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HomeMy WebLinkAbout01-23 Impact Analysis Impact Analysis Statement 1467, LLC Rezoning Car Credit Nation Shawnee Magisterial District Frederick County, VA Parcel ID 76-(A)-4 November 3, 2022 Owner: Prepared for: 1467, LLC Car Credit Nation 1467 Front Royal Pike Winchester, VA 22602 Prepared by: Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 1 IMPACT ANALYSIS STATEMENT 1467, LLC – Car Credit Nation Introduction This project involves the rezoning 1.345 acres to B2 for the expansion of an existing small business. Car Credit Nation (CCN) has been in business for over 25 years on the east side of Front Royal Pike and has recently purchase two parcels adjacent to their business with the intent of growing the business. The recently purchased parcels are zoned RA, and CCN desires to have them rezoned to B2 to match the existing 2.614-acre B2 zoning on the parcel. Access to the site will be from Front Royal Pike using the existing site entrance. Figure 1 shows the location of the project and the rezoning area. The parent parcel of which the proposed B2 area is a part, has been zoned B2 for at least 20 years. The adjacent proposed rezoning area was two lots: one with a single family home and another undeveloped. Figure 1 Project location map Proposed B2 Existing B2 2 The single-family home remains on the site and will be remodeled to house the finance division of the business. The undeveloped lot in the rear will be used to park cars coming in from auctions prior to their sale. The site is bounded by Route 522 (Front Royal Pike) to the west, Winchester Baptist Church to the north, undeveloped land to the east, and a 10-acre residential lot to the south. 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 Rezoning Area 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, 23.5% of the area to be rezoned is comprised of Berks channery silt loam soils. The remaining 76.5% is comprised of Clearbrook channery silt loam soils. Both are classified by the USDA as “Not Prime Farmland”. See Figure 4. Rezoning Area 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 is 20 to 40 inches in both soil classifications. If site excavations are required to go that deep, blasting or hoe ramming may be required. Surrounding Properties The proposed rezoning area is bounded by Route 522 (Front Royal Pike) to the west, Winchester Baptist Church to the north, undeveloped land to the east, and a 10-acre residential lot to the south. All adjoining property is zoned RA. Traffic A traffic impact study has not been required for this rezoning due to its minimal impact on traffic. The existing house will be remodeled and will serve as the finance division office for Car Credit Nation. Up to five people will be working in the office to process online transactions, and two to four customers are expected to visit the office each day. This makes the facility a “Small Office Building” by ITE (Institute of Transportation Engineers) definition. 5 Table 1 shows the ITE Trip Generation Manual, 11th edition trips that are expected to result from the finance division moving into the structure. Table 1 Trip Generation As can be seen, the traffic impact is negligible. Sewage Conveyance and Treatment Wastewater from the home site (future finance office) will be collected in the existing septic and discharged through the existing drain field at the rear of the home. The number of employees and customers is expected to be very low resulting in minimal wastewater generation. Water Supply The existing home (future finance office) will continue to draw water from the onsite well. The number of employees and customers is expected to be very low resulting in minimal wastewater generation. Drainage Drainage from the site flows to the south to Opequon Creek. 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 annually. Applying this rate, 1,125 sf finance division will enter exit enter exit enter exit Small Office Building (712) 1000 SQ FT 1.125 2 0 0 2 8 8 AM PM Trip Generation Report Car Credit Nation Frederick County, VA 15-Oct-22 Units AmountLand Use Source: ITE Trip Generation - 11th Edition ADT 6 generate 6.1 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 rezoning area. One site was observed which is site 138-5005, identified as Route 11, Route 522 with no further information available. 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 Millwood Fire and Rescue station. Therefore, response times from the station to the site are reasonable. 7 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 6.1 cubic yards of waste per year. Waste will be collected in private bins and transported by private haulers to the Frederick County land fill.