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HomeMy WebLinkAbout04-24 Impact Analysis Statement {01574034;v3} 9100 Arboretum Parkway, Suite 140 Richmond, VA 23236 804.893.8200 www.BohlerEngineering.com Impact Statement Convenience Store & Fuel Station Rezoning Owner: Stickley Farm LC Applicant: CStore Town Run LLC February 20, 2024 CStore Town Run LLC (the “Applicant”), is seeking to rezone the Subject Property (identified as Tax Map #85-A-143) from RA Rural Area District to B2 General Business District and IA- Interstate Overlay District, located at the intersection of Town Run Lane and Fairfax Pike (State Route 1012 / Route 277) in Stephens City, Virginia (the “Subject Property”). The Subject Property contains a total approximately 8.29 acres and will be constructed with a proposed 6,000 SF+/- convenience store and 8 pump fuel station. The proposed convenience store and fuel station will have approximately 50 employees, and operate 24 hours a day, seven (7) days a week. The convenience store offers convenience products and freshly prepared, made-to-order food and beverage. The Subject Property is located along Town Run Lane, a local street not planned for any improvements, immediately adjacent to Interstate 81. The Subject Property is vacant and there are no identified historic resources on the Subject Property or in the vicinity of it. The 2035 Frederick County Comprehensive Plan Economic Development chapter indicates a focus on Retail growth, and the proposed development supports the efficient use of land, transportation networks, and spending patterns to ensure strong economic development. While the Subject Property is designated as “rural” in the Comprehensive Plan it is appropriate for this development given its location at an interchange with Interstate 81 (Exit 307). The Interstate 81 off-ramp at Exit 307 is the western boundary of the Subject Property and across Town Run Lane to the east of the Subject Property as identified as “Commercial” in the Comprehensive Plan, zoned B-1 Neighborhood Commercial and B-2 General Business and are improved as fast-food restaurants and hotel uses. The parcels to the south of the Subject Property are also designated as “Rural” and “Commercial” in the Comprehensive Plan and are zoned RA Rural Area District and to the north of the interchange is the Route 277 commercial corridor. The siting of the proposed development on the Subject Property is mainly on the northern portion of the Subject Property, leaving the southern portion undeveloped. The proposed development off Town Run Lane is appropriate for the proposed use and compatible with other surrounding properties in the area. The Subject Property will comply with the B2 General Business District and IA Interstate Aera Overlay regulations set forth in the Frederick County Zoning Ordinance, including any signage. The proposed development includes a fuel station; therefore, the signage is permitted to advertise the price of fuel pursuant to the Zoning Ordinance. A Traffic Impact Analysis was prepared by Kittelson & Associates, Inc. in September 2023, and will be provided for review. The proffers proposed with the development limits the use of the {01574034;V3} www.BohlerEngineering.com Subject Property to a convenience store and fuel station, with the transportation improvements proffered as recommended by the Traffic Impact Analysis. The proposed development will meet all applicable standards for Erosion and Sediment Control and Stormwater Management. The site generally drains from northeast to southwest, with a stream located through the center of the site which is a smaller tributary of Stephens Run, which is proposed to be relocated as part of this project. The delineated floodplain is associated with Stephens Run, which stream runs north/south adjacent to the western boundary of the Subject Property. There is an “approximate Zone A” FEMA floodplain delineated along this Stephens Run but not the stream proposed for relocation, which does not provide any hydraulic capacity associated with the floodplain. Therefore, the filing, moving or piping associated with the proposed development of the Subject Property has no impact on the floodplain of Stephens Run. Wetland and stream mitigation and permitting and floodplain permitting are being pursued as part of this project. The development proposes to utilize existing utilities located on or near the site. Sewer service is proposed to tie to a sanitary main located west of the development within the subject property. Water service is proposed to tie to a main located within Town Run Lane. Connection to the public utilities is at the expense of the owner. The proposed development will have a positive fiscal direct and indirect impact. The use is commercial only therefore the service requirements are lower than with a residential project and the applicant is paying all fees for connection to governmental services. The site’s location has all required infrastructure in place. The proposed development and the surrounding commercial uses have square footages well under the maximum possible per square acre. The proposed development represents a $7 million investment in the County, creating 50 jobs, together with increased real estate, personal property, sales tax, BPOL and other tax revenues generated for the County, the proposed project will have a positive impact on community facilities.