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061-17 (RezoningExpressOilChange&TireEngineers)REZONING APPLICATION #02-17 EXPRESS OIL CHANGE & TIRE ENGINEERS Staff Report for the Board of Supervisors Prepared: February 24, 2017 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director Reviewed Action Planning Commission: 02/15/17 Recommended Approval Board of Supervisors: 03/08/17 Pending PROPOSAL: To rezone 0.604+/- acres from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. LOCATION: The site is located on the west side of Front Royal Pike (Route 522 South) and immediately 313. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: This is an application to rezone a total of 0.604+/- acres of land from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. Staff would note that this proposed use has not been proffered; the Applicant has excluded a number uses in the proffer statement (such as landscape services, warehousing, utility facilities, and trailer parking). This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent with the current zoning and the requested zoning of the subject property. Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An interparcel- connection with the IHOP Restaurant is also proffered that would allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. The Applicant has also The Planning provided a monetary contribution of $0.10 per building square foot for Fire and Rescue. Commission did not identify any concerns with the request and recommended approval of the application at their February 15, 2017 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 #02-17 Express Oil Change & Tire Engineers February 24, 2017 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: 02/15/17 Recommended Approval Board of Supervisors: 03/08/17 Pending PROPOSAL: To rezone 0.604+/- acres from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. LOCATION: The site is located on the west side of Front Royal Pike (Route 522 South) and immediately . MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-1F PROPERTY ZONING : B2(General Business) PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: B2 (General Business) District Use: Commercial South: B2 (General Business) District Use: Commercial East: B2 (General Business) District Use: Commercial West: B2 (General Business) District Use: Commercial Rezoning #02-17 Express Oil Change & Tire Engineers February 24, 2017 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have little measurable impact on Route 522. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation/access management proffers offered in the Express Oil Change & Tire Engineers rezoning application dated September 9, 2016 addresses transportation concerns associated with the request. It should be noted that to ensure the right in/right out, the entrance design will require a median device be constructed to prevent a left turn in/out of the proposed entrance. Before development this office will require a complete set of construction plans detailing designs, drainage features and traffic flow data for review. Frederick County Fire Marshall: Plan approved. Frederick County Sanitation Authority: No comment. Frederick County Department of Public Works: Please see letter from Harvey E. Strawsnyder, Jr., P.E., Director dated October 5, 2016. Frederick County Attorney: Please see letter from Roderick B. Williams, County Attorney dated October 11, 2016. Winchester Regional Airport: Due to FAA Federal regulation owner/developer will be required to file with the FAA for an airspace study as part of the site plan process for all buildings prior to construction with a separate filing for temporary construction equipment exceeding height of structure. Rezoning is compatible with airport operations. City of Winchester: The City of Winchester can readily provide water and sanitary sewer service to this parcel and has no concerns about the proposed rezoning and development. Planning & Zoning: 1)Site History The original Frederick County Zoning Map (U.S.G.S. Winchester City Quadrangle) identifies this property as being zoned B2 (General Business) District. 2)Comprehensive Policy Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's Rezoning #02-17 Express Oil Change & Tire Engineers February 24, 2017 Page 4 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 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent with the current zoning and the requested zoning of the subject property. Transportation and Site Access Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An interparcel-connection with the IHOP Restaurant is also planned that will allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. 3) Proffer Statement Dated September 9, 2016 A.Land Use Restrictions The Owner has prohibited the following uses: Landscape and Horticultural Service Local and Suburban Transit Services Motor Freight Transportation and Warehousing Transportation by Air Utility Facilities and their Accessory Uses Drive In Motion Picture Theaters Tractor Truck and Trailer Parking B.Access Management: 1.The Owner has proffered to limit new commercial entrance access to the property to a right in/right-out only partial access. 2.The Owner proffers to construct interparcel connectivity between the property and parcel 64-A-2 (IHOP) to facilitate access to the Front Royal Pike (Route 522)/Travel Lodge Drive signalized entrance. C.Monetary Contribution to Offset Impact of Development: 1.The Applicant has proffered $0.10 per developed square foot for County Fire and Rescue services; payable at occupancy permit. Rezoning #02-17 Express Oil Change & Tire Engineers February 24, 2017 Page 5 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 02/15/17 MEETING: Staff reported this is an application to rezone 0.604 acres from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. Staff noted the Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. Staff provided an overview of the site and the proposed proffers. A Commission Member asked in regards to the proffer to exclude certain uses such as landscaping or transit services and whether it was requested by staff or provided by the Applicant. Staff noted the excluded uses were proposed by the Applicant. Mr. Evan Wyatt of Greenway Engineering, representing the Applicant introduced the contract purchasers from Alabama: From Express Oil Change, John Davis; The contract purchasers, Charles Thompson and Kim Johnson. Mr. Wyatt reported Express Oil Change reflects a business model of the 10 minute oil change; they also conduct light auto service such as tires, alignments, and tune-ups. Mr. Wyatt noted this project will be the first Express Oil Change in the valley along I-81, the fifth one in the state of Virginia and he is pleased the group has considered our community as a first stop on the I-81 corridor. Mr. Wyatt elaborated on the proffer of inter-parcel connectivity; the Applicant has an agreement with IHOP and the property owners which is circulating for all required signatures that will facilitate access to Front Royal Pike via the signalized entrance that is existing. A Commission Member inquired about where the service operations will take place indoors or outdoors. Mr. Wyatt confirmed that all service and repair operations would occur inside the structure. A Commission Member inquired if there will be a traffic barrier in front of this location similar to the one in front of Costco. Mr. Wyatt confirmed there will be a barrier which will be designed and meet the requirements and approval of VDOT. A Commission Member asked for confirmation if there will be three oil change bays and two service bays; in the proffers it reads three oil bays and three service bays and will the structure be the same square footage. Mr. Wyatt noted the building footprint had to be reduced therefore resulting in five total bays rather than six. A motion was made, seconded, and unanimously passed to recommend approval of REZ #02-17 for Express Oil Change & Tire Engineers. Absent: Commissioner Mohn, Commissioner Dunlap EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: This is an application to rezone a total of 0.604+/- acres of land from the B2 (General Business) District to the B3 (Industrial Transition) District with proffers. The Applicant is seeking to rezone the site to the B3 District to enable the construction of an express oil and tire facility. Staff would note that this proposed use has not been proffered; the Applicant has excluded a number uses in the proffer statement (such as landscape services, warehousing, utility facilities, trailer parking). This property is located within the Sewer and Water Service Area (SWSA) and is located within the limits of the Senseny/Eastern Frederick Land Use Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies this property with a commercial land use designation which is consistent Rezoning #02-17 Express Oil Change & Tire Engineers February 24, 2017 Page 6 with the current zoning and the requested zoning of the subject property. Access to the property is proposed via a new right-in/right-out entrance onto Front Royal Pike (Route 522); this proposed new entrance will be shared with the adjacent IHOP Restaurant. An inter-parcel connection with the IHOP Restaurant is also proffered that would allow vehicles to access the existing traffic signal located at Front Royal Pike (Route 522)/Travel Lodge Drive. The Applicant has also The Planning provided a monetary contribution of $0.10 per building square foot for Fire and Rescue. Commission did not identify any concerns with the request and recommended approval of the application at their February 15, 2017 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. 160 REZ # 02 - 17 FRONT ROYAL PIKE Express Oil Change and Tire Engineers PIN: 158 FRONT 64 - A - 1F ROYAL PIKE Rezoning from B2 to B3 200 FRONT ROYAL PIKE 170 FRONT ROYAL PIKE REZ #02-17 01 64 A 1F 522 156 DELCO PLAZA 241 GARBER LN 210 FRONT ROYAL PIKE 199 FRONT ROYAL PIKE 251 FRONT ROYAL PIKE Applications Parcels Sewer and Water Service Area § ¨¦ Building Footprints 250 81 FRONT B1 (Neighborhood Business District) § ¨¦ ROYAL PIKE 81 B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) WINDY HILL LN M1 (Light Industrial District) Note: REZ # 02 - 17 M2 (Industrial General District) Frederick County Dept of MH1 (Mobile Home Community District) Express Oil Change Planning & Development I MS (Medical Support District) 107 N Kent St and Tire Engineers Suite 202 OM (Office - Manufacturing Park) PIN: Winchester, VA 22601 R4 (Residential Planned Community District) 64 - A - 1F 540 - 665 - 5651 R5 (Residential Recreational Community District) Rezoning from B2 to B3 Map Created: January 23, 2017 RA (Rural Areas District) Staff: cperkins RP (Residential Performance District) 055110220Feet 160 REZ # 02 - 17 FRONT ROYAL PIKE Express Oil Change and Tire Engineers PIN: 158 FRONT 64 - A - 1F ROYAL PIKE Rezoning from B2 to B3 200 FRONT ROYAL PIKE 170 FRONT ROYAL PIKE REZ #02-17 01 64 A 1F 522 156 DELCO PLAZA 241 GARBER LN 210 FRONT ROYAL PIKE 199 FRONT ROYAL PIKE 251 FRONT ROYAL PIKE § ¨¦ 250 81 FRONT § ¨¦ ROYAL PIKE 81 WINDY HILL LN Note: REZ # 02 - 17 Frederick County Dept of Express Oil Change Planning & Development I 107 N Kent St and Tire Engineers Suite 202 PIN: Winchester, VA 22601 Applications 64 - A - 1F 540 - 665 - 5651 Parcels Rezoning from B2 to B3 Map Created: January 23, 2017 Sewer and Water Service Area Staff: cperkins Building Footprints 055110220Feet 160 REZ # 02 - 17 FRONT ROYAL PIKE Express Oil Change and Tire Engineers PIN: 158 FRONT 64 - A - 1F ROYAL PIKE Rezoning from B2 to B3 200 FRONT ROYAL PIKE 170 FRONT ROYAL PIKE REZ #02-17 01 64 A 1F 522 156 DELCO PLAZA Applications Parcels Sewer and Water Service Area 241 GARBER LN Building Footprints 210 Long Range Land Use FRONT ROYAL PIKE Residential Neighborhood Village Urban Center Mobile Home Community 199 FRONT Business ROYAL PIKE Highway Commercial Mixed-Use Mixed Use Commercial/Office Mixed Use Industrial/Office Industrial Warehouse Heavy Industrial Extractive Mining 251 Commercial Rec FRONT Rural Community Center ROYAL PIKE Fire & Rescue Historic Institutional § ¨¦ Planned Unit Development 250 81 FRONT Park § ¨¦ ROYAL PIKE 81 Recreation School Employment Airport Support Area WINDY HILL LN B2 / B3 Note: REZ # 02 - 17 Residential, 4 u/a Frederick County Dept of High-Density Residential, 6 u/a Express Oil Change Planning & Development I High-Density Residential, 12-16 u/a 107 N Kent St and Tire Engineers Suite 202 Rural Area PIN: Winchester, VA 22601 Interstate Buffer 64 - A - 1F 540 - 665 - 5651 Landfill Support Area Rezoning from B2 to B3 Map Created: January 23, 2017 Natural Resources & Recreation Staff: cperkins Environmental & Recreational Resources 055110220Feet IMPACT ANALYSIS STATEMENT EXPRESS OIL CHANGE & TIRE ENGINEERS DEVELOPMENT Shawnee Magisterial District Frederick County, Virginia TM 64-A-1F August 15, 2016 Current Owner: Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning EXPRESS OIL CHANGE & TIRE ENGINEERS DEVELOPMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 0.604±-acre subject property owned by Titans Corporation, and identified as Tax Map Parcel 64-A-1F. The subject property is located on the west side of 313 northbound on-ramp, and is currently zoned B-2, Business General District.The Applicant proposes to rezone the 0.604±-acre subject property to B-3 Industrial Transition District with proffers to allow for the development of an Express Oil Change and Tire Engineers facility that is approximately 4,850 square feet with 3 service bays and 3 oil change bays along the commercial corridor. Basic information Location: Fronting on the west side of Front Royal Pike (U.S. Route 522 South); approximately 1,00 Interstate 81 Exit 313 northbound on-ramp. Magisterial District: Shawnee District Property ID Numbers: 64-A-1F Current Zoning: B-2, Business General District Current Use: Undeveloped Proposed Zoning: B-3, Industrial Transition District Proposed Use: Express Oil Change & Tire Engineers Facility Total Rezoning Area: 0.604±-acres with proffers for the subject property 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. File #3484E Impact Analysis Statement/EAW 2 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning The 0.604±-acre subject property is currently located within the UDA; therefore, expansion of the UDA boundary to accommodate the proposed development of commercial land 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 0.604±-acre subject property is currently located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the proposed development of commercial land use is not requiredfor this rezoning application. Comprehensive Plan Conformity The 0.604±-acre subject property is located in the UDA and the SWSA and is within the study area boundary of the Senseny/Eastern Frederick Urban Area Study. The Senseny/Eastern Frederick Urban Area Study 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 0.604±-acre subject property is identified for B2/B3 commercial land use; therefore, the proposed B-3, Industrial Transition District rezoning is in conformance with the land use recommendations of the Comprehensive Policy Plan. The B-3, Industrial Transition District rezoning is proposed to allow for the development of the Express Oil Change and Tire Engineers facility, which has been determined not to be a permitted stand-alone land use within the B-2, Business General District. The Express Oil Change and Tire Engineers facility is an appropriate commercial land use along a major commercial corridor. SUITABILITY OF THE SITE Access The 0.604±-acre subject property is located on the west side of Front Royal Pike (U.S. Route 522 South), approximately 250 feet south of the Front Royal Pike/Travel Lodge Drive signalized intersection.Access to the subject property is planned to be provided with a shared right-in/right-out commercial entrance; as well as through an inter-parcel connection with the IHOP property that will provide access to the signalized intersection to facilitate protected left turn movements onto Front Royal Pike. Flood Plains The 0.604±-acre subject property does not contain areas of floodplain as demonstrated on FEMA NFIP Map #51069C0216D, Effective Date September 2, 2009; as well as information from the Frederick County GIS Database. File #3484E Impact Analysis Statement/EAW 3 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning Wetlands The 0.604±-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 0.604±-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: 3B Blairton Silt Loams 2-7% slope 3C Blairton Silt Loams 2-15% slope The Blaitron Silt Loam soil type is identified as a prime agricultural soil and has severe wet properties. The existing commercial land uses that have been constructed along the east and west sides of the Front Royal Pike (Route 522 South) commercial corridor contain the same soil type, and the subject property is not conducive for agricultural land use per the Comprehensive Policy Plan. The soil type is conducive for commercial development of the subject property. Other Environmental Features The 0.604±-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. There are no known environmental features present that create development constraints for the proposed commercial development project. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: B-2, Business General District Use: Restaurant (IHOP) South: B-2, Business General District Use: Office East: B-2, Business General District Use: Pool Hall; Retail/Grocery (Delco Plaza & Costco) West: B-2, Business General District Use: Restaurant (Cracker Barrel) File #3484E Impact Analysis Statement/EAW 4 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning TRANSPORTATION The 0.604±-acre subject property is located on the west side of Front Royal Pike (U.S. Route 522 South), approximately 250 feet south of the Front Royal Pike/Travel Lodge Drive signalized intersection. Subsequent to final rezoning approval, the contract purchaser proposes to construct an Express Oil Change & Tire Engineers facility that is approximately 4,850 square feet with 3 service bays and 3 oil change bays. Access to the subject property is proposed to be developed with a right-in/right-out commercial entrance on Front Royal Pike that is intended to be shared with the IHOP Restaurant; as well as an inter-parcel connection with the IHOP restaurant that will allow for vehicles to access the existing traffic signal at the Front Royal Pike/Travel Lodge Drive intersection to facilitate protected left traffic movement. Greenway Engineering has met with VDOT representatives to discuss the proposed right- in/right-out commercial entrance and has been advised that VDOT does not object to this access point. However, VDOT advised that the property owner will need to prepare and submit an access management exception request as a component of the Site Plan before the right-in/right-out commercial entrance can be approved for construction. Additionally, Titans Corporation has an agreement with Lennox, LLC (IHOP Restaurant property owner) that provides for an ingress/egress easement across Tax Map Parcel 64-A-2 that will allow for vehicles to access the existing traffic signal at the Front Royal Pike/Travel Lodge Drive intersection to facilitate protected left traffic movement. Greenway Engineering has prepared an exhibit that identifies the proposed location of the right-in/right-out commercial entrance and the approximate location of the ingress/egress easement through the Lennox, LLC property as information with this request. In order to assess the potential traffic impacts for the proposed Express Oil Change & Tire Engineers facility, Greenway Engineering has analyzed the Frederick County Zoning Ordinance to determine the highest and best land use within the B-2, Business General District that is not otherwise permitted in the B-3, Industrial Transition District and has determined that General Merchandise Stores (SIC 53) would be the appropriate land use to compare to the proposed Express Oil Change & Tire Engineers facility (SIC 75). Additionally, Greenway Engineering analyzed traffic study data from the Institute of Traffic th Engineers (ITE) Manual, 9 Edition specific to Shopping Center (820) and Quick Lubrication Vehicle Shop (941). The following analysis compares traffic volumes for the Weekday AM and PM Peak Hours, the Saturday Peak Hours, and the Sunday Peak Hours assuming 4,850 square feet of Shopping Center (820) land use and 6 service bays of Quick Lubrication Vehicle Shop (941) land use specific to the ITE traffic study data: B-2, Business General Land Use ITE (820) Weekday AM Peak: Q = 0.96 VPD per 1,000 square feet gross floor area Q = 0.96 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 4.65 or 5 VPD File #3484E Impact Analysis Statement/EAW 5 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning ITE (820) Weekday PM Peak: Q = 3.71 VPD per 1,000 square feet gross floor area Q = 3.71 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 17.99 or 18 VPD ITE (820) Saturday Peak: Q = 4.82 VPD per 1,000 square feet gross floor area Q = 4.82 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 23.37 or 24 VPD ITE (820) Sunday Peak: Q = 3.12 VPD per 1,000 square feet gross floor area Q = 3.12 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 15.13 or 16 VPD B-3, Industrial Transition Land Use ITE (941) Weekday AM Peak: Q = 3.0 VPD per service position Q = 3.0 VPD x 6 service position Q = 18 VPD ITE (941) Weekday PM Peak: Q = 4.0 VPD per service position Q = 4.0 VPD x 6 service position Q = 24 VPD ITE (941) Saturday Peak: Q = 7.0 VPD per service position Q = 7.0 VPD x 6 service position Q = 42 VPD ITE (941) Sunday Peak: Q = 4.5 VPD per service position Q = 4.5 VPD x 6 service position Q = 27 VPD The ITE projected traffic volumes identified above indicate that the proposed Express Oil Change & Tire Engineers facility (941) has the potential to increase traffic volumes during the weekday peak hours between 6-13 VPD and by approximately 11-18 VPD during the weekend peak hours compared to the Shopping Center (820) land use. These calculations demonstrate a fairly low increase in potential traffic volumes during these time frames (approximately 0.75-1.75 VPD every 15 minutes during the weekday peak hours and approximately 1.5-2.25 VPD every 15 minutes during the weekend peak hours). The proposed Express Oil Change & Tire Engineers facility will result in a minor increase in peak hour traffic volume that can be accommodated by the existing transportation infrastructure. The proposed access management plan provides for safe and efficient ingress File #3484E Impact Analysis Statement/EAW 6 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning and egress for the subject site, which sufficiently mitigates impacts to the transportation network for this rezoning request. SEWAGE CONVEYANCE AND TREATMENT The 0.604±-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 City of Winchester is the provider of public sewer service within this area of the County, which is managed by the City of Winchester Public Services Department. The City of Winchester has an existing 8-inch gravity sewer line that adjoins the western boundary of the subject property within a 20-foot easement that is accessible to the property. All commercial land uses on the west side of Front Royal Pike (US Route 522 South) within proximity of the subject property convey sewer effluent through the 8-inch gravity sewer line that goes under Interstate 81 to a manhole located on the Apple Blossom Mall parcel, which s to the Opequon Wastewater Treatment Facility. Based on comparable discharge patterns, the City of Winchester Public Services Department 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 per 1,000 square feet commercial Q = 75 GPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 363.75 GPD TOTAL: Q = 365 GPD projected sewer demand The Opequon Wastewater Treatment Facility has a total capacity of 12.6 MGD, of which 7.125 MGD is allocated to the City of Winchester. The City of Winchester currently averages approximately 5.0 MGD of the allocated capacity and has approximately 2.125 MGD of allocated capacity available for future development projects. The projected 365 GPD for the proposed project represents 0.02% of available treatment capacity; therefore, the proposed rezoning can be sufficiently accommodated by public sewer service through a system with adequate conveyance, capacity and treatment. WATER SUPPLY The 0.604±-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 City of Winchester is the provider of public water service within this area of the County, which is managed by the City of Winchester Public Services Department. File #3484E Impact Analysis Statement/EAW 7 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning The City of Winchester has an existing 12-inch water transmission located on the east side of Front Royal Pike that provides public water service to the commercial land uses on the west side of Front Royal Pike (US Route 522 South). An 8-inch water is looped off of the 12-inch water transmission line that adjoins the western boundary of the subject property within a 20- foot easement that is accessible to the property. Additionally, a 6-inch water line has been installed on the subject property off of the 8-inch water line loop. Based on comparable discharge patterns, the City of Winchester Public Services Department 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. Q = 75 gallons/day per 1,000 square feet commercial Q = 75 GPD x 4.85 (4,850 sq.ft./1,000 sq.ft.) Q = 363.75 GPD TOTAL: Q = 365 GPD projected water demand The City of Winchester obtains potable water from the North Fork of the Shenandoah River, which is treated at the Percy D. Miller Water Treatment Plant located near Middletown. The Percy D. Miller Water Treatment Plant can treat approximately 10 MGD of potable water daily, which is transmitted to serve all properties in the City of Winchester; as well as some properties in Frederick County. The City has sufficient water capacity to serve these properties; as well as sell excess capacity to the Frederick County Sanitation Authority to supplement other water systems in Frederick County. Greenway Engineering met with the City of Winchester Public Services Director to discuss the proposed development project and was advised that the City has adequate capacity to serve this project and that the existing 8- inch water loop provides adequate pressure and fire flow for all commercial land uses within this portion of the County. Therefore, the proposed rezoning can be sufficiently accommodated by public water service through a system with adequate conveyance, capacity, pressure, and fire flow. SITE DRAINAGE The topographic relief on the 0.604±-acre subject property generally follows a southwestern pattern, which directs drainage towards the rear of the property adjacent to the Cracker Barrel site. Greenway Engineering prepared an ALTA Survey for the 0.604±-acre subject property, which identifies a 20-foot drainage easement on the property that has been improved with a drop inlet and storm sewer line that ties into the overall drainage system constructed during the development of the Cracker Barrel site. This stormwater collection system conveys stormwater to a regional stormwater management facility that was constructed during the development of the Cracker Barrel site; therefore, development of the subject property will utilize this regional facility. File #3484E Impact Analysis Statement/EAW 8 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning The 0.604±-acre subject property is exempt from local stormwater quality treatment requirements due to the size of the parcel; therefore, there should be not stormwater management quality measures to mitigate. Greenway Engineering will work with the County Engineer during the Site Development Plan process to identify stormwater volumes from the proposed development of the subject property to ensure that there are no detrimental impacts to the regional stormwater management facility and to adjoining properties. The stormwater management plan and erosion and sedimentation control plan will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities associated with the development of the proposed Express Oil Change & Tire Engineers facility on the 0.604± acre subject property 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 Applicant proposes to develop an Express Oil Change & Tire Engineers facility that is approximately 4,850 square feet with 3 service bays and 3 oil change bays; therefore, solid waste disposal impacts are based on the following figures that provide the increase in average annual solid waste volume based on the development of this facility: AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial AAV = 5.4 cu. yd. 4.85 (4,850 sq.ft./1,000 sq. ft.) x AAV = 26.19 cu. yd. at build-out, or 18.33 tons/yr. at build-out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected commercial development will generate approximately 18.33 tons of solid waste annually on average. This represents a 0.009% 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. Solid waste produced by the commercial development will be disposed at the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this proposal. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies the Garber Farm (#34-424) within close proximity of the 0.604±-acre subject property. The Garber Farm was inventoried as part of the overall report; however, the property was not recommended for inclusion on the list of potentially significant properties in the final report. The Garber Farm has been File #3484E Impact Analysis Statement/EAW 9 Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning subdivided into multiple properties, which are developed as commercial and residential land uses along Garber Lane (Route 763), and as commercial land uses along Front Royal Pike (US Route 522 South). The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the 0.604±-acre subject property as being located within the First Winchester study area boundary, and within close proximity of the First Winchester core battlefield area boundary. The final report identifies all land within the study area boundary that is located in the southeastern quadrant of Interstate 81 Exit 313 as having lost integrity due to the existing commercial and residential land use development patterns; as well as the construction of Interstate 81. The development of commercial land use on the 0.604±-acre subject property is consistent with other properties in this area of the County. The Senseny/Eastern Frederick Urban Area Study does not identify this area of the County as historic or as developmentally sensitive area. The proposed rezoning of the property will not create negative impacts associated with historic properties and historic resources. OTHER POTENTIAL IMPACTS The commercial development of the 0.604±-acre subject property will provide new economic development opportunities for Frederick County, which Development Impact Model to be positive in the consideration of fiscal impacts to County Capital Facilities. It is recognized that the development of commercial land use has the potential to increase service demands on fire and rescue services; therefore, Proffer Statement provides a monetary contribution of $0.10 per developed building square foot to the County to provide additional revenues that are specifically directed to fire and rescue services. There are no other identified potential impacts above those discussed in this Impact Analysis Statement that would be detrimental to surrounding properties or to the County from the rezoning and development of the 0.604±-acre subject property. File #3484E Impact Analysis Statement/EAW 10 AERIAL OVERVIEW SCALE: 1 Inch = 200 Feet PROJECT ID: 3484EDATE: 2016-07-28 DESIGNED BY: DWE FREDERICK COUNTY, VIRGINIA REZONING SHAWNEE MAGISTERIAL DISTRICT AERIAL OVERVIEW & TIRE ENGINEERS REZONING EXPRESS OIL CHANGE EXPRESS OIL CHANGE & TIRE ENGINEERS PAM NOITACOL DNA GNINOZ :ELACS teeF 003 = hcnI 1 E4843 :DI TCEJORP82-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF GNINOZER TCIRTSID LAIRETSIGAM EENWAHS PAM NOITACOL DNA GNINOZ SREENIGNE ERIT & GNINOZER EGNAHC LIO SSERPXE SREENIGNE ERIT & EGNAHC LIO SSERPXE WATER-SEWER-SWSA-UDA MAP SCALE: 1 Inch = 500 Feet PROJECT ID: 3484EDATE: 2016-07-28 DESIGNED BY: DWE FREDERICK COUNTY, VIRGINIA REZONING SHAWNEE MAGISTERIAL DISTRICT WATER-SEWER-SWSA-UDA MAP & TIRE ENGINEERS REZONING EXPRESS OIL CHANGE EXPRESS OIL CHANGE & TIRE ENGINEERS PAM SERUTAEF LATNEMNORIVNE :ELACS teeF 003 = hcnI 1 E4843 :DI TCEJORP82-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF GNINOZER TCIRTSID LAIRETSIGAM EENWAHS PAM SERUTAEF LATNEMNORIVNE SREENIGNE ERIT & GNINOZER EGNAHC LIO SSERPXE SREENIGNE ERIT & EGNAHC LIO SSERPXE PAM SLIOS :ELACS teeF 001 = hcnI 1 E4843 :DI TCEJORP82-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF GNINOZER TCIRTSID LAIRETSIGAM EENWAHS PAM SLIOS SREENIGNE ERIT & GNINOZER EGNAHC LIO SSERPXE SREENIGNE ERIT & EGNAHC LIO SSERPXE PAM SERUTAEF CIROTSIH :ELACS teeF 008 = hcnI 1 E4843 :DI TCEJORP82-70-6102 :ETAD EWD :YB DENGISED AINIGRIV ,YTNUOC KCIREDERF GNINOZER TCIRTSID LAIRETSIGAM EENWAHS PAM SERUTAEF CIROTSIH SREENIGNE ERIT & GNINOZER EGNAHC LIO SSERPXE SREENIGNE ERIT & EGNAHC LIO SSERPXE