HomeMy WebLinkAbout01-04 Impact AnalysisOUTPUT MODULE
APPLICANT: Shepard Net Fiscal Impact
LAND USE TYPE 62 Costs of Impact Credit: Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment For
REAL EST VAL $1,626,689 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per
FIRE RESCUE 6 Capital Faciltiies col sum only) Oper Cap Equip Expend /Debt S. Taxes. Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit
Fire and Rescue Department $11686 $0 $0 $11,886 #DIV /0!
Elementary Schools $0
Middle Schools $0 $0 $0 $0 $0 $0 #DIV /0!
High Schools $0
Parks and Recreation $0 $0 $0 $0 50 #DIV /0!
Public Library $0 $0 $0 $0 $0 #DIV /0!
Sheriffs Offices $0 $973 $0 $0 $973 $973 $0 #DIV /0!
Administration Building $0 $0 $0 $0 50 #DIV /0!
Other Miscellaneous Facilities $0 $2,334 $2,577 $4,911 $4,911 $0 #DIV /0!
SUBTOTAL $11,886 $3,307 $2,577 $0 $5,884 $5,884 $6,001 #DIV /0!
LESS: NET FISCAL IMPACT $1,147,385 $1,147,385 $1,147,385 1 147 385 #DIV /0!
NET CAP. FACILITIES IMPACT 1 $0 #DIV /0! I
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg:
PLANNING DEPT PREFERENCES 1.0
0.0
1.0
METHODOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
(zero if negative); included are the one -time taxes /fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg. for all residential development).
NOTES: Model Run Date 11/25/03 CMM
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
Rev -Cost Bal
Ratio to Co Avg
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
1.000
1.342
Project Description: Assumes 24,992 square feet of retail on 1.17 acres zoned 62 District, which reflects the maximum possible commercial density (21,361 square feet of retail per acre).
IMPACT STATEMENT
MICHAEL SHEPARD
REZONING
Shawnee District
Frederick County, Virginia
TM 64- ((A)) -14 64- ((A)) -15
.60 .57 Acres
Contact Person:
January 16, 2004
Current Owners: Michael Shepard
Cheryl Shepard
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
INTRODUCTION
Basic information
Greenway Engineering December 8, 2003
Revised January 16, 2004
SHEPARD REZONING
Location:
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Use:
Proposed Zoning:
Total rezoning area:
COMPREHENSIVE PLAN
I. Urban Development Area
2. Sewer and Water Service Area
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This report has been prepared for the purpose of assessing the impact on Fredrick County
by the proffered rezoning of two parcels owned by Michael and Cheryl Shepard totaling
1.17 acres. The subject parcels are located on the western side of Front Royal Pike (Route
522), approximately 1,500 feet from Airport Road (Route 645). The current zoning is
RA, Rural Areas District. The Shepard's propose to rezone the 1.17 acres to B2,
Business General District. Please see the attached Shepard Property Location Map.
West side of Route 522
Shawnee
64- ((A)) -14 64- ((A)) -15
RA District
Unimproved Parcels
Office /Commercial
B2 District
1.17 acres
Shepard Rezoning
The proposed site is being developed in conformance with the South Frederick Land Use
Plan in the Comprehensive Policy Plan. The South Frederick Land Use Plan
recommends a mixture of residential and commercial land use for this area. The
Comprehensive Plan states that business /commercial development will occur within the
Urban Development Area near interchange areas and along major corridors. Front Royal
Pike (Route 522) is designated as a major arterial road and is a developing residential and
commercial corridor in this portion of the County.
Expansion of the Urban Development Area (UDA) beyond its existing boundary is not
required by this application.
Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is
not required by this application.
Greenway Engineering December 8, 2003
Revised January 16, 2004
A. SUITABILITY OF THE SITE
Access
Flood Plains
Wetlands
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Shepard Rezoning
The subject site, tax parcels 64- ((A)) -14 and 64- ((A)) -15, has approximately 200 feet of
frontage along Front Royal Pike (Route 522). Front Royal Pike is a five -lane major
arterial road containing dual north -south travel lanes and a center turn lane. The subject
parcels were improved with curb cut entrances during the Front Royal Pike widening
project. The subject properties have very good site distance, exceeding 550 feet in both
directions.
The subject site is located on the FEMA NFIP map #510063-0115-B. The site is located
as "Zone C area outside the 100 -year flood plain.
The National Wetlands Inventory Map indicates that there are no wetlands on the subject
site.
Mature Woodlands
The majority of the property is wooded and consists of mature pine trees and an under
story of deciduous vegetation.
Steep Slopes
There are no steep slopes (over 50 on this site.
Soil Types
The following soil types contained in this tract have been obtained from the Soil Survey
of Fredrick County, published by the USDA Soil Conservation Service.
The subject site is located on map sheet number 42, and contains two soil types:
9B- Clearbrook Channery Silt Loam 2 -7 covers 95% of this site
41D- Weikert Berks Channery Silt Loam 15 -25% covers 5% of this site
Neither soil type is identified as prime agricultural soils according to Table 5 Prime
Farmland, located on page 123 of the Soil Survey of Fredrick County.
Greenway Engineering
C. TRANSPORTATION
December 8, 2003 Shepard Rezoning
Revised January 16, 2004
B. SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: Zoned RA District Use: Agricultural
South: Zoned RA District Use: Unimproved
East: Zoned RP District Use: Residential
West: Zoned RA District Use: Unimproved
The Frederick County Rezoning Application identifies the potential for 21,361 square
feet of retail land use per acre for B -2 District parcels. Therefore, the potential exits for
24,992 square feet of retail land use on the 1.17 -acre parcels. The Institute of
Transportation Engineers (ITE) Trip Generation Manual, 6 Edition, provides traffic
generation data for retail land use. Page 1334 of this document identifies Shopping
Centers (820) to generate an average of 42.92 VPD per 1,000 square feet during
weekdays and 49.97 VPD per 1,000 square feet on Saturdays. Therefore, the traffic
generation range for the 1.17 -acre rezoning is anticipated to range between 1,072 VPD
and 1,248 VPD.
The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Front Royal Pike (Route
522) between Paper Mill Road (Route 644) and Millwood Pike (Route 50/17) with
14,000 VPD. Therefore, the proposed rezoning is projected to increase the current traffic
counts on this segment of Front Royal Pike by 7.6% on weekdays and 8.9% on
Saturdays.
The subject parcels have approximately 200' of road frontage along Front Royal Pike
(Route 522 South) with excellent site distance in both directions. Front Royal Pike is a
five -lane major arterial road containing dual north -south travel lanes and a center turn
lane. The properties have very good site distance with at least 550 feet in both directions.
Access improvements proposed for the 1.17 -acre site include a shared commercial
entrance for the two parcels meeting VDOT design standards and a right turn/taper lane
off of Front Royal Pike. The provision of the shared entrance and the right turn /taper
lane, coupled with the existing center left turn lane will allow for safe ingress /egress for
the project site. Front Royal Pike has adequate capacity to accommodate the projected
traffic generation increase of 7.6% on weekdays and 8.9% on Saturdays.
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Greenway Engineering
D. E. SEWAGE CONVEYANCE AND WATER SUPPLY
The impact of this proposed rezoning of the 1.17 -acre site on sewage conveyance and
water supply is based on the worst -case development scenario of 24,992 square feet of
retail land use. Design figures show an estimated 200 GPD, for both the sewer and water
systems, per 1,000 square feet of ultimate floor space (These numbers are in reference to
the Land Development Handbook, Dewberry Davis, 1996, page 461). The figures
below represent the impact that the total build out of the 24,992 square feet of retail land
use structural area has on the sewage conveyance and water supply systems.
Q 200 GPD per 1,000 Sq. Ft.
Q 200 GPD x 24.99 (1,000 sq. ft.)
Q 4,998 GPD projected at total build out
The Frederick County Sanitation Authority is authorized to provide public water and
sewer to the 1.17 -acre site. The Frederick County Sanitation Authority has a 20" public
water line and a fire hydrant located immediately adjacent to the subject site. There is
adequate capacity in the water line and there is adequate source capacity at the James
Diehl Water Treatment Facility to serve the project site under the worst -case
development scenario of 24,992 square feet of retail land use.
The Frederick County Sanitation Authority owns and operates the Parkins Mill
Wastewater Treatment Facility, which has a hydraulic capacity of 2.0 MGD. The flows
for sewage conveyance at this facility average 1.0 -1.2 MGD; therefore, the projected
increase of 4,998 GPD at total build out for the worst -case development scenario of
24,992 square feet of retail land use will have a minor impact on the sewage conveyance
system. An 8" sewer line is located on the east side of Front Royal Pike that will be
extended to serve the 1.17 -acre site. Additionally, an 8" sewer line is located on the west
side of Front Royal Pike to the north of the Russell Farm that could be utilized if the line
was extended due to development of that tract. It should be noted that the Frederick
County Sanitation Authority is implementing a study to determine future expansion needs
of the Parkins Mill Wastewater Treatment Facility. It is anticipated that an expansion of
this facility will begin in about five years.
F. SITE DRAINAGE
December 8, 2003 Shepard Rezoning
Revised January 16, 2004
The terrain of this property consists of a steep grade at the entrance off of Front Royal
Pike and becomes gently rolling for the remainder of the site. Half of the combined
properties existing runoff flows to Front Royal Pike (Route 522), the other half flows to
the existing drainage to the southwest. The site naturally drains through an on -site swale
in the southwest area of the site, which drains to a pond on the adjoining property
immediately to the south. These properties do not contain water features and arc located
in Flood Zone C as identified by the FEMA Flood Insurance Map Community Panel
Number 510063 0115 B, effective July 17, 1978.
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Greenway Engineering
Both properties, whether developed individually or together, will drain to one combined
stormwater management pond that will be located in the southwestern portion of the
southern parcel. The design of the stormwater management pond will occur during the
site development plan process, which will require approval by the Frederick County
Engineer.
G. SOLID WASTE DISPOSAL
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 sq ft. of structural
area (This number can be found in the Civil Engineering Reference Manual, 4 edition).
AV 5.4 Cu. Yd. per 1,000 sq. ft.
AV 5.4 Cu. Yd. x 24.99 (1,000 sq. ft.)
AV 134.95 Cu. Yd.
The Municipal Solid Waste portion of the Regional Landfill has adequate capacity to
accommodate the annual solid waster projections associated with the development of the
1.17 -acre site.
H. HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify potentially significant
structures or sites on the 1.17 -acre site or within proximity of the subject site. The
Comprehensive Policy Plan does not identify significant historic features along this
segment of Front Royal Pike.
I. OTHER IMPACTS
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December 8, 2003 Shepard Rezoning
Revised January 16, 2004
The Frederick County Capital Facilities Fiscal Impact Model has been applied to the
worst -case development scenario of 24,992 square feet of retail land use. The results of
this model run indicate that the development of the subject site will provide a $1,147,385
positive revenue source to Frederick County. The model run indicates an impact to Fire
and Rescue Services that is approximately 1% of the positive revenue amount.
Therefore, the applicants have proffered a monetary contribution exceeding 1% of the
positive revenue amount to adequately address the impact to Fire and Rescue Services for
capital facilities costs. No other impacts are anticipated as a result of this rezoning
proposal.
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