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Home My WebLink About01-24 Impact Analysis Statement SINGH TRANS, INC. REZONING LIGHT INDUSTRIAL DEVELOPMENT IMPACT ANALYSIS AND PROFFER STATEMENT SITE INFORMATION Location: The Parcels (Tax Map #86-A-174,175,176) fronts on northeast side of Fairfax Pike (U.S Route 277), approximately 2.25 miles east of Stephen City. Magisterial District: Shawnee District Tax Map Numbers: 86-A-174,175,176 Current Zoning: RA, Rural Areas District Current Use: Undeveloped Proposed Zoning: M-1, Light Industrial District with proffers Proposed Use: 11,300 sf transportation truck maintenance and repair shop with parking in the rear (north) of the property for trucks and/or trailers to be parked while being maintenance/repaired. There shall be no rental or storage of trailers, nor sales of any truck or trailer as part of this use. Total Rezoning Area: 7.60±-acres with proffers INTRODUCTION This report has been prepared for the purpose of assessing the impact of Frederick County by the proffered rezoning of three parcels totaling approximately 7.60± acres to the M1, Light Industrial District. The subject property includes a 1.0±-acre parcel owned by Gagandeep and Mandip Kaur identified as Tax Parcel 86-A-176 (West Parcel), a 1.5±-acre parcel owned by Gagandeep and Mandip Kaur identified as Tax Parcel 86-A-175 (Middle Parcel), and a 5.10±-acre parcel owned by Gagandeep and Mandip Kaur identified as Tax Parcel 86-A-174 (East Parcel). The parcels are adjacent and north of Fairfax Pike (U.S Route 277) and immediately east of the Town of Stephen City (see the Location Exhibit included with this report). The proposed use is to be a 11,300 sf transportation truck maintenance and repair shop with parking in the rear (north) of the property for trucks and/or trailers to be parked while being maintenance/repaired. There shall be no rental or storage of trailers, nor sales of any truck or trailer as part of this use. Automotive repair shops are classified under SIC Major Group 753 and which the Frederick County Zoning Ordinance identifies as a permitted use in the M-1 District. In addition, Truck or fleet maintenance facilities are permitted uses as well, but do not have a SIC classification. The parcels will be consolidated as part of the rezoning or site plan process as necessary for the proposed site development. SURROUNDING PROPERTIES Adjoining property zoning and present use, North Parcel (Tax Map #86-A-1): North: Tax Map #86-A-1; RA, Rural Area District Use: Undeveloped East: Tax Map #86-A-177; RA, Rural Area District Use: Undeveloped West: Tax Map #86-A-173; RA, Rural Area District Use: Residential South: Tax Map #86-A-179A; RA, Rural Area District Use: Accessory Building Tax Map #86-A-179; RA, Rural Area District Use: Accessory Building Tax Map #86-A-180; RA, Rural Area District Use: Residential TRANSPORTATION The proposed use will not have any measurable impact on the external road network serving the subject property. There are 31 proposed parking spaces available for tractor trailer parking while in the service queue. A standard, full-movement commercial entrance is proposed and will be the primary point of ingress and egress for both employees, incoming parts delivery, and customers. SEWAGE CONVEYANCE AND TREATMENT Public sewer is not available at the subject parcels and would require a force main ran to the west to White Oaks Road and possible pump station upgrade. In discussions with Frederick Water, who is the provider of public sewer service within the area of the County, a private, on-site sewage dispersal system will be allowed for the proposed use. The activities proposed by the repair maintenance shop has required an approximate 85’ x 85’ dripfield with an alternative septic system design, which was found on-site. The Soil Work was completed by Heltzel Soil Consulting and is included as an attachment. The final design of the alternative septic system will be provided during the site plan phase and approved by VDH. WATER SUPPLY The subject parcels are located wholly within the Sewer and Water Service Area (SWSA) and are therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public sewer service within the area of the County. The proposed use will require water service to serve the bathroom and office area of the repair/maintenance facility, and there is water available at the site on the opposite side (South) of Fairfax Pike. A directional bore will likely be required to tie into the existing water main. SITE DRAINAGE Topographic relief generally follows an east to west pattern that directs drainage towards the western portion of the property. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. ENVIRONMENTAL FEATURES Floodplain: There are no areas of floodplain on the subject properties or in the vicinity of the project. Wetlands and Streams: There are no wetlands areas or streams on the subject properties as demonstrated on the National Wetlands Inventory (NWI) Map information, or from information identified in the Frederick County GIS Database. Steep Slopes: There appears to be no areas of steep slopes on the subject properties as defined by the Frederick County Zoning Ordinance. HISTORIC RESOURCES There are no significant historic resources on the subject properties or in the vicinity of the project. IMPACT ON COMMUNITY FACILITIES The proposed rezoning 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. [rest of page left intentionally blank]