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Home My WebLink About04-04 Impact AnalysisIMPACT STATEMENT EAN PROPERTY REZONING Red Bud District Frederick County, Virginia TM 55 -((A)) -208 5.0 Acres Current Owners: Contact Person: November 4, 2003 Helen R. Bean 561 Bean's Pond Lane Winchester, VA 22602 Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185 Greenway Engineering BEAN PROPERTY REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a five -acre (5.0) parcel owned by the Helen R. Bean, represented by the Trustees of the Helen R. Bean Trust. The subject parcel is located on Bean's Pond Lane, approximately 1/2 mile north of Senseny Road (Route 657). The 5.0- acre parcel is encompassed by the Lynnhaven development on the northern, western and southern boundaries and by the future expansion of Channing Drive on the eastern boundary. The current zoning is RA, Rural Areas District. The Helen R. Bean Trust proposes to rezone the 5.0 -acre parcel to RP, Residential Performance District. Please see the attached Bean Property Location Map. Basic information Location: Magisterial District: Property ID Number: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: COMPREHENSIVE PLAN The proposed site is being developed in conformance with the Comprehensive Policy Plan. The Comprehensive Policy Plan states that suburban residential development will occur within the Urban Development Area (UDA). Senseny Road is designated as a major collector road and has been a developing suburban residential corridor since the inception of the UDA. 1. Urban Development Area Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. File #2185R /EAW November 4, 2003 Bean Property Rezoning Bean's Pond Lane, approximately mile north of Senseny Road (Route 657) Red Bud 55 -((A)) -208 RA District Residential Single Family Detached Urban Residential Lots RP District 5.0 acres 2 Green way Engineering November 4, 2003 Bean Property Rezoning 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, tax parcel 55 -((A)) -208 has access along Bean's Pond Lane. The continuation of Channing Drive will eliminate Bean's Pond Lane as development in Lynnhaven and Sovereign Village progresses. The 5.0 -acre parcel will have access through the extension of a planned local subdivision street from the Lynnhaven development. Channing Drive is a planned major collector road; therefore, direct access to the 5.0 -acre site on Channing Drive is prohibited. The 5.0 -acre parcel will have approximately 830 feet of frontage along Channing Drive. Flood Plains The subject site is located on the FEMA NFIP map #510063- 0120 -B. The site is located as "Zone C area outside the 100 -year flood plain. Wetlands The National Wetlands Inventory Map indicates that there are no wetlands on the subject 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 37, and contains three soil types: 41C-Weikert Berks Channery Silt Loam 7 -15% covers 10% of this site 41D- Weikert-Berks Channery Silt Loam 15 -25% covers 80% of this site 41E- Weikert- Berkis Channery Silt Loam 25 -60% covers 10% of this site The Weikert Berks Channery Silt Loam soils are not classified as prime farmland soils in Table 5 on page 123 of this document. File #2185R/EAW 3 Greenway EngineeriTg November 4, 2003 B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RP District South: Zoned RP District East: Zoned PR District West: Zoned RP District C. TRANSPORTATION D. SEWAGE CONVEYANCE AND WATER SUPPLY File #2185R /EAW 4 Undeveloped (Future Lynnhaven Subdivision) Undeveloped (Future Lynnhaven Subdivision) Vacant (Future Sovereign Village Subdivision) Vacant (Future Lynnhaven Subdivision) Bean Property Rezoning The subject site is proffered to contain a maximum of 12 single- family detached urban residential lots that are a minimum of 12,000 square feet. The Institute of Transportation Engineers (ITE) Trip Generation Manual, 6` Edition identifies an average daily traffic rate of 9.57 vehicle trips for single- family detached housing. ITE projections suggest that 115 average vehicle trips will be generated by 12 single family dwelling units. A residence currently exists on the 5.0 -acre parcel; therefore, the net increase in traffic generation volume from the proffered rezoning is projected at 103 vehicle trips per day. The 2002 Virginia Department of Transportation Daily Traffic Volumes identifies 5,200 average daily vehicle trips on this segment of Senseny Road. The proffered number of residential units will increase the average daily traffic volume on Senseny Road by 1.98% of the 2002 volume. The development of the Lynnhaven and Sovereign Village Subdivisions will provide for the construction of Channing Drive, which will connect Senseny Road to Valley Mill Road (Route 659). Additionally, these subdivisions will provide for the development of Farmington Boulevard, which will connect to Greenwood Road (Route 656) to the east. These major collector road networks will be sufficient to accommodate the projected traffic generation from the 5.0 -acre parcel. The subject site is proffered to contain 12 single- family detached urban residential lots that will be served by public water and sewer. A projected water demand of 250 gpd is reasonable for single family detached housing; therefore, the projected average daily water demand for the 5.0 -acre rezoning is 3,000 gpd. The Frederick County Sanitation Authority (FCSA) is currently providing between 3 -4 mgd of potable water to Frederick County and can easily accommodate the water demands associated with 5.0 -acre parcel. Greenway Engineering November 4, 2003 Bean Property Rezoning The Greenwood Heights Sewage Pumping Station currently accommodate sewage flows in the area of the 5.0 -acre parcel through a force main that transmits effluent to the Opequon Water Reclamation Facility on Berryville Pike (U.S. Route 7). A regional pump station is being designed for this area of the County that will provide force mains to accommodate and redirect flows from the Greenwood Heights Sewage Pumping Station, the Apple Ridge Sewage Pumping Station, the Burning Knolls Sewage Pumping Station and the U.S. 50 East Sewage Pumping Station to the Opequon Water Reclamation Facility. It is anticipated that the new regional pump station will be on -line within 18 months. A projected sewage conveyance of 200 gpd is reasonable for single- family detached housing; therefore, the projected average daily sewage conveyance for the 5.0- acre rezoning is 2,400 gpd. The Opequon Water Reclamation Facility has a hydraulic capacity of 8.4 mgd; therefore, there is adequate capacity to accommodate the projected average daily sewage conveyance produced by the subject site. E. DRAINAGE The 5.0 -acre site drains to the east towards the Opequon Creek. Future development will direct storm water flows to culverts within Channing Drive to ensure continuity with the overall storm water management plan for the Channing Drive Master Development Plan. F. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual household impact to landfill volume of 5.4 cubic yards per household. Therefore, the projected average annual impact to the Municipal Solid Waste portion of the Regional Landfill is 64.8 cubic yards for the 5.0 -acre site. The Municipal Solid Waste Landfill has a current capacity of 7,800,000 cubic yards, which can easily accommodate the additional solid waste by this project. G. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify potentially significant structures or sites on or within the proximity of the 5.0 -acre parcel. The Comprehensive Policy Plan does not identify this area as a potential historic district, nor does it identify core battlefield areas on or within the proximity of the 5.0 -acre parcel. File #21852 /FAW 5 Greenway EngineenTig November 4, 2003 H. OTHER IMPACTS A monetary proffer of $9,690.00 has been provided for each residential lot that will be located completely on the 5.0 -acre parcel, or if the majority of the residential lot is located on the 5.0 -acre parcel. This monetary proffer has been provided to mitigate the impacts to public service capital facilities costs as demonstrated by the Frederick County Capital Facilities Fiscal Impact Model. All impacts associated with the rezoning of the 5.0 -acre site have been addressed in this document. File #2185RIEAW Bean Property Rezoning IC nipirwIts 3 ant*, a ��Ori /10 .111 2 Bean Property Rezoning Location Map ByGreen ayEngineeriing Founded in 1971 Remarks: 1 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 TRANSMITTAL Project Name: Bean Property Rezoning File No.: 2185R Date: November 6, 2003 To: FC Planning Attn: Jeremy Camp Copied: From: Evan Wyatt GREENWAY ENGINEERING Phone: 540 -662 -4185 Fax: 540- 722 -9528 F Urgent fl For Your Review r As You Requested f-1 Please Comment Message: Hi Jeremy, Please find attached a rezoning application for the 5.0 -acre Bean parcel located off of Senseny Road. Please review this information and provide me with your comments. Thank you for your assistance with this project. Have a good day, Evan NOV 0 6 2003 FREIERICK COUNTY PLANN1N38, DEVELOPMENT SQAd \\\J 1 3y./A Engineers Surveyors Telephone 540- 662 -4185 FAX 540 -722 -9528 greenway @visuallink.com 9.`"