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028-16 (RezoningMillerHardware) REZONING APPLICATION #10-16 MILLER HARDWARE Staff Report for the Board of Supervisors Prepared: October 14, 2016 Staff Contact: Candice E. Perkins, Assistant Director 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: 10/05/16 Public Hearing Held; Recommended Approval Board of Supervisors: 10/26/16 Pending PROPOSAL:Rezoning #10-16 for Miller Hardware submitted by Greenway Engineering Inc., to rezone 0.63 acres of a 6.52 acre parcel from the RP (Residential Performance) District to the B2 (General Business) District, with proffers. LOCATION: The property is located on the north side of Fairfax Pike (Route 277) approximately t of Warrior Drive (Route 1141). EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE 10/26/16 BOARD OF SUPERVISORS MEETING: The Miller Hardware application seeks to rezone 0.63 acre of a 6.52 acre parcel from RP (Residential Performance) District to B2 (General Business) District with proffers to accommodate an accessory outdoor storage area for the Miller Hardware business located within the Sherando Towne Center shopping center. The 0.63 area is currently part of the Shenandoah Presbyterian Church property, but would be adjusted into the adjacent Miller Hardware property if the rezoning is approved. Development Area (UDA). In addition, the South Frederick Area Plan of the 2030 Comprehensive Plan identifies this area with an urban center land use designation. Therefore, the requested B2 Zoning District is generally consistent with the goals of the Comprehensive Plan. Due to the limited scope of this requested rezoning, there appears to be no additional impacts that are anticipated to Frederick The Planning Commission did not identify any County or the surrounding property owners. concerns with the request and recommended approval of the application at their October 14, 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 #10-16 Miller Hardware October 14, 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: 10/05/16 Public Hearing Held; Recommended Approval Board of Supervisors: 10/26/16 Pending PROPOSAL:Rezoning #10-16 for Miller Hardware submitted by Greenway Engineering Inc., to rezone 0.63 acres of a 6.52 acre parcel from the RP (Residential Performance) District to the B2 (General Business) District, with proffers. LOCATION: The property is located on the north side of Fairfax Pike (Route 277) approximately MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 86-A-111 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Shenandoah Presbyterian Church side yard area ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) District Use: Residential RA (Rural Areas) District Sherando Park South: RP (Residential Performance) District Use: Residential RA (Rural Areas) District Residential East: RP (Residential Performance) District Use: Residential West: B2 (General Business) District Use: Commercial RP (Residential Performance) District Use: Residential PROPOSED USES: Accessory outdoor storage for Miller Hardware. Rezoning #10-16 Miller Hardware October 14, 2016 Page 3 REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted for the Miller Hardware/Shenandoah Presbyterian Church Rezoning, with a date of August 1, 2016. Based off of the comments. The current entrances are adequate for the proposed uses. Frederick County Public Works: Please see the letter from Harvey E. Strawsnyder, Jr., P.E., Director of Public Works dated August 15, 2016. Frederick County Fire Marshall: Plans approved. Winchester Regional Airport: Proposed rezoning should have no impact on airport operations. Frederick County Sanitation Authority: Please see letter from Eric Lawrence, AICP, Executive Director dated August 18, 2016. Frederick County Attorney: Please see letter from Roderick B. Williams, County Attorney dated August 23, 2016. Planning & Zoning: 1)Site History The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) identifies this property as being zoned R-1 (Residential Limited). This parcel was reclassified to the RP (Residential Performance) District on September 28, 1983 when this zoning district replaced the R1, R2, R3, and R6 Zoning Districts. 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 Rezoning #10-16 Miller Hardware October 14, 2016 Page 4 Water Service Area (SWSA) and the Urban Development Area (UDA). The Sewer and Water Service Area define the general area in which more intensive forms of planned commercial and industrial development will occur. In addition, the South Frederick Area Plan identifies this area with an urban center land use designation. Therefore, the requested B2 Zoning District is generally consistent with the goals of the Comprehensive Plan. 3)Proffer Statement, Dated August 1, 2016, revised September 8, 2016 A.Land Use Restrictions: 1.The owner has proffered that the 0.63 acres shall be restricted to the following: Accessory outdoor storage to a permitted primary use Accessory structures Stormwater management facilities and appurtenances Utilities and appurtenances Buffer and screening elements 2.The 0.63 acre area will be accessed through the adjacent property 86-A-102E B.Boundary Line Adjustment: Within 30 days of rezoning approval, the 0.63 acre site will have the boundary line adjusted into 86-A-102E. C.Monetary Contribution: The Applicant has proffered to contribute $800 for Fire and Rescue Services. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 10/05/16 MEETING: Staff reported this is an application to rezone a total of 0.63 acres of a 6.52 acre parcel from the RP (Residential Performance) District to the B2 (General Business) District, with proffers . It was noted the 0.63 acres of the property is currently part of Shenandoah Presbyterian Church and the Applicant is Miller Hardware which is the adjacent property owner. Staff provided a location map of the property. Staff rvice Area (SWSA) and the Urban Development Area (UDA). Staff noted the South Frederick Area Plan of the 2030 Comprehensive Plan identifies this area with an urban center land use designation and the requested B2 Zoning District is generally consistent with the goals of the Comprehensive Plan. Staff reported with this rezoning request, the Applicant has proffered to: restrict the use of the area to accessory outdoor storage, accessory structures, storm water management, utilities, and buffers. Access to the area will be from the Miller Hardware site and the subject area will be boundary line adjusted into the Miller Hardware property within 30 days of the rezoning approval also a monetary contribution of $800.00 has been proffered to Fire and Rescue. Evan Wyatt with Greenway Engineering represented the Applicant. Mr. Wyatt explained the purpose of acquisition of the property is to allow Miller Hardware to complete a building expansion on their current property and move their outdoor storage area to this 0.63 acre area. He further stated that there will be a common share buffer and screening easement between both properties. Mr. Wyatt stated that the monetary contribution was based on the square footage of their proposed building addition. Rezoning #10-16 Miller Hardware October 14, 2016 Page 5 The Public Hearing was opened and no one came forward to speak therefore the Public Hearing was closed. A motion was made, seconded, and unanimously passed to recommend approval of REZ #10-16 for Miller Hardware. Absent: Thomas, Triplett, Manuel EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE 10/26/16 BOARD OF SUPERVISORS MEETING: The Miller Hardware application seeks to rezone 0.63 acre of a 6.52 acre parcel from RP (Residential Performance) District to B2 (General Business) District with proffers to accommodate an accessory outdoor storage area for the Miller Hardware business located within the Sherando Towne Center shopping center. The 0.63 area is currently part of the Shenandoah Presbyterian Church property, but would be adjusted into the adjacent Miller Hardware property if the rezoning is approved. Development Area (UDA). In addition, the South Frederick Area Plan of the 2030 Comprehensive Plan identifies this area with an urban center land use designation. Therefore, the requested B2 Zoning District is generally consistent with the goals of the Comprehensive Plan. Due to the limited scope of this requested rezoning, there appears to be no additional impacts that are anticipated to Frederick The Planning Commission did not identify any County or the surrounding property owners. concerns with the request and recommended approval of the application at their October 14, 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. SHERANDOSHERANDOSHERANDOSHERANDOSHERANDOSHERANDO CIRCIR 218 CIRCIR CIR REZ # 10 - 16 CIR 211 327 101 135 SHERANDO 220 SHERANDO SHERANDO AMETHYST CT209 SHERANDO CIR 216SHERANDO CIR 137 CIR 131 SHERANDO CIR CIR SHERANDO 105 212 Miller Hardware SHERANDO SHERANDO207CIR CIR AMETHYST CT SHERANDO CIR 107 139214 CIR SHERANDO 133 208 CIR 103 AMETHYST CT SHERANDOSHERANDO 111 CIR SHERANDO SHERANDO PIN: 100 AMETHYST CT 143 CIRCIR 109 AMETHYST CT 210 CIR CIR 206 PERIDOT PL 104SHERANDO 113AMETHYST CT141 SHERANDO 86 - A - 111 SHERANDO CIR PERIDOT PL 102 AMETHYST CTSHERANDO CIR CIR 202 108 PERIDOT PLCIR 145 115 Rezoning from RP to B2 with Proffers SHERANDO 204 PERIDOT PL SHERANDO AMETHYST CT CIR 106103SHERANDO 200 112 CIR CIR PERIDOT PLPERIDOT PL SHERANDO 101 PERIDOT PL 192 CIR 107PERIDOT PL 198 110 114 SHERANDO 105 PERIDOT PL SHERANDO PERIDOT PL PERIDOT PL CIR PERIDOT PL CIR 109 196 113 190 PERIDOT PL SHERANDO PERIDOT PL SHERANDO CIR 111 CIR 194 PERIDOT PL 115 SHERANDO PERIDOT PL CIR 201 CENTRE DR REZ #10-16 813 FAIRFAX 86 A 111 PIKE 701 FAIRFAX 665 PIKE FAIRFAX PIKE 739 777 FAIRFAX FAIRFAX PIKE 787 PIKE FAIRFAX 797 PIKE FAIRFAX PIKE 712 803 FAIRFAX FAIRFAX PIKE 811 PIKE 01 720 FAIRFAX 819 734 FAIRFAX PIKE FAIRFAX 277 740 FAIRFAX PIKE PIKE PIKEFAIRFAX 756 PIKE FAIRFAX 764 PIKE 774 FAIRFAX FAIRFAX 827 PIKE PIKE FAIRFAX Applications PIKE Parcels Sewer and Water Service Area 788 Building Footprints FAIRFAX PIKE 828 B1 (Business, Neighborhood District) 810 736 FAIRFAX FAIRFAX FAIRFAX B2 (Business, General District) 01 PIKE PIKE 369 PIKE 277 B3 (Business, Industrial Transition District) LAKEVIEW CIR EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) Note: M2 (Industrial, General District) REZ # 10 - 16 Frederick County Dept of MH1 (Mobile Home Community District) Planning & Development I Miller Hardware MS (Medical Support District) 107 N Kent St PIN:Suite 202 OM (Office - Manufacturing Park) Winchester, VA 22601 86 - A - 111 R4 (Residential Planned Community District) 540 - 665 - 5651 Rezoning from RP to B2 with Proffers R5 (Residential Recreational Community District) Map Created: September 13, 2016 RA (Rural Area District) Staff: cperkins RP (Residential Performance District) 0100200400Feet SHERANDOSHERANDOSHERANDOSHERANDOSHERANDOSHERANDO CIRCIR 218 CIRCIR CIR REZ # 10 - 16 CIR 211 327 101 135 SHERANDO 220 SHERANDO SHERANDO AMETHYST CT209 SHERANDO CIR 216SHERANDO CIR 137 CIR 131 SHERANDO CIR CIR SHERANDO 105 212 Miller Hardware SHERANDO SHERANDO207CIR CIR AMETHYST CT SHERANDO CIR 107 139214 CIR SHERANDO 133 208 CIR 103 AMETHYST CT SHERANDOSHERANDO 111 CIR SHERANDO SHERANDO PIN: 100 AMETHYST CT 143 CIRCIR 109 AMETHYST CT 210 CIR CIR 206 PERIDOT PL 104SHERANDO 113AMETHYST CT141 SHERANDO 86 - A - 111 SHERANDO CIR PERIDOT PL 102 AMETHYST CTSHERANDO CIR CIR 202 108 PERIDOT PLCIR 145 115 Rezoning from RP to B2 with Proffers SHERANDO 204 PERIDOT PL SHERANDO AMETHYST CT CIR 106103SHERANDO 200 112 CIR CIR PERIDOT PLPERIDOT PL SHERANDO 101 PERIDOT PL 192 CIR 107PERIDOT PL 198 110 114 SHERANDO 105 PERIDOT PL SHERANDO PERIDOT PL PERIDOT PL CIR PERIDOT PL CIR 109 196 113 190 PERIDOT PL SHERANDO PERIDOT PL SHERANDO CIR 111 CIR 194 PERIDOT PL 115 SHERANDO PERIDOT PL CIR 201 CENTRE DR REZ #10-16 813 FAIRFAX 86 A 111 PIKE 701 FAIRFAX 665 PIKE FAIRFAX PIKE 739 777 FAIRFAX FAIRFAX PIKE 787 PIKE FAIRFAX 797 PIKE FAIRFAX PIKE 712 803 FAIRFAX FAIRFAX PIKE 811 PIKE 01 720 FAIRFAX 819 734 FAIRFAX PIKE FAIRFAX 277 740 FAIRFAX PIKE PIKE PIKEFAIRFAX 756 PIKE FAIRFAX 764 PIKE 774 FAIRFAX FAIRFAX 827 PIKE PIKE FAIRFAX PIKE 788 FAIRFAX PIKE 828 810 736 FAIRFAX FAIRFAX FAIRFAX 01 PIKE PIKE 369 PIKE 277 LAKEVIEW CIR Note: REZ # 10 - 16 Frederick County Dept of Planning & Development I Miller Hardware 107 N Kent St PIN:Suite 202 Winchester, VA 22601 86 - A - 111 Applications 540 - 665 - 5651 Rezoning from RP to B2 with Proffers Parcels Map Created: September 13, 2016 Sewer and Water Service Area Staff: cperkins Building Footprints 0100200400Feet SHERANDOSHERANDO213SHERANDOSHERANDOSHERANDO 133 CIR CIR CIR CIR216 CIR SHERANDO REZ # 10 - 16 SHERANDO 101 218 SHERANDO CIR 209 CIR 131139 105 AMETHYST CT 212SHERANDO CIR 181 SHERANDO SHERANDOSHERANDO AMETHYST CT CIR SHERANDO 137 Miller Hardware 214 WARRIOR DRCIR CIRCIR207 CIR SHERANDO 103 SHERANDO 109 208 SHERANDO CIR143 AMETHYST CT 135 CIR AMETHYST CT SHERANDO 100 CIR 210 PIN: SHERANDO SHERANDO 206 CIR PERIDOT PL 104 113 SHERANDO CIR CIR 141 SHERANDO PERIDOT PL 102 AMETHYST CT 86 - A - 111 CIR SHERANDO CIR 202 108 145 PERIDOT PL 115CIR 101 SHERANDO PERIDOT PL204 SHERANDO Rezoning from RP to B2 with Proffers AMETHYST CT PERIDOT PL CIR CIRSHERANDO 200 106 112 CIR SHERANDO PERIDOT PL PERIDOT PL 103 192 CIR 198 PERIDOT PL 107 110 114 SHERANDO 105SHERANDO PERIDOT PL PERIDOT PL PERIDOT PL CIR CIR PERIDOT PL 109 196 113 190 PERIDOT PL SHERANDO PERIDOT PL SHERANDO CIR 111 CIR 194 PERIDOT PL 115 SHERANDO PERIDOT PL CIR 201 CENTRE DR 160 WARRIOR DR REZ #10-16 86 A 111 701 813 FAIRFAX Applications FAIRFAX 665 PIKE PIKE FAIRFAX Parcels PIKE Sewer and Water Service Area Building Footprints Long Range Land Use Residential Neighborhood Village Urban Center 739 Mobile Home Community 777 FAIRFAX Business PIKEFAIRFAX 787 PIKE FAIRFAX 700 Highway Commercial 797 PIKE FAIRFAX FAIRFAX Mixed-Use PIKE PIKE Mixed Use Commercial/Office 712 803 FAIRFAX Mixed Use Industrial/Office FAIRFAX PIKE 811 PIKE 694 01 Industrial 720 FAIRFAX FAIRFAX 734 FAIRFAX Warehouse PIKE PIKE 740 277 FAIRFAX PIKE Heavy Industrial FAIRFAX PIKE 756 PIKE FAIRFAX Extractive Mining 819 764 PIKE FAIRFAX 774 FAIRFAX Commercial Rec PIKE FAIRFAX PIKE Rural Community Center PIKE Fire & Rescue Historic Institutional 788 FAIRFAX Planned Unit Development PIKE 736 Park 828810 FAIRFAX Recreation FAIRFAXFAIRFAX 01 PIKE PIKEPIKE 277 School Employment 369 830 LAKEVIEW Airport Support Area FAIRFAX CIR B2 / B3 Note: Residential, 4 u/a REZ # 10 - 16 Frederick County Dept of High-Density Residential, 6 u/a Planning & Development I Miller Hardware High-Density Residential, 12-16 u/a 107 N Kent St PIN:Suite 202 Rural Area Winchester, VA 22601 86 - A - 111 Interstate Buffer 540 - 665 - 5651 Rezoning from RP to B2 with Proffers Landfill Support Area Map Created: September 13, 2016 Natural Resources & Recreation Staff: cperkins Environmental & Recreational Resources 0100200400Feet IMPACT ANALYSIS STATEMENT MILLER HARDWARE REZONING SHENANDOAH PRESBYTERIAN CHURCH PROPERTY Opequon Magisterial District Frederick County, Virginia TM 86-A-111 August 1, 2016 Current Owner: Shenandoah Presbytery Corporation Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering August 1, 2016 Miller Hardware Rezoning MILLER HARDWARE REZONING 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 0.63±-acre portion of a 6.52± acre subject property currently owned by Shenandoah Presbytery Corporation, identified as Tax Map Parcel 86-A-111. The subject property is located on the north side of Fairfax Pike (Rt. 277) east of Warrior Drive (Rt. 1141). Tax Map Parcel 86-A-11 is currently zoned RP, Residential Performance District and is developed as the Shenandoah Presbyterian Church facility. Miller Hardware (the Applicant) proposes to rezone approximately 0.63±-acres of the subject property to the B-2, Business General District with proffers and boundary line adjust the rezoned portion of the subject property into the Miller Hardwar parcel. Miller Hardware plans to construct a building addition to the existing facility on their property and to relocate the existing outdoor storage area and provide stormwater management on the 0.63±-acre area that will be acquired from Shenandoah Presbytery Corporation. Basic information Location: Fronting on the north side of Fairfax Pike (Rt. 277), approximately 9Warrior Drive (Rt. 1141). Magisterial District: Opequon District Property ID Numbers: 86-A-111 Current Zoning: RP, Residential Performance District Current Use: Church Facility Proposed Zoning: B-2, Business General District with Proffers (0.63± acre portion only) Proposed Use: Outdoor Storage Area, Stormwater Management and Common Shared Buffer and Screening Area Total Rezoning Area: 0.63±-acre portion of the 6.52±-acre Subject Property File #0603M Impact Statement/EAW 2 Greenway Engineering August 1, 2016 Miller Hardware 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 6.52±-acre subject property is currently located within the UDA; therefore, expansion of the UDA boundary to accommodate the proposed rezoning of the 0.63± acre portion from the RP, Residential Performance District to the B-2, Business General District 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 6.52±-acre subject property is currently located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the proposed rezoning of the 0.63± acre portion from the RP, Residential Performance District to the B-2, Business General District is not required for this rezoning application. Comprehensive Plan Conformity The 6.52±-acre subject property, inclusive of the 0.63±-acre portion proposed to be rezoned, is located in the UDA and the SWSA and is within the study area boundary of the Southern Frederick Area Plan, which was adopted by the Board of Supervisors on November 12, 2014. The Southern Frederick Area 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 Southern Frederick Area Plan identifies the 6.52±-acre subject property as a component of the Sherando Center Urban Center, which is envisioned to be an intensive, walkable urban area that is integrated with the surrounding community. The subject property is developed as the Shenandoah Presbyterian Church, and the 0.63±-acre portion proposed to be rezoned and adjusted into the Miller Hardware parcel will be developed to allow for the relocation of the outdoor storage area associated with the Miller Hardware facility. The Southern Frederick Area Plan states that the plan is a guide for the future of the community, but the property owner is ultimately the one who controls the future use of their property. Shenandoah Presbyterian Church and Miller Hardware desire to utilize their properties as they are currently developed. File #0603M Impact Statement/EAW 3 Greenway Engineering August 1, 2016 Miller Hardware Rezoning SUITABILITY OF THE SITE Access The 6.52±-acre subject property is located on the north side of Fairfax Pike (Rt. 277), approximately 900 feet east of Warrior Drive (Rt. 1141).Access to the subject property is accommodated from an existing commercial entrance along Fairfax Pike. The 0.63± acre portion of the subject property that is proposed to be rezoned to the B-2, Business General District and adjusted into the Miller Hardware parcel will only be accessible from Tax Map Parcel 86-A-102E (Miller Hardware), which will generally occur from Centre Drive within the Warrior Village Commercial Center. The proposed development of the 0.63± acre portion of the subject property will not require new entrances to be constructed for access. Flood Plains The 0.63±-acre portion of the subject property does not contain areas of floodplain as demonstrated on FEMA NFIP Map #51069C0330D, Effective Date September 2, 2009; as well as information from the Frederick County GIS Database. Wetlands The 0.63±-acre portion of the 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 0.63±-acre portion of the 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: 3B Blairton Silt Loam, 2-7% slope The Blairton Silt Loam is identified as a prime agricultural soil and has wetness properties that are identified as severe for small commercial building development. The adjoining properties are currently developed commercially; therefore, it is anticipated that the development of outdoor storage and buffer and screening areas can be accommodated on the 0.63±-acre portion of the subject property. Other Environmental Features The 0.63±-acre portion of the 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 western and southern portions of the 0.63±-acre portion of the subject property contain mature vegetation that will be disturbed for the development of the outdoor File #0603M Impact Statement/EAW 4 Greenway Engineering August 1, 2016 Miller Hardware Rezoning storage area. The 0.63±-acre portion of the subject property will require buffer and screening against the retained portion of the subject property and the property immediately south; therefore, new vegetation will be provided as a component of development of the rezoned area. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RA, Rural Areas District Use: Sherando Regional Park RP, Residential Performance District Sherando Village Townhouses South: RP, Residential Performance District Use: Residential RA, Rural Areas District Residential East: RP, Residential Performance District Use: Church & Unimproved West: B-2, Industrial Transition District Use: Warrior Village Commercial Center TRANSPORTATION The rezoning of the 0.63±-acres provides the opportunity for Miller Hardware to incorporate this acreage into their existing property for the purpose of relocating the existing outdoor storage area and expanding the existing facility. It is anticipated that this will allow for the expansion of the existing Miller Hardware facility by approximately 8,000 square feet of gross floor area. In order to assess the potential increase in traffic, Greenway Engineering analyzed traffic th study data from the Institute of Traffic Engineers (ITE) Manual, 9 Edition specific to Hardware/Paint Retail Store (816). The analysis identified additional traffic volumes for the Weekday AM and PM Peak Hours, the Saturday Peak Hours, and the Sunday Peak Hours assuming 8,000 square feet of gross floor area. The following traffic volumes are specific to the ITE traffic study data: ITE (816) Weekday AM Peak: Q = 4.91 VPD per 1,000 square feet gross floor area Q = 4.91 VPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 39.28 or 40 VPD File #0603M Impact Statement/EAW 5 Greenway Engineering August 1, 2016 Miller Hardware Rezoning ITE (816) Weekday PM Peak: Q = 4.74 VPD per 1,000 square feet gross floor area Q = 4.74 VPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 37.92 or 38 VPD ITE (816) Saturday Peak: Q = 11.18 VPD per 1,000 square feet gross floor area Q = 11.18 VPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 89.44 or 90 VPD ITE (816) Sunday Peak: Q = 9.81 VPD per 1,000 square feet gross floor area Q = 9.81 VPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 78.48 or 79 VPD VDOT standards identify peak hour traffic as a two-hour period in which the heaviest traffic volumes are expected to occur during weekdays and during weekends. The ITE (816) projected traffic volumes identified above indicate that the projected gross floor area expansion of the Miller Hardware facility has the potential to increase traffic volumes during the weekday peak hours by approximately 40 VPD and by approximately 80-90 VPD during the weekend peak hours. These calculations demonstrate a fairly low increase in potential traffic volumes during these time frames (approximately 5 VPD every 15 minutes during the weekday peak hours and approximately 10 VPD every 15 minutes during the weekend peak hours). Warrior Commercial Centre is an existing commercial complex that is located with frontage along Fairfax Pike (Rt. 277) and Warrior Drive (Rt. 1141). Fairfax Pike and Warrior Drive intersect at a signalized intersection and both road systems provided separated through, right and left turn lanes to facilitate safe ingress and egress for the Warrior Commercial Centre. Additionally, existing commercial land uses within the Warrior Commercial Centre are connected through several inter-parcel connections along Centre Drive to allow for traffic movement between land uses. The 0.63±-acres that is proposed to accommodate the Miller Hardware outdoor storage area will be limited in access from the Miller Hardware parcel (Tax Map 86-A-102E), which currently exists in the rear of the facility. The rezoned area will not have access to the remaining portion of the Shenandoah Presbytery Church property, nor will there be additional points of access established on Fairfax Pike or Warrior Drive as a result of this project. The potential increase in traffic projected by the ITE Manual is not significant and can be managed by the existing transportation infrastructure; therefore, the proposed rezoning application does not negatively impact the transportation network. File #0603M Impact Statement/EAW 6 Greenway Engineering August 1, 2016 Miller Hardware Rezoning SEWAGE CONVEYANCE AND TREATMENT The 0.63±-acre portion of the subject propertyis 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 has existing sewer infrastructure that serves existing land use immediately adjacent to the acreage proposed for rezoning. Land uses within Warrior Commercial Centre and residential land uses drain by gravity sewer to a 15- within the Sherando Regional Park. The pumps station transmits sewer effluent to the Parkins Mill Treatment Facility (PMTF) through a 16-inch force main line. The 0.63±-acre portion of the subject property proposed for rezoning will be utilized for the relocation of the existing outdoor storage area on the Miller Hardware property, for stormwater management, and for buffer and screening area. Therefore, the rezoning of this property will not impact public sewer service within this area of the County. It is anticipated that the relocation of the existing outdoor storage area will accommodate a building addition of approximately 8,000 square feet for Miller Hardware. The Miller Hardware facility is 22,800 square feet and the proposed building addition has the potential to expand the facility to 30,800 square feet; therefore, impacts to public sewer are based on this potential increase in square footage. 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. Existing and proposed sewer demands for the Miller Hardware facility are as follows: EXISTING DEMAND: Miller Hardware is a developed commercial property that is 22,800 square feet in gross floor area; therefore, the projected existing sewer demand is as follows: Q = 75 gallons/day/acre per 1,000 square feet commercial Q = 75 GPD x 22.8 (22,800 sq.ft./1,000 sq.ft.) Q = 1,710 GPD TOTAL: Q = 1,710 GPD projected sewer demand PROPOSED DEMAND: Miller Hardware anticipates installing a building addition that will increase the existing structural square footage by approximately 8,000 square feet of gross floor area. Therefore, the projected sewer demand is as follows: Q = 75 gallons/day/acre per 1,000 square feet commercial Q = 75 GPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 600 GPD TOTAL: Q = 600 GPD projected sewer demand File #0603M Impact Statement/EAW 7 Greenway Engineering August 1, 2016 Miller Hardware Rezoning POTENTIAL IMPACT: The rezoning of the 0.63±-acres creates the potential to increase sanitary sewer demands by 600 GPD through the future expansion of the Miller Hardware facility, which is already connected to the FCSA sewer system. The existing FCSA sewer infrastructure can accommodate this potential impact. Additionally, there is available treatment capacity at the Parkins Mill Treatment Facility to accommodate this potential impact. Therefore, the rezoning request will not create a negative impact for public sewer service within this area of the County. WATER SUPPLY The 0.63±-acre portion of the subject propertyis 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 has existing water infrastructure that serves existing land use immediately adjacent to the acreage proposed for rezoning. FCSA has a 12-inch water transmission line along the south side of Fairfax Pike that connects to a 10- inch water line that is located immediately adjacent to the subject property. Warrior Commercial Centre connects to the 10-inch water line to create a loop system that provides adequate water pressure and fire protection for the commercial land uses. The 0.63±-acre portion of the subject property proposed for rezoning will be utilized for the relocation of the existing outdoor storage area on the Miller Hardware property, for stormwater management, and for buffer and screening area. Therefore, the rezoning of this property will not impact public water service within this area of the County. It is anticipated that the relocation of the existing outdoor storage area will accommodate a building addition of approximately 8,000 square feet for Miller Hardware. The Miller Hardware facility is 22,800 square feet and the proposed building addition has the potential to expand the facility to 30,800 square feet; therefore, impacts to public water are based on this potential increase in square footage. 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. Existing and proposed sewer demands for the Miller Hardware facility are as follows: EXISTING DEMAND: Miller Hardware is a developed commercial property that is 22,800 square feet in gross floor area; therefore, the projected existing sewer demand is as follows: Q = 75 gallons/day/acre per 1,000 square feet commercial Q = 75 GPD x 22.8 (22,800 sq.ft./1,000 sq.ft.) Q = 1,710 GPD TOTAL: Q = 1,710 GPD projected sewer demand File #0603M Impact Statement/EAW 8 Greenway Engineering August 1, 2016 Miller Hardware Rezoning PROPOSED DEMAND: Miller Hardware anticipates installing a building addition that will increase the existing structural square footage by approximately 8,000 square feet of gross floor area. Therefore, the projected sewer demand is as follows: Q = 75 gallons/day/acre per 1,000 square feet commercial Q = 75 GPD x 8.0 (8,000 sq.ft./1,000 sq.ft.) Q = 600 GPD TOTAL: Q = 600 GPD projected sewer demand POTENTIAL IMPACT: The rezoning of the 0.63±-acres creates the potential to increase water demands by 600 GPD through the future expansion of the Miller Hardware facility, which is already connected to the FCSA public water system. The existing FCSA water infrastructure can accommodate this potential impact. Therefore, the rezoning request will not create a negative impact for public water service within this area of the County. SITE DRAINAGE The topographic conditions within proximity of the subject property facilitate drainage of The 0.63±-acre portion of the subject property proposed for rezoning is intended to be adjusted into the Miller Hardware parcel and utilized for the relocation of the outdoor storage area, for buffer and screening area, and for the installation of a stormwater management facility. The stormwater management facility is envisioned to provide for extended detention to accommodate stormwater quantity requirements; as well as bioretention and/or nutrient credits to meet stormwater quality measures. The stormwater management facility and proposed stormwater quality measures will be coordinated with the Frederick County Public Works Department as a component of the Site Development Plan process that will occur subsequent to rezoning approval. This process will be accomplished to ensure that site drainage and stormwater management impacts to adjoining properties and the community have been mitigated. SOLID WASTE DISPOSAL The Frederick County Public Works Department is responsible for solid waste disposal as the manager of the Regional Landfill Facility. The impact on solid waste disposal associated with the rezoning of the 0.63± subject site and the subsequent development of the Miller Hardware building addition that will be approximately 8,000 square feet can be projected from an average annual residential consumption of 5.4 cubic yards per 1,000 square feet of File #0603M Impact Statement/EAW 9 Greenway Engineering August 1, 2016 Miller Hardware Rezoning th structural area (Civil Engineering Reference Manual, 4 Edition). Therefore, solid waste disposal impacts are based on the following figures that provide the increase in average annual solid waste volume based on the proposed building addition: AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial AAV = 5.4 cu. yd. 8.0 (1,000 sq. ft.) x AAV = 43.2 cu. yd., or 30.24 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 proposed building addition has the potential to generate approximately 30 tons of solid waste annually on average. This represents a 0.015% 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. Miller Hardware uses a commercial waste hauler for solid waste disposal; therefore, the Regional Landfill receives tipping fees to offset the cost of solid waste impacts from this facility. Additionally, 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 0.63±-acre portion of the subject property proposed for rezoning, nor does the survey identify properties within proximity of this site that are deemed potentially significant. The Rural Landmarks Survey identifies the Sherman-Rogers-Sargent House as the closest potentially significant historic structure, which is approximately 1.5 miles northeast of the subject property. Additionally, the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify core battlefield areas within miles of the subject property. Therefore, the proposed rezoning request will not create negative impacts associated with historic resources. OTHER POTENTIAL IMPACTS The rezoning of the 0.63± subject site and the subsequent development of the Miller Hardware building addition that will be approximately 8,000 square feet will expand upon an existing economic development project that provides a net positive fiscal benefit to the County. However, in recognition of fire and rescue services, the Proffer Statement provides a $0.10 monetary contribution per square foot of the structural area that will be developed as an addition to Miller Hardware following acquisition of the 0.63± subject site. There are no other potential impacts associated with the proposed rezoning application. File #0603M Impact Statement/EAW 10 WEIVREVO LAIREA :ELACS teeF 051 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS WEIVREVO LAIREA YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM GNINOZ DNA NOITACOL :ELACS teeF 052 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM GNINOZ DNA NOITACOL YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM REWES-RETAW-ADU-ASWS :ELACS teeF 005 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM REWES-RETAW-ADU-ASWS YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM SERUTAEF LATNEMNORIVNE :ELACS teeF 003 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM SERUTAEF LATNEMNORIVNE YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM SLIOS :ELACS teeF 051 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM SLIOS YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM SERUTAEF CIROTSIH :ELACS teeF 000,1 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM SERUTAEF CIROTSIH YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM PAM SEITREPORP GNINIOJDA :ELACS teeF 051 = hcnI 1 M3060 :DI TCEJORP52-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF YTREPORP HCRUHC TCIRTSID LAIRETSIGAM NOUQEPO NAIRETYBSERP HAODNANEHS PAM SEITREPORP GNINIOJDA YTREPORP HCRUHC NAIRETYBSERP HAODNANEHS GNINOZER ERAWDRAH RELLIM GNINOZER ERAWDRAH RELLIM