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HomeMy WebLinkAbout02-06 Impact AnalysisSHENANDOAH UNIVERSITY TULANE DRIVE REZONING A. INTRODUCTION IMPACT ANALYSIS STATEMENT April 2005 This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of a 0.6 acre portion of parcel 64 -A- 110, and parcel 64 -A -109, totaling 0.6 acre which are owned by Shenandoah University. The subject acreage is located on the east and west sides of Tulane Drive (Route 797), and west of Price Drive, approximately 650 feet north of Millwood Pike (US Route 50). Parcel 64 -A -110 is currently split -zoned HE (Higher Education), B2 (Business General) and RP (Residential Performance), and parcel 64 -A -109 is zoned RP. This application proposes the rezoning of the RP zoned portion of 64 -A -110 and the entire area of 64 -A -109 to the HE District. The total area subject to the proposed rezoning is therefore 1.20 acres The portion of 64 -A -110 subject to this rezoning was acquired by Shenandoah University from the owners of the adjoining Holiday Inn property, and consolidated with the HE zoned acreage by boundary line adjustment in 2002. Parcel 64 -A -109 was acquired by Shenandoah University in April 2002. The HE zoned portion of the site Is subject to an approved master development plan (MDP), the implementation of which has thus far been limited to Shentel Stadium and related facilities. The approved MDP provides for the development of additional facilities on the site, to include an events center and classroom facilities. In 2003, Shenandoah University completed improvements to Tulane Drive intended to meet the conditions of development indicated by the approved MDP, as well as the future use of the subject acreage. The requested rezoning will ensure the appropriate zoning for the properties owned by Shenandoah University on the east side of Interstate 81 to be designed in a cohesive and contextually compatible manner. Moreover, the HE District is the appropriate zoning designation for the subject acreage given its role supporting the established and planned facilities of the Shenandoah University campus. B. COMPREHENSIVE POLICY PLAN The subject parcels are located within the study area boundaries of the Route 50 East Land Use Plan. The properties are located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (USA). The Route 50 Impact Analysis Statement Shenandoah University Tulane Drive East Land Use Plan does not articulate a particular planned land use for the site, and instead merely identifies the existing zoning of the subject acreage. C. SUITABILITY OF THE SITE Existing Conditions and Use The B2 portion of Parcel 64 -A -110 formerly contained the tennis courts used by guests of the adjacent Holiday Inn. These facilities have been removed due to the extension of Tulane Drive into the site, and no other improvements exist on either the B2 or RP zoned portions of this parcel. Parcel 64 -A -109 contains a single family detached dwelling that was the original farmhouse for the acreage that is now College Park subdivision. The residential use of this structure has continued under the ownership of Shenandoah University. Access The subject acreage has approximately 300 feet of frontage along Price Drive, and is further accessed by Tulane Drive, which extends onto the site. The signalized intersection of Tulane Drive and Millwood Pike (U.S. Route 50) is approximately 650 feet south of the site. Environmental Features The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, flood plain or wetlands /hydrologic soils on the parcels included in this application. Soils The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the majority of the subject acreage fall under the Weikert- Berks Blairton soil association. The predominant soil type on the site is Clearbrook channery silt loam, 2 to 7 percent slopes (map symbol 9B), as shown on map sheet number 36 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. TRANSPORTATION Ultimate vehicular access to the subject acreage will occur via Tulane Drive and the internal road network of the campus, which allows traffic entering the campus in the City of Winchester to reach the site by a connecting road that extends under Interstate 81. The internal road network will provide principal short term access to the site, as use of the Tulane Drive entrance will initially be limited to Page 2 4/01/05 F. DRAINAGE Impact Analysis Statement Shenandoah University Tulane Drive special event traffic. The traffic impacts associated with special events, such as football games and other activities at Shentel Stadium, will be managed effectively with the assistance of local law enforcement agencies. The Tulane Drive entrance is ultimately intended to accommodate day to day University traffic. In accord with VDOT specifications and approval, Tulane Drive has been improved and extended onto the subject site to support anticipated University generated traffic. Traffic movements at the intersection of Tulane Drive and Millwood Pike will be controlled by the existing four -way traffic signal, and will further be managed by dedicated right and left turn lanes. The existing infrastructure both on and off site will result in adequate transportation facilities to support the impacts directly attributable to the requested rezoning. Indeed, the approved MDP for the HE zoned portion of the site provides for development of the University facilities that will be the principal traffic generators on the site, and further defines the transportation system necessary to serve such uses. The improvement of Tulane Drive and the internal connection under Interstate 81 were the key components of this system, and both are available for use. The requested rezoning will expand the area available for the development of planned facilities and ancillary uses, but will not result in a discernable increase in traffic above what has already been planned and approved. E. SEWAGE CONVEYANCE AND WATER SUPPLY Public water and sewer service is provided to the site by the City of Winchester. The site is served by a 12" water main that extends along the access road from the main campus of the University in the City of Winchester. Shentel Stadium is currently connected to this main by 8" lateral lines. Subsequent development on the site will be similarly served. Sufficient water supply and pressure for domestic and fire protection purposes is available to allow continued development of University facilities on the site. A 24" sewer main originating in the City of Winchester extends onto and traverses through the site. The sewer main crosses Abrams Creek and enters the site at a location generally coincident with the path of the access road, and continues across the site to the College Park subdivision. Shentel Stadium is currently connected to the main by 8" lateral lines. Subsequent development on the site will be similarly served. Sewage generated on the site will be conveyed to the Opequon Regional Wastewater Facility for treatment. The subject acreage naturally drains north to Abrams Creek. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. Actual specification of Page 3 4/01/05 Impact Analysis Statement Shenandoah University Tulane Drive temporary and permanent facilities will be provided with final engineering and will comply with all local, state and federal regulations. G. SOLID WASTE DISPOSAL Solid waste generation will vary based upon the ultimate facilities developed on the site and the frequency and scale of special events hosted on the site. Solid waste will be transferred to the Frederick County landfill by commercial carrier. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any potentially significant structures on the subject 1.20 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. I. IMPACT ON COMMUNITY FACILITIES Shenandoah University contributes to the high quality of life enjoyed by the Winchester Frederick County community in ways that are too numerous and diverse to effectively quantify. As a source of educational and cultural enrichment, Shenandoah University strengthens the fabric of our community through the promotion of achievement, understanding, and opportunity. The impacts of Shenandoah University are decidedly positive, and the requested rezoning will facilitate the continued growth and success of this important local institution. The Frederick County Fiscal Impact Model is not applied to HE rezoning requests given the unique nature of institutions of higher learning. Indeed, the planned expansion of Shenandoah University on the site will result in new facilities that will address existing community needs, such as the planned events center, and will not add discernable stress to public facilities, most notably schools. Page 4 4/01/05 SHENANDOAH UNIVERSITY TULANE DRIVE REZONING LOCATION MAP FREDERICK COUNTY, NRCINH Patton, Harris, Rust Associates, pc 117 E Picadilly St. Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 rn 1 SHENANDOAH UNIVERSITY TULANE DRIVE REZONING SITE CHARACTER /ST /CS FREDERICK GOON,'); VIRGINIA Patton, Harris, Rust Associates, pc 117 E Picadly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493 III FREDERICK COUNTY IMPACT MODEL