The URL can be used to link to this page

Home My WebLink About02-26 Impact Analysis Statement IMPACT ANALYSIS STATEMENT PLASTERS HVAC COMMONWEALTH BUSINESS CENTER – LOT 5 Back Creek Magisterial District Frederick County, Virginia TM 75-A-91E January 16, 2026 Current Owner: Winchester Real Estate, LLC Contact Person: Marisa Whitacre, Planning Manager Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering January 16, 2026 Plasters HVAC Rezoning File #2530MR Impact Statement/MMW 2 PLASTRS HVAC IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 1.21±-acre subject property currently owned by Winchester Real Estate, LLC, and identified as Tax Map Parcel 75-A-91E. The subject property is located in the Commonwealth Business Center (Lot 5) on the north side of Commonwealth Court (Rt. 1167). Tax Map Parcel 75-A-91E is currently zoned B-2, Business General District and is developed as an office facility with showroom and construction contractor storage area. Get Plastered, LLC (the Applicant) proposes to rezone the 1.21±-acre subject property to B-3, Industrial Transition District with proffers to utilize the existing facility as HVAC Repair use. Basic information Location: Fronting on the north side of Commonwealth Court (Rt. 1167), approximately 500’ east of Valley Pike (US Route 11 South). Magisterial District: Back Creek District Property ID Numbers: 75-A-91E Current Zoning: B-2, Business General District with Proffers Current Use: Office and Construction Contractor Storage Facility Proposed Zoning: B-3, Industrial Transition District Proposed Use: HVAC Repair Total Rezoning Area: 1.21±-acres with Proffers for the Subject Property Greenway Engineering January 16, 2026 Plasters HVAC Rezoning File #2530MR Impact Statement/MMW 3 COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial and institutional land use development is encouraged in the County. The 1.21±-acre subject property is currently located within the UDA; therefore, expansion of the UDA boundary to accommodate the proposed development of the HVAC Repair facility use is not required for this rezoning application. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally consistent with the UDA but also extends outside of the UDA to accommodate areas of the County in which commercial and industrial land use development is only desired. The 1.21±-acre subject property is currently located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the proposed development of HVAC Repair use is not required for this rezoning application. Comprehensive Plan Conformity The 1.21±-acre subject property is located in the UDA and the SWSA and is within the study area boundary of the Southern Frederick Land Use Plan, which was adopted by the Board of Supervisors on January 10, 2024. The Southern Frederick Land Use Plan is a large-area plan that identifies land uses, transportation networks, and other matters that are recommended for consideration for future land use and development within this geographic area of the County. The 1.21±-acre subject property is identified for business land use; therefore, the proposed B- 3, Industrial Transition District rezoning is in conformance with the Comprehensive Policy Plan. SUITABILITY OF THE SITE Access The 1.21±-acre subject property is located on the north side of Commonwealth Court (Rt. 1167), approximately 500 feet east of Valley Pike (U.S. Route 11 South). Access to the subject property is accommodated from existing commercial entrances along Commonwealth Court. Therefore, the proposed development of the HVAC Repair facility use will not require new entrances to be constructed for access to the subject property. Flood Plains The 1.21±-acre subject property does not contain areas of floodplain as demonstrated on FEMA NFIP Map #51069C0214D, Effective Date January 29, 2021; as well as information from the Frederick County GIS Database. Greenway Engineering January 16, 2026 Plasters HVAC Rezoning File #2530MR Impact Statement/MMW 4 Wetlands The 1.21±-acre subject property does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information from the Frederick County GIS Database. Soil Types The 1.21±-acre subject property contains one soil type as demonstrated by the Soil Survey of Frederick County, Virginia and the Frederick County GIS Database. The following soil type is present on site: 6C Carbo-Oaklet Silt Loams, Very Rocky 2-15% slope The Carbo-Oaklet Silt Loam is not identified as a prime agricultural soil and has high shrink/swell properties. The subject property is currently developed as an office facility with construction contractor storage area and will not require expansion to accommodate the HVAC Repair use. Other Environmental Features The 1.21±-acre subject property does not contain areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. The subject property is located in the geographic portion of the County that is underlain by karst geology. However, the subject property is currently developed as an office facility with construction contractor storage area and will not require expansion to accommodate the HVAC Repair use. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: M-2, Industrial General District Use: H.P. Hood B-2, Business General District South: B-2, Business General District Use: Camping World B-3, Industrial Transition District Car Quest Distribution East: B-3, Industrial Transition District Use: Ultimate Automotive Group West: B-3, Industrial Transition District Use: Unimproved TRANSPORTATION Greenway Engineering January 16, 2026 Plasters HVAC Rezoning File #2530MR Impact Statement/MMW 5 The 1.21±-acre subject property is currently improved as an office, showroom and storage facility with existing commercial entrance access from Commonwealth Court (Rt. 1167). The rezoning of the subject property from the B-2, Business General District to the B-3, Industrial Transition District, is intended to allow for the existing facility to be utilized as a HVAC Repair use. The Applicant (Get Plastered, LLC) will utilize the property for HVAC Repair services, hours of operation are from 8am to 5 pm, Monday through Saturday. Greenway Engineering met with the County Transportation Planning Director to discuss the intended use of the property; as well as other potential land uses that could occur within the B-3, Industrial Transition District. Greenway Engineering has conducted a comparative analysis of land uses within the B-3 District that are otherwise not permitted in the B-2 District and does not believe that these land uses would impact the existing transportation network. The property was originally zoned B-3 and was rezone to B-2 in 2016, the property will be returning to the original zoning and should not have cause additional traffic impacts. Commonwealth Court (Rt. 1167) is a state maintained road with separated right and left turn lanes at a signalized intersection with Valley Pike (US Route 11). The existing transportation network provides adequate storage capacity at the intersection and allows for protected left turn movements for traffic on Valley Pike and Commonwealth Court. SEWAGE CONVEYANCE AND TREATMENT As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service within this area of the County. Sewage flow generated by commercial development of the 1.21± acre site is projected to total 1,190 gallons per day. WATER SUPPLY As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service within this area of the County. Water demand generated by commercial development of the 1.21± acre site is projected to total 1,190 gallons per day. SITE DRAINAGE The topographic relief on the 1.21±-acre subject property generally follows a south to north pattern, which directs drainage from the front of the rear. The approved site development plan for the subject site was designed to direct stormwater to the west and then drain to a facility in the northwest corner of the subject property. The subject property is currently developed as an office facility with showroom and construction contractor storage area and will not require expansion of the stormwater management facility to accommodate the Greenway Engineering January 16, 2026 Plasters HVAC Rezoning File #2530MR Impact Statement/MMW 6 HVAC Repair use. Therefore, site drainage and stormwater management impacts to adjoining properties and the community have been mitigated. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify structures deemed to be historically significant on the 1.21±-acre subject property, nor does the survey identify properties within proximity of this site that are deemed potentially significant. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies t he 1.21±-acre subject property as being located within the proximity of the Second Kernstown study area boundary; however, the subject property is located outside of the defined core battlefield area and is also defined as having lost integrity due to existing development patterns. Therefore, the proposed HVAC Repair use will not create negative impacts associated with historic resources.