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Home My WebLink About14-05 Impact AnalysisImpact Analysis Statement JCA IV Stonewall Magisterial District Frederick County, Virginia Tax Map Parcels 33- ((A)) -89, 33- ((A)) -90 33- ((9)) -6, 33- ((9)) -7, 33- ((9)) -8 5.000 Acres (To Be Rezoned) 15.035 Acres Modified Proffers Total Site Area 20.035 Acres Applicant: James C. Alban IV President Alban Tractor Managing Member of LLC. Owner: JCA IV White Hall, LLC. Submitted: July 8, 2005 Revised: August 5, 2005 August 9, 2005 August 18, 2005 Prepared By: Urban Engineering Associates, Inc. 600 Pegasus Court, Suite 101 Winchester, VA 22602 Contact Person: David E. Lellock, PE, LS Phone: 540- 450 -0211 Introduction Impact Analysis Statement -JCA IV The purpose of this Impact Analysis is to assess the impacts resulting from the rezoning of 5.00 acres parcel from RA (Rural Areas) to M1 (Industrial Light District) and 15.035 acres from Mi (Industrial Light District) to M1 (Industrial Light Industrial) with modified proffers. This rezoning is a portion of property obtained by friendly boundary line adjustment from two parcels of land, a 107.67 acre site (33 -A -90) and a 110.00 acre site (33- A -89), owned by Fruit Hill Orchard, LLC. (Owner) and lots 6, 7 8 owned by JCA IV White Hall, LLC. A Caterpillar Maintenance Sales Facility is proposed by Alban Tractor Co. Inc.; James C. Alban (Applicant) for this site and the adjoining site, already zoned M 1. This site is located within the county's Sewer and Water Service Area (SWSA) and adjacent to the approved White Hall Business Park. Please see attached Alban Tractor Co. letter for additional back ground. This site is located within the county's Sewer and Water Service Area (SWSA) and adjacent to the approved White Hall Business Park. Access to the site will be provided from Zachary Ann Lane, approximately 950 feet west of Interchange 323 on I -81 then approximately 2560 feet south along Zachary Ann Lane The location of the site and the area to be rezoned are shown on the attached ``Location Map Site Suitability The 5.00 acre parcel (hereby referred to as "site is primarily open fields with approximately 1.4 Acres of woodland. The attached "Suitability Map Exhibit" shows soil types and locations of nearby streams and wetlands. According to Frederick County GIS Data, Tax Maps 33, there are no flood plains or wetlands on the site. The slopes on the site range from 1 12.5 Therefore, the site contains no steep slope areas greater than 15 Surrounding Properties North: RA (Rural Areas), Orchard South: RA (Rural Areas), Residential East: M1 (Industrial Light District); Business Park West: RA (Rural Areas), Orchard 2 of 5 Impact Analysis Statement -.ICA IV The site is surrounded by parcels zoned RA (Rural Areas), M1 (Industrial Light District) and B -3 (Business Industrial Transition District). One of the RA zoned parcels to the south is used for residential purposes. The RA parcels to the West and North are used for an orchard. The distances between the boundary of the site and nearby residences and other structures are shown on the attached "Existing Building Location Map" A Caterpillar Maintenance Sales Facility is proposed for this site and the adjoining 15.035 acre MI parcel to the east. It is expected that impacts from this use on adjacent properties will be minimal. Expected impacts may include noise from users of the facility and glare from site lighting. Noise impacts could be minimized by keeping the shop bay doors closed in the climate controlled facility. Glare impacts could be minimized by providing proper screening and careful selection and arrangement of lighting. Lighting shall be arranged and hooded to confine all light rays entirely within the site boundaries. Final details of these measures will be determined at Site Plan Review. Traffic The current entrance on Rest Church Road has approximately 64' of pavement at the entrance onto the approved plans for Zachary Ann Lane. The total original approved area for White Hall Business Park was 52 acres. With the addition of the 5 acres to be rezoned, the total acreage will be 59 acres. and increase of only approximately 9 Also, since this facility deals with a specific type of client, it is not expected to generate large volumes of traffic on a daily basis. The developer would agree to work with VDOT to develop a lane striping plan to help improve the traffic condition at the existing entrance on Rest Church road and Zachary Ann Lane. Also, the developer would agree to pave Zachary Ann Lane as shown on the approved plans to the property being rezoned. In addition curb and gutter will be provided to a point to help discourage truck parking and not require the addition of storm drain inlets. Finally, the developer would agree to place No Parking signs along both sides of Zachary Ann Lane from the entrance onto Rest Church Road south to the end of the property currently owned by Flying J. These improvements shall be implemented prior to issuance of an occupancy permit. Sewage Conveyance and Treatment This site will be served by an 8" sanitary sewer line designed by Urban Engineering and approved by all agencies and to be constructed by developer of this project. The total site of development is 20 Acres. The maximum square footage allowed for the M -1 zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 150 gpd /1,000sq.ft. of floor space the projected maximum sewer flow may be 74,380 gpd. The portion of the site currently zoned M -1 +1 -15 acres) would contribute approximately 3 of 5 Impact Analysis Statement -JCA IV 55,785 gpd based on maximum floor area and the area requested to be rezoned to M -1 +1 -5 acres) would contribute approximately 18,595 gpd. The potential building that will be constructed on this site will be located entirely on the portion that is currently zoned M -1. and may be as large as 140,000 sq.ft. Using the same assumptions as above this facility may produce approximately 14,000 gpd of sewage flow. This is less that, what could be expected from a maximum density for the -5 Acres requested to be rezoned. Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be using a water reclamation system for a potential truck wash building and other washing operations associated with this development. Therefore, additional reduction of sewage flows could be expected. Finally, the applicant will install public sewer to this facility with a potential cost of approximately $250,000. Water Supply The site will be served by a 12" water line designed by Urban Engineering and approved by all agencies and to be constructed by the developer of this facility. The total site of development is 20 Acres. The maximum square footage allowed for the M -1 zoning is 495,866 Sq.Ft. Based on this area as a gross Sq.Ft. and a usage of 300 gpd /1,000sq.ft. of floor space the projected maximum water usage may be 148,760 gpd. The portion of the site currently zoned M -1 -15 acres) would contribute approximately 111,570 gpd based on maximum floor area and the area requested to be rezoned to M -1 -5 acres) would contribute approximately 37,190 gpd. The potential building that will be constructed on this site will be located entirely on the portion that is currently zoned M -1 and may be as Large as 140,000 sq.ft. Using the same assumptions as above this facility may produce approximately 28,000 gpd of sewage flow. This is less than what could be expected from the -5 Acres requested to be rezoned. Additional, similar Alban Tractor Co. Inc. facilities use approximately 4,000 gallons per day. The developer will also be using a water reclamation system for a potential truck wash building and other washing operations associated with this development. Therefore additional reduction in water consumption could be expected.. Finally, the applicant will install public water to this facility with a potential cost of approximately $250,000. Drainage The site currently drains to a point on Duncan Run where it intersects I -81. Storm Water Management Facilities will be designed per Frederick County standards to reduce post development flows to pre development flows. A water reclamation system will be used for wash operation on site as well as an oil recycling program will be implemented. An oil separator will be used in the equipment and truck wash areas. Solid Waste Disposal Facilities The impact on solid waste disposal can be projected from an average annual business consumption of landfill volume figure of 5.4 cubic yards per 1,000 sq. ft. of commercial floor area. (This number can be found in the Civil Engineering Reference Manual, 4 edition) 4 of 5 Historic Sites and Structures Impact on Community Facilities Impact Analysis Statement JCA IV The maximum allowable floor area is 495866 Sq.Ft. Based on the production stated above the total site could produce 2678 CY per year. This would break down to 2008 CY for the area currently Zoned M -1 and 670 CY for the 5.0 Acres for area requested to be rezoned. By applying the 5.4 CY per 1000 Sq.Ft. to the potential floor area proposed with floor area of 130, 000 Sq.Ft. an annual production of 702 CY of solid waste could be expected. This is less than what could be expected by the total site and even the 5.0 Acres Furthermore the current facility operated by Alban Tractor in Frederick County currently has a 6 CY dumpster that is emptied every week by Allied Waste. Projecting this out over 52 weeks per year, the total expected would be approximately 312 CY. This is less than what could potentially be expected from a maximum development, based on the allowable square footage per the current zoning regulations. Alban will transfer their contract for the current facility to the proposed facility for this rezoning. According to information obtained from the National Register of Historic Places and the Virginia Division of Historic Resources websites, there are no historic sites or structures on the parcel to be rezoned or on adjacent parcels. Based on fiscal impact model run by the Frederick County Planning and Zoning Department is was found that the development of this project would have a net positive effect on the economy of Frederick County. Even though the model run by Frederick County shows no need for cash proffers, the applicant is willing to make a contribution to the Frederick County Fire and Rescue to offset initial costs incurred by this development. The applicant plans to preserve a buffer of existing trees on the south and southeastern portion of the property to reduce the visual impacts of an outdoor storage area. Finally, sales are projected to be approximately $31 million and employment of approximately 55 people. 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