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Carpers Valleylndu6trial Park
Impact Analysis Statement
CARPERS VALLEY INDUSTRIAL PARK — INDUSTRIAL REZONING
IMPACT ANALYSIS STATEMENT
October 2018
A. Introduction
This report has been prepared for the purpose of assessing the impact on
Frederick County by the conditional rezoning of two parcels totaling
approximately 122 acres, which are owned by JGR Three, LLC ETALS. The
parcels are identified as 64-A-86 and 87. The subject acreage is located on
the south side of Millwood Pike (Route 50/17) across from The Ravens and
Miller Heights subdivisions, and adjacent to the JIC Industrial Park,
Winchester Regional Airport, and the U.S. Army Corps of Engineers
Transatlantic Division Headquarters facility.
The site is currently zoned R4. This application proposes the rezoning of the
+/- 122 -acre assemblage to the M1 (Light Industrial) District. The site is a
portion of a commercially zoned R4 land use intended as an employment
center. Employment uses targeted through the current Frederick County
2035 Comprehensive Plan will continue to be achieved with the conversion of
the subject property from the current permitted B-2 land uses to the proposed
M-1 (Light Industrial) land uses as specified with in this application. The
employment uses and supporting proffered transportation network
improvements of this application will enhance the economic vitality and
desired commercial development within the county.
The Comprehensive Policy Plan identifies the planned use of the site as a mix
of business/office and transitional land uses. The commercial/light industrial
employment center concept proposed with this rezoning is consistent with this
land use vision. The Applicants believe that the proposed rezoning includes
proffers that will appropriately and effectively mitigate the impacts of its
development program and assure its completion in the manner envisioned by
the Applicants and by the County. The employment center land use
envisioned for the site is compatible with the surrounding community and
consistent with the land use policies of the 2035 Comprehensive Plan. As
such, the Applicants submit that this rezoning request merits favorable
consideration and approval.
B. Comprehensive Policy Plan
The properties included with this rezoning request are all located within the
boundaries of the Senseny/Eastern Frederick Urban Area Plan. The
properties are located wholly within the Urban Development Area (UDA), and
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Carpers Valley Industrial Park Impact Analysis Statement
the Sewer and Water Service Area (SWSA). The Senseny/Eastern Frederick
Urban Area Plan envisions the area comprised by the subject parcels as
developing with business/office and transitional land uses. The proposed
employment and light industrial land uses is in keeping with the business
development goals of the comprehensive plan through the expansion of
desirable business and industrial land uses in an area already zoned for
commercial development. The Comprehensive Plan has targeted light
industrial land use as a strategy to achieve fiscal balance and maintain a
desirable 25/75 ratio between commercial/industrial and residential land uses
respectively.
Furthermore, the proposed development compliments the existing Corps of
Engineers, Winchester Regional Airport and the Frederick County Public
Safety Building facilities adjacent the subject property. The proposed
employment use will thus ensure the establishment of the commercial and
industrial land use encouraged within the 2035 Comprehensive Plan adjacent
to the Winchester Regional Airport. The applicable land use policies of the
Comprehensive Plan promote the establishment of commercial and industrial
land uses on the subject parcels. The proposed rezoning of the site to the M1
district is intended to permit the development of an employment center which
is an effective transition and complimentary to the land uses adjacent to the
Winchester Regional Airport.
C. Suitability of the Site
1. Site Background and History
The subject property was rezoned with the Board of Supervisors approval of
RZ#11-05 on August 12, 2005 to the R4 (Residential Planned Community)
District with proffers. The property was again subject to rezoning with the
approval of RZ#10-08 by the Board of Supervisors on January 9, 2009. The
subject property was again rezoned on November 13, 2013 with the Board of
Supervisors approval of RZ#05-13 with revisions to the "Transportation
Enhancements" of the proffers.
2. Location and Access
The subject property is located on the south side of Millwood Pike (Route
50/17 East) across from The Ravens and Miller Heights subdivisions and
adjacent to the Prince Frederick Office Park and the Winchester Regional
Airport. The VDOT functional classification system identifies Millwood Pike as
a major arterial roadway. The land uses abutting the subject site to the west
is industrial and office, to the east is vacant R4 commercial and residential,
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Carpers Valley Industrial Park Impact Analysis Statement
with the Winchester Regional Airport adjacent to the south and single-family
residential uses located across Millwood Pike to the north. The site is
currently accessible via Coverstone Drive.
3. Site Suitability
The subject parcels contain identified environmental features to include areas
of flood plain, wetlands, and steep slopes. But such features are minimal and
manageable through the zoning and site engineering process. In all cases,
disturbance will be limited in accordance with applicable regulatory standards.
Flood Plain
Flood plain data for the subject parcels is delineated on the Flood Insurance
Study Map for Frederick County prepared by the U.S. Department of Housing
and Urban Development, Community Panel #510063-0115B, effective date
September 2, 2009. The majority of the site is located in Flood Zone C, which
denotes areas of minimal flooding outside of the 100 -year flood plain. Flood
Zone A, 100 -year flood plain, exists coincident with Sulfur Spring Run, which
traverses the frontage of the site, roughly parallel to Route 50. This portion of
the site is not planned for development thereby ensuring limited impact to the
identified flood plain area.
Wetlands
The National Wetlands Inventory Map identifies four wetland features on the
site, all of which are man-made ponds associated with the former golf course
use. Any disturbance will be limited in accordance with applicable regulatory
standards.
Soils and Steep Slopes
The General Soil Map of the Soil Survey of Frederick County Virginia
indicates that the soils comprising the subject parcels fall under the Weikert-
Berks-Blairton soil association, which is the predominant association on land
located east of Interstate 81. As per map sheet #36 of the Soil Survey, the
site is comprised of nine distinct soil types. With the exception of a pit area
containing fill materials, all of the soil types identified on the site are suitable
for development. It is noted that the Weikert-Berks-Blairton soil association
presents some limitations to site development due to a seasonal high-water
table, depth to bedrock, and slope. These characteristics and any
implications for site development are manageable through the site
engineering process.
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Carpers Valley Industrial Park Impact Analysis Statement
Steep slopes (areas of 50% slope or greater) exist along the frontage of the
site and adjacent to two ravines that drain the site to Sulphur Spring Run.
Some disturbance of these areas may be necessary to implement the
stormwater management system.
D. Transportation
The Hines — Governors Hill project will be served by a transportation network
designed to safely and efficiently accommodate automobile and truck
traffic. The external road system serving the site is comprised of Millwood
Pike (Route 50/17 East), Prince Frederick Drive (Route 781), Coverstone
Drive. Millwood Pike is a four -lane major arterial roadway, Coverstone Drive
is planned as a four -lane major collector and Prince Frederick Drive is a two-
lane minor collector road. The Applicants have addressed these external
system requirements by proffering off-site improvements as specified in
Proffer Statement. These off-site improvements will occur at the Millwood
Pike/Prince Frederick Drive intersection, the Route 522/Costello Drive
intersection and the Prince Frederick/ Costello Drive intersection and the
partial extension of Coverstone Drive for site access.
The transportation improvement program proffered with this application will
improving existing off-site transportation shortfalls identified within the TIA
prior to the inclusion of the proposed development impacts to the
transportation network. The implementation of this program will occur in
phase 1 of the development, as specified by the Proffer Statement (see
attached). The transportation proffers included with the application mitigate
all impacts of the proposed rezoning including the extension of Coverstone
Drive through to the adjacent developments beyond the access needs of the
project.
A traffic impact analysis (TIA) was prepared for this application using current
traffic counts. Using trip generation figures from the I.T.E. Trip Generation
Manual, 10th Edition, the TIA projects that the proposed development will
reduce vehicle trips greater than 50% from the commercial uses assumed in
the transportation studies from the RZ#10-08 rezoning approval. The TIA
further indicates that study area roads and intersections have the capacity to
accommodate the trips generated by this project at acceptable and
manageable level of service conditions with the construction of the proffered
improvements.
The internal transportation improvement program proffered by the Applicants
will effectively tie the project into the existing external system and provide the
framework for future inter -parcel access and mobility. A major collector road
(Coverstone Drive) is proposed to be extended from its current terminus to
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Carpers Valley Industrial Park Impact Analysis Statement
the project extents. This collector road will consist of four travel lanes within a
90 -foot right of way and will be developed in two principal phases
corresponding with development of the planned land bay. Right-of-way will
be extended to the property limits to allow further construction of future
roadways by others when needed.
E. Sewage Conveyance and Water Supply
The rezoning of the subject property does not result in a significant change to
the impact to sewage conveyance and water supply with the eventual
development of the property.
Sewer and water service will be provided by Frederick Water via an existing
8" sewer line that ties into the 12" sewer main located on the south side of
Millwood Pike along the frontage of the site. This infrastructure will be
expanded pursuant to Frederick Water requirements to serve the entire site
and enable gravity flow to the existing main.
A 12" water main currently extends through the central portion of the site. This
water main will be rerouted as necessary with the final engineering
associated with the site development. This infrastructure will be expanded
pursuant to Frederick Water requirements. Sufficient water capacity exists to
serve the domestic and fire protection demands of the project.
The proposed land uses have an estimated flow of 280,000 GPD based on
+/- 25 acres of light industrial land use and +/- 75 acres of warehouse land
use. Actual water and sewerage flows will be determined at the time of final
site engineering. Development of the property as proposed is expected to
result in a reduction to overall impact to the water demand and to the sanitary
sewer discharge which may result from a retail/commercial development.
F. Site Drainage
The rezoning of the subject property does not result in a significant change to
the impact to site drainage with the eventual development of the property.
The site generally drains north to Sulphur Spring Run via several pronounced
drainage divides. It is anticipated that low impact development techniques
together with good erosion control practice will mitigate adverse stormwater
discharge impacts. Actual specification of temporary and permanent facilities
will be provided with final engineering and will comply with all County, State
and Federal regulations.
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Carpers Valley Industrial Park Impact Analysis Statement
G. Solid Waste Disposal Facilities
The rezoning of the subject property does not result in a significant change to
the impact to solid waste disposal facilities with the eventual development of
the property.
Solid waste from the project will be deposited in the Frederick County landfill
following collection via private carrier(s) contracted by the individual
commercial/employment users.
H. Historic Sites and Structures
The rezoning of the subject property does not result in a significant change to
the impact to historic sites and structures which may result from a
retail/commercial development.
Impact on Community Facilities
The rezoning of the subject property does not result in a significant change to
the impact on community facilities which may result from a retail/commercial
development. Impacts to the transportation network have been mitigated with
the proffered transportation improvements as specified in Section 7
"Transportation" the Proffer Statement.
J. Modifications
No zoning modifications are proposed.
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