Location and Access The subject parcels are located on the south side of Millwood Pike (Route 50/17 East) across from The Ravens and Miller Heights subdivisions and adjacent to the Prince Frederick Office Park and the Winchester Regional Airport. The VDOT functional classification system identifies Millwood Pike as a major arterial roadway. The land uses abutting the subject site to the east and west are industrial and office, respectively, with the Winchester Regional Airport adjacent to the south and single family residential uses located across Millwood Pike to the north. The site is currently accessible via Millwood Pike and Prince Frederick Drive. 3. Site Suitability The subject parcels contain identified environmental features to include areas of flood plain, wetlands, and steep slopes. But such features are minimal and manageable through the zoning and site engineering process. In all cases, disturbance will be limited in accordance with applicable regulatory standards. Flood Plain Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panel #510063- 0115B, effective date July 17, 1978. The majority of the site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain. Flood Page 4 of 14 Rev. 6/24/05 Cmpers Valley Impact Analysis Statement Zone A, 100 -year flood plain, exists coincident with Sulfur Spring Run, which traverses the frontage of the site, roughly parallel to Route 50. This portion of the site is not planned for development except for road and utility crossings thereby ensuring limited impact to the identified flood plain area. Wetlands The National Wetlands Inventory Map identifies four wetland features on the site, all of which are man -made ponds associated with the existing golf course use. Soils and Steep Slopes The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. As per map sheet #36 of the Soil Survey, the site is comprised of nine distinct soil types. With the exception of a pit area containing fill materials, all of the soil types identified on the site are suitable for development. It is noted that the Weikert- Berks Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. These characteristics and any implications for site development are manageable through the site engineering process. Steep slopes (areas of 50% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site to Sulphur Spring Run. Some disturbance of these areas will be necessary to implement proffered transportation improvements, as well as to implement the planned stormwater management system. Pursuant to the Zoning Ordinance, any such disturbance or re- grading shall be limited to no more than 25% of the area comprised of steep slopes. The location and scope of the steep slopes identified on the site do not compromise the suitability of the site for development. D. Transportation The Carpers Valley project will be served by a multi -modal transportation network designed to safely and efficiently accommodate automobile, bicycle and pedestrian traffic. The transportation improvement program proffered with this application will interconnect the various uses planned within the project, and further integrate the project with the surrounding community. The implementation of this program will occur in phases structured to coincide Page 5 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement with the introduction of land uses on the site, as specified by the Proffer Statement (see attached). A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area, as well as actual traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual, 7th Edition, the TIA projects that the proposed development will produce 12,917 vehicle trips per day (VPD). The TIA further indicates that study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions. The external road system serving the site is comprised of Millwood Pike (Route 50/17 East) and Prince Frederick Drive (Route 781). Millwood Pike is a four lane major arterial roadway and Prince Frederick Drive is a two lane minor collector road. The TIA indicates that signalization will be required at the intersection of Costello Drive and Prince Frederick Drive at project build out. Moreover, signalization will be necessary at the intersection of Victory Road and Millwood Pike, which will be required with or without the introduction of project generated traffic into the corridor. The Applicants have addressed these external system requirements by proffering to participate in funding these signal improvements. The internal transportation improvement program proffered by the Applicants will effectively tie the project into the existing external system and provide the framework for internal access and mobility. A major collector road (Coverstone Drive) is proposed to extend through the site from Millwood Pike to Prince Frederick Drive. This collector road will consist of four travel lanes within an 80 -foot right of way and will be developed in two principal phases corresponding with development of the planned land bays. Moreover, this application provides for the future extension of the collector road to relocated US Route 522, which will provide a direct means of access to this arterial roadway from the County's planned public safety building. Direct project access from Millwood Pike will be limited to an entrance aligned with Sulphur Spring Road (Route 655). This entrance will provide principal access to Land Bay 1, which is planned to contain residential uses consisting of mixed housing types, and will further serve as a secondary access point for employment related traffic destined for Land Bay 2. The intersection of Sulphur Spring Road and Millwood Pike is currently controlled by a three -way traffic signal. This signal will be upgraded by the Applicants to a four -way signal upon construction of the entrance. Page 6 of 14 Rev. 6/24/05 Carpers Valley E. Sewage Conveyance and Water Supply The existing golf course is served by an 8" sewer line that ties into the 12" sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick County Sanitation Authority (FCSA) requirements to serve the entire site and enable gravity flow to the existing main. The Abrams Creek interceptor will convey effluent from the project for treatment at the Opequon Water Reclamation Facility. A 12" water main currently extends through the central portion of the site. The proposed development would connect directly to this existing line pursuant to FCSA requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. Project build -out will consist of a maximum of 750 market rate dwelling units and approximately 950,000 square feet of office and /or general commercial uses. Using the standard water consumption rates for single family attached /multi family residential uses and general commercial /office uses', the proposed development is projected to consume approximately 302,500 GPD (gallons per day) of water and produce equivalent sewer flows. F. Site Drainage Impact Analysis Statement The site naturally drains north to Sulphur Spring Run via several pronounced drainage divides. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. The preservation of riparian buffers containing existing vegetation will provide significant mitigation of nutrient losses. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. G. Solid Waste Disposal Facilities Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the homeowner's association (HOA) for the residential portion of the project and by the individual commercial /employment users. H. Historic Sites and Structures 1 Water consumption/sewage generation rates: single family attached/multi- family residential uses 150 GPD /dwelling unit; office /general commercial uses 200 GPD /1,000 square feet of gross floor area. Page 7 of 14 Rev. 6/24/05 Carpers Valley TOTAL: $2,637 per unit The Frederick County Rural Landmarks Survey includes one structure located on the site, which is identified as the Heishland House 34- 1176). However, this structure is neither included on the list of potentially significant resources nor is it identified as eligible for eventual inclusion on the state or national register of historic places. Moreover, pursuant to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Impact on Community Facilities The Frederick County Fiscal Impact Model was run by planning staff to project the fiscal impact on community facilities attributable to the proposed rezoning. The output module generated by this analysis indicated that the proposed land uses would result in a net positive fiscal impact at project build out. Nevertheless, the Applicants have proffered to provide a per unit monetary contribution to ensure that the unique impacts to particular public facilities are appropriately addressed. Specifically, the Applicants have proffered to contribute $2,637 per market rate unit at the time of building permit issuance. The total contribution is proffered to be allocated as follows: Fire and Rescue: $422.00 per unit Public Schools: $1,714.00 per unit Recreation Parks: $343.00 per unit Library: $79.00 per unit Administration: $79.00 per unit Impact Analysis Statement An escalator clause is included with the proffer statement to mitigate the effects of inflation on the value of the proffered monetary contributions. This provision stipulates that any monetary contributions proffered by the applicant that are paid after 30 months from the date of rezoning approval will be adjusted pursuant to the Urban Consumer Price Index (CPI -U). J. Modifications Per Section 165 -72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and /or land use concept beneficial to the community that would not otherwise be permitted by existing ordinances. The following modifications are requested with this rezoning application: Page 8 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement 1. Modification of Section 165 -68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. Current Standard: Proposed Standard: A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical "non- proffered" MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given Page 9 of 14 Rev. 6/24/05 Carpers Valley Current Standard: Proposed Standard: Impact Analysis Statement project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A proffered generalized development plan (GDP) will provide appropriate assurances to the community regarding the fundamental physical components of the proposed development while ensuring sufficient flexibility for the Applicants to achieve superior project design. The requested modification would allow submission of a proffered Generalized Development Plan (GDP) at the time of rezoning in lieu of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding transportation network and adjoining land uses. Moreover, the GDP will provide a general layout for the proposed development, organizing the entire acreage into land bays identified for either residential or employment/commercial land uses, as well as the proffered transportation network. The GDP will further delineate the approximate size of each and bay as well as the planned housing types for residential land bays. The Applicants will submit an MDP application for review subsequent to rezoning approval, at which time greater detail concerning land bay development will be provided. 2. Modification to Section 165 -71 of the Frederick County Zoning Ordinance governing the mixture of housing types required within a planned community. No more than 40% of residentially designated areas of a planned community may develop with any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or any combination of those housing types. The residentially designated areas of a mixed use employment center may develop with any combination of housing types permitted by the Frederick County Zoning Ordinance and the approved proffer statement without limitation to the percentage or ratio of any given housing type. Page 10 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community development that is not expressly accommodated by the Zoning Ordinance. The R4 district, however, is the only Frederick County zoning category that is suitable for the development of a mix of land uses pursuant to a single zoning category, where innovative design concepts and standards may be created and applied. However, the R4 district is oriented toward a predominantly residential development program (as implied by its formal title Residential Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with residential uses over a majority of its land area. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and business uses, which results in less area available to locate the residential density necessary to achieve a balanced mix of land uses within the project. The ordinance requirement promotes a residential mix dominated by single family detached housing types. Such housing types are less conducive to the limited residential areas of a mixed use employment center given the greater land area required for individual lots. The development of single family attached and multi family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non existent choice for current and future County residents. 3. Modification of Section 165 -72.D. of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Page I 1 of 14 Rev. 6/24/05 Capers Palley Impact Analysis Statement Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and /or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total land area. The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Page 12 of 14 Rev. 6/24/05 Capers Valley Current Standard: Proposed Standard: Impact Analysis Statement MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A proffered generalized development plan (GDP) will provide appropriate assurances to the community regarding the fundamental physical components of the proposed development while ensuring sufficient flexibility for the Applicants to achieve superior project design. The requested modification would allow submission of a proffered Generalized Development Plan (GDP) at the time of rezoning in lieu of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding transportation network and adjoining land uses. Moreover, the GDP will provide a general layout for the proposed development, organizing the entire acreage into land bays identified for either residential or employment/commercial land uses, as well as the proffered transportation network. The GDP will further delineate the approximate size of each land bay as well as the planned housing types for residential land bays. The Applicants will submit an MDP application for review subsequent to rezoning approval, at which time greater detail concerning land bay development will be provided. 2. Modification to Section 165 -71 of the Frederick County Zoning Ordinance governing the mixture of housing types required within a planned community. No more than 40% of residentially designated areas of a planned community may develop with any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or any combination of those housing types. The residentially designated areas of a mixed use employment center may develop with any combination of housing types permitted by the Frederick County Zoning Ordinance and the Page 10 of 14 Rev. 6/24/05 Carpers Valley Impact Analysis Statement approved proffer statement without limitation to the percentage or ratio of any given housing type. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community development that is not expressly accommodated by the Zoning Ordinance. The R4 district, however, is the only Frederick County zoning category that is suitable for the development of a mix of land uses pursuant to a single zoning category, where innovative design concepts and standards may be created and applied. However, the R4 district is oriented toward a predominantly residential development program (as implied by its formal title Residential Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with residential uses over a majority of its land area. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and business uses, which results in less area available to locate the residential density necessary to achieve a balanced mix of land uses within the project. The ordinance requirement promotes a residential mix dominated by single family detached housing types. Such housing types are less conducive to the limited residential areas of a mixed use employment center given the greater land area required for individual lots. The development of single family attached and multi family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non existent choice for current and future County residents. 3. Modification of Section 165 -72.D. of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Page 11 of 14 Rev. 6/24/05 Capers Valley Impact Analysis Statement Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and /or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total land area. The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Page 12 of 14 Rev. 6/24/05