HomeMy WebLinkAbout01-10 Impact AnalysisIMPACT ANALYSIS STATEMENT
USY BEEZ DAYCARE REZONING
Frederick County, Virginia
Stonewall Magisterial District
Tax Parcel 33- ((A)) -92 33- ((A)) -93
Aggregate Area of 1.89± acres
August 19, 2010
Revised September 21, 2010
Current Owners:
Contact Person:
Timothy W. Johnson
Margo D. Johnson
Clear Brook Rentals LLC (Timothy W. Johnson)
Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering
BUSY BEEZ DAYCARE REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing the impact to Frederick County
by the proffered rezoning of a 1.89± acre parcel owned by Timothy W. Johnson and
Margo D. Johnson, identified as tax map parcels 33- ((A)) -92 and 33- ((A)) -93. Tax map
parcel 33- ((A)) -92 is owned by Clear Brook Rentals LLC (Timothy W. Johnson), is
currently zoned B -3, Industrial Transition District and is approximately 1.324± acres. Tax
map parcel 33- ((A)) -93 is owned by Timothy W. Johnson and Margo D. Johnson, is
currently zoned B -3, Industrial Transition District and is approximately 0.567± acres.
Both properties are conditionally zoned as described in Rezoning Application #05 -01 and
are both currently developed. Tax map parcel 33- ((A)) -92 contains the American Auto
Body automotive repair facility, and tax map parcel 33- ((A)) -93 contains a church. The
Johnson's desire to modify the previous rezoning application to rezone tax map parcel
33- ((A)) -93 to B -2, Business General District to allow for the development of a new
daycare facility that will take the place of the existing church, and to modify the proffered
conditions for both properties to make this consistent with the current developed
conditions of the subject properties.
Basic Information:
Location: West side of Martinsburg Pike (U.S. Route 11);
approximately 2,000 feet south of Interstate 81 Exit 323.
Stonewall District
33- ((A)) -92 33- ((A)) -93
B3, Industrial Transition District
Church and Automotive Repair Facilities
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Zoning:
Total Rezoning Area:
August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
B -2, Business General District with proffers (33- ((A)) -93)
B -3, Industrial Transition District with revised proffers
(33- ((A)) -92)
1.89± acres
Proposed Development: Busy Beez Daycare Facility (3,000 square feet maximum)
File #2624/EAW 2
Greenway Engineering
COMPREHENSIVE POLICY PLAN
Sewer and Water Service Area
The 1.89± acre subject property is currently located within the Sewer and Water Service
Area (SWSA). Therefore, the rezoning of this property for commercial land use is
appropriate based on current policy. The Johnson's propose to extend public water and
sewer service to the proposed daycare facility to ensure state standards are met for a
commercial daycare facility.
Northeast Land Use Plan
The 1.89± acre subject properties are a component of the Northeast Land Use Plan. The
current land use plan, as well as the proposed 2010 land use plan recommends the
development of business and commercial land uses along the Martinsburg Pike (U.S.
Route 11 North) corridor, which includes the subject properties. The current land use
plan identifies a developmentally sensitive area designation for the existing residential
properties that front along the east side of Martinsburg Pike across from the subject
properties; however, the proposed 2010 land use plan identifies these residential
properties for future business and commercial land use without the developmentally
sensitive area designation. The conversion of the church to the proposed daycare facility
is consistent with land uses that support surrounding residential land use; therefore, the
proposed project will not adversely impact the community or the existing residents within
this area. Additionally, the Applicants' Proffer Statement establishes a 3,000 square -feet
limitation on the size of the proposed day care facility; therefore, the scale and intensity
of this rezoning is consistent with the policies guiding future land use development
within this area of the County.
SUITABILITY OF THE SITE
Floodplains
August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
The 1.89± acre subject properties are located on FEMA NFIP Map #510063 -075 B. This
map, as well as the Frederick County GIS database delineates the vast majority of the
subject properties as being outside of the 100 -year floodplain. Both mapping sources
identify a small portion of the subject properties as being located in the Duncan Run 100
year floodplain area. The Applicant's have advised that there have never been any
floodwater impacts on the subject properties; therefore, the limits of the 100 -year
floodplain may be inaccurate. Nonetheless, the developed portions of the subject
properties are located outside of the delineated 100 -year floodplain area so there will be
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August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
no impacts to the floodplain area. (Please refer to the Environmental Features Map
Exhibit.)
Wetlands
The 1.89± acre subject properties do not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map, as well as information from the Frederick
County GIS Database. No evidence of wetlands features and vegetation is present on the
property; therefore, the subject site is not impacted by wetland areas. (Please refer to the
Environmental Features Map Exhibit.)
Steep Slopes
The 1.89± acre subject properties are predominately level with slopes ranging from 2 to 7
percent; therefore, the subject properties are not impacted by areas of steep slope. (Please
refer to the Environmental Features Map Exhibit and the Soils Map Exhibit
Woodlands
The 1.89± acre subject properties do not contain woodland areas; therefore, there are no
impacts to this environmental feature. (Please refer to the Aerial Overview Exhibit).
Soil Types
The Soil Survey of Frederick County, published by the USDA Soil Conservation Service
was consulted to determine soil types contained in this tract. The subject properties
contain the following soil types:
16B Frederick Poplimento Silt Loam: 2 -7% slope
32B Oaklet Silt Loam: 2 -7% slope
The Oaklet Silt Loam soil type located within the 1.89± acre subject properties is
classified as prime farmland soil. The soil type on this property is suitable for
commercial development and has moderate shrink -swell potential. The soil's
characteristics are similar to the soil type found on developed properties along the
Martinsburg Pike corridor; therefore, the soils associated with the subject properties will
not create problems with the development of the proposed daycare facility. (Please refer
to the Soils Map Exhibit
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Other Environmental Features
The 1.89± acre subject properties do 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 existing or
proposed commercial land uses on these properties.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: Zoned RA, Rural Areas District Use: Unimproved
South: Zoned RA, Rural Areas District Use: Residential
East: Zoned: RA, Rural Areas District Use: Residential
West: Zoned: RA, Rural Areas District Use: Interstate 81
Zoned: B -3, Industrial Transition District Heavy Commercial
TRANSPORTATION
August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
The 1.89± acre subject properties have frontage along the west side of Martinsburg Pike
(U.S. Route 11) and are served by an existing commercial entrance and taper that was
approved by VDOT and Frederick County in September 2002. The commercial entrance
design also provides for a major drainage structure within the Martinsburg Pike right -of-
way, which was installed during the development of the American Auto Body facility
that is located on tax map parcel 33- ((A)) -92.
Greenway Engineering met with the Frederick County Transportation Planner to discuss
the proposed development plan and it was determined that a Traffic Impact Analysis
(TIA) study would not be required for this rezoning application. Additionally, Greenway
Engineering and the Applicants met with a VDOT representative on the project site to
discuss the project and review the existing commercial entrance and taper, as well as the
drainage structure to determine the adequacy of these improvements to serve the existing
automotive repair facility and the proposed daycare facility. The VDOT representative
felt that these improvements would be adequate for the proposed development and
advised that calculations would be reviewed during the Site Plan process to determine if
any additional improvements would be required.
The TIA utilizes traffic volumes from the 7` Edition of the Institute of Traffic Engineers
(ITE) Trip Generation Report provides the following weekday AM and PM hour traffic
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August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
generator associated with the proposed development plan for the 1.89± acre subject
properties:
Automobile Care Center (942): AM Peak: 3.22 /1,000 sq.ft. PM Peak: 4.01 /1,000 sq.ft.
Daycare Center (565): AM Peak: 13.56/1,000 sq.ft. PM Peak: 13.91/1,000 sq.ft.
Therefore, the peak hour traffic impacts associated with this rezoning application are
projected as follows:
American Auto Body (4,200 sq.ft.): AM Peak: 13.52 VPD PM Peak: 18.84 VPD
Busy Beez Daycare (3,000 sq.ft.): AM Peak: 40.68 VPD PM Peak: 41.73 VPD
The proposed development plan for the 1.89± acre subject properties is projected to
generate 54.20 vehicle trips during the AM Peak Hour and 58.57 vehicle trips during the
PM Peak Flour. These projected traffic volumes are below the requirements for right turn
lanes and tapers on 2 -lane highways and fall within the range for a taper on a 4 -lane
highway. This segment of Martinsburg Pike is currently a 2 -lane highway with a center
Left turn lane. The 2009 VDOT Traffic Volumes for primary Roads identify this segment
of Martinsburg Pike with an average daily traffic volume of 4,500 trips. Therefore, the
existing commercial entrance and taper exceed current VDOT requirements and would
meet VDOT requirements should this segment of Martinsburg Pike become a 4 -lane
segment in the future. The proposed rezoning application does not create a negative
impact to the transportation system.
SEWAGE CONVEYANCE AND TREATMENT
The 1.89± acre subject properties are located within the Route 11 North Sewer and Water
Service Area (SWSA). The Frederick County Sanitation Authority (FCSA) has
developed a 6 -inch sewer force main to provide sewer transmission from this area of the
County to the Opequon Water Reclamation Facility (OWRF) located on Berryville Pike
(U.S. Route 7). The proposed day care facility will be connected to the public sewer
system through a pump situation that will access the 6 -inch sewer force main located on
the east side of Martinsburg Pike directly across from the subject properties. The
Applicant's have proffered to limit the development of the proposed daycare facility to
3,000 square feet, which will allow for a maximum occupancy of 50 children and 7 staff
members based on state licensing requirements. As a comparable land use, The Virginia
Department of Health Sewage Handling and Disposal Regulations Manual identifies
schools without showers and with or without cafeterias as a sewage flow rate of 10
gallons per day (gpd) per person.
Q 10 gallons /day /person
Q 10 gpd x 57 persons (maximum)
Q 570 gpd
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WATER SUPPLY
August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
The proposed daycare facility is estimated to add 570 gallons per day to the public
sewage conveyance system and the Opequon Water Reclamation Facility (OWRF). The
design capacity of the treatment plant is 8.4 million gallons per day (MGD) during
summer months and 16.0 MGD during winter months. The expansion and upgrade of the
OWRF will increase the hydraulic capacity of the facility to a maximum 12.6 MGD,
which is anticipated to be operational this calendar year. Approximately 6.8 MGD of this
capacity is currently being utilized at the OWRF; therefore, the development of the
proposed daycare facility would require approximately 0.0003% of the available capacity
at this facility. This information demonstrates that the subject property can be developed
with adequate sewer service. (Please refer to the SWSA Water Sewer Lines Map
Exhibit)
The 1.89± acre subject properties are located within the Route 11 North Sewer and Water
Service Area. (SWSA). The Frederick County Sanitation Authority (FCSA) has
developed a 12 -inch water transmission line that was adequately sized to provide for
transmission and pressure needed to serve land uses within the Route 11 North Sewer and
Water Service Area. The proposed day care facility will be connected to the public water
system through a tap that will access the 12 -inch water transmission line located on the
east side of Martinsburg Pike directly across from the subject properties. The Applicant's
have proffered to limit the development of the proposed daycare facility to 3,000 square
feet, which will allow for a maximum occupancy of 50 children and 7 staff members
based on state licensing requirements. It is anticipated that the potable water demand for
the proposed daycare facility will be 20% greater than the sewage demands identified in
the previous section.
Q 12 gallons /day /person
Q 12 gpd x 57 persons (maximum)
Q 684 gpd
The proposed daycare facility is estimated to require 684 gallons of potable water per day
from the public water system. The Northern Water Treatment Plant provides 2.0 million
gallons per day of potable water from the former Global Chemstone Quarry as one of the
water sources contributing to the public water system within the Route 11 North Sewer
and Water Service Area. The projected water usage for the build -out of the subject
property would require approximately 0.0003% of the capacity at this facility; therefore,
this information demonstrates that adequate water capacity is available for the proposed
daycare facility. (Please refer to the SWSA Water Sewer Lines Map Exhibit)
File #2624/EAW 7
Greenway Engineering August 19. 2010
Revised September 21, 2010
SITE DRAINAGE
The 1.89± acre subject properties have very little topographic relief and have been
designed and developed to direct storm water towards the central portion of the subject
properties to a storm water management facility. Storm water is collected into the
existing storm water management facility and is then piped to a drainage structure within
the VDOT right -of -way. The development of the proposed daycare facility and required
parking area is not anticipated to significantly increase the impervious surface area of the
subject properties; therefore, the existing storm water management facility should be
adequate to accommodate the demands of this site. A Site Plan will be prepared and
submitted for review and approval by the County Engineer prior to any new development
activity on the subject properties, which will allow for the analysis of the existing storm
water management facility to ensure that there are no negative impacts to surrounding
properties.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities can be projected from an average annual
commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil
Engineering Reference Manual, 4 Edition). The following figures show the increase in
the average annual volume based on an additional maximum development of a 3,000
square feet daycare facility:
AVV 5.4 cu. Yd. Per 1,000 sq. ft. commercial
AAV 5.4 cu. Yd. x 3.0
AAV 16.2 cu. Yd. at build out, or 11.3 tons at build out
HISTORICAL SITES AND STRUCTURES
Busy Beez Daycare Rezoning
The Municipal Solid Waste area of the regional Landfill has a current remaining capacity
of 13,100,000 cubic yards of air space. The maximum development of the daycare
facility will generate approximately 11.3 tons of solid waste annually on average. This
represents a 0.007% increase in the annual solid waste received by the Municipal Solid
Waste area of the Regional Landfill, which currently average 150,000 tons per year;
therefore, this information demonstrates that the Regional Landfill has adequate capacity
to accommodate the solid waste impacts associated with this proposal. Solid waste
produced by the proposed daycare facility will be routed to the Regional Landfill by a
commercial waste hauler; therefore, the County will receive tipping fees associated with
this land use to mitigate this impact.
The 1.89± acre subject properties do not contain structures deemed to be historically
significant, nor are there potentially significant structures adjacent to the subject property.
File #2624 /EAW 8
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Additionally, the subject properties are not located within defined battlefield areas or
potential historic districts as demonstrated in the National Park Service Study of Civil
War Sites in the Shenandoah Valley and the Frederick County Comprehensive Policy
Plan.
The Frederick County Rural Landmarks Survey identifies Saspirilla Springs #34 -156)
approximately'/ mile east of the subject properties as a potentially significant structure;
however, this structure is not deemed to be eligible for the state or national registers.
Saspirilla Springs is located on the east side of the railroad tracks and is adjacent to
properties that are currently zoned M -1, Light Industrial District. This structure is not
visible from the subject properties; therefore, the development of the subject properties
will not negatively impact this structure or it's viewshed. (Please refer to the Historic
Features Map Exhibit)
OTHER IMPACTS
August 19, 2010 Busy Beez Daycare Rezoning
Revised September 21, 2010
The rezoning and development of the 1.89± acre subject property is not anticipated to
negatively impact public services and will provide economic development revenue that
will benefit the County, as well as child daycare service to this geographic area of the
County. However, the Applicants' proffer statement provides a monetary contribution to
Frederick County for general fire and rescue services to further mitigate impacts
associated with this project. No additional impacts to County capital facilities or services
are anticipated by this proposal.
File #2624/EAW 9