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Home My WebLink About08-06 Impact AnalysisMay 9, 2006 CT MALY =0= STATE G ENT A PROPOSED REZONING for PARCEL ID 63 -A -104 Shawnee Magisterial District Frederick County, Virginia Prepared for: Mr. Jim Webb Mitchell Webb, LLC 19 First Street, Suite 202 Berryville, Virginia 22611 Prepared by: PAINTER LEWIS, P.L.C. 116 South Stewart Street Winchester, VA 22601 Tel.: (540)662 -5792 email: office @painterlewis.corri Job Number: 0506012 is i U' MAY I i. INTRODUCTION 3 A. SITE SUITABILITY 3 B. SURROUNDING PROPERTIES 4 C. TRAFFIC 5 D. SEWAGE CONVEYANCE AND TREATMENT 5 E. WATER SUPPLY 6 F. DRAINAGE 6 G. SOLID WASTE DISPOSAL FACILITIES 6 H. HISTORIC SITES AND STRUCTURES 6 I. COMMUNITY FACILITIES 7 J. OTHER IMPACTS 7 APPENDIX 8 IMPACT ANALYSIS STATEMENT PARCEL ID 63 -A -104 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS page page 2 IMPACT ANALYSIS STATEMENT PARCEL ID 63 -A -104 i. INTRODUCTION Mitchell Webb, L.L. C. (the applicant) is interested in rezoning a parcel of land located on Shawnee Drive off of Route 11, Valley Avenue in Frederick County. The parcel is identified in the tax records of Frederick County as TM# 63 -A -104 (see Exhibit 1). The parcel contains 0.94 Acres and is currently zoned RP, Residential Performance. It is the intent of the applicant to have this parcel rezoned to B2, Business General District. According to Frederick County staff, the parcel is included in the Eastern Frederick County Long Range Land Use Plan he Frederick County Comprehensive Plan. The parcel appears to lie between land planned for business use and land planned for industrial use. The current development and growth pattern of this area, just outside of the southern border of the Winchester City limits, would indicate that commercial growth is preferred in this vicinity. The description of B2 zoning in the Frederick County Zoning Ordinance states that general business areas are located at major intersections, involve frequent and direct access by the general public but not heavy truck traffic, should have direct access to major thoroughfares, and should have adequate frontage. The applicant plans to construct an office building on the site. The parcel is not large enough to accommodate an industrial use. The close proximity of the parcel to the intersection of Route 11 and Shawnee Drive would make high volume traffic to and from the site somewhat problematic. The office use wilt typically generate fewer vehicle trips than a retail use and reduce regular delivery truck access. The office use will create less impact on the existing adjacent residential parcels. A. SITE SUITABILITY The subject parcel is within the Urban Development Area established by Frederick County. The surrounding parcels that have road frontage on Route 11, Valley Avenue, are utilized for commercial uses. The parcel would have an entrance off of Shawnee Drive (see Exhibit 4). There is currently a traffic signal at the intersection of Route 11, Valley Avenue, and Shawnee Drive. There is a 7 -11 convenience store, bank, car dealership, and the entrance to Creekside Village retail center currently located at this intersection. There are also turning lanes onto Shawnee Drive from Route 11, Valley Avenue in both directions. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0115 B shows the subject area to be outside of any flood hazard zone. WETLANDS No wetlands have been identified on the site. page 3 IMPACT ANALYSIS PARCEL ID 63 -A -104 STEEP SLOPES According to the soil survey information there are no steep slopes present on the property. 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 type: Carbo Silt Loam: 5B (2 -7% Slopes). This soil is moderately deep, gently sloping, and well drained. Depth to bedrock is around 26 inches in these soils. The unified classifications for this soil type are CL and CH. B. SURROUNDING PROPERTIES The subject parcel is bordered to the north by Shawnee Drive with 3 parcels being adjacent across the road. To the northeast and fronting along Route 11, Valley Avenue, is TM# 63 -A -102. This parcel is 1.20 acres and owned by First National Bank of Strasburg and is zoned B2. The current use for this site is a bank. Directly to the north of the subject parcel is TM# 63 -A -103, a 0.50 acre parcel owned by A. Jay Jr. and Fray E. Low. This parcel is zoned RP and is used for a single family residence. To the northeast is TM# 63C -1 -9, owned by James C. and Dusti Jill Likens. This parcel is also zoned RP and used as a single family residence. Located to the east is TM# 63 -A -105, a 0.45 acre parcel owned by David R. Miller Jr. This parcel is zoned RP and used for a single family residence. The subject parcel is bordered to the south by TM# 63 -A -99, a 1.58 acre parcel owned by James J. Lantz. This parcel is zoned M2 with a listed use of commercial and industrial. A small portion of the subject parcel has frontage along Route 11, Valley Avenue. This portion has 2 properties adjacent to it. The southern most parcel is TM# 63 -A -28, a 0.41 acre parcel owned by Valley Avenue Rental Properties, LLC. This parcel is zoned B3 and has a listed use of commercial and industrial. The property just to the north of that parcel is TM# 63 -A -25, a 0.50 acre parcel owned by Valley Avenue Rental Properties, LLC. This parcel is zoned RP and has a listed use of commercial and industrial. The 2 properties owned by Valley Avenue Rental Properties, LLC. are located on the opposite side of Route 11, Valley Avenue from the subject parcel and have frontage along Route 11, Valley Avenue, as their eastern property limits. The remaining two (2) parcels bordering the subject parcel to the east remain to the east of Route 11, Valley Avenue, with frontage on Route 11 as their western property boundary. Of these parcels the southernmost one is TM# 63 -A- 100, a 0.37 acre parcel owned by Phillip R. Yount. This parcel is zoned B2 and is currently the location of a car lot. Just to the north of that parcel is TM# 63 -A -101, this parcel is at the southeast of the intersection of Route 11, Valley Avenue, and Shawnee Drive. This parcel is 0.38 acres and is owned by the Commonwealth of Virginia, is zoned B2, and its listed use is State Government use. The surrounding properties can be seen on Exhibit 1. page 4 IMPACT ANALYSIS 5 ATEMENT PARCEL ID 63 -A -104 page 5 C. TRAFFIC The property is located approximately 250 feet southeast of the intersection of Route 11, Valley Avenue, and Shawnee Drive on the southern side of Shawnee Drive. This intersection is signalized and Route 11, Valley Avenue, has turning lanes to enter Shawnee Drive from both directions. The proposed use for this property is for use as office space, the traffic impacts foreseen by the rezoning of this parcel are outlined below. The latest traffic analysis of the area shows that the current daily average number of vehicles on this section of Route 11, Valley Avenue, is 17,000 vehicles per day. The daily average for Shawnee Drive is 5,200 vehicles per day. This information is from the traffic data published by the Virginia Department of Transportation on their website. This data is dated 2004. The ITE Trip Generation Manual, Seventh Edition, was used to approximate the average daily traffic that will enter and leave the subject parcel. Upon rezoning, the parcel would be used for general office space. We have selected land use 710, General Office Building to model the traffic count for the site. The ITE Trip Generation Manual describes the General Office Building use as follows: "A General Office building houses multiple tenants and is a location where affairs of businesses, commercial or industrial, organizations, or professional persons or firms are conducted." The parcel contains 0.94 acres. The preliminary generalized siteplan for this site (Exhibit 4) shows that the estimated floor space of the 2 -story office building proposed is approximately 8,960 square feet. General Office Building, Code 710 Based on a projected gross leasable area of 9,000 square feet: Weekday: 11.01 trips per 1000 sf 100 trips Weekday A.M.: Peak Hour: 1.55 trips per 1000 sf 14 trips Weekday P.M.: Peak Hour: 1.49 trips per 1000 sf 14 trips Saturday: 2.37 trips per 1000 sf 22 trips Sunday: 0.98 trips 9 sf 9 trips D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the Frederick County Sewer and Water Service Area and would be served by a municipal sewer works. The location of the existing 15" sewer line is shown on the Generalized Site Plan, Exhibit 4. IMPACT ANALYSIS STATEMENT PARCEL ID 63 -A -104 E. WATER SUPPLY The site is inside the Frederick County Sewer and Water Service Area and would be served by a municipal water supply. The location of the existing water line is located on the Generalized Site Plan, Exhibit 4. F. DRAINAGE According to the USGS topographic map and the Frederick county soil survey it appears that this site has gentle slopes. Its location would also infer that drainage problems would not be a major concern at this site. The site is surrounded by developed lots and roads. According to the USGS map it appears the majority of the water flow across the parcel would go from south to north. There the water would be collected in the Shawnee Drive ditch system. Upon development of a siteplan for the construction of the office buildings greater attention is warranted to provide the storm sewer system required to control the increase in runoff created by the addition of impervious area on the site. G. SOLID WASTE DISPOSAL FACILITIES This commercial development will be responsible for the cost of solid waste collection and disposal. No additional solid waste disposal facilities will be required for the proposed development. The amount of solid waste generated by the development can be estimated based on one pound per employee per day. Using a figure of 40 employees per acre, the estimated number of employees is 38. The annual amount of solid waste generated is estimated to be 7 tons. H. HISTORIC SITES AND STRUCTURES According to the Rural Landmarks Survey there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. This property is located within the core areas of the First and Second Battles of Kernstown and study area of the Second Battle of Winchester. However, due to development in this area, it has been deemed to have lost its integrity. There are 22 identified historic sites, four (4) being potentially significant sites, shown in the Frederick County Rural Landmarks Survey that lie within a mile of the site. The potentially significant sites are Opequon Presbyterian Church, Tenant House at Brightside, Hopes Ordinary, and the Mervel Adams House. The remaining identified sites and their proximity to the subject parcel can be seen in Exhibit 2. A copy of the Civil War Battlefields and Sites map has been attached as Exhibit 3. page 6 IMPACT ANALYSIS STATEMENT PARCEL ID 63 -A -104 I. COMMUNITY FACILITIES DEVELOPMENT IMPACT MODEL The new Developmental Impact Model (D.I.M.) is utilized primarily for residential rezoning requests. It is anticipated that that capital facility impacts of commercial and industrial rezoning request are ultimately fiscally positive to the County by policy. Accordingly, the D.I.M. does not apply a fiscal impact to commercial rezoning. EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Stephens City Fire Company located in the town limits of Stephens City. No additional fire and rescue facilities will be required for the area proposed to be rezoned. PARKS AND RECREATION The Frederick County Capital Facilities Impact Model calculates the projected capital 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 the 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 GENERALIZED DEVELOPMENT PLAN 4 EXHIBIT 5 PROPERTY DEED 5 EXHIBIT 6 CURRENT TAX STATEMENT 6 EXHIBIT 7 PROFFER STATEMENT 8 IMPACT ANALYSIS 5 ATEMENT PARCEL ID 63 -A -104 IMPACT ANALYSIS STATEMENT APPENDIX page 8 item FIRST NATIONAL BANK OF STRABURG PIN 63 -A -102 1.20 ACRES ZONED B2 USE COMM. /INDUST. A. JAY JR. FRAY E. LOW PIN 63 -A -103 0.50 CRES ZONE1 RP USE SIN E FOAM. RES. IES C. DUST! JILL LIKENS PIN 63C -1 -9 ACRES ZONED RP USE SINGLE FAM. RES. ERTIEs LLEY AVENL,E RENTAL PRO PROPE63IE LLC. PIN S5 0.50 2E ZONED RP USE COMM. /IN INDUST. COMMONV EALTH OF VIRGINIA PI 63 -A -101 C 38 ACRES ZONED B2 USE STATE GOVT. PHILLIP R. YOUNT PIN 63 -A -100 0.37 ACRES ZONED B2 USE COMM. /INDUSTR. VALLEY AVENUE REN IA L PROPERTIES, LLC. PIN 63 -A -28 0.41 ACRES ZONED 83 USE COMM. /INDUST. AMES J. PIN 63 -A -99 LANT 1.58 ACRES ZONED M2 JS' :�OMM. /INDUST. ILLER JR. 3 -A -105 ACRES ONED RP SINGLE FAM. RES. 0 Scale 1' 100 Ft 100 a o o a-Q N W 43 3 Z W IDE co O o w c Z d V W 0 (n W o a U J a O N M O N N to 0) 0 v N 0 h N N 1 N N o to L N W CC a o °E0 Wo. o E Z 3 w Q 0. URVEY A HEET: 0 Z tn rt w w z Z 0 z U w NA RAWN BY: JOB NO. EM 0506012 CALE: DATE: 100.0' 1/11/06 EX. SITE HISTORICAL PROPERTY KEY 003 BRIGHTSIDE 009 OPEQUON PRESBYTARIAN CHURCH 007 KERNSTOWN BATTLEFIELD 021 WILLOW BROOK 487 TENANT HOUSE AT BRIGHTSIDE 971 HOPES ORDINARY** 972 SAVAGE SEAL HOUSE 973 HOUSE IN KERNSTOWN 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 1191 RUSSELL HOUSE #2 1192 RUSSELL HOUSE #1 1379 FLETCHER HOUSE NOTE: INDICATES A POTENTIALLY SIGNIFICANT SITE AS DENOTED BY THE RURAL LANDMARKS SURVEY REPORT OF FREDERICK COUNTY 1200 =ME Scale 1' 1200 f SURVEY NA NONE DRAWN BY: JOB NO.: 1200 SEM 0506012 SCALE: DATE: 1200' 09/27/05 SHEET: EX. 2 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 punier 10 Parkins Mill Battery 11 Carysbrook Redoubt 1219th Corps Line 13 Hilandale Earthworks /1864 65 Line 14 Zig -Zag Trenches Battlefield I Fortification /Entrenchment Frederick County Planning Development Vlneheater, VirgrM Civil War Battlefields and Sites /As Defined bv the 1VPS Shenandoah Valley Civil War Sites Stu Study) 12 -10 -97 JAMES J. LANTZ DB.587, P0.396 TM- 53 -A -99 rn I MUM; Tap Map tl: 63 -8 -104 Existing Zoning' RP Proposed Zoning: 62— Highway Commercial Nisticl Ulm V Existing Us onl Parcel hem 0897 acres (38.073 sq. tt Proposed Use: Two Story Office Bolding Proposed Building: 400111 4,480 em 11. 22 Building Reslnclion Lines: Emnl Pod Setback Required— 35' Bear Yard Setback: Required— 0 Sate Yard Setback: Required— 0 Maximum Building Height 8180.0— 35 Open Space Required. 150 5,000 Sq. R. Open Space Pmvl4sd: 490 18'010 'q. H. Building Ind Impervious M o Coverage: Building footprint Mm: 4 40000 .q. R. Asphalt Pavement Area: 14.593 .00 s4. R. b P PUP M 1284OP ft 10181 IMPERVIOUS Mr 1 20,45100 sq. 0. PROFFER TM -63 -A -104 0.8966 ACRES Parking Requirement''. Properly line Setback: Errol Yard Setback Required— 5' Rear Yard Selbcek' Required— 5' Side Yard Selbock: Requiretl— 5' Spaces Required: Office. (1) per 250 ig. it. 8,060 /250- 35 spaces required Total Porting Spaces Provided: 38 (2) HOCP spaces included tootling Required— None PHILIP R. YOUNT TRUSTEE OF THE RALPH P. YOUNT RESIDENTIAL TRUST 08.525, PC.367 TM -63 -A -100 N31°57'542' 235.54' 2 29.69' DAVID R. MILLER JR. DB.373, PG.431 TM -63 -A -105 0 I r 171'54T 28.64' MI ,-V 1 30' INTERPARCEL ACCESS EASEMENT CURVE 01 ARC 18.39' DELTA ANGLE 01'2 RADIUS 778.51' TANGENT 9.19' CHORD BEARING 556'54'26 'E CHORD 18.39' Q_ Z cr a 1nwL zaw-- v o c o W U W w O Y W U Q Z N id g id Lai V N Z E ww SURVEY NA 011118 111111 Lti w 3z to z O z V W NA DRAWN BY: JOB NO.: SEM 0506012 SCALE: DATE: 1 =30.0' 5/10/06 SHEET: EX. 4