Loading...
HomeMy WebLinkAbout08-24 Impact Analysis April 2024 D&M Container Rezoning II IMPACT ANALYSIS April 2024 D&M Container Rezoning INTRODUCTION The subject +/- 13-acre property identified as Tax Map 86-A Parcel 180 is currently zoned RA Rural Areas District and located in the Opequon Magisterial District. It is located on the south side of Rt 277 Fairfax Pike immediately across from the +/- 6.8 acres tract recently rezoned to M1 in application RZ# 01-24 and less than 100’ east of PIN# 86-A-168 containing +/- 3 acres of M1 zoned property. Properties along this stretch of Fairfax Pike are mixed industrial and residential land uses. Most notably, the M1 zoned Berlin Steel (formerly Irongate) property is located +/- 700’ to the east of the subject site off Ridings Lane and M2 zoned Storage Solutions property just 525’ to the west. RA zoned residential tracts are currently mixed in with the industrial zoned land. The site is located wholly within the Sewer and Water Service Area (SWSA). The applicant is confident that the proposed rezoning is consistent with the land use policies of the Comprehensive Policy Plan, and development of the rezoned property under the M1 zoning district will not result in negative net impacts. 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). These documents are intended to serve as a guide for the intended future land uses within the SWSA as properties within those growth boundaries develop. The plans identify the subject property as industrial and adjacent to other property also intended to be a industrial. Consequently, the proposed rezoning of a portion of the subject property to M1 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 RA zoning district to the M1 Light Industrial District. The property is bounded on all sides by RA zoned properties. However, on the North, West and East the neighboring properties are bordered by Industrial zoned land. M1- April 2024 D&M Container Rezoning Light Industrial District is to the North and East (Berlin Steel Property) while M2-Industrial General District is just to the West in the existing WP Business Park. The adjacent property to the South is currently zoned RA and is bisected by the new Minor Arterial Road identified in the comprehensive plan. The proposed land use will be compatible with the existing and planned commercial development along the Route 277 Fairfax Pike corridor and is in conformance with the Industrial land use planned for the property in the comprehensive plan. The applicant proposes to utilize the front half of the property for operating the applicants existing container service facility. The rear half of the property is planned for future expansion and similar low traffic generating land uses. The applicant will meet all required Zoning and subdivision requirements at the time of Site Plan or Subdivision application. ACCESS AND TRANSPORTATION The Property has approximately 460’ of frontage on Route 277 – Fairfax Pike. The proposed land use will be for the applicant’s waste container business. This facility anticipates a maximum 10 employees and will generate a low level total daily trip. We have calculated a total generation of 85 ADT’s for the uses in this application. These trip counts result in no need for a right turn taper or a left or right turn lane. The applicant acknowledges any land uses proposed with a site plan application will require full compliance with VDOT access management design standards. Future Site Plan applicants will need to provide calculated ADTs generated by the proposed land uses. Land uses that require additional roadway and turn lane improvements will need to be constructed per the current VDOT design requirements at the time of development application. This rezoning application includes a proffer statement committing to the reservation of Right-of-Way for future road widening improvements to Fairfax Pike should they be initiated. We are not aware of any plans to widen this segment of the roadway at this time but have anticipated that this may occur in the future based on recent improvements completed to the west of Warrior Drive. April 2024 D&M Container Rezoning 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 lies on a ridgeline sloping away to the east and west from 2-5%. 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 predominantly identified as 3B - Blairton Silt Loam at 2-7% slopes. There are small areas of Blairton Silt loam with 7-15% slope and Weikert-Berks Channery silt loam with 7-15% slopes in the southernmost end of the property. None of these soils present any significant challenges to potential commercial land development. SEWAGE CONVEYANCE AND WATER SUPPLY The subject property has access to the existing watermain located on the south side of Route 277 Fairfax Pike. There are no current sanitary sewer facilities serving this property or other properties in the subject property’s vicinity. The applicant plans to continue to utilize the existing septic and water facilities operating for the existing structures. These facilities will be maintained in conformance with Health department requirements. 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 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. It is the desire of the applicant to preserve the existing residential building and convert its use to the general office and meeting facility for the future business land use. The property will reserve the necessary Right-of-Way for the widening or improving of Route 277 Fairfax Pike provided continued use and occupancy of the existing building will not be compromised by any potential nonconformity due to revised building setbacks from April 2024 D&M Container Rezoning the roadway expansion. This structure will not be allowed to expand its footprint in the future as a condition of the rezoning approval. IMPACT ON COMMUNITY FACILITIES The development of the property for the allowed commercial uses under the proposed M1 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. 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.