Loading...
HomeMy WebLinkAbout02-19 Impact Analysis Statement CB VENTURES, LLC COMMERCIAL DEVELOPMENT IMPACT ANALYSIS STATEMENT Tax Parcel 43-A-48E Stonewall Magisterial District Frederick County, Virginia May 10, 2019 Current Owner: CB Ventures, LLC Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 2 CB VENTURES, LLC COMMERCIAL DEVELOPMENT IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 1.04±-acre subject property owned by CB Ventures LLC and identified as Tax Parcel 43-A-48E. The subject property is located in the southwest quadrant of Interstate 81 Exit 317, on the south side of Martinsburg Pike (U.S. Route 11) and the northwest side of Amoco Lane (Rt. 839). Tax Map Parcel 43-A-48E is currently zoned B-2, Business General District with proffers. The Owner proposes to rezone the 1.04±-acre subject property to B-3, Business Industrial Transition District with proffers to allow for the development of the 1.04±-acre subject as an automotive tire and battery service facility. The County Planning Department identifies this type of facility under SIC Major Group 75 – Automotive Repair, Services, and Parking; therefore, the rezoning of the subject property from the B-2, Business General District to the B-3, Business Industrial Transition District is required to allow for this land use on the subject property. Basic information Location: Fronting on the south side of Martinsburg Pike (U.S. Route 11) and the west side of Interstate 81, at the southwest quadrant of Interstate 81 Exit 317. Magisterial District: Stonewall District Property ID Numbers: 43-A-48E Current Zoning: B-2, Business General District with proffers Current Use: Undeveloped Proposed Zoning: B-3, Industrial Transition District with proffers Proposed Use: Automotive Tire and Battery Service Facility Total Rezoning Area: 1.04±-acres with proffers Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 3 COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial and institutional land use development is encouraged in the County. The 1.04±-acre subject property is currently located within the UDA; therefore, expansion of the UDA boundary to accommodate the proposed development of an automotive tire and battery service facility or other commercial land uses is not required for this rezoning application. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also extends outside of the UDA to accommodate areas of the County in which commercial and industrial land use development is only desired. The 1.04±-acre subject property is currently located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the proposed development of an automotive tire and battery service facility or other commercial land uses is not required for this rezoning application. Comprehensive Plan Conformity The 1.04±-acre subject property is located in the UDA and the SWSA and is within the study area boundary of the Northeast Frederick Land Use Plan. The Northeast Frederick Land Use Plan is a large-area plan that identifies land uses, transportation networks, and other matters that are recommended for consideration for future land use and development within this geographic area of the County. The 1.04±-acre subject property is identified for business land use; therefore, the proposed B-3, Business Industrial Transition District rezoning to accommodate the proposed development of an automotive tire and battery service facility or other commercial land uses is in conformance with the Comprehensive Policy Plan. SUITABILITY OF THE SITE Access The 1.04±-acre subject property is located on the south side of Martinsburg Pike (U.S. Route 11), adjacent to the Interstate 81 Exit 317 interchange. Access to the subject property will be provided through internal private service drives through adjoining propert ies that will allow for traffic to utilize the existing right in/right out commercial entrance along Martinsburg Pike (U.S. Route 11) and the existing full access commercial entrances along Amoco Lane (Route 839) that will allow for protected left-turn movements at the signalized intersection with Martinsburg Pike. Inter-parcel ingress and egress is permitted through easements identified in section(s) 3.3, 3.4, and 3.5(e), and 3.6 of the “Declaration of Condominium for CB Ventures Land Condominium” recorded as instrument number 160011322. Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 4 Flood Plains The 1.04±-acre subject property does not contain areas of floodplain as demonstrated on FEMA NFIP Map #51069C0209D, Effective Date September 2, 2009. Wetlands The 1.04±-acre subject property does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database. Soil Types The 1.04±-acre subject property contains one soil type as demonstrated by the Soil Survey of Frederick County, Virginia and the Frederick County GIS Database. The following soil type is present on site: 32B Oaklet Silt Loams 2-7% slope The Oaklet Silt Loam is identified as a prime agricultural soil and has high shrink/swell properties. The subject property has the same soil type as adjoining parcels that are developed or are currently being developed. The site soil type is conducive for commercial development of the subject property. Other Environmental Features The 1.04±-acre subject property does not contain areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. The subject property is located in the geographic portion of the County that is underlain by karst geology. Frederick County has reviewed and approved SP #07-17 for the entirety of the Owner’s parcels owned which includes the 1.04±-acre subject property. The Owner has obtained a Land Disturbance Permit from Frederick County and is currently performing major infrastructure improvements. No development issues specific to the karst geology have been encountered during current construction activities. There are no known environmental features present that create development constraints for the proposed commercial development project. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: B-2, Business General District Use: Hotel and Restaurant South: B-2, Business General District Use: Unimproved Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 5 East: M-1, Light Industrial District Use: Unimproved (across Interstate 81) West: B-2, Business General District Use: Convenience Store TRANSPORTATION The 1.04±-acre subject property was a portion of the 4.98± acres owned by CB Ventures, LLC that was rezoned by the Frederick County Board of Supervisors on July 27, 2016 to the B-2, General Business District with proffers (RZ #05-16). Subsequent to this approval, Greenway Engineering processed Site Plan #07-17 for the 4.98± acres owned by CB Ventures, LLC which was approved by the County on June 20, 2017. Construction has commenced for the on-site and off-site improvements identified on the approved site plan. The approved proffer statement specific to RZ #05-16 Applicant provided for two transportation enhancements which included the installation of curb and gutter along the property frontage along Amoco Lane (Route 839); milling and overlay asphalt improvements to the Amoco Lane centerline; and for inter-parcel connections to adjoining properties. Site Plan #07-17 provided for all applicable transportation enhancements identified in the proffer statement specific to RZ #05-16 and the Owner has obtained a Land Disturbance Permit from Frederick County and is currently performing major infrastructure improvements that includes the installation of curb and gutter and milling/overlay work on Amoco Lane. The inter-parcel connection to the adjoining property that will provide access to the 1.04±-acre subject property is intended to be installed during the development of this parcel. Therefore, the proffer statement prepared for the proposed rezoning maintains this proffer from the previous rezoning application and does not include the previous proffer associated with the Amoco Lane improvements as these improvements are currently under construction. The proposed rezoning of the 1.04±-acre subject property to the B-3, Industrial Transition District is to allow for the development of an automotive tire and battery service facility. The Owner is not proffering this as a specific use for the subject property; therefore, Greenway Engineering has analyzed uses permitted in the B-3 District that are not otherwise permitted in the B-2 District to determine what use represents the greatest impact on traffic generation. Of those potential land uses, the “Automotive Repair; Services, and Parking” (SIC 75), was determined to have the highest potential traffic generation impact. The ITE Manual of Trip Generation, 9th Edition, Land Use 943 “Automobile Parts & Service Center”, identifies a Saturday Peak Hour of Generation of 6.61 per 1,000 sq. feet of gross floor area, as the greatest traffic generation factor for this land use. It is anticipated that the proposed automotive tire and battery service facility will be approximately 6,500 square feet, which would yield approximately 43 peak hour trips. This traffic generation would be less than permitted land uses in the B-2 District that the subject parcel is currently zoned; therefore, the proposed rezoning does not create additional traffic impacts than were determined to be mitigated under the previous rezoning application. Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 6 SEWAGE CONVEYANCE AND TREATMENT The 1.04±-acre subject property is located within the Sewer and Water Service Area (SWSA); therefore, the property is entitled to be served by public sewer based on County Policy. Frederick Water (FW) is the provider of public sewer service within this area of the County but does not currently have sewer infrastructure within, or adjacent to the subject property. The subject property was part of RZ #05-16 that was rezoned by the Board of Supervisors on July 27, 2016. FW issued a letter dated March 23, 2016 in conjunction with RZ #05-16 advising that there was adequate capacity at the Opequon Wastewater Treatment Facility to accommodate the 22,000 gpd proposed sanitary flows projected for the buildout of the 4.98±- acre project and the Red Bud Pump Station could accommodate the added flows from this project. However, FW advised that sewer conveyance for the 4.98±- acre project could potentially be challenged due to nearby sewer force main capacities. Greenway Engineering worked with FW to determine the appropriate approach for the development of sewer infrastructure to provide sewer service for the 4.98± acre project and for the properties along Amoco Lane (Route 839). In accordance with the proffer statement approved July 1, 2016 (RZ #05-16), Greenway Engineering submitted a public improvement plan, for a new pump station, with a SCADA system, to be located at the terminus of Amoco Lane that was approved by FW. Through additional coordination with FW, it was determined that a more mutually beneficial plan was available, and that sewer capacity for the overall project could be obtained through the construction of an 8” gravity sewer line to an existing sewer manhole located near the rail spur serving the Kingspan facility. Greenway Engineering has designed a gravity sewer system that collects effluent from the 4.98± acre project area (which includes the 1.04± acre subject property proposed for rezoning) that has been sized to allow for off-site land uses to connect to this system. The gravity sewer system design includes the sewer collection system within the subject project and along the Amoco Lane frontage to allow for on-site and off-site connections. The gravity sewer system will terminate at the existing sewer manhole located near the rail spur serving the Kingspan facility, which ties into the Red Bud Pump Station to direct effluent to the Opequon Water Treatment Facility. The CB Ventures Gravity Sewer Plan has been designed and submitted for review and approval to FW and the County Public Works Department. Both agencies have approved this design plan and the approved improvements will be installed prior to development of the subject property. FW has determined that this approach is appropriate for addressing sewer impacts associated with the 4.98± acre project; therefore, the sewer requirements associated with proposed rezoning of the 1.04± acre subject property have been adequately addressed. WATER SUPPLY The 1.04±-acre subject property is located within the Sewer and Water Service Area (SWSA); therefore, the property is entitled to be served by public water based on County Policy. Frederick Water (FW) is the provider of public water service within this area of the Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 7 County and has an existing 10” water line located along Martinsburg Pike (U.S. Route 11) and Amoco Lane (Route 839) that provides public water to the property. Frederick County approved SP #07-17 for the CB Ventures 4.98± acre project area on July 24, 2017, which includes the 1.04± subject property proposed for rezoning. SP #07-17 was reviewed and approved by FW on April 24, 2017 as part of the site plan approval process and they determined that adequate water pressure and capacities were available for service to this property. Additionally, the water system design for the build-out of commercial land use on the 4.98± acre project included the connection of a temporary bypass of the existing 2” water line to connect the 2” water line to the newly installed 10” water main after it is constructed and fully tested. The newly installed 10” waterline will connect to a newly installed 8” water line that will be located throughout the 4.98± acre project, which will terminate at the 1.04± acre subject property. As part of County’s review process of RZ #05-16, the maximum anticipated flow for build out of the 4.98± acre area was projected by FW at 50,000 gpd. Greenway Engineering has utilized 2015 FW water meter for these land uses and has applied a 1.5 calculation factor of safety to develop a conservative water demand projection of 22,000 gpd for the buildout of the 4.98± acre project area. The projected water demand of 22,000 gpd falls well below the available water supply identified by FW for this site; therefore, there is adequate supply and pressure that will be available for the buildout of commercial land use for the proposed development project. SITE DRAINAGE The topographic relief on the 1.04±-acre subject property generally follows a north to east pattern, which directs drainage from the subject property towards the rear of the property adjacent to Interstate 81. The applicant has provided stormwater management through a design, which has been approved by Frederick County as part of SP #05-17. This stormwater management includes two detention areas, one of which is in the southeast portion of the subject property. The proposed rezoning of the subject property will not affect the existing, approved stormwater management design of the site. The stormwater quantity and quality measures have been designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community have been mitigated. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities associated with the redevelopment of the 1.04± subject site can be projected from an average annual commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil Engineering Reference Manual, 4th edition). It is anticipated that the proposed automotive tire and battery service facility will be approximately 6,500 square feet. Therefore, solid waste disposal impacts are based on the following figures that provide the increase in average annual solid waste volume based on the anticipated 6,500 square feet of commercial land use: Greenway Engineering May 10, 2019 CB Ventures, LLC Commercial Rezoning File #2022C Impact Statement/JRM 8 AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial AAV = 5.4 cu yd. x 6.5 (1,000 sq. ft) AAV = 35.1 cu. yd. at build-out, or 24.57 tons/yr. at build-out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected commercial development will generate approximately 24.57 tons of solid waste annually on average. This represents a 0.017% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by the commercial development will be disposed at the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this proposal. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify structures deemed to be historically significant on the 1.04±-acre subject property, nor does the survey identify properties within proximity of this site that are deemed potentially significant. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies t he 1.04±-acre subject property as being located within the Second Winchester – Stephensons Depot study area boundary; however, the subject property is located well outside of the defined core battlefield area and is also defined as having lost integrity due to existing development patterns. Therefore, the commercial development plan for the property will not create negative impacts associated with historic resources. OTHER POTENTIAL IMPACTS The commercial development of the 1.04±-acre subject property will provide new economic development opportunities for Frederick County, which has been recognized by the County to be positive in the consideration of fiscal impacts to County Capital Facilities. It is understood that the development of commercial land use has the potential to increase service demands on fire and rescue services; therefore, the Owner’s Proffer Statement provides a monetary contribution of $0.10 per developed building square foot to the County to provide additional revenues that are specifically directed to County fire and rescue services.