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Home My WebLink About10-08 Impact AnalysisINTRODUCTION October 2008 Governors Hill The 278 acre Governors Hill Property (the "Property is located south and adjacent to Millwood Pike (Route 50) approximately one mile cast of the Interstate 81 interchange with Millwood Pike. The Property is comprised of six tax map parcels identified by Frederick County records as 64 -A -83, 83A, 84, 85, 86, and 87. Currently, 238.3 acres of the subject site is zoned R4 as a result of approved rezoning #11 -05 "Carpets Valley" approved by the Frederick County Board of Supervisors on October 12, 2005. The remaining 39.7 acres of the Property is zoned RA (Rural Areas). The portion of the site zoned Rt\ is comprised of 14.3 acres obtared by the Applicant through a boundary line adjustment in September 2007 with the Winchester Regional Airport and the 25.4 acre tract previously identified as the "Hockman" Property. This application seeks to incorporate these RA zoned areas into the R4 zoned Governors Hill project while modifying the existing approved proffers for the R4 zoned portions of the site to provide for a modified transportation system that will utilize the existing Inverlec Way /Millwood Pike intersection as the connection point for Coverstone Drive, a major collector roadway provided by the Applicant through Governors Hill. The 39.7 acres proposed to be rezoned from RA to R4 will be used for commercial, open space, or right of way purposes. The Applicant has not proposed an increase in the number of dwelling units proposed for the residential land bay of Governors Hill which includes a total of 550 dwelling units within the 116.9 acre residential land bay. The proposed commercial land bay, totaling 161.1 acres, will be used for a mixture of retail and offices uses. Additionally, portions of the Property which were proffered as part of RZ 11 -05 for public uses including the Public Safety Center site and National Guard Armory site will not be affected by this application as those parcels are not part of this revised application as they have already been dedicated in accordance with RZ 11 -05. The Property is located wholly within the Sewer and Water Service Area (SWSA). Subsequent to approval of RZ 11 -05, the Urban Development Area (UDA) boundary was revised to only encompass the residential land hay for Governors Hill. As the revised application does not seek to expand the footprint of the residential land hay, the proposal is still in accordance with the revised UDA boundary. The rezoning application includes a proffered Master Development Plan (MDP) as it is a requirement for the R4 zoning district. The Master Development Plan is included as an addendum to the application package for reference to detailed information relating to the proposed transportation system, environmental features, and proposed dimensional requirements provided for residential structures. COMPREHENSIVE POLICY PLAN The Property is located within the boundaries of the Route 50 Gast Corridor Land Use Plan which envisions a pattern of business /office and transitional uses for the subject acreage. As all 39.7 acres proposed to be rezoned from RA to 124 as part of this application will be incorporated into the commercial land bay, this application is clearly in keeping with the concepts identified by the Route 50 East Corridor Land Use Plan. The site is also located within the Airport Support Area, intended to ensure the long term viability of operations at the Winchester Regional Airport. The application has maintained the commimient to providing a minimum distance of 2,000 feet between the airport runway and any residential dwelling 1 of 5 October 2008 Governors Hill units constructed at Governors Hill which was included in the approved proffer statement for RZ 11 -05. Additionally, it is important to note that the boundary line adjustment completed between Governors Hill and the Winchester Regional Airport in 2007 provided the Airport with the land area north of the runway needed to implement the Airport's long range plan which includes hangar and ancillary office uses located in this area. ACCESS AND TRANSPORTATION Access to the Property shall be provided via Coverstone Drive, a four lane divided major collector, which will connect through the site from Millwood Pike at the existing Inverlee Way intersection south and through the commercial land bay to connect with Prince Frederick Drive. A portion of Coverstone connecting from Prince Frederick Drive to the eastern boundary of the Frederick County Public Safety Center property has already been constructed to serve the Public Safety Center. The previously approved rezoning provided for Coverstone to connect to Millwood Pike at the existing Millwood Pike /Sulphur Springs Road intersection. This connection location was necessary during the previous rezoning as the Applicant did not own the "Hockman" tract which was needed in order to align Coverstone Drive with Inver lee Way at Millwood Pike. The proposed application now provides a residential access roadway, identified as Tazewell Road on the attached MDP, to connect the residential land bay with re- aligned Coverstone Drive. A complete Traffic Impact Analysis (TIA) has been prepared for the proposed rezoning and is attached for reference purposes. The TIA analyzes three scenarios to determine the potential impacts of the proposed rezoning as follows: Scenario 1 assumes the newly proposed Coverstone Drive alignment which will connect from Prince Frederick Drive to Millwood Pike at the existing Inverlee \Vay intersection. No connection would be made at the Sulper Springs Road intersection. Scenario 2 assumes the approved transportation system provided by RZ 11 -05 which provides for Coverstone Drive to connect from Prince Frederick Drive to Millwood Pike at the existing Sulphur Springs Road intersection. Scenario 3 combines Scenarios 1 and 2 by assuming that connections are made with Millwood Pike at both the Inver lee Way and Sulphur Springs Road locations. The TTt\ identifies that development of the site would generate a total of 37,095 ADT for new trips. Additionally, the TIA identifies that under all three scenarios, similar improvements would need to be made at the following intersections in order to maintain a LOS C or better: Route 50 /Prince Frederick Drive /Custer Ave (turn lanes) Prince Frederick Drive /Costello Ave (signalization, turn lanes) Route 50 /Sulphur Springs Road (turn lanes) Route 50 /Victory Lane (signalization) Additionally, Scenarios 1 and 3 require improvements at the Route 50 /Inverlee Way intersection including signalization and turn lanes as that is the proposed connection location for Coverstone Drive under those scenarios. This additional improvement does decrease the actual improvements necessary at intersections along Prince Frederick Drive, offsetting the transportation impacts between scenarios. 2 of 5 October 2008 The Applicant has provided a transportation proffer package to offset the traffic impacts generation by Governors Hill that provides for the following improvements: Phased construction of Coverstone Drive as an urban, four -lane divided cross section (U4D) to connect from Prince Frederick Drive to Millwood Pike at Inverlee Way. Monetary contribution of $150,000.00 for signalization of the Prince Frederick Drive /Costello Ave intersection. Monetary contribution of $75,000.00 for the signalization of the Route 50 /Victory Lane intersection. Intersection improvements including signalization and turn lanes at the intersection of Coverstone Drive and Route 50 (at Inverlee Way). Improvements at the intersection of Prince Frederick Drive and Route 50. Improvements at the intersection of Sulphur Spring Road and Route 50. Monetary contribution of $1,000.00 per dwelling unit ($550,000.00 total) for general transportation improvements. As indicated by the TIA, the relocation of the Coverstone Drive connection with Millwood Pike from the Sulphur Springs Road intersection to the Inverlee Way intersection does not generate additional impacts. As such, the transportation proffer package provided by the Applicant addresses the impacts that would be generated by Governors Hill. The Applicant has provided a proffered road improvements plan indicating the proposed improvements both on and off site as part of the transportation proffer package. ENVIRONMENTAL FEATURES The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks Blairton soil association, which is the predominant association on land located east of Interstate 81. As per map sheet #36 of the Soil Survey, the site is comprised of nine distinct soil types. With the exception of a pit area containing fill materials, all of the soil types identified on the site are suitable for development. It is noted that the Weikert Berks- Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. These characteristics and any implications for site development are manageable through the site engineering process. 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- 0115B, effective date July 17, 1978. The majority of the site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain. Flood Zone A, 100 -year flood plain, exists coincident with Sulphur Spring Run, which traverses the frontage of the site, roughly parallel to Route 50. This portion of the site is not planned for development except for road and utility, crossings thereby ensuring limited itnpact to the identified flood plain area. 3 of 5 Governors Hill October 2008 SEWAGE CONVEYANCE AND WATER SUPPLY SOLID WASTE DISPOSAL FACILITIES HISTORIC SITES AND STRUCTURES Governors Hill The Property contains some areas of wetlands which arc mainly confined to the man -made ponds located on the commercial land bay which were created as part of the Property's former use as a golf course as well as areas within the ravines located within the residential land bay. The Applicant has provided a more detailed breakdown of the areas in wetlands and other environmental features as part of the MDP proffered as part of this application. The Property is currently served by an 8" sewer line that tics into the 12" sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick County Sanitation Authority (FCSA) requirements to serve the entire site. The Abrams Creek interceptor will convey effluent from the project for treatment at the Opequon Water Reclamation Facility. A 12" water main currently extends through the central portion of the site. The proposed development would connect directly to this existing line pursuant to FCSA requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. Project build -out will consist of a maximum of 550 dwelling units comprised of 128 multifamily units and 422 single family attached dwelling units. The commercial portion of the Property will consist of approximately 1,285,000 square feet of office and /or general commercial uses. Using a standard water consumption rate for single family attached /multi- family residential uses and general commercial /office uses', the proposed development is projected to consume approximately 339,500 GPD (gallons per day) of water and produce equivalent sewer flows. Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the homeowner's association (HOA) for the residential portion of the project and by the individual commercial /employment users. The Frederick County Rural Landmarks Survey includes one structure located on the site, which is identified as the Heishland House 34- 1176). However, this structure is neither included on the list of potentially significant resources nor is it identified as eligible for eventual inclusion on the state or national register of historic places. Moreover, 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. t Water consumption /sewage generation rates: single family attached/multi-family residential uses 150 GPD /dwelling unit; office /general commercial uses 200 GPD /1,000 square feet of gross floor area. 4 of 5 October 2008 IMPACT ON COMMUNITY FACILITIES 5of5 Governors Hill The Applicant has maintained the monetary comm tements proffered as part of RZ 11 -05 to mitigate the impacts of any residential uses proposed for the development. The per unit monetary contribution is proffered to be allocated as follows: Fite and Rescue: $422 /dwelling unit Public Schools: $1,714 /dwelling unit Parks and Recreation: $343 /dwelling unit Libraries: $79 /dwelling unit Administration: S79 /dwelling unit Total: $2,637 /dwelling unit mowed NoVII, 2006 :s urban Dame lotanent Area Ealtorn Road Plan nwnro,nt.as e‘ anyentr stacernacal as, itv.un Anal Mire. Mon Medal "hip tanuaptcact. tIVO:60.114.Ctelee.“ N•n °NS' Inroad en*: cos. 0 .N i p !rano 'N..; Stun Water &MCC AICJ 0 0250.5 1 1.5 2 2.5 3 Exhibit 1 Current/Adopted Eastern Road Plan Miles Frederick Current EASTERN -ROAD Ma jor Colle New Mi nor Collector YV Mproved Major Collector Nlinp oYed,MinorCollector NNew Majorfvtery May 11, 2005 Exhibit 2 2005 Eastern Road Plan