Loading...
HomeMy WebLinkAbout10-24 Impact Analysis Statement WINCHESTER EAST AT OPEQUON CREEK IMPACT ANALYSIS STATEMENT November 19, 2024 INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of property identified as Tax Map Numbers 65-A-195 and 65-A-194B (collectively, the “Property”) to RP (Residential Performance). The subject parcel is situated on Senseny Road and is bounded by the Twin Lakes Overlook and the Senseny Glen subdivisions to the west and the Retreat at Winding Creek subdivision to the north. Opequon Creek, the Clarke County/Frederick County line, and property zoned RA (Rural Areas) are located on the eastern boundary of the Property. Senseny Road and property zoned RA (Rural Areas) is on the Property’s southern boundary. The property is currently zoned RA (Rural Areas). This application proposes to rezone the Property from RA to RP. The Property is currently used for residential and agricultural purposes. General Site Information Location: 2737 and 2747 Senseny Road Magisterial District: Red Bud District Tax Map Numbers: 65-A-195 and 65-A-194B Current Zoning: RA Current Use: Residential and Agricultural Proposed Zoning: RP, Residential Performance with proffers Proposed Use: Residential Subdivision Total Rezoning Area: 91.70 +/- acres with proffers Impact Analysis Statement Winchester East at Opequon Creek 2 COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land uses and development are encouraged in the County. The subject acreage is located inside of the UDA. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) defines the areas of the County to which public water and sewer services may be extended. The Property is located inside of the SWSA. Comprehensive Plan Conformity The Senseny/Eastern Frederick Area Land Use Plan designates the subject acreage primarily for Residential (4 units per acre) with Rural Areas located on the easternmost portion of the Property. Given the adjoining residential uses, the subject acreage is ideally situated for a residential subdivision. The proposed concept plan for the subdivision includes a one hundred four-foot (104’) right-of-way for the future Route 37 bypass expansion as noted on the Frederick County Comprehensive Plan. The concept plan proposes single family detached units, green space and stormwater management areas on the eastern side of the future Route 37 bypass in conformance with the designated Rural Areas character of that portion of the Property. The western side of the future Route 37 bypass is proposed to single family attached and detached residential units in the area of the Property designated for residential density of four (4) units per acre in the Comprehensive Plan. The proposed development aligns with the goals of the Frederick County Comprehensive Plan, notably by maintaining residential uses in areas of the County designated for residential growth and by reserving a portion of the Property for the future Route 37 bypass. SUITABILITY OF THE SITE Access The subject acreage fronts on Senseny Road. Access to the site will be provided via an entrance on Senseny Road. A two-lane section of a major collector road will be located within the portion of the Property reserved for the future Route 37 bypass. The proposed subdivision will also connect to Senseny Road via Senseny Glen Drive and Canyon Road, existing public rights-of-way in the adjoining Senseny Glen subdivision. A combination of public and private rights-of-way will provide internal access from Senseny Road to the residential units. A Traffic Impact Analysis is provided with the rezoning application. Impact Analysis Statement Winchester East at Opequon Creek 3 Natural Resources The proposed development will include several recreation areas for the benefit of the residents of the subdivision, a six-foot wide natural surface trail adjoining Opequon Creek, and a ten-foot wide shared use path along Senseny Road. A stream buffer will be preserved immediately adjoining Opequon Creek to protect the viewshed from Opequon Creek and the proposed development. The recreation areas, buffers, natural surface trail, and shared use path comply with the Senseny/Eastern Frederick Urban Areas Plan which focuses on the creation of greenways and stream buffers around waterways and encourages pedestrian facilities. Further, the location of the residential units, stormwater management areas, and recreation areas take into account the natural resources on the Property which is also in conformance with the Senseny/Eastern Frederick Urban Areas Plan. Acreage Contained in Flood Plains 11.5 acres Acreage Contained in Wetlands and Streams 0 acres (4,730 LF perennial and ephemeral streams) Acreage Contained in Other Environmental Features 8.05 acres  Flood Plains The subject acreage contains areas of floodplain per FEMA NFIP Map #51069C0240E Effective Date January 29, 2021.  Wetlands and Streams The subject acreage contains perennial and ephemeral streams as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database.  Other Environmental Features The subject acreage contains some areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. Opequon Creek is on the eastern boundary of the Property. Development of the Property in this area will be managed during final engineering design in accordance with all applicable ordinances and regulations.  Soils/Geology As per the Frederick County GIS Database, the following soil types are present on the subject acreage: ClearBrook Channery silt loam; Zoar silt loam; Weikert-Berks Channery silt loams; and Wheeling loam. The characteristics of these soil types are manageable for development following the Virginia Erosion and Sediment Control practices. Impact Analysis Statement Winchester East at Opequon Creek 4 SURROUNDING PROPERTIES North: RP, Residential Performance District Use: Residential South: RA, Rural Area District Use: Residential East: RA, Rural Area District Opequon Creek Clarke County, Virginia Use: Residential West: RP, Residential Performance District RA, Rural Area District Use: Residential TRANSPORTATION Access to the Property will be provided via one proposed full-movement entrance along Senseny Road, and one proposed full-movement entrance at the future fourth leg connection at Senseny Glen and Canyon Road. The subdivision is expected to generate approximately 151 new trips during morning peak hour, 180 new trips during evening peak hour, and 2,210 new daily trips on a typical weekday. Based on the capacity and queuing analysis results, the proposed development will not have a substantial impact on the surrounding transportation and road network. Therefore, no improvements are recommended to mitigate the traffic generated by the proposed development. Approximately 11,949± square feet of the Property will be dedicated to the County to achieve a fifty-seven-foot (57’) right-of-way from road centerline for the purposes of improving the portion of Senseny Road adjoining the Property. A ten-foot shared use path will also be constructed within the Senseny Road right-of-way for the use and benefit of the residents of the proposed development and of the County. Additionally, a 104-foot-wide portion of the Property shall be reserved for the future Virginia Route 37 which will be dedicated to the County, within which approximately 2,228 linear feet of a two-lane section of a major collector road will be constructed. Please also refer to the Traffic Impact Analysis Statement for Winchester East at Opequon Creek dated September 19, 2024 prepared by Gorove Slade. SEWAGE CONVEYANCE AND WATER SUPPLY The Property is located wholly within the Sewer and Water Service Area and is therefore entitled to be served by public water and sewer based on County Policy. Frederick Water is the provider of public water and sewer service within this area of the County. Impact Analysis Statement Winchester East at Opequon Creek 5 SITE DRAINAGE Topographic relief on the Property generally follows a pattern that directs drainage towards the east of the Property. 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. SOLID WASTE DISPOSAL The subdivision will utilize private refuse collection services administered by the homeowners association, which will result in limited impacts to the Greenwood convenience center. HISTORICAL RESOURCES The Property is not located within and does not adjoin any existing or potential historic districts, Civil War Battlefields or sites, or landmarks, as identified in the Frederick County Comprehensive Plan. A cultural resources survey of the Property will be conducted and presented to the Historic Resources Advisory Board for review and comment. The recommendations for development of the Property from the cultural resources study will be followed. There are prior historical studies of this Property dated October 15, 1991, March 1, 1992, October 1, 1992, and September 8, 2020. The bulk of the historic areas on the Property identified in these prior studies are located in areas of the Property that will not be disturbed. IMPACT ON COMMUNITY FACILITIES Educational Facilities: The proffer statement submitted with this Impact Analysis Statement addresses impacts on Frederick County education facilities. Emergency Services: Police protection will be provided by the Frederick County Sheriff’s Department. The property is located in the first response area for the Greenwood Volunteer Fire and Rescue Company. Response times from the station to the site are reasonable. Parks and Recreation: The proffer statement submitted with this Impact Analysis Statement addresses impacts on Frederick County parks and recreation facilities.