HomeMy WebLinkAbout01-09 Impact AnalysisIMPACT ANALYSIS STATEMENT
SILVER LAKE, LLC REZONING
Tax Map Parcels# 52- ((A)) -C, 52- ((A)) -50,
52- ((A)) -50A, 52- ((A)) -52, and 52- ((A)) -63
Aggregate Area of 370.02± acres
Gainesboro Magisterial District
Frederick County, Virginia
Current Owners:
Contact Person:
Silver Lake, LLC
James R. Wilkins, Jr.
James R. Wilkins, III
Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
November 25, 2008
Revised February 19, 2009
Greenway Engineering
General Information
Location:
North side of Northwestern Pike (U.S. Route 50
West); West of Retail Boulevard; and East of Poor
House Road (Route 654)
Magisterial District: Gainesboro Magisterial District
Tax Map Parcel Numbers: 52- ((A)) -C, 52- ((A)) -50, 52- ((A)) -50A,
52- ((A)) -52, and 52- ((A)) -63
Current Zoning: RA, Rural Areas District
Current Use: Residential, Radio Station
Agricultural, and Unimproved
Proposed Zoning:
Proposed Use: Continuing Care Retirement Community
Retail, Commercial and Office
Total Area: 370.02± acres
COMPREHENSIVE POLICY PLAN
Silver Lake, LLC Rezoning
MS, Medical Support District TM 52- ((A)) -50
B2, Business General District TM 52- ((A)) -C;
52- ((A)) -50A; 52- ((A)) -52 52- ((A)) -63
The Frederick County Board of Supervisors adopted revisions to the Round Hill
Community Land Use Plan on November 17, 2007. This Comprehensive Policy Plan
amendment incorporated approximately 481 acres of land within the Sewer and Water
Service Area (SWSA) and established guiding principles for land use development within
the rural community center and developing commercial areas. The 370.02± acres owned
by Silver Lake, LLC were incorporated into the SWSA during the Comprehensive Policy
Plan amendment process. The Applicants have submitted a rezoning application request
that will allow for the development of a Continuing Care Retirement Community
(CCRC) and the development of commercial retail and office land uses on the subject
properties. The Applicants have proffered a Generalized Development Plan (GDP),
which identifies the locations of these land use areas, as well as the comprehensive road
network envisioned to facilitate traffic movement within this portion of the Round Hill
Community. Additionally, the development of the subject properties will facilitate the
extension of public water and sewer service further into the Round Hill Community and
will provide an opportunity for the relocation of the Round Hill Volunteer Fire and
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Greenway Engineering
SUITABILITY OF THE SITE
Existing Conditions
Floodplains
Silver Lake, LLC Rezoning
Rescue Company. The proposed rezoning application for the 370.02± acre subject
properties has been designed to implement the land use, transportation, public utilities
and public facilities needs identified in the Round Hill Community Land Use Plan.
Therefore, the Applicants rezoning application is in conformance with the
Comprehensive Policy Plan.
The subject properties consist primarily of open fields and woodlands with rolling and
moderately sloped terrain. These properties are not in active agricultural land use and are
primarily unimproved with the exception of two residential structures that are utilized as
rental units, a small commercial structure that was previously utilized as a radio station,
and the foundation and some side walls of a large residential structure that appears to
have been constructed prior to 1937 and has been dilapidated since 1950. All of these
structures will be removed over the course of development of the subject properties to
accommodate the construction of internal road systems and commercial and office land
bays. All existing structures will be permitted with the Frederick County Building
Inspections Department to ensure that asbestos inspections and removal occurs and that
all necessary measures are accomplished prior to demolition.
The subject properties are identified on FEMA NFIP Maps 510063- 0105 -B and 510063
0115-B. FEMA NFIP Map 510063 -0115B indicates that floodplain areas exist on tax
parcels 52- ((A)) -C and 52- ((A)) -50, totaling approximately 30.67 acres. These
floodplain areas are located in the central portion of the overall site development area and
are associated with a large drainage area, which goes under Northwestern Pike to
Abram's Creek. The conceptual land plan directs land bay development away from the
floodplain areas; however, some impacts to this environmental feature will be realized
through the construction of the east -west collector road identified within the
Comprehensive Policy Plan Round Hill Land Use Plan. Additionally, minor impacts will
occur within the identified floodplain area necessary to implement regional stormwater
management, as well as a recreational trail system proposed within the park area
identified around the pond near Northwestern Pike. The projected impacted floodplain
areas will be provided on the Master Development Plan to ensure compliance with
County ordinance requirements.
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Greenway Engineering
Wetlands
The National Wetlands Inventory Map identifies wetland areas in the western, central,
and southern portions of the subject properties. The Applicants have conducted a
detailed Wetlands Delineation Study prepared by Greenway Engineering, dated
November 6, 2007 for the entire project site. The Applicants have received a Jurisdiction
Determination Letter from the U.S. Army Corp of Engineers, which identifies the
approved wetland areas on the subject properties. These areas are delineated on the
Silver Lake, LLC Property Environmental Features Map Exhibit that is included with this
analysis. Additionally, a copy of the Wetlands Delineation Study and the Jurisdiction
Determination Letter has been included with this analysis. The projected impacted
wetlands areas will be provided on the Master Development Plan to ensure compliance
with all Federal, State, and local requirements.
Steep Slopes
The subject properties contain minor areas of steep slope as defined, which are located
primarily along the defined floodplain areas located within the central portion of the site.
It is anticipated that there will be minor impacts within the defined steep slope areas
primarily due to the construction of public utilities. The projected impacted steep slope
areas will be provided on the Master Development Plan to ensure compliance with
County ordinance requirements. The subject properties have pronounced slopes located
primarily is the northern portion of the site in the area that will be developed as a
Continuing Care Retirement Community (CCRC). These areas do not meet the County
definition of steep slopes; however, substantial filling will need to occur within the
disturbed portions of these slopes to accommodate the CCRC. All areas of compacted
fill will be certified through geotechnical analysis during the site development process
and all reports will be furnished to the County for verification of this work.
Mature Woodlands
Silver Lake, LLC Rezoning
The subject properties are predominately covered with mature woodlands located within
the northern, central, and eastern portions of the 370.02+ acre site. The conceptual land
plan for the subject properties identifies areas in which mature woodlands can be
preserved, which include buffer areas, floodplain areas, and substantial areas within the
proposed Continuing Care Retirement Community (CCRC) area. The Frederick County
Zoning Ordinance allows for disturbance of mature woodland areas to implement
planned development areas within the Sewer and Water Service Area (SWSA) and
establishes replanting requirements to mitigate this impact. Therefore, the Applicants
will be able to address these requirements and will identify the location of mature tree
preservation areas on the Master Development Plan.
File #4928S 4
Greenway Engineering
Soil Types
The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service
and the Frederick County GIS Database was consulted to determine soil types contained
in this tract. The 370.02+ acre properties contain the following soil types:
7C Carbo- Oaklet -Rock Outcrop Complex, 2 -15% slopes
14B Frederick Poplimento Loams, 2 -7% slope
14C Frederick Poplimento Loams, 7 -15% slope
16C Frederick- Poplimento Loams, very rocky, 7 -15% slope
17C Frederick- Poplimento -Rock Outcrop Complex, 2 -15% slope
17E Frederick Poplimento -Rock Outcrop Complex, 15 -45% slope
20B Guernsey Silt Loams, 2 -7% slope
29 Massanetta Loams
32B Oaklet Silt Loams, 2 -7% slope
33C Opequon- Chilhowies Silty Clays, very rocky, 3 -15% slope
34 Pagebrook Silt Loams
35 Pagebrook Silty Clay Loams
Table 5 of the Soil Survey identifies soil types 14B, 20B, and 32B as prime farmland
soils. These soil types exist primarily in the northern and western portions of the subject
site. The proposed development plan identifies these areas for commercial land use and
the CCRC land use.
Table 10 of the Soil Survey identifies all soil types as moderate to severe for the
development of roads and commercial structures due to shrink -swell potential and soil
strength. Soils testing and compaction testing are standard practice for development
projects and road construction; therefore, reports verifying soils suitability will be
conducted throughout the development of the subject site.
The soil types are associated with limestone geology, which underlies the subject
properties. Limestone geology needs to be treated with care during site development to
ensure that solution channels and sinkholes are identified prior to site disturbance and are
designed to prevent infiltration of pollutants. The Applicant will incorporate narratives
on the Master Development Plan that commit to geotechnical analysis during the site plan
process to determine the location of sink holes, solution channels and other karst features
and submit reports to the County Engineer for review and approval of the proposed
treatment of these features as a condition of land disturbance.
File #49285
Silver Lake, LLC Rezoning
Greenway Engineering
Silver lake, LLC Rezoning
SURROUNDING PROPERTIES
The zoning and land uses for adjoining parcels are as follows:
North: Zoned RA, Rural Area District Use: Orchard; Agricultural; Unimproved
South: Zoned RA, Rural Area District Use: Residential; Church Academy
Unimproved
Zoned B2, Business General District Use: Convenience Store; Motel;
Residential
East: Zoned RA, Rural Areas District Use: Orchard; Agricultural Unimproved
Zoned B2, Business General District Use: Orchard Unimproved
West: Zoned RA, Rural Area District Use: Residential Agricultural
The subject properties adjoin several properties to the north and east that are primarily
utilized for orchard and other agricultural land use, while adjoining properties to the
south and west are primarily utilized for residential and small commercial land use. The
majority of the active orchards in proximity to this site are owned and operated by Fruit
Hill Orchard who operates an existing wastewater pond immediately north of the subject
properties. The development of the proposed Continuing Care Retirement Community
(CCRC) will occur near this wastewater facility; therefore, development plans will
include the preservation of perimeter mature woodlands and established grading limits to
ensure that there is no impact to this facility as a result of the development of this site.
TRANSPORTATION
The 370.02+ acre subject site has approximately 2,400 linear feet of frontage along
Northwestern Pike (U.S. Route 50) and approximately 1200 linear feet of frontage along
Poor House Road (Route 654). The Round Hill Land Use Plan recommends regional
transportation improvements along the Northwestern Pike corridor, as well as on the
north side of this corridor that traverse the subject site. The Round Hill Land Use Plan
recommends travel lane and signalization needs associated with development in the study
area; however, this has not been quantified through traffic modeling based on various
land use assumptions. Therefore, the Applicants have prepared a detailed traffic impact
analysis statement in order to determine the projected impacts associated with the
proposed development of a CCRC and commercial retail and office land use on the
subject site.
File 1149285 6
Greenway Engineering
Silver Lake, LLC Rezoning
A Traffic Impact Analysis (TIA) has been prepared for the Silver Lake, LLC properties
by Patton Harris Rust Associates, dated November 25, 2008, which is included as a
component of the Impact Analysis Statement. The TIA assumes the total build -out of the
Continuing Care Retirement Community (CCRC); 583,050 square feet of commercial
retail; and 494,600 square feet of office land use that is developed over a four -phase
study. The TIA studies turning movements and capacities at five intersections along the
Northwestern Pike (U.S. Route 50 West) corridor, as well as the northbound and
southbound on and off ramps at the Route 37 interchange. The TIA provides for a Level
of Service (LOS) analysis for AM and PM peak hour weekday and Saturday traffic
volumes. as well as Average Daily Trip (ADT) volumes for existing, background, and
build -o`uf` conditions for each transportation phase. Additionally, the TIA provides
recommended improvements to the regional transportation network that will mitigate the
impacts associated with the build -out of the 370.02± acre properties and improve the
LOS at all studies intersections, which are the result of background traffic impacts.
Phase 1 of the TIA accounts for background projects agreed upon during the project
scoping with VDOT and Frederick County, and includes the development of 570 units
within the CCRC and 180,000 square feet of commercial retail on the 370.02± subject
site. The TIA modeling demonstrates that deficiencies occur at several of the
intersections due primarily to existing traffic and projected background traffic conditions.
The TIA provides for suggested improvements to the regional transportation network
during the Phase 1 development of the subject site to create acceptable LOS at these
intersections. These improvements include new traffic signalization at the intersection of
Northwestern Pike and Poor House Road, new traffic signalization and turn lane
improvements at the intersection of Northwestern Pike and Spinning Wheel Lane, and
improvements to the Route 37 southbound off ramp to establish a free flow right turn
condition onto Northwestern Pike.
Phase 2 of the TIA builds on the assumptions utilized in Phase 1 through a 2% annualized
increase in traffic volumes within the study area through the year 2018. Additionally,
Phase 2 increases development on the 370.02± acre subject site to account for an
additional 170,000 square feet of commercial retail and 105,000 square feet of office land
use. The TIA modeling demonstrates that deficiencies occur at two of the intersections
not impacted during the Phase 1 analysis. The TIA provides for suggested improvements
to the regional transportation network during the Phase 2 development of the subject site
to create acceptable LOS at these intersections. These improvements include new
signalization and turn lane improvements at the intersection of Northwestern Pike and
Silver Lake Road, the development of a two -lane east -west road system that connects
Spinning Wheel Lane to Retail Boulevard, improvements to the Route 37 northbound off
ramp to provide for a second right turn lane, and the development of a third westbound
travel lane on Northwestem Pike under the Route 37 bridge structure.
Phase 3 of the TIA builds on the assumptions utilized in Phase 2 through a 2% annualized
increase in traffic volumes within the study area through the year 2020. Additionally,
Phase 3 increases development on the 370.02± acre subject site to account for an
File #4928S 7
Greenway Engineering
additional 140,000 square feet of commercial retail and 245,000 square feet of office land
use. The TIA does not demonstrate additional deficiencies at any of the intersections
within the study area. The TIA provides for two suggested improvements to the regional
transportation network during the Phase 3 development of the subject site. These
improvements include the provision of a second right turn lane on Spinning Wheel Lane
at the intersection of Northwestern Pike, and the extension of the east -west road system
to connect with Poor House Road (Route 654).
Phase 4 of the TIA builds on the assumptions utilized in Phase 3 through the build -out of
background projects agreed upon during the project scoping with VDOT and Frederick
County, a 2% annualized increase in traffic volumes within the study area through the
year 2022, and includes the complete build -out of the CCRC and the complete build -out
of the commercial and office center, accounting for an additional 93,050 square feet of
commercial retail and 144,600 square feet of office land use on the 370.02± subject site.
The TIA does not demonstrate additional deficiencies at any of the intersections within
the study area. The TIA provides for four suggested improvements to the regional
transportation network during the Phase 4 development of the subject site. These
improvements include the provision of a second left turn lane on Silver Lake Road at the
intersection of Northwestern Pike, the provision of a second left turn lane on Botanical
Boulevard at the intersection of Northwestern Pike, the development of a third westbound
travel lane on Northwestem Pike between Silver Lake Road and Poor House Road, and
the development of a third eastbound travel lane on Northwestern Pike from Retail
Boulevard through the Route 37 overpass bridge.
.SEWAGE CONVEYANCE AND TREATMENT
The 370.02* acre subject property is located within the Round Hill Community Sewer
and Water Service Area (SWSA). A public sewer system including a sewer pump station
and 8" sanitary sewer force main exists to the east of the subject property, which serves
the existing commercial development on the north side of Northwestern Pike (U.S. Route
50 West). Analysis of this system indicates that there is sufficient capacity to serve the
CCRC and commercial land uses identified in the Phase 1 portion of the traffic impact
analysis statement. The Applicant has worked with the Director of the Frederick County
Sanitation Authority (FCSA) to determine the projected needs and collection system
requirements for the remaining phases of development identified in the traffic study for
the subject property, as well as the needs for the Round Hill Community.
Based on comparable discharge patterns, the Frederick County Sanitation Authority
(FCSA) has determined that 700 gallons /day per acre is a reasonable guide for estimating
the sewer impact for the commercial, office and CCRC land uses.
Q 700 gallons /day /acre
Q 700 GPD x 370.02± acres
Q 259,014 GPD projected at project build -out
Silver Lake, LLC Rezoning
File *49285 8
Greenway Engineering
Silver Lake, LLC Rezoning
The proposed build -out of the 370.02+ subject property is estimated to add 259,014
gallons per day to the public sewage conveyance system. The development of land uses
in the first phase will direct effluent to the Opequon Water Reclamation Facility (OWRF)
through the existing pump station and sewer force main system. The design capacity of
the treatment plant is 8.4 million gallons per day (MGD) during summer months and 16.0
MGD during winter months, of which approximately 6.8 MGD of capacity is currently
being utilized.
The Applicant will work with the FCSA on all agreements necessary to implement the
regional infrastructure sufficient in size and capacity to serve the 370.02+ acre site and
the Round Hill Community. This regional infrastructure will include on -site collection
systems that transfer sewer through gravity, pump stations, and force mains routed along
the Abram's Creek drainage area that provide conveyance to the Parkins Mill Wastewater
Treatment Facility. The Parkins Mill Wastewater Treatment Facility is currently under
expansion to create a 5- million gallons per day (MGD) facility. The 5 MGD expansion
of the Parkins Mill Wastewater Treatment Facility is projected to be complete in 2009,
which will provide adequate capacity for sewage treatment. The Applicant will direct all
effluent from the 370.02+ acre site to the Parkins Mill Wastewater Treatment Facility
upon completion of the regional infrastructure improvements described above.
WATER SUPPLY
The 370.02+ acre subject property is located within the Round Hill Community Sewer
and Water Service Area (SWSA). A public water system including a 20" water
transmission line and a 4 MGD water storage tank exist to the north and east of the
subject property, which serves the existing commercial development on the north side of
Northwestern Pike (U.S. Route 50 West). Analysis of this system indicates that there is
sufficient capacity to serve the CCRC and commercial land uses identified in the Phase 1
portion of the traffic impact analysis statement. The Applicant has worked with the
Director of the Frederick County Sanitation Authority (FCSA) to determine the projected
water capacity and fire flow needs for the remaining phases of development identified in
the traffic study for the subject property, as well as the needs for the Round Hill
Community.
Based on comparable consumption estimates, the Frederick County Sanitation Authority
(FCSA) has determined that 1,000 gallons /day per acre is a reasonable guide for
estimating the water impact for the commercial, office and CCRC land uses. The figures
below represent the impact that the total build -out of the proposed land uses will have on
the water supply and treatment systems.
Q 1,000 gallons /day /acre
Q 1,000 GPD x 370.02+ acres
Q 370,020 GPD projected at project build -out
File #4928S 9
Greenway Engineering
The proposed build -out of the 370.021 subject property is estimated to require 370,020
GPD of public water service for the commercial, office and CCRC land uses. The FCSA
water transmission system provides water service to this area of the community via the
Stephens City quarry system from the James H. Diehl Water Filtration Plant and the
Clearbrook quarry system from the North Water Filtration Plant. These systems
currently provide 6.0 MGD and can be increased to 10 MGD.
The Applicant will work with the FCSA on all agreements necessary to implement the
regional infrastructure sufficient in size and capacity to serve the 370.02± acre site and
the Round Hill Community. This regional infrastructure will include water transmission
lines and elevated water storage that will accommodate the needs of the FCSA to service
the portions of the Round 11111 Community. The on -site water infrastructure required to
convey potable water to the proposed commercial, office, and CCRC land uses will be
developed by the Applicant to standards acceptable to the FCSA for future operation and
maintenance.
DRAINGE
The 370.02± acre subject site is naturally divided into 3 distinctive drainage areas, which
direct drainage from the north, east, and west towards the central portion of the site. The
site directs drainage from the central portion of the site to the southeast to a large pond
that is visible from Northwestern Pike (U.S. Route 50 West). The developed portions of
the site for both the CCRC and the commercial retail and office land uses are proposed to
be designed as a regional stormwater management system. This system will include a
series of smaller drainage structures and the large pond, which are designed to promote
stormwater quality and quantity to meet State and local regulations. The general location
of the structures that will be utilized for this regional system will be provided on the
Master Development Plan for the subject site. The underlying limestone geology may
require the design of impervious liners for the proposed regional stormwater management
system to ensure that infiltration of stormwater and pollutants is avoided. The Applicant
will incorporate narratives on the Master Development Plan that commit to geotechnical
analysis during the site plan process to determine the appropriate design measures for
stormwater management facilities that will be submitted to the County Engineer for
review and approval prior to land disturbance activities.
SOLID WASTE DISPOSAL
Silver Lake, LLC Rezoning
The impact on solid waste disposal facilities can be projected from an average annual
business consumption of landfill volume of 5.4 cubic yards per 1,000 square feet of
structural floor area and an average annual residential consumption of 5.4 cubic yards per
household (Civil Engineering Reference Manual, 4 edition). The following figures
File 449285 10
Greenway Engineering
Silver Lake, LLC Rezoning
show the increase in average annual volume based on the 1,077,650 square feet of
commercial and office land use, and the CCRC independent living, assisted care and
skilled care residential units that are projected to develop over a 14 -year period:
AV 5.4 Cu. Yd. per 1,000 square feet
AV 5.4 Cu. Yd. x 1,077 (1,000 square feet)
AV 5,815 Cu. Yd. at commercial build- out/yr, or 4,070 tons /yr at build -out
AV 5.4 Cu. Yd. per household
AV 5.4 Cu. Yd. x 1,048 CCRC residential units
AV 5,659 Cu. Yd. at CCRC build -out, or 3,961 tons /yr at build -out
TOTAL AV 8,031 tons /yr 14 -yr build -out 573 ton annual increase at build out
The Municipal Solid Waste area of the Regional Landfill has a current remaining
capacity of 13,100,000 cubic yards of air space. The projected 14 -year build -out of the
subject site will generate on average 573 tons of solid waste annually. This represents a
0.28% increase in the annual solid waste received by the Municipal Solid Waste area of
the Regional Landfill, which currently averages 200,000 tons per year. The complete
build -out of the commercial retail, office, and CCRC is projected to increase the solid
waste received by the Municipal Solid Waste area of the Regional Landfill by 4.0%
annually. The commercial retail, office, and CCRC land uses will utilize commercial
waste haulers for trash pickup service; therefore, transportation and increased volume
impacts at the citizen convenience centers will be mitigated and tipping fees will be
generated that will create a continuous revenue source for the Regional Landfill by the
proposed project.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify structures on the
370.02± -acre site that are deemed potentially significant. Three sites within close
proximity are identified as potentially significant, which include the I- Iodgson House
#34 -93), the Hodgson -Abner House #34 -94), and Walnut Grove #34 -98); however,
none of these sites are identified as properties that are potentially eligible for the state and
national register of historic places. Additionally, the National Park Service Study of
Civil War Sites in the Shenandoah Valley identifies the southwestern portion of the 2nd
Winchester Core Battlefield area (Phase 6) located adjacent to the subject site.
The three sites identified above are all utilized as private residences. The Hodgson
House is the only structure that is visible from the project site; however, it should be
noted that this structure has been modified to accommodate the residential land use. The
portion of the subject site near the Hodgson House is proposed as commercial land use;
File H4928S I I
Greenway Engineering
IMPACT ON COMMUNITY FACILITIES
Fire and Rescue
Parks and Recreation
Silver Lake, LLC Rezoning
therefore, the County Zoning Ordinance will require buffering and screening between the
proposed land use and the existing residential land uses to mitigate visual impacts.
The southwestern portion of the 2 °d Winchester Core Battlefield area (Phase 6) is located
on adjacent properties that have been incorporated into the County's Sewer and Water
Service Area (SWSA); therefore, it is anticipated that these adjoining properties will
develop in the future. The identified core battlefield adjoins the portion of the 370.02±
acre site that is proposed as a CCRC. The development of a CCRC will require buffering
and screening against the adjoining property due to the current agricultural land uses.
The Master Development Plan for the CCRC will utilize the existing mature woodland
areas to provide for buffering and screening; therefore, this will mitigate visual impacts to
the southwestern portion of the core battlefield area on the adjoining properties.
The development of commercial retail and office and a Continuing Care Retirement
Community will create an impact to fire and rescue services in this area of the
community. The Applicant has provided for this impact through a proffer that provides
land to Frederick County for the development of a new fire and rescue station and
support facilities serving the Round Hill Community. The Applicant's proffer calls for
the dedication of land fronting on Silver Lake Road that is located near the intersection of
Northwestern Pike (U.S. Route 50 west), which is a minimum of three acres and a
maximum of four acres in size. Additionally, the Applicant has proffered to provide a
monetary contribution to Frederick County in the amount of $1,000,000.00 for the
development of a new fire and rescue station providing service to the Round Hill
Community, to develop the necessary access and infrastructure to the new facility if it is
located on the project site, and to design proffered traffic signalization with preemption
technology. Should the new fire and rescue station providing service to the Round Hill
Community be developed at another location, the Applicant has proffered to provide an
additional $100,000.00 for the development of this facility. Therefore, the Applicant's
proffer statement more than adequately addresses impacts to fire and rescue services.
The Applicant proffered land to Frederick County to provide a 10 -acre site located along
Northwestern Pike around an including the existing pond feature to provide for public
recreational opportunities consistent with the Comprehensive Policy Plan. The Frederick
County Parks and Recreation Board considered this request during their January 2009
meeting and decided not to accept this proffered site. The Applicant has incorporated a
complete network of trail systems and sidewalks that will link all commercial and office
land uses and the Continuing Care Retirement Community (CCRC) to create a walkable
File #4928S 12
Greenway Engineering
Educational Facilities
General Government
Silver Lake, LLC Rezoning
campus design for the subject properties. Additionally, the CCRC will be developed with
a wellness center and other on -site services to meet the recreational needs of their
community. Therefore, the development of this project will not have a negative impact to
parks and recreation services.
The development of commercial retail and office and a Continuing Care Retirement
Community will not impact public school facilities or operations. The County will
receive revenues from the commercial and office development, which will assist in the
annual budget necessary to fund public schools.
The development of commercial retail and office and a Continuing Care Retirement
Community will not impact general government facilities or operations. The County will
receive revenues from the commercial and office development, which will assist in the
annual budget necessary to fund general government services.
File 449285 13
Silver Lake, LLC Property -Ac s Management Regulations Exception J? quest Approval Page 1 of 1
Evan Wyatt
From: Funkhouser, Rhonda [Rhonda.Funkhouser @VDOT.Virginia.gov] on behalf of Smith, Matthew, P.E.
[Matthew.Sm ith vdot.virgin ia.gov]
Sent: Friday, February 13, 2009 1:54 PM
To: Evan Wyatt
Cc: John Bishop; Smith, Matthew, P.E.; Hoffman, Gregory; Copp, Jerry; Eric Lawrence
Subject: Silver Lake, LLC Property Access Management Regulations Exception Request Approval
Evan,
A VDOT review has been conducted on the subject project's Access Management Regulations Exception
Request. The proposed signalized intersection spacings for the Silver Lake Development along Route 50
West have been approved. The approved spacings are approximately 2,070' between Retail Boulevard
and proposed Silver Lake Road and approximately 2,350' between proposed Spinning Wheel Lane and
proposed Silver Lake Road.
Should you have any questions, please feel free to contact me.
Matthew B. Smith, P.E.
Residency Staff Engineer
VDOT Edinburg Residency
14031 Old Valley Pike
Edinburg, VA 22824
Phone (540) 984 -5615
Fax (540) 984 -5607
2/16/2009
U.S. RTE. 50 WEST (NORTHWESTERN PIKE)
SIGNALIZED INTERSECTION EXCEPTION
Silver Lake, LLC Property
Frederick County, Virginia
Tax Parcels 52- ((A)) -C; 52- ((A)) -50A; 52- ((A)) -52;
52- ((A)) -63 53- ((A)) -69
Prepared For: Virginia Department of' Transportation
County of Frederick, Virginia
Contact Person: Evan Wyatt, AICP
Founded in 1871
Engineers
Surveyors
November 25, 2008
GRIMM AV E CO IE I BWIG
151 Windy Hill Lane
Winchester, Virginia 22602
Telephone 540- 662 -4185
FAX 540- 722 -9528
www.gree nwaye n g.com
Summary
The 2007 General Assembly approved legislation that implemented access management
regulations and standards to improve the performance of existing road networks and
enhance safety while maintaining the ability of private properties to have reasonable
access to state maintained highways. These new access management regulations and
standards were implemented by the Virginia Department of Transportation on July 1,
2008. Chapter 72 Access Management Regulations: Principal Arterials provides for an
appeal and exception procedure as specified in Section 24VAC30 -72 -50 of this chapter.
The information and exhibits in this report have been prepared for consideration of an
exception to signalized intersection spacing standards along Northwestern Pike (U.S.
Route 50 West) in Frederick County, Virginia.
Justification
Comprehensive Policy Plan
The Frederick County Board of Supervisors adopted amendments to the Comprehensive
Policy Plan Round Hill Community Land Use Plan on November 14, 2007. The
amended land use plan incorporated approximately 481 acres on land into the County's
development area, which recommends commercial, medical support, medical office,
educational, and public land use development on the north and south sides of the
Northwestern Pike (Route 50 West) corridor. Additionally, the amended Round Hill
Community Land Use Plan establishes recommendations for access management along
the Northwestern Pike (U.S. Route 50 West) corridor. Specifically, the County's access
management language states the following; "Vehicular management access is
recommended throughout the Round Hill Community center, particularly along Route 50.
A six -lane arterial road should not include multiple access points. Ideally, primary
vehicular access should be limited to four signalized intersections along Route 50W with
additional commercial entrances planned at appropriate intervals to facilitate safe and
efficient traffic movement."
The Silver Lake, LLC conceptual land use plan provides for commercial and office land
use, as well as a continuing care retirement community (CCRC) that will be developed by
the National Lutheran Home. The conceptual land plan provides for signalized
intersection locations that are consistent with the County's Comprehensive Policy Plan.
(Please refer to the Round Hill Community Land Use Plan Exhibit and the Silver Lake,
LLC Development TIA Suggested Site Improvements Exhibit)
Signalized Intersection 1 November 25, 2008
Spacing Exception
Signalized Intersection Spacing Exception Information
Intersection
VDOT Spacing
Requirement
Approximate Spacing
Between Intersections
Spacing Distance
Exception
Poorhouse Road
2,640 LF
1,970 LF
670 LF
Spinning Wheel Lane
2,640 LF
2,350 LF
290 LF
Silver Lake Road
2,640 LF
2,070 LF
570 LF
Traffic Impact Analysis Report
PHR +A has prepared a detailed traffic impact analysis (TIA) dated November 25, 2008
for the Silver Lake, LLC conceptual land use plan. This TIA- includes traffic count
conditions at project build out, as well as land geometry and level of service information
including weekday and Saturday peak hour ADT and link level of service analysis for the
Northwestern Pike (U.S. Route 50 West) mainline. The detailed signalization analysis
tables for all identified signalized intersections have also been provided as a separate
report for review by VDOT. The results of this analysis concur with the signalized
intersection locations specified in the County's Comprehensive Policy Plan and also
identify an additional signalized intersection location necessary to maintain acceptable
levels of service of the Northwestern Pike mainline and north and south side streets at
these intersection locations. The TIA also identifies the need for a new east -west
collector road on the north side of Northwestern Pike, which is also recommended by the
County's Comprehensive Policy Plan. This parallel collector mad syst' m will connect
Retail Boulevard and Spinning Wheel Lane behind the Wal -Mart Center, which will
redistribute traffic patterns in the area, thus creating increased capacity for the
Northwester Pike corridor. (Please refer to the Round Hill Center Traffic Conditions
Figure 1 Exhibit and the Round Hill Center Lane Geometry and Level of Service Figure
2 Exhibit)
Silver Lake, LLC Property Site Constraints
The Silver Lake properties have frontage along Northwestern Pike (U.S. Route 50 West)
at three separate locations. The Silver Lake conceptual land use plan has been prepared
to locate necessary signalized intersections that maximize spacing between intersections
and account for topographic and environmental constraints, such as flood plain and
wetlands avoidance. The location of the proposed signalized intersections provides for
superior sight distance lines that exceed VDOT standards for the posted speed limits
along Northwestern Pike. The following table provides for the, proposed signalized
intersection locations and distances, including the necessary distance exceptions.
Signalized Intersection
Spacing Exception
2
November 25, 2008
Please refer to the Silver Lake, LLC Development TIA Suggested Site Improvements
Exhibit for signalized intersection locations and topographic and environmental
constraints information.
Conclusion
The Silver Lake, LLC properties signalized intersection spacing exception request is
consistent with the Frederick County Comprehensive Policy Plan recommendations for
future land use development along the Northwestern Pike (U.S. Route 50 West) corridor.
The information provided in the detailed traffic impact analysis (TIA) demonstrates that
the proposed signalized intersection spacing maintains acceptable levels of service on the
Northwestern Pike mainline and does not create unsafe condi :ions to the traveling public.
The Silver Lake, LLC conceptual land use plan provides for appropriate locations for the
proposed signalized intersections and maximizes spacing between intersections to the
best of its ability. Additionally, the development of the east -west collector road
paralleling Northwestern Pike will create additional capacity for the Northwestern Pike
corridor. Therefore, the proposed signalized intersection spacing exception is justified
and is requested to be approved by the VDOT Staunton District Administrator as
submitted.
Signalized Intersection Spacing Exception Accepted
Signalized Intersection Spacing Exception Denied
Garrett W. Moore, P.E., District Administrator Date
Disclaimer: Acceptance of the signalized intersection spacing exception does not
guarantee the installation of traffic signalization at these locations. Future engineering
studies and traffic signal warrant analysis approval by VDOT will dictate final traffic
signalization improvements at the locations identified in this report.
Signalized Intersection 3 November 25, 2008
Spacing Exception
No Scale
"Suggested
Improvements"
Signalizalion
BB -1 Left
WB 1 'Ihn, I Right
SO -1 Left, 1 Plight
Intersection"
"Suggested
Improvements"
SignSLrrfion
WB 1 Thin
Improvements"
WB• 1 Thor
1 Unsignalized
Intersection
4 Signalized
Intersection 1
LOS= D(F)[D1 V O m
C(CIID]
DIICID
1 4
—P
F Figure 2
MIME' iiciL'OS
Denotes Unsignalized Critical Movement
AM Peak Hour(PM Peak Hour)[SAT Peak Hour]
Round Hill Center: Lane Geometry and Level of Service
(Per Round Hill Center Traffic Impact Analysis Report, dated November 25, 2008)
"Suggested
Improvements"
SignaBaden
WB -1 Theo
J LSlgnaIizM
Interseclwn; {fl
"Suggested
Improvement"
Signaleanan
HI 1 Left
B 1 Thro,l High
B -1 Len, 1 (tight
-P
Eink1LOS'
Denotes Unsignalized Critical Movement
AM Peak Hour(PM Peak Hour)[SAT Peak Hour]
Round Hill Center: Lane Geometry and Level of Service
F igure 2 Round Hill Center Traffic Impact Analysis Report, dated November 25, 2008)
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TIA SUGGESTED SITE WPROVEMENTS PHASES 1 -4
SILVER LAKE DEVELOPMENT
VDOT 527 EVALUATION
GAINESBORO MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA
DATE
6 /u /oe
7/18/08
9/03/08
12/04/06
REVISION
ROAD REVISIONS
VDOT 527 SUBMITTAL
TIA MOD, CARPENTER COST
ROAD REVISIONS PER UPDATED TIA
?modal /971
Engineers
Surveyors
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Winchester. Virginia 22802
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SILVER LAKE DEVELOPMENT
GAINESBORO MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA
GREENWAY ENGINE
151 Windy Hill Lane
151 Winchester, Virginia 22802
Telephone 540 -882
FAX 540 722 -9528
www.greenweyeng.com
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