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Home My WebLink About12-05 Impact Analysis (3)The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 SECTION 3 IMPACT ANALYSIS STATEMENT The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Introduction /Project Background The Villages at Artrip is a single tract of land acquired by the Applicant from W.F. Artrip Jr. and Enid Artip by deed dated May 15, 1989 and recorded in the Frederick County Clerk's office in Deed Book 713 at Page 417 (see Appendix A). The Applicant also owns an adjacent parcel of land designated as Lot 121, Lakewood Manor Section VIII. Historically, the Property was used for agricultural uses, but the Property has no current uses and has remained vacant since the Applicant's acquisition. The Property has no known resources of historic merit. A family cemetery has been located; however, it is unknown whether burials remain on that site. Accordingly, the cemetery will be protected by a buffer area surrounding the perimeter. The Applicant believes that this Property is suitable for rezoning to the requested R4 category given its location within the UDA, the SWSA, the CPP and proximity to the adjacent developments of Crosspointe Center, Lakewood Manor, Wakeland Manor and Canter Estates (see Exhibit 9). In addition, the Applicant recognizes the transportation elements proposed with this project (i.e. Warrior Drive, Parkins Mill Road extended and Lakeside Drive) constitute key "links" shown on the South Frederick Land Use Plan (see Exhibits 10 11). Dew Qnny Dewberry Davis LLC 611 West Juba! Early Drive Winchester, Virginia 22601 Checked By SURROUNDING PROJECTS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713. PG. 417 EXHIBIT E 0 2 m. .2_ v oov, a ewberry Dewberry Davis LLC j 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.678.2700 FAX:540.678.2703 www.dewberry.com MAJOR ROAD SYSTEMS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED RJS DATE JUNE 2004 PROJ. NO. 1276007 CHECKED MTW SCALE 1 =4 MILES EXHIBIT 10 UlJr<t ;WINCHESTE i Dewberry o ,dewberry Davis LLC 611 WESTJUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540 678 2700 FAX:540.678.2703 www.dewberry.com a 'FREDERICK COUNTY, t WARREN\ COUNTY MAJOR ROAD SYSTEMS (ENLARGED) THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED RJS DATE JUNE 2004 PROJ. NO. TH E VILLAGES AT ARTRIP 1276007 CHECKED MTW SCALE 1"=2 MILES EXHIBIT 11 THE VILLAGES AT ARTRIP TABLE 1 ENVIRONMENTAL FEATURES FEATURE EXISTING AREA OF SITE AREA ANTICIPATED IMPACT AREA OF SITE AREA ACRES ACRES 100 YEAR FLOOD PLAIN 1.3 1% 0.00 0.00% WETLANDS 0.89 1% 0.50 0.29% WATERS OF THE US 235 1% 0.50 0.29% STEEP SLOPES 17.6 10% 8.80 5.18% MATURE WOODLANDS 64.4 38% 48.30 28.42% PRIME AGRICULTURAL SOILS 0.93 1% 0.00 0.00% TOTALS 87.47 51% 58.10 34.19% Suitability of the Site The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The land planning for the Villages at Artrip has carefully considered several environmental features of note, including: 100 -year Flood Plains; and Wetlands and/or Waters of the U.S.; and Steep Slopes; and Mature Woodlands; and Prime Agricultural Soils; and Soil or Bedrock Conditions that could create construction difficulties or hazards. Each element is discussed on the following pages. Table 1 shows the approximate areas of these features and area of potential impacts: 100 year Flood Plain The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Two significant streams, the Opequon Creek and an unnamed tributary to the Opequon Creek, are adjacent to or traverse the Property. FEMA has mapped a flood plain for Opequon Creek and Frederick County's GIS data indicates a mapped flood plain for the same, as well as for the unnamed tributary (see Exhibits 12 13). Because the extension of Warrior Drive will cross the unnamed tributary, the Applicant prepared a flood plain study demonstrating the "existing" and "proposed" conditions within the project boundaries to ascertain any impacts to the floodplain. Given the significant topographical variation between Wakeland Manor and the Villages at Artrip along the Warrior Drive route, there will be minimal, if any, flood plain impacts. In addition, the street and lot layout will not impact the flood plain for Opequon Creek. Stormwater management systems and path/trail systems will be designed to minimize impacts. firdp Dewberry Dewberry Davis LLC 611 WEST JUBAL EARLY DRIVE BLDG B, SUITE C WINCHESTER, VA 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com FEMA Flood Insurance Rate Map THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED KLT DATE JUNE 2004 PROJ. NO. 76030007 CHECKED MTW SCALE N/A EXHIBI T 12 0 0 6 z z 0 NATIONAL FLOOD INSURANCE PROGRAM 6 FLOOD INSURANCE RATE MAP m FREDERICK COUNTY, VIRGINIA (UNICORPORATED AREAS) w COMMUNITY PANEL NUMBER 510063 0200 B a EFFECTIVE JULY 17, 1978 ZO C Dewberry Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 C A V. CAA C70 77(10 Checked By MTW Scale 1"- 7MI TM 75 ((4)i -99A ARTRiP DE 713/417 169.924 ACS. A li 100, YEAR FLOOD PLAID: THE ViLLAG,ES. AT ARTRIP. Drawn By RJS /KLT Designed By MTW Plan Number 76030007 Date JUNE 2004 FLOOD PLAIN DELINEATION OF UNNAMED TRIBUTARY TO OPEQUON CREEK THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC File Number EXHIBIT D.B. 713, PG. 417 PARKINS MILL PRECINCT IN 100 YEAR FLOOD PLAIN 1� The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Wetlands and Waters of the U.S. The Applicant commissioned ECS, Ltd. to conduct a wetlands delineation report for the project (see Appendix B). ECS identified and located seven wetlands and four streams (see Exhibit 14). Those wetlands are classified as palustrine emergent (PEM), palustrine scrub /shrub (PEMIS 5), and palustrine forested (PFO). Wetland vegetation is dominated by green ash (Fraxinus pennsylvanica), seedbox (Ludwigia x lacustris), Frank's sedge (Carexfrankii) and soft rush (Juncus effuses). The main source of hydrology for these wetlands includes ground water fluctuation and surface runoff. The wetlands are underlain by Berks channery silt loam and Weikert- Berks channery silt loam. The Applicant's land plan integrates some of these features, including re -use and possible retrofit of the farm pond as a focal point for the central village green. Additionally, several of the swales are contained within planned open spaces. The Applicant will work with Frederick County staff, the Army Corps of Engineers and Department of Environmental Quality "DEQ representatives to determine actual impacts to these features. During the design and detailed engineering process, the Applicant will incorporate such design features as necessary to minimize the impact to wetlands within the open space network. a Q1 N a L, 1- 1 0 m 0- E 0 rn 1 1 CS 0 0 0 u YJ J y, ti ✓.v' Drawn By RJS Designed By JLM Plan Number 76030007 Date JUNE 2004 s Dewberry Dewberry Davis LLC 611 West Ju al Early Drive Winchester, Virginia 22601 Checked By Scale WETLANDS AND WATERS OF THE U.S. THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 i n LEGEND WATERS OF THE UNITED STATES (2.35 ACRES) WETLANDS (0.89 ACRES) File Number EXHIBIT Steep Slopes The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Based on uncontrolled topography dated late 1980's, areas on the Property exceeding 50% steep slopes were identified. (see Exhibit 15). Most of these steep slope areas will remain in planned open space (50% of the open space along Opequon Creek includes steep slopes). As permitted by the Zoning Ordinance, there will be some construction impacts to the steep slope areas, but none that will exceed 25% of the total steep slope area. Proper erosion and sediment control measures, grading and stabilization will be utilized to protect the impacted areas. 0 0 0 0 0 rtre rrotogc 0-- ecs' Dewberry Dewberry Davis LLC 611 West Juba! Early Drive Winchester Virninin 77M1 tst ki-te-Tr 1. I /r k tor I t-Jrredr tr-iyr I 14;37-:-." 4 '‘SICV.L-7-4H3 C r a C 1 Cr 1•••• Checked By 4 •e" Scale t I L 77 1 ,rc;c, i‘» i t i k t rr I r;ri ;e 1 In 0 71') oria A •4'7 t ,S %/I 4.1 j r‘, 1 -E4.„ 4.v\ y i c I 1 i i i f -2 t -2- 1 (-77 j, f i A 1 i- 1 0 4 1 1 e l P y I ■,,Cri Ji.itt",n--' ji 70 1 ,:isg;: .4.-- e<tFs j1 1 111 r, iit'il r 1 r• 't I; sinik etit e 4re STEEP SLOPES 50% OR GREATER 1V 1 C ',Mg( Drawn By RJS Designed By JLM Plan Number 76030007 Date JUNE 2004 STEEP SLOPES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC File Number EXHIBIT Mature Woodlands The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Aerial photography and field visits indicate areas on the Property that contain woodlands (see Exhibit 16). Two areas contain tree stands and/or individual trees of significant size /caliper, including the areas adjacent to Opequon Creek and the unnamed tributary to Opequon Creek. While most of the woodlands adjacent to the Opequon Creek will remain in open space, some areas will be impacted by lot/street layouts, while others will be incorporated within planned open space. The construction of Warrior Drive and a portion of the multi family area will impact the area adjacent to the unnamed tributary to the Opequon Creek (Landbay "A but the majority of the remaining woodlands area will be within planned open space. In addition, the Applicant will strive to retain individual trees within the impacted areas via selective clearing on the home sites. Minimal encroachment will occur in areas of mature tree stands. Drawn By RJS/KLT Checked By MTW Plan Number 76030007 Date JUNE 2004 MATURE WOODLANDS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC File Number EXHIBIT TM 75 ((A))_99A AR/Rip DB 713%417 169.924 ACS. THEVILLAGES AT ARTRIP 0 a wherry Dewberry Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 Checked By Scale 1 ')r111 X r Mow D.B. 713, PG. 417 PARKINS MILL PRECINCT IN 16 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Soil or Bedrock Conditions Based on the County Soils Survey, the project contains three underlying soils types: Berks, Clearbrook and Weikert, all of which are within the Weikert- Berks- Blairton soil complex (see Exhibit 17). This soil complex is generally described as gently sloping to moderately steep, shallow and moderately deep, well drained to somewhat poorly drained soils that have a medium textured or fine textured subsoil. The parent soils were formed in a material weathered from shale or sandstone. These soils are poorly to moderately well suited for pasture and crop cultivation. In addition erosion hazard is moderate and needs to be considered a major concern. Limitations within this complex include depth to bedrock (ranging from 10" to 40" below the ground surface) and seasonal high water table (ranging from 6" to 6' below the ground surface). Based on the aforementioned County Soils Survey, this project, as well as the eastern part of the County, is underlain by shale and fined- grained sandstone. The County Geology Map (see Exhibit 18) identifies this area in the Martinsburg Shale Formation. Unlike other areas in the County that have limestone, the bedrock is not obvious from visual surface inspection of topographical ridges or knobs However, as discussed earlier, shallow bedrock conditions are a concern in this area. Given the limitations on these soils, the Applicant will consider these elements during the design of site grading to minimize depths of cut. However, it is anticipated that excavations and fills of 4 to 10 feet will be required, to provide balanced earthwork for the project. The Applicant will engage a geotechnical engineer to provide site development recommendations during the detailed site design stage in order to minimize impacts and identify site development constraints within these soil and bedrock conditions. 0 1C Dewberry Dewberry Davis LLC 611 West Jabal Early Drive Winchester Virginia 22601 PHONE: 5406782700 7 _J Drawn By RJS /KLT Designed By MTW Checked By Date Scale JUNE 2004 41E 41D COUNTY SOILS SURVEY EXCERPT THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PADVIKIC \All I DDCrY1.1CT Iki i it SILT LOAM, 2 -7% SLOPES 1C —BERKS CHANNERY SILT LOAM, 7 -15% SLOPES 9B— CLEARBROOK CHANNERY SILT LOAM. 2 -7% SLOPES 28— LOBDELL SILT LOAM, 0 -3% SLOPES PRIME AGRICULTURAL SOILS 41C—WEIKERT BERKS CHANNERY SILT LOAM, 7 -15% SLOPES 41D—WEIKERT BERKS CHANNERY SILT LOAM, 15 -25% SLOPES 41 E— WEILKERT BERKS CHANNERY SILT LOAM, 25 -65% SLOPES NOTE ACCORDING TO SOIL SURVEY OF FREDERICK COUNTY SOIL CONSERVATION SERVICE DATA, ISSUED JAN 1987, PAGE 123, TABLE 5, PRIME FARMLAND, THE ONLY PRIME AGRICULTURAL SOIL ON THIS SITE IS: 28 LOBDELL SILT LOAM LOCATED ON THE FAR NORTHERN SIDE OF THE PROPERTY NEXT TO OPEQUON CREEK. File Number EXHIBIT 17 VALLEY RIDGE FORMATIONS LIMESTONE /CARBONATE AQUIFERS MARTINSBURG SHALE ewberry Jewberry Davis LLC 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.678.2700 FAX:540.678.2703 www.dewberry.com GEOLOGY MAP THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA THE VILLAGES AT ARTRIP DRAFTED CHECKED RJS MTW DATE SCALE JUNE 2004 1 =4 MILES PROJ. NO. EXHIBIT 1276007 1 8 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Other Environmental Conditions The Applicant commissioned a Phase I Environmental Site Assessment from ECS, Ltd. dated 03/23/04 (see Appendix C). This study concluded that there is "no evidence of current or previous uses or conditions onsite that would be regarded as environmentally suspect" and that "no further environmental investigation of the property is deemed necessary prior to development" See Appendix C, 1.0, Executive Summary. A. Surrounding Properties The Villages at Artrip is bounded by farmland and existing or proposed residential and commercial development (See Exhibit 19 and Table 3). To the north is an active farm operated by W.F. Artrip, Jr. (zoned RA); to the east is the proposed Canter Estates V single family subdivision (zoned RP); to the southeast is the proposed Wakeland Manor single family and multifamily subdivision (zoned RP); to the southwest is the existing and fully built out Lakewood Manor single family and multifamily subdivision (zoned RP); and to the west is the proposed Crosspointe Center commercial and residential subdivision (portions of which were recently rezoned from RA to B2 and RP). The closest development to the proposed project is the Lakewood Manor subdivision, with about 12 houses within 50' of the southern Property line. All other boundaries will be proximate to the proposed development's commercial buildings or residential units, but specific building locations have not been determined as of the date of this document. The Applicant is unaware of any nuisance impacts (e.g. noise, glare, fumes, pollution, and odors), pursuant to thresholds established by County, State and Federal regulations that will be created as the result of this development. Furthermore, the Applicant does not believe any other nuisance factors will be created as the result of this development. 0 U m r B ees' n q CROSSPOINTE VSO zi 91 C°41 44(c. 176 \Rq Dewberry Dewberry Davis LLC 611 West Juba] Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 DB 896/1819 TM 75- ((A))296'"" USE: 2, ZONING: RA, N/F GLAIZE DEVEL. INC. DB 896/1819 USE: 6, ZONING: RA Drawn By KLT- Designed By Checked By KLT Lakeside Plan Number Scale 76030007 TM 76- ((A)) -13 N/F ARTRIP 1r Op DB 281/221 enU USE: 6, ZONING: RA Cr TM 75 -((A)) -101 WAKELAND MANOR Q D LAND TRUST ,�cr USE: 6, ZONING: RP i WAKELAND r J MANOR 1 TM 76- ((A)) -23 N/F DANFORD RIDGE PROPERTIES, L.C. DB 935/1533 USE: 5, ZONING: RP CANTER ESTATES V SURROUNDING PROPERTIES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC rl D 71 On A 17 LAKEWOOD MANOR ADJOINING PROPERTY OWNER INFO 7N 75G- ((11)) -116 N SANTORO CHAGNON INS1R. 00- 02/789 USE 2 ZONING: RP 111 75GN11)) -117 SWIGER NTELA INSTR. 00- 02/6178 USE 2 ZONING RP T14 75G- ((11)) -118 N "�EOSTER DB 950/81_,_ USE2 ZONING RP TM 756 -(M1) }120 DB 77/861_„ USE 2 ZONING: RP 111 75G- ((11)) -121 N/F WING /ARTPoP LP. DB 718/868 USE 2 ZONING RP j TN 75G -((11) }122 f NOTE: FOR FURTHER INFORM, TION SEE ADJACENT PROP,RTY OWNERS LIST FOR NAMES CORRESPONDING TO PIN. (TABLE 2) f N EILOTT DB 981/266 USE 2 ZONING RP/ ZON 1M 75G -(01)) -123 kicn INSTR. 00-00 00/1187 U 2 ZONI G RP 114 75C4-5-85 ADAMS DB. 752 PG. 322 USE: 2 ZONING: RP 1M 75G1((48)) -60 A A 5 DB 073/49 USE Z9IN RP 75G7,t4B) )-s2 DURK DB 879/1310 USE 2 ZONING RP 114 B N/F iilUtrl NOi`f 1481 N RODRIW 06960 PO File Number 76030007 FXH IRIT PIN 75 -A -101 75 -A -95 75 -A -96 75 -A -97 75 -A -99 75G -11.8 -116 75G -11 -8 -117 750 -11 -8 -118 75G -11 -8 -120 75G -11 -8 -121 75G -11 -8 -122 75G -11 -8 -123 750- 4 -48 -60 75G- 4 -4B -62 75G- 4 -4B -63 750- 4 -48 -64 75G- 8 -5 -85 76 -A -13 76 -A -23 2. Use Codes Name Wakeland Manor Land Trust Glaize Development, Inc. Glaize Development, Inc. Steve Dubrueler Frederick County Ronald Santoro Pamela Chagnon James Swiger Michelle Vitela David T.& Tammy M. Foster Robert Mary E. McDonald Winchester /Artrip LP Timothy J. Elliot Sr. Kathleen A. Elliott Timothy Wingfield Rodney Suzanne R. Torp John Melissa Corder Patricia Gail Beardslee Cynthia D. Rodriguez Timothey J. Karen E. Adams W.F. Artrip, Jr. Jasbo, Inc. Note: 1. Information from SpecPrint Edition 13, 2004 2- Single Family Residential (Suburban) 4- Commercial Industrial 5- Agricultural Undeveloped (100+ ac.) 6- Agricultural Undeveloped (100+ ac.) 73- Regional Local Government THE VILLAGES AT ARTRIP TABLE 2 Adjacent Property Owners Address 300 Craig St. P.O. Box 888 P.O. Box 888 348 Saddleback Lane 107 N. Kent St. 106 Canaan Ct. 105 Canaan Ct. 103 Canaan Ct. 109 Fair Lawn Ct. 11501 Huff Ct. 105 Fair Lawn Ct. 103 Fair Lawn Ct. 102 Jade Ct. P.O. Box 90010 c/o Valerie Whit 125 Bell Haven Cr. 127 Bell Haven Cr. 129 Bell Haven Cr. 1726 Front Royal Pike P.O. Box 480 City St. Zip Stephen City VA 22655 Winchester VA 22604 Winchester VA 22804 Winchester VA 22602 Winchester VA 22601 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 N. Bethesda MD. 20895 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Richmond VA 23225 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Winchester VA 22602 Stephens City VA 22655 Use 6 2 (Residential) 6 (Over 100 Ac.) 2 (Residential) 73 (Exempt) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 6 (Over 100 Ac.) 5 (20 -100 AC.) Zoning RP RA RA RA RP RP RP RP RP RP RP RP RP RP RP RP RP RA RP B. Traffic The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 As previously stated, the Applicant commissioned from Patton, Harris Rust, P.C. the accompanying Traffic Impact Analysis. The project scope was established through two meetings with Frederick County and VDOT staff. The results of the TIA study concluded that "the traffic impacts associated with the Villages at Artrip are acceptable and manageable." (See Traffic Impact Analysis, page 36). Although all intersections in closest proximity to the site maintain a level of service "LOS of C conditions at peak hour, the I -81 ramps to westbound Route 37/Route 11 (Kemstown) interchange operates at LOS F. However, others are in the process of identifying corrective measures to implement and thus improve the conditions at the interchange so as to improve the LOS. Additionally, the Applicant's intent to construct Warrior Drive and Parkins Mill Road will significantly improve traffic conditions. The specifics of each studied intersection are included within the TIA. 10 The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 C. Sewage Conveyance and Treatment Sewer services will be extended from existing and/or planned mains on or adjacent to the Property to serve the development (see Exhibit 20). The preliminary sewer layout depicted on the MDP indicates that onsite gravity sewers will be able to serve the development and provide conveyance for the project to one major interceptors; an existing 15" gravity interceptor line along Buffalo Lick Run in the southeast corner of the project. This sewer line expands to 18 crosses VA Route 522 then follows Opequon Creek to the Parkins Mill Wastewater Treatment Plant (WWTP) located at the southeast comer of Route 522 and Parkins Mill Road. Exhibit 21 provides a schematic plan and improvements for sewers. 11 THE VILLAGES AT ARTRIP ”ift,'•„::, ,..e... 2 j•',, 0,;` I i e 4,C,41.C.a1 --e• :13>a■,e0 Dewberry Dewberry Davis LLC 611 West Juba! Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 k S L--2" •rfra-:"CI;; L I .1% 414 3-2;343., VILL AGE AT bkity PUMPING "c7 STA11ON Ti-?,474r77,1 \,14)11. i ttl.:171114 "4 t e; V‘ 40.44!, Ca v S r %C •-•"..1;.--' S j'■ VIr i• a .1 6-41/2-.'rciiki el;:iPUMPING ,r -(7 —tt.t :•1" <ft" 1:7 V sb f ia 1 •N, r- Vi t r i7.A iko :bits t• rtS• 47 STATION.: -N 1/4 -ab:744-1 1 ,.../1:_ile-:.;:;;L11.1;l',/::::7•./;4117771:1l.1::11ilit;,..414::;.;;;i;!..1":.1:;:.:, 4:1' 17frll:2:: Lb": 87.1( 'rc I (1) 7 Drawn By RJS Designed By RJS Plan Number 76030007 Date JUNE 2004 Checked By RATA/ Scale 1"=1nAri' 5:3 I .1; c't /2- 4. rrne .4.4 et< 4 P ...i.„ 2 n .4 t-t. PARKINS MILL _t• PLANT 2 2t 2 AN '1-- TREATMENT k -A EXISTING SEWER SYSTEMS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN EXHIBIT 9n <•,•-:::•7 File Number 'I PARKINS MILL WASTEWATER TREATMENT PLANT File Number ;e3 Dewberry Dewberry Davis LLC 611 West Juba! Early Drive Winchester, Virginia 22601 Drawn By RJS Designed By Checked By EXHIBIT 21 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The anticipated sewage flow generation is provided in Table 3. Sewage generation from this site will be treated at the Parkins Mill Wastewater Treatment Plant (the "Parkins Mill plant Monthly operational data for this facility is shown on Table 4. In addition, the FCSA on 08/20/04, provided the following data on the WWTP: Current Capacity 2,000,000 gallons per day (gpd); or Current Usage Current Available Capacity 2.0 MGD 1.5 MGD 0.5 MGD The FCSA also noted that only Crosspointe Center will contribute additional sewage flows. Based on the rezoning application for that development, the flow generation at build -out conditions from that project is estimated to be 0.634550 MGD. A proposed WWTP upgrade project scheduled for completion by 2008 will increase the WWTP's capacity by 1 MGD. The FCSA, through reserve funding of the Frederick Winchester Service Authority "FWSA has begun to study future expansion of hydraulic capacity at Parkins Mill, which will require expansion to meet the increasing flow requirements within the Opequon and Wrights Run Watersheds. Discussions with FCSA have not identified any deficiencies in the sewer systems that will serve this project. This information is based on an August 20 2004 conversation with the Applicant's representative and Mr. Wellington Jones. 12 do 905 Residential Units, 118,550 s1 Retail, Office, etc. RESIDENTIAL UNIT TYPE RESIDENTIAL TOTAL. CUMULATIVE TOTAL FLOWS COMMERCIAL /RETAIUOFFICE /RESTAURANT COMMERCIAURETAIUOFFICE /RESTAURANT CUMULATIVE TOTAL FLOWS GRAND TOTAL FLOWS PHASEI UNITS 300 300 PHASEI SQUARE FEET FLOW 0 0 NOTES: 1, ALL RESIDENTIAL FLOWS ASSUMED 200 GPD /UNIT 2. COMMERCIAURETAIUOFFICE /RESTAURANT FLOWS 200 GPD /1,000 SF THE VILLAGES AT ARTRIP TABLE 3 WATER DEMAND /SEWAGE FLOWS FLOW 60000 60,000 60,000 60,000 PHASE II UNITS 380 380 PHASE SQUARE FEET 10000 FLOW 76000 76,000 136,000 FLOW 2000 2,000 138,000 PHASE Ill UNITS 225 PHASE III SQUARE FEET 108550 FLOW 45000 225 45,000 181,000 FLOW 21710 23,710 204,710 Plant Flow (MGD) Concentration (MGIL) BOD Ammonia Ammonia (1 0 Quantity (KG /D) BOD THE VILLAGES AT ARTR/P TABLE 4 Parkins MITI Wastewater Plant Operational Data Permit limit JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN AVE 2 1.8 1.6 2.1 1.7 1.9 2 1.7 1.9 2.5 2.1 2.1 2.2 2.0 Summer 7.6 3.2 1.8 2 2.2 4.5 5.3 4.4 3.3 Winter 23 3.4 5 5 10 4.1 6.6 Suspended 30 4 3 6 5 6 3 3 3 6 3 5.1 6 4.4 Summer 1.6 0.4 0.3 0.2 1.1 0.3 1.2 0.2 0.5 0.6 Winter 2.4 0.2 1.8 1.8 0.6 0.9 002 PH FROM 6.5 7.5 7.6 7.4 7.4 7.5 7.3 7.4 7.5 7.5 7.3 7.5 7.4 TO 7.9 8 7.9 8.2 8 7.9 7,7 7.7 7.7 7.8 8.8 7.8 AVG 7.7 7.8 7.65 7.8 7,75 7,6 7.55 7.6 7.6 7.55 8.15 7.6 7.7 007 DO 7.1 7.2 7.3 7.2 7.5 7.5 8 9.3 9.4 8.5 8.3 7.5 7.4 7.9 2 Phoep NU_ 6.1 6.25 8.2 NW NW 6.9 Nitrogen NU_ 12 12.5 8.8 N\A NW 11.1 Summer 67 21 12 15 14 31 41 33 23.9 Winter 174 22 26 32 36 89 33 47.6 Suspended 227 26 22 43 31 38 30 17 20 54 25 41 53 33.3 Summer 12.1 0.4 0.3 0.2 1.1 0.3 NA NW 0.5 Winter 18.2 1.2 1.2 17.9 6.8 FecalColiform 200 150 57 40 119 68 78 125 62 148 50 63 126 90.5 Rainfall (In -PM) 5.92 4.51 8.49 2.46 3.891 3.74 1.96 6.22 3.3 3.73 5.79 6.89 4.7 Rainfall (InJHD) 4.68 3 4.2 4.42 3.32 3.39 2 down down down down 7.14 4.0 D. Water Supply The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Water services will be extended from existing and /or planned water mains on or adjacent to the Property (see Exhibit 22). The following connections will be provided for water service: 1. Extension of the proposed water main from Wakeland Manor at the southeast and Crosspointe Center at the west; and 2. Extension of the proposed water main in Parkins Mill Road Extended from Canter Estates to the east. A schematic plan and improvements for water mains is shown on Exhibit 23. Water demand for The Villages at Artrip is shown on the aforementioned Table 3. The primary water source is 3,000,000 gallons per day (MGD) of ground water pumped from quarries on the west side of Stephens City. This water is then treated at the James H. Diehl Water Filtration Plant (WFP) that normally treats up to 3.2 MGD. However, additional pumps can increase this capacity to 4 MGD. The WFP is also configured for an additional filter unit that will increase capacity to 6 MGD. Another water source in the northern portion of the County available to the proposed development is a quarry in Clearbrook and nearby wells. The Authority also purchases finished water from the City of Winchester, which gets its water from the Shenandoah River. This water is then treated at the Northern Treatment Plant, which has a current capacity of 4 MGD, and is expandable to 6 MGD. After treatment from one of these two WTP's, water is stored in one of three elevated and two ground storage tanks with a total capacity of 3,00,000 gallons of system water storage. In addition, the FCSA provided the following WTP data: Current Capacity Current Usage Current Available Capacity 9.25 MGD 4.7 MGD 4.5555 MGD According to the WTP, the only pending development anticipated to contribute additional flows is Crosspointe Center, and the estimated flow demand from that project at build -out conditions in 2012 is 0.634550 MGD. However, a proposed WTP upgrade project scheduled for completion by 2012 will increase the WTP's capacity by 4 MGD. 13 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The 20" primary water distribution main from the Diehl WFP is west of this site on the Crosspointe Center project, and distributes water in both the Abrams Creek and Fort Collier /Stonewall Industrial Park areas of Frederick County. Additionally, the 500,000 gallon Route 642 elevated water storage tank is located west of the project, on the property rezoned for Crosspointe Center. Water mains within the development will be looped and extended to existing and /or proposed mains on the adjoining projects to meet Frederick County Sanitation Authority "FCSA design requirements. This combination of water supply service will provide adequate fire protection and domestic service for all phases of the proposed commercial and residential uses. To -date, discussions with FCSA has not identified any deficiencies in the water systems that will serve this project. 14 CV 2 N N 0 0 v of 0 0 U m 0 a ROUTE 642 ATED WATER 12 ORAGE TANK Drawn By RJS Designed By RJS Plan Number 76030007 Date JUNE 2004 EXISTING WATER SYSTEMS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC File Number 1276007 too °al 'APO 10 V k Dewberry Dewberry Davis LLC 611 West Juba! Early Drive Winchester. Virainia 22601 7' 89A 90 96 4c mar A �,��wv /•i0�� O ivy... ti 104C i c am^' Checked By Scale 94 c 31 D.B. 713, PG. 417 3 td) 90 81 1 78 is 96 99 103 98C EXHIBIT 98 at c‘i a 0 0 1) 0 0 ROUTE 642 V/ATED WATER ORAGE TANK PROPOSED CONNECTION POINT CANTER ESTATE WATER LINE PROPOSED WATER LINE (TYP) w orcie, root 009 Opp. Dewberry Dewberry Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 yu Checked By Scale n•r 100 4 1 PROPOSED CONNECTION POINT ALL N -SITE 4 WAT R I 8 MIN. D.B. 713, PG. 417 T, 03D1 103 968 98 Drawn By RJS Designed By RJS Plan Number 76030007 Date JUN 2004 PROPOSED WATER SYSTEMS THEVILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC File Number 1276007 EXHIBIT 1 E. Drainage The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Drainage will be provided on an equal basis by two major streams: the Opequon Creek and an unnamed tributary to the Opequon Creek (see Exhibit 24). Drainage generally flows from the center of the site then north to the Opequon Creek or south to the unnamed tributary to the Opequon Creek, and each stream then flows east where they meet offsite, just southeast of the Parkins Mill WWTP. The project will provide onsite stormwater management (SWM) in accordance with Virginia's Stormwater Management Handbook through design of' several wet and dry SWM basins, grassed swales, and other best management practices (BMP) (see Exhibit 25). These facilities will provide a combination of two and ten -year frequency water quantity management by detaining and releasing post-developed runoff to pre development rates, as well as providing water quality management of the "fast flush" (i.e. W' to 1" runoff depth from impervious areas) of the post development runoff. 100 -year quantity management will only be provided where deemed necessary by the County to protect downstream properties from flooding conditions. One SWM facility of note is the proposed conversion of an existing farm pond to a central amenity lake feature. This lake will be designed to provide SWM, but will also :function as an attractive focal point for the project. 15 Dewberry Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 Dewberry Checked By MTW THE VILLAGES AT ARTRIP Scale Qu (45 r EX. DRAINAGE DIVIDE (TYP) .koss 0. TO OPEQUON CREEK TO UNNAMED TRIBUTARY TO OPEQUON CREEK 1 PARKINS MILL PRECINCT IN CI-IMA/MPF RAftr-ICTPIQIAI rtiernri 24 (k..1": 4 '3 Drawn By RJS Designed By RJS Project Number 76030007 Date JUNE 2004 EXISITNG MAJOR DRAINAGE DIVIDES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D B 713. PG. 417 File Number EXHIBIT D(._FARM POND J0\A BE LAKE- CONVE AMENITY FACILITY 9 B rn i? I 0 O O V O C 0 v Otto. woe cir ewberr Dewberry Davis LLC 611 West Jubal Early Drive ur..r.�.....�.,. 'I...:..:n. mam Checked 13v Scale Drawn By RJS Designed By Project Number 76030007 Date JUNE 04 PROPOSED STORMWATER MANAGEMENT BMP FACILITIES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713. PG 417 File Number EXHIBIT The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Introduction/Project Background The Villages at Artrip is a single tract of land acquired by the Applicant from W.F. Artrip Jr. and Enid Artip by deed dated May 15, 1989 and recorded in the Frederick County Clerk's office in Deed Book 713 at Page 417 (see Appendix A). The Applicant also owns an adjacent parcel of land designated as Lot 121, Lakewood Manor Section VIII. Historically, the Property was used for agricultural uses, but the Property has no current uses and has remained vacant since the Applicant's acquisition. The Property has no known resources of historic merit. A family cemetery has been located; however, it is unknown whether burials remain on that site. Accordingly, the cemetery will be protected by a buffer area surrounding the perimeter. The Applicant believes that this Property is suitable for rezoning to the requested R4 category given its location within the UDA, the SWSA, the CPP and proximity to the adjacent developments of Crosspointe Center, Lakewood Manor, Wakeland Manor and Canter Estates (see Exhibit 9). In addition, the Applicant recognizes the transportation elements proposed with this project (i.e. Warrior Drive, Parkins Mill Road extended and Lakeside Drive) constitute key "links" shown on the South Frederick Land Use Plan (see Exhibits 10 11). a Dewberry dewberry Davis LLC m 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.6782700 FAX:540.678.2703 www.dewberry.com MAJOR ROAD SYSTEMS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED RJS DATE JUNE 2004 PROJ. NO. 1276007 CHECKED MTW SCALE 1 =4 MILES EXHIBIT 10 9 'a:; Dewberry o dewberry z 0 i d Davis LLC 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.6782700 FAX:540.678.2703 www.dewberry.com THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA MAJOR ROAD SYSTEMS (ENLARGED) DRAFTED RJS DATE JUNE 2004 PROJ. NO. THE VILLAGES AT ARTR I P 1276007 CHECKED MTW SCALE 1"=2 MILES EXHIBIT 11 THE VILLAGES AT ARTRIP TABLE 1 ENVIRONMENTAL FEATURES FEATURE EXISTING AREA OF SITE AREA ANTICIPATED IMPACT AREA OF SITE AREA ACRES ACRES 100 YEAR FLOOD PLAIN 1.3 1% 0.00 0.00% WETLANDS 0.89 1% 0.50 0.29% WATERS OF THE US 2.35 1% 0.50 0.29% STEEP SLOPES 17.6 10% 8.80 5.18% MATURE WOODLANDS 64.4 38% 48.30 28,42% PRIME AGRICULTURAL SOILS 0.93 1% 0.00 0.00% TOTALS 87.47 51% 58.10 34.19% Suitability of the Site The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The land planning for the Villages at Artrip has carefully considered several environmental features of note, including: 100 -year Flood Plains; and Wetlands and/or Waters of the U.S.; and Steep Slopes; and Mature Woodlands; and Prime Agricultural Soils; and Soil or Bedrock Conditions that could create construction difficulties or hazards. Each element is discussed on the following pages. Table 1 shows the approximate areas of these features and area of potential impacts: 100 year Flood Plain The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Two significant streams, the Opequon Creek and an unnamed tributary to the Opequon Creek, are adjacent to or traverse the Property. FEMA has mapped a flood plain for Opequon Creek and Frederick County's GIS data indicates a mapped flood plain for the same, as well as for the unnamed tributary (see Exhibits 12 13). Because the extension of Warrior Drive will cross the unnamed tributary, the Applicant prepared a flood plain study demonstrating the "existing" and "proposed" conditions within the project boundaries to ascertain any impacts to the floodplain. Given the significant topographical variation between Wakeland Manor and the Villages at Artrip along the Warrior Drive route, there will be minimal, if any, flood plain impacts. In addition, the street and lot layout will not impact the flood plain for Opequon Creek. Stormwater management systems and path/trail systems will be designed to minimize impacts. o NATIONAL FLOOD INSURANCE PROGRAM 0 FLOOD INSURANCE RATE MAP m FREDERICK COUNTY, VIRGINIA F (UNICORPORATED AREAS) w COMMUNITY PANEL NUMBER 510063 0200 B EFFECTIVE JULY 17, 1978 (40 041 Dewberry Dewberry Davis LLC 611 WEST JUBAL EARLY DRIVE BLDG B, SUITE C WINCHESTER, VA 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com FEMA Flood Insurance Rate Map THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED KLT DATE JUNE 2004 PROJ. NO. 76030007 CHECKED MTW SCALE N/A EXHIBIT 12 The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Wetlands and Waters of the U.S. The Applicant commissioned ECS, Ltd. to conduct a wetlands delineation report for the project (see Appendix B). ECS identified and located seven wetlands and four streams (see Exhibit 14). Those wetlands are classified as palustrine emergent (PEM), palustrine scrub /shrub (PEMIS 5), and palustrine forested (PFO). Wetland vegetation is dominated by green ash (Fraxinus pennsylvanica), seedbox (Ludwigia x lacustris), Frank's sedge (Carexfrankii) and soft rush (Juncus effuses). The main source of hydrology for these wetlands includes ground water fluctuation and surface runoff. The wetlands are underlain by Berks channery silt loam and Weikert- Berks channery silt loam. The Applicant's land plan integrates some of these features, including re -use and possible retrofit of the farm pond as a focal point for the central village green. Additionally, several of the swales are contained within planned open spaces. The Applicant will work with Frederick County staff, the Army Corps of Engineers and Department of Environmental Quality "DEQ representatives to determine actual impacts to these features. During the design and detailed engineering process, the Applicant will incorporate such design features as necessary to minimize the impact to wetlands within the open space network. Steep Slopes The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Based on uncontrolled topography dated late 1980's, areas on the Property exceeding 50% steep slopes were identified. (see Exhibit 15). Most of these steep slope areas will remain in planned open space (50% of the open space along Opequon Creek includes steep slopes). As permitted by the Zoning Ordinance, there will be some construction impacts to the steep slope areas, but none that will exceed 25% of the total steep slope area. Proper erosion and sediment control measures, grading and stabilization will be utilized to protect the impacted areas. Mature Woodlands The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Aerial photography and field visits indicate areas on the Property that contain woodlands (see Exhibit 16). Two areas contain tree stands and/or individual trees of significant size /caliper, including the areas adjacent to Opequon Creek and the unnamed tributary to Opequon Creek. While most of the woodlands adjacent to the Opequon Creek will remain in open space, some areas will be impacted by lot/street layouts, while others will be incorporated within planned open space. The construction of Warrior Drive and a portion of the multi family area will impact the area adjacent to the unnamed tributary to the Opequon Creek (Landbay "A but the majority of the remaining woodlands area will be within planned open space. In addition, the Applicant will strive to retain individual trees within the impacted areas via selective clearing on the home sites. Minimal encroachment will occur in areas of mature tree stands. The Villages atArtrip Rezoning Application, impact Analysis Statement and Master Development Plan May 20, 2005 Soil or Bedrock Conditions Based on the County Soils Survey, the project contains three underlying soils types: Berks, Clearbrook and Weikert, all of which are within the Weikert Berks Blairton soil complex (see Exhibit 17). This soil complex is generally described as gently sloping to moderately steep, shallow and moderately deep, well drained to somewhat poorly drained soils that have a medium textured or fine textured subsoil. The parent soils were formed in a material weathered from shale or sandstone. These soils are poorly to moderately well suited for pasture and crop cultivation. In addition erosion hazard is moderate and needs to be considered a major concern. Limitations within this complex include depth to bedrock (ranging from 10" to 40" below the ground surface) and seasonal high water table (ranging from 6" to 6' below the ground surface). Based on the aforementioned County Soils Survey, this project, as well as the eastern part of the County, is underlain by shale and fined- grained sandstone. The County Geology Map (see Exhibit 18) identifies this area in the Martinsburg Shale Formation. Unlike other areas in the County that have limestone, the bedrock is not obvious from visual surface inspection of topographical ridges or knobs. However, as discussed earlier, shallow bedrock conditions are a concern in this area. Given the limitations on these soils, the Applicant will consider these elements during the design of site grading to minimize depths of cut. However, it is anticipated that excavations and fills of 4 to 10 feet will be required, to provide balanced earthwork for the project. The Applicant will engage a geotechnical engineer to provide site development recommendations during the detailed site design stage in order to minimize impacts and identify site development constraints within these soil and bedrock conditions. LEGEND VALLEY RIDGE FORMATIONS LIMESTONE /CARBONATE AQUIFERS MARTINSBURG SHALE S NP igif Dewberry r)ewberry Davis LLC 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.678.2700 FAX:540.678.2703 www.dewberry.com rh. ARREN COUNTY GEOLOGY MAP THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 4 THE VILLAGES AT ARTRIP DRAFTED CHECKED RJS MTW DATE SCALE JUNE 2004 1 =4 MILES PROJ. NO. EXHIBIT 1276007 1 8 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Other Environmental Conditions The Applicant commissioned a Phase I Environmental Site Assessment from ECS, Ltd. dated 03/23/04 (see Appendix C). This study concluded that there is "no evidence of current or previous uses or conditions onsite that would be regarded as environmentally suspect" and that "no further environmental investigation of the property is deemed necessary prior to development. See Appendix C, 1.0, Executive Summary. A. Surrounding Properties The Villages at Artrip is bounded by farmland and existing or proposed residential and commercial development (See Exhibit 19 and Table 3). To the north is an active farm operated by W.F. Artrip, Jr. (zoned RA); to the east is the proposed Canter Estates V single family subdivision (zoned RP); to the southeast is the proposed Wakeland Manor single family and multifamily subdivision (zoned RP); to the southwest is the existing and fully built out Lakewood Manor single family and multifamily subdivision (zoned RP); and to the west is the proposed Crosspointe Center commercial and residential subdivision (portions of which were recently rezoned from RA to B2 and RP). The closest development to the proposed project is the Lakewood Manor subdivision, with about 12 houses within 50' of the southern Property line. All other boundaries will be proximate to the proposed development's commercial buildings or residential units, but specific building locations have not been determined as of the date of' this document. The Applicant is unaware of any nuisance impacts (e.g. noise, glare, fumes, pollution, and odors), pursuant to thresholds established by County, State and Federal regulations that will be created as the result of this development. Furthermore, the Applicant does not believe any other nuisance factors will be created as the result of this development. PIN 75 -A -101 75 -A -95 75 -A -96 75 -A -97 75 -A -99 75G -11 -8 -116 75G -11 -8 -117 75G -11 -8 -118 75G -11 -8 -120 75G -11 -8 -121 75G -11 -8 -122 75G -11 -8 -123 75G 4-4B 60 75G- 4 -4B -62 75G- 4 -4B -63 75G -4-4B 64 75G- 8 -5 -85 76 -A -13 76 -A -23 2. Use Codes Name Wakeland Manor Land Trust Glaize Development, Inc. Glaize Development, Inc. Steve Dubrueler Frederick County Ronald Santoro Pamela Chagnon James Swiger Michelle Vitela David T.& Tammy M. Foster Robert Mary E. McDonald Winchester /Artrip LP Timothy J. Elliot Sr, Kathleen A. Elliott Timothy Wingfield Rodney Suzanne R. Torp John Melissa Corder Patricia Gail Beardslee Cynthia D. Rodriguez Timothey J. Karen E. Adams W.F. Artrip, Jr. Jasbo, Inc. Note: 1. Information from SpecPrint Edition 13, 2004 2- Single Family Residential (Suburban) 4- Commercial Industrial 5- Agricultural Undeveloped (100+ ac.) 6- Agricultural Undeveloped (100+ ac.) 73- Regional Local Government THE VILLAGES AT ARTR/P TABLE 2 Adjacent Property Owners Address 300 Craig St. P.O. Box 888 P.O. Box 888 346 Saddleback Lane 107 N. Kent St. 106 Canaan Ct. 105 Canaan Ct. 103 Canaan Ct. 109 Fair Lawn Ct. 11501 Huff Ct. 105 Fair Lawn Ct. 103 Fair Lawn Ct. 102 Jade Ct. P.O. Box 90010 c/o Valerie Whit 125 Bell Haven Cr. 127 Bell Haven Cr. 129 Bell Haven Cr. 1726 Front Royal Pike P.O. Box 480 City St. Zip Stephen City VA 22655 Winchester VA 22604 Winchester VA 22604 Winchester VA 22602 Winchester VA 22601 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 N. Bethesda MD. 20895 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Richmond VA 23225 Stephens City VA 22655 Stephens City VA 22655 Stephens City VA 22655 Winchester VA 22602 Stephens City VA 22655 Use 6 2 (Residential) 6 (Over 100 Ac.) 2 (Residential) 73 (Exempt) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 2 (Residential) 6 (Over 100 Ac.) 5 (20 -100 AC.) Zoning RP RA RA RA RP RP RP RP RP RP RP RP RP RP RP RP RP RA RP B. Traffic The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 As previously stated, the Applicant commissioned from Patton, Harris Rust, P.C. the accompanying Traffic Impact Analysis. The project scope was established through two meetings with Frederick County and VDOT staff. The results of the TIA study concluded that "the traffic impacts associated with the Villages at Artrip are acceptable and manageable." (See Traffic Impact Analysis, page 36). Although all intersections in closest proximity to the site maintain a level of service "LOS of C conditions at peak hour, the I -81 ramps to westbound Route 37/Route 11 (Kemstown) interchange operates at LOS F. However, others are in the process of identifying corrective measures to implement and thus improve the conditions at the interchange so as to improve the LOS. Additionally, the Applicant's intent to construct Warrior Drive and Parkins Mill Road will significantly improve traffic conditions. The specifics of each studied intersection are included within the TIA. 10 The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 C. Sewage Conveyance and Treatment Sewer services will be extended from existing and/or planned mains on or adjacent to the Property to serve the development (see Exhibit 20). The preliminary sewer layout depicted on the MDP indicates that onsite gravity sewers will be able to serve the development and provide conveyance for the project to one major interceptors; an existing 15" gravity interceptor line along Buffalo Lick Run in the southeast comer of the project. This sewer line expands to 18 crosses VA Route 522 then follows Opequon Creek to the Parkins Mill Wastewater Treatment Plant (WWTP) located at the southeast corner of Route 522 and Parkins Mill Road. Exhibit 21 provides a schematic plan and improvements for sewers. i1 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The anticipated sewage flow generation is provided in Table 3. Sewage generation from this site will be treated at the Parkins Mill Wastewater Treatment Plant (the "Parkins Mill plant Monthly operational data for this facility is shown on Table 4. In addition, the FCSA on 08/20/04, provided the following data on the W WTP: t Current Capacity 2,000,000 gallons per day (gpd); or Current Usage Current Available Capacity 2.0 MGD 1.5 MGD 0.5 MGD The FCSA also noted that only Crosspointe Center will contribute additional sewage flows. Based on the rezoning application for that development, the flow generation at build -out conditions from that project is estimated to be 0.634550 MGD. A proposed WWTP upgrade project scheduled for completion by 2008 will increase the WWTP's capacity by 1 MGD. The FCSA, through reserve funding of the Frederick- Winchester Service Authority "FWSA has begun to study future expansion of hydraulic capacity at Parkins Mill, which will require expansion to meet the increasing flow requirements within the Opequon and Wrights Run Watersheds. Discussions with FCSA have not identified any deficiencies in the sewer systems that will serve this project. This information is based on an August 20 2004 conversation with the Applicant's representative and Mr. Wellington Jones. 12 905 Residential Units, 118,550 sf Retail, Office, etc. RESIDENTIAL UNIT TYPE RESIDENTIAL TOTAL CUMULATIVE TOTAL FLOWS COMMERCIAL/RETAI L/OFFIC E /RESTAURANT COMMERCIALIRETAIUOFFICE /RESTAURANT CUMULATIVE TOTAL FLOWS GRAND TOTAL FLOWS 80,000 138,000 204,710 NOTES: 1. ALL RESIDENTIAL FLOWS ASSUMED 200 GPD /UNIT 2. COMMERCIAURETAIL/OFFICE /RESTAURANT FLOWS 200 GPD /1600 SF THE VILLAGES AT ARTRIP TABLE 3 WATER DEMAND /SEWAGE FLOWS PHASEI PHASE PHASEIII UNITS FLOW UNITS FLOW UNITS FLOW 300 80000 380 76000 225 45000 300 80,000 380 78,000 225 45,000 80,000 138,000 181,000 PHASEI PHASE II PHASEIII SQUARE FEET FLOW SQUARE FEET FLOW SQUARE FEET FLOW 0 0 10000 2000 108550 21710 2,000 23,710 (1 THE VILLAGES AT ARTRIP TABLE 4 Parkins Mill Wastewater Plant Operational Data Permit limit JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN AVE Plant Flow (MGD) 2 1.8 1.6 2.1 1.7 1.9 2 1.7 1.9 2.5 2.1 2.1 2.2 2.0 Concentration (MG /L) BOD Summer 7.6 3.2 1.8 2 2.2 4.5 5.3 4,4 3.3 Winter 23 3.4 5 5 10 4.1 5.6 Suspended 30 4 3 6 5 6 3 3 3 6 3 5.1 6 4.4 Ammonia Summer 1.6 0.4 0.3 0.2 1.1 0.3 1.2 0.2 0.5 0.6 Winter 2.4 0.2 1.8 1.8 0.6 0.9 002 PH FROM 8.5 7.5 7.6 7.4 7.4 7.5 7.3 7.4 7.5 7.5 7.3 7.5 7.4 TO 7.9 8 7.9 8.2 8 7.9 71 7.7 7.7 7.8 8.8 7.8 AVG 7.7 7.8 7.65 7.8 7.75 7.6 7.55 7.6 7.6 7.55 8.15 7.6 7.7 007 DO 7.1 7.2 7.3 7.2 7.5 7.5 8 9.3 9.4 8.5 8.3 7.5 7.4 7.9 2 Phosp NM_ 6.1 6.25 8.2 MA NA 8.9 Nitrogen N1L 12 12.5 8.8 NA NA 11.1 Quantity (KG /D) DOD Summer 57 21 12 15 14 31 41 33 23.9 Winter 174 22 26 32 36 89 33 47.6 Suspended 227 26 22 43 31 38 30 17 20 54 25 41 53 33.3 Ammonia Summer 12.1 0.4 0.3 0.2 1.1 0.3 NA NA 0.5 Winter 18.2 1.2 1.2 17.9 6.8 Fecal Conform 200 150 57 40 119 68 78 125 62 148 50 63 126 90.5 Rainfall (in PM) 5.92 4.51 8.49 2.46 3.891 3.74 1.96 6.22 3.3 3.73 5.79 6.89 4.7 Rainfall (in JHD) 4.68 3 4.2 4.42 3.32 3.39 2 down down down down 7.14 4.0 D. Water Supply The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Water services will be extended from existing and /or planned water mains on or adjacent to the Property. (see Exhibit 22). The following connections will be provided for water service: 1. Extension of the proposed water main from Wakeland Manor at the southeast and Crosspointe Center at the west; and 2. Extension of the proposed water main in Parkins Mill Road Extended from Canter Estates to the east. A schematic plan and improvements for water mains is shown on Exhibit 23. Water demand for The Villages at Artrip is shown on the aforementioned Table 3. The primary water source is 3,000,000 gallons per day (MGD) of ground water pumped from quarries on the west side of Stephens City. This water is then treated at the James H. Diehl Water Filtration Plant (WFP) that normally treats up to 3.2 MGD. However, additional pumps can increase this capacity to 4 MGD. The WFP is also configured for an additional filter unit that will increase capacity to 6 MGD. Another water source in the northern portion of the County available to the proposed development is a quarry in Clearbrook and nearby wells. The Authority also purchases finished water from the City of Winchester, which gets its water from the Shenandoah River. This water is then treated at the Northern Treatment Plant, which has a current capacity of 4 MGD, and is expandable to 6 MGD. After treatment from one of these two WTP's, water is stored in one of three elevated and two ground storage tanks with a total capacity of 3,00,000 gallons of system water storage. In addition, the FCSA provided the following WTP data: Current Capacity Current Usage Current Available Capacity 9.25 MGD 4.7 MGD 4.5555 MGD According to the WTP, the only pending development anticipated to contribute additional flows is Crosspointe Center, and the estimated flow demand from that project at build -out conditions in 2012 is 0.634550 MGD. However, a proposed WTP upgrade project scheduled for completion by 2012 will increase the WTP's capacity by 4 MGD. 13 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The 20" primary water distribution main from the Diehl WFP is west of this site on the Crosspointe Center project, and distributes water in both the Abrams Creek and Fort Collier /Stonewall Industrial Park areas of Frederick County. Additionally, the 500,000 gallon Route 642 elevated water storage tank is located west of the project, on the property rezoned for Crosspointe Center. Water mains within the development will be looped and extended to existing and /or proposed mains on the adjoining projects to meet Frederick County Sanitation Authority "FCSA design requirements. This combination of water supply service will provide adequate fire protection and domestic service for all phases of the proposed commercial and residential uses. To -date, discussions with FCSA has not identified any deficiencies in the water systems that will serve this project. 14 E. Drainage The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Drainage will be provided on an equal basis by two major streams: the Opequon Creek and an unnamed tributary to the Opequon Creek (see Exhibit 24). Drainage generally flows from the center of the site then north to the Opequon Creek or south to the unnamed tributary to the Opequon Creek, and each stream then flows east where they meet offsite, just southeast of the Parkins Mill WWTP. The project will provide onsite stormwater management (SWM) in accordance with Virginia's Stormwater Management Handbook through design of several wet and dry SWM basins, grassed swales, and other best management practices (BMP) (see Exhibit 25). These facilities will provide a combination of two and ten -year frequency water quantity management by detaining and releasing post developed runoff to pre development rates, as well as providing water quality management of the "first flush" (i.e. to 1" runoff depth from impervious areas) of the post development runoff 100 -year quantity management will only be provided where deemed necessary by the County to protect downstream properties from flooding conditions. One SWM facility of note is the proposed conversion of an existing farm pond to a central amenity lake feature. This lake will be designed to provide SWM, but will also function as an attractive focal point for the project. 15 _P Patton Harris Rust Associates, pc Memorandum To: Page 5 of 5 4 No Scale ranker R oad OS ,e, Signalized Intersection LOS =B(C) SITE k o ad Suggested Improvements" Added 4th Leg EB/WB 1 Lt, 1 Rt NB 1 Thru SB 1 Lt, 1 Thru, 1 Rt AM Peak Hour (PM Peak Hour) Figure 3 Phase 3: 2012 Build -out Lane Geometry and Levels of Service Engineers Surveyors Planners Landscape Architects Signalized Intersection LOS BjB) Roundabout LOS AIA) Unsignalized Intersection Unsignalized Intersection Unsignalized Intersection No Scale Land Bay B 0 Signalized Intersection LOS eside Lht Land Bay C Land Bay A SITE Unsignalized Intersection sr Land Bay D Land Bay E y Unsignalized Intersection P!j Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) -PHIA Figure 21b Phase 3: 2012 Build -out Lane Geometry and LOS (Detail) A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Pane 41 -PH to Figure 20a Phase 3: 2012 Build -out ADT and AM/PM Peak Hour Traffic Volumes A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 38 r No Scale Land Bay B awl akeside Drive Land Bay C 0 1'r 1 Land Bay A SITE Site irtnive c AM Peak Hour(PM Peak Hour) ;Mare lips Figure 20b Phase 3: 2012 Build -out Traffic Conditions (Detail) A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 39 CONCLUSION The traffic impacts associated with the proposed Villages at Artrip development arc acceptable and manageable. The following describes the future (Year 2012) operating conditions at each of the study area intersections. Route 37 /SB 1 -81 ramps: In order to achieve acceptable overall levels of service of "C" or better during 2012 background and build -out conditions, the following intersection improvements were assumed: 1) One lane was added along the southbound approach; 2) One thru lane in the eastbound and westbound directions, respectively; and 3) The westbound left -turn movement to southbound I -81 was eliminated All vehicles would be rerouted to the eastbound I -81 southbound ramp via the Route 37 /US Route 11 interchange. Route 37 /NB I -81 ramps: In order to achieve acceptable overall levels of service of "C" or better during 2012 background and build -out conditions, the following intersection improvements were assumed: 1) The intersection is to be realigned to the east at the approximate location of the existing Tasker Road; 2) Two eastbound left -turn lanes were added; 3) One thru lane in the eastbound and westbound directions, respectively; 4) One lane was added along the northbound approach; and 5) A designated right turn lane was added in the westbound direction to allow free flow travel onto northbound I -81 Crosspointe Boulevard/Tasker Road: For 2012 background and build -out conditions, this intersection will operate with overall levels of service of "C" during the AM peak hour and "D" during the PM peak hour assuming the following improvements: 1) Tasker Road is to be realigned to the east through the proposed Crosspointe Center site; 2) Route 37 was extended through the Crosspointe Center site as Crosspointe Boulevard.; 3) The new intersection of Crosspointe Boulevard/Tasker Road will be signalized and include the following lane geometry: Eastbound one left -turn lane, two thru lanes and one right -turn lane; Westbound one left -turn lane, one thru lane and one shared thru/right-turn lane; Northbound two left -turn lanes, one thru lane and one right -turn lane; Southbound one shared left- turn/thru lane and one right -turn. In order to demonstrate the minimal impacts of the project, PHR +A has provided Table 7 to the show the increase in delay /levels of service between 2012 background and 2012 build -out conditions, assuming no improvements, for the intersections of Route 37 /SB I -81 ramps, Route 37 /NB I -81 ramps and Crosspointe Boulevard/Tasker Road. A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 42 Intersection Traffic Coy Movement Weekday ad Peak (lour 1.4 Menu Hour ,evels o Service Del; y Levels of Service Delay (in seconds) Background Build -oul Background ;round Build-out Back ground Build -out A 132.6 518.2 406 7 -111.9 Route 37 1-81 Signalized 285 5 U11 439.0 +94.9 NB Rumps B 135.8 1390 +,.z 106.4 362.7 +256.3 ()vend1 201 4 241.4 +40.0 275.2 409.6 +344 EB 131 11.8 -1.3 30.1 98 0 +67.9 Rowe 37& 1-81 %na Si Gzcd w 91.4 75.0 -16.4 699 164.9 +95.0 SB Ramps 5B 30.9 55.9 +25.0 131.9 1583 +26.4 Overall 594 54.5 -4.9 70_ 1394 +69.2 EB 29.2 25.0 -4.2 w V 0 0 0 46.0 56.8 +10.8 Tasker Road u'B 31.7 34.8 +3.1 23.3 260 +2.7 Crosspointe Signalized NB V 0 ail 33.7 +0.0 0 401 546 +13 Boulevard 5B 33.4 347 +13 34.8 52.6 +17.8 Overall 31.7 30.6 -1.1 39.3 48.9 +9.6 Table Coal ection Delay and Lev (without improvements) illa es at Artrip: 2012 Back Build -out A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 43 Crosspointe Boulevard /Warrior Drive: For 2012 background and build -out conditions, this intersection will operate with levels of service of "C or Netter during the AM and PM peak hours, This planned intersection is to he signalized and will include the following lane geometry: Eastbound one shared left-mm/11m lane and one right -turn lane: Westbound one shared left turn /thru /right -turn lane: Northbound one shared left- turn /thru lane and one right -turn lane; Southbound one shared left- turn/thru /right -turn lane. Hillandale Lane /Tasker Road: For 2012 background and build -out conditions, this intersection will operate with levels of service of "C" or better during the AM and PM peak hours assuming the following improvements: 1) Tasker Road is to be realigned to the east through the proposed Crosspointe Center site; 2) Hillandale Lane was realigned to intersect with Tasker as a T- intersection.; 3) The new intersection of Hillandale Lane /Tasker Road will maintain the following lane geometry: Eastbound one shared left- turn /thru lane/right -turn lane; Westbound one shared left- turn /thru /right -turn lane; Northbound one shared left- turn/thru lane and one right -turn lane; Southbound one shared left- turn/thru /right -turn lane. Warrior Drive /Tasker Road (north intersection): For 2012 background and build out conditions, this intersection will operate with levels of service of "C" or better during the AM and PM peak hours assuming the following improvements: 1) Tasker Road is to be realigned to the east through the proposed Crosspointe Center site; 2) The planned intersection of Warrior Drive /Tasker Road (north intersection) will maintain the following lane geometry: Eastbound one shared thru /right -turn lane; Westbound one shared left- tum /thru lane; Northbound one shared left turn/ right -turn lane Warrior Drive /Parkins Mill Road: For 2012 background and build -out conditions, this intersection will operate with levels of service "A" during the AM and PM peak hours assuming the following intersection improvements: 1) Warrior Drive is to be implemented from south of Tasker Road to north of Crosspointe Boulevard; and 2) The proposed intersection of Warrior Drive /Parkins Mill Road will maintain traffic control via a single lane roundabout. A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 44 Warrior Drive /Tasker Road (south intersection): For 2012 background and build out conditions, this intersection will operate with levels of service "C or better during the AM and PM peak hours. This planned intersection is to be signalized and will include the following lane geometry: Eastbound one left -turn lane, one thru lane and one right -turn lane; Westbound one left -turn lane, one thru lane and one right -turn lane; Northbound one left -turn lane, one thru lane and one right turn lane; Southbound one left -tun lane, one thru lane and one right -turn lane. Lakeside Drive /Tasker Road: For 2012 background and build -out conditions this intersection will operate with levels of service "C" during the AM and PM peak hours. No improvements were required. A Phased Traffic Impact Analysis of the Villages at Artrip December 15, 2004 Page 45