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Home My WebLink About05-19 Impact Analysis StatementIMPACT ANALYSIS STATEMENT Lanzeta Properties Martinsburg Pike, LLC Parcel TM #44-A-58 Property: 0.5739 acres Parcel TM #44-A-59 Property: 0.5739 acres Parcel TM #44-A-60 Property: 0.5762 acres Stonewall Magisterial District August 30, 2010 Prepared by: PAINTER-LEWIS, P.L.C. 817 Cedar Creek Grade, Suite 120 Winchester, VA 22601 Tel.: (540)662-5792 email: office@painterfewis.com Job Number: 1807028 IMPACT ANALYSIS STti . EMENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section Yl7 M'a i. INTRODUCTION 2 v A. SITE SUITABILITY 2 B. SURROUNDING PROPERTIES 3 C. TRAFFIC 3 D. SEWAGE CONVEYANCE AND TREATMENT 4 E. WATER SUPPLY 4- F. DRAINAGE 4 G. SOLID WASTE DISPOSAL FACILITIES 5 H. HISTORIC SITES AND STRUCTURES 5 I. COMMUNITY FACILITIES 5 J. LOT CONSOLIDATION 6 IMPACT ANALYSIS STA) c-MENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 L INTRODUCTION Martinsburg Pike LLC wishes to convert the old Oates Grocery store into a restaurant. The old �torE budding contains 3, 104 square feet and will be renovated to contain a pizza restaurant. The building is located on TM#44-A-58 which contains 0.5739 acres. Martinsburg Pike LLC also owns two adjoining lots. Please refer to Exhibit 1 in the Appendix for a location map. TM #44-A-59 contains a single family house on 0.5793 acres which will remain. TM #44-A-60 contains 0.5762 acres and is currently vacant. All lots are zoned RA -Rural Agricultural District. Under this rezoning application, Martinsburg Pike LLC proposes to rezone all three lots from RA to 132 -General Business District. Please refer to Exhibit 2 for a property overview exhibit. See Exhibit 3 for a metes and bounds illustration of the area to be rezoned. A. SITE SUITABILITY The subject parcels are located on the east side of Martinsburg Pike about 800 feet south of Stephenson Road in the Stonewall Magisterial District. This site is suited for rezoning to the General Business District. The Eastern Frederick County Long Range Land Use Plan designates these parcels as "Mixed Use Industrial/Commercial". The parcels are within the Sewer and Water Service Area. Public water serves the current residential property and the former grocery store. There is no public sanitary sewer service. The properties are served by an on-site sewage disposal systems. As part of the rezoning, a plan for continued on-site sewage disposal will be presented to the Virginia Department of Health. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 51069 CO250 D shows the subject area to be outside of any flood hazard zone. WETLANDS No jurisdictional wetlands have been identified on this property. STEEP SLOPES No steep slopes have been identified on this property. MATURE WOODLANDS No mature woodlands have been identified on this property. SOILS According to the Soil Survey of Frederick County, the property contains the following soil types: Frederick-Poplimento loams (14B) and Swimley silt loam (39B & 39C). These soils are generally moderately deep and formed from weathered limestone. The 2 IMPACT ANALYSIS STAT cMENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 Hydrologic Soils Groups are B and C. Weathered bedrock can be expected at depths exceeding 80 inches below the ground surface. B. SURROUNDING PROPERTIES The property to be rezoned is surrounded by residential and commercial properties. The following table lists all adjacent owners and parcel numbers. Tax Map No. Owner Ex. Zoning Ex. Use 44-A-57 Gary L. Payne etals M1 Commercial 44-A-56 Jack K. Wam ler Sr. & Jr. MH1 Residential 44-A-61 Ernest & Mary Bailey, Trustee RA Residential 44-A-73 Brandy & Dale Hager RA Residential 44-A-74 Douglas Keracofe RA Residential 44-1-D Gary L. Payne RA Residential 44-1-A Simkhovitch Family Living Part. LP RA Residential Rezoning the property to B2 will create the requirement for buffers and landscaping along adjacent properties in accordance with Section 165-203.01 of the Frederick County Zoning Ordinance. The adjacent parcel which is zoned M1 would typically require an "A" category buffer consisting of an inactive buffer of 25' and an active buffer of 25'. However, the existing building on TM # 44-A-58 is located 10' off the common property line, therefor the inactive/active buffer distance for this site will be 10' along this common property line. Refer to the Generalized Development Plan. C. TRAFFIC Access to the property is via Martinsburg Pike, Route 11, a Minor Arterial Road. According to figures from the Virginia Department of Transportation, the traffic on route 11 at this location is 5400 vehicles per day. The existing access will be improved and the existing driveway to the residence will be eliminated. Traffic generation estimates for the proposed uses of the property can be made using the ITE Trip Generation Manual, 9th Edition, Volume 2. Trip estimates are based on a 16 seat restaurant and one single family residence. The estimates are shown below. TRAFFIC IMPACT: DATA SOURCE: ITE TRIP GENERATION MANUAL -9th EDITION -VOLUME 3 Land Use 932: Weekday: AM Peak Hour: PM Peak Hour: Saturday: Sunday: high -turnover restaurant with 16 seats 16x4.83=77 trips (50% entering, 50% exiting) 16x0.6=10 trips (58% entering, 42% exiting) 16x0.72=12 trips (52% entering, 48% exiting) 16x6.21=99 trips (50% entering, 50% exiting) 16x5.17=82 trips (50% entering, 50% exiting) 3 IMPACT ANALYSIS STAT L-MENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 Land Use 210: Weekday: AM Peak Hour: PM Peak Hour: Saturday: Sunday- Totals- Weekday: unday: Totals:Weekday: AM Peak Hour: PM Peak Hour- Saturday- Sunday: our:Saturday:Sunday: single-family detached housing 1x9.52=10 trips (50% entering, 50% exiting) 1x0.77=1 trips (26% entering, 74% exiting) 1 x1.02=1 trips (64% entering, 36% exiting) 1 x9.91=10 trips (50% entering, 50% exiting) 1 x8.52=9 trips (50% entering, 50% exiting) 87 trips (50% entering, 50% exiting) 11 trips 13 trips 109 trips (50% entering, 50% exiting) 91 trips (50% entering, 50% exiting) D. SEWAGE CONVEYANCE AND TREATMENT The site is within the limits of the Frederick County Sewer and Water Service Area. There are no public sewerage facilities serving the immediate area. The closest public sewer is located at Yardmaster Court, approximately 900 feet to the north. This property and the adjacent parcels are served by individual, private, on-site sewage disposal systems. The former Oates Grocery Store and previously existing residential mobile home were served by a conventional on-site disposal system consisting of a septic tank and drainfield. A new pretreatment system will be installed along with the renovation of the old store which will produce a high quality effluent to be disposed in the existing drainfield. The total daily flow from the proposed use will be about 860 gallons. The Virginia Department of Health has required that a reserve drainfield with the capacity to dispose 860 gallons per day be located. This drainfield has been located on TM #44-A- 60. E. WATER SUPPLY The site receives domestic and fire flow from Frederick Water. A 10" diameter waterline is located on the south side of the Route 11 right of way. The water demand is essentially limited by the sewage treatment capacity. It is anticipated that the proposed use will require a maximum of 860 gallons of water per day. A new water meter will be installed along with the renovation of the old store. F. DRAINAGE Development of the site for the proposed use will not result in significant increase in impervious surfaces. There will be little or no increase in stormwater runoff form the site. Stormwater management will be provided in accordance with the Frederick County Code, Chapter 165 and Chapter 143. With no increase in runoff and a disturbed area 4 IMPACT ANALYSIS STAT r-MENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 less than one acre, there will be no storm water management system installed along with the renovation. G. SOLID WASTE DISPOSAL FACILITIES 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 ten pounds of solid waste per employee per day that will be transported to the landfill. The anticipated maximum number of daily employees is 6. 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 $468. 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. The "Survey" lists three sites to the north of the site as significant for their architectural style. Please refer to Exhibit 4. The "Possible Historic Districts" map from the 2035 Comprehensive Plan shows the Brucetown district to the north of the site and the Third Winchester Battlefield to the south of the site. Please refer to Exhibit 5. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies within or in close proximity to the commonly accepted limits of the civil war battle known as Stephenson Depot. Please refer to Exhibit 6. 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 Sheriff's Department The nearest fire and rescue facility is Station 13 -Clear Brook Fire and Rescue located at 1256 Brucetown Road, approximately two miles to the north of the property in Clear Brook. 5 IMPACT ANALYSIS STATcidIENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 No additional fire 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, the three lots will be consolidated into one lot. Consolidation will eliminate interior lot lines. Ce IMPACT ANALYSIS STAI �MENT PARCEL TM #s 44-A-58, 44-A-59, 44-A-60 APPENDIX EXHIBIT 1 LOCATION MAP EXHIBIT 2 PROPERTY EXHIBIT EXHIBIT 3 METES &BOUNDS MAP EXHIBIT 4 RURAL LANDMARKS SURVEY EXHIBIT 5 HISTORIC DISTRICTS MAP EXHIBIT 6 CIVIL WAR BATTLEFIELDS MAP O C- m NO m D 0 1 0z CJS Z COD �� tom -o <yC� n U) z V) -0 �0 z v m D> r D D x r�r m m z rr CD r \ Op O W O m \ X N O z C7 co .. Oo :. D :. r MARTINSBURG PIKE - U.S. ROUTE 11 (VARIABLE WIDTH R/W) I N40'38'28'E 100.00' I N40I3818"E 76.30' C1 C3 C2 — Ex. Grovel 1 I I Pocking I ----JI ! I I I� I N W ' Ex. 1 Story Block Bldg. I �' N FF=633.85- I P z � O Ex. 1 Story IR I C / 1 Brick House cD `D ro n L FF=634.85' / GF -6,32.85'N N � m N I NII N W O N O N �D 7W44–A-60 ,y I M4R77NSBURG PIKE LLC _ 58 7M/44–A-59 INST 190000668 44–ARNAC SBURG PIKE LLC AMR77NSBURG PIKE LLC I ZONE.?RA INST 190000668 INST 190000668 1 0.5739 AC 0.5739 AC ZONE R4 ZONE- R9 I I js I I S40'38'28"W 100.00' N S40'38'28"W 100.00' S40'38'28"W 99.97' 7M/44—A-57 S40'38'28W 299.97' _ -- 7M,oF44—A-56 -- GARY L. PAYNE ElWAMPLER S MOBILE HOMES MICHAEL L. PAYNE ✓ACK K. WAMPLER, ✓R. INS77?.AF130006220 POLLY J. WAMPLER WILL INS77?./180000251 CURVE ARC DELTA RADIUS TANGENT CHORD BEARING CHORD I O.B. 927, PG, 1084 C1 23.70 00'28 03 2904.79 11.85' 540'24 46 23.70 ZONE.- MHI C2 100.01' 01'58'21" 2904.79' 50.01' S39'11'33"W 100.0' C3 123-71' 09*2 290475 _55. PAINTER P.L.C. PROJECT: SURVEY: -LEWIS, PROPERTY EXHIBIT NA NA 817 Cedar Creek Grade, Suite 120 MARTINSBURG PIKE, LLC DRAWN BY: JOB NO.: Winchester, Virginia 22601 9 TM #44—A-58,59,60 P -L 1807028 Telephone (540)662-5792 FREDERICK COUNTY, VA. SCALE: DATE: CONSULTING Facsimile (540)662-5793 1"=40' 8/30/19 ENGINEERS Email off ice0painterlewis.com SHEET: PROP N40'38'28"E 176.30' R=2904.79 A=247.42 z cD N N ni NEW PARCEL AREA=1.724 ACRES rr N F cnO IO I I I I S40'38'28"W 299.97' ILI vi._ PAINTER-LEWIS P.L.C.PROJECT: � 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 METES &BOUNDS MARTINSBURG PIKE, LLC TM #44—A-58,59,60 SURVEY: NA c.A NA DRAWN BY: P—L JOB NO.: 1807028 SCALE: 1"=50' DATE: 8/30/19 CONSULTING ENGINEERS Telephone (540)662-5792 Facsimile (540)662-5793 Email office®painterlewis.com FREDERICK COUNTY, VA. SHEET: MB TM #44-A-83 NAME: ZINN HOUSE #34-114 :: ROSELAWN #34-717 TM #44-A-77 NAME: KENILWORTH #34-113 PAINTER-LEWIS P.L.C. PROJECT: RURAL LANDMARKS SURVEY: NA C. � SURVEY NAA 817 Cedar Creek Grade, Suite 120 MARTINSBURG PIKE, LLC DRAWN BY: JOB NO.: Winchester, Virginia 22601 TM #44—A-58,59,60 P—L 1807028 viNA Telephone (540)662-5792 FREDERICK COUNTY, VA, SCALE: DATE: CONSULTING Facsimile (540)662-5793 8/30/19 ENGINEERS Email office®painterlewis.com SHEET: GDP Name 1 Bartonsville 2 Brucetown 3 Cedar Creek Battlefield 4 Gravel Springs 5 Green Spring 6 Kernstown Battlefield 7 Kline's Mill 8 Marlboro 9 Middletown 10 Opequon 11 Star Tannery 12 Stephens City (on Register) 13 Third Winchester Battlefield 14 White Hall = Possible Historic Districts Star 4. a IF11 U 00.51 2 3 4 5 6 I I I I I I I Miles Store Cross Junction Gainesboro Gore Shawneeland 0 Possible Historic Districts 5� _14 Albin 0 Round Hill Winchester I 10 6 Clear f Brook 0 2 Stephenson 0 8 ity Arm I 12 o 277 11� 3 „// 7 9 522 s J_ 2035 Comprehensive Plan Adopted January 25, 2017 Year Civil War Battlefields 1 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 11 1864 Winter Line 12 Carysbrook Redoubt 13 Hillandale Works 14 19th Corps Entrenchments 15 Star Fort 16 Fort Collier 17 Zig-Zag Trenches Civil War Sites -,_, Civil War Battlefields Tanneryo 00.51 2 3 4 5 6 I I I 1 I I I Miles Reynolds Store Cross Gainesboro Gore Shawneeland O 7 Civil War Battlefields & Sites (As Defined by the NPS Shenandoah Valley Civil War Sites Study) Clear Brook 522 0 tt 522 Stephenson Albin 0 O 3 64 15 n- Round a �- Hill - `'i6 Winchester 1 %k 2 4�9 '*,4 522 37 f< 12 so 10 2035 Comprehensive Plan1\; Adopted January 25, 2017