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Home My WebLink About05-06 Impact AnalysisIMPACT ANALYSIS•ATEMENT PARCEL ID 75-A-91B section TABLE OF CONTENTS i. INTRODUCTION A. SITE SUITABILITY B. SURROUNDING PROPERTIES C. TRAFFIC D. SEWAGE CONVEYANCE AND TREATMENT E. WATER SUPPLY F. DRAINAGE G. SOLID WASTE DISPOSAL FACILITIES H. HISTORIC SITES AND STRUCTURES I. COMMUNITY FACILITIES J. OTHER IMPACTS APPENDIX page 2 IMPACT ANALYSIS STATEMENT page 3 3 4 5 6 6 6 6 6 7 7 8 IMPACT ANALYSIS•ATEMENT PARCEL ID 75 -A -91B i. INTRODUCTION Ventures I of Winchester, LLC (the applicant) proposes to rezone and subdivide the parcel of land, TM# 75 -A -91 B, also referred to as Lot 2 of Commonwealth Business Park. This parcel is a 12 acre tract that is currently zoned B3. The applicant wishes to subdivide the current 12 acre parcel into 6 lots varying in sizes of 1 to 2 acres, and a re- gional storm water management lot of approximately 1 acre. Commonwealth Court, Va. Route 1167 will be extended from the existing cul -de -sac to the south to provide access to the adjacent parcel owned by Winchester -81, LLC. The applicant would like to rezone the tract to B2, Business General District from the current B3, Industrial Transition Zone. The proposed use is not known for all the lots. The surrounding parcels are all currently zoned B3. The existing, adjacent parcels have been developed generally for light com- mercial uses rather than transitional industrial uses. These uses include an indoor sports facility, auto sales and service facilities, contractor offices, and a manufacturer of precision instrument components. Chapter 165 -82 of the Frederick County Zoning Ordi- nance says that B2, General Business District, areas should be located on arterial highways, at major intersections, and at interchange areas. The location of this parcel, at the interchange of 1 -81 and Routes 37 and 11, is in conformance with the guidelines stated for B2 zoning areas. A. SITE SUITABILITY The Frederick County Comprehensive Policy Plan does not include the subject parcel in any of its current study areas. The parcel does lie within the Urban Development Area (UDA) and Frederick County Sewer and Water Service Area (SWSA). The parcel is cur- rently zoned B3 and is located adjacent to an existing business park. The surrounding parcels of land are also zoned B3. The existing lots in the Commonwealth Business Center and have been developed. The surrounding property location and information can be seen on Exhibit 1. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0200 B shows that the property is not within any floodplain. WETLANDS No wetlands have been identified on the site. STEEP SLOPES The property generally slopes from the northeast to the southwest. There appear to be no areas of concern with regards to steep slopes. Slopes on the site appear to be within the 2 -7% range. page 3 IMPACT ANALYSIS•ATEMENT PARCEL ID 75 -A -91B MATURE WOODLANDS There are no mature woodlands located on this site. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Carbo- Oaklet: 6C (2 -15 These silt loam soils are generally moderately deep to deep very rocky soils that are well drained. This soil type is often found on side slopes, hilltops and ridge tops. The unified soil classifications are CL, CH, and CL -ML. Chilhowie: 8B (2 -7 These soils are generally moderately deep, gently sloping, and well drained. These silty day loams commonly follow hilltops and are long and nar- row regions. The unified soils classifications are CL, CH, GC, MH, and GM. Frederick Poplimento: 14B (2 -7 These loam soils are generally very deep, gen- tly sloping, and well drained. These soils generally form along valley sides and are usu- ally long and narrow regions. The unified soil classifications are CL, CL -MH, CH, GC, and SC. B. SURROUNDING PROPERTIES The subject parcel is bordered to the south by a 23.17 acre vacant parcel owned by Winchester -81, LLC, TM# 75- A -10A. This parcel is currently zoned B3. It is assumed that this parcel will most likely be developed in much the same manner as the nearby lots in Commonwealth Business Park with light industrial or commercial development. Its location, most notably its proximity to the Route 11, Route 37, and Interstate 81 In- terchange, demands a use benefiting from high visibility such as restaurants, retail, or hotel usage. To the west, the parcel is bordered by TM# 63 -A -85, owned by Valley Properties Lim- ited PR. This parcel is 9.27 acres, zoned B3, and is the site of an auto parts distribution store. To the east is the Interstate 81 right -of -way. To the northeast is TM# 75 -A -91 C, a 6.02 acre parcel zoned B2 and the site of an indoor sports facility (Sportsplex). This parcel is owned by Hodgson Construction, LLC. To the north of the subject parcel and directly west of the Sportsplex is TM# 75 -A -91 D, owned by R &P Rentals, LLC. This parcel is 1.59 acres, zoned B3, and is the current site of an auto body repair shop. Moving to the west is TM# 75 -A -911, owned by David B. Holliday. This parcel is 1.31 acres, zoned B3, and is the site of an automobile sales and service lot. TM# 75 -A -91G is the west of the Holliday lot and is owned by Spiderweb Technology, LLC. This parcel contains one acre and is zoned B3. Spiderweb Technology, LLC manufactures cross hairs for precision instruments. To the west of the Spiderweb Technologies parcel is TM# 75 -A -91 H, owned by Prelip, MG Properties, LLC. This parcel contains 1.21 acres and is zoned B3. The site is used for general contractor offices. Please see Exhibit 1. It is important to state that most of the uses of the surrounding lots are not used for transitional industrial uses and that the character of the traffic consists generally of light duty vehicles. This coupled with the fact that the location of this property is in agreement page 4 with the guidelines set for in the Frederick County Comprehensive Plan for B2 zoning make it an appropriate property for the B2 zone. IMPACT ANALYSISOATEMENT 40 PARCEL ID 75 -A -91B C. TRAFFIC The extension of Commonwealth Court, as described herein, will result in a cul -de -sac length which exceeds 1000 feet. The Frederick County Subdivision Ordinance prohibits the construction of cul -de -sacs which exceed 1000 feet in length. A waiver from this provision, 144- 17- G -(1), will be required from the Planning Commission prior to final approval of the subdivision plans. The extension of Commonwealth Court to the south will provide the only access to the 23.17 acre vacant parcel owned by Winchester -81, LLC, TM# 75- A -10A. No access will be permitted from this parcel directly to Route 11. It was necessary to make some assumptions about the future uses of the subject parcel in this rezoning request before a traffic analysis could be performed. First of all, a land use needed to be selected. Since the actual land uses are unknown at this time for the lots in question, we selected a retail use, which we believe will generate the most traffic intensive land use. Land use 814 Specialty Retail Center was chosen from the ITE Trip Generation Manual, Seventh Edition to perform this traffic analysis. The second as- sumption made was the percentage of each lot area that would be built out into gross floor for a retail store. We felt that an average of 25% of the lot acreage would be an accurate portrayal of the gross square footage of retail area on each of the lots. With this assumption the estimated gross square footage of retail space on this parcel would be 130,680 square feet. The current traffic conditions in the immediate area of the Commonwealth Business Park was also considered. According to figures published by the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 11, Valley Avenue, in 2004 was 17,000 vehicles at the intersection with, Route 1167, Commonwealth Court. The Average Daily Traffic on Route 1167, Commonwealth Court, in 2004 was not available. Traffic impacts from the proposed rezoning will be estimated using the figures in the ITE Trip Generation Manual, Seventh Edition. Since no specific land use is being proffered for the site, the category of Land Use which will be applied to the 12 acres (6 lots) pro- posed for rezoning reflects the most intensive use, that is, retail sales. The type of retail use that will serve as a model for traffic impacts will be Specialty Retail Center, Code 814. Specialty Retail Centers are generally small strip shopping centers that contain a variety of retail shops and specialize in quality apparel, hard goods, and services such as real estate offices, dance studios, florists, and small restaurants. Specialty Retail Center, Code 814 Based on a projected gross leasable area of 130,680 square feet: Weekday: 44.32 trips per 1000 sf 5,792 trips Weekday A.M. Peak Hour: 6.84 trips per 1000 sf 894 trips Weekday P.M. Peak Hour: 5.02 trips 1000 sf 657 trips page 5 IMPACT ANALYSI•ATEMENT PARCEL ID 75-A-91B Saturday: 42.04 trips per 1000 sf 5,494 trips Sunday: 20.43 trips per 1000 sf 2,670 trips D. SEWAGE CONVEYANCE AND TREATMENT This site is within the Sewer and Water Service Area (SWSA) and is therefore eligible to connect to the public sanitary sewer system. The public sewage system currently in- cludes an 8" line that extends to the end of the cul -de -sac of Commonwealth Court and extend to the northwest to service the Sportsplex. E. WATER SUPPLY This site is within the Sewer and Water Service Area (SWSA) and is therefore eligible to connect to the public sanitary sewer system. The existing public water system includes an 8" line that extends to the end of the cul -de -sac of Commonwealth Court and extend to the northwest to service the Sportsplex. F. DRAINAGE The surface water would generally move from the northeast in the southwestern direc- tion across the parcel and then across the parcel to the south of the site, TM# 75 -A -10A until reaching a low point at the edge of Route 37. It appears that the water is piped under the highway from this point. There appear to be several localized high points just to the north of the subject parcel. It appears that there is not a large amount of offsite water draining across the site. The slopes are also gentle across the site helping to keep runoff velocities below erosive velocities. The applicant is also proposing to construct a regional storm water management facility in the southwest corner of the property. The storm water management facility should be owned and maintained by a lot owners association. Please refer to the Proffer State- ment. G. SOLID WASTE DISPOSAL FACILITIES It can be assumed that the tenant on each lot will use dumpsters to service the needs of that particular business. It would therefore be of the responsibility of the individual lot owners to pay for the removal of the dumpsters accordingly. H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Land- marks Register and the National Register. According to the Comprehensive Policy Plan, there are 22 identified historic sites as shown in the Frederick County Rural Landmarks Survey that lie within a mile of the site. Of these 22, 3 are considered a potentially sig- page 6 IMPACT ANALYSI•ATEMENT PARCEL ID 75 -A -91B nificant site by the Rural Landmarks Survey of Frederick County. These 3 sites are Carysbrook, Carysbrook Redoubt, and the Mervel Adams House. The location and proximity of all the historic landmarks can be seen in Exhibit 2. The southeastern corner of the Kernstown Battlefield is just outside the '1 mile radius from the center of the subject parcel. The battlefield location with respect to the subject parcel can be seen in Exhibit 2. The subject property is not located in an area consid- ered to be a historic Civil War battlefield region by the NPS Shenandoah Valley Civil War Sites Study. A copy of the Civil War Battlefields and Sites map has been attached as Exhibit 3. I. COMMUNITY FACILITIES EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Stephens City Volunteer Fire Company just off of Main Street in Stephens City. No additional fire and rescue facilities will be required for the area proposed to be rezoned. The Frederick County Capital Facilities Impact Model cal- culates that the projected capital cost for emergency service facilities attributable to this development is $00.00. Please refer to the attached Proffer Statement for additional in- formation. PARKS AND RECREATION The Frederick County Capital Facilities Impact Model calculates that the projected capi- tal cost for public park facilities attributable to this development is $00.00. J. OTHER IMPACTS The Frederick County Capital Facilities Impact Model calculates the following additional fiscal impacts attributable to this development: Public Library $00.00; Schools $00.00 Sheriffs Office $00.00; Administration Building $00.00; Other Miscellaneous Facilities $00.00 After adjustments for tax credits, the net capital facilities impact is $00.00. page 7 EXHIBIT 1 PROPERTY MAP 1 EXHIBIT 2 HISTORIC STRUCTURES MAP 2 EXHIBIT 3 CIVIL WAR BATTLEFIELD MAP 3 EXHIBIT 4 PROPERTY DEED 4 EXHIBIT 5 CURRENT TAX STATEMENT 5 EXHIBIT 6 PROFFER STATEMENT 6 IMPACT ANALYSISATEMENT PARCEL ID 75 -A -91B IMPACT ANALYSIS STATEMENT APPENDIX page 8 item 63((A))88A H P. HOOD, INC. ZONED: M -2 EX. USE: INDUSTRIAL DB: 300, PG: 9390 DB: 935. PG: 739 75((A))91C 1.01' 4A SPNERWEB TECHNOLOGY, LIR ZONED: B -3 F.X. USE: COMMERCIAL DB: 954, PC: 1648 75((A))911 LOT 40 THE MLR COMPANIES, LLC ZONED: B -3 EX. USE: AUTO SALES /SERVICE INST: 05004507 75((A))91D LOT 4C R&P RENTALS, TLC ZONED: 8 -3 USE: OFFICE/WAREHOUSE LOT AREA: 1.59 acres DB: -04 -2886 LOT 1 '87,120 S.P. 2.0000 ACRES LOT 2 07,120 3.F 2.0000 ACRES CIONAL STY. WATER MANAGEMENT FACILITY 41,528 S.F. 9534 ACRE 75((A))91C MAT 3A HODGSON CONST., LLC ZONED: B -3 USE: COMMERCIAL LOT AREA: 8.0238 acres DB: -02 -22812 PROP. ROADWAY \34.372 S.F. 0 ACRE 4 87,20 S.F. I 2.0000 ACRES 63((A))868 H. P. HOOD, INC. ZONED: M -2 EX. USE INDUSTRIAL DB: 300, PC: 9390 DB: 935, PC: 739 75((A))91E LQT 5 PRELIP M G PROPERTIES LLC ZONED: 8 -3 DB: 950, PC: 704 75L(A))91F LOT B I OYCE 6OCHEAL D k CAROLINE N ZONED: 13-1 Sf. 01 -14954 75((A))91H LOT' BA PRELIP, MG PROPERTIES, LLC 1.21 ACRES ZONED: B -3 EX. USE: COMMERCIAL NST: 000009444 83((A))85 VALLEY PROPERTIES LIMITED PR 9.27 ACRES ZONED: B -3 EX. USE: COMMERCIAL DB: 959, PC: 829 SURVEY NA C.I.: NONE DRAWN 8Y: JOB NO.: RD 0502016 SCALE: DATE. 1' =200' 12/09/05 1((A))82 N E. LENIN 3R16 LEWII )1 ACRES TED: B -3 040010445 53((A »53 BERT D. JOHNSON ',VIA T. JOHNSON 0.28 ACRES ZONED: B -3 N ST: 030010351 63((A »84 WI110U E. 0001' LINDA I. PROP 0.33 ACRES ZONED: B -3 D.B. 790, PG. 558 200 0 200 INIAMEME Scale 1' 200 ft 75((A))10A WINCHESTER-81, 11C 23.17 Acres ZONED: B -3 USE: VACANT DB: 721. PC: 190 DB: 813, PC: 593 75((A »91 101' 2 VENTURE 1 OF WINCHESTER, UR 522,713 s.f. 11.998 Acres ZONED: B -3 VACANT INST. 050016459 IDES OF 1 -81 IMPROVEMENTS 1 -81 IMPROVEMENTS 12,885.02 S.F. 0.2912 ACRE 1 -81 IMPROVEMENTS 12,039,73 S.F. 0.2762 ACRES I -81 IMPROVEMENTS 23,851.48 S.F. 0.5433 ACRES SHEET: Exhibit 1 10 HISTORICAL PROPERTY KEY 021 WILLOW BROOK 126 HILANDALE 319 CARYSBROOK 320 CARYSBROOK REDOUBT 321 HILANDALE EARTHWORKS 519 CHURCH OF CHRIST HOUSE AND BARN 974 LANTZ HOUSE 975 HOUSE IN KERNSTOWN 976 3248 VALLEY AVENUE 977 LORING RITTER HOUSE 978 3328 VALLEY AVENUE 979 3400 VALLEY AVENUE 980 MERVEL ADAMS HOUSE 981 HANOVER HOUSE 982 HOUSE, RT. 11 SOUTH 983 HOUSE, RT. 11 SOUTH 984 VILLAGE AUTO SALES 985 HORTON'S NURSERY 1042 HOUSE OFF RT. 651 1191 RUSSELL HOUSE #2 1192 RUSSELL HOUSE #1 1339 STEELE -CLARK HOUSE NOTE: INDICATES A POTENTIALLY SIGNIFICANT SITE AS DENOTED BY THE RURAI LANDMARKS SURVFY REPORT OF FREDERICK COUNTY 1200 1200 Scale 1' 1200 ft SURVEY NA W 10 V1 o OH U W NONE DRAWN BY: JOB NO.: 504 0502016 SCALE: DATE: 1" =1200' 00/23/05 SHEET: EX. CIVIL WAR SITES 1 First Battle of Kernstown 2 First Battle of Winchester 3 Second Battle of Winchester 4 Engagement at Rutherford's Farm 5 Second Battle of Kernstown 6 Third Battle of Winchester 7 Battle of Cedar Creek 8 Star Fort 9 Fort Collier 10 Parkins Mill Battery 11 Carysbrook Redoubt 1219th Prffi Corps Line 13 Hilandale Earthworks /1864 -65 Line 14 Ziq -Zaq Trenches Battlefield Fdrt1tication /Entrenchment Frederick County PlonnInp a Development Winchester. Virginia X{13 3 Civil War Battlefields and Sites Study) (As Defined by the NPS Shenand Valley Civil War Sites Stu (As DOned by the NPS Shenandbah Val Ig Civil War Sites 12 -10 -97 3((A))82 'H K. LEWIN JRIS LEWIN )1 ACRES NED: B -3 040010445 GIONAL, STM.,WATER MANAGEMENT FACILITY 41,528:S.F 9534 :ACRE 75((A))91C LOT 3A HODGSON CONST., LLC ZONED: B -3 USE: COMMERCIAL LOT AREA: 6.0238 acres DB: —02 -22812 PROP ROADWAY \•EXTENSION \34,372 S.F. .I 0\7891 'ACRE :LOT 4 x87,120 SF- 2.0000 ACRES 75((A))O1F LOT 6 OYCE MICHEAL D CAROLINE N ZONED: 8-1 ST. 01 -14954 75((A))91H LOT 6A PRELIP, MG PROPERTIES, LLC 1.21 ACRES ZONED: B -3 EX. USE: COMMERCIAL INST: 000009444 63((A »85 VALLEY PROPERTIES LIMITED PR 9.27 ACRES ZONED: B -3 EX. USE: COMMERCIAL DB: 959, PG: 829 65,LOT 340 5 1 1.5000 ACRES I LOT 6 73,492 S.F. r 1.6872 ACRES SURVEY NA DRAWN BY: JOB NO.: RD 0502016 SCALE: 1 =200' C.I.: NONE DATE: 1 2/ 0 9/ 0 5 63((A))83 BERT D. JOHNSON ZVIA T. JOHNSON 0.28 ACRES ZONED: B -3 INST: 030010351 83((A))84 WILLIAM E. BROY LINDA L. BROY 0.33 ACRES ZONED: B -3 D.B. 790, PG. 556 200 0 Scale 1" 200 ft 63((A))86B H. P. HOOD, INC. ZONED: M -2 EX. USE: INDUSTRIAL DB: 300, PG: 9390 DB: 935, PG: 739 200 75((A))91E LOT 5 PRELIP M G PROPERTIES LLC ZONED: B -3 DB: 950, PG: 704 63((A))86A H. P. HOOD, INC. ZONED: M -2 EX. USE: INDUSTRIAL DB: 300, PG: 9390 DB: 935, PG: 739 75((A))91G LOT 4A SPIDERWEB TECHNOLOGY, LLC ZONED: B -3 EX. USE: COMMERCIAL DB: 954, PG: 1648 THE 75((A))10A WINCHESTER -81, LLC 23.17 Acres ZONED: B -3 USE: VACANT DB: 721, PG: 190 DB: 813, PG: 593 75((A))911 LOT 4D MLR COMPANIES, LLC ZONED: B -3 EX. USE: AUTO SALES /SERVICE INST: 05004507 75((A))91D LOT 4C R &P RENTALS, LLC ZONED: B -3 USE: OFFICE /WAREHOUSE LOT AREA: 1.59 acres DB: —04 -26862 75((A))91B LOT 2 VENTURES 1 OF WINCHESTER, LLC 522,713 s.f. 11.998 Acres I ZONED: B -3 VACANT INST. 050016459 /MS OF I -81 IMPROVEMENTS 1 -81 IMPROVEMENTS S.F. 0.291± ACRE I -81 IMPROVEMENTS 12,039.73 S.F. 0.276± ACRES 1 -81 IMPROVEMENTS 1 23,651.48 S.F. 0.543± ACRES/ i SHEET: 1 wo Rt 9 a gA R Spn,7g LLE Sp ng HISTORICAL. PROPER Y KEY 021 WILLOW BROOK 126 HILANDALE 319 CARYSBROOK 320 CARYSBROOK REDOUBT 321 HILANDALE EARTHWORKS 519 CHURCH OF CHRIST HOUSE AND BARN 974 LANTZ HOUSE 975 HOUSE IN KERNSTOWN 976 3248 VALLEY AVENUE 977 LORING HOUSE 978 3328 VLLEY AVENUE 979 3400 VALLEY AVENUE 980 MERVEL ADAMS HOUSE 981 HANOVER HOUSE 982 HOUSE, RT. 11 SOUTH 983 HOUSE, RT. 11 SOUTH 984 VILLAGE •AUTO SALES 985 HORTON'S NURSERY 1042 HOUSE OFF RT. 651 1191 RUSSELL HOUSE #2 1192 RUSSELL HOUSE #1 1339 STEELE ,CLARK HOUSE NOTE: INDICATES A POTENTIALLY SIGNIFICANT SITE AS DENOTED BY THE RURAL LANDMARKS SURVEY REPORT OF FREDERICK COUNTY 1200 1200 V E r�.. a 0 rn ro o C N r N N N I I 0 N N 0 0 0 Up 0 C .0 0 0 0 ILLI 4 E+ W) a N e CC (1) m t E o 0- *(7) p L N 0 I nazi r O jr O •5 2 C I-- W E W 4 p U N Z W W zCD Z Z U W U SURVEY: NA C.I.: NONE DRAWN BY: JOB NO.: SEM 0502016 1- U W a 0 ce 0 a Q J Z 0 0 SCALE: DATE: i -1 9nn' nR /93 /n5