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Home My WebLink About04-17 Impact Analysis Statement«eF 3 P n� s. 2 }(I R t 4, Air- -72. ro,_ € ='2 4.� fr ^ t oto t� r 8'u g h P ro . , b _ . f r t �Goo,qLe;earth -- G2017 Google ! ",!! I'^CT r'UNI",L-I JIJ _; W ENT Henry J. Carbaugh Trust Introduction The Henry J. Carbaugh Trust is requesting a rezoning of a 105.75 -acre parcel in Frederick County. The property is owned by the Trust and is located east of Shady Elm Road, west of the CSX railroad, and south of the planned extension of Renaissance Drive. The site has previously been leased for agricultural use and the abandoned home on the property has been vacant in recent years. The applicants are seeking a change in zoning from RA to M-1. The property is currently open fields with an abandoned home and farm buildings. Multiple utilities run along the perimeter of the property adjacent to the railroad and Shady Elm Road. Stormwater drains generally south east to a 3' x 5' stone box culvert that pass under the CSX railroad. The Frederick County Comprehensive Plan's 2035 Long Range Land Use map shows this property is planned for industrial use. The requested M-1 zoning is consistent with this planned use. Light manufacturing and warehousing businesses are planned for the site. The site will be graded, landscaped, and roads will be installed that will meet current County specifications. The main entrance will connect to Renaissance Drive when Renaissance Drive is extended Shady Elm Road. Inter -parcel connectors will be utilized within the parcel to direct all traffic to this main entrance. uaw uwicu�iacay 100 Year Flood Plains - The site is not located within or near any 100 -year flood plains per FEMA Flood Map Nos. 51069CO330D and 51187C0050C. Wetlands — Based on field studies performed by Virginia Waters and Wetlands and a site visit by the US Army Corps of Engineers, Warrenton field office representative, the Corps of Engineers is taking jurisdiction of wetland areas on the property, which includes two farm ponds and a small spring. Steep Slopes — This site is fairly flat, without any steep slopes. 1 Mature Woodlands — There are no areas of mature woodlands on the site. Prime Agricultural Soils — Based on data from the USDA Web Soil Survey there are 46.3 acres of Prime Farmland on the site and 59.45 acres of farmland of statewide importance. Efforts will be made to preserve these lands in the wetlands and inactive buffer areas. Soil or Bedrock Conditions which would create Construction Difficulties or Hazards — A review of the USDA Web Soil Survey indicates that the depth to bedrock is over 80 inches for 80+ acres of the site, and for the remainder of the site it is 20 to 40 inches. Where rock is encountered in excavation areas it will be removed by mechanical means or blasting. Surrounding Properties The subject property is surrounded by: • The CSX railroad to the east. On the opposite side of CSX is undeveloped land and the Mountain View Church. • The proposed American Woodmark headquarters lies to the north. • To the south and adjoining the property are four homes. • To the west is Shady Elm Road and on the opposite side of the road is the Shady Elms Farm subdivision. The distance from the property line to the homes on the west side of Shady Elm Road is 130 feet or more. Due to existing utilities, the VDOT right of way dedication requirements, and the Frederick County zoning buffer requirements, noise and glare impacts on the neighbors is expected to be minimal, if any. The planned uses will are not generators of loud noises, fumes or pollution. Traffic A Traffic Impact Study has been prepared by Stowe Engineering. The study shows that Renaissance Drive, when completed, will serve as the primary road between Route 11 and the site. Until Renaissance Drive is completed, Shady Elm Road will be used for access. Route 11 currently operates at a good level of service south of Route 37. However, it is recognized that this proposed development will add traffic to the roadways. Therefore, the developer is proffering to participate financially to improve mobility to the area. 2 Sewage Conveyance and Treatment The site is located inside of the Frederick County Sewer and Water Service Area. Wastewater from the site will be collected and pumped into the existing FCSA gravity sewer system. Improvements to the Battlefield pumping station will be implemented as needed to convey the wastewater to the Parkins Mill Wastewater Treatment Plant which is sized to treat 5 million gallons a day. Water Supply The site is located inside of the Frederick County Sewer and Water Service Area. An existing 20" water main in Valley Pike will be tapped to provide water to the site. A new line will be run perpendicular to Valley Pike and under the CSX railroad to the serve the site. The line will be constructed so it can be looped back into the water system. Drainage Drainage from the site flows to the southeast. A spring feeds a small stream which fills a farm pond in the southeast area of the property, which ultimately drains through a 3' x 5' stone box culvert under the CSX Railroad. An upper farm pond does not collect water and has little development value. Preliminary plans call for the spring and lower pond to be preserved, while the upper pond will be removed. Post -development drainage from the developed areas will be routed through stormwater management facilities to control the quantity and quality of stormwater leaving the site. Solid Waste Collection of solid waste will occur through the use of on-site dumpsters and private haulers. The Civil Engineering Reference Manual, 4' edition, uses a solid waste generation rate of 5.4 cubic yards per 1,000 square feet of floor area. Applying this rate, 1,000,000 sf development will 3 generate 5,400 cubic yards of solid waste per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Site and Structures A review of battle maps for the Vt and 2nd Battles of Kernstown showed that troops marched across the subject property on their way to the battles, but no fighting is recorded on the property. A review of the VA Department of Historic Resources record 034-1040 for the Henry Carbaugh House (formerly the Hockman House) provided the following statements: 11/2006: The Hackman House has aluminum replacement windows, and an interior that was destroyed by fire and rebuilt. Research did not indicate that it was associated with historical events, persons of historical significance, nor is it an outstanding example of an architectural style or type or the work of a master craftsman. Impact on Community Facilities ucational Facilities — This project will add no children to the school system. Emergency Services — Police protection will be provided by the Frederic County Sheriff Department. The property is located in the first response area for the Stephens City Fire and Rescue station. Response times from the station to the site are reasonable. Parks and Recreation — This project will not add to the population of Frederick County and therefore will not increase the demand for Parks and Recreational services. Libraries - This project will not add to the population of Frederick County and therefore will not increase the demand for library services. Local Government — The Frederick County Impact Model will be used to determine the level of impact this project will have on the local government. 4