HomeMy WebLinkAbout02-13 Impact AnalysisIMPACT ANALYS=IS STATEMENT
FAIRFAX PIKENDO'TI LANE
COMMERCIAL PROPERTIES
REZONING
Frederick County'Virginia
Opequon Mag ster al` District
Tax Parcet # 86 -A-14 and 86 -A -15
Aggregate Area of '3:61± acres
January 25, 2013
Revised April 11, 2013
Current Owner: Bowman - Shoemaker, Companies, Inc.
Elizabeth Properties,LC
Contact Person: Evan A. Wyatt,,AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
(540) -662 -4185
Greenway Engineering January 25,.2013 Fairfax;PikeNDOT Lane Rezoning
Reyised April 11,3013
FAIRFAX PIKENDOT LANE COMMERCIAL,
PROPE=RTIES REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing-the, impact; to Frederick County
by the rezoning of 3.61± acres, owned by .Bowman- Shoemaker Companies,, Inc., and
Elizabeth,Properties, LC, 'identified, as Tax Map Parcels 86 -A -14 and 86- A -1-5. Tax Map
86 -A -15 is a 1.96± acre parcel, owned by Bowman - Shoemaker Companies, which 'is
currently zoned 134, Neighborhood Business District. Tax Map 86 -A -14 is a 1.65± acre
parcel owned by Elizabeth. Properties, LC, which is currently ,zoned B. -1., Neighborhood
Business District. Both properties are currently undeveloped. The Owner desires, to
rezone both parcels from the 134; Neighborhood Business District to B -2, Business
General District with proffers.
Basic Information:
Location: North side of Fairfax Pike (Route 277) adjacent to VDOT
Lane (Route 1018); approximately' /2 -mile east of Interstate
81.Exit 307.
Magisterial District:
Property ID Numbers
Current Zoning:
Current Use:
Proposed -Zoning
Total.,,Rezoning Area
Proposed Development:
Files #5510 03AW
Opeguon District
86 =A -M and 86 -A -15
86 -A -14; B 1 District (L.65 ±; acres)
:86;A -15; R1 District (1.96± acres)
Undeveloped
86 -A -14: B -2 District (1.65± acres) with proffers
86 -A -15: B -2 `District (1.96± acres) with proffers
161± acres B -2 Business General District
Commercial Retail,; Commercial Service; and /or Office
Greenway Engiriceiirig January 25;;2013.. Fairfax Pikc%VDOT L, ne Rezoning
Revised Apn1 11,;20.13
COMPREHENSIVE: OLICY, .PLAN
Sewer and Water;Service Area
Tax Map,Parcels 86 -A -14 and $6 -A -15 are currently Located within the Sewer and Water
Service Area (SWSA). Therefore, the rezoning of this property for commercial land use
is appropriate based on current policy. The 3:61± acre subject properties are currently
zoned for neighborhood ,commercial land use, and have access to public'water and public
sewer service. Therefore, the request to rezone, the subject .properties from B -1,
Neighborhood Commercial District to B -2, Business General District will not require the
expansion of the SWSA. or the extension of public water and. sewer infrastructure to serve
the, subject properties-. '(Please =refer to the UDA and SWSA Map Exhibit.)
Southern Frederick. Land-Use Plan
Tax Map Parcels 86 -A- -14 and 86 -A -15 are a component of the Route 277 Triangle and
Urban Center Land. Use Plan. 'This land use plan recommends the development of
business and urban center land: uses along the north ;side of- Fairfax Pike (Route 277);
between the Interstate SI Exit 307 interchange area and ' Double Church Road (Route
641). The -land use plan identifies the subject properties within a future urban center land
use designation. The l�antl.' use plan states that the urban center is larger than the
neighborhood commercial center with a larger commercial core, higher residential
:.,
'densities, and is ,designed around some; form of° public space or focal point. The 3.61
'acre subject properties have approximately 425' of frontage along Fairfax Pike and will
have their primary point of access along 'VDOT Lane. The location, size, and dimension
of the .subject properties are not conducive, to urban center design; therefore, the Owner
intends to maintain a business land use designation for the property. The Owner's
proposal provides right -of -.way dedication for the: planned widening of Fairfax 'Pike, the
provision of inter- parcel access to direct traffic to VDOT Lane, and the provision of
right - in/right -out access on, Fairfax Pike to facilitate, access management .control.
Therefore, the Owner's request "is consistent, with the transportation goals of the Route
277 Triangle and Urban Center Land Use Plan, and provides ,for economic development
land use to further support the goals of the plan.
SUITABILITY OF THE SITE
Flood_plains`
Tax, Map Parcel's 86 -A -14 and 86 -A45 are located on FEMA ,NFIP Map #5.10063 -0200
B. This map, as well. as the Frederick County GIS database: delineates the subject
properties as being outside of the 100 7year floodplain. Both mapping sources identify
Stephens Run as the. closest floodplain area,, which is approximately 3/4 -mile southwest
of the subject properties. Therefore; there will be no impacts to this environmental
File #5540 1FnW
Greenway, Engineering' January 25, 2013 Fairfax PikeNI)OT Lane.Rezoning
Re,,vikd April 11. 2613
feature by `the development of the: proposed commercial hand uses on these properties.
(Please refer to the Environmental Features_MilD Exhibit '.)
Wetlands
Tax Map Parcels, 86-A-14. and 86 -A -15 do not contain wetland areas as demonstrated on
the National Wetlands .Inventory (NWI) Maps as well, as information from the .Frederick
County GIS Database. No evidence of wetlands features and vegetation,is °present ,on the
property; therefore, the subject site is not impacted by wetland areas. (Please refer to the
Environmental Features�Map Exhibit.)
Steep Slopes
Tax Map Parcels 86 -A -44 and 86 -A -15 are both gently rolling sites with slopes ranging,
from 2 to 7 percent. The greatest topographic relief is within the northern .portion of tax
map_ parcel 86- A -'1'4, which will.be required to be set aside as a buffer and screening area
for�the benefit of`'the Freeton'T,ownhouse subdivision. There are no areas of steep slope as
defined; therefore, there are no impacts to this environmental feature. (Please refer to the
Environmental Features,Map Exhibit.)
Woodlands
.Tax Map Parcels 86 -A -14 and 86 -A -15 contain 'areas of mature vegetation throughout the
northern and central portions of the site -. The development `of both properties for
commercial' land- use and for the construction of the internal access drive wiltnecessitate
,the clearing, of all mature vegetation on both properties. However, commercial parcels
will be required to comply with'4the landscaping requirerfientst of the ,Zoning Ordinance,
which will' mitigate this impact. The Owner will attempt to utilize mature vegetation:
along the rear property line of tax map parcel 86 -A -,14 for required buffer and screening
for the benefit oU the- Freeton, Townhouse subdivision. • (Please= refer to the Aerial
Overview Exhibit).
Soil Types,
The Soil Survey of Frederick .County, published by the USDA'Sol .Conser.vation Service
was consulted -to determine soil types contained in Tax Map Parcels 86' -A -14 and 86 -A-
15. The subject properties contain the following soil types:
1C — Berks Channery Silt Loams: 7 -15 %'slope
38 — Blairton Silt Loams:.'2 -7 %6 slope
44B - Zoar. Silt Loams: 2 -7 % slope
The Bl°airton Silt`Loam and Zoar',Silt Loam soil types are_ is- :classified as prime farmland
soil. The primary soil types on Tax Map Parcels .86 -A44 and- ,86. .-A =15 are identified as
moderate to severe due. to wetness and shrink -swell for small ,commercial. buildings;
File #5510 /SAW 4
`Greenway) nginie ng• January; 25; 2013 Fairfax Pike /VDOT Lane Rezoning
Revised April" 1'1 2013
.therefore'; geotechnical anal'ysis,, will be needed to, determinel if existing soils are
appropriate for construction or if, select materials will be needed., However,, it is .noted
that the soil' characteristics identified above are.--similar to, the soil types . found on
roadways and developed eorrimercial properties along, this portion of the Fairfax Pike
corridor. (Please refer to the Soils Map Exhibit.)
Other Environmental Features
Tax. Map .Parcels 8.6 -A -.14 and. 86 -A-,15 do not contain areas of: -lakes, ponds' or natural
storm water retention areasas, defined'by the Frederick County'Zoning Ordinance. There
are no environmental features present that create development constraints for the
proposed commerc: al land uses on. these properties. '(Please refer'to the Aerial Overview
Exhibit and the Envi "ronrnental Features Map Exh'ibi`t.)
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North;_ Zoned.B 1, Neighborhood. Business District, Use: Apartment
Zoned RP, Residential Performance District Use:, Townhomes.
South: Zoned B2; B`usiness General District Use: Commercial
East: Zoned: B 1, Neighborhood Business District . Use: Commercial'
West: Zoned: 134, Neighborhood Business District Use:'! VDOT Yard
Zoned: B2, Business General 'District Use:' Residential
(Please refer to the Location and Zoning Map Exhibit)
TRANSPORTATION
Tax Map. Parcels 86 -A -14 and 86 -A -15 have approximately 365± feet of frontage along
the north side of Fairfax Pike (Route _277); and tax map parcel 86 -A -15 has
approximately 360 + - feet of' frontage along the .east side of VDOT Lane (Route 1018).
Fairfax Pike is classified as a minor arterial road, while. VDOT .Lane is classified. as a
local street. The Virginia ,Department of 'Transportation S'ix, Year Improvement Plan
($YIP) identifies funding for the widening of Fairfax Pike during,-FY14 -18. VDOT and
-.County officials have met to discuss an :appropriate typical section °for. Fairfax Pike.
VDOT representatives,;.have provided a preliminary geometric- road section -for the portion
of Fairfax. Pike located along the subject property frontage. The typical section proposed
along the fronfage of the - subject properties includes continuous pavement to provide for
File #5510 /EAW -5
Greenway. Engineering January 25, 2013: Fairfax Pike /VDOT`Lane Rezoning
Revised Apiil 1`l, 2013
two _eastbound - travel lanes; two westbound-travel' lanes, a .shared center turn lane, curb
and gutter, and sidewalks. Additionally, this information depicts. the VDOT Lane
intersection, shifting. to the west to align with_ the`western -most commercial entrance that
serves the Food Lion Plaza commercial development:
Fairfax,' Pike 'is classified as a minor arterial road and the speed limit is between 35 -45
mph. Therefore, the VDOT riminirnurim spacing standards of 470 -feet for full access
cominerci'al entrances cannot be achieved for the subject properties due to distance
.constraints .(tax parcel 86 -A -14 has approximately 1'75-±, feet of, frontage and tax parcel
86 -A -15 has approximately 1.90±-, feet of frontage). Greenway Engineering has' met with
the County's Director of Transportation Planning and VDOT representatives "to discuss
this and other access management matters, as well as traffic analysis information
associated with commercial development on the subject properties.. 'These discussions
support the provision of.a shared right -in /right -out commercial entrance on Fairfax Pike,
a, full access commercial entrance serving tax parcel 86 -A -14 and tax parcel 86 -A -15, and
a 50' ingress /egress easement across tax parcel 867A45' that provides inter- parcel
connectivity to tax parcel 85- A -14. The property owner has prepared a. Generalized
Development Plan (GDP) that is incorporated as part of the proffer' statement for the
subject properties. The. GDP depicts the general location of commercial access along
VDOT Lane, the general: location of ,the inter - parcel connectivity; the general' location of
the shared right -in /right =out commercial access on Fairfax Pike, and the general location
of the proposed Fairfax Pike right -of -way dedication area.,
Greenway Engineering met with the Frederick County. Transportation Planner to discuss
the .proposed rezoning application and it was determined' that` a. Traffic Impact. Analysis
(.TIA) study would not be,, equired for this process. VDOT has analyzed the Fairfax Pike
corridor and determined; the appropriate lane geometry; which has been funded for
preliminary engirieering design, right -of -way acquisition, and construction: Additionally,
the proposed rezoning request is for a change in .commercial zoning from the "B -1 District
to -the B:: -2 District, which is projected to create a modest increase in peak hour traffic
volumes.
Greenway Engineeri "ng" has prepared. information from the Frederick County GIS
database that provides Floor -to Area (FAR) calculations for properties that are zoned B -1
District and B -2 District: within the immediate area of the :subject properties.. (Please
refer to the Fairfax Pike & Adjoining Roads B 1 & B2. District FAR Data Map and Table
Exhibit.) Analysis of this information suggests that the B -1 District property would yield
approximately a 0.12 FAR, while, =the B -2 `District property would yield approximately a
0.20 FAR. Therefore, the: change in zoning would 'result in an increase of approximately
12;500 „square, -feet of "development on the :3.61± acre subject properties. It is anticipated
that a, freestanding discount store will be initially developed as a result" of this rezoning
application.- The.ITE.Manual, 7`h Edition, provides trafficprojections for this type of land
use:. The ITE ,,Manual projects that the additional development potential would ''increase
peal, hour volumes, by 68 VPD during the weekdays, by 96 VPD on. Saturdays, and by 92'
VPD on Sundays. Therefore,, it is not anticipated that the change in zoning from the B -1
.File #5510 /LAW
Greenway I ngineering January 25,J013 Fairfax °PikeNDOT Lane.Ruoning
Reyi sed, Apnl. l 1,;2013-
District to the B-2 District will have a° negative impact on the corridor improvements that
are planned by VDOT..
SEWAGE CONVEYANCE AND TREATMENT
The subject properties ,are located within the Sewer and Water Service Area,(SWSA) -.
The Frederick County Sanitation Authority (FCSA) provides public sewer service to thi
geographic area. of the .community, which provides treatment at the Parkins 'Mill
Wastewater Treatment Facility -, The existing site conditions include a anitary sewer
easement, which contains an 8 -inch gravity sewer line and an 8 -inch sewer force main.
The site infrastructure. ,directs effluent from the 8 -inch sewer line to the Stephens Run
.Lagoon pump station,Jwhich connects to a 15- inch, sewer transmission line to °the Parkins
Mill, Wastewater Treatment Facility,. FGSA.has developed a"sewer usage calculation for
planning purposes, whichprov'ides for residential commercial, and.,ind'ustrial land uses.
A conceptual land plan has not been prepared for the subject properties; therefore, the
County's rezoning application package suggests that "the. 3.61± acres has a maximum
potential yield of :21 ;36'1 square feet of retail' development per acre, resulting in a
maximum of 77,113' square .feet (0.49 FAR).f Therefore, the FCSA calculations for
projected sewer demands forthe maximum deve'loprrient.potential retail development are
as follows:
Q =. 75 gpd / l ;000 .square .feet
Q= 77,1,13.squa're feet/1,000 square feet = 77.11
Q = 77.11 x 75 gpd.= 5;783, gpd
A conservative sewer demand projection for the subject properties is estimated to :direct
5;783 gallons per day to,`the, public sewage conveyanee system and treatment demand= at
the. Parkins Mill Wastewater Treatment Facility. The, design capacity of the Parkins Mill-
Wastewater Treatment Facility s,,5.0 million gallons per day. (MGD), with current usage;
averaging 1.97 MG.D.. Therefore-, the; projected land use!. development will produce 5,783
d
gp of effluent for treatryient, utilizing approximately 0.02% of the available capacity at
this facility. This information demonstrates that the subject property can be developed
With adequate sewer service with available capacity . for -treatment. (Please refer to the
SW$A.MapZExhibit:)
WATER SUPPLY
The subj "ect properties are located, within the Sewer and Water. Service Area (SWSA):
The Frederick County Sanitation Authority (FCSA) has developed water infrastructure
within the proximity of the, subject. properties, which provides potable water to the
commercial and residential land uses located to the north; south,.and.east of the.proposed
development. An 8 -inch waterline exists on the south side of Fairfax. Pike (Route 277)
File #5510/EAW
Greenway Engineering Jannary _ 25, 2913 Fairfax PikeNDOT Lane Rezoning
`Redised April 11, 2013
across from the subject properties; and a water line crossing, is in, place that serves the
commercially zoned properties along VDOT Lane: A connection will be made to the 8-
inch water line to provide service to the subject properties to ensure that adequate water
flow .and. pressure are available for development. Land uses in this area of 'the County
receive potable 'water from the James H. Diehl Water Filtration Plant located by the
Stephens City quarries. The James H. Diehl Water Filtration Plant provides an. average
of 3.4 Million Gallons per day (MGD), and can provide up to 4 MPG of potable water
based on available pumping capacity. FCSA has developed a water usage calculation for
planning purposes; which provides for residential, commercial, and 'industrial land uses.
A conceptual land plan has ' not been prepared for the subject properties; therefore, the
County's rezoning application ,package suggests, that the 3.61± acres has a maximum
potential yield of 21,3,61 square feet, of retail development per acre, resulting 'in a
maximum_ of 77,1.13 square feet ' (0.49 FAR). Therefore, the FCSA calculations for
projected water demands for the-,maximum development potential retail development are
as follows:
Q = 75 gpd %1',000 square feet
Q = 77;113 square feet/1,000 square feet = 77.-11
Q = 77.1:1 x 75 gpd' = 5,783 gpd
A conservative water demand projection for the subject properties. is estimated, to `require
5,783 gallons, per day of potable water from the, FCSA water transmission system.
Greenway Engineering obtained fire hydrant test data from FCSA at the Food. Lion Plaza
commercial project, which demonstrates water flow at 1,1 °87 gpm and a residual pressure
of 50 psi; therefore, there is °adequate water flow and pressure for development purposes.
Future site plans for the subject properties will demonstrate appropriate water pressure
based on their project demands; however, the information in, this section demonstrates .
that the subject. property can ,be developed' with adequate water service with available
capacity. (Please refer to the SWSsA Map Exhibit.)
SITE DRAINAGE
Tax Map Parcels 86 -A -1.4 and 86 -A -15 are both gently rolling; sites with slopes ranging
from 2 to 7 percent... The• sites generally drain northeast to southwest towards VDOT
Lane where stormwater is directed to a drainage area located north of the Orndorff
property to .a designed storm water management area within the CB Ventures, LLC
development. It is envisioned that the subject properties will be designed to provide
storm water management with appropriate capacities and treatment that will be directed
to the existing storm water management area. The County Engineer will be .consulted
during this process, and plans will be: prepared and submitted, for review-and sapprovai by
the County Engineer prior, to tany new development activity on the. subject properties to
ensure, that there are no negative impacts to the existing project. site and surrounding
properties resulting from storm water management activities. (Please refer to the
Environmental Features Map Exhibit.)
File . #515,1OA -Aw
Green way )Engineerin ,g, lanuary,,25,.2013 Fairfax Pike/VDOT Lane Rezoning
Revised „April 11,_2013
SOLID. WASTE DISPOSAL
The impact on solid; waste: disposal facilities can. be projected from an average annual
commercial consumption of 5.4 - cubic`yards per 1,000` square feet of structural area (Civil
Engineering Reference Manual, 4`'' Edition) The following figures show the increase in
the average annual volume based: on a conservative development projection of 77;1,1.3
square feet (0.49 FAR) of commercial land use: for the entire acreage:
AVV = 5.4 cu.. Yd: Per 1,000 sq. ft. commercial
AAV = 5A cu: Yd. x.77.11
AAV = 41'.64 cu: Yd. at build out, or.291.5 tons 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 potential development of`77,110 square feet
of commercial land use will'generate approximately 291.5 tons of solid waste annually on
average. This represents a 0.19% increase in the. annual solid waste received by the
Municipal Solid Waste area of the Regional Landfill, which currently average 150,000
tons. per year; therefore,: this information demonstrates that the Regional Landfill has
adequate capacity 1cr. accommodate °the solid waste 'impacts associated with, this proposal.
Solid waste produced by the commercial land uses will be routed to the Regional Landfill
by a commercial waste. hauler,; therefore, the County will. receive tipping fees associated
with this land use to mitigate this impact.
HISTORICAL SITES AND STRUCTURES
The subject properties do not :contain structures deemed to be,historically significant,. nor
are there. potentially significant structures adjacent to the subject property. Additionally,
_the subject properties are not'located within defined battlefield areas or potential historic
districts as demonstrated in the National Park Service Study �of- Civil War Sites in the
Shenandoah Valley and. the .Frederick County Comprehensive Policy Plan. Therefore, the
development of the commercial land uses on the subject properties will not negatively
impact historic ;resources or viewsheds. (Please refer to the Historic Features -Map
Exhibit.;).
CONCLUSIONS'
The rezoning of the 3;61± acre subject properties owned by Bowman-Shoemaker
Companies,. Inc., and Elizabeth Properties, LC, is not anticipated to negatively impact
public services sand will provide economic development. revenue that will benefit the
County,. The subject_properties are currently zoned B -1 District; therefore, rezoning the
subject, properties to the B =2 District -will provide the opportunity to create commercial
Fie #5510/EAW
Greenway, Gngineeiing January 25, 201=3 Ni6x Pike1VDOT Lane.Rezoning
,Revised April 1C1, 2013.
land use that, is 'c,ompatible` with other land uses along the .Fairfax Pike (Route. 277)
corridor. The Applicant has agreed to dedicate right- of -way that is sufficient in width to
accommodate the future-widening- of'Fairfa) Pike; Wand has prepared a proffered access
management plan that is, consistent with improvements discussed: with'VDOT and the
County's Director of Transportation Planning. Additionally, the Owner has offered to
provide, a monetary contribution to,,Frederick County for general fire and rescue, services
to further mitigate impacts �assoc °ated with this project, 'Therefore, this rezoning proposal
will provide for positive economic and transportation benefits to, Frederick County
without impacting capital facilities or, services, provided bythe County..:
Pile 45510/F_AW 10