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Home My WebLink About02-25 Impact Analysis StatementSTEPHENSON DEPOT COMMERCIAL REZONING IMPACT ANALYSIS STATEMENT Tax Parcels 44-A-42 and 44-A-43 Stonewall Magisterial District Frederick County, Virginia June 30, 2023 Revised February 21, 2025 Current Owner: Croatan Capital II, LLC Contact Person: Christopher Mohn, AICP Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 2 STEPHENSON DEPOT COMMERCIAL IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of two parcels totaling approximately 5.78± acres to the B2, General Business District. The subject property includes a 3±-acre parcel owned by Croatan Capital II, LLC identified as Tax Parcel 44-A-42 and a 2.78±-acre parcel also owned by Croatan Capital II, LLC identified as Tax Parcel 44-A- 43. The assemblage is adjacent and east of Martinsburg Pike (U.S. Route 11) and adjacent and north of Old Charles Town Road (VA Route 761). (Please refer to the attached Location Exhibit) Site Information: Location: East side of Martinsburg Pike (U.S. Route 11) and north side of Old Charles Town Road (VA Route 761) Magisterial District: Stonewall District Property ID Numbers: Current Zoning: Current Use: Proposed Zoning: 44-A-42 M1 Vacant B2 44-A-43 B2 Residential B2 Total Rezoning Area: Proposed Use: 5.78± acres Community serving retail center. Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 3 COMPREHENSIVE POLICY PLAN Comprehensive Plan Conformity The combined 5.78± acre site is located wholly within the boundaries of the Northeast Land Use Plan (NELUP). The recent update to the NELUP, adopted by the Board of Supervisors on September 27, 2023, designates the future land use of the site as Business, and is subject to the policy text applicable to the Interstate and Martinsburg Pike Commercial and Industrial Areas. This text specifies that business uses planned west of the railroad corridor in the area between Old Charles Town Road and Stephenson Road, which includes the subject acreage, are intended to be neighborhood or community scale for use by nearby residents of Snowden Bridge and the Stephenson Rural Community Center. The proposed commercial rezoning is therefore consistent with the totality of policies guiding future development within this area of the County. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally aligned with the UDA but also extends outside of the UDA to accommodate areas of the County in which only commercial and industrial development is desired, as is the case for most of the Martinsburg Pike (U.S. Route 11) corridor. The entirety of the 5.78±-acre subject property is located within the SWSA. SUITABILITY OF THE SITE Floodplains The 5.78± acre site is located on FEMA NFIP Map #510063-0105 B. This map designates the site as Category C – Area of Minimal Flooding. The FEMA NFIP map identifies the nearest areas of floodplain located on the south side of Old Charles Town Road (Route 761), which are associated with Hiatt Run; therefore, the subject property is not impacted by floodplain area. (Please refer to the attached Environmental Features Map Exhibit) Wetlands The 5.78± acre site does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map and per the Frederick County GIS Database. No evidence of wetland features or vegetation is present on the property; therefore, the subject site is not impacted by wetland areas. (Please refer to the attached Environmental Features Map Exhibit) Steep Slopes The 5.78± acre site is predominately level with slopes ranging from 2 to 7 percent; therefore, the subject property is not impacted by areas of steep slopes. (Please refer to the attached Environmental Features Map Exhibit) Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 4 Soil Types The Soil Survey of Frederick County, published by the USDA Soil Conservation Service, was consulted to determine soil types contained on the 5.78± acre site. The subject property contains the following soil types: 16B - Frederick-Poplimento loams, very rocky, 2-7% slopes: this soil type is limited to the southeast corner of the 8.75± acre site, has high shrink-swell potential, and often contains rock outcrops. 39B – Swimley silt loam, 2-7% slopes: this soil type comprises most of the 8.75± acre site, has moderate shrink-swell potential, and is generally suitable for development. The characteristics of this soil type are like those found on developed properties north of the subject site. These soil types can be effectively managed through engineering design and do not pose any constraints for site development. Other Environmental Features The 5.78± acre subject property does not contain areas of lakes, ponds or natural storm water retention areas as defined by the Frederick County Zoning Ordinance. There are no environmental features present that create development constraints for the proposed commercial land use on this site. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RA, Rural Areas District Use: Vacant South: RA, Rural Areas District Use: Vacant, Preserved Battlefield East: M-1, Light Industrial District Use: Vacant West: RA, Rural Areas District Use: Heavy Commercial B2, Business General District Use: Residential TRANSPORTATION The 5.78± acre subject site has approximately 390’ of frontage along Martinsburg Pike (U.S. Route 11) and approximately 880’ of frontage along Old Charles Town Road (VA Route 761). A Traffic Impact Analysis (TIA) has been prepared for the rezoning application by Gorove Slade dated June 30, 2023. The TIA modeling assumes commercial entrances on both Martinsburg Pike and Old Charles Town Road. The TIA provides information Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 5 pertaining to existing lane geometry and levels of service at the intersections, accounts for background traffic associated with other planned projects, includes an average annual traffic increase on Martinsburg Pike and Old Charles Town Road, and accounts for a grocery- anchored commercial development on the 5.78± acre site consisting of the grocery store and its accessory components. The TIA assumes conversion of the existing temporary traffic signal at the intersection of Martinsburg Pike and Old Charles Town Road to a roundabout, which is identified as a funded project on VDOT’s Six-Year Road Improvement Program. The TIA utilizes traffic volumes from the 11h Edition of the Institute of Traffic Engineers (ITE) Trip Generation Report for this site along with a regional growth rate of four percent (4%) for Martinsburg Pike south of Old Charles Town Road, two percent (2%) for Martinsburg Pike north of Old Charles Town Road, and four percent (4%) for Old Charles Town Road compounded annually to calculate the 2027 build out conditions. The TIA further indicates that the 5.78± acre site will generate 4,798 vehicle trips per day at total build out in addition to the background traffic volumes. The TIA demonstrates that the intersection of Martinsburg Pike and Old Charles Town Road in the funded roundabout configuration will operate at an acceptable level of service at project build-out, both overall and at AM and PM Peak Hour. The Applicant has considered the impacts associated with the rezoning of the 5.78± acre site as demonstrated by the June 30, 2023 TIA. The Applicant has prepared a proffer statement that is intended to address these impacts, as well as assist with impacts created by background development projects. The proffer statement provides for the establishment of a full movement entrance on Old Charles Town Road and a right-in/right-out entrance on Martinsburg Pike; the construction of a right-turn lane and a taper on the northbound approach to the Martinsburg Pike entrance; construction of a left turn lane on the eastbound approach to the Old Charles Town Road entrance; construction of a right-turn lane and a taper on the westbound approach to the Old Charles Town Road entrance; the provision of an inter-parcel parking lot access drive to support ingress and egress to adjoining parcels; and a monetary contribution for future improvements to the Martinsburg Pike Corridor, to include those associated with the realignment of Hopewell Road and Brucetown Road (Route 672) that can be utilized as matching funds by the County. The Applicants’ proffer statement commits to the implementation of these improvements prior to issuance of the first certificate of occupancy for the 5.78± acre site; therefore, this proposal mitigates transportation impacts associated with this request and assists in the mitigation of transportation impacts created primarily by background traffic generation along the Martinsburg Pike corridor. SEWAGE CONVEYANCE AND TREATMENT As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service within this area of the County. Sewage flow generated by commercial development of the 5.78± acre site is projected to total 9,217 gallons per day. The Applicant will extend all sewer infrastructure required to serve the site. Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 6 WATER SUPPLY As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service within this area of the County. Water demand generated by commercial development of the 5.78± acre site is projected to total 9,217 gallons per day. The Applicant will extend all sewer infrastructure required to serve the site. SITE DRAINAGE Topographic relief on subject parcels slopes from east to west towards the intersection of Martinsburg Pike (US Route 11) and Old Charles Town Road (Route 761). 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. HISTORICAL SITES AND STRUCTURES The 5.78± acre site does not contain structures deemed to be historically significant, nor are there potentially significant structures adjacent to the subject property. The Frederick County Rural Landmarks Survey identifies Kenilworth (#34-113) approximately ¾ mile north of the subject property and Woodburn (#34-102) approximately ½ mile southwest of the subject property. Neither of these structures are visible from the subject property; therefore, the development of this property will not adversely impact these structures or their viewsheds. The entire 5.78± acre subject property is located within the identified core battlefield area of Second Winchester-Stephenson’s Depot. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this portion of the core battlefield area as “retained integrity”; however, it should be noted that there are two residences that have been developed on the subject property. The Applicant has prepared a proffer statement that includes a section entitled Site Design Controls to mitigate potential impacts to the Second Winchester- Stephenson’s Depot viewshed on the south side of Old Charles Town Road (Route 761). This section of the proffer statement commits future development to reduced permitted structural heights and outdoor lighting fixtures; screening of roof-mounted mechanical equipment; and the reduction of permitted sign height and sign size. Additionally, the proffer statement commits to the placement of an information kiosk within a battlefield interpretive plaza that will provide historic information as deemed appropriate by the County’s Historic Resources Advisory Board (HRAB). Therefore, the Applicants’ proffer statement provides measures to both promote opportunities for historic interpretation and mitigate viewshed impacts to the preserved portion of the core battlefield area. £¤11 MARTINSBURGPIKEOLD CHARLE S T O W N R DJENKINSLOOP EASY LIVI NGST EBE R T R D EDWIN WAYSNOWDEN BRIDGE BLVDJA K E P L FENWAY CIRMILBURN RDBETTYTURNERTRLCSX44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.HISTORICAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOT LOCATION EXHIBIT250 2500 Feet Legend RAILROADS SUBJECT PARCELS PARCELS STONEWALL MAGISTERIAL DISTRICT§¨¦81 £¤11 ¬#37 ¬#7WINCHESTER iSITE CLARKE COUNTY, VIRGINIA £¤11 MARTINSBURGPIKEEASYLIVING ST OLD CHARLES TOWN RDJENKINSLOOPBETTYTURNERTRLEBERT RD SNOWDEN BRIDGE BLVDFENWAY CIRMILBURNRDCSX44 A 43 44 A 42 Map Data Source: Frederick Coun ty, VA. GIS Department, 20 24 Data. Aerial Da ta Source: 202 3 Frederick County VA.AERIAL EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTAERIAL EXHIBIT250 2500 Feet Le ge nd RAILR OADS SUBJECT PARCELS PARC ELS STONEWALL MAGISTERIAL DISTRICT £¤11 MARTINSBURGPIKEEASYLIVING ST OLD CHARLES TOWN RDJENKINSLOOPBETTYTURNERTRLEBERT RD SNOWDEN BRIDGE BLVDFENWAY CIRMILBURNRD44 A 43 44 A 42 CSXMap Data Source: Frederick Coun ty, VA. GIS Department, 20 24 Data.ZONING EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTZONING EXHIBIT250 2500 Feet Le ge nd RAILROADS SUBJECT PARCELS PARCELSZONE B2 B3 M1 M2 MH1 RP TM STONEWALL MAGISTERIAL DISTRICTAREAS WITH NO COLOR REPR ESENT "RA" ZONE £¤11 MARTINSBURG PIKEEASYLIVING ST OLD CHARLES TOWN RDJENKINSLOOPJIREH LNBETTYTURNERTRLSNOWDENBRIDGEBLVDEBERT RD FENWAY CIRMILBURNRDCSX44 A 43 44 A 42 Map Data Source: Frederick Coun ty, VA. GIS Department, 20 24 Data.NATURAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTNATURAL FEATURES EXHIBIT250 2500 Feet Le ge nd PONDS FLOODPLAIN 2' CONTOURS SANITARY LINE SANITARY FORCEMAIN WATER LINE SUBJECT PARCELS PARCELS STREAM_C ENTERLINE RAILROADS STONEWALL MAGISTERIAL DISTRICT644646648 648 646 644 642 640 640 642 642 640 £¤11 MARTINSBURGPIKEOLD CHARLES TOWN RDEDWIN WAYEASYLIVINGSTJENKINSLOOP JAKE PL SNOWDEN BRIDGE BLVDFENWAY CIRMILBURN RDEBERT RD BETTYTURNERTRL44 A 43 44 A 42 Map Data Source: Frederick Coun ty, VA. GIS Department, 20 24 Data.HISTORICAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTHISTORICAL FEATURES EXHIBIT250 2500 Feet Le gend SUBJECT PARCELS PARC ELSCIVIL WAR BATTLE STEPHENSONS DEPOT STONEWALL MAGISTERIAL DISTRICT