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Home My WebLink About04-23 Impact Analysis Statement Dover Hill Crossing II Residential Rezoning IMPACT ANALYSIS STATEMENT Tax Parcel 65-A-16 Red Bud Magisterial District April 18, 2023 Current Owners: Kenneth and Karen Dondero Victor and Patricia Cruz Contact Person: Ken Dondero 571-233-1188 K305dondero@comcast.net IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a single parcel of land totaling approximately 4.75± acres to the RP, Residential Performance District. The subject property is owned by Ken/Karen Dondero and Victor/Patricia Cruz identified as Tax Parcel 65-A-16. This Parcel is south of Senseny Road, directly across from the termination of Channing Drive at Senseny Road (see the Location Exhibit included with this report). The Parcel is currently zoned RA, Rural Area District, within the Urban Center of the Red Bud Magisterial District. Upon rezoning to the RP District, the area to the west of the new extension of Channing Drive is expected to be developed into residential units. The remaining property to the east of the new extension of Channing Dr will not be further developed at this time, however it may be at some time in the future. Site Information Location: The Parcel (Tax Map #65-A-16) fronts on the south side of Senseny Road (Route 657), at the termination of Channing Drive. Magisterial District: Red Bud District Tax Map Numbers: 65-A-16 Current Zoning: RA, Rural Area District Current Use: Single Family Dwelling Proposed Zoning: RP Residential Performance Proposed Use: Residential development. Total Rezoning Area: 4.75 acres (with proffers) Permitted Density 10 DU per acre (Zoning Ordinance 165-402.05) COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land use development is encouraged in the County. The entirety of the 4.75-acre subject property is located within the UDA. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally aligned with the UDA, but also extends outside of the UDA to accommodate other areas of the County. The entirety of the 4.75-acre subject property is located within the SWSA. Comprehensive Plan Conformity The Senseny/Eastern Frederick Land Use Plan applicable to the County’s Urban Areas designates the Parcel for (among other uses) Residential within the Greenwood Urban Center area. The proposed rezoning of the RP District is therefore in conformance with the Frederick County Comprehensive Plan. SUITABILITY OF THE SITE Access The site currently fronts on Senseny Road. An extension of a half section of Channing Drive south of Senseny Road will be constructed for the sole purpose of creating access to this site for its future residents. The area needed to expand and continue Channing Drive south of Senseny Road will be dedicated to the County with the ultimate subdivision of the property. All other construction of future Channing Drive will be done by others. Roadways within Dover Hill Crossing II will be private and will meet all appropriate County requirements and standards. Flood Plains The Parcel does not contain areas of floodplain per FEMA NFIP Map #51069C0240E Effective Date January 29, 2021. Wetlands The Parcel does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database. Soil Types The subject property contains soil types as demonstrated by the Soil Survey of Frederick County Virginia, and the Frederick County GIS Database. The following soil types are present on site: 1B – Berks Channery Silt Loam 3 to 8 percent slopes The Berks series consists of moderately deep, well drained soils formed in residuum weathered from shale, siltstone, and fine-grained sandstone on rounded and dissected uplands. Slope ranges from 0 to 80 percent. Permeability is moderate or moderately rapid. These soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. 41D – Weikert-Berks Channery Silt Loams, 15 to 25 percent slopes The Weikert series consists of shallow, well drained soils formed in material that weathered from interbedded gray and brown acid shale, siltstone, and fine-grained sandstone on gently sloping to very steep areas on uplands. Slope ranges from 0 to 100 percent. Permeability is moderately rapid. SURROUNDING PROPERTIES Adjoining property zoning and present use. North: RP, Residential Performance District Use: Residential South: RA, Rural Area District Use: Vacant/Undeveloped East: RA, Rural Area District Use: Vacant/Undeveloped West: RA, Rural Area District Use: Vacant/Undeveloped TRANSPORTATION Vehicular access to the site will be from the newly constructed extension of a half section of Channing Drive. This extension of Channing Drive will be built for the sole purpose of allowing access to this site. Any future expansion of, or creation of, Channing Drive will be done by others. The current “three way” intersection of Channing Drive and Senseny Road is controlled by a traffic light. Upgrades to the existing traffic control devices will be provided which will allow the control of traffic on the (to be constructed) extension of Channing Drive. The bicycle/pedestrian path within this parcel, identified within the Frederick County GIS map will be constructed on the east side of the future extension of Channing Drive. This will allow the new path to properly align with the existing path located on existing Channing Drive North of Senseny Road. Traffic Impact Analysis: Per county staff, the size of property would not meet the threshold that would require a traffic impact analysis. SEWAGE CONVEYANCE AND TREATMENT As previously stated, the Parcel is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service within this area of the County. WATER SUPPLY As previously stated, the Parcel is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service within this area of the County. SITE DRAINAGE Topographic relief on the Parcel generally follows an east to west pattern that directs drainage towards the western property line. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. HISTORICAL SITES AND STRUCTURES The Property is not indicated by Virginia Department of Historic Resources (DHR) and Frederick County GIS records as containing any Historic Resources. The residential structure was constructed more than 50 years ago but does not have any historical or architectural significance. PUBLIC SCHOOLS The proposed residential community may be classified as an infill development that will be served by existing adequate public facilities. The Applicant will address the issue of a contribution to public schools in accordance with formulas adopted by the Board of Supervisors in the proffers that will be submitted during the processing of the rezoning application. TRASH SERVICE This project will utilize private refuse collection services administered by the HOA, which will result in limited impacts to the Greenwood Convenience center. EMERGENCY SERVICES Emergency services for the site will be provided by Greenwood Fire and Rescue along with the Frederick County Sheriff’s Office. The extension of Channing Drive south of Senseny Road will allow access for emergency response vehicles serving the area. Map Data Source: Frederick County, Va. GIS Department, 2022 Data