HomeMy WebLinkAbout05-25 Impact Analysiskimley-horn.com 11400 Commerce Park Drive Suite 400, Reston, VA 20191 703 674 1300
June 17, 2025
Frederick County Planning and Development
Attn: Tyler Klein
107 N Kent Street
Suite 202
Winchester, VA 22601
RE:Impact Analysis Statement for the Rezoning Application of
PIN #43-A-100F
Stonewall Magisterial District
INTRODUCTION
The subject +/- 2.9553-acre property identified as PIN #43-A-100F is currently zoned B2 (General
Business District) and located in the Stonewall Magisterial District. This application proposes to rezone
the property to B3 (Industrial Transition District), which allows the proposed use of a Firestone
Complete Auto Care Center by-right. Rezoning to B3 is in alignment with the current Frederick County
Comprehensive Plan.
The property is subject to a previously approved rezoning, Rutherford Crossing (RZ#17-06). The
existing proffers will remain in addition to allowing automotive repair as an approved use.
The adjacent shopping center parcels are zoned B2 with a RP (Residential, Performance District) parcel
adjacent to the access road.
COMPREHENSIVE PLAN
The subject property is located within the Northeast Frederick Land Use Plan (NELUP) and is entirely
within the Sewer and Water Service Area (SWSA). This area encourages employment-generating and
commercial land uses along key transportation corridors, with strategic infill and redevelopment
opportunities that support infrastructure efficiency and compatibility with adjacent uses. The proposed
use would be employment-generating and provide retail services in line with the surrounding Rutherford
Crossing Retail Center, thus demonstrating conformance with the NELUP.
LAND USE
The subject property seeks to rezone from B2 (General Business District) to B3 (Industrial Transition
District). B3 uses are light-industrial in nature, which is why B3 zoning districts are generally located
between B2 and Industrial zoning districts; to provide a sensible transition between the two. The subject
parcel, however, is not adjacent to any industrial districts, and even borders RP-zoned land to the east.
To mitigate the potential for incompatibility with adjacent parcels, the Applicant has proffered the
allowable land uses at the property to be limited to retail uses (that would otherwise be allowed in the
B2 district) as well as automobile repair. All other industrial uses will be prohibited. This will ensure that
the property maintains the retail character while also addressing the demand for automobile repair
through this corridor.
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kimley-horn.com 11400 Commerce Park Drive Suite 400, Reston, VA 20191 703 674 1300
ACCESS AND TRANSPORTATION
The subject property has an existing paved right-in-right-out access drive on Martinsburg Pike – Route
11 that connects to Market Street and provides access to the adjacent retail parcels. Martinsburg Pike
is classified by VDOT as a major collector road. As part of RZ #17-06 Rutherford Crossing rezoning
process, a Traffic Impact Analysis (TIA) was prepared, analyzing the impact of the full buildout on the
surrounding road network. Based on the recommendations from that report, road improvements were
proffered and ultimately built during the initial phase of construction. It is assumed that the existing road
network is adequate and may even be under-utilized given that there are a few undeveloped pads in
the Rutherford Crossing Center.
By rezoning the subject property from B2 to B3, it is anticipated that the number of trips will be reduced.
B2 uses tend to be high-turnover retail/restaurant uses while B3 tend to be medium-turnover heavy
retail/light industrial uses. Automobile repair, the intended use at the parcel, specifically is characterized
by trips that are infrequent but multiple hours in duration. Table 1 below depicts trip data for the
proposed use as well as some typical B2 uses for comparison. As shown, far fewer trips are anticipated
for automobile repair/parts sales. Given that the existing road network is constructed in conformance
with the original master plan, and the proposed use will likely reduce trips compared to the original
allocation for the property, no further traffic analysis is warranted.
Table 1
Proposed Trip Generation Comparison
Land Use Description ITE
Code Quantity Unit Daily Trips AM Peak Hour Trips PM Peak Hour Trips
Enter Exit Total Enter Exit Total Enter Exit Total
Tire Store 848 6607 SF 92 91 183 11 6 17 11 14 25
Automobile Parts Sales 843 6607 SF 181 180 361 9 8 17 15 17 32
Fast-Food Restaurant
without Drive-Through
Window
933 6607 SF 1488 1488 2976 165 120 285 110 109 219
Fast-Food Restaurant with
Drive-Through Window 934 6607 SF 1545 1544 3089 150 145 295 113 105 218
Coffee/Donut Shop without
Drive-Through Window 936 6607 SF N/A N/A N/A 314 301 615 107 106 213
High-Turnover (Sit-Down)
Restaurant 932 6607 SF 354 354 708 35 28 63 37 23 60
SITE SUITABILITY
As part of the original Rutherford Crossing phase of construction, the subject property was delivered in
a “pad-ready” condition, meaning that the site was graded with mild slopes and utilities were stubbed
to the edge of the parcel. According to FEMA FIRM panels, the site lies outside of Special Flood Hazard
Areas (100-year floodplain). There are no mapped wetlands or Chesapeake Bay Preservation Areas
on the property. Development will be subject to state and county erosion and sediment control
requirements.
SEWAGE CONVEYANCE AND WATER SUPPLY
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kimley-horn.com 11400 Commerce Park Drive Suite 400, Reston, VA 20191 703 674 1300
Public water is available and accessible via adjacent mains along Market Street and Martinsburg
Pike/Route 11. Public sewer is available and accessible via an existing 8” PVC pipe along the access
drive adjacent to the site. No off-site improvements are anticipated beyond standard service extensions.
HISTORIC SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey and available Frederick County GIS maps identifies
“34-727 Rutherford’s Farm” as a potentially significant property. The main house at Rutherford’s Farm
has been demolished and all that remains is a set of stairs noted by a historical marker on Route 11. It
is also important to note three Civil War wayside markers have been relocated to a small park contained
on the periphery of the parcel abutting the subject property’s southern boundary between itself and
Martinsburg Pike. It is anticipated that improvement of the subject property will not impact nearby
historically significant structures, areas, or artifacts.
IMPACT ON COMMUNITY FACILITIES
Rezoning and ultimately developing the subject property into a Firestone Complete Auto Care will have
a positive fiscal impact on Frederick County by introducing employment opportunities and commerce
at an undeveloped parcel. Furthermore, this application will have no impact to infrastructure as
discussed above and will not impact public facilities such as schools, parks, and emergency services
since residential development is not proposed.
Please contact me at (703-870-3644) or heather.timothy@kimley-horn.com if you have any questions.
Sincerely,
Heather Timothy, P.E.
Project Manager