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HomeMy WebLinkAbout10-06 Impact AnalysisDavid A. &Linda W Hicks Rezoning Request RA to B2 2.07 Ac. TM 42 -A -249 Located at 354 Bryarly Road, Frederick County Gainesboro Magisterial District Impact Analysis Statement Purpose The purpose of this rezoning request is to rezone 2.07 Ac. To B2 and construct a two story office building that architecturally fits into the immediate surrounding area. Background Currently the property consists of a 2.01 Ac. Of mostly open land by deed dated June 24, 2005 and recorded instrument 050013756 and conveyed to David A. and Linda W. Hicks. Location The parcel is located on the west side of Rte. 522 (N. Frederick Pike), it also fronts on Bryarly Road (Rte.789). The site is approximately 1/8 of a mile south of the intersection of Burnt Church Road and Rte. 522. Surrounding Properties The site is bounded by Rte. 522 to the east, Bryarly Road to the west, to the north by RA zoned property with a conditional use permit for a hair salon approximately 40 feet form boundary and by RA zoned property to the south which is vacant land. The nearest residence to the south is approximately 175 feet form boundary. The proposed rezoning would not have any significant affect on adjoining properties, regarding noise, fumes, pollution, odors, glare or other nuisance features. Traffic Impacts- The proposed rezoning of this site for a two story office building of approximately 25,000 SF would result in an increase of 200 to 300 vehicles per day total based on the ITE Trip Generation Book. The 25,000 SF building as shown on attached plans reflects the maximum density for the site at this time, due to required buffers and number of required parking spaces for general office use. The maximum density allowed under the zoning ordinance can not be achieved due to these restrictions and therefore does not apply to the projected vehicle per day count. Currently the plan is proposed with a righ in/ rights out entrance on Bryarly road and a right our, only entrance onto Rte.522. This would allow for vehicles entering the site in the morning with 50% coming form each direction. We expect 90% of all exiting vehicles shall use the right out only entrance onto Rte. 522. Bryarly Road is currently a 20ft. wide pavement section with a speed limit of 45 mph. This road section also currently handles 730 per day according to VDOT latest traffic study, and would have not trouble handling the increase in traffic flow. We are unaware of any plans by the county or VDOT to widen or otherwise modify the existing road section. RTE. 522 is currently a four lane divided highway with a daily traffic count of VPD 18,000, based on VDOT's latest annual average daily traffic study. "T raffic lmoacts cont. VDOT has also already stated that they have no objections to either a right out only entrance onto RTE.522, or a tight in right out entrance provided the proper turn lanes are constructed as shown on attached plan. Sewage Conveyance- The proposed office building would be served by a drainfield of sufficient size to handle the building load A reserve drainfield site is also being provided. Both drainfield sites have excellent soil characteristics as determined by a local soil scientist, and are currently under review by the Health Department. Drainage Storm drainage shall be handled by curbs gutter in association with an underground storm sewer system. Storm Water Management will be handled by the use of an underground detention/ infiltration facility. Water Supply Water shall be supplied by a well located onsite. Water usage for the proposed office building shall be minimal. Usage will be limited to bathroom usage and the making of coffee, etc. during an average eight hour day. Solid Waste Disposal Facilities The proposed usage of the site will minimize solid waste to the usual general office type: paper, etc. A screened 10 foot by 10 foot concrete dumpster pad has been provided. Dumpster shall be emptied twice weekly. Historic Sites and Structures This site is of no known historical interest value and has no historic buildings or other appurtenances located on site. Also, there are no know sites or buildings of any historical significance within the immediate are surrounding the proposed site. Impacts on Community Facilities The impact of proposed rezoning will be minimal on any community facilities. A) Schools- none B) Police- none C) Fire Rescue minimal (volunteer) D) Parks Recreation- none E) Solid Waste- Minimal (private) Other Impacts There is no other impacts associated with the rezoning request. Proffers See attached list. 11 August 2006 To: Virginia Department of Transportation PO Box 2249 Staunton, VA 24402 -2249 RE: Hicks Office II (Albin Center) Frederick County, VA Comments of June 15, 2006: Artz Associates, PLC 16 E. Piccadilly St. Winchester, VA 22601 540- 667 -3233 FAX -540- 667 -9188 1. Duly Noted. 2. We would like to pursue a Right In/Right Out Entrance on Rte. 522. We believe that 50% of the patrons using this site will be vehicles heading south into Winchester. The entrance will not create a U -turn problem, because most local traffic will access the site from Bryarly Road. If coming from Winchester they would naturally turn onto Bryarly Road at the light in front of Winchester Equipment. 3. We have no problem eliminating the proposed turn lane on the northbound lanes. We would be willing to upgrade the turn lane at Rte. 789. 4. We have no objection to improving this crossover provided we can obtain a Right In/Right Out entrance onto Rte. 522. By improving the crossover at Rte 789 and eliminating the proposed northbound turn lane, we are channeling the northbound traffic onto Rte. 789 for access to the site. Therefore, there would then be no problem with U -turns and a Right In/Right Out entrance on to Rte 522 should be acceptable.