HomeMy WebLinkAbout12-06 Impact AnalysisFrederick County, Virginia
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF
CARRIAGE PARK
Red Bud Magisterial District
August 2006
Prepared by:
Patton Harris Rust Associates, pc
117 E. Piccadilly Street
Suite 200
Winchester, Virginia 22601
Phone: 540-667-2139 Fax: 540-665-0493
OCT 6 2006
/0/■
August 2006 Carriage Park
I. Application Form
II. Impact Analysis
A. Site History and Project Background
B. Location and Access
C. Site Suitability
D. Traffic
E. Sewage Conveyance and Water Supply
F. Site Drainage
G. Solid Waste Disposal Facilities
H. Historic Sites and Structures
I. Impact on Community Facilities
III. Proffer Statement
IV. Agency Comments
V. Survey Plat and Deed
VI. Tax Ticket
Table of Contents
//i
January 2006
I.
APPLICATION
Carriage Park
January 2006
II.
IMPACT ANALYSIS
Carriage Park
August 2006 Carriage Park
SUMMARY AND JUSTIFICATION
The Carriage Park property lies wholly within the Urban Development Area (UDA) and
Sewer and Water Service Area (SWSA) of Frederick County, with direct access to both
eastbound Route 7 and Valley Mill Road. The site is located in close proximity to the
Haggerty project, which was successfully rezoned for residential land uses. The
development of the Carriage Park property will continue to establish the development
pattern in the Route 7 corridor and will provide for the integration of the project with
adjacent properties should they develop in a manner harmonious with the Comprehensive
Plan.
The rezoning of the site for a single family residential development consisting of a maximum
of 165 dwelling units is consistent with the vision of the Comprehensive Policy Plan, which
expressly calls for suburban residential uses to predominate within the UDA. The site is
generally located in an area designated for residential land use on the Eastern Frederick
Coun Lon! Ran!e Land Use Plan map. By using available land within the UDA, this
rezoning promotes a dynamic housing market within the county's designated growth area,
reducing development pressures in the County's rural areas. The project density of 3.59
dwelling units per acre is well within the zoning guideline of 5.5 dwelling units per acre for
parcels between 10 and 100 acres.
The applicant is confident that the proposed rezoning includes a proffer program that will
appropriately and effectively mitigate the impacts of this development while providing
funding for regional transportation projects. The single family residential land use
envisioned for the site is compatible with the development trend emerging in the area and is
e^ Grin 'R
Map Features
,A County Boundary
1 Tax Map Boundary
Community Centers
George Washington National Forest
0 Hamlets
Lakes/Ponds
Streams
'Sewer Water Service Area
Urban Development Area
Roads/Transportation
N Interstates
A/ Primary Highways
Secondary Roads
Named Private Roads
Unnamed Private Roads
Proposed Route 37
Railroads
Cities/Towns
Middletown
5:3 Stephens City
Winchester
Agricultural Districts
Double Church
Ma Refuge Church
South Frederick
j
Zoning
61 (Business, Neighborhood District)
62 (Business, General District)
IM 63 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MN1 (Mobile Home Community District)
RE MS (Medical Services District)
R5 (Residential, Recreational Community District)
RA (Rural Areas District)
RP (Residential Performance District)
Iskl
Wiring
Kkad
ro
S
m
Q
CARRIAGE PARK
ZONING MAP
FREDERICK COUNTY, kkIRG /N14
7
24
66
PROJECT
SITE
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FM: (540) 665 -0493
46
August 2006
consistent with the land use policies of the Comprehensive Policy Plan. As such, this
rezoning request merits favorable consideration and approval.
SITE BACKGROUND AND HISTORY
Carriage Park
The Carriage Park property consists of 45.44 acres of land located in the UDA within the Red
Bud Magisterial District. Approximately 15.18 acres of the site are zoned MH1 (Mobile Home
Community) while the remaining 30.26 acres are zoned RA (Rural Areas). Two existing homes
reside on the site, but will not pose a hindrance to the intended development of the property.
The site is located in an emerging residential area wherein public facilities have been installed
through prior development and are readily available for extension into the site. Available
facilities include water and sewer lines, and road infrastructure.
The requested rezoning from RA (Rural Areas) and MH1 (Mobile Home Community) to RP
(Residential Performance) will enable continued development within the UDA in accord with the
Comprehensive Policy Plan.
LOCATION AND ACCESS
The Carriage Park property is bounded by Valley Mill Road to the East, Route 7 to the North,
and Blue Ridge Mobile Home Park to the West (Figure 1). Access will be provided via a single
entrance on Valley Mill Road near the intersection of Valley Mill and Route 7. Additionally, an
interparcel connector will be provided at the Southern boundary of the property to facilitate access
to both the adjacent parcel and Valley Mill Road in the future (Figure 2). As indicated by the
Generalized Development Plan, new entrances on Route 7 will be avoided
An emergency access connection will be provided between the Blue Ridge Mobile Home Park to the
West to allow two way emergency access. Current designs for proposed Route 37 align the off
ramps with the future intersection of the Haggerty Spine Road and the existing intersection of Valley
Mill Road and Route 7. As such, signalization of the Valley Mill intersection, which is proffered as
part of this rezoning application, is needed as part of the large scope transportation planning effort
EDERICK
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17 E. Picadilly St Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
INURE 2
August 2006 Carriage Park
along the Route 7 corridor. Future extension of Carriage Park access to Valley Mill Road to the
South may allow future interparcel access, depending on future applicant desires should the adjacent
property develop.
SITE SUITABILITY
The site does not contain conditions that would preclude or substantially hinder development
activities. The following table provides an area summary of environmental features:
Carriage Park Property
Environmental Features
Total Project Area 45.44 acres
Area in Flood Plain 10.50 acres 23.1%
Area in Steep Slopes .48 acres .01%
Area in Wetlands IBD 113D
Lakes Ponds 0.25 acres <.01%
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, with the
particular geology being Martinsburg shale and slopes ranging from 3% to 25 Such geology is
prevalent on land located east of Interstate 81 and is not identified as prime farmland by the
Frederick County Comprehensive Plan.
The site is predominantly wooded and no history of agricultural use has been identified. Two
stream channels traverse the property, including Ash Hollow Run which runs parallel to Route 7 at
the Northern boundary of the property. Ash Hollow Run flows into Abrams Creek which crosses
the Eastern boundary of the site prior to crossing under Route 7 and ultimately terminating at
Opequon Creek. Riparian buffers required by ordinance will be preserved on either side of the
stream channel. Additionally, the design of the project will respect the 100 year flood plain
associated with these stream channels (Figure 3). The majority of sensitive environmental areas
identified will be placed in permanent open space.
The National Wetlands Inventory does not identify any wetlands on the Carriage Park property,
however any potential wetlands associated with the stream channels will be located within the
project's open space and identified by a wetlands delineation as part of the Master Plan phase of the
„Tits
o
en as
CARRIAGE PARK
SITE CHARACTERISTICS MAP
FREDERICK COUNTY, VIRGINIA
Patton, Harris, Rust Associates, pc
117 E. Picadily St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 3
August 2006 Carriage Park
project. A small pond located on the Western portion of the property will be maintained within the
open space required for the development as well.
Steep slopes comprise a small portion of the Property. County regulations prevent disturbance of
more than 50 percent of the identified steep slopes. As such, the proposed development scheme
will disturb less than one quarter acre of steep slopes at maximum.
TRAFFIC
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 traffic generation figures from the
I.T.E. Trip Generation Manual 7 Edition, the TIA projects that the proposed development will
produce 1,348 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.
It is important to note that approximately 15 acres of the site are currently zoned MH1 (Mobile
Home Community). At a gross density of 8 units per acre as permitted by the Frederick County
Zoning Ordinance, the site currently has the potential to yield nearly 120 mobile home units as a by-
right use. Using the equation indicated for mobile homes by the I.T.E. Trip Generation Manual, 7
Edition, the portion of the Property zoned MHI could yield 700 vehicle trips. Developing the
remaining 30 acres of the site zoned RA as by -right residential would yield an additional 60 trips per
day from six single family detached homes bringing the potential by -right traffic generation to a total
of 760 vehicle trips per day. As such, the proposed development plan would produce only 588
vehicle trips per day in excess of the existing by -right traffic generation potential.
Access to the site will be provided via a single entrance on Valley Mill Road. While a right -in right
out entrance to Route 7 would be substantially less expensive, the Applicant has proffered to avoid
such a connection to prevent less safe U -turn movements that would result due to the grade
separation between the east bound and west bound lanes of Route 7. Project generated as well as
background traffic suggests the installation of a stoplight where Route 7 intersects Valley Mill Road.
This signal is provided as a component of the Carriage Park proffer package.
SITE DRAINAGE
August 2006 Carriage Park
Furthermore, in recognition of the importance of the future ttansportation system envisioned
servicing the area in close proximity to the Property's location, the Applicant has proffered
S5,000.00 per single family detached and $3,000.00 per single family attached dwelling towards
transportation improvements within the vicinity of the site. Assuming a full build -out as stipulated
by proffer of 165 dwelling units, this monetary contribution would total $641,000.00.
SEWAGE CONVEYANCE AND WATER SUPPLY
Sewer service will be provided to the site through connection with the existing line located in the
Blue Ridge Mobile Home Park (Figure 4). Using a standard rate of 200 gallons per day /dwelling
unit, it is projected that the proposed development would produce 32,200 gallons of sewer flow per
day.
Water service will be provided by connection to the existing 8 inch line that serves the adjacent Blue
Ridge Mobile Home Park. Water consumption for the project will be roughly equivalent to the
projected sewage generation of 32,200 gallons per day.
Site drainage collects and leaves the site to the north and east via Ash Hollow Run and Abrams
Creek prior to draining into Opequon Creek. It is anticipated that low impact development
techniques including a buffer preserving existing vegetation along Route 7 and Valley Mill Road
together with good erosion control practice will mitigate adverse stormwater discharge impacts. The
preservation of riparian buffers and developing with respect to the existing floodplain 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.
CARRIAGE PARK
UTILITY PLAN
FREDERICK COUNTY, NRC /N/A
Patton, Harris, Rust Associates, pc
117 E. Piicadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FM: (540) 665 -0493
FIGURE 4
Unit Type
Units
Waste Generation
Total Waste (lbs)
Single Family Detached
73
12 lbs /day
876
Single Family Attached
92
9 lbs /day
828
August 2006
SOLID WASTE DISPOSAL FACILITIES
HISTORIC SITES AND STRUCTURES
The following table shows a projection of solid waste generation as a part of this project.
Carriage Park
Total
1,704 Ibs
Proffered curb -side pickup will be an improvement to solid waste issues associated with increased
dumpster use in the County.
The Frederick County Rural Landmarks Survey does not identify any structures of historic
importance on the subject site.
According to the National Park Service Study of Civil War Sites in the Shenandoah Valley of
Virginia, the subject site is included in the battlefield study area of the Third Battle of Winchester
with the northern portions of the site along Route 7 identified as core battlefield area. The
Property's location coincides with the early phases of the battle when General Sheridan's Union
troops advanced through Berryville Canyon towards Jubal Early's confederate troops just outside of
Winchester. Portions of the battlefield in the vicinity of the site, such as the adjoining mobile home
park, have lost integrity according to the National Park Service study. Recognizing the importance
of the Property's location with respect to the preliminary phases of the Third Battle of Winchester,
the Applicant has proffered to maintain the existing tree coverage on the Property within 100 feet of
the Property boundary along Route 7 and Valley Mill Road. Additionally, the Applicant has
proffered $25,000.00 allocated for security fencing at historic Star Fort.
October 2006 Carriage Park
IMPACT ON COMMUNITY FACILITIES
The Applicant has proffered monies greater than the impact indicated by the newest Frederick
County Fiscal Impact Model to mitigate the projected fiscal impact on community facilities
attributable to the proposed rezoning. It is important to note that the existing potential for 120
mobile home units would result in a negative fiscal impact of roughly $2,700,000 without the benefit
of offsetting proffers. This rezoning application removes the potential fot a by -right mobile home
park while simultaneously proffering monies above the projected impact of the proposed 165 single
family dwelling units. Specifically, the applicant has proffered to contribute $28,290 per single
family detached unit and $20,731 per single family attached (i.e. townhome) at the time of building
permit issuance. The total contribution 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
$5,000.00 per unit
$28,290.00 per unit
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
$3,000.00 per unit
$20,731.00 per unit
Code Land Use
Amount
In
AJI Peak (lour
Out Total
In
PM I'eak Hour
Out Total
Ann
Carriage Park
230 Townhouse/Condo
240 units
Total
18
18
86
86
104
104
83
83
41
41
123
123
2,088
2,088
Patton Harris Rust Associates
Eng nears. Surveyors. Planners. Lmdsccpe Architects.
10212 Governor Lane Boulevard
P l L t Suite 1007
H Williamsport, Maryland 21795
T 301.223.4010 F 301.223.6831 Memorandum
To: Michael Ruddy, Deputy Director
Organization /Company: Frederick County Planning Department
Date: February 23, 2007
An Addendum to: A Trafc Impact Anafvri of Carr a Park, dated
Project Name /Subject: September 08, 2006
PHR +A Project file Number: 13554
Per your request, Patton Harris Rust Associates (PI -IR +A) has prepared this document as an
addendum to the study titled: ATra/lic ImpactAnalvrir ofCarnate Park dated September 08, 2006, in order
to address modifications in land use and site- access relating to the current Carriage Park development
plan. The site will include 240 residential townhouse units with access provided via a proposed
signalized site driveway located along the south side of Route 7 between Woods Mill Road (Route 660)
and Valley Mill Road (Route 659). Traffic analyses are provided in this memorandum for the
intersection of Route 7 /Carriage Park Site- Driveway during 2007 build -out conditions. All methodology
remains consistent with that of the September 08, 2006 report.
TRIP GENERATION
Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Tnt Generation Report, PI -IR +A
has prepared Table 1 to summarize the trip generation for the proposed Carriage Park development.
Table I
Proposed Development: Carriage Park
Trip Generation Summary
2007 BUILD -OUT CONDITIONS
CONCLUSION
From: Michael Glickman, PE
PHR +A established 2007 build -out conditions in accordance with the methodology set forth in the
September 08, 2006 report. Figure 1 shows the 2007 build -out ADT and AM /PM peak hour traffic
volumes at the intersection of Route 7 /Carriage Park Site Driveway. Figure 2 shows the respective
2007 build -out lane geometry and AM /PM peak hour levels of service. All HCS+ levels of service
worksheets are included in the Appendix section of this memorandum.
The traffic impacts associated with the proposed Carriage Park development are acceptable and
manageable. With signalized traffic control, the intersection of Route 7 /Carriage Park Site Driveway will
operate with levels of service "C" or better during 2007 build -out conditions.
Page 1 of 3
Patton Harris Rust Associates
Figure 1
2007 Build -out Traffic Conditions
Memorandum
Engineers Surveyors Planners Landscape Architects
To: Michael Ruddy
Page 2 of 3
1
No Scale
P LJRA
G
(50)11
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SITE
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7(33)
AM Peak Hour(PM Peak Hour)
AveragelDa!tyi! "rips"`
As Unsignalized Intersection
As Signalized Intersection
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Figure 2
Patton Harris Rust Associates
fr
No Scale
Denotes stop sign control
Denotes traffic signal control
AM Peak Hour (PM Peak Hour)
2007 Build -out Lane Geometry and Levels of Service
Memorandum
Engineers Surveyors Planners Landscape Architects
To: Michael Ruddy
Page 3 of 3
A Traffic Impact Analysis of
Carriage Park
Located in:
Frederick County, Virginia
Prepared for:
Carriage Park TLC
2022 Meadow Springs Drive
Vienna, Virginia 22182
Prepared by:
September 08, 2006
Patton Harris Rust Associates, pc
Eng neers. Surveyors. Planners. Lcndsccpe Architects.
RA 300 Foxcroft Avenue, Suite 200
I 1 Martinsburg. West Virginia 25401
T 304 1
F 304.264.3671
OVERVIEW
Report Summary
Methodology
Patton Harris Rust Associates, pc (PHR +A) has prepared this document to
present the traffic impacts associated with the proposed Carriage Park development to be
located along the south side of Route 7 (Berryville Pike), east of Route 660 (Woods Mill
Road) in Frederick County, Virginia The proposed project is to include 94 townhouses
and 53 single- family detached residential units with access to be provided via a single site
driveway along the west side of Route 660 (Valley Mill Road). The proposed development
will be built -out over a single transportation phase by the year 2007. Figure 1 is provided
to illustrate the location of the proposed Carriage Park development with respect to the
surrounding roadway network
The traffic impacts accompanying the Carriage Park development were obtained
through a sequence of activities as the narratives that follow document:
Assessment of background traffic including other planned projects in the area of
impact,
Calculation of trip generation for the proposed Carriage Park development,
Distribution and assignment of the Carriage Park generated trips onto the completed
roadway network,
Analysis of capacity and level of service using the latest 'version of the highway
capacity software, HCS -2000, for existing and future conditions.
EXISTING CONDITIONS
PHR +A conducted AM and PM peak hour manual turning movement counts at the
intersections of Route 7/Route 660 and Route 7/Route 659 (Valley Mill Road). In order to
demonstrate worst case conditions, the existing traffic volumes were then balanced
between the two intersections. Additionally, PHR +A conducted the eastbound U -turn
counts at the intersection of Route 7 /Woods Mill Road since planned improvements would
require this movement to be diverted to the Route 7 /Valley Mi11 Road intersection in the
future. ADT (Average Daily Traffic) were established along each of the study area
roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour
traffic volumes) of 8.0% as determined from traffic count data provided by Virginia
Department of Transportation (VDOT).
Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at the
intersections of Route 7/Route 660 and Route 7/Route 659. Figure 3 shows the respective
existing lane geometry and AM/PM peak hour levels of service. All traffic count data and
HCS -2000 levels of service worksheets are included in the Appendix section of this report.
P
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 1
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Figure 1
Vicinity Map: Carriage Park in Frederick County, Virginia
P I Rt
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 2
Figure 2
P
Existing Traffic Conditions
AM Peak Hour(PM Peak Hour)
Avereg Daily�Trips
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 3
r
No Scale
-P RA
r Figure 3
0
Unsignalized
Intersection
PHRtA
SITE
V a»
4
(C)C
Unsignalized
Intersection
e i Denotes stop sign control
Denotes Unsignalized Critical Movement
AM Peak Hour (PM Peak Hour)
Existing Lane Geometry and Levels of Service
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 4
Code Land Use
Amount
In
AM Peak Hour
Out Total
In
PM Peak Hour
Out Total
ADT
Red -Bud Run
210 Single -Family Detached
300 units
55
165
219
182
107
288
3,000
Total
55
165
219
182
107
288
3,000
Toll Borthers- Eddy's Lane
210 Single Family Detached
80 units
16
49
65
55
32
88
800
Total
16
49
65
55
32
88
800
Other Developments along Channing Drive
210 Single Family Detached
300 units
55
165
219
182
107
288
3,000
230 Townhouse/Condo
130units
11
53
64
50
25
75
1,131
820 Retail
120,000 SF
107
68
175
339
367
706
7,645
Total
172
286
458
570
498
1,069
11,776
Fieldstone Development
210 Single Family Detached
63 units
13
40
54
45
26
71
630
230 Townhouse/Condo
207 units
16
77
92
73
36
109
1,801
Total
29
117
146
118
62
180
2,431
Chadwell Property
210 Single Family Detached
30 units
8
23
30
23
13
36
300
Total
8
23
30
23
13
36
300
Haggerty Property
210 Single Family Detached
180 units
34
102
135
115
67
182
1,800
220 Apartment
60 units
7
27
33
33
18
51
511
230 Townhouse/Condo
60 units
6
28
34
26
13
40
522
Total
46
157
203
174
98
272
2,833
2007 BACKGROUND CONDITIONS
In order to estimate the future growth rates and incorporate trips associated with
specific "other developments" located within the vicinity of the proposed site, PHR +A
utilized the following report: A Traffic Impact Analysis of the Haggerty Property, by
PHR +A, dated September 22, 2004. PHR +A applied an annual growth rate of five percent
(5 to the existing traffic volumes (shown in Figure 2) to obtain the 2007 base conditions.
Based upon the 7 Edition of the Institute of Transportation Engineers' (ITE) Trip
Generation Report, PHR +A has provided Table 1 to summarize the trip generation for the
"other developments" surrounding the site.
Figure 4 shows the 2007 background ADT and AM/PM peak hour traffic volumes
at key locations throughout the study area. Figure 5 shows the respective 2007
background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels
of service worksheets are included in the Appendix section of this report.
P
Table 1
"Other Developments"
Trip Generation Summar
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 5
No Scale
5 )55p
(1234)(235389 ®)1
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Figure 4
t
PI IRA
0
37)172
1 (z5os)
91852
511E
2007 Background Traffic Conditions
rl �j 'O p "r b_
dit 389
e, 8
0:15)1 6 5► J r�8J
AM Peak Hour(PM Peak Hour)
WAverageDailf2Tnps
A Tragic Impact Analysis of Carriage P
Project Number: 13554 -1 -0
September 08,2006
Page 6
No Scale
PHRA
rU 5
Signalized
Intersection
LOS =B(C)
P
to
b
0
i bgeax
E(C)
SITE
fe
r S.gnalizede 'Suggested
'Inters. ection. Improvement'
!LOS- BBC)i Sigalization
4 04 C re)
Unsignalized
Intersection
e i Denotes stop sign control
Denotes traffic signal control
Denotes Unsignalized Critical Movement
AM Peak Hour (PM Peak Hour)
2007 Background Lane Geometry and Levels of Service
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 7
Code Land Use
Amount
In
AM Peak Hour
Out Total
In
PM Peak Hour
Out Total
ADT
Carriage Park
210 Single-Family Detached
53 units
12
35
47
38
22
61
530
230 Townhouse /Condo
94 units
8
41
49
38
19
57
818
Total
20
76
96
76
41
118
1,348
TRIP GENERATION
Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip
Generation Report, PHR +A has prepared Table 2 to summarize the trip generation for the
proposed Carriage Park development.
Table 2
Proposed Development: Carriage Park
Trip Generation Summary
TRIP DISTRIBUTION AND TRIP ASSIGNMENT
The distribution of trips, shown in Figure 6, was based upon local travel patterns
for the roadway network surrounding the proposed Carriage Park development. Figure 7
shows the respective development generated AM/PM peak hour trips and ADT
assignments at key locations through out the study area.
2007 BUILD -OUT CONDITIONS
Carriage Park assigned trips (Figure 7) were added to the 2007 background traffic
volumes (Figure 4) to obtain 2007 build -out conditions. Figure 8 shows the 2007 build
out ADT and AM/PM peak hour traffic volumes at key locations through out the study
area. Figure 9 shows the respective 2007 build -out lane geometry and AM/PM peak hour
levels of service. All HCS -2000 levels of service worksheets are included in the Appendix
section of this report.
CONCLUSION
The traffic impacts associated with the proposed Carriage Park development,
assuming suggested improvements, are acceptable and manageable. Assuming planned
study area intersection improvements, each of the intersections will operate with levels of
service "C" or better during 2007 build -out conditions.
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 8
p
Figure 6
P
Trip Distribution Percentages
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 9
N
No Scale
PHA
1
Figure 7
P
Trip Assignments
AM Peak Hour(PM Peak Hour)
average DailyTrips
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 10
No Scale
—P RA
Figure 8
12 n sils0)
(140 1
P
CI.
-7 0 72
I L
064 2 133)
42661
SITE
2007 Build -out Traffic Conditions
4o
6: 9,
Sr?
AM Peak Hour(PM Peak Hour)
Average Da ly4Frips
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 11
Signalized
Intersection
LOS =B(C)
(,1
PHA
9
P II
ISiignalizedJ "Suggested
antersecti`on Improvement"
LOS=:(CP Signalization
Denotes stop sign control
Denotes traffic signal control
Denotes Unsignalized Critical Movement
AM Peak Hour (PM Peak Hour)
2007 Build -out Lane Geometry and Levels of Service
9:04
Unsignalized
Intersection
A Traffic Impact Analysis of Carriage Park
Project Number: 13554 -1 -0
September 08,2006
Page 12
Code
Land Use
Amount
In
AM Peak Hour
Out Total
In
PM Peak Hour
Out
Total
AIT
Carriage Park
230 Townhouse/Condo
240 units
Total
18
18
86
86
104
104
83
83
41
41
123
123
2088
2,088
Patton Harris Rust Associates
Eng neers, Su rveyors. Planners. Lmdsccpe Architects.
10212 Governor Lane Boulevard
Suite 1007
Williamsport, Maryland 21795
T 301.223.4010 F 301.223.6831
H
To: Michael Ruddy, Deputy Director
Organization /Company: Frederick County Planning Department
Date: July 25, 2007
An Addendum to: A Truffle Impact Analvnt of Carriage Park dated
Project Name /Subject: September 08, 2006
PHR +A Project file Number: 13554
Per your request, Patton Harris Rust Associates (PHR +A) has prepared this document as an
addendum to the study titled: A Traffic Impact Analysis of Carnage Park, dated September 08, 2006, in order
to address modifications in land use relating to the current Carriage Park development plan. The site will
include 240 residential townhouse units with access provided via a site- driveway located along the west
side of Valley Mill Road (Route 659). Traffic analyses are provided in this memorandum for 2007 build
out conditions. All methodology remains consistent with that of the September 08, 2006 report.
TRIP GENERATION
Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report PHR +A
has prepared Table 1 to summarize the trip generation for the proposed Carriage Park development.
2007 BUILD -OUT CONDITIONS
CONCLUSION
From: Michael Glickman, PE
Table 1
Proposed Development: Carriage Park
Trip Generation Summary
Memorandum
PHR+A established 2007 build -out conditions in accordance with the methodology set forth in the
September 08, 2006 report. Figure 1 shows the 2007 build -out ADT and AM /PM peak hour traffic
volumes at the study area intersections of Route 7/Woods Mill Road, Route 7 /Carriage Park Site
Driveway and Valley Mill Road /Site -Driveway. Figure 2 shows the respective 2007 build -out lane
geometry and AM /PM peak hour levels of service. All HCS+ levels of service worksheets are included
in the Appendix section of this memorandum.
The traffic impacts associated with the proposed Carriage Park development are acceptable and
manageable. The suggested improvements and levels of service "C" or better as shown in Figure 2
remain consistent with the Septetnbcr 08, 2006 report. The unsignalized intersection of Valley Mill
Road /Site Driveway will operate with levels of service "B" or better during 2007 build -out conditions.
Page 1 of 3
Patton Hams Rust Associates
Memorandum
To: Michael Ruddy
Page 2 of 3
No Scale
AM Peak Hour(PM Peak Hour)
DailytTripsg
PHIA
Figure 1
2007 Build -out Traffic Conditions
Engineers Surveyors Planners Landscape Architects
Patton Harris Rust Associates
4
No Scale
7;) 3
Unsignalized
Intersection
Signalized "Suggcded
Intersection Improvement"
LOS =R(C) Signalization
SB [left
EB 1 Right
(cm
B(8;
Signalized, "Suggested
Intersection Improvement"
LOS =C(C) Signalization
SITE ,f;; F
Unsignalized
Intersection
Denotes stop sign control
Denotes traffic signal control
Denotes Unsignalized Critical Movement
AM Peak Hour (PM Peak Hour)
P
r Figure 2
2007 Build -out Lane Geometry and Levels of Service
Memorandum
Engineers Surveyors Planners Landscape Architects
To: Michael Ruddy
Page 3 of 3
Two -Way Stop Control
General Information
Project Description
East/West Street: Site Driveway
Intersection Orientation: North -South
TWO -WAY STOP CONTROL SUMMARY
Carriage Park Development
Site Information
Page 1 of 2
North /South Street: Valley Mills Road (Rte 659)
Study Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configuration
Upstream Signal
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Grade
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Northbound
1
L
0
0.95
0
6
Undivided
0
LT
Eastbound
7
L
86
0.95
90
2
0
2
T
325
0.95
342
1
0
8
T
0.95
0
2
N
0
0
LR
3
R
0.95
0
0
0
9
R
0
0.95
0
2
0
0
0
Southbound
4
L
0.95
0
6
0
10
L
0.95
0
6
0
5
T
112
0.95
117
1
0
1 1
T
0.95
0
2
N
0
0
6
R
18
0.95
18
0
0
TR
Westbound
12
R
0.95
0
2
0
0
0
Delay, Queue Length, and Level of Service
Approach
Movement
Lane Configuration
v (veh /h)
C (m) (veh /h)
v/c
95% queue length
Control Delay (s /veh)
LOS
Northbound
1
LT
0
1425
0.00
0.00
7.5
A
Southbound
4
Westbound
7
8
9
Eastbound
10
1 1
LR
90
553
0.16
0.58
12.8
8
12
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k2003.tmp
7/25/2007
Intersection
Site Driveway &Route
659
Analyst
PHR +A
Agency /Co.
PHR +A
,jurisdiction
Frederick County, Virginia
Date Performed
09/10/04
Analysis Year
2007 Buildout Conditions
Analysis Time Period
AM Peak Hour
Two -Way Stop Control
General Information
Project Description
East/West Street: Site Driveway
Intersection Orientation: North -South
TWO -WAY STOP CONTROL SUMMARY
Carriage Park Development
Site Information
Page 1 of 2
North /South Street: Valley Mills Road (Rte 659)
Study Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configuration
Upstream Signal
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Grade
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Northbound
1
L
0
0.95
0
6
Undivided
0
LT
Eastbound
7
L
86
0.95
90
2
0
2
T
325
0.95
342
1
0
8
T
0.95
0
2
N
0
0
LR
3
R
0.95
0
0
0
9
R
0
0.95
0
2
0
0
0
Southbound
4
L
0.95
0
6
0
10
L
0.95
0
6
0
5
T
112
0.95
117
1
0
1 1
T
0.95
0
2
N
0
0
6
R
18
0.95
18
0
0
TR
Westbound
12
R
0.95
0
2
0
0
0
Delay, Queue Length, and Level of Service
Approach
Movement
Lane Configuration
v (veh /h)
C (m) (veh /h)
v/c
95% queue length
Control Delay (s /veh)
LOS
Northbound
1
LT
0
1425
0.00
0.00
7.5
A
Southbound
4
Westbound
7
8
9
Eastbound
10
1 1
LR
90
553
0.16
0.58
12.8
8
12
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k2003.tmp
7/25/2007
Two -Way Stop Control
pproach Delay
(s /veh)
pproach LOS
Copyright 2005 University of Florida, All Rights Reserved
8
HCS Version 5.21
12.8
Page 2 of 2
Generated: 7/25/2007 11:20 AM
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k2003.tmp 7/25/2007
Two -Way Stop Control
Page 1 of 2
General Information
Project Description Carriage Park Development
East/West Street: Site Driveway
Intersection Orientation: North -South
Vehicle Volumes and Adjustments
Major Street
Movement
olume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configuration
Upstream Signal
TWO -WAY STOP CONTROL SUMMARY
Northbound
1
L
0
0.95
0
6
0
LT
2
T
218
0.95
229
1
0
Site Information
North /South Street: Valley Mills Road (Rte 659)
Study Period (hrs): 0.25
3
R
0.95
0
0
0
Southbound
4
L
0.95
0
6
0
5
T
379
0.95
398
0
6
R
83
0.95
87
Undivided
0
0
TR
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Oracle
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Lane Configuration
v (veh /h)
C (m) (veh /h)
v/c
95% queue length
Control Delay (s /veh)
LOS
Eastbound
7
L
41
0.95
43
2
0
Delay, Queue Length, and Level of Service
Approach
Movement
Northbound
1
LT
0
1057
0.00
0.00
8.4
A
8
T
0.95
0
2
0
N
0
0
LR
Southbound
4
9
R
0
0.95
0
2
0
0
Westbound
7
8
Westbound
10
L
0.95
0
6
0
0
9
11
T
0.95
0
2
N
0
0
10
12
R
0.95
0
2
0
0
Eastbound
1 1
LR
43
422
0.10
0.34
14.5
B
12
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k200B.tmp
7/25/2007
Site Driveway Route
659
Analyst
PHR +A
Intersection
Agency /Co.
PHR +A
Jurisdiction
Frederick County, Virginia
Date Performed
09/10/04
Analysis Year
2007 Buildout Conditions
Analysis Time Period
PM Peak Hour
Two -Way Stop Control
Page 1 of 2
General Information
Project Description Carriage Park Development
East/West Street: Site Driveway
Intersection Orientation: North -South
Vehicle Volumes and Adjustments
Major Street
Movement
olume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configuration
Upstream Signal
TWO -WAY STOP CONTROL SUMMARY
Northbound
1
L
0
0.95
0
6
0
LT
2
T
218
0.95
229
1
0
Site Information
North /South Street: Valley Mills Road (Rte 659)
Study Period (hrs): 0.25
3
R
0.95
0
0
0
Southbound
4
L
0.95
0
6
0
5
T
379
0.95
398
0
6
R
83
0.95
87
Undivided
0
0
TR
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Oracle
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Lane Configuration
v (veh /h)
C (m) (veh /h)
v/c
95% queue length
Control Delay (s /veh)
LOS
Eastbound
7
L
41
0.95
43
2
0
Delay, Queue Length, and Level of Service
Approach
Movement
Northbound
1
LT
0
1057
0.00
0.00
8.4
A
8
T
0.95
0
2
0
N
0
0
LR
Southbound
4
9
R
0
0.95
0
2
0
0
Westbound
7
8
Westbound
10
L
0.95
0
6
0
0
9
11
T
0.95
0
2
N
0
0
10
12
R
0.95
0
2
0
0
Eastbound
1 1
LR
43
422
0.10
0.34
14.5
B
12
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k200B.tmp
7/25/2007
Two -Way Stop Control
pproach Delay
(s /veh)
pproach LOS
Copyright 2005 University of Florida, All Rights Reserved
B
HCS +TM Version 5.21
14.5
Page 2of2
Generated: 7/25/2007 11:21 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k200B.tmp 7/25/2007
TWO -WAY STOP CONTROL SUMMARY
General Information
Site Information
Analyst
PHR +A
Intersection
Route 7 Route 659
Agency /Co.
PHR +A
Jurisdiction
Frederick County, Virginia
Date Performed
04/07/05
Analysis Year
2007 Build -out Conditions
Analysis Time Period
AM Peak Hour
Project Description Carriage Park Development
East/West Street: Route 7
North /South Street: Route 659
Intersection Orientation: East -West
Study Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street
Eastbound
Westbound
Movement
1
2
3
4
5
6
L
T
R
L
T
R
Volume (veh /h)
76
1389
62
68
892
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
(veh /h)
80
1462
65
71
938
0
Percent Heavy Vehicles
6
6
Median Type
Raised curb
RT Channelized
0
0
Lanes
1
2
0
1
2
0
Configuration
L
T
TR
L
T
Upstream Signal
0
0
Minor Street
Northbound
Southbound
Movement
7
8
9
10
11
12
L
T
R
L
T
R
Volume (veh /h)
215
196
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
(veh /h)
226
0
206
0
0
0
Percent Heavy Vehicles
6
0
6
0
0
0
Percent Grade
0
0
Flared Approach
N
Y
Storage
0
1
RT Channelized
0
0
Lanes
0
0
0
0
0
0
Configuration
LR
Delay, Queue Length and Level of Service
pproach
Eastbound
Westbound
Northbound
Southbound
Movement
1
4
7
8
9
10
11
12
Lane Configuration
L
L
LR
(veh /h)
80
71
432
C (m) (veh /h)
702
413
137
/c
0.11
0.17
3.15
95% queue length
0.38
0.61
40.84
Control Delay (s /veh)
10.8
15.5
1037
LOS
B
C
F
pproach Delay
1037
Two -Way Stop Control
Page I of 2
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1F8B.tmp
7/25/2007
Two -Way Stop Control
(s /veh) I I
pproach LOS IL
Copyright 2005 University of Florida, All Rights Reserved
F
HCS +TM Version 521
Page2of2
Generated: 7/25/2007 11:11 AM
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k1F8B.tmp 7/25/2007
Analyst
PHR +A
Intersection
Route 7 Route 659
Agency /Co.
PHR +A
Jurisdiction
Frederick County, Virginia
Date Performed
04/07/05
Analysis Year
2007 Build -out Conditions
Analysis Time Period
PM Peak Hour
Two -Way Stop Control
General Information
Project Description Carriage Park Development
East/West Street: Route 7
Intersection Orientation: East -West
Vehicle Volumes and Adjustments
Major Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configuration
Upstream Signal
TWO -WAY STOP CONTROL SUMMARY
Eastbound
1
L
39
0.95
41
6
1
L
2
T
1071
0.95
1127
2
T
0
Site Information
North /South Street: Route 659
Study Period (hrs): 0.25
3
R
217
0.95
228
0
0
TR
Westbound
4
L
244
0.95
256
6
1
L
5
T
2178
0.95
2292
2
T
0
6
R
0.95
0
Raised curb
0
0
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Grade
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Northbound
7
L
127
0.95
133
6
0
8
T
0.95
0
0
N
0
0
LR
9
R
132
0.95
138
6
0
0
0
Southbound
10
L
0.95
0
0
0
11
T
0.95
0
0
Y
1
0
12
R
0.95
0
0
0
0
0
Delay, Queue Length and Level of Service
Approach
Movement
Lane Configuration
v (veh /h)
C (m) (veh /h)
v/c
95% queue length
Control Delay (s /veh)
LOS
A
Eastbound
1
L
41
205
0.20
0.72
26.9
0
Westbound
4
L
256
483
0.53
3.05
20.5
C
Northbound
7
8
LR
271
35
7.74
32.62
3256
F
9
Southbound
10
11
12
pproach Delay
3256
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1F93.tmp
Page 1 of 2
7/25/2007
Two -Way Stop Control
I(s /veh)
1 1 �pproach LOS
Copyright 2005 University of Florida, All Rights Reserved
HCS +TM Version 521
Page 2 of 2
Generated: 7/25/2007 11:14 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1F93.tmp 7/25/2007
HCS+TM DETAILED REPORT
General Information
Site Information
Analyst PHR +A
Agency or Co. PHR +A
Date Performed 04/07/05
Time Period AM Peak Hour
Intersection Route 7 Route 659
Area Type All other areas
Jurisdiction Frederick County, Virginia
Analysis Year 2007 Buildout Conditions
Project ID Carriage Park Development
Suggested Improvement
Volume and Timing Input
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Number of Lanes, Ni
1
2
0
1
2
0
0
Lane Group
L
TR
L
T
LR
Volume, V (vph)
76
1389
62
68
892
215
196
Heavy Vehicles, %HV
6
6
6
6
6
6
6
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
0.95
Pretimed (P) or Actuated
(A)
A
A
AA
A
A
A
Start -up Lost Time, li
2.0
2.0
2.0
2.0
2.0
Extension of Effective
Green, e
2.0
2.0
2.0
20
2.0
Arrival Type, AT
3
3
3
3
3
Unit Extension, UE
3.0
3.0
3.0
3.0
3.0
Filtering /Metering, I
1.000
1.000
1.000
1.000
1.000
Initial Unmet Demand, Qb
0.0
0.0
0.0
0.0
0.0
Red Bike RTOR Volumes
0
0
0
0
0
0
0
0
Lane Width
120
12.0
12.0
12.0
12.0
Parking Grade Parking
N
0
N
N
0
N
N
0
N
Parking Maneuvers, Nm
Buses Stopping, NB
0
0
0
0
0
Min. Time for Pedestrians,
Gp
3.2
3.2
3.2
Phasing
EW Perm
02
03
04
NB Only
06
07
08
Timing
G= 48.0
G=
G=
0=
0= 30.0
0=
0=
0=
Y= 5
Y=
Y=
Y=
Y= 5
Y=
Y=
Y=
Duration of Analysis, T 0.25
Cycle Length, C 88.0
Lane Group Capacity, Control Delay, and LOS Determina on
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Adjusted Flow Rate, v
80
1527
72
939
432
Lane Group Capacity, c
236
1850
82
1862
557
vlc Ratio, X
0.34
0.83
0.88
0.50
0.78
Total Green Ratio, g/C
0.55
0.55
0.55
0.55
0.34
Uniform Delay, d
11.2
16.5
17.4
12.5
26.0
Progression Factor, PF
1.000
1.000
1.000
1.000
1.000
Delay Calibration, k
0.11
0.36
0.40
0.11
0.32
Incremental Delay, d
0.9
3.2
60.7
0.2
6.8
0.0
0.0
0.0
0.0
0.0
Detailed Report
Page 1 of 2
file: /C:\Documents and Settings\ranade\Local Settings \Temp \s2k1FA9.tmp
7/25/2007
Initial Queue Delay, d
Control Delay
12.0
19.8
78.2
12.8
32.
Lane Group LOS
B
B
E
B
C
Approach Delay
19 4
17.4
328
Approach LOS
8
B
C
Intersection Delay
20.6
X 0.84
Intersection LOS
C
Detailed Report
Copyright 2005 University of Florida, All Rights Reserved
Page 2 of 2
HCSt Version 5.21
Generated: 7/25/2007 11:15 AM
file: /C:ADocuments and Settings\ranadeALocal Settings \TempAs2k1FA9.tmp 7/25/2007
HCS�TM DETAILED REPORT
General Information
Site Information
Analyst PHR +A
Agency or Co. PHR +A
Date Performed 04/07/05
Time Period PM Peak Hour
Intersection Route 7 Route 659
Area Type All other areas
Jurisdiction Frederick County, Virginia
Analysis Year 2007 Buildout Conditions
Project ID Carriage Park Development
Suggested Improvement
Volume and Timing Input
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Number of Lanes, Ni
1
2
0
1
2
0
0
Lane Group
L
TR
L
T
LR
Volume, V (vph)
39
1071
217
244
2178
127
132
Heavy Vehicles, %HV
6
6
6
6
6
6
6
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
0.95
Pretimed (P) or Actuated
(A)
A
A
A
A
A
A
A
Start -up Lost Time, 11
2.0
2.0
2.0
20
2.0
Extension of Effective
Green, e
2.0
2.0
2.0
2.0
2.0
Arrival Type, AT
3
3
3
3
3
Unit Extension, UE
3.0
3.0
3.0
3.0
3.0
Filtering /Metering, I
1.000
1.000
1.000
1.000
1.000
Initial Unmet Demand, Qb
0.0
0.0
0.0
0.0
0.0
Ped Bike RTOR Volumes
0
0
70
0
0
0
0
45
Lane Width
12.0
12.0
12.0
12.0
12.0
Parking Grade Parking
N
0
N
N
0
N
N
0
N
Parking Maneuvers, Nm
Buses Stopping, NB
0
0
0
0
0
Min. Time for Pedestrians,
Op
3.2
3.2
3.2
Phasing
WB Only
EW Perm
03
04
NB Only
06
07
08
Timing
G= 22.0
G= 37.0
G=
G=
G= 19.5
G=
G=
G=
y= 0
Y= 5
Y=
Y=
Y= 5
Y=
Y=
Y=
Duration of Analysis, T 0.25
Cycle Length, C 88.5
Lane Group Capacity, Control Delay, and LOS Determinat
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Adjusted Flow Rate, v
41
1282
257
2293
226
Lane Group Capacity, c
81
1401
504
2275
362
v/c Ratio, X
0.51
0.92
0.51
1.01
0.62
Total Green Ratio, g/C
0.42
0.42
0.72
0.67
0.22
Uniform Delay, d
19.0
24.3
17.0
14.7
31.2
Progression Factor, PP
1.000
1.000
1.000
1.000
1.000
Delay Calibration, k
0.11
0.43
0.12
0.50
0.21
Incremental Delay, d
5.1
9.6
0.9
20.8
3.4
0.0
0.0
0.0
0.0
0.0
Detailed Report
file: /C:\.Documents and Settings\ranade\Local Settings \Temp \s2k1FBF.tmp
Page 1 of 2
7/25/2007
Initial Queue Delay, d
Control Delay
24.1
33.9
17.8
35.6
34.5
Lane Group LOS
C
C
B
D
C
Approach Delay
33 6
33.8
34.5
Approach LOS
C
C
C
Intersection Delay
33.7
X 0.91
Intersection LOS
C
Detailed Report
Page 2 of 2
Copyright 2005 University of Florida, All Rights Reserved
HCS +TM Ver on 5.21
Generated: 7/252007 11:16 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \s2k1FBF.tmp 7/25/2007
Analyst
PHR +A
Intersection
Route 7 Route 660
Agency /Co.
PHR +A
Jurisdiction
Frederick County, Virginia
Date Performed
09/10/04
Analysis Year
2007 Buildout Conditions
Analysis Time Period
AM Peak Hour
Two -Way Stop Control
TWO -WAY STOP CONTROL SUMMARY
General Information
Site Information
Project Description Carriage Park Development
East/West Street: Route 7
Intersection Orientation: East West
North /South Street: Route 660
Study Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Median Type
RT Channelized
Lanes
Configu ration
Upstream Signal
Eastbound
1
L
150
0.95
157
6
1
L
2
T
1399
0.95
1472
2
T
0
3
R
0.95
0
0
0
Westbound
4
L
0.95
0
6
0
5
T
1070
0.95
1126
2
T
0
6
R
37
0.95
38
Raised curb
0
0
TR
Minor Street
Movement
Volume (veh /h)
Peak -Hour Factor, PHF
Hourly Flow Rate, HFR
(veh /h)
Percent Heavy Vehicles
Percent Grade
Flared Approach
Storage
RT Channelized
Lanes
Configuration
Northbound
7
L
0.95
0
6
0
8
T
0.95
0
0
N
0
0
9
R
0.95
0
6
0
0
0
Southbound
10
L
127
0.95
133
6
0
11
T
0.95
0
0
Y
1
0
LR
12
R
152
0.95
160
6
0
0
0
Delay, Queue Length and Level of Service
v/c
0.27
Approach
Eastbound
Movement
1
Lane Configuration L
v (veh /h)
157
C (m) (veh /h) 574
95% queue length 1.11
Control Delay (s /veh) 13.6
LOS 1 B
Westbound
4
Northbound
7
8
9
Southbound
10
11
LR
293
204
1.44
17.43
265.9
F
12
Approach Delay
file: /C:\Documents and Settings\ranade \Local Settings \Temp \u2k1FC7.tmp
265.9
Page 1 of 2
7/25/2007
Two -Way Stop Control
F
�(s /veh)
I LOS
Copyright 2005 University of Florida, All Rights Reserved
HCS +TM Version 5.21
Page 2 of 2
Generated: 7/25/2007 11:17 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1FC7.tmp 7/25/2007
TWO -WAY STOP CONTROL SUMMARY
General Information
Site Information
Analyst
PHR +A
Intersection
Route 7 Route 660
Agency /Co.
PHR +A
Jurisdiction
Frederick County, Virginia
Date Performed
09/10/04
Analysis Year
2007 Buildout Conditions
Analysis Time Period
PM Peak Hour
Project Description Carriage Park Development
East/West Street: Route 7
North /South Street: Route 660
Intersection Orientation: East -West
Study Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street
Eastbound
Westbound
Movement
1
2
3
4
5
6
L
T
R
L
T
R
Volume (veh /h)
235
1284
2133
172
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
(veh /h)
247
1351
0
0
2245
181
Percent Heavy Vehicles
6
6
Median Type
Raised curb
RT Channelized
0
0
Lanes
1
2
0
0
2
0
Configuration
L
T
T
TR
Upstream Signal
0
0
Minor Street
Northbound
Southbound
Movement
7
8
9
10
11
12
L
T
R
L
T
R
Volume (veh /h)
43
131
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
(veh /h)
0
0
0
45
0
137
Percent Heavy Vehicles
6
0
6
6
0
6
Percent Grade
0
0
Flared Approach
N
Y
Storage
0
1
RT Channelized
0
0
Lanes
0
0
0
0
0
0
Configuration
LR
Delay, Queue Length
and Level of Service
Approach
Eastbound
Westbound
Northbound
Southbound
Movement
1
4
7
8
9
10
11
12
Lane Configuration
L
LR
v(veh /h)
247
182
C (m) (veh /h)
181
v/c
1.36
95% queue length
14.60
Control Delay (s /veh)
244.6
LOS
F
Approach Delay
Two -Way Stop Control
Page t of 2
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1FCF.tmp
7/25/2007
Two -Way Stop Control
(s /veh)
Approach LOS 1
Copyright 2005 University of Florida, All Rights Reserved
HCS Version 521
Page 2 of 2
Generated: 7/25/2007 11:17 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \u2k1FCF.tmp 7/25/2007
HCS DETAILED REPORT
General Information
Site Information
Analyst PHR +A
Agency or Co. PHR +A
Date Performed 4/5/2005
Time Period AM Peak Hour
Intersection Route 7 Woods Mill Rd
Area Type All other areas
Jurisdiction Frederick County, VA
Analysis Year 2007 Build-out Conditions
Project ID Carriage Park Development
Volume and Timing Input
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Number of Lanes, Ni
1
2
2
1
1
1
Lane Group
L
T
T
R
L
R
Volume, V (vph)
150
1399
1070
37
127
152
Heavy Vehicles, %HV
6
6
6
6
6
6
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Pretimed (P) or Actuated (A)
A
A
A
A
A
A
Start-up Lost Time, It
2.0
20
2.0
20
2.0
2.0
Extension of Effective
Green, e
2.0
2.0
20
2.0
2.0
2.0
Arrival Type, AT
3
3
3
3
3
3
Unit Extension, UE
3.0
3.0
3.0
3.0
3.0
3.0
Filtering /Metering, I
1.000
1.000
1.000
1.000
1.000
1.000
Initial Unmet Demand, Qe
0.0
0.0
0.0
0.0
0.0
0.0
Ped Bike RTOR Volumes
0
0
0
0
0
0
0
45
Lane Width
12.0
12.0
12.0
12.0
120
120
Parking Grade Parking
N
0
N
N
0
N
N
0
N
Parking Maneuvers, Nm
Buses Stopping, NB
0
0
0
0
0
0
Min. Time for Pedestrians,
Gp
3.2
3.2
3.2
Phasing
EW Perm
02
03
04
SB Only
06
07
08
Timing
G= 55.0
G=
G=
G=
G= 25.0
G=
G=
G=
Y= 5
Y=
Y=
Y=
Y= 5
Y=
Y=
Y=
Duration of Analysis, T 0.25
Cycle Length, C 90.0
Lane Group Capacity, Control Delay, and LOS Determinat"on
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Adjusted Flow Rate, v
158
1473
1126
39
134
113
Lane Group Capacity, c
216
2086
2086
1524
473
423
v/c Ratio, X
0.73
0.71
0.54
0.03
0.28
0.27
Total Green Ratio, g/C
0.61
0.61
0.61
1.00
0.28
0.28
Uniform Delay, d
123
12.0
10.2
0.0
25.5
25.4
Progression Factor, PF
1.000
1.000
1.000
0.950
1.000
1.000
Delay Calibration, k
0.29
0.27
0.14
0.11
0.11
0.11
Incremental Delay, d
120
1.1
0.3
0.0
0.3
0.3
Initial Queue Delay, d
0.0
0.0
0.0
0.0
0.0
0.0
24.3
13.1
10.4
0.0
25.8
25.7
Detailed Report
file: /C:\Documents and Settings\ranade\Local Settings \Temp \s2k1FE5.tmp
Page 1 of 2
7/25/2007
Control Delay
Lane Group LOS
C l
B
B
A
I
C
I C
Approach Delay
14 2
10.1
25.8
Approach LOS
8
8
C
Intersection Delay
13.6
X 0.59
Intersection LOS
8
Detailed Report
Copyright 2005 University of Flo ida, All Rights Reserved
HCS V rsion 5.21
Page 2 of 2
Generated: 7/25(2007 11:18 AM
file: /C:\Documents and Settings\ranade\Local Settings \Temp \s2k1FE5.tmp 7/25/2007
HCS DETAILED REPORT
General Information
Site Information
Analyst PHR +A
Agency or Co. PHR +A
Date Performed 4/5/2005
Time Period PM Peak Hour
Intersection Route 7 Woods Mill Rd
Area Type All other areas
Jurisdiction Frederick County, VA
Analysis Year 2007 Build -out Conditions
Project ID Carriage Park Development
Volume and Timing Input
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Number of Lanes, Ni
1
2
2
1
1
1
Lane Group
L
T
T
R
L
R
Volume, V (vph)
235
1284
2133
172
43
131
Heavy Vehicles, %HV
6
6
6
6
6
6
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Pretimed (P) or Actuated (A)
A
A
A
A
A
A
Start-up Lost Time, li
2.0
20
2.0
2.0
2.0
20
Extension of Effective
Green, e
2.0
2.0
2.0
2.0
2.0
20
Arrival Type, AT
3
3
3
3
3
3
Unit Extension, UE
3.0
3.0
3.0
3.0
3.0
3.0
Filtering /Metering, I
1.000
1.000
1.000
1.000
1.000
1.000
Initial Unmet Demand, Qb
0.0
0.0
0.0
0.0
0.0
0.0
Ped Bike RTOR Volumes
0
0
0
0
0
0
0
45
Lane Width
12.0
120
12.0
12.0
12.0
12.0
Parking Grade Parking
N
0
N
N
0
N
N
0
N
Parking Maneuvers, Nm
Buses Stopping, NB
0
0
0
0
0
0
Min. Time for Pedestrians,
Gp
3.2
3.2
3.2
Phasing
EB Only
EW Perm
03
04
SB Only
06
07
08
Timing
G= 6.0
G= 66.0
G=
G=
G= 8.0
G=
G=
G=
Y= 0
Y= 5
Y=
Y=
Y= 5
Y=
Y=
Y=
Duration of Analysis, T 0.25
Cycle Length, C 90.0
Lane Group Capacity, Control Delay, and LOS Determinat'on
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Adjusted Flow Rate, v
247
1352
2245
181
45
91
Lane Group Capacity, c
194
2730
2503
1338
151
322
v/c Ratio, X
1.27
0.50
0.90
0.14
0.30
0.28
Total Green Ratio, g/C
0.86
0.80
0.73
0.88
0.09
0.21
Uniform Delay, d
30.2
3.0
9.3
0.8
38.4
29.8
Progression Factor, PF
1.000
1.000
1.000
1.000
1.000
1.000
Delay Calibration, k
0,50
0.11
0.42
0.11
0.11
0.11
Incremental Delay, d
156.8
0.1
4.8
0.0
1.1
0.5
Initial Queue Delay, d
0.0
0.0
0.0
0.0
0.0
0.0
187.1
3.1
14.1
0.8
39.5
30.3
Detailed Report
file: /C:\Documents and Settings\ranade\Local Settings \Temp \s2k1FFB.tmp
Page 1 of 2
7/25/2007
Control Delay
Lane Group LOS
F
A
8
A
D
C
Approach Delay
31 5
13.1
33.3
Approach LOS
C
8
C
Intersection Delay
20.9
X 1.59
Intersection LOS
C
Detailed Report
Copyright 2005 University of Florida, All Rights Reserved
Page 2 of 2
HCS +TM Version 5.21
Gene ated: 7/25/2007 11:20 AM
file: /C:\Documents and Settings \ranade\Local Settings \Temp \s2kIFFB.tmp 7/25/2007
August 2006
SUMMARY AND JUSTIFICATION
The Carriage Park property lies wholly within the Urban Development Area (UDA) and
Sewer and Water Service Area (SWSA) of Frederick County, with direct access to eastbound
Route 7. The site is located in close proximity to the Haggerty project, which was
successfully rezoned for residential land uses. The development of the Carnage Park
property will continue to establish the development pattern in the Route 7 corridor and will
provide for the integration of the project with adjacent properties should they develop in a
manner harmonious with the Comprehensive Plan.
The rezoning of the site for a single family residential development consisting of
approximately 165 dwelling units is consistent with the vision of the Comprehensive Policy
Plan, which expressly calls for suburban residential uses to predominate within the UDA.
The site is generally located in an area designated for residential land use on the Eastern
Frederick County Long Range Land Use Plan map. By using available land within the UDA,
this rezoning promotes a dynamic housing market within the county's designated growth
area, reducing development pressures in the County's rural areas. The project density of
3.59 dwelling units per acre is well within the zoning guideline of 5.5 dwelling units per acre
for parcels between 10 and 100 acres.
The applicant is confident that the proposed rezoning includes a proffer program that will
appropriately and effectively mitigate the impacts of this development. The single family
residential land use envisioned for the site is compatible with the development trend
emerging in the area and is consistent with the land use policies of the Comprehensive
Policy Plan. As such, this rezoning request merits favorable consideration and approval.
Carriage Park
en Sig
Map Features
j County Boundary
Tax Map Boundary
Community Centers
R; George Washington National Forest
p Hamlets
MEI Lakes/Ponds
V Streams
/V Sewer Water Service Area
Urban Development Area
Roads/Transportation
A/ Interstates
N Primary Highways
Secondary Roads
Named Private Roads
Unnamed Private Roads
Proposed Route 37
Railroads
Citiesllowns
Middletown
+S Stephens City
Winchester
Agncultural Districts
Double Church
Refuge Church
South Frederick
Zoning
61 (Business, Neighborhood District)
62 (Business, General District)
ga B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (industrial, General District)
MI-11 (Mobile Home Community District)
am MS (Medical Services District)
R5 (Residential, Recreational Community District)
RA (Rural Areas District)
RP (Residential Performance District)
Ina]
I�tt�i
WWI
I I
0
CARRIAGE PARK
ZONING MAP
FREDERICK COUNTY, VIRG /N14
24
PROJECT
SITE
66
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
46
August 2006
SITE BACKGROUND AND HISTORY
The Carriage Park property consists of 45.44 acres of land located within the UDA within the
Red Bud Magisterial District. Approximately 14.92 acres of the site are zoned MH1 (Mobile
Home Community) while the remaining 30.52 acres are zoned RA (Rural Areas). Two existing
homes reside on the site, but will not pose as a hindrance to the intended development of the
property.
The site is located in an emerging residential area wherein public facilities have been installed
through prior development and are readily available for extension into the site. Available
facilities include water and sewer lines, and road infrastructure.
The requested rezoning from RA (Rural Areas) and MH1 (Mobile Home Community) to RP
(Residential Performance) will enable continued development within the UDA in accord with the
Comprehensive Policy Plan.
LOCATION AND ACCESS
Carriage Park
The Carriage Park property is bounded by Valley Mill Road to the East, Route 7 to the North,
and Blue Ridge Mobile Home Park to the West (Figure 1). Access will provided via a single
entrance on Route 7 for right in /right out turning movements. Additionally, an interparcel
connector will be provided at the Southern boundary of the property to facilitate access to both the
adjacent parcel and Valley Mill Road in the future (Figure 2).
An emergency access connection will be provided between the Blue Ridge Mobile Home Park to the
West to allow two way emergency access. Current transportation planning calls for the crossover at
the Valley Mill Road intersection with Route 7 to be closed with Valley Mill relocated to eventually
intersect with the proposed Haggerty "spine road." This will allow for private ownership of the
existing one lane bridge on Valley Mill Road that crosses Abrams Creek. Future extension of
Carriage Park access to Valley Mill Road may allow future interparcel access, depending on future
applicant desires should development occur to the South.
CARRIAGE PARK
LOCATION MAP
FREDERICK COUNTY, NRCINA
Patton, Harris, Rust Associates, pc
117 E Picadlly St Winchester, Virginia 22601
VOICE (540) 667 -2139 FAX: (540) 665-0493
FIGURE 1
CARRIAGE PARK
GENERLIZED DEVELOPMENT PLAN
fREDER /CK COUNTY, NRG /MA
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE (540) 667 -2139 FAX: (540) 665 -0493
7 ,,i
SINGLE TAW il
SINGLE—FAMIL- -Y- l l //I
A7TACIi i J1 tom/ 4.1
1 1
9
30.5230 �Ac
\L\ 7 EX ZONinot AI
PRQPOSEpiZONIN.6'J RID
Y wrow Aria:
ECfTATED BUFFER
D \ll�� 1
1 E:\ft 6�Acs t R
'�EX��ZONI
NGMH1i �Y I
PR
�ABRAMS��1
FIGURE 2
August 2006
SITE SUITABILITY
The site does not contain conditions that would preclude or substantially hinder development
activities. The following table provides an area summary of environmental features:
Carriage Park Property
Environmental Features
Total Project Area 45.44 acres
Area in Flood Plain 10.50 acres 23.1%
Area in Steep Slopes .48 acres .01%
Area in Wetlands TBD 1'BD
Lakes Ponds 0.25 acres <.01%
Carriage Park
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, with the
particular geology being Martinsburg shale and slopes ranging from 3% to 25 Such geology is
prevalent on land located east of Interstate 81 and is not identified as prime farmland by the
Frederick County Comprehensive Plan.
The site is predominantly wooded and no history of agricultural use has been identified. Two
stream channels traverse the property, including Ash Hollow Run which runs parallel to Route 7 at
the Northern boundary of the property. Ash Hollow Run flows into Abrams Creek which crosses
the Eastern boundary of the site prior to crossing under Route 7 and ultimately terminating at
Opequon Creek. Riparian buffers required by ordinance will be preserved on either side of the
stream channel. Additionally, the design of the project will respect the 100 year flood plain
associated with these stream channels (Figure 3). The majority of sensitive environmental areas
identified will be placed in permanent open space.
The National Wetlands Inventory does not identify any wetlands on the Carriage Park property,
however any potential wetlands associated with the stream channels will be located within the
project's open space and identified by a wetlands delineation as part of the Master Plan phase of the
project. A small pond located on the Western portion of the property will be maintained within the
open space required for the development as well.
CARRIAGE PARK
SITE CHARACTERISTICS MAP
FREDERICK COUNTY, VIRGINIA
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 3
August 2006
TRAFFIC
Carriage Park
Steep slopes comprise a small portion of the Property. County regulations prevent disturbance of
more than 50 percent of the identified steep slopes. As such, the proposed development scheme
will disturb less than one quarter acre of steep slopes at maximum.
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 traffic generation figures from the
I.T.E. Trip Generation Manual, 7 Edition, the TIA projects that the proposed development will
produce 1,348 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.
It is important to note that approximately 15 acres of the site are currently zoned MH1 (Mobile
Home Community). At a gross density of 8 units per acre as permitted by the Frederick County
Zoning Ordinance, the site currently has the potential to yield nearly 120 mobile home units as a by-
right use. Using the equation indicated for mobile homes by the I.T.E. Trip Generation Manual, 7
Edition the portion of the Property zoned MH1 could yield 700 vehicle trips. Developing the
remaining 30 acres of the site zoned RA as by -right residential would yield an additional 60 trips per
day from six single family detached homes bringing the potential by-fight traffic generation to a total
of 760 vehicle trips per day. As such, the proposed development plan would produce only 588
vehicle trips per day in excess of the existing by -right traffic generation potential.
Access to the site will be provided via a right -in /right -out entrance on Route 7. Project generated as
well as background traffic suggests the installation of a stoplight where Route 7 intersects both
Valley Mill Road and Woods Mill Road where the development of the Red Bud Run subdivision is
nearing completion. Signalization at Woods Mill Road has been proffered as part of the Red Bud
Run development. Construction of this signal has recently been completed. The County's Eastern
Road Plan provides for Valley Mill Road to connect with the Haggerty project. Valley Mill Road's
current intersection with Route 7 will be converted to a right -in /fight -out entrance. The eventual
closing of the crossover at the intersection of Valley Mill and Route 7 will move westbound project
August 2006
SITE DRAINAGE
SEWAGE CONVEYANCE AND WATER SUPPLY
Carriage Park
generated trips from the Valley Mill intersection to the future Haggerty spine road intersection at the
existing Opequon Wastewater Treatment Plan entrance where greater site distances and signalization
provided by the Haggerty project will provide for a safer U -turn movement.
Furthermore, the Applicant has proffered that in the event a Southern connection is made to Valley
Mill Road, the possibility of closing the project entrance on Route 7 is left to the discretion of
Frederick County and VDOT. In recognition of the importance of the future transportation system
envisioned servicing the area in close proximity to the Property's location, the Applicant has
proffered $5,000.00 per single family detached and $3,000.00 per single family attached dwelling
towards transportation improvements within the vicinity of the site.
Sewer service will be provided to the site through connection with the existing line located in the
Blue Ridge Mobile Home Park (Figure 4). Using a standard rate of 200 gallons per day /dwelling
unit, it is projected that the proposed development would produce 32,200 gallons of sewer flow per
day.
Water service will be provided by connection to the existing 8 inch line that serves the adjacent Blue
Ridge Mobile Home Park. Water consumption for the project will be roughly equivalent to the
projected sewage generation of 32,200 gallons per day.
Site drainage collects and leaves the site to the north and east via Ash Flollow Run and Abrams
Creek prior to draining into Opequon Creek. It is anticipated that low impact development
techniques including a buffer preserving existing vegetation along Route 7 and Valley Mill Road
together with good erosion control practice will mitigate adverse stormwater discharge impacts. The
preservation of riparian buffers and developing with respect to the existing floodplain 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.
CARRIAGE PARK
UTILITY PLAN
FREDERICK COUNTY, NRC /N/A
Patton, Harris, Rust Associates, pc
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FM: (540) 665 -0493
FIGURE 4
Unit Type
Units
Waste Generation
Total Waste (lbs)
Single Family Detached
73
12 lbs /day
876
Single Family Attached
92
9 lbs /day
828
August 2006
SOLID WASTE DISPOSAL FACILITIES
The following table shows a projection of solid waste generation as a part of this project.
Carriage Park
Total
1,704 lbs
Proffered curb -side pickup 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.
According to the National Park Service Study of Civil War Sites in the Shenandoah Valley of
Virginia, the subject site is included in the battlefield study area of the Third Battle of Winchester
with the northern portions of the site along Route 7 identified as core battlefield area. The
Property's location coincides with the early phases of the battle when General Sheridan's Union
troops advanced through Berryville Canyon towards Jubal Early's confederate troops just outside of
Winchester. Portions of the battlefield in the vicinity of the site, such as the adjoining mobile home
park, have lost integrity according to the National Park Service study. Recognizing the importance
of the Property's location with respect to the preliminary phases of the Third Battle of Winchester,
the Applicant has proffered to maintain the existing tree coverage on the Property within 100 feet of
the Property boundary along Route 7 and Valley Mill Road. Additionally, the Applicant has
proffered $25,000.00 allocated for security fencing at historic Star Fort.
August 2006
IMPACT ON COMMUNITY FACILITIES
The Applicant has proffered monies greater than the impact indicated by the newest Frederick
County Fiscal Impact Model to mitigate the projected fiscal impact on community facilities
attributable to the proposed rezoning Specifically, the applicant has proffered to contribute $28,290
per single family detached unit and $20,731 per single family attached (i.e. townhome) at the time of
building permit issuance. The total contribution 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
$5,000.00 per unit
$28,290.00 per unit
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
$3,000.00 per unit
$20,731.00 per unit
Carriage Park