HomeMy WebLinkAbout16-05 Impact Analysis0,
IMPACT ANALYSIS STATEMENT
WILLOW RUN REZONING
Shawnee Magisterial District
Frederick County, Virginia
Tax Parcels 53- ((A)) -90; 53- ((A)) -91; 53- ((A)) -92;
53- ((A)) -92A; 53- ((A)) -92B; 53- ((A)) -94;
53- ((3)) -A & 63- ((A)) -2A
359.97± Acres
September 1, 2005
Revised November 4, 2005
Current Owners: 740 LLC
750 LLC
Willow Grove L.C.
Greystone Properties, LLC
Miller and Smith at Willow Run, L.L.C.
Contact Person: Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering September I, 2005 Willow Run Rezoning
Revised November 4, 2005
WILLOW RUN REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County
by the proffered rezoning of eight contiguous parcels comprising 359.97± acres, owned
by 740 LLC, 750 LLC, Willow Grove L.C., Greystone Properties, LLC, and Miller and
Smith at Willow Run, L.L.C. The subject properties are located adjacent to and east of
Route 37, adjacent to and east of Merriman's Lane (Route 621), adjacent to and south of
the Winchester and Western Railroad, north of Cedar Creek Grade, and adjacent to and
south and west of the City of Winchester Corporate Limits. The current zoning of the
parcels comprising the 359.97± -acre tract is RA, Rural Areas District. The property
owners propose to rezone these parcels to establish 347.77± acres of RP, Residential
Performance District and 12.20± acres of B2, Business General District. Please refer to
the attached Willow Run Generalized Development Plan Exhibit.
Basic information
Location: East of Route 37 and Merriman's Lane (Route 621),
North of Cedar Creek Grade (Route 622), South and
West of the City of Winchester Corporate Limits
Magisterial District: Shawnee
Property ID Numbers: 53- ((A)) -90, 53- ((A)) -91, 53- ((A)) -92, 53- ((A))-
92A, 53- ((A)) -92B, 53- ((A)) -94, 53- ((3)) -A, 63-
((A))-2A
Current Zoning: RA, Rural Areas District
Current Use: Agricultural and Residential uses
Proposed Use: Residential, Service Commercial and Office
Proposed Zoning: RP, Residential Performance Dist. (347.77± acres)
B2, Business General District (12.20± acres)
Total rezoning area: 359.97± -acres
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COMPREHENSIVE PLAN
The parcels comprising the subject site are located within the study area boundary of the
Western Jubal Early Land Use Plan. The Board of Supervisors adopted the policies
guiding future land use development within the Western Jubal Early Land Use Plan on
February 11, 2004. These policies recommend that the predominant land use should be
urban and suburban residential use with areas of mixed residential and commercial land
use along the planned route of the Jubal Early Drive extension. A Land Use Plan Exhibit
has been prepared for the Willow Run Community, which depicts the areas of the site
that will be developed as residential, commercial, and mixed residential and commercial
land use. Additionally, the Applicants' proffer statement provides for a residential unit
matrix table that provides for a minimum and maximum percentage of age- restricted,
single - family attached, and single - family detached housing product types. Many of these
housing product types will be developed within the mixed residential and commercial
land use areas that are identified on the Land Use Plan Exhibit to provide for a variety of
housing types that are integrated into the neighborhood scale commercial land uses. The
359.97± -acre site is located within the Urban Development Area (UDA) and the Sewer
and Water Service Area (SWSA); therefore, expansion of the UDA and SWSA beyond
the existing property boundaries is not required by this application.
A. SUITABILITY OF THE SITE
Access
The subject site, tax parcels 53- ((A)) -90, 53- ((A)) -91, 53- ((A)) -92, 53- ((A)) -92A, 53-
((A))-92B, 53- ((A)) -94, 53- ((3)) -A, and 63- ((A)) -2A are accessible from Cedar Creek
Grade (Route 622), Merriman's Lane (Route 621), and through the extension of Jubal
Early Drive, Sterling Drive and Cidermill Lane, which currently terminate in the City of
Winchester. The extension of Sterling Drive is not proposed due to additional impacts to
the wetland areas that have been identified by the Corp of Engineers on the south side of
Jubal Early Drive extended. Connections to, and extensions of all other identified roads
will provide safe and efficient access to the Willow Run Community.
The Western Jubal Early Drive Land Use Plan (WJELUP) identifies the extension of
Jubal Early Drive in an east -to -west direction through the limits of the subject site and
connecting to Route 37 West at a new interchange. Furthermore, this plan identifies a
new major collector road, which connects Cedar Creek Grade to Jubal Early Drive in a
north -to- south direction. The need for intermodal access is also identified in the land
use plan, which recommends the expansion of the Green Circle bicycle and pedestrian
facility into the County with linkages to the west and south.
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The Applicants' proffer statement has been designed to allow for traffic from the
development to access Cedar Creek Grade during the initial development phases of the
Willow Run Community, while access to Jubal Early Drive will begin during favorable
dry weather conditions following subdivision and plan approval by the City of
Winchester. Merriman's Lane is designed to be constructed and accessible to the public
by the end of the project if desired by Frederick County. Connectivity to Merriman's
Lane is proffered to be designed to accommodate emergency services only if requested
by the Board of Supervisors. The Applicants' proffer statement also provides for the
continuation of the Green Circle along the north side of Jubal Early Drive, with an
additional public bicycle and pedestrian system along Willow Run Drive (north -south
major collector road) to the southern limits of the Willow Run Community.
Floodplains
The subject site is located on the FEMA NFIP Map #510063-0115-B. The FEMA NFIP
Map identifies floodplain areas associated with Abrams Creek from the north side of
Northwestern Pike (Route 50 West) to the west side of Merriman's Lane (Route 621).
The limits of the study end at this point; however, it is reasonable to expect the floodplain
areas identified as Zone A to continue through the northern portion of the subject site
along Abrams Creek to the City of Winchester Corporate Limits. The Applicants have
prepared a Phase I Environmental Assessment Report and a Wetlands Delineation Report
for the subject properties, a copy of which has been provided to the Planning Department.
The Applicants' proffered Generalized Development Plan delineates Developmentally
Sensitive Areas (DSA) based on the results of these studies. Detailed floodplain studies
will be conducted for any development that is proposed along the northern portion of the
subject site that adjoins the DSA to ensure that design criteria is consistent with all
applicable floodplain regulations.
Wetlands
The National Wetlands Inventory Map identifies two areas of wetlands along the northern
and eastern portions of the 359.97± -acre site. The Applicants have prepared a Wetlands
Delineation Report for the subject properties, a copy of which has been provided to the
Planning Department. The Applicants' proffered Generalized Development Plan
delineates Developmentally Sensitive Areas (DSA) based on the results of this study.
The U.S. Army Corp of Engineers has issued a Jurisdictional Determination Letter to
ensure that all wetland areas are identified on -site. The treatment of the wetland areas
will be determined through the development of a wetlands mitigation plan that is
prepared by the Applicants and approved by the U.S. Army Corp of Engineers and the
Virginia Department of Environmental Quality. Protected and disturbed wetland areas
will be identified during the Master Development Plan process for the Willow Run
Community, including the design of the Jubal Early Drive extension.
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Steep Slopes
Minor areas of steep slope exist on the 359.97± -acre site, which are located primarily in
the area of the Merriman's Lane and Orchard Lane intersection, in the area of the major
karst feature in the southeastern portion of the site and along the central and western
ridgelines. Disturbance of steep slope areas will occur along the ridgelines and the
Merriman's Lane /Orchard Lane intersection area to accommodate the development of the
internal road and utility infrastructure systems. These areas of disturbance will be
identified on the Master Development Plan for the Willow Run Community to ensure
compliance with County Ordinance requirements.
Mature Woodlands
Areas of mature deciduous trees exist along the Abram's Creek corridor, as well as in the
western and central portions of the 359.97± -acre site. It is anticipated that these areas
will be impacted by the future development of road systems, utility infrastructure and
residential land bays; however, the Master Development Plan for the Willow Run
Community will be designed to provide for linear tree save areas of mature trees.
Furthermore, disturbed mature tree areas and existing open areas will be replanted with
new trees to meet the requirements of the County Ordinance that was adopted by the
Board of Supervisors in April 2003. The Master Development Plan and subsequent
Subdivision Design Plans for the Willow Run Community will provide for tree save areas
and will provide for tree replant areas to ensure compliance with County Ordinance
requirements.
Soil Types
The Soil Survey of Fredrick County published by the USDA Soil Conservation Service
was consulted to determine soil types contained in this tract. The subject site is located
on map sheet number 24 & 30, and contains the following soil types:
513-Carbo Silt Loam: 2 -7% slope
1413- Frederick - Poplimento Loam:
2 -7% slope
14C- Frederick - Poplimento Loam:
7 -15% slope
14D- Frederick - Poplimento Loam:
15 -25% slope
16C- Frederick - Poplimento Loam
— Very Rocky: 7 -15% slope
16D- Frederick - Poplimento Loam
— Very Rocky: 15 -25% slope
17C- Frederick - Poplimento Rock Outcrop Complex: 2 -15% slope
17E- Frederick - Poplimento Rock Outcrop Complex: 15 -45% slope
29- Massanetta Loam
Table 5 on page 123 of the Soil Survey of Frederick County identifies the 513-Carbo Silt
Loam, the 1413- Frederick - Poplimento and 29- Massanetta Loam as prime farmland soils.
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Frederick - Poplimento loams comprise the majority of the subject site, which possess
moderate shrink -swell potential. A band of Carbo Silt loam follows the western portion
of the subject site, which possesses a high shrink -swell potential, while Massanetta loam
is located within the defined flood plain and wetland areas. These soil types are
consistent with the soil types found in the neighboring Meadow Branch and Morlyn Hills
communities; therefore, community development activities can be supported by the soil
conditions on the subject site. Development within the Massanetta loam soils will be
limited to the extension of Jubal Early Drive. The Applicants will conduct geotechnical
analysis throughout the development of the Willow Run Community for the road
construction, utility installation and within areas where karst features are present.
B. SURROUNDING PROPERTIES
Adjoining Property Zoning and Present Use:
North: Zoned Planned Unit Development (PUD - LR) Use: Residential
South: Zoned Residential Performance (RP) Use: Residential
Zoned Rural Areas (RA) Use: Commercial & Agricultural
East: Zoned Planned Unit Development (PUD -HR) Use: Residential
West: Zoned Residential Performance (RP) Use: Residential
Zoned Rural Areas (RA) Use: Residential & Golf Course
C. TRANSPORTATION
The subject site, tax parcels 53- ((A)) -90, 53- ((A)) -91, 53- ((A)) -92, 53- ((A)) -92A, 53-
((A))-92B, 53- ((A)) -94, 53-((3)) -A, and 63- ((A)) -2A are accessible from Cedar Creek
Grade (Route 622), Merriman's Lane (Route 621), and through the extension of Jubal
Early Drive and Cidermill Lane, which currently terminate in the City of Winchester.
The Western Jubal Early Drive Land Use Plan identifies the extension of Jubal Early
Drive in an east -to -west direction through the limits of the subject site and connecting to
Route 37 at a new interchange. Furthermore, this plan identifies a new major collector
road, which connects Cedar Creek Grade to Jubal Early Drive in a north -to- south
direction. The need for intermodal access is also identified in the land use plan, which
recommends the expansion of the Green Circle bicycle and pedestrian facility into the
County with linkages to the west and south.
A traffic impact analysis (TIA) has been prepared for the Willow Run Community by
Patton Harris Rust & Associates, pc dated July 12, 2005 (revised from the November
2004 submission) and included as a component of the Impact Analysis Statement. The
TIA assumes the total build out of 850 residential units and 110,000 square feet of
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commercial land use by year 2010 as a two -phase plan. The first transportation phase
projects the impacts associated with the development of 400 residential units, and the
second transportation phase projects the impacts associated the total build out of the
Willow Run Community that includes 850 residential units and 110,000 square -feet of
commercial, retail and restaurant land use. The TIA provides for a Level of Service
(LOS) analysis for AM and PM peak hour traffic volumes, as well as Average Daily Trip
(ADT) volumes for existing, background and build out conditions for each transportation
phase. The TIA studies all critical intersections in the Willow Run Community and
within close proximity of the Willow Run Community, the existing Route 37 interchange
ramps for the regional transportation system, and the continuation of Jubal Early Drive
from its terminus in the City of Winchester to Merriman's Lane.
Additionally, Patton Harris Rust & Associates, pc has prepared a 2010 Alternative Build -
out Analyses for the Willow Run Community that would occur if the City of Winchester
does not allow the Applicants to continue Jubal Early Drive through City property to the
project site. This TIA assumes the development of 850 residential units and 10,000
square feet of commercial office land use that will be developed in the easternmost mixed
use commercial area by year 2010. The TIA provides for a Level of Service (LOS)
analysis for AM and PM peak hour traffic volumes, as well as Average Daily Trip (ADT)
volumes for existing, background and build out conditions for the Willow Run
Community. The TIA studies all critical intersections in the Willow Run Community and
within close proximity of the Willow Run Community, the existing Route 37 interchange
ramps for the regional transportation system, and the construction of Jubal Early Drive
from the eastern commercial land bay to Merriman's Lane.
The 2010 Build -out Lane Geometry and Level of Service (LOS) for AM and PM Peak
Hour traffic volumes identifies the projected traffic impacts for all critical intersections in
the Willow Run Community and within close proximity of the Willow Run Community,
the existing Route 37 interchange ramps for the regional transportation system, and the
continuation of Jubal Early Drive from its terminus in the City of Winchester to
Merriman's Lane. The TIA demonstrates that the transportation impacts associated with
the build -out of the Willow Run Community residential and commercial land use,
coupled with the projected background traffic impacts, are acceptable at the unsignalized
Jubal Early Drive intersection with Meadow Branch Avenue, at the Jubal Early Drive
intersection with Merriman's Lane, at the Merriman's Lane intersection with Cedar
Creek Grade, at the signalized Willow Run Drive (Major Spine Road) intersection with
Cedar Creek Grade, and at the unsignalized Minor Spine Road intersection with Cedar
Creek Grade. The TIA demonstrates that the unsignalized Route 37 on and off ramps at
Cedar Creek Grade have a deficient LOS, and deficient LOS exists at several regional
intersections including Route 37 at Northwestern Pike, Jubal Early Drive at Valley
Avenue, Breckenridge Lane at Merriman's Lane, and Merriman's Lane at Amherst Street.
The Applicants' proffer statement has been designed to address the transportation
impacts associated with the build -out of the residential and commercial land uses for the
Willow Run Community, and to assist in the mitigation of several regional transportation
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issues that are a result of other developments and projected traffic volume increases.
These proffered transportation improvements include the following:
Proffered Transportation Improvement Program
• Installation of traffic signalization at the Cedar Creek Grade/Route 37
interchange for the northbound and southbound on and off ramps.
• Construction of a center turn lane at the Cedar Creek Grade/Route 37
interchange.
• Construction of a continuous right turn lane from the Willow Run Drive
(Major Spine Road) intersection at Cedar Creek Grade to the Route 37
northbound on -ramp.
• Land dedication on the east side of Route 37 to accommodate an urban
diamond interchange design at Jubal Early Drive and Route 37.
• Completion of an Interchange Justification Study (IJS) for Commonwealth
Transportation Board (CTB) consideration of a new interchange at Jubal
Early Drive and Route 37.
• Financial contribution towards the construction of a northbound on -ramp
for the new interchange at Jubal Early Drive and Route 37.
• Construction of the ultimate section of Jubal Early Drive from the City of
Winchester to the intersection with Willow Run Drive (Major Spine Road).
• Construction of a half- section of Jubal Early Drive from the intersection with
Willow Run Drive to Merriman's Lane with right -of -way dedication for the
ultimate section. Construction of the ultimate section of Jubal Early Drive if
the CTB approves a new interchange at Route 37 and Jubal Early Drive.
• Construction of the realignment of approximately 1,000 feet Merriman's
Lane on the north side of Jubal Early Drive to create a T- intersection.
• Construction of a half - section of Willow Run Drive from the intersection
with Jubal Early Drive to Cedar Creek Grade with traffic signalization and
with right -of -way dedication for the ultimate section. Construction of the
ultimate section of Willow Run Drive from Jubal Early Drive to the southern
Property limits if the CTB denies or fails to act on a new interchange at
Route 37 and Jubal Early Drive.
• Construction of an additional entrance to Cedar Creek Grade (Minor Spine
Road) to include an additional travel lane on Cedar Creek Grade from the
City of Winchester to the entrance and a left turn lane on Cedar Creek
Grade.
• Continuation of the Green Circle bicycle and pedestrian facility from the
existing facility in the City of Winchester along Jubal Early Drive and
Willow Run Drive (Major Collector Spine Road).
The Applicants' proffered transportation program will mitigate the impacts associated
with the development of the Willow Run Community and will improve existing and
future conditions associated with other off -site regional transportation matters. Solutions
to the critical regional intersections identified in the Willow Run TIA and the Route 37
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interchange areas will be accomplished through proffered development proposals such as
this application, public funded improvements, and public - private partnerships.
D. SEWAGE CONVEYANCE AND TREATMENT
The 359.97± -acre site is located within the Urban Development Area (UDA) and the
Sewer and Water Service Area (SWSA) boundaries. In May 2004, the Frederick County
Sanitation Authority Board voted to provide public sewer service to the Willow Run
Community. This determination requires the Frederick County Sanitation Authority
(FCSA) to develop the infrastructure system necessary to service the Willow Run
Community.
The FCSA has undertaken an infrastructure project for the design and construction of a
new sewer force main that will connect to the Willow Run Community at the Minor
Spine Road intersection at Cedar Creek Grade and the 15" Hogue Run Sewer Interceptor,
which directs flows to the Parkins Mill Wastewater Treatment Facility. The design of the
new sewer force main will provide capacity that is adequate to accommodate the
residential and commercial land uses associated with the Willow Run Community and
additional development within the area.
The Applicants will provide for a new sewer pump station that will be located in the
northeastern portion of the property adjacent to the Abram's Creek wetlands. The design
of the new sewer pump station will provide capacity that is adequate to accommodate the
residential and commercial land uses associated with the Willow Run Community that is
expandable to serve additional development within the area. The Applicants will also
provide for a new sewer force main that connects the new sewer pump station to the
FCSA new sewer force main at Cedar Creek Grade that will be sized to accommodate the
residential and commercial land uses associated with the Willow Run Community and
additional development within the area. The on -site sewer infrastructure required to
convey effluent to the Parkins Mill Wastewater Treatment Facility will be developed by
the Applicants to standards acceptable to the FCSA for their future operation and
maintenance.
The impact of rezoning the 359.97± -acre site can be based on comparable discharge
patterns of 500 gallons - per -day (GPD) per acre for commercial land use and 225 GPD for
residential land use. The figures below represent the impact that the total build out of the
proffered 110,000 square feet of commercial and office land use and the proffered 850
residential units will have on the sewage conveyance and treatment systems.
Q = 500 GPD per acre
Q = 500 GPD x 12.20± acres of commercial and office land use
Q= 6,100 GPD projected at total commercial build out
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Q = 225 GPD per household
Q = 225 GPD x 850 residential units
Q = 191,250 GPD projected at total residential build out
TOTAL Q = 197,350 GPD at total project build out
The proposed rezoning is projected to increase flows to the Parkins Mill Wastewater
Treatment Facility by 197,350 GPD at total build out. The Applicants have proffered to
develop the Willow Run Community through a phased permitting plan that limits the
number of residential building permits that can be obtained on an annual basis. This
phased permitting plan will ensure that the build -out of the Willow Run Community
cannot occur until calendar year 2010 at the earliest. The Frederick County Sanitation
Authority Board has approved a plan to expand the capacity of the Parkins Mill
Wastewater Treatment Facility to 5 million gallons per day (MGD). The 5 MGD
expansion of the Parkins Mill Wastewater Treatment Facility is projected to be complete
in 2009, which will occur prior to the earliest possible build -out of the Willow Run
Community based on the proffered phased permitting plan. Adequate capacity for sewage
conveyance and treatment will be available throughout the development of the Willow
Run Community as a result of the infrastructure improvements provided by the
Applicants' and the FCSA.
E. WATER SUPPLY
The 359.97± -acre site is located within the Urban Development Area (UDA) and the
Sewer and Water Service Area (SWSA) boundaries. In May 2004, the Frederick County
Sanitation Authority Board voted to provide public water service to the Willow Run
Community. This determination requires the Frederick County Sanitation Authority
(FCSA) to develop the infrastructure system necessary to service the Willow Run
Community.
The FCSA will provide a water transmission line that will follow Route 37 and adjoin the
Willow Run Community. This water transmission line will create a loop system that ties
together the water systems to the north between the Sunnyside Community and to the
south in the Apple Valley Road and Shady Elm Road area. This loop will allow for water
service to be provided from both the Stephens City quarry system from the James H.
Diehl Water Filtration Plant and the Clearbrook quarry system from the North Water
Filtration Plant. These systems currently provide 6.0 MGD and can be increased to 10
MGD. The on -site water infrastructure required to convey potable water to the proposed
residential and commercial land uses in the Willow Run Community will be developed
by the applicants to standards acceptable to the FCSA for future operation and
maintenance.
The impact of rezoning the 359.97± -acre site can be based on comparable water usage of
1,000 GPD per acre for commercial and office land use and 275 GPD per unit for
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residential land use. The figures below represent the impact that the total build out of the
proffered 110,000 square feet of commercial and office land use and the proffered 850
residential units will have on the water supply and treatment systems.
Q = 1,000 GPD per acre
Q = 1,000 GPD x 12.20± acres
Q = 12,200 GPD projected at total commercial and office build out
Q = 275 GPD per household
Q = 275 GPD x 850 residential units
Q = 233,750 GPD projected at total residential build out
TOTAL Q = 245,950 GPD at total project build out
The projected water usage for the proposed rezoning is 245,950 GPD at total build out.
This projection represents approximately 6.0% of the unutilized capacities at the James
H. Diehl Water Filtration Plant and the North Water Filtration Treatment Plan.
Therefore, available water source and infrastructure will be adequate to accommodate the
capacity needs of the proposed residential and commercial land uses for the Willow Run
Community.
F. DRAINAGE
The 359.97± -acre parcel has pronounced drainage divides, which follow the ridgelines
located in the western and central portions of the project site. These drainage divides
direct stormwater to the central and western portions of the project site, which then flow
in a northern direction to Abram's Creek and to the southwest near Route 37. The
Willow Run Community will be designed to capture the majority of the stormwater flows
in the central portion of the development within stormwater management retention
facilities. These facilities will be created within the area of the Willow Run Community
Center and designed as an amenity for the community and will be maintained by the
Willow Run Homeowners Association in conjunction with the community center.
Furthermore, the Applicants' proffer statement provides for the use of best management
practices (BMP) in conjunction with all commercial land uses to mitigate water quality
impacts to Abram's Creek. This proffer statement also commits to the preparation of a
geotechnical analysis for the purpose of ensuring that development impacts near the
major karst feature do not adversely impact water quality through storm water
management design. Storm water management will be designed in accordance with all
applicable state and local storm water management requirements and erosion and
sedimentation control requirements.
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G. SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities can be projected from an average annual
business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of structural
floor area and an average annual residential consumption of 5.4 cubic yards per
household (Civil Engineering Reference Manual, 4` edition). The following figures
show the increase in average annual volume based on the 110,000 square feet of
commercial and office land use, and 850 residential units that are projected to develop
over a 5 -year period:
AV = 5.4 Cu. Yd. per 1,000 sq. ft.
AV = 5.4 Cu. Yd. x 110 (1,000 sq. ft.)
AV = 594 Cu. Yd. at commercial build out/yr, or 416 tons /yr at build out
AV = 5.4 Cu. Yd. per household
AV = 5.4 Cu. Yd. x 850 households
AV = 4,590 Cu. Yd. at residential build out, or 3,213 tons /yr at build out
TOTAL AV = 3,629 tons /yr / 5 -yr build -out = 726 ton annual increase at build out
The Municipal Solid Waste area of the Regional Landfill has a current remaining
capacity of 13,100,000 cubic yards of air space. The projected 5 -year build out of the
subject site will generate on average 726 tons of solid waste annually. This represents a
0.36% increase in the annual solid waste received by the Municipal Solid Waste area of
the Regional Landfill, which currently averages 200,000 tons per year. The complete
build out of the Willow Run Community is projected to increase the solid waste received
by the Municipal Solid Waste area of the Regional Landfill by 1.9% annually. The
Applicants' proffer statement provides for curbside trash pickup service in the
Willow Run Community; therefore, transportation and increased volume impacts at
the citizen convenience centers will be mitigated and tipping fees will be generated
that will create a continuous revenue source for the Regional Landfill by the Willow
Run Community.
H. HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey identifies three structures on the
359.97± -acre site as the 740 House ( #34 -89), the 750 House ( #34 -90) and the Marshal
House ( #34- 1236), although none of these structures are deemed potentially significant.
Two sites within close proximity are identified as potentially significant, which include
the Stuart Brown House ( #34 -1239) and Homespun ( #34 -180). The Homespun site is
further identified as being potentially eligible for the state and national register of historic
places. Furthermore, the southwestern portion of the 2" `' Winchester Core Battlefield area
is located in the northeastern portion of the subject site.
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The Stuart Brown House ( #34 -1239) is located on the Jova Properties, LCC parcel
adjacent to the Route 37 interchange area at Cedar Creek Grade. This structure is
currently utilized as a residential rental property, and is not visible from the Willow Run
Community. The Homespun site ( #34 -180) is located across Cedar Creek Grade from the
southeastern portion of the site. An adaptive reuse of the Homespun site has been
complete, which converted the historic structure into a commercial land use.
Additionally, the Harvest Ridge Residential Community is being developed adjacent to
and south of the Homespun site. The Homespun site has a mature row of evergreens
along its frontage, which adequately screens the structure from Cedar Creek Grade. The
Minor Spine Road intersection at Cedar Creek Grade is designed to align with the
commercial entrance serving the Homespun site; therefore, no additional impacts are
anticipated between the Willow Run Community and the Homespun site. The
Applicants' proffer statement provides for an evergreen tree planting screen along the
southern most residential lot that is located across Cedar Creek Grade from the
Homespun site to minimize viewshed impacts.
In August 2004, the Shenandoah Valley Battlefield Foundation Executive Committee
(SVBF) was asked to consider the potential for acquiring the potion of the 2 nd Winchester
Core Battlefield area that is located on the subject site. The SVBF Executive Committee
provided a letter to Greenway Engineering dated August 16, 2004, which stated that there
was not a desire to acquire this area due to the significant amount of lost integrity of the
overall core battlefield area resulting from the development of the Meadow Branch
Community. Therefore, the development of the Willow Run Community will not have a
negative impact to existing historic structures and core battlefield area.
I. IMPACT ON COMMUNITY FACILITIES
The Frederick County Capital Facilities Fiscal Impact Model has been prepared for the
proposed rezoning of the 359.97± -acre site based on a proffered maximum square
footage of 110,000 square feet of commercial and office land use and 850 residential
units. The results of the Capital Facilities Fiscal Impact Model identify that the build out
of the Willow Run community will create a negative fiscal impact of $7,692.00 for each
residential unit. The Applicants' proffer statement guarantees the development of 10,000
square feet of commercial land use; therefore, Greenway Engineering has prepared a
fiscal impact model run that only provides commercial land use credit for this guarantee.
The Applicants' proffer statement provides a monetary contribution to Frederick County
in the amount of $9,078 for each non -age restricted residential unit to mitigate the fiscal
impacts to public schools, parks and recreation, fire and rescue services, and other
County services. A monetary contribution of $500.00 is proffered for each age restricted
residential unit for Fire and Rescue Services, which exceeds the impacts projected by the
Frederick County Fiscal Impact Model. Furthermore, the Applicants' proffer statement
provides an additional $50,000.00 to mitigate impacts to the volunteer fire and rescue
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Greenway Engineeringo September 1, 2005 Willow Run Rezoning
Revised November 4. 2005
services. This monetary proffer provides $25,000.00 to the first responder companies in
Frederick County and the City of Winchester that will provide service to the Willow Run
Community. Additionally, the Applicants' proffer statement provides for community
recreational amenities that include a community center facility that is a minimum of
4,000 square feet in floor area, swimming pools and bathhouse, public and private bicycle
and pedestrian facilities and neighborhood parks. Therefore, the monetary contributions
provided for in the Applicants' proffer statement, coupled with the recreational amenities
adequately mitigate the community facilities impacts and capital cost needs for the
Willow Run Community.
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