HomeMy WebLinkAbout04-06 Impact AnalysisOrrick Commons
A. Introduction
ORRICK COMMONS REZONING
IMPACT ANALYSIS STATEMENT
November 2005
impact Analysis Statement
This report has been prepared for the purpose of assessing the impact on
Frederick County by the conditional rezoning of the 55.67 acre property
identified as parcel 55 -A -201. The subject acreage is owned by the Orrick
Cemetery Company, Inc. and is located in the Northeast quadrant of the
intersection of Senseny Road (Route 657) and Greenwood Road (656) with
frontage along both roadways.
The site is currently zoned RA (Rural Areas). This application proposes the
rezoning of the 55.67 acre parcel to a roughly 60/40 split of residential and
commercial which equates to 33.61 acres of RP (Residential Performance)
and 22.06 acres of B2 (Business General).
The site is intended as a mixed use commercial and age restricted residential
center anchored by a Food Lion shopping center (Exhibit A). The proposed
158,000 square feet of commercial uses will be complemented by a mixture
of single family and multi family age restricted residential uses totaling a
maximum of 184 units per ordinance requirements, all of which will be
developed in a functionally and aesthetically unified manner.
The proposed rezoning will establish a high quality senior housing
development and provide commercial space that is greatly needed for the
residential uses that prevail along the Senseny Road corridor. The presence
of significant commercial uses within the project will result in a synergistic
relationship between land uses that will enhance the economic vitality of the
area and achieve a more sustainable form of development than has been the
historic pattern in the area.
The Comprehensive Policy Plan identifies the planned use of the site as
residential land uses. While the proposed rezoning includes both residential
and commercial components, it is evident that a retail center at the
intersection of two major collectors is in the best interest of the County, most
notably the residents that reside within the vicinity of the site. The proposed
rezoning utilizes complimentary land uses to provide a development that is
preferable in such a key location to the single use pattern that has
predominated within the Urban Development Area (UDA).
The proposed rezoning includes proffers that will appropriately and effectively
mitigate the impacts of this development program and assure its completion
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Orrick Commons
Impact Analysis Statement
in the manner envisioned by the Applicant. The mixed use commercial center
land use envisioned for the site is compatible with the surrounding community
and is in the best interest of the County at large. As such, the Applicants
submit that this rezoning request merits favorable consideration and approval.
B. Comprehensive Policy Plan
The Eastern Frederick County Long Range Land Use Plan is the sole
document depicting the planned land uses for the subject acreage. This
document envisions suburban residential land uses North of Senseny Road
and South of Valley Mill Road from the Winchester City Limits to the proposed
location of the future Route 37 bypass. While this area is responsible for
capturing a large amount of residential growth in the County, it fails to provide
a space for the retail and service needs of this new growth. The Frederick
County Comprehensive Policy Plan identifies that retail and service areas
need to be located with easy access to sufficient markets and to have good
visibility from major throughfares.
Additionally, the Comprehensive Plan identifies a need to insure the quality of
commercial areas through the use of performance and design standards.
The applicant is confident that the proffered design guidelines for the
commercial component of the proposed development will create a
commercial center of exceptional quality. The proposed rezoning would allow
a commercial development program that would develop in a manner that is
harmonious with the goals of the Comprehensive Policy Plan.
The current Comprehensive Plan identifies the average density of the Urban
Development Area (UDA) should not exceed 3 dwelling units per acre. The
overall density of the site shall be dictated by the requirements set forth in the
Frederick County Zoning Ordinance. The 33.61 acres that represent the
residentially zoned portion of the project would be allowed 5.5 dwelling units
per acre. Historically, the UDA as a whole has developed well below the 3
unit/acre threshold, allowing for some areas of higher density when
appropriate. This proposal utilizes a mixed use concept where higher
densities are more fitting, providing for a mixture of housing types in close
proximity to retail and service areas.
The proposed development program would include age restricted
condominiums serving as a transitional area between the age restricted single
family units and the commercial portion of the property. While the overall
density of the site is slightly greater than the number stipulated by the
Comprehensive Policy Plan, it recognizes the now prevailing notion that the
County's UDA should become more urban in character in order to capture
new growth in an area that can be easily served by public infrastructure and
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Orrick Commons
C. Suitability of the Site
1. Site Background and History
2. Location and Access
3. Site Suitability
Impact Analysis Statement
services. Additionally, the proposed transition of multifamily to single family
residential uses provides for a more appropriate transition from the
commercial area to the single family use that prevails in the surrounding area.
The proposed rezoning of the subject acreage from RA to RP and B2 is
generally consistent with the land use policies of the Comprehensive Policy
Plan.
The original Frederick County zoning map (U.S.G.S. Stephenson
Quadrangle) identifies the subject parcels as being zoned A -2 (Agricultural
General). The County's agricultural zoning districts were combined to form
the RA (Rural Areas) District upon adoption of an amendment to the
Frederick County Zoning Ordinance on May 10, 1989. The corresponding
revision of the zoning map resulted in the re- mapping of the subject property
and all other A -1 and A -2 zoned and to the RA District.
The subject parcel is located North of Senseny Road and East of Greenwood
Road at the intersection of these two roadways. The Property contains
approximately 340 feet of road frontage along Greenwood Road and
approximately 815 feet of road frontage along Senseny Road. Two tax
parcels, 55 -A -197 and 55 -A -198, are located adjacent to the site and
comprise the remaining road frontage of Senseny and Greenwood at their
intersection. Bounding the site to the North is the recently approved
Steeplechase subdivision (formerly Briarwood III) and the Briarwood
Subdivision. Bounding the site to the East is the Lynnehaven Subdivision.
Access to the site will be provided at both Senseny and Greenwood. Access
will also be provided with a connection to Loganberry Drive in Steeplechase.
Additionally, Farmington Boulevard will travel through the site along the
Northern boundary as it connects Channing Drive and Greenwood Road.
A small area of wetlands and an intermittent stream are the only identified
environmental features on the site. These features are minimal and
manageable through the zoning and site engineering process. In all cases,
disturbance will be limited in accordance with applicable regulatory standards.
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Orrick Commons
Impact Analysis Statement
Flood Plain
Flood plain data for the subject parcels is delineated on the Flood Insurance
Study Map for Frederick County prepared by the U.S. Department of Housing
and Urban Development, Community Panels #510063 -0115B and #510063-
0120B, effective date July 17, 1978. The site is located entirely in Flood Zone
C, which denotes areas of minimal flooding outside of the 100 -year flood
plain.
Wetlands
The National Wetlands Inventory Map identifies a single wetland feature on
the site, a small pond. In addition, an intermittent stream channel is located
on the northwest corner of the property. A riparian buffer, as required by the
Frederick County Zoning Ordinance, will prevent impacts to the stream
channel. All wetlands associated with the stream channel shall be delineated
at the master plan phase of the project.
Soils and Steep Slopes
The General Soil Map of the Soil Survey of Frederick County, Virginia
indicates that the soils comprising the subject parcels fall under the Weikert-
Berks- Blairton soil association, which is the predominant association on land
located east of Interstate 81. The characteristics of this soil association and
any implications for site development are manageable through the site
engineering process.
No areas of steep slopes (areas of 50% slope or greater) exist on the
Property. The subject site has topographic characteristics that make it ideal
for the proposed development program.
D. Transportation
The Orrick Commons project will be served by a multi -modal transportation
network designed to safely and efficiently accommodate automobile and
pedestrian traffic. The transportation improvement program proffered with
this application will interconnect the various uses planned within the project,
and further integrate the project with the surrounding community.
A traffic impact analysis (TIA) was prepared for this application using
composite data collected from other studies in the area, as well as actual
traffic counts. Using trip generation figures from the I.T.E. Trip Generation
Manual, 7th Edition, the TIA projects that the proposed development will
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Orrick Commons
Impact Analysis Statement
produce 11,789 vehicle trips per day (VPD). The TIA further indicates that
study area roads and intersections have the capacity to accommodate the
trips generated by this project at acceptable and manageable level of service
conditions.
The external road system serving the site is comprised of Senseny Road
(Route 657) and Greenwood Road (Route 656). The applicant has proffered
a maximum of one entrance on each of these roadways to enhance the safety
of the corridor and to increase the aesthetic appeal of the development. The
TIA indicates that traffic signals would be required at the entrance on
Senseny Road as well as Greenwood Road in order to maintain the guideline
level of service "C" as indicated by the Comprehensive Plan. The primary
entrance for the site shall be designated by a boulevard style entrance on
Senseny Road. The applicant has proffered both the boulevard style
entrance and traffic signal with associated turn lanes at this location.
Additionally, the Applicant has proffered to enter into a signalization
agreement with the Virginia Department of Transportation for the signalization
of the commercial area's secondary entrance on Greenwood Road.
Development of the site will allow for the construction of Farmington
Boulevard through the residential portion of the property to provide a link
between Greenwood Road and Channing Drive. The Applicant has proffered
traffic calming measures along Farmington Boulevard to ensure the safety of
the residential development for pedestrians.
Signalization will also be necessary at the intersection of Channing Drive and
Senseny Road, which will be required with or without the introduction of
project generated traffic. Rezoning 15 -99 for the Channing Land Bays
provides for signalization at the intersection of Channing and Senseny.
The Eastern Road Plan calls for Greenwood Road and Senseny Road to be
improved major collectors. In addition to proffering the right -of -way necessary
for the ultimate construction of a major collector road in both locations, the
Applicant has proffered to construct the right turn lane for West bound
Senseny from the proposed entrance on Senseny Road to the intersection of
Senseny and Greenwood. This lane will ultimately become a portion of the
second West bound through lane for Senseny Road. Lastly, the Applicant
has proffered a monetary contribution of $500 per dwelling unit to be
contributed towards future improvements of Senseny and Greenwood Roads.
E. Sewage Conveyance and Water Supply
Water and sanitary sewer facilities are available via the the Lynnehaven
Subdivision to the East. The majority of the site will be served via gravity flow
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Orrick Commons
Impact Analysis Statement
from west to east. This infrastructure will be expanded pursuant to Frederick
County Sanitation Authority (FCSA) requirements to serve the entire site.
Project build -out will consist of a maximum of 184 age restricted units as
currently allowed by ordinance and approximately 158,000 square feet of
office and /or general commercial uses. Using the standard water
consumption rates for single family attached /multi family residential uses and
general commercial /office uses', the proposed development is projected to
consume approximately 59,200 GPD (gallons per day) of water and produce
equivalent sewer flows.
F. Site Drainage
The vast majority of the site naturally drains north and northeast, eventually
draining into Abrams Creek. It is anticipated that low impact development
techniques together with good erosion control practice will mitigate adverse
stormwater discharge impacts. The preservation of riparian buffers containing
existing vegetation will provide significant mitigation of nutrient losses. Actual
specification of temporary and permanent facilities will be provided with final
engineering and will comply with all County, State and Federal regulations.
G. Solid Waste Disposal Facilities
Solid waste from the project will be deposited in the Frederick County landfill
following collection via private carrier(s) contracted by the homeowner's
association (HOA) for the residential portion of the project and by the
individual commercial /employment users.
H. Historic Sites and Structures
The Frederick County Rural Landmarks Survey does not identify any
structures of historic importance on the subject site. Moreover, pursuant to
the National Park Service Study of Civil War Sites in the Shenandoah Valley
of Virginia, the subject site is not included in any battlefield study area and
does not contain any core battlefield resources.
I. Impact on Community Facilities
The Applicant has proffered that a minimum of 55,000 square feet of
commercial space shall be constructed prior to occupancy of the first
residential dwelling unit. The Applicant has proffered the following amounts
Water consumption/sewage generation rates: single family attached /multi- family residential uses
150 GPD /dwelling unit; office /general commercial uses 200 GPD /1,000 square feet of gross floor
area.
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Orrick Commons'
as determined by the
$500 /unit dedicated
Greenwood Roads:
Fire and Rescue:
General Government:
Public Safety:
Parks and Recreation:
Library:
Frederick County Impact Model in addition to the
towards future improvements to Senseny and
$508
$227
$468
$1,519
$190
Total: $2,912
Impact Analysis Statement
Page 7 of 7 Rev. 3/10/06
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FREDERICK COUNTY, VIRGINIA
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Patton Harris Rust Associates, pc
Engineers. Surveyors. Ranners. Landscape Architects.
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Mar insbur g West Virgin Avenue, 5n 254001 APR
Martinsburg, West a 2541
Phone: 304.264.2711
Fax. 304.264.3671
PL.!.
6 2006
To: Susan Eddy
Organization /Company: Frederick County Planning Department
Memorandum
From: Michael Glickman, PE (VA PE Number: 0402 038666)
Date: April 05, 2006
An Addendum to:
Project Name /Subject: A Traffic Impact Analysis of the Orrick Paramount Properly
PHR +A Project file Number: 13783 -1 -0
Patton Harris Rust Associates (PHR +A) has prepared this memorandum as an addendum to A
Traffic Impact Analysis of the Orrick Paramount Property, by PHR +A, dated October 11, 2005.
The purpose of this memorandum is to present trip generation analyses for the "newly proposed"
Orrick Paramount development and to document any impacts that are beyond those concluded in
the October 2005 submission The "newly proposed" development would include 75 age
restricted detached residential units, 100 age- restricted attached residential units, a 10,000 square
foot daycare facility, 50,000 square feet of office, 66,000 square feet of retail, a 15,000 square foot
pharmacy with drive -thru, a 5,000 square foot bank, and a 12,000 square foot restaurant. Based
upon the rates and equations published in the 7 Edition of the Institute of Transportation
Engineers' (ITE) Trip Generation Report, Tables 1 and 2 are provided to summarize the
"originally proposed" (October 2005 study) and the "newly proposed" trip generation results for
the Orrick Paramount development, respectively. Table 3 provides the trip differential between
Tables 1 and 2
According to Table 3, the "newly proposed" development would increase the AM peak hour trips
by 70 vehicles, decrease the PM peak hour trips by 55 vehicles and decrease the Average Daily
Trips (ADT) by 242 vehicles. Since the trip generation would be reduced during the PM peak
hour and that is considered to be the "worst- case" or "design hour" condition, it is the conclusion
of PHR +A that the overall levels of service for the study area intersections would remain the same
or improved as compared to the original October 2005 study.
Code
Land Use
Amount
AM Peak Hour
In Out Total
In
PM Peak Hour
Out Total
ADT
251
Elderly Housing Detach
75 units
8
14
22
24
16
40
424
252
Elderly Housing Attach
100 units
4
4
8
7
4
11
348
565
Day Care
6,000 SF
41
36
77
32
36
68
476
710
Office
25,000 SF
54
7
62
18
89
107
459
820
Retail
80.200 SF
84
53
137
260
281
541
5,884
881
Pharmacy w/ DT
15.000 SF
23
17
40
63
66
129
1.322
912
Drive -in Bank
6,000 SF
41
33
74
137
137
274
1,351
932
1 -1 -f Restaurant
6,000 SF
36
33
69
40
26
66
763
932
1 -1-1 Restaurant
6,000 SF
36
33
69
40
26
66
763
Total
327
231
558
622
680
1,302
11,789
Code
Land Use
Amount
AM Peak Hour
In Out Total
In
PM Peak Flour
Out Total
ADT
251
Elderly Housing Detach
75 units
8
14
22
24
16
40
424
252
Elderly I lousing Attach
100 units
4
4
8
7
4
11
348
565
Day Care
10,000 SF
68
60
128
45
51
96
793
710
Office
50,000 SF
95
13
108
23
112
135
782
820
Retail
66,000 SF
74
48
122
228
247
476
5.184
881
Pharmacy w/ DT
15,000 SF
23
17
40
63
66
129
1,322
912
Drive -in Bank
5,000 SF
35
27
62
114
114
229
1,169
932
1-1 -f Restaurant
12,000 SF
72
66
138
80
51
131
1.526
Total
378
249
627
585
661
1,247
11,547
Trip Generation Condition
AM Peak Hour
In Out Total
In
PM Peak Hour
Out Total
ADT
"Newly Proposed" Development
378
249
627
585
661
1,247
11,547
"Originally Proposed" Development
327
231
558
622
680
1,302
11,789
Trip Differential
+51
+18
+70
-36
-19
-55*
-242
Patton Harris Rut Associates, pc
Table 1
"Originally Proposed" Development: Orrick Paramount
Trip Generation Summary
Memorandum
To: Susan Eddy
Page 2 of 2
Represents the worst -case peak hour condition
Table 2
"Newly Proposed" Development: Orrick Paramount
Trip Generation Summary
Table 3
Newly Proposed Vs Originally Proposed
Trip Generation Comparison: Orrick Paramount
Engineers Surveyors Planners Landscape Architects