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HomeMy WebLinkAbout01-25 Impact Analysis Statement Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE Neff Property TM 86-A-77 Opequon Magisterial District April 2024 Prepared by: Pennoni Associates Inc 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 March 2022 Bowman Trucking Rezoning INTRODUCTION The subject +/- 9.83-acre property identified as Tax Map 86-A Parcel 77 is currently zoned RA Rural Areas District and located in the Opequon Magisterial District. Over the past few years, the Route 277 corridor has seen VDOT traffic improvements as well as increased commercial and residential development. The location of the property and adjacent development plans underway make the rezoning of a portion of the property to B2 Business General District appropriate. The adjacent real estate to the west and, fronting Double Church Road, is existing commercial property. To north are existing and zoned commercial properties fronting on Route 277. Immediately to the east is a residential subdivision under construction with the termination of the east-west collector roadway known as Berkeley Street. The subject of this application is to rezone a +/- 6.6 acre portion of the +/- 9.83 acre parcel; from RA Rural Areas District to B2 Business General District with proffers. The area to be rezoned will be the land north of the proposed extension of Berkeley Street from its proposed terminus just east of the subject property to Double Church Road. 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 rezoned portion of the subject property under the B2 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) 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 April 2024 Neff Property Rezoning and adjacent to other property also intended to be a business and within the designated urban center. Consequently, the proposed rezoning of a portion of the subject property to B2 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 B2 Business General District. The property is bordered to the North and West by properties currently zoned B2. To the south is additional property, owned by the applicant, zoned RA and to the east are RA zoned properties that are either owned by the applicant or open space areas to the neighboring ¼ acre lot subdivision. The proposed land use will be compatible with the existing and planned commercial development along the Route 277 Fairfax Pike corridor and will greatly contribute to the planned and desired traffic circulation supporting the existing and currently developing land uses. ACCESS AND TRANSPORTATION The Property has approximately 650 of frontage on Double Church Road – Route 641. Planned commercial and residential development to the north and east are construction Berkeley Street and terminating near the property boundary of the subject application. A Traffic Impact Study (TIS) has been submitted and will be accepted by VDOT prior to scheduling any public hearings with the county Board of Supervisors. The subject property proposes to construct the westernmost segment of Berkeley Street from the approved Fairfax Downs and Sherando Greens Commercial public improvement plans. This results in approximately 1,330 LF of VDOT urban collector (GS-7) roadway to its connection to Double Church Road. The project additionally proposes to make the improvements recommended in the TIS along Double Church Road. The improvements identified in the TIS adequately mitigate the impacts of the proposed rezoning, as well as provide a key roadway connection that will serve the commercial, residential and Frederick County School traffic needs in the immediate vicinity. April 2024 Neff Property Rezoning This application includes a proffer statement committing to the recommendations of the TIS and will result in the extension of Berkeley Street from its terminus as proposed with the adjacent commercial and Residential projects. The TIS also provides for the widening of Double Church Road to accommodate the necessary turn lanes and right-in/right out entrance associated with the B2 land uses. Consequently, to mitigate transportation impacts, this application proffers to dedicate and construct the westernmost leg of Berkeley Street to Double Church Road and Double Church Road improvements. 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 The proposed uses in the Traffic Impact Statement for the rezoning of the property to B2 General Business District yields on fast-food pad site with drive through and +/ 54,000 sf of general commercial shopping plaza. We estimate that the fast-food use would generate sanitary sewer and water demand of +/-3,500 GDP and the remaining retail +/- 12,000 GPD. The 12,000 GPD was based on a 2,000 GPD per acre for the remaining +/- 6 acres outside of the fast-food land use parcel. Sewage flows generated by the site will discharge into the existing on-site Frederick Water gravity sanitary sewer and flow to the pump station facility at Woodside Estates approximately 1,500 feet south of the Double Church Road and Brandy Lane intersection. Final engineering shall determine the size and locations of any sewer and water main extensions at time of a Site Plan application. It is acknowledged that April 2024 Neff Property Rezoning the subject property will be required to demonstrate existing sanitary sewer capacity in the existing Pump Station at time of Site Plan application or propose the necessary off-site sanitary sewer improvements at and/or leading to the existing Pump Station facility. An existing 8” Frederick Water water main runs along the Double Church Road frontage, and the extension of the proposed 8” waterline in Berkeley Street would be required to be extended along Berkeley Street to loop into the Double Church watermain. 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 long-standing family homestead on the remainder properties to the south. The resulting Berkeley Street Extension and Double Church Road Widening may result in creating a non-conforming structure due to the new setback locations with the adjusted Right-of-Way that will be required for the roadway improvements. 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 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. 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. Additionally, this project proposes the completion of Berkeley Street through the adjacent off-site property, allowing the connectivity and alternative circulation for Sherando High School, the residential neighborhood and the commercial properties fronting on Rt 277 Fairfax Pike.