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HomeMy WebLinkAbout07-06 Impact Analysiss IMPACT ANALYSIS STATEMENT A PROPOSED REZONING for PARCEL ID 65 -A -46 Shawnee Magisterial District Frederick County, Virginia April 19, 2006 Prepared for: Mr. Carl Hales Senseny Road Rentals, LLC 2400 Valley Avenue, Suite 8 Winchester, Virginia 22601 Prepared by: PAINTER- LEWIS, P.L.C. 116 South Stewart Street Winchester, VA 22601 Tel.: (540)662 -5792 email: office @painterlewis.com Job Number: 0502018 IMPACT ANALYSIS •TEMENT PARCEL ID 65 -A -46 section IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS i. INTRODUCTION A. SITE SUITABILITY B. SURROUNDING PROPERTIES C. TRAFFIC D. SEWAGE CONVEYANCE AND TREATMENT E. WATER SUPPLY F. DRAINAGE G. SOLID WASTE DISPOSAL FACILITIES H. HISTORIC SITES AND STRUCTURES I. COMMUNITY FACILITIES J. OTHER IMPACTS APPENDIX page 2 page 3 3 4 4 5 5 5 5 5 6 6 7 IMPACT ANALYSIS A.TEMENT PARCEL ID 65 -A -46 i. INTRODUCTION A. SITE SUITABILITY The parcel is not included in any study plans of the Frederick County Comprehensive Plan. Recent development in the Senseny Road area is characterized by large subdivisions containing single family lots. The surrounding properties are generally residential and generally zoned RP. The subject parcel is within the Urban Development Area and Sewer and Water Service Area as established by Frederick County. The site has access to public water and sewer service. The addition of 4 single family lots on this property will reflect the type of residential housing found in the current Senseny Glen. Senseny Glen borders the subject parcel to both the north and east. The two parcels to the west of the subject property have been subdivided and developed as an extension of Dell Court in Senseny Glen. The subdivided lots on the subject parcel would not be serviced via the Senseny Glen Development or Dell Court, but would have its own entrance from Route 657, Senseny Road. The parcel to the north and northwest of the Senseny Glen development is also currently being developed under the name of Twin Lakes Overlook. The subject property is bordered to the south (across Route 657, Senseny Road) by Glenmont Village. For a preliminary, generalized site plan see Exhibit 4. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0120 B shows the subject area to be outside of any flood hazard zone. WETLANDS No wetlands have been identified on the site. STEEP SLOPES According to the soil survey information and a visual inspection of the subject parcel there are no steep slopes present on the property. MATURE WOODLANDS There are no mature woodlands located on this site. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Clearbrook Channery Silt Loam: 9B (2 -7% Slopes). This soil is moderately deep, gently sloping, and somewhat poorly drained. A soft shale bedrock can usually be found at a depth of about 27 inches. The unified soil classifications are CL -ML, CL, GC, and SC. Weikert -Berks Channery Silt Loam: 41C (7 -15% Slopes). This soil is moderately deep, slightly strong sloping, and well drained. Acid shale bedrock can usually be found page 3 at a depth of about 15 inches. The unified soil classifications are GM, ML, SM, GP -GM, IMPACT ANALYSIS •TEMENT PARCEL ID 65 -A -46 GC, and SC. B. SURROUNDING PROPERTIES The subject parcel is bordered to the north by three (3) lots that are part of the Senseny Glen development. These lots are TM #s 65F -22 -110, 65F -22 -111, and 65F -22 -112 and are all zoned RP and are used for single family residences. To the west are three (3) lots that were developed on an extension of Dell Court, which is part of Senseny Glen. These parcels are TM #s 65F -4 1 -2, 65F -4 1 -3, and 65F -4 1 -4. These parcels are also zoned RP and currently in use for single family residences. The subject parcel is bordered to the south by Route 657, Senseny Road. Immediately across Route 657, Senseny Road, the subject parcel is adjacent to three (3) lots in the Glenmont Village development. The lots are TM #s 65D -4 5 -65A, 65D -6 7 -18, and 65D -6 7 -19. TM# 65D -4 5 -65A is owned by the Glenmont Village Homeowners Association, is zoned RP, and is used as open space for the development. The other two (2) parcels to the south are zoned RP and used as single family residences. The subject parcel is bordered to the east by TM# 65 -A -45; this parcel is zoned RA and its use is listed as single family residential. Additional adjacent property owner information can be found in Exhibit 1. C. TRAFFIC The subject parcel in this rezoning request is located on Route 657, Senseny Road. The property is located approximately 575 feet east of the intersection of Route 657, Senseny Road and Senseny Glen Drive. This intersection is the main entrance to the Senseny Glen development. Because of the location of this intersection and an existing driveway, a waiver to relax VDOT requirements will be necessary to create the street intersection. The 2002 VDOT Mobility Management Division estimates that the annual average daily traffic volume on this section of Route 657, Senseny Road, is 1,800 vehicles per day (between Rossum Lane, Rt. 736, and the Clarke County Line). The ITE Trip Generation Manual, Seventh Edition, was used to approximate the average daily traffic that will enter and leave the subject parcel. The owner of the subject parcel has indicated that the intended use for the subject parcel upon rezoning would be for single family residences. We have selected land use 210, Single- Family Detached Housing to model the traffic count for the site. The ITE Trip Generation Manual describes the Single- Family Detached Housing use as follows: "all single family detached homes on individual lots. A typical site surveyed is a suburban subdivision The parcel contains 2.0.acres. The preliminary generalized siteplan for this site (Exhibit 4) shows that the layout and number of proposed lots. An amount of $5,000 per lot will be generated to help mitigate the impacts of future development. Single Family Detached Housing, Code 210 Based on four (4) dwelling unit development: Weekday: 9.57 trips per dwelling unit 39 trips page 4 IMPACT ANALYSIS •TEMENT PARCEL ID 65 -A -46 Weekday A.M.: Peak Hour: 0.75 trips per dwelling unit 3 trips Weekday P.M.: Peak Hour: 1.01 trips per dwelling unit 4 trips Saturday: 10.10 trips per dwelling unit 41 trips Sunday: 8/8 trips per dwelling unit 36 trips D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the Frederick County Sewer and Water Service Area and would be served by the municipal water supply. E. WATER SUPPLY The site is inside the Frederick County Sewer and Water Service Area and would be served by the municipal sewer system. F. DRAINAGE According to the USGS topographic map and the Frederick county soil survey it appears that this site has gentle slopes. Drainage appears to flow toward the Senseny Glen Subdivision. Senseny Glen has an existing network of culverts and storm water management facilities. Subdivision plans for the proposed four lot development should include an analysis to determine the adequacy of the downstream culverts and the impacts of off -site runoff from Dell Court. G. SOLID WASTE DISPOSAL FACILITIES The nearest citizens' trash convenience facility is located at Greenwood Volunteer Fire Department on Route 656, Greenwood Road. According to the Public Works Department, this site is currently overloaded and possibly slated for closure in the near future. Each individual homeowner would be responsible for their own solid waste removal. Please refer to the attached Proffer Statement. There would not be a substantial increase in solid waste disposal costs imposed on the county by the rezoning and subsequent subdivision of this parcel. H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. There are 13 sites, two (2) being potentially significant sites, identified in the Frederick County Rural Landmarks Survey, within a mile of the site. The potentially significant sites are the Fuller- Chapman House and Ford Braithwaite. The remaining identified sites and their proximity to the subject parcel can be seen in Exhibit 2. page 5 IMPACT ANALYSIS •TEMENT PARCEL ID 65 -A -46 The subject property is also not located in an area considered to be a historic Civil War battlefield region by the NPS Shenandoah Valley Civil War Sites Study. A copy of the Civil War Battlefields and Sites map has been attached as Exhibit 3. I. COMMUNITY FACILITIES EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Greenwood Volunteer Fire Company located on Route 656, Greenwood Road. No additional fire and rescue facilities will be required as a result of the proposed rezoning. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for emergency service facilities attributable to this development is $720.00 per lot, or $2,880.00. PARKS AND RECREATION The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $2,136.00 per lot, or $8,544.00. J. OTHER IMPACTS The Frederick County Capital Facilities Impact Model calculates the following additional fiscal impacts attributable to this development: Public Library $267.00 per lot, or $1,068.00; School Construction $19,189.00 per lot, or $76,756.00; Public Safety $658.00 per lot, or $2,632.00; General Government $320.00 per lot, or $1,280.00. The net capital facilities impact is $23,290.00 per lot, or $93,160.00. page 6 EXHIBIT 1 PROPERTY MAP 1 EXHIBIT 2 HISTORIC STRUCTURES MAP 2 EXHIBIT 3 CIVIL WAR BATTLEFIELD MAP 3 EXHIBIT 4 PRELIMINARY GENERALIZED SITEPLAN 4 EXHIBIT 5 FUTURE ROUTE 37- SENSENY ROAD INTERSECTION 5 EXHIBIT 6 PROPERTY DEED 6 EXHIBIT 7 CURRENT TAX STATEMENT 7 EXHIBIT 8 DEVELOPMENT IMPACT MODEL 8 EXHIBIT 9 PROFFER STATEMENT 9 IMPACT ANALYSIS •TEMENT PARCEL ID 65 -A -46 IMPACT ANALYSIS STATEMENT APPENDIX page 7 item 41 5 GREGORY et TAMMY MAGEE PINit 55F-4 1-2 DEED: -04-25140 AWED: RP USE' SNGLE EMPLY RESIDENTIAL ACRES 0.65 ALEXANDER HOMES PIN/ 65F-4 1-4 DEED: -04-5972 ZONED: RP USE SINGLE FAMILY RESIVENIIAL A0915: 0.68 Scale 100' ft R232 SENSENY ROAD R TAGS [LC FIN/: 65 A-16 DEED: -11-73745 ZON RA USE: SI GtE FAMILY R SIDEARM( ES' 2.00 DENNIS LOHGERBEAM CCWSTR. (LC PIN 65E DEED: -04-9892 ZONED: RP USE: 9NGLE FAMILY RESIDENPAL ACRES' 0.86 -1- 11 2 1 1 1—.4- A- —110 1 IRIANI7A.A. HINES At GERALD-T. HEPNER ,:t MOLDLIT REAL RICHARD A. HINES I PIN! 657-22-312 A.IBAIES-HERNER 1 1 ESTAlt CORP. I II RV 65F-22-1111 ?HET! 65F-22-116 I 1 1 171L5 077 Pa: 0.8... 893 PC: 75 ZONED: LIONEDL_RP_ USE SINGLE FAMILY 09E: SINGLE F Y U5E: SINGLE FAMILY 1 RESIDENTIAL RESIDENTIAL RESIDENPAy 1 1 DRAWN BY: PAINTER-LEWIS, P.L.C. 116 South Stewart Street WINCHESTER, VIRGINIA 22601 TELEPHONE (540) 662-5792 FACSIMILE (540) 662-5793 EMAIL: office@painterlewis.com CAN.YON ROAD D SENSENY ROAD I JAMES BUROOCK ASHLEY KNUPP PIM 650-4 5-65A IPINt 550-6 7-18- 0.81.• -02-12729 I I-- KENN R. DalERS P/N/' 650-6 7-19 CEENMDN714LLAGE ASSOCIATION ZONED: RR 013 -02-7!74& \USEIsIONNEDGIE: RP 1 I USE: ANGLE FAMILY DEED: OK: 614 Pa: 802 USE OTHER RESDENPAL t RESIDENTIAL ll 100 CR: 1.87 t 1 t i I t USE: SINGLE FAMILY RESIDENTIAL JAMES EDMONDS Mit 65-A-45 0.0: 759 PC.: 1307 ZONED: RA ACRES: 2.00 CALE: 1"= I DO' DATE: 05/21/05 45 OVERALL SITE MAP JOB #0502018 L ,AshAtre Circle Rt. GREG ALLEN REALTY 2659 SENSENY RD. WINCHESTER, VIRGINIA 22602 DRAWN BY: CBS DRAWING NO.: EXHIBIT 1 i 44 1 MILE RADIUS FROM CENTER OF SITE HISTORICAL PROPERTY KEY 108 VALLEY MILL FARM 396 HOUSE, ROUTE 659 397 ADAMS FARM 398 HAGGERTY HOUSE 423 BRAITHWAITE HOUSE 1133 FULLER CHAPMAN HOUSE 1134 CARPENTER HOUSE 1150 CARTER LEE- DAMRON HOUSE 1151 FORD BRAITHWAITE 1152 OUTBUILDINGS, RT. 657 1153 CARPER HOUSE 1154 TICK HILL 1155 HOUSE, RT. 657 NOTE: INDICATES A POTENTIALLY SIGNIFICANT SITE AS DENOTED BY THE RURAL LANDMARKS SURVEY REPORT OF FRFDERICK COUNTY 1200 Scale 1' 1200 Ft 1200 o d et 0 D Z Qa O LJ U J Q Z U U W U) ow (n O= Q SURVEY NA DRAWN BY: JOB NO.: SEM 0502018 SCALE: DATE: 1 —1200' 00/28/05 SHEET: C.I.: NONE CIVIL WAR SITES 1 First Battle of Kernstown 2 First Battle of Winchester 3 Second Battle of Winchester 4 Engagement at Rutherford's Farm 5 Second Battle of Kernstown 6 Third Battle of Winchester 7 Battle of Cedar Creek 8 Star Fort 9 Fort Cullier 10 Parkins Mill Battery 11 Carysbrook Redoubt 12 19th Corps Line 13 Hilandale Earthworks /1864 -65 Line 14 Zig -Zag Trenches Battlefield Fortification /Entrenchment o sh Co 0 I A Id Cross V j ar e 4 4 111110" Gor Na r' cv v 8 Frederick County Planning Developnent Winchester, Virgino Civil War Battle zelds and Sites the Shenan oah Vall Civil War Sites Study) Defined by th NPS ey dy) 12 -10 -97 _LLN _b_ -7 L R 232 CANYON 11 F114=Ji 1 15— PINit 657-4 12 l DEED: -04-25140 1 RESOMML ----.------4\ 1 ZONED: RP 1 N 7 USE SINGLE FAMILY ACRES 0.65 1 GREGORY et TAMMY MAGEE PINit 65F-4 1-4 DM: -04-5972 ZONED: RP USE SINGLE FAMILY RESIDENTIAL ACRES 0.68 DENNIS LONGERREAM CONS1R. LLC. PIN/ 65F-4 I-J OECD: -04-9892 t- MED: RP USE SOW- FAMILY RESIDENRAL ACRES: 0.86 ale 1" ,.•,,t00 ft". 1 1 Alp lip A HINES& RICHARD A. NI N4S /NV 65F-22-I 2 0.8.: 877 PG: 524 ZONED: RP I NCLETAMIty RESIDENRAL 1 1 answONT. VILLAGE AS5170AnoN 161169\559-4 5-85A DEED: ENC:.614 PG: 802 11 MED: RP SENSENY ROAD ADNTE 100 r "Ill 7 —1 MAID T. I WOEDEK&AL I t --i r 1 k 65F MNIII 65F-22-116 I 1 1 14. BAIES-HEPNERI TESTAE CORA I it.EL- 0 4.TDI -02-1736 atED7 RP usb z s FAMILY USS SW G I E FAMILY R COMM 1 RESIDEVRAL 116 South Stewart Street WINCHESTER, VIRGINIA 22601 TELEPHONE (540) 662-5792 FACSIMILE (540) 662-5793 EMAIL: office@pointerlewis.com 1 SENSOR' RON) wags, LIG. ilal PIN/: 65-A-46 0(0): -02-13145 0 cr. USE: SINGLE FAMILY 1 m if ZONED: RA r RESIDE/MA. ACRES: 2.00 n9 I I Li_ 1 DRAWN BY: P.L.C. JAMES EDMONDS FYN, 65-A-45 8.: 759 PG: 1307 1 0 ZONED: RA 1 r L& 9NCLE FAMILY RE90001,41. L_ _I ACRES: 2.00 I CALE: 1..100 DATE: 05/21/05 45 \JMIES BURDOCK ASHLEY KNUPP HEWN R. DEMD7S PINt 650-6 7 N 659-6 7-76 AB.: -02-12729 DS: -02-17745 ZONED RP 1 ZONED RP XISE: SINGLE FAMILY r 1,... Use SINGLE WILY RESPENWL1 1 1 i RESDEHRALk 1 JOB #0502018 n L 44 --:7M)" 1 Ashley Circle I I I I i I c`■ ,,N I GREG ALLEN REALTY GENERALIZED DEVELOPMENT PLAN 2659 SENSENY RD. WINCHESTER, VIRGINIA 22602 PRELIMINARY GENERALIZED SITEPLAN DRAWN BY: CBS DRAWING NO.: EXHIBIT 1 raMINIIII 4IIMIMEDI'''' _LLN _b_ -7 L R 232 CANYON 11 F114=Ji 1 15— PINit 657-4 12 l DEED: -04-25140 1 RESOMML ----.------4\ 1 ZONED: RP 1 N 7 USE SINGLE FAMILY ACRES 0.65 1 GREGORY et TAMMY MAGEE PINit 65F-4 1-4 DM: -04-5972 ZONED: RP USE SINGLE FAMILY RESIDENTIAL ACRES 0.68 DENNIS LONGERREAM CONS1R. LLC. PIN/ 65F-4 I-J OECD: -04-9892 t- MED: RP USE SOW- FAMILY RESIDENRAL ACRES: 0.86 ale 1" ,.•,,t00 ft". 1 1 Alp lip A HINES& RICHARD A. NI N4S /NV 65F-22-I 2 0.8.: 877 PG: 524 ZONED: RP I NCLETAMIty RESIDENRAL 1 1 answONT. VILLAGE AS5170AnoN 161169\559-4 5-85A DEED: ENC:.614 PG: 802 11 MED: RP SENSENY ROAD ADNTE 100 r "Ill 7 —1 MAID T. I WOEDEK&AL I t --i r 1 k 65F MNIII 65F-22-116 I 1 1 14. BAIES-HEPNERI TESTAE CORA I it.EL- 0 4.TDI -02-1736 atED7 RP usb z s FAMILY USS SW G I E FAMILY R COMM 1 RESIDEVRAL 116 South Stewart Street WINCHESTER, VIRGINIA 22601 TELEPHONE (540) 662-5792 FACSIMILE (540) 662-5793 EMAIL: office@pointerlewis.com 1 SENSOR' RON) wags, LIG. ilal PIN/: 65-A-46 0(0): -02-13145 0 cr. USE: SINGLE FAMILY 1 m if ZONED: RA r RESIDE/MA. ACRES: 2.00 n9 I I Li_ 1 DRAWN BY: P.L.C. JAMES EDMONDS FYN, 65-A-45 8.: 759 PG: 1307 1 0 ZONED: RA 1 r L& 9NCLE FAMILY RE90001,41. L_ _I ACRES: 2.00 I CALE: 1..100 DATE: 05/21/05 45 \JMIES BURDOCK ASHLEY KNUPP HEWN R. DEMD7S PINt 650-6 7 N 659-6 7-76 AB.: -02-12729 DS: -02-17745 ZONED RP 1 ZONED RP XISE: SINGLE FAMILY r 1,... Use SINGLE WILY RESPENWL1 1 1 i RESDEHRALk 1 JOB #0502018 n L 44 --:7M)" 1 Ashley Circle I I I I i I c`■ ,,N I GREG ALLEN REALTY GENERALIZED DEVELOPMENT PLAN 2659 SENSENY RD. WINCHESTER, VIRGINIA 22602 PRELIMINARY GENERALIZED SITEPLAN DRAWN BY: CBS DRAWING NO.: EXHIBIT 1 IMPACT ANALYSIS likEMENT PARCEL ID 65 -A -46 EXHIBIT 5 FUTURE ROUTE 37 SENSENY ROAD INTERSECTION page 12 ;1 1 I v SENSENY ROAD I RENTALS. LLC. d PIN 65 -A -46 DEED: -02-13145 ZONED: M USE SINGLE FANILY RESIDENDAL ACRES: 2.00 l '��JI I�� 1 I LJ ij D ILL a I r si I I L EJ I 1 z r W z W o z z Q z W W O W I I Ld O L'')ZY W 1Y N' O D 1- U w O a 0 SURVEY: FRED. CO SCALE: 1"=200.0' SHEET: 3 Li IY W W ct C.I.: DRAWN BY: JOB NOT B5 0502018 DATE: 3/14/0 1 1 On October 12, 2005, the Frederick County Board of Supervisors directed staff to use the Development Impact Model (DIM) to project the capital fiscal impacts that would be associated with any rezoning petitions containing residential development, replacing the existing Capital Facilities Fiscal Impact Model. The DIM was created by an economic consultant who evaluated and analyzed development within the County in an effort to assist the County in planning for future capital facility requirements. Critical inputs to the DIM are to be reviewed and updated annually to assure that the fiscal projections accurately reflect County capital expenditures. The DIM projects that, on average, residential development has a negative fiscal impacts on the County's capital expenditures. As such, all rezoning petitions with a residential component submitted after December 1, 2005 will be expected to demonstrate how the proposal will mitigate the following projected capital facility impacts: The following is a breakdown of the projected impacts per dwelling unit for each capital facility. 12/1/05 Single Family Dwelling Unit $23,290 Town Home Dwelling Unit $17,731 Apartment Dwelling Unit 9,064 Capital facility Fire And Rescue General Government Public Safety Library Parks and Recreation School Construction Total Development Impact Model Single Family Town home Apartment $720 5528 5540 $320 $245 $245 $658 $503 5503 5267 $204 5204 $2,136 51,634 $1,634 $19,189 $14,618 $5,940 $23,290 $17,731 $9,064 A "read -only" copy of the Development Impact Model is available on the public workstation within the Planning and Development's office. A user manual is also available.