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HomeMy WebLinkAbout15-05 Impact AnalysisLargent Property Impact Analysis Statement September 2005 A. Location and Site Background The following Impact Analysis Statement is provided in summary form for the proposed development of the property referred to as the "Largent Property". The property is located in the Shawnee Magisterial District. The property is situated along Airport Road (VA Sec. Rt. 645), approximately 1.2 miles from the intersection of US Route 522 and Airport Road. The property does not front Airport Road. The property is directly southeast (behind) of the Winchester Regional Airport property that fronts Airport Road (see Maps 1, 2 3). The parcel to be rezoned totals 30.01 acres. The parcel is currently zoned Rural Areas (RA). The requested rezoning is to change the current 30.01 acres from Rural Areas (RA) to Light Industry (M -1). There are no residential units proposed as part of this rezoning. A site development plan for the proposed use will be prepared in accord with all local and state regulations. The property proposed for rezoning is located within the Urban Development Area (UDA) and inside the Sewer and Water Service Area (SWSA). Currently, the Frederick County Sanitation Authority (FCSA) maintains a 12" water main and a 6" sewer force main along Airport Road (VA Sec. Rt. 645) to serve this area. Comprehensive Plan, Route 50 East Corridor Land Use Plan The Land Use Plan for this area is contained within the Frederick County Comprehensive Plan. This document is the most important tool that guides development in Frederick County and specifically, in the area of this requested rezoning. The Comprehensive Plan designates this area as a "Proposed Office /Industrial" area. The Comprehensive Plan refers to this area's proximity to the Winchester Regional Airport as well as its easy access to Interstate 81. fblD Triad Engineering, Inc. Largent Property B. Site Suitability Impact Analysis Statement September 2005 The site is well suited for the intended development. It is estimated that 60% of the property is suitable for actual construction and development due to steep slope areas. These areas will be specifically addressed at the time of a site plan submission. Access On 22 March 2005 representatives from Triad Engineering, Inc. met with representatives from VDOT and Frederick County Planning at the VDOT facility in Edinburg, VA. It was agreed by all parties that a reconfiguration of the existing detention basin would be required in order to provide an adequate area for the drive entrance in the Largent property. In essence, the drive entrance will be created by an area swap that will be addressed at the time of site plan submission. 100 Year Flood Plain A portion of the parcel is within the designated areas of the 100 -year flood. This area is located along Buffalo Lick Run. No structures are planned within the flood area. A portion of the area contained within the floodplain will be put placed in a conservation area/stream preservation corridor (see proffer statement and Map 8). Wetlands No wetlands have been identified on the site. The area contained of the property through which Buffalo Lick Run flows will be preserved as a `Conservation Area' (see proffer statement and Map 8). On the remaining portion of the property there is no evidence of soils or plants in significant quantity to warrant delineation of wetlands. Steep Slopes The property generally slopes to the south and east. Steep slopes areas have been identified on the site (see Map 6). These steep slope areas are generally the areas of natural drainage into Buffalo Lick Run. Mature Woodlands The site contains no known mature woodlands. Soils There are no known critical soil areas on the site (see Map 7). Comprehensive Planning In the Frederick County Comprehensive Plan, the site is identified as part of a proposed area of office and industrial growth. TAAD Triad Engineering, Inc. Largent Property C. Surrounding Properties The site to be rezoned is bordered by Rural Areas (RA) zoning and Light Industrial (M -1) Zoning. The adjoining properties to the west are all zoned Light industrial (M -1). The property to the east is shown on the zoning map as being zoned Light Industrial (M -1), however, the parcel information for this parcel (64- ((5)) -3) states that it is currently zoned RA/M -1. The property to the south is zoned Rural Areas (RA) (see Maps 3 4). The property to the northeast is owned by the Winchester Regional Airport and is the site of the recent relocation of Airport Road (Rt. 645). This property now contains a stormwater management basin (please see the Transportation section for more information). dlIAD Triad Engineering, Inc. Impact Analysis Statement September 2005 Largent Property D. Transportation Traffic Impact Analysis Statement September 2005 A Summary of Trip Generation Rates was calculated using the ITE Trip Generation Manual, 7ch Edition. The results show an average weekday 24 hour 2- Way volume of approximately 1378 trips. The full summary of these rates is shown in APPENDIX A. A summary of the average peak hour trips breaks down as follows: 7 -9 AM Peak Hour Enter: 137.0 60 from US Route 522: 82.2 40% from US Route 50: 54.8 7 -9 AM Peak Hour Exit: 30.0 60% exit to US Route 522: 18.0 40% exit to US Route 50: 12.0 4 -6 PM Peak Hour Enter: 60% from US Route 522: 40% from US Route 50: Entrance Triad Engineering, Inc. 36.0 21.6 14.4 4 -6 PM Peak Hour Exit: 135.0 60% exit to US Route 522: 81.0 40% exit to US Route 50: 54.0 There are two main challenges to the planned construction of a commercial entrance to the Largent property: 1) acquiring the necessary land to construct the entrance on and 2) ensuring that the volume of the stormwater management pond remains the same. With the relocation of Airport Rd. (Rt. 645), the Winchester Regional Airport Authority acquired a 5 acre parcel from the Largent property. The new section of Airport Rd. and a stormwater management pond were created on this 5 acre parcel. To provide access to the Largent property, VDOT constructed an approximately 12 ft. wide gravel entrance across the Airport property. An easement was not created. According to VDOT, it is the intention of the Winchester Regional Airport Authority to deed to VDOT the surplus property on the parcel adjacent to the Largent property. Once this is completed, VDOT will be in a position to sell the property or a portion of the property for the construction of a commercial entrance (see Map 9). As of 16 June 2005, VDOT's rough estimate is that they will be in a position to sell within six months to a year. Largent Property Impact Analysis Statement September 2005 In order to construct a commercial entrance to this property, a larger allocation of land will be needed. VDOT has stated that there are several options to explore in order to provide enough land for a commercial entrance: °R UD Triad Engineering, Inc. I) A permanent easement for the entrance 2) Partial sale of the entrance area 3) Sale of the entire parcel but preserving a VDOT maintenance easement for the stormwater management pond 4) Other options With regard to the stormwater management pond, VDOT has stated that it would "...generally not have an objection to the applicant modifying the pond to install the entrance, provided the stage /storage /discharge relationships are preserved and road safety not affected" It is the sincere intention of the property owner to work with VDOT to determine the best course of action for both parties regarding the construction of a commercial entrance and preserving the overall retention volumes of stormwater from Airport Rd. Largent Property E. Sewage Treatment There are no known limiting factors for the conveyance of sewage and sewage treatment from this property. Capacity and daily usage will be addressed at the time of site plan submission. The site is located within the Sewer and Water Service Area (SWSA). A 6" sewer force main exists along Airport Road and can service the site with an extension to the site of approximately 350'. Triad Engineering, Inc. Impact Analysis Statement September 2005 Largent Property F. Water Supply There are no known limiting factors for supplying this site with water. Capacity and daily usage will be addressed at the time of site plan submission. The site is located within the Sewer and Water Service Area (SWSA). A 12" water main exists along Airport Road and can service the site with an extension to the site of approximately 300'. Triad Engineering, Inc. Impact Analysis Statement September 2005 Largent Property G. Drainage The site has no identified drainage problems. There are no streams or ponds located on the site, except Buffalo Lick Run that briefly crosses the southern property line. Due to the on -site slopes, drainage can be expected to flow south and east and enter into Buffalo Lick Run. An increase in storm water runoff can be expected with any development on the property. Storm water management will be provided in accordance with the Frederick County Code, Chapter 165. Further, the stormwater facility will be designed and engineered using a Best Management Practice (BMP) approach so that the quality and quantity of stormwater retained and discharged will meet all applicable environmental and development standards. CghlD Triad Engineering, Inc. Impact Analysis Statement September 2005 Largent Property H. Solid Waste Disposal Facilities No additional solid waste disposal facilities will be required for the proposed development. Tipping fees are $38.00 per ton. A private solid waste hauler will handle collection. Z31AD Triad Engineering, Inc. Impact Analysis Statement September 2005 Largent Property Impact Analysis Statement September 2005 I. Historic Sites and Structures The site contains no known historic sites or structures as listed on the National Register or according to Frederick County GIS data. TRIAD Triad Engineering, Inc. Largent Property J. Community Facilities Impact Analysis Statement September 2005 Education A positive fiscal impact to education facilities is anticipated. Emergency Services The Frederick County Sheriff's Department provides police protection. The fire and rescue facility designated to serve this site is the Millwood Fire and Rescue Company located north of the site on Costello Drive. No additional fire and rescue facilities will be required for the area proposed to be rezoned. Parks and Recreation A positive fiscal impact to parks and recreation facilities is anticipated. Triad Engineering, Inc. Airport Road (VA Sec. Rt. 645) (this section now abandoned) Approximate Location New Airport Road Completed OCT 2004 0 0.05 0.1 SCALES 0.2 0.3 0.4 0.5 Map 3 1:12,000 "Awned Location!1 Map Largent Property 07 April 2005 1"= 1,000' Miles L(TJ P N Triad Engineering, Inc. www.triad winc.com Current Zoning The Largent Property 0 The Largent Property Parcel lines 141 (Industrial, Light District) rrn RA (Rural Areas District) RP (Residential Performance District) 0 105210 a 1:4800 SCALES 420 630 07 April 2005 840 1" 400' 1,050 Feet LE, !f Triad Engineering, Inc. www.triad- winc.com Map4 Map 5 Floodplain The Largent Property CP The Largent Property Streams Parcel lines fJ Floodplain Conservation Area 'T. 5' Contours Please note that the Floodplain depicted on this map is an approximation of the extents of the actual Floodplain. 0 100200 1:4800 SCALES 400 600 800 1,000 Feet 1" 400' °a�i[Ide� 07 April 2005 Triad Engineering, Inc. www.triad- winc.com The Largent Property Slopes 0.00 5.00% 5.01 10.00% 10.01 15.00% Slope Map The Largent Property Parcel lines 15.01 20.00% 20.01 25.00% 25.01 90.00% Contours SCALES 0 105 210 420 1:3600 1" 300' 630 Feet 111LID -/7 07 April 2005 Triad Engineering, Inc. www.triad- winc.com map 6 u 0 L O O 4 N 2 T T T v N Q co N a zzz 0- b tn r V)riirN O 0] V U)rnrn E 0 u u �o 0 0 0 0 N 0.