HomeMy WebLinkAbout02-18 Impact Analysis Statement151 Windy Hili Lane
Winchester, VA 22502
ENGINEERING
July 20, 2018
Frederick County Planning Department
Attn: Mike Ruddy, Director
107 North Kent Street
Winchester, VA 22601
RE: St. Paul's on the Hill Land Use Conditional Zoning Amendment Information
Dear Mike:
As discussed, St. Paul's on the Hill has agreed to file a Conditional Zoning Amendment specific
to Tax Map Parcel 54-A-128 that limits the development of the property to a Church and Elderly
Housing land use. The information in this letter is intended to provide projected impacts for this
land use development compared to the by -right land use development that can be accomplished
through the Site Plan process. Please note the following:
Transportation
The following table provides a comparison of the traffic generation rates specific to the maximum
elderly multifamily housing units and the maximum townhouse units that could be developed by -
right. The values used from this comparison were obtained from the Institute of Traffic Engineers
(ITE) Trip Generation Manual, 9`h Edition, which is the source currently utilized by VDOT and
Frederick County for transportation impact analysis.
Weekday Average Daily Traffic Volume Comparison
Land Use
ITE
ADT Rate
Unit Numbers
Totals
Single -Family Attached (Townhouse)
210
9.52
49
467 ADT
Senior Adult Housing Attached
252
3.44
98
337 ADT
Project#6387W Engincers Surveyors Planners l[nvironme-ma! Scientists Laboratory
Telephone 540-662-41&S Fax 540-722-9528
www.greenwayimg.com
7-20-18
Weekday AM Peak Hour Traffic Volume Comparison
Land Use
ITE
AM Peak
I Unit Numbers
I Totals
Hour Rate
Single -Family Attached (Townhouse)
210
0.77
49
38 Peak
Hour Trips
Senior Adult Housing Attached
252
0.39
38
27 Peak
Hour Trips
Weekday PM Peak Hour Traffic `volume Comparison
Land Use
ITE
PM Peak
Unit Numbers
Totals
Hour Rate
Single -Family Attached (Townhouse)
210
1.0
49
49 Peak
Hour Trips
Senior Adult Housing Attached
252
0.35
98
34 Peak
Hour Trips
The above tables demonstrate that the development of the maximum number of elderly multifamily
housing units results in reduced impacts to transportation compared to the development of the
maximum townhouse units that are permitted by -right. The subject parcel has approximately 250'
of frontage along Senseny Road (Route 657) and is currently served by a single entrance. The
proposed development project is intended to be served by the same entrance; therefore, there will
not be additional points of access onto Senseny Road.
Water and Sewer Capacities
The 4.97± acre subject parcel is located within the Urban Development Area (UDA) and the Sewer
and Water Service Area (SWSA). Greenway Engineering has analyzed the water and sewer
capacity requirements for the proposed mixed-use church and elderly housing project assuming a
projected volume of 750 gallons per acre. This projection results in an average daily demand of
3,750 GPD, which can be accommodated by the community's water and sewer capacities.
Project #6387W 2 7-20-18
Public Schools
The proposed mixed-use church and elderly housing project will provide affordable housing
options for seniors within the community that will not create an impact to Frederick County Public
Schools. The 49 townhouses that could be developed by -right would generate 14 students on
average based on the students/household calculation utilized by the Frederick County Public
Schools Planning Division. Therefore, the proposed mixed-use development project would be a
beneficial land use to the County compared to the by -right land use allowance specific to Public
School Services.
Fire and Rescue
The proposed mixed-use church and elderly housing project will create an impact to Fire and
Rescue Services provided by the County. The multifamily residential structure will have a
sprinkler system throughout the facility that will assist with fire suppression. The multifamily
residential structure will have elevator access for all occupied floors that will assist with
ambulatory service needs. These design considerations are intended to assist in the mitigation of
impacts to emergency services specific to the proposed land use, which would not be required for
the by -right residential development.
The subject parcel is located approximately 0.85 miles from the Greenwood Volunteer Fire and
Rescue Company, which allows for appropriate emergency response time from the first due
company. Additionally, a few years ago, the County Volunteer Fire and Rescue Companies agreed
to establish a fee -for -services program that was intended to provide revenue recovery for
ambulatory services from insurance reimbursements to assist in the mitigation of this impact.
Parks and Recreation
The proposed mixed-use church and elderly housing project will provide affordable housing
options for seniors within the community that will not create an impact to Frederick County Parks
and Recreation Services provided by the County. Operations specific to the proposed project
include an on-site manager that is responsible for providing activities that promote socialization,
health and wellness activities within the facility.
Please advise me if you need any additional information regarding projected impacts specific to
the proposed mixed-use church and elderly housing project.
Sincerely,
Evan Watt, Dire for of Land Planning
Greenway Engineering, Inc.
Cc: Bob Lovan, St. Paul's on the Hill
Rosa Estrada, Wesley Housing Development Corporation
Project #6387W 3 7-20-18