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Home My WebLink About10-05 Impact AnalysisImpact Analysis Statei it Wakeland Proper.I A. INTRODUCTION WAKELAND PROPERTIES FRONT ROYAL PIKE REZONING IMPACT ANALYSIS STATEMENT June 2005 This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of parcels 64 -A -29 30, owned by Wakeland Manor Land Trust, which total 7.26 acres. The subject parcels are located on the east side of Front Royal Pike (U.S. Route 522), approximately 380 feet south of its intersection with Papermill Road (Route 644). The subject parcels are currently zoned RA (Rural Areas). This application proposes the rezoning of the 7.26 -acre site to the B2 (Business General) District. The applicant has proposed a short-term development program that involves development of a portion of the site with mini warehouse /self- storage facilities. However, this application does not propose any limitation on the ultimate commercial land uses possible on the site. The applicant desires to maintain sufficient flexibility to allow the long -term transition of the site to accommodate changes in the local market and the surrounding community. Recent studies concerning actual commercial development intensities in the Winchester Frederick County area revealed that the average commercial project develops at a floor area ratio (FAR) of 0.192 For example, Sunnyside Plaza shopping center was developed at an FAR of 0.12, Delco Plaza at a 0.23 FAR, and Apple Blossom Corners on Pleasant Valley Road at a 0.18 FAR. The average commercial FAR for the area is well below the FAR allowable by ordinance (1.0), and is much less than the "worst case" intensity scenario suggested by the impact analysis guidelines of the county's rezoning application (0.50). It is reasonable to expect this intensity trend to continue, as it is largely facilitated by the site design criteria applicable to all commercial development, which include minimum requirements for parking, landscaping, open space, building setbacks, and buffers. Unless structured parking is provided, it is difficult to increase retail intensity above the historical average and still maintain conformance with applicable site development standards. Thus, while the land use intensities possible under B2 zoning are theoretically significant, the realities of site design and the prevailing retail market effectively limit the ultimate intensities of site development that can rationally be expected. Source: Rutherford's Farm Rezoning Proposal Impact Analysis Statement, Floor to Area Ratio Data for Shopping Center and Office Land Use in Frederick County/Winchester, prepared by Greenway Engineering, March 17, 2004. Impact Analysis State,Tn B. COMPREHENSIVE POLICY PLAN C. SUITABILITY OF THE SITE Wakeland Properties This impact analysis statement therefore assumes long -term commercial build out of the site at an FAR of 0.25, which would yield approximately 80,000 square feet of gross leasable floor area. All impacts projected in the following sections of this report are based upon this development scenario. The subject parcels are located within the boundaries of the Southern Frederick Land Use Plan. The properties are located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The Southern Frederick Land Use Plan does not identify a particular planned land use for the site. The site is generally proximate to areas designated for planned unit development (PUD) and industrial land uses, respectively. The land use objectives of the Southern Frederick Land Use Plan encourage the concentration of commercial uses near and around the intersections of major collector and arterial roadways. As noted in the introduction, the site is located in close proximity to the existing signalized intersection of Front Royal Pike and Papermill Road. Moreover, the intersection established by the newly constructed Justes Drive is located immediately south of the site, on the opposite side of the adjoining Shenandoah Mobile Home Court. The land situated between these major intersections forms a prominent node that is ideal for future commercial development. The relative silence of the Southern Frederick Land Use Plan concerning the planned land use of the site enables a measure of interpretation as to its most appropriate use. However, when the land use objectives of this plan are considered, it is reasonable to conclude that the site is properly located for commercial use, and that such development is consistent with the long term vision for the study area. The proposed rezoning further constitutes a timely request in the context of an evolving segment of the Front Royal Pike corridor. Indeed, the commercial use of the site will serve a complementary role to the new school complex being developed nearby on Justes Drive, which, once operational, will effectively transform the area into a destination for the larger community. The site is currently developed with four single family residences, all of which are located on a single parcel of RA -zoned land (PIN 64 -A -29) with individual entrances onto Front Royal Pike. Pursuant to the requirements of the RA Zoning District, only one principal dwelling unit is permitted on a given parcel. The presence of four such units on the site therefore constitutes a legal non- conformity, as the subject dwellings were constructed prior to the adoption of the Frederick County Zoning Ordinance. The rezoning of the site to the B2 District will facilitate resolution of these non conformities, as its ultimate redevelopment hnpact Analysis Statement with commercial uses will occur pursuant to current site development requirements. Access The subject site has approximately 230 feet of frontage along Front Royal Pike (U.S. Route 522). The site is accessed directly from Front Royal Pike, with each of the existing residential uses possessing individual entrances. The proposed commercial development of the site will result in improved access management along Front Royal Pike. The four existing entrances will be eliminated and a single entrance will be installed as the sole point of access to the site from Front Royal Pike. Such measures will minimize potential conflict points and enhance the safety and efficiency of traffic movement on the impacted segment of this arterial roadway. Environmental Features The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, flood plain or wetlands /hydrologic soils on the parcels included in this application. Soils The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks Blairton soil association. The predominant soil type on the site is Clearbrook channery silt loam, 2 to 7 percent slopes (map symbol 9B), as shown on map sheet number 42 of the survey. An area of Berks channery silt loam, 2 to 7 percent slopes (map symbol 1B), also exists along the frontage of the site. These soil types are not considered prime farmland. The characteristics of these soil types and any implications for site development are manageable through the site engineering process. D. TRANSPORTATION Front Royal Pike is classified as a major arterial road. The segment of Front Royal Pike adjoining the site consists of four travel lanes (two northbound, two southbound) and a center turn lane. The transition area for the left turn lane at the Papermill Road intersection begins at a point roughly coincident with the middle of the site's frontage. 3 Wakeland Properties Proposed Use AM Peak Hour PM Peak Hour Total ADT Retail- 80,000 s.f. (g.l.a.) 137 540 5,874 bnpact Analysis Statement The traffic impact analysis (TIA) prepared for this application assumes a maximum land use intensity of 80,000 square feet of general retail uses. Using trip generation figures from the I.T.E. Trip Generation Manual, 7 Edition, the proposed rezoning is projected to generate the following traffic: *g.l.a. gross leasable area. 4 Wakeland Properties According to the Virginia Department of Transportation (VDOT), the average daily traffic (ADT) volume estimated for this segment of Front Royal Pike was 15,000 AADT in 2003. The projected traffic therefore represents approximately 39% of the existing weekday traffic volume for the impacted segment of Front Royal Pike. The projected traffic impact is nominal in the context of a major arterial road that currently experiences relatively free traffic flow along the impacted segment. The applicant has proffered a contribution of $19,000 towards the signalization of the newly formed intersection of Justes Drive and Front Royal Pike and /or the design and construction of the future realignment of Papermill Road. The applicant recognizes that these future enhancements to the transportation network are in the best interest of the community. As noted previously in this report, access to the site will occur through a single entrance on Front Royal Pike. This entrance will be served by a right turn /taper lane, and will be installed as generally depicted on the proffered Generalized Development Plan (GDP), pursuant to the specifications and requirements of both VDOT and Frederick County. The traffic impact analysis prepared for this application evaluated the impacts of project generated traffic on two distinct road configuration scenarios. The first scenario reflects the existing external road network, with Papermill Road intersecting Front Royal Pike immediately north of the site. The second scenario assumes the future relocation of Papermill Road to align with Justes Drive at its intersection with Front Royal Pike south of Shenandoah Mobile Home Park. The conclusions of the TIA indicate that Level of Service C conditions or better will be maintained on study area roads and intersections, regardless of the ultimate road configuration scenario. As such, the improvements proffered by the applicant, coupled with the existing configuration of Front Royal Pike, will ensure traffic conditions consistent with the transportation policies of the Frederick County Comprehensive Policy Plan. 2 See A Phased Impact Analysis of the Wakeland Properties Development, dated February 16, 2005, prepared by Patton Harris Rust Associates, pc. Impact Analysis Statement E. SEWAGE CONVEYANCE AND WATER SUPPLY A 12" water main extends across the frontage of the subject property adjacent to the Front Royal Pike right of way. Extensions from this main into the site will provide sufficient water supply and pressure for domestic and fire protection purposes on the subject site. The subject property is further traversed by an 8" gravity sewer main. This existing main will provide adequate sewer service to the site. Wastewater produced on site will be conveyed to the Route 50 force main and ultimately to the Opequon Wastewater Treatment Plant via the Abrams Creek Interceptor. Applying the standard water consumption rate for general commercial /retail uses of 200 GPD per 1,000 square feet of floor area, the project is expected to consume approximately 16,000 GPD of water and produce equivalent sewer flows. F. DRAINAGE The 7.26 acre -site naturally drains to the north. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all local, state and federal regulations. G. SOLID WASTE DISPOSAL The planned development of the subject site is projected to generate 8,000 pounds of solid waste per day (4.00 T /day). Solid waste will be transferred to the Frederick County landfill by commercial carrier. This projection assumes the development of 80,000 square feet of retail uses on the site. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any potentially significant structures on the 7.26 -acre or within close proximity of the properties. Moreover, the subject properties are not located within the core area boundaries of any identified Civil War battlefield. I. IMPACT ON COMMUNITY FACILITIES The Frederick County Fiscal Impact Model was run to assess the likely impact of the proposed project on capital facilities. The output module generated by this analysis indicated that the proposed land uses would result in a net positive fiscal impact. Nevertheless, the applicant has proffered to contribute a total of $4,000 5 Wakeland Properties Impact Analysis Statement 6 Wakeland Properties to Frederick County to be distributed evenly for Fire and Rescue Department and Sheriffs Office purposes, respectively. This contribution is offered in recognition of the unique demands on public safety services commonly associated with commercial development. m m WAKELAND PROPERTIES LOCATION MAP FREDERICK COUNTY, NRC /NZ4 Patton, Harris, Rust Associates, pc 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493 Project WAKELAND PROPERTIES FREDERICK COUNTY SWSA BOUNDARY FREDERICK COUNTY, 1 /N14 N Ej SEWER WATE COUNTY ROADS Primary Class PARCELS Patton, Harris, Rust Associates, pc 117 E. Picadilly St. Winchester, Virginia 22601 OFFICE: (540) 667 -2139 FAX: (540) 665 -0493 e Hayfield Nip: j h r� o o> �9( �i A C L eeto zi< i y YJ' n.l L I n�J Roun I S 4 !f d mt ,t,, r �1 rt t "a„ yam `M 7 (.Ni S Tr i te r .7 (r �d. [e /J Y \n✓ iV;,i m �5 4,, r,4 -a nod `w 7°' r j AL l vp A il 4 S... ,Er.,1 ,y9:-L J t :Ilfl'12 At,-_ 1 ..^.•-z, ,.P 'rojeet ite 7),AX Z mel /r. w b7 84 LO CO t V/ 1 /7 'd 4. 86 e yy /r�� A J y ,I Double Tollgate 6/10/05 Revised WAKELAND PROPERTIES ZONING CONTEXT MAP FREDERICK COUNTY, KRONA Patton, Harr Rust Associates, pc 117 E. Picadily St. Winchester, Virginia 22601 OFFICE: (540) 667 -2139 FAX: (540) 665 -0493 Mini- Warehouse /Self Storage Counts Subject: Mini Warehouse /Self- Storage Counts Date: Mon, 13 Jun 2005 17:09:20 -0400 From: "Christopher M. Mohn AICP" <Chris.Mohn @phra.com> To: "Susan Eddy" <seddy @co.frederick.va.us> CC: <Patrick.Sowers phra.com> Hi Susan, Using trip generation data from the ITE Trip Generation Manual, 7th Edition, development of the entire 7.26 acre Wakeland Properties site with mini warehouse /self- storage uses would produce approximately 442 trips per day (ADT). Peak hour trips are estimated to total 30 at AM peak hour (18 in /12 out) and 45 at PM peak hour (23 in /22 out). Note that the acreage based projection equates to roughly 180,000 square feet of mini warehouse /self- storage uses on the site (0.57 FAR). Thus, the trip generation estimate for mini warehouse /self- storage uses represents a "worst case" scenario that involves complete build out of the site with said facilities. If you need additional information concerning the projections provided, please do not hesitate to contact me. Best, Chris Christopher M. Mohn, AICP Director of Planning Patton Harris Rust Associates, pc 117 East Piccadilly Street Winchester, Virginia 22601 P 540.667.2139 F 540.665.0493 C 540.664.9889 Email Chris.Mohnephra.com Web www.phra.com 1 of 1 8/12/2005 3:29 PM