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Home My WebLink About18-06 Impact StatementImpact Statement For consideration of Rezoning the lands for the Woodside Commercial Center Stonewall Magisterial District Frederick County, Virginia April 10, 2006 Rev. November 11, 2006 Tax Map Numbers 33- (A) -124A Total Area: 8.835 acres Owner of Record: SilverWolfe, LLC 1073 Redbud Road Winchester, VA 22603 (540) 667 -2001 ofc (540) 545 -4001 fax Contact: Gary R. Oates, LS -B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667 -2001 ofc (540) 545 -4001 fax Intr The site is located at the southeastern corner of the intersection of Woodside Road (Route 671) and Martinsburg Pike (US Route 11) and about 3,000' north of exit 321 in Clearbrook, VA. The site has been used for agricultural purposes in the past. The applicant is seeking a change in zoning from RA to B -3 to create an industrial transition business park that is consistent with the Frederick County Comprehensive Plan. Existing Conditions The majority of the property is a hayfield. There are two box culverts under Route 11 that drains stormwater west of Route 11 towards twin 15" RCP's under Woodside Road. Comprehensive Planning The site is intended to be zoned industrial per the comprehensive plan. There is public water and sewer is available at the site. The benefit to Frederick County by approving this rezoning will be a positive economic impact and employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and commercial entrances installed that will meet current VDOT specifications. There are not any prospective tenants for the property; therefore, the traffic and fiscal impacts will assume 75,000 sf of retail use with associated parking. Physical Impacts Surrounding Properties Woodside Commercial Center Rezoning The site is not located within or near any 100 year flood plains per FEMA Flood Map #510063 0110 B. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. The site is bounded by Route 11 to the west and Route 671 to the north. The surrounding properties are zoned RA with residential uses to the south and northeast. The Winchester and Western railroad borders the eastem boundary. All parcels are intended to become commercial /industrial as indicated by the Comprehensive Plan. Traffic Impact and Analysis See attached report by PHR &A. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons /day /acre for a total of 4,418 gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary. Otherwise if there are a limited number of users, they will install individual grinder pumps to be maintained privately. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day /acre for a total of 8,835 gpd. Drainage In the past, the stormwater runoff would breach a portion of Woodside Road; however, an additional 15" culvert placed under Woodside a few years ago by VDOT has corrected this safety issue. Furthermore, the agricultural field to the north (downstream) receives this runoff from Woodside and lacks a defined channel to convey the stormwater towards Turkey Run. This lack of a channel in the crop field has caused ponding in the fields during large storm events. While this project can not cure the ponding, we will make sure the ponding is not increased by following the Frederick County Ordinance and to the guidelines set forth by the Department of Public Works for stormwater management and quality. Solid Waste Disposal The Civil Engineering Reference Manual, 4 edition, uses a rate of 5.4 cubic yards per 1,000 square feet of floor area. A 75,000 sf development will yield 405 cubic yards (283 tons) per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Impact There are no historically significant structures or features present. Educational Impact This development will not create additional students for the schools. Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per building square to the County for fire and rescue services. Parks Recreation Impact The only impact to the Parks might be some of the businesses signing up for shelters for company picnics. This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The only soil type identified on the General Soil Map of the Soil Survey of Frederick County, Virginia is an Oaklet silt loam #32B) as shown on sheet #19. This soil type is considered prime farmland. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised.