HomeMy WebLinkAbout07-19 Impact Analysis StatementDISCOUNT TIRE RETAIL STORE DEVELOPMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Frederick County by the
proffered rezoning of a 1.204 +/- acre subject property owned by Gentle Harvest LC and
identified as Tax Map Parcel 64 -A -1C. The subject property is located on the west side of Front
Royal Pike (U.S. Route 522 South) at the intersection of Front Royal Pike (U.S. Route 522
South), Millwood Pike (U.S. Route 50) and the Interstate 81 Exit 313 northbound on-ramp, and
is currently zoned B-2, Business General District. The Applicant proposes to rezone the 1.204
+/- acre subject property to B-3, Industrial Transition District, with proffers to allow for the
development of a Discount Tire retail store that is approximately 8,192 square feet with 6 service
bays along the commercial corridor.
Basic Information
Location: Fronting on the west side of Front Royal Pike (U.S. Route
522 South); at the intersection of Front Royal Pike (U.S.
Route 522 South), Millwood Pike (U.S. Route 50) and the
Interstate 81 Exit 313 northbound on-ramp
Magisterial District: Shawnee District
Property ID Number: 64-A-1 C
Current Zoning: B-2, General Business District
Current Use: Vacant Restaurant
Proposed Zoning: B-3, Industrial Transition District
Proposed Use: Discount Tire Retail Store
Total Rezoning Area: 1.204 +/- acres with proffers for the subject property
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 1.204 +/-
acre subject property is currently located in the UDA; therefore, expansion of the UDA boundary
to accommodate the proposed development of commercial land use 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 1.204 +/- acre subject property is currently
located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the
proposed development of commercial land use is not required for this rezoning application.
Comprehensive Plan Conformity
The 1.204 +/- acre subject property is located in the UDA and the SWSA and is within the study
area boundary of the Senseny/Eastern Frederick Urban Area Study. The Senseny/Eastern
Frederick Urban Area Study 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 1.204 +/- acre subject property is
identified for 132/133 commercial land use; therefore, the proposed B-3, Industrial Transition
District rezoning is in conformance with the land use recommendations of the Comprehensive
Plan Policy. The Comprehensive Plan specifies that the 1.204 +/- acre subject property should
accommodate and promote highway commercial land uses. The B-3, Industrial Transition
District rezoning is proposed to allow for the development of the Discount Tire retail store,
which has been determined not to be a permitted stand-alone land use with the B-2, Business
General District. The Discount Tire retail store, being a retailer of tires and wheels for motor
vehicles with service bays for the installation of the same, is an appropriate highway commercial
land use along a major commercial corridor.
SUITABILITY OF THE SITE
Access
The 1.204 +/- acre subject property is located on the west side of Front Royal Pike (U.S. Route
522 South), approximately 380 feet north of the Front Royal Pike/Travel Lodge Drive signalized
intersection. Access to the subject property will be through the Front Royal Pike/Travel Lodge
Drive signalized intersection.
Flood Plains
The 1.204 +/- acre subject property does not contain areas of floodplain as demonstrated on
FEMA NFIP Map #51069CO216D, Effective Date September 2, 2009; as well as information
from the Frederick County GIS Database.
Wetlands
The 1.204 +/- acre subject property does not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map information from the Frederick County GIS Database.
Soil Types
The 1.204 +/- 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:
3B Blairton Silt Loams 2-7% slope
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The Blairton Silt Loam soil type is identified as a prime agricultural soil and has severe wet
properties. The existing commercial land uses that have been constructed along the east and
west sides of the Front Royal Pike (U.S. Route 522 South) commercial corridor contain the same
soil type, and the subject property is not conducive for agricultural land use per the
Comprehensive Policy Plan. The soil type is conducive for commercial development of the
subject property.
Other Environmental Features
The 1.204 +/- 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. There
are no known environmental features present that create development constraints for the
proposed commercial development project.
SURROUNDING PROPERTIES
Adjoining propertyzoning oning and present use:
North: Millwood Pike/Interstate 81 Exit 313 northbound on-ramp Use:
Highway/Interstate
South: B-2, Business General District Use: Office
West: B-2, Business General District Use: Hotel
(Travelodge)
East: B-2, Business General District Use: Retail/Grocery
(Delco Plaza)
TRANSPORTATION
The 1.204 +/- acre subject property is located on the west side of Front Royal Pike (U.S. Route
522 South), approximately 380 feet north of the Front Royal Pike/Travel Lodge Drive signalized
intersection. Subsequent to final rezoning approval, access to the subject property will be
through the existing intersection.
In order to assess the potential traffic impacts for the proposed Discount Tire retail store, the
Applicant has analyzed the trips generated by the existing use of the site compared to the trips
generated by the proposed use, a Tire Store. Restaurants (SIC 58) would be the appropriate land
use to compare to the proposed Discount Tire retail store (SIC 75). The Applicant analyzed
traffic study data from the Institute of Traffic Engineers (ITE) Manual, 10th Edition specific to a
Quality Restaurant (93 1) and Tire Store (848). The following analysis compares traffic volumes
for the Weekday AM and PM Peak Hours, the Saturday Peak Hours, and the Sunday Peak Hours
assuming 7,554 square feet of Quality Restaurant (93 1) and 8,192 square feet of Tire Store (848)
land use specific to the ITE traffic study data:
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B-2, Business General Land Use
ITE (93 1) Weekday AM Peak
ITE (93 1) Weekday PM Peak:
Q = 0.73 Trips per 1,000 square feet gross floor area
Q = 0.73 Trips x 7.554 (7,554 sq.ft./1,000 sq.ft.)
Q = 5.51 or 6 Trips
Q = 7.80 Trips per 1,000 square feet gross floor area
Q = 7.80 Trips x 7.554 (7,554 sq.ft./1,000 sq.ft.)
Q = 58.92 or 59 Trips
ITE (93 1) Saturday Peak: Q = 10.68 Trips per 1,000 square feet gross floor area
Q = 10.68 Trips x 7.554 (7,554 sq.ft./1,000 sq.ft.)
Q = 80.67 or 81 Trips
ITE (93 1) Sunday Peak: Q = 7.80 Trips per 1,000 square feet gross floor area
Q = 7.80 Trips x 7.554 (7,554 sq.ft./1,000 sq.ft.)
Q = 58.92 or 59 Trips
B-3, Industrial Transition Land Use
ITE (848) Weekday AM Peak: Q = 2.72 Trips per 1,000 square feet gross floor area
Q = 2.72 Trips x 8.192 (8,192 sq.ft./1,000 sq.ft.)
Q = 22.28 or 23 Trips
ITE (848) Weekday PM Peak: Q = 3.98 Trips per 1,000 square feet gross floor area
Q = 3.98 Trips x 8.192 (8,192 sq.ft./1,000 sq.ft.)
Q = 32.60 or 33 Trips
ITE (848) Saturday Peak: Q = 5.05 Trips per 1,000 square feet gross floor area
Q = 5.05 Trips x 8.192 (8,192 sq.ft./1,000 sq.ft.)
Q = 41.37 or 42 Trips
ITE (848) Sunday Peak: N/A
The ITE projected traffic volumes identified above indicate that the proposed Discount Tire
retail store (848) has the potential to decrease traffic volumes during the weekday peak hours by
approximately 0-9 Trips and by approximately 39 Trips during the Saturday peak hour compared
to the Quality Restaurant (93 1) land use. The Sunday trips generated are not applicable as
Discount Tire is not open on Sundays, and therefore will not generate any trips. These
calculations demonstrate a decrease in potential traffic volumes during these time frames
(approximately 3 vehicles every 15 minutes during the weekday peak hours and approximately
10 vehicles every 15 minutes during the Saturday peak hour). The proposed Discount Tire retail
store will result in an overall decrease in trips, compared to that of the existing restaurant.
Therefore, it is assumed that the infrastructure in place is adequate for the proposed
development.
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SEWAGE COVEYANCE AND TREATMENT
The 1.204 +/- 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. The City
of Winchester is the provider of public sewer service within this area of the County, which is
managed by the City of Winchester Public Services Department.
The City of Winchester has an existing 8 -inch gravity sewer line that enters the subject property
through the southern boundary of the subject property within a 20 -foot easement that is
accessible to the property. All commercial land uses on the west side of Front Royal Pike (U.S.
Route 522 South) within proximity of the subject property convey sewer effluent through the fl-
inch gravity sewer line that goes under Interstate 81 to a manhole located on the Apple Blossom
Mall parcel, which then gravities to the Abram's Creek sewer transmission line that connects to
the Opequon Wastewater Treatment Facility.
Based on comparable discharge patterns, the City of Winchester Public Services Department has
determined that 75 gallons/day per 1,000 square feet of commercial land development is an
appropriate calculation for estimating the sewer demand for commercial land uses.
Q = 75 gallons/day per 1,000 square feet commercial
Q = 75 GPD x 8.192 (8,192 sq.ft./1,000 sq.ft.)
Q = 614.40 GDP
TOTAL: Q = 615 GPD projected sewer demand
The Opequon Wastewater Treatment Facility has a total capacity of 12.6 MGD, of which 7.125
MGD is allocated to the City of Winchester. The City of Winchester currently averages
approximately 5.0 MGD of the allocated capacity and has approximately 2.125 MGD of
allocated capacity available for future development projects. The projected 615 GPD for the
proposed project represents 0.0003% of the available treatment capacity; therefore, the proposed
rezoning can be sufficiently accommodated by public sewer service through a system with
adequate conveyance, capacity and treatment. The proposed Discount Tire will generate
significantly less sanitary sewage into the public system than that of the previous restaurant use
at this site.
WATER SUPPLY
The 1.204 +/- 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. The City
of Winchester is the provider of public water service within this area of the County, which is
managed by the City of Winchester Public Services Department.
The City of Winchester has an existing 12 -inch water transmission located on the east side of
Front Royal Pike that provides public water service to the commercial land uses on the west side
of Front Royal Pike (U.S. Route 522 South). An 8 -inch water line is looped off of the 12 -inch
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water transmission line that adjoins the southern boundary of the subject property within a 10 -
foot easement that is accessible to the property.
Based on comparable discharge patterns, the City of Winchester Public Services Department has
determined that 75 gallons/day per 1,000 square feet of commercial development is an
appropriate calculation for estimating the water demand for commercial land uses.
Q = 75 gallons/day per 1,000 square feet commercial
Q = 75 GPD x 8.192 (8,192 sq.ft./1,000 sq.ft.)
Q = 614.40 GPD
TOTAL: Q = 615 GPD projected water demand
The City of Winchester obtains potable water from the North Fork of the Shenandoah River,
which is treated at the Percy D. Miller Water Treatment Plant located near Middletown. The
Percy D. Miller Water Treatment Plant can treat approximately 10 MGD of potable water daily,
which is transmitted to serve all properties in the City of Winchester; as well as some properties
in Frederick County. The City has sufficient water capacity to serve these properties; as well as
sell excess capacity to the Frederick County Sanitation Authority to supplement other water
systems in Frederick County. The Applicant has met with the City of Winchester Public
Services Director to discuss the proposed development project and was advised that the City has
adequate capacity to serve this project and that the existing 8 -inch water loop provides adequate
pressure and fire flow for all commercial land uses within this portion of the County. Therefore,
the proposed rezoning can be sufficiently accommodated by public water service through a
system with adequate conveyance, capacity, pressure and fire flow. The proposed Discount Tire
will use significantly less water from the public system than that of the previous restaurant use at
this site.
SITE DRAINAGE
The topographic relief of the 1.204 +/- acre subject property generally follows a northeasterly
pattern, which directs site drainage towards existing inlets on site. The Applicant prepared an
ALTA Survey for the 1.204 +/- acre subject property, which identifies a 10 -foot drainage
easement on the property that has been improved with a drop inlet and storm sewer line that ties
into the overall drainage system constructed during the development of the Cracker Barrel site.
This stormwater collection system conveys stormwater to a regional stormwater management
facility that was constructed during the development of the Cracker Barrel site; therefore,
development of the subject property will utilize this regional facility.
The 1.204 +/- subject property will comply with all water quality and quantity regulations. The
Applicant will work with the County Engineer during the Site Development Plan process to
identify stormwater volumes from the proposed development of the subject property to ensure
that there are no detrimental impacts to the regional stormwater management facility and to
adjoining properties. The stormwater management plan and erosion and sediment control plan
will be designed in conformance with all applicable state and local regulations; therefore, site
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drainage and stormwater management impacts to adjoining properties and the community will be
mitigated.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities associated with the development of the proposed
Discount Tire retail store on the 1.204 +/- acre subject property 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, 4`" Edition). The Applicant proposes to develop a Discount Tire
retail store that is approximately 8,192 square feet with 6 service bays; therefore, solid waste
disposal impacts are based on the following figures that provide the increase in average solid
waste volume based on the development of this facility:
AAV = 5.4 cu.yd. per 1,000 square feet commercial
AAV = 5.4 cu. yd. x 8.192 (8,192 sq.ft./1,000 sq.ft.)
AAV = 44.24 cu. yd. at build -out, or 5.53 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 5.53 tons of solid waste annually on average. This represents a 0.003% 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
proposed Discount Tire will produce significantly less refuse than that of the previous restaurant
use at this site. Used tires will not be included as part of the solid waste generated from this site
to be transferred to the Regional Landfill. Discount Tire has a separate collection and recycling
program for the used tires generated from their facilities. 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 identifies the Garber Farm (#34-424) within
close proximity of the 1.204 +/- acre subject property. The Garber Farm was inventoried as part
of the overall report; however, the property was not recommended for inclusion on the list of
potentially significant properties in the final report. The Garber Farm has been subdivided into
multiple properties, which are developed as commercial and residential land uses along Garber
Lane (Route 763), and as commercial land uses along Front Royal Pike (U.S. Route 522 South).
The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the
1.204 +/- acre subject property as being located within the First Winchester study area boundary,
and within close proximity of the First Winchester core battlefield area boundary. The final
report identifies all land within the study area boundary that is located in the southeastern
quadrant of Interstate 81 Exit 313 as having lost integrity due to the existing commercial and
residential land use development patterns; as well as the construction of Interstate 81.
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The development of commercial land use on the 1.204 +/- acre subject property is consistent
with other properties in this area of the County. The Senseny/Eastern Frederick Urban Area
Study does not identify this area of the County as historic or as a developmentally sensitive area.
The proposed rezoning of the property will not create negative impacts associated with historic
properties and historic resources.
OTHER POTENTIAL IMPACTS
The commercial development of the 1.204 +/- acre subject property will provide new economic
development opportunities for Frederick County, which has been determined by the County's
Development Impact Model to be positive in the consideration of fiscal impacts to County
Capital Facilities. It is recognized that the development of commercial land use has the potential
to increase service demands on fire and rescue services; therefore, the Applicant'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 fire and rescue services.
There are no other identified potential impacts above those discussed in this Impact Analysis
Statement that would be detrimental to surrounding properties or to the County from the
rezoning and development of the 1.204 +/- acre subject property.
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