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HomeMy WebLinkAbout19-06 Impact AnalysisFrederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE SEEFRIED PROPERTY Stonewall Magisterial District October 2006 Prepared by: Patton Harris Rust Associates, pc 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone: 540-667-2139 Fax: 540-665-0493 INTRODUCTION LAND USE October 2006 Seefried Rezoning The 76.00 acre Seefried Property, identified as portions of tax map parcels 54 -A -89 and 54- A-91, is ideally located for industrial uses. The Property is located adjacent to Fort Collier Industrial Park with access provided by connection the nearby interchanges of Route 37 and Interstate 81 as well as Route 7 and Interstate 81 (see Figure 1). Currently, 27.24 acres of the property are zoned MH -1 (Mobile Home Community) while the remaining 48.77 acres of the site are currently zoned RA (Rural Areas). The subject site is bounded by MH -1 to the South and M -1 (Light Industrial) to the North and West (see Figure 2). Interstate 81 forms the Eastern boundary of the site. This application seeks to rezone the Property from MH -1 and RA to M -1 for 1,000,000 square feet of industrial uses. The site is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA) and in close proximity to Interstate 81 and the Route 37 Bypass. Rezoning the subject acreage for industrial uses would allow the site to develop as an extension of an established industrial park to serve as economic development for Frederick County. The Seefried Property is not identified within the study boundary of any of the County's small area land use plans. The site is, however, located on the Eastern Frederick County Long Range Land Use Plan (EFCLRLUP). This document is intended to serve as a guide for the intended future land uses within the SWSA and UDA as properties within those growth boundaries develop. The EFCLRLUP identifies residential as the intended land use for a portion of the site with no intended future land use depicted for the remaining acreage (See Figure 3). This land use designation is a direct reflection of the Property's current zoning designations and can be attributed to the more generalized nature associated with the "bubble plan" concept used in the EFCLRLUP. It can be interpreted that the Seefried Property should be included within the large area designated for future industrial uses on the EFCLRLUP, as depicted on Figure 3, that is located directly adjacent to the site and represents Fort Collier Industrial Park. ROUTE 37, ROUTE 11; itA G SEEFRIEU PKUPERTY LOCATION MAP FREDERICK COUNTY, VIRC /NG4 L S '`!i ROUTE 7 INTERS .T ATE 81 r.., INTERCHANGE hi- u J} r y r'::f x' 1 1 r ,V' y i., Patton, Harris, Rust (Sr Associates 117 E. Picodilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 565 -0493 FIGURE 1 Patton, Harris, Rust Associates 117 E. Picadilly St. Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 FIGURE 2 •.'.Ir, FAY 'h. i r J s k i t k j I r te t 1 44,,, 1 ��4.f� t S r S ti. 1 O- r 'a: 1 w f�.f•ti J `1 j i SEEFRIED PROPERTY EASTERN FREDERICK COUNTY LAND USE PLAN FREDERICK COUNTY, V7RG/N14 '4 1 1 •-re may 0=141 IN Pna nu£4L I .artk7$1 Patton, Harris, 117 E. Picadlly St, VOICE (540) 667 -21 Pic p43.30:1 It 57 $r•Peaei T `t LL l4 C) &VII R1 P.,tlf.NKAdf St lit haa I (Ltil,tFUn4! P..en_ India tizTebrt Plerned Unit Nvokcmertt Eastern Frederick County Long Range Land Use Plan t Rust Associates Winchester, Virginia 22601 39 FAX: (540) 665 -0493 FIGURE 3 October 2006 Seefried Rezoning The Frederick County Comprehensive Policy Plan states that new industrial uses should be located neat interchanges and in the vicinity of the existing industrial areas. Using this policy as a guideline, the Seefried Property is in conformance with the Comprehensive Plan as the Property would develop as an extension of the Fort Collier Industrial Park. The Frederick County Zoning Ordinance identifies zoning district buffers that are required between zoning districts to address potential compatibility issues. The proposed rezoning would necessitate a Category C zoning district buffer along the Property's Eastern and portions of the Southern boundary where residential uses currently exist. This requirement would locate a minimum 100 foot buffer complete with an earthen berm and landscaping between the proposed industrial property and any residential uses adjacent to the site. Current development plans would locate a cotnnnon shared buffer along the proposed zoning boundary line that would place the 75 foot inactive portion of the buffer on the remaining MI4 -1 and RA zoned acreage while the remaining 25 foot active portion of the buffer would be situated on the industrial zoned acreage. This common shared buffer would serve to meet the ordinance requirements of Frederick County while maximizing the potential industrial floor space of the site which would generate a greater positive fiscal impact ACCESS AND TRASNPORTATION Currently, access is limited to a 50 foot access easement that connects the Property to Fort Collier Road through the newly constructed animal shelter site. In recognition of the limitations posed by the existing access easement with regards to accommodating truck movements, the Applicant is currently pursuing an alternative means of access through the existing pasta plant site identified as tax map parcel 54 -A -36J that would connect with Brooke Road (see Figure 4). This represents the preferred method of ingress /egress as it would better accommodate the truck traffic generated by development of the Property. A traffic impact analysis (1'IA) was prepared for this application using composite data collected from other studies in the area, as well as actual traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual 7" Edition, the TIA projects that the proposed development of 1,000,000 square feet of industrial use will produce 5,708 average daily trips (ADT). The TIA modeled both possible entrances with the Fort Collier Road entrance identified as "Option A" and the Brooke Road entrance identified as "Option B" as depicted on Figure 4. SEEFRIED PROPERTY SITE ACCESS FREDERICK COUNTY, IORGINA ti Patton, Harris, Rust Associates 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FM: (540) 665 -0493 FIGURE 4 4� October 2006 Seefried Rezoning Trip distribution is evenly split with 50% of the traffic leaving the site utilizing Route 7 while the other 50% would use Route 11 North. The vast majority of the vehicle trips generated by the site will travel either North on Route 11 or East on Route 7 with only 20% of the generated traffic traveling back through the City of Winchester. The TIA indicates several intersections that would be impacted by the proposed development. The analysis indicates that signalization would be needed at the intersection of Brooke Road and Fort Collier Road in order to provide a level of service (LOS) C. The T1A also indicates that a LOS C will not be realized at the intersections of Welltown Road and Route 11 as well as Fort Collier Road and I3erryville Avenue in the City of Winchester. It's important to note that background traffic generation alone places each of these intersections below a LOS C. The TIA also indicates that a West bound right turn lane would be required at the existing signalized intersection of Brooke Road and Route 11. Another important note is the fact that there are few undeveloped parcels that would utilize the subject area's transportation network. This will limit the impacts to the subject transportation system in the years following the projected 2010 build out of all projects modeled by the TIA. In addition to recognizing the proposed impacts of background traffic, consideration of this application should also account for the potential traffic impact that could occur through a by -right development scenario using the Property's existing zoning designation of MH -1 and RA. Currently, the 27.24 acre portion of the site zoned MH -1 could yield 218 mobile home units using a gross density of 8.0 units /acre. Using the equation indicated for mobile homes by the I.T.E. Trip Generation Manual 7"' Edison the portion of the Property zoned MI -I -1 could yield 1,044 ADT. The remaining 48.77 acres of RA zoned land could an additional 90 ADT through a by -right development scheme. Removing the existing potential trip generation from the projected trip generation of the proposed industrial use indicates that the rezoning of the Property would have a net impact of only 4,574 ADT. The Property is also located in close proximity to the current railroad access that exists on the Winchester Pasta, LLC property. Rail access creates a more marketable industrial property and can October 2006 Seethed Rezoning also reduce an industrial use's dependence on trucks. The potential rail access could result in a reduced traffic generation for the site. SITE SUITABILITY The site conditions relate very positively to the proposed development activities. The proposed rezoning would result in minimal impact on areas of steep slopes, stream channels, lakes, ponds, flood plain, or wetlands. A wetlands delineation would be required at the master plan phase of the project to verify if any regulated wetlands exist on site. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Frederick Poplimento Oaklet soil association, which is the predominant association on land located along the I -81 corridor in the Winchester vicinity. As per map sheet #30 of the Soil Survey, the site is comprised of four distinct soil types. All of the soil types identified on the site are suitable for development of the proposed industrial use as evidenced by the existing development pattern in the area. With a high elevation of approximately 695.0 feet near the Southern property line and a low elevation of approximately 655.0 feet at the Northern property line, the Property naturally drains to the North under Interstate 81 (see Figure 5). The general slopes across the site are 3% to 7 During the engineering phase of the project, a stormwater management plan will be created to adequately and effectively retain stormwater in a manner that will avoid negative impacts on adjacent properties as well as Interstate 81 and the Red Bud Run watershed. An electric power line traverses the northern portion of the Property. Discussions with respect to burying or relocating the power line are on going and will be finalized prior to final engineering of the project. SEWAGE CONVEYANCE AND WATER SUPPLY Sewage flows generated by the site will discharge into the existing Red Bud Run regional pump station before transmission to the Opequon Wastewater Reclamation Facility. Using a standard rate of 30 gallons per day /employee at 10 employees /acre of industrial property, it is projected that the 01 0 ce R a SEEFRIED PROPERTY SITE DRAINAGE FREDERICK COUNIY, VIRC /N[A Patton, Harris, Rust Associates 117 E. Picadilly St. Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 FIGURE 5 HISTORIC SITES AND STRUCTURES IMPACT ON COMMUNITY FACILITIES October 2006 Seefried Rezoning proposed development would produce 23,250 gallons of sewer flow per day. This wastewater pumping station is currently under improvement by the FCSA. Water service will be provided by looping from the existing 12 inch line located along the Western property boundary. Water consumption for the property will be roughly equivalent to the projected sewage generation of 23,250 gallons per day. The Frederick County Rural Landmarks Survey does not identify any structures of historic importance on the subject site. According to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is included in the core battlefield area of the Third Battle of Winchester. The study also indicates, however, that the general area within the vicinity of the Seefried Property has lost integrity as a result of urban and industrial growth in the area. As such, the development of the site will not further denigrate the interpretive quality of the Third Battle of Winchester core area. Discussions with County staff have indicated that the proposed industrial rezoning would yield a net positive fiscal impact of $7,500,000. Development of the Property for residential uses as a by -right development under the Property's existing zoning designation would yield a negative fiscal impact of $4,500,000. Rezoning the Property for industrial purposes would not only provide the County with the positive fiscal impact associated with 1,000,000 square feet of industrial use but also eliminate the potential negative fiscal impact associated with the potential by -right development scheme. Examining the proposed and potential by -right development schemes concurrently, it can be interpreted that the proposed rezoning results in a positive fiscal impact of $12,000,000.