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Home My WebLink About01-26 Impact AnalysisMORRIS & RITCHIE ASSOCIATES, INC. ENGINEERS, ARCHITECTS, PLANNERS, SURVEYORS, AND LANDSCAPE ARCHITECTS 205 E. Hirst Road, Suite 106, Purcellville, VA 20132 (703) 994-4047 www.mragta.com Abingdon, MD  Baltimore, MD  Laurel, MD  Towson, MD  Georgetown, DE  Newark, DE  Purcellville, VA  Raleigh, NC  Wilmington, NC  Orlando, FL (410) 515-9000 (443) 490-7201 (410) 792-9792 (410) 821-1690 (302) 855-5734 (302) 326-2200 (703) 994-4047 (984) 200-2103 (910) 523-5065 (407) 317-6288 700 ROSS STREET IMPACT ANALYSIS STATEMENT Date: November 26, 2025 OWNER / APPLICANT / CONTACT: AIKENS & ALLEN LLP C/O Mr. Jason Aikens PO Box 2468 Winchester, VA 22604-1668 EMAIL: jason@aikensgroup.com PREPARED BY: MORRIS & RITCHIE ASSOCIATES, INC. 205 E. HIRST RD, SUITE 106 PURCELLVILLE, VA 20132 INTRODUCTION The purpose of this report is to evaluate the impacts to Frederick County associated with a minor proffer amendment for the 0.20-acre property identified as Tax Map Parcel 54G-1-13A. The subject parcel is located at the northeast corner of Conway and Ross Streets. It is zoned B-2, General Business District, and will remain in that zoning classification. Rezoning Application #14-03 (Hampton Inn), approved on December 10, 2003, restricted the parcel to future parking exclusively for the adjacent hotel. The 9,000-square-foot lot would have produced only a minimal number of new spaces, and the anticipated demand for overflow parking has not materialized. As a result, the parcel has remained in its existing condition and currently contains an aging, vacant residential structure. The proposed amendment removes the parking-only limitation and allows redevelopment of the parcel with a 12-unit extended-stay hotel associated with the existing Hampton Inn. This redevelopment replaces a deteriorating residential structure with a compatible commercial use, improving the visual character of the area while supporting the operational efficiency of the hotel. The amendment also requests a reduction of the existing 35-foot front setback along Ross Street to 25 feet to maintain adequate separation from the existing 10-foot waterline easement. Approval of the amendment would allow the parcel to be utilized in a manner consistent with County commercial development objectives and the Comprehensive Plan. The proposal will contribute to long-term economic activity, strengthen adjacent commercial uses, and enhance the built environment along Ross Street. 700 Ross St. Impact Analysis Statement November 26, 2025 Page 2 of 4 BASE INFORMATION Location: 700 Ross Street Magisterial District: Stonewall Property ID: 54G-1-13A Current Zoning: B-2 (General Business District) Current Use: Vacant residential Parcel Area: 0.20 acres Surrounding Properties North: 15’ Betty Lane right-of-way and residential uses beyond Zoning: RP (Residential Performance District) and B-2 (General Business District) South: Existing Hampton Inn hotel Zoning: B-2 (Highway Commercial District – City of Winchester) East: Parking facilities for the Hampton Inn Zoning: B-2 (General Business District – Frederick County) West: Ross and Conway Streets; existing residential uses beyond Zoning: B-2 (Highway Commercial District – City of Winchester) COMPREHENSIVE PLAN The 700 Ross Street parcel lies within the Eastern Frederick Urban Area Plan as identified in the 2035 Comprehensive Plan. Prior approvals have designated the property for General Business use. The proposed extended-stay hotel is consistent with the Plan’s vision for business development and supports the continued strengthening of the commercial corridor along Berryville Avenue (Route 7). The use is compatible with surrounding development patterns and complements the existing Hampton Inn. 700 Ross St. Impact Analysis Statement November 26, 2025 Page 3 of 4 SUITABILITY OF THE SITE The 9,000-square-foot parcel contains minimal environmental features, limited primarily to tree cover and a drainage easement. Site disturbance will be limited and conducted in accordance with all applicable County, State, and Federal regulations. The small scale of redevelopment results in a low environmental impact profile and is appropriate for the parcel’s location and existing zoning. ENVIRONMENTAL Wetlands According to the National Wetlands Inventory, no wetlands exist on the property. A detailed environmental investigation will be completed during the site plan stage. Any required approvals or mitigation for potential impacts will comply with County, State, and Federal requirements. Soils and Steep Slopes Per the Soil Survey of Frederick County, Virginia and the County’s GIS database, the property contains the soil type: Weikert–Berks Channery Silt Loams, 7–15% slopes. These soils are suitable for development with proper drainage controls. Any limitations related to soil characteristics will be addressed through appropriate engineering design and construction practices. No steep slopes exceeding 15% have been identified on the parcel. TRANSPORTATION The site is served by the existing road network, including Ross Street and Conway Street, with direct access to Route 7 (Berryville Avenue) and the southbound interchange ramps of I-81 located less than 500 feet away. Traffic impacts are minimal due to the small scale of the proposed use. Based on the ITE Trip Generation Manual, Land Use Code 311 (All-Suites Hotel), projected site-generated trips for a 12-unit extended-stay hotel are: Daily Trips: 75 trips/day AM Peak Hour: 6 trips PM Peak Hour: 7 trips Given these low volumes and the proximity to major roadways, no transportation improvements are anticipated or required. 700 Ross St. Impact Analysis Statement November 26, 2025 Page 4 of 4 UTILITIES The City of Winchester will provide both water and sanitary sewer service via existing 8-inch mains located within Ross Street. Adequate capacity is anticipated, and final flow calculations and service confirmations will be provided with the site plan. 8” Existing Water 8” Existing Sanitary SITE DRAINAGE Existing drainage patterns will remain largely unchanged. Stormwater management facilities and Best Management Practices (BMPs) will be designed in accordance with County, State, and Federal stormwater regulations. Erosion and sediment controls will mitigate potential short-term impacts during construction. Any permanent stormwater facilities will be sized to meet regulatory requirements. SOLID WASTE DISPOSAL The project will not generate a significant increase in solid waste. Private haulers will collect refuse and transport it to the Frederick County landfill. Waste disposal services may be coordinated with the existing Hampton Inn to maximize efficiency. HISTORICAL SITES AND STRUCTURES The Eastern Frederick Land Use Plan identifies no historically significant structures or features on the subject property. The proposed redevelopment will not adversely impact any known historical or cultural resources.