HomeMy WebLinkAbout11-04 Impact AnalysisIMPACT STATEMENT
ADAMS DEVELOPMENT GROUP, INC.
REZONING
Stonewall Magisterial District
Frederick County, Virginia
TM 44- ((A)) -75
59.71 Acres
June 21, 2004
Revised August 27, 2004
Current Owners: Adams Development Group, Inc.
Contact Person:
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering
ADAMS DEVELOPMENT GROUP, INC. REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 59.71 acres parcel owned by the Adams Development Group, Inc.
The subject parcel is located on the west side of the Martinsburg Pike (US Route 11), near
the intersection of Jordan Springs Road (Route 664) in the Stephenson area. Interstate 81
forms a boundary on the northwestern edge of the parcel, with the Winchester and Western
Railroad rail line roughly paralleling the Interstate just inside this northwestern side of the
property.
The current zoning is RA (Rural Areas) District. The Adams Development Group, Inc.
proposes to rezone the 59.71 -acre parcel to B3 (Industrial Transition District) for the purpose
of developing general warehouse, flex office warehouse, self storage warehouse, and office
uses. (Reference Attachment 1. Adams Rezoning Existing Zoning and Location Map)
Basic information
Location:
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Use:
Proposed Zoning:
Total rezoning area:
Proposed build -out
June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004 Rezoning
#3949 7
Martinsburg Pike (US Route 11),
near Jordan Springs Road (Route 664)
Stonewall
44- ((A)) -75
RA District
Unimproved
Office, Office Warehouse, Warehouse, and
Self service Storage Facility
B3 District
59.71 acres
835,575 square feet maximum
Greenway Engineering June 21, 2004 Adams Development Group, Inc.
COMPREHENSIVE PLAN
Revised August 27, 2004 Rezoning
The proposed site is being developed in conformance with the Comprehensive Policy Plan,
Northeast Land Use Plan. The subject property is to be developed in commercial and
industrial transition land uses as depicted on page 6 -33.4 of the Comprehensive Policy Plan.
1. Urban Development Area
Expansion of the Urban Development Area (UDA) beyond its existing boundary is not
required by this application.
2. Sewer and Water Service Area
Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not
required by this application.
A. SUITABILITY OF THE SITE
Access
The subject site, tax parcels 44- ((A)) -75, is located on a manmade boundary created by
Interstate 81 on the western edge of the tract and Martinsburg Pike (US Route 11) to the east.
A single entrance on Martinsburg Pike (Route 11) is proposed to accommodate vehicular
access to the subject site. Martinsburg Pike is a three lane arterial road providing for a single
north and south travel lane and a center turn lane along the entire frontage of the subject site.
The availability of rail along the northwest side of the subject site provides opportunities for
rail service.
Flood Plains
The subject site is located on the FEMA NFIP map #510063- 0115 -B. The site is located as
"Zone C", area outside the 100 -year flood plain.
Wetlands
The National Wetlands Inventory Map indicates that there are no wetlands on the subject
site. A wet weather stream exists along the southern portion of the subject site, which flows
from the Payne Mobile Home Park through the property and under Martinsburg Pike to Hot
Run. It is anticipated that this wet weather stream will be determined to be a regulated
waterway by the U.S. Army Corps of Engineers. Therefore, a wetlands analysis will be
submitted in conjunction with the master development plan for the subject property to ensure
that wetlands are identified and impacts are adequately mitigated.
#3949 3
Greenway Engineering June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004 Rezoning
Steep Slopes
There are no steep slopes (over 50 on this site.
Mature Woodlands
There are no woodlands on the subject site.
Soil Types (Reference Attachment 2. Adams Rezoning Existing Soils Map)
The following four soil types are identified in this property according to the Soil Survey of
Fredrick County, map sheet number 24 (USDA Soil Conservation Service).
7C- Carbo Oaklet -Rock outcrop complex 2 -15 percent slopes, covers approx. 5% of site
14B- Fredrick Poplimento Loams 2 -7 percent slopes, covers approx. 40% of site
1 6C-Fredrick-Poplimento Loams, very rocky 7 -15 percent slopes, covers approx. 20% of site
29- Massanetta Loam, 0 -4 percent slopes, covers approx. 35% of site
The 14B and 29 soil types are identified as prime agricultural soils according to Table 5,
Prime Farmland (Soil Survey of Fredrick County, page 123).
B. SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: Zoned RA District Use: Residential SFD /mobile home
South: Zoned MH 1 District Use: Mobile home park
Zoned M1 District Use: Commercial
Zoned RA District Use: Residential SFD
East: Zoned B3 District Use: Industrial (APAC Virginia, Inc.)
Zoned RA District Use: Institutional (church)
West: Zoned RA District Use: Interstate Highway 81
Use: VDOT Rest area/welcome center
43949 4
Greenway Engineering.
C. TRANSPORTATION
June 21, 2004
Adams Development Group, Inc.
Revised August 27, 2004 Rezoning
The proposed rezoning has proffered a maximum aggregate of 835,575 square feet of
building area, comprised of four specific categories of land uses on the 59.71 -acre parcel. A
traffic study of the proposal was performed by Kellerco, Incorporated. The results of this
study (utilizing Institute of Transportation Engineers ((ITE)) Trip Generation Manual, 7`
Edition), is as follows.
Office (ITE code 710)
Warehouse (ITE code 150)
43949 5
40,000sf 100% 659 VPD
Office Warehouse (ITE code 710/150) 39,200sf 25% office 649 VPD
117,675sf 75% warehouse 783 VPD
492,500sf 100% 2,163 VPD
Self- service Storage Facility (ITE code 151) 146,200sf 100% 349 VPD
TOTAL 4,603 VPD
Please reference Attachment 3. Adams Rezoning Traffic Study, Kellerco, February 17, 2004
The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route
11) between Old Charles Town Road (Route 761) and Cedar Hill Road (Route 671) with
6,300 VPD. All vehicle trips entering and exiting the subject site will travel north or south
on Martinsburg Pike to access Interstate 81 (N or S). The Winchester Area Transportation
Study (WATS) does not call for improvement to Martinsburg Pike north of Old Charlestown
Road (Route 761); however the applicant has proffered to dedicate right -of -way to VDOT for
the future development of' an additional travel lane. (Reference Attachment 5. Adams
Development Group, Inc. Generalized Development Plan)
The applicant recognizes that all development impacts the transportation system beyond the
limits of the subject property's road frontage. As a function of an applicant initiated rezoning
request, Frederick County may accept proffers related to off -site improvements. Therefore,
this applicant proffers to contribute a prorated share of the cost of signalization
improvements in the area of Interstate -81 Exit 321.
Greenway Engineerin June 21, 2004 Adams Development Group, Inc.
D. SEWAGE CONVEYANCE AND TREATMENT
The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area
(SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to the
Winchester and Western Railroad running north to south through the property.
Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA)
has determined that 500 gallons /day per acre is a reasonable guide for estimating the sewer
impact for this commercial and industrial transition site.
The proposed zoning is estimated to add 29,855 gallons per day to the public sewage
conveyance system and the Opequon Waste Water Treatment plant. The design capacity of
the treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently
being utilized. The total build -out of the proffered land uses would require approximately
1.5 percent of the available capacity at the Opequon Waste Water Treatment plant; therefore,
adequate capacity is available for this development.
E. WATER SUPPLY
Q =500 gallons /day /acre
Q =500 gpd x 59.71 acres
Q= 29,855 gpd
The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area
(SWSA). There is an existing 10" water main in Martinsburg Pike (Route 11) and a newly
constructed 20" water main adjacent to the Winchester and Western Railroad running north
to south through the property.
The existing water consumption patterns, Frederick County Sanitation Authority (FCSA) has
determined that 1,000 gallons /day per acre quantity is reasonable to consider for the water
impact analysis for this commercial and industrial transition site.
Q =1000 gallons /day /acre
Q= 1000gpd X 59.71 acres for
Q= 59,710 gpd
The proposed uses will utilize an estimated 59,710 gallons of water per day. The Global
Chemstone Quarry is one of three sources contributing to the blended water for the new 20-
inch water main. This quarry, with 3.75 million gallons per day available capacity, is
serviced by a water treatment facility providing approximately 2 million gallons per day of
potable water. The projected water usage at build -out would account for less than 3 percent
of this portion of the blended water sources. Adequate capacity is available for this
development.
43949 6
Revised August 27, 2004 Rezoning
Greenway Engineering June 21, 2004 dams Development Group, Inc.
F. SITE DRAINAGE
Revised August 27, 2004 Rezoning
The 59.71 -acre parcel is gently sloped from the northwest to the southeast. The site
generally drains southeasterly towards an intermittent stream (unnamed on USGS map) along
the southern property line of the site. Stormwater management will be designed to allow for
sheet flow through the paved areas serving the various uses to a stormwater management
pond and then to be released to the existing natural stream system at an acceptable rate. The
stream flows northeast, beneath Martinsburg Pike and into a small pond approximately a
tenth of a mile northeast of the site. Stormwater management design will occur during the
site development plan process, which will require approval by the Frederick County Engineer
and the Virginia Department of Transportation. The design of the stormwater management
facility will be implemented in a manner that will avoid any disturbance of the existing
stream and any associated wetlands. Consideration will be given to the use of oil separators
or BMP facilities to minimize the impact from parking areas.
The following calculations estimate the proposed storm water runoff for a ten -year flow
(Reference: VDOT Drainage Manual):
Existing Proposed
C 0.30 (pasture)
Iio =4.6 in/hr (15min)
A 59.71 acres
Qio= 82.40 cfs
(Q CIA)
C 0.90 (commercial)
ho= 5.5 in/hr (10 min)
A 59.71 acres
Qlo= 295.56 cfs
(Q CIA)
Development of the subject site at maximum build -out will therefore result in an increased
runoff of 213.16 cfs. A detailed stormwater evaluation shall be included with any site plan
submittals. A detention pond and other stormwater management facilities will be built to
control storm water discharge into the above referenced unnamed stream.
G. SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities can be projected from an average annual
business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet of
commercial floor area (Civil Engineering Reference Manual, 4 edition). The following
figures show the increase in average annual volume (based on the proffered 835,575 square
feet of total building area minus the 146,200 square feet proffered to self- service mini
warehouse, yielding 689,375 square feet of qualifying area).
AV 5.4 Cu. Yd. per 1,000 sq. ft.
AV 5.4 Cu. Yd. x 689 (1,000 sq. ft.)
AV 37,206 Cu Yd at build out/yr or 26,044 tons /yr
#3949 7
Greenway Engineering
June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004 Rezoning
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. It is anticipated that the buildout of the subject site will
occur over a 10 -year period. Therefore, the annual solid waste generation from this project is
estimated to be 2,600 tons. This represents a 13% increase in the solid waste received by the
Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons
per year.
H. HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey identifies one structure within the immediate
area of the subject property, that being Kenilworth (34 -113). The Frederick County Rural
Landmarks Survey identifies Kenilworth as a property "potentially eligible for the state and
national register of historic places" (page 250). The Generalized Development Plan depicts
the one hundred foot wide full screen buffer the applicant will provide adjacent to the
Kenilworth property. Along the 504 foot shared property line this buffer will contain a six
foot high berm and more than one hundred and fifty trees and bushes. (Reference Attachment
5. Adams Development Group, Inc. Generalized Development Plan)
The subject site falls within the northwest corner of the core battlefield area boundary of the
Second Winchester engagement (Stephensons Depot phase). However, due to the existing
development surrounding the site, this area is identified as "having lost historic integrity
I. OTHER IMPACTS
The Frederick County Capital Facilities Fiscal Impact Model has been applied to the
proffered development of 835,575 square feet of transitional industrial land use. The results
of this model run indicate that the development of the subject site will provide a positive
revenue source to Frederick County of $5,402,768 at build -out; however the model run
indicates a fiscal impact to Fire and Rescue Services. Therefore, the applicant has proffered
a monetary contribution $0.01 per square foot to adequately address the impact to Fire and
Rescue Services for capital facilities costs which will generate a revenue of up to $8,355 at
project build -out for Fire and Rescue Services. No other impacts are anticipated as a result
of this rezoning proposal.
Attachments
1. Adams Rezoning Existing Zoning and Location Map
2. Adams Rezoning Existing Soils Map
3. Adams Rezoning Traffic Study, performed by Kellerco, dated February 17, 2004
4. Adams Development Group, Inc. Proffer Statement
5. Adams Development Group, Inc. Generalized Development Plan
#3949 8
To:
Organ ization /Company:
From:
Date:
Project Name /Subject:
PHR +A Project file Number:
TRAFFIC ASSESSMENT
Evan Wyatt
Greenway Engineering
John F. Callow
July 8, 2004
13079 -1 -0
STUDY AREA AND PROSED DEVELOPMENT
Adams Office /Warehouse Rezoning
Patton Harris Rust Associates, pc (PHR +A) has prepared this technical evaluation of the
proposed rezoning for the Adams tract (59.71acres) in the Stephenson area of Frederick County
north of Winchester, Virginia.
The Adams tract is on the west side of Martinsburg Pike (Route 11) at Stephenson Road in
Stephenson, Virginia The requested rezoning is for the purpose of developing general office,
warehousing and mini warehousing land uses totaling approximately 835,575 square feet. The
average daily trips from this site have been estimated to be less than 5,000 per day (4,603). The
site would be served by a standard commercial entrance.
The impact of this proposed development upon Route 11 will be minimalwith the present 3 -lane
cross section accommodating a north and southbound lanes and a separate lane for left turns. The
intersection of Old Charles Town Road has been proffered to be improved and signalized by the
recently approved Stephenson Village Proj ect. The interchange of Route 11 and Interstate -81 has
proffers and long-range plans associated with it.
The Hopewell interchange with I -81 and the intersection of Route 11 with Hopewell
Road/Brucetown Road has been studied recently by PHR +A in connection with a several
proposed rezonings in the vicinity. The ramps serving the Interstate as well as the intersections
on Route 11 are not signalized. The several studies have shown that the intersections formed by
the ramps on Hopewell Road will maintain levels of service (LOS) `,`A'i and B" which should
still be the case with the addition of new trips from the Adams Tract: =The intersection of
Hopewell Road with Route 11 deteriorates from a LOS "C "toj an "E" with the stop sign) Traffic
signalization returns the LOS to "C While Brucetown Road! intej m ti
LOS's unsignalized, due to its close proximity to Hopewell it >jiay be desirable to sionali' this
intersection coordinated with the Hopewell intersection.
'.117U07.) ;W
CONCLUSION
The proposed rezoning of the Adams tract will be a minimal impact upon the Route 11 corridor in
Stephenson, Virginia It is recommended that the best impact mitigation measure that the owners of
the tract could offer is a signalization agreement with VDOT for the intersection of Hopewell road
and Route 11.
IMPACT STATEMENT
ADAMS DEVELOPMENT GROUP, INC.
REZONING
Stonewall Magisterial District
Frederick County, Virginia
TM 44- ((A)) -75
59.71 Acres
Contact Person:
June 21, 2004
Current Owners: Adams Development Group, Inc.
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering June 21, 2004 Adams Development Group, Inc.
Rezoning
ADAMS DEVELOPMENT GROUP, INC. REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 59.71 acres parcel owned by the Adams Development Group, Inc.
The subject parcel is 1 cated on the west side of the Martinsburg Pike (US Route 11), near
the intersection of hz rings Road (Route 664) in the Stephenson area. Interstate 81
forms a boundary on the northwestern edge of the parcel, with the Winchester and Western
Railroad rail line roughly paralleling the Interstate just inside this northwestern side of the
property.
The current zoning is RA (Rural Areas) District. The Adams Development Group, Inc.
proposes to rezone the 59.71 -acre parcel to B3 (Industrial Transition District) for the purpose
of developing general warehouse, flex office warehouse, self storage warehouse, and office
uses. (Reference Attachment 1. Adams Rezoning Existing Zoning and Location Map)
Basic information
Location.
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Use:
Proposed Zoning:
Total rezoning area:
Proposed build -out
#3949 2
Martinsburg Pike (US Route 11),
near Jordan Springs Road (Route 664)
Stonewall
44- ((A)) -75
RA District
Unimproved
Office, Office /Warehouse, Warehouse, and
Self service Storage Facility
B3 District
59.71 acres
835,575 square feet maximum
Greenway Engineering
COMPREHENSIVE PLAN
1. Urban Development Area
2. Sewer and Water Service Area
A. SUITABILITY OF THE SITE
Access
Flood Plains
Wetlands
Steep Slopes
June 21, 2004 Adams Development Group, Inc.
Rezoning
The proposed site is being developed in conformance with the Comprehensive Policy Plan,
Northeast Land Use Plan. The subject property is to be developed in commercial and
industrial transition land uses as depicted on page 6 -33.4 of the Comprehensive Policy Plan.
Expansion of the Urban Development Area (UDA) beyond its existing boundary is not
required by this application.
Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not
required by this application.
The subject site, tax parcels 44- ((A)) -75, is located on a manmade boundary created by
Interstate 81 on the western edge of the tract and Martinsburg Pike (US Route 11) to the east.
A single entrance on Martinsburg Pike (Route 11) is proposed to accommodate vehicular
access to the subject site. Martinsburg Pike is a three lane arterial road providing for a single
north and south travel lane and a center turn lane along the entire frontage of the subject site.
The availability of rail along the northwest side of the subject site provides opportunities for
rail service.
The subject site is located on the FEMA NFIP map #510063- 0115 -B. The site is located as
"Zone C area outside the 100 -year flood plain.
The National Wetlands Inventory Map indicates that there are no wetlands on the subject
site.
There are no steep slopes (over 50 on this site.
#3949 3
Greenway Engineering
Mature Woodlands
There are no woodlands on the subject site.
Soil Types (Reference Attachment 2. Adams Rezoning Existing Soils Map)
The following four soil types are identified in this property according to the Soil Survey of
Fredrick County, map sheet number 24 (USDA Soil Conservation Service).
7C- Carbo Oaklet -Rock outcrop complex 2 -15 percent slopes, covers approx. 5% of site
14B- Fredrick- Poplimento Loams 2 -7 percent slopes, covers approx. 40% of site
16C- Fredrick Poplimento Loams, very rocky 7 -15 percent slopes, covers approx. 20% of site
29- Massanetta Loam, 0 -4 percent slopes, covers approx. 35% of site
The 14B and 29 soil types are identified as prime agricultural soils according to Table 5,
Prime Farmland (Soil Survey of Fredrick County page 123).
B. SURROUNDING PROPERTIES
Adjoinirg property zoning and present use:
North: Zoned RA District Use: Residential SFD /mobile home
South: Zoned MH1 District Use: Mobile home park
Zoned M1 District Use: Commercial
Zoned RA District Use: Residential SFD
East: Zoned B3 District Use: Industrial (APAC Virginia, Inc.)
Zoned RA District Use: Institutional (church)
West: Zoned RA District Use: Interstate Highway 81
Use: VDOT Rest area/welcome center
#3949 4
June 21, 2004 Adams Development Group, Inc.
Rezoning
Green way Engineerir June 21, 2004
C. TRANSPORTATION
Alms Development Group, Inc.
Rezoning
The proposed rezoning has proffered a maximum aggregate of 835,575 square feet of
building area, comprised of four specific categories of land uses on the 59.71 -acre parcel. A
traffic study of the proposal was performed by Kellerco, Incorporated. The results of this
study (utilizing Institute of Transportation Engineers ((ITE)) Trip Generation Manual, 7th
Edition), is as follows.
Office (11E code 710)
Warehouse (ITE code 150)
#3949 5
40,000sf 100% 659 VPD
Office Warehouse (ITE code 710/150) 39,200sf 25% office 649 VPD
117,675sf 75% warehouse 783 VPD
492,500sf 100% 2,163 VPD
Self- service Storage Facility (ITE code 151) 146,200sf 100% 349 VPD
TOTAL 4,603 VPD
Please reference Attachment 3. Adams Rezoning Traffic Study; Kellerco, February 17, 2004
The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route
1I) between Old Charles Town Road (Route 761) and Cedar Hill Road (Route 671) with
6,300 VPD. All vehicle trips entering and exiting the subject site will travel north or south
on Martinsburg Pike to access Interstate 81 (N or S). The Winchester Area Transportation
Study (WATS) does not call for improvement to Martinsburg Pike north of Old Charlestown
Road (Route 761); however the applicant has proffered to dedicate right -of -way to VDOT for
the future development of an additional travel lane. (Reference Attachment 5. Adams
Development Group, Inc. Generalized Development Plan)
The applicant recognizes that all development impacts the transportation system beyond the
limits of the subject property's road frontage. As a function of an applicant initiated rezoning
request, Frederick County may accept proffers related to off -site improvements. Therefore,
this applicant proffers to contribute a prorated share of the cost of signalization
improvements in the area of Interstate -81 Exit 321.
Greenway Engineering
E. WATER SUPPLY
D. SEWAGE CONVEYANCE AND TREATMENT
#3949 6
June 21, 2004 Adams Development Group, Inc.
Rezoning
The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area
(SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to the
Winchester and Western Railroad running north to south through the property.
Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA)
has determined that 500 gallons /day per acre is a reasonable guide for estimating the sewer
impact for this commercial and industrial transition site.
Q =500 gallons /day /acre
Q =500 gpd x 59.71 acres
Q= 29,855 gpd
The proposed zoning is estimated to add 29,855 gallons per day to the public sewage
conveyance system and the Opequon Waste Water Treatment plant. The design capacity of
the treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently
being utilized. The total build -out of the proffered land uses would require approximately
1.5 percent of the available capacity at the Opequon Waste Water Treatment plant; therefore,
adequate capacity is available br this development.
The 59.71 -acre parcel is located within the Route 11 North Sewer and Water Service Area
(SWSA). There is an existing 10" water main in Martinsburg Pike (Route 11) and a newly
constructed 20" water main adjacent to the Winchester and Western Railroad running north
to south through the property.
The existing water consumption patterns, Frederick County Sanitation Authority (FCSA) has
determined that 1,000 gallons /day per acre quantity is reasonable to consider for the water
impact analysis for this commercial and industrial transition site.
Q =1000 gallons /day /acre
Q= 1000gpd X 59.71 acres for
Q= 59,710 gpd
The proposed uses will utilize an estimated 59,710 gallons of water per day. The Global
Chernstone Quarry is one of three sources contributing to the blended water for the new 20-
inch water main. This quarry, with 3.75 million gallons per day available capacity, is
serviced by a water treatment facility providing approximately 2 million gallons per day of
potable water. The projected water usage at build -out would account for less than 3 percent
of this portion of the blended water sources. Adequate capacity is available for this
development.
Greenway Engineering
F. SITE DRAINAGE
June 21, 2004 Adams Development Group, Inc.
Rezoning
The 59.71 -acre parcel is gently sloped from the northwest to the southeast. The site
generally drains southeasterly towards an intermittent stream (unnamed on USGS map) along
the southern property line of the site. Stormwater management will be designed to allow for
sheet flow through the paved areas serving the various uses to a stormwater management
pond and then to be released to the existing natural stream system at an acceptable rate. The
stream flows northeast, beneath Martinsburg Pike and into a small pond approximately a
tenth of a mile northeast of the site. Stormwater managemart design will occur during the
site development plan process, which will require approval by the Frederick County Engineer
and the VirginiaDepartment of Transportation.
The following calculations estimate the proposed storm water runoff for a ten -year flow
(Reference: VDOT Drainage Manual):
Existing
C 0.30 (pasture)
Lo =4.6 in/hr (15min)
A 59.71 acres
Qio= 82.40 cfs
(Q CIA)
Development of the subject site at maximum build -out will therefore result in an increased
runoff of 213.16 cfs. A detailed stormwater evaluation shall be included with any site plan
submittals. A detention pond and other stormwater management facilites will be built to
control storm water discharge into the above referenced unnamed stream.
G. SOLID WASTE DISPOSAL
AV 5.4 Cu. Yd. per 1,000 sq. ft.
AV 5.4 Cu. Yd. x 689 (1,000 sq. ft.)
AV 37,206 Cu Yd at build -out
#3949 7
Proposed
C 0.90 (commercial)
Lo= 5.5 in/hr (10 min)
A 59.71 acres
Qio= 295.56 cfs
(Q CIA)
The impact on solid waste disposal facilites can be projected from an average annual
business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet of
commercial floor area (Civil Engineering Reference Manual, 4' edition). The following
figures show the increase in average annual volume (based on the proffered 835,575 square
feet of total building area minus the 146,200 square feet proffered to self service mini
warehouse, yielcing 689,375 square feet of qualifying a
The Municipal Solid Waste area of the Regional Landfill has a current capacity of
13,100,000 cubic yards (13.1 Million Cu. Yd.) This capacity is more than adequate to
accommodate the solid waste generated from this project.
Greenway Engineering
H HISTORICAL SITES AND STRUCTURES
June 21, 2004 Adams Development Group, Inc.
Rezoning
The Frederick County Rural Landmarks Survey identifies one structure within the immediai
area of the subject property, that being Kenilworth (34 -113). The Frederick County Rural
Landmarks Survey identifies Kenilworth as a property "potentially eligible for the state and
national register of historic places" (page 250). The Generalized Development Plan depicts
the one hundred foot wide full screen buffer the applicant will provide adjacent to the
Kenilworth property. Along the 504 foot shared property line this buffer will contain a six
foot high berm and more than one hundred and fifty trees and bushes. (Reference Attachment
5. Adams Development Group, Inc. Generalized Development Plan)
The subject site falls within the northwest corner of the core battlefield area boundary of the
Second Winchester engagement (Stephensons Depot phase). However, due to the existing
development surrounding the site, this area is identified as "having lost historic integrity
I. OTHER IMPACTS
The Frederick County Capital Facilities Fiscal Impact Model has been applied to the
proffered development of 835,575 square feet of transitional industrial land use. The results
of this model run indicate that the development of the subject site will provide a positive
revenue source to Frederick County of $5,402,768 at build -out; however the model run
indicates a fiscal impact to Fire and Rescue Services. Therefore, the applicant has proffered
a monetary contribution $0.01 per square foot to adequately address the impact to Fire and
Rescue Services for capital facilites costs which will generate a revenue of up to $8,355 at
project build -out for Fire and Rescue Services. No other impacts are anticipated as a result
of this rezoning proposal.
Attachments
1. Adams Rezoning Existing Zoning and Location Map
2. Adams Rezoning Existing Soils Map
3. Adams Rezoning Traffic Study, performed by Kellerco, dated February 17, 2004
4. Adams Development Group, Inc. Proffer Statement
5. Adams Development Group, Inc. Generalized Development Plan
#3949 8