HomeMy WebLinkAbout04-07 Impact AnalysisFrederick County, Virginia
IMPACT ANALYSIS STATEMENT
FOR REVIEW
OF THE
HAGGERTY PROFFER
MODIFICATION REQUEST
Red Bud Magisterial District
April 2007
Prepared by:
Patton Harris Rust Associates
117 E. Piccadilly Street
Suite 200
Winchester, Virginia 22601
Phone: 540- 667 -2139 Fax: 540- 665 -0493
Apri12007
SITE BACKGROUND AND HISTORY
Haggerty Proffer Modification Request
On February 9, 2005 the Frederick County Board of Supervisors approved conditional rezoning #14 -04
for the Haggerty Property. This rezoning permitted a maximum of 300 residential units and provided for
substantial transportation improvements. In addition to providing necessary right of way for future Route
37, Rezoning #14 -04 planned for both a North /South collector road, referred to as the Spine Road, to
connect Route 7 with Senseny Road as well as an East /West Collector Road to connect with the adjacent
property to the West. Figure 1 depicts the transportation network proffered as part of Rezoning #14 -04.
PROFFER MODIFICATIONS
The Proffer Modification Request for the Haggerty Property relates to transportation improvements with
the only exception being one minor revision to proffer 10.2 to give the HOA responsibility fora common
solid waste disposal program. Other proffers, such as maximum number of residential units, remain
identical to the proffers approved as part of Rezoning #14 -04. Figure 2 depicts the proposed
transportation network associated with this request. The modifications to the transportation proffers
include the following:
1. Spine Road Alignment
The alignment of the Spine Road, as depicted by the Generalized Development Plan proffered
as part of the original rezoning, proposed a collector road from Route 7 to the southern project
boundary with the intent that the roadway would provide the much needed Route 7 /Senseny
Road connection until such time that Route 37 was constructed. The revised alignment of the
Spine Road traverses into the future Route 37 alignment and would be constructed as the typical
Route 37 cross section for approximately 750 feet to connect to the Southern Property
boundary. While construction of 750 feet of future Route 37 is significant, the greater benefit of
the Spine Road re- alignment is found in the implementation of the connection between Route 7
and Senseny Road. As approved with Rezoning #14-04, the Spine Road connection between
Route 7 and Senseny Road would very likely not be completed until such time that the adjacent
Property to the South develops. Aligning the roadway with Route 37, allows for this North
South connection to occur using a known alignment prior to development activities on the
adjacent property should the right of way for future Route 37 and a funding mechanism be
acquired. Figure 3 depicts how Route 37 could be extended from the Southern Property
boundary to Senseny Road via the planned off ramp. This scenario would provide for the Route
Page 1 of2
April 2007
2. East West Connector Road
CONCLUSION
Fl a gg e rty Proffer Modification Request
7 /Sensney Road connection while providing the opportunity to construct the interchange for
Route 37 at Senseny Road without interrupting traffic flow for the North -South traffic
movement.
Additionally, the Spine Road has been modified from a U2 (Urban Undivided) to a R2 (Rural
Undivided) cross section to utilize an open section design that better matches the cross section
for Route 37 and also provides the ability to expand the roadway in the future without the
additional work and disturbance associated with removing curb and gutter. The section of the
roadway at Route 7 and at the subdivision street intersection will remain an urban design.
The alignment of the East -West Connector Road which connects the Spine Road with property
to the West has shifted approximately 400 feet South. The original intent of this roadway, to
provide access to property West of the site, remains intact. It is also important to note that
shifting the roadway 400 feet South from the original location is not in conflict with the Eastern
Road Plan, as the potential for connection to existing Valley Mill Road remains as feasible with
the proposed alignment as it was with the previous version approved as part of Rezoning 14 -04.
The Haggerty Proffer Modification Request maintains the core transportation goal of the original
Haggerty Rezoning, the future connection of Route 7 with Senseny Road. The revised proffers provide
for construction of a portion of two lanes of Route 37 and, more importantly, potentially expedites the
connection between Route 7 and Senseny Road by providing for a link that could be made regardless of
whether or not the adjacent Property were to develop. As such, the proposed Proffer Modification
Request for the Haggerty Property presents itself as a step forward in implementing critical transportation
connections that are much needed in this portion Frederick County.
Page 2 of 2
w E ROPOSED t S
O ECSASREGIONAL/
QI ECT O g
HAGGERTY PROPERTY
RZ 14 -04 TRANSPORTATION PLAN
FREDERICK COUNTY, VIRGINIA
:c
;DENOTES GENERALIZED OPEN SPACE LAYOUT
Patton, Harris, Rust Associates
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
Figure 7
�PUTURE� ),SENSE
�`RVAD'CRINECTIDN
"7..‘ O,\
N U
HAGGERTY PROPERTY
PROPOSED TRANSPORTATION PLAN
FREDERICK COUNTY, VIRGINIA
DENOTES GENERAUZED OPEN SPACE
Patton, Harris, Rust Associates
117 E. Picadilly St. Winchester, Virginia 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 2
4 O( d
O,n ,1 r q EUTUREROOTE? $ENSC
i! (I (t O ROAD'CON ECSION p y o 3;. IzE �ETCNHEn
b n. i -a� 1 17 00 A ar o''
a' /nv l i ���p 0 l M ii
g ink
0
O
O-
w r Q4
q
I` 0 t4 ipp
7 T 0INTERIM C O UNTtY A
O,SENS,E ROAD.UNTIC�
--CONSTRt7GT]ON fr- INNT£RCHHNGE�-
ENY
O
0
.o
HAGGERTY PROPERTY
ROUTE 7 SENSENY ROAD
CONNECTION CONCEPT
FREDERICK COUNTY, k/7RGINIA
Patton, Harris, Rust Associates
117 E. Picodilly St. Winchester, Wginio 22601
VOICE: (540) 667 -2139 FAX: (540) 665 -0493
FIGURE 3