HomeMy WebLinkAbout07-25 Impact Analysis Statement 10-07-25MADISON 277 IMPACT ANALYSIS STATEMENT
October 7, 2025
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Frederick County
infrastructure and facilities by the proposed rezoning of a 149.02 acre parcel of land to R4,
Residential Planned Community District. The property is currently owned by Madison II, LLC
and is identified within public records as Tax Map 87-A-15. The parcel sits on the south side of
State Route 277, Fairfax Pike, approximately 3.15 miles east of Interstate 81.
The parcel is currently zoned RA, Rural Area, and lies completely within the Opequan
Magisterial District and immediately adjacent to the Lake Frederick residential community.
Upon the rezoning of the parcel to R4 the area adjacent to Fairfax Pike will be developed with a
combination of both age restricted residential and healthcare/commercial units and the remaining
area will be various forms of residential construction.
Site Information
LOCATION: The Parcel, Tax Map 87-A-15,
Fronts on the south side of Fairfax Pike, State Route 277.
MAGISTERIAL DIST: Opequan District
CURRENT ZONING: Rural Area District (RA)
CURRENT USE: One SF residential structure and vacant farm land
PROPOSED ZONING: Residential Planned Community District (R4)
PROPOSED USE: Mix of healthcare/commercial and residential units
TOTAL REZONING: 149.02 Acres Conditional with Proffers
PROP. DENSITY: 5.81 Units/acre by Design Modification (Zoning Ord. §165-501.03 RP)
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the area in which residential, commercial, and
other development types are encouraged. The parcel under consideration was shown as a mix of
residential, industrial, and commercial development types within the Comprehensive Plan, but
this parcel was not within the limits of the UDA. The process to revise the Comprehensive plan,
specifically the UDA, was initiated by the current owner and was approved at the January 10,
2024 Frederick County Board of Supervisors meeting which created a separate, noncontiguous
UDA that included this parcel. The full 149.02 acres of this parcel is within the UDA limits.
Sewer and Water Service Area
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The Sewer and Water Service Area (SWSA) defines the areas of the county where sanitary sewer
and water services exist or are planned for in future growth. The entire parcel under
consideration is within the limits of the current SWSA.
As part of the previously mentioned Comprehensive Plan amendment process, Frederick Water
commented that, “Water supply for the Madison II project would be via and existing 12-inch
water main which parallels the south side of State Route 277 (Fairfax Pike). Adequate water
capacities and pressures are currently available to meet the project’s projected demands.” Also,
relating to water, they commented that, “Adequate water treatment capacity is currently available
to meet the projected water demands of the proposal.”
As for Sanitary Sewer, Frederick Water commented that, “Sanitary sewer conveyance and
treatment capacities are limited in this area.”, “Frederick Water is designing and will construct a
sanitary forcemain improvement that could serve the area including the subject property (target
2026 completion).”
We understand these comments and their impact on our construction schedule.
Comprehensive Plan Conformity
The Southern Frederick Land Use Plan, as part of the County’s Urban Areas, defines the parcel
under consideration for Mixed Use Commercial/Office and Neighborhood Village. The
proposed rezoning to R4 Residential Planned Community District, with allowable uses and
excluded uses (see proffers), is in conformance with the Frederick County Comprehensive Plan
specifically in relation to the Comprehensive Plan goals and strategies which state the following:
Goal: New Residential development should be focused within the urban development
area (UDA)
Strategies:
• The Urban Development area should allow for housing that will meet the needs of
first time home buyers, retiree’s move-up residences, and seniors.
• Higher density residential development is encouraged in close proximity to or
mixed with commercial areas to enhance walkable access to employment,
shopping, and entertainment. The County’s strategic growth areas, the Urban
Centers and Neighborhood Villages, are the most desirable locations for this type
of development.
• Residential housing types and design guidelines should be flexible to
accommodate evolving demographic trends, and to ensure that housing choices
are maximized.
SUITABILITY OF THE SITE
Access
The site fronts on State Route 277 (Fairfax Pike). Construction of 2 lanes of the 4 lane New
Minor Arterial roadway as depicted on the Southern Frederick Land Use Plan Transportation w/
Trails Map dated November 10, 2021, with modifications shown on the GDP, will be provided
for use within this development. Required Right of Way for the full 4 lane roadway, and
Roundabout, will be dedicated as part of this project so that if it is constructed at some point in
the future at the expense of VDOT and/or other government agencies, no Right-of-Way
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procurement will be required. All roadways within the development will be public when required
by Code, or private self-maintained facilities.
Flood Plains
The Parcel does not contain any mapped floodplain per FEMA Map 51069C0350E effective date
1-29-2.
Wetlands
There are minor areas of mapped wetlands and freshwater ponds within the limits of this parcel.
Prior to development, the limits of the jurisdictional waters will be verified, and any potential
impacts will be permitted through the appropriate agencies.
Soil Types
9B and 9C Clearbrook Channery Silt Loam, 2 to 15% Slopes
The Clearbrook Channery represents a typical section of silt loam and silty clay loam to an
average depth of 27” where it is bound by paralithic bedrock. This soil is somewhat poorly
drained with a very high runoff classification. This classification is Not Prime Farmland.
41C, 41D, and 41E Weikert-Berks Channer Silt Loams, 8-65% Slopes
The Weikert-Berks represents a typical section of silt loam to an average depth of 16 where it is
bound by lithic bedrock. The soil is somewhat excessively drained with a high runoff
classification. This classification is not prime farmland.
SURROUNDING PROPERTIES
North RA, Rural Area District Use: Vacant with minor residential
South R5, Residential Recreational Community District Use: Residential
East R5, Residential Recreational Community District Use: Residential
West RA, Rural Area District Use: Vacant
TRANSPORTATION
Vehicular access to the site will be provided by existing State Route 277 (Fairfax Pike).
Monetary contributions will be provided for improvements to both the eastern, US Route 522
and 340, and western, Hudson Hollow (Route 636), signalized intersections, on State Route 277,
as identified within the supplied TIA. This TIA has determined the increase in traffic based upon
this project as well as growth within the community itself. From Chart 6.2 of the prepared Traffic
Impact Analysis, the increase in traffic to these 2 intersections represents a 35% increase of the
peak hour at the Hudson Hollow (Route 636)/White Oak Road (Route 636) and Fairfax Pike
(Route 277), and a 24% increase of the peak hour at the intersection of US Rt 522/Fairfax Pike
(Route 277) and Route 340.
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Internal roadways will include the construction of 2 lanes of the 4 lane New Minor Arterial
roadway as depicted on the Southern Frederick Land Use Plan Transportation w/ Trails Map
dated November 10, 2021, with modifications shown on the GDP. Right of Way for the full 4
lane roadway, and Roundabout, will be dedicated as part of this project so that in the event that it
is constructed at some point in the future at the expense of VDOT and/or other government
agencies no Right-of-Way procurement will be required. All roadways within the development
will be public when required by Code, or private self-maintained facilities.
As part of the process to revise the Comprehensive Plan to create a new, noncontiguous Urban
Development Area, VDOT commented that they do not have any concerns with this proposed
project as it will actually lower the anticipated traffic impacts from what is currently shown with
anticipated uses. If the rezoning is approved, approximately 1 ac. of land will be dedicated to the
Virginia Department of Game and Inland Fisheries for open space/trail connections to the
existing Lake Frederick trail system.
Nature trails will be provided within the development as identified within the GDP. This project
will set aside substantial areas for open space and community use by both residents and
nonresidents alike.
SEWAGE CONVEYANCE AND TREATMENT
As stated above, the parcel being considered is fully within the Sewer and Water Service Area
(SWSA) as defined by Frederick County staff. Sanitary collection and treatment will be provided
by Frederick Water and we understand and acknowledge the timing associated with the sanitary
sewer connection and the effort required by the county to make that available. A pump station
will be constructed within the limits of this project that will direct flows to the future sanitary
collection system being constructed by Frederick Water.
WATER SUPPLY
As stated above, the parcel being considered is fully within the Sewer and Water Service Area
(SWSA) as defined by Frederick County staff. Domestic water will be provided by Frederick
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Water, and we understand and acknowledge the extension of water mains that will be required to
serve this project.
SITE DRAINAGE
Runoff from the site will flow from north to south through a series of intermittent streams and
conveyance channels that exist on the site. All of this flow is directed to, and captured by, Lake
Frederick. A detailed stormwater management plan will be developed as part of the final
construction drawings and will address all applicable water quantity and quality requirements.
HISTORIC SITES AND STRUCTURES
No historic resources are defined within the limits of this project by either the Virginia
Department of Historic Resources or Frederick County GIS.
PARKS AND RECREATION
As part of the process to revise the Comprehensive Plan to create a new, noncontiguous Urban
Development Area, Frederick County Parks and Recreation offered no comments on this project.
PUBLIC SCHOOLS
As part of the process to revise the Comprehensive Plan to create a new, noncontiguous Urban
Development Area, Frederick County Public Schools commented that this development would
increase demand on the schools which will serve this area. Those schools include Sherando High
School, Aylor Middle School, and Armel Elementary School, and noted that both Sherando and
Armel are both currently over capacity.
As is standard practice, funds will be provided to offset the impact of these school facilities.
Refer to the Proffer Statement for funding amounts (amounts vary based on unit type).
FIRE AND RESCUE
As part of the process to revise the Comprehensive Plan to create a new, noncontiguous Urban
Development Area, Frederick County Fire and Rescue commented that this development shall
comply with applicable Frederick County Codes to include, but not be limited to, water
requirements for fire hydrants in residential and commercial areas. We understand and
acknowledge this requirement.
ECONOMIC DEVELOPMENT
As part of the process to revise the Comprehensive Plan to create a new, noncontiguous Urban
Development Area, Frederick County Economic Development offered no comment on this
development.
TRASH SERVICE
This project will utilize private trash collection services which will be overseen by the HOA, for
all residential areas, or private owners of all commercial lots.
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