HomeMy WebLinkAbout05-21 Impact AnalysisJuly 2021 Henry Rezoning
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IMPACT ANALYSIS
July 2021 Henry Rezoning
INTRODUCTION
The 8.2-acre Henry Property fronting Fort Collier Road, identified as tax map parcel 54-A-
97-U, is ideally located for Industrial Transition District land uses. The Property is located
in the Henry Business Park and is currently zoned B2 General Business District. The
property was zoned M1 until the RZ #029-87 application for B2 and B3 land use was
approved by the Frederick County Board of Supervisors on September 9, 1987. This
application, in The Henry Business Park, is also located adjacent the City of Winchester –
Frederick County boundary just north of Route 7 Berryville Pike.
This application seeks to rezone the Property from B2 General Business District to B3
Industrial Transition District. The site is located wholly within the Sewer and Water Service
Area (SWSA) and Urban Development Area (UDA). Rezoning the subject acreage to B3
will be consistent with the intended transitional commercial zoning envisioned for the
subject property in the comprehensive plan and previously approved rezoning from the
original M1 use in RZ #029-87. The location of the property is also better suited for the B3
commercial land use than the B2 land uses which typically generate higher traffic volumes.
The proposed B3 zoning would also be compatible and consistent with the B3 zoning across
and along Fort Collier Road. B3 zoning for industrial transition uses would allow the site to
develop as a commercial transitional area from the retail commercial land uses to the south
within the City of Winchester limits and the M1 Industrial land uses in the JP Darlington
Industrial Land subdivision to the north.
The applicant is confident that the proposed rezoning is consistent with the land use policies
of the Comprehensive Policy Plan, and development under the B3 zoning district will not
result in negative net impacts from the by-right current B2 zoning.
COMPREHENSIVE PLAN
The subject property is identified on the Eastern Frederick County Long Range Land Use
Plan (EFCLRLUP) and the Northeast Frederick Land Use Plan (NELUP) and is wholly
within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA).
July 2021 Henry Rezoning
These documents are intended to serve as a guide for the intended future land uses within
the SWSA and UDA as properties within those growth boundaries develop. Both plans
identify the subject property as business and the adjacent property to the north as industrial.
This land use designation is a direct reflection of the Property’s current zoning designation.
Consequently, the proposed rezoning of the subject property to B3 is in conformance with
the Comprehensive Plan, as the property would develop as an extension of the existing and
future commercial and industrial land uses intended by the plan.
LAND USE
The subject property seeks to rezone from the B2 district to the Transitional B3 district.
The western side of the subject property borders the rear of existing business land uses that
are compatible with the proposed B3 zoning. The proposed land use will also be compatible
with the existing B3 zoned land uses across Fort Collier Road to the north. Traditional retail
land uses are found to the south across the city-county boundary line in the City of
Winchester. This existing retail land use has direct access to Route 7 Berryville Pike and
typically generates higher traffic volumes than the proposed B3 zoning.
ACCESS AND TRANSPORTATION
The Property has approximately 800’ of frontage on Fort Collier Road which provides quick
access and connectivity to Route 7 and Interstate 81. Site access optimally lines up across
from the existing Stratford Drive intersection with Fort Collier Road. A secondary means of
egress exists on Fort Collier Road and would need to conform to the current VDOT access
management design regulations if utilized. The site is currently zoned B2 and the rezoning
to B3 will likely result in equal or decreased total trip generation for future land uses. Actual
trips and entrance design will be calculated and accommodated with any future Site Plan
applications for the subject property.
SITE SUITABILITY
The site conditions relate very positively to the proposed development activities. The
proposed rezoning would not result in impact on areas of steep slopes, stream channels,
lakes, ponds, flood plain, or wetlands. The site generally slopes from 2-7% toward the north
July 2021 Henry Rezoning
and will drain into the existing storm sewer conveyance systems established with the design
and construction of Fort Collier Road and other adjacent drainage facilities. During the
engineering phase of the project, a stormwater management plan will be created to
adequately and effectively retain stormwater in a manner that will avoid negative impacts on
adjacent properties.
SEWAGE CONVEYANCE AND WATER SUPPLY
Sewage flows generated by the site will discharge into the existing Frederick Water sanitary
sewer facilities present on-site. A terminal sanitary manhole has been extended onto the
property with prior construction projects. Likewise, existing Frederick Water potable water
service has previously been extended onto the subject property. Use and access and
extensions of these facilities will be coordinated with Frederick Water at the time of a future
Site Plan application. It is not anticipated that rezoning the property to B3 will result in any
increase in demand for water and sewer services already allowed under the current B2
zoning.
HISTORIC SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify any structures of historic
importance on the subject site. It is also observed that the urban and industrial development
along Fort Collier Road has resulted in the loss of any historical integrity. As such, the infill
development of the subject property will not impact historical sites and structures.
IMPACT ON COMMUNITY FACILITIES
The development of the allowed uses under the proposed B3 zoning will result in a net
positive fiscal impact for Frederick County.
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Da te: July 2 7, 20 21