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Home My WebLink About02-24 Impact Analysis Statement1 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx WASHINGTON COMMONS IMPACT ANALYSIS STATEMENT On behalf of Washington Commons RE, LLC (Owner), Piedmont Design Group, LLC (Engineer/Applicant) hereby presents this Impact Analysis Statement for the rezoning two isolated areas within the Washington Commons project (Project). The is Owner and Applicant is simultaneously processing a Master Development Plan (MDP). Project contains 36.2306 acres of RP, M1, and B2-zoned properties proposed for commercial (retail, restaurant and convenience service pad sites), and residential uses (single-family attached townhomes). The commercial and residential areas are accessed through Berryville Pike (VA Rt 7), Martin Drive, and a new comprehensively-plan extension of Gateway Drive, which will ultimately connect to Valley Mill Road (VA Rt 659). We note during pre-applications discussions with the previous Director of Planning and Development, he determined that although he could not waive this requirement for certain rezoning requests such as small areas of land which will involve negligible impacts, nonetheless it was characterized as a ‘minor rezoning’ in the sense that it would in fact have negligible impacts and due to the fact the previous mapping for the various zoning demarcation lines appeared to have been a mapping error or oversight by prior planning staff. This application specifically covers two (2) areas within the Project: 1. Rezoning Area One (RA #1) contains 1.01 acres of RP (Residential Performance) zoning adjacent to a 10.05 acre mass of B2 (Business Commercial) zoning. The reason for requesting this area’s rezoning is that due to the RP inactive buffer restrictions, site access is hindered to the B2 portion from a proposed comprehensively planned road alignment internal to the Project. 2. Rezoning Area Two (RA #2) contains 1.03 acres of B2 (Business Commercial) zoning adjacent to a 23.59 acre mass of RP (Residential Performance) zoning. The reason for requesting this area’s rezoning is that due to the surrounding RP zoning, and the residential nature of the remaining properties along Martin Drive, and the Project’s adjoining RP zones, it appears this irregularly- shaped parcel was erroneously mapped as B2, due to a structure on the property’s prior use as a restaurant, having been converted from a residence. In addition, it is possible the mapping superseded a possible non-conforming use issue. 48 2 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx We offer the following information for your consideration. A. Suitability of the Site: The enclosed MDP, depicts, as applicable, the following environmental features within the Project boundaries. If present, we describe their presence or significance below otherwise, some of these features do not lie within RA #1 or RA #2. • 100-year flood plains: An unnamed tributary to Abrams Creek (Creek) traverses the project from northwest to southeast and is the general dividing line within the MDP for the commercial and residential uses. Flows from the creek are intermittent, draining the tributary watershed from surrounding areas. FEMA has not mapped a 100-year floodplain along this stream. However, the Applicant will provide a delineation during the Site Plan Stage. We anticipate the proposed retail and residential uses, including those within RA1 and RA2, will be located on the upper areas of the site which are 30-50 feet above the tributary creek or floodplain area, which falls within the stream buffer area. • Wetlands: There are no noted wetlands within the project site. • Steep slopes (over 15%): The project’s steep slopes are indicated on the GDP. RA #1 and RA #2 are not within these areas. • Mature woodlands: The project contains approximately 22.0 acres more or less of forested area. All areas outside of existing or proposed access, stormwater management, and utility easements will remain uncleared; these areas are primarily within the steep slopes adjacent to the creek. • Prime agricultural soils: Per our review of the NRCS Web Soils Survey (WSS; copy in Appendix), the project does not contain any prime agricultural soils. • Soil or bedrock conditions which would create construction difficulties or hazards: The WSS indicates bedrock may be present at depths of 6’ to 18.’ If encountered, these areas would be hoe-rammed or fractured through blasting and removed as necessary for mass-grading excavation, structure foundations, and utility installations, in accordance with a pre-blasting survey and blasting plan. B. Surrounding Properties: The project is located at the southern side of the existing intersection of Berryville Pike (Rt. 7) and Gateway Drive. It is situated between commercial, industrial, and residential land uses. To the east, lies M-1 Light Industrial Zones with a variety of businesses. North of the project is the Winchester Gateway Shopping Center (B-2 General Business District), and to the south and west lies a mix of commercial (B-2 General Business District) residential areas (RP-Residential Performance). The proposed development honors established land uses per zone. For a comprehensive list of adjoining property owners, see Adjoining Property Owners section of the Rezoning Application. 49 3 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx C. Traffic: A traffic study to analyze the impact of a continuation of Gateway Drive between Berryville Pike (Rt. 7) and Valley Mill Road has been prepared by Kittelson and Associates and is attached with this submission. 50 4 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx C. Sewage Conveyance and Water Supply: The site is served by an 8” water main that extends through the northwest portion of the site. The infrastructure will be expanded per Frederick Water requirements to serve the needs of the site. An existing 8” sewer main lies along the bank of the unnamed tributary to Abram’s Creek and will be joined as needed to accommodate sewage flows. Distances between the various elements of the project and the sewer main vary. The sewer demand will be realized in two phases. In phase one, the fully built commercial portion of the development will require an estimated flow of 17,275 GPD. Phase two, the solely residential portion, will require an estimated flow of 56,900 GPD. Ultimate Floor Space GPD/1,000' of Floor Space Estimated Flow (GPD) Shopping Center 19,843 300 5,953 Proposed Seats GPD/Seat Estimated Flow (GPD) Restaurant 100 50 5,000 Vehicles Served GPD/Vehicle Estimated Flow (GPD) Service Station 16 10 160 Employees Per Person/ Per 8 Hr. Shift Estimated Flow (GPD) Self-Storage Facility 5 35 175 Ultimate Floor Space GPD/1,000' of Floor Space Estimated Flow (GPD) Retail Tire Center 7,702 300 2,311 Phase One Total 13,599 Population GPD/Person Estimated Flow (GPD) Dwellings 569 100 56,900 Phase Two Total 56,900 Total Estimated Flow 70,499 - Actual sewage flows will be determined during the site engineering phase. - Table is based on Table 3 of SCAT Regulations 9VAC25-790-460. 51 5 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx D. Drainage: The rezoning of the subject properties will not affect drainage patterns. The site currently drains to an unnamed Tributary of Abram’s Creek northwest of Abram’s Creek. The site’s proposed development will require the implementation of BMP’s and dry ponds that will be designed to meet local, state, and federal stormwater development practices. The final stormwater design and erosion control BMP’s will be implemented to mitigate adverse stormwater impacts. E. Solid Waste Disposal Facilities: The rezoning of these properties will not produce solid waste and any production of solid waste associated with the development of this project or in its developed state will be collected and deposited in the Frederick County landfill following via private carrier(s) contracted by the individual users. F. Historic Sites and Structures: There are no historic sites or resources on the properties based on the 2035 Frederick County Comprehensive Plan and the Senseny/Eastern Frederick Land Use Plan. 52