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HomeMy WebLinkAbout02-22 Impact Analysis Impact Analysis Statement R&J Land Development Rezoning Dollar General Store Stonewall Magisterial District Frederick County, VA Parcel ID 33-A-123A February 5, 2022 Rev March 28, 2022 Owner: Prepared for: R&J Land Development, LLC 1631 Redbud Road Winchester, VA 22603 Prepared by: Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 1 IMPACT ANALYSIS STATEMENT R&J Land Development – Dollar General Introduction This project involves constructing 12,480 square foot variety store on 1.444 acres in Clear Brook, Frederick County, VA. The project is west of Route 11, east of I-81, and south of Cedar Hill Rd (Route 671). Access to the site will be from Jeff's Way. Figure 1 shows the location of the project. The parent parcel of which the proposed B2 area is a part, was rezoned to B-3 in 2006 with rezoning RZ# 01-06. To create the proposed B-2 zoned area, the proffers for rezoning RZ# 01-06 are revised to maintain originally proffered conditions and account for proffers floor areas. Figure 1 Project location map The rezoning site is currently vacant and undeveloped. The site is bounded by Route 11 to the east, undeveloped land, and I-81 to the west. To the north is more undeveloped land with sparse residential units, and to the south is the Pine Knoll Construction office. Proposed B2 Rezoning RZ# 01-06 2 Site Suitability 100 Year Flood Plains – The site is outside of the 100-year flood plain as can be seen in the FEMA flood hazard mapping shown in Figure 2. Figure 2 Floodplain Map Wetlands – A desktop review of the US Fish and Wildlife Service's National Wetland Inventory mapping shows there are no known wetlands on the site. See Figure 3 Project Location 3 Figure 3 National Wetland Inventory Map Steep Slopes – Based on field observations and 5 ft contour mapping provided by the Frederick County GIS, the site has been found to be generally flat, without any steep slopes. Mature Woodlands – There are no areas of mature woodlands on the site. Prime Agricultural Soils – Based on data from the USDA Web Soil Survey, all areas of the site with soils type Oaklet Silt Loam, 32B, are prime farmland. See Figure 4. Project Location 4 Figure 4 USDA Soils Map Soil or Bedrock Conditions which would create Construction Difficulties or Hazards – A review of the USDA Web Soil Survey indicates that the depth restrictive features are over 80 inches. Site excavations are not expected to go that deep. Surrounding Properties The proposed rezoning area is a portion of a larger parcel that is zoned B3. Residual B3 land will surround the rezoned parcel on the west and south. Also, to the west is I-81. To the south, east and north are rural lot residential properties that are zoned RA. Traffic Stowe Engineering has prepared a Traffic Impact Study for the project. The study shows that the proposed Dollar General store does not negatively impact traffic operations at the intersection of Route 11 and Jeff’s Way. The intersection movements continue to operate at a Level of Service of “A” or ”B” in the AM and PM peak hours through the Design Year 2029. 5 Sewage Conveyance and Treatment Wastewater from the site will be collected and pumped through the existing Frederick Water force mains on the site and gravity mains elsewhere. The wastewater will be treated at the Opequon wastewater treatment plant, which has a capacity of 12.6 million gallons a day. Water Supply Frederick Water will provide water service to the project. An existing 8" water main is in place at the front of the site. Frederick Water is constructing a new water plant a short distance away that will be rated at 8 million gallons a day. Drainage Drainage from the site flows to the northeast to Turkey Run. Post-development drainage from the site will be routed through stormwater management facilities to control the quantity and quality of stormwater leaving the site. Solid Waste Disposal Facilities Collection of solid waste will occur through on-site dumpsters and private haulers. The Civil Engineering Reference Manual, 4th edition, uses a solid waste generation rate of 5.4 cubic yards per 1,000 square feet of floor area. Applying this rate, 12,480 sf store will generate 67 cubic yards of solid waste per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Site and Structures A review of the online Virginia Dept. of Historic Resources records did not show any historic architectural or archeological sites in the proposed development area. One site was observed on the adjacent property to the south of the site and another on the adjacent property to the north of the site. Site 034-0930. A review of the VA Department of Historic Resources records showed the existing structure on the property to the north as being historic. The home was identified as the Edward Joliffe house. The home was built in the 1850 Antebellum Period as a single-family dwelling. Figure 7 shows the location of the home. Site 034-0931. The VA Department of Historic Resources records also showed the existing structure on the property to the south as being historic. The home was identified as the Dr. 6 Cochran house. The home was built in the 1905 as a single-family dwelling. Figure 7 shows the location of the home. A vegetative screening will be used to protect the viewshed of the site from the visual impacts of the proposed development. Figure 5 VA Department of Historic Resources Map Impact on Community Facilities Educational Facilities – This project will not add children to the school system. Emergency Services – Police protection will be provided by the Frederick County Sheriff Department. The property is in the first response area for the Clear Brook Fire and Rescue station. Therefore, response times from the station to the site are reasonable. Parks and Recreation – This project will not add to the population of Frederick County and, therefore, will not increase the demand for Parks and Recreational services. Solid Waste – As previously stated, the site will generate 67 cubic yards of waste per year. Waste will be collected in private bins and transported by private haulers to the Frederick County land fill.