The URL can be used to link to this page

Home My WebLink About07-05 Impact AnalysisWhereas on 04/28/2005 the Frederick County Board of Supervisors approved the Sempeles rezoning of 101.92 acres from RA (Rural Areas) to M -1 (Industrial Light) District and whereas said rezoning was based on a Transportation Impact Analysis by P.H.R.A. dated 02/16/2002 and 05/09/03, which indicates a transportation impact for the 101.92 M -1 acres of 6693 Average Daily Trips, 2012 build out, for large trucks, and whereas the Sempeles hereby agree to limit the ADT for large trucks to 4678 ADT, subject to the rezoning of the Manning Property to B -3 (Industrial Transition). (RZ# 07- 05), and whereas the Sempeles have already proffered to provide a traffic impact analysis (TIA) with each site plan for an industrial use on the site, said TIA to govern this covenant, now, therefore, in consideration of $10.00 and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, we the undersigned owners of Parcels 34 -A -2, 34 -A -4, agree to reduce the transportation impact of large trucks, for the 101.92 acres zoned M -1, from the current 6693 ADT for large trucks to a revised maximum of 4678 ADT for large trucks. Said ADT reduction is contingent on the rezoning of the Manning Property to B -3 (Industrial Transition), RZ #07 -05. r Transportation Impact Covenants, Sempeles Property Parcel Identification Number 34 -A -2, 34 -A -4 Stonewall Magisterial District Carol T. Sempeles Date: (s or STATE OF VIRGINIA County of Frederick, to -wit: I, Amy E. Roach, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that George M. Sempeles and Carol T. Sempeles whose names are signed to the foregoing Transportation Impact Covenants, dated this 15 day of June, 2005 have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 15th day of June, 2005 My Commission expires: 07/31/08 Notar'f Public OUTPUT,ULE APPLICANT: Arogas Net Fiscal Impact LAND USE TYPE B3 Duck Stop Costs of Impact Credit` Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment For REAL EST VAL FIRE el RESCUE 51.400.324 Required (entered in Ctu. Budget Cur, Budget Cap, Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per 1 Capital Faciltiies col sum only) Oper Cap Equip Expend /Debt S. Taxes Other JUnadiusted) Cost Balance Facilities Impact Dwelling Unit Fire and Rescue Department 53,032 Elementary Schools Sp $0 50 $3,032 #DIV /0! Middle Schools Sp High Schools 50 50 50 $0 50 50 #DIV /0! Parks and Recreation SO 50 50 $0 $0 #DIV /0! Public Library 50 Sheriff's Offices SO $436 50 50 50 50 #DIV /0! Administration Building SO 50 50 S4 50 50 #D /0! 50 #DIV /0! Other Miscellaneous Facilities 50 $1,046 $1,155 $2,201 52,201 50 #DIV /0! SUBTOTAL 53,032 51,482 51,155 50 52,637 $2,637 $395 #DIV /0! LESS: NET FISCAL IMPACT 5451,143 5451,143 $451,143 NET CAP. FACILITIES IMPACT 1$451,143) #DIVIO! METHODOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one -time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residentiat development). NO FE. PI offer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 11/15/04 MTR INDEX: "1.0" If Cap, Equip Included INDEX: "1,0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg PLANNING DEPT PREFERENCE; 1.0 Project Description: Assumes 8,400 square foot Service Station on 12.178 acres zoned B3 District, Due M cn anging conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 0.0 Rev -Cost Bat 1.0 1.0 Ratio to Co Avg 1.000 1.342 501 #DIV /0! Manning Property A. Location and Site Background Impact Analysis Statement 06 May 2005 The following Impact Analysis Statement is provided in summary form for the property known as the "Manning Property The property is located in the Stonewall Magisterial District. The property is located along US Route 11, Martinsburg Pike with 1 -81 frontage, approximately 350 feet south of the intersection of US Route 11 and Virginia Secondary Route 669. The property has approximately 1380 feet of frontage on US Route 11. The property is located between US Route 11 and Interstate 81 with approximately 1440 feet along the interstate. The parcels to be rezoned total 12.178+/ acres. Approximately 9.442 acres of the property is currently zoned General Industry (M -2). Approximately 2.736 acres of the property is currently zoned Rural Areas (RA). The requested rezoning is to change the current 12.178 acres from General Industry (M -2) and Rural Areas (RA) to industrial Transitional (B -3) and Interstate Overlay (IA). In addition to the B -3 use, the IA zoning is requested to allow an interstate road sign on the site. There are no residential units proposed as part of this rezoning. Four residential structures will be removed and incorporated into the project. A site development plan for the proposed use has been prepared in accord with all local and state regulations. The portion of the property proposed for rezoning is located outside of the Urban Development Area (UDA), but inside the Sewer and Water Service Area (SWSA). Analysis of environmental and physical characteristics of this property to be rezoned indicates that there is opportunity for development as envisioned for the B- 3 use. There are no environmental features that limit the development. Sewer and water service will be provided by the Frederick County Sanitation Authority. All appropriate utilities are available to the site for the proposed zoning and use. The rezoning of the 12.178 acres of the property fits within the guidelines of present planned policy for the area. In summary: The Northeast Land Use Plan identifies this property as being planned for a business development use, and envisions "commercial land uses which cater to the interstate traveler." The property is located along an important transportation corridor. The proposed use results in a decrease in traffic impact compared to a by- right traffic impact under the current M -2 zoning. The proposed rezoning /use also is accompanied with proffers for infrastructure improvements to US Route 11 between Woodbine Rd. and Rest Church Rd. Manning Property Impact Analysis Statement 06 May 2005 Detailed traffic studies have been conducted as part of the site development process for County and VDOT reviews. The property is located within an interstate interchange area. Environmental limitations are identified allowing for the commercial development as envisioned. Fiscal impacts are recognized and remain very positive for the proposed change of zoning. Comprehensive Plan, Northeast Frederick Land Use Plan The single most important consideration in the proposed downzoning is the Frederick County Northeast Land Use Plan (NELUP). Chapter 165 from the Zoning Code states in the very first paragraph under Intent, purpose; "it is intended that this chapter provide one means to achieve the goals set forth in the Frederick County Comprehensive Plan." The Northeast Land Use Plan is the culmination of "two visioning meetings in January 2000 at the Stonewall Elementary School, votes on identified issues by participants and comments associated with a prepared questionnaire. The Comprehensive Plans and Programs Sub Committee (CPPS) utilized this information to establish objectives for the Northeast Frederick Land Use Plan." Through the years there have been multiple public discussions and hearings on the Northeast Land Use Plan; Planning Commission approval, Board of Supervisor approval, Planning Staff recommendation and much input from land use law experts and citizens. In late 2003, Frederick County again amended the Northeast Land Use Plan to accommodate the Sempeles Rezoning consisting of 112.27 acres located east and adjacent to Martinsburg Pike (Route 11 North) and north and adjacent to Woodbine Road (Route 669). This amendment was approved in order to "Relocate a Planned Major Collector Road (Woodbine) and to propose Business Land Use" (in lieu of M -1 use). The present RA and M -2 zoning of the 12.178 -acre site conflicts with the policies of the adopted Northeast Land Use Plan: 1. "Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Rt. 11 North) corridor. "Adjacent to railroads." 2. "Proposed industrial, commercial development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better." Current by -right traffic impact for the 9.442 M -2 acres exceeds the proposed impact for the rezoned project. A LOS of C cannot be achieved Manning Property Impact Analysis Statement 06 May 2005 under the current M -2 zoning, given the by -right traffic impact and the by- right access for some uses, without Rt. 11 infrastructure improvements. This proposed B -3 rezoning and use is in hamiony with the Frederick County Northeast Land Use Plan and its adopted policies governing land use and zoning issues. 1. Policies "Ensure that public water and sewer development proposals" "Ensure that adequate LOS for all road systems are maintained or are achieved as a result of future development proposals" "Provide for interstate business development opportunities on the eastern sides of Interstate 81 interchanges." "Concentrate business uses at strategic locations along the Rt. 11 North Corridor." "Discourage random industrial land uses along Rt. 11 that are incompatible with adjacent existing land uses." 2. Transportation "Identify appropriate locations for signalized intersections to maintain or improve LOS" (Woodbine Road, VA Sec Rt. 669) "Encourage the expansion of Rt. 11 to a four -lane roadway" "Minimizing new driveways and intersections with Rt. 11 North" The Northeast Land Use Plan is site specific, and use specific: "Business and Commercial land uses are proposed along the Martinsburg Pike corridor east side of I -81, Exit 323, "It is envisioned that commercial land uses which cater to the interstate traveler will be developed along the I -81 interchange area." "The development of business and commercial land uses is encouraged at designated signalized road intersection." (Rest Church, Woodbine) Manning Property B. Site Suitability The site is well suited for development. According to the 2000 Frederick County Comprehensive Policy Plan, the property is within the Interstate Interchange Area. The revised Northeast Land Use Plan (adopted August 12, 2003) labels this property as being planned for a business use. The proximity of the property to US Route 11 and Interstate 81 makes it a highly desirable site for B -3 /IA zoning. 100 Year Flood Plain A portion of the parcel is within the designated areas of the 100 -year flood. This area is located along Duncan Run, which forms the southern property line. No buildings or pavement are planned within the flood area. A portion of the stormwater retention pond will be within the flood area. Wetlands Wetlands have been identified on the site. There will be no disturbance of wetlands. Steep Slopes The property generally slopes to the south and east. The land is situated between two major highways and is gently sloping toward US Route 11 and Duncan Run. Slopes are less than 15 Mature Woodlands The site contains no mature woodlands. Soils There are no critical soil areas on the site Impact Analysis Statement 06 May 2005 Comprehensive Planning The property is located with frontage along 1 -81, near an existing interchange, is compatible with IA zoning policies and procedures and is within the Frederick County Sanitation Authority's Sewer and Water Service Area. The planned rezoning is compatible with all Frederick County comprehensive planning and land use designations and policies. The Frederick County Northeast Land Use Plan has designated this area for future business development. The planned use of this property is also consistent with Comprehensive Planning guidelines regarding ideal interchange development patterns along I -81. Note: The current RA and M -2 zoning of the property is in conflict with the Frederick County Northeast Land Use Plan. A heavy industry zoning district is not envisioned and made part of the Northeast Land Use Plan. B -3 zoning, as proposed, brings this property into conformance with the currently adopted Northeast Land Use Plan and envisioned land use. c oc a O as 2 s v 2 MINE ED a) 0 I0 0 0 o N V Fri!- T N 0 0 ‘Iirrirginia/West r ginia Line Current Zoning of Interchange 323 Whitehall 0 0.050.1 Zoning B2 IRA B3 I IM1 EM I 1 M2 Key Features Interstate 81 Duncan Run US Route 11 VA/WV Line 0t•='•= SWSA Line Woodbine Road (Sec. Rt. 669) Rest Church Rd. (Sec. Rt. 669) Triad Engineering, Inc. www.triad winc.com 1:10,000 ors SCALE 0.2 0.3 0.4 ^%bv, M riv 3 tx i R t e4Ly yS Miles 1 1000 DATE:I0AUG04 Virginia/West Virginia Line Current Land Use of Interchange 323 Whitehall Land Use 0 0.050.1 Commercial Industrial Residential Vacant Key Features Interstate 81 US Route 11 a. SWSA Line Woodbine Road (Sec. Rt. 669) --a Rest Church Rd. (Sec. Rt. 669) Triad Engineering, Inc. www.triad winc.com Duncan Run VA/WV Line SCALE 0.2 0.3 0.4 1:10,000 Miles 1" 1000' DATE: 10AUGO4 4. O g 4 %i g 44 4 4 4 41 44 u SO 4 4 .4 e Future Zoning and Land Use Zoning B2 B3 RA 0 0.05 0.1 Key Features Interstate 81 Duncan Run US Route 11 VANW Line SWSA Line Woodbine Road (Sec. Rt. 669) Rest Church Rd. (Sec. Rt. 669) Triad Engineering, Inc. www.triad winc.com 1:10,000 M1 M2 EM SCALE 0.2 ICI 0.3 0.4 1 1000 Land Use. Residential Commercial Industrial Miles DATE: 1OAUG2004 Current Zonsn of the MannNn Pro ert noway RA Zoning M -2 Zoning -M^- Duncan Run US Route 11 Interstate 81 0 125 250 1:3,600 Scale 500 750 1,000 1 1" 300' Feet Triad Engineering, Inc. www.triad winc.com Proposed Zoning of the Manning Property I Duncan Run q 1 B-3 Zoning SITE gf MEW 4 I 12.178 Acres as with IA Woodbine Road VA Sec. Rt. 669 Rest Church Road VA Sec. Rt. 669 St nt ft a n ilitirata aft Site -'s-- Duncan Run US Route 11 Interstate 81 0 125 250 1:3,600 SCALE 500 750 1,000 1" 300' Feet Triad Engineering, Inc. www.triad- winc.com Manning Property C. Surrounding Properties Impact Analysis Statement 06 May 2005 The site to be rezoned is bordered on the north by the Exxon convenience store/service station zoned RA. To the east of the site is US Route 11, Martinsburg Pike, with single family residential homes located on the eastern side of US Route 11 across from a portion of the site's frontage. Also to the east is the Sempeles property, recently rezoned to include 100 acres of Industrial (M -I) and 10 acres of Commercial (B -2). To the south of the site is vacant land zoned RA which borders an auto body shop, recently rezoned to B -3. Along the western side of the property is the northbound lane and exit ramp of Interstate 81. West of 1 -81 is the Flying J, which was rezoned to B -3 circa 1996. Manning Property D. Traffic Impact Analysis Statement 06 May 2005 According to the most recent Traffic Impact Analysis of the property prepared by Mr. John Callow of PHR +A. dated July 20, 2004, the traffic impacts associated with the property development and its projected build -out are acceptable and manageable. All study area intersections maintain acceptable levels of service "C" or better for 2005 build -out conditions. The planned truck entrance to the site will have its centerline aligned with the centerline intersection of Woodbine Road (VA Sec. Route 669) and US Route II. The applicant has proffered terms and conditions regarding the design of this commercial entrance and its signalization. The property will have 1380 feet of frontage on US Route 11 (Martinsburg Pike), for access. US Route 11 links with Rest Church Road (VA Sec. Route 669), approximately 350 feet north of the site. US Route 11 is a three -lane road that has an 80 -foot right -of- way. Rest Church Road is a four -lane road with an approximate 60 -foot right -of -way width and taper; there is an additional right -of -way at 1 -81 and US Route 11. The intersection of US Route 11 and Rest Church Road is signaled, with a dedicated turning lane in both directions on US Route 11. Rest Church Road intersects with 1 -81 (Exit 323) approximately 250 feet from US Route 11. The applicant has proffered terms and conditions regarding the frontage along US Route 11. A complete Traffic Impact Analysis has been prepared and reviewed with VDOT. A copy is attached and made part of this application. I N D I A N A R E A D Y M I X E D C O N C R E T E A S S O C I A T I O N �E t IlNDUSI'RIAL CONCRETE PARKING LoT PAVING MR. FUEL #6 ORMCA INDIANA READY MIXED CONCRETE ASSOCIATION