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Home My WebLink About03-19 Impact Analysis StatementIMPACT ANALYSIS STATEMENT Ridings Property 280 Ridings Lane White Posts VA 22663 Property: 17.09 acres PARCEL ID: 86-A-1790 Bell -119 Steei Rea: tate Property 201 Ridings Lang; W litte Po:3t, VA 226.663 Original Rezoning #: 02-01 Property: 23.34 acres PARCEL ID: 87-A-12 Opequon Magisterial District August 13, 2019 Prepared by: PAINTER-LEWIS, , Pj..c. 817 Cedar Creek Grade, Suite 120 Winchester, VA 22601 Tel.: (540)662-5792 email: office@pairiterfewis.com Job Number: 1902002 IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 &. 86-A-1 79C IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86-A-1 79C L INTRODUCTION Berlin Steel is a steel fabrication facility located on a 23.34 acre lot which contains 17.9467 acres zoned M1 -Light Industrial District and 5.3933 acres zoned RA -Rural Agricultural District. Adjacent to the Berlin Steel lot is the Ridings lot which contains 17.0915 acres zoned RA. Under this rezoning application, Berlin Steel proposes to rezone the 5.3933 acres remainder of Parcel #87-A-12 from RA to M1 and Ridings proposes to rezone 10 acres of Parcel #86-A-179 from RA to M1. It is anticipated that with a successful rezoning, Berlin Steel will acquire the 10 acres from Ridings. Please refer to Exhibit 1 for a property overview map and Exhibit 2 for a metes and bounds illustration of the areas to be rezoned. Parcel #87-A-12 was the subject of a rezoning in 2001 when 14.43 acres of the parcel was rezoned from RA to M1 with proffers. These same proffers will be applied to the proposed areas of rezoning. A. SITE SUITABILITY The subject parcels are located on Ridings Lane which intersects Route 277 about 3,200 feet east of Hudson Hollow Road. This site is suited for rezoning to the Light Industrial District. The Eastern Frederick County Long Range Land Use Plan designates these parcels as "Industrial". The parcels are within the Sewer and Water Service Area. Public water serves the current site of Berlin Steel. There is no public sanitary sewer service. The current operation of Berlin Steel is adequately served by an on-site sewage disposal system. The proposed rezoning of 15 acres will not require an increase in sanitary sewer disposal capacity. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0200 B shows the subject area to be outside of any flood hazard zone. WETLANDS No jurisdictional wetlands have been identified on this site. Parcel #86-A-1 79C contains a 3+/- acre pond that was constructed in the 1970s. The pond is located in an uplands area with no perennial stream connection to other waters. STEEP SLOPES The properties generally slope toward an intermittent tributary to Crooked Run. Slopes increase in severity as they approach this intermittent tributary. Slopes which approach 25% can be found on the eastern portion of the site near the tributary. MATURE WOODLANDS Mature woodlands generally cover the land to be rezoned on Parcel #87-A-12. Mature woodlands are located generally along the southern and eastern portions of Parcel #86 - FA IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86-A-1 79C A-1 79A. Much of these woodlands would be cleared to allow the development of usable areas on the parcels. Typically, the woodlands located at the perimeters of the parcels, that is, along the boundaries would remain untouched to serve as visual screening to adjacent lands. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Zoar silt loam (44B), Weikert-Berks channery silt loam (41C), and Berks channery silt loam (113). These soils are generally shallow to moderately deep and formed from weathered shale or sandstone. The unified soils classifications are GM, ML, and SM. Weathered bedrock can be expected at relatively shallow depths around 30 inches below the ground surface. B. SURROUNDING PROPERTIES The property to be rezoned is surrounded by residential and vacant properties which are zoned RA. The following table lists all adjacent owners and parcel numbers. No. Owner Ex. Zoning Ex. Use 9 Carlson, Shirle C RA Vacant 9E Ridin s, Ma F RA Residential E Four Winds Land Holdings LLC RA Vacant 9D #Wa Libert Ba tist Church RA Church C Calhoun, Amanda D RA Residential 9A Carlson, Shirle C RA Residential Ar h ris, Ga & Pierce, Barbara RA Residential Hazelwood, Lori Brian RA Residential Development of the proposed areas to be rezoned will create the requirement for buffers and landscaping along adjacent properties in accordance with Section 165- 203.01 of the Frederick County Zoning Ordinance. Adjacent parcels are zoned RA. Those parcels used primarily for residential purposes would require a Category C buffer. Existing, mature woodlands would typically be reserved within the inactive portion of the buffers to provide at least a portion of the landscaping requirement. C. TRAFFIC Access to the parcels is via Ridings Lane from Route 277, a Minor Arterial Road. According to figures from the Virginia Department of Transportation, the traffic on route 277 at this location is 8500 vehicles per day. Ridings Lane provides access to Parcels #86 -A -179E, #86 -A -179C, and #87-A-12. The access has been designed to provide adequate space for existing and anticipated traffic including truck traffic associated with the current Berlin Steel facility. Berlin Steel currently has 34 on-site employees. 3 IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86-A-1 79C Traffic generation estimates for Berlin Steel can be made using the ITE Trip Generation Manual, 9th Edition, Volume 2. Trip estimates are based on a future projected, maximum employee count of 50. The estimates are shown below. TRAFFIC IMPACT - DA TA MPACT:DATA SOURCE: ITE TRIP GENERATION MANUAL -9th EDITION -VOLUME 3 Land Use 110 General Light Industrial Trips based on number of employees: 50 employees Weekday: AM Peak Hour: 3.02x50=151 trips (50% entering, 50% exiting) 0.48x50=24 trips (87% PM Peak Hour: entering, 0.51x50=26 trips (29% entering, 13% exiting) 71% exiting) Saturday: Saturday Peak hour: 0.48x50=24 trips (50% entering, 50% exiting) 0. 5x50=3 trips (47% entering, 53% Sunday: Sunday Peak hour: exiting) 0.26x50=13 trips (50% entering, 50% exiting) 0.04x50=2 trips (48% entering, 52% exiting) D. SEWAGE CONVEYANCE AND TREATMENT The site is not within the limits of the Frederick County Sewer and Water Service Area. There are no public sewerage facilities serving the immediate area. These parcels and the adjacent parcels are served by individual, private, on-site sewage disposal systems. The Berlin Steel facility is served by a pretreatment and discharging system. This system is monitored yearly by the Virginia Department of Environmental Quality under Permit No. VAG 408427. The maximum treatment volume attributed to the disposal system is 1000 gallons per day. It is not anticipated that the proposed rezoning will result in additional sewage treatment. E. WATER SUPPLY The site receives domestic and fire flow from Frederick Water. The water demand is essentially limited by the sewage treatment capacity. It is not anticipated that the proposed rezoning will result in additional water demand. F. DRAINAGE An increase is stormwater runoff can be expected with any development on the property. Stormwater management will be provided in accordance with the Frederick County Code, Chapter 165 and Chapter 143. With the development of this site a storm water management system would be implemented to control any added flow created by the new impervious areas. 4 IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86-A-1 79C G. SOLID WASTE DISPOSAL FACILITIES The nearest citizens' trash facility is located approximately four miles south and east of the site on Route 522. 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 one pound of solid waste per employee per day that will be transported to the landfill. The anticipated maximum number of employees is 50, including field erectors. Tipping fees are currently $50 per ton for commercial haulers. No additional solid waste disposal facilities will be required for the proposed development. It is estimated that the annual cost in tipping fees will be about $325. H. HISTORIC SITES AND STRUCTURES This site does not contain any historic or "potentially significant" historic structures as listed in The Rural Landmarks Survey Report of Frederick County. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of the major civil war battles. The nearest known battlefield is the site of the Second Battle of Kernstown located approximately four miles to the northwest. The Rural Landmarks Suntey Report lists several structures within approximately one mile of the site, which were inventoried due to the age of the structures, but these are not considered architecturally or historically significant sites. Please refer to Exhibit 3. 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. Please refer to Exhibit 4. 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 commercial and industrial rezoning requests 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 Stephens City Fire and Rescue Station 11 located approximately three miles to the west of the property in Stephens City. No additional fire 5 IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86 -A -179C and rescue facilities will be required for the area proposed to be rezoned. 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 It is anticipated that with a successful rezoning, a boundary line adjustment between TM#86-A-179C and TM#87-A-12 will occur and the 10 acres area on Lot 179C will be consolidated with Lot 12. Consolidation will eliminate interior lot lines. Existing access easements will be maintained. IMPACT ANALYSIS STATEMENT PARCEL ID 87 ((A)) 12 & 86-A-1 79C APPENDIX EXHIBIT !A PROPERTY MAP EXHIBIT 1B METES & BOUNDS MAP EXHIBIT 2 TOPOGRAPHIC MAP EXHIBIT 3 HISTORIC STRUCTURES MAP EXHIBIT 4 CIVIL WAR BATTLEFIELDS MAP EXHIBIT 5 PROPERTY DEEDS 7 500 0 50 Scale in Feet 583'35'DO'E 133.04' 8 1.00 ACRES �oU X27% ZONED: RA F USE: RESIDENTIAL 86-A-179D 6.5 8 ACRES ZONED: RA USE: CHURCH h 86-A-179 34 ACRES ZONED: RA 87-A-12C o USE: VACANT �h ?/ 6.41 ACRES ZONED: RA USE: RESIDENTWL� \ / 87-A-12D \ 13.29 ACRES / ZONED: RA - / USE: RESIDENTIAL 86 179E r 1.1046 ACRES n 87-A-12 ZONED: RA � � u �i�g 2i,. 4 ACRES USE: RESIDENTIAL m � �" ZOFIED: M-1 _ USE: INDUSTRIAL 87-A-12F -- 10.00 ACR5 _ _ 2.00 ACRES \ N20'38'05iN �;_ �` ZONED- ES --- �, USE:ORESIDENTIAL \ 223.89 N °c_USE.- RESIo. 91.3 N43'53'1 43' S3'1.08 13.08 S54'22 554'22'23'E � '�— ------ 87—A-12 158.79 �o -- ---_-5.3933 ACRES. EXISTING ZONING UNE S54'22'26'E 86-A-179C- ZONED: RA USE: VACANT- 7.09 ACANT7.09 'ACRES 1 "� PROPOSED REZONING LIMITS / N84'14'57 r iT ZONED: RA "�' 1K �. �� AREA TO BE REZONED=15.3933 ACRES � 86.49 s s SE: RESIDENT �• Y_� 10 ACRES ON TM86-A-179C \ IX. zo' N3741'54'E 5.3933 ACRES ON TM87-A-12 fo� DRAINAGE zl 107.34' \ 2`� EASMENT ry N5718-05-W 132.76 87-A-12E 28.459 ACRES ti 87-A-13 \ ZONED: RA 30.96 ACRES USE: VACANT ZONED: RA \ /.3 USE: RESIDENTIAL 'V 7 \ I 86-A-218 \ 94 ACRES ZONED: RA \ USE: VACANT 'AIENR- PAINTER-LEWIS,SURVEY: C.I.: RIDINGS PROPERLY NA 20' 817 Cedar Creek Grade, Suite 120 BERLIN STEEL PROPERLY DRAWN BY: JOB NO.: Winchester, Virginia 22601 P—L 1902002 Telephone (540)662-5792 FREDERICK COUNTY, VA. SCALE: PROPERLY MAP DATE: CONSULTING Facsimile (540)662-5793 sHowN 4/11/19 ENGINEERS Email office®painterlewis.com SHEET: EXHIBIT 1 A ` / > 300. 0.�. 300 �/ / Scale in Feet / 01 /86—A-179 - 10.00 AC S - ZONED- RA USE: R IDENTIAL ----- /� 86—A -179C 7.0094CRES �� h *ZONED: RA / USE: RESIDENTIAL rs 4 � A' SS6. 06, 63S 87—A-12 O4' 5.3933 ACRES / ZONED: RA h USE: VACANT ^�� o'`ti kip� N32'41 '54"E 101.34' SURVEY: RIDINGS PRO!"MY "" BERUN STEEL PROPERTY -L BY: JOB NO.: �+lTY, %,/A.P-L 1902002 FREDERICK COU SCALE. '� AREAS TO DE REZONED SHOWN 4/11/19 METES & BOUNDS iufAR SHEET: "��'""" I EXHIBIT 1B -�� 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540)662-5792 CONSULTING Facsimile (540)662-5793 ENGINEERS Email office®painterlewis.com kip� N32'41 '54"E 101.34' SURVEY: RIDINGS PRO!"MY "" BERUN STEEL PROPERTY -L BY: JOB NO.: �+lTY, %,/A.P-L 1902002 FREDERICK COU SCALE. '� AREAS TO DE REZONED SHOWN 4/11/19 METES & BOUNDS iufAR SHEET: "��'""" I EXHIBIT 1B t. -f i 1001 TOM .r ` Scale in Feet — _ < #• d , A ire IN y } q ' o V ' t r , y PAINTER-LEWIS. PROJECT: auRVEY: a k I+.• r s J� C_I.: = 817 Cedar Creek trade, suite 120 RIDINGS PROPERTY � - - 20' RERUN S-ffEL PR'�PER`iil' rS�2M BY_ 19 Mc 0 Winchester, Virginia 22601 1902002 Telephone (540)662®5792 FREDERICK COUNTY, VA. E: TOPOGRAPHY 44A 9CGNSIJLTiNG Facsimile (540)662-5793/ /ENGINEERS Email office0pointerlewis.com T: USCos f - vim CONSULTING ENGINEERS PAINTER—LEWIS, PoLNC-M 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540)662-5792 Facsimile (540)662-5793 Email off ice®pointerlewis.corr VEY. C.I.: RIDINGS PROPERTY"A NA BERIJN STEEL PROPERTY DRAWN BY: JOB NO.: FREDERICK COUNTY, VA.P-L -- 1902002 SCALE: DATE: RURAL LANDWRKS SHOWN 4/4/19 EXHIBIT 3 YearCi:ril War Battlefields Z 1862 First Winchester 2 1862 First Kernstown 3 1863 Stephensons Depot 4 1863 Second Winchester 5 1864 Third Winchester 6 1864 Third Winchester 7 1864 Cedar Creek 8 1864 Third Winchester 9 1864 Second Kernstown Sites (Fortifications) 10 Parkins Mill Battery 111864 Winter Line 12 Carriesbrooke Redoubt 13 Hillandale Works 1419th Corps Entrenchments 15 Star Fort 16 Fort Collier 17Zig-Zag Trenches L Civil War Sites _..; Civil War Battlefields (. O Star 00.51 2 3 4 5 6 --A Miles Civil War Battlefields & Si4tes Renolds Store (As Defined by the NPS Shenandoah Valley Civil War Sites Study) Cross Junction Gainesbord 522 Clear Brook Gore O Stephenson 50 AbinO 30 f 6 i x 37 s Round a 52Y � s,. Shawneeland Hill 16 s o Winchester `+. 7 iJl Z a 14 7 10 1 17 13 11 AGK ' BOG w � 2030 Comprehensive Plan w Adopted July 14, 2011