HomeMy WebLinkAbout12-07 Impact AnalysisOPEUQON CROSSING - IMPACT ANALYSIS STATEMENT
•
SEPTEMBER 2009
The Opequon Crossing Property (the "Property") is ideally situated for residential
development. The project, identified by Frederick County records as 55 -A -210, totals 70.15
acres of land zoned RA (Rural Areas) and is located at the existing terminus of Eddys Lane
in the Red Bud Magisterial District (See Figure l). The site is wholly within the Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA) of Frederick County
and is also identified for residential uses by the Eastern Frederick County Long Range Land
Use Plan. This rezoning petition seeks to rezone 70.15 acres of land to the RP (Residential
Performance) Zoning District. The rezoning would result in a high quality development
with a mixture of single family attached and detached uses with a maximum of 325 dwelling
units constructed over a minimum three year phasing plan.
Primary access to the Property will be provided by connection with Route 7 via the Haggerty
"Spine" Road approved as part of Rezoning 04 -07 for the "Haggerty Property". Secondary
access will be provided by a proffered connection with Eddys Lane, which connects with
existing Valley Mill Road. The land use surrounding the site is predominantly single family
residential, most of which is actively developing. The site is underlain by Martinsburg shale
which is well suited for urban residential communities served by public sewer and water.
As the Property is within an actively developing area of the UDA and SWSA, the conditional
rezoning of the subject site would provide for a well planned community that promotes the
• goals established by the Comprehensive Policy Plan.
SURROUNDING PROPERTIES
As depicted by Figure 1, the majority of the surrounding properties are currently developing
with single family residential developments. Properties located East, South, and West of the
site are currently zoned RP (Residential Performance) with tracts 55 -A -165 and 55 -4 -4A,
both zoned RA (Rural Areas) bounding Opequon Crossing to the North (See Figure 2). A
clear division between the intended residential development and the agricultural uses North
of the Property is formed by Abrams Creek and its associated floodplain. Additionally, the
embankment found along the southern edge of Abrams Creek within the vicinity of the site
provides for a significant grade separation that acts as a natural buffer between the existing
agricultural use near the Property and the intended residential development of the site.
ACCESS AND TRANSPORTATION
A traffic impact analysis (TIA) entitled "A Traffic Impact Analysis of the Opequon
Crossing," was prepared for this application using composite data collected from other
studies in the area as well as actual traffic counts. Using traffic generation figures from the
I.T.E. Trip Generation Manual, 7` Edition the TIA projects that the proposed development
will produce 2,658 vehicle trips per day (VPD). The TIA further indicates that existing and
planned study area roads and intersections have the capacity to accommodate the trips
• generated by this project at acceptable and manageable level of service (LOS) conditions
with no improvements necessary at any subject area intersections.
Impact Analysis Statement— Opequon Crossing
9 0
• A revised graphic is provided at the end of the TIA showing the level of service for build -
out conditions using the lane improvements at Route 7 11 laggerty Blvd which will be used as
the primary means of access to Opequon Crossing. The lane improvements shown are
included with the approved Haggerty Blvd (Spine Road) plans and would be constructed
prior to issuance of any building permit within Opequon Crossing and includes the
following: Westbound Rt 7 - 2 thin & 1 left, Eastbound Rt 7 - 2 thin & 1 right,
Northbound Haggerty Blvd - 1 left & 1 right. The traffic analysis shows that the
intersection will function with an overall Level of Service B with these improvements in
place during build -out conditions.
Primary access to Opequon Crossing shall be provided by connection to the planned road
network for the adjacent Haggerty Property. This transportation network consists of the
extension of the East -West collector (Valley Mill Road Relocated) as shown by the Eastern
Road Plan that will connect the residential development of the subject Property with the
Haggerty "Spine" Road. This connection will afford Opequon Crossing access to Route 7
via the Spine Road (See Figure 3). Additionally, in accordance with the Frederick County
Eastern Road Plan, the Applicant has proffered a right of way reserve area to provide for the
future extension of the East -West Collector roadway to existing Valley Mill Road as shown
on Figure 3. The Applicant has also proffered to construct two lanes of the ultimate urban
four lane divided (U4D) cross section for approximately 500 ft within the Property
boundary. The road alignment and reserve area shown for the East -West Collector road is
in conformance with the alignment depicted by the Eastern Road Plan
• The Applicant has proffered to extend Eddys Lane through the site to connect the existing
terminus at the northern boundary of the Property with the final Phase of the developing
Twin Lakes project to the south. The proffered connection to Eddys) Lane provides
multiple access points for traffic entering and exiting both Opequon Crossing and the
Haggerty Property.
Additionally, the Applicant has proffered $2,000.00 per single family detached and $1,000
per single family attached dwelling unit for transportation improvements within the vicinity
of the site which could facilitate the future Valley Mill Road connection should the off site
right of way be acquired in the future. This per unit contribution would total approximately
$480,000 which would offset any transportation impacts associated with the proposed
development.
ENVIRONMENT
The Property does not contain conditions that would preclude or substantially hinder
development activities. The following table provides an area summary of environmental
features:
•
Environmental Features j
Total Project Area 70.15 Acres
Area in Flood Plain 0.00 Acres 0.0%
Area in Steep Slopes 0.28 Acres 0.4%
Area in Wetlands, Lakes, & Ponds TBD TBD
Impact Analysis Statement- Opequon Crossing
2
Alk
B LUE RID MHP 1
71, 1,
y 0
7
iA
gg-
IN
'INX\ Z-
"fil I
4, 4a
IV
U 'A
V
CONNECTIE LLEY�MLLI
tc>
W, FWS'"'/
MIL i
OPEQUOM
'("NVwTP
\7
M -
NN
ABRAMS
A �EEi Fb
R/,V/. RESE R FLITUR,
CONNECT ULE Y'MILL.- DICONNEC IN,
4 4 1. 1
- 2
A
CONS CT _LANLY,UF ,
r
W
11A A 'LAX EST COLLECTOR UK le-,v
�� nc
I\
IS (.fF-
-�EDDYS LA 41E-,<, Jnz-
HAGGERTY
qw TRANSPORTATION-
- ` . NETWORK
N
I
I N
HAGGERTY"
�,`CONNECTIOW 4 1,*
JECTN�-�� I \ IN\
V N SUE N1
INNNI
0
ERTY N,
I c 'I
IN
TWIN §dLAKES �,PROF i \ IN
IN N J
ylg l
A
INX
IN I N,
It " I
V"""IN, I' tl I 1 , , "
I
W ,
'I'-I W1N
I I , . I" I
N I,
5
AN
it
/ ) .illPh t\
Patton Harris Rust & Associates
TRANSPORTATION PLIAN FIGURE 3
Engineers. Surveyors. Planners. Landscape Architects.
11 7 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
+ T 540.667.2139 Opequon Crossing
F 540.665.0493
1 SCALE: 1" = 700' PATE: 11/16/08
0 0
• Figure 4 depicts the environmental features located on the Opequon Crossing site. As
depicted, the site drains both North into Abrams Creek and South into the lake within the
Twin Lakes Subdivision before flowing into an un -named stream channel. Both Abrams
Creek and the unidentified stream channel then direct the flow of water East into Opequon
Creek.
A small, man -made pond is situated on the Eastern portion of the site. This pond will not
pose any issues for the intended residential development program.
The General Soil Map of the Soil Survey of Frederick County. Viiginia indicates that the
soils comprising the subject parcels fall under the Weikert- Berks- Blairton soil association.
The predominant soil types on the site are Berks channery silt loams, 7 to 15 percent slopes
(map symbol 1C), Weikert- Berks channery silt loam, 15 to 25 percent slopes (map symbol
41D) and Weikert- Berks channery silt loam, 25 to 65 percent slopes (map symbol 41E) as
shown on map sheet number 37 of the survey. This soil type is not considered prime
farmland as indicated by the Comprehensive Plan. The characteristics of this soil type and
any implications for site development are manageable through the site engineering process.
The site has a high elevation of 650 feet and a low elevation approaching 560 feet. Only a
small portion of the site contains steep slopes as defined by the Zoning Ordiance (50 %).
Much of the area containing moderate slopes of 25 % -50% would be incorporated into the
required open space for the project to maintain the integrity of the natural drainage channels
that exist on site.
• Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for
Frederick County prepared by the U.S. Department of Housing and Urban Development,
Community Panel # 510063- 0120B, effective date July 17, 1978. The entire site is located in
Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain.
Portions of the 100 year flood plain associated with Abrams Creek are located in close
proximity to the Property's northern boundary. Any wetlands that exist on the site would be
identified during the Master Plan phase of development.
SEWAGE CONVEYANCE AND WATER SUPPLY
The proposed Haggerty site sewerage conveyance system is being designed to handle the
flows generated by Opequon Crossing. As such, sewer flows would be conveyed to the
Opequon Waste Water Treatment Plant by connection to this planned system. Using a
standard rate of 200 gallons per day /dwelling unit it is projected that the proposed
development would produce approximately 65,000 gallons per day of sewer flow.
Water supply will be provided by way of a 12" water main connecting through the Haggerty
project. Water usage of the project would be roughly equivalent to its sewer flows of 65,000
gallons per day. The water system will be designed to provide adequate press I ure for potable
water service and fire fighting services.
r 1
Impact Analysis Statement— Opequon Crossing
J `, '0
ti
r I / VA 11 l�AV'`AAV� 1� A I \V AVA♦ ! A 7 I11I1 1A V� \ V ��\ -.___ J % \ V t�� \� \/ �-.
IN
_ —_ - -- A
- - -;\ ABRAMS \ r'
STEEP SLOPES = ~
50 %+
f I 1 1 1
I I
i PING FARAD _
v\'BUILDINGS - -�
it /i�n�r /`� �� �•� _
it
1 t v, v A t A �
I
1 / / ! \ J � 'i EkISTING '\
\
' `,'iV AU \���
.. //
l I/I
^�\ �`'. � _ � � � �� / i / •� ll[ U ni �� / I / � � � 1 / v � A�� v
jilt
"� �' _;v`., �N, � -_ > ♦�� l,l�-r al, Ili 11 A V N�
Patton Harris Rust & Associates ENVIRONMENTAL FEATURES FIGURE 4
Engineers. Surveyors. Planners. Landscape Architects.
' 117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601 Opequon Crossing
T 540.667.2139
F 540.665.0493
SCALE: 1 ' = 400' 1 DATE: 4/10/07
• SOLID WASTE
0
The following table shows a projection of solid waste generation as a part of this project.
Unit Tvoe Units I Waste Generation I Total Waste (Ibsl
Single Family Detached 155 121bs /day 1,860
Single Familv Attached 170 9 lbs /dav 1.530
Total
Proffered curbside pick -up will be an improvement to solid waste
increased dumpster use in the County.
HISTORIC SITES AND STRUCTURES
3,390
Figure 5 identifies historic structures located within the vicinity of the site. Each of the
identified structures is identified as not potentially significant by the Frederick County Rural
Landmarks Survey with the exception of Valley Mill Farm which was included in the Virginia
Landmarks Register in 2005 and the Natioinal Register of Historic Places in 2006. The
existing, vacant farm house on the site, identified as structure 34 -397, is the "Adams House"
(See 5pre 6). Pursuant to the National Park Service Study of Civil War Sites in the
Shenandoah Valley of Virginia the subject site is not included in any battlefield study area
and does not contain any core battlefield resources.
The Applicant met with the Historic Resources Advisory Board (HRAB) on January 13,
2009 to present the revised proffer package which addressed each comment previously
provided by the HRAB m 2007. The proposed proffer package includes additional
screening adjacent to Valley Mill Farm, commitment to documentation of the existing
structures on the Property. The name of the application was also changed from "Village at
Opequon" to " Opequon Crossing" to ensure that the project name did not conflict with the
existing historic Opequon Village located in the Back Creek District.
IMPACT ON COMMUNITY FACILITIES
The proposed development will have a scheduled and measured impact on community
facilities. In addition to monetary proffers in accordance with the latest Frederick County
Fiscal Impact Model, the Applicant has proffered additional funds ($2,000 per single family
detached unit and $1,000 per single family attached unit) for transportation improvements.
The applicant has offered the following monetary contributions to mitigate the impacts of
this development:
Single Family Detached
• Fire and Rescue:
• Library:
• Parks and Recreation:
• School Construction:
• • Transportation:
TOTAL:
$713.00 per unit
$487.00 per unit
$1,970.00 per unit
$18,494.00 per unit
$2,000.00 per unit
$23,664.00 per unit
Single Family Attached
$529.00 per unit
$372.00 per unit
$1,507:00 per unit
$13,033.00 per unit
$1,000:00 per unit
$16,441.00 per unit
Impact Analysis Statement — Opequon Crossing
k
_ F
Patton Harris Rust & Associates ADAMS HOUSE (34 -397) FIGURE 6
Engineers. Surveyors. Planners. Landscape Architects.
A 117 East Piccadilly Street, Suite 200
Winches V irginia 22601 Opequon Crossing
1�L 1 T 540.667.2167.21 39
F 540.665.0493
DATE: 5/2/07