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HomeMy WebLinkAbout13-05 Impact AnalysisRussell Glendobbin Impact Analysis Statement A. INTRODUCTION RUSSELL GLENDOBBIN PROPERTY REZONING IMPACT ANALYSIS STATEMENT August 2005 The 67.7242 acre Russell Glendobbin property lies wholly within the Urban Development Area (UDA) of Frederick County, with the majority of the acreage also within the Sewer and Water Service Area (SWSA). The site is located adjacent to the Glendobbin Ridge subdivision, a rural preservation subdivision created by the applicant that is currently developing with single family detached units on 2 -acre lots. The proposed development of the Russell Glendobbin property will provide a transition from the more intensive land uses within Stonewall Industrial Park to the low density residential development pattern that extends north and west from this area. Approximately 37 acres of the site are platted as the preservation parcel of the Glendobbin Ridge subdivision. This acreage is normally reserved exclusively for open space or agricultural uses; however, Section 165- 54D(3) of the Frederick County Zoning Ordinance allows the Board of Supervisors to release a preservation parcel that is within the UDA from such development restrictions through the rezoning process "provided that the rezoning is consistent with the goals of the Comprehensive Plan in effect at that time." The rezoning of the site for single family residential development is consistent with the vision of the Comprehensive Policy Plan, which expressly calls for suburban residential uses to predominate within the UDA. The portion of the UDA wherein the Russell Glendobbin property is located represents a transitional area that includes light industrial, low density residential, and agricultural land uses. The proposed rezoning will enable development of single family detached lots that will complement and be compatible with the transitional character of the area. Moreover, the integration of varying lot sizes and types will create an alternative residential development pattern that will ultimately enhance consumer choice and foster a dynamic housing market, both of which are key objectives of the Comprehensive Policy Plan. The applicant is confident that the proposed rezoning includes a proffer program that will appropriately and effectively mitigate the impacts of this development while simultaneously contributing to the regional transportation network. The single family residential 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, this rezoning request merits favorable consideration and approval. Page 1 of 6 8/2005 Russell Glendabbin Impact Analysis Statement B. COMPREHENSIVE POLICY PLAN The subject acreage is located wholly within the Urban Development Area (UDA). The site is not located within the boundaries of any small area plan included in the Comprehensive Policy Plan, and is therefore not subject to a specific planned land use designation. In the absence of such a designation, the general policies that govern the UDA and suburban residential land uses, respectively, combine to provide guidance concerning the appropriate use of the acreage. These policies stipulate that suburban residential land uses are intended to predominate inside the UDA, within which the public facilities necessary to support such uses either exist or are planned for expansion. As described in the introductory section of this report, the portion of the UDA wherein the Russell Glendobbin property is located represents a transitional area that includes light industrial, low density residential, and agricultural land uses. The proposed rezoning will enable development of single family detached traditional lots that will complement and be compatible with the transitional character of the area. By introducing alternative lot sizes served by public facilities to an area of relatively low residential densities, this proposal will result in an appropriately diverse residential development pattern that will enhance consumer choice and support a vibrant land market, which the Comprehensive Policy Plan identifies as desired outcomes of the UDA concept. It is noted that the UDA boundary extends well beyond the subject acreage to include the Apple Pie Ridge Road area. The Comprehensive Policy Plan states that this area is included in the UDA due to its prevailing lot pattern, but that public facilities are not intended for extension to this established residential enclave. Implied by this statement is that suburban residential densities are not envisioned for the Apple Pie Ridge Road area regardless of its location within the UDA. Despite its proximity to the Apple Pie Ridge Road area, the use of the Russell Glendobbin property is not similarly impacted by this unique adaptation of UDA policy. The principal factor distinguishing the site is the location of the majority of its acreage not only within the UDA, but also the Sewer and Water Service Area (SWSA). As such, public water and sewer facilities may clearly be extended to the site thereby assuring its capacity to develop with the residential densities envisioned within the UDA. The proposed rezoning of the subject acreage from RA (Rural Areas) to RP (Residential Performance) is consistent with the land use policies of the Comprehensive Policy Plan. Page 2 of 6 8/2005 Russell Glendobbin Impact Analysis Statement C. SUITABILITY OF THE SITE Site Background and History The Russell Glendobbin property consists of two parcels, one of which is 36.5389 acres (Parcel A) in size and the other 31.1853 acres (Parcel B). The entire area of the site is located within the Urban Development Area (UDA). Parcel A is the preservation parcel "40% parcel of the Glendobbin Ridge subdivision, a rural preservation subdivision totaling sixteen lots that was approved by Frederick County in 2002. Parcel A is situated at the south end of the Glendobbin Ridge subdivision adjacent to Stonewall Industrial Park. Parcel B extends north from Parcel A to Glendobbin Road, and is immediately east and adjacent to lots 3 through 16 of Glendobbin Ridge subdivision. It is important to note that the acreage comprising the Glendobbin Ridge subdivision was located within the UDA at the time of subdivision approval. Moreover, the majority of the acreage is situated within the Sewer and Water Service Area (SWSA), which confirms its eligibility for service with public water and sewer facilities. B. Location and Access The Russell Glendobbin property consists of 67.7242 acres of land located south and adjacent to Glendobbin Road (Route 673), approximately 3,250 feet west of the intersection of Glendobbin Road and Payne Road (VA Route 663), within the Stonewall Magisterial District. The site is adjacent to the currently developing Glendobbin Ridge subdivision, and is accessible directly from Glendobbin Road. Primary project access will occur through an entrance on Glendobbin Road. A secondary point of access will be established by an extension and inter- connection with Union View Lane within the Glendobbin Ridge subdivision. C. Site Suitability The site does not contain conditions that would preclude or substantially hinder development activities. The following table provides an area summary of environmental features: Page 3 of 6 8/2005 Russell Glendobbin Impact Analysis Statement Environmental Features Total Project Area 67.7242 Acres Area in Flood Plain 0.00 Acres 0% Area in Steep Slopes 0.00 Acres 0% Area in Wetlands 0.00 Acres 0% Lakes Ponds 0.00 Acres 0% The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Frederick- Poplimento- Oaklet soil association. The predominant soil type on the site is Frederick Poplimento loams, 7 to 15 percent slopes (map symbol 14C), as shown on map sheet number 24 of the survey. This soil type is not considered prime farmland. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. D. Traffic 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 traffic generation figures from the I.T.E. Trip Generation Manual, 7 Edition, the TIA projects that the proposed development will produce 1,300 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. (see Figure 9, A Traffic Impact Analysis of Russell Glendobbin, dated May 4, 2005) From a regional perspective, the planned path of VA Route 37 shown on the Eastern Road Plan crosses the southeast corner of the property. The Applicant has proffered to dedicate this area to Frederick County to ensure protection of the right of way necessary for future construction of this roadway. E. Sewage Conveyance and Water Supply The site will be served by adequately sized gravity sewer that will be extended from the existing Stonewall Industrial Park system located south of the site. The planned extensions will occur across acreage owned by the Applicant within Stonewall Industrial Park that is adjacent to the subject site. There are no identified issues with the gravity connection of sewer to the existing Stonewall Industrial Park sewer system. Approximately 316,000 square feet (7.2 acres) of the site resides outside of the SWSA. This portion of the property could be developed with the Single- family detached rural traditional housing type which allows 100,000 square foot lots, without public sewer and water. Necessary road construction across this area to Page 4 of 6 8/2005 Russell Glendobbin Impact Analysis Statement serve the remainder of the site would limit the number of dwellings on private health systems and water supply to a maximum of two. Water service to the proposed development may be provided by one of two methods. The first is the extension of an 8 inch water main from the existing Stonewall Industrial Park water system, which is served by the Stonewall Industrial Park Tank. To provide adequate pressure for both domestic and fire protection purposes, this arrangement would require installation of a booster pump station. The other option for water service would involve the extension of a high pressure main from the Northwest Water Tank transmission line into the site. These alternatives will be evaluated with FCSA staff to determine the appropriate method of water service to the project. A maximum of 130 single family detached homes will be served by public water and sewer within the proposed development. The demand for water and discharge for sewer is therefore projected at approximately 26,000 gpd. All facilities constructed and installed on the site will meet FCSA requirements for its ultimate ownership and maintenance. F. Site Drainage Site drainage collects and leaves the site to the south, as it drains to Red Bud Run. 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 mature woodlands 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 Assuming maximum build -out at 130 single family detached homes, it is projected that each dwelling will produce approximately 12 lbs. of solid waste per day for a total of 1,560 lbs. per day (.78 T /day) for the project. Solid waste from the project will be deposited in the Frederick County landfill following collection at citizen convenience /dumpster facilities or via private carrier(s) contracted by neighborhood residents. H. Historic Sites and Structures The Frederick County Rural Landmarks Survey does not identify any potentially significant structures on the subject 67.7242 acres or within close proximity of the properties. The subject properties are not located within the study boundary or core area of any identified Civil War battlefield. Page 5 of 6 8/2005 Russell Glendabbin Impact Analysis Statement 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 applicant has offered per unit monetary contributions with the proffer statement equivalent to the calculated impacts to mitigate the effects on Frederick County. Specifically, the applicant has proffered to contribute $10,506 per 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: Sheriff's Office: Administration: Offsite Road Improvements: $889.00 per unit $7,571.00 per unit $1,288.00 per unit $213.00 per unit $42.00 per unit $203.00 per unit $300.00 per unit TOTAL: $10,506 per unit 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). Page 6 of 6 8/2005 fw O -c 1 s rn O RUSSELL GLENDOBB /N ZONING CONTEXT FREDERICK COUNTY; 14RONIA Patton, Harris, Rust Associates, pc 111 E Picndilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493 RUSSELL GLENDOBBIN TOPOGRAPHY (5 FOOT INTERVAL) FREDERICK COUNTY, VIRGINIA Patton, Harris, Rust Associates, pc 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493