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HomeMy WebLinkAbout01-17 Impact Analysis StatementIMPACT' ANALYSIS STATEMENT for DUJ Holdings, L.L.C. Route 50 East & Custer Avenue Shawnee Magisterial District Frederick County, 'Virginia March 24, 2049 Revised: July 2, 2449 Revised: August 15, 2016 Prepared for: DMJ Holdings, L.L.C. Mr. Mark Phelps 345 Phelpsmore lane Winchester, Virginia 22602 Prepared by: PAINTER-LEW189 P.L.C. 817 Cedar Creek Grade, Suite 120 Winchester, VA 22641 Tel.: (540)662-5792 email: office@painterlewis.com Job Number: 1603018 1IMPACT ANALYISIS S .. ,TEMBNT I)NI„ F- oldings, L.L.C. IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section pacie �. INTRODUCTION 2 A. SITE SUITABILITY 3 B. SURROUNDING PROPERTIES 3 C. TRAFFIC 4 D. SEWAGE CONVEYANCE AND TREATMENT - 5 E. WATER SUPPLY 5 F. DRAINAGE 5 #G.. SOLID WASTE DISPOSAL FACILITIES 9 H. HISTORIC SITES ,AND STRUCTURES 9 I. COMMUNITY FACILITIES 6 J. LOTCONSOLIDATION 6 IK. HOA MEETING RESULTS 6 IMPACT ANALYSIS S*,.. f EMENT DMJ Holdings, L.L.C. i. INTRODUCTION DMJ Holdings, L.L.C. (the applicant) proposes to rezone six parcels of land located on the north side of Route 50 at its intersection with Custer Avenue in Frederick County, VA. The parcels (the site) are currently zoned RP (Residential Performance District) and are identified by the following Tax Identification Numbers: Tax Map No. Area (acres) Ex. Zoning Pr. Zonine 64A -4.-16A 0.0355 RP B2 64A-4-16 0.6887 RP B2 64A-4-17 0.7504 RP B2 64A4-18 0.6112 RP B2 64A-4_1 9 0.5318 RP B2 L64A-4-20 0.2311 RP B2 Total 2.85 The applicant is requesting to rezone the properties from RP, Residential Performance District to B2, Business General District.. The total area of the request is approximately 2.85 acres. Please refer to Exhibit 4 on the following page. The intended purpose of the rezoning is to enable the applicant to develop the site for commercial purposes. A. SITE SUITABILITY The subject parcels are located at: the northwest comer of Route 50 and Custer Avenue. The description of E32 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, and should have direct access to major thoroughfares. All the other parcels fronting on this intersection are currently zoned B2 or contain commercial uses. This site is suited for rezoning to the Business General District. The Eastern Frederick County Long Range Land Use Pian designates these parcels as "Business". The parcels are within the Urban Development Area and the Sewer and Water Service Area. If any existing wells and drainfields are identified on the properties, they will be located and appropriately abandoned at the time of development.. 100 YEAR FLOODPLAIN 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 this site. As a result of the development of this site, construction activities will occur off site. In the event that construction will impact off site wetlands, the requisite permits will have to be obtained to allow disturbance of jurisdictional wetlands - 2 PAINTER-LEWIS, P.L.C. �-- Ella aecam Creek Clnace, guile '12CI Winahesien, Virginia 22Ela1 telephone 194C1)662 -97Q CIONSULIING Flaasimile (514CI)662-97513 HNGINEORS 9mail oflliae®Elain#emlewis.Gam PROPERTY REZONING IMP GMJ HOLDINGS, LLC. FREDERICK COU 1Y, VIRGINIA C.1.: DRWN B'r: joe I jo.: P—L (•812902 SCRIM ME - V -100.0' 06/15/16 IMPACT ANALYSIS S1 m fEMENT DMJ Holdings, L.L.C. STEEP SLOPES According to the soil survey information there are no steep slopes located on this site. The general elevation of the site is lower than the adjacent residential lots and therefore, the apparent height of commercial buildings will be minimized when viewed from the neighborhood. 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:. Blairton silt loam: 3C (7-15%) This soil is moderately deep, strongly sloping, and somewhat poorly drained. It is mostly found along heads of drainage ways and in broad upland depressions. ON Welkert-Berms channery, silt loams: 41 D (15-25%) This consists of shallow and moderately deep, moderately steep, well drained soils on side slopes and ridges. B. SURROUNDING PROPERTIES The parcels to be rezoned are bordered to the north by residential properties contained within the Pembridge Heights subdivision. The parcel to the west is residential. The parcel to the east is zoned B2 and is vacant. The parcels directly across Route 50 to the south are all zoned B2. The following table lists all adjacent owners and parcel numbers. Tax ' p No. Owner Ex. Zoning Ex. Use 64A -4120A Carroll, fames H. B2 Vacant 64A -10-1-B Carroll, James H. B2 Vacant 64A-10-1-153 Mendoza Espinoza, Armando RP Residential 64A-10-1-152 Pyle, Glenn RP Residential 64A-10-1-151 Needy, lvanq RP Residential 64-A-93 Grove, Eugene F B2 Vacant 64A-10-1-145 Rh rye, Jerry & Julie RP Residential 64A-10-1-144 Zhan , Yuan Shun RP Residential 64A-4-15 Carter, Jan RP Residential 64 -A -89A Marlow Investments, LC f 62 Commercial 64A -A-13 Winchester Outdoor RP Commercial C. TRAFFIC The property is located at the signalized intersection of Custer Avenue and Route 50. According to the Frederick County Eastern Road Plan, Route 50 is designated as a six lane„ divided, urban section. At the location of the site, Route 50 is generally a four lane, divided, rural section. Please refer to the existing conditions plan shown on Exhibit 2 on 3 IMPACT ANALYSIS Sl ^ FEMENT DMJ Holdings, L.L.C. the following page. There are no long range plans for altering Custer Avenue from its current configuration. Access to the site will be carefully planned to insure safe and efficient traffic flow. The site has frontage on both Custer Avenue and Millwood Pike, however, access from both rights of way could be problematic without thorough analysis. The future traffic patterns should be planned with consideration given to the adjacent commercially zoned parcel identified by Tax Map #64A -4-20B. 'While access to Custer Avenue would allow traffic exiting the site to utilize the existing traffic signal at Route 50, there appears to be insufficient stacking depth for southbound traffic. Therefore, the applicant is proposing a "right in" only from Custer Avenue that will serve only southbound traffic coming from the residential neighborhoods located to the north and east of the site. Please refer to the Location Map in Section 2 of this report. The primary access to the site is proposed to come from Route 50. Route 50 is a divided highway, therefore the access is proposed as a right in/right out only entrance. Interparcel access will be granted to the adjacent parcels (Tax Map #64A -4-20B and Tax Map #64A-4-15). This will provide the means to limit the number of access points on both Custer Avenue and Route 50. A Traffic Impact Analysis is contained in Section 7. The analysis was performed by Stowe Engineering, PLC. The TIA as presented is based on a build -out of the site which would include intensive traffic generators. The TIA assumes the construction of a 60 room hotel and a convenience store with eight fueling positions. These particular uses were proposed to achieve a high level of trips generated by the proposed site and thus to make provisions for street improvements that may result from the rezoning. According to figures from the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 50, Millwood Pike, in 2004 in the vicinity of the site was 20,000 vehicles/day. Custer Avenue, Route 781, had an AADT of 1000 vehicles/day in 2004. The TIA shows that traffic that may result from the rezoning represents a mirror portion of the projected traffic from existing and future developments. The TIA points out that there are now proffered improvements for the intersection of Route 50 and Prince Frederick Drive (Custer Ave.) that: are associated with the Governors Hill project. With Phase 2 of the Governors Hill project the following improvements are proffered for the Route 50/Prince Frederick Drive intersection. m Construction of a second northbound left turn lane; 41 Extension of the storage for the northbound right turn lane; • Extension of the storage for the eastbound left turn lane; ® Extension of the storage for the westbound left turn lane., The TIA recommends that additional improvements to this intersection be proffered in association with this rezoning that would include: IMPACT ANALYSIS si,-. fEMENT DMJ Holdings, L.L.C. ® Construct an additional southbound lane from the proposed entrance on Custer Avenue to Millwood Pike. This lane will serve as a right turn lane for south bound traffic. • Restripe the pavement on Custer Avenue at the intersection to delineate a right turn lane, and a combined through -left turn lane. The residents from the adjacent neighborhoods have expressed concern that the eastbound left turn lane is inadequate at times to provide vehicle storage. Potentially, this site could be developed before the Governors Hill project. Therefore, the Proffer Statement contains a commitment to increase the storage capacity of the left turn lane if required. Bicycle and pedestrian improvements will be constructed generally along the Route 50 frontage of the site. Pedestrian facilities will be constructed to link Pembridge Avenue with Route 50. Final design of these improvements will conform to the standards and requirements of the Virginia Department of Transportation and Frederick. County. Please refer to the Proffer Statement. During the review of the TIA, concern has been raised that the U-turn movement at the Ryco Lane intersection with Route 50 may have significant impacts on westbound and eastbound traffic. Specifically, the concerns are 1) that traffic exiting, the site will not be able to cross the westbound lanes of Route 50 safely to get to a position to make the U- turn to head eastbound, and 2) that the U-turn movement will create conflict with the eastbound traffic. The traffic engineer has evaluated the movement of vehicles which exit the site heading westbound and crossing both lanes to enter the left turn lane and has determined that this movement is functional. This evaluation has been attached to the end of the TIA in Section 7. The TiA states that at design year 2020, the peau; hour U-turn movement at Ryco Lane is 32 VPH. The impact of these. U-turn movements is mitigated by the existence of the center turn lane in Route 50 which ,provides protection for the vehicles and the upstream traffic signal which will provide gaps in the eastbound traffic into which these vehicles may make the U-turn movement. D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county sewer system. The location of the existing sewer lines is shown on Exhibit. 3 on the following page. 5 aon 9upin a ONGIN tRJ PAINTER-LEWIS, .L. ".a�' ■aPRfl.l�Ql: S[S�il{E'i: � C.A.: NA 5' EXISTING CONDRIONS EXHIBIT DRAWN IDD mo.: 817 Cedan Clnee4 (blade, Suite 1 SIO P -L 0812002 Winchester, Vinginio X36(11 DMJ HOLDINGS. L.L.G. SCALE: DATA: Telapf one Q54(1;663 -979X FREDERICK COUNTY, VIRGINIA 1'=4ao.a' 7/5/09 Focsimile Q540)663-97SIJ FREDERICK VV{J SHEET: z , I Y ��R1VE D A B-- �R R1 X80 >- GA D NE A71 u Lj v CIO AGA N DRQ ,FLAN 0 pEN BR�OG, DR OOURI o g co ',Dco (/' � Q 4 Ib I Z cr- � U I -n Q Q r v S �� 1 cdy R• 'ZYNl v V / O � I �a ---Ne 71'- -61) —iT-L IIY jrL.��r FROJEOTp,p��.�.�n Ell -A Cledor Cheek Guode, Suite 120 SANITARY SEWER EXHIB9 Winahaster, 1,inginic 22EICI1 DM HOLDINGS. L.L.C. Telaphone 940 EIEI2-9792 CONSLOING Facsimile 94CI;662-97EI21 FREDERICK COMP, NIRGiNLA ENCIINEER9 Emioil office@pointerlehiia.com SURVPI: NA DRAWN BY: dOB NO.: p—L 0812002 9CAt1: DATE: V =64U.0, 319/09 IMPACT ANALYSIS Sl,, FEMENT DMJ Holdings, L.L.C. E. WATER SUPPLY The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county water system. The location of the existing water lines is shown on Exhibit 4 on the following page. F. DRAINAGE According to Frederick County topographic mapping and the Frederick County Soil Survey this site has gentle slopes ranging from 2 percent to 25 percent. Storm water runoff generally toward the Route 50 right of way from west to east and passes under Custer Avenue in a culvert. With the development of this site a storm water management system would be implemented to control any added flow created by the increased impervious areas. G. SOLID WASTE DISPOSAL FACILITIES The nearest citizens' trash facility is located at the landfill on Sulphur Springs Road approximately two mile north and east of the site. In general, the collection of solid waste from the proposed commercial development will be accomplished by a private hauler. It is estimated that the development will generate approximately 100 pounds of solid waste per acre per day that will be transported to the landfill. Tipping fees are currently $45 per ton for commercial haulers. No additional solid waste disposal facilities will be required for the proposed development. It is estimated that $2,280 in tipping fees will be paid to dispose of 50 tons of solid waste annually. H. HISTORIC SITES AND STRUCTURES This site does not contain any historic or "potentially significant" historic structures as listed in The Rural Landmarks Surrey ,Report of Frederick County. There are several "potentially significant sites" that lie within a mile of the site., The Rural Landmarks Survey Report lists several other structures within approximately one mile of the site as shown on Exhibit 5. A copy of the Civil War Battlefields and Sites map has been included on the following pages. The subject parcels do not lie on any Civil War Battlefield sites. I. COMMUNITY FACILITIES DEVELOPMENT IMPACT MODEL The Frederick County Development Impact Model (D.I.M.) is utilized primarily for residential rezoning requests. it is anticipated that the capital facilities impacts of Me f m a ARgY LLJ DRQ X10 DAN C IN cc cn COUNT j O DON L- Q F�PIN AGAN C (721 c RID GE DR R -v Go S -><REE J O CO d\ nd /doh � y Q C Qdill �N `�si�� < A� �� LC 3NVIFIJ `' "IV 5 � CONSULTIN CI ENGIN EERS O� tiQ v Q PAINTER-LEWIS, PoL, o FROJECI,: NEO V1 Y: 21.1.: pp �p II � �r NA 817 Cedan Cheek Orade, Suite 12CI WATER DIS RIBU I ION E:XHIIBrr ORAWN B)I: d06 �Id. `, 11-1.0812002 Winchester, Nincinia 2A001 DMJ HOLDINGS, L,L.C. �# 9CAI 0: OA lE: Telepl, one 094CI)EIEI2-9792 1"=100.0' 3/5/09 Facsimile (940]6621-9793 FREDERICK COUNTY, VIRGINIA SFaa,: IMPACT ANALYSIS S`1, , CEMENT DMJ Holdings, L.L.G. commercial and industrial rezoning requests are ultimately fiscally positive to the County by policy. Accordingly, the D.P.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 Millwood Station Volunteer Fire and Rescue Company located on Costello Drive. 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 there will not be any projected capital cost for emergency service facilities attributable to this development. The owner recognizes the importance of emergency services, and proposes to proffer a monetary contribution to the local emergency responder. See the attached Proffer Statement. PARKS AND RECREATION There are typically no impacts on Parks and Recreation facilities associated with rezoning to a commercial use. J. LOT CONSOLIDATION Exhibit 6 on the following page shows the total site proposed for rezoning in a consolidated form. Consolidation will eliminate interior, lot lines. Access easements will be created to preserve access to the adjacent parcels. K. HOA MEETING RESULTS A meeting with members of Pembridge Heights and Raven Wing home owners associations took place on May 28, 2009 at the home of Ralph and Elyse Pritchett. Pembridge. Heights owners included the Pritchetts, Adrienne Hayes, and James Davern. Raven 'Wing owners included Howard Miller, James Oakes, Frank Lucostic, Pat Meyer, and Henry Noble. The meeting resulted in a number of concerns that can be categorized as concerns associated with existing conditions and concerns associated with conditions which would arise with a change in the zoning. CONCERNS ASSOCIATED WITH EXISTING CONDITIONS Traffic at the intersection of Custer Avenue and Route 50 is currently a concern. Discussion at the meeting resulted in the identification of four specific deficiencies associated with the intersection: 1) The turn signal cycle for the southbound lane on Custer Avenue seems to be too short to allow a sufficient number of' vehicles through the intersection per cycle. 71 IMPACT ANALYSIS S'e . , fEMENT DMJ Holdings, L.L.G. 2) The southbound lane on Custer Avenue in the area of the intersection with Route 50 is in need of pavement repair. 3) A right turn lane should be added to Custer Avenue southbound to allow continuous right turn movement_ 4) The vehicle storage area for left turns on Route. 50 eastbound is not adequate„ • The applicant will address concerns 1, 2, and 3 by a commitment to add a right turn lane northbound on Custer Avenue. This will result in a repair of the existing pavement and allow more vehicles to pass through the intersection during each signal cycle. • As pointed out in the Traffic impact Analysis, the Governors Hill project has already committed to increase the vehicle storage capacity of the left turn lane east bound on Route 50. However, the applicant will commit to providing this improvement, and therefore address concern 4, in the case when the subject property is developed before the Governors Hill project. Please refer to the Proffer Statement in Section 7. CONCERNS ASSOCIATED WITH A CHANGE TO B2 ZONING Discussion at the meeting resulted in the identification of nine specific concerns associated with the proposed zoning change. 1) If a "destination use"', such as a fast food restaurant, is developed on the site, there will be an unacceptable increase in traffic from the Senseny Road area associated with local trips. 2) A "white table cloth" restaurant is an acceptable use. A fast food or high turnover restaurant with drive-through service will be a source of noise, odors, and trash. 3) A commercial establishment will result in light glare impacting the residential neighborhood. 4) Freestanding signs may be illuminated to the point that the glare is offensive. 5) New buildings should be constructed from materials which are attractive and compatible with the adjacent residential uses. 6) The height of new buildings should be limited to decrease impacts on the adjacent residential uses. 7) Existing vegetation along the site perimeter should be preserved if possible. 8) Automobile sales establishments with outdoor sales areas should be eliminated as potential uses. 9) Lodging establishments with outdoor swimming pools should be eliminated as potential uses. The applicant will address concerns 1 and 2 by prohibiting the site from being used for fast food or high turnover restaurants with drive-through service. Additional uses deem incompatible will be prohibited. N IMPACT ANALYSIS S'� .. CEMENT DMJ Holdings, L.L.G. Concern 3 is already regulated under the current guidelines in the Frederick County Zoning Ordinance. To further ensure against excessive glare, the applicant will restrict parking lot pole lights to 18' total, maximum height as measured from the ground surface. Wall mounted lights will be shielded to result in downcast lighting only and limited in their height above the ground surface. • The applicant will address concern 4 by ensuring that lighting sources for free standing signs shall be shielded, external, and directed only at the sign itself. Internal illumination of the free standing signs is acceptable only if the sign letters or characters themselves„ not the background, are illuminated. • The applicant will address concern 5 by ensuring that compatible materials will be used in the external finishes of buildings. Multiple buildings will be required to exhibit a common architectural appearance. Roof top mechanical units will be screened from the view of the adjacent residential uses. • The applicant will address concern 6 by eliminating the height exception for hotels and office buildings as currently allowed in Section 165-24-B-(6) of the Frederick County Zoning Ordinance. • The applicant will address concern 7 by establishing a "non -disturbance area" within the buffer adjacent to the residential uses where it is practical to preserve existing vegetation. • The applicant will address, concern 8 by prohibiting the site from being used for automotive dealers with outdoor display areas and gasoline service stations. • No prohibition on outdoor swimming pools has been added to the proffer statement. Outdoor pools would typically be associated with public lodging facilities. These facilities impose hours of operation to insure that the guests are not disturbed from their sleep. These types of pools generally seem to experience limited usage. 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CoIRROJBan: 817 Oecar (1twek Grade, 9uiie 120 Lul U �' SOUDA1'10N EXHIBIT Winchester, �inginia 22E101 k! DMJ HOLDINGS, L.L.C. lelephane (140)EIEI2-5792 Flacsimile (340'682-579`1 ��� D'D`e VI, am siuulr, a 9NGINEBR9 Qmail afllict C painterlewis.aurrl at ttvty: C.1.: NA wi DRAWN BY: JOB NO.: P -L 0812002 SCAL I: DATE: 1'=100.0' 6/1/09 SHEET: