HomeMy WebLinkAbout03-15 Impact AnalysisImpact Statement
For consideration °ofRezoning.the lands for
MBC •Rezoning.
Redbud Magisterial District
Frederick County, Virginia
February 26, 2015
Tax Map Numbers.
55- (A) -34 and 55= (A) -3A A
Total:Arm,14.53 acres
Owner of Record:
MBC; LC
202 North UudouhG,Street
Winchester; VA,22601
(540) 665 -2402
Contact:
Gary R. Oates, LS =B, PE
GreyWolfe, Inc.
1073 Redbud Road.
Winchester, VA 22603
(540)667 -200.1 ofc
(540) 545-4001 fax
.
9
M13C Rezoning;
Introduction
The site islocatedbn, the, southern side of Route 7;(B r-y *. wille, PIke) at the-
'er- -
"intersection of EcIaM 017r"Cle in Frederick County,, Y& The fro:kt parcol site was zoned .
h prdi&�)In :Since then �it,has. been
-B�'2- in the past and was ,rezonedAo,Br73 (Wit
nc�
used' for manufactured ,,home inod&l d,isDlay,,and sales with,gssad ated sales office per
prdf,f6rs. The reavparc,el'has been zoned MH4 for manvvears."The aDDlicant'is seeking a
I ,
6hahge�inioning'66m� &M va
H-jtoB-2(_.,.I create a more viable
rn
comercialparce ! consistent " Frede I rick countyc
-9mpreliepsiye- Plan.
-Existing -,C- onditions,
The property i's,riecently Vacant. The stoimwAtpr: drains generally the west to a.
ravine and then diva southeiN. direction.
,Comyr. lhensive P-la:nni-n'g
The: site is i,i,l. tended to.,-be.zo.nle-d,rcommercial per the, comprehensive plan, 'There, is
public, water, sewer ,.q.,Vailable�zflong,,.R�Qutet7;an EckardiCi`le�- The benefit'to
I � 4, re
Frederick Countyby,app AnX this� rezoning will PO giiiv e economic impact from,
,businesses through axes,,. as Wel
I as. &mployrhbftf4ppOrt ifi6s,f6t:iis,eitizens.,
Probosed-,DeveWnwit ,
The. sifevill,b6,gidd6d landscaped, and foads? histAlIcd that meet current
and VD.0Tspqc 1�fiCa f i 6 i i s'. As; lofigas- traffic. remains hs. below w 560V I PD 11 7s as ;is
bufity,
Wdhow,.a§irW
.alrow, single entrance on'.Eckard Circle will be
Wifized. The ,db-vel"o-p--m--e"n�t,'i'-s- -p'l'an-,ned ,for used car salzs4ith the 'abifit Y 'to eventually
_
,develop into office,rdiail..or restaurant.
?Physical 'Impacts:
The "site, isnot located within. or near. any FW year
' ' )fl
I o6d plains per. FE MA E
loo&
NO. 506240 . F uriherm ore,;th erewoodlands are h6t,any or noteworthy,
Jar& capIig,onsPe lU preserve.
Surrounding, Properties`
The site i 's ,.bound`ed, °by Route: 7 to "the north,, ;Carlyle -& Anderson (M -2) to the .
_._ _.
west; Gas =?Mart (13=2) to ,tlie, east, and 2. mobile home park ( l) to the south.
Traffic Irripact ai d Analxsis'
Report by`Stowe Engneenng s:avai'lable uponrrequest i_fnot`alreadypro�ided.,
Sewer Conveyance andifeat'ment.
The FCSA ;is an:'9 ", gravity, line to the west. Thi`skcommercial development is
expected to igpneratel, 5 &gallons /day /per seat ,fora total of 1';0,000 'gpd.
W. rater Supply
The FCSA has waterline; easement with an �9 main on the, east,side ofahe
property.. This de- elopment is expected to generate SO gallons /day /per seat, for a total of
10,00:0 :gpd.
Drainage
Thee stormwater runoff drainsto the southwest towards Ash Hollow stream 'The
applicant will be Wrcquircd to implement BMP's androt* devices to�meet the
Commonwealth of Virginia's requirements=as required by DEQ.
.Solid Waste Disposal. ''
The Civil Engineering Reference Manual, 4t h`. editi'qn,"use's,a rate:of'5A cubic
yards,per 15000 square feet,of'fl`oor `area. A ,I ;0,000` sf development'will' yield 54 cubic
yards, per year:. The's I id =waste will be ;transferred':to.the Fieder ck CountyLandfih
FAA lity by: private:'licidiftd commercial carriers.
Historical Impact
: gmt stuThere are no historicall ctures or features present;
Educational. Impact
This development wilt not create additional ,students fortthe schools.
2
Police, Fire,,and kescue Impact -
The development=wi11 increase the . burden on firepand rescuc The applicant is
offering a proffer -of DA",Q Der constructed, building ,square, foot fo the: County for, fire and
rescue services,
Parks" &.Recreation Lhgact
Th'is,dey,elopnierit is Tnotaexpected to increase population;: °therefore, no measurable
le
are. predicted:
Soils
Frederick -Count Vir ii iafis an W4i ert =Berks channery sil to
The only soil type identified on the Ge_neral�Soil m4 of the Soil Survey of
�_.g � � am ( #41, C) :as =showm, on
ma Beet e for development folio _ g the shallow Tfiel,cMtadt Virg ni "a Eros on and sties of thin soil are
p 30. This soil fyp g y
en
rnana eable Sediment Control
practices.
Geology
This�area•is also "owp r.;sl ale,topography.