HomeMy WebLinkAbout03-07 Impact Analysis�1
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M
EASY LIVING
COMMERCIAL C ENTER
Stonewall Magisterial District
Frederick County, Virginia
TM 44- ((1)) -B, 4413- ((1))-2, 44B- ((1)) -3
44B- ((1)) -3A 4413-((1))-4 44B- ((1)) -6
September 15, 2006
Revised March 21, 2007
Current Owners: Easy Living Associates
Jacob H. Yost, Manager
Contact Person: Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540 - 662 -4185
File #0633 Impact StatemenUEAW
Greenway Engineering September 15, 2006 ey Living Commercial Center Rezoning
Revised March 21, 2007
EASY LIVING COMMERCIAL CENTER REZONING
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 19.02± -acre subject property owned by Easy Living Associates,
and identified as Tax Map Parcels 44- ((l)) -B, 44B- ((1)) -2, 44B- ((1)) -3, 44B- ((1)) -3A, 44B-
((1))-4 and 44B- ((1)) -6. The subject property is located on the west side of Martinsburg Pike
(U.S. Route 11), approximately 600 feet north of the Martinsburg Pike /Old Charles Town
Road (Route 761) intersection. The Applicant proposes to rezone the 19.02± -acre subject
property from RA, Rural Areas District to B -2, Business General District and B -3, Industrial
Transition to allow for the development of business, retail and small office land use.
Basic information
Location: Fronting on the west side of Martinsburg Pike (U.S.
Route 11), approximately 600 feet north of the
Martinsburg Pike /Old Charles Town Road (Route 761)
intersection.
Magisterial District:
Stonewall
Property ID Numbers:
44- ((1)) -B, 44B- ((1)) -2, 44B- ((1)) -3, 44B- ((1)) -3A,
44B- ((1)) -4 and 44B- ((1)) -6.
Current Zoning:
RA, Rural Areas District
Current Use:
Residential and Unimproved
Proposed Use:
Commercial land use
Proposed Zoning:
B -2, Business General District (4.02t acres)
B -3, Industrial Transition (15.0± acres)
Total rezoning area:
19.02± -acres
Proposed build -out
120,000 maximum square feet commercial
File #0633 Impact Statement/EAW 2
Greenway Engineering September 15, 2006
Revised March 21, 2007
COMPREHENSIVE PLAN
Urban Development Area
.y Living Commercial Center Rezoning
The 19.02± -acre subject property is currently located outside of the Urban Development
Area (UDA); however, expansion of the UDA to accommodate the proposed commercial
land uses is not necessary for this rezoning application.
Sewer and Water Service Area
The 19.02± -acre subject property is currently located within the Sewer and Water Service - -
Area (SWSA); therefore, expansion of the SWSA is not necessary for this rezoning
application.
Northeast Land Use Plan
The 19.02± -acre subject property is a component of the Northeast Land Use Plan. This land
use plan recommends the development of business and commercial land uses along the
Martinsburg Pike (Route 11) corridor. The Planning Department staff has advised the
applicant that the development of business and commercial land use on the subject property
would be in conformance with the Comprehensive Policy Plan. The Northeast Land Use
Plan identifies existing residences adjacent to the subject property as developmentally
sensitive areas (DSA). The Applicant's proffer statement provides for the preservation of
existing dense vegetation supplemented with evergreen tree plantings and significantly limits
business sign height and area to mitigate potential impacts to the existing adjacent residences.
SUITABILITY OF THE SITE
Access
The 19.02± -acre subject property is located on the west side of Martinsburg Pike (U.S. Route
11), approximately 600 feet north of the Martinsburg Pike /Old Charles Town Road (Route
761) intersection. Access to the property will be accomplished through the development of a
primary commercial street system serving the B -2 District and the B -3 District acreage, as
well as a commercial entrance serving the B -2 District acreage that is located 300 feet south
of the primary commercial street system. The existing private access drive serving the Easy
Living Mobile Home Park is proposed to be relocated to connect to the primary commercial
street system within the commercial center. The proffered Generalized Development Plan
identifies the proposed transportation plan for this project and the existing Easy Living
Mobile Home Park.
File #0633 LmpacL Statement/EAW
Greenway Engineering 0
Flood Plains
September U, 2006 Qy Living Commercial Center Rezoning
Revised March 21, 2007
The 19.02± -acre subject property does not contain areas of floodplain and is classified as a
Category C — Area of Minimal Flooding as demonstrated on FEMA NFIP Maps #510063 -
0105-B and #510063-011013 and on the Frederick County GIS Database.
Wetlands
The 19.02± -acre subject property does not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map information from the Frederick County GIS
Database. The Applicant will conduct a wetlands analysis for the subject property to
determine if any wetlands are present. The findings from this analysis will be included as
information on the Master Development Plan subsequent to rezoning approval.
Soil Types
The 19.02± -acre subject property contains two soil types as demonstrated by the Soil Survey
of Frederick County, Virginia and the Frederick County GIS Database. The following soil
types are present on site:
14B Frederick - Poplimento Loams 2 -7 % slope
14C Frederick - Poplimento Loams 7 -15% slope
17C Frederick- Poplimento Loams, rock outcrop complex 2 -15% slope
39B Swimley Silt Loams 2 -7% slope
Table 5 on page 123 of the Soil Survey of Frederick County, Virginia identifies these soil
types as prime farmland soils. The soils types on this property are suitable for commercial
development and have moderate shrink -swell potential. Karst geology is present in this area
of the County; therefore, geotechnical analysis will be conducted during the development of
infrastructure on the subject property.
Other Environmental Features
The 19.02± -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.
There are no environmental features present that create development constraints for the
proposed commercial center.
SURROUNDING PROPERTIES
Adjoining property zoning and present us
North: M -1, Light Industrial District
RA, Rural Areas District
Use: Unimproved
Residential and Unimproved
File #0633 Impact Statemem/EA W 4
Greenway Engineering September 15, 2006 O y Living Commercial Center Rezoning
Revised March 21, 2007
South: RA, Rural Areas District Use: Residential and Unimproved
MH -1, Mobile Home Community District Easy Living Mobile Home Park
East: RA, Rural Areas District Use: Residential and Unimproved
M -1, Light Industrial District Allied Wood Products
West: RA, Rural Areas District Use: Residential and Unimproved
MH -1, Mobile Home Community District Easy Living Mobile Home Park
TRANSPORTATION
A traffic impact analysis (TIA) has been prepared for the rezoning application by PHR &A
dated May 11, 2006. The TIA models the 19.02± -acre site at two driveway intersection
points on Martinsburg Pike (U.S. Route 11) and at the intersection of Martinsburg Pike and
Old Charles Town Road (Route 761). The TIA provides information pertaining to existing
lane geometry and levels of service at these intersections, accounts for background traffic
associated with the Stephenson Village Residential Planned Community and the Adams
Commercial Center along with a 4% average annual traffic increase on Martinsburg Pike and
Old Charles Town Road, and accounts for a mix of commercial development on the 19.02± -
acre site including office, retail, fast food with drive - through service and convenience store
with gasoline pumps.
The TIA build -out analysis for lane geometry and levels of service demonstrates fairly high
traffic volumes during the AM and PM peak hours at the two driveway intersection points for
the subject property, as well as at the intersection of Martinsburg Pike and Old Charles Town
Road. The suggested improvements in the TIA recommend traffic signalization at the
northern site driveway, which is the primary entrance to the commercial center, as well as
traffic signalization and the development of separate right and left turn lanes on Old Charles
Town Road at the Martinsburg Pike _ intersection. Rezoning Application #06 -03 for
Stephenson Village proffered to develop off -site transportation improvements that include
traffic signalization at the Old Charles Town Road /Martinsburg Pike intersection and turn
lanes on Old Charles Town Road and on Martinsburg Pike. Greenway Engineering has
prepared a Public Improvement Plan for these off -site transportation improvements and
construction is anticipated to begin in calendar year 2007.
The Applicants have incorporated a transportation enhancements section within their proffer
statement to mitigate the potential traffic impacts associated with this rezoning application.
These proffered enhancements include the execution of a signalization agreement with
VDOT to fully fund a traffic signal at the intersection of the primary site entrance and
Martinsburg Pike, a dedication of land to VDOT for the future widening of Martinsburg Pike
along the entire frontage of the subject property, the construction of an additional 12 -foot
travel lane onto Martinsburg Pike along the entire frontage of the subject property, access
management controls, the development of a 10 -foot asphalt bicycle and pedestrian trail, and a
monetary contribution for right -of -way acquisition, engineering or construction for
File #0633 Impact Stalemem /EAW 5
Greenway Engineering 1 0 September 15, 2006 l0 y Living Commercial Center Rezoning
Revised March 21, 2007
intersection improvements at the Martinsburg Pike intersection with Hopewell Road (Route
672) and Brucetown Road (Route 672). The transportation enhancements proffered by the
Applicants allows for the development of the Easy Living Commercial Center while
maintaining acceptable levels of service at the subject property and along Martinsburg Pike;
therefore, the potential transportation impacts associated with this development will be
adequately mitigated.
SEWAGE CONVEYANCE AND TREATMENT
The 19.02± -acre subject property is located within the Route 11 North Sewer and Water
Service Area (SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to
the Winchester and Western Railroad that is located approximately 1,000 feet to the west of
the subject property. The Applicants are the owners of the adjacent Easy Living Mobile
Home Park; therefore, the proposed commercial center can be connected to the 8" sanitary
sewer force main.
Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA)
has determined that 500 gallons /day per acre is a reasonable guide for estimating the sewer
impact for this commercial and industrial transition site.
Q = 500 gallons /day /acre
Q = 500 gpd x 19.02 acres
Q = 9,510 gpd
The proposed commercial center is estimated to add 9,510 gallons per day to the public
sewage conveyance system and the Opequon Wastewater Treatment Plant (OWTP). A pump
station will be designed and constructed by the Applicants with adequate capacity to direct
effluent to the 8" sanitary sewer force main. The design capacity of the treatment plant is 8.4
million gallons per day, of which approximately 6.4 is currently being utilized. The total
build -out of the proffered commercial land uses would require approximately 0.47 percent of
the available capacity at the Opequon Wastewater Treatment Plant; therefore, adequate
capacity is available for this development.
WATER SUPPLY
The 19.02± -acre subject property is located within the Route 11 North Sewer and Water
Service Area (SWSA). There is an existing 10" water main located on the east side of
Martinsburg Pike (Route 11) and a newly constructed 20" water main adjacent to the
Winchester and Western Railroad that is located approximately 1,000 feet to the west of the
subject property. The Applicants are the owners of the adjacent Easy Living Mobile Home
Park; therefore, the proposed commercial center can be connected to the 20" water main.
File #0633 Impact SlalemendEAW 6
Greenway Engineering September 15, 2006 Osy Living Commercial Center Rezoning
Revised Mach 21, 2007
Based on existing water consumption patterns, Frederick County Sanitation Authority
(FCSA) has determined that 1,000 gallons /day per acre quantity is reasonable to consider for
the water impact analysis for this commercial and industrial transition site.
Q = 1000 gallons /day /acre
Q = 1000gpd X 19.02 acres
Q = 19,020 gpd
The proposed uses will utilize an estimated 17,580 gallons of water per day. The Northern
Water Treatment Plant provides 2.0 MGD of potable water from the Global Chemstone
Quarry as one of the water sources contributing to the new 20 -inch water main. The projected
water usage for the build -out of the proffered commercial land uses would require
approximately 0.95 percent of the available water source; therefore, adequate capacity is
available for this development.
SITE DRAINAGE
The topographic relief on 19.02± -acre subject property generally follows a south to north
pattern, which directs drainage through a Swale in the central portion of tax map parcel 446-
((1))-6. Drainage from the subject site flows to a man -made impoundment on the adjoining
industrial property, which goes under Martinsburg Pike (U.S. Route 11) to Hot Run. The
development of the 19.02± -acre area to create commercial land uses will increase the
impervious area of the property and will increase the amount and rate of storm water flow.
The development of a regional storm water management facility for the 19.02± -acre property
will be delineated on the Master Development Plan for the Easy Living Commercial Center
and will be designed in conjunction with the first development plan for this site. The
regional storm water management facility will be designed to ensure that storm water
drainage impacts to the adjoining property are mitigated.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities can be projected from an average annual
commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil
Engineering Reference Manual, 4 th edition). The following figures show the increase in
average annual volume based on a maximum development of 120,000 square -feet of
commercial land use:
AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial
AAV = 5.4 cu. yd. x t20 (1,000 sq. ft.)
AAV = 648 cu. yd. at build -out, or 453.6 tons /yr at build -out
I
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. The maximum development of the commercial center
File #0633 Impact StatemenVEAW 7
Greenway Engineering • September 15, 2006 *y Living Commercial Center Rezoning
Revised March 21, 2007
will generate approximately 450 tons of solid waste annually on average. This represents a
0.22% increase in the annual solid waste received by the Municipal Solid Waste area of the
Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by
the Easy Living Commercial Center will be routed to the Regional Landfill by a commercial
waste hauler; therefore, the County will receive tipping fees associated with this land use to
mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid
waste impacts associated with this proposal.
HISTORICAL SITES AND STRUCTURES
The 19.02± -acre subject property does not contain any structures that are deemed to be
historically significant. The Frederick County Rural Landmarks Survey identifies one
property to the north and one property to the southwest that contain structures that are
potentially eligible for the state and national register of historic places. These sites are
identified as Kenilworth ( #34 -113) to the north and Woodburn ( #34 -102) to the southwest.
Both properties are located approximately 3 /4 -mile from the 19.02± -acre subject property and
the potentially significant structures are not visible; therefore, the development of this
property will not negatively impact these structures or their viewshed. The entire 17.58± -
acre subject property is located within the identified core battlefield area of Second
Winchester — Stephensons Depot. The National Park Service Study of Civil War Sites in the
Shenandoah Valley identifies this portion of the core battlefield area as "lost integrity" due to
the extensive amount of development that has occurred over time. The undeveloped portion
of the subject property is surrounded by residential land use including single - family detached
dwellings and mobile homes; therefore, the development of commercial land use on the
property will not compromise the integrity of this portion of the core battlefield area.
OTHERIMPACTS
The rezoning and commercial development of the 19.02± -acre subject property is not
anticipated to negatively impact County services; however, it is recognized that the
development of a commercial center has the potential of increased service demands on the
Clearbrook Volunteer Fire and Rescue Company. The Applicant's Proffer Statement
provides a monetary contribution of $12,000.00 for the potential fire and rescue service
demands associated with this project. This monetary contribution directs $6,000.00 to the
Clearbrook Volunteer Fire and Rescue Company and $6,000.00 to Frederick County for
general fire and rescue services. No additional impacts to County capital facilities or services
are anticipated by this commercial center development.
File #0633 Impact Statement/EAW 8
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