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HomeMy WebLinkAbout05-07 Impact AnalysisAdmiral BBB w dCenter Frederick County, Virginia Shawnee Magisterial District Tax Map Parcel 64 -((A)) -401 11.4 Acres (To Be Rezoned) Total Site Area 23.5049 Acres April 30, 2007 Owner: Michael J. Bermel 10550 Marbury Road Oakton, VA 22124 Prepared By: Stowe Engineering, PLC 220 Serviceberry Court Stephens City, VA 22655 Contact Person: Tim Stowe • 540 -336 -0656 April 30, 2007 • Admiral Byrd Center • • l J Introduction The purpose of this Impact Analysis Statement is to assess the impacts that may result from the proffered rezoning of a portion of the 23.50 +/- acres, tax parcel 64 ((A)) 401, owned by Michael J. Bermel. The applicant is petitioning the Frederick County Board of Supervisors to rezone 11.4 + /- acres of the tract from its current zoning of M -1 (Light industrial District) to B -2 (Business - General District). This rezoning is being requested to allow the development of the Admiral Byrd Center, a project that will provide convenient support services to employees and visitors of the Winchester Regional Airport and other businesses in the airport area. This site is located within the county's Sewer and Water Service Area (SWSA) and within the approved Airport Business Center Master Development Plan. Benefits of Rezoning Approval By approving the requested rezoning, Fredrick County will recognize the following benefits: 1. Measures aimed at supporting Frederick County's economic development efforts by creating a positive first impression to visitors arriving at the Winchester Regional Airport. These measures include enhanced landscaping areas along Airport Road and high standards on the architectural building materials that will be used. 2. The project will help the regions economic development activities by making a positive first impression for business travelers. 3. The developer of Admiral Byrd Center is aware of the county's limited supply of land zoned M -1, light Industrial. Therefore a limit has been placed on the uses in this rezoning area so that at least 60% of the uses will be those allowed in both M- 1 and B -2. 4. Convenient support services will be developed to serve the airport, its surrounding businesses, and visitors, thereby reducing the vehicular trips to service destinations outside of the airport community area. Stowe Engineering, PLC Page 2 i T Y .• t I E z.,r.u+ ' as it I ti 0 d. ' I - h •� A � t � � I 1 ! rn LO c n _ I ♦ / f � i �,. _f _ o� Rte.. ` *'4..y. �. YKx t �.•. j'! � � � n m 9 O Z- 0100 n v m rt m y O W � IM 9 It f JIJ $m < I 4 ti l V 'ti' 3�� fen IN I vIc I IQ \ d/ ° m I O rd .; $� a .. �� � � I v L " ' ✓ "� �` � ' ` _ o En Al � �r •off' �, /// 4 > A 2 �TIMti 2ON1 April 30, 2007 Admiral Byrd Center • Parcel Information Location: South side of Airport Road directly across Airport Road from the Winchester Regional Airport terminal building. Magisterial District: Shawnee District Property ID Number: 64 -A -401 Current Zoning: M -1 Light Industrial Current Use: Unimproved Proposed Zoning: B -2 Business, General District on 11.4 acres of 23.50 acres Proposed Use: Commercial (Retail service and Office) Total Rezoning Area: 11.4 acres • Approved MDP: Airport Business Center • Stowe Engineering, PLC Page 3 April 30, 2007 • Comprehensive Plan • Admiral Byrd Center The Frederick County Board of Supervisors adopted the 2003 Comprehensive Policy Plan on January 8, 2004. The Eastern Frederick County Long Range Land Use Plan contained in that document shows the subject site with an industrial land use designation. A significant portion of the plan is dedicated to future land uses in three primary business corridors. The subject parcel is located in the Route 50 East Business Corridor and is shown on the Route 50 East Future Land Use and Present Zoning Map as being surrounded by areas of proposed office /industrial and proposed business /office land uses. The subject parcel also lies within the designated Airport Support Area, an area where business and industrial uses are slated to be the primary uses. Issues of stormwater management, transportation, landscaping and signage have been identified as key elements of development in the Route 50 East Business Corridor. The applicant has proffered conditions that demonstrate the property will be developed in a fashion that addresses these and other items, and is in conformance with the Comprehensive Policy Plan. Site Suitability 100 Year Flood Plains This site is located within Flood Zone "C" (Areas of Minimal Flooding) as shown on Flood Insurance Rate Map of Frederick County, Virginia, community Panel Number 510063 0115 B, Effective: July 17, 1978. Wetlands Based on US Fish and Wildlife Service's National Wetlands Inventory, there are no mapped wetlands located on this site. If needed, a more detailed review and study will be performed on the site prior to site plan development. Stowe Engineering, PLC Page 4 u a a u 0 eo w0 zu u� zGo) W� LLj U O O I; N r � z V H z 0 N w Con a w April 30. 2007 Admiral Byrd Center • �J • Steep slopes Based upon the contour mapping contained on the Frederick County, VA online mapping, there are no slopes steeper than 15% on this property. Mature Woodlands Based upon visual inspection and the US Department of Agriculture Soil Conservation Service data, there are no areas of mature woodlands on the property. Soil Types Based upon the US Department of Agriculture Soil Conservation Service data, map 42, the following soil types exist on this tract: 9B — Clearbrook channery silt loam, 2 to 7 percent 41C — Weikcrt -Berks channery silt loams, 7 to 15 percent The Clearbrook channery silt loam is located throughout the majority of the property with the exception of the northeast corner where the Weikert-Berks channery silt loam is present. Wetness and depth to rock are properties that should be monitored during development. These soil properties are consistent with those developed areas in the vicinity of this property. Stowe Engineering, PLC Page 5 • i L 0 / n m `L Q / n n nn Q 0 © z x N N L 3 L m a _ L S s �a x s ° n cLEARe K 'L I I 4 N a � SOILS MAP STOWE ENGINEERING, PLC Admiral Byrd Center Frederick County, VA 220 Serviceberry Court Stephens City, VA 22655 Scale: 1" = 500' February 6, 2007 540.336.0656 April 30, 2007 0 • Surrounding Properties Adjoining property zoning and present use: North: Zoned M -1, Light Industrial Zoned B -2. Business — general district South: M -1 Light Industrial East: M -I Light Industrial West: M -I Light Industrial Transportation 0 Admiral Bvrd Center Use: Winchester Regional Airport Use: Pegasus Business Park Use: Vacant. general Warehouse /Office Use: Vacant Use: Warehouse The I L4 acre Admiral Byrd Center project will front on Airport Road (Route 645) and will be accessed from a main entrance on Airport Road and two secondary entrances on Admiral Byrd Drive: one at the east end of the project and the other at the west end. Airport Road in this area is currently three lanes wide with a shoulder and ditch on the side of the subject property. A Traffic Impact Analysis Study (TIA) has been prepared for the Admiral Byrd Center by Stowe Engineering, PLC, dated March 28, 2007 (revised from October 12. 2006) Which is included as a component of this Impact Analysis Statement. The TIA assumes a total build -out of 62,000 square feet of specialty retail, 158,000 square feet of general office building, and a convenience store with four fueling stations. The TIA provides a Level of Service analysis for the AM and PM peak hours as well as Average Daily Traffic volumes (ADT) for existing, background, and build -out conditions for the project. The TIA studies existing intersections with Route 522 and Route 50. The TIA also looks at the capacity of the round -a -bout at the intersection of Airport Road and Victory Drive. The improvements proffered by the Russell 150 project were considered in the evaluation of the intersection of Route 522 and Airport Road, resulting in acceptable levels of Stowe GnDneering, PLC Page 6 0 0 0 0 0 ZONING MAP Admiral Byrd Center Frederick County, VA Scale: 1: = 500' February 6, 2007 STOWE ENGINEERING, PLC 220 Serviceberry Court Stephens City, VA 22655 540.336.0656 April 30, 2007 Admiral Byrd Center service. However, the intersection of Victory Drive and Millwood Pike (Route 50) reported a level of service F without a traffic signal, and a level of service C with a traffic signal. Therefore the developer has proffered to participate in the cost of a traffic signal at this location. Walkways /sidewalks will be incorporated into the site to facilitate pedestrian movements internal to the property with provisions for future external extensions. Sewage Conveyance and Treatment The Admiral Byrd Center project will be designed to ensure that all structures are served by the existing public sewer system in the Airport Business Center. All wastewater flowing from the project will be conveyed to an 8" sanitary sewer line located on the property. The wastewater collection system in the vicinity of the project is owned and operated by the Frederick County Sanitation Authority. Wasterwater collected from this property will be conveyed via FCSA lines to the Parkins Mill Wastewater Treatment Plant. The plant's current hydraulic capacity is 2.0 MGD (million gallons per day). However, approvals have been given to expand the plant to 5.0 MGD with construction to be completed in 2010. The impact of this rezoning will result in a marginal increase in the wastewater flows that will be generated. The figures below represent the flows that are anticipated from this project at total build -out. Q = 0.20 GPD per net square foot Q = 0.20 X 189,500 net square feet Q = 37,910 GPD projected at total commercial build -out Note: net sq ft calculated as 85% of gross sq ft. All wastewater infrastructure will be designed to meet the standards and specifications of the Frederick County Sanitation Authority. • Stowe Engineering, PLC Page 7 April 30, 2007 0 • Water Supply • Admiral Byrd Center The Admiral Byrd Center project will be designed to ensure that all structures are served by the existing public water system in the Airport Business Center. All buildings will be served from the 8" water main that encircles the property. The water system in the vicinity of the project is owned and operated by the Frederick County Sanitation Authority. Water distributed to this property will be provided via FCSA lines from the James H. Diehl Filtration Plant currently treats 4.0 MGD with capacity to treat up to 6.0 MGD. The impact of this rezoning will result in a marginal increase in the water usage that will be consumed. The figures below represent the flows that are anticipated from this project at total build -out. Q = 300 GPD per 1,000 net square foot Q = 200 X 189,500/1,000 net square feet Q = 56,850 GPD projected at total commercial build -out Note: net sq ft calculated as 85% of gross sq ft. All water infrastructure will be designed to meet the standards and specifications of the Frederick County Sanitation Authority. Drainage The primary drainage feature for the 11.4 acre rezoning area is the existing storm drainage system that the site currently drains to. This drainage system, located along Airport Road, will convey site runoff via a natural drainage way to a regional Storm Water Management Facility, and ultimately discharged into Buffalo Lick Run. Pi Stowe Engineering, PLC Page 8 April 30, 2007 0 • Solid Waste Disposal Facilities • Admiral Byrd Center Commercial collection of solid waste from the Admiral Byrd Center project is planned. The impact of this project to the Frederick county solid waste disposal facilities has been projected based on an annual landfill consumption rate of 5.4 cubic yards per 1000 sq ft of structural floor area for businesses (Civil Engineering Reference Manual, 6' edition). The following figures show the increase in average annual volume based on the planned 223,000 sq ft of gross floor area. AV ° 5.4 Cu Yd per 1,000 sq. ft. AV = 5.4 Cu. Yd X 223 (1,000 sq ft) AV = 1205 Cu. Yd. at commercial build -out (= 844 tons) The Municipal Solid Waste area of the Regional Landfill has a current remaining volume of 13,100,000 cubic yards of air space. The Municipal Solid Waste area of the Regional Landfill currently receives on average 200,000 tons of solid waste per year. This project represents a 0.6% increase in the waste flow to the regional landfill. Since private haulers will be used to transport the solid waste to the landfill, a tipping fee will be received to offset the impact of this additional waste. Historic Sites and Structures According to information obtained from the National Register of Historic Places and the Virginia Division of Historic Resources websites, there are no historic sites or structures on the parcel to be rezoned or on adjacent parcels. Impact on Community Facilities Educational Facilities The Admiral Byrd Center project does not have an impact on the educational facilities is since there are no housing units in the project. Stowe Engineering, PLC Page 9 • • • April 30, 2007 0 Police Protection • Admiral Byrd Center The Admiral Byrd Center project will be provided police protection by the Frederick County Sherriffs office. While this area is currently patrolled by the Sherriffs deputies, it is recognized that additional patrols may be needed upon full build -out of this project. Fire and Rescue Protection The Admiral Byrd Center project is located about 1.5 miles from the Millwood Station Fire and Rescue Company. This proximity should allow for adequate response times. Additionally, the existing public streets around three sides of the site, and the planned access to the rear of the site, will provide emergency access to all parts of the project. The existing fire hydrants surrounding the property will provide fire flow as needed. Parks and Recreation No impact to the parks and recreation facilities is anticipated. Solid Waste Disposal As previously described, it is estimated that this project will generate 1.205 cubic yards of solid waste annually. This waste will be transferred to the Regional Landfill by private haulers, who will pay a tipping fee to offset this impact. Other Government Activities No other impacts are anticipated. Stowe Engineering, PLC Page 10