HomeMy WebLinkAbout02-05 Impact Analysis_IRAN "�LVAfW0
ADAMS DEVELOPMENT GROUP, INC.
R EZ O NING
Stonewall Magisterial District
Frederick County, Virginia
TM 44- ((A)) -75
59.71 Acres
June 21, 2004
Revised August 27, 2004
Revised February 18, 2005
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 June 27, 2004 0, Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
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 B3, Industrial Transition District with approved proffers. The Adams
Development Group, Inc. proposes to modify the proffer statement guiding the development
of the 59.71 -acre parcel for the purpose of providing additional land uses, revising the
maximum square footage of structural development for the proposed land uses, and to
establish general parameters for the treatment of the stormwater management channel and
wetlands preservation area.
Basic information
Location:
Martinsburg Pike (US Route 11),
near Jordan Springs Road (Route 664)
Magisterial District:
Stonewall
Property ID Numbers:
44- ((A)) -75
Current Zoning:
B3 Industrial Transition District with approved proffers
Current Use:
Unimproved
Proposed Use:
Office, Self- Service Storage, Wholesale Market
Warehouse, Building materials and Lumber Store
Proposed Zoning:
B3 Industrial Transition District with modified proffers
Total rezoning area:
59.71 acres
Proposed build -out
555,000 square feet maximum
#3949 /Impact Analysis Statement 2
Greenway Engineering 0
COMPREHENSIVE PLAN
June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
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 1 1) to the east.
A single entrance on Martinsburg Pike (Route 11) is proffered 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. The wet weather stream has been determined to be a regulated waterway by the U.S.
Army Corps of Engineers that is pristine. Therefore, the wetlands area will be enhanced
through the use of riparian zone planting recommended by the Virginia Department of
Forestry.
#3949 /Impact Analysis Statement 3
Greenway Engineering
Steep Slopes
June 21, 2004 • Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
There are no steep slopes (over 50 %) on this site.
Mature Woodlands
There are no woodlands on the subject site.
Soil Types
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
1413- 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
Adjoining property zoning and present use:
North: Zoned RA District Use: Residential SFD /tnobile home
South: Zoned MH 1 District
Zoned M1 District
Zoned RA District
East: Zoned B3 District
Zoned RA District
West: Zoned RA District
Use: Mobile home park
Use: Commercial
Use: Residential SFD
Use: Industrial (APAC Virginia, Inc.)
Use: Institutional (church)
Use: Interstate Highway 81
Use: VDOT Rest area/Welcome Center
93949 /Impact Analysis statement 4
Greenway Engineering •
C. TRANSPORTATION
June 21, 2004 • Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
The proposed rezoning has proffered a maximum aggregate of 555,000 square feet of
building area, comprised of five specific categories of land uses on the 59.71 -acre parcel. An
analysis of average daily traffic volumes is identified below utilizing Institute of
Transportation Engineers ((ITE)) Trip Generation Manual, 7 t1 Edition volumes.
Adams Commercial Center Land Use & Projected Traffic Volumes
Land Use
Square Footage
ITE Code & Average Rate
VPD
Office
120,000
(710) 11.01 /1,000 sq ft
1,322
Self- Service Storage
140,000
(151) 2.50/1,000 sq ft
350
Building Materials &
Lumber Store
25,000
(812) 51.60/1,000 sq ft
1,290
Wholesale Market
150,000
(860) 6.73/1,000 sq ft
1,010
Warehouse
120,000
(150) 4.96/1,000 sq ft
596
Totals:
555,000
4,568
The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route
11) between Old Charles Town Road (Route 76 1) and Cedar Hill Road (Route 67 1) 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 improvements to Martinsburg Pike north of Old
Charlestown Road (Route 761); however the Applicant's proffer provides for dedicated
right -of -way to VDOT for the future widening of Martinsburg Pike and provides for a single
commercial entrance location on Martinsburg Pike to facilitate good access management.
Furthermore, the Applicant's proffer provides for a prorated share of the cost of signalization
improvements in the area of Interstate -81 Exit 321 to assist in the mitigation of off -site
transportation impacts.
The previous proffer statement provided for a maximum square footage of development,
which projected an average daily traffic generation impact of 4,603 VPD. The revised
proffer has provided for a maximum square footage of development, which projects an
average daily traffic generation impact of 4,568 VPD. This revision has been discussed with
VDOT and it was agreed that the transportation proffers from the previous rezoning would be
appropriate to mitigate transportation impacts with the revised traffic projections provided
that the volume was equal to or less than the volumes utilized in the previous rezoning
application.
Please reference Information Compiled From ITE Trip Generation, 7` Edition
#3949 /Impact Analysis statement
Greenway Engineering June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
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.
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 for this development.
E. WATER SUPPLY
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 /Impact Analysis Statement 6
Greenway Engineering 0
F. SITE DRAINAGE
June 21, 2004 Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
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. The use of best management practice (BMP) facilities is
proffered to minimize the impact from developed areas.
The following calculations estimate the proposed storm water runoff for a ten -year flow
(Reference: VDOT Drainage Manual):
Existing
C =
0.30 (pasture)
Iio
=4.6 in/hr (15min)
A =
59.71 acres
QIa=
82.40 cfs
(Q
= CIA)
Proposed
C = 0.90 (commercial)
Lo= 5.5 in/hr (10 min)
A = 59.71 acres
Qio= 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 °i edition). The following
figures show the increase in average annual volume (based on the proffered 555,000 square
feet of total building area minus the 140,000 square feet proffered to self-service storage,
yielding 415,000 square feet of qualifying area).
AV = 5.4 Cu. Yd. per 1,000 sq. ft.
AV = 5.4 Cu. Yd. x 415 (1,000 sq. ft.)
AV = 2,241 Cu Yd at build- out /yr or 1,793 tons /yr
#3949 /Impact Analysis Statement
Greemvay Engineering 0 June 21, 2004 • Adams Development Group, Inc.
Revised August 27, 2004
Revised February 18, 2005
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 180 tons. This represents a 0.09% 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.
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 ".
L OTHER IMPACTS
During the previous rezoning application, the Frederick County Capital Facilities Fiscal
Impact Model was applied to the proffered development of 835,575 square feet of
transitional industrial land use. The results of this model run indicated that the development
of the subject site would 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 proffered a monetary contribution $0.01 per square foot to
adequately address the impact to Fire and Rescue Services for capital facilities costs which
would generate a revenue of up to $8,355 at project build -out for Fire and Rescue Services.
The revised proffer statement reduces the maximum structural development to 555,000
square feet; therefore, the revised proffer statement increases the Fire and Rescue monetary
contribution to $0.015 per square foot which would generate a revenue of up to $8,325 at
project build -out. No other impacts are anticipated as a result of this rezoning proposal.
#3949 /Impact Analysis Statement 8
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
Number of Studies: 16
Average 1000 Sq. Feet GFA: 273
Directional Distribution: 50% entering, 50% exiti
rip Generation per 1000 Sq. Feet Gross Floor Area
Average' Rate Range of Rates Standard Deviation
4.96 1.51 - 17.00 4.05
Data Plot and Equation
12,000
11.000
10,000
9,000
N
c 9,000
W
d
H 7,000
d
U
L
8,000
d
� 5,000
Q
F 4,000
3,000
2.000
1,000
0
.
- — - ---
E -,
x
.. ........ ........ . . . .. ......................
`.
a1
Warehousing
(150)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
Number of Studies: 16
Average 1000 Sq. Feet GFA: 273
Directional Distribution: 50% entering, 50% exiti
rip Generation per 1000 Sq. Feet Gross Floor Area
Average' Rate Range of Rates Standard Deviation
4.96 1.51 - 17.00 4.05
Data Plot and Equation
12,000
11.000
10,000
9,000
N
c 9,000
W
d
H 7,000
d
U
L
8,000
d
� 5,000
Q
F 4,000
3,000
2.000
1,000
0
.
- — - ---
— .........
. ...... _ -------- - -----
x
x
.. ........ ........ . . . .. ......................
....... ..... ........... ......
X r
0 1000 2000 3000
X = 1000 Sq. Feet Gross Floor Area
X Actual Data Points Fitted Curve - - - - -- Average Rate
Fitted Curve Equation: T � 3.58(X) + 350.27
R = 0.82
Trip Generation, 7th Edition
199 Institute of Transportation Engineers
,
Mini- Warehouse
(151)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
S; I
;
Number of Studies: 14
Average 1000 Sq. Feet GFA: 56
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
2.50 1.21 - 4.36 1.76
ulata riot ana
400-7
300
N
C
W
a
H
d
U
> 200
N
A
7
Q
100
x:
1 .................... ........................... . . ......:...............:.......I
0 F I I I
10 20 30 40 50 60 70 80
X = 1000 Sq. Feet Gross Floor Area
X Actual Data Points Fitted Curve
Fitted Curve Equation: Ln(T) =1.01 Ln(X) + 0.82
90 100 110
-- - -- Average Rate
R = 0.73
Trip Generation, 7th Edition 227 Institute of Transportation Engineers
X .........
.._'....
_ J. ......:
_
X
X.
X .
X.
X
................
..........................
.....
,....... ,. _..
_. _.___....
X
X
=�
.X
X
Trip Generation, 7th Edition 227 Institute of Transportation Engineers
General Office Building
(710)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
Number of Studies: 78
Average 1000 Sq. Feet GFA: 199
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 So. Feet Grncs Fh.,r ere,
I
Average Rate Range of Rates vM Standard Deviation
11.01 3.58 6.13
vdid r ana tquatlon
N
U
w
a
F
d
v
L
d
d
a1
a)
Q
15,00
14,001
13,001
12,00(
11,00(
10.00(
9,000
8,000
7.000
6,000
5,000
4,000
3,000
2,000
1,000
0
av� cuu Duu 600 700 800 900 1000 1100 1200 1300
X = 1000 Sq. Feet Gross Floor Area
X Actual Data Points Fitted Curve - - --
-' Average Rate
Fitted Curve Equation: LnM = 0.77 Ln(X) + 3.65 R = 0.80
Trip Generation, 7th Edition
1158 Institute of Transportation Engineers
Builtng Materials and Lumfer Store
(812)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Saturday
Number of Studies: 4
Average 1000 Sq. Feet GFA: 9
Directional Distribution: 50% entering, 50% exiting
rip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
51.60 43.70 - 75.86 12.58
Data Plot and
1,100 r
1,000
900
N 800
a
w`
a
F 700
(V
U
600
41
N
500
Q
II
~ 400
300
200
100
i
Caution - Use Carefully - Small Sample Size
3 4 5 6 7
8 9 10 11 12 13 14
X = 1000 Sq. Feet Gross Floor Area
Fitted Curve
15 16 17 18 19 20
X Actual Data Points
Fitted Curve Equation: T = 36.75(X) + 137.21
Trip Generation, 7th Edition
--- - -- Average Rate
1323
R = 1.00
Institute of Transportation Engineers
I
i
Caution - Use Carefully - Small Sample Size
3 4 5 6 7
8 9 10 11 12 13 14
X = 1000 Sq. Feet Gross Floor Area
Fitted Curve
15 16 17 18 19 20
X Actual Data Points
Fitted Curve Equation: T = 36.75(X) + 137.21
Trip Generation, 7th Edition
--- - -- Average Rate
1323
R = 1.00
Institute of Transportation Engineers
A
0 0
Land Use: 860
Wholesale Market
Independent Variables with One Observation
i
aa1
The following trip generation data are for independent variables with only one observation. This
information is shown in this table only; there are no related plots for these data.
Users are cautioned to use data with care because of the small sample size.
Trip Size of Number
Generation Independent of
Independent Variable Rate Variable Studies Directional Distribution
Emnlovees
Weekday
8.21
250
1
50% entering, 50% exitin
Weekday a.m. Peak
0.61
250
1
Not Available
Hour of Adjacent Street
Traff ic
Weekday p.m. Peak
0.26
250
1
Not Available
Hour of Adjacent Street
Traff ic
Weekday a.m. Peak
0.70
250
1
Not Available
Hour of Generator
Weekday p.m. Peak
0.64
250
1
Not Available
Hour of Generator
Saturday
1.94
250
1
50% entering, 50% exitin
Saturday Peak Hour of
0.22
250
1
Not Available
Generator
Sunday
2.80
250
1
50% entering, 50% exitin
Sunday Peak Hour of
0.28
250
1
Not Available
Generator
1.000 Square Feet Gross Floor Area
Weekday
6.73
305
1
50% entering, 50% exitin
Weekday a.m. Peak
0.50
305
1
Not Available
Hour of Adjacent Street
Traff ic
Weekday p.m. Peak
0.21
305
1
Not Available
Hour of Adjacent Street
Traff ic
Weekday a.m. Peak
0.58
305
1
Not Available
Hour of Generator
Weekday p.m. Peak
0.52
305
1 -
- Not - Available
Hour of Generator
Saturday
1.59
305
1
50% entering, 50% exitin
Saturday Peak Hour of
0.18
305
1
Not Available
Generator
Sunday
2.30
305
1
50% entering, 50% exitin
Sunday Peak Hour of
0.23
305
1
Not Available
Generator
Trip Generation, 7th Edition
1577 Institute of Transportation Engineers