HomeMy WebLinkAbout06-08 Impact AnalysisIMPACT ANALYSIS REPORT FOR THE REZONING OF:
ROUTE 50 ASSISTED LIVING FACILITY
INTRODUCTION:
(See Appendix II: Context Exhibit)
(See Appendix IV: Round Hill Land Use Plan)
(See Appendix V: Long -range Land Use Plan)
This 10.47 acre site composed of four parcels is proposed for rezoning from RA (Rural Areas) to B2
(Business General) for use as an Assisted Living, Health Services Facility as a by -right use under that
zoning category. It is located west of the City of Winchester on Route 50 (south side) approximately 1/4
mile west of the Route 37 bypass. The site is situated between, but not adjacent to, the cross streets of
Ward Avenue and Round Hill Road and has an access road near its western property line (Echo Lane).
Tax map identification numbers for the four properties are: 53 -A -81, 53 -A -82, 53B -3 -25 and 53B -3 -24.
The existing uses in the vicinity are relatively equal parts of residential, commercial, and open space. It
is within the Round Hill Land Use Plan, as enacted in November 2007, and designated for business uses
in the Comprehensive Plan. The anticipated completion date is Fall 2009.
A. SUITABILITY OF THE SITE:
(See Appendix VI: Existing Natural Conditions for delineations, if applicable, of the following subjects.)
1. 100 year flood plain:
Per the latest FEMA Panel Number 510063 0115 B (July 17, 1978) there is no floodplain onsite. The
closest flood plain to the site is associated with Abrams Creek approximately 450 ft behind the rear
property line of the subject parcel parallel with the Winchester and Western Railroad tracks.
2. Wetlands:
(See Appendix VII: Wetlands study by ECS)
There are no wetlands onsite per a study conducted by ECS on a site visit November 26, 2007.
3. Steep slopes:
The site is composed of primarily rolling topography over its area. There are small areas of steep slopes
scattered around the site that are typically associated with rock outcroppings. There is approximately
34,848 sf (0.8 ac) of land in slopes of 15 -25% and 4,356 sf (0.10 ac) of land in slopes of 25% and
greater.
4. Existing Vegetation Report:
This site is primarily one of pastured farmland. There is no mature forest stand on this site. Most of the
trees on this site are "advantageous" trees that re -seed readily in most environments. The total area of
the canopy of vegetation onsite is approximately 72,550 sf (1.65 ac).
Pasture land:
-AREA (all areas are approximate):
OVERALL FOREST CONDITION:
10.47 acres
The treed areas onsite are of a fair to poor quality.
2/3 of the trees are growing in areas that are
noticeably rocky and the buttresses of the trees are
molding around the rock. This starts a choking
process in getting nutrients to the tree and many are
dying due to this. Being a cattle field for many years,
there is also much compacting of the soil from the
cows.
CANOPY TREE SPECIES:
CANOPY TREE HEIGHT:
CANOPY TREE CALIPER RANGE:
UNDERSTORY TREE SPECIES:
UNDERSTORY TREE HEIGHT:
UNDERSTORY TREE CAL. AVER.:
-MAJOR SHRUBS SPECIES:
Primarily black locust and tree -of- heaven (about the
only two trees capable of tolerating the conditions)/
also includes eastern redcedar, Siberian elm,
hackberry, and persimmon.
Variable, but averages approximately 40 -50' in
height.
12 -28"
(See canopy trees)
15 -25'
3 -10"
barberry, honeysuckle (shrub vine), and various
briars
5. Soils Bedrock:
Prime Agricultural Soils:
Two of the three soils on this site are deficient in some way when relating their usefulness to agriculture.
The third soil is not actually a part of the site (per the Soil Survey of Frederick County by the USDA), but
may be impacted as far as potential road improvements to Route 50 are concerned. The site is
comprised of different types of silt loams with a tendency toward rock outcroppings.
-6C Carbo- Oaklet Silt Loams (2 -15% sl), ±0.22 acres
This soil type is poorly suited to cultivated crops. It is commonly used for pasture
(although overgrazing increases runoff). This is due to the erosion common, soil clods
common in tillage, and frequent rock outcrops. Fertility is medium and natural organic
matter is low.
-14C Frederick Poplimento Loams (7 -15% sl), ±2.4 acres
This soil type is considered moderately well- suited to cultivated crops. It is also used for
pasture and hay uses. The limitation on growing crops in this soil is the chance for
erosion. The subsoil extends to a depth of 60" or more. Given the chance for erosion,
pasture uses would need to be limited to prevent excess compaction. This soil type can
also contain areas of rock outcrops. This site does have areas of rock outcrops that are
scattered particularly around the high points of the site where erosion over time, and
pasture use, has worn away the soil.
-17C Frederick Poplimento Rock Outcrop Complex (2 -15% sl), ±0.020 acres
This soil type is not considered well- suited to cultivated crops or hay (tillage is impractical).
It can be used for pasture, but the erosion of this type of soil limits that use. The subsoil
extends to a depth of 60" or more, but bedrock is also common at 60
Relation to development:
Two of three types of soils are acceptable to development. There is much development in the area
despite any limitations noted herein.
-6C Carbo Oaklet Silt Loams (2 -15% sl), ±0.22 acres
Development is mainly limited with rock outcrops, shrink/ swell potential being high, and
low permeability.
14C Frederick Poplimento Loams (7 -15% sl), ±3.8 acres
Development is mainly limited with clayey subsoil, shrink/ swell potential being high, low
strength, moderate permeability, severe erosion, moderate slopes (up to ±20 and
some shallow bedrock.
-17C Frederick Poplimento Rock Outcrop Complex (2 -15% sl), ±0.020 acres
Development is mainly limited with clayey subsoil, shrink/ swell potential being moderate,
moderate permeability, medium surface runoff, severe erosion, moderate slopes (up to
±30 and some shallow/ surface bedrock areas (visible onsite).
Bedrock:
Of note is that this area has been found to have the potential for sinkhole development. In a separate
study by ECS, LLC, this subject is expanded upon further. Please see the "Preliminary Geotechnical
Evaluation" in Appendix VII.
B. SURROUNDING PROPERTIES PROPOSED ARCHITECTURAL DESIGN
(See Appendices II, III, XII: Architectural Graphics)
There are two existing neighborhoods that flank the subject property to the east and west. They feed into
Stonewall Drive and Ward Avenue respectively. The neighborhood to the west (Stonewall) has been
subdivided a number of times over the past 55 years; the latest house being built in 2005. The
neighborhood to the east (Ward) has a similar background with houses dating from 1941 -2005. All
houses within these neighborhoods are single family detached and vary extensively in type/ style due to
the continual development. The lot sizes average 1/4 to'/ acres and the zoning is RA.
In addition to those existing RA developments, there are other adjacent and/ or nearby lots that have
larger lot sizes and/ or different zoning categories. Adjacent and to the south is another RA -zoned
property that is ±14.55 acres and includes an easement containing the Allegheny Power Sub Station
(access of which is obtained through the previously mentioned Echo Lane through the subject property).
Also zoned RA in the vicinity of the site is the Candy Hill camping ground and the Farmers Livestock
Exchange. Also adjacent to the subject property are two lots owned by United Bank (Marathon), one of
which is zoned B2 and contains an existing bank facility. The other lot is zoned RA and has been used
by United Bank as a buffer from other Ward Avenue lots. This parcel (53A -3 -24) has been added to the
rezoning application to enable a boundary line adjustment necessary to accommodate the proposed
facility's primary entrance on Ward Avenue, which will be located on Parcel Number 53A -3 -25. The BLA
will be completed pursuant to rezoning approval. Nearby lots that are listed as B2 are the Courthouse
Marriott and the properties associated with/ including the Walmart Supercenter. The nearby Citgo
station, opposite the bank, is zoned RP.
The proposed architecture of this assisted living facility will tie into its surroundings in an aesthetically
pleasing way. While having the design ethic of a neighboring house, it will also share the size of its
nearby business counterparts and fit within a future B2 zoned area.
C. TRAFFIC IMPACT ANALYSIS:
(See Appendix VIII: Traffic Impact Analysis)
The TIA included (dated February 1 2008), was performed by Gorove/ Slade Associates, Inc. Note that
per a meeting with Lloyd Ingram of VDOT December 11, 2007, they do not want internal public access
through this lot parallel to Route 50.
D. SEWAGE CONVEYANCE AND TREATMENT:
(See Appendix IX: Sewer Water Exhibit)
As mentioned in the introduction, the proposed facility property is fully contained within the Sewer and
Water Service Area (SWSA) of Frederick County per the adopted Round Hill Land Use Plan into the
Comprehensive Plan. Sewer to the site will be provided by Frederick County Sanitation Authority.
There is an existing sewer line along Ward Avenue with service proposed for this site through an
extension of approximately 280' of sewer line. The sewage will be treated at the Opequon Water
Reclamation Facility, which has an overall capacity of 8.4 million gallons of water per day. The available
capacity is currently ±60,000 gallons/ day per Earl Wiley, engineer for the Frederick County Sanitation
Authority (FCSA). There are existing parcels north of Route 50 with reserved capacity and the Opequon
Facility is expected to expand by 2011. Please reference the calculations below for both the water and
sewer flow demands:
Typical Demand:
Number of Beds 87
Average Daily Demand= 87 beds x 200 GPD /bed ±17,400 GPD
Peak Hour Demand:
17,400 GPD x 2.5 ±43,500 GPD
E. WATER SUPPLY:
(See Appendix IX: Sewer Water Exhibit)
Water to the site will be provided by the James T. Anderson Water Treatment Plant, which has an overall
capacity of 4.0 million gallons/ day (expandable to 6.0 mgd). Earl Wiley of FCSA has stated that there is
no shortage of use available from this facility. There is currently no water main extending along either
side of Route 50 (Northwestern Pike). This site will be served through the extension of approximately
280' of waterline along Ward Avenue. If requested, a water system analysis will be performed prior to
site plan approval to determine if the existing 20" line on Ward Ave has adequate pressure and flow to
meet the needs of the proposed site for both domestic and fire service although it is unlikely one will be
needed. Water supply systems must be designed to supply 1,000 GPM at no less than 20 PSI per
section 90 -4 E Fire Prevention of the Frederick County General Code. Please reference Section D,
Sewage Conveyance and Treatment for the demand flows for the water.
F. DRAINAGE:
(See Appendix VI: Existing Natural Conditions)
Currently, approximately of the site drains toward Route 50 storm drains (with eventual drainage into
Abrams Creek). The back'/ of the site drains, via wide swale fingers, back to Abrams Creek. The grade
along most of these swales is relatively gradual at <15 with a few areas of steeper slopes.
Preliminarily, one storm water management facility is anticipated near Route 50, as depicted. This
location is subject to change with final site design/ engineering.
G. SOLID WASTE DISPOSAL FACILITIES:
The 87 beds and care uses within the Route 50 Health Services Facility property will be serviced via
private carriers contracted by the property owners.
An acceptable amount of waste/ person per Harvey E. Strawsnyder, Jr., P.E., Director of Public Works is
3.5 person/ day for this type of use. As such, the total waste would approximate:
87 people x 3.5 person 305# total/ day
H. HISTORIC SITES AND STRUCTURES:
(See Appendix X: Historic Site Letter and Study)
Per the Commonwealth of Virginia, Department of Historic Resources, there were no architectural or
archeological sites onsite.
I. IMPACT ON COMMUNITY FACILITIES:
(See Appendix XI: Generalized Development Plan)
The Route 50 Assisted Living Facility property is a project that accomplishes the Round Hill Land Use
Plan guideline of developing commercial areas in which, "Commercial, medical support, medical
offices... are important components of the RHLUP."
This development will help the community as far as economic development is concerned. There are few
small -scale assisted living facilities in the Winchester area and this proposed development will fill a void
in particular within the Round Hill Community. Given the target group using this site, Frederick County
Public Schools and parks recreation will be affected very little. Police protection is also likely not to be
impacted much on a daily basis. The one service that might be affected would be fire rescue
protection for ambulance transport, of which Winchester Medical Center is within 1/2 mile of the proposed
facility (see Appendix 1) and the Round Hill Fire Rescue is approximately 1.0 mile away. This was a
prime reason for choosing this location. As a result, the applicant has proffered a $10,000.00
contribution toward fire and rescue.