022-16 (RezoningCommonwealthBusCenter)
REZONING APPLICATION #09-16
COMMONWEALTH BUSINESS CENTER LOT 5
Staff Report for the Board of Supervisors
Prepared: September 16, 2016
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
Reviewed Action
Planning Commission:
09/07/16 Public Hearing Held; Recommended Approval
Board of Supervisors:
09/28/16 Pending
PROPOSAL: Rezoning #09-16 for Commonwealth Business Center Lot 5
submitted by Greenway
Engineering, Inc., to rezone 1.21 acres from the B3 (Industrial Transition) District to the B2 (General
Business) District, with proffers.
LOCATION:
The property is located on the north side of Commonwealth Court (Route 1167)
EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR THE 09/28/16 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone a total of 1.21 acres from the B3 (Industrial Transition) District to the
B2 (General Business) District, with proffers, to accommodate commercial uses. Specifically the
Applicant is proposing to operate a church from the property, although the proffers do not limit the site
to that use.
The property
Water Service Area define the general area in which more intensive forms of planned commercial and
industrial development will occur. In addition, the Eastern Frederick County Long Range Land Use
Plan identifies this area with a Business/Commercial land use designation. The B2 (General Business)
District zoning requested by the Applicant continues to be consistent with the land use identified in the
2030 Comprehensive Plan. No additional impacts to Frederick County or the surrounding property
The Planning Commission did not identify any concerns with the request
owners are anticipated.
and recommended approval of the application at their September 7, 2016 meeting.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning #09-16 Commonwealth Business Center Lot 5
September 16, 2016
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission:
09/07/16 Public Hearing Held; Recommended Approval
Board of Supervisors:
09/28/16 Pending
PROPOSAL: Rezoning #09-16 for Commonwealth Business Center Lot 5
submitted by
Greenway Engineering, Inc., to rezone 1.21 acres from the B3 (Industrial Transition) District to the B2
(General Business) District, with proffers.
LOCATION:
The property is located on the north side of Commonwealth Court (Route 1167)
1 South).
MAGISTERIAL DISTRICT:
Back Creek
PROPERTY ID NUMBER:
75-A-91E
PROPERTY ZONING
: B3 Industrial Transition District
PRESENT USE:
Office
ADJOINING PROPERTY ZONING & PRESENT USE:
North: B2 (General Business) Use: Vacant
M2 (Industrial General) Use: HP Hood (Industrial)
South: B3 (Industrial Transition) Use: Automotive Parts Sales
B2 (General Business) Use: RV Sales/Service
East: B3 (Industrial Transition) Use: Commercial (Auto Sales/Service)
West: B3 (Industrial Transition) Use: Vacant
Rezoning #09-16 Commonwealth Business Center Lot 5
September 16, 2016
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation:
A VDOT review has been conducted for the Mosaic Bible Church
Rezoning, with date of June 24, 2016. Based off of the review of the submittal, we are satisfied with the
proposed transportation comments. The current entrances are adequate for the proposed uses.
Frederick County Sanitation Authority:
I am in receipt of the Mosaic Bible Church rezoning
application for property located at 161 Commonwealth Court. This property currently has ¾ inch water
and sewer service. Capacities are available should the Applicant in the future request upgraded services
to meet their requirements. FSCA is supportive of the rezoning.
Public Works Department:
We have no objection to the proposed rezoning from B3 to B2 to
accommodate the change in use. However, we request that you clarify the reference to the stormwater
Frederick County Fire Marshall:
Plans approved
Winchester Regional Airport:
Proposed rezoning is compatible with airport operations
Frederick County Attorney:
Please see the attached letter from Roderick B. Williams dated August
10, 2016.
Planning & Zoning:
1)Site History:
The Frederick County Planning Department administratively approved the Commonwealth
Business Center Master Development Plan on July 19, 1999. Previously, the Board of
Supervisors approved the plan on July 14, 1999. The Commonwealth Business Center Master
Development Plan called for the industrial/commercial development of a 37 acre site.
2)Comprehensive Policy Plan:
The 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2030 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
components of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
Water Service Area (SWSA). The Sewer and Water Service Area define the general area in
Rezoning #09-16 Commonwealth Business Center Lot 5
September 16, 2016
Page 4
which more intensive forms of planned commercial and industrial development will occur. In
addition, the Eastern Frederick County Long Range Land Use Plan identifies this area with a
Business/Commercial land use designation. Therefore the requested B2 Zoning District is
consistent with the Comprehensive Plan.
Site Access
The site is currently and will continue to be accessed off of Commonwealth Court (Route 1167).
3)Proffer Statement, Dated June 24, 2016, revised August 10, 2016:
A.Land Use Restrictions:
1.The owner has prohibited:
General Merchandise Stores
Commercial Daycare Facilities
Adult Retail
2.The owner has also proffered to prohibit daycare facilities operated by the
church or private schools.
B.Site Development: The owners will prepare a conceptual sketch plan to show the use of
the facility (additions or expansions would require submission of a revised site plan per
the Frederick County Zoning Ordinance).
C.Monetary Contribution: The Applicant has proffered to contribute $500 for Fire and
Rescue Services.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 09/07/16 MEETING:
Staff reported this is an application to rezone a total of 1.21 acres from the B3 (Industrial Transition)
District to the B2 (General Business) District, with proffers to accommodate commercial uses. Staff
presented a locations map of the property. Staff continued the Eastern Frederick County Long Range
Land Use Plan identifies this area with a Business/Commercial land use designation and the B2
(General Business) District zoning requested by the Applicant continues to be consistent with the land
Sewer and Water Service Area (SWSA).
Staff reported with this rezoning request the Applicant has proffered to restrict: General Merchandise
Stores, Daycare Facilities, and Adult Retail. It was noted the Applicant has proffered to contribute $500
to Fire and Rescue Services. Staff noted this is a minor rezoning.
Evan Wyatt representing the Applicant came forward and presented an overview of the proposed
rezoning. Mr. Wyatt explained this is intended to be an adaptive reuse project. Mr. Wyatt continued
the purpose of the rezoning is to move from the B3 District to the B2 District because the B3 District
does not permit churches. Mr. Wyatt explained when they met with Staff the only concern that was
raised pertained to transportation due to the possibility of high trip generating uses not previously
Rezoning #09-16 Commonwealth Business Center Lot 5
September 16, 2016
Page 5
permissible under the B3 District now be permitted in the B2 District. Mr. Wyatt reported they worked
with Staff and compared uses that would be permissible in either zoning district and then what
remaining uses were available; therefore the restricted uses that are stated in the proffers are the result
of input received from Staff.
A Commission Member requested clarification as to whether this will remain dual use or solely a
church. Mr. Wyatt noted it would be solely for a church. A Commission Member commented from B2
District to B3 District a drive thru restaurant or gas station is going to generate more traffic than the
uses being proffered. Mr. Wyatt explained the restaurant use is permissible in both districts; as far as
the convenience store aspect, they did not feel this site was going to be redeveloped in that fashion
because of the location. Mr. Wyatt continued because of peak hour traffic, Staff had felt a daycare
would not be acceptable. He concluded the church is not going to offer daycare services or schooling.
The Public Hearing was opened and no one came forward to speak therefore the Public Hearing was
closed. A Commission Member commented if a recommendation was made that the Applicant not
proffer the restrictions he would agree. A Commission Member stated it should be left as is.
A motion was made, seconded, and unanimously passed to recommend approval of Rezoning #09-16
for Commonwealth Business Center Lot 5 as presented.
Absent: Thomas, Molden, Mohn
EXCUTIVE SUMMARY & STAFF CONCLUSION FOR THE 09/28/16 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone a total of 1.21 acres from the B3 (Industrial Transition) District to the
B2 (General Business) District, with proffers, to accommodate commercial uses. Specifically the
Applicant is proposing to operate a church from the property, although the proffers do not limit the site
to that use.
The property
Water Service Area define the general area in which more intensive forms of planned commercial and
industrial development will occur. In addition, the Eastern Frederick County Long Range Land Use
Plan identifies this area with a Business/Commercial land use designation. The B2 (General Business)
District zoning requested by the Applicant continues to be consistent with the land use identified in the
2030 Comprehensive Plan. No additional impacts to Frederick County or the surrounding property
The Planning Commission did not identify any concerns with the request
owners are anticipated.
and recommended approval of the application at their September 7, 2016 meeting.
Following the required public hearing, a recommendation regarding this rezoning application to
the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Planning Commission.
REZ # 09 - 16
Commonwealth Business Center Lot 5
PIN:
75 - A - 91E
Rezoning from B3 to B2
3583
VALLEY
PIKE
180
HOOD
WAY
135
COMMONWEALTH CT
139
COMMONWEALTH CT
REZ #09-16
75 A 91E
175
COMMONWEALTH CT
185
COMMONWEALTH CT
3661
VALLEY
PIKE
Applications
01
Parcels11
Sewer and Water Service Area
190
201
COMMONWEALTH CT
Building Footprints
COMMONWEALTH CT
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
221
HE (Higher Education District)
COMMONWEALTH CT
M1 (Industrial, Light District)
REZ # 09 - 16 Note:
M2 (Industrial, General District)
Frederick County Dept of
MH1 (Mobile Home Community District)
Commonwealth
Planning & Development
I
MS (Medical Support District)
107 N Kent St
Business Center Lot 5
Suite 202
OM (Office - Manufacturing Park)
PIN:
Winchester, VA 22601
R4 (Residential Planned Community District)
75 - A - 91E
540 - 665 - 5651
R5 (Residential Recreational Community District)
Rezoning from B3 to B2
Map Created: August 15, 2016
RA (Rural Area District)
Staff: cperkins
RP (Residential Performance District)
065130260Feet
REZ # 09 - 16
Commonwealth Business Center Lot 5
PIN:
75 - A - 91E
Rezoning from B3 to B2
3583
VALLEY
PIKE
180
HOOD
WAY
135
COMMONWEALTH CT
139
COMMONWEALTH CT
REZ #09-16
75 A 91E
175
COMMONWEALTH CT
185
COMMONWEALTH CT
3661
VALLEY
PIKE
01
11
190
201
COMMONWEALTH CT
COMMONWEALTH CT
221
COMMONWEALTH CT
REZ # 09 - 16 Note:
Frederick County Dept of
Commonwealth
Planning & Development
I
107 N Kent St
Business Center Lot 5
Suite 202
PIN:
Winchester, VA 22601
Applications
75 - A - 91E
540 - 665 - 5651
Parcels
Rezoning from B3 to B2
Map Created: August 15, 2016
Sewer and Water Service Area
Staff: cperkins
Building Footprints
065130260Feet
REZ # 09 - 16
Commonwealth Business Center Lot 5
PIN:
75 - A - 91E
Rezoning from B3 to B2
3583
VALLEY
PIKE
180
HOOD
WAY
3595
135
VALLEY
COMMONWEALTH CT
PIKE
139
COMMONWEALTH CT
3605
REZ #09-16
VALLEY
PIKE
75 A 91E
Applications
Parcels
Sewer and Water Service Area
Building Footprints
175
COMMONWEALTH CT
Long Range Land Use
Residential
Neighborhood Village
Urban Center
Mobile Home Community
Business
185
Highway Commercial
COMMONWEALTH CT
Mixed-Use
Mixed Use Commercial/Office
Mixed Use Industrial/Office
3661
Industrial
VALLEY
Warehouse
PIKE
Heavy Industrial
Extractive Mining
Commercial Rec
201
Rural Community Center
COMMONWEALTH CT
Fire & Rescue
01
Historic11
190
COMMONWEALTH CT
Institutional
Planned Unit Development
Park
Recreation
School
221
COMMONWEALTH CT
Employment
Airport Support Area
B2 / B3
REZ # 09 - 16
Note:
Residential, 4 u/a
Frederick County Dept of
Commonwealth
High-Density Residential, 6 u/a
Planning & Development
I
High-Density Residential, 12-16 u/a
107 N Kent St
Business Center Lot 5
Suite 202
Rural Area
PIN:
Winchester, VA 22601
Interstate Buffer
75 - A - 91E
540 - 665 - 5651
Landfill Support Area
Rezoning from B3 to B2
Map Created: August 15, 2016
Natural Resources & Recreation
Staff: cperkins
Environmental & Recreational Resources
075150300Feet
IMPACT ANALYSIS STATEMENT
MOSAIC BIBLE CHURCH
COMMONWEALTH BUSINESS CENTER LOT 5
Back Creek Magisterial District
Frederick County, Virginia
TM 75-A-91E
June 24, 2016
Current Owner: Executive Protection Systems, LLC
Contact Person: Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
MOSAIC BIBLE CHURCH
IMPACT ANALYSIS STATEMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 1.21±-acre subject property currently owned by Executive
Protective Systems, LLC, and identified as Tax Map Parcel 75-A-91E. The subject property
is located in the Commonwealth Business Center (Lot 5) on the north side of Commonwealth
Court (Rt. 1167). Tax Map Parcel 75-A-91E is currently zoned B-3, Industrial Transition
District and is developed as an office facility with showroom and construction contractor
storage area. Mosaic Bible Church (the Applicant) proposes to rezone the 1.21±-acre subject
property to B-2, Business General District with proffers to utilize the existing facility as a
church without daycare or school accessory use.
Basic information
Location: Fronting on the north side of Commonwealth Court(Rt.
1167),
Route 11 South).
Magisterial District: Back Creek District
Property ID Numbers: 75-A-91E
Current Zoning: B-3, Industrial Transition District
Current Use: Office and Construction Contractor Storage Facility
Proposed Zoning: B-2, Business General District with Proffers
Proposed Use: Church without Daycare or School Accessory Use
Total Rezoning Area: 1.21±-acres with Proffers for the Subject Property
File #2530M Impact Statement/EAW
2
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential,
commercial, industrial and institutional land use development is encouraged in the County.
The 1.21±-acre subject property is currently located within the UDA; therefore, expansion of
the UDA boundary to accommodate the proposed development of the church facility without
daycare and school accessory use is not required for this rezoning application.
Sewer and Water Service Area
The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also
extends outside of the UDA to accommodate areas of the County in which commercial and
industrial land use development is only desired. The 1.21±-acre subject property is currently
located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the
proposed development of the church facility without daycare and school accessory use is not
required for this rezoning application.
Comprehensive Plan Conformity
The 1.21±-acre subject property is located in the UDA and the SWSA and is within the study
area boundary of the Southern Frederick Land Use Plan, which was adopted by the Board of
Supervisors on July 14, 2011. The Southern Frederick Land Use Plan is a large-area plan
that identifies land uses, transportation networks, and other matters that are recommended for
consideration for future land use and development within this geographic area of the County.
The 1.21±-acre subject property is identified for business land use; therefore, the proposed B-
2, Business General District rezoning is in conformance with the Comprehensive Policy Plan.
SUITABILITY OF THE SITE
Access
The 1.21±-acre subject property is located on the north side of Commonwealth Court (Rt.
1167), approximately 500 feet east of Valley Pike (U.S. Route 11 South).Access to the
subject property is accommodated from existing commercial entrances along Commonwealth
Court. Therefore, the proposed development of the church facility without daycare and
school accessory use will not require new entrances to be constructed for access to the
subject property.
File #2530M Impact Statement/EAW
3
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
Flood Plains
The 1.21±-acre subject property does not contain areas of floodplain as demonstrated on
FEMA NFIP Map #51069C0214D, Effective Date September 2, 2009; as well as information
from the Frederick County GIS Database.
Wetlands
The 1.21±-acre subject property does not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map information from the Frederick County GIS
Database.
Soil Types
The 1.21±-acre subject property contains one soil type as demonstrated by the Soil Survey of
Frederick County, Virginia and the Frederick County GIS Database. The following soil type
is present on site:
6C Carbo-Oaklet Silt Loams, Very Rocky 2-15% slope
The Carbo-Oaklet Silt Loam is not identified as a prime agricultural soil and has high
shrink/swell properties. The subject property is currently developed as an office facility with
construction contractor storage area and will not require expansion to accommodate the
church facility without daycare and school accessory use.
Other Environmental Features
The 1.21±-acre subject property does not contain areas of steep slope, lakes or ponds or
natural stormwater retention areas as defined by the Frederick County Zoning Ordinance.
The subject property is located in the geographic portion of the County that is underlain by
karst geology. However, the subject property is currently developed as an office facility with
construction contractor storage area and will not require expansion to accommodate the
church facility without daycare and school accessory use.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: M-2, Industrial General District Use: H.P. Hood
B-2, Business General District
South: B-2, Business General District Use: Camping World
B-3, Industrial Transition District Car Quest Distribution
File #2530M Impact Statement/EAW
4
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
East: B-3, Industrial Transition District Use: Ultimate Automotive Group
West: B-3, Industrial Transition District Use: Unimproved
TRANSPORTATION
The 1.21±-acre subject property is currently improved as an office, showroom and storage
facility with existing commercial entrance access from Commonwealth Court (Rt. 1167).
The rezoning of the subject property from the B-3, Industrial Transition District to the B-2,
Business General District, is intended to allow for the existing facility to be utilized as a
church facility without daycare and school accessory use.
The Applicant (Mosaic Bible Church) will utilize the property for church services on
Sundays between 9:00 AM 1:00 PM and anticipates that there will minor use of the facility
office with limited church membership during the week. The Applicant has advised that the
traffic volume for their membership is approximately 50 vehicle trips on Sundays and that
this volume is not anticipated to significantly increase as a result of acquiring the 1.21± acre
th
subject property. The ITE Trip Generation Manual, 9 Edition identifies an average vehicle
rate of 0.61 vehicle trips per seat during Sunday Peak Hour Generation. Therefore, assuming
a congregation of 100 members would create a range of 50-61 vehicle trips during the
Sunday Peak Hour based on the information provided by the Applicant and by the ITE Trip
Generation Manual.
Greenway Engineering met with the County Transportation Planning Director to discuss the
intended use of the property; as well as other potential land uses that could occur within the
B-2, Business General District that are not already permitted by the current zoning of the
subject property. Based on this discussion, the proposed Proffer Statement restricts church
facilities from providing daycare service and private school service on the subject property,
and restricts generaldaycare facilities and general merchandise stores (SIC 53) as land uses
within the B-2, Business General District as a condition of rezoning approval. Greenway
Engineering has conducted a comparative analysis of land uses within the B-2 District that
are otherwise not permitted in the B-3 District and does not believe that these land uses
would impact the existing transportation network. Commonwealth Court (Rt. 1167) is a state
maintained road with separated right and left turn lanes at a signalized intersection with
Valley Pike (US Route 11). The existing transportation network provides adequate storage
capacity at the intersection and allows for protected left turn movements for traffic on Valley
Pike and Commonwealth Court.
The proposed rezoning application will result in a significant reduction of traffic generation
from the subject property that is projected at 235 VPD Weekday Peak Hour Generation
volume based on the ITE Trip Generation Manual. The proposed church facility is projected
at 50-61 VPD Peak Hour Generation volume based on information from the ITE Trip
Generation Manual; therefore, the proposed rezoning application results in a reduction of 174
VPD and will not impact the transportation network during the Weekday and Saturday Peak
File #2530M Impact Statement/EAW
5
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
Hours. The proffered land use restrictions mitigate potential impacts to the transportation
network in the future should the subject property be utilized as a different land use; therefore,
the proposed rezoning application does not negatively impact the transportation network.
SEWAGE CONVEYANCE AND TREATMENT
The 1.21±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public sewer based on County
Policy. The Frederick County Sanitation Authority (FCSA) is the provider of public sewer
service within this area of the County and serves the existing facility with public sewer. The
subject property has been improved with an 8-inch gravity sewer line that directs sewer
effluent to the Hoge Run sewer interceptor main, which transmits sewer effluent to the
Parkins Mill Treatment Facility.
Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA)
has determined that 75 gallons/day per 1,000 square feet of commercial development is an
appropriate calculation for estimating the sewer demand for commercial land uses.
Q = 75 gallons/day/acre per 1,000 square feet commercial
Q = 75 GPD x 15.875 (15,875 sq.ft./1,000 sq.ft.)
Q = 1,190 GPD
TOTAL: Q = 1,190 GPD projected sewer demand
The proposed church facility without daycare and school accessory use is anticipated to
require less sewer demand than the existing facility based on the limited use of theexisting
facility that will occur primarily on Sundays between 9:00 AM 1:00 PM and limited office
use by church representatives during the week. Therefore, the rezoning request will not
create a negative impact for sewer demand associated with the subject property.
WATER SUPPLY
The 1.21±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public water based on County
Policy. The Frederick County Sanitation Authority (FCSA) is the provider of public water
service within this area of the County and serves the existing facility with public water. The
subject property has been improved with a 12-inch water line that is looped to connect with a
20-inch water line near the northern boundary of the subject property.
Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA)
has determined that 75 gallons/day per 1,000 square feet of commercial development is an
appropriate calculation for estimating the water demand for commercial land uses.
File #2530M Impact Statement/EAW
6
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
Q = 75 gallons/day/acre per 1,000 square feet commercial
Q = 75 GPD x 15.875 (15,875 sq.ft./1,000 sq.ft.)
Q = 1,190 GPD
TOTAL: Q = 1,190 GPD projected water demand
The proposed church facility without daycare and school accessory use is anticipated to
require less water demand than the existing facility based on the limited use of the existing
facility that will occur primarily on Sundays between 9:00 AM 1:00 PM and limited office
use by church representatives during the week. The existing water infrastructure provides
adequate supply and pressure to the existing facility; therefore, the rezoning request will not
create a negative impact for water demand associated with the subject property.
SITE DRAINAGE
The topographic relief on the 1.21±-acre subject property generally follows a south to north
pattern, which directs drainage from the front of the rear. The approved site development
plan for the subject site was designed to direct stormwater to the west and then drain to a
facility in the northwest corner of the subject property. The subject property is currently
developed as an office facility with showroom and construction contractor storage area and
will not require expansion of the stormwater management facility to accommodate the church
facility without daycare and school accessory use. Therefore, site drainage and stormwater
management impacts to adjoining properties and the community have been mitigated.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities associated with the 1.21± subject site can be
projected from an average annual commercial consumption of 5.4 cubic yards per 1,000
th
square feet of structural area (Civil Engineering Reference Manual, 4 edition). The subject
property is currently developed as an office facility with construction contractor storage area
that is 15,875 square feet in gross floor area. Therefore, solid waste disposal impacts are
based on the following figures that provide the increase in average annual solid waste volume
based on the existing land use:
AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial
AAV = 5.4 cu. yd. 15.875 (1,000 sq. ft.)
x
AAV = 85.7 cu. yd., or 60.0 tons/yr.
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. The existing land use has the potential to generate
approximately 60 tons of solid waste annually on average. This represents a 0.03% increase
File #2530M Impact Statement/EAW
7
Greenway Engineering June 24, 2016 Mosaic Bible Church Rezoning
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 proposed church facility
without daycare and school accessory use will result in a significantly lower volume of solid
waste generation than the projected volume due to the frequency of use of the subject
property. The Regional Landfill has adequate capacity to accommodate the solid waste
impacts associated with this rezoning proposal.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify structures deemed to be
historically significant on the 1.21±-acre subject property, nor does the survey identify
properties within proximity of this site that are deemed potentially significant. The National
Park Service Study of Civil War Sites in the Shenandoah Valley identifies the 1.21±-acre
subject property as being located within the proximity of the Second Kernstown study area
boundary; however, the subject property is located outside of the defined core battlefield area
and is also defined as having lost integrity due to existing development patterns. Therefore,
the proposed church facility without daycare and school accessory use will not create
negative impacts associated with historic resources.
OTHER POTENTIAL IMPACTS
The redevelopment of the 1.21±-acre subject property for the proposed church facility
without daycare and school accessory use will result in less impacts to the County than the
existing office facility with showroom and construction contractor storage area. In
recognition of fire and rescue services, the Proffer Statement provides a $500.00 monetary
contribution for the existing facility. There are no other potential impacts associated with the
1.21±-acre subject property above those discussed in this Impact Analysis Statement.
File #2530M Impact Statement/EAW
8
:ELACS
teeF 001 = hcnI 1
WEIVREVO LAIREA
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
WEIVREVO LAIREA
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 002 = hcnI 1
PAM GNINOZ DNA NOITACOL
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM GNINOZ DNA NOITACOL
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 001 = hcnI 1
PAM ADU-ASWS & REWES-RETAW
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM ADU-ASWS & REWES-RETAW
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 003 = hcnI 1
PAM SERUTAEF LATNEMNORIVNE
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM SERUTAEF LATNEMNORIVNE
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 001 = hcnI 1
PAM SLIOS
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM SLIOS
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 006 = hcnI 1
PAM SERUTAEF CIROTSIH
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM SERUTAEF CIROTSIH
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM
:ELACS
teeF 001 = hcnI 1
PAM SEITREPORP GNINIOJDA
M0352 :DI TCEJORP61-50-6102 :ETAD
EWD :YB DENGISED
5 TOL
AINIGRIV ,YTNUOC KCIREDERF
RETNEC SSENISUB HTLAEWNOMMOC
TCIRTSID LAIRETSIGAM KEERC KCAB
PAM SEITREPORP GNINIOJDA
5 TOL ,RETNEC SSENISUB HTLAEWNOMMOC
GNINOZER HCRUHC ELBIB CIASOM
GNINOZER HCRUHC ELBIB CIASOM