The URL can be used to link to this page

Home My WebLink About06-06 Impact AnalysisGreenway Engineering INTRODUCTION Basic information Location: File #4074 /EAW December 28, 2005 Cedar Meadows Rezoning March 9, 2006 CEDAR MEADOWS REZONING This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 29.70±-acre"‘ age-restricted community identified as Cedar Meadows owned by Jasbo, Inc., and Sparks Property, L.L.C. The subject site is comprised of six contiguous parcels, including Tax Map Parcels 75 -((A)) -106, 75 -((A)) -107; 75 -((A)) -114; 75 -((A)) -115; 75 -((A)) -116; and 86 -((A)) -153. The subject site is located on the west side of White Oak Road (Route 636), approximately 0.6 miles south of the intersection of White Oak Road and Tasker Road (Route 642). The Applicant proposes to conditionally rezone the 29.70± -acre subject site from RA, Rural Areas District to RP, Residential Performance District. The six contiguous parcels comprising the 29.70± -acre subject site are further identified by plat and survey dated June 7, 2004, prepared by Mark D. Smith, L.S., of Greenway Engineering, entitled "Boundary Survey of the Land of Chloe Juanita Sparks, recorded as Instrument Number 040022470, additionally by Deed, recorded as Instrument Number 050007167 and Instrument Number 050029421. Located on the west side of White Oak Road (Route 636), approximately 0.6 miles south of the intersection of White Oak Road and Tasker Road (Route 642). Magisterial District: Opequon Property ID Numbers: Tax Map Parcels 75 -((A)) -106; 75 -((A)) -107; 75 -((A)) -114; 75 -((A)) -115; 75 -((A)) -116 86 -((A)) -153 Current Zoning: RA, Rural Areas District Current Use: Residential and Agricultural Proposed Use: Residential Age Restricted Community Proposed Zoning: RP, Residential Performance District Total rezoning area: 29.70± -acres Proposed build -out 140 Single family small lot detached residential units Greenway Engineering December 28, 2005 Cedar Meadows Rezoning March 9, 2006 COMPREHENSIVE POLICY PLAN The Eastern Frederick County Long Range Land Use Plan dated January 2004 identifies the land area on the west side of White Oak Road (Route 636) between Tasker Road (Route 642) and the Sherando Regional Park property as residential land use. The 29.70± subject site is located within the current boundaries of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA); therefore, expansion of the UDA and the SWSA beyond the existing boundaries is not required by this application. The location of the subject site in relation to the UDA and SWSA boundaries is provided on the map exhibit entitled Urban Development Area/Sewer and Water Service Area Map Exhibit that is included as a component of this rezoning application. COMMUNITY LANDSCAPE CONCEPT The Applicant plans to develop the Cedar Meadows age- restricted community under the landscape provisions specified in §165-36A(2)(b) and §165-36B of the Frederick County Zoning Ordinance. These sections of the Zoning Ordinance specify the plant selection, planting procedures and maintenance responsibilities for the Cedar Meadows age restricted community. The Applicant has discussed this community landscape concept with and will work closely with staff to distribute the required plantings throughout the community to include landscaping on each residential lot, landscaping along the community main street and landscaping within the open space areas and the community park area. To accomplish this, the Applicant has prepared community landscape concepts that have been provided to staff for review. The residential lot landscaping is proposed to be in substantial conformity with the Cedar Meadows Residential Lot Typical Landscape Plan prepared by J. Duggan Associates P.C. dated December 28, 2005. Additionally, landscaping along the community main street and park area is proposed to be in substantial conformity with the Cedar Meadows Community Center and Park Schematic Landscape Development Plan and the Cedar Meadows Main Street Schematic Landscape Development Plan prepared by J. Duggan Associates P.C. dated December 28, 2005. The distribution of the trees and shrubs that will be planted along the community main street and within the park area will not be counted towards the buffer and screening landscaping requirements for the Cedar Meadows age- restricted community. A. SUITABILITY OF THE SITE Access The 29.70± subject site is accessible along White Oak Road with approximately 1,500 feet of state road frontage. The Cedar Meadows age- restricted community proffer limits the number of entrances along White Oak Road to one main entrance that will be gated to provide for the File #4074 /EAW 3 Greenway Engineering December 28, 2005 Cedar Meadows Rezoning March 9, 2006 privacy and security of the residents. The main entrance will be located in close proximity to the current location of Pewter Lane to ensure that appropriate sight distance is maintained for vehicles traveling north and south along White Oak Road. The Applicant has worked with the Frederick County Parks and Recreation Department to identify a location along the southern boundary line of the subject site for the purpose of providing a future private maintenance access drive for the exclusive use of the Parks and Recreation maintenance staff. The location of this private maintenance access drive is identified on the proffered Generalized Development Plan dated 12/28/05 for the Cedar Meadows age- restricted community. Flood Plains The 29.70± -acre subject site is located on FEMA NFIP Map #510063- 0200 -B. The entire site is designated as a "Zone C" outside of the 100 -year flood plain limits. The closest flood plain area is associated with Wright's Run and is located approximately 500 feet to the south of the subject site. The location of the subject site in relation to the Wright's Run flood plain area is provided on the map exhibit entitled Environmental Features Map Exhibit that is included as a component of this rezoning application. Wetlands The National Wetlands Inventory (NWI) data identifies an area of wetlands on the western- most portion of the subject site. This wetland area is a man -made impoundment pond that is approximately 0.85 -acres in size. The design for the Cedar Meadows age- restricted community will utilize the existing pond as an enhancement for the community park area. Enhancements will include incorporating the pond as a feature for the community center facility, developing a pedestrian trail system around the pond and introducing plantings within the park area around the pond. The location of the NWI wetlands feature is provided on the map exhibit entitled Environmental Features Map Exhibit that is included as a component of this rezoning application. Additionally, the location of the community park and pond area is depicted on the proffered Generalized Development Plan dated 12/28/05 for the Cedar Meadows age restricted community. Steep Slope The 29.70± -acre subject site does not contain areas of steep slope as defined by the Frederick County Zoning Ordinance. The steeper areas of the subject site are generally located in the southern and southwestern portions of the property associated with existing drainage swales. The areas in which the existing drainage swales are located are approximately 15% to 25% slope. File #4074/EAW 4 Greenway Engineering December 2g, 2005 Cedar Meadows Rezoning March 9, 2006 Soil Types The Soil Survey of Frederick County, Virginia identifies four soil types on the 29.70± -acre subject site. These soil types are identified on the map exhibit entitled Soils Map Exhibit and are identified as follows: 1B Berks channery silt loam 2 -7'' slope 3B Blairton silt loam 2 -7 slope 9B Clearbrook channery silt loam 2 -7 slope 41C Weikert -Berks channery silt loams 7 -15' slope 41E Weikert-Berks channery silt loams 25 -65 slope Table 5 on page 123 of The Soil Survey of Frederick County, Virginia, identifies soils that are classified as prime farmland. The Clearbrook channery silt loam (9B) is identified as prime farmland soil. The soil types that comprise the subject site are the same soils types that are located on adjacent residential developments including The Camp, Musket Ridge and Old Dominion Greens; therefore, these soils will not create construction difficulties or hazards. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RA, Rural Area District South: RA, Rural Area District Use: Sherando Regional Park; Residential East: RA, Rural Area District Use: Residential and Agricultural West: RP, Residential Performance District Use: Sherando Regional Park; Residential C. TRANSPORTATION Use: Residential The Cedar Meadows age restricted community proffer Limits the number of entrances along White Oak Road to one main entrance that will be gated to provide for the privacy and security of the residents. The main entrance will be located in close proximity to the current location of Pewter Lane to ensure that appropriate sight distance is maintained for vehicles traveling north and south along White Oak Road. The proposed main entrance will be designed to separate ingress and egress lanes into the Cedar Meadows age restricted community to provide two means of access for emergency service vehicles, as well as a turn around area for vehicles that do not have access to the age- restricted community. File #4074 /EAW 5 Greenway Engineering December 28, 2005 Cedar Meadows Rezoning March 9, 2006 A detailed Traffic Impact Analysis (TIA) has been prepared for the Cedar Meadows age restricted community by Patton Harris Rust Associates, pc dated May 25, 2005. The TIA accounts for the build -out of 140 age restricted dwelling units within the Cedar Meadows community and provides detailed traffic count and traffic movement for AM and PM conditions, as well as lane geometry for existing traffic conditions, background traffic conditions and build -out traffic conditions. Traffic generated by the Cedar Meadows age restricted community will access White Oak Road (Route 636), with 70% of the traffic movement assumed to travel north on White Oak Road to access Tasker Road (Route 642) and Front Royal Pike (Route 522 South), while the remaining 30% of the traffic movement is assumed to travel south on White Oak Road to access Fairfax Pike (Route 277). A Virginia Department of Transportation project is in process, which will provide for traffic signalization at the intersection of White Oak Road and Fairfax Pike. It is anticipated that this signalized intersection will be functional in January 2006. The Institute of Traffic Engineer Trip Generation Manual, 7 Edition (page 453) identifies single- family detached adult housing as generating an average of 3.71 vehicle trips per day (VPD). The TIA utilizes a more conservative estimate of 5.15 VPD for the 140 age restricted dwelling units within the Cedar Meadows community. Therefore, the proffered 140 age- restricted dwelling units would produce an average daily traffic volume ranging between 520 and 721 vehicle trips. Furthermore, the TIA assumes that these vehicle trips will be generated during the AM and PM although it is realistic to expect that the majority of the vehicle trips will be generated outside of peak hour. The TIA demonstrates that the existing lane geometry for the unsignalized White Oak Road/Tasker Road intersection functions at an acceptable Level of Service (LOS) for all traffic movements during the AM and PM peak hour. The addition of background traffic and the 5% projected annual growth rate on White Oak Road Tasker Road reduces the AM peak hour movement on the White Oak Road northbound approach to a LOS D, although the overall unsignalized intersection still functions at an acceptable LOS. The TIA demonstrates that the build -out of the Cedar Meadows age restricted community further decreases the LOS at the unsignalized intersection on the White Oak Road southbound approach to a LOS D during AM peak hour movement, while all other movements maintain acceptable LOS or are not further reduced from background traffic LOS. The TIA provides for an analysis of the White Oak Road/Tasker Road intersection based on a signalized condition for both background traffic impacts and build -out condition impacts. The TIA identifies traffic signalization as a suggested improvement at this intersection, which demonstrates an acceptable LOS for all traffic movements during the AM and PM peak hours. The applicant has proffered to enter into a signalization agreement with VDOT to fully fund a traffic signal at this intersection. Therefore, the development of the Cedar Meadows age- restricted community will mitigate the projected transportation impacts associated with background traffic, as well as the build -out of the Cedar Meadows age restricted community. File #4074 /EAW 6 Greenway Engineering D. SEWAGE CONVEYANCE AND TREATMENT December 28, 2005 Cedar Meadows Rezoning March 9, 2006 The 29.70± -acre subject site is located in the Sewer and Water Service Area (SWSA). There are existing 8" sanitary sewer lines that are located within The Camp Subdivision to the north of the subject site and new 8" sanitary sewer lines that are being installed immediately adjacent to the subject site that will serve the Old Dominion Green Subdivision. The Cedar Meadows age- restricted community will provide a 4" sewer force main that will connect to this infrastructure, which flows to a 12" sanitary sewer main along Tasker Road and Front Royal Pike to the Parkins Mill Wastewater Treatment Plant. The Parkins Mill Wastewater Treatment Plant has a current hydraulic capacity of 2.0 MGD, and is currently operating at approximately 80% capacity. 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 begin near the end of calendar year 2006 and is anticipated to be complete in calendar year 2009. The sewer conveyance and treatment impacts associated with the development of 140 age restricted dwelling units can be based on comparable discharge patterns of 225 gallons per day (GPD) per dwelling for residential land use. The figures below represent the projected impacts that the Cedar Meadows age- restricted community will create for sewage conveyance and treatment at full build out: The proposed zoning is projected to increase flows to the Parkins Mill Wastewater Treatment Plant by 31,500 gallons per day at total build -out. The Cedar Meadows project is anticipated to be built -out by calendar year 2008, which can be accommodated by the current capacity that is available at the Parkins Mill Wastewater Treatment Plant during the 5 MGD expansion. The total build -out of the Cedar Meadows age restricted community will require less than one percent of the expanded capacity at the Parkins Mill Waste Water Treatment Plant; therefore, adequate capacity and infrastructure will be available for the development of the Cedar Meadows age restricted community during the initial phases of construction and at build -out. E. WATER SUPPLY Q 225 GPD per dwelling unit Q 225 GPD x 140 dwelling units Q 31,500 GPD The 29.70±-acre subject site is located in the Sewer and Water Service Area (SWSA). A 12- inch water main serving The Camp residential subdivision to the north of the subject site has been extended through the first phase of the Old Dominion Greens residential subdivision and stubbed to the subject site for water service. The water conveyance and treatment impacts associated with the development of 140 age restricted dwelling units can be based on usage of 275 gallons per day (GPD) per single- File #4074 /EAW 7 Greenway Engineering F. SITE DRAINAGE G. SOLID WASTE DISPOSAL December 28, 2005 Cedar Meadows Rezoning March 9, 2006 family detached unit. The figures below represent the projected impacts that the Cedar Meadows age restricted community will create for water conveyance and treatment at full build out: Q 275 GPD per dwelling unit Q 275 GPD x 140 dwelling units Q 38,500 GPD The projected water usage for the Cedar Meadows age restricted community is 38,500 gallons per day at total build -out. Water service will be provided by the Frederick County Sanitation Authority (FCSA) from the Stephens City quarry system that is treated at the James H. Diehl Water Filtration Plant. This treatment plant provides approximately 4.0 MGD of potable water; therefore, the projected water demands for the Cedar Meadows age restricted community will require less than 1% of the current water source. The on -site water infrastructure required to convey potable water to the proposed residential dwelling units will be developed by the applicant to standards acceptable to the FCSA for future operation and maintenance Therefore, adequate capacity and infrastructure will be available for the development of the Cedar Meadows age restricted community during the initial phases of construction and at build -out. The 29.70± -acre subject site is gently rolling and generally drains towards the southern property boundary, while a small area in the northern portion of the site drains towards White Oak Road (Route 636). The Cedar Meadows age- restricted community will be designed to provide for an on -site storm water management pond near the southern property boundary to control stormwater run -off and to channel stormwater to White Oak Road in the northern portion of the project. Stormwater management controls will be designed to meet all applicable State and County ordinance requirements and will require approval by the County Engineer. Therefore, the development of the 29.70± -acre subject site will not have an adverse impact on the community regarding stormwater management. The impact on solid waste disposal facilities can be projected from 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 140 residential units that will be developed in the Cedar Meadows age- restricted community. AV 5.4 cu. yd. per household AV 5.4 cu. yd. x 140 households AV 756 cu. yd. at build -out, or 530 tons /yr at build -out File #4074 /EAW 8 Greenway Engineering December 28, 2005 Cedar Meadows Rezoning March 9, 2006 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 build -out of the Cedar Meadows age restricted community subject site will generate on average 530 tons of solid waste annually. This represents a 0.2% 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 Applicants' proffer statement provides for curbside trash pickup service in the Cedar Meadows age- restricted community; therefore transportation and increased volume impacts at the County citizen convenience centers will be mitigated and tipping fees will be generated that will create a continuous revenue source for the Regional Landfill to further mitigate the impacts of solid waste disposal by the Cedar Meadows age- restricted community. H. HISTORICAL SITES AND STRUCTURES There are no properties or structures that are identified as potentially eligible for the National and State Register of Historic Places within proximity of the Cedar Meadows age restricted community. The Rural Landmarks Survey Report for Frederick County identifies the Sherman- Rogers- Sargent House #34 -1345) as a potentially significant property within proximity of the Cedar Meadows age- restricted community, which is located approximately 0.4 miles to the northeast. The Sherman Rogers- Sargent House is not visible from the Cedar Meadows age- restricted community, nor will there be structures developed on the 29.70± acre site that are of a height that will impact the viewshed from the Sargent property. Therefore the Cedar Meadows age- restricted community will not have a negative impact on the Sherman Rogers- Sargent House. I. OTHER IMPACTS The Frederick County Board of Supervisors adopted the new Development Impact Model (DIM), which was implemented December 1, 2005. The DIM projects the capital facilities fiscal impact of a single- family residence at $23,290.00, of which $720.00 is projected for fire and rescue services. The Applicant's proffer statement provides for a S1,500.00 monetary proffer for each residential unit to mitigate impacts to fire and rescue services, which is more than double the fiscal impact projected by the DIM. Additionally, the Cedar Meadows age restricted community is proffered to provide for a community park area that will contain a community center facility and trail system for the benefit of the residents. The Applicant has worked in cooperation with the Department of Parks and Recreation to execute agreements that will enhance the Sherando Regional Park property, including the removal of existing structures, connectivity for future maintenance vehicle access, and connectivity to the future park trial system. The Cedar Meadows development is proffered to be an age restricted community; therefore, there will not be impacts to the public school system. No other impacts outside of those discussed in this Impact Analysis Statement are anticipated for this development proposal. File #4074 /EAW 9 Cedar Meadows Age Restricted Community Rezonin Cedar Meadows Subject Site 29.70 Acres ;Zoning Legend Cedar MeadowslAge Restricted Community RP (Residential Performance District) B1 (Business, Neighborhood District) B2 (Business, General District) ME B3 (Business, Industrial Transition District) n M1 (Industrial, Light District) M2 (Industrial, General District) nnui /nn. Prepared by: JTP n GA AY wcv¢mmc ORNAMIiN I AL LANDSCAPE REQUIREMENTS U.100r..1a1. „0. band 80 a I aabwy. 041040 10I uw.u.e+ a vo .104/ 1 Nm 8040 r 00.100 1104040.0 PARK ORNAMENTAL LANDSCAPE CALCULATIONS am E401 lu 154 Provided SHRUBS Shrubs- 440 440 Note: Plena not identified an Nl Pond Proffer Package LEGEND AI 0.ghadere e,Pb.o y9Tree, or Tree re Oat r 9 mourn al O anru nem 1.1a1. ti a l r c novel urns ce� m Shots cam G mnnum ml paim e Paaag Pond Perimeter Plantings NOTE: ALL PLANTINGS TO MEET SELECTION AND SIZE CRITERIA OF FREDERICK COUNTY LANDSCAPE ORDINANCE SECTION 165 -36B. ALTHOUGH PLANT COUNT WILL REMAIN THE SAME. ACTUAL SELECTION AND LOCATION OF PLANTS MAY VARY DUE TO SITE FEATURESICONTSTRAINTS FINAL ENGINEERING, AND PLANT AVAILABILITY. 7 IV d r ili r ik ten w w z 3 z w ry w W ft s gym No. Date Date Project Title Drawing Title Project Manager J Duggan RSA Drawn By scale TM NTS RevlewaE By Drawing No. JD U 02 o C o6 vgm CO Q Nil co CZ co o m Revisions c d CO E a Iz o c (0 app C 0 0 O m T U to E c E J E o o U m E 0 s U ORNAMENTAL LANDSCAPE REOUIREMENTS ORNAMENTAL LANDSCAPE CALCULATIONS uw ..e. Ow ,VU 1 65•36412)(01 ...Sr. r..R.Mnd Ia ww y m. un nb Rwn4 1 Plan ICI rr.um w el d' T'.n. 139 In Protelded SMRUSS SINS- 247 247 POWYS/ �.a a HVr lr u.um...s vwr s-•6- 0 1.1111 0 0 4 adi. sat it Lae° d it e1Q� oe1�� D Ca. APS ea®flo tr rimil.w.ingawaws nthtntSlea q r o eta era o :oalij ��W awaww�_ waL imp T LEGEND NOTE: ALL PLANTINGS TO MEET SELECTION AND SIZE CR ITE RIA OF FREDERICK COUNT Y LANDSCAPE ORDINANCE SECTION 105/000. ALTHOUGH PLANT COUNT WILL REMAIN THE SAME. ACTUAL SELECTION AND LOCATION OF PLANTS MAY VARY WE TO SITE FEATURESCONTSTRAINTS. FINAL ENGINEERING. AND PLANT AVAILABILITY. Date Revision. co m U a) 1- L d U 0 a) a) m Cn C co co to J J Project Title Drawing Title Project Manager .1 Duggan RLA Drawn By TM Scale NTS Reviewed By JD Drawing No. L- 0 0 d U U 06 (1) H C L Q CI3 2 m U 7 f7 0 2 m Shade Tree minimum size 2" c.c. Foundation Shrubs minimum size 3 gallon container Flowering Tree minimum size 2" c.c. Drivewa Foundation Shrubs Patio Walk minimum size 3 gallon container ORNAMENTAL LANDSCAPE REQUIREMENTS Per Frederick County Ordinance 165- 36A(2)(b) Using calculations based on lot type H Required 5 trees per 1 unit equals 15 shrubs per one unit Provided 680 Trees Required 2040 Shrubs Required Trees Lot Plan 408 Park Plan 154 Main Street Plan 139 701 Provided Shrubs Lot Plan Park Plan Main Street Plan 1360 440 247 2047 Provided INDIVIDUAL LOT ORNAMENTAL LANDSCAPE CALCULATIONS Provided TREES: Shade Trees- 2 Flowering Trees- 1 Evergreen Trees- 0 3 Provided SHRUBS: Shrubs- 10 10 Provided Note: Plants not identified are not part of Proffer Package NOTE: THIS PLAN IS FOR FOR ILLUSRATIVE PURPOSES ONLY ALL PLANTINGS TO MEET SELECTION AND SIZE CRITERIA OF FREDERICK COUNTY LANDSCAPE ORDINANCE SECTION 165 -36B. ALTHOUGH PLANT COUNT WILL REMAIN THE SAME ON EACH LOT, ACTUAL SELECTION AND LOCATION OF PLANTS MAY VARY DUE TO HOUSE SELECTION, LOT FEATURES /CONSTRAINTS, AND AVAILABILITY. No. Data Revisions Project Title Drawing Title Project Manager .1 Duggan RSA Drawn By TM Reviewed By JD Date 12/28/2005 Scala NTS Drawing No. CU U 0 CL U 0 D a N u Q s` a 2 a }s cn U o13 tt J 2.) co (I) oes 0 0 0 '6 "E a) 0 c 0 0 ca 'Cr 0 c t 0 cU 0 0 Urban DeveloPment Area/Sewer Water Service Cedar Meadow s Age Community 114 -SI-Abr ardioRegiorf a l P Cedar Meadow Subject Site 29.70 Acre aSa=3:-.S.4.42