HomeMy WebLinkAbout09-06 Impact AnalysisTASKER WOODS REZONING
IMPACT ANALYSIS STATEMENT
August 2006
The Taskcr Woods site is ideally suited for mixed use residential development. The project,
comprised of parcels 76 -A -49 and 76- A -48A, totals 79.178 Acres of land zoned RA (Rural
Areas) and is located along the eastern boundary of the Urban Development Area in the
Shawnee Magisterial District. By action of the County Board of Supervisors on July 13,
2005 the project area was included in the Urban Development Area and Sewer and Water
Service Area (see Figure 1) thereby allowing for this rezoning petition which seeks to rezone
18.897 acres of land to B2 (General Business) with the remaining 60.281 acres of the site
becoming RP (Residential Performance) (Figure 2). The rezoning would result in a high
quality mixed use development with single family attached and detached uses with a
proffered maximum of 319 dwelling units.
The site is surrounded by primary and major collector roadways providing for excellent
transportation characteristics.
The site has a high elevation of 722.10 feet and a low elevation of 690.0 feet with a general
cross slope of 2% to 5 Characteristic of most properties within the Martinsburg shale
areas of Frederick County, this site was intensively farmed at some point, but no farming has
occurred on the site for at least 20 years. This site is overgrown by cedars and scrub brush
which is characteristic of land that has been taken out of basic agriculture.
Site drainage is afforded by a tributary to Wrights Run which traverses the site from west to
east along with a minor drainage shed which leaves the site to the north and east. The
principle land use surrounding the site is single family residential with some institutional and
church uses. The area to the south is predominantly the Eastgate Industrial Park which is a
developing center for economic growth in Frederick County.
The site is underlain by Martinsburg shale which has been very suitable for the development
of residential communities within the Urban Development Area. Site utilities traverse the
site including a major water main loop owned by the Frederick County Sanitation Authority.
Sanitary sewer is available to the south as a part of the Eastgate Industrial Park.
SURROUNDING PROPERTIES
As mentioned, the principle use surrounding this site is residential. Figure 3 shows an aerial
photograph from 2001 depicting the typical developed uses in the vicinity of the site. The
predominate use to the north of the site is the Macedonia Methodist Church facilities
including a new church together with the old chapel facility and community building and
graveyard. To the north and west is older established single family homes along Macedonia
Church Road and Canter Estates which is a part of the Tasker area land bays and
approaching build out of single family homes: To the south and west are a single family
home and a small farm together with lands planned for business and industrial uses including
1
.F*SWSA
OO® UDA
Roads
A/ Primary Roads
fi Secondary Roads
+v^- Streams
Lakes
O Parcels
Landuse
Residential
Business
Open Spam
Industrial
Tasker Woods Land Use Plan
DRAFT June 2005
250
we
ire
MgCED6
RE
19A TARP
.28Y ‘ACRES,
1P0S n` E ,,S e TACH D 1
w r SF ATTACHED
(TM/WIDNES;
1!1!
vI Il(cn
f %REZONE, RA I B2 G
2 'PRO J PO S R
EDD U CC MME
rL
IRON FENCE
COMMUNITY
CENTER
POCKET PARK
C3 Ac)
COFSOLIDATE CHURCH ENTRANCES
TO SINGLE ACCESS POINT
TASKER WOODS
GENERALIZED DEVELOPMENT PLAN
FREDERICK COI/MY, NRC /N[4
Patton, Ha R s t A sso c i ates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOCE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 2
TASKER WOODS
LOCATION MAP
fREDER /CK COUN7Y, NRDIN/A
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 3
1
ENVIRONMENT
TRAFFIC
the Eastgate Industrial Park. To the east are large lot residential uses generally fronting on
Route 522.
The suggested land use plan was created during the UDA expansion process and shows a
hierarchical transition of residential intensities with single family detached uses turning to
single family attached prior to the transition to the commercial land bay. This plan provides
for a more appropriate transition from the single family uses in the surrounding area to the
proposed commercial and existing commercial and industrial areas South of the Property.
The site generally drains to a principle tributary of Wrights Run and away from existing
residential uses. Design of the project should include special provisions for improvement
and mitigation of drainage issues that may arise.
Special consideration in design should be given to the existing Macedonia United Methodist
Church Road in order to enhance and preserve the church property and function. Also the
improvement of White Oak Road as a major collector to create a more appropriate
connection with Route 522.
Figure 4 is provided to delineate the important environmental features in accordance with
County policy and procedures. Of note are wetlands, steep slopes, and other special
environmental features. None of the above listed environmental factors presents a
particularly difficult planning impact for development of this _site. Sensitive use of these
areas will produce a meaningful open space plan.
The Property is sparsely wooded and includes limited wetlands The National Wetlands
Inventory indicates that wetlands on the site are limited to two ponds, one near the northern
property line adjacent to Front Royal Pike as well as a pond situated closer to the Southern
boundary of the property near Tasker Road. Any wetlands that may exist along stream
channels located on the site will be protected by both riparian buffers as well as an open
space plan that provides an additional buffer for these environmental features. There are no
special issues regarding previous development on the site that require mitigation.
A complete transportation impact analysis has been prepared and is attached as "Appendix
A."
Of significance is a plan suggested by the Urban Development Area expansion process
which includes a weak link minor collector connection between Tasker Road and White Oak
Road as shown on attached Figure 5. By locating this minor collector roadway adjacent to
the east property line of the project it affords direct access by future development of
properties to the east which primarily front on U.S. Route 522 where intersections should be
discouraged. Improvement of White Oak Road to a major collector status in accordance
with the Eastern Road Plan is provided by proffer for this project. It includes improvement
of the roadway along the frontage of Macedonia Church Road to align with the improved
section of White Oak Road. The improvement of White Oak Road was accomplished
2
WETLANDS
(DC POND)
TASKER WOODS
ENVIRONMENTAL FEATURES
FREDERICK COUNTY, V /RGIN/4
TLANDS
l r
C�
WEL�NDS
tit
,EX--STREAM i
Z/r..
I
i J i,/ f l i 1 -r J
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601'
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
F /GORE 4
40' Fr TO FC.
60' ROW
60' RIGHT -OF -WAY
EXISTING PLANNED
INTERSECTION
o a
TASKER WOODS
TRANSPORTATION PLAN
FREDERICK COUNTY, l4RGINIA
60' RIGHT OF WAY
(40' FC TO FC)
117.7
LI
Patton, Harris, Rust Associates, pc
117 E. Picadilly St: Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 5
through the Canter Estates development Special provisions for access to the Macedonia
Church are planned to allow for full functional use of this facility as a part of entrance
planning to the future improved section of Macedonia Church Road. The Tasker Woods
development pattern proposes a single entrance along the portion of Macedonia Church
Road identified as a major collector. An Additional connection is provided to Tasker Road
at a planned location where an entrance was installed as a part of regional transportation
planning. This connection will be the primary access for business and commercial acreage
associated with the rezoning and will also provide access to the residential portion of the
project as well. Details regarding edge treatment for the cemetery, entrance buffers and
screens, and onsite church improvements have been agreed upon by the Church and
applicant and shall be included as proffered conditions for the project.
The traffic impact analysis (TIA) indicates that the proposed rezoning of both residential
and commercial portions of the Property would result in a total of 12,846 new vehicle trips
per day. Trip distributions indicated that the majority of the traffic (60 will travel North
on Front Royal Pike. The remaining trips will head either South on Front Royal Pike (15
or West on Tasker Road (25 towards Interstate 81 and the 37 Bypass. When paired with
2010 background traffic from both existing and planned development projects, the TIA
indicates that in order to meet a level of service C or better, signalization will be needed at
four intersections:
1) Tasker Road and White Oak Road
2) Tasker Road and Front Royal Pike
3) Macedonia Church Road and Front Royal Pike
4) Tasker Road and Marcel Drive
The rezoning of the Eastgate Industrial Park and Commerce Center provides for the
signalization of Tasker Road and Front Royal Pike when warranted by VDOT. Additionally,
a signal at the intersection of White Oak Road and Tasker Road was proffered as part of the
Cedar Meadows application, thereby making the proposed development responsible for the
signalization of:
1) Macedonia Church Road and Front Royal Pike
2) Tasker Road and Marcel Drive.
The TIA also indicates that turn lanes are needed at the signalized intersection of Tasker
Road and White Oak Road. These improvements were not included with the signal
proffered by as part of the Cedar Meadows application. As such, the Applicant has
proffered $500 dollars per single family, attached unit and $1000 per single family, detached
unit that could be used in conjunction with the revenue sharing program to provide the turn
lanes or to help fund other transportation improvements along Tasker Road.
SEWAGE CONVEYANCE AND WATER SUPPLY
Presently sewer service is available via an 8" main that travels to the south of this project by
a pump station installed adjacent to Tasker Road as a part of the Eastgate project. A new
pump station will be needed and is shown on Figure 6.
3
PROPOSED
FORCE MAIN
EX. PUNP
STATION
ka
o m
t
TASKER WOODS
UTILITY PLAN
FREDERICK COUNTY, VIRG IN/4
Patton, Harris, Rust at Associates, pc
117 E. Picodilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 6
An analysis of run times on the existing pump station and scheduled additions to the pump
station would indicate additional capacity is available for this project. Using a standard rate
of 200 gallons per day /dwelling unit and 200 gallons per day /1,000 square feet of
commercial floor area, it is projected that the proposed development would produce
approximately 99,600 gallons per day of sewer flow. Wastewater generated by this project
will be transferred to the Parkins Mill Wastewater Treatment Facility which is currently being
expanded from 2 to 5 MGD by the FCSA and FWSA. This project will have a scheduled
and minor impact on sewage impact flows and connection fee income as recently increased
by the FCSA will provide for capacity expansion as planned for the Urban Development
Area.
Water supply is provided by way of a 12" water main located along the western boundary of
this site which serves as a loop connection along U.S. Route 522 through Albin to a
connection with the 20" transmission main located near the Paper/pill Road intersection
with Route 522. Water demand of the project would be equivalent to its sewer production
of 99,600 gallons per day.
Current water pressures in the area are acceptable to serve the proposed uses. The proposal
would have a manageable impact on operating characteristics. The primary water source for
this development is the Stephens City quarry system through the James Diehl Water
Treatment Facility augmented by both the City of Winchester connection to the
transmission main from Middletown and by the Northern Water Plant at Clearbrook in
cases where needed. There is adequate capacity to serve this development in those systems
and charges for water service connections allow mitigation by the FCSA on facility
improvements needed.
DRAINAGE
Figure 7 shows a preliminary plan for storm water management for this site. Of note is the
use of existing ponds for wet storm water management facilities and additional storm water
management facilities will be installed in the general location shown. This site will be served
by enclosed storm sewer of modern design and will meet the State of Virginia requirements
for storm water management.
As previously noted, there are no special impacts of drainage on adjacent properties. Of note
are the properties to the north and east of the project where a small portion of the drainage
shed discharges to adjacent lands. Special precautions will be made in all places where direct
discharge leaves the site to first concentrate the discharge back into the site for purposes of
management and secondly, to mitigate the effects of impacts that may be created by the
increased intensity of land use for this project. There are no special issues which require
offsite improvements noted as a part of this analysis.
4
POSSIBLE STORMPONDS
DRAINAGE FLOW DIRECTION
i ��t
t
V l r t
it ,i Af n �J l 1
/77
0
TASKER WOODS
STORMWATER MANAGEMENT PLAN
FREDERICK COUNTY, VIRGINIA
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
'Cc
)S 1 P
o fc ,r-
!G
FIGURE 7
Unit Type
Units
Waste Generation
Total Waste (lbs)
Single Family Detached
120
12 lbs/day
1,440
Single Family Attached
199
91bs /day
2,388
Office Space
179,000 square feet
25 lbs /1,000 sq.ft.
4,475
Total 8,303
SOLID Waste
The following table shows a projection of solid waste generation as a part of this project.
Requirement of curbside pick -up will be an improvement to solid waste issues associated
with increased dumpster use in the County.
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.
IMPACT ON COMMUNITY FACILITIES
The mixed use nature of this proposed rezoning will help mitigate the fiscal impacts
associated with providing services to the residential component of the project. However,
the Applicant has proffered to fully mitigate the projected impacts of the residential
development as a definitive phasing schedule for the commercial portion of the project
has yet to be determined. Specifically, the Applicant has proffered to contribute $24,290
per single family detached unit and $18,231 per single family attached unit at the time
building permit. The total contribution exceeds the County Impact Model by $500
dollars per unit for single family, attached uses and $1,000 per unit for single family,
detached uses and is proffered to be allocated as follows:
Fire and Rescue:
General Government:
Public Safety:
Library:
Parks and Recreation:
School Construction:
Transportation:
TOTAL:
Single Family Detached
$720.00 per unit
$320.00 per unit
$658.00 per unit
$267.00 per unit
$2,136.00 per unit
$19,189.00 per unit
$1,000.00 per unit
$24,290.00 per unit
5
Single Family Attached
$528.00 per unit
$245.00 per unit
$503.00 per unit
$204.00 per unit
$1,634.00 per unit
$14,618.00 per unit
$500.00 per unit
$18,231.00 per unit