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HomeMy WebLinkAbout08-25 Impact Analysis Statement 1 APPLICANT / CONTACT: DRB Group Mid-Atlantic LLC C/O Mr. Matthew Powell 10313 Arnett Drive Suite 101 Hagerstown, MD 21740 EMAIL: mpowell@drbgroup.com OWNER: DRB Group Mid-Atlantic LLC EASTGATE COMMERCE CENTER SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 08/26/2025 PREPARED BY: CONTACT: CURTIS MASON 4501 DALY DRIVE CHANTILLY, VA 20151 703-262-1900 IMPACT ANALYSIS STATEMENT 2 WRIGHTS RUN INTRODUCTION The purpose of this report is to assess the impact on Fredrick County by the minor proffer amendment of a 30.40 acre property identified as Tax Map Parcel 76-A-53. The subject property is located on the north side of Tasker Road (Route 642) and the west side of Front Royal Pike (Route 522). The 30.40 acre property is zoned B2, General Business District. This application proposes to amend proffers associated with Rezoning Application #002-97 – Eastgate Commerce Center. The amendments propose increasing the allowed number of street connections along Tasker Road from five to six, and removing the proffer requiring a thirty foot (30’) wide road efficiency buffer along Tasker Road. These amendments are to improve the efficiency of future traffic and effectiveness of future commercial development. Successful entitlement will allow the property to be marketed/developed with any of the allowed and conditional uses as permitted by the respective zoning districts. Those types of uses support the business development focus and goals of the Comprehensive Plan and benefit the community through economic development opportunities. BASE INFORMATION LOCATION: THE NORTH SIDE OF TASKER ROAD (ROUTE 642) AND THE WEST SIDE OF FRONT ROYAL PIKE (ROUTE 522). MAGISTERIAL DISTRICT: SHAWNEE DISTRICT PROPERTY ID #: 76-A-53 CURRENT ZONING: B2 (GENERAL BUSINESS DISTRICT) CURRENT USE: VACANT TOTAL PARCEL AREA: 30.40 AC 3 COMPREHENSIVE PLAN The Eastgate Commerce Center proffer modification application lies in the Eastern Frederick Urban Area Plan, per the 2035 Comprehensive Plan. Previous approvals for the property have designated the project’s intended use to be General Business. The property is within the Sewer and Water Service Area (SWSA). This proposal supports the intended business development goals envisioned by the County for this area. It will increase the employment potential as encouraged by the 2035 Comprehensive Plan and provide more complimentary uses adjacent to Tasker Road and Front Royal Pike, helping support the establishment of commercial land uses on the property. SUITABILITY OF THE SITE The subject parcel has environmental features, such as wetland and steep slopes. With meticulous site planning and engineering, land disturbance will be limited and in accordance with applicable regulatory standards. Wetlands The National Wetlands Inventory Map has identified two wetland features on the property. Any disturbance to these features will be limited and in accordance with applicable regulatory standards. A more detailed environmental investigation will be completed prior to site plan approval and start of construction. Any wetland impacts required with the site plan will be processed to comply with all County, State, and Federal regulations. Soils and Steep Slopes Per the Soil Survey of Frederick County, Virginia and the Frederick County GIS Database, the property contains four soil types. The following soil types are:  W Water  U Clearbrook Channery Silt Loams 2-7% slope  I Weikert-Berks Channery Silt Loams 2-7% slope  I Weikert-Berks Channery Silt Loams 7-15% slope Provided that proper drainage and grading are maintained during and after construction, the existing soils onsite are suitable for site construction. Any implications for site development due to existing soil characteristics can be managed through proper site engineering and construction techniques. Steep slopes (areas of 35% slope or greater) exist along the frontage of Tasker Road. 4 These slopes are man-made and associated with the construction of Tasker Road, and may be disturbed, as necessary, to implement the project grading and stormwater management systems. Surrounding Properties NORTH  Existing residential uses and vacant  Zoned: RA (Rural Area District) and B2 (General Business District) SOUTH  Tasker Road (Route 642) and existing commercial uses  Zoned: B2 (General Business District) EAST  Front Royal Pike (Route 552) and existing residential uses  Zoned: RA (Rural Area District) WEST  Tasker Road (Route 642) and existing light industrial uses  Zoned: M1 (Light Industrial District) TRANSPORTATION The Eastgate Commerce Center project will be served by a safe and efficient transportation network designed and constructed to accommodate both automobile and truck traffic. External to the property, the road system consists of Front Royal Pike (Route 522) and Tasker Road (Route 642). Front Royal Pike is a four-lane minor arterial roadway and Tasker Road is a two-lane major collector road. Using the current updated land use plan and through extensive VDOT coordination, a traffic impact study (TIS) is currently being prepared for this application. SEWAGE CONVEYANCE & WATER SUPPLY Frederick Water will provide sanitary sewer service via an existing 8” sewer line that connects to the Eastgate Pump Station along the frontage of Tasker Road. Pursuant to Frederick Water requirements, this infrastructure will be expanded to serve the entire subject property and enable gravity flow to the existing main (where possible). Water is currently served by an existing 12” water main located near the Eastgate Pump Station, which will also be expanded to serve the entire subject property, pursuant to Frederick Water requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the subject property. Actual water and sewerage flows will be determined and provided at the time of final site engineering. 5 SITE DRAINAGE Existing drainage patterns on the subject property will not be significantly altered as a result of this proffer modification. Stormwater BMP’s and dry ponds will be employed to meet local, state, and federal stormwater development requirements. Adverse stormwater discharge impacts will be mitigated through stormwater design and erosion control practices. Design of temporary and permanent facilities will be provided with final engineering and will comply with all County, State, and Federal regulations. SOLID WASTE DISPOSAL The amount of solid waste disposed from the subject property will not be increased because of this proffer modification; therefore, it will not negatively affect the County’s disposal facilities. Private carriers will be contracted by the individual users to collect and deposit solid waste from the project into the Frederick County landfill. HISTORICAL SITES AND STRUCTURES The Eastern Frederick Land Use Plan does not identify any known historic sites or structures on the subject property. The proposed proffer modification will not create any negative impacts to any historical resources. Additionally, prior to approval of the first site plan associated with the subject property, a Phase 1 Archaeological Investigation will be conducted.