HomeMy WebLinkAbout11-06 Impact AnalysisImpact Analysis Statement
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Grcemvay Engineering
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 3.25± -acre subject property identified as Abram's Chase and
owned by Harvest Communities, Inc. The subject property consists of two contiguous
parcels identified as Tax Map Parcel 65- ((A)) -27A containing 1.68± -acres and Tax Map
Parcel 65- ((A)) -28A containing 1.57 acres. The subject site is located on the north side of
Senseny Road (Route 657), adjacent to the Parkwood Manor Subdivision. The Applicant
proposes to conditionally rezone the 3.25± -acre subject site from RA, Rural Areas District to
RP, Residential Performance District. The Applicant plans to develop the subject property as
single family detached residential housing on small lots.
Basic information
Location:
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Use:
Proposed Zoning:
Total rezoning area:
Proposed build -out
March 1, 2006 Abram's Chase Rezoning
Revised May 19, 2006
ABRAM'S CHASE REZONING
Fronting on the north side of Senseny Road (Route
657), adjacent to the Parkwood Manor Subdivision.
Red Bud
65 -((A)) -27A and 65 -((A)) -28A
RA, Rural Areas District
Residential
Residential, Single family detached residential housing
on small lots
RP, Residential Performance District
3.25± -acres
14 Single family detached residential units on small
lots
File #4545H Impact Statement/EAW 2
Greenway Engineering
COMPREHENSIVE PLAN
Urban Development Area
The 3.25+ -acre subject site is currently located within the Urban Development Area (UDA).
The Comprehensive Policy Plan states that new suburban residential development will be
located with the boundaries of the UDA. Therefore, the proposal to rezone the 3.25± -acre
subject site to RP, Residential Performance District is in conformance with the
Comprehensive Policy Plan.
Sewer and Water Service Area
The 3.25± -acre subject site is currently located within the Sewer and Water Service Area
(SWSA). The Comprehensive Policy Plan identifies the SWSA as the area in which public
water and sewer infrastructure is to be located, which determines where urban development
will occur. Therefore, the proposal to rezone the 3.25± -acre subject site to RP, Residential
Performance District is in conformance with the Comprehensive Policy Plan
recommendations for water and sewer service.
SUITABILITY OF THE SITE
Access
March 1, 2006 Abram's Chase Rezoning
Revised May 19, 2006
The 3.25± -acre subject site is located on the north side of Senseny Road (Route 657),
approximately 1/4-mile east of the intersection of Senseny Road and Greenwood Road (Route
656). Senseny Road is identified as a major collector road and currently has one eastbound
and one westbound travel lane. The Abram's Chase Subdivision will only have one
connection to Senseny Road that will be located a minimum of 200 feet to the west of
Parkwood Circle. The Applicant has conducted a site distance study that has been reviewed
by the Virginia Department of Transportation (VDOT) to ensure that vehicles can safely
access the Abram's Chase Subdivision from Senseny Road. All residential lots within the
Abram's Chase Subdivision will be served by a state maintained street with sidewalks that is
dedicated to VDOT.
Flood Plains
The 3.25± -acre subject site does not contain areas of floodplain as demonstrated on FEMA
NFIP Map #510063- 0120 -B and on the Frederick County GIS Database. The subject site is
identi as a "Zone C" area of minimal flooding.
Wetlands
The 3.25± -acre subject site does not contain wetland areas as demonstrated on the National
Wetlands Inventory (NWI) Map information from the Frederick County GIS Database.
File #4545H Impact Statement/EAW
Greenway Engineering
Soil Types
The 3.25± -acre subject site contains two soil types as demonstrated by the Soil Survey of
Frederick County, Virginia (page 36) and the Frederick County GIS Database. The
following soil types are present on site:
9B Clearbrook Channery Silt Loams 2 -7% slope
41C Weikert -Berks Silt Loams 7-15% slope
41D Weikert -Berks Silt Loams 15 -25% slope
Table 5 on page 123 of the Soil Survey of Frederick County, Virginia does not designate
either soil type found on the 3.25± -acre site as prime farmland soils. The soils types are
generally classified as moderate for development purposes because of slope, depth to rock
and wetness. These soils types are consistent with the soil types found in the Parkwood
Manor, Lynnhaven, and Sovereign Village subdivisions surrounding the subject site;
therefore, the soil types are suitable for residential development.
Other Environmental Features
March 1.2006 Abram's Chase Rezoning
Revised May 19, 2006
The 3.25± -acre subject site does not contain areas of steep slope, lakes or ponds or natural
stormwater retention areas as defined by the Frederick County Zoning Ordinance. There are
no environmental features present that create development constraints 011 the subject site.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: RP, Residential Performance District Use: Lynnhaven Subdivision
South: RA, Rural Areas District Use: Agricultural
East: RP, Residential Performance District Use: Parkwood Manor Subdivision
West: RA, Rural Areas District Use: Residential
TRANSPORTATION
The Abram's Chase Subdivision is proffered to be developed with a maximum of 14 single
family detached residential units on small lots. All vehicle trips associated with the
residential lots will access Senseny Road (Route 657) at a single entrance point and will
either travel west towards Greenwood Road (Route 656) to access Millwood Pike (Route 50
East) and the City of Winchester, or will travel east to access Berryville Pike (Route 7) to
points east of Frederick County.
File 44545H Impact Statement/EAW 4
Greenway Engineering
March 1. 2006 Abram's Chase Rezoning
Revised May 19, 2006
The Virginia Department of Transportation (VDOT) 2004 Annual Average Daily Traffic
Volumes Estimates identify the segment of Senseny Road (Route 657) between Greenwood
Road (Route 656) and Rossum Lane (Route 736) with an average volume of 5,500 vehicle
trips per day (VPD). The ITE Trip Generation 7 Edition identifies single- family detached
housing (ITE 210) with an average rate of 9.57 VPD per household. Therefore, the proffered
14 -lot single family detached subdivision is anticipated to generate a maximum of 134 VPD.
The 134 VPD represents an increase of approximately 2.5% of the 2004 average volume on
Senseny Road and an increase of approximately 2.2% of the 2006 average volume on
Senseny Road assuming a 5% annual increase in traffic volume on the segment. Assuming a
70% traffic split for vehicles traveling west and a 30% traffic split for vehicles traveling east.
the Abram's Chase Subdivision will generate approximately 94 VPD that will travel towards
Greenwood Road and the City of Winchester and will generate approximately 40 VPD that
will travel to points east of Frederick County.
A detailed traffic impact analysis statement (TIA) was prepared for the Senseny Village
Subdivision, which was approved by Frederick County and VDOT in calendar year 2005.
This TIA projected the impacts to the same segment of Senseny Road (Route 657) and the
intersection of Senseny Road and Greenwood Road (Route 656) throughout the anticipated
buildout year of 2010. The results of this TIA demonstrated that Senseny Road and the
intersection of Senseny Road and Greenwood Road functioned at an acceptable level of
service (LOS) throughout the buildout year under current geometric conditions.
The Abram's Chase Subdivision will be built out in calendar year 2007, prior to the build out
of the Senseny Village Subdivision; therefore, the current geometric conditions of this road
segment and of the Senseny Road /Greenwood Road intersection will be able to accommodate
this projected increase in average daily traffic volume. Furthermore, the Applicant's proffer
statement provides a $1,000 per residential unit monetary contribution to the Frederick
County General Transportation Fund that can be used unconditionally by the County towards
road improvements. The 134 VPD associated with the Abram's Chase Subdivision will not
create a negative impact to the transportation network and the Applicant's development
proposal offers an additional revenue source to assist Frederick County and VDOT with road
improvements.
SEWAGE CONVEYANCE AND TREATMENT
The 3.25+ -acre subject site is located in the eastern portion of the Sewer and Water Service
Area (SWSA). There is an existing Frederick County Sanitation Authority (FCSA) 8"
sanitary sewer main and easement that is located along the northern portion of the subject
site. This sewer line will direct effluent from the Abram's Chase Subdivision to the new
Frederick County Sanitation Authority regional pump that will convey effluent to the
Opequon Wastewater Treatment Plant (OWTP) located on Berryville Pike (Route 7).
Impacts of the proposed rezoning on the sewage conveyance and treatment system are based
on the proffered land use of 14 single- family detached dwelling units. Design figure
estimates are based on 225 gallons per day (GPD) per single- family detached unit.
File #4545H Impact Statement/EAW
Greenway Engineering
March 1,2006 Abram's Chase Rezoning
Revised May 19, 2006
The figures below represent the impact that this project would have to the sewage
conveyance system and treatment system at full build -out of 14 dwelling units:
Q 225 GPD per dwelling unit
Q 225 GPD x 14 dwelling units
Q 3,150 GPD
The proposed zoning is estimated to add 3,150 gallons per day to the public sewage
conveyance system and the Opequon Wastewater Treatment Plant (OWTP). The design
capacity of the OWTP plant is currently 8.4 million gallons per day, of which the City and
the County are currently utilizing approximately 6.4 million gallons per day. The total build
out of the Abram's Chase Subdivision would increase the treatment demands at the OWTP
by approximately 0.15% of the current available capacity at the OWTP; therefore, adequate
capacity, source and infrastructure is available to serve this development.
WATER SUPPLY
The 3.25± -acre subject site is located in the eastern portion of the Sewer and Water Service
Area (SWSA). There is an existing Frederick County Sanitation Authority FCSA 8 -inch
water line along the north side of Senseny Road (Route 657) that adjoins the subject site and
will be utilized to serve the project. Potable water is provided to this area of Senseny Road
through a series of water transmission lines whose source is the Stephens City quarry system,
which is treated at the James H. Diehl Water Filtration Plant. This treatment plant provides
approximately 4.0 MGD of potable water and is expandable to treat 6.0 MGD.
Impacts of the proposed rezoning on the water supply system are based on the proffered land
use of 14 single family detached dwelling units. Design figure estimates are based on 275
gallons per day (GPD) per single family detached unit. The figures below represent the
impact that this project would have to the water supply system at full build -out of 14 single
family residential dwelling units:
Q 275 GPD per dwelling unit
Q 275 GPD x 14 dwelling units
Q 3,850 GPD
The Abram's Chase Subdivision will utilize an estimated 3,850 gallons of water per day.
Potable water is provided to this area of the SWSA through transmission from the Stephens
City quarry system and through water purchased from the City of Winchester. The projected
water usage at build -out is negligible. Therefore, adequate capacity, source and
infrastructure are available for this subdivision.
File #454511 Impact Statemem/EAW 6
G rcenway Engineering
SITE DRAINAGE
March 1, 2006 Abram's Chase Rezoning
Revised May 19, 2006
The 3.25± -acre subject site has pronounced drainage swales along the northern property
boundary and along the eastern property boundary. Stormwater flows from properties west
of the subject site through the drainage swale along the northern property boundary, while
properties on the south side of Senseny Road (Route 657) drain to a culvert system within the
Senseny Road right -of -way that discharges to the drainage swale along the eastern property
boundary. Stormwater leaves the subject site at the northeastern corner and flows through
the Lynnhaven and Sovereign Village subdivisions to the twin lakes on the properties
immediately to the east, ultimately draining to the Opequon Creek. On -site stormwater
management is proposed in the northeastern portion of the subject site to control the
increased run -off at or below pre development rates, which will result from the development
of this site. All storm water management measures will be designed to meet state and local
standards and will be approved by the County Engineer.
SOLID WASTE DISPOSAL
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 t11 edition). The following figures show the increase in average annual volume
based on the 14 residential units that will be developed in the Abram's Chase Subdivision:
AV 5.4 cu. yd. per household
AV 5.4 cu. yd. x 14 dwellings
AV 75.6 cu. yd. at build -out, or 53 tons /yr at build -out
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 Abram's Chase
Subdivision will generate approximately 53 tons of solid waste annually on average. This
represents a 0.02% 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 Abram's
Chase Subdivision is located within close proximity of the Regional Landfill and the
Greenwood Citizen Convenience Center. The Regional Landfill has adequate capacity to
accommodate the solid waste impacts associated with the 14 -lot subdivision.
HISTORICAL SITES AND STRUCTURES
The 3.25± -acre subject site does not contain structures that are deemed eligible for the
national register or the state register of historic places. This site is not contained within any
core battlefield area designed by the National Park Service Civil War Sites in the
Shenandoah Valley or by the Frederick County GIS Database. The Frederick County Rural
Landmarks Survey does not identify any structure on the property as potentially significant.
File #4545H Impact Statement/EAW 7
Greenway Engineering
The Frederick County Rural Landmarks Survey identifies the Greenwood School #34 -421)
as a potentially significant structure within the closest proximity to the subject site. The
Greenwood School is located approximately 2/3 -mile to the west of the subject site;
therefore, the development of the Abram's Chase Subdivision will not have any negative
impact to cultural resources or to the viewshed of any significant historical structure or site.
I. OTHER IMPACTS
The Frederick County Development Impact Model (DIM) was formally adopted by the
Frederick County Board of Supervisors in October 2005. The Board of Supervisors
authorized the DIM to be applied to rezoning applications that were filed for consideration as
of December 1, 2005. The new DIM assessment of Capital Facilities Impacts for single
family detached residential dwelling units is $23,290.00 per unit. The $23,290.00 impact per
residential unit for Capital Facilities Impact is itemized as follows:
Fire and Rescue 720.00
General Government 320.00
Public Safety 658.00
Library 267.00
Parks and Recreation 2,136.00
School Construction $19,189.00
March 1, 2006 Abram's Chase Rezoning
Revised May 19, 2006
The Applicant's proffer statement provides a monetary contribution of $23,290.00 for each
residential dwelling unit that is to be paid to Frederick County at the time of building permit
issuance. Therefore, the Abram's Chase Subdivision will completely mitigate the Capital
Facilities Impacts to Frederick County for each residential dwelling unit prior to occupancy
of the unit. No additional impacts to County capital facilities are anticipated by this
residential development proposal.
File 44545H Impact Statenient/EAW 8