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HomeMy WebLinkAbout02-23 Impact Analysis Statement March 2022 Bowman Trucking Rezoning II IMPACT ANALYSIS March 2022 Bowman Trucking Rezoning INTRODUCTION The +/- 2.15-acre former Bowman Trucking Property located at 436 Fairfax Pike, further identified as tax map parcel 86-A-82, is currently split zoned B2-Business General District and M2- Industrial General District and is located in the Opequon Magisterial District. The M2 zoning is a direct result of the commercial trucking land use formerly present on the property. Over the past few years, this Route 277 corridor has become increasingly commercial and the appropriateness to rezone the M2 portion of this parcel to B2 and match the planned character of the Fairfax Pike corridor has become apparent. The adjacent properties on the south side of Rt 277 are currently zoned B2. Furthermore, the efficient and well-planned future redevelopment of this corridor calls for the M2 zoning to convert to the same B2 zoning as the adjacent properties. The subject of this application is to rezone the entire +/- 2.15 acre property to B-2 – Business General District with proffers. The site is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The applicant is confident that the proposed rezoning is consistent with the land use policies of the Comprehensive Policy Plan, and development of the subject property entirely under the B2 zoning district will not result in negative net impacts from the by-right current B2/M2 zoning. COMPREHENSIVE PLAN The subject property is located within the Southern Frederick Land Use Plan (SFLUP) and is wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The subject property is also with the area of the Sherando Urban Center. Urban Center’s are defined in the Comprehensive Plan as: Urban centers are larger than the Neighborhood Village and are envisioned to be a more intensive, walkable urban area with a larger commercial core, higher densities, and designed around some form of public space or focal point. Urban centers should be located in close proximity to major transportation routes and intersections. 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. The plans identify the subject property as business and the adjacent property to other property also intended to be a business and within the designated urban center. Consequently, the proposed rezoning of the subject property to B2 March 2022 Bowman Trucking Rezoning is in conformance with the Comprehensive Plan, as the property would develop as an extension of the existing and future commercial land uses intended by the plan. LAND USE The subject property seeks to rezone from the split zoned B2/M2 districts to the B2 Business General District. The property is bordered to the East and West by properties currently zoned B2. To the south is a tract zoned RA ands to the north across Rt 277 Fairfax Pike are RP and M2 zoned tracks on the east and west sides of Nottaway Drive, respectively. The parcel to east is occupied by an existing retail establishment located on the southeast corner of the Fairfax Pike-Double Church Road Intersection. The proposed land use will be compatible with the existing and planned commercial development along the Route 277 Fairfax Pike corridor. ACCESS AND TRANSPORTATION The Property has approximately 440’ of frontage on Fairfax Pike – Route 277. Planned commercial development on the south side of the Route 277 corridor prepared a Traffic Impact Analysis and Signal Justification Report received VDOT approval in November of 2022. The subject property will develop in accordance with the TIA and SJR. This application includes a proffer statement committing to the recommendations of the approved TIA and will result in a shared full access with adjacent property immediately to the east. TM 86-A-81. This entrance aligns with the existing entrance on parcel 86-A-86 on the north side of Fairfax Pike. This future entrance is approximately 165 feet east of the subject property. A moderate increase in daily traffic is expected from a fully developed B2 land use than from a split zoned B2/M2 land use. Consequently, to mitigate transportation impacts, this application proffers to close all existing entrances to Fairfax Pike and will gain access through an inter-parcel connection with TM 86-A-81 to the east to align with the current traffic planning and studies coordinated by the owner, VDOT and Frederick County. Closure of the existing entrance and coordinating interparcel access with adjacent properties will mitigate the transportation impacts resulting from the development of the subject property under the B2 zoning district and will utilize the broader transportation March 2022 Bowman Trucking Rezoning improvements implemented by the commercial and residential development underway in the Fairfax Pike corridor. 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 2-4% toward the east. 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. The existing soils on the subject property are identified as 3B - Blairton Silt Loam and do not present any significant challenges to potential commercial land development. SEWAGE CONVEYANCE AND WATER SUPPLY Sewage flows generated by the site will discharge into the existing Frederick Water sanitary sewer facilities present in the vicinity of the subject property. Sanitary sewer main extensions from the Sherando Pump Station to the east will be required and final engineering shall determine the size and locations of any sewer and water main extensions at time of a Site Plan application. Under current conditions, the existing Sherando Pump Station will need to be upgraded to serve the subject property. It is acknowledged that the subject property will be required to demonstrate existing sanitary sewer capacity in the Sherando Pump Station at time of Site Plan application or propose the necessary off-site sanitary sewer improvements at and/or leading to the existing Sherando Pump Station facility. It is not anticipated that rezoning the property to B2 will result in any increase in demand for water and sewer services already allowed under the current B2/M2 zoning. An existing 16” Frederick Water water main runs along the Route 277 Fairfax Pike frontage. 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 previous land use and March 2022 Bowman Trucking Rezoning development of the property has resulted in the loss of any historical integrity. As such, the re-development of the subject property will not impact historical sites and structures. IMPACT ON COMMUNITY FACILITIES The development of the property for the allowed commercial uses under the proposed B2 zoning will result in a net positive fiscal impact for Frederick County. Furthermore, this application recognizes a potential increase in services for the Frederick County fire and rescue services. Consequently, the proffer statement associated with this application secures a provision for a $0.10 per building square foot monetary contribution, specifically directed to the Frederick County fire and rescue services.