HomeMy WebLinkAbout14-06 Impact AnalysisIMPACT ANALYSIS STATEMENT
l OCT 1 3 2006
Pt
A PROPOSED REZONING
for
PARCEL ID 52 (A) 252
Gainesboro Magisterial District
Frederick County, Virginia
October 11, 2006
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Prepared for: Mr. George W. Glaize, Jr.
Glaize Real Estate
30 South Cameron Street
Winchester, Virginia 22601
Prepared by: PAINTER LEWIS, P.L.C.
116 South Stewart Street
Winchester, VA 22601
Tel.: (540)662 -5792
email: office @painterlewis.com
Job Number: 0507007
IMPACT ANALYSI3 TATEMENT
PARCEL ID 52 (A) 252
section
IMPACT ANALYSIS STATEMENT
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
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IMPACT ANALYSI•TATEMENT
PARCEL ID 52 (A) 252
i. INTRODUCTION
George W. Glaize, Jr., Trustee (the applicant) is the owner of a parcel of land located at
the intersection of Route 50 and Route 803 in Frederick County, Virginia. The parcel is
identified in the tax records of the county as TM# 52 -A -252. The parcel contains 1.38
acres. The parcel is currently zoned RA (Rural Areas District). The current development
occurring near the subject property makes the site more suitable and valuable for
commercial use. The owner is requesting to rezone the property from RA, Rural Areas
District to B2, Business General District. The Frederick County Comprehensive Plan
calls for commercial development in Phase II of the Round Hill Rural Community Land
Use Plan area; therefore, the proposed use is supported in the development plan.
Road construction is currently underway to realign the intersection of Rt. 50 and Round
Hill Rd. (Rt. 803) to the eastern boundary of the subject parcel. A 200 foot turn lane is
also being constructed across the frontage of the parcel for vehicles turning onto the
new Round Hill Rd. from Rt. 50 east bound.
A. SITE SUITABILITY
The subject parcel lies within Phase II of the Round Hill Rural Community Land Use
Plan study area, see Exhibit 4. The Frederick County Comprehensive Plan states that
any residential development in this phase of the study area should be avoided in favor
of commercial development. The current state of the immediate area would also
indicate that the time for the rezoning and commercial development of the parcel is
appropriate. In order to address the intent of the Round Hill Rural Community Land Use
Plan, the applicant agrees to proffer a Generalize Development Plan to address
business use, access management, green space, and vegetative screening. (See
Exhibit #5). With the completion of the realignment of Rt. 803, Round Hill Rd. and
Route 50, the subject parcel will be located on the southwest corner of the Rt. 50 and
Round Hill Rd. (Rt. 803) intersection.
The parcel is bordered to the north by the Rt. 50 east bound lanes. The parcel directly
across the highway from the subject parcel is TM# 52 -A -B and is owned by Winchester
Warehousing, Inc. The parcel is bordered to the south, east, and west by TM# 52 -A-
71A, owned by the Commonwealth of Virginia Department of Transportation. This
parcel is zoned B -2 and is used for the housing and maintenance of state highway
department vehicles and other items essential to their operations. Please see Exhibit 1
for site layout.
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 ANALYSIITATEMENT
PARCEL ID 52 (A) 252
STEEP SLOPES
The property generally slopes to the southeast toward the area of the construction for
the new Round Hill Rd. The slopes are gentle ranging from 2 -10 Storm water runoff
will discharge into a storm sewer and drainage ditch system being constructed along
with the new alignment of Route 803, Round Hill Rd.
MATURE WOODLANDS
There are no mature woodlands located on this site. The property has been cleared and
graded for the two existing residences.
SOILS
According to the Soil Survey of Frederick County, the site contains the following soil
type: Frederick Poplimento Loams: 14B (2 -7 and 14C (7 -15 These soils are part
of the Frederick Poplimento Oaklet association which are gently sloping to very steep,
very deep, well- drained soils formed in material weathered from limestone. Depth to
bedrock is approximately 60 inches or greater. The unified soil classifications for the
soils are: GM, GC, ML, CL, CH, SM, and SC.
B. SURROUNDING PROPERTIES
The parcel to be rezoned is currently bordered to the east, west, and south by TM# 52-
A-71A, owned by the Commonwealth of Virginia Department of Transportation. This
parcel is used for the maintenance and storage of state highway department vehicles,
equipment, and other items essential to their operations. This parcel is zoned B2. Upon
completion of the new Round Hill Rd. (Rt. 803) the site will be bound to the east by the
Round Hill Rd. right -of -way. The site is bound to the north by the east bound lanes of
Rt. 50. Directly across Rt. 50 is a 28.74 acre parcel of land (TM# 52 -A -B) owned by
Winchester Warehousing, Inc. This property is zoned B2. See Exhibit 1. The Winchester
Warehousing property was recently subdivided from approximately 68 acres to the
current 28.74 acres. The eastern portion of the property was sold to Wal -Mart
Properties and is currently being developed. This is the location of the new Wal -Mart
Supercenter. Surrounding properties are shown on Exhibit 1.
C. TRAFFIC
The subject parcel in this rezoning request is located on Route 50 eastbound just west
of the Winchester City limits in Frederick County. The roads adjacent to the parcel are
currently being upgraded to handle increased traffic flow due to the construction of the
new Wal -Mart Supercenter and proposed future commercial growth. More specifically,
Route 803, Roundhill Road, has been redesigned and has been constructed to intersect
with Route 50 at the eastern boundary of the subject parcel. As required by Virginia
Department of Transportation, access to the site from Route 50 will be limited to a right
in only entrance (Proffer 3); a right turn lane will be added to Route 803 to access the
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IMPACT ANALYSI•ATEMENT
PARCEL ID 52 (A) 252
site (Proffer 4), and frontage improvements, to provide curb and gutter, will be
completed on Route 50 and Route 803 (Proffer 5). A right turn lane has been
constructed across the length of the parcel frontage on Route 50 eastbound to serve
traffic turning from eastbound Route 50 onto Roundhill Rd. The intersection of Route 50
and Route 803 is a signalized intersection. See Exhibit 1 for existing and proposed road
layouts.
The latest traffic analysis of the area shows that the current daily average number of
vehicles on this section of Route 50 is 17,000 vehicles per day. The daily average for
Route 803, Roundhill Road, is 1,200 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. The owner of the
subject parcel has indicated that the intended use for the subject parcel upon rezoning
would be for a mixture of medical dental office and retail. This location is situated in
close proximity to the Winchester Medical Center. Since the future use is unknown, we
have selected land use 815, Free Standinq Discount Store as a worst case to model the
traffic count for the site. The ITE Trip Generation Manual describes the Free Standinq
Discount Store use as various discount stores with off street parking, centralized
cashiering, a wide variety of products, and typically open 24 hours a day and 7 days a
week. The parcel contains 1.38 acres. According to the Frederick County staff, the
parcel can support approximately 29,480 square feet of commercial space.
Free Standinq Discount Store, Code 815
Based on a projected gross leasable area of 29,480 square feet:
Weekday: 56.02 trips per 1000 sf 1651 trips
Weekday A.M.: Peak Hour: 5.27 trips per 1000 sf 155 trips
Weekday P.M.: Peak Hour: 5.43 trips per 1000 sf 160 trips
Saturday: 71.19 trips per 1000 sf 2098 trips
Sunday: 54.90 trips 1000 sf 1618 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. It will be the responsibility of the developer
to extend service to this parcel.
page 5
IMPACT ANALYSI•ATEMENT
PARCEL ID 52 (A) 252
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. It will be the responsibility of the developer
to extend service to this parcel.
F. DRAINAGE
The site is located near the top of a localized drainage area, there is a high point along
the western boundary of the site. Therefore, the site experiences very little offsite
drainage. The surface water will generally drain to the southeast towards the
construction of the new Round Hill Rd. It is assumed that a ditch system will be built
along with the new Round Hill Road that should take the water coming from this site into
consideration.
Development of this site is not expected to greatly affect the amount or velocity of
runoff. Considerations for the need of a stormwater management system will be made
when specific development plans are created and submitted.
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 solid waste accordingly.
H. HISTORIC SITES AND STRUCTURES
The site contains no known historic sites or structures as listed on the Virginia
Landmarks Register and the National Register. There are seven identified historic sites,
one being a potentially significant site, shown in the Frederick County Rural Landmarks
Survey that lie within a mile of the site. The potentially significant site is Walnut Grove.
The remaining identified sites include Linden, the Old Hoover Place, a Folk Victorian
Farmhouse on Route 50, a Farmhouse on Route 50, and the Baker Orchard House.
The location and proximity to the subject parcel can be seen in Exhibit 2.
The subject property is also not located in an area considered 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.
page 6
IMPACT ANALYSI•ATEMENT
PARCEL ID 52 (A) 252
1. COMMUNITY FACILITIES
DEVELOPMENTAL IMPACT MODEL
The new Developmental Impact Model (D.I.M.) is utilized primarily for residential
rezoning requests. It is anticipated that the 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 Round Hill Community Fire Company located on
Northwestern Grade. No additional fire and rescue facilities will be required for the area
proposed to be rezoned. The Frederick County Capital Facilities Impact Model
calculates that the projected capital cost for emergency service facilities attributable to
this development is $00.00.
PARKS AND RECREATION
The Frederick County Capital Facilities Impact Model calculates that 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 this development:
Public Library $00.00;
Schools $00.00
Sheriff's 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
I
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OEPARIL -ENT cF?H OF WRGINIA,
PZONEO TA RON
EXEMPr
WINCHESTER WAREHOUSING, ING
PIN 52 8'.
-03- 16328
ZONED
HISTORICAL PROPERTY KEY
097 UNLISTED
098 WALNUT GROVE"
346 LINDEN
467 OLD HOOVER PLACE
469 FOLK VICTORIAN FARMHOUSE RT. 50
470 FARMHOUSE RT. 50
1381 BAKER ORCHARD HOUSE
NOTE: s INDICATES A POTENTIALLY SIGNIFICANT
SITE AS DENOTED BY THE RURAL LANDMARKS
SURVEY REPORT OF FREDERICK COUNTY
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EX. 2
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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
BIStar Fort
I I 9I Fort Cu' 1
I I 10 /Parkins Mill Battery
II lllCarysbrook Redoubt
12119th Corps Line
jl 131 ilandale Earthworks/1864-65 Line
141Zig -Za. Trenches
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Fortification /Entienchment
CIVIL WAR SITES
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yVJ Frederick County Planning 5 Development Civil War Battlefields and Sites
Winchester, Vrp;NQ
(As D by the NPS Shenan aah Valley Civil War Sites Study)
12 -10 -97
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ROUND HILL COMMUNITY
LAND USE PLAN
Total Study Area 1180 Acres
2 3
110 cc. 180 at. 300 ac.
Water /Sewer Service Areo
Proposed Collector Roods
Community Center Boundary
Proposed Community Center Addition
Proposed Traffic Signal
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COMMONWEALTH OF WRGINIA
DEPARTMENT OF TRANSPORTATION
r PIN 52 -A -71A
ZONED B2
1
Notes:
1. Underground Utilities will be installed
as required by Frederick County and the
Round Hill Community Use Plan.
41
PROFFER
PROFFER
PROFFER
PROFFER
GEORGE W. GLAIZE, JR.
PIN 52 A 252
PROPOSED ZONE: B2
PROPOSED USE: BUISNESS
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HISTORICAL PROPERTY KEY
097 UNLISTED
098 WALNUT GROVE
346 LINDEN
467 OLD HOOVER PLACE
469 FOLK VICTORIAN FARMHOUSE RT. 50
470 FARMHOUSE RT. 50
1381 BAKER ORCHARD HOUSE
NOTE: INDICATES A POTENTIALLY SIGNIFICANT
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SURVEY REPORT OF FREDERICK COUNTY
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